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Home My WebLink About34-Planning & Building -- CITY OF SAN BERNARDINO - REQUEST FOR COUNcn. ACTION Ff(lm: Michael E. Hays, Director Subject: General Plan Amendment No. 96-13 - To amend the General Plan land use designation from RS, Residential Suburban, and CG-l, Commercial General, to RU-l, Residential Urban, on 14 parcels of land located between Mt. Vernon and Eureka Avenues north of Mill Street Dept: Planning & Building Services Date: March 6, 1997 ~(Q)~W MCC Date: April 7, 1997 Synopsis of Previous Council Action: NtA Recommended Motion: That the Mayor and Common Council close the public hearing and adopt the resolution which approves General Plan Amendment No. 96-13. .\D;iIN. Oi::t":C~, WL~ S t..:;",;..., 97 ~;~: 5:) Contact person: Michael ~s Phone: 384-5357 Supporting data attached: Staff Report and Resolution Ward: 3 FUNDING REQUIREMENTS: Amount: Nt A Source: (Acct. No.) NtA (Acct. Description) Finance: Council Notes: Continued to ~'I /,;?/ /17 Agenda Item No. 34 4/1 J q7 '. _. CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: GENERAL PLAN AMENDMENT NO. 96-13 MAYOR AND COMMON COUNCIL MEETING OF APRIL 7, 1997 OWNER/APPLICANT: PETER S. SOLER P.O. BOX 4322 WEST COVINA, CA 91791 REOUESTILOCATION The applicant is requesting a change in the general plan land use designation of a triplex located at 431-435 S. Pear Street from RS, Residential Suburban, to RU-1, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services included 33 other parcels in the proposal as a recommended alternative, including a multi-family residential property located in the CG-1, Commercial General, land use district. The resulting project area is located along Pear Street between Mt. Vemon and Eureka Avenues and Poplar and Mill Streets (Refer to Exhibit 1, General Plan Land Use & Location Map). The Planning Commission modified the proposal to include only 14 parcels (Refer to Exhibit 2, General Plan Amendment Proposal With P.C. Modification). KEY POINTS * The proposed amendment would change the status of existing multi-family residential. units in the direct vicinity from "legally nonconforming uses" to "permitted uses" to encourage their maintenance and rehabilitation. * The proposed amendment would not increase the density of the site. Although the RU-1 district allows 8.5 units per gross acre compared to 4.5 units allowed by the existing RS district, the proposed amendment area consists of existing multi-family units already built at a higher density than the proposed RU-1 designation. * The proposed amendment is internally consistent with the General Plan. Pursuant to General Plan Policy 1.12.12, it is the policy of the City of San Bernardino to "allow existing multi-family units to remain as a conforming, permitted use in areas designated as Residential Urban (RU-1 and RU-2)(I1.1 and 11.2)". '. General Plan Amendment No. 96-13 Mayor and Common Council Meeting April 7, 1997 Page 2 of 3 The Planning Commission Staff Report prepared for the February 18, 1997 Planning Commission meeting provides the detailed background and analysis of this project (Refer to Exhibit 3). COMMENTS RECEIVED No written comments have been received as of the date of this staff report. However, several residents appeared and spoke at the February 18, 1997 Planning Commission meeting. Their concerns revolved on the dilapidation of their neighborhood and the desire to maintain the existing single-family residences and prevent new multi-family development. ENVIRONMENTAL DETERMINATION This project is exempt from CEQA as a general rule [Section 15601(b)(3)]. No new development is being proposed. Staff completed an Environmental Impact Checklist and all items were marked "No". PLANNING COMMISSION RECOMMENDATION At their February 18, 1997 meeting, the Planning Commission considered comments from the public and voted to recommend the approval of General Plan Amendment No. 96-13 to the Mayor and Common Council with a change in the project area proposed by Staff. The Planning Commission amended the proposed GPA area to include only existing multi-family residences and one interior vacant parcel (Refer to Exhibit 2, General Plan Amendment Proposal Map). The vote was unanimous: 5 ayes (Gonzalez, Lockett, Olliel, Schuiling, & Trasher), 0 nayes, o abstentions, and 4 absent (Enciso, Hamilton, Stone, & Strimpel). STAFF RECOMMENDATION Staff recommends that the Mayor and Common Council: 1. Adopt the Resolution to approve General Plan Amendment No. 96-13 to change the general plan land use designation of fourteen (14) parcels of land generaIly located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets from RS, Residential Suburban, and CG-l, Commercial General, to RU-l, Residential Urban (APN's: 137-134-01 & 137-161-06, 21, 25, 28, 31, 32, 33, 34, 43, 50, 51, 52, & 53). '. . General Plan Amendment No. 96-13 Mayor and Common Council Meeting April 7. 1997 Page 3 of 3 Prepared by: GUSTAVO J. ROMO, Assistant Planner for MICHAEL HAYS, Director of Planning & Building Services EXHIBITS: 1 2 3 4 General Plan Land Use & Location Map General Plan Amendment Proposal Map With P.C. Modification Planning Commission Staff Report (February 18. 1997) and Attachments Resolution EXlDBIT 1 r GENERAL PLAN LAND USE- DESIGNATION -, -AND LOCATION MAP CASE GPA-96-13 AGENDA ITEM # .... MCC HEARING DATE 4/07/97 Adopted 6-2-89 TO'E,," -. . IANTA'I "AILW"" == ral1 NORTH ~III'_~ --- P\.AN-I." PIGE,OF1 C..... CG-1. :.I' 11 CG .J @ < '..'. . . ~;~::-:':..:. .;. I Ii .' -,,: :J ., ~ ~ @ , EXHWIT 2 GENERAL PLAN AMENDMENT NO. 96-13 To.. Ra.. A.reG 7/67, ~O/2 ... . ~ COMMISSION PROPOSED AMENDMENT AREA FROM AS . co.1 TO RU-1 RS @ I I I BIRCH SI'lET , ... ..., .... II . (!).18 - @a' II!) .. .,. __ ':.J I I 8" ,@ @ II!) (!) (!) @I~(!) @) . qD. .. 14 . , II '13 14 I 10 5@ I .5 ~ -1 -;- l CUD RS - l 7 ~ 4C!ll ~ II ( , 1 4e - e e ., I @) I!!l I' S e . . I . S' e " ". I . . alI7-':' .;,L:., \. . ~ ~ALLY ~ toICU IDED BY STAFF @ ,POPLAR. -- -;-.. SI'lET' .ouPLEXI!!l 10 l;~I~'iltSF,,",' ~ ~~ :~~SF~i-ltt~r .. - OM. (!) it'4 iJ..",-", 0 . ~~ ,", ,- .C · N l\.~o~I'III \.~ SF, R"SF~. .~:,(ol) " '" :'\.).. I}.~" Q30.. ,'SF !i (!). ~:' '< 0 SF,:, '~;.' ~." ',' .', :~~-:-. . ~U'I~ .~~\ ,~, .S':F:\. @).:I\'~'):;~" _' ;T~V// - ~ll\Q\. '" '" '\ ~ 11[' -' , ''/ ': 'Z. ~/.:,. ~ t: ;.c /. / / ~ ~ .~. ~ ~0'"t~{~ $. ~,.'" 1?0/'/.: j00',/ lj; .. ~{/x/ !\,'\.' ~ ~~~~~ '~"~~"'. 3~~ ~'7 ///'/Y/--'l'//&//~ _~ e ~~. '/~~ ,,~~ @ ..r;.; ./@ '/ / 'h 0 ' I/' COM~,j!~.1 / ~ '/ 1~~/ N~ Sf:':, i ~~ A ~''\~~0:~''''''~~~~ i @ ~ t--.' 00 ~'\~'\~ ~t\~~~~~ :1 . C~ ~Sf\ ~~'" ~~""~\ ;,~-;1.S!" ~llLL smaT~ . . CG-l +-}-+ lIS @ I r .... .........,.. ..... . lA' ....... .... III air.... .....-. ..." 8001< 137 I'aao 18 San s..-dIno 0Iu0/l' .. h.... -, ~: .; ., , fiil EXlDBIT 3 SUMMARY CITY OF SAN BERNARDINO PLANNING DIVISION .=============================================== CASE: General Plan Amendment No. 96-13 AGENDA ITEM: 1 HEARING DATE: 02/18/97 WARD: 3 APPUCANT: PETER S. SOLER P.O. Box 4322 West Covina, CA 91791 OWNER: VARIOUS ============================================--= REQUESTILOCATION -The applicant is requesting to change the General Plan land use designation of a triplex located at 431-435 S. Pear Street from RS, Residential Suburban, to RU-I, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services has included 33 other parcels in the proposal as a recommended alternative. The resulting project area is located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets. =============================================== PROPERTY ExISrING LAND USE LAND USE nF.~r.I\fATlON SUBJECT NORTH SOUTH EAST WEST Singlo &. Multi-Family Resideacos Singlo &. Multi-Family 11-"- Singlo-Family Resideacos Single-Family JI..,;.wv- Geaotal Retai1 as, JI..,;d..ntial Suburb8n as, Resideatial SuburbIIIl as, Resideatial Suburb8n as, Roaideatial Suburb8n 00-1, CoIIUIIeICiaI General GEOLOGIC/SEISMIC YES C FLOOD HAZARD HAZARD ZONE: NO. ZONE: HIGH FIRE HAZARD YES C AIRPORT ZONE: NO. NOISE/CRASH ZONE: YES C SEWERS: YES . NO. NOC YES C REDEVELOPMENT YES . NO. PROJECT AREA: NO C ENVIRONMENTAL FINDINGS: STAFF RECOMMENDATION: o Not Applicable . Exempt o No Significant Effects o Potential Effects, Mitigating Measures, No E.I.R. o E.I.R. w/ Significant Effects . APPROVAL o CONDmONS o Significant Effects, See Attached E.R.C. Minutes o DENIAL o CONTINUANCE TO: ~ General Plan Amendment No. 96-13 Agenda Item: 1 Hearing Date: February 18, 1997 Page 1 00 REQUEST AND LOCATION The applicant is requesting to change the General Plan land use designation of a triplex located at 431-435 S. Pear Street from RS, Residential Suburban, to RU-l, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services bas included 33 other parcels in the proposal as a recommended alternative. The resulting project area is located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets (Refer to Attachment A, General Plan land Use Designation And Location Map). CALIFORNIA ENVIRONMENTAL QUAUTY ACT (CEQA) STATUS This project is exempt from CEQA pursuant to Section 15061(b)(3). No development is proposed. An Environmental Impact Checklist was completed by Staff and all items were marked "no". DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE Single-family and multi-family residential land uses are "permitted" within the RU-lland use district per Section 19.04.020 of the Development Code. Many of the properties in the proposed GPA area are presently legally nonconforming "multi-family residential" land uses within the RS land use district. Pursuant to General Plan Policy 1.12.12, it is the policy of the City of San Bernardino to "allow existing multi-family units to remain as a conforming, permitted use in areas designated as Residential Urban (RU-l and RU-2)(Il.l and 11.2)". As such, this proposal is in conformance with the City of San Bernardino Development Code and General Plan. BACKGROUND General Plan Amendment No. 96-13 was requested by the property owner of an existing triplex located at 431,433, & 435 South Pear Street. The proposal was made after the owner became aware that the triplex bad lost its "nonconforming use" status and would have to be converted into a single-family dwelling. General Plan Amendment No. 96-13 was reviewed by the Development Review Committee (ORe) on December 19, 1996. The project was cleared to the Planning Commission with a recommendation for approval. General Plan Amendment No. 96-13 Agenda Item: 1 Hearing Date: February 18, 1997 Page 2 of3 ANALYSIS Site and Area Characteristics The site consists primarily of multi-family residential structures ranging from duplexes to an 81- unit apartment complex. Of the 34 parcels 9fOposed for the General Plan Amendment, 18 (53%) consist of the following uses: 4 duplexes, 3 triplexes, 3 quadplexes, one 12-unit complex, one Bl-unit complex, 4 vacant parcels, and two parcels serving for easement purposes. The ~aining parcels contain single-family houses. A mixture of single-family and multi-family residential structures surround the site to the north, east, and south. Commercial uses are present along Mt. Vernon Avenue west of the site and within the CG-l, Commercial General, land use district. The nearest multi-family land use district (RU-l) is appIOyimately one-quarter ofa mile northwest of the proposed GPA site (Refer to Attachment A, General Plan Land Use Designation And Location Map). Density Under the RU-l designation, all vacant parcels would have the opportunity of being developed at a density of eight (8) units per gross acre. Currently, the maximum density in the existing RS designation is 4.5 units per gross acre. The density for existing single-family parcels may be increased under the proposed RU-l designation if the requirements of the Development Code are met. However, based on the configuration and size of the existing parcels, an increase in density would be minimal, if any. EXISTING LAND USE DESIGNATION The RS, Residential Suburban, land use district is intended to promote the development of single-family detached units. More than 50% of the existing land uses within the proposed GP A area are presently nonconforming to this land use district. PROPOSED LAND USE DESIGNATION The RU-l, Residential Urban, land use district is intended to promote the development of detached and attached units, duplexes, mobile home parks, and small lot subdivisions as part of a planned residential development. The RU-l land use district would make all existing nonconforming "multi-family residential" land uses "permitted" within the proposed GPA area. In addition, single-family residential land uses would remain permitted uses within the RU-lland use designation. General Plan Amendment No. 96-13 Agenda Item: 1 Hearing Date: February 18, 1997 Page 3 of3 COMMENTS RECEIVED . No comments have been received as of the date of this staff report. CONCLUSION General Plan Amendment No. 96-13 is conmuent with the City of San Bernardino General Plan Policy 1.12.12 and is in accordance with all applicable Development Code Standards. Furthermore, the proposal is not subject to CEQA based on Section lS061(b)(3). RECOMMENDATION Staff recommends that the Planning CommiqiOll recommend to the Mayor and City Council approval of General Plan Amendment No. 96-13 based on the Findings of Fact (Attachment C). Z11......"'" / z;kJ MICHAEL ~.. J.~ Director of Planning and Building Services ~r GUSTAVO J. ROMO Assistant Planner ATTACHMENTS: A - General Plan Land Use Designation And Location Map B - Site Plan and General Plan Amendment Proposal C - GP A Findings of Fact ATTACHMENf "A" GENERAL PLAN LAND USE DESIGNATION " AND LOCATION MAP CASE GPA.96.13 HEARING DATE 2/18/97 AGENDA ITEM # Adopted 6-2-89 == TO'EKA -. . SANTA rE flAILW.' -l1 NORTH ~l :J l --.J ] \ "'-".. ::.=~~~ PlAN-L 11 PAGE 1 OF , ,.&.10) I' J ATIACHMENT "B" GENERAL PLAN AMENDMENT NO. 96-13 RS mt PROPOSED AMEMlMM L @ I . I . .,:,:FROM RS & CG-1 TO RU-1. \ STREET & CG-1.. e BIRCH , l-i t' @ ~Of ,. l@ @ .. @/I J3 " eG- I POPLAR .. .. STREETI JXJLEX@ ., ~~.., '~~,:if ;~'$o" W; ,:;..! 'h""",~", .. <iou- rz. ~... .... "A~I f.. ~> .-!z<!l' ~.~. /. ,'sF '~~;)/f:'~ ...~' '. '.' w ~@.' v.~.' . .Y.'.1. 1//7., S'SFF,!f:\SF@>l:i\ ... ~~m'. ~.MAA;.:rV''''' .!?F, TR'lPlFii.@,qe).. ~.,:.:.., ':'~:;,',,~i'.; :I).; .:";fii,.H ~'/~ .Yr.J ...'..: ~~.':'r_ j~ ~~.~i.~'~Tb~{{~ ~l ~ ,J"I '/ 'l ~:"J,I' '/~/2~' ~~ ?(/ ~'~;I TRIPLEX' JJ i z '7/ i .... - w~~~~1~~ ~;;.~[l'~L ~~~~Wda ",.8r,~7~h ,Y. .;V1~.J'; ~ -j/ h "/1~~4APTS.', 7'/'/0'/'./. ~~~~ ,;;;~ '/!71~~9/SF'/ i.~i,,~~f .J @ '-, . ~~~:~;.'~ ~~<: . :. @ , #. . I' . -I' ." 1---- --. '\ (!) @ e @ <!l'll . I' . J5 H , RS ~'~;, ~.1 r.,@ @) , '- @I I @ - .... :> 2 @', 2; ~ . @ . @ . S' 8 I , -.no' ~ ,.... l<!l 10 7 . 1 - ., t) ~le @ .. 2@ .@ '@ S~ , ~ @) '-, @ ." _~?,M, _4 . I ... :IE 'MIl.L I STREET ~ . , , CG-1 +--I ... @ IRS ".,. -A'N""" .Ioca: . ut N.....'. .... ill Clrll'" Tax Rat" Atea 7167,70/2 137-': @ .. '. . I r As.aUM'. A1ap S/loll '37 FGae 16 San !/..-dino Caun" ~... 'g:IJ ..... ATIACHMENT C FINDINGS OF FACT FOR GENERAL PLAN AMENDMENT NO. 96-13 1. The proposed amendment is internally consistent with the General Plan. The proposal meets the General Plan's goal to "allow existing multi-family units to remain as a conforming, permitted use in areas designated as Residential Urban (RU-1 and RU- 2)(11.1 and 11.2)" (General Plan Policy 1.12.12). 2. The proposed amendtnent would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that the proposed land use designation is in accordance with the existing multi-family residentia1land uses. In addition, single-family residentia1land uses would remain permitted in the RU-1land use designation. 3. The proposed amendment would maintain the appropriate balance of land uses within the City. The proposed amendment area will remain as a residential district. No change to commercial, industrial, or other type of designation is proposed. 4. The subject site is physically suitable for the requested RU-1land use designation. Over 50% of the proposed GPA area is presently occupied by multi-family residential land uses which were legally permitted and reviewed when first constructed. Furthermore, no development is proposed at this time. RESOLUTION NO. 1 2 RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING GENERAL PLAN AMENDMENT NO. 96-13 TO THE GENERAL PLAN OF THE CITY OF SAN 3 BERNARDINO. 4 6 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 2S 24 25 26 BE IT RESOLVED BY THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS: SECTION 1. Recitals (a) WHEREAS, the General Plan for the city of San Bernardino was adopted by the Mayor and Common council by Resolution No. 89-159 on June 2, 1989. (b) WHEREAS , the amendment proposal and associated development project was reviewed for compliance with the California Environmental Quality Act (CEQA) and based upon the preliminary review, the project was found to be exempt from CEQA pursuant to CEQA Guidelines !il5061 (b) (3) which states that CEQA applies only to projects that have the potential for causing a significant effect on the environment. (c) WHEREAS, on December 19, 1996, the city's Environmental Review Committee concurred with the findings of staff's preliminary review for CEQA and recommended that the Planning commission recommend to the Mayor and Common Council that a Notice of Exemption be filed with the San Bernardino county Clerk of the Board if the project is approved. (d) WHEREAS , the planning Commission conducted a noticed public hearing on February 18, 1997 in order to receive public testimony and written and oral comments on General Plan Amendment No. 96-13, a proposal to change the General Plan Land Use Designation from RS, Residential Urban, and CG-l, Commercial 27 General, to RU-1, Residential Urban, on fourteen (14) parcels of 28 1 1 2 3 4 6 6 7 8 9 10 11 12 13 14 16 16 17 18 19 20 21 22 23 24 26 26 27 28 land generally located along Pear street between Mt. Vernon and Eureka Avenues and poplar and Mill streets and fully reviewed and considered the Planning Division staff report and the recommendation of the Environmental Review Committee. (e) WHEREAS, the Mayor and Common Council held a noticed public hearing and fully reviewed and considered proposed General Plan Amendment No. 96-13 and the Planning Commission and Environmental Review committee recommendations and Planning Division Staff Report on April 7, 1997. (f) WHEREAS, the adoption of General Plan Amendment No. 96-13 is deemed in the interest of the orderly development of the city and is consistent with the goals, objectives and policies of the existing General Plan. SECTION 2. Environmental Determination NOW, THEREFORE BE IT RESOLVED, FOUND AND DETERMINED by the Mayor and Common council that the proposed amendment to the General Plan of the city of San Bernardino is ex_pt from the California Environmental Quality Act pursuant to the California Environmental Quality Act Guidelines U5061(b) (3) which states that CEQA applies only to projects that have the potential for causing a significant effect on the environment and as such, the proposed amendment is hereby ratified, affirmed and adopted. SECTION 3. Findinas BE IT FURTHER RESOLVED by the Mayor and Common Council of the City of San Bernardino that: A. The proposed amendment is internally consistent with the General Plan in that it meets the General Plan's goal to "allow existing multi-family units to remain as a conforming, 2 1 2 3 B. 4 5 6 7 8 9 c. 10 11 12 13 D. 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A. permitted use in areas designated as Residential Urban (RU-1 and RU-2) (X1.1 and X1.2)" (General Plan Policy 1.12.12). The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the city in that the proposed land use designation is in accordance with the existing mUlti-family residential land uses. In addition, single-family residential land uses would remain permitted in the RU-1 land use designation. The proposed amendment would not affect the balance of land uses within the city in that the proposed amendment area will remain as a residential district. No change to commercial, industrial, or other type of designation is proposed. The amendment site is physically suitable for the requested RU-1 land use designation in that over 50% of the proposed GPA area is presently occupied by mUlti-family residential land uses which were legally permitted and reviewed when first constructed. Furthermore, no development is proposed at this time. SECTION 4. Amendment BE IT FURTHER RESOLVED by the Mayor and Common Council that: The Land Use Plan of the General Plan of the City of San . Bernardino is amended by changing fourteen (14) parcels of land from RS, Residential Suburban, and CG-1, Commercial General, to RU-1, Residential Urban. This amendment is designated as General Plan Amendment No. 96-13 and its location is outlined on the map entitled Attachment A and further described in Attachment B, copies of which are attached and incorporated herein by reference. 3 General Plan Amendment No. 96-13 shall become effective immediately upon adoption of this resolution. SECTION 5. Man Notation This resolution and the amendment affected by it shall be noted on such appropriate General Plan maps as have been previously adopted and approved by the Mayor and Common council and which are on file in the office of the city Clerk. SECTION 6. Notice of Exemntion The Planning Division is hereby directed to file a Notice of Exemption with the County Clerk of the County of San Bernardino certifying the City'S compliance with California Environmental Quality Act in determining that the project is exempt from the Act. IIII IIII IIII 1 B. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4 1 RESOLUTION. . .ADOPTING GENERAL PLAN AMENDMENT NO. 96-13 TO THE 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 of 18 19 20 21 22 23 24 25 26 27 28 ~ GENERAL PLAN OF THE CITY OF SAN BERNARDINO. I HEREBY CERTIFY that the foregoing resolution was duly adopted by the Mayor and Common Council of the city of San Bernardino at a meeting thereof, held on the day of , 1997, by the following vote, to wit: Council Members AID BAn ABSTAIN NEGRETE CURLIN ARIAS OBERHElMAN DEVLIN ANDERSON MILLER ABSENT city Clerk The foregoing resolution is hereby approved this , 1997. day Tom Minor, Mayor City of San Bernardino Approved as to form and legal content: JAMES city F. PENMAN, ttorney . }. 5 . . ATIACHMENT A . CG-1, Tax Rate Area 137-I~ 7/67,70/2 GENERAL PLAN AMENDMENT NO. 96-13 ' AS @ .: -. PROPOSED ANENDMENT "L., , " , ' ,FROM RS II CG-1 TO RU-1 \' " mlEET, REVISED: 2/18/97,. :)" e 8_ 10 @) 4@ .@), I' (!)' -- ':...\' @ liJ @I~~ @) I (f!i, 11'13 14 I I '. @) RSJ~ e 4 @) I '.' e I 11 ,!,A @~~ _ Iii> II CG-1 · ,Iii> @, II 14 .liJ .(!) .8 @ ,'~ e' @ .J ,DUPLEX(!) 10 COM. @ · SF SP SF' ,SF <!J (!) (!). (!j @ . II. 12 I I'""" I . I: 5~SF', " I . ~ . I! . @$Fl @ II . ~ ,Sfl $10 SF liJ · M " ,'{-, ,-'r .;-,.: " I ~. -,,:. ;..:..... ". " ~ ~ @) VACANT ~. :!\", ~~.I. i4[ ~ ..!l ~ '" :) - " '" '" '5 '" - @ /7 I ~ 8 I @ - @) COM. @ Sf, 8 ,SF' 8 SF (!j SF 8 @ SF -~ ~1lU STRUT~ r , CG-1 +-I .... IRS /4 .... ........en 110ft . L" ........ ...... .. arr.... As........ ....,. _1117"""16 San S""'- caunIY ~ \T:ll . . ATTACJDIBJIIT B GPA-"-13 PROPOSBD AMBlmBD PAReBLB: Assessor Parcel Numbers: 137-134-01 137-161-06 137-161-21 137-161-25 137-161-28 137-161-31 137-161-32 137-161-33 137-161-34 137-161-43 137-161-50 137-161-51 137-161-52 137-161-53 6