11-02-2017
CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
AGENDA
Council ChambersRegular Meeting6:30 PM
The City of Grand Terrace complies with the Americans with Disabilities Act of 1990. If
you require special assistance to participate in this meeting, please call the City Clerk's
office at (909) 824-6621 at least 48 hours prior to the meeting.
If you desire to address the Planning Commission during the meeting, please complete
a Request to Speak Form available at the entrance and present it to the City Clerk.
Any documents provided to a majority of the Planning Commission regarding any item
on this agenda will be made available for public inspection in the City Clerk's office at
City Hall located at 22795 Barton Road during normal business hours. In addition, such
documents will be posted on the City's website at www.grandterrace-
ca.gov<http://www.grandterrace-ca.gov
CALL TO ORDER
Convene the Meeting of the Planning Commission and Site and Architectural Review
Board.
Pledge of Allegiance.
Roll Call
Attendee NamePresentAbsentLateArrived
Chairman Tom Comstock
Vice Chair Tara Ceseña
Commissioner Jeffrey Allen
Commissioner Edward A. Giroux
Commissioner Gregory A. Goatcher
APPROVAL OF AGENDA
City of Grand TerracePage 1
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board November 2, 2017
PUBLIC ADDRESS
Public address to the Commission shall be limited to three minutes unless extended by
the Chairman. Should you desire to make a longer presentation, please make written
request to be agendized to the Director of Planning and Development Services.
This is the opportunity for members of the public to comment on any items not
appearing on the regular agenda. Because of restrictions contained in California Law,
the Planning Commission may not discuss or act on any item not on the agenda, but
may briefly respond to statements made or ask a question for clarification. The
Chairman may also request a brief response from staff to questions raised during public
comment or may request a matter be agendized for a future meeting.
A.PUBLIC HEARINGS
1. Variance 17-03, Administrative Site and Architectural Review 16-09 and Environmental
16-10
RECOMMENDATION:
1) Conduct a public hearing, and
2) Adopt A RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE
CALIFORNIA, ADOPTING AN ENVIRONMENTAL EXEMPTION PURSUANT TO
THE CALIFORNIA QUALITY ACT, GRANTING VARIANCE 17-03, AND APPROVING
SITE AND ARCHITECTURAL REVIEW 16-09 FOR THE CONSTRUCTION OF A
3,646 SQUARE FOOT SINGLE FAMILY HOME ON A 1.29 ACRE LOT, LOCATED AT
PALM AVENUE (APN: 0276-331-49)
DEPARTMENT: PLANNING & DEVELOPMENT SERVICES
City of Grand Terrace Page 2
Agenda Grand Terrace Planning Commission/Site and Architectural Review Board November 2, 2017
B.INFORMATION TO COMMISSIONERS
C.INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Planning Commission Site and
Architectural Review Board to be held on November 16, 2017 at 6:30 p.m.
than 14 calendar days preceding the meeting.
City of Grand Terrace Page 3
A.1
AGENDA REPORT
MEETING DATE:November 2, 2017
TITLE:Variance 17-03, Administrative Site and Architectural Review
16-09 and Environmental 16-10
PRESENTED BY:Sandra Molina, Planning & Development Services Director
RECOMMENDATION:1) Conduct a public hearing, and
2) Adopt ARESOLUTIONOFTHEPLANNING
COMMISSION/SITE AND ARCHITECTURAL REVIEW
BOARD OFTHECITYOFGRANDTERRACE
CALIFORNIA, ADOPTINGAN ENVIRONMENTAL
EXEMPTION PURSUANT TO THE CALIFORNIA
QUALITY ACT, GRANTING VARIANCE 17-03, AND
APPROVING SITE AND ARCHITECTURAL REVIEW 16-09
FOR THE CONSTRUCTION OF A 3,646 SQUARE FOOT
SINGLE FAMILY HOME ON A 1.29 ACRE LOT, LOCATED
AT PALM AVENUE (APN: 0276-331-49)
2030 VISION STATEMENT:
This item supports Goal 3 to Promote Economic Development.
PROPOSAL:
Yacoub Farsakh ("Applicant"), represented by Al Aguirre of A.K.A & Associates Inc.,
has filed an application to construct a 3,646 square foot single family home with a three
car garage on a 1.29-acre lot, located at Palm Avenue. The property is zoned R1-20-V-
Low Density Single Family Residential.
A Site and Architectural Review application has been filed for the construction of the
residence and a Variance has been applied for to deviate 5 feet from the garage side
yard setback requirement and 12 feet and 3inches from the rear setback requirement.
SITE AND SURROUNDING AREA:
The Project Site is an irregular polygon. Most of the lot is rough terrain that slopes
downward towards the south and west. The proposed residence will be constructed on
the west side of the property which is flat due to previous grading. The property has
frontage on Palm Avenue and the property is accessed from Palm Avenue through a 30
foot wide private road and utility easement shared by four existing properties.
The surrounded uses are as follows:
ZoningGeneral PlanExisting Land Uses
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A.1
NorthR1-20-V-Low Density Low Density ResidentialResidential
Single Family
Residential
East R1-20-V-Low Density Low Density Residential Residential
Single Family
Residential
South Hillside Residential Hillside Low Density Blue Mountain (vacant
Residential land)
West R1-20-V-Low Density Low Density Residential Residential
Single Family
Residential
PROJECT DESCRIPTION:
General Plan/Zoning Consistency
The project site is designated Low Density Residential (LDR) on the General Plan Land
Use Map. The proposed development is consistent with the Low Density Residential
designation because it limits land uses to single family detached residential units. The
proposed residence is located within the high landslide susceptibility area and the very
high fire hazard zone on the Public Health and Safety Element. The Applicant has
prepared a Geotechnical Investigation Report, and should it be required by Building and
Safety, the applicant will prepare a slope stability analysis. The structure will be built in
compliance with the requirements for fire resistive construction in the Building and Fire
Codes. The proposed residence is also consistent with the Housing Element which
encourages infill housing and private development of underutilized land for residential
construction, by maintaining the physical character of existing low residential
neighborhood.
The proposed zoned is R1-20-V - Low Density Single Family Residential, this zone
designation in intended for very low density residential uses. The proposed
development is consistent with the zoning and it meets the development standards such
as building height and lot coverage. The Applicant has applied for a Variance to deviate
from the rear setback and garage side yard setback requirements.
Site Plan and Grading
The lot has rough terrain that slopes downward towards the south and east. The
proposed area to be developed is located at the west side of the property on top of a
relatively flat pad that was previously graded. There are no permits on file for the
grading that was done on the property and a Condition of Approval has been added
requiring the applicant to provide pad certification for the grading previously constructed
and to insure slope stability.
The Applicant will access the property from the terminus of Palm Avenue, onto a private
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road also identified as Palm Avenue. The road is a 30 feet private road and public utility
easement that provides access and services to four existing properties. A portion of the
ingress and egress easement, and a gate agreement. In addition, there is a 30-foot
sewer easement that goes through the property. This sewer easement provides service
to the property located to the west. There is a natural rock formation at the north-east
corner of the property. Unstable rocks have previously fallen onto Palm Avenue
damaging the street; therefore, Staff has included a condition of approval for the
applicant to remove all loose and unstable rocks.
Variance
The residence entrance will face east, the front setback and south side yard setback are
consistent with the setback requirements; however, the Applicant has submitted a
Variance application to deviate from the 35-foot rear yard and the 10-foot garage side
yard setback requirement. The Zoning Code requires that slopes exceeding five percent
shall be permitted no closer to a residential structure than a distance equal to the
required side and rear yard setbacks. Except that in the In the R1-20 zone district, the
rear yard setback may include ten feet of slope that is greater than five percent. The
table below illustrates the deficiency and purpose of the variance.
Setback Required Proposed Deficiency
Garage Side 0
From slope
Rear From slope -
The findings to support the Variance application are included in the attached Resolution.
In particular there are special circumstances related to the location and topography of
the lot. The lot is in a hillside area and is mostly made up of rough terrain that slopes
downward towards the south and east. The topography limits the placement at the west
side of the property on the only flat surface, which was previously graded, and which is
near the down-sloping areas of the lot. Therefore, due to location and topography a
special circumstance exists to support the variance. Further, the strict application of the
zoning ordinance would deprive the property of privileges enjoyed by other properties,
because the steep topography of the lot makes it infeasible to place the residence
anywhere but the only flat area of the lot.
Wet Utilities
There is a sewer main line in the existing road easement that the Applicant will be
required to tie in to. To serve the residence with water service, the Applicant will be
required to connect the main line to the booster station located at the end of the access
road.
Architectural Elevations/Floor Plans
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A.1
The proposed residence has 2,600 square feet of livable space, including four
bedrooms, two and one half bathrooms, living room, family room, dining room and
kitchen. The house includes a 709 square foot three car garage, and a 114 square foot
entry porch. The elevations show a one-story ranch style house enhanced by
architectural details such as, multi pane windows, French doors, window and door
decorative molding, and decorative veneer stone on front side of the house.
The applicant is proposing weathered terra cotta eagle tile Capistrano style for the roof,
the stucco will be a based cream color and the fascia and trim will be contrasted in
brown.
Conceptual Landscaping Plan
The proposal includes a water efficient landscape including a water fountain at the
entrance of the home, Staff has included a Condition of Approval for the water fountain
to include a recyclable water system. The water fountain will be surrounded by mulch
and shrubs delineating the walk areas leading to the door entrance. A row or shrubs
also delineates the driveway entrance and the perimeter of the house. The landscape
will also include crape myrtle trees along both sides of the driveway. Staff has also
included a Condition of Approval requesting the applicant to increase the number of
planting material. A final landscape and irrigation plan will be reviewed by the Planning
Department and a Condition of Approval has been included for the applicant to increase
the planting material on the proposed landscaping areas around the residence, and to
the north planting area adjacent to the private road.
AGENCY REVIEW:
The Project Plans were distributed to various agencies and City Departments for review
and comments.
Conditions of approval from the City Building and Safety, Public Works Departments
and County Fire are included in the resolution.
ENVIRONMENTAL REVIEW:
The Project to construct a single-story residence and three car garage is categorically
exempt per the California environmental Quality Act, Code of Regulations, Title 14,
Section 15303, which exempts the new construction of one single-family residence in a
residential zone.
PUBLIC NOTICE:
Public notice of the hearing was published in Grand Terrace City News, posted in three
public places and mailed to property owners within 300 feet of the site, in accordance
with noticing requirements. To date, staff has not received any comments.
CONCLUSION:
The Proposed Project is consistent with the General Plan Land Use and Zoning
designations. The granting of the Variance will not create negative impacts and the
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A.1
construction of the residence will complement the surrounding area. Staff recommends
adoption of the attached Resolution approving the Project.
ATTACHMENTS:
PC Resolution_10.23.2017 (DOC)
Resolution Exhibits (PDF)
SA 16-09_Notice of Exemption (DOC)
APPROVALS:
Sandra Molina Completed 10/26/2017 6:04 PM
City Attorney Completed 10/27/2017 12:26 PM
Sandra Molina Completed 10/27/2017 1:04 PM
Planning Commission/Site And Architectural Review Board Pending 11/02/2017 6:30
PM
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A.1.a
RESOLUTION NO.17-
A RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL
REVIEW BOARD OF THE CITY OF GRAND TERRACE CALIFORNIA,
ADOPTING AN ENVIRONMENTAL EXEMPTION PURSUANT TO THE CALIFORNIA
QUALITY ACT, GRANTING VARIANCE 17-03, AND APPROVING SITE AND
ARCHITECTURAL REVIEW 16-09 FOR THE CONSTRUCTION OF A 3,646 SQUARE
FOOT SINGLE FAMILY HOME ON A 1.29 ACRE LOT, LOCATED AT PALM
AVENUE (APN: 0276-331-49)
WHEREAS, Yacob Farsakh, represented by Al Aguirre of A.K.A. and Associates
Inc., has filed applications for Variance 17-03 and Site and Architectural Review 16-09,
requesting approval to construct a 3,646-square foot single family residence on 1.29-
acre lot, located at Palm Avenue, identified as AParcel Number 0276-331-49.
The site is zoned R1-20-V, Low Density Single Family Residential and Low Density
Residential on the General Plan Land Use Map;
WHEREAS, the Applicant has filed Variance 17-03 requesting a reduction of the
rear setback and garage side yard setback requirements;
WHEREAS, the Project qualifies for a categorically exemption, pursuant to
Section 15303 of the California Environmental Quality Act (CEQA) Guidelines, which
exempts the new construction of one single-family residence in a residential zone.
WHEREAS, on November 2, 2017, the Planning Commission conducted a duly
noticed public hearing on the Project at the Grand Terrace Council Chambers located at
22795 Barton Road, Grand Terrace, California 92313 and concluded the hearing on
said date.
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Grand Terrace:
1. The Planning Commission/Site and Architectural Review Board hereby finds that
the Project is categorically exempt pursuant to Section 15303 from the provisions
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
of the California Environmental Quality Act (CEQA). The Notice of Exemption
prepared in connection with the Project has been reviewed and considered and
reflects the independent judgment of the Planning Commission/Site and
Architectural Review Board, and is hereby adopted.
2. The Planning Commission/Site and Architectural Review Board finds as follows
with respect to Variance 17-03:
Packet Pg. 9
A.1.a
a.A special circumstance regarding the size, shape, topography, location or
surroundings of the subject property exists. The location and topography
are very irregular. Most of the lot is a rough terrain that significantly slopes
down towards the south and east, limiting the placement of the to the west
side of the property on top of a relatively flat pad that was previously
graded. The location and topography of the lot dictate the only area where
the residence can be constructed and therefore the variance can be
supported.
b. Because of the special circumstance, the strict application of the zoning
ordinance deprives the subject property of privileges enjoyed by other
properties in the vicinity and under identical zoning classification. The
strict application of the zoning ordinance would deprive the property of
privileges enjoyed by other properties, because the steep topography of
the lot makes it infeasible to place the residence anywhere but the only flat
area of the lot.
c. The granting of the Variance will not constitute the grant of special
privileges inconsistent with the limitations upon other properties in the
vicinity and district in which the property is situated. The topographical
characteristics of the property limit the buildable area of the site. The only
feasible location is the west side of the property on a previously graded
pad; therefore, this Variance will not constitute the granting of special
privileges.
d. The granting of the Variance will not authorize a use or activity which is
not otherwise expressly authorized by the district governing the parcel of
property. The proposed project is consistent with the Zoning Map, which
is intended for single family residences, and the granting of the Variance
will not authorize a use that is not permitted by the R-1-20-V Low
Density Single Family Residential.
e. The granting of the Variance will not result in a situation inconsistent with
the latest adopted of General Plan. The project is consistent with the Low
Density Residential designation on the General Plan Land Use Map,
which limits land uses to single family detached residential units.
f. Conditions necessary to secure the above findings are made a part of the
approval of the variance.
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
3. The Planning Commission/Site and Architectural Review Board finds as follows
with respect to Site and Architectural Review 16-09:
a. The proposed residential project is consistent with the intent of the Grand
Terrace Municipal Code and the General Plan. The project is zoned R-20-
V-Low Density Single Family Residential, this zoning designation is
intended for very low single family detached residential units. Per Zoning
Code, the Project meets development standards relating to residential
Page 2 of 8
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A.1.a
buildings, architecture, color, and scale. The Project also meets structural,
building height and building coverage. The Applicant has filed for a
Variance to deviate from the rear yard setbacks and side garage setback
requirements.
The project site is designated Low Density Residential (LDR) on the
General Plan Land Use Map. The proposed development is consistent
with the Low Density Residential designation because it limits land uses to
single family detached residential units. The proposed residence is located
within the high landslide susceptibility area and the very high fire hazard
zone on the Public Health and Safety Element. The Applicant has
prepared a Geotechnical Investigation Report, and should it be required
by Building and Safety, the applicant will prepare a slope instability
analysis. The structure will be built in compliance with the requirements
for fire resistive construction in the Building Code as well as the San
Bernardino County Fire Department regulations for high fire zone areas.
The proposed residence is also consistent with the Housing Element
which encourages infill housing and private development of underutilized
land for residential construction, by maintaining the physical character of
existing low residential neighborhood.
b. The location and configuration of all structures associated with this Project
are visually harmonious with this site and surrounding sites and structures,
that they do not interfere with the neighbors' privacy, that they do not
unnecessarily block scenic views from other structures and/or public
areas, and are in scale with the townscape and natural landscape of the
area. The architecture of the building will enhance the surrounding area,
and will be visually harmonious. The proposed residence will be
constructed a lower grade than the adjacent residences to the west and to
the north, there are no properties located to the south, and the property
located to the east is more than two hundred feet away; therefore, the
proposed
block scenic views.
c. The architectural design of structures, their materials and colors are
visually harmonious with surrounding development, natural landforms, are
functional for the proposed project and are consistent with the Grand
Terrace Municipal Code. The Project has included architecture elements
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
typical to ranch house style, such as multi pane windows, French doors,
decorative molding, decorative stone accents and terra cotta tiles. The
project will include a color scheme of earthy/neutral colors,
Capistrano style tile and two foot of stone veneer accents on the front side
of the house. The design and style of the structure, and the drought
tolerant landscape will enhance the property and be visually harmonious
with surrounding development.
Page 3 of 8
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A.1.a
d. The plan for landscaping and open spaces provides a functional and
visually pleasing setting for the structures on this site and is harmonious
with the natural landscape of the area and nearby developments. The
Project site will be landscaped in accordance with City and State
regulations. The proposal includes water efficient landscape materials
including mulch and shrubs delineating the walk areas leading to the door
entrance. A row or shrubs also delineates the driveway entrance and the
perimeter of the house. The landscape will also include crape myrtle trees
along both sides of the driveway. These areas will be enhanced with
additional landscaping as required in the Conditions of Approval.
e. There is no indiscriminate clearing of property, destruction of trees or
natural vegetation or the excessive and unsightly grading of hillsides, thus
setting, and natural landforms are preserved.
The property was previously graded which is where the structure will be
built. Minimal additional grading will be required. One tree will be removed
which is negligible.
f. Conditions of approval for this project necessary to secure the purposes of
the Grand Terrace Municipal Code and General Plan are made a part of
this approval as set forth in the accompanying Resolution of Approval.
BE IT FURTHER RESOLVED that Variance 17-03 and Site and Architectural Review
16-09 are hereby approved subject to the following conditions:
1. Variance 17-03 and Site and Architectural Review 16-09 are approved to
construct a 3,646-square foot residential building consisting of four bedrooms
and two and one-half bathrooms. The project site measures 1.29-acre lot
located at the terminus of Palm Avenue, zoned R1-20-V Low Density Single
Family Residential. This approval is based on the application materials
submitted by Yacoub Farsakh, represented by Al Aguirre A.K.A & Associates
Inc., on November 27, 2016, including color material board, Preliminary
Geotechnical Investigation Report, and revised project plans dated September
06, 2017. The application materials are approved as submitted and shall not be
altered unless reviewed and approved by affected departments.
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
th
2. If not appealed, this approval shall become effective on the eleventh (11) day
after the da
thth
day following such eleventh (11) day when the eleventh (11) day is not a city
business day. This approval shall expire twelve (12) months from the date of
adoption of this resolution unless building permits have been issued and a
substantial investment has occurred; all conditions of approval have been met; or
a time extension has been granted by the City, in accordance with Chapter 18.63
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A.1.a
of the Zoning Code. Timeextensions shall be filed at least sixty (60) days prior
to the expiration date.
3. Minor modifications to this approval which are determined by the Planning
Director to be in substantial conformance with the approved site plan, and which
do not intensify or change the use or require any deviations from adopted
standards, may be approved by the Planning Director upon submittal of an
application and the required fee.
4. The applicant shall defend, indemnify, and hold harmless the City of Grand
Terrace and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of Grand Terrace, its officers, employees,
or agents to attack, set aside, void, or annul any approval or condition of
approval of the City of Grand Terrace concerning this project, including but not
limited to any approval or condition of approval of the Planning Commission, or
Planning and Development Services Director. The City shall promptly notify the
applicant of any claim, action, or proceeding concerning the project and the City
shall cooperate fully in the defense of the matter. The City reserves the right, at
its own option, to choose its own attorney to represent the City, its officers,
employees, and agents in the defense of the matter.
5. Upon approval of these conditions and prior to becoming final and binding, the
and content shall be prepared by the Community and Economic Development
Department.
6. In the event that exhibits, and written conditions are inconsistent, the written
conditions shall prevail.
7. The project shall be constructed in accordance with all the approved plans and
conditions of approval, including but not limited to site plans, grading plans, floor
plans, and building elevations, as they may be modified by these conditions of
approval.
8. The applicant shall pay all applicable development impact fees, and demonstrate
the payment of school impact fees to the Building and Safety Department.
9. Construction and operational activities associated with the project shall comply
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
Terrace Municipal Code.
10. The applicant shall comply with all requirements of the City of Grand Terrace
Building and Safety Division, including the conditions of approval contained in the
emorandum dated May 30, 2017, attached hereto as Exhibit
1.
Page 5 of 8
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A.1.a
11.The applicant shall comply with all requirements of the City of Grand Terrace
Public Works Director, including the conditions of approval contained in the
July 7, 2017, attached hereto as Exhibit 2.
12. The applicant shall comply with all requirements of the San Bernardino County
Fire Department; Office of the Fire Marshal Community Safety Division, including
the conditions of approval contained in Memorandum dated June 6, 2017,
attached hereto as Exhibit 3.
13. The applicant shall comply with all the requirements of the, City of Colton Water
and Wastewater Department, relating to sewer service requirements.
14. Prior to the issuance of building permits, the applicant shall provide a will service
letter, and obtain all requisite permits and clearances from Riverside Highland
Water Company (RHWCO).
15. The applicant shall show on the Site and Grading Plans proposed water main
line improvements prior to construction. The applicant shall provide authorization
from affected property owners for the construction of the water line extension.
16. Four (4) copies of the construction plans, including grading and site plans shall
be submitted to the Building and Safety Division for review and approval, which
shall include approval by the Planning and Engineering Divisions.
17. The applicant shall incorporate into the project design all existing easements
within the project boundaries, or obtain abandonment of said easement from the
affected easement holder(s). If this requirement cannot be accomplished, the
project shall be redesigned.
18. The applicant shall provide a Pad Certification for the grading previously
constructed and provide an engineered design to assure that slop instability will
not impact the development.
19. The grading plan shall show the contour lines on the entire property including
extending them ten (10) foot beyond the property liens.
20. Prior to grading or any site disturbance, the applicant shall prepare a slope
instability analysis, should it be required by Building and Safety.
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
21. The applicant shall prepare a slope instability analysis, should it be required by
Building and Safety.
22. The applicant shall show drainage directed towards dissipation devices (rip rap)
to mitigate potential erosion. No sheet flow allowed to drain onto slopes.
23. Air conditioning units shall be ground mounted.
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A.1.a
24. All ground mounted equipment, including utility boxes and backflow devices shall
comply with all the utility and Fire Department requirements and be screened in a
manner that does not impede traffic visibility.
25. The applicant shall include a color and material legend on the elevation
drawings.
26. The location of all building-mounted light fixtures shall be shown on the
elevations. A detail of said fixtures shall be shown on the elevations, and fixtures
shall be decorative and complementary to the building architecture.
27. In conjunction with grading or any ground disturbance activities, the Applicant
shall remove all loose and unstable rocks from the natural rock formation located
on the north-east corner of the property, as determined by the Public Works
Director.
28. Prior to the issuance of building permits, the applicant shall submit three (3)
copies of landscape and irrigation plan
Water Efficient Landscape Ordinance (Chapter 15.56) Landscaping Standards
contained in Chapter 18.60 of the Zoning Code, State Model Ordinance to the
Planning and Development Services Department for review and approval. The
plans shall demonstrate the following:
a. Incorporation of drip irrigation;
b. The applicant shall increase the landscaping material on the proposed
landscaping areas around the residence, and to the planting area located
on the north side of the property adjacent to the private road.
c. The applicant shall maintain the proposed landscaping at the driveway not
to exceed three (3) feet in height.
d. Submit a $2000 deposit for landscape review.
29. Access rights shall be granted to the City to allowing access over the private road
easement for all emergency vehicles, including police and fire; and for public
utility easements. The document(s) recording this access shall be prepared by
the applicant for review and approval by the City Engineer, prior to recordation.
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
nd
California, at a public hearing held on the 2 of November 2017.
AYES:
NOES:
ABSENT:
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A.1.a
ABSTAIN:
ATTEST:
__________________________ __________________________
Debra Thomas Tom Comstock
City Clerk Chairman
Attachment: PC Resolution_10.23.2017 \[Revision 4\] (SA 16-09, V 17-03 and E 16-10)
Page 8 of 8
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Building and SafetyConditions of Approval
Date: May 30, 2017
Applicant:Yacoub Farsak, Al Aguirre, REP
Address of Applicant: 2222 Kansas Ave, Suite K, Riverside, Ca 92507
Site Location: APN: 0276-331-49, Top of Palm Ave.
Please provide four (4) construction plans and documents for review of the proposed project.
Below is a list of the plans and documents Building and Safety will need forplan review. The
initial plan review will take approximately three weeks on most projects.Plan review fees and
permit fees will becharged at the time plans are approved and are ready to issue.
Provide the following sets of plans and documents.
Building and Safety submittal’s required at first plan review.
(4)Architectural Plans
(4)Structural Plans
(2)Structural Calculations
(4)Plot/Site Plans
(4)Electrical Plans
(4)Electrical Load Calculations
(4) Plumbing Plans/Isometrics, Water, Sewer and Gas
(4)Mechanical Plans
(4)Mechanical Duct Layout Plans
(2) Roof and Floor Truss Plans
(2) Title 24 Energy Calculations
(4) Rough and Precise Grading Plans
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
(2) Erosion Control Plans
(2)Stormwater Pollution Prevention Plan
(2) Geotechnical Report and Soils Report
Building & Safety/Public Works General Information
All structures shall be designed in accordance with the 2016CaliforniaBuilding Code, 2016
California Mechanical Code, 2016California Plumbing Code, and the 2016 California Electrical
Code, 2016Residential Code and the 2016California Green Buildings Standardsadopted by the
State of California.
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A.1.b
Building and SafetyConditions of Approval
The Developer/Owner is responsible for the coordination of the final occupancy. The
Developer/Owner shall obtain clearances from each department and division prior to requesting a
final building inspection from Building & Safety. Each agency shall sign the bottom of the
Building& Safety Job Card.
Building & Safety inspection requestscan be made twenty-four(24) hours in advance for next
day inspection. Please contact (909) 825-3825. You may also request inspections at the
Building & Safety public counter.
All construction sites must be protected by a security fenceand screening. The fencing and
screening shall be maintained at all times to protect pedestrians.
Toilet facilities shall be provided for construction workers and such facilities shall be maintained
in a sanitary condition. Construction toilet facilities of the non sewer type shall conform to
ANSI ZA.3.
Prior to building permits, applicant shall enter into a recycling agreement for construction waste
according to Ordinance No. 243.A deposit will be required as part of this ordinance. Recycling
receipts from the recycled company responsible for accepting the materials shall be kept in the
construction office for viewing by the City Inspector.Burrtec Waste Industries has a Franchise
Agreement with the City to recycle waste. Waste from the project will need to be disposed at a
Burrtec Waste Industries facility. No waste shall be disposed of at any other waste facility. If
waste is disposed of at an unapproved facility, funds from the deposit willbe used to offset the
waste stream.
Construction projects which require temporary electrical power shall obtain an Electrical Permit
from Building & Safety. No temporary electrical power will be granted to a project unless one
of the following items isin place and approved by Building & Safety and the Planning
Department.
(A)Installation of a construction trailer. or,
(B)Security fenced area where the electrical power will be located.
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
Installation of construction/sales trailers must be located on private property. No trailers can be
located in the public street right of way.
Building Permit Conditions
1.Prior to issuanceof Building Permits, on-site water service shall be installed and
approved by the responsible agency. On site fire hydrants shall be approved by the Fire
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A.1.b
Building and SafetyConditions of Approval
Department. No flammable materials will be allowed on the site until the fire hydrants
are established and approved.
2.Provide a geotechnical report and soils report for the grading that has been performed to
establish the site lot. The City has no evidence of a grading permit obtained to establish
this site.
3.Prior to issuance of permits, site grading certification and pad certifications shall be
submitted to Building & Safety. Prior to concrete placement, submit a certification for
the finish floor elevation and set backs of the structures. The certification needs to reflect
that the structure is in conformance with the Precise Grading Plans. Compaction reports
shall accompany pad certifications.
4.Prior to issuance of building permits, provide Building & Safety with a will service letter
from Riverside Highland Water Company. (909) 825-4128.
5.Prior to building permit issuance, provide a clearance from the City of Colton wastewater
division for the connection to City sewer system.
6.All construction projects shall comply with the National Pollutant Discharge Elimination
Systems (NPDES)and the current San Bernardino County MS4 permit.
7.The structure is located in a “High Fire Zone”designation and must comply with
requirements for fire resistive constructionin the Building Code as well as the San
Bernardino County Fire Department regulations for high fire zone areas.
8.The structure shall be designed and built with fire sprinklers. The fire sprinkler plans
shall be reviewed and approved by the fire department prior to building permits.
Separate plan submittals will be necessary to San Bernardino County Fire Department.
9.The lot address of the home shall be illuminated andvisible from the street.
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
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A.1.b
Public Works Conditions of Approval
Date: October 26, 2017
Applicant:Yacoub Farsakh
Address of Applicant: AKA & Assoc, 2222 Kansas Ave, Suite K
Riverside, CA 92313
Site Location: APN 0276-331-49, Palm Avenue, ASA No.16-09
New Single Family Resident
Provide construction plans and required documentation for review of the proposed project as
follows:
(1)Grant Deed showing all easements.
(1) Soils Report
All work performed in the public right of way shall comply with the San Bernardino County
Public Works Standards or standards approved by the Public Works Director.
All construction sites must be protected by a security fenceand screening. The fencing and
screening shall be maintained at all times to protect pedestrians.
Toilet facilities shall be provided for construction workers and such facilities shall be maintained
in a sanitary condition.
Special Conditions:
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
1.Encroachment permits are required before all work begins in the public right of way.A
street cut deposit will be collected for each street cut and held for two years.
2.The applicant shall dedicate all missing right of wayif not already dedicated. All frontage
improvements within R/Wshould bededicated to the Public as 30’-wide public road
easement.
3.Provide any missing or damaged public improvements and they shall include, but are not
limited to, pavement, curb, gutter, sidewalk and driveway approaches. Street
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A.1.b
Public Works Conditions of Approval
improvements will be required to extend beyond the frontage of the project to blend the
streetand addressflows for drainage and traffic.
4.Minimum driveway grades shall be consistent with San Bernardino County Standard 131.
Riverside County Standard 207driveway approach can be usedas an alternate.
5.Monumentation: If any activity on this project disturbsanyexistingsurvey monuments,
the disturbed monumnetation shall be located andreferenced by or under the direction of
a licensed land surveyor or a registered civil engineer authorized to practice land
surveying prior to commencement of any activity with the potential to disturb the
monumnetation, and a corner record or record of survey of the references shall be filled
with the Countyof San Bernardino.
6.All existing easements must be shown onsite and/or improvement plans.
7.Public Works inspection requests can be made twenty four(24) hours in advance for next
day inspection. Please contact (909) 825-3825. You may also request inspections at the
Building & Safety public counter.
8.All proposed public street improvements shall be designed by persons registered and
licensed pursuant to the Business and Professions Code and all street work will require a
contactor licensed in the State of California and insured pursuant to the City’s insurance
requirements.
9.Prior to the issuance of anencroachment permit, the applicant shall pay allDevelopment
Improvement, inspection and permitfee’s to the City.
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
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A.1.b
INTEROFFICE MEMO
DATE06-06-2017
FROMJeff Stinson, County Fire
Phone: (909) 387-4140
Public Safety
TOHaide Aguirre,Assistant Planner
SUBJECT
City of Grand Terrace. PROJECT#; APN:0276-331-49; Location:
Palm Ave next to Blue Mountain. Proposing to construct aR1-20-V
Low Density single family residential; 2600 square foot home with
4 bedrooms and a 709 square feet 3 car garage
PROJECT CONDITIONS
GENERAL REQUIREMENTS/ON-GOING CONDITIONS
Jurisdiction. The above referenced project is under the jurisdiction of the San Bernardino County
Fire Department herein ("Fire Department"). Prior to any construction occurring on any parcel, the
applicant shall contact the Fire Department for verification of current fire protection requirements. All
new construction shall comply with the current Uniform Fire Code requirements and all applicable
statutes, codes, ordinances and standards of the Fire Department. \[F01\]
Fire Safety Area: All construction shall adhere to the applicable standards and requirements of this
Fire Safety Review Area (One, Two or Three) \[FS-1/FS-2/FS-3\]overlay district, as adopted in the San
Bernardino County Development Code. In Fire Hazard Areas, the applicant shall contact the San
Bernardino County Building and Safety Department for a variances concerning modified one-hour
fire resistive construction for the exterior wall(s). \[F48\]
CONDITIONS THAT MUST BE MET PRIOR TO ISSUANCE OF BUILDING PERMITS
Fire Fee. The required fire fees (currently $ 397.00) shall be paid to the San Bernardino County Fire
Department/Community Safety Division (909) 386-8400. This fee is in addition to fire fees that are
paid to the City ofGrand Terrace. \[F40\]
Access.The development shall have a minimum of ___1_____points of vehicular access. These
are forfire/emergency equipment access and for evacuation routes. Standard 902.2.1
THE FOLLOWING PRIOR TO OCCUPANCY
Turnaround.An approved turnaround shall be provided at the end of each roadway one hundred
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
and fifty (150) feet or more in length. Cul-de-sac length shall not exceed six hundred (600) feet; all
roadways shall not exceed a 12 % grade and have a minimum of forty five (45) foot radius for all
turns. In the FS1, FS2 or FS-3 Fire Safety Overlay District areas, there are additional requirements.
Standard 902.2.1 \[F43\]
Fire Sprinkler-NFPA #13D. An automatic life safety fire sprinkler system complying with NFPA
Pamphlet #13D and the Fire Department standards is required. The applicant shall hire a Fire
Department approved fire sprinkler contractor, or be the approved homeowner/intaller. The fire
sprinkler contractor/installer shall submit three (3) sets of detailed plans (minimum 1/8" scale) with
hydraulic calculations and manufacture's specification sheets to the Fire Department for approval.
The required fees shall be paid at the time of plan submittal. Minimum water supply shall be in
accordance with current fire department standards
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A.1.b
Street Sign.This project is required to have an approved street sign (temporary or permanent). The
street sign shall be installed on the nearest street corner to the project. Installation of the temporary
sign shall be prior any combustible material being placed on the construction site. Prior to final
inspection and occupancy of the first structure, the permanent street sign shall be installed.
Standard 901.4.4 \[F72\]
Residential Addressing. The street address shall be installed on the building with numbers that are
a minimum of four (4) inches in height and with a one half (½) inch stroke. The address shall be
visible from the street. During the hours of darkness, the numbers shall be internally and electrically
illuminated with a low voltage power source. Numbers shall contrast with their background and be
legible from the street. Where the building is fifty (50) feet or more from the roadway, additional
contrasting four (4) inch numbers shall be displayed at the property access entrances. Standard
901.4.4 \[F81\]
Attachment: Resolution Exhibits \[Revision 1\] (SA 16-09, V 17-03 and E 16-10)
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A.1.c
CITY OF GRAND TERRACE
NOTICE OF EXEMPTION
TO: Clerk of the Board of Supervisors FROM: Planning and Development
County of San Bernardino Services Department
nd
385 N. Arrowhead Avenue, 2 Floor City of Grand Terrace
San Bernardino, CA 92415-0130 22795 Barton Road
Grand Terrace, CA 92313
Project Title: Site and Architectural Review 16-09, Variance 17-03 and Environmental 16-10
Project Location Specific: The project is located at Palm Avenue, in the County of San
Bernardino, APN: 0276-331-49.
Description of Project: Construct a 3,646-square foot single family residence on a 1.29-acre
lot.
Name of Public Agency Approving Project: Grand Terrace Planning Commission
Name of Person or Agency Carrying out Project: Mr. Yacoub Farsakh
Exempt Status: California Code of Regulations, Title 14, Section 15303, Infill Development
Projects
Reasons Why Project is Exempt: Section 15303 of the California Environmental Quality Act
(CEQA) Guidelines. This section exempts the construction and location of limited number of
new, small facilities or structures, such as one single-family residence, or a second dwelling
unit in a residential zone. In urbanized areas, up to three single-family residences may be
constructed or converted under this exemption.
Lead Agency or Contact Person: Area Code/Telephone
(909) 824-6621
Attachment: SA 16-09_Notice of Exemption (SA 16-09, V 17-03 and E 16-10)
______________________________ _________________
Sandra Molina Date
Planning and Development Services
Director
C:\\users\\jlambarena\\appdata\\local\\temp\\minutetraq\\grandterracecityca@grandterracecityca.iqm2.com\\work\\attachments\\4311.doc
22795 Barton Road, Grand Terrace, California, 92313-5295 909/824-6621 Fax 909/783-2600
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