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HomeMy WebLinkAbout11-Development ServicesaRiG1NA>~, CITY OF SAN BERNARDINO REQUEST FOR COUNCIL ACTION From: Valerie C. Ross, Director Dept: Development Services Date: March 12, 2009 Subject: An ordinance of the City of San Bernardino amending Chapter 19.06 of the Development Code to permit senior/congregate care housing as a conditional use in the CG-1, Commercial General land use district and Conditional Use Permit No. 08- 28 to construct a 3-story, 90-unit senior housing comp]ex on approximately 3.5 acres of land located at the southeast comer of Highland and Central Avenues in the CG-1, Commercial General land use district. MCC Date: Apri120, 2009 Synopsis of Previous Council Action: None That the hearing be closed and: 1. That said ordinance be laid over for final adoption, and 2. That the Mayor and Common Council has independently reviewed and analyzed the Initial Study and the Mitigated Negative Declaration, finds that the Mitigated Negative Declaration reflects its independent judgment, hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring /Reporting Program and approve Conditional Use Permit No. 08-28 based on the Findings of Fact contained in the Planning Commission Staff Report, subject to the Conditions of Approval and Standard Requirements (Exhibit 2). ~~vG, ~~ Valerie C. Ross Contact Person: Aron Liang, Senior Planner, ext. 3332 Phone: 384-5057 Supporting data attached: Staff Report Ward: DCA -Citywide /CUP - 4 FUNDING REQUIREMENTS: Amount: N/A Source: (Acct. No.) Account Description: ~~}} Financ Council Notes: ~a~t~~~aY.~, y~~O O9 ~3/ T Agenda Item No. ~~ Syo9 CITY OF SAN BERNARDINO -REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: Development Code Amendment No. 08-01 & Conditional Use Permit No. 08-28 OWNER/APPLICANT: Tom Provencio TELACU Housing 5400 E. Olympic Boulevard, Suite 300 Los Angeles, CA 90022 323.721.1655 BackEOUnd: The applicant requests that the Mayor and Common Council approve Development Code Amendment No. 08-O1 to amend Section 19.06.010 (D), Section 19.06.020, Table 06.01 (G) (7) and Section 19.06.030, Table 6.03 (S) of the Development Code to permit senior/congregate care housing in the CG-1, Commercial General land use district subject to approval of a Conditional Use Permit. Also requested is a Conditional Use Permit to construct a 3-story, 90-unit senior housing complex with an on-site manager's unit on approximately 3.5 acres of land located at the southeast corner of Highland and Central Avenues in the CG-1, Commercial General land use district (Exhibit 1). The Development Code Amendment would be applicable in CG-1 districts Citywide. Currently, Development Code Section 19.06.020 does not permit senior/congregate care housing in the CG- 1 land use district. The proposed amendment would permit development of senior/congregate care housing in the CG-1 district consistent with the existing provisions of the CO, Commercial Office district and CR-2, Commercial Regional-Downtown district. The Amendment is proposed to accommodate growing demand for new senior housing sites and to expand affordable housing opportunities for seniors in many commercial areas of the City. The Planning Commission Staff Report (Exhibit 2) presents the proposed Code amendment and findings for adoption of the ordinance and approval of the project. At its meeting on February 18, 2009, the Planning Commission recommended approval of Development Code Amendment No. 08-01 and Conditional Use Permit No. 08-28. The Planning Commission voted unanimously in favor of the proposed amendment and the proposed project. Commissioners Coute, Durr, Heasley, Longville, Mulvihill, Munoz, Rawls and Sauerbrun voted in support of the motion and Commissioner Hawkins was absent. DCA No. 08-01 & CUP No. 08-28 Hearing Date: 4.6.09 Page 2 Financial Impact: None. The applicant paid the filing fees for the Development Code Amendment and Conditional Use Permit applications. Recommendation: That the hearing be closed and: 1. That said ordinance be laid over for final adoption. 2. That the Mayor and Common Council independently review, analyze and exercise independent judgment in consideration of the Initial Study and in making a determination, and adopt the Mitigated Negative Declaration and Mitigation Monitoring / Reporting Program and approve Conditional Use Permit No. 08-28 based on the Findings of Fact contained in the Planning Commission Staff Report, subject to the Conditions of Approval and Standard Requirements (Exhibit 2). Exhibits• 1 Location Map 2 Planning Commission Staff Report dated February 18, 2009 Attachment A -Location Map Attachment B -Site Plan/Floor Plans and Elevations Attachment C -Proposed Amendment to Chapter 19.06, Commercial Districts Attachment D -Conditions of Approval Attachment E -Standard Requirements Attachment F -Initial Study Attachment G - Mitigiation Monitoring/Reporting Program Attachment H - TELACU Parking Study Ordinance EXHIBIT 1 CITY OF SAN BERNARDINO PLANNING DIVISION LOCATION MAP HEARING DATE: 04/20/2009 PROJECT: DCA 08-07 8. CUP 08-28 NORTH EXHIBIT 2 PLANNING COMMISSION STAFF REPORT CITY OF SAN BERNARDINO PLANNING DIVISION CASE: Development Code Amendment No. 08-01 & Conditional Use Permit No. 08-28 AGENDA ITEM: 3 HEARING DATE: February 18, 2009 WARD; 4 (Conditional Use Permit) Citywide (Development Code Amendment) OWNER/APPLICANT: Tom Provencio TELACU Housing 5400 E. Olympic Boulevazd, Suite 300 Los Angeles, CA 90022 323.721.1655 REQUEST/LOCATION: A request to amend the Development Code to allow senior/congregate caze housing as a conditional use in the CG-1, Commercial General land use district and a Conditional Use Permit to construct of a 3-story, 90-unit senior housing complex with an on-site managers unit on approximately 3.5 acres of land located at the southeast comer of Highland and Central Avenues in the CG-1, Commercial General land use district. CONSTRAINTS/OVERLAYS: High Wind, Zone X ENVIRONMENTAL FINDINGS: ^ Exempt from CEQA ^ No Significant Effect ^ Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Program STAFF RECOMMENDATION: ^ Approval ^ Conditions ^ Denial ^ Continuance to: DCA No. 08-01 CUP No. 08-18 February l8. 2009 Page 1 PROJECT DESCRIPTION Development Code Amendment No. 08-0] is proposed to modify Section 19.06.030, Table 06.01 of the Development Code to allow senior housing projects in the CG-1, Commercial General land use district subject to approval of a Conditional Use Permit. Conditional Use Permit No. 08-28 is requested under the authority of Development Code Section ]9.06.030, Table 06.01 (G)(7) to construct a 3-story, 90-unit 73,805 square foot senior housing complex, including an on-site manager's unit on approximately 3.5 acres of land. The project is proposed for development on a vacant 3.5-acre site at the southeast corner of Highland and Central Avenues in the CG-1, Commercial General land use district (Attachments A & B). Development Code Amendment No. 08-01 is required for approval of the proposed development project, but it would be applicable to Commercial General properties throughout the City. Project Layout and Floor Plans: The project site consists of two pazcels that will be merged for construction of the proposed 3- story senior housing complex. The first floor plan provides 25 one-bedroom units, a multi- purpose room with a kitchen, a lobby, laundry room, support services, electrical room, storage rooms, offices and atwo-bedroom manager's unit. The second floor provides 33 one-bedroom units and storage rooms. The third floor provides 32 one-bedroom units, alibrary/arts and crafts room and storage rooms. The 730-squaze foot manager's apartment is the only two-bedroom unit proposed in the project. The one-bedroom unit is approximately 540 square feet. Access to the facility will be from Central Avenue. A 6-foot wrought iron fence with pilasters will be constructed along the Highland Avenue and Central Avenue frontages, and a solid perimeter wall is planned along the interior boundaries. On-site amenities proposed for the project will include a patio and gazden, amulti-purpose room and a library. Design Features: The proposed building design features prominent azchitectural treatments and variations in structural style, including varied roof lines, window treatments and awnings, a patio trellis, parapet molding, iron work and complementary finishes. Funding: The proposed project will be receiving funding support from the Department of Housing and Urban Development (HUD) under the Section 202 program. HUD provides capital advances that may be used for the construction of senior housing projects. The purpose of the 202 program is to provide supportive housing for very low-income persons 62 yeazs of age or older. SETTING/SITE CHARACTERISTICS The project site is currently vacant and consists of approximately 3.5 acres. Surrounding the site, ~~ adjacent to the south aze multi-family apartments in the RM, Residential Medium land use district. To the west, across Central Avenue is a vacant lot in the CG-1, Commercial General land use district. To the north, across Highland Avenue is Patton State Hospital in the PF, Public Facility land use district. To the east, abutting the site is a vacant lot in the CG-1 district. OCA No. 08-(ll CUP No. 08-28 February I8. 2009 Page 3 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEOA) The project is subject to the California Environmental Quality Act (CEQA). An Initial Study (Attachment E) was prepazed and circulated fora 20-day public review period from October 6, 2008 to October 25, 2008, pursuant to the provisions of CEQA. No comments were received. The Initial Study proposes a Mitigated Negative Declaration, including Mitigation Measures detailed in the Mitigation Monitoring/Reporting Program (Attachment F). BACKGROUND TELACU Housing has a proven track record of three senior housing projects successfully completed and 100% occupied in the City of San Bernardino. The DevelopmenUEnvironmental Review Committee (D/ERC) first reviewed this proposal on September 25, 2008. The D/ERC approved release of a Draft Mitigated Negative Declaration for public review and moved the project to the Planning Commission for consideration. ANALYSIS The proposed Development Code Amendment would accommodate additional senior housing projects, expanding affordable housing opportunities for seniors in many commercial areas of the City. Senior housing is already permitted in the Commercial Regional and Commercial Office '° land use districts, where public transit and other essential services aze available to support senior residents. Similar conditions exist in the CG-1, Commercial General land use district. The Conditional Use Permit process provides for site-specific analysis to verify suitability of each proposed project site. The project site proposed for development is located near commercial uses, medical offices and a senior center. Despite the decling values in the housing market, the need for affordable senior housing units is still great. The project design incudes a 288 square foot laundry room on the first floor, with 4 washers and 4 dryers. The applicant requests that the requirement for individual washer and dryer hook ups in each unit pursuant to Development Code Section 19.04.030 (2)(Q)(12) be waived in order to keep the units affordable to low-income seniors. The Planning Commission has the discretion to relax multi-family development standards to encourage affordable housing, pursuant to Development Code Section 19.04.030(2)(D)(1)(g). The standazd parking requirement fora 90-unit senior housing project is 90 spaces (I space per unit). However, Development Code Section 19.24.030(11) allows senior apartment pazking requirements to be adjusted on a case-by-case basis, subject to supporting analysis of parking demand. Public transit and other services within walking distance, as well as pazking needs analyses of similaz projects may be considered to justify a reduced pazking requirement. The proposed project would provide 64 parking spaces (.71 space/unit). The applicant has submitted a pazking analysis of 14 similaz projects with an average pazking ratio of .40 space/unit to justify the proposed parking design (Attachment H). DCA No. 08-01 CUP No. 08-28 February /8. 7009 Page ~f Other than the required Development Code Amendment and the design standazd modifications discussed above, the proposed project complies with the Development Code and General Plan, as illustrated in Table A: TABLE A - Develoament Code/General Plan Conformance CATEGORY PROPOSAL DEVELOPMENT CODE GENERAL PLAN Permitted Use Senior Citizen Housing Requires Code Amendment Consistent Height 35 feet maximum 52 feet maximum N/A Setbacks - Front 14 feet 10 feet N/A - Side 20 feet 10 feet N/A - Rear 88 feet 10 feet N/A - Side Street 25 feet 10 feet N/A Landscaping 20,900 square feet 11,190 square feet - Total 28% 15% N/A Lot Coverage 17% 100% N/A Density 25 du/ac 47 du/ac N/A Unit Size - 1 bedroom 540 sq. ft. 510 sq. ft. N/A - 2 bedroom 700 sq. ft. 610 sq. ft. FINDINGS -DEVELOPMENT CODE AMENDMENT The proposed amendment is consistent with the General Plan. General Plan Goa13.1 states: "Facilitate the development of a variety of types of housing to meet the needs of all income levels in the City of San Bemazdino". General Plan Goal 33 states: "Assist in the development of adequate housing to meet the needs of low and moderate-income households". General Plan Policy 3.1.3 states: "Encourage the development of senior housing in all areas of the City, especially the downtown, where the permissible......". The proposal is consistent with the above goals and policy of the General Plan. The proposed Development Code Amendment would facilitate development of senior housing on commercial properties that would typically provide convenient access to transit services and commercial and office uses. [X'A No. 08-01 CUP No. 08-18 February t8. 1009 ,,.~ - Page S i r 1. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the Cit}~ The proposed amendment would modify regulations to expand opportunities for senior housing in the CG-1 district, where supportive services such as retail shopping, medical offices and public transit are typically located. Subject to review of a Conditional Use Permit application to avoid incompatible land uses or unsuitable sites, development of senior housing in the CG-1 land use district would be convenient for senior residents. Therefore, the proposed amendment would not be detrimental to the public interest, health, safety, convenience or welfare. FINDINGS -CONDITIONAL USE PERMIT 1. The proposed use is conditionally permitted within, and would not impair the integrity and character of the subject land use district, and it complies with all of the applicable provisions of the Development Code. A Development Code Amendment is proposed and required to permit the proposed use within the CG-1 land use district. Senior housing projects aze typically self-contained and quiet, and they generate very little traffic or parking demand. Such housing development would not impair the integrity or character of the CG-1, Commercial General land use ~ district, subject to Conditional Use Permit review process. The proposed project complies with the applicable provisions of the Development Code and General Plan as shown in Table "A" of the Staff Report. 2. The proposed development is consistent with the General Plan. General Plan Goal 3.1 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 Goal 3.3 states: "Assist in the development of adequate housing to meet the needs of low and moderate-income households". General Plan Policy 3.1.3 states: "Encourage the development of senior housing in all areas of the City, especially the downtown, where the permissible......". The proposed facility will create an affordable senior living environment similar to other projects that have already been developed by TELACU in other areas of the City and rented out 100%. 3. The approval of the Conditional lJ'se Permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act and Section 19.20.030(6) of the Development Code. ~~ Approval of the proposed Conditional Use Permit would comply with the California Environmental Quality Act, subject to adoption of the proposed Mitigated Negative Declaration and Mitigation Monitoring/Reporting Program (MM/RP). Implementation of the recommended mitigation measures will ensure compliance with the requirements of oca No. os-or CUP No. 08-28 February l8. 1009 ,,,,. Page 6 the California Environmental Quality Act and Development Code Section 19.20.030 (6) pertaining to environmental resources and constraints. 4. There are no potentially significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored. As noted in Finding No. 3, this project complies with the CEQA requirements and Development Code Section 19.20.030 (6). The Initial Study prepazed for the project did not identify any potentially significant impacts that could not be mitigated. No significant harmful effects on the quality of the environment or on natural resources will be caused by this project. There are no unique or sensitive features of the site, which can also be served by all required utilities and public services. S. The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses within the general area in which the proposed use is to be located and not create significant noise, traj~c or other conditions or situations that may be objectionable or detrimental to other permitted uses in the vicinity or adverse to the public interest, health, safety, convenience, or welfare of the City. TELACU Housing proposes to construct a 3-story, senior housing complex in the CG-1, Commercial General land use district. The proposed project complies with general J development standards as defined in Table "A" of the Staff Report. The project will not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other permitted uses in the vicinity or adverse to the public interest, health, safety, convenience or welfare of the City. The design and character of the proposed development will enhance the existing conditions in the area. The proposed facility will be compatible with the multi-family residential buildings developed in the azea and consistent with all provisions of the Chapter 19.06, Commercial General Districts. 6. The subject site is physically suitable for the type and density/intensity of use being proposed. 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 Standazds as noted in Table "A". There are no physical constraints that would limit development of the site as proposed. 7. There are 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 safety. All agencies responsible for reviewing access and providing water, sanitation and other public services have had the opportunity to review the proposal, and none indicated inability to serve the project site. The proposal will not be detrimental to the public health and safety in that all applicable Codes will apply to the construction and operation/ management of this project. J DCA No. 08-0/ CUP No. 08-18 February l8, 2009 Page ' CONCLUSION The proposal satisfies all Findings of Fact required for approval of Development Code Amendment No. 08-01 and Conditional Use Permit No. 08-28. RECOMMENDATION Staff recommends that the Planning Commission recommend that the Mayor and Cornmon Council independently review, analyze and exercise judgment in their consideration of the Initial Study and in making a determination, and that they: 1. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Program (Attachments F & G), 2. Approve Development Code Amendment No. 08-O1 based upon the Findings of Fact contained in this Staff Report, and; 3. Approve Conditional Use Permit No. 08-28 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 Submitted, ~~ ~ ~~ Valerie C. Ross Director of th~velopment Aron Liang Senior Planner Service Department Attachment A Location Map Attachment B Site Plan/Floor Plans/Elevations Attachment C Proposed Amendment to Chapter 19.06, Commercial Districts Attachment D Conditions of Approval Attachment E Standard Requirements Attachment F Initial Study Attachment G Mitigation Monitoring/Reporting Program Attachment H Pazking Analysis/Study ~~ ATTACHMENT A CITY OF SAN BERNARDINO PLANNING DIVISION LOCATION MAP HEARING DATE: 02/18/2009 PROJECT: CUP 08-28 8 DCA 08-01 NORTH ,: a4~ ~~ ~ i , RB.=. ,.1 ~~ ;; ,~ ~, i'i --- HIGHLAND AVE. ~ w H~GHI.I C PROJECT p E SITE R N t :~: A T N R ~ _ ~, G A ~u ~ L ~ ~~ ~~,_ ;;; E ~. ". 213 '. A '~ ~ V u,~ ~' E E ~~ " N N ~ ` 20`n U y U ~~?~~~~~~- ~~ ir. •.,~ > A E r (?y,~ ~~ , ~ ~ II, I.`~(}y~'.'~\~~~ RAINBOW RWNB(W1 '`~. JL~ ~' Y i r Q000150 O,D3 Miles I~ ~ ~~.zr--~=~ ~NI'S1~31W~8V Yn3flNtllllA ~~ i I ~.. 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I ~ ~ ~r. y;; rr rr rrrirriir re ~" f ~ ~~- ~ d t Y ~;ti:tit111411,~ ~ - -~ - ~~ - -.~ Sd' ~~ ~ y -- ~ ] i.! z r r r n ~ vd 4 1 4e.t ~~. •_' ~ ~ 3 e e n 6 8 Y 9 Y 7 i 4 d d r'~ i ~~ ~ ' ~- _ ~._ __ -~ ~- ~ ~ ~ - - 30N3gtl M11N3D '. "+~ yiiE ] r _ ',Il _-. .a ATTACHMENT C CHAPTER 19.06 COMMERCIAL DISTRICTS Section 19.06.020, Table 06.01 (G) (7) will be modified as follows: C d n 0 Q 0 V~ U ~-, W rn m a A a F F abi G. W 0. ~ ~ ~ a z V1 O ~ ~ F" ~ p . o z i . ~ O F U F - r o z Q U Qy w w E• 8 O F o U I~ Vi ~+' ti v z W d a c E A ~ a ~; ~U U ~ ~ D N ~] C f1. F ~ a ~ O F= _ ~ ~ U ~ ti c ~ ~~ O w '~ ~ M,, o 0 o 3 s~ W ' o c ~ r ~ w O Q ~ °: L ~ ~ F - F- U~ U- U S U lid ~ iV C ,,~ v O: N U U '" J~ U~ ~~ U N U ~~ U O ~„ U 0 z U Y F > U Gxl y Z C O O O Q C u tO `0 5 v u c 0 0 ~ ~ V ~ L . A ' ~ ~ ~ d y ~_ ~ ~ on O ~ E "- C ~ 'G c ~ ~ °' . 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U CJ n '~' ~ ~ '` Q o E O ~ m n ~ rn c o C v °~ Cp ~ v C V ~ C v T'~ m C D u v m m ~ m n O ln O U ~ ~ L O . j ~ 0 + ~ i d = ~ ~ ,~ ' v L `J w u ~ ~ 6. ~' > ~a T N .~ ~ O > N U . . _ ~ N A y 8 y e a u o ~' g o ~ e y Y e .5 ~, u 3 0 Y y ~~ ~m= a a ~ °' g 9 ~ G C A t > E O N n R~ U O ^^^ A U h ~O [~ ^ ~~ 00 ~ O W N ~~ N N N r1 Q h N N N ~O N t~ N Y n o` r O 0 d c 0 s_ 3 v A a E U C U c "e N r `o v d 0 0 a v s G s_ 3 o u A n `0 5 T c . Q O '- u c .C I ~ 00 V O ~ t Q 3 n ~ ;q o 0 I.n ~ 'V a ~ U m o ~ c u`O :o~ N ~~ U V s W a F ~ o - _ - U N I U A U A V ~ - I UAU A 'x U UUAU A U a V m I UAU A a N IUAU A V-~ ~ UAV A a U ~ I UAU A V m IUAU A ~ U N I UAU A .`7. W "' U UAU A F " F ~ N IUAU A Or ~-^ UAV A LT. [~ U IUAU A .-i ~7 ~ o U a.°'~ °A° o ~ 3 'N" :: c o ~ ~ A .' ~ O .~ b A rmn ra ~ v ~ O `° C v d ~ CGS C ,~ ~ W 3 v W~ o 3 1`y ~ ( C Y ° ^ °~ N ~ ~ " ~ ~~ y b ~ p am O r m ~~ ~ " S o~ ° ~ O ~U ,y ~ ~~ . ~ I-' S y ~ °~ V ~ a' w .~ ~ OJ A^J C 'C F td (n Q ~ ~ ^ .ti Q ~ w y lUi ~~ IC 'T ~ ~ a^~ 55 ~ b N VVI ~° o tC IVi .~ Vl ^~ a CO A ° ° WU ~ ~ ~ o w R0. -+NM7 ~ w ° `" Ub0. Q ~ (~ .a W F4 A ~ ~ ~ ~ A I U A ~ I U U A q ~ ~A~~~~A A A l A 7 0 0 0 A A I AUUUUTA I A I U U U A 0 A I A U U U U A 0 m ,~ o ? '~ 3 ~ a , o 'm ° o ti U a"i .~ w ~ .'7 ~ N O .~+ '«-~ y ~ is , d O .~ y ` O . ~ ~ ~ O y ~ '° ~ ro k y ~ `° ~~ U ~ ~~wA ~ ~ w td GJ ~ aN. '~ L~ y d G C4 ~~ L.o ~ ~ `~ P..~ N 7 w ~' t7 ~ ~ d . ' {.i..i ~~ ~ ~.. y ,n y~ J Y ~ p ~ o eo U v i ~c> ~ ~ ~ y V7 cNi F" V 00 U G w y `~ U .W ~ a o Z u ~~ a ° ' c °' ~ ~ q . v p U~ ~ U cv o f . v W ~ a ~ ° ~ ~ ° ~ ro o &' ~ ~ '~ ~ mo ~ ~ ° n o W wxxOw v v° ro '. o ~ . c ~ ~ , ~ ~ ~ ~ v 3 w .-: ~i riv~n~r oo ~~ ~ i ~ ~ Section 19.06.030, Table 6.03 will be modified as follows: .,, x x ~' m N K X x K x x y N % x ~ % X K x til x T. X x % % % J % % % I % % x d X % % % U % x % K x % X % x X % % % % % % U I1 ~ % x % x % X % K X X U N y~. X % % % x K x x X % % K x x X % x U % % % X X LI v x x x x x K K x x x C 7 V n !.7 x K x x x x x x x K x x U N (~ % x % % x % x % % X % K X L N ~ K x X x % x % X k x x x % [UI u N O % x U p' % x % K x x % V u X x K x % X % % VJ ~ ij ~ G~ y C N C ~' v ~ ~ ~ .y u O a ` O O ~' m^ u Q Z O ~ C ei ` ` O u V a O ~ Y 9 C B eevJJ 7 O A V C .C C f° U > V ~E p N LL 2 ~ n V ~ n A Q V Oy0 J n O N ` ~ O N _ O y E > '^ ~ w O ~ Ci ~ N ~ C ~y c °G G C ~ y ~ '~ O` ~ ~ O m C N ' ~ y '^ ~ ~ m ~ t VI y vim ay' CJ P ~ . °1 . ~~Q O ° _ ''pp O = A ` 8 O ' C . T V ' ~ T E y _~ cp ~ v C _ - U d v CJ = V e'1 v ; n E ? .~ C A c ~ ~ E L _p 'T t` ' C 9 ' ~ A Vl n Vl E A E c N ~j ? O Z- V J ~r a G O tl 0 y L4 CQ _ O V F. F C N L L D t0 ~ O „~, C .~ C 9 V q ~' j N O O C H C L W 6 O y V y G L p'. =$ Vj O v_ i ~ ` ^ ~ v t o E o ~ ~ A i N $` ~ 'E Vl 'e V :° ~ E o ~ m~ - .~ = c C _ _Z ~ _ m~ ' m 'c ° m'u V _ .A ~~" _ v U m o ~ S e o o A o ~ ~ ~ f f f u e o f~c: f ~ v ~ $ z _ $ aG A m V~x d y y ~n y m ~ :e wu 0 inV 5 n inL ~ nF ~~ « : < a m u _ . . G m CL O :ii Ii C7 ~ = -; Y J f Z O i ~ o: V1 E- » 3 1< Y N O b O Lil]l I/~~ IWI a F 0 r m O Ci E C A r P P L T C O O 9 G C T 6 O N c i 6 N C y P 6 J n O $ C CUT N ` 9 A n m .J N O~ a rn ~ ~ rt . ~ N N N _ nay anon ~ m oaom~ ~VVVU ~fff~ ~` ATTACHMENT D -° CONDITIONS OF APPROVAL DEVELOPMENT CODE AMENDMENT NO. 08-01 & CONDITIONAL USE PERMIT NO. 08-30 This approval is for the construction of a 90-unit, 3-story senior housing project on approximately 3.5 acres located at the southeast comer Highland and Central Avenues in the CG-1, Commercial General land use district. 2. Within two years of development approval, commencement of construction shall have occurred or the permit approval shall become null and void. In addition, if after commencement of construction, work is discontinued for a period of one year, then the permit/approval shall become null and void. However, approval of this application does not authorize commencement of construction. All necessary peanits must be obtained prior to commencement of specified construction activities included in the Conditions of Approval and Standazd Requirements. Expiration Date: 2 years from the effective date of Development Code Amendment 3. The review authority may, upon application being filed 30 days prior to the expiration date and for good cause, grant aone-time extension not to exceed 12 ~ months. The review authority shall ensure that the project complies with all - current Development Code provisions. 4. In the event this approval is legally challenged, the City will promptly notify the applicant of any claim, action or proceeding and will cooperate fully in the defense of this matter. Once notified, the applicant agrees to defend, indemnify and hold harmless the City of San Bernazdino (City), the Economic Development Agency of the City of San Bernardino (EDA), any departments, agencies, divisions, boazds or commission of either the City or EDA as well as predecessors, successors, assigns, agents, directors, elected officials, officers, employees, representatives and attomeys of either the City or EDA from any claim, action or proceeding against any of the foregoing persons or entities. The applicant further agrees to reimburse the City of any costs and attomeys' fees which the City may be required by a court to pay as a result of such action, but such participation shall not relieve applicant of his or her obligation under this condition. The costs, salaries, and expenses of the City Attorney and employees of this office shall be considered as "attomeys fees" for the purpose of this condition. As part of the consideration for issuing this permit, this condition shall remain in effect if this Conditional Use Permit is rescinded or revoked, whether or not at the request of applicant. 3 DCA 08-01 & CUP 08-18 01/18/09 5. 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. Any modification which exceeds 10% of the following allowable measurable design/site considerations shall require the refiling of the original application and a subsequent hearing by the appropriate hearing review authority if applicable: a. On-site circulation and pazking, loading and landscaping; b. Placement and/or height of walls, fences and structures; c. Reconfiguration of azchitectural features, including colors, and/or modification of finished materials that do not alter or compromise the previously approved theme; and, d. A reduction in density or intensity of a development project. 6. No vacant, relocated, altered, repaired or hereafter erected structure shall be occupied or no change of use of land 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 Department. A temporary Certificate of Occupancy may be issued by the Department subject to the conditions imposed on the use, provided that a deposit is filed with the Department of Public Works prior to the issuance of the Certificate, if necessary. 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. 7. 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 Standazds, 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 lighting design and control; noise control; odor control; screening; signs, off-street pazking and off-street loading; and, vibration control. Screening and sign regulations compliance is important considerations to the developer because they will delay the issuance of a Certificate of Occupancy until they aze complied with. Any exterior structural equipment, or utility transformers, boxes, ducts or meter cabinets shall be azchitecturally screened by wall or structural element, blending with the building design and include landscaping when on the ground. 8. Signs are not approved as a part of this permit. Prior to establishing any new signs, or replacing existing signs, the applicant shall submit an application, and receive approval, for a sign permit from the Planning Department. 9. The residential occupancy shall be limited to single persons over 62 years of age or married couples of which one spouse is over 60 years of age and shall be recorded as a restriction on the deed unless otherwise require by HUD. =1 '~ 10. All lighting Fixtures shall be shielded to confine lights within the site only. DCA 08-01 & CUP 08-28 02/18/09 11. The applicant shall incorporate the flush mounted air conditioning units into the design of the building as recommended by Development/Bnvironmental Review Committee (D/ERC) on September 25, 2008. 12. If the color of the building is to be modified, the revised color scheme shall be reviewed and approved by the Planning Division prior to painting. 13. Construction-related activities may not occur between the hours of 8 p.m. and 7 a.m. No construction vehicles, equipment, or employees may be delivered to, or amve at the construction site before 7 a.m. or leave the site after 8 p.m. Construction activities may only occur Monday through Saturday. 14. All construction and grading equipment shall be properly maintained. All vehicles and compressors shall utilize exhaust mufflers and engine enclosure covers as designed by the manufacturer shall be in place at all times. 15. Construction and ventilation recommendations as stated in the acoustical analysis from Davy and Associates Inc., dated December 11, 2008, shall be incorporated as part of the final construction plans/drawings 16. Submittal requirements for permit applications (building, site improvements, landscaping, etc.) to Building Plan Check and/or Public Works/Engineering shall include all Conditions of Approval and Standard Requirements issued with the Planning approval. 17. The applicant shall post a bond in an amount equivalent to the cost of landscapingincluding landscape installation and one year of maintenance service. The purpose of the bond is to ensure that all landscaping survives the planting process and last for a period of at least one-year. The bond will be released no sooner than one-year after issuance of the Final Certificate of Occupancy and only after such time as the survival of the landscaping has been verified by City staff. 18. The project shall be subject to all of mitigations contained in the Mitigation Monitoring and Reporting Program described herein as Attachment "G". 19. No final Certificate of Occupancy shall be issued until all conditions of approval have been completed. 20. This permit or approval is subject to the attached conditions or requirements of the following City Departments or Divisions: a. Plan Check Division b. Public Works c. Fire Department d. Public Services Deparhnent End of Attachment D ATTACHMENT E CITY OF SAN BERNARDINO Development Services Department -Public Works Division Standard Requirements Description: A request to modify Section 19.06.020, Table 06.01 (G) (7) of the Development Code to permit senior/congregate care facilities subject to approval of a Conditional Use Permit in the CG-1, Commercial General land use district and construct a 90-unit, 3-story senior housing project on approximately 3.5 acres. Apolicant: Telacu Housing SB IV, Inc. APN: 1191-282-01 and 02 Location: Southeast corner of Highland and Central Avenues Case Number: CUP 08-28 8 DCA 08-01 1. Drainage 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. 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) The detention basin shall be designed in accordance with "Detention Basin Design Criteria for San Bernardino County." Retention basins are not acceptable. d) Comprehensive storm drain Project No. 6-SD-04 is master planned in the vicinity of this project. Therefore, a portion of the storm drain shall be designed and constructed at the expense of this project. The City Engineer shall determine the precise scope of the storm drain design. If the storm drain is located on-site then an easement to the City of San Bemardino will need to be in place prior to issuance of permits. f) 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. g) AFull-Categorical Water Quality Management Plan (WQMP) is required for this project. The applicant is directed to the City's web page at www.sbcity.org- Departments -Development Services - Public Works for templates to use in the preparation of this plan. h) A Storm Water Pollution Prevention Plan (SWPPP) will be required. The applicant is directed to the City's web page at www.sbcity.org - Departments - Development Services - Public Works for templates to use in the preparation of this plan. i) The City Engineer, prior to issuance of any permit, shall approve i `~°~ the WOMP and the SWPPP. j) A "Notice of Intent (NOI)" shall be filed with the State Water Quality Control Board for construction disturbing 1 acre or more of land (including the project area, construction yards, storage areas, etc.). k) 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. 2. Grading and Landscaping a) 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) The applicant must post a grading bond prior to issuance of a grading permit. The amount of the bond is to be determined by the City Engineer. ~' PL AAAIAt V P( Sw.l' It;p~n, _OVa o? 19A9 (I'P iii-?H t UC:A 0%ail - IlighlnnA Puolfc ~~'urks.doc n>_, i i oe Page 2 of 9 e) 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. Proiect• A request to modify Section 19 06 020 Table 06 Ol (Gl (71 of the Development Code to Hermit senior/conereeate care facilities subiect to approval of a Conditional Use Permit in the CG-1. Commercial General land use district and construct a 90 unit. 3-story senior housingproiect on aooroxtrnately 3 5 acres r 9 Case No. CUP OS-28 & DCA 08-01 I _ ~ Page 3 of 9 c) If the grading plan indicates export or import, the source of the import material or the site for the deposition of the export shall be noted on the grading plan. Permit numbers shall be noted if the source or destination is in the Ciry of San Bernardino. d) If more than 50 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. e) 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"). f) Wheel stops are not permitted by the Development Code, except at designated accessible parking spaces. Therefore, continuous 6" high curb shall be used around planter areas and areas where head in parking is adjacent to walkways. The parking spaces may 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. g) Provide a turnaround for the guest parking lot. h) Provide a 15' wide access path from the trash room to the parking lot. i) Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided at least 3 feet from any wall, fence, property line, walkway, or structure where parking and/or drive aisles are located adjacent thereto. Curbing may be left out at structure access points. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped, except as allowed by the Development Review Committee. j) 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. All masonry walls shall be constructed of decorative block with architectural features acceptable to the City Planner. k) This project is located in the high wind zone. All walls and fences ''-., shall be designed to withstand 100 mph winds. All construction v i'I.1AAIA, ~ I'( ~t~d Rm•orn P!u'~ ~~"_ I p nv (.• p v:_} d U~~.A ~~`~ ~i' - IOehluna I'u:•lic Nark~.doc n'_ I I (NI Proiecr A request to modify Section 19 06 020 Table 06 OI (G) (71 of the Development Code to Hermit Case No. CUP 08-28 & DCA OS-0t ~ Page 4 of 9 details shall be included on the appropriate plan. Structural calculations shall be provided for City review. I) The on-site improvement plan shall include details of on-site lighting, including: • light location, • type of poles and fixtures, foundation design, • conduit location, material and size, and • number and size of conductors in each conduit run. • Photometric plot shall be provided which show that the proposed on-site lighting design will provide: • 1foot-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. m) The design of on-site improvements shall also comply with all requirements of The California Building Code, Title 24, relating to accessible parking and accessibility, including retrofitting of existing building access points for accessibility, if applicable. n) An 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. o) Where an accessible path of travel crosses drive aisles, it shall be delineated by textured/colored concrete pavement, unless otherwise approved by the Development Review Committee. p) A Lot Merger is required for this project. The applicant is directed to the City's web page at www.sbcity.org- Departments - Development Services -Public Works for submittal requirements. q) The project Landscape Plan shall be reviewed and approved by the City Engineer prior to issuance of a grading permit. Submit 3 copies to the Engineering Division for Checking. 'i `. 1'LAA~IAG PC Sta.ilL~aort.'OV`~ ~- +1'+~ [ I P ~~~q-.3 & UC.-~ ~~xall - Iliph Wnd Public l{,rcl....dce 02 I L 09 Proiecr A request to modify Section 19 06 020 Table 06 Ol (Gl (71 of the Development Code to Demur Page 5 of 9 r) Prior to occupancy of any building, the developer shall post a bond to guarantee the maintenance and survival of project landscaping for a period of one year. s) 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 and Lighting Maintenance District, in which case, a separate landscape plan shall be provided. t) All electrical transformers located outdoors on the site, shall be screened from view with a solid wall or landscaping and shall not be located in any setback/right-of-way area. If the transformer cannot be screened, it shall be located in an underground vault unless approved by the City Engineer pursuant to Section 19.30.110. u) An easement and covenant shall be executed on behalf of the City to allow the City to enter and maintain any required landscaping in f ', case of owner neglect. Upon request, the Real Property Section __ will prepare documents for execution by the property owner. The documents 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 established by ordinance 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. Applicable to Commercial, industrial and multi-family development only. 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 N optional for commercial, industrial, or institutional uses). b) Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest ~' upstream manhole. v. i'1_ A A A IAt ~ P( ~U.T I<v~^orti :ou~i ~ ~_~ • i:, i I ,' ~ ~li l I1C A ~ Ix~i' - I Lenlnmi I'u'~+LC N', ~rA~.Joc p?r l I: Ol Project A request to modify Section 19 06 020 Table 06 Ol (G) (71 of the Development Code to permit senior/conoreoate care facilities subject to approval of a Conditional Use Permit in the CG-1. Cottunercial General land use district and construct a 90-unit 3-story senior housipe project on approximately 3.5 acres. Case No. CU-P 08-28 & DCA 08-O1 Page 6 of 9 c) Sewer main extensions. required to serve the site shall be constructed at the Developer's expense. d) 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. e) Utility services shall be placed underground and easements provided as required. f) A street cut permit, from the City Engineer, will be required for utility cuts into existing streets. g) All existing overhead utilities adjacent to or traversing the site on either side of the street shall be placed underground in accordance with Section 19.20.030 (non-subdivisions) or Section 19.30.110 (subdivisions) of the Development Code. h) Existing Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City r 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). i) 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. Street Imarovement and Dedications a) All public streets and public easements within and adjacent to the development shall be improved to City standards. Improvements shall include combination curb and gutter, paving, access 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. All improvements 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 1. !'I. AAA1A~ I Pt Yu.' I:.:n~•'l~ Nup~ n. Irl~`. r ~ "pry-.` h UC.A u.ur. - IOcnl~nC 1'uhlic 1A Orl.n-A~x n_ 1 Cfj4 Proiecr. A request to modify Section 19.06.020. Table 06.01 (Gl (71 of the Development Code toperntit senior/conereeate care facilities subject to approval of a Conditional Use Pemtit in the CG-1. Commercial General land use district and construct a 90-unit. 3-story senior housine nroiect on aanroximately 3.5 acres. Case No. CUP 08-28 & DCA 08-O1 Page 7 of 9 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 (R.W.) 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 Wav(ft.1 Curb Linelftl Highland Avenue 50' 36' Central Avenue 33' 20' c) 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. d) Construct sidewalk adjacent to the site in accordance with City Standard No. 202; Case "A" (6' wide adjacent to curb). e) At all curb returns within and adjacent to the project site, construct accessible curb ramps in accordance with Caltrans Standards to comply with current ADA accessibility requirements. Dedicate sufficient right-of-way at the corner to accommodate the ramp. f) Construct Driveway Approaches per City Standard No. 204, Type II, including an accessible by-pass around the top of the drive approach. Remove existing driveway approaches that are not part of the approved plan and replace with full height curb 8~ gutter and sidewalk. g) If a radius type Driveway Approach is used in lieu of the standard drive approach the throat of the driveway shall be paved in colored textured concrete. h) All Curb return radii shall be 25 feet minimum. ~, i) The pavement on existing streets adjoining the site shall be rehabilitated to centedine using a strategy approved by the City Engineer. ~. PLAAAIA~I P( ~:wfl:~~.mrb_nua iC l~~~9(l P~~~-:dk.Ul-.-~~)~~I~-Ilienlund Pu~~~ic lCork...doc 0'_. 11.09 Project A request to modify Section l9 06 020 Table 06 Ol (Gl (71 of the Development Code to aertnit senior/con¢reeate care facilities subject to approval of a Conditional Use Pemut m the CG-1. Commeraal General land use district and construct a 90 unit 3 story senior housing project on aonroxtmately 3.5 acres. Casc No. CUP 08-28 & DCA 08-01 Page 8 of 9 j) Install Street Lights adjacent to the site in accordance with City Standard Nos. SL-1 and SL-2. Also, a separate light plan shall be submitted in accordance with the City of San Bernardino Street Lighting Design Policies. 5. Required Engineering Plans a) A complete submittal for plan checking shall consist of: ^ street improvement plans (may include street lights or street lighting may be separate plan), • traffic signal plan • on-site sewer plans (Private sewers may be shown on on-site improvement plan), • signing and striping plan (may be on sheets included in street improvement plan), ^ lighting (on-site lighting may be included in on-site improvement ;~ plan or may be on a separate stand-alone plan), ^ grading (may be incorporated with on-site improvement plan), ^ on-site landscaping and irrigation, ^ other plans as required. Piecemeal submittal of various types of plans for the same project will not be allowed. ^ All required supporting calculations, studies and reports must be included in the initial submittal (including but not limited to drainage studies, soils reports, structural calculations) b) The rough grading plan may be designed and submitted in combination with the precise grading plan. c) All improvement plans submitted for plan check shall be prepared on the City's standard 24" x 36" sheets. 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 Ciry Engineer for approval. L' ~. 71. AAAIAtl I'( ~i~J Itc ,~,rt~_r~~~'1 u_ :`~Ji4 (I'P n~-ZS k UC:A V~r-~)~, - IL@hlanu Puhlic 111~rAe.doc 0?:11:09 Projcct A request to modify Section 19 06 020 Table 06 OI (G) (7) of the Development Code to nemut , .,a~~...,..,~, - i Page 9 of 9 e) Electronic files of all improvement plans/drawings shall be submitted to the City Engineer. The files shall be compatible with AutoCAD 2000, and include a .DXF file of the project. Files shall be on a CD and shall be submitted at the same time the final mylar drawings are submitted for approval. f) 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 at http://www.sbcity.org 6. Required Engineering Permits a) Grading permit. b) On-site improvements construction permit (except buildings -see Development Services-Building Division), including landscaping. c) Off-site improvement construction permit. 7. Applicable Engineering Fees a) All plan check, permit, inspection, and impact fees are outlined on the Public Works Fee Schedule. A deposit in the amount of 100% of the estimated checking fee for each set of plans will be required at time of application for plan check. The amount of the fee is subject to adjustment if the construction cost estimate varies more than 10% from the estimate submitted with the application for plan checking. b) The current fee schedule is available at the Public Works Counter and at http://www.sbcity.org c) Expeditious plan review is available. Anon-refundable fee in the amount of 125% of the estimated plan check fee for each set of plans will be required at time of application for expedited plan check. The amount of the fee is subject to adjustment if the construction cost estimate varies more than 10% from the estimate submitted with the application for plan checking. 8. Traffic Requirements a) Prior to occupancy and at the developer's expense; this project shall signalize the intersection of Highland Avenue and Central Avenue. ~'. PL AAA I Ai 7 PC >ta.T Itr,•a~tti -nips 0'_J+.u9 (1 -P w..~S h U( \ 0~~-~ ~' - I hgnlunci Pu~~, . N orAti.doc n? I LlPJ CITY OF SAN BEIL'YARDINO ATTACHMENT F DEVELOPMENT SERVICES INITIAL STUDY CITY OF SAN BERNARDINO INITIAL STUDY FOR TELACU Housing -San Bernardino IV, Inc. Conditional Use Permit 08-02 Development Code Amendment 08-01 PROJECT DESCRIPTION/LOCATION: TELACU Housing, San Bernardino N, is proposing a senior housing development (Senior Residence) that would include athree-story, approximately 72,000-squaze-foot building that would include one two- bedroom unit, and 89 one-bedroom units, and one, two-bedroom unit, far a total of 90 units. The development would also include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The 90-unit Senior Residence would be constructed on a vacant 3.41-acre site located on the southeast comer of Highland Avenue and Central Avenue within the General Commercial (CG-1) land use district of the City of San Bernardino. The proposed project would require an amendment to the City's Development Code to allow senior housing as a conditional use within the CG-1 District. '' DATE: September 25, 2008 PREPARED FOR: TELACU Housing -San Bemazdino N, Inc. 5400 East Olympic Boulevazd, Suite 300 Los Angeles, Ca 90022 PREPARED BY: Lilbum Corporation 1905 Business Center Drive San Bernardino, CA 92408 909-890-1818 REVIEWED BY: Independently reviewed, analyzed and exercised judgment 'n making the determination, by the DevelopmendEnvironmental Review Committee on -~ ,pursuant to Section 21082 of the California Environmental Quality Act (CEQA). IS 1 .'3 ",~ 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 determine whether or not a proposal, not exempt from CEQA, qualifies for a Negative Declazation or whether or not an Environmental Impact Report (EIR) must be prepared. 1. Project Title: TELACU Housing - San Bemazdino IV, Inc. Development Code Amendment 08-01 2. Lead Agency Name: Address: 3. Contact Person: Phone Number: City of San Bemazdino 300 North "D" Street San Bernardino, CA 92418 Aron Liang (909)384-5057 4. Project Location (Address/Nearest cross-streets): The proposed project is located on the southeast comer of Highland Avenue and Central Avenue in the City of San Bernardino (refer to Figure 1: Regional Location Map and Figure 2: Vicinity Map). 5. Project Sponsor: TELACU Housing -San Bernardino IV, Inc. Address: 5400 E Olympic Blvd, Suite 300 Los Angeles, CA 90022 6. General Plan Designation: Commercial General (CG) Description of Project (Describe the whole action involved, including, but not limited to, later phases of the project and any secondary, support, or off-site feature necessary for its implementation. Attach additional sheets, if necessary): TELACU Housing -San Bernardino IV, Inc. is proposing an affordable senior housing development (Senior Residence) that would include athree-story, approximate 72,000 square-foot building that would include one, two- bedroom unit, and 89 one-bedroom units, for a total of 90 units. The development would also include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The 90-unit Senior Residence would be constructed on a vacant 3.41-acre site located on the southeast comer of Highland Avenue and Central Avenue within the General Commercial (CG) land use district of the City of San Bernardino (see Figure 3, Site Plan). The proposed project would require an amendment to the City's Development Code to allow senior housing as a conditional use within the CG-1 District. 8. Surrounding Land Uses and Setting: The 3.41-acre project site is currently vacant and surrounded by single-family residents and Pepper Street to the east, multi-family residential to the south, Central Avenue and vacant land to the west, and Highland Avenue and Patton State Hospital to the north. 9. Other agencies whose approval is required (e.g., permits, finance approval, or participation agreement): IS 2 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY California Regional Water Quality Control Board, Santa Ana Region - Storm Water Pollution Prevention Plan (SWPPP) - National Pollutant Dischazge Elimination System (NPDES) Permit. ' .. IS 3 T n n - m ~ ~ i _ C o n e g ` E ~ s C ~ _ ` > ~ ~ ~ IS alas ~. a o' s ry,~ .E f N Fancna ,..a wY O~ 3 ~ ~ IS,NKIr'a~N - ~ 'o v, O sta.. ~ o ..:_. a o 'ao v_ C B x ~+~ ~ icy ~. O Y - t rr O ~ rt -wan kYN (~ v a+. .CUN'. MI !. _ `6 y . ,.~ ~•, ~ ~ ~ r s . -_-. 3k 1535 d ~ S?N _ O ~53r, 2 'S C~ } ~ _ _ > ' O - ~ - _ Tc_ F ,s - _'' n >u_.. a.avs ~ - a.au._, a:e.t^.5 :a'- ...+wr,. r. _ n° r .._ ~ ~ _ ' 3 ~c^: ~ ; ` s 3 C. s _ ' 4 _ y II IC _ S a t __ _ :C Yoa~.el . y Z ac acYepufua O J, o v c - .. z:y ra., ~ z 1 0 3 ..r' ~ t 4 _~ _ ~ i ~ ~~ ~ ? tt _~%'- ~.~ ~ m ~ ~~ - v is e,lo;l .- ~ c a,ye r..~,: - . O _ ~ eln_ - •~~ _ fD - ~. "~ 2 1 v_ ~ ~ ^ ~ _ ~ ~ _ P 4 r w~ $~ a ..,aa..,, a ' ~~ ~ -- 0 - Q ~; ' -_ _ c,~ ccaaa a, D ~ R Q N as d, Y ; ' r h n ^< ~ _ a .a 9 a u ro.n^- ~ ..... _ ;. Y , e •_ n P 11 0 y c` 3 si^ o - _ .. - S.. u ... _ _. m ___ __? ___ -_ __. __ ___..___.. .___--__ _- pah f 8 Y S } c:, L i -_~' =i; ~. v -~- e ~~ o •.. ~ 'E 9 ~ '_C O p V V m° ' a 'a '^ `o V `m d ~ ~ n = N d 0 V o 7 a s. ~ u :.+ - ~yrp~ M ~ ~~ NONWYI~®~~Tbl~l 1- ~ ~. W ~a ~wrl W J ~~ .~ I I ~i I .j r I ~, l i I J \ ^ v ~/ i I ~~ I ~.~ ~~ /~~ I f Y ~_ ~' ~. ~I ~ ~ ~ I ~ ~~~ i m I - ~ ~ ! ~P ,/ J p ws !~ ' ~ ~~ ~ ~ I i ~ ~ ~ i -- ~ ,~_ ~~o ~ F i_ . ~ I ~ '~ ~-~ ~r~ y /- ~ I _(y__. ~/ I ,~ ~I ~~~~~ j ppp.~ ~IIJ I i \ ~ I ~ _ ~ I I ~~ I 1_ __-~ -ate 1 _ _-rr- -__ ... .-r.... _ ... _ _ __.-__ ~'rG~ rwrai'! ~-~ i ... j -. 1.: - a ~ c c a :u m o ~ a a a P a a° ar ~ " o ~~e v-'= m r l! LL 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 followin pages. ^ Aesthetics Biological Resources Hazazds & Hazardous Materials ^ Mineral Resources ^ Public Services ^ Utilities /Service Systems g ^ Agriculture Resources ^ Cultural Resources ^ Hydrology /Water Quality ^ Noise ^ Recreation ^ Mandatory Findings of Significance ^ Air Quality Geology /Soils Land Use/Planning ^ Population /Housing ^ Transportation /Traffic On the basis of this Initial Study, [he City of San Bemazdino Environmental Review Committee finds: ^ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATNE DECLARATION will be prepazed. ® I find that although the proposed project could have a significant effect on the environment, there t ' a 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 NEGATNE DECLARATION will be prepared. ^ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ^ 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 1) 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 sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ^ 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 NEGATNE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that EIR or Iv'EGATNE DECLARATION, including revisions or mitigation measures tha imposed upon the proposed project, nothing further is required. Si at re D~~ ~~~ Date _~ Printed Name ~ For IS 7 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Less Than Potentially Significant Less Than Significant With Significant '~o Impact Mitigation Impact Impact AESTHETICS - l~'ould the project: Incorporation a) Have a substantial adverse effect on a scenic ^ ^ ^ vista as identified in the City's General Plan? b) Substantially damage scenic resources, ^ ^ ^ including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual ^ ^ ^ character of quality of the site and its surroundings? d) Create a new source of substantial light or glaze ^ ^ ® ^ which would adversely affect day or nighttime ~~ view in the azea? e) Other: ^ ^ ^ ^ Discussion: a-b) According to the City's General Plan, the project site is not within a scenic vista'scenic highway view corridor. Neazby streets including local portions of Highland Avenue, and Central Avenue aze not considered .scenic routes. The proposed project includes the construction of a 90-unit Senior Residence on a vacant site. The proposed development would not have an adverse affect on a historical building. The neazest historic building/structures Patton State Hospital directly to the north and the Santa Fe Train Depot less than %x -mile to the northwest. Since, the proposed project would not alter these historical buildings, no impacts are anticipated. c) The 3.41-acre project site is currently vacant and is surrounded by existing development. Annual grasses were observed during a recent site visit. Given the location of the site (i.e., south side of Highland Avenue) and existing surrounding development, the proposed project would not degrade the existing visual chaaacter of the site or its surroundings. No impacts would result. d) The project site is currently vacant. The proposed 90-unit Senior Residence would create new light in the area. However, given existing street lighting along Highland Avenue, and parking lot lighting at Patton State Hospital, the proposed development would not significantly increase the amount of lighUglare currently generated in the azea. The project proponent will be required to '~ submit a photometric plan for City review. The design and placement of light fixtures will be reviewed for consistency with City standards. Standazds require shielding, diffusing, or indirect IS 8 CITY OF SAN BERNARDINO DEVELOPI`IENT SERVICES INITIAL STUDY lighting to avoid glare. Lighting will be selected and located to confine the area of illumination to the project site. Potential impacts to proposed on-site residences are considered Icss than significant. Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation II. AGRICULTURE RESOURCES: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non- agricultural use? b) Other: ~ ~ ^ ^ r Discussion: a) According to the General Plan Land Use Map, the site is designated General Commercial (CG). The project site and surrounding area has not been identified or designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance on the maps prepared pursuant to [he Farmland Mapping and Monitoring Program of the California Resources Agency. No impacts to Farmland would result. Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact III. AIR QUALITY -Would the project: Incorporation a) Conflict with or obstruct implementation of the applicable air quality plan? (South Coast Air Basin) IS 9 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Less Than Potentially Significant Less Than Significant With Significant '~O Impact Mitigation Impact Impact b) Violate any air quality standard or contribute Incorporation substantially to an existing or projected air quality violation based on the thresholds in the SCAQMD's "CEQA Air Quality Handbook?" c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nori-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: Discussion: a) As noted in the City of San Bernardino General Plan Program EIR (Section 4.3.2), continued development within the city will significantly contribute to [he further degradation of the ambient air quality of the South Coast Air Basin. The primary cause of the adverse impacts is daily vehicle trips associated with maximum build-out of the City. Any development within the San Bemazdino area will aggravate the existing air quality that currently does not meet State or Federal air quality criteria. Development of the proposed project is a less intense land use athat what could be developed under the existing CG designation as it would generate less vehicle trips and emissions. The project would generate approximately 236 daily trips or 2.62 trips per dwelling unit while a CG land use (i.e. 75,000 square feet Strip .Mall) would generate approximately 3,220 daily trips or 42.94 trips per 1,000 square feet (Institute of Transportation Engineers Trip Generation Manual 7`h edition). The project would not conflict with the South Coast Air Quality Management Plan. Therefore, no impact is anticipated. ',., b) The proposed project is the development of a 90-unit senior housing complex on approximately 3.41 acres. Approximately 2,490 cubic yards would need to be trucked off-site. This material will be trucked approximately five miles (ten-mile roundtrip) and used for the Interstate 30 IS 10 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY widening project. Proposed site development and construction was screened using tl~e urban Emission Model 2007 version 9.2.4 (URBEMIS 2007) prepared by the South Coast Air Quality Management District (SCAQMD). The removal of the earth (dirt) was analyzed using Emission Factors for On-Road Heavy Heavy Duty Diese! Ttuck and Offroad Mobile Source Emission Factors. This analysis is used to generate emissions estimates for land use development projects. The criteria pollutants screened for included: reactive organic gases (ROG), nitrous oxides (NOx), carbon monoxide (CO), and particulates (PM16 and PMZ 5). Two of these, ROG and NOx, are ozone precursors. The emission levels listed reflect the estimated winter season levels, which are normally higher due to atmospheric conditions (marine layer) and increased use of heating systems. The general construction phases for most projects include site grading and building. Constriction Emissions Construction grading and building emissions aze considered short-term, temporary emissions and are estimated in Table 1. The following construction pazameters were assumed: site grading (mass and fine grading) would take approximate 1-month duration and building construction would take approximate 7-month duration. Once construction is complete and the building is in use, emissions will be generated by energy utilized for on-site building heating and cooling, and vehicular traffic. ,~ ' Table 11 Building Emissions Summary Year 2008-2009 Pounds Per Da Source NOx CO SOZ PMIO PMz s C02 ROG . Mass Gradin 3.4 28.1 14.8 0.0 18.4 4.9 2 371.8 Fine Gradin 3.4 28.1 14.8 0.0 18.4 4.9 , 2 371 8 Trenchin 2.4 20.2 9.7 0.0 1.0 0.9 , . 1 839.1 Pavin 2.7 15.0 9.9 0.0 1.2 1.1 , 1 381.8 Buildin Construction 2.1 14.1 22.9 0.0 0.9 0.8 , 2 929.6 Architectural Coatin 52.8 0.2 2.7 0.0 0.0 0.0 , 295 8 Earth Removal 2.7 9.7 28.4 0.0 1.5 1.3 . 868.8 Highest Value I 52.8 28.1 28.4 I 0.0 ]8.4 4.9 ~ 2.929.6 Ibs/da SCAQMD Threshold ~ 75 100 I 550 150 I 150 ~ 55 N/A Si nificant? No No ~ Yo I No No No N/A Source: URBEMIS2007 Phases don't overlap and represent the highest concentration . ' One loader and 5 on-road trucks (33,001 to 60,000 pounds) operating at 8 hours per day approximatel y five tri s er h NiA: Yo standards , p p our. The emissions calculations for the construction phase include fugitive dust from grading and ~~ exhaust emissions from on-site equipment and worker travel. Construction emissions are calculated based on the development of a 90-unit senior housing complex on approximately 3.41 acres. The fugitive dust emissions aze based on approximately 3.41 acres being graded over a 1- IS 11 i CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY month period (mass and fine grading). Construction impacts aze considered short-term, temporary impacts and are not anticipated to occur for more than 11 months. As shown in Table 1, construction emissions would not exceed SCAQbfD thresholds for any criteria pollutants. Compliance with SCAO~YID Rules 1113 401 and 403 Although the proposed project does not exceed SCAQMD thresholds for construction emissions, the applicant is required to comply with all applicable SCAQMD rules and regulations as the South Coast Air Basin is in non-attainment status for ozone and suspended particulates (PMio). Complimtce with SCAQMD Rule 1113 Architectural Coatings are coatings applied to stationary sources and their trimmings, to portable buildings, to pavements, or to curbs. Trimmings are accessories to an architectural structure, including, but not limited to: handrailings, cabinets, bathroom and kitchen fixtures, fences, decks, rain gutters and downspouts, window screens, lamp posts, signs, concrete forms, heating and air conditioning equipment large fixed stationary tools, and other mechanical equipment. - One of the key ingredients contributing to ozone formation are solvents, which contain volatiles referred to as volatile organic compounds (VOCs). These solvents aze commonly found in many azchitectural and industrial paints. SCAQMD has studied the cumulative VOC emissions from azchitectural painting operations and has found that these emissions exceed the combined emissions from a variety of industrial operations. Emissions from the application of azchitectural and industrial maintenance coatings during the summer months, typically known as the peak painting and smog season, aze estimated to be more than 38 tons each day. VOCs from solvent and paint emissions contribute to harmful ozone formation. To reduce VOC's from architectural coating, the SCAQMD has set VOC limits for coating in Rule 1113. To further reduce impacts from VOC emissions, the applicant will be required to implement the following conditions as required by SCAQMD: The contractor shall utilize (as much as possible) pre-coated building materials and coating transfer or spray equipment with high transfer efficiency, such as high volume, low pressure (HVLP) spray method, or manual coating applications such as paint brush, hand roller, trowel, dauber, rag, or sponge. 2. The contractor shall utilize water-based or low VOC coating as well as the following conditions as required by SCAQMD: • Use Super-Compliant VOC paints whenever possible. ~ If feasible, avoid painting during peak smog season: July, August, and September. ,:'z • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water-based and oil-based paints. IS 12 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY • Keep lids closed on all paint containers when not in use [o prevent VOC emissions and excessive odors. • For water-based paints, clean up with water only. Whenever possible, do not rinse the clean-up water down the drain or pour it directly into the ground or the storm drain. Set aside the can of clean-up water and take it to a hazazdous waste center (www.cleanup.arg). • Recycle the empty paint can. • Look for non-solvent containing stripping products. • lise Compliant Low-VOC cleaning solvents to clean paint application equipment. • Keep all paint and solvent laden rags in sealed containers to prevent VOC emissions. Compliance with SCAQMD Rule 402, and 403 The project shall comply with, Rules 402 nuisance, and 403, fugitive dust, which require the implementation of Best Available Control Measures (BACM) for each fugitive dust source, and the Air Quality Management Plan (AMCP), which identifies Best Available Control Technologies (BACT) for azea sources and point sources, respectively. This would include, but not be limited to the following: I. The project proponent shall ensure that any portion of the site to be graded shall be pre- watered prior to the onset of grading activities. (a) 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 aze actively being graded shall be watered regulazly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each workday. (b) The project proponent shall ensure that all disturbed areas are treated to prevent erosion until the site is constructed upon. (c) The project proponent shall ensure that landscaped areas are installed as soon as possible to reduce the potential for wind erosion. (d) 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. During construction, exhaust emissions from construction vehicles and equipment and fugitive dust generated by equipment traveling over exposed surfaces, would increase NOx and PM~o levels in the azea. Although the proposed project does not exceed SCAQMD tluesholds during construction, the applicant will be required to implement the following conditions as required by SCAQMD: IS 13 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STCDY 2. To reduce emissions, all equipment used in grading and construction must be tuned and maintained to the manufacturer's specification to maximize efficient burning of vehicle fuel. l 3. The project proponent shall ensure that existing power sources are utilized where feasible via temporary power poles to avoid on-site power generation during construction. 4. The project proponent shall ensure that construction personnel are informed of ride sharing and transit opportunities. 5. All buildings on the project site shall conform to energy use guidelines in Tide 24 of the California Administrative Code. 6. The operator shall maintain and effectively utilize and schedule on-site equipment in order to minimize exhaust emissions from truck idling. 7. The operator shall comply with all existing and future GARB and SCAQMD regulations related to diesel-fueled trucks, which may include among others: (1) meeting more stringent emission standards; (2) retrofitting existing engines with particulate traps; (3) use of low sulfur fuel; and (4) use of alternative fuels or equipment. Operational Emissions The operational mobile source emissions were calculated using the Institute of Transportation Engineers (ITE) Trip Generation Manual 7th edition values programmed into the 1JRBEMIS 2007 model. In order to reflect the nature of the proposed project and the minimal number of trips that would be generated, the default value for a Retirement Community was used. Therefore, 2.62 daily trips per dwelling unit or approximately 235.8 daily trips were used. Table 2 Source Area Source Mobile Source Totals iSCAQMD Threshold Significance ~% Source: URBEMIS: w N/A No standards Operatioual Emissions Summary (Pounds Per Davl ROG NOx I CO PDho 19.2 2.8 39.8 6.1 2.6 3.6 ' 25.9 4.2 21.8 6.4 65.7 10.3 55 55 550 150 No No ~ No PI~Izs CO2 5.8 3,584.1 0.8 2,241.0 6.6 5,825.1 55 N/A No ~ N/A IS 14 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY As indicated in Table 2, operational emissions of the proposed project would not exceed SCAQMD thresholds. c) The proposed project individually .would not exceed any SCAQMD thresholds for criteria pollutants. The City of San Bernardino General Plan EIR (Section 4.3.2) concluded that continued development would contribute to pollutant levels (build-out, daily vehicle trips) in the San Bemardino area, which already exceed State and Federal air quality criteria. Findings on potentially significant impacts of the General Plan indicated that policies contained in the General Plan and mitigations in the EIR are expected to reduce emissions associated with future development. However, even after application of these policies and mitigation measures, the General Plan when viewed as a whole project, is expected to generate emission levels that would exceed. the AQMD thresholds for criteria pollutants, resulting in a significant unavoidable adverse air quality impact. A Statement of Overriding Considerations for the General Plan EIl2 was adopted by the City Council in November 2005. d) The project site is surrounded by single-family residential units, vacant property, arterials, and Patton State Hospital. As shown in Tables I and 2, development of the proposed project is not anticipated to exceed SCAQMD thresholds. Therefore, air quality impacts to sensitive receptors are not anticipated. e) The proposed project is the development of a 90-unit senior housing complex on approximately '~ 3.41 acres. The end use of the proposed project is not anticipated to generate emissions that would create objectionable odors. No impact is anticipated. I V. 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 Califomia Department of Fish and Game or US Fish and Wildlife Service? 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 Califomia Less Than Potentially Significant Less Than Significant With Significant ~O Impact Mitigation Impact Impact Incorporation ^ ^ ^ ^ ^ IS 15 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY ~° Department of Fish and Game or US Fish and Wildlife Service? Less Than Potentially Significant Less Than Significant With Significant ~O Impact Mitigation Impact Impact Incorporation c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, mazsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of 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 Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? f) Other: Discussion: ^ ^ ^ ^ a) The project site does not occur within an area designated as critical habitat for any biological resource. The site and surrounding azea occur within a developed area. No 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 Califomia Department of Fish and Game or the United Stales Fish and Wildlife Service (USFWS) is anticipated. b) According to Figure NRC-2 of the General Plan, no riparian habitat occurs on or near the project site. Therefore, the project would not 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 Califomia Department of Fish and Game or USFWS. c) The project would not have a substantial adverse effect on federally protected wetlands as ~ defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, '' coastal, etc.) through direct removal, filling, hydrological interruption, or other means, because IS 16 I'. ' I CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY the project site is not developed and is not within an identified protected wetland, nor near anv jurisdictional drainage (see Section VIII for additional discussion). d) The proposed project site is surrounded by existing development and therefore, is unlikely to provide an important location relative to regional wildlife movement. Wildlife movement near the site has been restricted by development, including road construction. Therefore, project implementation would not impact a local or regional wildlife corridor. e) The project would not conflict with any local policies or ordinances protecting biological resources, as there aze no identified biological resources that are subject to such regulation. The neazest conservation area is the Cajon Creek (Cal Mat) Habitat Conservation Management Area located approximately eight miles northwest of the site. The proposed project would 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. Less Than Potentially Significant Less Than , Significant Wi[h Significant \o Impact Mitigation Impact Impact V. CULTURAL RESOURCES -Would the project: Incorporation a) Be developed in a sensitive azchaeological azea as identified in the City's General Plan? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5 of CEQA? c) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5 of CEQA? d) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? e) Disturb any human remains, including those interred outside of formal cemeteries? ~ Other: ~ ~ ^ ^ Discussion: _' a-c) In June 2006, the San Bemazdino County Museum Archaeological Information Center, conducted a Historical Resources Record Seazch for the project site. The record search indicated IS 17 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY that no prehistoric archeological resources, ethnic resources, or cultural resources are known to occur on-site. There are a total of 23 pending historic structures all occurring inside Patton State Hospital grounds, and one heritage property (its location was not noted in the record search). According to the records search, two area-specific surveys, and six general area overviews have been prepazed for the project area. The records search concluded that based on available historical records and maps, the sensitivity for historic archaeological resources is considered high, and moderate for prehistoric archaeological resources. The record search noted that the potential for Prehistoric Archaeological Resources was based on sites found to the north. The potential for Historic Archaeological Resources associated with the Highland Motor Line RR as shown on historic maps, and a possible potter's field cemetery is said to be on or next to the property. To ensure potential impacts to archaeological resources are reduced, the following mitigation measure shall be implemented: CR-1: An archaeological monitor shall be on-site during earthwork and grading activities. If prehistoric or historic artifacts over 50 years in age are encountered during land modifications, then activities in the immediate area of the finds shall be halted and the monitor shall assess the find, determine its significance, and make j recommendations for mitigation measures in accordance with the guidelines of the t California Environmental Quality Act. Implementation of the above mitigation measure would reduce impacts to potential archaeological resources to a less than significant level. d) Paleontological resources are the fossilized remains of organisms from prehistoric environments found in geologic strata. Paleontological sites generally occur as small outcroppings visible on the surface of sites encountered during grading. Generally, i[ is geologic formations that contain fossils. Potentially sensitive areas for [he presence of paleontological resources are based on the underlying geologic formation. Fossil remains may occur throughout the City. Since the distribution is unknown, the following mitigation measure shall be implemented: CR-2: Should resources be unearthed during grading, a vertebrate paleontologist shall be contacted to determine the significance, and make recommendations for appropriate mitigation measures in compliance with the guidelines of the California Environmental Quality Act. Implementation of the above mitigation measure would reduce impacts to potential paleontological resources to a less than significant level. e) Construction activities, particularly grading, could adversely affect or eliminate unknown a potential archaeological resources. The following mitigation measure shall be implemented: IS 18 i CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY CR-3: In the event that human remains are encountered during grading, all provisions of state law requiring notification of [he County Coroner, contacting the Native American Heritage Commission, and consultation with the most likely descendant, shall be followed. Less Than Potentially Significant Less Than Significant With Significant ~o Impact Mitigation Impact Impact Incorporation VI. GEOLOGY AND SOILS -Would the project: a) Involve earth movement (cut and/or fill) based on information included in [he Project Description Form? b) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death? c) Be located within an Alquist-Priolo Earthquake I Fault Zone? d) Result in substantial soil erosion or the loss of topsoil? e) Be located within an azea subject to landslides, mudslides, subsidence, or other similaz hazards as identified in the City's General Plan? ~ 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: ~ ~ ~ ^ Discussion: y' a) The proposed development includes one, three-story structure. Moderate site preparation and grading are expected with the proposed development. IS 19 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY In June 2007, Geotechnologies, Inc. performed a Geotechnical Engineering Investigation For the site in relation [o the proposed development. The purpose of the investigation was to provide geotechnical recommendations for foundation design, concrete slab-on-grade, retaining wall, paving, pazking, site grading, utility trench excavations and backfill, and inspections during construction. The evaluation for the site included subsurface explorations, soil sampling, necessary laboratory testing, and engineering analyses. As concluded in the report, the site is considered suitable for the proposed development provided that recommendations presented in the report are incorporated into the final design and construction. However, existing fill materials and upper native soils are not suitable for support of the proposed foundations, floor slabs or additional fill. To ensure potential impacts from development at the site are reduced to a less than significant level, the following general grading mitigation measures shall be implemented: GS-l: Prior to foundation excavation, existing fill materials and upper native soils shall be removed to a depth of three feet below proposed foundations, or five feet below the existing site grade (whichever is deeper), and recompacted. Excavation shall extend at least five feet beyond the edge of foundations or for a distance equal to the depth of fill below the foundations, whichever is greater. Subsequent to removals, the exposed grade shall be scarified to a depth of six inches, moistened to optimum N moisture content, and recompacted in excess of the minimum required comparative density. GS-2: All vegetation, existing fill, and soft or disturbed earth materials shall be removed from the area to receive controlled fill. The excavated areas shall be carefully observed by the geotechnical engineer prior to placing compacted fill. GS-3: Field observations and testing shall be performed by a representative of the geotechnical engineer during grading to assist the contractor in obtaining the required degree of compaction and the proper moisture content. GS-4: When rain is forecast all fill that has been spread and awaits compaction shall be property compacted prior to stopping work for the day or prior to stopping due to inclement weather. These fills, once compacted, shall have the surface sloped to drain to an area where water can be removed. GS-5: Temporary drainage devices shall be installed to collect and transfer excess water to the street. Drainage shall not be permitted to pond on-site or allowed to flow uncontrollably over any descending slope. b-c) The project site is located outside of an Alquist-Priolo Special Studies Zone as depicted on ,, Figure S-3 of the City's General Plan. Reviews of official maps delineating State of Califomia a, earthquake fault zones (7.5 Minute Series, State of Califomia Special Studies Zones, San Bernardino North Quadrangle, Official Map) indicated the site is not located within a zone for IS 20 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STtiDY mandatory study for active faulting. According to Figure S-3 of the City's Genera] Plan and the geotechnical investigation performed by Geotechnologies, Inc. the site is situated approximately ?,800 feet southwest of the San Andreas Fault Zone. As concluded in the geotechnical investigation, the potential for surface ground rupture a[ the site is considered low. Earthquakes, due to their ground acceleration and shifting, can cause major damage to buildings and create dangerous hazazds to people through injury or death. Development in the seismically active southern Califomia region must mitigate these potential hazazds through strict adherence to the Califomia Building Code (CBC) and recommendations by geotechnical engineers. Although the project site is located outside the Alquist-Priolo Special Studies Zone, the developer will be required to implement established building construction requirements. Impacts from earthquake hazards would be less than significant. d/h) Implementation of mitigation measures GS-1 through GS-5 would ensure no unstable soil conditions would occur due to excavation, grading, or fill activities. However, during the construction phase, project dust may be generated due [o the operation of machinery on-site or due to high winds. Additionally, erosion of soils could occur due to a storm event. The City of San Bernardino requires the preparation of a Water Quality Management Plan (WQMP) for development projects that fall within one of eight project categories established by the RWQCB. According to the San Bemazdino County WQMP template, the proposed project falls within the Project Category No. 8 because it includes a new parking lot in excess of 5,000 squaze-feet. Refer to the Hydrology and Water Quality section of this Initial Study for a comprehensive discussion. e-f) The project site is not located within an area that has geologic hazards associated with landslides, nor is it located in an area subject to liquefaction as identified in Section 10.0 Safety, Figure S-5 of the City's General Plan. 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 liquefaction potential of a soil deposit depends, among others include, soil type, relative soil density, intensity of earthquake, duration of ground shaking, and depth of ground water. As concluded in the geotechnical investigation, based on fie]d explorations, laboratory testing and subsequent engineering analysis completed to date, the soils underlying the site aze not considered prone to liquefaction. Subsequently, review of the County of San Bemazdino Official Land Use Plan, 1999, Hazazd Overlay maps of the Harrison Mountain FH23 C Quadrangle, the site does not occur within a mapped inundation or flood boundary. Additionally the probability of seismically-induced landslides is considered low due to the relatively level, approximate five percent slope, at the site. No impacts aze anticipated. g) The proposed project will not modify any unique physical features; no unique geologic features were found during the site survey/evaluation. No impact is anticipated. .44 IS 21 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STtiDY VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: Potentially Sigtificant Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? 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 envirorunen[? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? 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 [o the public or the environment? Less Than Sigttiftcant With Mitigation Incorporation Less Than Significant ~O Impact Impact ® ^ ® ^ ^ ^ 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? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? IS 22 CITY OF SAN BEILYARDINO DEVELOPMENT SERVICES ..- INITIAL STUDY Less Than Potentially Significant Less Than Stgnificant With Significant '~o Impact Mitigation Impact Impact g) Expose people or structures to a significant risk Incorporation of loss, injury or death involving wildland fires, including where wildlands aze adjacent to urbanized areas or where residences aze intermixed with wildlands? h) Other: ~ ~ ^ ^ Discussion: a) The proposed project includes the construction of a 90-unit Senior Residence to be located on the south side of Highland Avenue between Victoria Avenue and Pepper Street across from Patton State Hospital. Construction activities would not create a significant hazazd to the public or the environment through the routine transport, use, or disposal of hazardous materials, because construction of the facilities would no[ involve such activities. i ~ Similazly post-construction activities including residential facilities for seniors to include multi- '" purpose room, kitchen, laundry facilities, and arts and crags room would not involve the routine transport or use of hazardous materials. b) Hazazdous or toxic materials transported in association with construction of the project may include items such as oils, paints, and fuels. All materials required during construction will be kept in compliance with State and local regulations. With implementation of Best Management Practices (BMPs) and compliance with al] applicable regulations, potential impacts from the use ofhazazdous materials is considered less than significant. c) The project would not emit hazardous emissions or handle hazardous or acutely hazazdous materials, substances, or waste within %-mile of a school. The neazest school is San Andreas High School located on the northwest corner of Pacific Avenue and Orange Street, approximately half-mile south of the project site. No impact is anticipated. d) The project site does not occur on a list of hazazdous materials sites compiled pursuant to Government Code Section 65962.5, and therefore would not create a significant hazard to the public or the environment. During a site visit conducted in April 2008, no use of hazardous materials was observed at the site. e) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to the SBIA are not anticipated. IS 23 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES _ INITIAL STUDY ~ The California Emergency Services Act requires the City to manage and coordinate the overall emergency and recovery activities within its jurisdictional boundaries. The City's Emergency Operations Plan includes policies and procedures to be administered by the City in the event of a disaster. During disasters, the City is required to coordinate emergency operations with the County of San Bemazdino. Policies within the City's General Plan and updates to the City's Emergency Plan, as required by State law, would ensure the proposed project would not interfere with adopted policies and procedures. The proposed 90-unit Senior Residence would not alter existing road widths or turning points along Central Avenue or Pepper Street. Access to the site is provided at one entry along Central Avenue approximately 60-feet south of Highland Avenue. The proposed project is not anticipated to impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No impact is anticipated. g) As shown on Figure S-9 in the City's General Plan, the project site does no[ occur in a fire hazard azea. The site and surrounding area aze urbanized. No impacts are anticipated. Less Than Potentially Significant Less Than Significant With Significant No Impact 'vfitigation Impact Impact VIII. HYDROLOGY AND WATER QUALITY - Incorporation i, ~ Would the project: a) Violate any water quality standards or waste dischazge requirements? 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 ofpre-existing neazby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or azea, 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) Substantially alter the existing drainage pattern of the site or azea, including through . ~ the alteration of the course of a stream or river, or substantially increase the rate or IS 24 5 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mirigation Impact Incorporation amount of surface runoff in a manner which would result in flooding on- or off-site? -" y 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, hazazdous materials handling or storage, delivery areas, loading docks, or other outdoor aeeas? f) Otherwise substantially degrade water ^ quality? g) Place housing within a 100-yeaz flood hazazd ^ azea as mapped on a federal Flood Hazazd Boundary or Flood Insurance Rate Map or other flood hazazd delineation map? (Panel No.8684F) ^ ^ h) Place within a 100-yeaz flood hazard azea ^ ^ ^ 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: ^ ^ ^ ^ J Discussion: a) The proposed project would disturb 3.41 acres and therefore would be subject to the National Pollutant Dischazge Elimination System (NPDES) permit requirements. The State of California is authorized to administer various aspects of the NPDES. Construction activities covered under IS 25 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY the State's General Construction permit include removal of vegetation, grading, excavating, or any other activity that causes the disturbance of one-acre or more. The General Construction permit requires recipients to reduce or eliminate non-storm water dischazges into stormwater systems, and to develop and implement a Storm Water Pollution Prevention Plan (SWPPP). The purpose of a SWPPP is to: 1) identify pollutant sources that may affect the quality of dischazges of stormwater associated with construction activities; and 2) identify, construct and implement stormwater pollution control measures to reduce pollutants in stormwater discharges from the construction site during and after construction. The RWQCB has issued an azea-wide NPDES Storm Water Permit for the County of San' Bernardino, the San Bemazdino County Flood Control District, and the incorporated cities of San Bemazdino County. The City of San Bemazdino then requires implementation of measures for a project to comply with the azea-wide permit requirements. A SWPPP is based on the principles of Best Management Practices (BMPs) to control and abate pollutants. The SWPPP must include (BMPs) to prevent project-related pollutants from impacting surface waters. These would include, but aze not limited to street sweeping of paved roads around the site during construction, and the use of hay bales or sand bags to control erosion during the rainy season. BbfPs may also include or require: • The contractor to avoid applying materials during periods of rainfall and protect freshly ,~ ~~ applied materials from runoff until dry. • All waste to be disposed of in accordance with local, state and federal regulations. The contractor to contract with a local waste hauler or ensure that waste containers aze emptied weekly. Waste containers cannot be washed out on-site. • All equipment and vehicles to be serviced off-site. In addition to complying with NPDES requirements, the City of San Bernardino also requires the prepazation of a Water Quality Management Plan (WQMP) for development projects that fall within one of eight project categories established by the RWQCB. Since the proposed project includes the construction of a new pazking lot it falls within RWQCB's Project Category No. 8 which includes the addition or creation of 5,000 or more square feet of impervious surface on a currently vacant site. In July 2008, the project proponent submitted a WQMP to the City for review and approval. Design measures as listed below and contained in the 1b'QMP will ensure potential impacts are reduced to a less than significant impact. W-1: All on-site residents shall be informed of all on-site activity restrictions including: no vehicle washing, fueling or maintenance, no hosing on paved areas, no trash on-site, and no interference or alteration of any drainage pattern. W-2: All on-site employees upon hire date and annually thereafter shall be trained to ensure cleaning, maintenance aad refinishing painted is in conformance with approved BMPs for the site. Trained personnel shall sweep on a monthly basis, and inspect catch basis on quarterly and clean as on an as needed basis. IS 26 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES .,,~ INITIAL STUDY W-3: All on-site storm drain inlets shall be marked with "No Dumping -Drains to River." W-4: Landscaping shall correlate to the climate, soils, related natural resources and existing vegetation of the site, as well as type of development proposed. W'-5: Proposed architectural plans shall ensure all roofs will drain into the proposed landscape areas. Roof runoff shall be maintained clean and free from trash and/or debris at all times to ensure proper drainage of storm waters. W-6: A SW'PPP shall be prepared and BMP educational materials shall be provided to all senior residents, and all employees. W-7: On-site trash enclosures shall be paved with an impervious surfaced designed not to allow run-on from adjoining areas, and shall be walled to prevent off-site transport of trash. All on-site trash containers shall include attached lids to minimize rain. Trash storage areas shall be kept clean and free of debris. W-8: Irrigation methods shall be utilized to minimize runoff of excess irrigation water ,~ across impervious surfaces and into the storm water conveyance system. Such methods shall include employing rain-triggered shutoff devices to eliminate or reduce irrigation during and after precipitation. Water conservation devices such as programmable irrigation timers and soils sensors shall also be installed. W-9: The parking lot and all on-site drive aisles shall be swept on a monthly basis. W-10: Riprap shall be installed along all swales to prevent scouring of soils. Implementation of the above source control mitigation measures would ensure potential impacts to water quality aze reduced to a less than significant level. b) The proposed project would not deplete groundwater supplies nor would it interfere with recharge since it is not within an azea designated as a rechazge basin or spreading ground. The proposed project includes an on-site percolation detention pond that would discharge to Central Avenue via a parkway culvert. The proposed 90-unit Senior Residence would receive water supply directly from the City whose source of supply is groundwater. :~1o significant impact to groundwater resources is anticipated. c-e) The 3.41-acre project site is currently vacant. The proposed project would include the construction of an approximate 72,500 square-foot building, paved drive aisle and parking area; however, the project will not alter the course of any stream or river. All runoff would be :; conveyed to an on-site percolation detention pond which will be designed to handle the flows. Based on calculations presented in the Iuly 2008 Hydrology Study, the total maximum 100- yearly runoff (Q in cubic feet per second [cfs]) of the proposed developed area (reduced to 55 IS 27 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY percent perviousness) is 6.39 cfs fora 100-year storm event as compazed to 8.69 cfs of pre- construction mnoff. The project design includes landscaping of non-hardscape areas to prevent erosion. The Building Official and City Engineer must approve a grading and drainage plan prior to the issuance of grading permits. Review and approval of the drainage plan would ensure the project would not result in substantial erosion, siltation, or flooding on- or off-site. No impacts are anticipated. f) On July 7, 2008 Lilburn Corporation performed a Jurisdictional Drainage evaluation of a man- made cement-lined channel located on the north end of the property to determine its potential jurisdiction under state and federal laws. The Regional Water Quality Control Board (RWQCB) regulates activities pursuant to Section 401(a)(1) of the federal Clean Water Act (CWA) as well as the Porter-Cologne Water Quality Act (Water Code Section 13260). The U.S. Army Corps of Engineers regulates "dischazge of dredged or fill material" into wetlands and waters of the United States pursuant to provisions of Section 404 of the Clean Water Act. Based on the physical, chemical, and biological characteristics of the drainage, the project will not need a CDFG Streambed Alteration Agreement, a Section 404 Clean Water Act Permit from the ACOE or Section 401 Certification from the RWQCB. (The Jurisdictional Drainage Evaluation is provided as Attachment A to this Initial Study.) The drainage is a man-made ditch ..,, that does not have anaturally-created ordinary high water mark, a bed, bank or channel, and does not support any riparian vegetation. However, the proposed project would disturb 3.41 acres and therefore would be subject to the NPDES permit requirements. As required, the project proponent submitted a WQMP to the City for review and approval. Design measures contained in the WQMP were incorporated into this Initial Study (Mitigation Measures W-1 through W-10) to ensure potential impacts to water quality aze reduced to a less than significant level. g-h) According to the City's General Plan, Figure S-1 "100 Year Flood Plain," the project site occurs outside of the 100-year flood zone. Potential impacts from flood events are considered less than significant. i) Flood inundations resulting from the failure of the Seven Oaks Dam is a potential hazard in the City of San Bemazdino. According to General Plan Figure S-2, the project site occurs within the Seven Oaks Dam inundation area. Land within this area could be flooded in the event of dam failure. The dam is located northeast of the City of Highland in an unincorporated area of San Bemardino County, and was designed to resist an earthquake measuring 8.0 on the Richter scale, with any point able to sustain a displacement of four feet without causing any overall structural damage. Since the project site is not located within a 100-year flood plain, and does not occur near a river of flood control channel that would carry flood in the event of dam failure, potential impacts are considered less than significant. j) There are no oceans, lakes or reservoirs near the project site; therefore impacts from seiche and tsunami aze not anticipated. IS 28 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY ,s Less Than Potentially Significant Less Than \o Significant With ' Significant Impact Impact .Mitigation Impact Incorporation IY. LAND USE :~tiD PLANNING -Would the project: a) Physically divide an established community? ^ ^ ^ b) Conflict with any applicable land use plan, ^ ^ ® ^ policy, or regulation of an agency with jurisdiction over [he 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 applicable habitat ^ ^ ^ conservation plan or natural community '"'~ conservation plan? ;., d) Be developed within the Hillside Management ^ ^ ^ Overlay District? e) Be developed within Foothill Fire Zones A, B, ^ ^ ^ or C as identified in the City's Genera] Plan? f) Be developed within the Airport Influence Area ^ ^ ^ as adopted by the San Bemazdino International Airport Authority? g) Other: ^ ^ ^ ^ Discussion: a-b) The proposed 90-unit Senior Residence would be constructed on a vacant 3.41-acre site with a current land use designation of General Commercial (CG-1). The proposed project would require an amendment to the City's Development Code to allow senior housing as a conditional use within the CG-1 land use district. The proposed 90-unit Senior Residence would be constructed on a site that is adjacent to residential development to the east and south, and would not physically divide an established community. The project as proposed would be a less intense land use, generating less traffic and people at the site than a commercial strip mall (a general land use along Highland Avenue). A less than significant impact is anticipated. IS 29 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES - INITIAL STUDY c) No habitat conservation or natural community conservation plans have been adopted for the site or surrounding azea. The nearest conservation area is the Cajon Creek (Cal Mat) Habitat Conservation Management Area located approximately five miles west of the site. No impact to a habitat conservation plan or natural community conservation plan is anticipated. d) According [o the General Plan, property that contains areas of 15-percent slopes and greater aze considered within the Hillside Management Overlay District (HMOD). The project site is relatively flat with an approximate four percent slope. No impacts from development within a hillside area would result. e) As shown on Figure S-9 in the City's General Plan, the project site does not occur in a fire hazard area. The site and surrounding azea are urbanized. No impacts from wildland fires are anticipated. f) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the San Bernardino International Airport (SBIA) Influence Area. Therefore potential impacts to the SBIA are not anticipated. _., Less Than Potentially Significant Less Than No Significant With Significant Impact Impact Mitigation Impact Incotporation X. MINERAL RESOURCES -Would the project: a) Result in the loss of availability of a known ^ ^ ^ mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of alocally-important mineral ^ ^ ® ^ 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 ^ ^ ^ adopted by the State Mining and Geology Board and identified in the City's General Plan? Discussion: a-b) No loss of valuable mineral resource will occur with the development of the project. The project will demand aggregate resources during construction. Steel, wood, concrete, and asphalt will be required as part of the construction. These resources are commercially available in the southern IS 30 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES -,,,, INITIAL STliDY '1 California region without any constraint and no potential for adverse impacts to the natural resources base supporting these materials is forecast to occur over the foreseeable future. The project demand for mineral resources is not significant due to the abundance of available local aggregate resources. c) The project site occurs within Mineral Resource Zone MRZ-2 as adopted by the State dining and Geology Boazd and as identified in the City's General Plan, Figure NRC-3. The primary goal of mineral resource classification is to identity regionally significant mineral deposits in an effort to conserve and develop them for anticipated aggregate production needs of the region. The MRZ-2 areas indicate the existence of construction aggregate deposits that meet certain State criteria for value and mazketability based solely on geologic factors. By statute, the Boazd does not utilize existing land uses as a criterion in its classification of Mineral Resources Zones. Based on the urbanized location of the site, its size, and accessibility by trucks, mining would not be feasible and therefore the proposed project would not result in the loss or availability of a known mineral resource that could be developed. XI. NOISE -Would the project result in: Less Than Potentially Significant Less Than ,~o Significant With Significant Impact Impact Mitigation Impact Incorporation a) Exposure of persons to or generation of noise ^ ® ^ ^ levels in excess of standazds established in the City's General Plan or Development Code, or applicable standards of other agencies? b) Exposure of persons to or generation of ^ ^ ^ excessive groundbome vibration or groundboutne noise levels? c) A substantial permanent increase in ambient ^ ^ ^ noise levels in the project vicinity above levels existing without the project? d) A substantial temporazy or periodic increase in ^ ^ ^ ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use ^ ^ ^ plan or Airport Influence Area, would the project expose people residing or working in the r project area to excessive noise levels? ~ Other: ^ ^ ^ ^ IS 31 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Discussion: a) Noise can be measured in the form of a decibel (dB), which is a unit for describing the amplitude of sound. The predominant rating scales for noise in the State of California aze the Equivalent- Continuous Sound Level (L~q), and the Community Noise Equivalent Level (CNEL), which are both based on the A-weighted decibel (dBA). L~q is defined as the total sound energy of time- varying noise over a sample period. CNEL is defined as the time-varying noise over a 24-hour period, with a weighting factor of 5 dBA applied to the hourly L~q for noises occurring from 7:00 p.m. to 10:00 p.m. (defined as relaxation hours) and 10 dBA applied to events occurring between 10:00 p.m. and 7:00 a.m. defined as sleeping hours). The State of California's Office of Noise Control has established standazds and guidelines for acceptable community noise levels based on the CNEL and Lan rating scales. The purpose of these standazds and guidelines is to provide a framework for setting local standazds for human exposure to noise. Residential development, schools, churches, hospitals, and libraries have a normally acceptable community noise exposure range of 60 dBA CNEL to 70 dBA CNEL. Industrial development, manufacturing, and wazehousing, have a normally acceptable community noise exposure range of 70 dBA CNEL to 80 dBA CNEL. Office buildings, businesses and professional have a normally acceptable community noise exposure range of 67 dBA CNEL to 77 dBA CNEL. I 1 Noise measurements conducted as part of the City's General Plan EIR indicate specific measurements along Highland Avenue for the area between Victoria Avenue and SR-30 to be 60 dBA CNEL at a distance of 310 feet, and 144 feet from the roadway centerline. The Senior Residence would be constructed at a distance of 75 feet for the Highland Avenue centerline. Residents on-site would be exposed to noise levels in excess of State and City established standards. To ensure potential impacts from noise aze reduced to a less than significant level, the following mitigation measure shall be implemented: N-1: An acoustical consultant shall prepare an environmental noise assessment for the proposed project. The assessment shall include a site inspection and long-term (24-hour) noise measurement at the project site. Assuming that Highland Avenue is the dominant noise source affecting the project site, the consultant shall estimate future exterior noise exposure at the project site. Interior noise levels within the proposed project rooms, shall be assessed based on the calculated exterior noise exposure and architectural drawings. The assessment shall include a noise exposure comparison to the established noise exposure and significant criteria, and any necessary noise mitigation recommendations shall become conditions of approval for the project. b) Construction and post-construction activities of the proposed 90-unit Senior Residence would not require the use of equipment that would generate excessive ground bome vibration or ground-bome noise levels. No impacts from ground borne vibration or noise would result. c-d) The proposed project is anticipated to generate short-term construction noise. The project is not anticipated to expose people to noise levels or generate noise levels in excess of standards established in the City's General Plan or Development Code. Adajcent sensitive receptors IS 32 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY including single-family residents to the east and south, and Patton State Hospital to the north, would not be exposed to excessive project-related noise levels. Similarly, no significant long- term project impacts aze anticipated because the Senior Residence would no[ generate excessive noise. No significant impacts from a permanent or temporary increase in ambient noise levels are anticipated. e) As shown in Figure LL-4 of the City's General Plan, the project site does not occur within the San Bemazdiito International Airport (SBIA) Influence Area. No impacts from airport activity including noise exposure fromjet flyovers are anticipated. Less Than Potentially Significant Less Than ,~o Significant Wi[h Significant Impact Impact Mitigation Impact Incorporation 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)? b) Remove existing housing and displace substantial numbers ofpeople, necessitating the construction of replacement housing elsewhere? c) Other: Discussion: a) The proposed project is the construction of a 90-unit Senior Residence The proposed project would be compatible with adjacent residential development to the south and east. Since the housing units aze being developed exclusively for senior citizens, it is likely that most of the residents already live within or near the area. Currently, there are no[ enough senior housing developments in Highland or San Bernardino. Several of the senior mobile home parks (two within a mile of the proposed development) have waiting lists. Construction at the site would be short-tetra and would not create any new long-term construction jobs. Operation of the Senior Residence would not create a significant amount ofjobs. The development would generate hvo new jobs including one full-time maintenance personnel, and one full-time front desk ~) receptionist. The proposed project would require an amendment to the City's Development Code to allow Senior Housing as a conditional use within the CG-1 District. As proposed, the project would be a less intense land use, generating less traffic and people at the site than a IS 33 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES - INITIAL STUDY commercial strip mall (a general land use along Highland Avenue). As proposed and with the Development Code Amendment, the project would be consistent with the General Plan, and therefore would not induce substantial population growth in an azea, either directly or indirectly. No adverse impact is anticipated. b) The proposed project would not displace any existing housing units, because no housing units would be demolished as a result of the proposed project. Less Than Potentially Significant Less Than No Significant Wi[h Significant Impact Impact bfitiga[ion Impact Incorporation 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 hi w ch 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? a Schools? a a Parks or other recreational facilities? Other governmental services? ^ ^ ® ^ b) Other: ^ ^ ® ^ Discussion: a) Fire Protection: The City of San Bernardino Fire Department provides fire protection and emergency medical services to the project site and vicinity. The Fire Department provides emergency medical care (with emergency medical team personnel and paramedics), "Hazl~lat" (hazardous materials) teams and resources, and aircraft rescue and Fre fighting services. The Fire Department also conducts fire safety inspections of businesses, and educates the public about safety measures through school and disaster preparedness programs. ~_ The City of San Bernardino has a mutual aid agreement with the County of San Bernardino and the California Department of Forestry for local fire protection. The State currently is providing IS 34 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY funding and operational assistance via the State Chaparral Management and Forest Stewardship Programs to reduce hazazdous fuel accumulations, improve important wildlife habitat, and enhance watershed value. The City of San Bemardino Fire Department has 12 fire stations within the city limits. The neazest station to the project site is Fire Station No. 228 located at 3398 E. Highland Avenue approximately %.-mile east of the project site. The current total number of personnel available to respond to emergencies, including two battalion Chief Officers, is 51 divided among the twelve stations. Response time for a unit varies and depends on the location of the response site; however, the City's adopted response time standard is five minutes or less for 90 percent of the emergency calls for service. The Ci[y Council has approved a plan to relocate four of the existing fire stations within the City Limits so that fire responses by units can achieve the adopted level of five minutes or less. Since the neazest fire station is located less than %: -mile from the project site, implementation of the proposed project would not have a significant impact on fire service response times. Developer impact fees aze collected at the time of building permit issuance and therefore, impacts aze considered less than significant. Police Protection: The City of San Bemazdino Police Department provides law enforcement services for businesses and residences within the city limits. The City of San Bernazdino is divided into five Districts. The project site is located in the Eastern District. The district office nearest the project site is located at 1535 E. Highland Avenue. All emergency calls and requests for service from the project site would be dispatched from the main police station at 710 North D Street. As crime and calls for service change over time, the District's boundaries and staffing assignments are evaluated to maintain a balance of service across the City. Staffing for the department is not based on a particulaz ratio of "officers per thousand" but is determined to provide the ability to conduct proactive community-oriented policing and problem solving. The proposed 90-unit Senior Residence would generate 180 new residents and two new jobs. (Estimated residents aze based on a worst-case scenario with two people per unit). The City of San Bemardino Police Department reviews staffing needs on a yeazly basis and adjusts service levels as needed to maintain an adequate level of public protection. Similarly, developer impact fees are collected at the time of building permit issuance to offset project impacts. Therefore, impacts to law enforcement aze anticipated to be less than significant. Schools: The project site is located within the boundary of the San Bernardino City Unified School District. The proposed 90-unit Senior Residence, would generate two new jobs and an estimated 180 new senior residences. Since the proposed development would only permit persons of 62 years or old, no school-aged children would be generated by the proposed project. City planning staff will review the proposed project and may elect for the project to be considered "commercial" (i.e., the generation of two new jobs) rather than "residential" during the assessment of school fees. The City mitigates impacts on school services through the collection of development fees. IS 35 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY Under Section 65995 of the California Government Code, the SBCUSD may charge development fees to assist in the financing of school services. Education Code Section 17620 authorizes school districts to levy a fee, charge, dedication or other form of requirement against any development project for the construction or reconstruction of school facilities provided that the district can show justification for levying of fees. Level I fees are currently $2.63 per square- foot of residential construction and $0.42 per squaze-foot of commercial construction, and are the statutory fees allowed under Education Code 17620. In February 2007, the SBCUSD prepared a School Facility Needs Assessment (SFNA) and demonstrated that justification existed for levying fees higher than the statutory fee. On March 6, 2007, in its regulaz scheduled meeting, the Board of Education of the SDCUSD approved and adopted the School Facilities Needs Analysis prepared in compliance with Government Code Sections 65995.5, 65995.6, and 35995.7. Based on calculations outlined in Government Code 65995.5, and as determined in the assessment, the SBCUSD was granted by the State Boazd of Education the authority to collect Level II developer fees of $6.40 per square-foot of new residential construction. Under Section 65995 of the California Government Code, school districts may charge development fees to help finance local school services. Construction and operation of new school facilities would be funded through school impact fees assessed on new developments that occur within the school district. No significant impacts are anticipated. ~ ~ Pazks: There are a total of 52 developed parks and recreational facilities in the City, encompassing approximately 540 acres. Based on the adopted park standard of five acres per 1,000 residents, build-out of the City would result in a need for approximately 1,596 acres of parkland. The General Plan Update designates 469 acres of public pazks. Therefore, future build- out would result in a shortfall of 1,127 acres. However, the projected shortfall is lessened somewhat because parkland total areas do not include the three regional parks, which total 158 acres. Additionally, many school sites, community centers and senior centers throughout the City are available for recreational activities. Furthermore, the City designates approximately 620 acres of undeveloped open space parkland and 664 acres of public and commercial recreation, which includes private recreational facilities, and an additional 1,312 acres of undeveloped open space and parkland and 57acres of public and commercial recreation in the Sphere of Influence areas. The proposed project will include an owner recreational area to be located directly behind the proposed Residence. The project proponent has extensive experience in planning open space recreational areas at their senior housing developments (three of which are located within the City of San Bernardino). The area proposed for on-site recreational purposes would include: covered bench seating areas for outdoor dining; meandering walkways; vegetable garden beds, trellis and a rose garden, water feature, and potential open space game area. In addition to on-site recreational areas, implementation of policies listed in the Parks and Recreation Element of the General Plan Update, and collection of developer impact fees would ensure impacts to pazks are less than significant. IS 36 -~ 1i Government Services: The proposed development would not require the use of governmental services beyond the approval and permitting process. The proposed project, with approval of the Development Code Amendment, would be consistent with the General Plan. Therefore, no impact is anticipated. Solid Waste: The proposed project will be served by the City of San Bemazdino Refuse & Recycling Division, which provides collection services to residential and commercial customers for refuse, recyclables, and greenwaste. Materials that are not recycled in compliance with the Integrated Waste Management Act (AB 939) aze taken to one of two regional landfills in the valley (San Timoteo: permitted unti12026 or Mid-Valley: permitted unti12033). •t CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY According to the California Integrated Waste Management Boazd's estimated solid waste generation rates, the proposed project is expected to generate approximately 450 pounds per day (90 units times five pounds per unit per day) or 6.75 tons per month. The proposed 90-unit Senior Residence would not generate a significant amount of additional solid waste into the City's waste stream. Under the General Plan land use designation of CG, the 3.41-acre project site could be developed with a 75,000 squaze-foot commercial strip mall. Based on a comparison of estimated waste generated by the proposed residential development and a 75,0000 squaze-foot commercial development, the site would be expected to generate the same amount of waste. Refuse would be disposed of at the San Timoteo and Mid-Valley sanitary landfills, which aze permitted to receive 1,000 tons per day and 7,500 tons per day, respectively. The estimated project-generated waste represents approximately 0.03 percent and 0.0041 percent of the total permitted waste received at the landfill facilities, respectively. The solid waste collection system would not be affected by the development of the project site. Maintenance of Public Facilities: Construction and post-construction activities at the Senior Residence would not significantly increase traffic on adjacent streets (see Section XV Transportation/Traffic). The proposed project would not require additional road maintenance by the City. No significant impacts aze anticipated. XI V. RECREATION a) Would the project increase the use of existing neighborhood and regional pazks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an Less Than Potentially Significant Less Than ,~o Significant With Significant Impact Impact Mitigation Impact Incorporation ^ ^ ® ^ ^ ^ ^ IS 37 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES F~ INITIAL STUDY adverse physical effect on the environment? c) Other: ^ ^ ^ ^ Discussion: a-b) The City administers a total of 52 developed pazks and recreational facilities that encompass approximately 540 acres. Based on the adopted pazk standard of five acres per 1,000 residents, build-out of the City would result in a need for approximately 1,596 acres of parkland. The General Plan designates 469 acres of public pazks. Therefore, future build-out would result in a shortfall of 1,127 acres. However, the projected shortfall is lessened somewhat because parkland total areas do not include the three regional pazks, which total 158 acres. Additionally, many school sites, community centers and senior centers throughout the City are available for recreational activities. Furthermore, the City designates approximately 620 acres of undeveloped open space pazkland and 664 acres of public and commercial recreation, which includes private recreational facilities, and an additional 1,312 acres of undeveloped open space and parkland and 57 acres of public and commercial recreation in the Sphere of Influence areas. The proposed 90-unit Senior Residence would generate two new jobs. Assuming that the jobs would be filled by new residents, an additiona10.01 acres (435 square feet) of parkland would be 1., required for the City to maintain its policy of five acres of pazkland per 1,000 residents. Therefore, the proposed project would contribute to the City's current insufficient pazkland ratio. However, implementation of mitigation measure PS-1 would require the project proponent to designate a portion of the site for open space/outdoor dining opportunities and recreation. Implementation of mitigation measure PS-1 contained in Section XIII of this Initial Study, and policies listed in the Pazks and Recreation Element of the General Plan Update, and collection of developer impact fees would ensure impacts to pazks aze less than significant. 1 IS 38 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES ,- INITIAL STliDY Less Than Potentially Significant Less Than ~o Significant With Significant Impact Impact Mitigation Impact Incorporation NV. TRANSPORTATION/TRAFFIC -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)? 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 in 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 pazking capacity? ^ ^ ® ^ g) Conflict with adopted policies, plans, or ^ ^ ^ programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? h) Other: ^ ^ ^ ^ Discussion: a-b) The project trip generation was based upon rates obtained from the Institute of Transportation j Engineers (ITE), Trip Generation, 7`h Edition. Under the land use designation of "Retirement Community," the proposed development would generate a total of 236 daily vehicle trips. Compared to a 75,000 square-foot commercial strip mall, which would generate an estimated IS 39 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STliDY 3,220 vehicle trips per day, the proposed project would generate a significantly less amount of traffic, approximately 2,985 less trips than a commercial development. The City of San Bemazdino General Plan and Circulation Element were adopted in accordance with CEQA requirements, and any roadway improvements within the City of San Bemazdino that aze consistent with these documents are not considered a significant impact, so long as the project contributes its "fair share" funding for improvements. Potential impacts from an increase in traffic are considered less than significant. c) As shown in Figure LU-4 of the City's General Plan, the project site does not occur within the San Bemazdino International Airport (SBIA) Influence Area. Therefore potential impacts to air traffic patterns would not result. d) The proposed project would not create or substantially increase hazazdous conditions due to its design. There are no sharp curves, dangerous intersections, or incompatible uses that would interfere with traffic flow. Access to the site would be provided by a 30-foot driveway along Central Avenue. As proposed, the site design eliminates potential traffic hazazdous as no new driveways would be constructed along Highland Avenue and residential traffic would be diverted to an existing street (Central Avenue). _~ e) The proposed site plan would be reviewed by the City Fire Department to ensure adequate access for fire appazatus is provided. No significant impacts aze anticipated. f) According to the City's Development Code the proposed project is required to provide 135 pazking spaces (1.5 pazking spaces per unit). The site plan allocates a total of 60 pazking spaces (0.66 spaces per unit), a deficiency of 75 spaces. The project proponent is requesting a pazking reduction. Telacu Housing prepazed a pazking analysis for 15 affordable (low income) senior housing developments within southern California. The study concluded that pazking ratios of 0.5 spaces per unit was sufficient for affordable senior housing, because residences qualified to purchase the units (at least 62 yeazs of age and low income status) do not have the means to drive due to the high costs of owning a caz (i.e., auto insurance, maintenance). The proposed development is located across the street from a bus stop. Therefore a less than significant impact is anticipated. g) The proposed project will not conflict with existing policies regarding alternative transportation and no impact is anticipated. No increased hazards to bicyclists or pedestrians would resu]t. Less Than Potentially Significant Significant with Impact Mitigation '` Incorporation XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: IS 40 Less Than do Significant Impact Impact "4^, CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STliDY a) Exceed wastewater treatment requirements of the Santa Ana Regional Water Quality Control Board? Less Than Potentially Significant Less Than Significant With Significant Impact Mitigation Impact Incorporation ^ ^ b) Require or result in the construction of new ^ water 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? do Impact d) Have sufficient water supplies available to ^ ^ ® ^ serve the project from existing entitlements and resources, or aze 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? g) Comply with federal, state, and local statutes ^ ^ ^ ^ and regulations related to solid waste? h) Other: ^ ^ ^ ^ :% a,b,e) The proposed project will be served by the City of San Bernardino sewer system, which has waste treated by the San Bernazdino Water Reclamation Plant (SBWRP). The proposed project Discussion: IS 41 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY would generate wastewater that can be dischazged to a municipal system with sufficient capacity. The SBWRP is a regional plant that serves a larger population than just the City of San Bernardino (Loma Linda, Highland and San Bemazdino International Airport). The existing flow to the SBWRP of 28 MGD could be expected to increase cumulatively by 20.2 MGD for a total General Plan buiidout flow of 48.2 MGD. This amount would exceed the existing design capacity of 33 MGD by 15.2 MGD. Additional facilities would need to be built or expansion of existing facilities would need to be completed to accommodate the proposed build-out in the service area of the SBWRP. The wastewater collection system is currently experiencing deficiencies and the Wastewater Collection System Master Plan report of 2002 predicted an increase in system pipe capacity deficiencies of 57,022 out of 750,718 linear feet of pipe by the year 2025. That report was not based on [he build-out projections presented in the General Plan EIR. Mitigation presented in the City's General Plan EIR requires the City to update the Wastewater Collection System Master Plan to reflect General Plan Update build-out statistics, review treatment facility capacity periodically and adjust Sewer Capacity Fees when appropriate in consultation with participating communities to accommodate construction of new or expanded wastewater treatment and collection facilities. l ±-~' The project is projected to generate 20,250 gallons per day (gpd) of wastewater flow (based on y 75 percent of water use to sewer). These flows would be accommodated with existing capacities of both the sewer system and the SBWRP. The project is consistent with the General Plan and would be required to meet the requisites of the City of San Bemazdino and the Santa Ana Regional Water Quality Control Board regarding wastewater quality. Impacts are considered less than significant. c) Storm drains and flood control facilities within the planning azea include natural and man-made channels, storm drains, street waterways, natural drainage courses, dams, basins, and levees. Storm drain and flood control facilities aze administered by the City of San Bernardino, San Bernazdino County Flood Control District, ACOE, and the San Bernardino International Airport and Trade Center. Design and construction of storm drain and flood control facilities are the responsibility of the City Public Works Department. The proposed project would no[ require the construction of new storm water facilities. As discussed with the City, stormwater would be controlled by an on-site percolation detention pond with an outlet to Central Avenue (see Section VIII of this Initial Study for a detailed discussion of the existing and proposed on-site storrn water system). Details of the system would be reviewed and approved by the Public Works staff. No impacts are anticipated. d) The San Bernardino Municipal Water Department (SBMWD) provides domestic water service in the City. The SBMWD serves an area of approximately 43 square miles with 35,246 service connections. The Department produces water from groundwater wells that equates to over 497 gallons per capita per day, with the average metered consumption of 330 gallons per capita per day. Currently, the SBMWD available groundwater supply is approximately 49,460 acre-feet per year or 16.1 billion gallons per year. IS 42 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY The San Bernardino Valley Municipal Water District (SBVMWD) was formed in 1954 to plan long-range water supply for the San Bernazdino Valley. It imports water into its service azea through participation in the California State Water Project and manages groundwater storage within its boundaries. SBVMWD covers about 325 square miles and includes the cities and communities of San Bernazdino, and other cities within the region. The Senior Residence is projected to have a water demand of approximately 27,000 gallons per day (150 gallons per person per day). The project's water supply requirements will be assessed during project review and approval. The applicant will be required to pay fees for service to the SBMWD. A less than significant impact is anticipated. f,'g) The proposed project will be served by the City of San Bernardino Refuse & Recycling Division, which provides solid waste collection services to residential and commercial customers for refuse, recyclables, and greenwaste. Materials that aze not recycled in compliance with the Integrated Waste Management Act (AB 939) aze taken to one of two regional landfills in the valley (San Timoteo: permitted until 2026 or Mid-Valley: permitted until 2033). According to the California Integrated Waste Management Boazd's estimated solid waste generation rates, the proposed project is expected to generate approximately 450 pounds per day (90 units times five pounds per unit per day) or 6.75 tons per month. The proposed 90-unit Senior Residence would not generate a significant amount of additional solid waste into the City's waste stream. Under the General Plan land use designation of CG-1, the 3.41-acre project site could be developed with a 75,000 squaze-foot commercial strip mall. Based on a comparison of estimated waste generated by the proposed residential development and a 75,000 squaze-foot commercial development, the site would be expected to generate the same amount of waste. Refuse would be disposed of at the San Timoteo and Mid-Valley sanitary landfills, which aze permitted to receive 1,000 tons per day and 7,500 tons per day, respectively. The estimated project-generated waste represents approximately 0.03 percent and 0.0041 percent of the total permitted waste received at the landfill facilities, respectively. The solid waste collection system would not be affected by the proposed project. Potentially Less Than Less Than Vo Significant Significant Significant Impact Impact With Impact Mitigation Incotporation XV[[. MA.~IDATORY FINDINGS OF SIG,~'IFICeU\CE a) Does the project 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 IS 43 ^ ^ ^ CITY OF SAN BE&'vARDINO DEVELOPMENT SERVICES INITIAL STUDY 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 aze ^ ^ ^ individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project aze 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? Discussion: -~, a) The project site does not occur within an azea designated as critical habitat for any biological :r~ resource. The site and surrounding area occur within a developed industrial area. No 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 the USFWS is anticipated. In June 2006, the San Bemazdino County Museum Archaeological Information Center, conducted a Historical Resources Record Seazch for the project site. The record search indicated that no prehistoric azcheological resources, ethnic resources, or cultural resources are known to occur on-site. There aze a total of 23 pending historic structures all occurring inside Patton State Hospital grounds, and one heritage property (its location was not noted in the record search). According to the records seazch, two azea-specific surveys, and six general area overviews have been prepazed for the project area. The records search concluded that based on available historical records and maps, the sensitivity for historic archaeological resources is considered high, and moderate for prehistoric archaeological resources. The record search noted that the potential for Prehistoric Archaeological Resources was based on sites found to the north. The potential for Historic Archaeological Resources associated with the Highland Motor Line RR as shown on historic maps, and a possible potter's field cemetery is said to be on or next to the property. Implementation of mitigation measure CR-1 would ensure potential impacts to azchaeological resource are reduced to a less than significant level. F '` b) Impacts associated with the proposed project would not be considered adverse or unfavorable. The project is not anticipated to generate significant amounts of air pollutants. The addition of landscaping and lighting of the proposed development would be required to comply with the IS 44 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES INITIAL STUDY regulations set forth in the City's Development Code. No significant cumulative adverse impacts aze expected with implementation of the proposed development. c) Proposed development at the site would not cause substantial long-term adverse effects on human beings, either directly or indirectly. During construction, exhaust emissions from construction vehicles and equipment and fugitive dust generated by equipment traveling over exposed surfaces, would increase NOx and PMio levels in the azea. Although the proposed project would not exceed SCAQMD thresholds during construction, the applicant will be required to implement the SCAQMD conditions as listed in Section III of this Initial Study. Additionally, the project shall comply with, Rules 402 nuisance, and 403, fugitive dust, which require the implementation of Best Available Control Measures (BACM) for each fugitive dust source, and the Air Quality Management Plan (AMCP), which identifies Best Available Control Technologies (BACT) for area sources and point sources, respectively. Construction activities would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazazdous materials, because construction of the facilities would not involve such activities. Residential development is not associated with the routine transport or use of hazardous materials. y W IS 45 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES °^~ INITIAL STUDY REFERENCES. The following references cited in the Initial Study are on file in the Development Sen ices Department. 1. San Bernazdino General Plan, November 1, 2005. 2. San Betnazdino General Plan Update and Associated Specific Plans EIIt, The Planning Center, July 25, 2005 3. City of San Bernardino Development Code 4. South Coast Air Quality Management District, CEQA Air Quality Handbook 5. Water Quality Management Plan for the TELACU Housing -San Bemazdino N, comer of Highland/Central Avenue, San Bernazdino, CA., DCI Engineering, April 2008 6. Geotechnical Engineering Investigation, Proposed Senior Housing, Southeast Comer of Highland Avenue and Central Avenue, San Bemazdino, CA. Geotechnologies, Inc., June 25, 2007. 7. TELACU Housing Jurisdictional Drainage Evaluation, Lilburn Corporation, July 7, 2008. . 8. Hydrology/Hydraulic Study Report, TELACU San Bernazdino IV, David J. Mac Arthur, Registered Professional Engineer, Apri12008, revised July 2008. IS 46 TELACU Housing Jurisdictional Draina;e E~~aluation San Bernardino IV PREPARED FOR: TELACU Housing -San Bernardino IV. Inc. 5400 East Olympic Boulevard. Suite 300 Los Angeles. Ca 90022 PREPARED BY.• Lilbum Corporation 1905 Business Center Drive San Bernardino, CA 92403 909-890-1818 CERTIFICATION: I hereby certif}~ that the statements furnished in this repon present the data and information required for this biological evaluation, and that the facts. statements, and information presented are true and correct to the best of I:no~vledt?e and belief: SIGNATURE: ~i DATE: ~-z v-off' TELACU Housing Jurisdictional Drainage Evaluation San Bemazdino IV On July 7, 2008 Lilbum Corporation visited the TELACU San Bemardino IV property located at the southeast comer of Highland Avenue and Central Avenue in the City of San Bernazdino, CA. The purpose of the site visit was to evaluate the water drainage located on the north end of the property for its jurisdiction under state and federal laws. The property is located on the southeast comer of Highland Avenue and Central Avenue in the City of San Bemardino, CA. TELACU is proposing an affordable senior housing development (Senior Residence) that would include athree-story, approximate 72,000 squaze-foot building with one two-bedroom unit, and 89 one-bedroom units, for a total of 90 units. The development would also include laundry facilities, multi-purpose room, kitchen, and arts and crafts room. The 90-unit Senior Residence would be constructed on the vacant 3.41-acre site. The drainage is a man-made cement and cobble lined channel. It is located on the north end of the property, and it forms the south side of Highland Avenue. The lined drainage is 523 feet long by 12 feet wide, for a total of 6276 square. feet (0.14 acres). The drainage was constructed to ~~ accommodate flows from an unnamed drainage located to the northeast of Highland Avenue. The construction of Highland Avenue and Patton State Hospital necessitated the drainage be diverted and rerouted through this constructed channel. The drainage runs east to west along the north end of the property and continues on through a cement lined channel through the adjacent property, eventually connecting to Sand Creek. The California Department of Fish and Game (CDFG) is responsible for conserving, protecting, and managing California's fish, wildlife, and native plant resources. To meet this responsibility, the law requires any person, state or local governmental agency, or public utility to notify the CDFG before beginning an activity that will substantially modify a river, stream, or lake. If CDFG determines that the activity could substantially adversely affect an existing fish and wildlife resource, a Section 1602 Lake or Streambed Alteration Agreement is required. For the purposes of clazification, a "stream" is defined by the state: a body of water that flows at least perrodreally or intermittently through a bed or channel having banks and supports frsh or other aquatic life. Thrs includes water courses having a surface or subsurface flow [liar supports or has supported riparian vegetation. The Regional Water Quality Control Boazd (RWQCB) regulates activities pursuant to Section 401(a)(1) of the federal Clean Water Act (CWA) as well as the Porter-Cologne Water Quality Act (Water Code Section 13260). Section 401 of the CVl-'A specifies that certificatiot from the State is required for any project requesting a federal license or permit to conduct any activities including, bu[ not limited to, the construction or operation of facilities that may result in any discharge into navigable waters. The certification shall originate from the state in which the dischazge originates or will originate, or, if appropriate, from the interstate water pollution control agency having jurisdiction over the navigable water at the point where the discharge originates or will originate. Any such discharges will comply with the applicable provisions oY' Sections 301, 302, 303, 306, and 307 of the CWA. The Porter-Cologne Water Quality Act requires "any person discharging waste, or proposing to discharge waste, within any region that could affect the waters of the state to file a report of discharge." Discharge of fill material into "waters" of the state which does not fall under the jurisdiction of the United States Anny Corps of Engineers (ACOE) pursuant to Section 404 of the Clean Water Act, may require authorization through application of Waste Discharge Requirements or through waiver of Waste Dischazge Requirements. The U.S. Army Corps of Engineers regulates "discharge of dredged or fill material" into wetlands and waters of the United States, which includes tidal waters, interstate waters, and "al] other waters, interstate lakes, rivers, streams (including intermittent streams), mud flats, sand flats, wetlands, sloughs, prairie potholes, wet meadows, playa lakes or natural ponds, the use, degradation, or destruction of which could affect interstate or foreign commerce or which are tributaries to waters subject to the ebb and flow of the tide" (33 C.F.R. 328.3(a)), pursuant to provisions of Section 404 of the Clean Water Act. The ACOE requires [hat the 1987 Corps of Engineers Wetlands Delineation Manual (Environmental Laboratories, 1987) be used for delineating wetlands and waters of the United States. To qualify for wetland status; vegetation, soils, and hydrologic parameters must all be i - ~ met. "Waters" of the U.S. are delineated based upon the "ordinary high water mark" as determined by erosion, the deposition of vegetation or debris, and changes in vegetation within rivers and streams. Based on the physical, chemical, and biological characteristics of the drainage located on the TELACU property (see Figure 1), the project will not need a CDFG Streambed Alteration Agreement, a Section 404 Clean Water Act Permit from the ACOE or Section 401 Certification from the RWQCB. The drainage is a man-made ditch that does not have a naturally-created ordinary high water mark, a bed, bank or channel, and does not support any riparian vegetation. However, the proposed project would disturb 3.41 acres and therefore would be subject to the National Pollutant Discharge Elimination System (NPDES) permit requirements. The State of California is authorized to administer various aspects of the NPDES. Construction activities covered under the State's General Construction permit include removal of vegetation, grading, excavating, or any other activity that causes the disturbance of one-acre or more. The General Construction permit requires recipients to reduce or eliminate non-storm water discharges into stormwater systems, and to develop and implement a Storm Water Pollution Prevention Plan (S WPPP). The purpose of a SWPPP is to: 1) identify pollutant sources that may affect the quality of discharges of stormwater associated with construction activities; and 2) identify, construct and implement stormwater pollution control measures to reduce pollutants in stormwater discharges from the construction site during and after construction. TELACU will prepare a S WPPP for the project that will require approval by the City of San Bemazdino. In addition to complying with NPDES requirements, the City of San Bernardino also requires the preparation of a Water Quality Management Plan (WQMP) for development projects that fall 2 within one of eight project categories established by the RWQCB. Since the proposed project includes the construction of a new pazking lot it falls within RWQCB's Project Category No. 8 which includes the addition or creation of 5,000 or more square feet of impervious surface on a currently vacant site. In April 2008, the project proponent submitted a WQMP to the City for review and approval. Figure 1. Cement and cobble lined channel at north boundary of TELACU property. 3 ATTACHMENT G MITIGATION 110NITORING/REPORTING PROGRAM Development Code Amendment No. 08-01 & Conditional lise Permit No. 08-28 This :Mitigation 'Monitoring and Reporting Plan has been prepared to implement the mitigation measures outlined in the Initial Study for Development Code Amendment No. 08-01 & Conditional L'se Permit No. 08-28. This plan has been prepared in compliance with the California Environmental Quality Act (CEQA) and the State and City of San Bernardino CEQA Guidelines. CEQA Section ? 1081.6. requires adoption of a monitoring and.`or reporting plan 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 plan shall be designed to ensure compliance during project implementation. The !~Iittgation Ivlonitoring and Reporting Plan contain the following elements: L The mitigation measures are recorded with the action and procedure necessary to ensure compliance. The plan lists the mitigation measures contained within the '~~ Initial Study. ~'' 2. 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. 3. The plan 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, corcespondence or other data relevant will be retained by the City of San Bernardino. 4. The plan is designed to be flexible. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the plan. If changes are made, new monitoring compliance procedures and records will be developed and incorporated into the plan. The individual measures and accompanying monitoring reporting actions follow. They are numbered in the same sequence as presented in the Initial Study. :Mitigation Motutoring and Reporting Plan DCA No. 08-01 & Clip tio. OS-28 Page 2 AiITIGATION MEASliRES III. AIR QCALITI' To further reduce impacts from VOC emissions, the applicant will be required to implement the following conditions as required by SCAQMD: 1. The contractor shall utilize (as much as possible) pre-coated building materials and coating transfer or spray equipment with high transfer efficiency, such as high volume, low pressure (HVLP) spray method, or manual coating applications such as paint brush, hand roller, troweh dauber, rag, or sponge. _'. The contractor shall utilize water-based or low VOC coating as well as the Following conditions as required by SCAQMD: • Use Super-Compliant VOC paints whenever possible. • If feasible, avoid painting during peak smog season: July, August, and September. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water-based and oil-based paints. • Keep lids closed on all paint containers when not in use to prevent VOC •~ emissions and excessive odors. ~ For water-based paints, clean up with water only. Whenever possible, do no[ rinse the clean-up water down the drain or pour it directly into the ground or the storm drain. Set aside the can of clean-up water and take it to a hazardous waste center (wnw.cleanup.org). • Recycle the empty paint can. • Look for non-solvent containing stripping products. • Use Compliant Low-VOC cleaning solvents to clean paint application equipment. • Keep all paint and solvent laden rags in sealed containers to prevent VOC emissions. IbIPLEbiENTATION AND VERIFICATION Public Works and Planning staff shall review this development project. CO~tiiPLIANCE RECORD When Required: The verification shall be completed prior to issuance of grading permit. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: Mitigation Monitoring and Repotting Plat: DCA No. OS-01 S CCP `~o. 08-28 Page 3 The project proponent shall ensure that any portion of the site to be graded shall be pre-watered prior to the onset of grading activities. (a) 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 crost is formed on the ground surface, and shall be watered at the end of each workday. (b) The project proponent shall ensure that all disturbed areas are treated to prevent erosion until the site is constructed upon. (c) The project proponent shall ensure that landscaped areas are installed as soon as possible to reduce the potential for wind erosion. (d) 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 During construction, exhaust emissions from construction vehicles and equipment and ~ . i~ fugitive dust generated by equipment traveling over exposed surfaces, would increase NOx and PMto levels in the area. Although the proposed project does not exceed SCAQMD thresholds daring construction, the applicant will be required to implement the following conditions as required by SCAQMD: 2. To reduce emissions, all equipment used in grading and construction must be tuned and maintained to the manufacturer's specification to maximize efficient burning of vehicle fuel. 3. The project proponent shall ensure that existins power sources are utilized where feasible via temporary power poles to avoid on-site power generation during construction. 4. The project proponent shall ensure that construction personnel are informed of ride sharing and transit opportunities. >. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 6. The operator shall maintain and effectively utilize and schedule on-site equipment in order to minimize exhaust emissions from truck idling. Mitigation Monitoring and Reporting Plan DCA No. 08-01 8 CUP No. 08-28 Paee 4 7. The operator shall comply with all existing and future CARB and SCAQMD regulations related to diesel-fueled trucks, which may include among others: (1) meeting more stringent emission standards; (2) retrofitting existing engines +vith particulate traps; (3) use of low sulfur fuel; and (4) use of alternative fuels or equipment. I;~IPLEMENTATION AND VERIFICATION Public Works and Planning staff shall review this development project. COMPLIANCE RECORD ~b'hen Required: The verification shall be completed prior to issuance of grading permit and during construction. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: Mitigation Monitoring and Reporting Plan DCA No. 08-O1 & CLT tio. OS-28 Page 5 V. CtiLTURAL RESOhRCES CR-1: .An archaeological monitor shall be on-site during earthwork and grading activities. If prehistoric or historic artifacts over ~0 years in age are encountered during land modifications, then activities in the immediate area of the finds shall be halted and the monitor shall assess the find, determine its significance, and make recommendations for mitigation measures in accordance with the guidelines of the California Envirortmental Quality Act. I~iPLE11ENTATION AND VERIFICATION Building & Safety and Planning staff shall review this development project. COibIPLIANCE RECORD ~~'hen Required: The verification shall be completed prior to issuance of grading permits and monitored during the life of the grading process. # WRITTEN V-ERIFICATION PREPARED BY: "e~ DATE PREPARED: CR-2: Should resources be unearthed during grading, a vertebrate paleontologist shall be contacted to determine the significance, and make recommendations for appropriate mitigation measures in compliance with the guidelines of the California Em•ironmental Quality Act. I~IPLEi\IENTATION AND ~"ERIFICATION Building & Safety and Planning staff shall review this development project. COi1IPLIANCE RECORD When Required: The verification shall be completed prior to issuance of grading permits and monitored during the life of [he grading process. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: Mitigation Monitoring and Repotting Plan DCA No. 08-01 & CUP tio. 08-23 Page 6 VI. GEOLOGY AND SOILS GS-I: Prior to foundation excavation, existing fill materials and upper native soils shall be removed to a depth of three feet below proposed foundations, or five feet below the existing site grade (whichever is deeper), and recompacted. Excavation shall extend at least five feet beyond the edge of foundations or for a distance equal to the depth of fill below the foundations, whichever is greater. Subsequent to removals, the exposed grade shall be scarified to a depth of six inches, moistened to optimum moisture content, and recompacted in excess of the minimum required comparative density. GS-?: All vegetation, existing fill, and soft or disturbed earth materials shall be removed from the area to receive controlled fill. The excavated areas shall be carefully obsen ed by the geotechnical engineer prior to placing compacted fill. GS-3: Field observations and testing shall be performed by a representative of the geotechnical engineer during grading to assist the contractor in obtaining the required degree of compaction and the proper moisture content. GS-4: When rain is forecast all fill that has been spread and awaits compaction shall be property compacted prior to stopping work for the day or prior to stopping due to inclement weather. These fills, once compacted, shall have the surface sloped to j drain to an area where water can be removed. ..~• GS-5: Temporary drainage devices shall be installed to collect and transfer excess water to the street. Drainage shall not be permitted to pond on-site or allowed to flow uncontrollably over any descending slope. IMPLEMENTATION AND VERIFICATION Building & Safety and Planning staff shall review this development project. COMPLIANCE RECORD ~~-hen Required: The verification shall be completed prior to issuance of grading permit and monitored during the life of the grading process. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: •a Mitigation Monitoring and Reporting Plan DCA No. 08-01 & CLP No. OS-28 Page 7 ' VIII. HYDROLOGY AhD WATER QUALITY ~~'-1: All on-site residents shall be informed of all on-site activity restrictions including: no vehicle washing, fueling or maintenance, no hosing on paved areas, no trash on-site, and no interference or alteration of any drainage pattern. W-2: All on-site employees upon hire date and annually thereafrer shall be trained to ensure cleaning, maintenance and refinishing/painted is in conformance with approved BMPs for the site. Trained personnel shall sweep on a monthly basis, and inspect catch basis on quarterly and clean as on an as needed basis. W-3: All on-site storm drain inlets shall be marked with "No Dumping -Drains to River." ~~'--l: Landscaping shall correlate to the climate, soils, related natural resources and existing vegetation of the site, as well as type of development proposed. W-5: Proposed architectural plans shall ensure all roofs will drain into the proposed landscape areas. Roof runoff shall be maintained clean and free from trash and/or debris at all times to ensure proper drainage of storm waters. ~w'-6: A S~VPPP shall be prepared and BMP educational materials shall be provided to "'~ all senior residents, and all employees. W-7: On-site trash enclosures shall be paved with an impervious surfaced designed not to allow run-on from adjoining areas, and shall be walled to prevent off-site transport of trash. All on-site trash containers shall include attached lids to minimize rain. Trash storage areas shall be kept clean and free of debris. W-8: Imgation methods shall be utilized to minimize runoff of excess imga[ion water across impervious surfaces and into the storm water conveyance system. Such methods shall include employing rain-triggered shutoff devices to eliminate or reduce imgation during and after precipitation. Water conservation devices such as programmable irrigation timers and soils sensors shall also be installed. ~~'-9: The parking lot and all on-site drive aisles shall be swept on a monthly basis W-10: Riprap shall be installed along al] swales to prevent scouring of soils. '^ Mitigation Monitoring and Reporting Plan DCA No. 08-01 & CUP No. OS-28 Page 8 li\1PLEI~IENTATION AND VERIFICATION Public Works and Planning staff shall review this development project. CO;\IPLIANCE RECORD When Required: The verification shall be completed prior to issuance of grading permit and monitored during the life of the grading process. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: 1 I Mitigation Monitoring and Repotting Plan DCA No. 08-01 & CUP No. 08-28 Page 9 y~ XI. NOISE Construction and ventilation recommendations as stated in the acoustical analysis from Davv and Associates Inc., dated December 11, ?008, shall be incorporated as part of the final construction plans/drawings 1:1IPLEMENTATION AND VERIFICATION Building & Safety, Public Works and Planning staff shall review this development project. COMPLIANCE RECORD When Required: The verification shall be completed prior to issuance of ,grading permits and prior to construction of slabs-on grade ancLor pavement. WRITTEN VERIFICATION PREPARED BY: DATE PREPARED: 1' :, ~' j ATTACHMENT H TELACU Senior Housing Total Parking Spaces Senior Housing (Hawthorne) Housing Units 75 Total parking spaces 32 Total assigned parking spaces 31 Percentage of utilized spaces 97% Manor (Commerce) Housing Units 75 Total parking spaces 54 Total assigned parking spaces 30 Percentage of utilized spaces 56% Terrace (Hawthorne) Housing Units 75 Total parking spaces 24 Total assigned parking spaces 21 Percentage of utilized spaces 88% Casa (East Los Angeles) Housing Units 75 °'~ Total parking spaces 49 :j,~ Total assigned parking spaces 19 Percentage of utilized spaces 39% Senior Court (Baldwin Park) Housing Units 75 Total pazking spaces 44 Total assigned parking spaces 24 Percentage of utilized spaces 55% Villa (Yloreno Valley) Housing Units 75 Total pazking spaces 58 Total assigned pazking spaces 28 Percentage of utilized spaces 48% TELACti Las Flores (Pacoima) Housing Units 75 Total parking spaces 41 Total assigned parking spaces 24 Percentage of utilized spaces 59°% TELACti Las Palomas (Baldwin Park) Housing Units 75 Total parking spaces 33 Total assigned parking spaces 44 Percentage of utilized spaces 91% °` TELACU Villa Hermosa Housing Units Total parking spaces Total assigned parking spaces Percentage of utilized spaces i x° TELACU Pico Aliso Housing Units Total parking spaces Total assigned parking spaces Percentage of utilized spaces TELACU Sierra Vista Housing Units Total parking spaces Total assigned parking spaces Percentage of utilized spaces TELACU Moute Vista Housing Units Total pazking spaces Total assigned parking spaces Percentage of utilized spaces TELACU Bueua Vista Housing Units Total pazking spaces Total assigned parking spaces Percentage of utilized spaces TELACU Las Fuentes Housing Units Total parking spaces Total assigned pazking spaces Percentage of utilized spaces 10/08 (Whittier) 75 49 30 90°io (Los Angeles) 75 33 19 58% (San Beruardiuo) 75 34 34 100°io (Sau Beruardiuo) 75 36 36 100% (Sau Beruardiuo) 75 34 33 97% (Riverside) 75 39 36 92% 5 1 2 3 4 5 6 7 8 9 101 1] 12 13 14 15 16 171 1 19 20 2] 22 23 24 ORDINANCE NO. COop~ AN ORDINANCE OF THE CITY OF SAN BERNARDINO A_NIENDING CHAPTER 19.06 (COMMERCIAL DISTRICTS), SECTION 19.06.010 (D), SECTION 19.06.020, TABLE 06.01 (G) (7) AND SECTION 19.06.030, TABLE 6.03 (S) OF THE SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO SENIOR/CONGREGATE CARE HOUSING THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO DO ORDAIN AS FOLLOWS: SECTION 1. Chapter 19.06, Section 19.06.010 (D), Section 19.06.020, Table 06.01 (G) (7) and Section 19.06.030, Table 6.03 (S) relating to senior /congregate care housing, of the Municipal Code (Development Code) is amended to permit senior /congregate care housing subject to approval of a Conditional Use Permit in the CG-1, Commercial General land use district as shown in Attachment 1 attached hereto and incorporated herein by reference. 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 remaining provisions of this Ordinance, or any part thereof, or any application thereof to any 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 beer. adopted had such unconstitutional, invalid, or ineffective provisions not been included herein. i//,~ //// //// y- ao'~°~ 1 ~~~ it 21 3 4 51' 6 7 8 9 10 ll 12 13 14 15 16 17 18 19 211 AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER 19.06 (COMMERCLAL DISTRICTS), SECTION 19.06.010 (D), SECTION 19.06.020, TABLE 06.01 (G) (7) AND SECTION 19.06.030, TABLE 6.03 (S) OF THE SAN BER'VARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO SENIOR/CONGREGATE CARE HOUSING I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and Common Council of the City of San Bernardino at a on the day Council Members: ESTRADA BAXTER BRINKER SHORETT KELLEY JOHNSON MC CAMMACK AYES NAYS meeting thereof, held 2009, by the following vote to wit: ABSTAIN ABSENT City Clerk The foregoing ordinance is hereby approved this day of , ?009. PATRICK L MORRIS, Mayor City of San Bernardino Approved as to form: JAMES F. PENMAN Cit By /// ATTACHMEI~"T 1 CHAPTER 19.06 COMMERCIAL DISTRICTS Section 19.06.010 (D) is hereby amended to read as follows: D. CG-] (COMMERCIAL GENERAL) DISTRICT This district is intended to provide for the continued use, enhancement, and new development of retaii. personal service, entertainment, office and related commercial uses along major transportation corridors and intersections to service the needs of the residents; reinforcing existing commercial corridors and centers and establishing new locations as residential growth occurs. Additionally, this district permits a maximum density of 47 units per gross acre for senior citizen and senior congregate care housing. CHAPTER 19.06 COMMERCIAL DISTRICTS Section 19.06.020, Table 06.01 (G) (7) is hereby amended to read as follows: ~i F L a r a I~ O W ` C ~ z ~: o F ~ 0 ~ z ce c G r~ ~ r O E.. F" ~ ~ .. ~ ~ U Z W ~ 4 0 d > U W CG O ~ F O wCG ~ P, O O w N O q o ,cd. °` .- C J ° V U Ci U N G .U.r V C. V U 3 y V .~ 0 N .` U C O U m L Q yU o .. .. y ~a L (~ G 7 c = 3 ° o U ~O i. O ~~ ~,= D n I V N, J ~: ^ ~I v i z r, N_ V N V ^ :; U ~e y Mi J N L ~~ ~- C ~„ v v '. ~J z u ~" F > U Q rw ~~. 0 z q p ..^r G G 'v ~ ~ .. r i i v i J ~ C ~ CJ ~ i L ~ ~ ~ i ~ i o _ ~ c ~, ~ ~ J V Ll i V C. c o ~ o .; :; c; c a ~~ Q . ~ . . . i L c ti a ~, :-0 C o N ~ Q O ~ ~% ` G v ~ - c ~ ~ a c ^ ~. ~ .c c o c . ° ~ ~ V] y " ' Y .~ m~ U ~ O o ~ m - ° ~ v c C ~ - c • v A L ~ ~ o '. m w E G G ~' a c ~ o c o „ ~ v~ c ~ E '^ C G ca i i -^ p n ~ v t 'v '~ - n v ~,3 w y CO n ^~ c c °-' ~ ~ y° ~ m c F' c~ y c ~- N c ' > r 7 ~ ~ ° E ti Gl d Ki y 'il . w .~ CJ ia ` L~ O. Ei ~ : ~ ~ TO ' ~ ~ ~ ~ a> ~ n ll.. m s n ~ O `L > . n C v O ~ O G O v d~ N G 3 .C - gi n 0 ca, E E' ^ '~ ti ° c v c Z N 'O O U ~ O- ~-. C 4 U v.c a c Q V y o_ ..:NMI v ~.,~~oo < ~ A t ~3 3 `c c ~ o .N. C rn c~ >. 71 ~ ^Ii O .. O ~ W E N ° ~ O y C ~ ~ M raj ~~x t > U ~ N P. ~ ' ~, v N v ~.% \I ^ i i v i i i v i V C a ~. 'v =N U ~ C: ~";.;G CUC v C " ~ ~ ~ ~ ~ ~ . 'v C v C7 in ~ I :i ~ ~ ~ CvCJ `~' v h r ~M ~ U ~ ~ ~ ~ CCJCC! o V _ ~ N ~.J i U ~.! ~.J i ~. V r ~../ S ^ ~.I T `-~ ~ ' U u v~ v ~ U - . . ~ . v F F ~ C C U ~ N U ~~ i i i i A C Y W `° : 0. "~ ~ ~ ~ ~ ~ ~ C C ' T L ~ _ m F ~' i i i i ~ i n i .~. i G ~ J V] ti .. Y Y L O - O "' ~ r c ~ ~ E -o a v C 'YO O d E ~ G ~ - v G E =~ 0= E ~ _ w U y O~> C C d - a 3 x c O~ ~~~ ~' ~ ~ ~~ ou ~' " = y s " c ~ ~ c C = . ii] ~ y O p ,U„ '~ F v~ .C 'O 3 = G L ~~ O ~ ~ v vi U 'Y a n 0 n N ~ ~ >' O ~' ~ O ~ . O - i S "' x t '~ J Y y ~O u .C ~ t y~ N O" O 3 Y ~ ~ ~ ' ~ c o~ ~Z ~ ° o IR ~: - ~ P c Y y ~ ~ O ; ~ ~ ~ n ~ Y y id ~ O ~ A E . C ~ Y y y.. Y-. `J ~ . ~ J ~: (n = E.ay ~ 3ba.z'/:~t c E ~ ~ oGZa 'C o ~ A E E A w c - E a m Y s L^ C C~ Ci v E m ~0-: ~i ~-ivvi ~d tO o x [.] U O Lti ~c ~ N fn V o Z ~ L Q C.i s ~" s ~~ x ~~ V ~, VN :, ~s ~n :; '~ J N V ~i V ^ V N V V V Iz c: QI v O ~ v O ~ f? .yN7 d FI 4 _ :, _ ~:.,c,. c ~..~ c ,;,cam ~ ,mac ,~~c c c c _ oc~ c cc ~.J u U ~ ~ i~ i V Cl L% Q i V r ~.J ~ i ~ L/ U ~..) ~!~ r l../ ~ V ~ ~ U C i ~ u i \J `J / ~. / i V C V r D~ I . i C '~..~ l..l ll V ~cu c O ~' ` a ~ y m ~ ~ N c = 3 ° °' V 0 E ~ y O rJ r a _ y., C .v- N ^ C ~ . E t' ~ ~ ~o O . A ~ m ~ " N G 0. G C ~ r ~ "U ,^- U ~ n T ~ O L K ~ v '~ t 't'+ 3 „ . .. _ ~ c 3 E ~ C ` m a v ^ o ~ U _ ~ U ~. U ~ ~ U C a n 'n ~ v ~ ,,,, •_ E T y = C _ F p .~ G rsn y y ~ L N ~ N L v C U lC T~~ ~ c r Vi N (C L .O l ~ ffi ~, _ ~ ,. _ ~ ~ = E 3 ~u A ~ < ¢ ~ ~ ° E m ~ U C r C '0 ~ C E C D ^ .-1 O U d G~ ~ •--• N M V L' ~ m U .J G. ~ v v C L v U ~ ^ 3 a E ~' = o ~, -° o L ~ y ~ . '? c? O °' C u ~ ~ ' - a ~ N > v a c ~ E "u l] ~ ~ _ `n V] p k' tC N V~ ^ G~ L O ^ L R ~n C > s ~ ci c U ~ .~ v ~~ V `v n + p, ,, :: U CS ~ ~ ~ :~ S v u F U ~ _ m D C c~ L._ y~ O y T_ (_/ pp U>> : O L N C ^ ~ ~ ~ ~ ~ ~ L y ~ ^ J ~ U ~ ~ , Q U .'.L ^ ..U-. L O A ~ C o ~ ~ C G ~ ~ Y C '3 L ~ N r1 V ~/1 ~O l~ W v 0 a a C 0 c O U U C N L C G a 0 0 r U ~n ~ c ... ~ '. 'p U x ~_ a s ~- C s C s V] J E- C L. ~_ 0 d G C U c C Q V V ~ r1 i i 'iJ i i i~ .~J ~~ LJ ~ ~ ~~ V r n C V "~' i i 1 ~ ~ i i i ~ i i i ~ i t ~ i i i V ~ ~ . ~ i ~ r i 1-. . r M _ _ _ ~. i i i V N _ _ _ i ~. r i U r i v y i~ i V V ^ '~` i i w~ ~ ~ i U '~ i i i ~ u C V V nn t+l V .~-. n ~ C F+ V . ~ ~ ~ ~ U ~ ~..J . U Ir ~ C ~"~ N C. ~ U I~ ~r ~ ~.,1 l.J r V ~ ~J u ~ Q V ~~ _c_-- .,_~cc UUcU~U ~co :, "CN CC^= ~ ~ CC ~ ~ ~ ~ ~,~ ~ ~ ~Ll r v J pCC.C^ GC^C ~ ~ I U I U 'J O v y a -~ .. m_ _~ c ~ O p _ c = ~ ~ ~ . q Z = `O ~ c a " 3 - w ~_ . 7. C .' . _ of ~ O P '~ _ ~ aC ~ co _ ~ ~? o° _ 3 0 ~ N ^ ~, 3 ~ p,? ~ 3 ~,c, ~- .. .. ~ ~v.. dZ ~.. ~ ~ ~ `~ U . . _ y A ^v ~ y .. . . J .O ~ ` ' G ' n ~ . '~ F ~ ~ '~ ~ p O T' ~ ~ F .?? ~ ' ^ ~ ~ U~ n ~ . U _ O v, U y ~ L ~= C .9 ~ ~` ~ N G L_ a v i 3 . N O S y C N ~'i. J > ~ . > ' C c~ ` ~ °' ~ `o 'J E _ N v ~ ~` ~ -=v: ~ ~- ' w ~. am ,.=G o ~ ~.~ E .~ r c a [.u v ~+ ~ - c~ A v n ^ c ~ ~ o C ~ ' i_ 7 w a = ~.:~~~ O rn ~ c _ 3 ~C2.: C. = ~ _G CiG ... cn , 1. Z AZ n L C U ~ N M R ~ v0 t~ OC C` ~ ^ ~ ^~ ^ z ~ U -~ N M ~ h 7-0 G i - E G C C v w .._ ~ v . V ii i y i ~ ~ ~ i ~ ~ i V I'~ C v ._. r ~! ~ C ~ ~ i V i v V /~ G i u I 1~ i i 'S i i i i ~ i i i i i i i i 5 r, C C ~ ^, r ~ ^~ ~ ~ ~ ~~~ ~ u J v ~../ V: v~ L. i C ~ .~-. i i C. u i C. ~ i ii i V ~ 1 .'n Cil i i~ i u ~~ ~ i /~ 'J i i 1 1~ i~ i i i V N ;:. CJN CCU ~ C C - :~ ~ C'_ ~ _~= V P 1 V F V F - U y.: C. i i i ~ i i . i i C~ G ~ 3 0 ~' - L- L ° z c ~ _ c c~~~Ulio ~ U c F ° v p U ? ~ N v 3 ~ T - ~. _ u ~' u= 'C 'O v C u ~ Z C C a G G~~ _ ~, - }~ _ ~ ~° T ~ G> a_ G a ~ J G m G n > o ' Q ~ z o c (~ u u ~ r = p A v G m -~ - ° .r a> x m a~ 'v v v ~ n !n` v m N ~ .T A i:J _ ~~ V: ~ G C j C v =~ X v ~ l~ ~i CJ G ~ N EJ (O V C `." Q .G c ~i ~ of L O ~ ~ w ca 'P " Jl '~ n ca ~ ~ O. m O `.°. ~ ~ m ~ = " J °J ~ 00 _ > G ~ rU .~ F .n .n A ~ .. 4J . , .-. N L*.' C~ CJ ^ ' 1 N A „ ,, O\ ~ _ c.> U '~ co v c v o '. °' ~ m c ` ~ °° o :' c 3 ~ a' C c ~ O `' c G ,n c ' '_ ~ a on '? x s ._ _ c c ~ . c .= ~ c n ^ ^ ~ p - G 3 u m m o c . v a o ~ o n . . ^ a~ vi G ` ' a ~ C Q ~+ ~ .~ ` ~ v ° c G `? ` ~ . P C~ p v u~ J y ~~ Y L~ F ~+ - G . n W G G O -~ E ~~ .~ ' m O -- O' O u a' y p >3 = ~ , m O? m~ U 7 c[~~ w ¢~ V G ,r w ~ vl Gv rn ~ ~ ' 3 UC;:, w_ 3i c 7.C . V ~; - r.o ~ > ~ ~ ~ z o yl ° . ~ o i r ~ v o - o ~ CI - cv ri o vi .^: r ~o cc =. ,-. U U Q Z ~n :_ U. L . , , - c~ ~n o ~ ~ t ~ ~ F. < ~ ~_ U r CL L ~. C C ~T. F JN I - ~ I ~ CCG ~v C...... r ~ ~ ~ i G C ~ u .~ .. r - ... I GCG U C G_C~.J :+ Y a ~ ~ I G I G ~ C ~ ~ .. J M O r ~~" K I I G G ._. ~ ~.J G u ~ G~ i . i N c_ =N C. C ~ U CCCG.. CCCC ~ - C o j :J ~ _ ~ ~ ~~ CG_G.. G _G„C ~ G ~ V 3 U ~ A c c V N ._, ~ I U CSC I U .:G I G= I F C ^J U _ `' _ 0 U N G, ~ GGG I U G G . C= I F .. v 0 ~- G I C`CCU G G I C~- I F C.i J '' a J U C I G~ C I U C C I C= I F c ~ _ ~ 1 v N _ _ ^ ~ ~, o` T _ 3 n o ~ _ O ~ ~ '7 ~' N a G ~ F ~ ~ ` all ~ ~ L o ~ o ~° on = ~ -- F ~_ :n x ~ o _ y m v ._.. p _ _ ~ J U C u O `. Q t ~y J `n U ~ U CJ ~ ~ ~ 'T ' ~ '-~ ~ J ~ >, _ ~ V: ~ O ~ v ~ ~ L ' G O U GL ~` Q O O O V1 C ^ 0 y ~ J , . C U ^ y {~ ~ U N ~ f~j y y ~ ~ r A O ~L~ v E~ ~ 0 ' LU y Tom a i _ O T r ' ~ O ~ •n a `~ O O '-' = ~ O ~ v ~ n O ~ .i u. v, ~ O V] v i ccc n i o t° v ` A L..1 ~ O ~ m v .~ ~ 'cC ~x ~X p c ~ ~ n `n .G. G ~ 3 v ~ ~ ~ ^ . ~ v U7 C 0. .:~ G ~ ~ ~ L ~ ~.+ 0. G 6. O C4 V] F 0. F = = = N^- ^ G O N M O y N C Y1 ~ h 00 Q\ O .-. N M R G U ^ ~' '""' '"' ~' N N N N N ~~ V1 ~ N N 1~ N ~. ~ V O' L` U ~~ ~+ z ~ ~ Q c ~ Section 19:06.030, Table 6.03 (S) is hereby amended to read as follows: ~ ~ X I ~ i -_ x x - tX ~ x ~ i xl ~ ~ " ~ ~ ~~ I I 1 i 1 ~ x ~ ~ i I'I x 1 ~ ~ i ~ I ' , ~ x y ' x x _ x x x x _ i I x x i x x x l ~ I x ~ ! x xl I i X x Y. i ^ x I t _ x ~ x ~; ~ x ~ x ~ ~ i z .. i x x x I ~ ti' x ~ -x. i x -x I x x x I5 Iv I i x x x x X x x ~ x ~ ~ ~ x x x ~ I ~ I I x x x x x x x x x x x x x x x 'N x x x ix I K x lx lx I ix I ~v ~ ~• x x x x " k x x x _ ,. V fy I i 1 x x x 1 x x x J ~ ~ ~ I ~ ~~~ x ~x ~ x ~ x ~x ~ x '~Z x x x x ~x x x x ~ ~ ~ ~ ~ x .. N C .y ~ ~ ~ ^ ~ C . \ C C C j O J ~ C G V ~ T O C ~" J C c0 h T G C J E V O .~ = i •= ` " v = W i. ~~ ~ C p ~ . y ~ ',,C ~ ~ D t '~ i ~' F `^ v " c c c~c > n ~~ 3 h ~ ~ ~ r U v n.N Sy' _a o ~rv ^ ~ ~ v 0 E v O L c ~ .r C v~ v d = = O~ 4 ~ O ~ ~ m O J m J. m ^ ~y = o ti c c ~ ~ i c~ E 'c x ~E ~ .O°= ~ u ~ Z ~m. c' m° o p ^,v. '' ~ °~ ... _ 4 ~ u _ • • ~ Y _ ~ z d r. 6~z ~v i~ ~ > 3 x > ~~ N_ C a F u i N F' ~_ C C "I. `~.. z c z e Q C 2 T G 3 a c 'o m v u G ~ P q A t 7 N C c ° ~ r ti . H ~ N O vl ~ P O S b Y. W G ~) Ci v Ih