RESOLUTION NO. 2025-048 – PC
1 RESOLUTION NO. 2025-048 – PC
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SAN BERNARDINO, CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 25-04
ALLOWING THE DEVELOPMENT, ESTABLISHMENT, AND
OPERATION OF A COMMUNITY SUPPORT RESIDENTIAL
FACILITY (VETERAN’S HOUSING) COMPRISED OF
THIRTY (30) RESIDENTIAL UNITS FOR LOW -INCOME
MILITARY VETERANS ON A PARCEL CONTAINING
APPROXIMATELY 0.76 ACRES, LOCATED ON THE EAST
SIDE OF NORTH E STREET; APPROXIMATELY 341
LINEAR FEET NORTH OF WEST 13 TH STREET; AND
FINDING THE PROJECT SUBJECT TO A CATEGORICAL
EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
WHEREAS, on July 30, 2025, Pursuant to the requirements of Chapter 19.36 (Conditional Use Permits), Section 19.06.020(2)(Y) (Commercial Zones Specific Standards – Social Service Uses/Centers) of the City of San Bernardino Development Code, an application for Conditional Use Permit 25-04, was duly submitted by:
Applicant: U.S. VETS – E Street LLC
800 West Sixth Street, Suite 1505
Los Angeles, CA 90017
Property Owner: U.S. VETS – E Street LLC
800 West Sixth Street, Suite 1505
Los Angeles, CA 90017
Parcel Address: 1351 North E Street
APN: 0145-211-55
Lot Area: 0.76 acres
WHEREAS, Conditional Use Permit 25-04 is a request to allow the development, establishment, and operation of a community service residential facility (Veteran’s Housing) comprised of thirty (30) residential units for low -income military veterans on a parcel containing approximately 0.76 acres; and
WHEREAS, the Planning Division of the Community Development and Housing Department has reviewed Conditional Use Permit 25-04 for consistency with the City of San Bernardino General Plan, and compliance with the City of San Bernardino Development Code; and
WHEREAS, pursuant to the requirements of the California Environmental Quality Act (“CEQA”), the Planning Division of the Community Development and Housing Department has evaluated Conditional Use Permit 25-04 and determined that it is exempt from CEQA pursuant to RESOLUTION NO. 2025-048 – PC
2 Categorical Exemption (listed in CEQA Guidelines Article 19, commencing with Section 15300) and the application of that Categorical Exemption is not barred by one of the exemptions set forth in CEQA Guidelines Section 15300.2; and
WHEREAS, on October 1 , 202 5, pursuant to the requirements of Section 19.52.020 (Hearings and Appeals – Application Processing) of the City of San Bernardino Development Code, the City gave public notice by advertising in the San Bernardino Sun, a newspaper of general circulation within the City of San Bernardino, and by mailing notices to the property owners within 1,000 feet of the subject property of the holding of a public hearing at which Conditional Use Permit 25-04; and
WHEREAS, on October 13, 202 5, pursuant to the requirements of Section 19. 52.040 (Hearings and Appeals – Hearing Procedures) of the City of San Bernardino Development Code, the Planning Commission held the duly-noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to Conditional Use Permit 25-04 and at which meeting the Planning Commission considered Conditional Use Permit 25-04; and
WHEREAS, pursuant to the requirements of Chapter 19.36 of the City of San Bernardino Development Code, the Planning Commission has the authority to take action on Conditional Use Permit 25-04.
NOW THEREFORE, the Planning Commission of the City of San Bernardino does hereby resolve, determine, find, and order as follows:
SECTION 1. ENVIRONMENTAL DETERMINATION:
As the decision -making body for the project, the Planning Commission has reviewed and considered the information contained in the administrative record for Conditional Use Permit 25-
04. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds, as follows:
(1) The administrative record has been completed in compliance with CEQA, the State CEQA Guidelines, and the City’s Local CEQA Guidelines, and
(2) The proposed project is categorically exempt from the requirements of the California Environmental Quality Act pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines; and
(3) The application of the categorical exemption is not barred by one of the exceptions set forth in the CEQA Guidelines Section 15300.2; and
(4) The determination of CEQA exemption reflects the independent judgment of the Planning Commission.
RESOLUTION NO. 2025-048 – PC
3 SECTION 2. FINDINGS FOR CONDITIONAL USE PERMIT 25-04:
Section 19.36.050 (Findings) of the City of San Bernardino Development Code requires that Conditional Use Permit applications meet certain findings prior to their approval by the Planning Commission. Accordingly, the following findings are provided in support of the recommendation by the Planning Commission for the approval of Conditional Use Permit 25-04:
Finding No. 1: The proposed use is conditionally permitted within and would not impair the integrity and character of the subject land use district and complies with all of the applicable provisions of the Development Code.
Finding of Fact: The proposed community support housing facility is a conditionally permitted use, pursuant to Development Code Section 19.06.020(2)(Y), the project site is located within the Commercial General (CG -1) zone and Transit Overlay District (TOD), and the site is substantially surrounded by existing residential and commercial uses. The proposed development will be developed in compliance with all applicable provisions of the City of San Bernardino Development Code, including development standards and applicable design guidelines. Further more, the development of the subject property will enhance the appearance of a blighted and
undeveloped/underutilized vacant site. Therefore, the project would not impair the integrity and character of the subject land use district or be detrimental to surrounding properties.
Finding No. 2: The proposed use is consistent with the General Plan.
Finding of Fact: General Plan Land Use Element Policy 2.2.1: Ensure compatibility between land uses and quality design through adherence to standards and regulations in the Development Code and policies and guidelines in the Community Design Element.
General Plan Housing Policy 3.2.1: Protect the quality of the existing housing stock through the rehabilitation and improvement of market rate neighborhoods and affordable housing projects.
General Plan Housing Policy 3.3.3: Support innovative public, private, and not-for-profit efforts for the development and financing of affordable housing.
General Plan Housing Policy 3.5.4: Encourage and facilitate the construction, maintenance, and preservation of a variety of housing types adequate to meet a range of household needs.
General Plan Housing Policy 3.6.1 states: Promote infill rehabilitation and new construction projects through increasing housing potential in already developed areas of the community.
General Plan Community Design Element Goal 5.6 Ensure that multi-family housing is attractively designed and scaled to RESOLUTION NO. 2025-048 – PC
4 contribute to the neighborhood and provide visual interest through varied architectural detailing.
The proposed project is permitted within the Commercial General (CG -1) zone and Transit Overlay District (TOD) subject to the approval of a Conditional Use Permit with the appropriate Conditions of Approval and CEQA determination. The proposed project will provide an attractive housing opportunity that will bring a traditional design with modern architecture. The proposed development, establishment and operation of a community service housing facility will provide additional housing opportunities that will promote the City’s collaboration with entities that aim at improving the housing stock and align with the State of California Housing requirements.
The existing vacant site is immersed within an existing neighborhood that has a combination of various residential types and commercial uses , thus preserving the integrity of the existing neighborhood. Additionally, by adding thirty (30) units of affordable housing to an existing vacant site, the City policies are realized through the support of an innovative non-profit development that encourages and facilitates new construction and maintenance of affordable housing, making the project consistent with the City’s General Plan.
Finding No. 3: Approval of the Conditional Use Permit for the proposed use complies with the requirements of the CEQA and Section 19.20.030(6) of the Development Code.
Finding of Fact: In accordance with the California Environmental Quality Act, the Planning Division of the Community Development Department evaluated the proposed project and has determined that it is categorically exempt from CEQA Guidelines, pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines and Conditions of Approval will be imposed to alleviate potential impacts. Therefore, the proposed project site is in compliance with the requirements of CEQA and Section 19.20.030(6) of the Development Code.
Finding No. 4: There will be no potentially significant negative impacts on environmental quality or natural resources that could not be properly mitigated and monitored.
Finding of Fact: The project site is located within an urbanized area and is generally surrounded by existing commercial and industrial development. Therefore, no significant negative impacts on the environment are anticipated to result from the proposed development.
Finding No. 5: 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 will not create significant RESOLUTION NO. 2025-048 – PC
5 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.
Finding of Fact: The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses within the general area.
The proposed use 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. Access to the subject site will be from North E Street with an ingress/egress roadway onto N. Stoddard Avenue.
On-site vehicular circulation has been adequately accommodated to access the site through both N orth E Street and N. Stoddard Avenue. Emergency and trash/refuse services will be able to access and circulate through the site via N. E Street, while safely exiting through N. Stoddard Avenue.
The project is located within the Transit Overlay District (TOD) “E Street and Baseline Street Transit Station Area” (SBDC Chapter 19.19 -A, p.8), p.18). ) and adheres to specific standards to ensure a well -defined community and building design that is pede strian-friendly and supports transit use. The proposed project has been designed per Table 19 -A.01 (SBDC 19.19-A), to meet such standards as it relates to building height, build-to-line setback, and required on -site parking. The building height within the TOD-E Street Neighborhood Station Area would allow for the proposed development to have a maximum height of forty -two (42) feet with a maximum of three (3) stories and a build -to-line setback of a maximum of fifteen (15) feet. Additionally, the proposed commun ity support housing facility will be developed as an atypical multi -family residential development that would adhere to the required on -site parking standard of one (1) space per unit within the TOD. Thus, the thirty (30) residential units for low -income military veterans being proposed would comply with the standard of thirty (30) parking stalls, 6 of the parking stalls will be EV/Clean Energy designated, and three (3) of the parking stalls will be ADA. U.S. VETS has indicated residents will also have the options to use local transit, such as the SBX rapid transit bus line and transportation services offered by US VETS.
Therefore, the design of the project will ensure that the project will not create any significant noise, traffic, or other conditions that would be detrimental or objectionable to other uses in the vicinity or adverse to the public health, safety, convenience, or welfare of the City.
Finding No. 6: The subject site is physically suitable for the type and density/intensity of use being proposed.
Finding of Fact: The site is physically suitable for the type and density/intensity of the project being proposed as evidenced by project compliance with the applicable Development Code Standards. The proposed building meets all RESOLUTION NO. 2025-048 – PC
6 lot coverage, setback and height requirements. The size of the project site is adequate to accommodate the proposed improvements, in compliance with the requirements of the Development Code.
Finding No. 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 or safety.
Finding of Fact: The site has direct access from North E Street. All agencies responsible for reviewing access and providing water, sanitation and other public services to the site have had the opportunity to review the proposal, and none indicated inability to serve the project site. Establishment of the proposed community service housing facility, subject to Conditions of Approval, will not be detrimental to public services or public health and safety.
SECTION 3. CONDITIONS OF APPROV AL:
The approval of Conditional Use Permit 25-04 shall be subject to the following Conditions of Approval:
1. This approval is to allow the development, establishment, and operation of a community support residential facility (Veteran’s Housing) comprised of thirty (30) residential units for low-income military veterans on a parcel containing approximately 0.76 acres, located at 1351 North E Street (APN: 0145-211-55).
2. The project site shall be developed and maintained in accordance with: (i) the plans stamped October 13, 2025 (EXHIBIT “A”), approved by the City, which includes a site plan, floor plan, exterior-elevations plan, and conceptual-landscaping plan on file with the Planning Division; (ii) the Conditions of Approval contained herein; and (iii) the City’s Municipal Cod e regulations.
3. Within two (2) years of the approval of this permit, the commencement of construction shall have occurred, or the permit/approval shall become null and void. In addition, if at any time after the commencement of construction, work is discontinued for a period of one (1) year, then the permit/approval shall become null and void. However, approval of the Subdivision and Conditional Use Permit does not authorize the commencement of construction. All necessary permits must be obtained prior to the commencement of specified construction activities included in the Conditions of Approval.
EXPIRATION DATE: OCTOBER 13, 2027
4. The review authority may grant a time extension, for good cause, not to exceed twelve (12) months. The applicant must file an application, the processing fees, and all required submittal items thirty (30) days prior to the expiration date. The review autho rity shall ensure that the project complies with all Development Code provisions in effect at the time of the requested extension.
5. In the event this approval is legally challenged, the City will promptly notify the applicant of any claim, action, or proceeding and will fully cooperate in the defense of this matter. Once RESOLUTION NO. 2025-048 – PC
7 notified, the applicant agrees to defend, indemnify, and hold harmless the City of San Bernardino (“City”), any departments, agencies, divisions, boards, and/or commissions of the City, and any predecessors, successors, assigns, agents, directors, elected officials, officers, employees, representatives, and attorneys of the City from any claim, action, or proceeding against any of the foregoing persons or entities. The applicant further agrees to reimburse the City for any costs or attorneys’ fees, which th e 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 his office shall be considered “attorneys’ fees” for purposes of this condition. As part of the consideration for issuing this Conditional Use Permit, this condition shall remain in effect if the Conditional Use Permit is rescinded or revoked, whether or not at the request of applicant.
Planning Division
6. The applicant, facility operator, and/or property owner shall submit Operational, Management and Security Plans for the project ( community support housing facility ) to the Planning Division for review and approval prior to the applying for of any grading or building permits.
Only the activities in the approved Operational, Management and Security Plans shall be permitted on the site unless a modification to the Conditional Use Permit is obtained, otherwise the facility and the operator would be in violation of this Conditional Use Permit . All applicable conditions of approval shall be addressed in the Operational, Management and Security Plans.
7. Hours of operation for the on-site service office shall be restricted to between the hours of 8:00 a.m. to 5:00 p.m., seven (7) days a week.
8. This approval shall not permit drop-in “shelter style” or “itinerant style” overnight stay. This approval is for long term housing.
9. The proposed facility will be a permanent housing program designed for veteran households with incomes below sixty-one (61) percent of the Area Median Income (AMI) for the County of San Bernardino. As part of the program, veterans shall have access to a range of services including case management, crisis intervention, career development, job training, emergency food and clothing, life skills workshops, help accessing mainstream benefits, legal assistance, child support resolution, financi al management support, peer mentoring, and coordination of medical and mental health care—including substance abuse treatment and counseling.
10. The prospective tenants shall be screened so that the prospective residents are able to sustain themselves through employment and ability to maintain their financial responsibilities.
11. Public distribution of food, clothing or any other items shall not be permitted.
12. The applicant, facility operator, and/or property owner shall provide for 24-hour security personnel to monitor the property, seven (7) days a week. The facility shall include a security camera monitoring system.
RESOLUTION NO. 2025-048 – PC
8 13. The applicant, facility operator, and/or property owner shall coordinate with the San Bernardino Police Department, if required by the Police Chief or the Community Development Director, during project design, operations, or prior to issuance of the business license.
14. If the United States Veterans Initiative (U.S. VETS) , or any future owners , determine they would like to sell the property, they shall notify the City in writing at least 30 days prior to opening escrow. Prior to close of the escrow, the City shall review and approve the new owner.
The new owner shall comply with all reasonable requests from the City. The City shall not unreasonably withhold the sale of the property.
15. If the United States Veterans Initiative (U.S. VETS), or any future operators, determine they would like to have a new operator for the facility, they shall notify the City in writing at least 30 days prior to transferring the operations to a new operator . Prior to new operator taking control of the facility, the City shall review and approve the new operator. The new operator shall comply with all reasonable requests from the City. The City shall not unreasonably withhold the transfer of the facility to a new operator.
16. A six (6) foot high decorative masonry block wall with a twenty -four (24) foot gate shall be maintained along the north property line with a six (6) foot high decorative masonry block wall along the east and south property lines. Prior to issuance of building permits plans shall be submitted to the Planning Division for review and approval to ensure compliance.
17. Construction-related activities may not occur between the hours of 8:00 pm and 7:00 am. No construction vehicles, equipment, or employees may be delivered to, or arrive at, the construction site before 7:00 am or leave the site after 8:00 pm.
18. If the colors of the buildings or other exterior finish materials are to be modified beyond the current proposal and improvement requirements, the revised color scheme and/or finish materials shall be reviewed and approved by the Planning Division prior to the commencement of work.
19. Prior to issuance of any permits, the project landscape plans prepared by a licensed landscape architect shall be submitted to the Planning Division ’s review and approval in substantial compliance with the Conceptual Landscape plan and prepared in accordance with the Development Code, section 19.28.120 (Water Efficient Landscaping Standards).
20. Minor modifications to the plans shall be subject to approval by the Director through the Minor Modification Permit process. Any modification that exceeds 10% of the allowable measurable design/site considerations shall require the re-filing of the original application.
21. The access easement/agreement between the properties at 1359/1361 N. E Street, and the subject property owner shall be preserved.
22. The facility operator and property owner shall be responsible for regular maintenance of the project site. The site , including landscaping and the buildings, shall be maintained in a clean condition and free of litter or any other undesirable material(s). Landscaping shall be maintained to ensure healthy growth, a weed and disease-free condition with dead or missing vegetation removed and promptly replaced, maintain the number of plants on the approv ed RESOLUTION NO. 2025-048 – PC
9 plans, and irrigation in proper working condition. Vandalism, graffiti, trash, and other debris shall be removed and cleaned up within twenty-four (24) hours of being reported. The building shall be painted periodically, as needed, to keep the exterior of the building in acceptable condition, as determined by the Director.
23. Signs are not approved as part of this permit. Prior to establishing any new signs, or to replacing existing signs, the applicant shall submit an application and receive approval for a Sign Permit from the Planning Division. Banners, flags, pennants, and similar signs are prohibited unless a Temporary Sign Permit is obtained.
24. All exterior lighting shall be contained within property lines and be energy efficient, with the option to lower or reduce usage when the facility is closed. Prior to issuance of any permits, plans shall be submitted to ensure compliance.
25. Submittal requirements for permit applications (site improvements, landscaping, etc.) to Building Plan Check and/or Land Development must include all Conditions of Approval issued with this approval, printed on the plan sheets.
26. All new construction shall require permits prior to commencement.
27. All Conditions of Approval shall be completed prior to final inspection and sign-off.
28. No Final Certificate of Occupancy will be issued until all Conditions of Approval have been completed.
29. The project shall comply with all applicable requirements of the City of San Bernardino Community Development Department, Land Development and Building and Safety Divisions, Fire Department, Police Department, Municipal Water Department, Public Works Department, and the City Clerk’s Office/Business Registration Division.
Public Works Department
30. Drainage and Flood Control
a. 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.
b. The detention basin shall be designed in accordance with “Detention Basin Design Criteria for San Bernardino County.” Retention basins are not acceptable. c. The development is located within Zone X of the Federal Insurance Rate Maps on booklet #06071C8681J with year 09/02/2016.
d. All drainage from the development shall be directed to an approved public drainage facility. If not feasible, proper drainage facilities and easements shall be provided to the satisfaction of the City Engineer.
RESOLUTION NO. 2025-048 – PC
10 e. If site drainage is to be outlet 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. f. A Preliminary WQMP was submitted, and the proposed underground chamber system was conceptually approved. The system shall include but not limited to pretreatment mechanism and emergency overflow outlet in the final design. g. A Full-Categorical Water Quality Management Plan (WQMP) is required for this project.
The applicant is directed to the County of San Bernardino’s Flood Control web page for the template and Technical Guidance Document. The Land Development Division, prior to issuance of any permit, shall approve the WQMP. A CD copy of the approved WQMP is required prior to grading permit issuance.
h. The Land Development Division, 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.
31. Grading and Landscaping
a. The grading and on-site improvement 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 "Standar d Drawings", unless otherwise approved by the Building Official. b. 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 City of San Bernardino. c. 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.
d. 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 b e 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. e. 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.
RESOLUTION NO. 2025-048 – PC
11 f. The refuse enclosure(s) shall be constructed in accordance with City Standard Drawing No. 508 with modification to provide ADA access. The minimum size of the refuse enclosure shall be 8 feet x 15 feet for bins storage area. Where a refuse enclosure is proposed to be constructed adjacent to spaces for parking passenger vehicles, a 3’ wide by 6” high concrete planter shall be provided to separate the enclosure from the adjacent parking. The placement of the enclosure and design of the planter shall preclu de the enclosure doors from opening into drive aisles or impacting against adjacent parked cars. g. 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 Building Official. All masonry walls shall be constructed of decorative block with architectural features acceptable to the City Planner. h. No construction on a site shall begin before a temporary/security fence is in place and approved by the Building Official or his designee. Temporary/security fencing may not be removed until approved by the Building Official or his designee. The owner or owner’s agent shall immediately remove the temporary/security fencing upon the approval of the Building Official or his designee. Sites that contain multiple buildings shall maintain the temporary/security fencing around the portion of the site and buildings under construction as determined by the Building Official or his designee. All temporary/security fencing for construction sites shall include screening, emergency identification and safety identification and shall be kept in neat and undamaged condition. i. The on -site improvement plan shall include details of on -site lighting, including light location, type of poles and fixtures, foundation design with structural calculations, conduit location, material and size, and Photometric plot shall be provided which show that the proposed on-site lighting design will provide:
▪ 1 foot-candle of illumination uniformly distributed over the surface of the parking lot during hours of operation, and
▪ 0.25 foot-candles security lighting during all other hours. j. 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. k. An accessible path of travel shall be provided from the public way to the building entrance.
All pathways shall be 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. l. The project Landscape Plan shall be reviewed and approved by the Land Development Division prior to issuance of a grading permit. Submit 3 copies to the Land Development Division for Checking.
m. 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. n. 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.
RESOLUTION NO. 2025-048 – PC
12 o. 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.
32. On-Site Utilities
a. Design and construct all public utilities to serve the site in accordance with City Code, City Standards and requirements of the serving utility, including gas, electric, telephone, water, sewer and cable TV (Cable TV optional for commercial, industrial, or institutional uses). b. The project site shall be provided with separate water and sewer facilities so the City or the agency providing such services in the area can serve it. c. Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. d. This project is located in the sewer service area maintained by the City of San Bernardino therefore, any necessary sewer main extension shall be designed and constructed in accordance with the City's "Sewer Policy and Procedures" and City Standard Drawings. e. Utility services shall be placed underground, and easements provided as required. f. 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 of the Development Code.
g. Existing Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer, except overhead lines, if required by provisions of the Development Code to be undergrounded.
33. Street Improvement and Dedications
a. 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
Dedication shall be
Right of Way (feet)
From Centerline
Curb Widening shall be
Curb Line (feet)
From Centerline
E Street
(145-211-55)
41.25’ Existing
8.75’ Dedication
for a total ½ width of 50’
“Major Arterial”
33’ Existing
None-Proposed
(Future 36’ to 40’)
Per General Plan
Stoddard Avenue
(145-211-55)
30’ Existing
No Dedication
for a total ½ width of 20’
“Secondary Arterial”
20’ Existing
None required
Per General Plan
b. “E” Street – TI = 9.0:
i. The street is in fair condition, and no AC improvements are needed at this time. ii. All striping shall be thermoplastic paint per section 84 of the Caltrans specifications.
RESOLUTION NO. 2025-048 – PC
13 iii. The existing curb & gutter, sidewalk, and driveway fronting the site are in good condition, if any curb & gutter panels, sidewalk panels, and driveways are lifted, cracked, or do not meet current ADA requirements, each of the panels shall be replaced per city standards.
iv. Remove existing driveways that are not being used under the project plans and replace with Curb Gutter and Sidewalk per city Standards. v. Construct Commercial Driveway Approach per City Standard No. 204, Type II, including an accessible by -pass around the top of the drive approach. Minimum Width is 26’. No Driveways closer than 100’ from BCR/ECR as directed by the City Engineer.
vi. When Replacing/Reconstructing Curb and Gutter panels, Construct 8" Curb and Gutter per City Standard No. 200, type “B”.
vii. When Replacing or reconstructing Sidewalk panels, Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb).
viii. Install (Ornamental) LED Street Lights System adjacent to the site in accordance with City Standard No’s. SL -1, SL -2, and SL -3. Also, a separate light plan shall be submitted in accordance with the City of San Bernardino Street Lighting Design Policies. Install ID Plate on Street light pole. Connect to Existing Street Light System. ix. Survey Monuments and ties shall be placed, replaced, tied out and recorded at any corner or alignment changes that are adjacent to the project area in accordance to California Land Surveyors Association – Monument Preservation Guidelines, Copies of Recorded Monuments/Ties shall be delivered to Public Works/Engineering.
Stoddard Avenue – TI = 5.5:
x. The first 100’ from the southerly property curb to curb shall be rehabilitated to meet the requirements detailed in a soils report based on the “R” value of the subgrade and the traffic Index. The City’s has a minimum of 2” Grind and Overlay; However the Soils Report may indicate a thicker or different improvement. xi. All striping shall be thermoplastic paint per section 84 of the Caltrans specifications. xii. Construct Commercial Driveway Approach per City Standard No. 204, Type II, including an accessible by-pass around the top of the drive approach, Minimum width 26’.
xiii. When Replacing/Reconstructing Curb and Gutter panels, Construct 8" Curb and Gutter per City Standard No. 200, type “B”.
xiv. When Replacing or reconstructing Sidewalk panels, Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb).
xv. No Parking will be allowed on Stoddard Avenue for the first 10’ to 20’south of the southerly property line, install signs per city standards and paint curb Red. xvi. Access to Stoddard Avenue shall be limited to site exit only. A “Do Not Enter” or “Wrong Way” sign shall be posted by the driveway at the end of Stoddard Avenue. xvii. Survey Monuments and ties shall be placed, replaced, tied out and recorded at any corner or alignment changes that are adjacent to the project area in accordance to RESOLUTION NO. 2025-048 – PC
14 California Land Surveyors Association – Monument Preservation Guidelines, Copies of Recorded Monuments/Ties shall be delivered to Public Works/Engineering. xviii. Non-Entry Access on Stoddard Avenue. Striping (Island) shall be placed to direct traffic out of exit area.
* These Conditions are set for an estimated construction with-in two years. If construction exceeds two years from DERC Approval these conditions shall be reviewed and updated as needed.
c. With Submittal of improvement plans including but not limited to grading plans, Street improvement plans, storm drain and retention/detention basin plans, and erosion/sediment control plans, The Applicant shall cause to be formed, or shall be annexed into an existing, Community Facilities District(s) (CFD) for landscaping, lighting, streets, drainage facilities, street sweeping, graffiti removal, or other infrastructure as required by the City to the satisfaction of the City Engineer. The Applicant shall in itiate the maintenance and benefit assessment district(s) formation, or annexation, by submitting a landowner petition and consent form (provided by the City) and deposited necessary fees concurrent with the application for street and grading plan review a nd approval; and said maintenance and benefit assessment district(s) shall be established concurrent with the approval of the final map in the case of the subdivision of land, or prior issuance of any certificate of occupancy where there is no subdivision of land, and as approved by the City Engineer. d. If a drainage report is required by Land Development, A second copy of the drainage report will be delivered to public works, if offsite or overflow storm drain systems are identified, all systems shall be identified on the street improvement plans, and public storm drain shall be on a separate set of plans.
e. A temporary construction encroachment permit from Public Works Department shall be required for utility cuts into existing streets or any work within City’s right -of-way.
Pavement restoration or trench repair shall be in conformance with City Standard No. 310.
Public facilities shall be restored or constructed back to Public Works Department satisfaction.
f. Any pavement works affecting the traffic loop detectors shall be coordinated and subjected to Public Works Traffic Division requirements.
g. The applicant must post a performance bond prior to issuance of the off -site permit. The amount of the bond is to be determined by Public Works Department. h. The above conditions shall comply with current codes, policies, and standards at time of construction.
i. Prior to Certificate of Occupancy or Completion of Project all As-builts shall be submitted to Public Works.
34. Traffic Requirements
a. All Traffic mitigation measures shall be implemented according to the recommendations of the City Traffic Engineer prior to Street Improvement plan approval. b. All roadway design, traffic signing and striping, traffic signal, street lighting, and traffic control improvements relating to the proposed project should be constructed in RESOLUTION NO. 2025-048 – PC
15 accordance with the applicable engineering standards and to the satisfaction of the City of San Bernardino Traffic Engineering Division.
c. In conjunction with standard City of San Bernardino development review procedure, on site traffic signing, and striping plans should be prepared in accordance with the applicable State and Federal standards.
d. The final grading, landscaping, and street improvement plans should demonstrate that sight distance standards are met in accordance with the applicable City of San Bernardino / California Department of Transportation sight distance standards. e. Delivery trucks size shall be limited to box truck classification SU-40 or smaller.
35. 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),
▪ sewer plans (Private sewers may be shown on on -site improvement plan; public sewers must be on a separate plan with profile),
▪ storm drain plans (Private storm drains may be shown on on-site improvement plans; public storm drains must be on a separate plan with profile), ▪ 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 improvement plans and on-site landscaping and irrigation, ▪ water plans (shall be submitted to San Bernardino Municipal Water Department), ▪ 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. All off-site 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.
c. After completion of plan checking, final mylar drawings, stamped and signed by the Registered Civil Engineer in charge, shall be submitted to the City Engineer and/or Building Official for approval.
d. 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.sanbernardino.gov.
36. Required Engineering Permits
a. Grading permit.
RESOLUTION NO. 2025-048 – PC
16 b. On-site improvements construction permit (except buildings - see Community Development – Building & Safety Division), including landscaping. c. Off-site improvement construction permit.
37. 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.sanbernardino.gov.
38. Integrated Solid Waste Management
a. During demolition/construction developer and contractor to use services through the City of San Bernardino’s exclusive franchised hauler Burrtec Waste Industries. b. Burrtec Waste Comments: The Site Plan dated 7 /25/25 identifies a single trash enclosure located near the southeast corner of the project. No enclosure dimensions are provided, but it is noted as holding two 6 -cubic yard bins for trash and recyclables and a 65 -gallon organics cart. Access is provided by a 30-foot-wide driveway from N. E Street with a 20 - foot driveway connection to the adjacent commercial project to the north and a 20 -foot connection to Stoddard Avenue to the south.
c. The proposed trash enclosure shall be designed to accommodate at least two standard 4 - cubic yard commercial bins for trash and mixed recyclables and two 65-gallon food waste carts. Service will be provided by entering the site from North E Street and exiti ng on N.
Stoddard Avenue. The enclosure shall be turned to face west. d. Any changes to the overall project design, enclosure specifications or location, or access may adversely impact Burrtec's ability to service the project. Any design modifications that could impact Burrtec's service will be subject to review and approval by Burrtec. e. Burrtec's review of this project is limited to determining whether it meets Burrtec's minimum standards for waste and recycling collection services. Any comments or approvals by Burrtec are limited to these minimum standards as they relate to our equipment and personnel and do not pertain to the project's compliance with applicable federal, state and local land use and environmental laws, building codes or other applicable government regulations. Any approvals by Burrtec do not warrant or represent that Burrtec accepts any liability relative to the performance of waste and recycling collection services within this project.
f. Contact the Building & Safety Division to determine if any ADA accessibility modifications must be made to the refuse enclosure. Modifications made to refuse enclosures to meet ADA accessibility requirements shall not decrease the minimum clear interior dimensions needed for the container storage area.
RESOLUTION NO. 2025-048 – PC
17 g. Refuse enclosures within five (5) feet of combustible construction shall install an automatic fire sprinkler as approved by the Building & Safety Division and the San Bernardino County Fire Department. (See City Standard Plan 508).
h. Refuse enclosure roofs shall be a minimum of eight (8) feet high interior at its lowest point, with minimal front protrusions that can be damaged during container servicing and must extend over any open side or the rear of the refuse enclosure by at least six (6) inches or as approved by the City.
i. Burrtec Waste Truck Turning Radius – All corners and intersections on streets and driveways leading to refuse enclosures shall have a turning radius adequate for a 35 -foot long, three-axle collection truck. Collection trucks require a minimum 23-foot interior curb return radius to make a minimum 28-foot turn. The minimum outside curb radius shall be at least 42 feet. All streets and driveways shall comply with applicable City standards.
Burrtec Waste’s Truck Turning Radius template may be obtained from the Public Works Department in PDF and CAD.
j. Vertical and Horizontal Clearances – The minimum vertical clearance for collection trucks along the entire route to the refuse enclosure is fifteen (15) feet. The minimum vertical clearance in front of the refuse enclosure where the truck will empty the container shall be twenty-six (26) feet. The clear height shall be free of building overhangs, trees, and utility lines. The minimum horizontal clearance along the entire route to an enclosure is 12 feet. k. Hammerhead Turnarounds shall meet or exceed San Bernardino County Fire Protection District Standard Number A -1 Diagram A -1.12: Hammerhead Turnaround Detail dated July 1, 2021. San Bernardino County Hammerhead detail may be obtained from the City Public Works Department.
l. If gated, access shall be provided by means of a key, code, or remote. m. Senate Bill 1383 Short-Lived Climate Pollutants Reduction Act may apply n. Upon completion, service is provided through the City of San Bernardino’s franchised hauler Burrtec Waste Industries, Inc. 111 E. Mill Street, San Bernardino, CA 92408 (909) 804-4222.
San Bernardino Municipal Water District
39. Rule & Regulation No. 5 application required for the new services and abandonment of the two (2) existing services. could possibly use existing sewer lateral. owner would need to camera lateral to verify usable condition.
40. Sewer capacity, connection, and inspection fees are due prior to the issuance of a city building permit.
41. If street improvement plans are prepared for the project, a copy must be routed to the water dept. in advance for review simultaneously with the review by public works.
San Bernardino Municipal Water District - Environmental Control Section
42. SBMWD Environmental Control plan check review is required.
RESOLUTION NO. 2025-048 – PC
18 43. Applicant is required to contact SBMWD Environmental Control to discuss and review plan check and pretreatment requirements.
44. Applicant shall submit the appropriate permit application, project plans, additional documents, information, and revisions, as required for review and approval by Environmental Control.
45. All SBMWD Environmental Control plan check requirements must be completed prior to issuance of Building Department permits.
San Bernardino County Consolidated Fire District
46. Shall comply with all current Building, Fire Codes and Fire Department Standards requirements based on occupancy classification.
47. Any changes to this proposal shall require new Fire Department condition letter.
48. Interior/exterior Fire Department access roadways/fire lanes shall be per Fire Department Standard. If gates installed, must comply with Fire Department Standards.
49. Paved access from 2 points is required to be 30 feet in width 3 or more stories in height or over 300,000 square feet.
50. Paved access from 2 points shall be required for completion and occupancy.
51. Monitored fire sprinkler systems are required for the proposed building(s). Plans shall be submitted to FD prior to construction.
52. Any changes to the approved life safety system shall require plans to be submitted to the FD prior to construction including the following: Fire Sprinklers, Fire Alarms, Underground water supply for fire protection, Cooking appliances and Hood protections.
53. Knox Box/Key Box is required and shall be provided an installed in accordance with CFC and Fire Department Standard.
54. Required fire flow for this project shall meet the minimum requirements established in the California Fire Code.
55. An approved on -site fire protection water system, in accordance with Fire Department Standard is required. The system is required to be in place and serviceable prior to building construction.
56. An approved water supply system, complete with street fire hydrants complying with Fire Department Standard, shall be in place prior to any combustible construction.
57. Provide a complete on -site fire protection plan to the FD which indicates the location of all required fire protection appliances (FDC’s, PIV’s, DDC’s, proposed and existing fire hydrants, etc.).
RESOLUTION NO. 2025-048 – PC
19 58. Fencing, walls or carports shall not obstruct Fire Department access to fire hydrants and property.
59. Blue reflective pavement markers indicating fire hydrant locations shall be installed as specified by the Fire Department. In areas where snow removal occurs or non -paved roads exist, the blue reflective hydrant marker shall be posted on an approved post along the side of the road, no more than three (3) feet from the hydrant and at least six (6) feet high above the adjacent road.
60. Hand portable fire extinguishers are required. The location, type, and cabinet design shall be approved by the Fire Department.
61. The applicant shall submit a fire lane plan to the Fire Department for review and approval. Fire lane curbs shall be painted red. The "No Parking, Fire Lane" signs shall be installed on public/private roads in accordance with the approved plan.
62. A separate permit is required by the Fire Department for installation of on-site water systems.
No work may begin until the permit has been obtained. A permit application may be obtained from Fire Prevention.
63. Commercial and industrial developments of 100,000 sq. ft or less shall have the street address installed on the building with numbers that are a minimum six (6) inches in height and with a three quarter (3/4) inch stroke. The street address shall be visibl e from the street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200) feet or more from the roadway, additional non-illuminated contrasting six (6) inch numbers shall be displayed at the property access entrances.
64. Construction permits, including Fire Condition Letters, shall automatically expire and become invalid unless the work authorized by such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abando ned for a period of 180 days after the time the work is commenced. Suspension or abandonment shall mean that no inspection by the Department has occurred with 180 days of any previous inspection. After a construction permit or Fire Condition Letter becomes invalid and before such previously approved work recommences, a new permit shall be first obtained and the fee to recommence work shall be one -half the fee for the new permit for such work, provided no changes have been made or will be made in the original construction documents for such work, and provided further that such suspension or abandonment has not exceeded one year. A request to extend the Fire Condition Letter or Permit may be made in writing PRIOR TO the expiration date justifying the reason that the Fire Condition Letter should be extended.
RESOLUTION NO. 2025-048 – PC
20 SECTION 4. PLANNING COMMISSION ACTION:
The Planning Commission hereby takes the following action:
1. Adoption of Planning Commission Resolution No. 2025-048 – PC:
a. Finding the Categorical Exemption, pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines for Conditional Use Permit 25-04 in accordance with the California Environmental Quality Act, and directing the Planning Commission Secretary to prepare and file with the Clerk of the County of San Bernardino a Notice of Exemption as provided under Public Resources Code Section 21152(b) and CEQA Guidelines Section 15062; and
b. Approving Conditional Use Permit 25-04 based on the Findings of Fact and subject to the recommended Conditions of Approval.
SECTION 5. SEVERABILITY:
If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications, and to this end the provisions of this Resolution are declared to be severable.
SECTION 6. CUSTODIAN OF RECORDS.
The location and custodian of the documents and any other material, which constitute the record of proceedings upon which the Planning Commission based its decision, is as follows: Telicia Lopez, Acting City Clerk, 201 North E Street (Building A), (909) 998-2680.
PASSED, APPROVED, AND ADOPTED this 13th day of October, 2025.
____________________________________
Lisa Sherrick, Chairperson
San Bernardino Planning Commission
ATTEST:
Gabriel Elliott, Planning Commission Secretary
City of San Bernardino, California
RESOLUTION NO. 2025-048 – PC
21 CERTIFICATION:
I, Gabriella Sosa, Recording Secretary of the Planning Commission of the City of San Bernardino, California, do hereby certify that the foregoing Resolution No. 202 5-048 – PC, was duly adopted by the Planning Commission of the City of San Bernardino, California, at a regular meeting thereof held on the 13th day of October 2025, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
____________________________________
Gabriella Sosa, Recording Secretary
City of San Bernardino, California
RESOLUTION NO. 2025-048 – PC
22 EXHIBIT “A”
APPROVED PLANS