HomeMy WebLinkAbout28-Planning
CITY OF SAN BERNODINO - REQUEST FeR COUNCIL ACTION
Brad L. Kilger
From: Director of Planning
RE"'Q _^Dl~\'!6cIiient to Interim Policy
S~J~t: D~cu~e~t No. 88-2
Ic'~ J~N ''J 1..,~ II. 20 . .
,.. Mayor and Councll Meetlng of
February 6, 1989, 2:00 p.m.
Dept: Planning
Date: January 17, 1989
Synopsis of Previous Council action:
Previous Environmental Review Committee processing:
At the December 22, 1988 meeting of the Environmental Review Committee,
the Committee voted to recommend approval of a Negative Declaration for
Amendment to Interim Policy Document No. 88-2.
R~ommended motion:
That the hearing be closed and the Council approve the Amendment to
Interim Policy Document No. 88-2, which changes the land use designa-
tion from RL Residential-Low to CO Commercial-Office for the 2.84
acre site; and to adopt the Negative Declaration and the corresponding
Initial Study mitigation measures.
~:7~
. / S' atur~
\_____.-.........-. Brad L. . ilger
.---
/~
Contact person: Brad L. Kilqer
Phone:
384-5057
Supporting data attached: Staff Report
Ward:
5
FUNDING REOUIREMENTS:
Amount:
Source: (Acct. No.)
(Acct. Description)
Finance:
Council Notes:
75.0262
Aaenda Item No. e!l.. g
.
CITY OF SAN BERNA:cDINO - REQUEST FQ COUNCIL ACTION
STAFF REPORT
Subject: Amendment to the Interim Policy Document No. 88-2
Mayor and Council Meeting of February 6, 1989
REOUEST
The applicants request a change of the land use designation
of the Interim Policy Document from RL Residential-Low (1-3
dujnet acre) to CO Commercial-Office. The site consists of
2.84 acres and is located on the south side of Bond street,
west of Little Mountain Drive adjacent to the Shandin Hills
Golf Course at 3434 Bond street. The change is being
requested to allow the applicants to continue with develop-
ment of a three-story professional office structure having a
floor area of 64,000 square feet and a 184 stall parking
facility.
BACKGROUND
At their meeting of October 10, 1985 the Development Review
Committee approved the project which included a block wall
requirement to separate the proposed commercial uses from the
adjacent residentially zoned land. The applicant later filed
variance No. 86-1 to vary the block wall requirement. On
February 18, 1986 the variance was approved by the Planning
Commission. Both the Review of Plans No. 85-107 and Variance
No. 86-1 expired while the applicant was working on final
financing for the project.
On June 11, 1987, the state Office of Planning and Research
imposed a moratorium preventing development north of the
Saldecke-Sky line which included the subject site. The state
Office of Planning and Research later lifted restrictions for
commercial development on March 16, 1987.
On March 22, 1988 the applicants applied for the same project
under Review of Plans No. 88-29 which was continued by the
Development Review Committee for a traffic study (April 7,
1988) and for a variance application on April 14, 1988. The
variance was required for the block wall requirement.
On June 9, 1988, Review of Plans No. 88-29 was approved by
the Development Review Committee with variance No. 88-8 being
approved by the Planning Commission on June 21, 1988. The
approved wrought iron fence has been constructed.
CEOA STATUS
An Initial Study for the Interim Policy
application was prepared by staff and
Environmental Review Committee on December
identified included:
Document amendment
presented to the
22, 1988. Issues
75-0264
. .
It
---
/".,-
\wi
Amendment to IPD No. 88-2
Mayor and Council Meeting of 2/6/89
Page 3
~
1. Traffic at the intersection of Bond street and
Little Mountain Drive,
2. Light and glare from lighting in the proposed
parking lot.
These issues and the proposed mitigation measures are dis-
cussed in the attached Initial study (Attachment A). Based
on the Initial study, the Environmental Review Committee
proposed that a Negative Declaration be adopted for the
Amendment to Interim Policy Document No. 88-2.
The Initial study was available for public review and comment
from December 27, 1988 to January 11, 1989. No comments have
been received.
ANALYSIS
General Vicinity
The surrounding land uses include: to the west, single-
family residence and Shandin Hills Golf Course; east and
south, the Shandin Hills Golf Course Club House and parking
lot; and north is vacant land. There is a grade separation
between the subject site and the residential lot which varies
from approximately 7 feet to 15 feet. This distinct physical
feature provides a natural buffer between the single-family
residential use and the proposed CO Commercial-Office use.
The placement of the proposed 64,000 square foot commercial
structure at the south boundary of the site provides maximum
separation from the single-family residential uses to the
west. The proposed CO Commercial-Office land use designation
would not conflict with the adjacent golf course and its
related commercial operations.
CONCLUSION
The development of the site with CO Commercial-Office could
be considered to be appropriate since the site is contiguous
to the Shandin Hills Golf course, and the grade separation
between the subject site and the mitigations outlined in the
Initial Study could prevent significant environmental impacts
from occurring.
MAYOR AND COUNCIL OPTIONS
Deny Amendment to the Interim Policy Document No. 88-2,
or
Approve Amendment to the Interim Policy Document No. 88-
2 and adopt the Negative Declaration.
. ,
c'"'
"'"
Amendment to IPD No. 88-2
Mayor and Council Meeting of 2/6/89
Page 4
...'^.....
'....I
RECOMMENDATION
That the Mayor and Council approve Amendment to the Interim
Policy Document No. BB-2, and to adopt the Negative Declara-
tion and the corresponding Initial study mitigation measures.
Prepared by: Martin E. Wilkins, Planner II
for Brad L. Kilger, Director of Planning
Attachment A:
B:
C:
Initial study
Location Map
B 1/2 x 11 with site reduction
mkfl/lB/89
M&CCAGENDA:AIPDBB2
.
1-\.1.J.-i\L. .tUvl.r.L~ T f\
caW OF SAN BERNAR~O
PLANNING DEPARTMENT
INITIAL STUDY
Amendment to Interim Policy Document No. 88-2
To
Approve a change of the Land Use Designation
of the Interim Policy Document from RL, Residential Low
to CO, commercial Office on a 2.84 acre site
located at 3434 N. Bond street, west of
Little Mountain Drive and adjacent to the
Shandin Hills Golf Course
December 6, 1988
Prepared for:
Property Ventures
12 Corporate Plaza, suite 140
Newport Beach, California 92660
Prepared by:
Martin E. Wilkins
Planning Department
300 North "0" street
San Bernardino, California 92418
I
.. )
CIW OF SAN BERNAR 0
PLANNING DEPARTMENT
INITIAL STUDY
Amendment to the Interim policv Document No. 88-2
A request to change the Interim Policy Document Land Use
Designation from RL, Residential-Low to CO, Commercial
Office, on an undeveloped 2.84 acre site located adjacent to
the Shand in Hills Golf Course at 3434 Bond street. The site
has an underlying zoning of C-3A, Limited General Commercial
District. The change is requested to continue with a
commercial project that was approved under Review of Plans
No. 88-29 and No. 85-107 which also involved Variance Nos.
86-1 and 88-8. The project consists of a three-story
professional office structure having a total floor area of
64,000 square feet and 184 parking spaces, consistent with
Code parking requirements. The site is located within a high
wind area.
. .
o
C")
ENVIRONMENT AL EV ALUA TION AND MITIGATION MEASURES
2.c. Air Resources
The site is located within a high wind hazard area. At
the time of development, the Building and Safety
Department will require increased standards such as 300
lbs. shingle attached by six nails and hurricane ties on
the rafters to the plates. This is required by city
Ordinance. No further mitigation is required.
6. Land Use
The request is to change the Interim Land Use
Designation from RL, Residential Low (1-3 dujnetjac. to
CO, Commercial Office. The surrounding land uses
include: To the west, single family residence and
Shand in Hills Golf Course: east and south, Shandin Hills
Golf Course Club House and parking lot: north is vacant
land. The grade separation between the subject site and
the residential lot varies from approximately 7 feet to
15 feet. This distinct physical feature provides a
natural buffer between the single family houses and the
proposed commercial designation.
By situating the proposed 64,000 square foot commercial
structure along the south boundary of the site, maximum
separation from the single family homes to the west is
provided. The grade separation between the two parcels,
combined with the placement of the proposed office
building, provides buffering that would reduce potential
land use conflicts to a level of insignificance.
The proposed commercial designation will not conflict
with the adjacent golf course since the golf course is a
commercial operation.
9.a. Transportation/Circulation
A traffic study was developed and submitted under Review
of Plans No. 88-29, for the Office Building. The City's
analysis of the study showed that potential traffic
impacts to the intersection of Bond Street and Little
Mountain Drive could result from the office project. In
order to reduce potential impacts to a level of
insignificance, the following is required:
1. The developer shall contribute a fair-share cash
contribution equivalent to 50% of the costs for
traffic signalization for Bond street and Little
Mountain Drive, which is eqUivalent to $40,000.00
(50% of $80,000).
Potential light and glare impacts of Commercial use may
. >
-
,..,.."
-...;
'wi
be more intense than residential uses.
reduce potential impacts to a level of
the following is required:
In order to
insignificance,
1. All parking lot lighting must be directed downward
and shall be hooded and located in such a manner as
to minimize potentially negative light and glare
impacts to the adjacent residence to the west.
MW:cms
misc.isipd882
12/15/88
~
r_
'-'
-'
r
CITY OF SAN BERNARDINO
PLANNING DEPARTMENT
""
ENVIRONMENTAL IMPACT CHECKLIST
~ ~
A. BACKGROU~
Application Number:
Amendment to the Interim Policy Document
Project Description: A request to change the Land Use Designation
of a 2.84 acre site from RL, Residential Low to CO, Commercial
Office.
Location: West of Little Mountain Drive and adjacent to Shandin
Hills Golf Course at 3434 N. Bond Street.
Environmental Constraints Areas:
High wind area
General Plan Designation:
RL, Residential Low
Zoning Designation:
C-3A, General Limited Commercial
B. ~~VIEQNM~~b~ IMPACTS Explain answers, where appropriate, on a
separate attached sheet.
1. Ea~th Resources Will the proposal result in:
Yes
No
Maybe
a.
Earth
filll
more?
movement (cut and/or
of 10,000 cubic yards or
x
b. Development and/or grading on
a slope greater than 15%
natural grade?
x
c.
Development
Alquist-Priolo
Zone?
within the
Special Studies
x
d. Modification of any unique
geologic or physical feature?
x
.i
REVISED 12/87
PAGE 1 OF
~
-.
I,.i
"'"
'wi
Maybe
"""
r-
e. Soil erosion on or off the
project site?
f. Modification of a channel,
creek or river?
g.
Development
subject
mudslides,
other similar
within an area
to landslides,
liquefaction or
hazards?
h. Other?
2. ~lR_RESQ!!RCES: Will the proposal
result in:
a.
air
upon
emissions or
ambient air
Substantial
an effect
quality?
b. The creation of objectionable
odors?
c. Development within a high wind X
hazard area?
3.
!i~TE!L_ RESOURCES:
proposal result in:
will
the
a. Changes in absorption rates,
drainage patterns, or the rate
and amount of surface runoff
due to impermeable surfaces?
b. Changes in the course or flow
of flood waters?
c. Discharge into surface waters
or any alteration of surface
water quality?
d. Change in the quantity or
quality of ground waters?
e. Exposure of people or property
to flood hazards?
f. Other?
\.
REVISED 12/87
Yes
No
x
x
X
X
X
X
X
x
X
X
X
X
~
PAGE 2 OF 8
~
..
,-.
low'
-',
...I
4.
BIOLOGICbL R~~9URC~~:
proposal result in:
Could the
Yes
No
x
x
x
x
x
x
x
x
x
x
x
Maybe
)
REVISED 10/87
PAGE 3
a.
Change
unique,
species
habitat
trees?
in the number of any
rare or endangered
of plants or their
including stands of
b.
Change
unique,
species
habitat?
in the number of any
rare or endangered
of animals or their
c. Other?
5. NOISE: Could the proposal result
in:
a. Increases in existing noise
levels?
b. Exposure of people to exterior
noise levels over 65 dB or
interior noise levels over 45
dB?
c. Other?
6.
LAND_ USE:
result in:
Will the
proposal
a.
A change in
designated
Plan?
the land use as
on the General
b. Development within an Airport
District?
c. Development within "Greenbelt"
Zone A,B, or C?
d. Development within a high fire
hazard zone?
e. Other?
.~
~
...-'
Yes
No
Maybe
7.
MAN-MADE HA..z~~~:
project:
Will
the
a. Use, store, transport or
dispose of hazardous or toxic
materials (including but not
limited to oil, pesticides,
chemicals or radiation)?
x
b. Involve the release
hazardous substances?
of
x
c. Expose people to the potential
health/safety hazards?
x
d. Other?
x
B. HOUSING: Will the proposal:
a. Remove existing housing or
create a demand for additional
housing?
x
x
b. Other?
9. ~RA~~?QgTATIO~LCIRCULATION: Could
the proposal result in:
a. An increase in traffic that is
greater than the land use
designated on the General
Plan?
x
b.
Use of existing,
new, park ing
structures?
or demand for
facilities/
x
c. Impact upon existing public
transpolt8tionsystems?
x
d. Alteration of present patterns
of circulation?
x
e. Impact to rail or air traffic?
x
f. Increased safety hazards to
vehicles, bicyclists or
pedestrians?
x
REVISED 10/87
PAGE 4 (
~ ..
.-.,
r
Yes
No
Maybe
""
g.
h.
A disjointed pattern
roadway improvements?
of
x
Other?
.
x
10. ~UBLIC SERVICES Will the proposal
impact the following beyond the
capability to provide adequate
levels of service?
a.
b.
c.
d.
e.
g.
Fire protection?
x
Police protection?
x
Schools (i.e. attendance,
boundaries, overload, etc.)?
x
Parks or other recreational
facilities?
x
Medical aid?
x
f.
Solid waste?
x
Other?
x
11. UTILITIES: Will the proposal:
'--
REVISED 10/87
a. Impact the following beyond
the capability to provide
adequate levels of service or
require the construction of
new facilities?
1. Natural gas?
x
2. Electricity?
x
x
3. Water?
4. Sewer?
x
5. Other?
x
b.
Result in a
pattern of
extensions?
x
disjointed
utility
c.
Require the construction of
new facilities?
x
~
PAGE 5 OF8
.
.-
"""
__e.....
....,
Maybe
12. AESTHETJCS:
a. Could the proposal result in
the obstruction of any scenic
view?
b. Will the visual impact of the
project be detrimental to the
surrounding area?
c. Other?
13.
CULTURAL RESOURCES:
proposal-resuIi in:
a. The alteration or destruction
of a prehistoric or historic
archaeological site?
Could the
b.
Adverse
impacts
historic
object?
physical or aesthetic
to a prehistoric or
site, structure or
c. Other?
14. Mandatory Findings of Significance
<Section 15065)
The California Environmental
Quality Act states that if any of
the following can be answered yes
or maybe, the project may have a
significant effect on the
environment and an Environmental
Impact Report shall be prepared.
a. Does the project have the
potential to degrade the
quality of the environment,
substantially reduce the
habitat of a fish or wildlife
species, cause a fish or
wildlife population to drop
below self sustaining levels,
threaten to eliminate a plant
or animal community, reduce
the number or restrict the
range of a rare or endangered
plant or animal or eliminate
Yes
No
x
x
x
x
x
x
REVISED 10/87 PAGE 6 or
.-
~
~-
'-'
'-..I
r'
Yes
No
Maybe
""""ill
important examples of the
major periods of California
history or prehistory?
b. Does the project have the
potential to achieve short
term, to the disadvantage of
long-term, environmental
goals? (A short-term impact
on the environment is one
which occurs in a relatively
brief, definitive period of
time while long-term impacts
will endure well into the
future. )
x
x
c. Does the project have impacts
which are individually
limited, but cumulatively
considerable? (A project may
impact on two or more separate
resources where the impact on
each resource is relatively
small, but where the effect of
the total of those impacts on
the environment is
significant. )
d. Does the project have
environmental effects which
will cause substantial adverse
effects on human beings,
either directly or indirectly?
x
x
C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES
(Attach sheets as necessary.)
See Attached Sheets
~
"
REVISED 10/87
PAGE 7 OF 8
~
..
'-'
...,.;
r'
~
D. DETERMINA~JON
On the basis of this initial study,
o
The proposed project COULD NOT have a significant effect on the
environment and a NEGATIVE DECLARATION will be prepared.
The proposed project could have a significant effect on the
~ environment, although there will not be a significant effect in
~ this case because the mitigation measures described above have
been added to the project. A NEGATIVE DECLARATION will be
prepared.
O The proposed project MAY have a significant effect on the
environment, and an ~NVIRONMENTAL IMPACT REPORT is required.
ENVIRONMENTAL REVIEW COMMITTEE
CITY OF SAN BERNARDINO, CALIFORNIA
j\VW\ lJl~) ~y\i~~V\0\
Name and Title
()/k/ft) ~AAfftrU
Signature
Date: D~~J)mtwA Ji--/t99
It
\...
.
~
REVISED 12/87
PAGE 8 OF 8
..
.
.~
-
ATTACH.'Il.ENT B
"""''''
""'Ii
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
AGENDA
ITEM #
LOCATION
CASE
Amendment to IPD 88-2
2/6/89
HEARING DATE
PRD
Ih/ac
R-I
. R-I
PRD
2u/ac
R-I
l'O.t
"0.
M-2
"0.
"0"
R-I
R-I
R-I
DELM..1lll HEigHT
COMMUHITY CEHTER
R-I
'-'
.......,-<"
ATTACHr.1ENT C
.
1~
~~
~
--
-
i I
. I
..
~
..
..
(:~~~~';, SHANDIN HILLQ
:::::..:;:\W~-: GOLF ClJUB
~.. ,,~... ...;ti'Hi
.~~~~ ~~ \;:i.i~~::'~~~:~1".f'::~V~714) 886_9
J
~ :
; i ~ .
; j'
LJ
Ii F
. <_.J
....... r.
\;'
joc,,,.
!;]O',
February 2, 1989
:~il~; i~~:~'.:.
.\2.. .~;~:~~.
I "';" C'"
.}. &,dl.J~ (.:Y./
:':-
\"('
Planning Department
San Bernardino City Hall
300 North "D" Street
San Bernardino CA 92~18
SUBJECT: Amendment to Interim Policy Document No. 88-2
This letter is in regards to the rezoning from the current kL,
kesiclential Low designation to the CO, Commercial Office
designation on property referenced in enclosed notice.
I am the owner and operator of the Shandin Hills Golf Club
which isucontiguous to this subject property, and as I
c'=-",iH:::-t.-"'c,~n~I>Ji.'-,:.t...'Eattend. the,meeti ng schedul ed..for, Monday,
. fe:bt.-ilai'ff"i>i'c"1<;"B9tc:t';;;o~ldlib'to :Sta,.te ,~ha,f 'Ca...l_,,-ry,much
in favor of this property being zoned Jor Commercial Office
designation.
If you have any questions, please contact me at 71~/886-0669.
pectfully submitted,
Enc
--~~-.i:_::: ~':.- -~j
-
!- ...-"
-:1i~~
:,' l,'
;;LV
,"""""
.....
"
Planning Department
San Bernardino City Hall
300 North D Street
San Bernardino, Ca. 92418
.
,
i
L
,- ~-1
i
, .;'
r:t-F C ~ "V',')
_. "0 I~;b~
Uf) f', ,':;e,H
:;';~:4~ ::.:C:;._/~.._....:...it Ld.
Re: Amendment to Document 88-2
3434 N. Bond Street
Gentlemen:
We see no need to take a predominantly and more accurately,
a completely residential area and Injecting a 3 story
commerc I a I comp I ex. We see no enhancement to the surrou'ndl ng
community In that area or see the need to rezone a
residential property. Single family dwellings on this site
would be amore beneficial lIse of this property.
---'-- . --
__ c,'__, _____"
----~" -
".,___,..~_'_,___~_~_~_~~________~~~_~'.~~__.~__~_~~~~_~',~~~_o__ ~ _._ _ _ ~ ., '
.. -:~~i~~~~:=~~:~-::~~c~J~~g:~''='~':~:;!~1J;''!;i ~~,~-' t::;>';T:r;~<;: :"};-:-SJ';c';'~ :i~~ ~'e~"f2t:- ~,:?~~o;7:i;?,?i
It Is'ver'y dlscouraglniifor'a homeowner to purchase'a home
,.'"",..",,,=,,-"',",,,-,,,
.....O'-~ _.-e'._"",,' C'."~ "
-'''.--,..'__~_''';;~'ii'';'-::___;c_''
In a residential atmosphere, and then at some later date
find that a three story commercial building Is planned as
your neighbor. I'm sure considerable attention to the best
use of this land was addressed when this property was
Initially zoned for residential development. Why Is there a
needt9~c:1eY i ate' from the..1 nit I a II Y p Ulnned.. program?~Once ";""_'~:;~';c:::<oc+-"-j,,,:c,~,,c
._~~:-'-:-::-",- ',-:-' - " :.'~____"'-__. =-_"~'-:;~:'::-'-~~'~..;::-;:;;-",-~"""",;.,;,...,.--;::'_-;::;:-_.:;-'~-;',--::c__- ,::."-7.",,,W'_~~c_~_"\'-<'___< -::;:_' ,--.; :;:__<~."- _- '-" - -_:-:- _ ,-<c -:;...~ - -, __'~_'_~C"'~:,.;':,:~~, :""...;,;: :_-=', ~.__';::,:';q:-;;.'-",--~ ,::::-;::";":.::;,,;;;~~-'";'.-.-~::;::=.:-,-=-
%~~;;'~~~~~~~~}~~tfth~~;;;~~iiJ1~~~1~
.-:"'-~--~-'- - . '.- --_."~'-_.-. .' ------':.;...----- -
\
t
,
.'Of
:;1;17 r)~
~ 7;/. ~
Kent T. and Karen Y. Vorhies
3448 North Bond Street
San Bernardino, Ca. 92405
;)0