HomeMy WebLinkAbout16-Development Services ORIGINAL
CITY OF SAN BERNARDINO-REQUEST FOR COUNCIL ACTION
From: Valerie C. Ross, Director Subject: Development Code Amendment No. 06-02
Dept: Development Services to add Section 19.06.025 to the Development Code
to prohibit establishment or relocation of specified
businesses in the City of San Bernardino.
Date: September 13, 2006 MCC Date: October 2, 2006
Synopsis of Previous Council Action:
10/4/04 Mayor and Council adopted MC-1188, an urgency ordinance prohibiting establishment or
relocation of specified businesses in the City of San Bernardino
6/6/05 Mayor and Council adopted MC-1196 amending and extending MC-1188
8/22/06 Legislative Review Committee discussed a potential Development Code Amendment
9/6/06 Legislative Review Committee recommended the proposed Development Code Amendment
Recommended Motion:
That the hearing be closed; the urgency ordinance be adopted; and the regular ordinance be laid
over for final adoption.
Valerie C. Ross
Contact person: Terri Rahhal City Planner Phone: 384-5057
Supporting data attached: Staff Report Ward(s): City-wide
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct. No.)
(Acct. Description)
Finance:
Council Notes: / 12-10
Agenda Item No. ! W
/O
CITY OF SAN BERNARDINO- REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT: Development Code Amendment No. 06-02 to add Section 19.06.025 to the
Development Code to prohibit establishment or relocation of specified
businesses in the City of San Bernardino.
APPLICANT:
Development Services Department
300 N. "D" Street
San Bernardino, CA 92418
BACKGROUND:
On October 4, 2004, the Mayor and Common Council adopted MC-1188, an urgency interim
land use ordinance prohibiting establishment or relocation of specified land uses within the City.
The Mayor and Council found that over-proliferation of the uses specified in the ordinance had
contributed to various adverse impacts on the community, including increased crime, illegal
signage, poor property maintenance and depreciation of property values. MC-1196 (Exhibit 1)
was adopted on June 6, 2005, to amend and extend the provisions of MC-1188. As amended and
extended, the interim land use ordinance will expire on October 4, 2006.
The proposed Development Code Amendment (DCA)No. 06-02 will make the provisions of the
interim land use ordinance permanent, by adding Section 19.06.025 "Prohibited Uses"to
Development Code Chapter 19.06 "Commercial Uses". An urgency ordinance (Exhibit 2) is
proposed to make the amendment effective immediately. The regular ordinance (Exhibit 3)will
take effect 30 days after the second reading. Additional details are provided in the Planning
Commission Staff Report (Exhibit 4). Final recommendations of the Legislative Review
Committee that were not included in the Planning Commission staff report are incorporated in
the revised Development Code Table 06.01 (Exhibit 5). Geographic Information System (GIS)
data illustrating the correlation between incidents of crime and existing land uses specified in the
proposed DCA will be available for review at the October 2 Council meeting as Exhibit 6.
On August 22, 2006, the Legislative Review Committee of the Common Council (LRC)
considered the proposal to amend the Development Code to prohibit the specified land uses on an
on-going basis. The LRC proposed three additional land uses to prohibit by the proposed
ordinance: self-service laundries, party supply stores and small container recycling centers. The
item was continued for further review at the next LRC meeting.
On September 6, 2006, the LRC considered the Code amendment proposal again and added
exceptions to permit the specified uses in structures exceeding 25,000 square feet and in
shopping centers exceeding 200,000 square feet with major anchor tenants. With those changes,
the LRC recommended presentation of the proposed ordinances to the Mayor and Common
Council for adoption.
At the September 6, 2006 meeting of the Planning Commission, there was a unanimous vote to
recommend approval of DCA No. 06-02, as recommended by the LRC. Commissioners Coute,
Durr, Enciso, Heasley, Mulvihill, Rawls and Sauerbrun voted in favor of the Development Code
Amendment. Commissioners Longville and Munoz were absent.
FINANCIAL IMPACT
The proposed Development Code Amendment will require an indefinite amount of staff time to
implement the regulations pertaining to prohibited commercial land uses.
RECOMMENDATION
Staff recommends that the hearing be closed; the urgency ordinance be adopted; and the regular
ordinance be laid over for final adoption.
EXHIBITS:
1 MC-1196
2 Urgency Ordinance
3 Ordinance
4 Planning Commission Staff Report Dated August 22, 2006
5 Revised Development Code Table 06.01
6 Land Use Data and Crime Statistics (available for review at the meeting)
i
Adopted: June 6, 2005
Effective: June 6, 2005 EXHIBIT 1
1 ORDINANCE NO. HC-1196
2
3 AN URGENCY ORDINANCE.OF THE CITY OF SAN BERNARDINO AMENDING
ORDINANCE NO. MC-1188, ESTABLISHING A MORATORIUM ON CERTAIN NEW
4 BUSINESSES AND THE RELOCATION OF SAID BUSINESSES IN THE CITY,
DECLARING THE URGENCY THEREOF, AND TAKING EFFECT IMMEDIATELY.
5
The Mayor and Common Council of the City of San Bernardino do ordain as follows-
6
Ordinance No. MC-1188 is hereby amended to read as follows:
7
SECTION 1. FINDINGS. The Mayor and Common Council of the City of San
8 Bernardino hereby finds and declares that:
9
(a) There has been an overproliferation of the following commercial uses in the City
lo of San Bernardino:
11 (1) Smoke Shops;
12 (2) Single-Price Overstock/Discount Stores;
13 (3) Tattoo Parlors and/or Body Piercing Studios;
14 (4) Second Hand Stores/Thrift Stores;
15 (5) Check-Cashing Facilities;
16 (6) Convenience Stores within a one mile radius of another convenience
stores;
17
(7) Pawn Shops;
i8
(8) Automotive Stereo Shops;
19
.(9) Tire Stores.
20
(b) The above-referenced commercial uses have caused or contributed to one or more
21 of the following adverse effects-to the surrounding areas:
22 (1) increased crime,
23 (2) loitering, litter and illegal dumping,
24 (3) illegal signage,
25 (4) improperly maintained landscaping,
26 (5) depreciation of property values.
27 (c) The establishment of any new business or the relocation of any said business set
forth in Subsection (a), above, will result in causing or contributing to the adverse effects listed in
28 Subsection(b), above.
MC-1196
1 AN URGENCY ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
ORDINANCE NO. MC-1188, ESTABLISHING A MORATORIUM ON CERTAIN NEW
2 BUSINESSES AND THE RELOCATION OF SAID BUSINESSES IN THE CITY,
DECLARING THE URGENCY THEREOF, AND TAKING EFFECT IMMEDIATELY.
3
I HEREBY CERTIFY that the foregoing Ordinance was duly adopted by the Mayor and
4 j oint
Common Council of the City of San Bernardino at aregular meeting thereof, held on the 6th y
5
of June , 2005, by the following vote, to wit:
6
7
COUNCIL MEMBERS: AYES NAYS ABSTAIN ABSENT
8
ESTRADA z
9
LONGVILLE x
10
MCGINNIS x
11
DERRY x
12
KELLEY a
13
JOHNSON a
14
MC CAMMACK x
15
16 _ L
17 C
Rachel Clark, City Clerk
18
19 The foregoing Ordinance is hereby approved this 7 th day of June , 2005.
20
21 - L•
L
22 I ALLES,
yor City of San Bernardino
23
Approved as to form
24 and legal content:
25
JAMEST.-PENMAN
26 City Attorney
27 0
28
HF1atfMoratorimaor&21 S
EXHIBIT 4
S UMMAR I CITY OF SAN BERNARDINO PLANNING DIVISION
CASE: Development Code Amendment No. 06-02
AGENDA ITEM: 4
HEARING DATE: September 6, 2006
WARD: City-wide
OWNER: APPLICANT:
Not applicable Development Services Department
300 North D Street
San Bernardino, CA 92418
(909) 384-5057
REQUEST/LOCATION:
A proposal to add Section 19.06.025 to the Development Code to prohibit the establishment or
relocation of certain businesses in the City of San Bernardino. The proposed amendment would
apply to commercial land use districts citywide.
CONSTRAINTS/OVERLAYS:
Not Applicable
ENVIRONMENTAL FINDINGS:
® Not Applicable
❑ Exempt, Section
❑ No Significant Effects
❑ Potential Effects, Mitigation Measures and Mitigation Momtoring/Reporting Plan
STAFF RECOMMENDATION:
® Approval
❑ Conditions
❑ Denial
❑ Continuance to:
DCA No. 06-02
Hearing Date 9/6/2006
Page 2
REQUEST AND PROJECT DESCRIPTION
The proposed Development Code Amendment would add Section 19.06.025 "Prohibited Uses"
to the Code to list specified commercial uses (See Attachment A) that shall not be established or
relocated anywhere within the City. Over-proliferation of the specified uses has caused or
contributed to numerous adverse effects on the community, including increased crime, illegal
signage, poor property maintenance and depreciation of property values. A more current draft of
the proposed amendment will be distributed at the Planning Commission meeting.
SETTING/SITE CHARACTERISTICS
The Development Code Amendment would apply to commercial land use districts, City-wide.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The proposed Development Code Amendment will not result in a direct or reasonably
foreseeable indirect physical change in the environment. Therefore, DCA 06-02 is not a project
subject to CEQA, pursuant to Section 15060 (c) (2) of the State CEQA Guidelines.
BACKGROUND
On October 4, 2004, the Mayor and Common Council adopted MC-1188, an urgency interim
land use ordinance, prohibiting the establishment of certain new businesses and the relocation of
said businesses in the City. The Mayor and Council found that the over-proliferation of the uses
specified in the interim ordinance, including pawn shops, smoke shops, single-price/overstock/
discount stores, second hand stores, automotive stereo shops and others (see Attachment A)
caused or contributed to various negative impacts on the City. The interim ordinance was
adopted pursuant to the state Constitution, state law, and the City's Charter. The Mayor and
Council directed staff to monitor the numbers of the specified uses and to continue to study their
effects on the community.
On June 6, 2005, the Mayor and Common Council adopted MC-1196, an urgency ordinance
amending and extending the provisions of Ordinance MC-1188. Based on experience with
implementation of MC-1188, the list of prohibited uses was refined and definitions were added
to reduce ambiguity. The current interim ordinance MC-1196 contains an expiration date of
October 4, 2006, unless extended by the Mayor and Common Council.
On August 22, 2006, the Legislative Review Committee of the Common Council reviewed the
status of the interim ordinance and is still considering this amendment of the Development Code
to prohibit the specified uses on a long-term basis. The LRC recommended the addition of party
supply stores and beverage container recycling facilities to the list of prohibited uses. The LRC
also recommended the addition of a 5-year sunset clause, and will discuss the proposed
amendment further at its meeting scheduled for Wednesday, September 6, 2006.
DCA No. 06-02
Hearing Date 9/6/2006
Page 3
ANALYSIS
Staff has compiled data to analyze the numbers and locations of the uses specified in the interim
land use ordinance, as well as statistical data related to code violations and crime. It is evident
that in the two years since the interim land use ordinance was adopted, there has been no
significant reduction in the numbers of the specified uses. Furthermore, the correlation to code
violations and crime reports continues to indicate a threat to public safety and welfare. Therefore,
staff is recommending a 5-year sunset clause in the proposed Code Section 19.06.025. The
prohibition of the specified uses would expire in 2009, unless the provisions of Section
19.06.025 are amended or replaced by a subsequent Code Amendment.
FINDINGS
1. Is the proposed amendment consistent with the General Plan?
The proposed Development Code Amendment prohibits certain commercial uses that
have proliferated in the commercial districts of the City. The specified uses have been
linked to unsightly conditions, poor property maintenance, illegal signage and increasing
crime statistics, to the detriment of the public safety and welfare. Prohibition of the
specified uses is consistent with the following Goals and Policies of the General Plan:
Goal 2.2: "Promote development that integrates with and minimizes impacts on
surrounding land uses."
Policy 2.2.10: "The protection of the quality of life shall take precedence during the
review of new projects. Accordingly, the City shall utilize its discretion to deny or require
mitigation of projects that result in impacts that outweigh benefits to the public."
Goal 2.5: "Enhance the aesthetic quality of land uses and structures in San Bernardino."
Policy 2.5_1: "Use code enforcement in coordination with all relevant City departments to
reverse deterioration and achieve acceptable levels of development quality. These efforts
should focus on structural maintenance and rehabilitation, debris and weed removal,
property maintenance and safety."
2. Is the proposed amendment detrimental to the public interest, health, safety, convenience
or welfare of the City?
The proposed amendment will prevent further proliferation of specified commercial land
uses that have been found to create or contribute to various detrimental effects on public
safety, convenience and welfare, including increased crime, illegal signage, poor property
maintenance and depreciation of property values. Therefore, the proposed amendment to
the Development Code serves the public interest and will not be detrimental to public
health, safety, convenience or general welfare.
DCA No. 06-02
Hearing Date 9/6/2006
Page 4
CONCLUSION
The proposed Development Code Amendment is consistent with the General Plan and would
serve the public interest. It complements existing provisions of the Development Code, and is
supported by the Findings of Fact for approval.
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council approve Development Code Amendment No. 06-02 based upon the Findings of Fact
contained in this Staff Report.
Respectfully Submitted,
I� � Rw--
Valerie C. Ross
Director, Development Services
Terri Rahhal
Deputy Director/City Planner
Attachments: Attachment A: Draft Ordinance
Attachment B: Development Code Table 06.01
Exhibits: Land Use Data, Maps and Statistics
(to be provided for review on 9/6/06)
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1 ORDINANCE NO. COPY
2
3 AN ORDINANCE OF THE CITY OF SAN BERNARDINO ADDING SAN
BERNARDINO MUNICIPAL CODE SECTION 19.06.025 (DEVELOPMENT CODE) AND
4 PROHIBITING THE ESTABLISHMENT OF CERTAIN NEW BUSINESSES AND THE
RELOCATION OF SAID BUSINESSES IN THE CITY.
5
The Mayor and Common Council of the City of San Bernardino do ordain as follows:
6
SECTION 1. FINDINGS. The Mayor and Common Council of the City of San
7 Bernardino hereby finds and declares that:
8
(a) There has been an overproliferation of the following commercial uses in the City
9 of San Bernardino:
10 (1) Smoke Shops;
11 (2) Single-Price Overstock/Discount Stores;
12 (3) Tattoo Parlors and/or Body Piercing Studios;
13 (4) Second Hand Stores/Thrift Stores;
14 (5) Check-Cashing Facilities;
15 (6) Convenience Stores within a one mile radius of another convenience
store;
16
(7) Pawn Shops;
17
(8) Automotive Stereo Shops;
18
(9) Tire Stores;
19
(10) Self-Service Laundry;
20
(l 1) Recycling Centers;
21
(12) Party Supply Stores.
22
(b) The above-referenced commercial uses have caused or contributed to one or more
23 of the following adverse effects to the surrounding areas:
24 (1) increased crime,
25 (2) loitering, litter and illegal dumping,
26 (3) illegal signage,
27 (4) improperly maintained landscaping,
28
F:\EMPENO\Ordinances\Ordinance Amending 5.04.025-9-6-06.wpd
1
3 (5) depreciation of property values.
2
(c) The establishment of any new business or the relocation of any said business set
3 forth in Subsection (a), above, will result in causing or contributing to the adverse effects listed in
Subsection(b), above.
4
(d) The City's Development Services Department has been directed to evaluate and
5 make recommendations to the Legislative Review Committee and the Common Council, and, if
necessary, the Planning Commission, regarding the necessity and form of regulation of any new
6 business or relocation of said business set forth in Subsection (a).
7 (e) For the reasons stated herein, the establishment of any new business or relocation
of said business set forth in Subsection(a)poses a current and immediate threat to public health,safety
8 and welfare.
9 (f) This Ordinance is not a project subject to the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15378(b). In the event that this Ordinance is found
10 to be a project under CEQA, it is subject to the CEQA exemption contained in Section 15061(b) of
the CEQA Guidelines,because it can be seen with certainty that there is no possibility that it may have
11 a significant effect on the environment. This Ordinance will not create a change in the environment
because it maintains the status quo.
12
SECTION 2. San Bernardino Municipal Code Section 19.06.025 (Development Code) is
13 hereby added to read as follows:
14 "19.06.025 Prohibited Uses
15 (A) Notwithstanding any conflicting provision(s) in any other section of the San
Bernardino Municipal Code,including the Development Code,no Conditional Use Permit,
16 Development Permit, Building Permit, Certificate of Occupancy, or Zoning Verification
Review(also referred to as "Zoning Consistency Review"), shall be issued or granted for
17 the establishment of a new business, or the relocation of an existing business, in the City
of San Bernardino within the following categories of commercial uses:
18
(1) Smoke Shops - Establishments that either exclusively or as a substantial
19 portion (+50%) of their floor area, sell cigarettes, cigars, pipes, bongs,
tobacco, and related paraphernalia.
20
(2) Single-price overstock/discount store - Establishments that sell a broad
21 range of outlet, close-out, discontinued, liquidation, or overstock and
general merchandise primarily at a single discount price and/or in the low
22 and very low price ranges including, but not limited to, food stuffs,
alcoholic beverages,apparel and accessories,costume jewelry,notions and
23 small wares, housewares, fountain refreshments, and toys.
24 (3) Tattoo Parlors and/or Body Piercing Studios - Establishments that engage
in any method of placing permanent designs, letters, scrolls, figures,
25 symbols, or any other marks upon or under the skin with ink or any other
substance, by the aid of needles or any other instruments designed to touch
26 or puncture the skin, resulting in either the coloration of the skin, or the
production of scars or scarring and/or establishments that create an opening
27 in the body of a person for the purpose of inserting jewelry or other
28 2
F.TMPENO\Ordinances\Ordinance Amending 5.04.025-9-6-06.wpd
1 decoration. This category shall not include licensed physicians, nurses,
electrologists, and cosmetologists and shall also not include jewelry stores
2 that offer ear piercing.
3 (4) Second Hand Stores/Thrift Stores - Establishments that sell used
merchandise such as clothing and shoes, household furniture, home
4 furnishings and appliances, books and magazines, office furniture, used
musical instruments, used phonographs and records, used fixtures and
5 equipment, including re-sale shops, consignment shops, and similar
businesses. This category shall not include the following:
6
(i) Stores owned or operated by existing entities recognized as non-
7 profit by the Secretary of State of the State of California, and in
s "good status" with the same.
8
(ii) Antique Stores. An antique, for the purposes of this ordinance,
9 shall be a work of art, piece of furniture, decorative object, or the
like, of or belonging to the past, and at least 50 years old. This
10 includes any premise used for the sale or trade of articles of which
90% or more are over 50 years old or have collectible value.
11
(iii) Existing, legally established indoor concession malls and outdoor
12 swap meets, unless otherwise prohibited.
13 (5) Check-Cashing, Cash Advance, and Loan Facilities - Establishments that
engage, in whole or in part, in the business of cashing checks, warrants,
14 drafts,money orders, or other commercial paper serving the same purpose,
such facilities do not include a state or federally chartered bank,savings and
15 loan association, credit union, or industrial loan company.
16 a) This category shall include any business licensed by the California
Commissioner of Corporations to make deferred deposit
17 transactions pursuant to California Financial Code Section 23000
etseq.,sometimes referred to as"payday advance,""cash advance,"
18 or"payday loan" services.
19 b) This category shall not include any ancillary check-cashing facility
that is located entirely within a major retailer over 15,000 square
20 feet in size.
21 (6) Convenience Stores (if located within a one mile radius of another
convenience store) - The retail sale of groceries, staples, sundry items,
22 and/or alcoholic beverages where the gross floor area is less than 5,000
square feet. This category shall not include any convenience store located
23 on the same parcel with a service station (gasoline station);
24 (7) Pawn Shops - Businesses that loan money or other items of value to any
person, firm or corporation, upon any personal property, personal security
25 or the purchasing of personal property and reselling or agreeing to resell
such articles at prices previously agreed upon. This category shall not
26 include any legally established pawnshop in an unreinforced masonry
building to be relocated to another building within 50 feet of the current
27 location.
28 3
F:\EMPENO\Ordinances\Ordinance Amending 5.04.025-9-6-06.wpd
1
(8) Automotive Stereo Shops - Establishments that either exclusively or as a
2 substantial portion (+50%) of their floor area, sell and install automotive
stereos and accessories. This category shall not apply to the establishment
3 of a new Automotive Stereo Shop in the Auto Center Plaza area.
4 (9) Tire Stores - Establishments less than 5,000 square feet in size which sell
new and/or used automobile tires and accessories. This category shall not
5 include legally established service stations and auto repair facilities.
6 (10) Self-Service Laundry-Any commercial establishment providing the use of
self-service washing machines and dryers to the public, usually coin-
s operated.
8 (1 1) Recycling Centers- Small collection facilities which occupy an area of less
than 500 square feet, and which accept by donation, redemption or
9 purchase, recyclable materials from the public.
10 (12) Party Supply Stores -Establishments that either exclusively or as a
substantial portion of their floor area, sell or rent party supplies and
11 equipment.
12 (B) Section 19.06.025(A) shall not apply to any of the enumerated uses if established
in a shopping center or mall containing over 200,000 square feet of floor area and that have
13 at least one major commercial-anchor-tenant.
14 (C) Section 19.06.025(A) shall not apply to any of the enumerated uses if that use is
exclusively established in a single independent building exceeding 25,000 square feet in
15 size.
16 SECTION 3. Table 06.01, Commercial Districts List of Permitted Uses, at Section
19.06.020 shall be revised to reflect the new requirements in Section 19.06.025.
17
SECTION 4. This Ordinance is based upon the findings set forth in Section 1,above, and
18 the accompanying Staff Report and its attachments to this ordinance, and is adopted pursuant to the
authority granted to the City of San Bernardino in Article 11, Section 7 of the California Constitution,
19 and pursuant to Article II1, Section 31 of the Charter of the City of San Bernardino.
20 SECTION 5. The provisions of this Ordinance are declared to be separate and severable.
The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this Ordinance,
21 or the invalidity of the application thereof to any person or circumstance shall not affect the validity
of the remainder of this Ordinance,or the validity of its application to other persons or circumstances.
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F:\EMPENO\Ordinances\Ordinance Amending 5.04.025-9-6-06.wpd
1 AN ORDINANCE OF THE CITY OF SAN BERNARDINO ADDING SAN BERNARDINO
MUNICIPAL CODE SECTION 19.06.025 (DEVELOPMENT CODE) AND PROHIBITING
2 THE ESTABLISHMENT OF CERTAIN NEW BUSINESSES AND THE RELOCATION OF
SAID BUSINESSES IN THE CITY.
3
1 HEREBY CERTIFY that the foregoing Ordinance was duly adopted by the Mayor and
4
Common Council of the City of San Bernardino at a meeting thereof, held on the_day
5
of , 2006, by the following vote, to wit:
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COUNCIL MEMBERS: AYES NAYS ABSTAIN ABSENT
s
ESTRADA _
9
BAXTER
10
VACANT
11
DERRY _
12
KELLEY
13
JOHNSON
14
MC CAMMACK
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16
17
Rachel Clark, City Clerk
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19 The foregoing Ordinance is hereby approved this_day of , 2006.
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21
PATRICK J. MORRIS
22 Mayor City of San Bernardino
23 Approved as to form:
24 JAMES F. PENMAN
City Attorney
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F:\EMPENO\Ordinances\Ordinance Amending 5.04.025-9-6-06.wpd