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HomeMy WebLinkAbout33-Development Services CITY OF SAN BERNARDINO-REQUEST FOR COUNCIL ACTION Qom: pt: James G. Funk, Director Development Services Subject: Development Code Amendment No. 05-03 to allow Planned Residential Development (PRO) in all multi-family land use districts; Tentative Tract Map No. 17372 to create a I-lot condominium subdivision; and Development Permit III No. 05-09 to construct 162 detached single-family condominium units on 20.46 acres located on the north side of 6th Street, 1/4 mile east of Sterling Avenue in the RMH, Residential Medium High, land use district. Date: October 31, 2005 MCC Date: November 21, 2005 Synopsis of Previous Council Action: None Recommended Motion: 1) That the Mayor and Common Council close the hearing and that the ordinance be laid over for final adoption. 2) o That the Mitigated Negative Declaration and Mitigation Monitoring 1 Reporting Plan be adopted (Attachments F & G); and that Tentative Tract Map No. 17372 and Development Permit III No. 05-09 be approved based upon the Findings of Fact contained in the Planning Comntission Staff Report subject to the Conditions of Approval and Standard Requirements (Exhibit 2). --. V4JJAw{;,~ kvr James Funk Contact person: Aron Lian~, Senior Planner Phone: 384-5057 Supporting data attached: Staff Report' FUNDING REQUIREMENTS: Amouni: NI A Ward(s): 3 Source: (Acct. No.) (Acct. Description) Finance: Council Notes: C Agenda Item No. j~ It /ZI (05 . o o o CITY OF SAN BERNARDINO - REQUEST FOR COUNCn.. ACTION STAFF REPORT SUBJECT: DEVELOPMENT CODE AMENDMENT NO. 05-03, TENTATIVE TRACT MAP NO. 17372 (SUBDMSION NO. 05-10), AND DEVELOPMENT PERMIT III NO. 05-09 Owner: Albert & Nedjatollah Cohen 1448 Laurel Way Beverly Hills, CA 90201 818.501.5500 Applic:ant: Ivano Stamegna Fidelity Family Holding 1381 Warner Avenue, No. B Tustin, CA 92780 BACKGROUND The applicant requests that the Mayor and Common Council approve Development Code Amendment No. 05-03 to modify Chapter 19.04, Section 19.04.030 (2) (N), Planned Residential Development (PRO) to allow PRO developments in the RM, Residential Medium, RMH, Residential Medium High, and RH, Residential High land use districts. Also requested for approval are Tentative Tract Map No. 17372 (Subdivision No. 05-10) to subdivide approximately 20.46 acres ofland to create a I-lot condominium subdivision and Development Permit III No. 05-09 to construct 162 detached single family condominium units with a minimum unit size of 1,426 square feet. The project site is located on the north side of 6th Street approximately'!. mile east of Sterling Avenue in the RMH land use district (Exhibit 1). The proposed Development Code amendment is applicable citywide. It would allow single family detached PRO projects, currently permitted only in Residential Urban (RU-I & RU-2) districts in all multi-family land use districts. The amendment is designed to promote detached single-family homes in multi-family districts and to expand home ownership opportunities within the City. The proposal is for a PRO with 162 detached single-family condominium units. The site could otherwise be developed with 429 apartments in accordance with the RMH development standards. However, with the full support of the Development Services Department, the applicant designed the tract as a detached single-family PRO. Please refer to the Planning Commission Staff Report (Exhibit 2) for additional discussion. Attachment C to the Planning Commission Staff Report outlines the proposed Development Code Amendment. o o c DCA05-03flTMI7372/DPIIl05-09 JJ.21.05 Page 2 At their meeting of October 18, 2005, the Planning Commission opened the public hearing and received public testimony on this matter. At the hearing, Thomas Masterson, representing San Manuel Band of Mission Indians expressed that the Tribe owns many properties within this immediate area and that these properties are either zoned for industrial or commercial development. The Tribe also. currently owns a large piece of property to the south across 6th Street in the IL, Industrial Light land use district. The Tribe is concerned that future development within the IL district immediately to the south of the subject proposal could be met with opposition from future homeowners on the project site. After considerable discussion, the Planning Commission made a motion to recommend approval of Development Code Amendment No. 05-03, Tentative Tract Map No. 17372 (Subdivision No. 05-10) and Development Permit III No. 05-09. Commissioners, Durr, Enciso, Heasley, Munoz, Powell and Sauerbrun voted in support of the proposal and Commissioner Brown abstained. Commissioners Coute and Morris were absent. Commissioner Brown was concerned that the proposed layout with two standard means of access could be .inadequate for emergency evacuation purposes. The rest of the Commission was satisfied that the proposed access improvements meet the requirements of the Development Code and ~ere accepted by the D/ERC and the City of Highland. The Planning Commission was concerned about the unimproved area in the northwest comer of the site abutting the City of Highland. The City of Highland reviewed the subject proposal and addressed this issue by requesting constmction of a standard knuclde at the intersection of McKinley Street and Cypress Avenue. The request from the City of Highland was made part of the conditions of approval for this project. Please see Exhibit 2, Attachment D in the Planning Commission Staff Report dated October 18, 2005, for details. The Planning Commission wanted to ensure that there would be adequate parking for visitors and guests. and discussed this issue with the applicant. The proposal will be a gated community with a 32-foot private street layout to allow off-street parking on one side of the street. Also, as described in the Planning Commission Staff Report dated October 18, 2005, each residence will have a 2-car garage. The proposal provides adequate off-street parking for visitors and guests. In all, subject to approval of the proposed amendment, the proposed tract complies with Development Code requirements and will enhance the character of the existing neighborhood. The proposed tract has been designed to incorporate recreational opportunities that will promote a high quality of life for the residents. This project will promote and implement the objectives and policies of the General Plan. o o o DCA05-03/lTM/7372/DPIII05-09 II.2/.05 Page 3 FINANCIAL IMPACT None. The applicant paid the filing fees for the Development Code Amendment, Tentative Tract Map and Development Permit III applications. RECOMMENDATION I) That the Mayor and Common Council close the hearing and that the ordinance be laid over for final adoption. 2) That the Mitigated Negative Declaration and Mitigation Monitoring / Reporting Plan be adopted (Attachments F & G); and that Tentative Tract Map No. 17372 and Development Permit III No. 05-09 be approved based upon the Findings of Fact contained in the Planning Commission Staff Report subject to the Conditions of Approval and Standard Requirements (Exhibit 2). EXHIBITS: I 2 3 Location Map Planning Commission Staff Report dated October 18,2005 Ordinance EXHIBIT 1 CITY OF SAN B~RNARDINO PLANNING DIVISION LOCATION MAP LAND USE DISTRICTS PROJECT: DCA NO. 05-03 TIM NO. 17327 (SUB NO. 05-10) DPIII NO. 05-09 HEARING DATE: 11/21/05 u NORTH Baseline Street . 'lJ 2i 9th Street .. ~ ~ .0 ;t Street II- . l,6r-1 ... I .. - -... o o I " Ie EXHIBIT 2 SUMMARY CITY OF SAN BERNARDINO PLANNING DIVISION CASE: Development Code Amendment No. 05-03. Tentative Tract Map No. 173n (Subdivision No. 05-10). Development Permit (Type III) No. 05-09 2 10/18/05 I (Tentative Tract Map & Development Permit) Citywide (Development Code Amendment) AGENDA ITEM: HEARING DATE: WARD: OWNER: Albert & Nedjatollah Cohen 1448 Laurel Way Beverly Hills, CA 90201 818.501.5500 APPLICANT: Ivana Stamegna Fidelity Family Holding 3985 University Avenue Riverside, CA 92501 951.686.8200 REQUESTILOCA TION: Development Code Amendment . Modify Chapter 19.04, Section 19,04.030(2){N), to allow Planned Residential Development (PRO) in the RM, Residential Medium, RMH. Residential Medium High and RH, Residential High land use districts. . Tentative Tract Map . Subdivide an approximately 20.46-acre parcel to create a I-lot condominium subdivision. Development Permit . Construct 162 detached single-family condominium units with a minimum unit size of 1,426 square feet. The project site is located on the north side of 6'" Street, 'A mile east of Sterling A venue in the RMH. Residential Medium High. land use district. CONSTRAINTS/OVERLAYS: Flood Zone X (shaded) ENVIRONMENTAL FINDINGS: o No Significant Effect o Negative Declaration o Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan STAFF RECOMMENDATION: Ii!I Approval Ii!I Conditions o Denial iJ Continuance to: r-"' o o o DCt No. 05..fJ3 T.T.M No. 17372(Sub. 05-10) DPIJJ No. 05..fJ9 Pag~ 2 REQUEST AND PROJECT DESCRIPTION A request for approval of Development Code Amendment No. 05-03 to modify Chapter 19.04, Section 19.04.030 (2) (N), to allow Planned Residential Development (PRD) in the RM, Residential Medium, RMH, Residential Medium High, and RH, Residential High land use districts. The Development Code Amendment will be applicable on a Citywide basis. Also requested are Tentative 1 ract Map No. 17372 under the authority of Development Code Section 19.66.070 to create a I-lot condominium subdivision on a 2O.46-acre parcel and Development Permit III No. 05-09 under the authority of Development Code Section 19.04.020, Table 04.01 (C) to construct 162 detached single family condominium units with a minimum unit size (floor area) of 1,426 square feet. The project site is located on the north side of 6111 Street, 'A mile east of Sterling Avenue in the RMH, Residential Medium High land use district (Attachment A). Development Code Chapter 19.04.030(2)(N) permits PRDdevelopments in the Residential Urban (RU-l & RU-2), land use districts. Specifically, the proposed amendment will modify Section 19.04.030 (2) (N) to allow PRD developments in the RM, Residential Medium, RMH, Residential Medium High, and RH, Residential High land use districts. This amendment is designed to promote detached single-family homes in multi-family districts and to expand home ownership opportunities within the City. ? The Tentative Tract Map would create a I-lot condominium subdivision on a 20.46-acre parcel. The detached single-family condominium units would have individual ownership but the common areas including landscaping, easements for the driveways, streets and utilities would be owned, controlled and maintained through a homeowners association and would be governed by Conditions, Covenants and Restrictions (CC&R's). The CC&R's would place limitations and requirements on all the detached single-family condominium units and are intended to protect the individual condominium owners regarding construction, maintenance of buildings, common areas and utilities. ~The project site has been designed with 162 detached single-f~i1Y units. The main entrance I:OUld be on 6111 Street with a secondary access on Vine Street. The project would be gated and ;would be constructed in 3 phases with Phase I for 54 homes, Phase II for 60 homes and Phase III for 48 homes. The project will provide 15% (3 acres) of open space to include the following amenities: a clubhouse and pool, and a central park to include two playgrounds, lawn bowling, shuffle board, BBQ areas and a gazebo. Each phasing plan will provide adequate access for turn around with Phase I to install a temporary cul-de-sac and Phase II to provide a 20-foot wide driveway crossing Phase III area connecting to the main loop circulation. Although the phasing plan illustrated that the central park would be completed in Phases 1 & II, it would actually be all constructed as pan of Phase I. A 6-foot decorative block wall will be constructed along the propeny perimeter boundary. A 6-foot vinyl fence will be constructed between the homes. On-site drainage will drain mostly to 6111 Street and to the southeast comer of Mckinley Street and Cypress Avenue. o o o DCA No. 05-03 T.T.M No. 17372(Sub. 05-10) DPlll No. 05-09 Page 3 The design would include two different configurations, 58 units of traditional detached"homes with garages fronting private streets and 104 units in clusters of 6 detached homes with garages fronting driveways and front-door access through a private courtyard. The following design components would be made part of this proposal to include: I) Prominent entry monument signs on 61!J Street. 2) Installation of design decorative tiles along walking trails and perimeter walls. 3) A community central park with walking trails. 4) IS-foot landscaped parkway in a landscape maintenance district behind the sidewalk on 61!J Street. The proposal offers a 2-story building style with 6 different model plans. Each model plan offers 3 variations of finishes that include Spanish and Craftsman styles for a total of 18 variety choices. 58 Traditional Detached Homes: Plan A is 1,862 square feet (living area) with a 2-car garage (400 square feet) - 2-story Plan B is 2,081 square feet (living area) with a 2-car garage (400 square feet) - 2-story Plan A - (3bd/2-1I2ba) - 28 homes (48%) Plan B - (4bd/2-1I2ba) - 30 homes (52%) 58 homes (100%) 104 Clustered Detached Homes: Plan I is 1.426 square feet (living area) with a 2-cargarage (400 square feet) - 2-story Plan 2 is 1,646 square feet (living area) with a 2-car garage (400 square feet) - 2-story Plan 3 is 1,648 square feet (living area) with a 2-car garage (400 square feet) - 2-story Plan 4 is 1.935 square feet (living area) with a 2-car garage (400 square feet) - 2-story Plan I - (3bd/2-1I2ba) - 18 homes (18%) Plan 2 - (4bd/2-1I2ba) - 19 homes (17%) Plan 3 - (4bd/2-1I2ba) - 32 homes (31 %) Plan 4 - (4bd/2-1I2ba) - 35 homes (34%) 104 homes (100%) The homes will be wood-frame/stucco construction with concrete tile roofs. Architectural treatments include variations in roof style, front entry projection and garage door designs. The" units are designed to include window treatments, automatic roll up garage doors and fully landscaped front-yards, private courtyards, central park, and all common open space areas. o c o DC! No. 05-03 T.T.M No. 17372(Sub. 05-10) DPlll No. 05-09 Page 4 SEITING/SITE CHARACTERISTICS The project site is currently vacant and is located within the eastern portion of the City, adjacent to the City of Highland. The site is approximately 1/4 mile east of Sterling Avenue in an area characterized by older single family homes developed in the 1950's and 1960's. Surrounding the site to the north, east and west are residential neighborhoods in the City of Highland. To the south across 6rh is a vacant lot in the IL, Industrial Light land use district. BACKGROUND The Development/Environmental Review Committee (D/ERC) initially reviewed the proposal on April 7,2005. The D/ERC determined that the site plan required revisions to address the layout, setbacks, open space and other pertinent issues relating to site design requirements. On August 18, 2005, the D/ERC reviewed the proposal again and determined that the project had been redesigned to address the D/ERC's previous comments and that the Initial Study prepared for the proposal adequately addressed the environmental issues. The DIERC recommended that the Initial Study with the proposed Mitigated Negative Declaration be circulated for a 20- day public review beginning on August 25,2005 and ending on September 13, 2005. Two comments were. received from the public. In general, the East Valley Water District (EVWD) requested that the main waterline on 6rh Street be extended westerly to the property line, and the City of Highland requested that the project applicant construct a knuckle at the interseCtion of McKinley Street and Cypress Avenue in compliance with City of Highland requirements. The comments were noted and have been incorporated as part of the conditions of approval for this proposal (see Attachment D for details). The project applicant has reviewed and agreed to the conditions from the EVWD and the City of Highland. FINDINGS AND ANALYSIS - DEVELOPMENT CODE AMENDMENT 1. Is the proposed amendment consistent with the General Plan? Yes, the proposal is consistent with the General Plan goal and policy: General Plan Goal 2A states: "Facilitate the development of a variety of types of housing to meet the needs of all income levels in the City of San Bernardino." General Plan Policy 2.1.1 states: "Accommodate the production of new housing units on currently vacant or underutilized land at densities and standards designated in the Land Use Element of the General Plan. " The proposed amendment would allow Chapter 19.04 to be modified to facilitate the development of detached single-family homes. This amendment will modify Development Code Section 19.04.030(2)(N) to allow PRO in multi-family districts to increase flexibility and encourage a broader range of housing products and increase home ownership opportunities within the City. o o o DCA No. 05-03 T.T.M No. 17372(Sub. 05-10) DPlll No. 05-09 Page 5 2. Would the proposed amendment be detrimental to the public interest, health. safety. convenience. or welfare of the City? No, the proposed amendment would modify regulations to allow development of detaChed single-family homes in a medium density range. The proposed amendment does not change the multi-family district design standards nor does it modify the requirement for a Development Permit. This proposal will be in the public interest in that it will create an incentive to provide more affordable detached single-family homes, thereby increasing home ownership opportunities within the City. In addition, an Initial Study was prepared to evaluate the potential for adverse environmental impacts related to the proposed Development Code Amendment, and none were identified. FINDINGS AND ANALYSIS - TENTATIVE TRACT MAP 1. Is the proposed TTUlp consistent with the General Plan? Yes, the proposed map is consistent with the General Plan and Development Code as shown in Table A below. The RMH, Residential Medium High land use district allows single-family and multi-family residential units at a maximum density of21 units per gross acre. The proposal is for detached single-family development at 8 units per gross acre: See Table" A" below: TABLE 'A' -- DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE CATEGORY PROPOSAL DEVELOPMENT CODE GENERAL PLAN Permitted Use Detached Single-Family/ Required Development Code Consistent Condominium Units Amendment Lot Size I-lot Condominium 20,000 sq.ft. N/A (891,284.7 SQ. ft.) Densitv 8 units/ac. 21 units/ac. 24 units/ac. Onen Snace 15% 15% with DCA No. 05-03 N/A Access 2 standard means of access 2 standard means of access N/A 2. Is the design of the proposed subdivision consistent with the General Plan? Yes, the proposal is consistent with the objective of the General Plan as follows: General Plan Objective 1.13 states: "Promote the development of high-quality multi-family towohomes condominiums, and apartments which convey a distinctive residential neighborhood character and are integrated with their setting. " o o c DCA No. 05-03 T.T.M No. I7J72(Sub. 05-10) DPII/ No. 05-09 . Page 6 The propOsed tract complies with Development Code requirements and will enhance the existing residential development surrounding the site. The development of the site with detached single-family condominium units will be compatible with the existing single- family detached residential development to the north, west and south. The proposed tract has been designed to incorporate private recreational opportunities and wa1kiIig trails and other amenities that will suppon and achieve a high quality of life for the City residents in this area. 3. Is the site physically suitable for the type of proposed development? Yes, the site is physically suitable for the proposed development in that the division of land is consistent with the Subdivision Map Act. The tentative tract map conforms to the subdivision design standards specified by the Development Code in that it can accommodate 162 detached homes and open space as addressed in the Findings of Fact in the Development Permit Type III. All of the proposed units will have access to a dedicated roadway and infrastructure that will provide water, sewer, power, gas, telephone, and cable to the site. 4. Is the site physically suitable for the proposed density of development? Yes, the site is physically suitable for the proposed density of development in that the division of land is consistent with the Subdivision Map Act and the proposed subdivision is consistent with the RU, Residential Urban development standards. The proposed density at 8 units per gross acre is lower than that of the RMH district requirements at 21 units per gross acre. . Although the project site is located in the RMH district that allows multi-family units, the proposal has been designed with a detached "single-family" concept layout. In accordance with General Plan Objective 1.13 above, the proposed development is lower in density at 8 from 21 as permitted by the Code. " 5. Is the design of the subdivision likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat? No, an Initial Study was prepared to determine the presence and extent of any environmental issues that could result from the Development Code Amendment, Tentative Tract Map, and Development Permit Type III. The site is not located within the biological resource or geological hazards overlays. Based on this, no issues were identified that would result in a significant impact on the environment. Furthermore, drainage, acoustical and traffic studies were prepared for the proposal. These reports concluded that development of this site would not create significant impacts that could not be mitigated. In addition, the Mitigation Monitoring IReponing Plan for the Initial Study includes action measures to properly mitigate and monitor any potential significant negative impacts relating to development and construction of this site (Anachmellt F). o o " o DCt No, OS-03 T.T.M No. 17372(Sub. OS-101 DP111 No. OS-09 Page 7 6. Is the design of the subdivision likely to cause serious public health problems? No. the design of the proposed subdivision meets all of the applicable requirements for the RMH land use district. Furthermore, the circulation layout bas been reviewed by the City Engineer and designed to provide adequate access and accommodate the type of traffic forecast to be generated by the proposed subdivision and is unlikely to result in any serious public health problems. 7. Will the design of the subdivision or the type of improvements conjlia with any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision? No, the easements identified in the Preliminary Title Repon relate to electrica11ines and other utilities. The design of the subdivision and the proposed improvements will not conflict with these easements, because any existing easements would be abandoned or relocated as determined by the Public WorkslEngineering Division through processing of the Final Map. FINDINGS AND ANALYSIS - DEVELOPMENT PERMIT TYPE III I. Is the proposed development permilled within the subjea zoning distria and does it comply with all of the applicable provisions of the Development Code, including prescribed development/site standards and any/all applicable design guidelines? Yes, the proposed development is consistent with the General Plan and Development Code, in that the RMH, Residential Medium High, land use district aIlows residentia1 units at a maximum density of 21 units per gross acre. The proposal is for development of detached single-family homes on existing residential lots. All proposed homes meet the RMH development standards as shown in Table "A" below. o o o DC4 No. 05..()3 T.T.M No. 1 7372(Sub. 05-10) DPlll No. 05-09 . Pag~ 8 TABLE" A" - Development Code/General Plan Conformance CATEGORY PROPOSAL DEVELOPMENT GENERAL PLAN CODE Permitted Use Condominium/Detached Permitted Permitted Simzle-Familv Units Density 8 dulac. 21 du/ac. 21 dulac. Setbacks (*) - Front 30 feet 20 feet min. - Side 15 feet 5 feet min. N/A - Rear 15 feet 15 feet min. . Side Street 15 feet 15 feet min. Unit Size 1,426 s.f. to 1,200 s.f. min. N/A 2,081 s.f. Height 2 stories (24 feet) 2 stories (35 feet) 2 stories (35 feet) (*) The proposed project is a I-lot condominium subdivision. Please see Project Description for configurations. . 2. Is the proposed development consistent with the General Plan? Yes, the proposal is consistent with the General Plan policy as follows: General Plan Policy 1.13.32 states: "Require that multi-family residential developments convey a high quality and distinctive neighborhood character, including: a. use of materials, colors, and forms that are typical of lower density residential areas; b. differentiation of facades and elevations by the use of offset planes and cubic volumes" articulation of building details (columns. beams. etc.). inclusion of balconies........... which avoid "box"-like structure; o o o DCA No. 05-03 T.T.M No. 17372(Sub. 05-10) DPlll No. 05-09 Page 9 General Plan Policy 1.13.35 states: "Require the extensive use of landscape on site. ft Although the project site is located in the RMH district that allows duplex and aparnnent complex, this proposal is for detached single-family dwelling units. The proposal has been designed to convey the visual sense of a low density at 8 dulac while providing extensive landscaping within the project site as well as along the project perimeters. Additionally, the proposal is for PRO development with detached single- family condominium units that will provide 3 acres (15%) of open space area that include a clubhouse, pool. tot lot and other amenities. 3. Is the proposed development harmonious and compatible with existing andfuture developments within the land use district and general area, as well as the land uses presently on the subject propeny? Yes, the proposed project is consistent with the residential character of the surrounding land uses as well as future residential development. The proposed single-family units are compatible with the existing single-family units in this area. The design and character of the proposed development will enhance the existing conditions in this neighborhood. The home designs and treatment elements are designed to complement the neighboring single-family structures. Architectural treatments include variations in roof style, entry area and garage door designs. All windows and doors and side arid rear elevations will be architecturally treated. 4. Is approval of the Development Permit for the proposed development in compliance with the requirements of the California Environmental Quality Act and Section 19.20.030(6) of the Development Code? Yes, approval of this Development Permit is in compliance with the requirements oCthe California Environmental Quality Act and Development Code Section 19.20.030 (6) pertaining to environmental resources and constraints. Approval of the proposed project would not result in any significant effects relating to traffic, noise, air quality or water quality. This is because all the necessary infrastructure is in place or will be installed to handle the anticipated capacity resulting from this proposed project. Based on the Initial Study prepared by Hogle-Ireland dated June 13, 2005, it is anticipated that the impacts relating to traffic, noise, air quality or water quality will be less than significant with implementation of the proposed mitigation measures. o o o DCA No. 05.{)3 T.T.M No. J7372(Sub. 05./0) DP/11 No. 05-09 Page /0 5. Will there be potential significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored? No significant harmful effects on the quality of the environment or on natural resources will exist as a result of this project. The project site is not located in geological hazard area and occurs within city limits and the site has no habitat value for endangered or threatened species. The site can be adequately served by all required utilities and public services. The proposed project complies with the RMH land use development standards and is consistent with Development Code. 6. Is the subject site physically suitable for the type and density/intensity of use being proposed? Yes, the site is physically suitable for the type and density/intensity of the project being proposed as evidenced by project compliance with all applicable Development Code Standards as noted in Table" A " . 7. Are there adequate provisions for public access, water, sanitation. and public utilities and services to ensure that the proposed use would not be detrimental to public health and ~afety? Yes, all agencies responsible for reviewing access, and providing water, sanitation and other public services have all had the opportunity to review the proposal, and none have indicated an inability to serve the project. The proposal will not be detrimental to the public health and safety in that all applicable Codes will apply to the construction of . this project. 8. Are the location. size design and operating characteristics of the proposed development detrimental to the public interest, health, safety, convenience, or welfare of the City? No, the proposal is consistent with all provisions of the Development Code for RMH development standards. The proposed single-family units will be compatible with the single-family units developed in the area. The proposed project will not be detrimental to the public interest or welfare of the City in that the proposed project will provide a positive new development within an existing neighborhood. CONCLUSION The proposal meets all applicable Findings of Fact for approval of Development Code Amendment No. 05-03, Tentative Tract Map No. 17372 and Development Permit (Type Ill) No. 05-09. o o c DCA No. 05-03 T.T.M No. 17372(Sub. 05-10) DPlll No. 05-09 Page II RECOMMENDATION Staff recommends that the Planning Commission recommend that the Mayor and Common Council: I. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan (Attachment F), 2. Approve Development Code Amendment No. 05-03 based upon the Findings of Fact contained in this Staff Report. and; 3. Approve Tentative Tract Map No. 17372 and Development Permit (Type Ill) No. 05- 09 with phasing plans based upon the Findings of Fact contained in this Staff Report and subject to the Conditions of Approval (Attachment D) and Standard Requirements (Attachment E). Respectfully Submined, Jr~u.Rwtvr Director of me Development Service Department ~ Senior Planner Attachment A Attachment B Attachment C Attachment D Attachment E Attachment F Attachment G Location Map Site Plan/Phasing Plan/Floor Plans/Elevations Proposed Amendment to Chapter 19.04.030, Residential Districts Conditions of Approval Standard Requirements Initial Study Mitigation Monitoring/Reporting J'iIlliFaIR ~. 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I 111 I~ .1 'I 51 ;!I If. I 1 . . I I I I Jl. ~ iN , . t. 1 r tm"'j . . .. . ........ ~ ~ o ATIACHMENT C CHAPTER 19.04 RESIDENTIAL DISTRICTS Section 19.04.030(2)(N), will be modified as follows: N. PLANNED RESIDENTIAL SUBDIVISIONS DEVEWPMENT/SMALL LOT o Planned Residential Development (PRO). including Clustered Subdivision and Small Lot Divisions are permitted in Residential Urban (RU-l and RU-2)~ R<:sid<:IHial I\kdiulIl (RMl. R<:sid<:mial Medium High (RMH). and Residential Hi\!h iRH) land use districts subject to Development Permit review. Attached and detached single-family dwelling units are permitted. The purpose of allowing these types of developments is to promote residential amenities beyond those expected in conventional residential developments, to achieve greater flexibility in design, to encourage well planned neighborhood through creative and imaginative planning as a unit, to provide for appropriate use of land which is sufficiently unique in its physical characteristics or other circumstances to warrant special methods of development, to reduce development problems in hillside areas and to preserve areas of natural scenic beauty through the encouragement of integrated planning and design. 1. Density The underlying residential land use district or the Hillside Management Overlay District shall determine the maximum number of dwelling units allowed in a PRO or Small Lot Subdivision. Where a parcel or parcels have more than one land use district, the maximum number of dwelling units shall be determined by adding together the allowable density for each land use district area. Density transfer throughout the PRO project area is permitted for the promotion of clustering units in those areas suited to development, and thus preserving the open space and natural features of the site. (See Hillside Management Overlay District for restrictions to on-site density transfer.) o o 2. Minimum Lot Size The minimum lot size for a detached single-family unit in a Small Lot Subdivision shall be 5.000 square feet. PRO's may create lot sizes to accommodate the creation of attached single-family dwelling units or Clustered Subdivisions. 3. Site Cover82e Strucwres shall not occupy more than 40% of the gross site area. 4. Structure Heipt/Number of Attached Dwellina Units Detached single-family strucwres shall not exceed 21h stories, or 35 feet. Attached single-family structtlreS shall not exceed 3 stories or 42 feet. The maximum average number of single-family units attached in any manner to form a single struCttlre shall be 6. s. Setbacks o The minimum front, rear. and side strucwral setback from the project perimeter boundary shall be 15 feet. The minimum dwelling unit side strucwral setback from other dwelling unit strucmres is 15 feet plus 1 foot for each 15 feet of struCttlre length. In small lot subdivisions the minimum side setback is 5 feet with a IS-foot minimum dwelling unit separation. 6. Open Space All Planned Residential Developments with 12 or more dwelling units shall provide 30% useable open space for passive and active recreational uses. Planned Residential Development consisting of single-family detached units may provide 15 % useable open space in lieu of the required 30%. Useable open space areas shall no include: right-of-way; vehicle parking areas; areas adjacent to or between any strucWres less than 15 feet apart; setbacks; patios and private yards; or, slope areas greater than 8 percent. Slopes greater than 8 percent may be approved in the Hillside Management Overlay District by the Director as useable open space. MC 1178 9/16/04 o o 7. Amenities All Planned Residential Developments shall provide recreational amenities within the site which may include: a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter - barbecue area; court game facilities such as tennis, basketball, or racquetball; improved softball or baseball fields; or, day care facilities. The type of amenities shall be approved by the Director and provided according to the following schedule: Units 0-11 12-50 51-100 101-200 201-300 Amenities o 1 2 3 4 Add 1 amenity for each 100 additional units or fraction thereof. 8. Private Streets o " Private streets shall be permitted when there is a homeowner's association established to maintain them. The streets shall be built to standards and specifications for public works construction. 9. Maintenance and Completion or ()pen Space, Amenities, LandscaPin2. and Manufactured Slopes o No lot or dwelling unit in the development shall be sold unless a corporation, homeowner's association, assessment district or other approved appropriate entity has been legally formed with the right to assess all those properties which are jointly owned or benefited to operate and maintain all of the mutually available features of the development including, but not limited to, open space, amenities, landscaping or slope maintenance landscaping (which may be on private lots adjacent to street rights-of-way). Conditions, Covenants, and Restrictions (CC&R's) may be developed and recorded for the development subject to the review and approval of the City Attorney. The recorded CC&R' s shall permit the enforcement by the City, if required. No lot or dwelling unit shall be sold unless all approved and required open space, amenities, landscaping, or other improvements, or approved phase thereof, have been completed or completion is assured by a fmancing guarantee method approved by the City Engineer. o 10. Fire Department Standard All parts of the structures sba1l be within ISO feet of paved access for single-story and SO feet for multi-story. 11. Residential Specific Standards In addition to the PRD development requirements. the following specific standards contained within this chapter shall apply: a. Day care facilities b. Golf courses and related facilities c. Guest house d. Lighting e. Minimum room size f. Minimum dwelling size g. Mobile home and manufactured housing h. Mobile home park or subdivision i. Recreational vehicle storage o o o o o ATIACHMENTD CONDITIONS OF APPROVAL Tentative Tract No. 17372 & Development Permit (Type ill) NO.05-09 I. This approval is for Tentative Tract Map No. 17372 to subdivide 20.46 acres to create a I-lot subdivision and Development Permit to construct 162 detached single-family units. 2. Within two years of this approval, the filing of the final map with the Council shall have occurred or the approval shall become null and void. Expiration of a tentative map shall terminate all proceedings and no final map or parcel map shall be filed without first processing a new tentative map. The City Engineer must accept the final map documents as adequate for approval by Council prior to forwarding them to the City Clerk. The date the map shall be deemed filed with the Council is the date on which the City Clerk receives the map. Expiration Date: 2 years from effective date of Development Code Amendment 3. Within two years of this approval, all necessary building permits must be obtained and commencement of work/construction shall have occurred or. the permit/approval shall become null and void. In addition, if after commencement of work/construction, the work/construction is discontinued for a period of one year, then the permit/approval shall become null and void. However, approval of the Tract Map/Development Permit does not authorize commencement of construction. All necessary permits must be obtained prior to commencement of specified construction activities included in the Conditions of Approval and Standard Requirements. 4. The review authority shall ensure that the project complies with all Development Code provisions in effect at the time of the requested extension. review authority may, upon application being filed 30 days prior to the expiration date and for good cause, grant one time extension not to exceed 12 months. The review authority shall ensure that the project complies with all current Development Code provisions. 5. In the event that this approval (including DCA No. OS-03) is legally challenged, the City will promptly notify the applicant of any claim or action and will cooperate fully in the defense of the matter. Once notified, the applicant agrees to defend, i!ldemnify, and hold harmless the City, the Economic Development Agency, the Redevelopment Agency, their affiliates, its officers, agents and employees from any claim, action or proceeding against the City of San Bernardino. The applicant further agrees to reimburse the City, the Redevelopment Agency and the Economic Development Agency of any costs and attorneys' fees which the €ity, the redevelopment Agency or the Economic Development Agency may be required by a court to pay as a result of such action, but such participation shall not relive applicant of his or her obligation under this condition. o o ." o 17M /7372 DPIII No. 05-09 DCA No. 05-03 Page 2 The costs, salaries, and expenses of the City Attorney and employees of his office shall be considered as "attorneys fees" for the purpose of this condition. As part of the consideration for issuing this permit, this condition shall remain in effect if this Tentative Tract and or Development Permit is rescinded or revoked, whether or not at the request of applicant. 6. The final map, grading plan, and site improvement plans shall be in substantial conformance with the Tentative Map approved by the Planning Commission. Minor modifications to the plan(s) shall be subject to approval by the Director of Development Services through a minor modification permit process. Any modification which exceeds 10"10 of the following allowable measurable design/site considerations shall require the re-filing of the original application and a subsequent hearing by the appropriate hearing review authority if applicable: a. On-site circulation and landscaping. . b. Placement and/or height of walls, fences and structures. c. Minor lot line adjustments, provided the lot area of each approved lot shall not be reduced below the minimum lot area permitted in the Development Code. d. A reduction/increase in density, intensity or number oflots of a development project. e. Reconfiguration or architectural features, including colors, and/or modification of the finished materials that do not alter or comprise the previously approved theme. 7. No vacant, relocated, altered, repaired or hereafter erected structure shall be occupied or no change of use ofland or structure(s) shall be inaugurated, or no new business commenced as authorized by this permit until a Certificate of Occupancy has been issued by the Development Services Department. A temporary Certificate of Occupancy may be issued by the Development Services Department subject to the conditions imposed on the use, provided that a deposit is filed with the Development Services Department prior to the issuance of the Certificate. The deposit or security shall guarantee the faithful performance and completion of all terms, conditions and performance standards imposed on the intended use by this permit. 8. This permit or approval is subject to all the applicable provisions of the Development Code in effect at the time of approval. This includes Chapter 19.20 - Property Development Standards, and includes: dust and dirt control during construction and grading activities; emission control of fumes, vapors, gases and other forms of air pollution; glare control; exterior lightning design and control; noise control; odor control; screening; signs, off-street parking and off-street loading; and, vibration control. Screening and sign regulations compliance are important considerations to the developer because they will delay the issuance of a Certificate of Occupancy until they are complied with. Any exterior structural equipment, or utility transformers, boxes, ducts or meter cabinets shall be architecturally screened by wall or structural element, blending with the building design and include landscaping when on the ground. -{: o o c 17M 17372 DPIII No. 05-09 DCA No. 05-03 Poge 3 9. All perimeter block walls (north, south, east and west) shall be decorative on both sides (split face, slump stone, etc.). 10. Construction shall be in substantial conformance with the plan(s) approved by the Director, Development Review Committee, Planning Commission or Mayor and Common Council. Minor modification to the plan(s) shall be subject to approval by the Director through a minor modification permit process. II. Garage door designs shall be set into the walls rather than flush with the exterior wall. A variety of compatible designs shall be used throughout to ensure variety. 12. A 6-foot vinyl fence shall be constructed between each house. 13. Each phase of construction shall provide adequate access. Phase I shall provide a temporary a temporary cul-de-sac or a hammerhead for turn around. Phase II shall provide a 20-foot wide driveway crossing Phase III connecting to the main loop circulation. 14. Any change in elevation or building pad height of 6" or more along the perimeter of the tract/parcel map will require approval by the Planning Commission. Any change in elevation or building pad height of 1" or more within the project site will require approval by the Planning Commission. The applicant'slowner's engineer will certify the elevation of the building pads to the City Engineer, prior to construction of the building foundation. 15. Submittal requirements for permit applications (building, site improvements, landscaping, etc.) to Building Plan Check and/or Public WorkslEngineering shall include all Conditions of Approval and Standard Requirements issued with the Planning approval. 16. If cultural or historical remains are found during the development of the site, a qualified archaeologist shall be notified immediately and empowered to halt construction until adequate data recovery and/or protection measures are implemented. 17. The project is subject to all applicable Mitigation Measures contained in the Mitigation MonitoringIReporting Program (Attachment G). 18. This permit or approval is subject to the attached conditions or requirements of the following City Departments or Divisions and other public agencies: a. Plan Check Division b. Public Works Division c. Fire Department d. Public Services e. City of Highland f. East Valley Water District o 2n15 Bue Une Highlend. CA 92348 (SOlI) __1 FAX (SOlI) Be2-3180 www.ci.highland.ca.ua City Council Mayor Ross B. Jones Mayor Pro-Tem Lerry McCellon Cqnny Ulburn O'Y Scott . n P. Timmer City Manager Sam J. Racadio City of IDG s....' J Inc. 1987 ~ September 13, 2005 ~~ City of San Bernardino Aron Liang, Senior Planner Development Services/Planning Division 300 North "D" Street San Bernardino, CA 92418 Subject: Notice of Intent to adopt a Mitigated Negative Declaration for a condominium subdivision on a vacant 20.46 acre lot to development 167 homes and a central recreation area, at a density of 8.16 dwelling units to the acre (Fidelity Homes, Inc.)(Tentative Tract Map 17372). Dear Aron: The City of Highland is in receipt of the subject Notice of Intent and Initial Study dated August 25, 2005. and have a few comments that should be addressed in the Initial Study. 1 Aesthetics (Initial Study Page 8) The Aesthetics Discussion Section (Section \. (a-c)) discusses that "future residential development will be reviewed by the City to ensure that the aesthetics and site design conform to the City's residential design standards. Less than significant impacts are anticipated." Does the City of San Bernardino residential design standards address heights of garden walls when they are combined with retaining walls? Based on our review of the Tentative Tract Map 17372, it appears that the proposed boundary walls/retaining walls along the west and east property line (along the City of Highland corporate boundaries) are unknown at this time. However, the potential for combination six (6) foot high garden wall on top of a variable height retaining wall could have significant impacts on contiguous residential properties in the City of Highland. This potential height and aesthetic impact will be most evident to the public at the terminus of Vine Street, 7" Street, and at the knuckle of Cypress Street and McKinley Street. o ~[g:~~:[g(Q) CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT o City of San Bernardino Aron Liang, Senior Planner September 13, 2005 Page 2 It is recommended that the City of San Bernardino change the 'less than significant impact' to 'less than significant with mitigation measure' as indicated for Item I(c), and consider incorporating a mitigation measure to minimize the use of retaining walls along said boundaries. This can be accomplished by relocating the boundary walls at the top of slopes or making adjustments to the site grading, as feasible. In addition, decorative block wall material and landscaping should be used along exterior block walls visible from all public rights-of-ways. Landscaping such as, but not limited to, clinging vines should be used to deter graffiti. 2. TransportationlTraffic (Initial Study Page 37) The TransportationlTraffic Discussion Section (Section XV (d)) discusses that 'the project is being designed to meet all current City standards for street widths, comer radii, intersection control, etc.' o . '. It is not clear in the Initial Study how improvements at the knuckle of Cypress Street and McKinley Street will be addressed. However, the Tract Map indicates possible right-of-way dedication. Unless improvements are constructed by the Developer/City of San Bernardino, these streets will continue to be substandard and dangerous for vehicle and pedestrian traffic. It is recommended that the City of San Bernardino change the 'no impact' to 'less than significant with mitigation measure' as indicated for Item XV(d), and consider incorporating a mitigation measure to construct a street knuckle improvement at Cypress Street and McKinley Street in accordance with City standards with courtesy review by the City of Highland Public Works Director/City Engineer. Thanks for the opportunity to participate in the public review process, and we look forward to the City of San Bernardino's responses to our comments. Should you have questions, please contact me at (909) 864-8732, Ext. 215. Sincerely, ./'<j;~1~ ~ence ';~inez (j City Planner o ce: Rick Hallmann. Community Development Dinlclor (wilhoulattachments) Emie wang. Public Works Dir8cIorIClty EngIneer 1_ alI.acIvnenla) c:\environmentallfidelltyhomeNOIIS.1Ir . .!:!!!!i Ar Q"'r::: .0: Cc: Subject: Ron Buchwald [rbuchwald@l!astvalley.org) Tuesday, September 06. 2005 5:18 PM Liang_ Ar Andy Quach Tentative Tract Map No. 17372 Hello Mr. Liang, I am sending this email in response to the Notice of Intent the East Valley Water District has received on August 25, 2005. There are a number of corrections to the tentative map as submitted. First, the water main in 6th Street terminates about 200 feet from the easterly property line of the property. This main will need to be extended to the westerly end of the property as part of a development agreement with the District. Second, the map shows the proposed water main connecting to an existing water main in 7th Street. This is a lower pressure zone than the main in 6th Street and will not be able to join this main. If this is Gated Community than the water main and sewer main inside the development is usually private and therefore should not connect to a second main outside the development. If the proposed water main within the development is not private than water and sewer easements will need to be provided to the District. The proposed water main should be connected to the water main in Cypress Street in order to be looped. The existing sewer main in 6th Street is a 21-inch VCP trunk sewer main that will require special construction in order to connect to the main. ~his information is being provided for your knowledge. Any assistance O JU may provide with including these items in your conditions of ~pproval will be appreciated. If you have any questions, please do not hesitate to contact our office. Sincerely, Ron Buchwald Assistant District Engineer East Valley Water District 3654 E. Highland Ave. Suite 18 Highland, CA 92346 (909) 888-8986 o 1 o o o ~~\E City of San Bernardino STANDARD REQUIREMENTS Development Services/Plan Check Division ~ Property address: DRClCUP/DP: DcA NJ,u fro ~ \j1V. NO . \ t"{ 3>" "L. Do:r-11l- NO. O!?-O' NOTE; NO PLANS WILL BE ACCEPTED PLAN CHECK WITHOUT CONDmONS APPROVAL IMPRINTED ON PLAN SHEETS. DATE: 4'.1. "2..o-e' S- Submit 6 sets of plans, minimum size 18" x 24", drawn to scale. If plan check is for expeditious review, submit 6 sets. The plans shall include (if applicable): a. site plan (include address & assessors parcel number) b. foundation plan c. floor plan (label use of all areas) d. elevations e. electrical, mechanical, & plumbing plans f. detail sheets (structural) g. cross section details h. show compliance with Title 24/Accessibility (disabled access) i. a plan check deposit fee will be required upon submittal of plans. CaU Development Services (plan check) 909-384-5071 for amount. FOR OF 1. The title sheet of the plans must specify the occupancy classification, -O"pe of construction, if the building has sprinklers, & the current applicable codes. 2. The person who prepares them must sign the plans. Also, provide the address & phone number of that person. Some types of occupancies require that the plans are prepared, stamped, and signed by an architect, engineer, or other p~rson licensed by the State of California. 3. For structures that must include an engineers design, provide 2 sets of stamped/wet signed calculations prepared by a licensed architect/engineer. 4. Provide 2 sets of Title 24{Energy compliance forms and calculations. Some compliance forms are required to be printed on the plans. 300 N '0' Street San Bernardino CA 92418 909-384-5071 Office 909-384-5080 Fax -,\" o o o s. Submit grading, site, and/or landscape plans to Public WorkslEnglneering for plan check approval and permits. For more information, phone 909-384-5111. 6. Fire sprinkler plans, fires suppression system plans, etc., shall be submitted to the Fire Department for plan check approval and permits. For Information, phone 909-384-5388. 7. Signs require a separate submittal to the Planning Division for plan check approval and permits. For Information, phone 909-384-5057. 8. Restaurants, food preparation facilities. and some health related oc:cupanc:les will require dearalices and approved plans from San Bernardino County Health Department. For information, phone 909-387-3043. 9. Occupanc:ies that include restaurants, car washes, automotive repair/auto body, dentist offices, food preparation facilities or processing plants, etc. may require approvais and permits from San Bernardino Water Reclamation. For Information, phone 909-384-5141. 10. An air quality permit may be required. Contact South Coast Air Quality Management Division for Information, phone 909-396-2000. 11. State of California Business & Professions Code/Contractors License Law requires that permits can be Issued to licensed contractors or owner-builders (that are doing the work). Contractors must provide their State license number, a c:ity business registration, and workers compensation policy carrier & policy number. Owner-builders must provide proof of ownership. NOTE: PLAN CHECK TIME ON THESE TYPES OF PROJECTS IS APPROXIMA TEL Y 4-6 WEEKS FOR 1ST CORRECTIONS. EXPEDITIOUS REVIEW IS APPROXIMATELY 10 WORKING DAYS. THE DEVELOPMENT REVIEW PROCESS IS NOT THE BUILDING PLAN CHECK AND DOES NOT IMPL Y THAT THE DESIGN AS SUBMITTED WILL BE APPROVED WITHOUT CORRECTIONS. Comments: ~;',_.' . 300 N 'd. Street San Bernardino CA 92418 909-384-5071 Office 909-384-5080 Fax o CITY OF SAN BERNARDINO Development Services Department - Public Works Division Standard Requirements Description: 162 Detached Residential Condominium Subdivision Applicant: Fidelity Homes. Inc. Location: North Side of 6th Street Y. Mile East of Sterlina Avenue Case Number: Tract No. 17372 and DeveloDment Permit TVDe III No. 05-09 1. Drainal!e and Flood Control a) All necessary drainage and flood control measures shall be subject to requirements of the City Engineer. The developer's Engineer shall furnish all necessary data relating to drainage and flood control. o b) A local drainage study will be required for the project. Any drainage improvements, structures or storm drains needed to mitigate downstream impacts or protect the development shall be designed and constructed at the developer's expense, and right-of-way dedicated as necessary. c) Comprehensive storm drain Project Nos. 6-CI-02 & 6-CI-03 is master planned in the vicinity of your project. Therefore, the storm drain shall be designed and constructed at the expense of your project unless your Engineer can conclut;ively show that the drain is not needed to protect your Development. d) All drainage from the development shall be directed to an approved public drainage facility. If not feasible, proper drainage facilities and easements shall be provided to the satisfaction of the City Engineer. e) If site drainage is to be outletted into the public street, the drainage shall be conveyed through a parkway culvert constructed in accordance with City Standard No. 400. Conveyance of site drainage over the Driveway approaches will not be permitted. o c Project: 167 Detached Resid""tial Condominium Subdivision Case No. TR 17372 & DPIII 05-09 Page 2 of 12 The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP). These plans shall be approved by the City Engineer, prior to issuance of any permits authorizing land-disturbing activities. (Refer to the City's web page at www.cLsan-bemardino.ca.us - Departments - Development Services - Public Works for templates of these plans). g) A .Notice of Intent (NOI)" shall be filed with the State Water Resources Control Board for construction disturbing 1 acre or more of land. h) The City Engineer, prior to grading plan approval, shall approve an Erosion Control Plan. The plan shall be designed to control erosion due to water and wind, including blowing dust, during all phases of construction, including graded areas which are not proposed to be immediately built upon. f) 2. Gradina and LandscaDina a) o I 10 I , i I I If more than l' of fill or 2' of cut is proposed, the site/plot/grading and drainage plan shall be signed by a Registered Civil Engineer and a grading permit will be required. The grading plan shall be prepared in strict accordance with the City's .Grading Policies and Procedures. and the City's .Standard Drawings., unless otherwise approved by the City Engineer. b) Pad elevations shown on the rough and/or precise grading plan shall not vary more than 0.5 feet from the pad elevations shown on the tentative tract map and approved by the Planning Commission. c) If more than 5 trees are to be removed from the site, a tree removal permit conforming to the requirements of Section 19.28.090 of the Development Code shall be obtained from the Department of Development Services-Planning Division prior to issuance of any grading or site development permits. d) If more than 5,000 cubic yards of earthwork is proposed, a grading bond will be required and the grading shall be supervised in accordance with Section 7012(c) of the uniform Building Code. e) If more than 1,000 cubic yards of earth is to be hauled on City Streets then a special hauling permit shall be obtained from the City Engineer. Additional conditions, such as truck route approval, traffic controls, bonding, covering of loads, street cleaning, etc. may be required by the City Engineer. :_ \ :..hl, , ,. '.-~ ~ _ ::nll" o f) Project: 167 Detached R...itlemial Condominium Subdivision Cue No. TR 17372 &. DPUI 05-09 Page 3 of 12 A liquefaction evaluation is required for the site. This evaluation must be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the approved liquefaction evaluation shall be incorporated in the grading plan. g) An on-site Improvement Plan is required for this project. Where feasible, this plan shall be incorporated with the grading plan and shall conform to all requirements of Section 15.04-167 of the Municipal Code (See "Grading Policies and Procedures"). c h) Wheel stops are not. permitted by the Development Code, therefore, use continuous 6" high curb around planter areas and areas where head in parking is adjacent to walkways. The parking spaces shall be 16.5' deep and may overhang the landscaping or walkway by 2.5'. Overhang into the setback area or into an ADA path of travel (minimum 4' wide) is not permitted. i) A refuse enclosure constructed in accordance with City Standard Drawing No. 508 modified as approved by the City Engineer to provide ADA accessibility. The minimum size of the refuse enclosure shall be 8 feet x 15 feet, unless the Public Services Department, Refuse Division, approves a smaller size, in writing. The Refuse Division shall approve the number and placement of refuse enclosures. .' j) k) One 4' x 11' PCC pad at least 4" thick shall be provided in the rear or side yard area of each lot for storage of recycling containers. The pad shall be screened from public view and a 3' wide concrete walkway shall be provided from the driveway to the pad. All gates along the access way shall have a clear width of 3'-6" minimum. A minimum clearance of 3 feet shall be provided around the pad. I) Retaining walls, block walls and all on-site fencing shall be designed and detailed on the On-site Improvement Plan. This work shall be part of the On-site Improvement permit issued by the City Engineer. m) All walls shall be constructed of decorative block with architectural features acceptable to the City Planner. n) All fencing shall be shown and detailed on the on-site improvement plan. 0) Interior fencing material within 5 feet of the structure shall be either non-combustible or 1-hour fire rated. Vinyl fencing is not allowed within 5 feet of the structure. o ..-..:-,r..: \ ....Ii., \ ''',,':-'-l .... ~ltll'" Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 & DP1I1 05-09 Page 4 of12 o p) The on-site improvement plan shall include details of on-site lighting, including light location, type of poles and fixtures, foundation design, conduit location and size, and the number and size of conductors. Photometry calculations shall be provided which show that the proposed on-site lighting design will provide 1 foot-candle of illumination uniformly distributed over the surface of the parking lot during hours of operation and 0.25 foot-candles security lighting during all other hours. q) The design of on-site improvements shall also comply with all requirements of The Califomia Building Code, Title 24, relating to handicap parking and accessibility. including retrofitting of existing building access points for handicap accessibility, if applicable. r) A handicap accessible path of travel shall be provided from the public way to the building entrance. All pathways shall be concrete paved and shall provide a minimum clear width of 4 feet. Where parking overhangs the pathway, the minimum paved width shall be 6.5 feet. s) Where the handicap accessible path of travel crosses drive aisles, it shall be delineated by striping or textured/colored concrete pavement. o t) A reciprocal easement shall be recorded prior to grading plan approval if reciprocal drainage, access, sewer, and/or parking is proposed to cross lot lines, or a lot merger shall be recorded to remove the interior lot lines. u) The project Landscape Plan shall be reviewed and approved by the City Engineer prior to issuance of a grading permit. Submit 5 copies to the Engineering Division for Checking. , i i I 10 I v) The public right-of-way, between the property line and top of curb (also known as .parkway") along adjoining streets shall be landscaped by the developer and maintained in perpetuity by the property owner. Details of the parkway landscaping shall be included in the project's on-site landscape plan, unless the parkway area is included in a landscape maintenance district, in which case, a separate landscape plan shall be provided. w) A Landscape Maintenance District shall be implemented to maintain landscaping within the following areas: The parkway area along the north side of 6th Street adjacent to the project. The. District shall be formed and the landscaping installed by the developer; however, no assessment will be levied by the District _ ",.Ju. . '; (T~. ':UfI:\ Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 &. DPII1 05-09 Page 5 of 12 o ,. except in case of default by the owners to adequately maintain the landscaping in the district. o x) The cost of installation of landscaping and irrigation system in the landscape maintenance district shall be bonded as part of the faithful performance, labor & materials, and warranty bond required for approval by the City Council and recording of the tract or parcel map. y) All required maintenance districts shall be formed and bonded prior to Map recording. z) Separate sets of Landscape Plans shall be provided for the Landscape Maintenance District. Water and electric services to the District shall be metered separately from the on-site irrigation system. aa) The landscaping and irrigation system shall be installed in the landscape maintenance district and accepted by the City Engineer prior to application for occupancy of any house in the subdivision. bb) Prior to sale of each parcel, the Developer shall provide the City's Real Property Section of the Public Works Division with a signed copy of the "Notice of Assessment District" disclosure for each property purchaser. cc) An easement and covenant shall be executed on behalf of the City to allow the City to enter and maintain any required landscaping in case of owner neglect. The Real Property Section for execution by the property owner and shall ensure that, if the property owner or subsequent owner(s) fail to properly maintain the landscaping, the City will be able to file appropriate liens against the property in order to accomplish the required landscape maintenance. A document processing fee in the amount of ~200.00 shall be paid to the Real Property Section to cover processing costs. The property owner, prior to plan approval, shall execute this easement and covenant unless otherwise allowed by the City Engineer. 3. Utilities a) Design and construct all public utilities to serve the site in accordance with City Code, City Standards and requirements of the serving utility, including gas, electric, telephone, water, sewer and cable TV (Cable TV optional for commercial, industrial, or institutional uses). o :..' \ Jtl~- \ t.:- . 'I ~_ ~'"I.'i Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 &. DPID 05-09 Page 6.of 12 o b) Each parcel shall be provided with separate water and sewer facilities so the City or the agency providing such services in the area can serve it. c) Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. d) Sewer main extensions required to serve the site shall be constructed at the Developer's expense. e) This project is located in the sewer service area of the East Valley Water District; therefore, any necessary sewer main extension shall be designed and constructed in accordance with requirements of the East Valley Water District. f) Utility services shall be placed underground and easements provided as required. g) A street cut permit, from the City Engineer, will be required for utility cuts into existing streets where the street is not being repaved as part of the required improvements. o h) All existing overhead utilities adjacent to or traversing the site on either side of the street shall be undergrounded in accordance with Section 19.20.030 (non-subdivisions) or Section 19.30.110 (subdivisions) of the Development Code. i) Existing Utilities which interfere with new construction shall be relocated at the Developer'S expense as directed by the City Engineer, except overhead lines, if required by proviSions of the Development Code to be undergrounded. See Development Code Section 19.20.030 (non-subdivisions) or Section 19.30.110 (subdivisions). j) Sewers within private streets or private parking lots will not be maintained by the City but shall be designed and constructed to City Standards and inspected under a City On-Site Construction Permit. A private sewer plan designed by the Developer's Engineer and approved by the City Engineer will be required. This plan can be incorporated in the grading plan, where practical. 4. MaDDina ," a) A Final Map based upon field survey will be required. o " . I:": ,\-,,' .Ill, t ~ .. l:'l'! :-. ~l M I'; o b) c) d) Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 & DPIlI 05-09 Page 7 ofl2 All street names shall be subject to approval of the City Engineer prior to Map approval. Additional survey and map information including, but not limited to, building setbacks, flooding and zones, seismic lines and setbacks, geologic mapping and archeological sites shall be filed with the City Engineer in accordance with Ordinance No. Mc-592. If this Map is located in an Assessment District and the assessment has not been paid off, the subdivider shall submit an apportionment application to the Real Property section of the Public Works Division. Application forms can be obtained from the Real Property Section at (909) 384-5026. e) Assessment District Apportionment Fees: . Parcel Map of 4 or fewer Parcels - ~1,100.00. f) Final Maps or Parcel Maps of more than 4 Parcels - ~2.250.00 plus ~25.00 for each final assessable lot or parcel. 5. ImDrovement ComDletion o o Street, sewer, drainage improvement, traffic signals, and landscape maintenance district landscape and irrigation plans for the entire project shall be completed, subject to the approval of the City Engineer, prior to the Map recordation. .- If the required improvements, including landscaping and irrigation within the landscape maintenance district, are not completed prior to Map recordation, an improvement security accompanied by an agreement executed by the developer and the City will be required. b) If the required improvements are not ~roPosed to be completed prior to recordation of the Parcel Map, a deferred improvement agreement in accordance with Section 19.30160 of the Development Code will be required. If the agreement is approved, an improvement certificate shall be placed on the Parcel Map, stating that the required improvements will be completed upon development. Applicable to Parcel Maps consisting of 4 or less parcels only. a) a) c) Street light energy fee to pay cost of street light energy for a period of 4 years shall be paid. Exact amount shall be determined and shall become payable prior to map recording. d) All rights of vehicular ingress/egress shall be dedicated from the following streets: McKinley Street and Cyprus Street. ~L~' .1"_ , , ~ "..''', ~lltl~ o o o Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 & DPIII 05-09 Page 8 of 12 6. Street ImDrovement and Dedications a) All public streets and publiC easements within and adjacent to the development shall be improved to include combination curb and gutter, paving, handicap ramps, street lights, sidewalks, and appurtenances, including, but not limited to traffic signals, traffic signal modifications, relocation of public or private facilities which interfere with new construction, striping, and landscaping and irrigation in the landscape maintenance district shall be accomplished in accordance with the City of San Bernardino "Design Policies and Procedures" and City "Standard Drawings," unless otherwise approved by the City Engineer. Street lighting, when required, shall be designed and constructed in accordance with the City's "Street Lighting Policies and Procedures." Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer. b) For the streets listed below, dedication of adequate street right-of- way (RW.) to provide the distance from street centerline to property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows: Street Name Riaht of Wavtft.l Curb Line@ 6th Street 44' 32' Cypress Street 30' 20' d) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to the site. Widen pavement adjacent to the site to match new curb and gutter. Construct approach and departure transitions for traffic. safety and drainage as approved by the City Engineer. e) Construct approach and departure transitions on 6th Street for. traffic safety and drainage as approved by the City Engineer. f) 6th Street shall be rehabilitated adjacent to the project to centerline. The City Engineer shall approve the rehabilitation strategy. g) Construct approach and departure transitions on Cypress Street for traffic safety and drainage as approved by the City Engineer. Coordination with the City of Highland will be required and shall be the responsibility of the Developer. "_ .,.. ...10." 11;. .:,.2"11:\ Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 &. DPIII 05-09 Page 9 of 12 o h) Construct sidewalk adjacent to the site in accordance with City Standard No. 202, Case "A" (6' wide adjacent to curb). i) Construct Handicap Ramps in accordance with City Standard No. 205, modified as approved by the City Engineer to comply with current ADA accessibility requirements,. at all curb returns within and adjacent to the project site. Dedicate sufficient right-of-way at the comer to accommodate the ramp. j) The throat area of radius type driveway approach shall be paved in colored textured concrete to distinguish it from a public intersection. k) All Curb return radii shall be 25 feet minimum. I) Construct knuckle at the intersection of McKinley Street and Cypress Street in accordance with City Standard Drawing No. 101. m) Install Street Lights adjacent to the site in accordance with City Standard Nos. SL-1 and SL-2. 7. Phasina o cij 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 will be required prior to the finalization of any phase: b) Improvement plans for the total project or sufficient plans beyond the phase boundary to verify the feasibility of the design shall be complete to the satisfaction of the City Engineer. I !- c) 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: d) Dead-end streets shall be provided with a minimum 32 foot radius paved width; e) Half width streets shall be provided with a minimum 28 foot paved width: f) Street improvements shall be completed beyond the phase boundaries, as necessary to provide secondary access: c ..1.,( ~ ~. : 1111;;; Project: 167 Detached Residential Condominium Subdivision Case No. TR 17372 & DPIII 05-09 Page 100f12 Drainage facilities, such as storm drains, channels, earth berms and block walls, shall be constructed, as necessary, to protect the development from off-site flows: h) A properly designed water system shall be constructed, which is capable of providing required fire flow, perhaps looping or extending beyond the phase boundaries. o g) i) Easements for any of the above and the installation of necessary utilities shall be completed; and, 8. . Reguired Engineering Plans a) A complete submittal for plan checking shall consist of street improvement, sewer, storm drain, traffic signal, striping, lighting, grading, on-site landscaping and irrigation, landscaping and irrigation in the landscape maintenance district, and other plans as required. Piecemeal submittal of various types of plans for the same project will not be allowed. The rough grading plan may be designed and submitted in combination with the precise grading plan. o c b) c) All public improvement plans submitted for plan check shall be prepared on the City's standard 24" x 36" sheets. Grading and on- site improvement plans shall be submitted on 24" x 36" sheets unless otherwise approved by the City Engineer. A signature block satisfactory to the City Engineer or his designee shall be provided. d) After completion of plan checking, final mylar drawings, stamped and signed by the Registered Civil Engineer in charge, shall be submitted to the City Engineer for approval. e) Electronic files of all improvement plans/drawings shall be submitted to the City Engineer. The files shall be compatible with AutoCAD 2000, and shall be submitted at the same time the final mylar drawings are submitted for approval. Copies of the City's design policies and procedures and standard drawings are available at the Public Works Counter for the cost of reproduction. They are also available at no charge at the Public Works Web Site htto://www.ci.san-bernardino.ca.us/site/ow/default.htm f) .., ..,,'~ ': ':'ii;:, a) c b) Perimeter walls shall be shown and detailed on the rough grading plan and permitted as part of the rough grading of the site. Landscape and irrigation plans for on-site landscaping and for the landscape maintenance district shall be approved prior to issuance of grading permits. Separate sets of landscape and irrigation plans shall be submitted for landscaping and irrigation in the landscape maintenance district c) Perimeter walls shall be installed and accepted prior to acceptance of rough grading. The Landscape Maintenance District shall be formed prior to application for approval of the final subdivision map. Perimeter walls and landscaping & irrigation in the landscape maintenance district shall be installed prior to issuance of a building permit. d) e) '.:" . .1'.1": , . ";."',"' ~. :,,.1;' o f) Project: 167 n..m"Md Residential Condominium Subdivision Case No. TR 17372 &. DPIll 05-09 Page 12 of12 On-site landscaping (private areas) shall be installed and accepted prior to release of gas utility and prior to final inspection. g) The streets within any phase of the subdivision shall be base paved (0.10 foot low) prior to delivery of construction materials to the site. h) Prior to final inspection of the last three units in the tract (or phase). the final lift of pavement shall be installed. . i) Prior to final inspection and release of the last three units in the tract (or phase), the pavement on the streets adjacent to the tract shall be rehabilitated. The method and extent of rehabilitation shall be determined at time of final inspection by the City Engineer. o " o . .j'I<\.--:Jut,; t. I.:, ".u .:.... ~lIu:' o 9 CITY OF SAN BERNARDINO. FIRE DEPARTMENT;--r /7:112- STANDARD REQUIREMENTS eaH: -nP71l' C$oe1 . Deta: 4h/~ / R~~~~ (;,.fA Sr S~l' LI AfttI . ~AIQUIREII!NTS: ........ _ . - .............. . ."'10 1IMIll- SlII8Iy lor FIla 11..._ -.. -.,......--. 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T_ ............&.....III.....-...4I1111l1alg1..ID... _"old 111" FIla o..-~pllarlO _ al_"""""",-, ........-l...-~ --"'.,p-Il1..FlID D__pdar"'_"'~ I..... P.............. FIND .L.M.._II..Q. ... .lOtpItnIIIIr.,..............,........be...... II -=-C.p.lt~..........1KI1ocIIIan. FIla CadI.............. """'.200 _311I...... ~ 31M -- FIla SpdnIIlarft_...~........ __lIlIlIIlPO><m.., 1M FIlII Dopa_.....1D.. _ 01--. PalmI......... o "'-r d-. . - ".1CIIllII:IIr1l-.......111 -... _-""10 I'IN ....,._. filii I _._.... -'DDITIClNALINRlIlMA'IlON: 'PUll....... A. Jt.Alo/ ~~ r.~" "~r.:~"'" MAl c;,~"5 FPI'lII~ onn!Cnn 'J "7' ~R' ~n~fYv~\ ~w 1111 nNIRmm m q~:ZI l~nll~nn1.-II-l~n o City of San Bernardino Public Services Department Development Project Conditions of Approval 300 North 0 Street - 4th Floor San Bernardino, CA 92418 Project Number: DP III 05-09 Project Planner: Aron Liang Review Date: 4.7.05 Project Description/Business Name: Rio Rancho Project location/Address: On north side of 6th Street, 1/4 mile east of Sterling Service Account Avenue. Reviewed By: e-mail: Phone: .. 909.384.5549 #3162 . Standard Development Requirements Project shall meet all applicable Standard Development Requirements as attached. . Integrated Waste Management Survey Applicant shall submit an Integrated Waste Management Survey for each of the activities marked below with the initial application to Planning for approval by the Public Services Department Refuse and Recycling Division prior to issuance of permits for each activity. The information contained in the Survey as well as any related comments and mitigation provided by Public Services shall be summarized in the Initial Study and EIR if required for the project under CEQA. 0 Demolition & Site o Construction / Renovation o Business Operations or Event Preparation . Additional Requirements or Recommendations o MD/PS 6.27.2003 o City of San Bernardino Public Services Department Standard Development Requirements 300 North 0 Street - 4th Floor San Bernardino, CA 92418 RESIDENTIAL TRACTS" LOTS Collection Services 1. Residential refuse and recycling services are to be provided by the City of San Bernardino Refuse & Recycling Division a minimum of once weekly. 2. The City shall provide upon request one set of a blue, green, and black 96 or 64-gallon automated service cart to each single family unit, OR one set to every 2 units in multi-unit dwellings up to B units. 3. Commercial requirements shall apply to all multi-unit dwellings over 8 units, unless otherwise approved. 4. Nonresidential establishments such as small offices, shops, meeting halls, or churches, which generate 2 cubic yards or less of non-bulky waste per week and are located on the same side of a residential block receiving automated cart service shall meet residential rathenhan commercial requirements; Automated Cart Storage" Access Residential units shall construct a minimum 4 feet by 11 feet concrete pad located out of view of publiC right- of-way for storage of each set of up to 4 automated carts. If visible from the public right-of-way, the storage area shall be screened by landscaping, or masonry or solid wood fencing. SHOWUN GRADING .AND SITE PLANS. 6. The path of travel from the storage pad to street shall be continuously paved without step or curb with 4-foot minimum gate openings in walls and fencing. The path of travel may include a paved driveway or patio area. SHOW ON GRADING AND SITE PLANS. Service Vehicle Access 7. Projects shall meet City Engineering vehicle access requirements on all streets within a residential tract. These requirements shall not limit requirements for Fire vehicle access. Curbside Service Area B. A minimum 14-foot linear space on the street along the curb adjacent to the driveway of each residence must be clear for automated service carts, with a minimum 2-foot setback and 13-foot vertical clearance of all obstructions such as structures, fences, and raised landscaping. Gated Access 9. Gated properties that are locked and unmanned on service days anytime between the hours of S AM and S PM Monday through Saturday shall provide access code or key to Public Services. c MD/PS 6.27.2003 o o o ~MEtol\ F CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY CITY OF SAN BERNARDINO INITIAL STUDY FOR Rancho Hacienda, Fidelity Homes, Ine. PROJECT DESCRlPTlONILOCATION: The proposed project consists of an approximately 20.46 acre parcel which will be subdivided into 167 single-family residential lots in a gated community which will incorporate the following amenities, a clubhouse and pool, and a central park for the community residents which will feature lawn bowling, shuffle board, BBQ areas and a gazebo. The project will also incorporate landscaping, a network ofIocal streets with private garage off-street parking and driveways. Access to the required utilities will be provided. The project will take its main access off of 611t Street, with a secondary access point provided off of Vine Street. The property is located northwest of the intersection of 6th Street and McKinley Street. The property is to the north of the San Bernardino International Airport. APN: 119-218-101. An aerial of the project site illustrates the project location, proximity to airport and surrounding land uses (Figure I). DATE: June 13, 2005 Revised June 23, 2005 PREPARED FOR Fidelity Homes. Inc. 1381 Warner Avenue, Suite B Tustin, California 92780 PREPARED BY Hogle-Ireland, Inc. 2825 E. Tahquitz Canyon Way, Suite 106 Palm Springs, California 92262 PREPARED FOR City of San Bernardino Development Service Department 300 North "0" Street San Bernardino, CA 92418 (909) 384-5057 REVIEWED BY Independently reviewed, analyzed and exercised jud Development/Environmental Review Committee on California Environmental IS-I o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a proposal must obtain discretionary approval from a governmental agency and is not exempt from CEQA. The purpose of the Initial Study is to detennine whether or nor a proposal, not exempt from CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR) must be prepared. 1. Project Title: Rancho Hacienda 2. Lead Agency Name: City of San Bernardino Address: 300 North "0" Street San Bernardino, CA 92418 3. Contact Person: Aron Liang Phone Number: (909) 384 - 5057 4. Project Location (AddresslNearest cross-streets): The subject property is located northwest of the intersection of 6th Street and McKinley Street. The property is to the north of the San Bernardino International Airport. APN: 119-218-101. S. Project Sponsor: Address: Fidelity Homes, Inc. 1381 Warner Avenue, Suite B Tustin, California 92780 6. General Plan Designation: RMH - Residential Medium High Density - 21 Units per acre. 7. Description of Project (Describe the whole action Involved, including, but not limited to. later phases of the project and any secondary, support, or off-slte feature necessary for Its implementation. Attach additional sheets, if necessary): The project is a request to amend the City's existing Planned Residential Development (PRD) Ordinance to include Residential - High (RH), Residential Medium (RM) anll Residential Medium High (RMH) Multi-family zones. The proposed project is a condominium subdivision on a currently vacant 20.46 acres to develop 167 homes and a central recreation area, at a density of 8.16 dwelling. units to the acre. The proposal includes a dedicated community park and clubhouse at the center of the gated community which will fulfill the IS percent open space requirement in this zone. Figure 1 shows an aerial photograph of the site and vicinity. A site plan that illustrates the proposed layout is shown as Figure 2. Photographs of the site and vicinity follow Figure 2. 8. Surrounding Land Uses and Setting: Site Photographs 1 eft 2 located on page 15-6 illustrale existing conditions on and adjacent to project site. North: South: East: Multi-Family Residential, San BemardinoIHighland City Limits Vacant, Industrial Light (IL) Vacant/Single Family Residential, Office Industrial Park (OIP), San BernardinolHighland City Limits. JS..2 o o o CITY OF SAN BERNARDINO DEVELOP~ENTSERVICES INITIAL STUDY West: Single FamilylMulti-Family Residential, San BemardinolHighland City Limits 9. Other agencies whose approval is required (e.g., permits, finance approval, or participation agreement): City of Highland - Approval of an exit gate on Vine Street loeated within the City of Highland. IS-3 ht o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY ..-. - ~-..;-;:.o; 'l~__..; - . -.-... :-,'''.. -':""pI: '-'" ~... ; ... ,-'. -. ..l:=....-,.....- ~ , .. -. r; . -'-"- - . .:.....~ -...-~. ~,~.._...... '. , ... 'e_ _' ~..-' "7,;... .._.'- ..-.'~.' . ...~lftU;1 .Y;.. .....- .., -~i'1 . 'I~ "-~' '. . . LJnlSTREET---:--"---.': __.-, -E.~ETD~D" "-;';-;;:"- , - .- ;..:. ~ ".~_....::'\, .. ~U,i~' " .. ~.H \ < ~ \ /" 'v'" .~. <..... ,...... . .... .'.. ......- . '" . '- ~:.:':~~~:~~~ .-. ..- J~k;1;-:::;..:1::i:.:,:[a;I.ir;~ ....,... "iclIl"l'l Thl: ~I\:ri.ll \,i....\\" llf rn'j"'l'[ :o.irl,.' illu:o;tralcs I'r<~ic\,:t ~IIC In":o.ltltlll. rro,inlll~ h) ~lIrptln anll SlllTtlUndill~ ll:o.C:o.. RANCHO HACIENDA SAN nrRNARnINO.CALIFQRNIA i:t 1(.11 \'\.l)j'\,i, - - -~ -, VICINITY MAP DECE.MBER 29 '04 IS-4 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY >- 0,.... , I __n I" .". I "ft"l'ffi ~: :::. y:":-:y, __ .'IlU'1 "i ":":Y:l":"' -. - ';;" - . - , .\ ii .l . , ,,~"', , Ijg '".- " ". I Ii II, II it I ~~ z~ ~O I I ~.,.., .. ~ -..... :-~"": .T~ .,.,.n I~ ~ [e!it] ,I ti!~ Figure 2 Preliminary Site Plan IS-S o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Site Photo I. View from the northeast comer of the project site looking west from Cypress Street. Existing single-family homes in the distance delineate the western border of the site. c Site Photo 2. View from the northeast comer of the site looking south. Row of vegetation delineates the eastern boundary of the site. San Bernardino Airport to the south in the distance. o o c o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. 0 Aesthetics 0 Agriculture Resources 0 Air Quality 0 Biological Resources 0 Cultural Resources B Geology I Soils 0 Hazards & Hazardous 0 Hydrology I Water Quality Land Use I Planning Materials 0 Noise 0 Population I Housing 0 Mineral Resources 0 Recreation 0 Transportation I Traffic 0 Public Services 0 Mandatory Findings of 0 Utilities I Service Systems Significance On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee frods: o I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. IZI I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGA TNE DECLARATION will be prepared. o I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. o I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect I) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheeta. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. o I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ~ ~. ~~t \ ~. ']~Cl;;- Signature' Date \ p..,~~ l~1 +='\DEh~'\,~~ ~lD'~. Printed Name For . \ 15-7 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY -, Sipificant '- Less Than SipifiCIDI Willi Mitiplioa IIICOIpOIalicm No Impocl Less Than Sipificlnt 1- I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista as identified in the City's General Plan? o o 181 o b) Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? o o 181 o c) Substantially degrade the existing visual character of quality of the site and its surroundings? o o 181 o d) Create -a new source of substantial light or glare which would adversely affect day or nighttime vie)" in the area? o 181 o o e) Other: o o o o Discussion: I. a-c) The project site is vacant and is not within an area identified as a significant scenic vista or scenic highway. The property to the south of the site is vacant so views of the San Bernardino Mountains would not be impacted by the project. There are no historic buildings, rock outcroppings or scenic resources. Future residential development will be reviewed by the City to ensure that the aesthetics and site design conform to the City's residential design standards. Less than significant impacts are anticipated. I. d) The site is located within an area with surrounding land use designations for single-family and multiple-family residential development. Incremental increases oflight and glare will be created by the proposed project through the installation of street lights and lights within and on the exterior of the homes (when constructed) on the internal project parking areas. Each dwelling unit will have its own two car garage that may be equipped with lights for security. Standard conditions of approval for the project will ensure compliance with the City's Development Code standards for light and glare as contained in Section 19.20 of the Development Code. Per the Development Code no glare incidental to any use shall be visible beyond any boundary line of the parcel and exterior lighting shall be energy-efficient and shielded or recessed so that direct glare and reflections are contained within the boundaries of the parcel, and shall be directed downward and away from adjoining properties and public rights-of-way. No lighting shall blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use it is serving. Security lighting shall be provided at all IS-8 o o o CITY OF SAN BERNARDINO DEVELOPMENTSERVlCES INITIAL STUDY Discussion: II a) The project site is currently vacant, is not located in an agriculture preserve or located within 300 feet of agriculturalIy zoned property. Despite the suitability of the soils for farming on the property, urbanization in the community, high cost of water and pressures for additional development severely constrain the viability of agriculture as a dominant land use. The transition of agricultural uses to more urbanized uses is expected and is consistent with the objectives of the General Plan. Therefore, no significant impacts are anticipated on agricultural resources. Less Than Potentially Significant Less Than No SignifJCanI With Significant ....... Impact Mitigation ImpICl Incorporation III. AIR QUALITY - Would the project: a) Conflict with or obstruct implementation of the 0 0 0 181 applicable air quality plan? (South Coast Air Basin) b) Violate any air quality standard or contribute 0 181 0 0 substantialIy to an existing or projected air quality violation based on the thresholds in the SCAQMD's "CEQA Air Quality Handbook?" IS-9 . o o o CITY OF SAN BERNARDINO DEVELOPMENTSERVlCES INITIAL STUDY c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people based on the information contained in Project Description Form? f) Other: Less 'I1wI P....tially Sipific:onl Less 'I1wI No Sipifoc:ant Wilh Sipifoc:ant Impoct ImpI<t Miliplion ImpaeI IlICOf1lO'8tion 0 1:81 0 0 o o 1:81 o o o o 1:81 o C! o o Discussion: III a) The City of San Bernardino is located in the South Coast Air Basin (SCAB) which is part of the South Coast Air Quality Management District (SCAQMD). It is the responsibility of the SCAQMD to monitor emissions and ensure that these emissions are within State and Federal acceptable levels for atmospheric pollutants. Pursuant to standards set forth by the U.S. Environmental Protection Agency (EPA), California Air Resources Board and other local agencies. The project is designated for multifamily use at up to 21 units to the acre or a total of 400 units. The proposed project is 167 residential units in a condominium subdivision and requires a change in zoning and general plan designation to allow Planned Residential Development. The proposed use is less intense than allowed under the existing designation. As proposed the project does not include elements that would inhibit the implementation of the SCAQMD air quality management plan because it would result in a lower number of dwelling units than currently allowed under the City's General Plan. The project will have no impact on the implementation of air quality management plans. The San Bernardino Valley portion of the Southern California Air Basin (SCAB) is designated as non-attainment basin for nitrogen dioxide. sulfates, particulate matter, and ozone. The criteria pollutants identified in the SCAB that would be associated with the proposed project include: III b) Comoound: . Ozone (03) . Carbon Monoxide (CO) IS-IO . o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY . Nitrogen Dioxide (N02) . Particulate Matter (PM1o) . Sulfur Dioxide (S02) . Reactive Organic Gases (RaG) The project would contribute emissions of criteria pollutants in the basin through vehicular trips, as well as through construction related vehicular trips and the potential for dust erosion during construction and grading activities. The SCAQMD "1993 CEQA Air Quality Handbook" established significance thresholds to assess the regional impact of project related air pollutant emissions. Table I shows these thresholds which are broken down into short-term construction and long-term operational emissions. A project with daily emission rates below these thresholds are considered to have a less than significant effect on regional air quality throughout the South Coast Air Basin. Table 1 SCAQMD Retlional Pollutant Emission Thresholds ofSIRnlflcance Pollutant Emissions (Ibs1day) ROO NOx PMIO 75 100 150 55 55 150 Construction Operation CO 550 550 SOx 150 150 Construction Emissions Construction grading and building emissions are estimated in Tables 2 and 3, respectively. The following construction assumptions were made: Site grading/excavation approximately two- month duration (two acres pare day); building construction approximately 12-month duration, and sub-phase for paving approximately 0.5 month duration. Combined these phases would result in a grading/construction schedule of approximately 14.5 months. Once construction is complete and residences are occupied, emissions will be generated by energy utilized for heating/cooling, cooking, as well as mobile emissions from vehicle trips. The emissions calculations for the grading and construction phases include fugitive dust from grading and exhaust emissions from on-site equipment and worker travel. Construction emissions are calculated based on emissions per 1,000 square feet of project area. The fugitive dust emissions are based on approximately 21 acres being graded over a two-month period, with approximately two acres of grading per day. . The proposed project was screened using the URBEMIS2oo2 emissions model. The criteria pollutants screened for included reactive organic gases (RaG), nitrous oxides (NO.), carbon monoxide (CO), and particulates (PM1o). Two of these, RaG and NO., are ozone precursors. Construction emissions are screened and quantified to document the effectiveness of control measures. The tables below show the construction emissions by activity. Activities would be sequential rather than occurring simultaneously. For example, painting would not occur until IS-II o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY after the homes were constructed and road paving would not occur until the end of the construction period. Table 2 Site Grading Emissions (Pounds oer Davl Source RaG NO. co PM.. FUllitive Dust 2.08 Off-Road Diesel 6.33 47.52 47.49 2.15 On-Road Diesel 0.0 0.0 0.0 0.0 Worker Trins 0.09 0.15 1.77 0.01 Totals IIbsldav\ 6.42 47.67 49.26 4.24 SCAOMD Threshold 75 100 550 150 Signlftcant No No No No Source: URBEMIS2oo2. Hogle-Ireland, 2005 Table 3 Building Construction Emissions - Construction Pounds ner Dav\ Source RaG NO. co PM.. BId" Const Off-Road Diesel 5.44 37.21 43.72 1.62 Bid" Const Worker Trios 2.13 3.60 42.82 0.20 Totals (Ibsldav\ 7.57 40.81 157.82 1.82 SCAOMD Threshold 75 100 550 150 SIgnificant No No No No Source: URBEMIS2oo2, Hogle-Ireland, 2005 The Architectural coating portion of phase 3 Building COllstruction shows a ratio of 7 houses painted a day for I month which would occur at the end of the construction schedule. See Table 3a. Paving would be the last phase of construction and would take approximately 2 weeks. See table 3b. Table 3a Building Construction Emissions - Architectural Coatings 'Pounds ""r Dav\ Source RaG NO. CO PM.. Arch Coatin" Off-Gas 10.60 - - - Arch Coatin" Worker TrillS 1.39 3.22 34.15 0.20 Totals (Ibsldavl 11.99 3.22 34.15 0.20 SCAOMD Threshold 75 100 550 150 Signlftcant No No No No Source: URBEMIS2oo2, Hogle-lre1and, 2005 IS-12 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Table 3b Building Construction Emissions !!,unds oer Dav) Source ROG NO. CO PM.. Asphalt Off-Gas 2.00 - - - Asphalt Off-Road Diesel 11.51 87.80 85.05 3.92 Asphalt On-Road Diesel 0.45 8.60 1.67 0.20 Asphalt Worker Trios 0.07 0.16 1.70 0.01 Totals tlbsldavl . 26.02 96.56 88.42 4.13 SCAQMD Threshold 75 100 550 150 SigDlOcaDt No No No No Source: URBEMIS2oo2, Hogle-Ireland, 2005 Screening results of the project verify that short-term grading and construction emissions will not exceed daily significance thresholds for criteria pollutants. Mitigation measures have been incorporated into the model and are reflected in the daily emissions totals. These measures would be typically included in the grading permit, and would minimize the project contribution to local and regional emissions of criteria pollutants and minimize impacts to adjacent developments. Operational Emissions Operational emissions for a residential subdivision generally consist of emissions associated with space and water heating, and miscellaneous uses such as gas barbeques, gas fire places, etc. Emissions are also generated by vehicle trips to and from the subdivision. Table 4 shows emission associated with the proposed project. Source ROG NOx CO PM.. Area Source 8.44 3.49 1.48 0.01 Mobile Source 14.99 25.07 179.93 16.88 Totals SCAQMD Threshold 55 55 550 150 Si ificance No No No No Sou",e: URBEMIS 2002. Hogle-Ireland. 200S Under operational conditions, the proposed project would not exceed the thresholds established by the SCAQMD. IS-13 . o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Mitigation Measures In order to mitigate these potential impacts, the City requires the preparation and approval of PMIO management plans, which shall be reviewed and approved by the Public Works Division. . In addition, the project proponent shall incorporate the following Air Quality (AQ) mitigation measures into the project and implement them in order to reduce potential impacts to a level of less than significant. AQ-l The project shall comply with the requirements of the SCAQMD Rules 402 and 403 for fugitive dust, which requires the implementation of Reasonable Available Control Measures (RACM) for all fugitive dust sources, and the Air Quality Management Plan (AMCP). which identifies Best Available Control Measures (BACM) and Best Available Control Technologies (BACT) for area sources and point sources, respectively. AQ-2 a. b. 0 c: d. e. f. g. h. I. j. AQ-3 AQ-4 0 The project proponent shall ensure that construction equipment shall be properly maintained and serviced to minimize exhaust emissions. The project proponent shall ensure that existing power sources are utilized where feasible via temporary power poles to avoid on-site power generation. The project proponent shall ensure that construction personnel be informed of ride sharing and transit opportunities. The project proponent shall ensure that any portion of the site to be graded shall be pre- watered to a depth of three feet prior to the onset of grading activities. The project proponent shall ensure that watering of the site or other soil stabilization method shall be employed on an on-going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each workday. The project proponent shall ensure that all disturbed areas are treated to prevent erosion until the site is fully constructed. The project proponent shall ensure that landscaped areas arc instalied as soon as possible to reduce the potential for wind erosion. The project proponent shall ensure that SCAQMD Rule 403 is adhered to, ensuring the . clean up of construction-related dirt on approach routes to the site. The project proponent shall ensure that all grading activities are suspended during first and second stage ozone episodes or when winds exceed 2S miles per hour. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. To reduce emissions all equipment used in grading and construction must be tuned and maintained to the manufacturer's specification to maximize burning of vehicle fuel. The residences shall be constructed to UBC standards for insulation of walls, roofs, windows, etc. to minimize emissions from home heating and cooling. 18-14 o o o CITY OF SAN BERNARDINO DEVELOP~ENTSERVlCES INITIAL STUDY AQ-S The residences should be built with natural gas fireplaces to reduce the criteria pollutant emissions of wood smoke. III c) As per the discussion for item "b" above, the project is in a non-attainment basin, but mitigation measures are included that wiII reduce the potential impacts of the project to less than significant levels during construction. Long term emissions would also be less than significant III d) Some land uses and/or individuals are considered more sensitive to air pollution than others due to the types of population groups and activities involved. Sensitive population groups include children, the elderly, residential areas, and recreational land uses. The project site is located in an area of predominately residential land uses. The short-term nature of the construction and the size of the project site, wiII not cause sustained adverse impacts to local residents because implementation of SCAQMD Rules 402 and 403 will reduce the amount of fugitive dust generated. See the AQ mitigation measures above that wiII reduce the potential impact to a less than significant level. III e) The proposed project is a residential project and residents would not be likely to conduct any activity that is known to cause objectionable odors. As an in fill type project the emissions of construction related vehicles and the emissions of private vehicles associated with residential communities wiII be similar to the like uses in the surrounding vicinity. No impact is anticipated . in relation to objectionable odors. Polentially SiJllit'icant Impact Less Than Significant With Mitigation Incorporation No Impact Less Than SigniflClllt Impact IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional . plans, policies, or regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service? o o ~ o b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans. policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? o o o ~ IS-IS . CITY OF SAN BERNARDINO 0 DEVELOPMENT SERVICES INITIAL STUDY c) Have a substantial adverse effect on federally 0 0 0 181 protected wetlands as defined by Section 404 of the Clean Water Act (including. but not limited to, marsh. vemal pool, coastal, etc.) through direct removal. filling, hydrological interruption. or other means? d) Interfere substantially with the movement of 0 0 0 181 any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors. or impede the use of native wildlife nursery sites? e) Conflict with the provisions of an adopted 0 0 0 181 Habitat Conservation Plan. Natural Community Conservation Plan, or other approved local. regional. or state habitat conservation plan? t) Other: 0 0 0 0 0 o IS-16 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Discussioll: IV a) A Biological Assessment was perfonned by Pacific Southwest Biological Services, Inc. on December 17,2004, which found that no sensitive species or habitats currently occur on the site. Therefore in light of the infonnation contained in the biological assessment ,,,,,pared for this project no impacts to biological resources are anticipated (See Figure 3 iIlustrating vegetation on-site). IV b) A biological assessment and was perfonned by Pacific Southwest Biological Services, Inc., which detennined that there are no federal or state wetlands, waters of the U.S., or streamS occurring on the project site. Furthermore, the assessment determined that the soils mapped on the property are not classified as hydric soils in the state of California. IV c) A biological survey was perfonned by Pacific Southwest Biological Services, Inc., which detennined that no significant impacts are anticipated to jurisdictional waters or wetlands. IV d) Streets already exist along every boundary of the subject property. It is highly unlikely that wildlife corridors exist within the vicinity of the project site due to the urbanized nature of the site and the adjacent properties. No significant impacts are anticipated to wildlife corridors. IV e) The project will not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. No significant impacts are anticipated. Less Than POIeIIliaUy Significant Less Than No Sipificanl With Significant Impo<t Impact Mitigation 1- Incorporation V. CULTURAL RESOURCES - Would the project: a) Be developed in a sensitive archaeological area 0 0 0 181 as identified in the City's General Plan? b) Cause a substantial adverse change in the 0 0 0 181 . significance of an archaeological resource pursuant to ~15064.5 ofCEQA? c) Cause a substantial adverse change in the 0 0 0 181 significance of a historical resource as defined in ~15064.5 ofCEQA? IS-17 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Figure 3 - Existing Conditions - Vegetation Types On-site. UD I Fij,e/ . ,., . - -. ""'\" - . ., , " , . . . . - - . . , ,. ,. ~ NNG , , . - .. ... . - , " - ,. . . , . . . UD .. '. ~. .;; .' 'i,. 3 V.onATION MAP - .. , . . - . i . " -.._,~ . - 0 . . ,- . , UD , i ,. , ~'O.,_~ :1201Xll UD '''':;.--:;'-'' '~2200: . . . , te . . l.... ----- .SrerilflgViJlm .- . . . . , - ~..,~ L~ .c.:..2..CWOf ~ ; '.7>r.... , . . ,- . , , , ! -- ': :.:;::':."'::" ~"'~-. . .. . .. " -. . NNG .. . . t . . . - . I,~. . . .~~ . " . PING' . . . . . ,~'.., , . . . 0 . . , f . - ,. ., . . .. NNG N " 1"= 111' . ;:- . . . . ,. .- .t. 0 . - . 70'''' ... "- , , . . .- - . , - - - - -- NNG UD 1S-18 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Site Photo 3. View of project site facing northeast from 61h Street, remnants of cattle feeding facility. d) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less Than Potentially Significant Less Than No Significant With SigniflClftt ImpICl Impact Mitiption Impact 0 IftCotion 0 ~ e) Disturb any human remains, including those interred outside of formal cemeteries? o o o ~ t) Other: o o o o Discussion: Va) The concrete fragments (shown in Site photograph 3) that remain on-site are remnants of an old cattle feeding and watering facility. These fragments do not have any State or local significance as an historical resource based on information contained in the City's General pIan and a site reconnaissance performed January 6, 2004 by Soils Southwest, Inc. The project site is not within an area of concern for archeological resources according to the City's General Plan. An archeological records search was performed by Archaeological Associates on January IS-19 o , 10 i I I I I I I I I I I I 1 o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY 20,2005. The results of the records search verified the finding that there are no prehistoric or historic archeological sites: no listed National Register of Historic Places (NRHP), California Historic Landmarks (CHL), California Points of Historical Interest (CPHI) properties or California Register of Historical Resources (CRHR). Additionally, historic maps were reviewed to determine the date of previous development on the subject site. The conclusion of this review was that the project site remained undeveloped through the 1940's. The concrete remnants are probably the remains of the two structures that show up on the historic maps from 1954. Based on the information provided by Soils Southwest and the results of the records search performed by Archeological Associated there are no impacts to archeological resources that will result from the development of this project. V b-e) There is no evidence of significant archaeological, historical or paleontological resources, or human remains. No impacts on cultural resources are anticipated. However, in the unlikely event that any cultural resource is unearthed, the following mitigation measure shall be implemented: CUL -1 If any artifact is uncovered during grading or construction, the contractor or site superintendent shall immediately cease ground-disturbing activities and shall notify the City and the San Bernardino County Museum to have a qualified archaeologist and/or paleontologist evaluate the artifact and determine the appropriate course of action. If any human remains are uncovered, the City, the County Museum and the County Coroner shall be notified, and all activity at the site shall cease until the City provides clearance to resume grading or construction activities. VI. GEOLOGY AND SOILS - Would the project: Less Than pocentially Significant Less Than No SignificaDt With Significant 1- Impoct Mitiption Impoct Incorporation 0 t8I 0 0 a) Involve earth movement (cut and/or fill) based on information included in the Project Description Form? b) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death? o t8I o o c) Be located within an Alquist-Priolo Earthquake Fault Zone? o o t8I o d) Result in substantial soil erosion or the loss of topsoil? e) Be located within an area subject to landslides, mudslides, subsidence, or other similar hazards as identified in the City's General Plan? o o o o t8I o o t8I IS-20 o o o CITY OF SAN BERNARDINO DEVELOP~ENT SERVICES INITIAL STUDY t) Be located within an area subject to liquefaction as identified in the City's General Plan? g) Modify any unique physical feature based on a site survey/evaluation? h) Result in erosion, dust, or unstable soil conditions from excavation, grading, fill, or other construction activities? i) Other: Las ThIll _Iy si...r...... Las ThIll No SiJlliflcant Wi1h Sipliflcant ....- ImpIct Miliplioo ImpIct In<orponIion 0 0 ~ 0 0 0 0 ~ 0 ~ 0 0 o o o o Discussion: VI a) As analyzed in the Report of Soils and Foundation Evaluations that was prepared by Soils South~est, Inc, the soils encountered primarily consist of upper dry, loose, disturbed and compressible slightly silty fine to medium coarse gravel sand with pebbles and scattered rocks overlying damp to moist medium dense to dense, fine to course gravelly sand with cobbles. No free groundwater was encountered. However based on USGS bulletin 1898, historical groundwater is approximately 50 feet below the present grade surface. The upper compressible soils described are considered unsuitable for directly supporting structural footings and/or new fill soils without excessive differential settlement. In addition, with the relatively high historical groundwater and the site being susceptible to earthquake induced potential soils liquefaction; it is the opinion of the geologist that for structural support, moderate site preparations and grading should be executed per mitigation measure GS-1. G8-1 The site preparations are expected to include sub-excavations of upper existing loose and compressed soils, followed by their replacement as engineered fills. A minimum of 90% relative compaction for fills placed should be considered. Typical excavation and grading techniques including over-excavation and compaction will be needed. The project proponent shall, prior to the issuance of a grading permit, prepare and submit for review and approval by the Development Services Department a detailed grading plan for the project site. The plan shall be prepared in conformance to the applicable standards and requirements of the City of San Bernardino Grading Ordinance and the Uniform Building Code. VI b) Soils Southwest, Inc. analyzed the site geology, faulting, seismic analysis, groundwater and liquefaction, flooding and erosion, and slope stability. The site is not located in an Alquist- Priolo zone. The nearest fault and Alquist-Priolo zone is approximately 2,000 feet to the northeast, which is the San Bernardino segment of the San Andreas Fault. The Geotechnical IS-21 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Investigation determined probable ground acceleration factors and indicated that the site is included in Seismic Zone 4 according the 2001 California Building Code. With over-excavation and compaction of building pad areas conventional foundations may be utilized. Less than significant impacts are anticipated. GS-2 For adequate support of all proposed structures, the design of footings and foundations shall be in accordance with the regulations and recommendations as required by the State of California in the California Building Code (CBC) and the geotechnical investigation recommendations. VI c) The nearest fault and Alquist-Priolo zone is approximately 3.9 miles northeast of the site, which is the San Bernardino segment of the San Andreas Fault. The San Jacinto Fault is located approximately 6 miles southwest of the site. The project site is not located within an AIquist- Priolo Earthquake Fault Zone. No impact is anticipated. VI d) The project scope of work includes the grading of 20.46 acres in order to prepare the site for construction. Standards from the SCAQMD as well as the National Pollution Discharge Elimination System (NPDES) require soil erosion control for both wind and water. Mitigation measures included within the Air Quality section above, the Hydrology and Water Quality section below, as well as within this section will reduce the potential impact from soil erosion to a level ofless than significance. VI e) The project site is not located in an area that is known to be susceptible to landslides, mudslides, subsidence, or other similar hazards as identified by the General Plan. No impact is anticipated. VI f) Liquefaction is caused by build-up of excess hydrostatic pressure in saturated cohesionless soils due to cyclic stress generated by ground shaking during an earthquake. The significant factors on which soil liquefaction potential depends are the soil type and density, intensity and duration of earthquake and depth of groundwater. With the presence of underlying gravelly sandy soils with cobbles and rocks, along with the absence of groundwater less that 50 feet below grade, potential susceptibility to soil liquefaction is considered to be less than significant. . VI g) No unique physical features were identified on the project site in the City's General Plan, or by Soils Southwest, Inc. in their investigations. No significant impacts are anticipated. VI h) The proposed project does have a potentially significant impact for erosion, dust or unstable soil conditions during site grading and construction. For erosion associated with storm events the project contractor will be required to adhere to the requirements of the City of San Bernardino and to the National Pollutant Discharge Elimination System (NPDES) through implementation of a storm water Pollution Prevention Plan (SWPPP). The following mitigation measures will ensure that the project will have a less than significant impact on erosion, dust and unstable soils during construction 15-22 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY GS-3 The project proponent shall, prior to the issuance of grading pennit, receive approval of an erosion control plan and PM,o management plan from the Public Works Division of the Development Services Department. GS-4 An erosion control plan shall be prepared and implemented for the proposed project that identifies specific erosion control measures to control on-site and off-site erosion from the time of ground disturbing activities are initiated through grading completions. This erosion control plan shall include the following measures at a minimum. a. Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California b. An inspection and maintenance program shall be included to ensure that any erosion, which does occur either on-site or off-site as a result of this project, will be corrected through a remediation or restoration program within a specified time frame. GS-S Prior to issuance of building permits, the applicant shall submit to the City Engineer for approval, a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structura1 and non-structural measures consistent with the City's adopted requirements. POIeIIlially Significant Impact Less Than SigniflC&llt With Mitigation lneorporalion No 1_ Less Than Sipificant Impact VII. HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? o o o 181 b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? o o o 181 c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? o o o 181 IS-23 ~ .' o o o CITY OF SAN BERNARDINO DEVELOPMENTSERVlCES INITIAL STUDY PoIcnliaIly Sipificanl Iq>ICl Less Than Sipificanl Wilh Miliption ~0lI No Jmpoct Less Than Sipificanl Iq>ICl d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? o o o 181 e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? o o o 181 f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? o o o 181 g) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? o o o 181 h) Other: o o o o Discussion: VII a,c,d) The proposed project is a residential condominium subdivision and does not include a land use that involves the use, manufacturing, storage or transport of hazardous or potentially hazardous materials. The project site is not located on a site which is identified as a hazardous materials site. No significant impacts are anticipated. VII b) A visual survey of the site was conducted on December 23,2004. No drums, containers, fluids or other evidence of hazardous materials were noted, and no impacts related to hazardous materials are anticipated. VII e) The project site is located within the San Bernardino International Airport Land Use Plan. The San Bemardino Airport is located to the south of the project site. The San Bernardino International Airport is part of the Inland Valley Development Agency (IVDA)/San Bernardino International Airport Authority (SBIAA) which is a regional joint powers authority that is responsible for overseeing the redevelopment of the Norton Air Force Base. The residential uses are consistent with the type of development that is anticipated as part. of the San 15-24 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Bernardino International Airport Land Use Plan. No negative impacts are anticipated to result from this type of development. VII t) The proposed project will not impair implementation or interfere with an emergency response or evacuation. The project plan includes adequate access to emergency vehicles and will be subject to its own emergency preparedness plan. This would consist of a map showing points of ingress and egress, where on-street parking is not allowed, and how circulation for emergency vehicles would be provided. The plan is subject to review and approval by the City Fire Marshall. No significant impacts are anticipated. VII g) The surrounding development is anticipated to buffer the project site from wild land areas and decrease the likelihood of wild land fire on the project site. There will not be an intermixture of wild land and residential areas. The City Council adopted an ordinance in January 2004 (MC 1162) that established a Building Safety Enhancement Area (BSEA), which places additional Fire protection standards of development on all new construction projects within the City. With the implementation of the standards within the BSEA the potential impact from this project in regards to exposure to fires will be lowered to a level ofless than significance. Potemia1ly Sisnificant Impact Less Than Significant With Mitigation Inc:orporation No ImpICI Less Than Signifieant Impact VIII. HYDROLOGY AND WATER QUALITY- Would the project: a) Violate any water quality standards or waste discharge requirements? D D D 181 b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? D D D 181 c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? D 181 D D IS-2S o o o CITY OF SAN BERNARDINO DEVELOPMENTSERVlCES INITIAL STUDY d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff, such as from areas of material storage, vehicle or equipment maintenance (including washing or detailing), waste handling, hazardous materials handling or storage, d~livery areas, loading docks, or other outdoor areas? f) Otherwise substantially degrade water quality? g) Place housing within a IOO-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? k) Other: IS-26 ..-oIly Sipif..... ~ o o o o o o o o Less ThIll SiJnilic:anl Willi Mitiplion In<orporalion ~ ~ ~ o o o o o Less ThIll Sipifk:anl ImpICI o o o o o o o o No bI1*l o o o ~ ~ ~ ~ o c o o CITY OF SAN BERNARDINO DEVELOP~ENTSERVICES INITIAL STUDY Discussion: VIlLa. Grading activities associated with the construction period could result in a temporary increase in the amount of suspended solids in surface flows during a concUJTellt storm event, thus resulting in surface water quality impacts. The project site is larger than one acre and, therefore, is required to comply with the National Pollutant Discharge Elimination System (NPDES) to minimize water pollution. Development in the City of San Bernardino is subject to the State of California's General Construction Permit under the federal NPDES. The Permit requires that any development proposal that would disturb more than one acre is required to file a Notice of Intent (NOl) and prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) prior to implementation of grading or other soil disturbing activities. In addition, the project will result in changes in absorption rates and the rate and amount of surface runoff from the project site due to the development of new roads, driveways, sidewalks and rooftops. A Water Quality Management Plan (WQMP) that identifies how urban pollutants will be handled must also be developed for the proposed project. The following mitigation measures shall be implemented: HW-l Prior to issuance of grading permits, the applicant shall prepare ;a Stormwater Pollution . Prevention Plan (SWPPP) and obtain a Notice of Intent (NOI) in compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted to the City for coverage under the NPDES General Construction Permit. HW-2 Prior to issuance of building permits, the applicant shall submit to the City Engineer for approval, a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non-structural measures consistent with the City's adopted requirements. VIII b) The proposed project will result in the eventual construction of structures, streets, and driveways on lands currently vacant. The amount of area available for percolation and drainage will be affected by the proposed project. However, vacant parcels are not the source for percolated water into an aquifer. Therefore, the proposed project will have a less than significant impact on ground water recharge. VIII c) The proposed project will alter the course of the existing drainage pattern on the site by creating streets with curbs, gutters, and sidewalks, grading each lot to drain toward the street, and generally controlling the surface drainage. The on-site drainage will be directed into existing storm drain culvens. During construction erosion and siltation shall be regulated by the SWPPP. Likewise, adherence to the requirements o.f the projects WQMP would control urban run off from site. Therefore, the potential for erosion or siltation will be less than significant. IS-27 o o o CITY OF SAN BERNARDINO DEVELOPMENTSERVlCES INITIAL STUDY VIII d) Project drainage design will ensure that increased surface runoff due to increased impervious surface will be reduced to an insignificant level of flow before leaving the project site. Stonn flows will be controlled to a level that does not cause any significant increases in runoff downstream. The onsite facilities will be designed to control the increased runoff in a manner that is consistent with the City of San Bernardino's General Plan's requirements for flood control and the plans will be approved by the City Engineer to ensure compliance. There are also no stream channels or river courses on-site or adjacent to the project site that would be altered by the development of this project. Impacts to surface water runoff will be alleviated through implementation good drainage design. Therefore, impacts to existing drainage and alteration of water courses have been detennined to be less than significant. VIII e) A Preliminary Drainage Report was prepared by Wilson, Mikami Corporation in April 2005. The report presented the findings of a preliminary site analysis for existing and proposed conditions for a lOO-year stonn event. Currently the site drains in a westerly direction with stonn water exiting the site at two points, 6th Street and 7'h Street. Values of peak loo-year stonn water flows at 7th Street are 17.5 cubic feet per second (cfs) and are contributed from a 12-acres area of the site. The remaining approximately 8.5 acres drain to 6th Street with peak loo-year stonn water flows of 10.4 cfs. The proposed development would discharge flows to the same points with a separation ofstonn water flows at 6th Street at two points: the existing south-westerly comer and the main entry. The contributing area to 7th Street will be reduced to 11.4 acres and the area contributing to 6th Street will be increased by 0.6 acres. The developed hydrology calculations contained in the Preliminary Drainage Report and results show values of loo-year discharge to 7th Street to be 28.9 cfs. The 100-year discharge to 6'h Street would be 6.7 cfs at the south-westerly comer and 15.9 cfs at the entry. Street capacity calculations done for the proposed project show that both 6'h and 7th streets have capacity to handle the increased 100-year flows. The WQMP will include best management practices that will alleviate the potential impact from additional pollution in the run-off. Through implementation of the standard regulations as well as the BMPs implemented on-site to control of urban pollutants will reduce the potential impact for excessive and/or polluted run-off to a level of less than significance. HW-3 The plans for landscaping shall include provisions for controlling and minimizing the use of fertilizers/pesticideslherbicides. Areas landscaped shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. VIII t) None of the activities associated with residential uses generates substantial quantities of pollutants that could degrade water quality. Further, the controls that must be implemented to control surface water quality degradation will prevent the proposed project surface water runoff from causing degradation of ground water quality downstream. No additional mitigation is required based on the control of surface water quality to the perfonnance standard listed above. IS-28 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY VIII g) The Flood Insurance Rate Maps (FIRM) indicates the project area as "Zone X - Areas detennined to be outside 500-year floodplain." No impact is anticipated. VIII h) As stated in item "f' above FIRM indicates the project area as "Zone X - Areas detennined to be outside 500-year floodplain." No impact is anticipated. VIII i) As stated in items "f' and "g" above FIRM indicates the project area as "Zone X - Areas determined to be outside 500-year floodplain." No impact is anticipated. VIII j) The pro~' ct site is not in proximity to any large bodies of water (i.e. ocean, lake, river, etc.) and is not I ated in a flood plain. The closest ocean is over 45 miles away. No impact is anticipat d. P-ually SipirlCln1 ImpICt Less 11wI Signifieam WiIh Mitiption lncorpomion Less 11wI Sisni_ ImpICt IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? o o o o o ~ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any conservation plan or conservation plan? applicable habitat natural community o o o d) Be developed within the Hillside Management Overlay District? o o o e) Be developed within Foothill Fire Zones A, B, or C as identified in the City's General Plan? o o o g) Other: o o o No IDq*t ~ o ~ ~ ~ o Discussion: IX a) The proposed project will not disrupt or divide the physical arrangement of an established community (including a low-income or minority community). The proposed project is located on a site within an area that is zoned residential. Based on the existing residential uses in the IS-29 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY vicinity, and potential future residential uses that will be consistent with the General Plan and Zoning Map, the proposed project has no potential to disrupt or divide the physical arrangement oCthe existing community. No mitigation is required. IX b) The proposed project would not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project. The project will require a General Plan Amendment and a Zoning Ordinance change to allow for the Planned Residential Development in the configuration and density proposed. The proposal is to subdivide the 20.46 acres which is currently zoned as multi-family residential into 167 single-family detached condominium style dwelling units. The density proposed would be less than the current allowable density of21 units per acre for attached units. The density is in conformance with current zoning and general plan designation; the detached nature of the project that is proposed is the only variation. The project will consist of a one lot subdivision. Since the density is less than the maximum allowable the impacts to land use is considered to be less than significant. IX c) The project is not located within a wildlife conservation plan or natural community conservation plan so it will not conflict with any applicable habitat conservation plan or natural community conservation plan. The project is located within the San Bernardino International Airport Land.. Use Plan. Since this area is considered a redevelopment project area development is encouraged and lISlticipated. The project site is located in a fairly urbanized region of the city and no appropriate wildlife habitat exists adjacent to the site, therefore there are no impacts to habitat conservation plans or natural communities as a result of the development of this project. IX d) The project site is flat and not located within or adjacent to the Hillside Managernent Overlay District, therefore there are no impacts to slopes associated with the development of this project. IX e) The project site is not being developed within Foothill Fire Zones A, B, or C as identified in the City's General Plan Figure 61 of the Wind and Fire Element, therefore there are no impacts to fire hazards on-site. IX f) The proposed project is located within the San Bernardino International Airport's area of influence. The proposed development will not exceed 35 feet in height and therefore will not interfere with airport operations. Impacts to airport operations will be less than significant. IS-30 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Leu '!ban PoIenliaIly Sipificanl Leu '!ban No Sipificanl Widl SipiflCUl ...... IIllpICI Mitiplion 1- Inc:orpcnIion X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability of a known 0 0 0 181 mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of a locally-important mineral 0 0 0 181 resource recovery site delineated on a local general plan, specific plan or other land use plan? c) Be located in a Mineral Resource Zone as 0 0 0 181 adopted by the State Mining and Geology Board and identified in the City's General Plan? Discussion: X a, b, c) In accordance with the San Bernardino General Plan, no significant mineral resources have been identified in the vicinity of the project site. Mineral resources in the area consist of aggregate material particularly standard gravel. These resources are being exploited locally along the Santa Ana River and within several of its tributaries. Soils on the project site consist of alluvial material, however the area is not located in a Mineral Resource Zone according to Figure 42 of the San Bernardino General Plan Environmental Resources Element. Therefore, no significant impacts to mineral resources are anticipated. Potentially Sipific:anl Impact Less Than Significant With Mitigation Inc:orponlion No Impoct Leu '!ban Significant Impact XI. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the City's General Plan or Development Code, or applicable standards of other agencies? o 181 o o IS-31 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY .....ThIn I'acenIiaIIy Sipific:aat .....ThIn No Sipificant Wilb Sipir.- ~ ~ Miliplion Impocl InCorponIion b) Exposure of persons to or generation of 0 0 0 ~ excessive groundbome vibration or groundboume noise levels? d) A substantial temporary or periodic increase in 0 0 ~ 0 ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use 0 0 ~ 0 plan or Airport Influence Area, would the project expose people residing or working in the project area to excessive noise levels? 0 0 0 0 f) Other: Discussion: . XI a) The proposed project will consist of single-family residential dwellings; the noise associated with the proposed use is expected to be well within the standards established in the General Plan. However, short-term construction noise may affect adjacent residences during on-site construction from equipment and vibration from excavation and grading. In order to ensure that noise impacts associated with the construction are reduced to a less than significant level. the applicant shall comply with the following mitigation measures. N-t Construction-related activities may not occur between the hours of 8 PM and 7 AM. No construction vehicles, equipment, or employees may be delivered to. or arrive at the construction site before 7 AM or leave the site after 8 PM. Con~truction activities may only occur Monday through Saturday, and is not permitted on state or federal holidays either. N-2 All construction vehicles shall have muffiers and be maintained in good operating order . at all time. N-3 All trucks waiting to be loaded or unloaded with construction material shall not be left to idle for more than 10 minutes. As shown in the aerial photograph (Figure I) the project site is adjacent to single-family and multi-family residential uses to the east, north and west (between 7'" Street and Cypress Street). To the west (south of the 7th Street neighborhood) and immediately south properties are predominantly vacant. The aerial photograph shows industrial and light manufacturing uses along 6'h Street between the project site and Roberts Street. A noise study was conducted for the project by Davy & Associates, Inc, in December 2004 that showed that the dominant noise 15032 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY sources in the area were from traffic along 61lt Street and that by 2014, CNEL at the south property line would be 66.2 slightly above the 65 dB maximum standard for exterior noise and 21.2 dB above the 45 dB maximum standard for interior noise. N-4 _ The noise engineer has recommended that all south, west and east facing windows and glass doors should be glazed with STC 32 glazing that would reduce interior noise levels by 30 dB. Recommendations for the construction of the homes as listed in the Noise Study for the project are included here as foll~ws: a. Roof ceiling construction shall be roofing on Y2 inch plywood. Batt insulation will be . installed in joist spaces. The ceilings will be one layer of 5/8 inch gypsum board nailed direct. b. All exterior walls will be 2x4 studs on 16-inch center with Batt insulation in the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will be 5/8-inch gypsum board. c. All south, west and east facing windows and glass doors shall be glazed with STC 32 glazing. STC 32 glazing can be provided with either Yo -inch laminated class or a dual pane assembly with a Y2-inch airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report shall be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. d. All other windows and glass doors may be standard glazing. e. All entry doors shall be I Yo-inch solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shall not be accepted. f. There shall be no mail slots in the entry doors. g. Interior noise levels can be met with "windows closed". Therefore, the homes shall be constructed with a heating and air-condition system to provide a habitable interior environment. In addition to Measure N-4 an additional measures shall be adopted to ensure that prospective homebuyers are aware of the industrial uses located on the south side of61lt Street: N-S The developer of the property shall ensure that new homeowners are aware of the industrial uses located on the south side of 61lt Street by disclosing this information during escrow. XI b) As discussed in item "a" above the project itself should not have any impacts on the levels of noise (including ground borne vibrations) due to its residential nature, however there may be some excessive vibrations or noise levels during construction. With the proper mitigation as indicated for item "a" the impact from ground borne vibrations should be less than significant. XI c) The project is residential in nature. There will be an increase in noise levels during the day from children playing and vehicle ingress and egress from the project area, but this increase is not considered to be a substantial permanent increase in ambient noise. The project area is a IS-33 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY residential land use district; the noise generated by residential uses is expected within the area. No impact is anticipated. XI d) The residential nature of the project limits the temporary (other than during construction which is addressed above) or periodic increase in ambient noise levels to the potential for having sirens from emergency vehicles come into a developed area for emergency services. The noise generated by emergency services is necessary to help save lives, and is expected to be infrequent in residential neighborhoods. No impact is anticipated. XI e) The project is located near The San Bernardino International Airport Influence Area. Development of this type is anticipated and with the incorporation of insulation and other building techniques the residents will not be adversely affected by ambient levels of airport noise. Impacts due to airport noise will less than significant. Potentially Significant Impact Less Than SipiflClnl With Mitiption Incorporation No ~ Less Than Significant Impact XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? D D IZI D b) Remove eXlstmg housing and displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? D D D IZI c) Other: D D' D D Discussion: XII a) The proposed project would add 167 new single-family units to the area with an overaIl density of8.35 dweIling units per acre, which is less than the 21 dwelling units per acre allowed by the General Plan. The project will require a General Plan Amendment and Zoning Ordinance to allow the Planned Residential Development of detaChed single family homes in the cluster design that is proposed for this project. The project site is already served by roads and other infrastructure to which the proposed project wiIl connect. In a city that is over 50 square miles and has a population of approximately 190,000, the subdivision of 20.46 acres and the addition of 167 single-family residences is a relatively small project. The project is anticipated to have a less than significant impact on inducing growth. XII b) The project site is currently vacant so no existing residences will be removed, and no people displaced. No impact is anticipated. IS-34 o o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities. need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection, including medical aid? Police protection? Schools? Parks or other recreational facilities? Other governmental services? b) Other: PGleaIiaIly Sipi_ 1- Leu ThIn Sipi_ With Miliplioo Incorpomion No 1- Leu ThIn Sipificant Impoct o o ~ o o o o o o o o o o o o o ~ ~ ~ ~ ~ o o o o o o o Discussion: XIII a) Fire ProtectionlMedicaI Aid: The project falls within the jurisdiction of the City of San Bernardino Fire Department (SBFD). The SBFD is composed of a force adequate to provide fire protection services for a population of more than 180,300 residents. The incremental increase in demand for fire protection services generated by the construction of tbis project is anticipated to be a less than significant impact. Payment of development impact fees will help mitigate any impact. Police Protection: The project falls within the jurisdiction of the City of San Bernardino Police Department (SBPD). The SBPD is composed of a force adequate to provide law enforcement services for a population of more than 180,300 residents. The incremental increase in demand for law enforcement services generated by the construction of this project is anticipated to be a less than significant impact. Payment of development impact fees will help mitigate any impact. Schools: The project site falls within the service area of the San Bernardino Unified School district. The project's developer will be required to pay development impact fees to offset the impact of the additional student population that will result from the development of this project. IS-3S c o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Parks and Other Recreational Facilities: The Parks, Recreation and Community Services Department provides a diversified system of parks and recreational spaces for the residents of the City. The proposed project includes the development of a central park element for the communities' exclusive use. Incremental increase in the use of the existing public park network is considered to be a less than significant impact. Governmental Facilities: The existing public library network that services the City of San Bernardino is adequate accommodate a population of more than 180,300 residents, development of this residential project is anticipated to have a less than significant impact. XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would oecur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? c) Other: Pocentillly Sipific:ant 1- Less Than Significant With Mitiplion Incorporolion No /mpocI Less Than Signif..... 1- o o i:8I o o o o 181 o o o o Discussion: XIV a) Development of the proposed project will create an incremental increase in the demand for govemmental and public services, which are anticipated by build out of the General Plan and mitigated by the payment of development impact and school fees. A less than significant impact is anticipated. XV. TRANSPORTATIONrrRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? IS-36 Less Than PoIentially Sipificant Less Than No Signif)Clftt With Significant Impocl 1- Mitiption ImplCl Incorporation 0 0 181 0 c o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? c) Result m a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? h) Other: Less Than I'oIenIiIIly SiFifocant Less Than No Sipificant Wi'" Sipificant '- ImpocI Mitiplion ImpocI lncorpodIion 0 0 0 181 o o 181 o 181 181 181 181 o Discussion: XV a, b) The proposed project consists of 167 new single family homes, which will incrementally impact the area street system. As addressed by the Focused Traffic Impact Study for this project, prepared by Clyde E. Sweet and Associates, the adjacent intersections will continue to operate at acceptable levels of service through project build-ouL The proposed project will not cause a change in level of service at any of the adjacent intersections. Less than significant impacts or no impacts are anticipated. o o o XV c) The proposed project will not affect air traffic patterns. No significant impacts are anticipated. o o o o o o o o o XV d) The project is being designed to meet all current City standards for street widths, comer radii, intersection control, etc. No impact is anticipated. o o o XV e) The proposed project will provide at least two means of access for each phase of the project. No impact is anticipated. IS-37 c o o XVf) XV g) CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Parking will be provided on-site for each individual home at the minimum rate of two interior garage spaces plus driveway space for two additional vehicles. Many of the units are proposed for two car garages. In addition, interior streets are designed to accommodate curbside parking. No significant impact is anticipated. The proposed residential project will not conflict with any adopted policies, plans, or programs relating to alternative transportation. No significant impacts are anticipated. XVI. UTILITIES AND SERVICE SYSTEMS- Would the project: a) Exceed wastewater treatment requirements of the Santa Ana Regional Water Quality Control Board? b) Require or result in the construction of new wa,ter or wastewater treatment facilities or expansion of existing facilities, the construction of which would cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? IS-38 Potentially SipiflWlt 1- o o o o o o Less ThIn Sipificant With Mitiprion lncorpon.tion Less ThIn Significant 1- o ~ o o o ~ o ~ o o o o No 1- o ~ o o ~ ~ c o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Less Than Pocenlially sipirlClllt Less Than No sipir.- With SiJnificanl ~ 1- Mitiplioa 1- IlIcorponIion 181 g) Comply with federal, state, and local statutes D D D and regulations related to solid waste? h) Other: D D D D Discussion: XVI a) The proposed project will result in the construction of 167 single-family residential dwelling units. The City has a permit from the Santa Ana Regional Water Quality Control Board for all wastewater generated within its boundaries. The City has planned for the development of the project site as residential units, including wastewater. The current system for wasteWater will be adequate to handle the increase expected from the 167 single-family residences. No significant impact is anticipated. XVI b) The proposed project will construct new water and waste water service facilities on the project site to tie into the existing facilities. The existing facilities have adequate capacity to handle the expected increase from the proposed development. The construction of the new facilities shall. occur during the development of the project site and all related impacts to the environment shall be mitigated along with the other impacts from the project construction. Any impact to water and waste water facilities is anticipated to be less than significant. XVI c) The proposed project will construct on-site storm water facilities and tie them into existing facilities. All construction of the proposed storm water facilities shall occur during development of the project. Any possible impacts from construction of the new storm water facilities shall be mitigated along with the short-term construction impacts for the project (i.e. noise, dust, etc.). Any impact to storm water facilities will be less than significant. XVI d) The City of San Bernardino Municipal Water Department (SBMWD) provides water supply. No impact to water distribution will result from the implementation of the proposed project. XVI e) The site is within the City of San Bernardino sewage service area, which has adequate capacity to service the proposed project. Appropriate Sewer Connection Fees will be required by the Department of Public Works through standard conditions of approval. Any impacts to the sewer system will be less than significant. XVI f) The City of San Bernardino Public Services Department will provide solid waste disposal to the project site after construction. The City uses one of three different County landfills in the region for solid waste disposal. According to County Solid Waste Management Departm!'lll, the existing landfills have the capacity to handle the increase expected by the proposed development. Any impact is anticipated to be less than significant. XVI g) The City of San Bernardino Public Service Department is subject to all federal, state, and local statutes regarding solid waste disposal. The proposed project will utilize the services provided 18-39 c o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY by the City of San Bernardino and will be subject to the same regulations as is the City. No impact is anticipated. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantial1y reduce the habitat ofa fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of major periods of California history or prehistory? b) Does the project have impacts that are individual1Y limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? POlelltially Signifreanc 1- o o D. Las Than Sipificant With Mitiption Incorporation o o o Las Than Significant 1- 181 181 o No Jmpoc:t o o 181 Discussion: Based on the analysis contained in the forgoing initial study it can be determined that the proposed project is consistent with the City of San Bernardino's General Plan. It can be implemented without causing significant adverse environmental effects with implementation of mitigation measures outlined above. The City will require the implementation of mitigation to ensure that potential1y significant impacts do not occur to any of the following resource values or physical conditions that occur within the proposed improvements area that have been identified above that will require mitigation. Some of the potential1y significant impacts are temporary in nature as they are associated with the construction phase only of the proposed project, including. Based on the data contained in this document and supporting technical studies, the City proposes to issue a Notice of Intent to Adopt a Mitigated Negative Declaration as the appropriate environmental determination to comply with the California Environmental Quality Act. IS-40 c o o CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY XVII a) XVII b) XVII b) The project does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of major periods of California history or prehistory. The project does not have impacts that are individually limited or cumulatively considerable. All development that is associated with this project is consistent with the City's General Plan. Individually and cumulatively the impacts have be anticipated and provided for in the City's General Plan. The project does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. Through mitigation all possible adverse impacts can be reduced to a less than significant level. 15-41 r'r-_ o c o CITY OF SAN BERNARDINO DEVELOPMENTSERVlCES INITIAL STUDY REFERENCES. The following references cited in the Initial Study are on file in the Development Services Department. I. City of San Bernardino General Plan 2. City of San Bernardino General Plan Land Use Plan/Zoning Districts Map 3. City of San Bernardino Development Code (Title 19 of the San Bernardino Municipal Code) 4. City of San Bernardino Historic Resources Reconnaissance Survey 5. Alquist-Priolo Earthquake Fault Zones Map 6. South Coast Air Quality Management District, CEQA Air Quality Handbook 7. Federal Emergency Managernent Agency, Flood Insurance Rate Maps 8. Public Works Standard Requirements - Water 9. Public Works Standard Requirements - Grading 10. Biological Assessment and Jurisdictional Delineation prepared by Pacific Southwest Biological Services, Inc. dated December 17, 2004 . II. Report of Soils and Foundation Evaluations Proposed 166-Unit High Density Residential Complex SWC McKinley and Cypress Avenue, Highland California, prepared by Soils Southwest, Inc. 12. Focused Traffic Impact Study for a Tract on Parcel No. 1192-101-01 with 173 Single Family Residential Units on 6111 Street Between Sterling and Victoria Avenues in the City of San Bernardino, Prepared l;>y Clyde E. Sweet and Associates, dated December 10, 2004 13. Acoustical Analysis for San Bernardino Site, Davy and Associates dated December 17, 2004. 14. Draft Environmental Impact Report for the San Bernardino International Airport, dated November 1995 IS42 c o o ~\r^~\ q RANCHO HACIENDA MITIGATION MONITORINGIREPORTING PROGRAM Tentative Tract Map No. 17372 and Development Permit m No. 05-09 This Mitigation Monitoring and Reporting Program (MMRP) has been prepared to implement the mitigation measures outlined in the Initial Study/Mitigated Negative Declaration for the Rancho Hacienda Condominium Subdivision consisting of 167 single family residences (overall density of 8.16 dwelling units per acre), and a central recreation area consisting of a dedicated community park and clubhouse. This program has been prepared in compliance with the California Environmental Quality Act (CEQA) and the State and City of San Bernardino CEQA Guidelines. CEQA Section 21081.6 requires adoption of a monitoring and/or reporting program for those measures or conditions imposed on a project to mitigate or avoid adverse effects on the environment. The law states that the monitoring or reporting program shall be designed to ensure compliance during project implementation. The MMRP contains the following elements: 1. The mitigation measures are recorded with the action and procedure necessary to ensure compliance. The program lists the mitigation measures identified in the Initial Study. A procedure for compliance and verification has been 'outlined for each mandatory mitigation action. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. The program contains a separate Mitigation Monitoring and Compliance Record for each action. On each of these record sheets, the pertinent actions and dates will be logged, and copies of permits, correspondence or other data relevant will be retained by the City of San Bernardino. . The program is designed to be flexible. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program. If changes are made, new monitoring compliance procedures and records will be developed and incorporated into the MMRP. 2. 3. 4. The individual measures and accompanying monitoring/reporting actions follow. They are numbered in the same sequence as presented in the Initial Study. c o o MITIGATION MEASURES I. AIR QUALITY The project would contribute emISSIons of criteria pollutants in the basin through vehicular trips, as wen as through construction related vehicular trips and the potential for dust erosion during construction and grading activities. In order to mitigate these potential impacts, the City requires the preparation and approval of PMIO management plans, which shall be reviewed and approved by the Public Works Division. In addition, the project proponent shall incorporate the following Air Quality (AQ) mitigation measures into the project and implement them in order to reduce potential impacts to a level of less than significant. AQ-l The project shall comply with the requirements of the SCAQMD Rule 403, fugitive dust, which requires the implementation of Reasonable Available Control Measures (RACM) for all fugitive dust sources, and the Air Quality Management Plan (AMCP), which identifies Best Available Control Measures (BACM) and Best Available Control Technologies (BACT) for area sources and point sources, respectively. AQ-2 a. The project proponent shall ensure that construction equipment shall be properly maintained and serviced to minimize exhaust emissions. b. The project proponent shall ensure that existing power sources are utilized where feasible via temporary power poles to avoid on-site power generation. c. The project proponent shall ensure that construction personnel be informed of ride sharing and transit opportunities. d. The project proponent shall ensure that any portion of the site to be graded shall be pre-watered to a depth of three feet prior to the onset of grading activities. e. The project proponent shall ensure that watering of the site or other soil stabilization method shall be employed on an on-going' basis after the. initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each workday. f. The project proponent shall ensure that all disturbed areas are treated to prevent erosion until the site is constructed upon. g. The project proponent shall ensure that landscaped areas are installed as soon as possible to reduce the potential for wind erosion. h. The project proponent shall ensure that SCAQMD Rule 403 is adhered to, insuring the clean up of construction-related dirt on approach routes to the site. i. The project proponent shall ensure that all grading activities are suspended during first and second stage oZone episodes or when winds exceed 25 miles per hour. c J. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. AQ-3 To reduce emissions all equipment used in grading and construction must be tuned and maintained to the manufactures specification to maximize burning of vehicle fuel. AQ-4 The residences shall be constructed to UBC standards for insulation of walls, roofs, windows, etc. to minimize emissions from home heating and cooling. AQ-5 The residences should be built with natural gas fireplaces to reduce the criteria pollutant emissions of wood smoke. IMPLEMENTATION AND VERIFICATION Public Works staffshall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: o DATE PREPARED: o c II. CULTURAL RESOURCES There is no evidence of significant archaeological, historical or paleontological resources, or human remains. No impacts on cultural resources are anticipated. However, in the unlikely event that any cultural resource is unearthed, the following mitigation measure shall be implemented: CUL -1 If any artifact is uncovered during grading or construction, the contractor or site superintendent shall immediately cease ground-disturbing activities and shall notify the City and the San Bernardino County Museum to have a qualified archaeologist and/or paleontologist evaluate the artifact and determine the appropriate course of action. If any human remains are uncovered, the City, the County Museum and the County Coroner shall be notified, and all activity at the site shall cease until the City provides clearance to resume grading or construction activities. IMPLEMENTATION AND VERIFICATION Planning staff shall be contacted by the construction manager who will coordinate notification of the San Bernardino County Museum and/or County Coroner. COMPLIANCE RECORD o When Required: The verification shall occur prior to recommencement of grading activity in the vicinity of the site where the artifact or human remains was found. o WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: c o o III. EARTH RESOURCES As analyzed in the Report of Soils and Foundation Evaluations that was prepared by Soils Southwest, Inc, the soils encountered primarily consist of upper dry, loose, disturbed and compressible slightly silty fine to medium coarse gravel sand with pebbles and scattered rocks overlying damp to moist medium dense to dense, tine to course gravelly sand with cobbles. No free groundwater was encountered. However based on USGS bulletin l898~ historical groundwater is approximately 50 feet below the present grade surface. The upper compressible soils described are considered unsuitable for directly supporting structural footings and/or new fill soils without excessive differential settlement. In addition, with the relatively high historical groundwater and the site being susceptible to earthquake induced potential soils liquefaction; it is the opinion of the geologist that for structural support, moderate site preparations and grading should be executed per mitigation measure GS-I. GS-I The site preparations are expected to include sub-excavations of upper existing loose and compressed soils, followed by their replacement as engineered fills. A minimum of 90"10 relative compaction for fills placed should be considered. Typical excavation and grading techniques including over-excavation and compaction will be needed. The project proponent shall, prior to the issuance of a grading permit, prepare and submit for review and approval by the Development Services Department a detailed grading plan for the project site. The plan shall be prepared in conformance to the applicable standards and requirements of the City of San Bernardino Grading Ordinance and the Uniform Building Code. IMPLEMENTATION AND VERIFICATION Public Works staff shall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: . . c o o III. EARTH RESOURCES Soils Southwest, Inc. analyzed the site geology, faulting, seismic analysis, groundwater and liquefaction, flooding and erosion, and slope stability. The site is not located in an Alquist-Priolo zone. The nearest fault and Alquist-Priolo zone is approximately 2,000 feet to the northeast, which is the San Bernardino segment of the San Andieas Fault. The Geotechnical Investigation detennined probable ground acceleration factors and indicated that the site is included in Seismic Zone 4 according the 2001 California Building Code. With over-excavation and compaction of building pad areas conventional foundations may be utilized. Less than significant impacts are anticipated. GS-2 For adequate support of all proposed structures, the design of footings and foundations shall be in accordance with the regulations and recommendations as required by the State of California in the California Building Code (CBe) and the geotechnical investigation recommendations. IMPLEMENTATION AND VERIFICATION Public Wodes staff shall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: . . c III. EARTH RESOURCES For erosion associated with storm events the project contractor will be required to' adhere to the requirements of the City of San Bernardino and to the National Pollutant Discharge Elimination System (NPDES) through implementation of a storm water Pollution Prevention Plan (SWPPP). The following mitigation measures will ensure that the project will have a less than significant impact on erosion, dust and unstable soils during construction. GS-3 The project proponent shall, prior to the issuance of grading permit, receive approval of an erosion control plan and PMIO management plan from the Public Works Division of the Development Services Department. GS-4 An erosion control plan shall be prepared and implemented for the proposed project that identifies specific erosion control measures to control on-site and off- site erosion from the time of ground disturbing activities are initiated through grading completions. This erosion control plan shall include the following measures at a minimum. o a. Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California. b. An inspection and maintenance program shall be included to ensure that any erosion, which does occur either on-site or off-site as a result of this project, will be corrected through a remediation or restoration program within a specified time frame. GS-S Prior to issuance of building permits, the applicant shall submit to the City Engineer for approval, a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The WQMP shall identify the structural and non-structural measures consistent with the City's adopted require~ents. IMPLEMENTATION AND VERIFICATION Public Works and Planning staff shall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: o DATE PREPARED: . . c o o IV. HYDROLOGY AND WATER QUALITY Grading activities associated with the construction period could result in a temporary increase in the amount of suspended solids in surface flows during a concurrent storm event, thus resulting in surface water quality impacts. The project site is larger than one acre and, therefore, is required to comply with the National Pollutant Discharge Elimination System (NPDES) to minimize water pollution. Development in the City of San Bernardino is subject to the State of Cali fomi a's General Construction Permit under the federal NPDES. The Permit requires that any development proposal that would disturb more than one acre is required to file a Notice of Intent (NO!) and prepare and implement a Stormwater Pol1ution Prevention Plan (SWPPP) prior to implementation of grading or other soil disturbing activities. In addition, the project will result in changes in absorption rates and the rate and amount of surface runoff from the project site due to the development of new roads, driveways, sidewalks and rooftops. A Water Quality Management Plan (WQMP) that identifies how urban pol1utants will be handled must also be developed for the proposed project. The following mitigation measures shall be implemented: HW-l Prior to issuance of grading permits, the applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and obtain a Notice of Intent (NO!) in .compliance with the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board. Evidence that this has been obtained (i.e., a copy of the Waste Discharger's Identification Number) shal1 be submitted to the City for coverage under the NPDES General Construction Permit. HW-2 Prior to issuance of building permits, the applicant shall submit to the City Engineer for approval, a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pol1utants into the storm drain system to the maximum extent practicable. The WQMP shal1 identify the structural lIIid non-structural measures consistent with the City's adopted requirements. IMPLEMENTATION AND VERIFICATION Public Works staff shall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: . , c o o IV. HYDROLOGY AND WATER OUALITY The proposed development would discharge flows to the same points with a separation of storm water flows at 6th Street at two ~ints: the existing south-westerly comer and the main entry. The contributing area to 7 Street will be reduced to 11.4 acres and the area contributing to 6th Street will be increased by 0.6 acres. The developed hydrology calculations contained in the Preliminary Drainage Report and results show values of lOO-year discharge to 7th Street to be 28.9 cfs. The lOO-year discharge to 6th Street would be 6.7 cfs at the south-westerly comer and 15.9 cfs at the entry. Street capacity calculations done for the proposed project show that both 6th and 7th streets have capacity to handle the increased lOO-year flows. The WQMP will include best management practices that will alleviate the potential impact from additional pollution in the run-off. Through implementation of the standard regulations as well as the BMPs implemented on-site to control of urban pollutants will reduce the potential impact for excessive and/or polluted run-off to a level of less than significance. HW-3 The plans for landscaping shall include provisions for controlling and minimizing the use of fertilizers/pesticideslherbicides. Areas landscaped shall be monitored and maintained for at least two years to ensure adequate coverage and stable growth. IMPLEMENTATION AND VERIFICATION Public Works staff shall review this development project. COMPLIANCE RECORD . When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: DA TE PREPARED: . .. c o o V. NOISE The proposed project will consist of single-family residential dwellings; the noise associated with the proposed use is expected to be welI within the standards established in the General Plan. However, short-tenn consttuction noise may affect adjacent residences during on-site construction from equipment and vibration from excavation and grading. In order to ensure that noise impacts associated with the construction are reduced to a less than significant level, the applicant shalI comply with the folIowing mitigation measures. N-t Construction-related activities may not occur between the hours of 8 PM and 7 AM. No construction vehicles, equipment, or employees may be delivered to, or arrive at the construction site before 7 AM or leave the site after 8 PM. Construction activities may only occur Monday through Saturday, and is not permitted on state or federal holidays either. N-2 All construction vehicles shall have mufflers and be maintained in good operating order at all time. N-3 All trucks waiting to be loaded or unloaded with construction material shall not be left to idle for more than to minutes. IMPLEMENTATION AND VERIFICATION Public Works staff shall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to project approval. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: . ~ c IV. NOISE A noise study was conducted for the project by Davy & Associates; Inc, in December 2004 that showed that the dominant noise sources in the area were from traffic along 61h Street and that by 2014, CNEL at the south propertyline would be 66.2 slightly above the 65 dB maximum standard for exterior noise and 21.2 dB above the 45 dB maximum standard for interior noise. N-4 _ The noise engineer has recommended that all south, west and east facing windows and glass doors should be glazed with STC 32 glazing that would reduce interior noise levels by 30 dB. Recommendations for the construction of the homes as listed in the Noise Study for the project are included here as follows: o a. Roof ceiling construction shall be roofmg on Yo inch plywood. Batt insulation will be instaned in joist spaces. The ceilings will be one layer of 5/8 inch gypsum board nailed direct. b. An exterior walls will be 2x4 studs on 16-inch center with Batt insulation in the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will be S/8-inch gypsum board. c. An south, west and east facing windows and glass doors shan be glazed with STC 32 glazing. STC 32 glazing can be provided with either V. -inch laminated class or a dual pane assembly with a Yo-inch airspace. In either case, the glazing supplier should submit a test report documenting the STC 32 rating. The test report shan be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. d. An other windows and glass doors may be standard glazing. e. An entry doors shan be I %-inch solid core doors with weather stripping seals on the sides and top. Glazing in entry doors shan not be accepted. f. There shan be no mail slots in the entry doors. g. Interior noise levels can be met with ''windows closed". Therefore, the homes shan be constructed with a heating and air-condition system to provide a habitable interior environment. In addition to Measure N-4 an additional measures shall be adopted to ensure that prospective homebuyers are aware of the industrial uses located on the south side of 61h Street: N-S The developer of the property shan ensure that new homeowners are aware of the industrial uses located on the south side of 6t1r Street by disclosing this information during escrow. IMPLEMENTATION AND VERIFICATION Public. Works staff shan review this development project. o COMPLIANCE RECORD When Required: The verification shan be completed prior to project approval. . , c. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: ~. o o , '";~, .._.:1;;:'. 1 2 3 4 5 6 ORDINANCE NO. AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER 19.04 (RESIDENTIAL DISTRICTS), SECTION 19.04.030 (2) (N) OF THE SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO PLANNED RESIDENTIAL DEVELOPMENT I SMALL LOT SUBDIVISIONS REQUIREMENTS. THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO DO ORDAIN AS FOLLOWS: 7 8 9 Development/Small Lot Subdivisions, of the Municipal Code (Development Code) is amended SECTION I. Chapter 19.04, Section 19.04.030 (2) (N), Planned Residential 10 to allow planned residential developments within the RM, Residential Medium, RMH, Residential 11 12 Medium High and RH, Residential High land use districts, in addition to Residential Urban (RU-l and RU-2) land use districts, as shown in Attachment I attached hereto and incorporated herein by 13 reference. 14 15 16 17 18 SECTION 2. Severability. In the event that any provision of this Ordinance, or any part thereof, or any application thereof to any person or circumstance, is for any reason held to be unconstitutional or otherwise invalid or ineffective by any court of competent jurisdiction on its face or as applied, such holding shall not affect the validity or effectiveness of any of the 19 remaining provisions of this Ordinance, or any part thereof, or any application thereof to any 20 21 22 23 24 25 26 27 28 person or circumstance or of said provision as applied to any other person or circumstance. It is hereby declared to be the legislative intent of the City that this Ordinance would have been adopted had such unconstitutional, invalid, or ineffective provision not been included herein. IIII IIII IIII V(o.Sd II/V/C6 I 1 AN ORDINANCE OF THE CITY OF SAN BERNARDINO CHAPTER 19.04 2 (RESIDENTIAL DISTRICTS), SECTION 19.04.030 (2) (N) OF THE SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO PLANNED 3 RESIDENTIAL DEVELOPMENT/SMALL LOT SUBDIVISIONS REQUIREMENTS. 4 5 Common Council of the City of San Bernardino at a 6 7 I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and meeting thereof, held on the day of , 2005, by the following vote to wit: 8 Council Members: 9 ESTRADA 10 LONGVILLE 11 MC GINNIS 12 DERRY AYES NAYS ABSTAIN ABSENT 13 14 15 KELLEY JOHNSON 16 MCCAMMACK 17 18 19 City Clerk The foregoing ordinance is hereby approved this _day of 2005. 20 21 JUDITH V ALLES, Mayor City of San Bernardino 22 23 Approved as to form and legal content: 24 JAMES F. PENMAN 25 City AjUey ~ 26 By: 27 III 28 III 2 ATTACHMENT 1 CHAPTER 19.04 RESIDENTIAL DISTRICTS Section 19.04.030(2)(N), is amended to read: N. PLANNED RESIDENTIAL SUBDIVISIONS DEVELOPMENT/SMALL LOT Planned Residential Development (PRD) including Clustered Subdivision and Small Lot Divisions are permitted in Residential Urban (RU-l and RU-2), Residential Medium (RM), Residential Medium HiJ!;h (RMH), and Residential HiJ!;h (RH) land use districts subject to Development Permit review. Attached and detached single-family dwelling units are permitted. The purpose of allowing these types of developments is to promote residential amenities beyond those expected in conventional residential developments, to achieve greater flexibility in design, to encourage well planned neighborhood through creative and imaginative planning as a unit, to provide for appropriate use of land which is sufficiently unique in its physiCl!! characteristics or other circumstances to warrant special methods of development, to reduce development problems in hillside areas and to preserve areas of natural scenic beauty through the encouragement of integrated planning and design. 1. Density The underlying residential land use district or the Hillside Management Overlay District shall determine the maximum number of dwelling units allowed in a PRD or Small Lot Subdivision. Where a parcel or parcels have more than one land use district, the maximum number of dwelling units shall be determined by adding together the allowable density for each land use district area. Density transfer throughout the PRD project area is permitted for the promotion of clustering units in those areas suited to development, and thus preserving the open space and natural features of the site. (See Hillside Management Overlay District for restrictions to on-site density transfer.) 2. Minimum Lot Size The minimum lot size for a detached single-family unit in a Small Lot Subdivision shall be 5,000 square feet. PRD's may create lot sizes to accommodate the creation of attached single-family dwelling units or Clustered Subdivisions. 3. Site Covera2e Structures shall not occupy more than 40% of the gross site area. 4. Structure Hei2ht/Number of Attached Dwellin2 Units Detached single-family structures shall not exceed 2'h stories, or 35 feet. Attached single-family structures shall not exceed 3 stories or 42 feet. The maximum average number of single-family units attached in any manner to form a single structure shall be 6. 5. Setbacks The minimum front, rear, and side structural setback from the project perimeter boundary shall be 15 feet. The minimum dwelling unit side structural setback from other dwelling unit structures is 15 feet plus 1 foot for each 15 feet of structure length. In small lot subdivisions the minimum side setback is 5--feet with a 15-foot minimum dwelling unit separation. 6. Open Space All Planned Residential Developments with 12 or more dwelling units shall provide 30% useable open space for passive and active recreational uses. Planned Residential Development consisting of single-family detached units may provide 15 % useable open space in lieu of the required 30 % . Useable open space areas shall not include: right-of-way; vehicle parking areas; areas adjacent to or between any structures less than 15 feet apart; setbacks; patios and private yards; or, slope areas greater than 8 percent. Slopes greater than 8 percent may be approved in the Hillside Management Overlay District by the Director as useable open space. MC 1178 9/16/04 7. ~enities All Planned Residential Developments shall provide recreational amenities within the site which may include: a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter - barbecue area; court game facilities such as tennis, basketball, or racquetball; improved softball or baseball fields; or, day care facilities. The type of amenities shall be approved by the Director and provided according to the following schedule: Units 0-11 12-50 51-100 101-200 201-300 Amenities o 1 2 3 4 Add 1 amenity for each 100 additional units or fraction thereof. 8. Private Streets Private streets shall be permitted when there is a homeowner's association established to maintain them. The streets shall be built to standards and specifications for public works construction. 9. Maintenance and Completion of Open Space. ~enities. Landscapin2. and Manufactured Slopes No lot or dwelling unit in the development shall be sold unless a corporation, homeowner's association, assessment district or other approved appropriate entity has been legally formed with the right to assess all those properties which are jointly owned or benefited to operate and maintain all of the mutually available features of the development including, but not limited to, open space, amenities, landscaping or slope maintenance landscaping (which may be on private lots adjacent to street rights-of-way). Conditions, Covenants, and Restrictions (CC&R's) may be developed and recorded for the development subject to the review and approval of the City Attorney. The recorded CC&R' s shall permit the enforcement by the City, if required. No lot or dwelling unit shall be sold unless all approved and required open space, amenities, landscaping, or other improvements, or approved phase thereof, have been completed or completion is assured by a financing guarantee method approved by the City Engineer. 10. Fire Department Standard All parts of the structures shall be within 150 feet of paved access for single-story and 50 feet for multi-story. 11. Residential Specific Standards In addition to the PRD development requirements, the following specific standards contained within this chapter shall apply: a. Day care facilities b. Golf courses and related facilities c. Guest house d. Lighting e. Minimum room size f. Minimum dwelling size g. Mobile home and manufactured housing h. Mobile home park or subdivision i. Recreational vehicle storage