HomeMy WebLinkAbout04-Planning
CITOOF SAN BERNARDIO - REQUEO' FOR COUNCIL AC"Q)N
From:
Frank A. Schuma
Planning Director
Planning
December 17, 1984
Subject:
Appeal of Tentative Tract Nos. 12150
and 12151
Mayor and Council Meeting of
January 7, 1985, 9:00 a.m.
Dept:
Date:
Synopsis of Previous Council action:
Previous Planning Commission Action:
At the meeting of the Planning Commission on December 4, 1984, the following
action was taken:
The application for Tentative Tract Nos. 12150 and 12151 was unanimously
approved based upon findings of fact contained in the staff report dated
December 4, 1984 and subject to the conditions and standard requirements
listed therein.
The Negative Declaration for environmental review was also approved.
Recommended motion:
That the hearing on the appeal be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
Q. A-r!
Signatu!re
.... ~-
--
Frank A. Schuma
Contact person: .
Frank A. Schuma
Phone:
Supporting data attached:
FUNDING REQUIREMENTS:
Yes, Staff Report
Ward:
383-5057
5
Amount:
Source:
Finance:~
I
Council Notes:
75-0262
Agenda Item No.
o
o
o
. 0
flll1& flOW It [ffJ
DEC:"13 1984
CITY PLANNING ~
~A^, fJERNAR~/;AORTME'VT.,
..CA
December I), 1984
!"rank Schuma
Planning Director
City of San Bernardino
)00 No. "D" Street
San Bernardino, Ca. 92418
Attnl Ron Running
Dear Mr. Schumal
I protest approval of the following project I
Tentative Tract Nos. 12150 and 12151 and Tentative Tract No. 10182. ~
Applicant I Associated Engineers
165 W, Hospitality Lane, #15
San Bernardino, Ca 92408
Owner: Shadow Hills, Ltd.
245 Fischer, Suite B4
. Costa Mesa~ Ca 92626 I
Subject property is an irregularly-ahaped parcel o~ land consisting
of approximately 2).2 acres located at the northwe .,t corner of Kendall
Drive and Pine Avenue and having a frontage of app oximately 1,876 feet
on the north side of Kendall Drive and having a frf'lntage of 61) feet on
the west side of Pine Avenue and being located adj cent to the east side
of 8able Creek Channel.
It has come to my atten:ion that included in this _T~)posal is the follow-
ingl (from San Bernardino Planning Department Summ ry) ""the existing
hillside extend in. g a1.:>ng the northerly boundary of1 the 5i te, loca. ted west
of the Metropolitan Water District right-of-way wi~l be regraded and
lowered in height between fi'/e and thirty feet in rder to provide addi-
tional building pad area."
The project site is not being "regraded", it is be ng nearly demolished!
The grading standards included in the Verdemont st dy state that in the
development of the area, cuts and fill should be In nimized to prevent
scarring of the hillsides. A maximum cut and fill of 15 feet in runs
of 200 feet with provisions for slope and soil sta" ility will be per- .
mitted. Proposed cuts or fills that exceed this w 11 r~quire a specific
review and approval of the grading plan by the Cit, Planning Director
or the City Engineer. Natural drainage courses sh uld be respected and
proposed changes should insure that erosinn settlL g and down-course
drainage problems will be minimized. To insure th ''', a drainage analysis
shall be prepared for developments involving more han four dwelling
units and/or parcels. .
"0
o
o
(
o
'I'he model o~ this oroject demonstrates that not onily are the hills '
being lowered, but. also the natural outcroppings removed to accomodate
buildinD' pads. i"urther, a portion of the project is in a flood zone.
Should fill be placed where water once drained, where does the water
drain except to another area. In accommodating the applicant, we run
the risk of ha~ing established existing homes. The Planning Depart-
ment is aware of the concerns of the residents of Ithe area, especially
those who have lived in the area for 10 years or njore and who have had
experience with the effect of land alteration as ~elates to flooding,
The Comprehensi'/e Storm Drain is repeatedly mentidned in the Verdemont
Study; however, it is not yet in place. As develqpment has occurred
in the area affecting natural drainage courses, p~o1:ilems with erosion
have been on the increase. I am sure the City str1leet Department could
substantiate that claim.
I
As for the aesthetics of this project, I refer to 'Section 4 of the
Draft Environmental Impact Report of the Verdemon~t Area Plan, specific-
ally. 4.).6 "Visual & Natural Features". ...... atural features will
be preserved through development standards and la d use controls.
Those would include the Kendall Drive Foothills, ~he Meyers Road Bluff
area and other creek valleys and ridges." i
. I
i
I am reasonably certain that if those homeowners l' ho were notified
of this proposal were aware of the land alteratio involved, you would
be hearing additional protests. Also, I am QUI'rE certain you wouli
respond to those concerns with the same unbiased. !objective considera-
tion'you have given other concerns we have brough~ to you.
,
,
i
In conclusion, this project is not consistent with the goals as set
forth in the standards for the ~erdemont Area Pla1 which includel
To improve and enhance the visual image of the Ve demont area by re-
inforcing existing assets; to develop an urban fo m over time which
preserves a balanced mixture of land uses and openlspaces; to utilize
architecture, landscape, and open space to help r~inforce the identity
and image of the area and to create a visually pl~asing and functional
built environment; to protect and improve the scer;lic quality of the
Verdemont area; to maintain, protect, and preserv~ the natural environ-
ment as a major element in the development of the ,area; to preserve as
much as possible the existing land form found in ~he area.
.
.
Please advise if a more formal appeal is requiredior if initiating
a petition would be helpful. Your guidance will be very much apprecia-
ted.
I
,
i
Yours truly, F
~?:
Barbara J. Rob rts
3766 Belmont A e.,
San Bernardino~ Ca 92407
!
(
o
o.
(
o
o
CITY OF SAN BERNARDINO 300 NORTH "O"STREET,SAN BERNARDINO. CALIFORNIA 92418
'.
'.1 ,\"'., '~.~l
, ;.:.,.';:-<.~ ~':~,
:- ,.j~; t.",'-'
"
. . W.R. "BOB" HOLCOMB
Mayor
,.j Member. of the c~mmon Council
Robert A. Castanedl . .. .. .. .. . .. . .. Flnt Ward
JackR.IIIV...................... .SecondW.rd
Rllph H"nlnd.t . . . . . . . . . . .. Third WareS
Steve Marks .. .................... FourthWilrd
QotdonQulel.......................... FlfthW.rd
Din Fraz.ler .......................... . Sixth W.rd
Jack Strlckle' .. .. .. . .. .. .. .. .. .. .. .s.onnth Ward
December 7, 1984
Associated Engineers
l65 West Hospitality Lane, #15
San Bernardino, CA 92408
Dear Sir or Madame:
At the meeting of the Planning Commission on December 4, 1984, the following
action was taken:
The applications for Tentative Tract Nos. 12150 and 12151 and Conditional
Use Permit No. 84-63, to permit a 318 unit planned residential development
in the PRD-14U Planned Residential Development zone .at l4 units per acre
on property consisting of approximately 23.2 acres 10cat~d at the north-
west corner of Kendall Drive' and Pine Avenue and having ~. frontage of approx-
imately 1,876 feet on the north side of Kendall Drive and having a frontage
of 613 feet on the west side of Pine Avenue and being 10qated adjacent to
the east side of Cable Creek Channel, were approved basea on findings of
fact contained in the staff report dated December 4, 1984 and' subject to the
conditions and standard requirements listed therein.
According to the San Bernardino Municipal Code, Chapter l8.20.130., the
following applies to the filing of a tentati~e tract map:: (This provision
wou1 d also apply to the fil i ng of a condi tiona 1 use permi't.)
Respectfully,
%/.I"~ ~u1~~
FRANK A. SCHUMA
Planning Director
"The decision of the Commission shall be final unless aPllea1ed to the Mayor
and -€ommon Council in writing. The written appeal shall !be submitted to the
office of the City Clerk within ten days from the date off the meeting."
. I
If no appeal is filed pursuant to the above provisions o~ the San Bernardino
Municipal Code, the action of the Commission shall be fi~a1.
I
cc: Building and Safe~y Dept.
Engineering Divis~on
cc: Shadow Hills, Ltdil
245 Fischer, Suif 84
.' Costa Mesa, CA 9626
..... ..-
'.
'.
mf.
o
o
o.
CITY OF SAN BERNARDINO
(
PLANNING
~,
DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
15
12/4/34
5
o
I
J
lIJ
~
(J
.
Tentative Tract Nos. 12150 and
12151 and Conditional Use Permit
No. 84-63
APPLICANT: Associat~d Engineers
165 W. Hospitality Lane, =15
San Bern4rdino, CA 92408
OWNER: Shadow Hill$, Ltd.
245 Fischer, Suite B4
Costa Mesa, CA 92626
Subject property is an irregularly-shaped parcel of land consisting of
approximately 23.2 acres located at the northwest cornet of Kendall Drive
and Pine Avenue and having a frontage of approximately 1,876 feet on the
north side of Kendall Drive and having a frontage of 613 feet on the west
side of Pine Avenue and being located adjacent to the e~st side of Cable
Creek Channel. .
;
lIJ
::>
o
lIJ
a:
.....
ct
lIJ
a:
ct
"
'"
"
t:
I
~
1 .
. ~
r;
,.
~
~
The applicant requests approval of two tentative tract ~aps and a conditior:'
use permit under authority of Code Section 19.78.020.15 to permit a 318 un;:
planned residential development in the PRD-14U Planned Residential Develc;::--:-:
zone at 14 uni ts per acre. .
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject vacant, phase I construc- PRD-12U, R-3-2000 Res. 8-14 du/acre, c ---= .~
tion of apartments pending rezone to ..
PRD-14U
North vacant, sing. fam. res R-1-7200 10 u. 10 e1ec-. S::"1
South vacant MHP-6U 10 4-7 du/acre
East vacant, sing. fam. res R-3-3600 Res. 8-14 du/acre, - -
- -= .
West vacant, across channel MHP-6U 10 10 10 V -
GEOLOGIC I SEISMIC
HAZARD ZONE
HIGH FIRE
HAZARD ZONE
..J
~
Zen
lIJe!)
2z
Z-
0.0
a:Z
:;ii:
Z
lIJ
o NOT
APPLICABLE
o EXEMPT
IKI NO
SIGNIFICANT
EFFE CTS
. ' NOV. ".1 REVIlED JULY I...
IiIYES
oNO
[iy!Os
SEWERS C 'lC
FLOOO HAZARO lil YES OZONE A
ZONE 0 NO 0 ZONE B
AIRPORT NOISE I 0 YES
CRASH ZONE I&] NO
DYES
00 NO
o POTENTIAL SIGNIFICANT
EFFECTS
WITH MITIGATING
MEASURES NO E.I.R.
o E.I,R. REOU~EO BUT NO
SIGNIFICANT EFFECTS
WITH MITIGATING
MEASURES
o SIGNIFICANT EFFECTS
SEE ATTACHEO E.R C.
MINUTES
Z
o
ti
...0
...~
j!::1
en::l
o
(J
lIJ
a:
REDEVELOPMENT Cy::::
PROJECT ARE^ ~hj
iii APPROVAL
IX! CONDITIONS
0 DENIAL
0 CONTINUANCE TO
'.
J
,
,
o
o
...
(0 0 (
....,
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE T.T. No. 12150 and
C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE"
OBSERVATIONS
.. .1. The proposal is to establish a 318 unit planned residential apartment
development within the PRD-14U Planned Residential 'Development zone at
14 units per acre. The site consists of approximately 23.2 acres located
at the northwest corner of Kendall Drive and Pine Avenue, extending
approximately 1,876 feet along the north side of Kendall Drive and approx-
imately 613 feet on the west side of Pine Avenue.
2. Change of Zone No. 84-25, from R-3-2000 and PRD-12.5U to PRD-14U, is pending
approval by the Mayor and Common Council on December 3, 1984. The increase
in density was approved by the Planning Commission based upon a stipulation
by the applicant that no addition~l request for a density bonus would be
made. A letter from the applicant to that effect is attached.
3. Tentative Tract No. 12146 and Conditional Use Permit No. 82-1, to establish
a 258 unit condominium subdivision on the subject property, was approved by
the Mayor and Common Council on February 15, 1982, per the recommendation
of the Planning Commission. Tentative tracts for Phase I and II (Tentative
Tract Nos. 12146 and 12148), located adjacent to Pine Avenue, have been
recorded and are currently under construction. However, due to market
trends, the applicant is now requesting to build apartments at 14 units
per acre in accordance with the Planned Residential Development zone
standards for the entire site, including those units currently under con-
struction. The applicant ,has acquired an additional 2.7 acres located
adjacent to Cable Creek in order to increase the usability of the entire
site. .
4. The subject property is bisected by a 160 foot wide Metropolitan Water
District right-of-way and easement which extends from Devils Canyon as
part of the State's Feather River Project. A portion of .said right-of-way
is to be used as part of the future realignment of Pine Avenue to Kendall
Drive. The northerly one-third of the site is covered by low profile hills
ranging in heights of up to 65 feet with 2 to 1 slopes. The westerly boundary
of the site abuts the Cable Creek Flood Control Channel.
5. A previously submitted geology report (No. 116) dated April 13, 1978, was
reviewed and concurred with by the City's consulting geologist at that time.
The geology report concluded that no active earthquake fault exists on the
property and is not considered an influencing factor with respect to site
development. However, any south and east facing cut slopes proposed in
bedrock may be unstable.
6. The submitted tract map and site plan indicate that the existing hillside
extending along the northerly boundary of the site, located west of the
Metropolitan Water District right-of-way, will be regraded and lowered in
height between five and thirty feet in order to provide additional building
pad area. The preliminary grading plan, however, indicates that the
applicant intends to use contour grading to help insure a natural appearance.
A scale model has been provided by the applicant to demonstrate the extent
of the proposed regrading. Conditions are attached requiring the revegatatic~
,
000 0
( (
""
.cITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE T.T. No. 12150 and
OBSER~~:rIONS C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE 3
.
of the graded hillside, including a provision for the maintenance of a fire
resistent landscape buffer along the toe of the slope.
7. Due to the proximity of.the site to Kendall Drive (State Highway) and the
) 1-215 Freeway, a preliminary traffic noise study was conducted at the
request of the Environmental Review Committee in conjunction with the pre-
viously approved condominium development (Tentative Tract No. 12146). The
study concluded that the exterior noise level within the project area was
only slightly above the recommended 65 CNEL level which could be ~itigated
through the use of a solid masonry wall or combination earthen berm and wall.
A final noise study prior to construction will help to determine if a con-
tinuous wall is necessary along Kendall Drive.
8. Cable Creek (County Flood Control Channel) extends adjacent to the south-
westerly corner of the site boundary. No comments have been received from
the San Bernardino County Flood Control District in respect to channel
improvements or structure setbacks from the unimproved channel.
The site plan, however, does reflect the County's usual 100 foot structural
setback from the flood control channel right-of-way.
9. Submitted floor plans indicate two-story, stacked apartment structures with
three units on the first floor and three on the second floor. Each six-unit
building. would include a semi-enclosed courtyard.
Each unit would be provided with either an attached garage or a carport and
one open parking space in accordance with the PRD parking Code requirements.
In addition, 39 guest parking spaces are to be provided in accordance with
Code requirements.
The following is a breakdown of unit types to be provided:
Plan Percent of Total Unit Count Size (Sq. Ft.) No./Bedrooms
A 28.93 638 1
B 28.93 777 2
C 18.87 800 2
D 10.06 864 2
Submitted building elevations do not indicate exterior building materials.
10.
Interior vehicular circulation within the project area located to the west of
the future extension of Pine Avenue (Metropolitan Water District right-of-way)
consists of a 28 foot wide drive with primary access o.nto the new Pine Avenue
and a secondary access to a local residential street located to the west of
the site. The project area located 'to the east of the proposed Pine Avenue
i
,
,
o
o.
( (
.CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE T.T. No. 12150 and
C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/34
PAGE 4
o
o
.
OBSERVATIONS
'"
11.
extension would include a through private drive to the current Pine Avenue
alignment.
The Planned Residential Development zone specifies that "a minimum of
twenty-five percent of the total project area, or as approved by the
Commission, shall be maintained as open space areas designed for the use
and enjoyment by all residents and development for recreational or leisure
time activities . . . Natural canyons and similar natural physical features
may be included in open space areas as approved by the Commission. These
areas shall be cleared of debris, poison oak, and similar fire and health
hazards. Automatic sprinklers shall be provided at the top of a slope in
canyon areas." The submitted site plan provides for level, usable, open
recreational areas within the buildable pad area in addition to the adjacent
hillside area. A recreation center, which would include a swimming pool and
spa, will be provided.
The Environmental Review Committee, at their meeting of November 15, 1984,
determined that there were no significant environmental effects related
to' this request and issued a Negative Declaration.
/.
.
'"
.
o
(0 0 (
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE T.T. No. 12150 a~~
~~ICT C.U.P. No. 84-63
1J,.s~ AGENDA ITEM 15
. HEARING DATE 12/4/8-=-
PAGE. 5
FINDINGS ori
o
'.
;.
~
"
Findings of Fact for Tent~tive Tract No. 12150:
1. The proposed subdivision is consistent with the State College Area General ?:~~ ~
designation of Residential, 8 - 14 units per net acre. The overall density ~ I
the project area is 14 units per net acre.
2. Two means of ingress/egress are provided. The residential cluster concept
allows for common usage of access routes; open space, and recreation areas.
3. The site's relative size (23.2 acres). combination of hillside and level
areas, provides a suitable physical site for clustered residential develop-
ment within the more level areas and the use of the hillside areas for c~~~
open space.
/,.
,.
'.
4. The design of the subdivision and type of improvements are not likely to
cause serious health problems, as sewer and water are available and are beir.;
installed in accordance with proper standards as set forth by the City and
serving utility companies.
5. The Environmental Review Committee, at their meeting of November 15, 1984,
determined that there.were no significant environmental effects related to
the requested conditional use permit and tentative tract and issued a
Negative Declaration. .
Findings of Fact for Conditional Use Permit No. 84-63:
1. The proposed project should not have any adverse effects on existing or
future land uses abutting the site. The hillside area which extends along
the northeasterly boundary of the site would buffer the area to the north
of the site which is designated for single-family, residential uses.
Attached conditions of approval, developed in part from the sound study.
should mitigate those concerns of traffic noise imposed on the future resi::~~_
2. Adequate street parking has been planned for the project in accordance with
Code requirements, and there is adequate ingress/egress proposed.
3. The site is adequate in size and shape to accommodate the proposed use. All
setbacks, parking requirements, lot coverages and open space meet the pert~~~~
Municipal Code sections of Chapter 19.18 relative to the Planned Residenti:~
Development land use zoning district;
4. The use is deemed desirable to the public convenience, offering a variati:~
in living style from detached, single-family residences in the area.
5. The Environmental Review Committe, at their meeting of November 15, 1984,
determined that there were no significant environmental-effects related t:
the requested conditional use permit .and tentative tract and issued a
Negative Declaration.
i
.
I
.
,
j
.
~
t
~
~:
I
I
j
I
t
1
I
I
.
I
i
i
t
i
..
,
J
"
/
r
o 0 ( ("\
CITY OF SAN BERNARDINO PLANNING' DEPARTMENT. ....
CASE T.T. No. 12150 and
C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE 6
o
CONDITIONS
...
,. A minimum of a 50 foot wide irrigated landscape buffer area shall be
installed and maintained on all slopes aubtting developed areas, as '
approved by the Fire' and Planning Departments.
2. The proposed secondary access provided adjacent to the Cable Creek
Flood Control Channel shall be paved, including appropriate curb cut
onto the abutting local residential street and shall remain unobstructed
for use by all residents within the apartment complex. Said access
shall be protected from erosion and flooding in accordance with the
recommendation of the Engineering Division and Fire Department.
3. Lot A of Tentative Tract No. 10182. which abuts the subject property
along its north/westerly boundary, shall be incorporated within the
boundaries of Tract No. 12151 and shall be landscaped and irrigated for
perpetual maintenance.
, 4. Recorded Tract Nos. 12146 and 12148 (under construction) shall be incorporat==
into the operation of Tentative Tract Nos. 12150 and 12151 through the
Covenants, Conditions and Restrictions.
5. All un surfaced areas within the new Pine .Avenue City right-of-way and all
areas within the Metropolitan Water District right-of-way or easement
shall be landscaped by the developer at time of construction. C.C. & R's
shall provide for the perpetual maintenance of said landscaping.
6. A final traffic noise study for property adjacent to Kendall Drive shall be
provided prior to i ssuanceof building permits in addi tion to thepre1 imi nar~,'
noise study dated January 12, 1982 to mitigate interior noise levels to a
maximum of 45 db and exterior noise level to a maximum of 65 db. The'noise
study is to be submitted to the Planning Department.
7. A solid masonry wall or combination wall and landscaped earthen berm shall
be constructed adjacent to Kendall Drive for sound attenuation purposes.
Wall design to be approved by the Planning Department.
8. There shall be an electric garage door opener provided for every garage
'-fronting onto a private street in order to reduce traffic blockage along
vehicular accessways.
,
\
I
RECOMMENDATION:
The Planning Department recommends approval of Tentative Tract Nos. 12150 and
.12151 and Conditional Use Permit No. 84-63 as well as adoption of the .Negative
Declaration, as determined by the Environmental Review Committee.
Respectfully submitted,
i:
i
<,
FRANK A. SCHUMA
Planning Director
ar:~~'-
i
o
(
CITY OF SAN BERNARDINO
o
o
(
o
,
STANDARD REQUIREMENTS
""
CASE T.T. Nos. 12150, 121:- .
and C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE 7 ~
...
RESIDENTIAL DEVELOPMENT
1.
T.T. Nos. 12150 and 12151
and C.U.P. No. 84-63 shail be in effect for a period of 24 months from the
date of approval by the Planning Commission and/or Planning Department.
However, if no development has been initiated at the end of the 24-month
time period the approval shall expire. Additional time may be approved
by the Planning Commission upon request of the applicant prior to expira-
tion of the 24-month time period. Expiration Date: December 4, 1986.
COVENANTS, CONDITIONS AND RESTRICTIONS FOR P.R.D.
/
2.
a. The Covenants, Conditions and Restrictions (CC&R's) shall be reviewed
and approved by the Planning Department prior to final approval of the
tract maps. The CC & R's shall include liability insurance and methods
of maintaining the open space, recreation areas, parking areas, private
roads, and exterior of all buildings. The CC&R's shall also include
a statement that no radio frequency antenna shall be included within
the complex except for central antenna systems.
b. No lot or dwe 11i ng unit in the development sh all be sold unless a cor-
poration, association, property owner's group, or similar entity has
been formed with the right to assess all properties individually owned
or jointly owned which have any rights or interest in the use of the
common areas and common facilities in the development, such assessment
power to be sufficient to meet the expenses of such entity, and with
authority to control, and the duty to maintain, all of said mutually
available features of the development. Such entity shall operate under
recorded CC&R's which shall include compulsory membership of all
owners of lots and/or dwelling units and flexibility of assessments to
meet changing costs of maintenance, repairs, and services. Recorded
CC&R's shall permit enforcement by the City of provisions required by
the City as conditions to approval. The developer shall submit evi-
dence of compliance with this requirement to, and receive approval of,
the Commission prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
c. Every owner of a dwelling unit or lot shall own as an appurtenance to
such dwe11i ng uni t or lot, either (1) an undi vi ded interest in the com-
mon areas and facilities, or (2) a share in the corporation, or voting
membership in an association, owning the common areas and facilities.
d. Maintenance for all landscaped and open areas. including parkways,
shall be provided for in the CC&R's.
e. The CC&R's shall contain wording prohibiting the storage or parking
of trailers, boats, campers, motor homes, and similar vehicles outside
of the specified common areas. ,
. a....'
J
'0
CITY
(
Of SAN
o o.
o
(
BERNA-RD8NO
'"
CASE T.T. Nos. 12150, 12151
. and C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE R ~
STANDARD REQUIREMENTS
10..
.
3.
'>
4.
5.
6.
7.
"
,PARKING:
a. This development shall be required tomaintain a minimum of714parking
spaces. of which 132 shall be enclosed with a three-sided garage.
b. All parking and driving aisles shall be surfaced with two inches of AC
over a suitable base or equivalent as approved by the City Engineer.
Parking spaces shall be striped and have wheel stops installed at least
three feet from any building, wall, fence, property line, or walkway.
c. Whenever an off-street parking area is adjacent to or across an alley
from property zoned residential, a solid decorative wall six feet in
hei,ght shall be erected and mai ntai ned along the property, li ne so as to
. separate the parking area physically from the residentially zoned pro-
. perty, provided such wall shall be three feet in height when located
within the required front or street side yard setback. Where no front
or street side yard is required, such wall shall be three feet in
height when located within ten feet of the street line. Said wall
shall be located On the north , south , east , west or
peri phera1 property lines.
Whenever an off-street parking area is located across the street from
property zoned for residential uses, a solid decorative wall or equiva-
lent landscaped berm not less than three feet in height shall be
erected and maintained along the street side of the lot not closer to
the street than the required depth of the yard in the adjoining resi-
dential area. No fence or wall located in the front setback shall
obscure the required front setback landscaping. Said wall shall be
located on the north , south X ,east , west , or
peripheral property lines.
X d.
All parking areas and vehicle storage areas shall be lighted during hours
of darkness for security and protection. .
Recreational vehicle storage areas shall be screened by at least a six-foot
high decorative wall with screened gates.
..
There shall be provided for each unit, within the garage or carport, or
other specifically designated area, a 10ft or other usable storage area
with a minimum of 150 cubic feet in addition to standard utility storage.
Traffic bumps provided on the interior private roads shall be subject to
the City Traffic Engineer's approval.
A commercial-type drive approach, as shown on Standard Drawing No. 204 or
equivalent, shall be constructed at each entrance to. the development.
Location and design shall be subject to approval of the Engineering
Di vi si on . . . ., .-
o
o.
o
(
(
o
CITY OF SAN BERNARDINO
CASE 1.1. Nos. 121:':. -- - ;;
and C.U.P. No. ~..!.-~
AGENDA ITEM 15
HEARING DATE 12l~: '
PAGE 9
ST ANDARDREQUIREMENTS
.
.
~
.
;
<
8.
Prior to issuance of any building permit, access rights shall be granted ~=
the City for the purpose of allowing access over the private drives wit~=-
the project for all necessary City vehicles including fire, police, and
refuse disposal vehicles, and any other emergency vehicles. The documen~s
covering this matter shall be prepared by the owner and approved by the
Planning Department.
All refuse storage areas are to be enclosed with a decorative wall.
Location, size, type and design of wall are subject to the approval of t~=
Planning Department and Division of Public Services Superintendent.
Energy and noise insulation shall comply with all state and local requi~:-
rnents.
/'
9.
-1Q.:...
11.
LANDSCAPING:
a. Three copies of a master landscape plan shall be submitted to the
Planning Department/ Park and Recreation Oepartment for review and
approval. The plan shall include, but not be limited to, the
following:
1) Size, type, and location of plant material proposed.
2) Irrigation plan.
3) Such other alternate plants, materials and design concepts as ~:~
be proposed.
4) Erosion control plans.
b. Tree varieties and exact locations wi 11 be determined prior to pla"'=~ 'T'=
by the Director of the Park and Recreation Department or hiS/her -
designee. A minimum number of one-inch caliper/15 gallon,
multibranched trees shall be planted within the parkway for each c& -::T-:
following types of lots, as per the City's specifications: .
1) Cul-de-sac lot -- one tree;
2) Interior lot -- two trees;
3) Corner lot -- three trees.
.
1
,
.
\
,
i
I
.
~
,
l
.
~
!
~.
,
I
i
.
c. To protect against damage by erosion and negative visual impact, s_-- (
faces of all cut slopes more than five feet in height and fi 11 sl :':-:-: f
more than three feet in height shall be protected by planting wit,- ;
grass or ground cover plants. Slopes exceeding 15 feet in vertica- 'J~...
hei ght shall al so be planted with shrubs, spaced at not to exceec : ='"
.
o
o.
o
(
(
,
""
CASE 1. T. Nos.. 12150, 12'::-
and C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE 10
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
"-
"
feet on centers; or trees, spaced at not to exceed 20 feet on centers;
or a combination of shrubs and trees as cover plants. The plants
selected and planting methods used shall be suitable for the soil and
climatic conditions of the site:
Trees 10%, 15 gallon; 40%, 5 gallon; 50%, 1 gallon.
Shrubs 20%, 5 gallon; 80%, 1 gallon.
Ground cover 100% coverage.
Three copies of the landscaping plan reflecting the above requirements
and placement of street trees (if required) shall be submitted for
review and approval by the Planning Department and the Park and
Recreation Department.
d. Slopes required to be planted shall be provided with an irrigation
system approved by the Park and Recreation Department.
e. The maintenance of graded slopes and landscaped areas shall be the
responsibility of the developer until the transfer to individual
ownershi p.
f. All grading and drainage facilities, including erosion control planting
of graded slopes, shall be done in accordance with a grading plan
approved by the City Engineer. A grading permit shall be obtained
prior to any grading being done.
All lots shall have a minimum area of square feet, a minimum depth of
. feet, and a minimum width of feet, ( feet on corner lots). In
addition, each lot on a cul-de-sac or on a curved street where the side lot
lines thereof are diverging from the front .to rear of the lot, shall have a
width of not less than 60 feet measured at the building setback line as
delineated on the tract map. .
Where lots occur on the bulb of the Cul-de-sac, a minimum lot depth of .
feet will be permitted. If the proposed depth is less than feet, a plot
plan must be submitted to demonstrate that a buildable lot area is possible
and to justify the lesser depth.
Variable front building setback lines of at least feet and averaging
feet, and side street building setback lines l;-reet shall be delineate~
on-the final tract map. All garage entrances on.a dedicated street shall
have a minimum setback of 18 feet.
o
~
t
,
,
i
I
,
~
.
i
~
,
,
.
Perimeter walls and walls required along the rear of all double frontage lo:~
shall be des I gned and constructed t'o incorporate desi gn features such as...
tree planter wells, variable setback, decorative masonry, columns, or other
such features to orovide visual and ohvsical relief alono the wall fare. J
.. ,
o
(
o
o
o.
(
CITY OF SAN BERNARDINO
CASE 1. T. No. 12150, 12 - =-
and C.U.P. No. 84-c~
AGENDA ITEM 15
HEARING DATE 12/4/84
PAGE 11
i
a
STANDARD REQUIREMENTS
r "
'""
/
12.
13.
14.
15.
16.
17.
18.
19.
20.
\..
The developer shall obtain Planning Department approval of the visual or
engineering design of the proposed wall~
When graded slopes occur within or between individual lots, the slope face
shall be a part of the downhill lot. Exceptions to this requirement must
be approved by the City Engineer.
Grading and. revegetation shall be staged as required by the City Engineer
in order to reduce the amount of bare soil exposed to precipitation.
Compliance with all recommendations of the Geology Report shall be required
(if applicable).
.
J.
.
Any clubhouse, swimming pool, spa, putting green, picnic areas or other
amenities shall be installed in the manner indicated on the approved site
plan.
During construction the City Engineer may require a fence around all or a
portion of the periphery of the tract site to minimize wind and debris
damage to adjacent properties. The type of fencing shall be approved by
the City Engineer to assure adequate project site maintenance, clean-up and
dust control. .
No roof-mounted equipment shall be placed on any building unless screened
as specifically approved by the Planning Department (except for solar
collection panels).
.
~
,
!
t
1
Within 75 feet of any single-family residential district, the maximum
height of any building shall not exceed one-story or 20 feet unless the
Commi ssi on determi nes that due to unusual topographi calor other features,'
such restrictive height is not practical.,
All utility lines shall be installed underground subject to exceptions
approved by the Planning Department and the City Engineer.
No certificate of occupancy shall be issued prior to compliance with these
Standard Requirements as well as all provisions of the San Bernardino
Huni ci pa 1 Code.
II:
,
"
i
t:
I:
t
,
~
. .-
f
,- j
.
o
o
o.
(
(
~
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
Ilo..
21.
Drainage and Flood' Control:
All necessary drainage and flood control measures shall be
subject to the recommendations of the San Bernardino County
Flood Control District and the requirements of the City
Engineer. The developer's Engineer shall furnish all neces-
sary data relating to drainage and flood control.
A detailed review of the potential for flooding from the
Cable Canyon Creek Channel shall be required from the
developer during the design phase of the development and
shall be submitted to the Engineering Division for approval.
Protection measures such as a 100 foot building setback fro~
the channel right of way and a structural block wall alor.;
the western boundary of the Development may be required.
Proper facilities for disposing of spring water from kno~-
sources or if discovered during construction shall be pro-
vided to protect proposed building foundations.
All drainage from the development shall be directed to ~
public dedicated street, alley, or drainage facility. -
this is not feasible, proper drainage facilities and ease-
ments shall be provided to the satisfaction of the Ci~)
Engineer.
Street Improvements and Dedications:
All public streets within and adjacent to the developner-:
shall be improved to include combination curb and gutter,
sidewalk, paving, ornamental street lights, ar:
appurtenances as required by the City Engineer.
All private streets within the development shall be improve:
to include curb and gutter(or rolled curb), pavin;,
ornamental street lights, and appurtenances as required ~-'
the City Engineer.
" .
22.
All entrances to private streets from public streets sh~'-
be identified by signs, textured pavements, driveN~-'
approaches, or as di rected by the Ci ty Engineer.
o
.J
I
t
~
!
i
I
j
.
,
~
!
j
:~
.
t
i
Prior to acceptance of Street Improvement Plans by the :i-:!I
Engineer, the Developer's engineer shall submit suffici;?--:
soil tests by a recognized soil testing lab to demonstr~-:;?
the adequacy of the pavment design indicated on the str;?;?-:
cross sections shown on the improvement plans.
~.
All driveway approaches to meet City standards or as may _ _ i
a roved by the City Engineer. ~
o
o
o.
o
(
(
,
CITY OF SAN BERNARDINO
.....
CASE T.T. No. 12150. l2l5~
and C.U.P. No. 84-63
AGENDA ITEM 15
HEARING DATE 1214/84
PAGE 13 ~
STANDARD REQUIREMENTS
110...
),
Street si gn s and other regul a torysi gns as requi red by the
City Engineer shall be installed at the Developers expense.
The following one-half width streets shall have a minimum
paved width of 28 feet: Existing Pine Avenue.
For the streets listed below, dedication of adequate street
right-of-way (R.W.) to provide the distance from street
center1 i ne to property 1 i ne and p1 acement of the curb 1 i ne
(C.L.) in relation to the street centerline shall be as
follows:
Pine Avenue (New)
Pine Avenue (Exist.)
Kendall Drive
R.W.(ft.)
44
25
50
C.l.(ft.)
32
18
38
Street Name
The existing Pine Street shall be realigned to intersect
Kendall Drive more nearly at 90 degrees.
All wor~ along Kendall Drive shall be subject to the
"approva1 of CALTRANS, who may require such items as:
A traffic report to assess the impact of the Pine
Avenue connections to Kendall Drive.
A drainage report to assess the impact of increased
runoff from the project downstream along Kendall Drive.
Necessary improvements identified by the above reports.
23. Fees:
An electrical energy fee for street lights, for a period of
48 months, shall be paid to the City Engineer.
The traffic study done for the general area indicated that a
traffic signal will be needed at the intersection of Pine
A v e n u e and Ken da 11 Dr i ve ; the r e fore. a fee for t he
proportionate share of the cost of the signal will be re-
quired. The fee w;.l1 be $7.00 per trip generated by the
development.
24. Grading:
All grading shall be done in compliance with the latest City
Grading Code, a preliminary soil report, an appro~e~
Geological report, and an approved grading plan.
.,
o
o.
o
(
(
CITY OF SAN BERNARDINO
STANDARD REQUIREMENTS
CASE T.T. Nos.
and C.U.P.
AGENDA ITEM
HEARING DATE
PAGE
12150, 12 -:: .
No. 84-b3
15
1214/84
14
.It
All parcels'shall be graded to drain to a public dedicatee
street, alley, or. drainage facility. If this is not
feasible. proper drainage facilities and easements shall be
provided to the satisfaction of the City Engineer.
All slopes shall be contained within the lower parcel
affected by the slope. In some instances, this requirement
will necessitate the use of retaining walls or slope ease-
ments on adjacent property.
Slope planting with an irrigation system to prevent erosior
shall be provided as specified by the City Engineer.
The required noise wall along Kendall Drive shall be showr
upon the grading plan and its design adequacy shall be
certified by an acoustics engineer.
25. Util i ti e s:
Each tract shall be provided with separate water and sewe-
facilities so it can be served by the City.
Sewers within private streets will not be maintained by the
City, but shall be constructed to City standards.
~ewer main extensions required to serve the site shall be
constructed at the Developer's expense.
Utility services shall be placed underground and easements
provided as required.
All existing overhead utilities shall be placed undergrour.:
in accordance with Section 18.40.380 of the City Code an:
shall be so indicated upon the improvement plans for the
following streets: Kendall Drive.
, .-.
o
.
,
!
.
.
i
.1
i
I
t
I
;
,
i
.
o
Q9
i ~ll'i ~
t
~i II
....
..II
""I"
(
o
o
~
/
. , (>
" c.
. "
-,
.
o
o
o
, (
(
,I
I
"
j
,
I
-cl. I
:1 ;.
~.
i! . .
. #. .,
~
~
"..
~
_~4
;,1
l
-t
...
n
)~
l~
IIiP'" j! I .
II!hl!1I1
, 'I .I!
I' , , 'I.
II. ,
, . . . ,
. . I ·
I H,!
· i' I
i1HI
I J II.'
n
iW i I,i /I!l1 I
II ,I nil'
! I f I Hili
ii i : iiiil
" 'I'j"
1'1,.1; ·
II I,
. I'
I '
I
I , J
-+-
. -
.~ ..
- .;.
.. ~
"
"
lWi"
, "I
,
Il'll
'.l s
'u~1
,zl
.
o
~
...
z
>
<:
!f ...
~-
iOi
....- -
::i$
- !S
;1'"':
. It;! s::
.. d ;:::
~r< ~
9w
.! Z
o
f\.}
3
c:
i'\3
(...-
R
j
H1
.-!-:
W
r1'
,--
.1
~,
. ,
o
)
;:
!~
II;~
~ S'l~!
(ftiz
(
o
o
(
-:' "1
i ".r, '"
r.t~~~i
,.~1J;;-7J
\._'"....... '-r"" ~ .. .
0' . ,.' r \
-2) 11 '..)1
( J 11-- "
_0-" -.ro;. ..........J ;;;;;
i FTfll'
'_. A
i~L.... .~
,7,
I'
~-'
I
if l~ :
L z j
, ,..
I
.1
:. -~ . 'i.."'.f)' '. .. . '-'I
I "1 '
~._--., t. -'
t., ~~..-~L.._j
'~_I 1flI'
. ,
, . f::, " '1
. I ._ \.,' '1_
1 .. ..' .
'. .""=. ., Ir .
, +'1'-
. ot+. I
(-,
-~
631.6.
r
.
. SHADOW HILLS VILLAGE
APARTMENTS, SAN BERNARDINO CA.
lX'f. i J.XXXX. x;( 1. x XXX J. xx 1. X X X Yo ~~-r.i:'~ " y ,
o
o
-
~
~
~
"..
-...
~
o
..
-
-
-
~
-
..
-
:>
-
x
:;
..
-
el I l'
I
g~
!~ ,-
l~~ .
.
o
.
--
, ,
(
o
o
o
(
\, '
.
"
I
-
-
, I,
I
.
,
,
1.
I
I'
I .
I'
I
II
,I
;\: ,,:1
'.
I
:>
-
-
"I . I
,
,.,--,---.
----
_U'.'__'_
i
4
, . SHADOW HILLS VILLAGE
APARTMENTS. SAN BERNARDINO CA.
lX x X x!. Xl X X Xl XXnXXX,X J; X X X ~ '
.
o
I
/
'"
~1
I'
, '
l~~
(
o
o
o
(
-
W\
, J
~
"
J..;-..c..: ..p;
-
'"'-
So
-
I r.:~'ll'rrr~J
:' : ; --j
\C~-' ~J::.--".:-.~
~~iD ~
-
~
-
-
-
'"
:.
-
. , IA
'. ~
I
'\Rfl~ '
BllH ,]J1(~",'~':
-:>
::a
~
..
-
631.61
. l
o
j
/
I~~
I
\ \
, I
I '
, 'I
. I
1, I , . .,:
I' , , ,
I I .
, ,
.
II i ,
\ illli ,
, Il'ill.,
I I: ' '
I l\,i\.'.'
. . .'1',
. "
'..'I
;',; " J
(
o
o
o
(
- ~
. "'" ~
<:::fl'
"
("')
,.,
.w
IJg AI
, ~U(J :
t:
>
. ~ " .
,
o
t.
, (
o
o
o
H '
.
o
/
II HI
i a,
. @
~
~
6
z
~. -
(
o
o
(
o
.
,
:t
'0
z
~ ..1
, ,
"
.L
,
()
(
o
o
(
o
r
CITY ,OF SAN BERNARDINO PLANNING DEPARTMENT ....
AGENDA """l
ITEM #:
LOCATION
CASE T .1'. 1..12150-12151 &
C.U.P. 1iS4-63
HEARING DATEl:L/04/84
15
....
.... ....
.II
/'
M-2
l-HACRE
....... .-
PAPER~;
R_IYt
'''=800'