HomeMy WebLinkAbout32-Planning & Building Services
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From:
Michael E. Hays, Director
Subject:
General Plan Amendment (GPA 96-11); a
request to change the designation
from CG-2, Commercial General to CH,
Commercial Heavy on 13.77 acres ofland
located on the south side of Baseline Street
between 1-215 and "L" Street
Dept:
Planning & Building Services
Date:
January 7, 1997
ORIGINAL
MCC Date: January 27, 1997
Synopsis of Previous Council Action:
N/A
Recommended Motion:
That the Mayor and Common Council close the public hearing and adopt the Resolution which approves
i,D.Hi,. c~lleful Plan Amendment No. 96-11.
H J':,\ 07 :'~ 'Oi~
~~y,
Contact person: Michael E. Havs
Phone: 5357
Supporting data attached: Staff Report: Resolution
Ward: #1
FUNDING REQUIREMENTS:
Amount: N/A
Source: (Acct. No.)
Account Description:
Finance:
Council Notes:
Res 97-;< J..
Agenda Item No.3~
1()..1/q7
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT:
GENERAL PLAN AMENDMENT NO. 96-11
MAYOR AND COMMON COUNCIL
MEETING OF JANUARY 27, 1997
OWNERS/ APPLICANTS:
Sibilio Partnership
1049 West Baseline Street
San Bernardino, CA 92411
REQUEST/LOCATION
The applicant requests to change the General Plan land use designation from CG-2, Commercial
General to CH, Commercial Heavy on about 6.5 acres of land located on the south side of
Baseline Street, west of the 1-215 Freeway at 1049 West Baseline Street. The amendment will
allow a future expansion to the existing San Fernando Farmdale Creamery facility.
Staff has expanded the General Plan Amendment study area to include 22 additional parcels for
inclusion in the General Plan Amendment proposal. The study area includes about 13.77 acres
of land and is located on the south side of Baseline Street between the 1-215 Freeway and "L"
Street. Throughout this Staff Report, the expanded General Plan Amendment will be referred
to as the amendment or amendment proposal. (See Exhibit 1, Amendment Site Location Map)
KEY POINTS
o The existing creamery facility, which is a food processing use, and other uses that
involve related outdoor uses of space are not permitted in the CG-2 designation but are
permitted in the CH designation subject to an approved Conditional Use Permit (CUP).
o The proposed amendment will eliminate the legal non-conforming status of the creamery
facility and other existing uses within the amendment site. No new nonconforming uses
will be created.
o The amendment proposal would expand the CH district that exists on the north side of
the Baseline Street to the south side of the street and, therefore, is consistent with
General Plan GoallG(i) which requires that development patterns and uses be cohesive
and uniform in nodes and districts.
General Plan Amendment No. 96-11
Mayor and Common Council Meeting of
January 27, 1997
Page 2
o It would allow for the establishment of a broader range of commercial and light industrial
uses in a larger area. These types of uses would provide the adjacent and surrounding
areas and the City at large with new or additional economic opportunities.
o The expansion of the CH district would also allow for the continuance of many of the
existing commercial retail and service uses and single-family residential uses that are
permitted in both the CG-2 and the CH districts.
The Planning Commission Staff Report prepared for the November 19, 1996 Planning
Commission meeting provides the detailed background and analysis of this project (Refer to
Exhibit 2).
COMMENTS RECEIVED
No comments have been received as of the date of this staff report.
ENVIRONMENTAL DETERMINATION
The amendment proposal is not subject to CEQA pursuant to CEQA Guidelines ~15061(b)(3)
which states that CEQA applies only to projects that have the potential for causing a significant
effect on the environment. At their meeting of October 10, 1996, the Environmental Review
Committee (ERC) concurred with the [mdings of staff's preliminary review for CEQA because
the site is developed and changing the land use designation will not result in any environmental
effects.
PLANNING COMMISSION RECOMMENDATION
At their November 19, 1996 meeting, the Planning Commission voted on consent to recommend
the approval of General Plan Amendment No. 96-11 to the Mayor and Common Council. The
vote was unanimous: 5 ayes (Hamilton, Lockett, Schuiling, Stone and Thrasher), 0 nays, 0
abstention, and 5 absent (Enciso, Gonzalez, Quiel, Strimpel and Traver).
General Plan Amendment No. 96-11
Mayor and Common Council Meeting of
January 27, 1997
Page 3
STAFF RECOMMENDATION
Staff recommends that the Mayor and Common Council:
1. Adopt the Resolution to approve General Plan Amendment No. 96-11 to change
the general plan land use designation from CG-2, Commercial General to CH,
Commercial Heavy on about 13.77 acres of land located on the south side of
Baseline Street between the 1-215 Freeway and "L" Street based on the Findings
of Fact contained in the Resolution (Exhibit 3).
Prepared by: Deborah Woldruff, Associate Planner for
MICHAEL E. HAYS, Director of Planning & Building Services
EXHIBITS:
1 - Amendment Site Location Map
2 - Planning Commission Staff Report (November 19, 1996) and Attachments
3 - Resolution
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CITY OF SAN BERNARDINO
Amendment Site
Location Map
GENERAL PLAN LAND USE DESIGNATION
Date /I-).'~ ?Z-
\.
GPA NO. 96-11 (CG-2 to CH)
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EXHIBIT 1
Adopted 6-2-89
Panel No. i.3..
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SUMMARY
EXHIBIT 2
CITY OF SAN BERNARDINO PLANNING DMSION
===============================================
CASE: General Plan Amendment No. 96-11
APPLICANT:
Sibilio Partnership
1049 West Baseline Street
San Bernardino, CA 92411
AGENDA ITEM: 2
HEARING DATE: 11-19-96
WARD: 1
OWNER:
Same
===============================================
REQUEST I LOCATION - A proposal to change the land use designation on about 13.77 acres of
land from CG-2, Commercial General to CH, Commercial Heavy. The amendment site is located on
the south side of Baseline Street between the 1-215 Freeway and "L" Street.
===============================================
Lt. InduslManuf. uses, Comm. Retail
& Svcs., & Single Family ReslManuf. uses
Lt. IndusIManuf. uses, Comm. Retail
& Svcs., & SFRlManuf. uses
Single Family ReslManuf. uses
PROPERTY
ExISTING
LAND USE
SUBJECI"
NORTH
SOUTH
EAST
WEST
BNSF and 1-215 Right-of-Way.
Comm. Retail &. Sve. uses & SFRlManuf. uses
GEOLOGIC/SEISMIC YES 0 FLOOD HAZARD
HAZARD ZONE: NO. ZONE:
HIGH FIRE HAZARD YES 0 AIRPORT
ZONE: NO. NOISE/CRASH
ZONE:
ENVIRONMENTAL FINDINGS:
. Not Applicable
CEQA Guidelines
~15061(b)(3)
o Exempt
o No Significant
Effects
o Potential Effects,
Mitigating
Measures, No
E.I.R.
LAND USE
DESIGNATION
CG-2, Commercial Gcaera1
CR, Comm. Heavy and
CG-2, Commercial Gcaera1
RS, Residential SuburblUI and
RM, Residential Medium
N/A
CG-I, Commercial Gcaera1
YES 0 SEWERS: YES .
NO . NO 0
YES 0 REDEVELOPMENT YES .
NO. PROJECI" AREA: NO 0
o E.I.R. wI Significant
Effects
o Significant Effects,
See Attached E.R.C.
Minutes
STAFF RECOMMENDATION:
. APPROVAL
o CONDmONS
o DENIAL
o CONTINUANCE
TO:
GENERAL PLAN AMENDMENT NO. 96-11
AGENDA ITEM: 2
HEARING DATE: November 19, 1996
Page 2
REOUFST AND LOCATION
Under the authority of Development Code ~19.50.020, the applicant requests to change the
General Plan land use designation from CG-2, Commercial General to CH, Commercial Heavy
on about 6.5 acres of land located on the south side of Baseline Street, west of the 1-215
Freeway at 1049 West Baseline Street. The amendment will allow a future expansion to the
existing San Fernando Farmdale Creamery facility.
Under the authority of Development Code Section 19.50.030, staff has expanded the General
Plan Amendment study area to include 21 additional parcels on the south side of Baseline Street
between the 1-215 Freeway and "L" Street (see Attachment A, Amendment Site Location Map).
These parcels will be considered for inclusion in the General Plan Amendment proposal to
change the land use designation from CG-2 to CH. Throughout this Staff Report, the expanded
General Plan Amendment will be referred to as the amendment or amendment proposal.
CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOAl STATUS
Staff detennined that the amendment proposal is not subject to CEQA pursuant to CEQA
Guidelines ~15061(b)(3) which states that CEQA applies only to projects that have the potential
for causing a significant effect on the environment. At their meeting of October 10, 1996, the
Environmental Review Committee (ERe) concurred with the findings of staffs preliminary
review for CEQA. The ERC recommended that the Planning Commission and the Mayor and
Common Council concur with this detennination because the site is developed and changing the
land use designation will not result in any environmental effects.
BACKGROUND
All elements of the amendment proposal were reviewed by the DRC at their meeting on October
10, 1996. The DRC recommended that the Planning Commission recommend to the Mayor and
Common Council the approval of GPA No. 96-11 as proposed.
On November 5, 1996, a letter describing the proposed amendment was mailed to all of the
property owners within the amendment site. To date, staff has received no comments in
response from the property owners.
l
GENERAL PLAN AMENDMENT NO. 96-11
AGENDA ITEM: Z
HEARING DATE: November 19,1996
Page 3
ANALYSIS
AMENDMENT SITE AND AREA CHARACTERISTICS
The amendment site is flat and contains about 13.77 acres of land in the CG-2 designation.
Over the years, the site bas been developed with light industrial, manufacturing and food
processing uses, commercial services and repair, storage, single-family residential uses and a
few vacant buildings and lots.
The existing uses north and across Baseline Street are a mix of light industrial, manufacturing
and assembly uses, commercial services and repair uses, commercial retail (including vehicle
sales) and office uses and single-family residential uses. The land use designation CH between
the 1-215 Freeway and Penis Street and CG-2 from Penis Street to Mt. Vernon Avenue.
East of the site are the Burlington Northern Santa Fe (BNSF) right-of-way and railroad tracks
and the 1-215 Freeway.
South of the site is a mix of single-family and multi-family uses in the RS, Residential Suburban
and RM, Residential Medium designations.
West and adjacent to the amendment site are single-family and multi-family residential uses in
the RS designation. Further west and across "L" Street are commercial retail and service uses
in the CG-2 designation along Baseline Street with residential uses in the RS designation south
of the corridor.
In general, the amendment site and the surrounding area are economically depressed and in a
dilapidated and run down condition.
EXISTING LAND USE DESIGNATION
The purpose of the CG-2, Commercial General (Community Commercial-Mixed Residential)
land use designation is to meet the City's objective, as follows:
"rro] enhance the economic activity of the Mount Vernon Avenue and Raseline Street,
and other appropriate commercial corridors; infilling and intensifying existing
development, establishing new key activity centers and nodes, allowing for the
development of medium and medium high density as alternative uses." (General Plan
Objective 1.22)
GENERAL PLAN AMENDMENT NO. 96-11
AGENDA ITEM: 2
HEARING DATE: November 19,1996
Page 4
The CG-2 designation permits a diversity of community-serving retail and service uses (including
vehicles sales and repair), community social services, low-rise moderate density residential (in
specified areas) and senior citizen and senior congregate care housing uses (General Plan Policies
1.22.10 and 1.22.12 through 1.22.14). The creamery facility, which is a food processing use,
and other uses that involve related outdoor uses of space are not permitted in the CG-2
designation.
PROPOSED LAND USE DESIGNATION
The purpose of the CH, Commercial Heavy land use designation is to meet the City's objective,
as follows:
"rro] provide for the development of limited commercial and industrial uses
characterized by an extensive use of outdoor space for their sales, service, and/or storage
and ensure their compatibility with adjacent uses." (General Plan Objective 1.30)
The CH permits vehicle sales and repair facilities, lumberyards and related building materials
and hardware sales, plant nurseries, light industrial manufacturing and storage facilities and
similar uses which require extensive outdoor or indoor space for their sales, service and/or
storage (General Plan Policy 1.30.10). The Development Code requires that a CUP be
processed for projects in the CH designation that include outdoor uses within 150 feet of a
residential land use district. The existing creamery facility is a legal nonconforming use in the
CG-2 because it is not permitted; it would also be legal nonconforming in the CH because it
does not have an approved CUP. As an existing use, the creamery facility does not require a
CUP unless the facility is proposed to be expanded and/or the use intensified.
GENERAL PLAN CONSISTENCY
The amendment proposal is consistent with General Plan Goal I G(i) requires that development
patterns and uses be cohesive and uniform in nodes and districts to prevent "leap frog"
development. There are only 2 vacant lots within the amendment site (about 1.02 acres total)
and the existing development consists of uses that are either permitted or conditionally permitted
in the CH designation. Given these factors, it is not possible for "leap frog" development to
occur on the amendment site.
Changing the land use designation to CH on the creamery site and in the vicinity will eliminate
a number of nonconforming uses. Many of the existing uses fall within the range of permitted
and conditionally permitted uses for the CH (General Plan Policy 1.30.10). The status of the
commercial retail uses and single-family residential uses will not change because they are
permitted in either the CG-2 or CH designations.
GENERAL PLAN AMENDMENT NO. 96-11
AGENDA ITEM: 2
HEARING DATE: November 19, 1996
Page 5
In general, the amendment proposal would expand the CH district that exists on the north side
of the Baseline Street to the south side of the street. It would allow for the establishment of a
broader range of commercial and light industrial uses in a larger area. These types of uses
would provide the adjacent and surrounding areas and the City at large with new or additional
economic opportunities. The expanded CH district would also allow for the continuance of
many of the existing commercial retail and service uses and single-family residential uses as
permitted uses.
The majority of existing uses along the ~seline Street corridor (i.e., light industrial,
manufacturing and food processing uses, commercial services and repair, storage, single-family
residential uses) are permitted or conditionally permitted in the CH land use designations. The
proposed amendment could result in increased opportunities for commercial development as a
result of the expanded range of uses permitted under the CH designation.
On November 20, 1995, the City's Redevelopment Commission adopted the San Bernardino
Economic Strategic Plan which identifies that a top economic priority of the City is to retain and
expand activities that boost the local economy. The Plan states that expansion efforts should
include bringing in companies that create products and sell them outside of the City. The
redesignation of this section of the Baseline Street corridor as CH would be consistent with the
plan in that it would provide additional locations for manufacturing, processing, assembling and
repairing uses in the existing, vacant buildings and vacant lots. Many of the existing uses within
the amendment site (i.e., creamery facility, vehicle sales dealership and rolldown door
manufacturer) will be able to expand and upgrade as legal conforming uses under the CH. This
is also consistent with General Plan Goal 1 G( c) which encourages that deteriorated districts be
revitali7ed, adaptively reused and upgraded.
DEVELOPMENT CODE COMPLIANCE
Both the CG-2 and CH designations require a minimum lot size of 10,000 square feet for new
development. Many of the existing lots do not meet the minimum lot size of either district.
Redesignating the corridor as CH would not create any new non-conforming lots; the amendment
would maintain the status quo.
COMPATIBILITY
The amendment proposal does not conflict with the surrounding area which consists of
commercial retail and service uses and single-family and multi-family residential uses. The
amendment site is already developed with a mix of uses the majority of which are permitted in
the CH designation. The existing and future commercial and light industrial uses permitted in
the CH will provide commercial services and economic opportunities. Any proposals to
GENERAL PLAN AMENDMENT NO. 96-11
AGENDA ITEM: 2
HEARING DATE: November 19, 1996
Page 6
establish commercial heavy uses that involve the use of outdoor space will be reviewed through
the Conditional Use Permit process and required to meet all applicable Development Code
standards that provide buffering for visual and noise impacts.
COMMENTS RECEIVED
No comments received.
CONCLUSIONS
The amendment proposal is consistent with the General Plan and specifically with Goal IG(i)
because it would result in the expansion of a cohesive CH corridor that would contain a diversity
of commercial retail and service uses. The amendment would expand the range of permitted
uses to include more intensive commercial service uses and light manufacturing, processing,
assembling and repairing uses. Many of the existing uses within the amendment site would
become legal conforming uses in the CH designation. The amendment is also consistent with
the San Bernardino Economic Strategic Plan because it will allow for the continuation and
development of land uses which offer new economic and employment oppo11llllities. This in
turn, may provide the stimulus for the revitalization, adaptive reuse and upgrade of this portion
of the Baseline Street corridor.
RECOMMENDATIONS
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council approve General Plan Amendment No. 96-11 based on the Findings of Fact (Attachment
B).
Respectfully submitted,
f€flifL
Planning and Building Services
{;\ A 6w-u.~ /'06&"" /J ,
~rah WoldruYf vo-
Associate Planner
AlTACHMENTS:
A. Amendment Site Location Map
B. Findings of Fact
L
GENERAL PLAN AMENDMENT NO. 96-11
AGENDA ITEM: 2
HEARING DATE: November 19, 1996
Page 7
CITY OF SAN BERNAt 'NO AMENDMENT SITE
LOCATION MAP
GENERAL PLAN LAND USE DESIGNATION
Date 11-)'-?2-
CPA NO. 96-11 (CC-2 to CH)
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ATTACHMENT "A"
Adopted 6-2-89
Panel No. ..E.3..
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ATI'ACHMENT B
FINDINGS OF FACT FOR
GENERAL PLAN AMENDMENT NO. ,.11
1. The proposed amendment is intemally consistent with the General Plan in that the
majority existing commercial uses are consistent with the CH designation and the
establishment of more intensive commercial uses permitted by the CH meet the intent of
the General Plan GoallG(c) and (i) to provide for the adaptive reuse, revitJl!i7jluon and
upgrade of deteriorated neighborhoods and districts in a cohesive district;
2. The proposed amendment would not be detrimental to the public interest, health, safety,
convenience, or welfare of the City in that the proposal is to change a commercial land
use designation to another commercial designation that allows a broader range of
commercial uses which would be compatible with the existing commercial development
in the vicinity and provide new economic and employment opportunities;
3. The proposed amendment would not affect the balance of land uses within the City in
that the proposal would not create a new commercial district but rezone an existing
commercial district; and,
4. The creamery plant site and the other sites within the amendment site are physically
suitable for the requested CH land use designation in that there are provisions for
adequate access and utilities and the existing and proposed commercial uses are
compatible with adjoining land uses; and, the status quo of existing non-conforming lots
within the amendment site would be maintained in that the minimum lot size for the
proposed CH designation and the existing CG-2 is 10,000 square feet.
L
AITACHMENT "A"
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GENERAL PLAN AMENDMENT NO. 96-09
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ATIACHMENT "B"
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GENERAL PLAN A.J.\1ENDMENT NO. 96-11 - LEGAL DESCRIPTION OF PARCELS
APNS
139:081:01
139:081 :02
139:081:03
139:081:04
139:081:06
139:081 :09
139:081:10
139:081:11
139:081:27
139:081:35
139:081:38
. 139:081:41
139:081:42
139:081:43
139:092:01
139:092:02
139:092:03
139:092:04
139:092:06
139:092:07
139:092:08
139:092:09
139:092:10
139:092: 12
139:092:13
LEGAL DESCRIPTION OF PARCELS
Those ponions of Lots 1,2,3,4 and 5, Bloc 20 of the Rancho San Bernardino,
as per map recorded in Book 7 of Maps, page 2 and ponions of Miller Heights
Tract No. 2073, as per map recorded in Book 30 of Maps, page 12, all records
of the County of San Bernardino, Slate of California, described as follows:
"Beginning at the interseclion of the centerline of Base Line Street (82.50 feet
wide) and "L" Streel (50 feet wide); thence East, along said centerline of Base
Line Slreet to its intersection with the West line of the Atchison Topeka and
Santa Fe Railroad right-of-way, to its intersection with the centerline of 11th
Street; thence West, along said centerline to its interseclion with the centerline
of Harris Street; thence Nonh, along said centerline, to its intersection with
Orange Street; thence West, along said centerline, to its intersection with Perris
Street; thence South, along said centerline, to its intersection with the centerline
of 11th Street; thence West, along said centerline, to its intersection with a line
that is parallel with and lying 92 feel West of the East line of said Lot 5; thence
Nonh, along said parailelline, to a point on a line that is parallel with and 283
feet south of the South line of said Base Line Street; thence West, along said
parallel line and its Westerly prolongation, to its intersection with the centerline
of said "L" Street; thence Nonh, along said centerline to the Point of Beginning.
.