HomeMy WebLinkAbout21-Planning
CIT90F SAN BERNARDI.Q - REQUEQ FOR COUNCIL ACON
Frank A. Schuma Appeal of Parcel Map No. 9264
From: Planning Director Subject:
Dept: Planning Mayor and Council Meeting of
August 5, 1985, 9:00 a.m.
Date: July 23, 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. 9264 was unanimously 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,
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 affiremed, mofidied or rejected.
~ l_CW1
- Signature Frank A. Schuma
Supporting data attached:
Yes, Staff Report
Ward:
383-5057
5
Contact person:
Frank A. Schuma
Phone:
FUNDING REQUIREMENTS:
Amount:
Sou rce:
Finance:
Council Notes:
Aoemla Item No,
~/
~
'0
o
0:) :;;;,
rn
VI 0
rn
c.
= -:,
r-- ;:;>
~ ,
N .:>
-<
:g -~
N .' .~
N ,.."
N :;.:;
"":
July 12, 1985
The City Council
City of San Bernardino
300 North "D" Street
San Bernardino, CA 92418
Re: Appeal of Parcel Map No.
Our W/O 2263
'\'d.~L\
~46
Honorable Sirs:
On July 2, 1985, the Planning Comnrission voted to approve Parcel r~ap No. 9246
subject to all the conditions proposed by the various city departments, We
generally concur with the conditions to be imposed, it is the applica.tion of
the conditions we disagree with.
The City Engineer has listed a variety of condit'ions relative to grading,
street improvements and utilities. Additionally, the City Engineer is
requiring that the improvements either be completed prior to the recordation
and/or suitably guaranteed by postinfj the neCf'5SiJry bonds and agreements.
The purpose of filing the map \~as to effectuate" sal(o bet~leell the buyer
and seller. The futuY'e shopping center to be built 011 Parcell is
scheduled as a late 1986-to-mid 1987 project.
In as much as this particular pl'operty will requ"ire substantial co-ordination
and agreement between the City of San Bernardino, California State Universjl~1
and other property owners, it does not seem reasonable to design offsite .
improvements at this time which will be subject to major changes once all
agreements and development approvals occur.
With the above in mind, we would appreciate your consideration of deferring
the design and bonding of the improvements until development occurs. This
.....
'l'W,
;.....:-!;]
~. -'.. ~
"--,---- ;
5<:35 Balboa Boulevard. Suite 101
Encino. California 9131&1576
[818) 98&2881 . (213) 872-1041
." ..
C
The City Council
City of San 'Bernardino
July 12, 1985
Page 2
'0
o
o
can be accomplished by placing the appropriate certificate on the,map and/or
recording an agreement with the City of San Bernardino.
~y,"".
CHARLES G. NOVAK
Executive Vice President
CGN/rjs
cc: San Val Development Corp.
Ivan Adkins
Q
, CITY OF
'0
BERNARDINO
o
PLANNING
o
DEPARTMENT '""'l
SAN
SUMMARY
ILl
fI)
<l:
o
AGENDA ITEM
HEARING DATE
WARD
9
7..o2-8~
5
~
Parcel Map No. 9264
APPLICANT: Pace Engineering, Inc.
5435 Balboa. Blvd. , Ste, 101
Encino, CA 91316
OWNER: San Val Assoc. XI
~4652 Ventura Blvd, H300
Sherman Oaks, CA 91403
t;
ILl
:)
a
1&1
a:
.....
<l:
ILl
a:
<l:
Subject property is an irregularly-shaped parcel of land consisting of
approximately 12.7 acres located at the southwest corner of College Avenue
and University Parkway having a frontage of approximately 133 feet on the
south side of College Avenue and a frontage of 1633 feet on the west side
of University Parkway and approximately ,1185 feet on the east side of
Varsity Avenue. The proposal is to create two parcels in the C-2, Community
Commercial Zone.
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant C-2 Neighborhood Center
North Single-Family Resid. R-1-7200 Med.-Low Dens. Res. (4-7u/a
South Offices R~3--3000 " " " " (8-]4u/a
East Vacant " " " " " (8-]4u/8
West Vacant PRD-l4, " " " " " (8-14111 a
GEOLOGIC / SEISMIC oVES FLOOO HAZARD oVES OZONE A ( 1QI VES )
HAZARD ZONE liD NO ZONE Iil NO OZONE B SEWERS oNO
HIGH FIRE [JIVES AIRPORT NOISE / oVES REOEVELOPMENT lXI VES
HAZARD ZONE oNO CRASH ZONE lKl NO PROJECT AREA oNO
..J o NOT o POTENTIAL SIGNIFICANT Z IX! APPROVAL
~ APPLICABLE EFFECTS 0
WITH MITIGATING fi lXI CONDITIONS
Z(I) MEASURES NO E,I.R.
W(!) o EXEMPT o E,I.R, REQUIRED BUT NO ILO 0
::EZ ILffi DENIAL
Z- SIGNIFICANT EFFECTS
00 WITH MITIGATING ~::E 0 CONTINUANCE TO
a:Z MEASURES (1)2
>lL 0
Z lKl NO o SIGNIFICANT EFFECTS 0
W SIGNIFICANT SEE ATTACHED E,R. C. W
EFFE CTS MINUTES a:
NOV. 1981 REVISED JULY In!
SKY
CITY OF SAN BER
DINO PLA NING DEPARTMENT
CASE Parcel MaD No. lJ?/i4
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
9
7-02-85
2
1. The applicant is requesting a parcel map in order to extend Varsity Avenue
thereby vacating the existing cul-de-sac and creating two parcels from the
existing two parcels. The 12.7 acre property is located within the C-2,
Neighborhood Commercial District on the south side of College Avenue, east
side of Varsity Avenue and west side of University Parkway.
2. The lot-line between the existing two parcels on the site is located at the
extension of the existing cul-de-sac, Morgan Road. This lot line creates
parcels of 3.51 acres and 9.55 acres in sizes. The proposed extension of
Varsity Avenue will create parcels of 11.4 acres and 1.3 acres in size.
There is no minimum lot size requirement in the C-2 Zone.
3. Previous approvals on the site include Change of Zone No. 1152 approved by
the Mayor and Common Council in October, 1980. The zone change amended the
classification from R-3-3000 to C-2. On January 18, 1985, Lot Line Adjust-
ment No. 84-14 was recorded which adj~sted the lot line at the southwest
corner of the site with the Scottish Rite Temple site southerly. The net
effect was to reduce the subject site al:ea aPPJ:oximately .3 acre.
."-
4. The subject site is designated as Neighborhood Center by the General Plan.
Surrounding land use designations are entirely Medium Density Residenital
(8-14 u/ac) except property northerly which is designated as Medium'Low
Density Residential (4-7 u/ac). The zoning on this property is R-I-7200
and built-out as single-family residences. To the south is the Scottish
Rite Temple facilities located on R-3-3000 zone property. To the east is
vacant property zoned R-3-3000. Westerly is property designated as PRD-14.
The Commission approved Tentative Tract No. 12824 and Conditional Use Per-
mit No. 84-53 on this 29 acre property. The property will contain a 508
unit apartment complex.
5. A traffic study was submitted for the approved apartment complex located
westerly. The study prQvided an analysis of the traffic impacts of the
504 unit apartment comp-Iex as well as impacts associated with adjacent
existing and future development. As a result of this study, the City
Engineer is requiring the extension of Varsity Avenue to University Park-
way to accomodate future traffic generation thereby creating the subject
request. As a condition of approval for the current Parcel Map request,
the City Engineer will require improvement of the east half of Varsity
Avenue from College Avenue to the existing cul-de-sac and full-width (60 ft.)
improvement of the remainder of Varsity Avenue to University Parkway.
University Parkway will be improved adjacent to the site.
6. On June 13, 1985, the Environmental Review Committee recommended the issu-
ance of a negative declaration. There are no environmental hazards associ-
ated with the property which cannot be mitigated at the development stage.
The property is located within a high wind area which can be mitigated when
the shopping center is proposed.
"--
r
CITY OF SAN BER
RDINO PLANNING DEPARTMENT
CASE Parcel MaD No. 9264
, ;
FINDINGS of FACT
AGENDA ITEM
HEARING DATE
PAGE
9
7-02-85
3
1. The propoeed Parcel Map is consistent with the goals and objectives of the
General Plan.
2. The proposed Parcel Map.conforms to the provisions of Title 19 of the San
Bernardino Municipal Code.
3. The proposed subdivision conforms to the provisions of Title 18 of the San
Bernardino Municipal Code and the Subdivision Map Act with regare to the
following:
a) The parcels abut a publicly dedicated street.
b) The design and improvements associated with the subdivision will be
benificial to the public health, safety and welfare.
c) The parcels created by the subdivision are suitabel for the type of
development associated with the C-2. Zone.
RECOMMENDATION:
Staff recommends adoption of the negative declaration and approval of Parcel Map
No. 9264 based on observations and findings contained in the staff report and
subject to the standard requirements and conditions contained herein.
Respectfully submitted;
Frank A. Schuma
Planning Director
~f-{J~~~OI
an Cameron
Associate Planner
i
j
.....
CITY OF SAN BERN
DINO PLA, NIi\JG DEP ARTMEI'JT
CASE Parcel Map No. 926~
COND~-f~ONS
AGENDA ITEM 9
HEARING DATE 7-0?-8~
PAGE 4
ENGINEERING DIVISION
GRADING:
1. All grading shall be done in compliance with Title 15 of the
Municipal Code and the requirements of the City Engineer.
2. 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.
3. Each parcel shall be graded to dra into a publ ic dedi ca ted
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.
4'. Slope planting with an irrigation system to prevent erosion shall
be provided as specified by the City Engineer.
STREET IMPROVEMENTS AND DEDICATIONS: .
5. All public streets within and/or adjacent to the development
shall be improved to include combination curb and gutter. side-
walk, paving. ornamental street lights. and appurtenances as
required by the City Engineer.
6. Improvements and dedications shall be required for the following
streets to provide the distance from street centerline to
property line and placement of the curb line (C.L.) in relation
to the street centerline as indicated.
Street Name
Right of Way (Ft.)
30'
varies 4Q' - 50'
Curb Line (Ft.)
Varsi ty Avenue
College Avenue
20'
32'
7. The east hal f of Varsi ty Avenue sha 11 be improved from College
Avenue to the cul-de-sac street.
8. Varsity Avenue shall be improved full width between cul-de-sac
street and University Parkway.
9. University Parkway shall be improved adjacent to the site to
complete cross section currently existing as the north half.
Check with Engineering for complete details.
CITY OF SAN SER
RD/NO PL
NING DEP ARTMEI'.JT .
CASE Parcel Map No. 9264
CO~D~T~ONS
AGENDA ITEM
HEARING DATE
PAGE
9
7-02-85
5
10. 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.
11. 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.
12. The structural section for all streets shall be designed and
submi tted to the Ci ty Engi neer for approval usi ng a TI assi gned
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.
13. All driveway approaches shall be constructed to City standards or
as may be approved by the City Engineer.
14. Street signs and other regulatory signs shall be installed at the
developer's expense as required by the City Engineer.
15. Curb returns and corresponding property line returns shall be
provided at the intersectionrs) (20-foot radius for most
. streets).
16. 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.
UTILITIES:
17. 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.
18. A sewer backflow prevention device. is required for all parcels
with building finished floors lower than the nearest upstream
manhole rim of the serving sewer mainr
19. Sewer main extensions required to serve the site shall be con-
structed at the developer's expense.
20. Utility services shall be placed underground and easements pro-
vi ded as requi red.
21. All existing overhead utilities shall be placed underground in
accordance wi th Section 18.40.380 of the Ci ty Code and sha 11 be
so indicated upon the improvement plans.
...
CITY OF SAN SER
RDINO PL
NING DEPARTMENT
CASE Parcel Mal> No. 9264
COND~T~ONS
AGENDA ITEM 9
HEARING DATE 7-02-85
PAGE 6.
22. 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.
DRAINAGE:
23. 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.
24. Provision shall be made to maintain the drainage through the
development along the cul-de-sac street to be vacated.
25. 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.
26. 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.
~ Map Checking fee, plan check and inspection fees for
improvements and other minor fees as required by Municipal
Code.
MAPPING:
27. A parcel map based upon a field survey will be required.
28. An easement shall be reserved along the cul-de-sac street to be
vacated to provide for drainage and public utilities.
29. Non-vehicular access from the followi.ng streets shall be dedi-
cated on the final map: University Parkway
CITY OF SAN SER
RDINO PLA. NING DEPARTMENT
CASE Parcel Ma1> No. 9264
COND~T~Ou\JS
AGENDA ITEM
HEARING DATE
PAGE
9
7-02-85
7
IMPROVEMENT COMPLETION:
30. 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.
31. If the required improvements are not completed prior to
recordation of the parcel map, an improvement securi ty
accompanied by an agreement executed by the developer and the
City will be required.
32. 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.
PROJECT DEVELOPMENT:
33. 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 meet this requirement, the
following Idll be required prior to the finalization' of any
phase:
a. 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.
b. 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:
(1) Dead-end streets shall be provided with a minimum
32-foot radius paved turnaround area,
(2) Half-width streets shall have a minimum 28-foot
paved width,
(3) Street improvements beyond the phase boundaries, as
necessary to provide secondary access,
(4) Drainage facilities, such as storm drains, channels,
earth berms, and block wall s, as necessary, to
protect the development from off-site flows,
\.
CITY OF SAN BERN~\jO PLA
. NING DEPARTMENT
CASE Parcel Map No. 9264
COND~-r~OfMS
AGENDA ITEM 9
HEARING DATE 7-02-85
PAGE 8
(5) A properly designed water system capable of
providing required fire flow. perhaps looping or
extending beyond the phase boundaries.
(6) Easements for any of the above and the installation
of necessary utilities. and
(7) Phase boundaries shall correspond to the lot lines
shown on the approved tentative map.
o
o
CITY OF SAN BERNARDINO
o
o
tr
""
CASE Parcel Map No. 9264
STANDARD REQUIREMENTS
AGENDA ITEM 9
HEARING DATE .7-02 85
PAGE 9
'--
./
COMMERCIAL, INDUSTRIAL
1 Parcel Map No. 9264 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: July 2, ~987.
PARKING:
a. This development shall be required to maintain a minimum of stan-
dard off-street parking spaces. ---
b. All parki ng and dri vi ng ai sl es sh all be surfaced with two inches of AC
over a suitable base or equi va'l ent as approved by the City Engi neer.
Parking spaces shall be striped and have wheel stops installer:! at least
three feet fr'om any building, viall, f('nce, 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 parki ng area physi ca lly from the resi denti ally loned 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 si de yard is requi red, such wall shall be three feet in
height when located within ten feet of the street line.
d. loJhenever 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.
WAY '84
s.n. rORM P
PAGr.J Of ~
o
o
o
o
r CITY OF SAN BERNARDINO
'""
CASE Parcel Mal> No. 92M
9
7-02-85
10
..J
~
STANDARD
REQUIREMENTS
AGENDA ITEM
HEARING DATE
PAGE
....
r-
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.
Compliance with all recommendations of the Geology Report shall be required
(if applicable).
Any clubhouse, swimming pool, spa, putting green, picnic areas or other
ameniti es shall be install ed in the manner 'i ndi cated on the approved site
plan.
During construction the City Engineer llIay 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 a,pproved by
the City Engineer to assure adequate project site maintenance, clean-up and
dust control.
-L-
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.
'lo..c
~
~~_F~~_ .~
YAY 1!1"
.
I
.
t
o
11<< ,.,.,,~,
_.!"'''':
I"n=
~I;u~
;ii~
!!~i
,u-
.:!li
I!:
I
I, t 1 I I 'I
I ~"
I Il!llt!illll\liil!\
I ll'iiiL'lt:il:il il;
~ ~ ! p , -,
,
Inn ~I
I I , I
I ,
I .....:l:!IIl!lIl:~i ~lii ! II
I i;I;!i!1liir.~l!j!I~I' i.F1i ~
I bli!j -lid.il I. ~
! :mlr~ I!iijl:!l ~!I j!
l~i"Ii'IIIoI,,~ii '.1. ,I
I iIIi!!illii~,,~;:" :1;'. Ii,
-~P."'I'~I~ I~i'i .! ,
,\~ 1:II,j~il\::I;li~i Ill. .
,'" " I !li'li~'IIWli!!I"i',1i !;Y. I
") t':il '" f'" .,:\
. \' 11~I';'''lii;Il!:!!1 ill :
", '. \ 1'lli;:il!!lkl~:I;i' liit I
,~ ~ -.j, 'I'..it -l!iiiJ I,
I . i ij~i,llll!"'i', i~
' , ~ I "
\~ ' ",If;, , tll!ftI
.1 \. ,.. I r-''''ln'l.~_ !-r.
\ . \ : ~ '1111 jl pljj:~~;!;Il~ii
" I ;~ .11....I~I.J .tlll:,lj;.
r ...~ ll-!S'.';i"'i
. . '\ \.~ 'ill 111!:!H~~ji~!;L~H~i
I I JI ~l I'H'1 ~:;r~'!ilh
" I,' II ~HI.IJ'I"-:I.HJ
^ \ II. '~j;~~.!. ':l'i::lit~
. : '-" I 1 ;. J; hirlg~'I~)li~;!:~l
'\ \, 101 h U "I. ......
l ~ II I Ill!; !mii!il!ill;~j;i
I :,'\ I', I II .:U,L; 1,1!'1!:'1I
I . . '\.."'1" ._,' ~
~ \,r , , , I \ \ !~~i~~~1
.. ui I ,J I ~ I i!!::I:I!::;;:'I!l,
~\ ' i, \ !I ;;;IlI'I.
I' ,I u..,
I I 1'~\II, ii, , ~" I,:', . I 11,131,. "
Hl',,- ; '~- ,-', "', I ~"~i'
~ .(I!!'I!
I Ii., -, 't ,'" I f !lhi!i!
I, \- '~I ',!\I.;'\l
'I" /, ~ '" ~ l ' ''''I,
,11l~ or', '~, '1/ : _ l:~!h'
' 11,[ i\1 ' il:II!:
,/ '111!1~
1,'1"
,
'lk
!i
II
l
I!!I II
''"..- ..
lif\
! .
; .
Ii,
-
.
,
/ ,
'U
~ ~
II!I z:'
o. J ::u
Ii!: p~
~!j :,..
: I: mE
iil A?Q
"1'1'1, ,,: .
,I.. .
~. \
! \
! \
I.
i
Wi
~. It IiIlR f"
ail: Ie
f!1 ~ ~
~
1>>
.
o
o
o
o
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
AGENDft,
ITEM #
LOCATION
CASE
P,N, #9264
9:
....
HEARING DATE 7 /2/85
. "
PRD
6\1/00
"011
R-
'"
,0
c .
,",
p,
~'
~,.:
'0
R-r
PRO
7u/oc
l
i
t
I