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Home My WebLink About46-Planning & Building Services CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION From: Michael E. Hays, Director Subject: General Plan Amendment No. 97-02 - To change the general plan land use designation from RS, Residential Suburban, to RU-2, Residential Urban, for 23 parcels located between 16th and 17th Streets at 648-652 W. 16th Street. Dept: Planning & Building Services (g(Q) [F))/UN 1 8 1997 Date: June 16, 1997 MCC Date: July 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. 97-02. -S4fJl;p Contact person: Michael HlIys Phone: 384-5357 Supporting data attached: Staff Re.port and Resolution Ward: 6 FUNDING REQUIREMENTS: Amount: Nt A Source: (Acct. No.) NtA (Acct. Description) Finance: Council Notes: Agenda Item No._4 ~ Continued to 07jli?/ /17 '1/7/Q 7 CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: GENERAL PLAN AMENDMENT NO. 97-02 MAYOR AND COMMON COUNCIL MEETING OF JULY 7,1997 OWNER/APPLICANT: VARIOUS/GARY R. YEAKEL 444 VIA VISTA DRIVE REDLANDS, CA 92373-7159 (909)792-8053 REOUEST/LOCATION The applicant is requesting a change in the general plan land use designation from RS, Residential Suburban, to RU-2, Residential Urban for a triplex located at 648-652 West 16th Street. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services included 22 other parcels in the proposal as a recommended alternative. The resulting project area consists of an entire City block located between 16th and 17th Streets on the north and south and "F" and "G" Streets on the east and west (Refer to Exhibit 1, General Plan Land Use & Location Map). 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-2 district allows 8.0 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-2 designation. There is one vacant lot which could accommodate a maximum of two units based on existing development standards. * 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-l and RU-2)(11.1 and 11.2)". The Planning Commission Staff Report prepared for the May 20, 1997 Planning Commission meeting provides the detailed background and analysis of this project (Refer to Exhibit 3). General Plan Amendment No. 97-02 Mayor and Common Council Meeting July 7, 1997 Page 2 of 2 COMMENTS RECEIVED No written comments have been received as of the date of this staff report. A few residents have called the City seeking further clarification. No opposition or concerns have been presented from the public. ENVIRONMENTAL DETERMINATION This project is exempt from CEQA under the general rule exemption [Section 15601(b)(3)]. A general rule exemption applies when a site is already developed and no new development is proposed. Staff completed an Environmental Impact Checklist and all items were marked "No". PLANNING COMMISSION RECOMMENDATION At their May 20, 1997 meeting, the Planning Commission considered comments from the public and voted to recommend approval of General Plan Amendment No. 97-02 to the Mayor and Common Council as presented by Staff. The vote was unanimous: 8 ayes (Gonzalez, Hamilton, Lockett, Olliel, Reilly, Schuiling, Suarez & Thrasher), 0 nayes, 0 abstentions, 1 absent (Enciso). STAFF RECOMMENDATION Staff recommends that the Mayor and Common Council: 1. Adopt the Resolution to approve General Plan Amendment No. 97-02 to change the general plan land use designation of 23 parcels of land consisting of one City block generally located between 17th and 16th Streets on the north and south and "G" and "F" Streets on the east and west from RS, Residential Suburban, to RU- 2, Residential Urban (APN's: 145-121-03 through 145-121-23 and 145-121-25 & 145-121-26). Prepared by: GUSTAVO J. ROMO, Assistant Planner for MICHAEL E. HAYS, Director of Planning & Building Services EXHIBITS: 1 2 3 4 General Plan Land Use & Location Map General Plan Amendment Proposal Map Planning Commission Staff Report (May 20, 1997) and Attachments Resolution EXlUBIT "1" r CITY OF SAN BERNARDINO PLANNING AGENDA AND BUILDING SERVICES DEPARTMENT ITEM # LAND USE DESIGNATION CASE GPA-97-02 .. AND LOCATION MAP HEARING DATE MAY 20. 1997 ~ . ~-'-t:E -- II ~ .... r;::] 1;;]/',. IT'D : I~ I '= '4~ S bJ G::J ! If1l.:" ~ ,~.. i::h - ~I.::..' .,~t' ~ ,.L ;kI':ii . E3a ""p;. Hi I~I (,0- f I ....: I I ..~ IT R~':r --, [] n 1. - 1 tt ,! r.t...=' rn ~ ~~I'~ f1I ~ I ~ · J"" I UlI.JjU I";;' ' FIlII I iPJ ""'III --IT " fAr'" - Iv I ~': ~ 3[;J-~~ ~GJL3~ ri I A1t: u 1[: (" 1.i1 t- F ~.; ~G: \Vf,iJ& _ I I -~ , '~" - .I! ~ ~ ~ ~. _:- I: r:: i f~~~~1t ..,,,, r - ~1 r-- _ "'-r. . ~ ......~ ! ......'1'" ~%II 1_~. s = ~ !J <>-owl!'. ~-=" ~ ~. I R ~ S/~~ -n:;- '-- 'I ~. f!J -~~ ~ I t'~~ f'f ."1 .. . il., ~ - ,.' - ... F I" .. 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". ~~ ... :r "ctcn 2)(g !":llCll ",,0" me;:; o O:>Q. .. -, .." 00 n ~ In ... " '" '" ... ,:". I :j;; UI . - l\) - SUMMARY EAwBIT "3" CITY OF SAN BERNARDINO PLANNINO DIVISION CASE: General Plan Amendment No. 97-02 =============================================== APPUCANT: OARY R. YEAKEL 444 Via Vista Drive Redlands, CA 92373-7159 OWNER: VARIOUS AOENDA ITEM: 4 HEARINO DATE: OS/20/97 WARD: 6 =============================================== REQUESTILOCATION - The applicant is requesting to change the General Plan land use designation of a triplex located at 648-652 W. 16th Street from RS, Residential Suburban, to RU-1, Residential Urban. Based upon site visits and an asse~',"ent of the neighborhood, the Department of Plannillg and Building .. Services has included 22 other parcels in the proposal as a recommended alternative. The resulting project area consists of an entire city block located between 17th and 16th Streets on the north and south and "F" and "0" Streets on the east and west. ----------------------------------------------- ----------------------------------------------- PROPERTY ExlsnNG LAND USE SUBJECT NORTH SOUTH EAST WEST Single &. Multi-Family Resideuces High School Single-Family Resideuces Single &. Multi-Family Resideuces Church &. Single-Family Resideuces GEOLOGIC/SEISMIC YES C FLOOD HAZARD HAZARD ZONE: NO. ZONE: HIGH FIRE HAZARD YES 0 AIRPORT ZONE: NO. NOISE/CRASH ZONE: LAND USE DEslGNA'l10N RS, Residential Suburban PF, Public Facilities RU-2, Residential Urban RS, ResidentiaI Suburban RS, Residential Suburban YES C SEWERS: YES . NO . NO 0 YES 0 REDEVELOPMENT YES 0 NO. PROJECT AREA: NO . ENVIRONMENTAL FINDINGS: STAFF RECOMMENDATION: 0 Not Applicable 0 E.I.R. w/ Significant . APPROVAL . Exempt Effects 0 No Sig11ificant 0 CONDITIONS Effects 0 Significant Effects, 0 Potential Effects, See Attached E.R.C. 0 DENIAL Mitigating Minutes Measures. o CONTINUANCE No E.I.R. TO: General Plan Amendment No. 97.{)2 Agenda Item: 4 Hearing Date: May 20, 1997 Page 1 of 3 REOUEST AND LOCATION The applicant is requesting to amend the General Plan land use designation of a triplex located at 648-652 West 16th Street from RS, Residential Suburban, to RU-2, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building . Services has included 22 other parcels in the proposal as a recommended alternative. The resulting project area encompasses one entire city block located between 17th and 16th Streets on the north and south and "F" and "0" Streets on the east and west (Refer to Attachment A, General Plan Land Use Designation and Location Map). SETTING/SITE CHARACTERISTICS The site consists primarily of multi-family residential structures ranging from duplexes to a 12- unit apartment complex. Of the 23 parcels proposed for the General Plan Amendment, 13 contain multi-family land uses consisting of the following: 2 duplexes, 7 triplexes, 3 quadplexes, and one 12-unit complex. One parcel is vacant and the remaining 9 contain single-family houses. Single-family residences exist east, west, and south of the project area. A church is located directly to the west across "0" Street and San Bernardino High School is located to the north and above 17th Street. The nearest multi-family land use district (RU-2) is directly south of the project area across 16th Street. BACKGROUND General Plan Amendment No. 97-02 was requested by the property owner of an existing triplex located at 648, 650 & 652 West 16th Street. The proposal was made after the owner became aware that the triplex had lost its "nonconforming use" status and would have to be converted into a single-family dwelling. General Plan Amendment No. 97.{)2 was reviewed by the Development Review Committee (ORC) on April 10th and May 1st, 1997. The project was cleared to the Planning Commission with a recommendation for approval. A letter of intent was sent to all property owners within the proposed project area. Approximately five (5) calls have been received as of the date of this staff report. No objections to the proposal have been indicated. FINDINGS OF FACT AND ANALYSIS 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-l and RU-2)(l1.1 and 11.2)" (General Plan Policy 1.12.12). Many of the properties in the General Plan Amendment No. 97-02 Agenda Item: 4 Hearing Date: May 20, 1997 Page 2 of 3 proposed GPA area are presently "legal nonconforming" multi-family residential land uses within the RS district. As such, this proposal is in conformance with the City of San Bernardino Development Code and General Plan. 2) The proposed amendmelll. would not be detrimental to the public interest. health. safety. convenience. or welfare of the City. The proposed land use designation is in accordance with the existing multi-family residential land uses. The RS, Residential Suburban, land use district is intended to promote the development of single-family detached units. The majority of the existing land uses within the proposed GP A area are presently nonconforming in this land use district. The RU-2, 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-2 district would make all existing "legal 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-2 land use designation. 3) The proposed amendmelll would mailllain 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. Under the RU-2 land use designation, 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-2 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 minimlll. The vacant parcel could be developed with a duplex only. 4) The subject site is physically suitable for the requested land use designation and alllicipated land use developmelll(s). The majority of the proposed GP A area is presently occupied by multi-family residential land uses which were legally permitted when first constructed. Furthermore, no development is proposed at this time. ~--. ... General Plan Amendment No. 97-02 AgeDda Item: 4 Hearing Date: May 20, 1997 Page 3 of 3 ENVIRONMENTAL DETERMINATION This project is exempt from CEQA pursuant to Section IS061(b)(3). No development is proposed. An Environmental Impact Checklist was completed by Staff and all items were marked "no". Single-family and multi-family residential land uses are "permitted" within the RU-2 land use district per Section 19.04.020 of the Development Code. CONCLUSION General Plan Amendment No. 97-02 is consistent with the City of San Bernardino General Plan Policy 1.12.12. Furthermore, the proposal is exempt from CEQA based on Section IS061(b)(3). RECOMMENDATION Staff recommends that the PllInni"'g Commission recommend to the Mayor and Common Council approval of General Plan Amendment No. 97-02 based on the Findings of Fact. Respectfully Submitted, (dflftp MICHAEL E. HAYS Director of PlanniYlg and Building Services ~~ GUSTAVO J. ROMO Assistant Planner ATTACHMENTS: A General Plan Land Use Designation and Location Map B Site Plan and General Plan Amendment Proposal -~~;; . . ATI'ACHMENT "A" I _I ~ CITY OF SAN BERNARDINO PLANNING AGENDA AND BUILDING SERVICES DEPARTMENT ITEM # LAND USE DESIGNATION CASE GPA-97-02 AND LOCATION MAP HEARING DATE MAY 20. 1997 . I I -, 'Jfj """01.............-., .-.-...-..-.. 'GPA;'97-G2 PROPOSAL MAP " . -r "r:-..- "I ~~-"G. .:.' ....1 '-"n ,.,.,.~~~ J>" I ' I ' ~ - , I" , ," - . ~\ ,\ e , @' .::v I @) ~ . I I -' ~, I '" Ii ~ a; " ;:;~ u. 'J'" ~ G :;; :: -=- ; '" '3 ;; is "" ~ ,..... ,-::0' 3;1""'; ... "" 3a~ .. ~ 3 ~ ~ ~ 1'. e .. .. @ , .. . , , " ; - i .. . ... .. .~ - , , ; ~ @ @ @ "l" , , ."" , . : '. , -. .--",1.- i . A : > ... \:Y --;-,,~F 0;, 'l'-t., ~~ ~ ~a ~ ~ t~ tn~ f... ~ 52 5'~ C'l~ :::to. 0 " - lr .. Cl:Ql> 00.. ::>".. ..... ~-= _ .c.a S c.n~. - !l:d'i: ::>", ::> 0.." ~ " ~f\i ::> ~ .- ~e . ~ ;;'\, C,JI .'i\ ~ ._ )i .:.. ': , :; . ;: "' ~ ,I ~, ~----~ - -.....,.. -~--- --- -,7"~-.',,- --r.-7'-+i .3:;~"'::~ ~i .. 3 ;;... c ~ ~,. @.~ ;' ~ @ .-.... ~ ..'~' ~ oV....- ::..!,- ~ ~ - ." -r" ....,::, ~ ., :: - ="" " ~ ~ ~ "'.... ~! " v!'O =..~ ";l IIA._""1'.:,._.....".__..J"..r~.: -_ .- - - t-- -+--+- -_~. . ... ' ..,"" I c.n . ~ I'f - I , 'j ., " 1 ,.,' .",.: .IV' I \ . ...~ ... "" ~ "" ... .. ~ o . \... --.~-E ;; - 'I" i @ ;; ~ c;; ;; TRI@ :: V <9 CS TRI@ .. SFRe .. 11Je .. <? A1TACBMENT "D" -, .... t STREET-....C ;..". -' W @TAI i =- ;; .@TR1 .. . .. I . . 112~. . , ........ ---~-";'- \ .. , , ., , ,,' --,- i '-rJ' ,- STREET -' ; I I ... .. (!) . .. "" .. ':;:J .. ~ .. .. '=' .::J --, '1 l, I I @ @ ~ !~ "" '. '2i . l.~ e I. ~ +<? @ ~ G ~ ., ., ~ '" ., I I~A , "'u _._~ I'@ ,I c. I~ @ -;;lE,;' ~--T .--\ .., N I. '. .. .. . .. .. I o I - _ _._ _ _ -l I ii 1 .I --"'--"'1 ;;;:j. 1 , ,...1' .. .. CD ;; '" ,:, 7C ~ I ~ TIS; iSi , u; @ -.;.- .. @. l --..-;-~--_. , ~ ~ .' ,,~. .. 648 652 W. 16TH STREET PROPOSED AMENDMENT AREA FROM RS TO RU-2 ,.:::-. ... ~,'p" ~...~~ ~:::::""t! o...~: II) , - STREET - ~ .- ~ , i .1 - " .. f I '"f" ! @ :r' ! r- 1 I I , I I I I I ... , ":. ~ :'; '., , '" .... ~~ .... ;; ~QlU) Q)t g !":;OCD ::::!s.~ cnCD& o~.. ...9: ,,::> 00 C'I ~ en ~ '" ..., ,;". , - "" <II I - I\') ~ 1 RESOLUTION NO. 2 RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING GENERAL PLAN AMENDMENT NO. 97-02 TO THE GENERAL PLAN OF THE CITY OF SAN 3 BERNARDINO. 4 5 6 7 8 9 10 11 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 reviewed for was compliance with the California Environmental Quality Act (CEQA) and based upon the preliminary review, the project was found to be 12 exempt from CEQA pursuant to CEQA Guidelines !i15061(b) (3) which 13 states that CEQA applies only to projects that have the potential 14 for causing a significant effect on the environment. 15 (c) WHEREAS, on April 20, 1997, the City'S Environmental 16 Review Committee concurred with the findings of staff's preliminary 17 review for CEQA and recommended that the planning commission 18 recommend to the Mayor and Common council that a Notice of 19 Exemption be filed with the San Bernardino County Clerk of the 20 Board if the project is approved. 21 (d) WHEREAS, the Planning Commission conducted a noticed 22 public hearing on May 20, 1997 in order to receive public testimony 23 and written and oral comments on General Plan Amendment No. 97-02, 24 a proposal to change the General Plan Land Use Designation from RS, 25 Residential Suburban, to RU-2, Residential Urban, on a city block 26 consisting of twenty-three (23) parcels of land generally located 27 between 17th and 16th Streets on the north and south and "G" and 28 1 1 "F" streets on the east and west and fully reviewed and considered 2 the Planning Division staff report and the recommendation of the 3 Environmental Review Committee. 4 (e) WHEREAS, the Mayor and Common Council held a noticed 5 public hearing and fully reviewed and considered proposed General 6 Plan Amendment No. 97-02 and the Planning Commission and 7 Environmental Review Committee recommendations and Planning 8 Division Staff Report on July 7, 1997. 9 (f) WHEREAS, the adoption of General Plan Amendment No. 97-02 10 is deemed in the interest of the orderly development of the city 11 and is consistent with the goals, objectives and policies of the 12 existing General Plan. 13 SECTION 2. Environmental Determination 14 NOW, THEREFORE BE IT RESOLVED, FOUND AND DETERMINED by the Mayor 15 and Common Council that the proposed amendment to the General Plan 16 of the City of San Bernardino is exempt from the California 17 Environmental Quality Act pursuant to the California Environmental 18 Quality Act Guidelines S15061(b) (3) which states that CEQA applies 19 only to projects that have the potential for causing a significant 20 effect on the environment and as such, the proposed amendment is 21 hereby ratified, affirmed and adopted. 22 SECTION 3. Findinas 23 BE IT FURTHER RESOLVED by the Mayor and Common Council of the 24 City of San Bernardino that: 25 A. The proposed amendment is internally consistent with the 26 General Plan in that it meets the General Plan's goal to 27 "allow existing multi-family units to remain as a conforming, 28 permitted use in areas designated as Residential Urban (RU-1 2 1 2 B. 3 4 5 6 7 8 c. 9 10 11 12 D. 13 14 15 16 17 18 19 20 A. 21 22 23 24 25 26 27 B. 28 and RU-2) (I1.1 and I1.2) II (General Plan Policy 1.12.12). The proposed amendment wou1d 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-2 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-2 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 twenty-three (23) parcels of land from RS, Residential Suburban, to RU-2, Residential Urban. This amendment is designated as General Plan Amendment No. 97-02 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. General Plan Amendment No. 97-02 shall become effective immediately upon adoption of this resolution. 3 1 SECTION 5. MaD Notation 2 This resolution and the amendment affected by it shall be 3 noted on such appropriate General Plan maps as have been previously 4 adopted and approved by the Mayor and Common council and which are 5 on file in the office of the city Clerk. 6 SECTION 6. Notice of ExemDtion 7 The Planning Division is hereby directed to file a Notice of 8 Exemption with the county Clerk of the County of San Bernardino 9 certifying the city's compliance with california Environmental in determining that the project is exempt from the Act. 10 Quality Act 11 IIII 12 IIII 13 IIII 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4 1 RESOLUTION. . .ADOPTING GENERAL PLAN AMENDMENT NO. 97-02 TO THE 2 GENERAL PLAN OF THE CITY OF SAN BERNARDINO. 3 I HEREBY CERTIFY that the foregoing resolution was duly 4 adopted by the Mayor and Common Council of the City of San 5 Bernardino at a meeting thereof, held on the 6 day of , 1997, by the following vote, to wit: 7 Council Members ~ ~ ABSTAIN ABSENT 8 NEGRETE 9 CURLIN 10 ARIAS 11 12 13 14 OBERHELMAN DEVLIN ANDERSON MILLER 15 16 17 18 of 19 20 21 22 23 24 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 F. PENMAN, cit~ Attorney bv~ 25 26 27 28 5 GPA-97-02 PROPOSAL MAP ~_.!'G" . .. -. , '" ~ 'e <: In c;; , -,. " -.,,'''1 JtfI" ""'-Yt:1..,..,., ..,r,' " I' I ..-f"1 _ I: i !. e i: S I @~.. . , 0; ~ -' ~. ,~. . ,~c l G ;; :: ~ , ~ (3 ;0 (; ~ ~ "'-'"" " r-- I ~<D_ 0 I~ 9~~ " @; I ~ ~ ~ I'" '" G .. CI @ , .. , ~~4' , c' ". '" . .... .. " - ~@ @ "" (2) @ , '" , " , " -' ~. ~...' <;. ~J: -0-", ." @ ~ "F" "'-_.,- , . ... <: c ;,,- c . ~~ .. ~ t; ~ ~ ",g g-CII' ~ S! -. ,.,. " C'l~ ~. '0 n _ ;;- ~ ":Cll l> c 0 (II ~O~ "'.. I:ll ~ .. -~ ~ "'0 a <.11~. ~ 9:dJ;: ~ '" ~ 0.. " ~ 0.'- c:'" ~ ~ a'I ::::;~ '.. I "-,, "\ ~""~~.... ~ ~~~~ ~ ~ .......Ql ,., C'l'" en " ;;; . :--- ."- . . .. ATTACHMENT "A" . . STRccT-....C .. - , '4C ,~~. ;;; i i ;;; @TRI~ c;; ;;. ISFR@ TRI@ :: V G (; TRI@ .. SFRe .. 11!1 @ .. ~ TR~ ,.O::,//- UA~", i5FR I l 11 e .. \21'" 2~ \.. ~ ~ f.M ~---'@- - ~- - i "" " , , ~ .- --,- i '~..I' A ~ I~ G 3 , , . ;;', 01 ~ ~,,;;; \\ . ... . ~ ,-I '<::-"T--""C"'"----- -.... - -....-,-" . - - - -,'"1Tt1-':: ,"1'- - - :r~7' +- ~ :::i "',0;' :; ~. G ;; . c~ ~iO~~;' --~ '-Q ~I' "'=' ~ ......- ~ ~ = :.= ',;,::; 3) 1"3 ,.. 'i ... .s '" :: '" " , .~ ~...,. --- ~ ;;,; ~ .' c. ~ "!!'4._~.lZ.:.;.-........r _~.ze.:':" " ':"RA;'~ - t-:- -+ -+- -:-;r6~..:.I Ul .. l.ol ~ \ , '. '" ..:it' ~ '" "'~ ..., #C. u' ~~. ,.~. . 46" --.,~~'E" , ~ o 648-652 W. 16TH STREET PROPOSED AMENDMENT AREA FROM RS TO RU-2 , ~ " '. " 1 , .' .' . " -+~ G .',- ~ 3 " ., ., c, .., ~ '" .., , '~"I' ." @ @ ~ = & e ~ :3 :;; @TRI i:i @SFR "2R's :; @SfR ;; @SFR iO @SFR ... @TRI 0 I ... @TRI I ... @SFR , , ... @DUP Q . I ~ @' '~o' STRUT ... ~ ... '" .. ~ .. .. , -~-":;' .... ?' DUP - DUPLEX TRI - TRIPLEX QUAD - QUADPLEX SFR - SINGLE-FAMLY RESOENCE V - VACANT III ~ .., - i _L ""------------ @ '. ,..., ----., ... @ " . " .. "" I '" .~ , ... ~ ... I : ... i .~ .i iO .. , :; "'" , '~ ~l : 1;S: ;; @) ,-- @ 0; " . ." ... ""A I @ . o. , --"1--' ,@ 3) 0:: ['---T -- -'< --; !: I I- I. N " . ... o _ _ ___ _ _ -J , I .' -.....---1 'N\ ! >5' i i:i --.;- @:;; , ---r-~-~--- , < . . ) STREET- ~ -- I '1'" :f' .~. "'j .' ... ::~ .... ;;. III .., :0 '" '" .., ';',1"' , - \'; .1, ~ r- 1 , I I , I I 1 I 1 I I I I I I I , I I , , I I I '1QiCl) 2)c g ~::Q1:ll :::!2.~ 01"'& 0::.. a.. ~ -. .. ~ cO ~ ~ - .;. Ul , - l\) ~ ATTACHMENT "B" GPA-97-02 PROPOSED AMENDED PARCELS: Assessor Parcel Numbers: 145-121-03 145-121-04 145-121-05 145-121-06 145-121-07 145-121-08 145-121-09 145-121-10 145-121-11 145-121-12 145-121-13 145-121-14 145-121-15 145-121-16 145-121-17 145-121-18 145-121-19 145-121-20 145-121-21 145-121-22 145-121-23 145-121-25 145-121-26