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Home My WebLink About17-Planning CIT~F SAN BERNARDIN:) - REQUEQ FOR COUNCIL ACUN Frank A, Schuma Appeal of Condition or Approval From: Planning Director Subject: Parcel Map No, 9185, Dept: Planning Mayor and Council Meeting of August 5, 1985, 9:00 a.m. Date: July 22, 1985 Synopsis of Previous Council action: Previous Planning Commission action: At the meeting of the Planning Commission on July 2, 1985, the following action was taken: The application for Parcel Map No. 9185 was unanimously approved. based upon findinEs of fact containeG in the staff renort dated July 2, 1985 and subject to the conditions and standard requirements. listed therein, The Negative Declaration for environmental review was also approved. Recommen<:led motion: That the hearing on the appeal be closed and the decision of the Planning Commission be affirmed, lIDdified, or rejected. /~ C-"'- \' I ..' I / \"''- { ... ./ l_~'\{ l - Signature Frank A. Schuma Phone: 383-5057 5 Contact person: Frank A. Schuma Supporting data attached: Yes, Staff Report Ward: FUNDING REQUIREMENTS: Amount: Source: Finance: Council Notes: 7'i.O?"2 Aaenda Item Nn_D .. ~...'j.. "~~J . :\ . ".')-..' "',': .,,,; :~. . .,~~ '::;"n'.:;." .""- ..',.' ~. " '.", .", "'.."_' .it'.. - ','.~ ~ . ... . ," . .. " '0 o ':> w. J. McKeever Inc. Civil Engineering ItECEI'."':"- :'iT" 1'1 CD' ...... "': ,....., '85 .n 16 P 353 July 16, 1985 Honorable Mayor & City Council 300 N. "0" St. San Bernardino, CA Re: Appeal of Planning Commission Decision Parcel Map 9185 Dear Mayor and Councilmen, On July 2, 1985, the City Planning Commission approved Parcel Map 9185 located at University Parkway and 1-215. At that meeting the commission added an additional condition requiring that the Commission Review Development on Lot 8 through a conditional use permit,and also review the Pre- liminary Grading Plan for the site. .. The reason for this appeal is i~ clarify the intent of the condition in relation to the Planning Commissions review of the Preliminary Grading Plan. It is our understanding that the Commission will review the Preliminary Grading Plan to assure that it is in sub- stantial conformance with the grades and slopes shown on Tentative Parcel Map 9185. If this is the intent of the Planning commissions condition, then we are in Agreement with the condition. We agree to also file a conditional use permit when a specific use is proposed. ~~ Dennis Stafford dr !.,. ~ rnAr <.IU,.( 'I~, . , :) 647 North Main Street. Suite 2A - Riverside, California 92501 - Ph. (714) 824-5307 /0 . '0 o . o . 'r, ~" ,~'~~,:;?\/) /' '..-o..:~) .~,__~', 'r,. \. CIT\_.:,?~~SA~:'BERN ARDINO 300 NORTH "0" STREET. SAN BERNARDINO. CALIFORNIA 92418 \ ,',,' '..- \',,. j '\(. ",' '~'-_.' ::. \,,'>' .~ ......: " "....-/..( , ----.". c ....~' C ... . ., H l' l-" EVLYN WILCOX Mayor Members of the Common Council Esther Estrada. . . . . . . . . . . . . First Ward J.ck Rem)'. . . . . . . . . . . . . . Second Ward Ralph Hernandez. . . . . . . . . . . Third Ward Steve Marks. . . . . . . . . . . . . Fourth Ward Gordon Qulel . . . . . . . . . . . . . Fifth Ward Din Frazier . . . . . . . . . . . . . . Sixth Ward Jack Strickler . . . . . . . . . . . .Seventh Ward July 11, 1985 Mr. Dennis Stafford W.J. McKeever 647 North Main Street, Ste. 2A Riverside, CA 92501 Dear Mr. Stafford: At the meeting of the Planning Commission on July 2, 1985, the following action was taken: The application to create 10 lots in the C-M Commercial- Manufacturing Zone on an irregularly-shaped parcel of land consisting of approximately 11.3 acres having a frontage of approximately 475 feet on the east side of University Parkway. south of the 215 freeway and being located approx- imately 900 feet north of the centerline of Cajon Boulevard and 115 feet south of the centerline of Hallmark parkway, was approved based upon findings of fact contained in the staff report dated July 2. 1985, and subject to the conditions and standard requirements listed therein with the following modifications: Delete Conditions No. 2 and 3 from original staff report. Attach a condition "Development of Parcel No. 8 shall be reviewed by a Conditional Use Permit and to include pre- liminary grading plan with that application." According to the San Bernardino Municipal Code. 18.78.020., the following applies to the filing of parcel maps. Section tentative o ( '0 Mr. Dennis stafford July 11, 1985 Page 2 o ( o -The decision of the Commission shall be final unless appeal- ed in writing to the Mayor and Common Council. The written appeal shall be submitted to the office of the City Clerk within ten days from the date of the Commission's decision. The Common Council, after receipt of the appeal, shall conduct a public hearing and may either approved, modify or reject the decision of the Planning Commission.- If no appeal is filed pursuant to the above provisions of the San Bernardino Municipal Code, the action of the Commission shall be final. r;s:J:' FRANK A. SCHUMA Planning Director FAS:s ce: Building & Safety Dept. Engineering Division College Parkway Dev. Assoc. P.O. Box 388 San Pedro, CA 90731 , . o CITY OF SAN o 0 BERNARDINO PLANNING o DEPARTMENT "" SUMMARY .... l1J (f) <t () Parcel Map No. 9185 AGENDA ITEM HEARING DATE WARD 12 6-18-85 5 ~ APPLICANT: Dennis Stafford, W.J. McKeever 647 N. Main Street, Ste. 2A Riverside, CA 92501 OWNER: College Parkway Dev. Assoc. P.O. Box 388 San Pedro, CA 90731 EXISTING LAND USE DYES QgNO DYES !Xl NO ZONING C-M C-M, M-2 C-M, M-2 C-M, C-3A FLOOD HAZARD ZONE t; Subject property is an irregularly-shaped parcel of land consisting of ~ approximately 11.3 acres having a frontage of approximately 475 feet on the CJ east side of University Parkway, south of the 215 Freeway and being located ~ approximately 900 feet north of the centerline of Cajon Boulevard and 115 a: feet south of the centerline of Hallmark Parkway. To create 10 lots in the " C-M, Commercial-Manufacturing Zone. <t l1J a: <t PROPERTY Subject North South East West , I ~;~ Vacant 1-215 Vacant Vacant Vacant GEOLOGIC I SEISMIC HAZARD ZONE HIGH FIRE HAZARO ZONE ...J ~ Z(/) L\J I :::E C) Z~ 00 crZ :;i:i: ~ o NOT APPLICABLE o EXEMPT ONO SIGNIFICANT EFFECTS NO.... 1981 REVISED JULY 1$82 SKY ,I~ '.\ AIRPORT NOISE I CRASH ZONE ~ POTENTIAL SIGNIFICANT EFFECTS WITH MITIGATING MEASURES NO E,I,R, o E.LR. REQUIRED BUT NO SIGNIFICANT EFFECTS WITH MITIGATING MEASURES o SIGNIFICANT EFFECTS SEE ATTACHEO E,R. C. MINUTES GENERAL PLAN DESIGNATION Light Ind.. Hwy. Connn. Freeway Light Industrial Light Industrial Light Incustri,al DYES OZONE A QlNO OZONE B ( SEWERS IKI YES ) ONO _ DYES ONO Z o ti &1.0 &l.ffi ~::& (1)::& o () l1J 0: REDEVELOPMENT 10 YES PROJECT AREA ONO El APPROVAL KX CONDITIONS 0 DENIAL 0 CONTINUANCE TO o 0 .cITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE Parcel Map No. 9185 OBSERVATIONS AGENDA ITEM 12 HEARING DATE 6-18-85 PAGE 2 r 1. The applicant is requesting to subdivide 11.3 acres to 8 lots in the C-M, Commerical-Manufacturing zone. The property is located on the east side of University Parkway easterly of the intersection of Hallmark Parkway and southerly of the 1-215 freeway. 2. The proposed lot sizes and corresponding pad areas are as follows: Parcel Lot Area (Sq. Ft.) Pad Area (Sq. Ft.) 1 35,500 21,200 2 39,600 28,600 3 33,300 21,900 4 28,300 21,800 5 25,600 24,900 6 34,900 19,900 7 58,900 27,500 8 236,900 75,700 3. The property is currently vacant as well as surrounding properties. Surroundi ng zoni ng is also C-M with additi onal M-2, General I ndustri a 1 located southerly and easterly. The General Plan designtation for the property and surrounding properties is Light Industrial, the site also contains a Highway Commercial designation. To the north is the 1-215 freeway. 4. Parcel Map No. 5318 was approved directly adjacent easterly to the sub- ject property on June 5, 1984 by the Planning Commission. The map sub- divided 16.5 acres to four lots ranging in size from 26,000 to 72,000 square feet and one remaining parcel which constitutes the subject pro- perty. The map also created a publicly dedicated T-intersecting cul- de-sac which abuts the remaining parcel on the west. The subject map does not create additional public streets. Two private cul-de-sacs of 30 and 36 feet in width are utilized to provide access to the rear lots. Proposed parcel no. 8 abuts the already existing cul-de-sac but the pad area shown on the map can only be reached via a 30 foot private drive graded at 12%, the maximum grade permissible by the Fire Code. The Fire Department has indicated that the access road to serve future development of that parcel will be adequate provided adequate turn- around area is provided at it terminus on top. 5. The applicant has indicated that the property will be developed commer- cially. Although development plans are not finalized, the applicant has indicated that the lower parcels may be developed as a strip center and fast food restaurant. It is planned to develop parcel no. 8 as an 8,000 square foot restaurant. The westerly portion would contain the structure and the southeasterly two-thi rds of the parcel would contai n the parking to accomodate approximately 100 vehicles. Development of CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE Parcel Map No. 9185 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE 12 6-18-85 3 the property will be compatible ~th future development located westerly. The most easterly narrow portion of proposed parcel no. 8 may contain a security building and a future municipal sign. A 15 foot access must be maintained from the terminus of the private cul-de-sac through this portion per the applicant's aggreement with Southern California Edison to serve facilities located on adjacent property further up the hill. , 6. On May 30, 1985 the parcel map was cleared from the Environmental Review Committee. The following environmental concerns and associated mitigation measures are recommended: A. Traffic: A previous traffic study was prepared for the general area including the State College industrial area which indicated that a traffi c si gnal ~ II be neccessary at the i ntersecti on of University Parkway and Hallmark Parkway. The proposed development located easterly will feed into this intersection. Therefore, a condition is attached requiring the applicant to provide a percentage of the estimated cost of the signal to be determi ned by the City Engi neer. On-site ci rcul ati on ~ 11 be addressed as development proposals are submitted. B. Geology and Soils: A geotechnical investigation was conducted on the property as part of previously approved Parcel Map No. 5318. The purpose of the study was to make a soil and foundation investigation and note any geological hazards which may influence the site. The report recommended design requirments for structures and foundations due to the site's proximity to known fault traces and soil types on site. No known active fault traces traverse the site, however, earthquake induced landsliding from adjacent faults is considered a potential hazard to be evaluated at the final grading stage. This landsliding is considered signifi- cant especally for southeast facing slopes which should not be graded steeper than 2:1 (horizontal to vertical). The pre- vious parcel map did not indicate southeasterly facing slopes. However, the subject map indicates these slopes. Therefore, a supplemental geotechnical investigation may be required to address the current proposal. Mitigation measures shall be subject to the recommendations of the City Engineer. " 000 0 CITY OF .SAN BERNARDINO PLANNING DEPARTMENT CASE Parcel Map No. 9185 OBSERVATIONS 12 6-18-85 4 AGENDA ITEM HEARING DATE PAGE ..... C. Grading and Aesthetics: The southeasterly portion of the property constituting approximately two-thirds of the site areas is encumbered by steep hillside topography. Existing slopes in this area exceed 35% approaching a 2:1 (horizontal to vertical) slope ratio. The majority of the parcels (lots 1-7) are located on the flatter, more buildable area of the site. There is existing grading on site to accomodate the previously approved parcels and street improvements. The existing natural slope is currently 15 to 18% in this portion. Pad construction ~ll require a general lowering of current elevations not exceeding 18 feet at the highest existing elevation. This ~ll elimi- nate existing cut slopes on site and neccesitate construction of new slopes located more southeasterly into the hill. These will be cut at an approximate 3:1 ratio which does not signi- ficantly exceed the existing grade on the property at that location. A retaining wall is proposed in proposed parcel no. 1 of the property. The overall grading required to ac- comodate these parcels is significant and would require grading in excess of approximately 1.5 acres of the property and exceeding 60 feet in horizontal distance and 20 feet in height. In order to mitigate the potential adverse visual effect of this extensive cut, staff recommends the utilization of contour grading where possible. In addition, the removal of existing natural vegetation on the site will require a landscaping and irrigation plan to mitigate this migative visual effect which is subject to the approval of the Planning Department and the Parks and Recreation Department. The plan shall address slope maintenance, erosion control and weed control and shall indicate plant size and type. The applicant has indicated that approximately 75,000 cubic yards of cut ~ 11 be requi red to develop the site. The majority of this cut is proposed in order to develop proposed parcel no. 8. In order to achieve the requested 1.7 acre pad area, the top of the prominent hill would be eliminated ~th a 60 foot vertical cut and removal of dirt. Attached is a copy of crossections which indicate natural slopes and the removal of the hill. As indicated on the crossections, the structure would be placed on a knoll adjacent to University Parkway nec- cessitating a 30 foot vertical cut to remove the knoll. The 30 foot ~ de access road woul d be graded to the saddle of the hill. On the easterly side of the saddle, the restaurant parking would be located on the pad with surrounding berming. The parking area would actually be approximately 15 feet higher than the building pad on the knoll. The Environmental C .CITYOF .SAN BERNARDINO PLANNING DEPARTMENT CASE PM 9185 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE 12 6/18/85 5 Review Committee was concerned that the removal of this hill and ridgeline would have a significantly negative visual impact. The hills are visible for many miles, especially for vehicles travelling southbound on 1-215. In addition, staff is in the process of developing hillside development standards for the Verdemont Area Plan with the objective to enhance the visual image of the area by respecting natural land forms. Although the project is not within the Verdemont Study area, it is located in an area adjacent southerly along the same freeway. The grading required by the development of this par- cel would create a negative visual effect which would impact the entire surrounding area for many miles. The removal of the hill would detract from the creation of a positive aesthe- tic image for the area and is opposed to commonly utilized hillside design and grading standards in principles in other juri sdi cti ons. Staff recommends that the project be redesigned to preclude development on proposed parcel no. 8 which encompasses the majority of the steep slopes on the property and contains the hill top at the 1,542 elevation. This ridge extends easterly toward to 1-215 to reach a 1,580 elevation on the adjacent parcel. The applicant declined to redesign the map to incor- porate parcel no. 8 to the remaining parcels. The lowering of the proposed pad elevation in this area off the ridgeline would also create extensive cut slopes and would be economi- cally unfeasible due to the small pad area which could be achieved by this method. Therefore, staff recommends the eli- mination of proposed parcel no. 8 by incorporating it into adjacent parcels as the miti gati on to thei r concern. 1 n order to protect the prominant hilltop, staff also recommends that no grading and/or construction be permited above the 1,480 contour interval as shown on Exhi bit "A". Conditi ons are attached addressing these requirements. '-- ~ CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE Parcel Map No. 9185 FINDINGS of FACT AGENDA ITEM HEARING DATE PAGE 16 6-18 85 6 , 1. The lots created by the proposed subdivision conform to the provisions of Title 19 of the San Bernardino Municipal Code. 2. The 8 lot map proposed by the applicant does not conform to the provi- sions of the Subdivision Map Act and Title 18 of the Municipal Code in that the site is not physically suitable for the proposed density of development. The reduction of one lot and addition of conditions pro- hibiting development of the ridgeline will permit development on the portions of the site which are topographically suitable for future com- mercial development. 3. The subdivision as proposed by the applicant does not conform to the provisions of CEQA due to the extensive grading which would alter an existing promin nt surface land form. The map as proposed would also effect an area of important aesthgic value within the City. A 7 lot subdi vi si on wi th the attached condi ti ons woul d miti gate these envi ron- mental concerns. 4. The proposed subdivision is consistent with the land use designations of Highway Commercial and Light-Industrial of the General Plan. RECOMMENDATI ONS: Staff recommends adoption of the negative declaration and approval of Parcel Map No. 9185 to create a seven lot subdivision in the C-M zone based on the observations and findings contained in the staff report and subject to the conditions contained herein. Respectfully submitted; FRANK A. SCHUMA Planning Director ~~~. (1,~."k ean Cameron Associate Planner o '0 0 CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE Parcel Map 9185 o "'" CONDITIONS 12 6/18/85 7 . AGENDA ITEM HEARING DATE PAGE "'" 1. The applicant must obtain approval of a landscaping plan prior to recordation of the final map which meets the requirements of the Planning Department and the Parks and Recreation Department. 2. The final map shall indicate the elimination of proposed parcel no. 8 by redesigning the map to combine the proposed parcel no. 8 with any or all of the following parcels: 1,3,6,7. 3. The applicant shall specifically deliniate the 1,480 contour line on the fi na 1 map in accordance wi th Staff I s Exhi bit "A". The Fi na 1 Map shall also contain a note that no grading and/or construction shall occur on the property above the 1,480 contour interval line. 4. All manufactured slopes shall be contour graded and gradually adjusted to the angle of the natural terrain. - o .0 o o CITY OF SAN BERNARDINO "" CASE PM No .9185 STANDARD REQUIREMENTS 12 6/18/85 8 ~ ~ 10. AGENDA ITEM HEARING DATE PAGE Parcel Map No. 9185 shall be in effect for a period of 24 'months from the date of approval. However, if no development has been initiated at the end of the 24-month period, the application shall expire. Additional time may be approved upon request of the applicant prior to expiration of the 24-month period. Expiration Date: June 18, 1987. PARKING: a. This development shall be required to maintain a minimum of ___ stan- dard off-street 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. 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 landscape 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 residential area. No fence or wall located in the front setback shall obscure the required front setback landscaping. REFUSE ENCLOSURES: Whenever refuse bins are located within or adjacent to a parking area used by the public, they shall be enclosed by a decorative wall six feet in height along the rear and sides and screened gate(s) six feet in height along the front. The enclosure shall not be placed within the required front or street side yard setback area. Exact location and size of refuse enclosures are to be determined by the Planning Department and Division of Public Services Superintendent. 10. ..... 'e. ~ aft FORM 8 ..",r I IV!!! .. o CITY o 0 BERNARDINO o , OF SAN ""'" CASE Parcel Man No. q18~ REQUIREMENTS STANDARD " r -L 6 "- fAAY 84 AGENDA ITEM HEARING DATE PAGE I? /;-IR R~ 9 ~ ""\ :1 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 soi 1 exposed to preci pi tati on. 3 Compliance with all recommendations of the Geology Report shall be required (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 pl an. 5 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 properti es. The type of fenci ng shall be approved by the City Engineer to assure adequate 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 Muni ci pal Code. ~ ..". FORM A P"'ft~ " IW . . , o CITY OF SAN BERNARDINO PLA[\jNING DEPARTMENT CASE PM 9185 CON[D~T~OU\lJS AGENDA ITEM HEARING DATE PAGE 12 6/18/85 10 ENGINEERING DIVISION 7.GRADING: All grading shall be done in compliance with Title 15 of the Municipal Code and the requirements of the City Engineer. a. b. The site/plot/grading plan submitted for a building permit shall contain sufficient ground elevations (both existing and pro- posed), 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. ' Each parcel shall be graded to drain 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. All slopes shall be contained within the lower parcels affected by the slope. In some instances, this requirement will necessitate the use of retaining walls or slope easements on adjacent property. Slope planting with an irrigation system to prevent erosion shall be provided as specified by the City Engineer. c. d. e' 8.STREET IMPROVEMENTS AND DEDICATIONS: All pUblic streets within and/or adjacent to the development shall be improved to incl ude combination curb and gutter, side- walk, paving, ornamental street lights, and appurtenances as required by the City Engineer. b . c . d . a' All private streets within the development shall be improved to incl ude curbs, gutters, paving, ornamental street lights, and appurtenances as required by the City Engineer. All entrances to private streets from public streets shall be identified by a private street name sign, textured pavements, driveway approaches, or as approved by the City Engineer. 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. . 0' 0 0 0 CiTY OF SAN BERNARDINO PLANNING DEPARTMENT CASE PM 9185 COND~TIO[\JS AGENDA ITEM HEARING DATE PAGE 12 6/18/85 11 e . f. g. h. All driveway approaches shall be constructed to City standards or as may be approved by the City Engineer. Street signs and other regulatory signs shall be installed at the developer's expense as required by the City Engineer. Curb returns and corresponding property line returns shall be provided at the intersection(s) (20-foot radius for most streets) . A handicap ramp shall be constructed at the intersection(s) and the necessary right-of-way dedicated to accommodate the ramp as required by the City Engineer. 9. UTILITIES: a' b . Each parcel shall be provided with separate water and sewer facilities so it can be served by the City or the agency pro- viding such services in the area. . A sewer backflow prevention devi~e is required for all parcels with building finished floors lower than the nearest upstream manhole rim of the serving sewer main. c . Sewer main extensions required to serve the site shall be con- structed at the developer's expense. Utility services shall be placed underground and easements pro- vided as required. d . e . All existing overhead utilities shall be placed underground in accordance with Section 18.40.380 of the City Code and shall be so indicated upon the improvement plans. f . Sewers within private streets will not be maintained by the City but shall be constructed to City standards and inspected under a City Public Works inspection permit. 10PRAINAGE AND FLOOD CONTROL: All necessary drainage and flood control measures shall be sub- ject 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. a' b. Proper facilities for disposing of spring water from known sources or if discovered during construction shall be provided to protect proposed building foundations. ^ '. .. . I' CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE PM 9185 COND~TIONS AGENDA ITEM HEARING DATE PAGE 12 6/18/85 1, (e) Street improvements beyond the phase boundaries, as necessary to provide secondary access, (d) Drainage facilities, such as storm drains, channels, earth berms, and block wall s, as necessary, to ptotect the development from off-site flows, (e) A properly designed water system capable of providing required fire flow, perhaps looping or extending beyond the phase boundaries, (f) Easements for any of the above and the installation of necessary utilities, and (g) Phase boundaries shall correspond to the lot lines shown on the approved tentative map. .... -4- .0 o CITY OF SAN BERNARDINO PLANN!NG DEPARTMENT CASE PM 9185 CONDITIONS '0 AGENDA ITEM 12 HEARING DATE 6/18/8S-- PAGE 12 c . 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 ease- ments shall be provided to the satisfaction of the City Engineer. 1l.MAPPING: a A parcel map based upon a field survey will be required. b. Non-vehicular access from the following streets shall be dedicated on the final map: University Parkway. 12. IMPROVEMENT COMPLETION: b. Street, sewer, and drainage improvement plans for the entire project shall be completed, subject to the approval of the City Engineer, prior to the recordation of the parcel ,map. If the required improvements are not completed prior to recordation of the parcel map, an improvement certificate shall be placed upon the parcel map stating that they will be completed upon development. a. 13.PROJECT DEVELOPMENT: a. If the project is to be developed in phases, each individual phase shall be designed to provide maximum public safety, convenience for public service vehicles, and proper traffic circulation. In order to m'eet this requirement, the following will be required prior to the finalization of any phase: }. Completion of the improvement plans for the total project or sufficient plans beyond the phase boundary to verify the feasibility of the design to the satisfaction of the City Engineer. 2. A plan shall be submitted for review and approval by the Engineering Division, Fire, and Planning Departments indicating what improvements will be constructed with the given phase, subject to the following: (a) Dead-end streets shall be provided with a minimum 32-foot radius paved turnaround area, (b) Half-width streets shall have a minimum 28-foot paved width, '. / 19'1l ~ I~ I un ~ ~ :i~ 1111 .i:::". ,~i :~ ~~ Iii! i r ~ ;j . ~ ~ 1.1 ~ ~. iI' I , ., (, r ~ II . ~ III _I ! : : '1.: 8~~ 1 I "a I "I~ I"IISI' I~. ~ 1 = I' : =~ i ~ = I · ali- a I B III' ~~,ll!,f I;I~ lel& II"G I, i e I . :i I ! . ~ · . . . ~ . . luilhh " I . :::~n;~ 15!r,! III 2: I- III ~ ~~I ~ .,. .; _.:. . ...j. . : '." .' ..~:! "-2 .,s. .I 4: . l- . ~II . " o! 0) f' as'* r-.: ,~ ..~. ~ 111 II .... ~ <: f~ lilS :so: ,.. IIi! ;-.. ," .... .. ~~ ~.! ~ ~ I~d .-. ~ \11 ~ 1" ~ ~ ~ iJ I . ~: .. ., . .. !i . Ii Ii , i 1i' B! I! 'I.: Ii~! ; I ; it! ~~i~ liIJ;,Jlf- a:) I i &11 : ~;I~ I~I.I~I~ I~!~ liri~~'UI ' !~f I! !' . . . ~ .. 1$1 i h Is I I < :::::;~~ II ! II I II f III Ih ~ ~ I ~C, I t .. , : ........, -.&~ o '0 o o CITY OF SAN BERNARDINO PLANNING DEPARTMENT AGENDA ITEM # LOCA TIOt~ CASE Parcel Map No. 9185 31 HEARING DATE 7/2/85 -iE. 14,,/!lC H - ~"-I J. ELI"ENTA~~. e aCHOOt- PRO : 'I../ee C-2 ~ IH , . R-I 0' .. . \ '" t', ~ '" ~ % C-2 n-I .SITE. PRe I!ll/OC M- 2 .- ... : o. : ... : M-2