HomeMy WebLinkAbout11-Planning
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CITY OF SAN BERNARDINO -
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REQUEST FOR COUNCIL ACTION
Frank A. Schuma
From: Planning Director
Dept: Planning
Oats: February 6, 1985
Subject:
Appeal of
Conditional Use Permit No. 84-71 and
Parcel Map No. 8991.
Mayor and Council Meeting of
February 18, 1985, 2:DO a.m.
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on January 22, 1985, the following
action was taken:
The applications for Parcel Map No. 899l and Conditional Use Permit No. 84-71
were approved subject to the conditions and standard requirements contained in
the staff report dated January 22, 1985, with one added condition.
Vote: 6-1,2 absent.
The Negative Declaration for environmental review was also approved.
Recommended motion:
That the hearing on the appeal be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
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Signature Frank A. Schuma
Ward:
383-5057
5
Contact person: Frank A. Schuma
Supporting data attached: Yes, Staff Report
Phone:
FUNDING REQUIREMENTS:
Amount:
Source:
Finance:
Council Notes:
7~.r'I?62
Agenda Item No, /~
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January 31,1985
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The Honorable Mayor and Common Council
City of San Bernardino
City Hall
300 North "Oil Street
San Bernardino, CA 92401
Dear Mayor and Common Council:
I wish to appeal the decision made by the San Bernardino City Planning
Commission on January 22. 1985 regarding Tract No. 12896 and conditional use
permit No. 84-66 and Tract No. 8991 and conditional use permit No. 84-71 on the
basis of lack of school facilities.
The local elementary and Junior High schools in the area are at or near capacity
and there is no property and money allocation in the immediate area (i,e.,
tracts referenced above) for future schools. There is currently a lot of
building being done and already approved for this area. Furthermore, the San
Bernardino Unified City School district is currently working out a school
requirement plan.
I request a delay of any additional building approvals on area properties until
the school plan has been completed and reviewed, Additionally, I request a
traffic study be performed with regard to crosswalks and child safety.
I would like to have this item placed on the agenda for the next City Council
meeting, or as soon as possible.
Sincerely,
C-~~~
, James K, Powers
· 1805 Cl ems on Street
San Bernardino, CA 92407
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cc: Gordon Quiel, Councilman
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January 31, 1985
Honorable Mayor and City Council
300 N. "D" Street
San Bernardino, California
Dear Sirs:
I, hereby, appeal the decision of the Planning Commission for
Tentative Tract No. 8991 and Conditional Use Permit No. 84-71,
which would permit a 120 unit apartment planned residential
development located at the northwest corner of Kendall Drive
and University Parkway.
The appeal is directed toward the requested number of units,
number of pads, placement of pads, streets and grading.
I request this item be scheduled at 7: 00 p.m'. due to the fact
that several residents in the area would like to, attend and
would be unable to attend a daytime meeting becaUse of work.
Sincerely,
(/oll X /f(;W~
JoyL. Kolstad
1542 Indian Trail Drive
San Bernardino, California 92407
714 885-0221 or 714 887-5506
cc: Gordon Quiel, Councilman
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FEB 01 1985
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Civil Engineering
RECEIVED-CITY CLERK
'85 JAN 29 P3 :51
January 29, 1985
Honorable Mayor and City Council
300 N. "D" Street
San Bernardino, CA
Re: Appeal of Conditions CUP 84-71 and Parcel Map 8991
Dear Sirs:
On January 22, 1985 the Planning Commission conditionally approved Parcel
Map 8991 and Conditional Use Pennit 84-71. This project will alleM construction
of a 120 unit apartment project on 21.8 acres on Kendall Drive. We are in
disagreement with, and hereby appeal, Condition No.6 relating to unit size and
an additional condition added by the Planning Commission relating to the arch-
itectural design of three proposed buildings.
Condition No. 6 requires that our 606 square foot, one bedroan unit, be
increased to 700 square feet and that our 766 square foot two bedroan unit be
increased to 850 square feet. We can find no basis in ordinance nor justification
in the Planning Commission's findings to support this condition.
The condition added by the Planning canmission requires that we eliminate
four second story units fran each of three proposed buildings. Aga.in \-Ie find
no reasonable justification for this condition in the findings of the Plannin<>
CalIIIission. This condition would require extensive architectural redesign, and\o/OUld
considerably change the unit "mix" of the project. This condition would also
reduce the density of our project by 10% making it econanically unfeasible to \
proceed. Please note that our project as proposed is designed at 5.5 units per
acre which is considerably below the 8 - 14 units per acre allowed by the
general plan and below the 6 units per acre allowed by the zoning.
We hereby respectfully request that the City Council remove these conditions
fran our project and allow us to proceed.
\
Dennis Stafford
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JAN 29 1985
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647 North Main Street.. Suite 2A - Riverside, California 92501 - Ph. (714) 824-5307
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CITY OF SAN BERNARDINO JOO NORTW'D" STREET. SAN BERNARDINO, CALIFORNIA 92418
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W.R, "BOB" HOLCOMB
Mayor
Members of the Common Council
Robert A. Castaneda . . . . . . . . . First Ward
Jack ReUly. ............ .SeeondWard
Ralph Hernandez . . _ . . . . . . . . Third Ward
Steve Marks. . . . . . . . . . . . . Fourth Ward
Gordon Qu1el . . . . . . . . . . . . . Fifth Ward
DanF'8zl.'.........".... .SlxthW.rd
Jack Strickler . . . . . . . ... . . ..seventh Ward
January 29, 1985
Frontrunner Homes
1200 Quail Street, #270
Newport Beach. CA 92660
Dear Sir or Madame:
At the meeting of the Planning Commission on January 22, 1985, the
following action was taken:
The applications for Parcel Map No. 8991 and Conditional Use Permit
No. 84~71, to create two parcels and a remainder parcel from two in the
PRD-6U Planned Residential Development zone at six units per acre and to
permit a 120 unit apartment complex on approximately 24.5 acres located
at the northwest corner of Kendall Drive and University Parkway and
having a frontage of approximately l.5l4 feet on the north side of Kendall
Drive, were approved based upon findings of fact contained in the staff
report dated January 22. 1985 and subject to the conditions and standard
requirements listed therein, with the following additional condition:
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Conditions:
8. End units shall be reduced ,to single-story for those buildings
facing Kendall Drive. '
According to the San Bernardino Municipal Code, Chapter l8.28.l20., the
following applies to the fil~ngof a parcel map: (This provision would
also apply to the filing of a conditional use permit.)
"Any aggrieved person may, within ten days of receipt of written notice of
the decision, appeal in writing to the Mayor and Common Council."
If no appeal is filed pursuant to: the above provisions of the San Bernardino
Municipal Code, the action of the Commission shall be final.
SPectfullY,~~_,
RANK A. SCHUMA
Planning Director
cc:
cc:
Building and Safety Dept.
Engineering Division
Kendall Drive Investors
P.O. Box 3243
Orange, CA 92665
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From
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Planning Commission
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Planning Depart~
January 22, 1985
Parcel Map No. 8991 &
Conditional Use Permit No. 84-71
Date
Approved I tem No.8, Ward No. 5
bate
, OWNER:
Kendall Drive Investors
P.O. Box 3243 '
Orange, CA 92665
APPLICANT:
Frontrunner Homes
1200 Quail Street #270
Newport Beach, CA 92660
This item ,was continued from the Planning Commission Meeting of
January 8, 1985 pending Staff justification for the requested
increase to minimum unit size. ,.
Said justification ,is presently being prepared and will be
available at the Commission Meeting.
Respectfully submitted,
FRANK A. SCHUMA
Planning Director
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Principal Planner
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Planning Commission
Parcel Map No. 8991 &
Conditional Use Permit No. 84-71
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F'rom
Planning Depar~nt
January 22, 1985
Subject
Date
Approved
Item No.8, Ward No. 5
,Date
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The Planning Department's recommendation to increase the proposed unit size
for Unit A (one bedroom) from 606 square feet to 700 square feet and Unit
C (two bedroom) from 766 square feet to 850 square feet is predicated upon
the projects compatibility with the surrounding properties and neighborhood
including the San Bernardino State University.
The issue of compatibility through the conditional use permit process is
reflected within the required findings of fact as specified in the San
Bernardino Municipal Code Section 19.78.050 which reads as follows:
1. The proposed use conforms to the objectives of the City's General
Plan elements;
2. That the proposed use will not adversely affect the adjoining land
uses and the growth and development of the area in which it is pro-
posed to be located; ,
3. That the size and shape of the site proposed for the use is adequate
to allow the full development of the proposed use in a manner not de-
trimentall to the particular area nor to the peace, health, safety
and general welfare;
4. That the traffic generated by the proposed use will not impose an un-
due burden upon the streets and highways designed and improved to carry
the traffic in the area, and that adequate parking is provided;
5. That the granting of the conditional use permit under the conditions
imposed, if any, will not be detrimental to the peace, health, safety,
and general welfare of the citizens of the City of San Bernardino.
Findings 2 and 5 as listed above address the primary issue of compatibility
from which conditions of approval may be established as specified in San
Bernardino Municipal Code Section 19.78.060 which states:
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UThe Commission shall set forth such conditions as it deems
necessary and reasonable to protect the best interest of
-the surrounding property or neighborhood, and the General
Plan or the intent thereof."
In order to help determine the level of compatibility of the proposed 120
unit apartment complex to that of other recently approved apartment
complexes within the neighborhood, a survey of unit sizes, both existing
and proposed, was conducted with the following results:
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CITY ON THIE::;M;o'V~
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Parcel Map No. 8991 &
Conditional Use Permit No. 84-71
Page 2
CASE NO. OF ' UNIT SIZE (Sq. ft.)
REFERENCE lOCATI ON UNITS 1 BR 2 BR
CUP 84-53 Northeast corner of University 516 652 859-862
Parkway & 1-215 Freeway.
CUP 84-63 Northwest corner of Kendall 276 638 777 -864
Drive & Pine Avenue.
CUP 84-66 Northeast corner of University 312 680 830-982
Parkway & College Avenue.
CUP 84-78 South side of Kendall, east of 580 679 846-878
little Mountain.
RP 84-29 Northeast corner of Sheridan 20 800
Rd. & Devils Canyon Road.
RP 83-31 Northwest corner of Kendall 44 819
A review of the above survey indicates that those apartment units recently
approved for development ~thin 1984, range in size from 638 to 680 square
feet in area for one bedroom units with a low overall average of 654 square
feet, and 777 to 1,004 square feet for two bedroom units with a low overall
average of 822 square feet and a high average of 896.5 square feet. The
above referenced averages when compared to the applicants proposal of 606
square feet for the one bedroom and 766 square feet for the two bedroom
(Unit C) indicate a negative variation of approximately 48 square feet for
one bedroom units and 56 to 130 square feet for two bedroom units.
A survey of the single-family residences located to the south of the site
across Kendall Drive indicate an average unit size of 1,350 square feet
~thin Tentative Tract, Nos. 10642-l0644 and 10647.
I n vi ew of the lower unit si zes of the proposed apartment complex as com-
pared wi th si mi 1 ar comp1 exes approved si nce January 1984 withi n the nei gh-
borhood and the size of the single-family residences located to the south.
Respectfully submitted,
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FRANK A. SCHUMA
Planning Director
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DAVID ANDERSON
Principal Planner
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'C~ITY OF SAN Sf ~NODINO PLtQNIN( DEPARTMENTeJ
SUMMARY
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AGENDA ITEM
HEARING DATE
WARD
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1/8/85
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Parcel Map No. 8991 and
Conditional Use Permit No. 84-71
APPLICANT, Frontrunner Homes
1200 Quail St., #270
Newport Beach, CA 92660
OWNER Kendall Drive Investors
P.O. Box 3243
Orange, CA 92665
Subject property is an irregularly-shaped parcel of land consisting of
approximately 24.5 acres located at the northwest corner of Kendall Drive
and University Parkway and having a frontage of approximately 1,514 feet
on the north side of Kendall Drive.
The proposal is to create two parcels and a remainder parcel from two in
the PRD-6U Planned Residential Development zone at six units per acre and
to permit, under authority of Code Section 19.78.020.l5., a l20 unit
apartment complex.
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant PRO-6U and "0" Res. 8-14 dulacre and Admin.-
Profess i ona 1 "
North Hill side 11011 Flood Control
South Single-Family Res. R-l-7200 Res. 4-7 dulacre
East Vacant 110" Res. 8-14 dulacre ,
West Vacant R-3-3600 Res. 8-l4 dulacre
GEOLOGIC / SEISMIC oVES FLOOD HAZARO oVES OZONE A ( SEWERS [iJ VES )
HAZARO ZON E I&) NO ZONE IXI NO OZONE B ONO
HIGH FIRE [RIVES AIRPORT NOISE / DVES REDEVELOPMENT oVES
HAZARD ZONE oNO CRASH ZONE [lNO PROJECT ARE^ [RINO
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MEASURES NO E,I,R ti CONDITIONS
o E,I Ii. REQUIRED BUT NO ILO 0 DENIAL
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SIGNIFICANT EFFECTS ~:i
WITH MITIGATING 0 CONTINUANCE TO
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SEE ATTACHEO ER C, I&J
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EFFE,CTS
NOV 1981 REVISED ,JULY ...2
SKY
OBSERVATIONS
BERN&DINO PLA~IN~ DEPARTMENT
CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE 2
CITY OF SAN
1. The proposal is to establish a 120-unit apartment complex in the PRD
6u/ac, Planned Residential Development zone at 6 units per acre and to
create two parcels and one remainder parcel. The subject property
consists of approximately 24.5 acres and is located at the northwest
corner of Kendall Drive and University Parkway with a frontage of
approximately 1,994 feet along Kendall Drive extending westerly from
State College Parkway.
2. The proposed parcel map will resubdivide the two existing parcels con-
sisting of 5.56 acres for parcel one and l6.27 acres for parcel two.
The remainder parcel will consist of approximately 2.7 acres. Parcel
one will contain 48 of the proposed l20 units and parcel two will con-
,tain the 72 remainding units.
3. General Plan Amendment No. 35, which established a designation of
Residential 8-14 dwelling units per acre along the northerly side of
Kendall Drive between Cable Creek Flood Control Channel and State
College Parkway including Administrative-Professional at the north-
westerly corner of Kendall Drive and State College Parkway was
approved by the Mayor and Common Council on December 8, 1980 per the
recommendation of the Planning Commission. Said Amendment included a
building setback provision'of 85 feet from the centerline of Kendall
Dri ve.
4. Change of Zone No. 84-16 from PRD 3u/acre to PRD 6u/acre was approved
by the Mayor and Common Council in September 1984 per the recommen-
dation of the Planning Commission. Said change of zone excluded a
triangularly portion of the site which the General Plan designates
for Administrative-Professional and which appears as the remainder
parcel on the requested parcel map.
5. A previous Change of Zone No. 1198 from R-3-3600 to PRD 3u/acre was
approved on the subject property in conjunction with Tentative ,Tract
No. 11903 and Conditional Use Permit No. 1135 which would have
established a 60 unit condominimum development.
6. The topography of the 24.5 acre site primarily consists of hillside
with slopes in excess of 30%. The level and non-buildable areas of
the site extend along Kendall Drive and conform to the contours of the
abutting hillside. In addition to the predominant hillside
topography, which also divides the site into two main developable pad
areas, the site is encumbered by a 90.7 foot wide Southern California
Edison easement (ele~trical power line) which tranverses the site in
a north/south directlon. It is also noted that Kendall Drive is a
State Highway and therefore has limited vehicular access pending
approval by the California Department of Transportation.
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ITV OF SAN BE~DINO PLA~IN~ DEPARTMENT
CASE PM HRqql ~nd
OBSERVATIONS ~~~~?J:;1~:-78~/8/85
PAGE 3
7. The submitted site plan indicates that'the proposed pad area will con-
sist of approximately 7.24 acres and will extend into the hillside
through the use of retaining walls up to ten feet in height and manu-
factured sloped with a 2 to 1 grade and up to 60 feet in height. The
submitted site plan further indicates that the overall density of the
proposed project would be 5.5 dwelling units per acre, a net density
of 16.6 units per acre for the actual buildable pad area of 7.24
acres. for comparison, purposes, the previously approved 60 unit con-
dominium complex yielded an overall density of 2.76 units per acre
with a density of 1l.53 units per acre for the buildable pad area of
approximately 5.2 acres under the PRO 3u/acre zone.
8. The geologic evaluation prepared for the previously approved Tentative
Tract (dated April 2, 1981) concludes that the site is suitable for
the proposed development from a geologic standpoint. The hill slopes
to the north and northeast of the development are considered stable.
The proposed cut and fill slopes should be stable provided certain
recommendations are adhered to which include limiting cut slopes to 2:
1 (horizontal to vertical) with a maximum height of 20 feet for cer-
tain soil types. A revised geologic evaluation will be required based
upon the revised site plan which includes slopes in excess of 60 feet
in height including the use of 10 foot high retaining walls.
9. Vehicular access is proposed via two driveways into Kendall Drive, one
serving each of the proposed project area i ncl udi ng emergency access
for the fire Department in accordance with Cal Trans policy for
limited access onto State Highways. The fire Department however has
requested that the southeastern most emergency access be utilized as a
standard entrance. final resolution of the this issue will rest with
Cal Trans pending receipt of their written comments.
The submitted site plan indicates a total of approximately 25.8 per-
cent usable open space within parcel one and 23.3 percent usable open
space within parcel two. Proposed recreational facilities include a
spa and cabana within parcel one and apool with cabana within parcel
two. Given the physical seperation of parcel one from parcel two it
is recommended that the proposed spa within parcel one be replaced
with a pool.
The Planned Residential Development zone specifies that a minimum of
25% of the total project area, or as approved by the Commission, be
maintained as open space areas designated for the use and enjoyment
by all residents, and deve10p~d for recreational or leisure time acti-
vities. Natural canxons and similar natural physical features may be
included in open space areas as approved by the Commission....Common
open space shall be left in its natural attractive, unique or scenic
state. or it may be landscaped in accordance with an approved
landscaped plan. .
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ITV OF SAN BE~DINO PLA~IN~ DEPARTMENT
CASE PM HRCJ9l and
OBSERVATIONS ~~~~~::~~~:4-7t8/85
PAGE 4
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10. The following are the proposed unit types:
UNIT NO. OF
TYPE QUANTI TY BEDROOMS TOTAL
A 30 1 606
B 30 2 908
C 60 2 766
Given the relatively small sizes of Unit A and Unit C, it is recom-
mended that the unit size be increased to a minium of 700 square feet
for Unit A and 850 for Unit C.
The PRO zone specifi es that the number of ground floor attached units
sh all not exceed a total of si x unl ess the Commi ssi on determi nes that
more than six would not be detrimental to residents or to adjacent
properties. Although the proposed buildings consist of eight attached
ground units, the proposed placement of the structures and separation
from one another mitigate their impact along Kendall Drive. However,
additional mitigation can be accomplished to those units facing
Kendall by reducing the end units to single stories.
A total of 244 parki ng spaces are provi ded on site in accordance wi th
the parking requirements for apartment construction.
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FINDINGS of
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Y OF SAN BERNA INO PLArQlNG DEPARTMENT
CASE PM #8991 and
F' ^ leT CUP #84-71
H AGENDA ITEM B
HEARING DATE 1/8/85
, PAGE 5
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FINDINGS OF FACT PARCEL MAP NO. 8991
1. The proposed parcel map is in accordance with the State Subdivision
Map Act and the City Subdivision Ordinance.
2. Each parcel would have frontage onto to a dedicated roadway (Kendall
Dri vel.
3. The desi gn of the proposed subdi vi si on wi 11 not confl i ct wi th ease-
ments acquired by the public-at-large. Engineering Division indicates
Kendall Drive to have right-of-way of 100 feet.
4. The design of the subdivision and type of improvements are not likely
to cause serious health problems, as sewer and water are available and
are being installed in accordance with proper standards as set forth
by the City and serving utility companies.
FINDINGS OF FACT CONDITIONAL USE PERMIT NO. 84-71
1. The proposed overall density of 5.5 units per acre is in accordance
with the existing zoning of the PRD at 6 units per acre and is in
accordance with the General Plan designation of residential 8-14 units
per acre.
2. A total of 244 parki ng spaces are to be provi ded on site in accordance
with the requirements for apartment construction.
3. The site is adequate in size and shape to accommodate the proposed
use. All setbacks, parking requirements, and lot coverage meet City
Municipal Code requirements pursuant to planned residential
deve 1 opment .
4. The use is deemed desirable to the public convenience, offering a
variation in living style from detached single-family residences in
the area.
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CITY OF SAN BER' ARDINO PC
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NNING DEPARTME
CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE 6 '
COND~TIONS
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1., A preliminary soils investigation shall be performed on the site prior
to commencement of grading operations. Grading shall substantially
conform to the preliminary soils investigation, recommendations of a
soils engineer and the geologic evaluation performed on this site on'
April 2, 1981 by Pioneer Consultants as part of Tract No. 11903. '
2. A minimum 100 foot green belt to be situated around the perimeter of
the project. UFC, Appendix "E". An automatic sprinkler system shall
be installed for permanent maintenance.
3. The most southeasterly emergency access driveway onto Kendall Drive
shall be opened and improved for general vehicular use, as approved by
the California Department of Transportation.
4. A geological report addressing the proposed development shall be
completed at the developer's expense prior to the issuance of a
grading permit to determine proper grading technique.
5. Contour grading to help reduce the impact of the proposed grading
shall be incorporated into the grading plan.
6. The minimum unit size for Unit A shall be increased to 700 square feet
and to 850 square feet for Unit C.
7. A pool facility shall be provided within parcel one.
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RECOMMENDATION:
The Planning Department recommends the adoption of the proposed Negative
Declaration and approval of the requested Conditional Use Permit and
Parcel Map based upon the current zoning designation, positive find-
ings and observations contained within the Staff Report and subject
to the attached conditions of approval.
Respectfully submitted,
FRANK A. SCHUMA
Planning Director
D~~~~er~
DAVID ANDERSON .
Principal Planner
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Add--- ---8.
End units shall be reduced to single-story for those 6uildings facing
Kenda 11 D.ri ve .
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ITV OF SAN ~ARDINO 0
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CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE 7
STANDARD REQUIREMENTS
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RESIDENTIAL DEVELOPMENT
-L.... 'C.U.P. No. 84-71 shall be in effect for a perio~ of 12 months from the
date of approval by the Planning Commission and/or Planning Department.
However, if no development has been initiated at the end of the12-month
time period the approval shall expire. Additional time may be approved '
by the Planning Commission upon request of the applicant prior to expira-
tion of the ~-month time period. Expiration Date: January 8. 1986.
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
a. The Covenants, Conditions and Restrictions (CC&R's) shall be reviewed
and approved by the Planning Department prior to final approval of the
tract maps. The CC & R's shall include liability insurance and methods
of maintaining the open space, recreation areas, parking areas, private
roads, and exterior of all buildings. The CC&R's shall also include
a statement that no radio frequency antenna shall be included within
the complex except for central antenna systems.
b. No lot or dwelling unit in the development shall be sold unless a cor-
poration, association, property owner's group, or similar entity has
been formed with the right to assess all properties individually owned
or jointly owned which have any rights or interest in the use of the
common areas and common facilities in the development, such assessment
~ower to be sufficient to meet the expenses of such entity, and with
authority to control, and the duty to maintain, all of said mutually
available features of the development. Such entity shall operate under
recorded CC&R's which shall include compulsory membership of all '
owners of lots and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services. Recorded
CC&R's shall permit enforcement by the City of provisions required by
the City as conditions to approval. The developer shall submit evi-
dence of compliance with this requirement to, and receive approval of,
the Commission prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
c. Every owner of a dwelling unit or lot shall own as an appurtenance to
such dwelling unit or lot. either (1) an undivided interest in the com-
mon areas and facilities, or (2) a share in the corporation, or voting
membership in an association, owning the common areas and facilities.
d. Maintenance for all landscaped and open areas, including parkways,
shall be provided for in the CC&R's.
e. The CC&R's shall contain wording prohibiting the storage or parking
of trailers, boats, campers, motor homes, and similar vehicles outside
of the specified common areas.
\0..
MAY '84
~
SA FORM A
PAGE. I OF 5
.
, "
OF SA ~ARDINO 0
STANDARD REQUIREMENTS
(
CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE R '
,
"""Ii
2.
3.
4.
5.
6.
"-
PARKI NG:
'a. This development shall be required to maintain a minimum of244 parking
spaces.
b. All parking and driving aisles shall be surfaced with two inches of AC
over a suitable base or equivalent as approved by the City Engineer.
Parking spaces shall be striped and have wheel stops installed at' least
three feet from any building, wall, fence, property line, or walkway.
c. Whenever an off-street parking area is adjacent to or across an alley
from property zoned residential, a solid decorative wall six feet in
height shall be erected and maintained along the property line so as to
separate the parking area physically from the residentially zoned pro-
perty, provided such wall shall be three feet in height when located
within the required front or street side yard setback. Where no front
or street side yard is required, such wall shall be three feet in
height when located within ten feet of the street line. Said wall
shall be located on the north , south , east , west or
peripheral property lines.
d. Whenever an off-street parking area is located across the street from
property zoned for residential uses, a solid decorative wall or equiva-
lent landscaped berm not less than three feet in height shall be
erected and maintained along the street side of the lot not closer to
the street than the required depth of the yard in the adjoining resi-
dential area. No fence or wall located in the front setback shall
obscure the required front setback landscaping. Said wall shall be
located on the north , south X ,east , west , or
peripheral property lines.
All parking areas and vehicle storage areas shall be lighted during hours
of darkness for security and protection.
Recreational vehicle storage areas shall be screened by at least a six-foot
high decorative wall with screened gates.
There shall be provided for each unit, within the garage or carport, or
other specifically designated area, a 10ft or other usable storage area
with a minimum of ISO cubic feet in addition to standard utility storage.
,
Traffic bumps provided on the interior private roads shall be subject to
the City Traffic Engineer's approval.
A commercial-type dri~e approach, as shown on Standard Drawing No. 204 or
equivalent, shall be constructed at each entrance to the development.
Location and design shall be subject to approval of the Engineering
Di vi si on.
J
u. FOR" A
PA;E 2 Of S
MAY 84
JII., JJ
ITV OF SA
~ARDINO 0
~
CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
, PAGE 9
STANDARD REQUIREMENTS
r-
~ Prior to issuance of any building permit~ access rights shall be granted to
the City for the purpose of allowing access over the private drives within
the project for all necessary City vehicles including fire, police, and
refuse disposal vehicles, and any other emergency vehicles. The documents
covering this matter shall be prepared by the owner and approved by the
Planning Department.
All refuse storage areas are to be enclosed with a decorative wall.
Location, size, type and design of wall are subject to the approval of the
Planning Department and Division of Public Services Superintendent.
"
8.
9.
Energy and noise insulation shall comply with all state and local require-
ments.
lD.
LANDSCAPI NG:
a. Three copies of a master landscape plan shall be submitted to the
Planning Department/ Park and Recreation Department for review and
approval. The plan shall include, but not be limited to, the
following:
1) Size, type, and location of plant material proposed.
'2) Irrigation plan.
3) Such other alternate plants, materials and design concepts as may
be proposer!.
,
4) Erosion control plans.
b. Tree varieties and exact locations will be determined prior to planting
by the Director of the Park and Recreation Department or his/her
designee. A minimum number of one-inch caliper/l5 gallon,
multibranched trees shall be planted within the parkway for each of the
following types of lots, as per the City's specifications:
1) Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot -- three trees.
c.
To protect against damage by erosion and negative visual impact, sur-
faces of all cut ~lopes more than five feet in height and fill slopes
more than three feet in height shall be protected by planting with
grass or ground cover plants. Slopes exceeding 15 feet in vertical
height shall also be planted with shrubs, spaced at not to exceed ten
\...
~
U, 'ORM .
MOf;. S OF &
MAY 84
II II
CITY OF SA / B8NARDINOO
STANDARD REQUIREMENTS
(
CASE P~1 #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1 /8/85
PAGE 10
r
'"
11.
lL.
13.
14.
15.
16.
17.
l8.
19.
"
MAY 84
The developer shall obtain Planning Department approval of the visual or
engineering design of the proposed wall.
When graded slopes occur within or between individual lots, the slope face
shall be a part of the downhill lot. Exceptions to this requirement must
be approved by the City Engineer.
Grading and revegetation shall be staged as required by the City Engineer
in order to reduce the amount of bare soil exposed to precipitation.
Comp 1 i ance with all recommendati ons of the Geology Report sh all be requi red
(if applicable).
Any clubhouse, swimming pool, spa, putting green, picnic areas or other
amenities shall be installed in the manner indicated on the approved site
plan.
During construction the City Engineer may require a fence around all or a
portion of the periphery of the tract site to minimize wind and debris
damage to adjacent properties. The type of fencing shall be approved by
the City Engineer to assure adequ~te project site maintenance, clean-up and
dust control.
No roof-mounted equipment shall be placed on any building unless screened
as specifically approved by the Planning Department (except for solar
collection panels).
,
Within 75 feet of any single-family residential district, the maximum
height of any building shall not exceed one-story or 20 feet unless the
Commission determines that due to unusual topographical or other features,
such restrictive height is not practical.
All utility lines shall be installed underground subject to exceptions
approved by the Planning Department and the City Engineer.
No certificate of occupancy shall be issued prior to compliance with these
Standard Requirements as well as all provisions of the San Bernardino
Municipal Code.
.
~
I.". FORM A
PAGE 5 rIF II
CITY OF SA
BIONARDINoO
(
CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE II
ST ANDARD REQUIREMENTS
,
'""
FIRE DEPARTMENT REQUIREMENTS:
,
ACCESS:
Provide an access: roadway to each bui lding for fire apparatus. Access
roadway shall havle an all-weather driving surface of not less than 20 feet
of unobstructed width.
,
I
Extend access roadway to buildings to within 150 feet of all portions of
the exterior wall of all single-story buildings.
,
I
Extend access roadway buildings to within 40 feet of all portions of the
exterior wall of all multiple-story buildings.
I
Dead-end streetslshall not exceed 500 feet in length and shall have a mini-
mum 32-foot radius turnaround.
At least two different routes of ingress and egress to the area or property
entrance shall be provided by streets having a minimum paved width of 24
feet.
20.
The names of any new streets (public or private) shall be submitted to the
Fire Department for approval.
SI TE:
Private fire hydrants shall be installed to protect each building located
more than 150 feet from the curb line. No fire hydrant should be within 40
feet of any exterior wall. (Uniform Fire Code 10.301c).
Fire hydrants shall be of an approved type with two2i-inch outlets and one
4-inch outlet, per Water Department standards.
Protect the on-site fire hydrants from damage by providing suitable traffic
barriers.
,
An on-site fire hydrant system shall be installed to comply with the appli-
cable sections of National Fire Protection Association Standard 24.
The area around the private fire hydrant shall be designated as a no
parking zone by painting an 8-inch-wide red stripe for 15 feet in each
direction in front of the fire hydrant in such a manner that the hydrant
will not be blocked by parked vehicles. Suitable no parking signs shall be
installed.
21.
The developer shall provide for adequate fire flow as computed by the Fire
Prevention Bureau. Fire flow shall be based on square footage, construc-
tion features, and exposure information as supplied by the developer.
"-
MAY 84
~
5,'" FO.... C
'AGE & OF 1&
ITV OF SA
~ARDINO 0
(
CASE PM #8991 and
CUP #84-71
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE 12
STANDARD REQUIREMENTS
~
'"
FIRE DEPARTMENT REQUIREMENTS:
22. Private fire hydrants shall be installed to protect each buildin9 located more
than 150 feet from the curb line. No fire hydrant should be within 40 feet of
any exterior wall. They shall be of an approved type with two 2 1/2 inch
outlets and one four-inch outlet, per Water Department standards. Fire hydrants
are to be protected from damage by providing suitable traffic barriers.
23. The address of the structure shall be installed on the building or in other
approved location in such a manner as to be visible from the street. The
color of the numbers shall contrast with color of the background.
,
.
"-
~
ten sky
ITY OF SA
~NARDINOO
(
CASE PM #8991 and
f:IIP IiR4_7l
AGENDA ITEM 8
HEARING DATE 1/8/85
PAGE 11
STANDARD REQUIREMENTS
,
"""
ENGINEERING CONDITIONS:
Drainage and Flood Control:
24. All necessary drainage and flood control measures shall be subject to the
requirements of the City Engineer, which may be based in part on the
recommendations of the San Bernardino County Flood Control District. The
developer's engineer shall furnish all necessary data relating to drainage
and flood control.
25. Proper facilities for disposing of spring water from known sources or if
discovered during construction shall be provided to protect proposed
building foundations.
26. All drainage from the development shall be directed to a public dedicated
street, alley, or drainage facility. If this is not feasible, proper
drainage facilities and easements shall be provided to the satisfaction of
the City Engineer.
27. The portions of the following City Storm Drain Master Plan facilities,
located adjacent to or within the development, along with the necessary
off-site improvements required to provide the proper functioning of the
facility, shall be constructed at the developer's expense, or the
developer shall pay to the City one-half the estimated construction cost
of the facilities as specified in Section 3.38.060 of the Municipal Code:
E-25.
\
28. An electrical energy fee for street lights, for a period of 48 months,
shall be paid to the City Engineer prior to recordation of the Final Map.
29. Fees to be paid to the City Engineer prior to recordation of the Final Map:
a. An electrical energy fee for street lights for a period of 48 months.
b. Storm Drain - See Drainage and Flood Control.
STREET IMPROVEMENTS'AND DEDICATIONS
30. Kendall Drive adjacent to the development shall be improved to include
combination curb and gutter, sidewalk, paving, ornamental street lights,
and appurtenances as required by the City Engineer. Improvements shall
be subject to approval by Ca~trans.
31. All private streets within the development shall be improved to include
curbs, gutters, paving, otnamental street lights, and appurtenances as
required by the City Engineer.
~ j
It" sky
I'
CITY OF SA
~ARDINO 0
~
CASE PM #8991 and
CUP #84-7~
AGENDA ITEM
HEARING DATE l/B/B5
PAGE l4
STANDARD REQUIREMENTS
""
.
32. All entrances to private streets from public streets shall be indentified by
a private street name sign, textured pavements, driveway approaches, or as
approved by the City Engineer.
33. The structural section for all streets shall be designed and submitted to
the City Engineer for approval using a TI assigned by the City Engineer and
an R value obtained on the subgrade after rough grading by a recognized
soils testing lab. All streets shall have a minimum AC thickness of 2 1/2
inches.
34. All driveway approaches shall be constructed to City standards or as may be
approved by the City Engineer.
35. Street signs and other regulatory signs shall be installed at the developer's
expense as required by the City Engineer.
36. 'For the streets listed below, dedication ,of adequate street right-of-way
(R.W.) to provide the distance from street centerline to property line and
placement of the curbline (C.L.) in relation to the street centerline shall
be as follows (for the streets marked * the existing improvements shall be
removed and replaced to the dimensions noted):
Kendall Drive
R.W.(ft.)
50
C.L. (ft.)
38
Street Name
,
37. Mapping:
a. A parcel map based upon a field survey will be required.
b. The following types of building setback lines shall be shown on the
final map: 1) earthquake faults, 2) flood control channel, 3) aircraft.
flight pattern zone.
c. Non-vehicular access from the following streets shall be dedicated on
the final map: Kendall Drive.
38. Improvement Completion:
a. Street, sewer, ,and drainage improvement plans for the entire' project
shall be completed, subject to the approval of the City Engineer,
prior to recordation of the parcel map.
.
....
;J
..n sky
.;'F(y OF SAN SERa \lAr-QNO PLANQNG (vEP ARTMENT 0
CAS[
O 0 S PM #8991 and CUP #84-7l
AGENDA IT[M 8
C ~ [0) ~ T ~ U\~ HEAIlING DATE :.1L8/85
PAGE .15
r
39. _ ',Grading:
a. All grading shall he done in compliance with Title 15 of tl". Hunici-
pal Code and the requirements of the City Engineer.
J
b. The Site/plot/grading plan submitted for a building permit sh'all
contain sufficient ground elevations (both existing and propos~d),
building pad and finished floor elevations, graded slopes, and
gradients to define the'amount of grading to be done and the means of
draining the site.
c _
Each parcel shall be graded to drain to a public dedicated
alley, or drainage facility. If this is not feasible,
drainage facilities and casements shall be provided
satisfaction of the City Engineer.
street,
proper
to the
d. All slopes shall be contained within the 10wer parccls affected by
the slope. ,In some instances, this requirement will necessit.ate the
use of retaining ,wal1s or slope casements on adjacent property.
e. Slope pl~nting'with an irrigation system to prevent erosion shall be
provided as specified by the City Engineer.
40- Utilities:
a _ Each parcel shall be, provided with separate water and f;eW('r
facilities so it can b~ servcd by the City or the agcncy providing
such services in the area;
.
b. A sewer hackflow prevention dev'ice is required for all parccl!: with
building finished floor.s lower than the nearest upstream manhole rim
of the ~erving se"er main.
C. Sewer main extensions required to serve the site shall be s:onstruC'l.f'd
at the developer's expense.
d _ Sewers within private streets will not he maintained by the City l>l1t
shall be constructed to City standards and inspected under a CIty
Public Works in!:pectJon permit.
e, Util:lty sc>rvices shall be placed undergt'ound and casement!: provJ(h'd
as required'.
.
f. All exJstlng overhead \Itilities shali' be pla"ed underground In nccor-
dnnce wl.th SectIon 18.1.0.3(10 of the CIty Code ntHl shall be ';0
indJcated lIPO~ the improvement plans.
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r'::'l.r-k~I,7"\'J for' t.h~:' f')1.tl'""PO<:;.C' I:lf l:"lll,lldinq a 12(1'"'-uni t e1par.t.ment:.
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WP. the 3fp3 residents of Kendall Dr. and Universltv
f)~rkwav~ ar-e opposecj to the proposal to create two parcels
Dn t.hE~ nOF"t.hwest corner- of I<endall Dr. and University
Parkway for the p'Jrpose of building a 120-IJnit apartment
complex. Refer'ence: f~arceJ map no. 8991 and conditional
use Pf~I""fOi.1: no. fF~-7 t.
, tl1' (lJ<>a' Ilt'tr >, 6,,,/'/ (l i,u/d /lvi, :~ dvI/4'1d",,,,, lJ2</D?
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Parkway. are ()pposed to the proposal to create two parcels
on t.h(-? nOf~th,,"JPst COrT\pr' (J-f Kendall Dr. and Universit.y
Par' kwav .f or- t:h~::!' pur-po~;f:o? erf bll i 1 d 1. nq a. 120-un it apartment
campl p,.: _ F<e+prenc.~: ParTe1 m,,,p no. '8(~91 ann conditional
use oermit no. 84-..71.
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LOCATION
CASE P.M. f.~991 &
C.U.P. #84-71
HEARING DATE 1/22/85
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ITEM #
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CITY OF SAN Et .~NARDINO PLANNING DEli. ,.~TMENT
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