Sec. 30-426. - Land use compatibility.

The site and design of a project shall recognize that conflicts between abutting or nearby land uses can arise due to such factors as the operating characteristics of an existing use, hazards posed by a use, or the physical orientation of a building. On a citywide scale, the general plan land use map

establishes a pattern of land use designed to minimize land uses conflicts. At the project level, the features described in this section should be incorporated into a project as appropriate to ensure the compatibility of different land uses.

(1)

Open space buffer. Landscaped parkways, parks, and similar open space areas will be used as appropriate to separate residential uses from potentially incompatible uses. The width and treatment of the open space buffer will vary depending upon the types of potential conflicts to be resolved. To soften visual impacts, the open space buffer shall include landscaping.

(2)

Topography. Grading plans will incorporate natural earth forms and graded earthen berms as appropriate to create visual screens and to buffer noise.

(3)

Streets. Street design and site access will be configured to discourage through, nonresidential traffic in residential neighborhoods. Features, such as raised medians that restrict turning movements, cul-de-sacs, and curvilinear street patterns can discourage such through traffic.

(4)

Landscaping. Landscaping shall be used alone or in conjunction with other features (e.g. open space buffer, topography) to reduce potential visual, light and glare conflicts.

(5)

Physical barriers. Physical barriers such as block walls and fences shall be provided as specified in these regulations to reduce noise, visual, light and glare impacts. These barriers may also be used to restrict unwanted access between abutting land uses.

(6)

Building orientation. All buildings shall be sited and oriented to ensure mutual privacy and safety, and to reduce noise, light and glare, visual, and other conflicts.

(7)

Infill development. Infill as defined in this chapter shall be especially sensitive to compatibility concerns and shall be developed in a manner sensitive to existing uses in terms of density, scale, aesthetics, and design theme. Infill developments shall meet or exceed the development standards and shall incorporate the general architectural theme of existing development adjacent to the proposed project. Further, the planning commission may require any proponent of a proposed infill development project to provide illustrations and site redesigns showing the proposed project in relation to the surrounding developments.

(8)

Community design. Design of residential communities will reduce and/or prevent land use conflicts by considering the constraints and opportunities of adjacent existing neighborhoods and by establishing design themes that ensure some variation of individual units in large developments.

Sec. 30-427. - Infrastructure.

The following shall apply to all projects:

(1)

Streets. All new development and expansion of existing development shall provide public street and/or private street improvements consistent with the community, mobility, and circulation element of the general plan. Additional improvements and dedications shall be provided as determined through the design review process.

(2)

Water and sewer. All projects must verify that adequate water and sewer facilities are or will be available to serve the planned use. In the case of subdivision maps, the proof shall consist of written communication from affected water and sewer agencies.

(3)

Storm drains and basins. All projects shall provide storm drain and other flood control and drainage facilities consistent with the San Bernardino County Flood Control District's comprehensive drainage plan. All facilities shall comply with the provisions of the National Pollutant Discharge Elimination System (NPDES). All improvements shall be performed in accordance with the provisions of Chapter 12 and Chapter 26 of the Municipal Code, and to the satisfaction of the City Engineer.

(4)

Logical extension of facilities. Development shall be phased in accordance with the logical, incremental extension of necessary infrastructure.

(5)

Developer impact fees. Public improvement costs related to extension or expansion of infrastructure necessary to serve a particular development will be the responsibility of the project developer.

(6)

Completion of infrastructure. Prior to the issuance of a certificate of occupancy, all required infrastructure shall be completed and finalized by all the required divisions and or departments of the city.

Sec. 30-428. - Public facilities and services.

The following shall apply to all projects:

(1)

Schools. All projects must have proof that adequate school facilities are or will be available to accommodate the students generated by the project in accordance with state law. In the case of subdivision maps, the proof shall consist of written communication from the affected school districts. In the case of other residential projects, the proof shall consist of the issuance of relevant permits or approvals or written substantiation from the affected school district.

(2)

Public transportation. New development shall provide public transit facilities such as bus stops, bus shelters, or transit turnouts as recommended in cooperation with the appropriate transit authority.

(3)

Trails. Public trails shall be provided consistent with the conservation, open space, parks and trails element of the general plan.

(4)

Developer impact fees. Public improvement costs related to the expansion of public facilities or services necessary to serve a development shall be the responsibility of the developer.

Sec. 30-429. - Public safety.

The following shall apply to all projects:

(1)

Emergency access. Access for emergency vehicles shall be incorporated into the project design. Paved fire access roads shall be provided between residential development and wild land fire areas subject to approval by the local fire authority.

(2)

Dedicated access. There shall be two separate means of dedicated access to a public road. Access shall be from either a primary, secondary or collector road. If it cannot be achieved, an alternate design may be approved by the Planning Commission subject to concurrence by the fire agency.

(3)

Fire hazards.

a.

Wild land fires. Projects constructed within or adjacent to areas identified in the general plan safety element within the "fire hazard overlay district" shall incorporate fire breaks into site design. Fire management plans will also be required in fire prone areas.

b.

Response time. Every attempt shall be made to design all projects so that they are within a five-minute response time of a fire protection facility. If a project does not meet this standard, agreement must be reached with the local fire authority as to how adequate fire protection can be achieved.

(4)

Geologic hazards.

a.

Faulting. Geologic reports shall be required for development on properties lying within an Alquist-Priolo Special Studies Zone. The development must incorporate site and design features recommended in the geologic study.

b.

Slopes. In the San Gabriel Mountains and Jurupa Hills, no grading shall be permitted on hill slopes in excess of 15 percent. On all other slopes in excess of 15 percent, no grading shall be permitted unless detailed geologic studies are prepared to show that hill slopes can be stabilized and further provided that

the grading does not occur on significant topographic features.

c.

Ingress and egress. Ingress and egress to collector roads and arterial highways from all development projects shall be approved by the City Engineer.

DIVISION 3. - USE REGULATIONS