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HomeMy WebLinkAbout47-Planning and Building C'ITY' OF SAN BERNctRDINO - REQUEST -'dR COUNCIL ACTION From: Larry E. Reed, Director Dept: Planning and Building Services Subject: General Plan Amendment No. 90-14B A proposal to change the text of the RS and RL designations to permit attached and detached units on a Citywide basis. Daa: April 22, 1991 Synopsis of Previous Council action: Mayor and Common Council Meeting lolay 6, 1991 Upon its adoption on June 2, 1989, the General Plan did not include a provision for cluster developments of attached or detached units as permitted uses in the RS, Residential Suburban and RL, Residential Low land use designations. or At their meeting of March 19, 1991 the Planning Commission recommended denial of General Plan Amendment No. 90-14B. Recommended motion: That the hearing be closed and that General Plan Amendment No. 90-14B be denied. ( Planning Commission Recommendation.) That the hearing be closed and that General Plan Amendment No. 90-14B be approved and that staff be directed to prepare the resolution. (Staff Recommendation.) ~~ Larry . EM Reed Signature Contact person: Larry E. Reed Supporting daa attached: Staff Report Phone: 384-5357 Ward: Citywide FUNDING REQUIREMENTS: Amount: N / A Source: (Acct. No.) (Acct. Descriotion) Finance: Council Notes: .,,,,_n?e;.? Agenda Item No. Jf7 CITY'OF SAN BERN~DINO - REQUEST FtO COUNCIL ACTION STAFF REPORT SUBJECT General Plan Amendment IGPAl No. 90-l4B Mayor and Common Council Meeting of May 6. 1991 REOUESJ To change the text of the RS. Resident ial Suburban land use designation to permit attached and detached units in cluster developments. Concurrently, staff is evaluating a text amendment of the same type for the RL, Residential Low land use designation. The proposed text amendments would appl y to areas designated RS and RL, Citywide. BACKGROUND Upon adoption of the General Plan on June 2. 1989, cluster developments of attached or detached units as permitted uses were not included in the RS or the RL designations. ENVIRONMENTAL The Environmental Review Committee reviewed (Attachment B to the Planning Commission recommended a Negative Declaration. the Initial Study Staff Report) and PLANNING COMMISSION RECOMMENDATION The amendment request was considered by the Planning Commission at a noticed public hearing on March 19, 1991. The Planning Commission recommended denial of General Plan Amendment No. 90-14B. STAFF RECOMMENDATION Staff recommends that the Mayor and Common Council approve General Plan Amendment No. 90-14B as presented and direct staff to prepare the resolution. MAYOR AND COMMON COUNCIL OPTIONS 1. The Mayor and Common Council may deny General Plan Amendment No. 90-14B. 75-0264 . . o o General Plan Amendment No. 90-14B Mayor and Common Council Meeting of May 6.1991 Page 2 ~ ~ . The Mayor and Common Council may approve General Plan Amendment No. 90-14B and direct staff to prepare a resolution. 3. The Mayor and Common Council may direct staff to address alternative land use designations or other modifications to General Plan Amendment No. 90-14B. Prepared by: Deborah Woldruff. Associate Planner for Larry E. Reed, Director Department of Planning and Building Services Attachment 1: Staff Report to the Planning Commission March 19. 199 1 C - J: Proposed Text Amendments Initial Study (Attachment B to GPA 90-14A) Letters (Included as Attachments C - J to GPA 90-14A) Attachment A: B: Attachment 1 .' CITY OF SAN CfRNARDINO - QEMORANDUM To Planning Commission From Larry E. Reed, Oi rector . Planning and Building Svcs. Date March 19, 1991 Subject Genera 1 Pl an Amendment No. 90-14B Approved Item No. 3 Date OWNER Various Property Owners. Citywide p.FPL I CANT W.R. Hendrix & Associates. Inc. 350 West 5th Street, Suite 202 San Bernardino. CA 92401 City of San Bernardino 300 North "0" Street San Bernardino. CA 92418 8.l<CKGROUND General Plan Amendment No. 90-14 was continued (without hearing) from the Planning Commission meeting held on February 5. 1991 to March 19. 1991. Due to confusion regarding the map amendment versus the text amendment. the two amendment proposals have been separated. The map amendment is referred to as General Plan Amendment (GPA) No. 90-14A and the text amendment as General Plan Amendment (GPAI No. 90-14B. This report addresses the text amendment only. RECOMMENDATION Staff recommends approval of GPA 90-14B based en the findings in the Staff Report dated March 19. 1991. ~tfUllY' / c:-:~, Larry . Reed. Director Plann ng and Building Services 0jj'(fldJdMr ~!--- ~~ociate Planner Attachment: Staff Report 4t I~";~~:=C -.:'::.:. ~p' Q (""} ,.. CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 3 SUMMARY HEARING DATE 3-19-91 WARD ,.. r--, rAPPLICANT:City ~ N.R. Hendrix & ~~J.ates Inc. 11.1 West 5th St. tASte. 202 UJ San Bernardino, 92401 C GEm:RAL PLI\N 1\MENIl.!ENT NO. 90-14B OWNER: Various (.) '-" r"", An amendment proposal to change the text of the RS, Residential ... SUl:urban land use designation to peJ:Il1i.t attached and detached units. ffi COncurrently, staff is evaluating a text amendment of the sar.e type :::) for the RL, Residential row designation. 'D1e proposed text amendments 0 \lOUld apply to areas designated RS and RL, Ci1.:ywi.de. 11.1 Ie - C 11.1 Ie C( r r EXISTING GENERAL PLAN PROPERTY LAND USE ZONING DESIGNATION Citywide N/A '" [ GEOLOGIC I SEISMIC DyES ( FLOOD HAZARD DYES D ZONE A ( SEWERS: DYES ) HAZARD ZONE: N/A D NO ZONE: N/A D NO D ZONE B N/A D NO l HIGH FIRE DYES AIRPORT NOISE! D YES I REDEVELOPMENT DYES HAZARD ZONE: D NO CRASH ZONE: PROJECT AREA: N/A N/A D NO \. N/A D NO - -I o NOT o POTENTIAL SIGNIFICANT Z I[! APPROVAL C APPUCABLE EFFECTS WITH 0 !ZUJ MmGATING MEASURES i= 0 NOE.l.R. C( CONDITIONS WCJ I&.Q 2Z o EXEMPT o E.I.R. REQUIRED BUT NO ~ifi 0 DENIAL Z- SIGNIFICANT EFFECTS OQ WITH MITIGATING ~2 Ie~ MEASURES ~ 0 CONTINUANCE TO -I&. m IX! NO SIGNIFICANT o SIGNIFICANT EFFECTS . td EFFECTS SEE ATTACHED E.R.C. MINUTES Ie '" .... - ~~.~.:.:.n PI.AN-I.02 PAGE 10F 1 (.t-IO) . . 0 () , "l CITY OF SAN BERNARDINO PLANNING CASE GPA NO. 90-146 AND BUILDING SERVICES DEPARTMENT AGENDA ITEM 3 OBSERV A TIONS HEARING DATE 3-19-91 PAGE 2 ... ... ,. ""'I REOUEST AND LOCATION This is a proposal to amend the text of the RS designation to allow attached as well as detached dwelling units within the permitted density. Concurrently, staff is evaluating a text amendment of the same type for the RL designation. The proposed text amendments would apply to all areas designated RS and RL. Citywide. BACKGROUND The General Plan does not include a prov~s~on for cluster developments of attached or detached units as permitted uses in the RS, Residential Suburban or the RL. Residential Low land use designations. However. clustering of attached and detached units is permitted in the Hillside Management Overlay District. Small lot subdivisions, often classified as a type of cluster development. are permitted only in the RU. Residential Urban land use designation. MUNICIPAL CODE The request for a text amendment and staff's modification to it are subject to the Interim Urgency Zoning Ordinance (MC-660). MC-660 contains no provisions to permit attached or cluster development in either the RS, Residential Suburban or RL, Residential Low land use designation. CALIFORNIA ENVIRO~~~!.lALITY ACT (CEQALS'rA'.I;YS The general plan amendment for the text changes is subject to CEQA. The Environmental Review Committee reviewed the application on November 29, 1990 and determined that the proposed amendment would not have an adverse impact on the environment and a Negative Declaration was recommended. The public review period for the Initial Study and the proposed Negative Declaration began on December 6, 1990 and ended on December 26. 1990. The Initial Study evaluates the potential environmental effects ~...... ... ...,j PLAN-UI PAGE 1 OF 1 14-10) related to the proposed map amendmen~ (GPA 90-14AI and the proposed text amendments (GPA 90-14Bl. To avoid redundancy, the Initial Study is included as Attachment B to the Staff Report for GPA 90- 14A but only listed as an attachment to this report and referenced accordinqly. COMMENTS RECEIVED SAlI BERNARDINO COUNTY PLANNING DEPARTMENT The County's comments focus on the need to establ ish specific standards for cluster developments with reference to maximum densities and/or minimum lot sizes for receivinq areas within such developments. They feel that established standards are important particularlY for cluster developments occurrinq in environmentally sensitive areas (i.e., project sites located in areas of slope or containinq bioloqical resources). STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) Caltrans comments related to the site specific project and did not pertain to the text amendment. CITY OF SAlI BERNARDINO PUBLIC WORKS DEPARTMENT. TRAFFIC DIVISION Comments received from the Traffic Division regarding the qeneral plan amendment were addressed in the Initial Study. Comments specificallY related to the development proposal will be addressed within the context of Conditional Use Permit (CUP) No. 90-63. CITY OF SAlI BERNARDINO COUNCIL OFFICES - WARD 4 Councilman Maudsley expressed concern reqardinq the location of fault traces on site. the need for northern access to the site and the land use compatibility of the map and text amendments with the surroundinq area. OTHER COMMENTS RECEIVED Following the public review period staff received numerous phone ~~~. ~ -- ... ... PUH-IlII PAGE 10F 1 (4-10) CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE GPA NO. 90-148 3 3-19-91 4 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE r- ~ calls and inquiries from area residents and other interested persons reqardinq the proposed map amendment (GPA 90-14Al and the proposed text amendment (GPA 90-14Bl. In addition, staff received three letters containinq comments which are included as an attachment to the staff report for GPA 90-14A (see Attachment A). ANALYSIS This analysis evaluates only the proposed text amendments to the RS, Residential Suburban and RL, Residential Low land use desiqnations. It does not address site specific issues related to the proposed map amendment. Those issues are addressed in the staff report prepared for General Plan Amendment No. 90-14A. Evaluation of the text amendments will identify potential impacts on a Citywide basis. CLUSTER DEVELOPMENT: GENERAL DESCRIPTION AND DEFINITION Historically, the cluster development has been used to qroup dwellinq units toqether to enclose a common area and create a defensible enclosure. Today, it is used to conserve environmentally sensitive or hazardous areas and to facilitate development on sites subject to environmental constraints. This is reflected by the followinq, contemporary definition of cluster development: "A development desiqn technique that concentrates bUildinqs in specific areas on a site to allow the remaininq land to be used for recreation, common open space, and preservation of environmentally sensitive areas," (A Survey of Zonina Definitions, 1989, p. 1ll. Clusterinq dwellin~ units away from sensitive or hazardous areas allows development to co-exist with the natural environment. When cluster development is used effectively, buildable space on a site is utilized to its qreatest potential, denSity is used to its maximum efficiency and areas of sensitivity are preserved for less intense (and often, more appropriate) uses. l > ~~.~~ PLM-I.DI PAGE 1 OF 1 (4-10) OBSERVATIONS CASE AGENDA ITEM HEARING DATE PAGE GPA NO. 90-148 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT 3 3-19-91 4.5 ~ TEXT AMElmMEllT. PROVISIONS AlID LIMITATIONS TO THE PROPOSAL Generally, provisions for cluster development permit attached and detached units and small lot subdivisions. Since this amendment proposal is limited to the inclusion of attached and detached units in the RS and RL deSignations, the term "cluster development" is used gener ica11 y in this report. If the text amendments are approved, development permitted in the two desiqnations would be expanded to include cluster developments consisting of attached and/or detached units. Cluster developments would meet the average density requirements of the respective designation. Similar to condominiums, lots for attached and detached units would be limited to the size of individual building footprints. The remaining land would be used as common open. COMMON OPEN SPACE, PRESERVATION AIID MAINTENANCE ResponSibility for the preservation and maintenance of cluster open space often is determined by ownership. Therefore, the issue of common open space ownership must be resolved prior to granting development approvals. Preservation can be accomplished through either dedication or deed restrictions. If the land is dedicated, its preservation is the responsibility of the City and maintenance can be facilitated through an assessment district. If the land is owned by a homeowners association, preservation is facilitated through deed restrictions and provisions for maintenance can be included in the Covenants, Conditions, and Restrictions. CLUSTER DEVELOPMENT, RL AIID RS DESIGllATIONS (CITYWIDE) While cluster developments do not change the overall density of a subdivision, individual clusters constitute areas of concentrated density wherein residential uses are intensified. RS type clusters would tend to be more concentrated than would those occurring in the RL. However, clusters occurring in either designation could cause noise and other land use impacts if sited too close to adjacent land uses. These types of impacts can be mitigated, or even avoided, by requiring that individual clusters be buffered with adequate open space areas. Some of the City's older, established neighborhoods are designated ~ ~-=-=== PL,AN.UI PAGE 1 OF , 1-'"10) o o CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE GPA NO. 90-14B 3 3-19-91 5 ... OBSERVATIONS AGENDA ITEM HEARING DATE PAGE r as RS and RL. Cluster developments occurring in these areas most likely would be in the nature of infil1 projects. It is the goal of the General Plan to allow infill projects that reflect the "prevailing scale and character" of the surrounding area (General Plan Goal IG, b. and Objective 1.8). However. sites that are suitable for infill projects may not be suitable for cluster development due to size constraints. When cluster developments occur on smaller sites. the potential for impacts related to noise, land use compatibility and visual aesthetics can be greater. These types of impacts usually can be mitigated or avoided through land use controls. For example. the City might impose a limit on the minimum area of cluster subdivisions. This would ensure that individual subdivisions are of a sufficient size to facilitate the appropriate siting of clusters. As stated. cluster developments may cause visual impacts in older neighborhoods. By introducing opposing architectural styles and street perspectives, these developments could disrupt the character of older neighborhoods. If site design incorporates the architecture and overall theme of the neighborhood. visual imoacts are unlikely to occur. General Plan Policy 1.8.31 requires the establishment of zoning which will encourage that developers use creative design and planning solutions to establish and maintain the distinctive character and environment of existing residential neighborhoods. Much of the land designated for RL and RS use is located in the northern portion of the City. This area of the City is subject to a number of environmental constraints and sensitivities. As noted in the previous discussion. cluster developments can be used in areas of constraints as a means of maximizing buildable space while preserving and maintaining sensitive and hazardous areas. For example, the amendment site associated with General Plan Amendment No. 90-14A is subject to seismic hazards and constraints. Due to the location of fault trace and setback areas. only fifty (50) percent (approximately) of the site can be developed. A cluster development under either the RS or RL designation would facilitate the siting of dwelling units away from the geologically hazardous areas. The remaining open space areas would contain the faults and .. ~~ ~ -~~~ PL.AN-UI PAGE 1 OF 1 (4-10) CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE GPA NO. 90-148 3 3-19-91 6 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE ~ provide settinq. follows: future residents with common open space in a natural This is consistent with the qoal of the General Plan, as It is the qoal of the City . . . to: " . accommodate expansion of development into vacant and low-use lands within environmental and infrastructure constraints: and, maintain and enhance siqnificant environmental resources." (General Plan Goal IG, e. and f.) For sites located in the City's hiqh fire hazard area, cluster developments under the RS or RL desiqnations would not increase the fire hazard any more than would typical sinqle-family detached residential developments. In fact, a cl uster development could reduce the fire hazard by providinq qreenbelt or open space areas around clustered dwellinq units. While the potential for fire may be qreater within clustered areas, the risk is reduced throuqh the use of fire retardant buildinq materials, interior sprinkler systems. fire alarm systems and smoke detectors, etc. Cluster developments would not reduce or increase traffic volumes any more than would standard sinqle-family detached residential developments of the same density. This is true for developments occurrinq in either the RS or RL desi~nation. Individual proposals for cluster developments will be unique and subject to various combinations of constraints. sensitivities and potential impacts. To adequate 1 y address these issues. applications for cluster developments should be reviewed on a case by case basis. subject to a conditional use permit and a tentative map. Proposed chanqes to the text of the RS and RL desiqnations are included in Attachment A. ~~'11~ j ~ --oil PlAN-I.GI PMaE, OF , (4-10) . . CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE GPA NO. 90-148 3 3-19-91 7 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE r- CONCLUSION The cluster development technique can be used to maximize buildable space on a site while maintaininq areas that are subject to environmental constraints. Adequate provisions for cluster developments includinq open space ownership, preservation, maintenance and minimum subdivision area requirements are necessary. Because the averaqe density for a site would not exceed the density permitted in sinqle-familY detached projects, cluster developments would not increase traffic volumes anymore than would standard subdivisions. While cluster developments have much to recommend them, they may not be appropriate for all sites or neiqhborhoods in the RS and RL desiqnations. Each proposal for cluster development should be reviewed on a case by case basis and subject to an approved conditional use permit and a tentative map. ~~..:r~~L-:: .. ..,j PL.AN-I.OI PaGE 1 OF , (6-10) . . FINDINGS OF FACT CASE AGENDA ITEM HEARING DATE PAGE GPA NO. 90-148 3 3-19-91 8 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT r' ""'I FI~DINGS The proposal to chanqe the text of the RS and RL desiqnations to permit cluster developments of attached and detached units is consistent with the overall qoals established in the General Plan, All elements of the text amendment proposal would not be detrimental to the public interest, health, safety, convenience, or welfare of the City: All elements of the proposed text amendment would maintain the appropriate balance of land uses within the City: and, .. i'i\l.lt.=.== ..,j f'lAN.IJlI POGE 1 OF 1 (...0) CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE GPA NO. 90-14 B 3 3-19-91 9 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE r' RECOMMEMD.].T I OMS Staff recommends that the Planninq Commission make a recommendation to the Mayor and Common Council that: 1. A Neqative Declaration be adopted in accordance with Section 21080. 1 of the CEQA for General Plan Amendment (GPAI No. 90-14B. as presented. 2. The text of the RL. Residential Low and the RS. Residential Suburban land use desiqnations be chanqed as shown on Attachment A to include cluster developments of attached and detached units. 4. Provisions for implementing and requlatinq cluster developments be developed for inclusion in the Development Code. ~e ectfully_ s}bmityed. rfa/ arry . Reed. Director @Plan~ nq ~;dliu;:dinq ~ervices . ~t\ W" u.' ~fcfX~ WOldru'W ~r ssociate Planner Idw Attachment: A - Proposed Text Amendments B - Initial Study (Listed Only - See Attachment B to GPA 90-14AI Exhibit A EXistinq Land Use Map Exhibit B Site Location and Land Use Designation Map C - Letters (Listed Only - See Attachment C to GPA 90-14A I ==.~ ~ Pt.AN-UI PAGE 1 OF 1 (0&.10) r CITY 8F SAN BERNXRDINO GENERAL PLAN AMENDMENT NO. 90-14 . . TITLE PAWUl:aUJ TEla AMENlMENl'S II. llMic1...tfAl l..nw Olliediv~ n sha1I be the objective 01 the Oty of San 1lemardi1IO to: 1.10 Promolll the cIeveIopmmt oIlow-density. I.up lot. high qu.ality single- lamily 4~t..d j reidential unilS. Pftliri~ n shall be the policy of the Oty of San Beman:IUIo to: PermitttKI UII!. o.nsitv. and Hf!icrh.t 1.10.10 Permit the cIeveIopmmt of single-family 44U.~J residmtial units at a d8wity of up to 3.1 units per paIS &eft ad height of z.s stories C35 feet) In ueu designaled as "Residential Low" (lU.) au ad n.2). 1.10.11 Permit the deftIopalmt 01 ....lamily dMacMd Nlidential units at a d81sity of up to 3.5 units per paIS &eft ad height of z.s slDrie C35 fwt) In Tl'ICt 12756 ad 13172. DBi~ and DeveI~ent o;...,tt_w1c 1.10.30 RaquiIe a zniNmuIII 0110.800 squarw Ewt per lot au ad D.2>. 1.10.31 Raquire that Sdential units and Ii... be desigIled to convey a "high quality" iInap. izldllding: L IISe of ardIitecNral cHsign idioms which _pimMmt and do not Mdominalll" the settIn~ b. IISe of building malIIria1s. colors. and forms wtlich contrilNlII to a "neighborhooc\'" dw'aclIIr; Co IISe of exlllllSive sillllandscape: and d. linkaps to tqV8trian andl ar pedatrian trai1s when the silII is adja- cent to a maslIII' piaMed trail au and D.9). 1-58 LEla1D r............cnd delete r~.~Q. add ( A T T A C H MEN T A-I .J CITY 'dF SAN BERN\(RDINO GENERAL PLAN AMENDMENT NO. 90-14 TITLE l.lD.32 1.10.33 PROMr....~J.~~. Encourage the development of "high quality" Iarp lot residentW subdivisions; izl.:ol porating inllel'aXllleCting pedestrian paths and greenbelts. amsistent and well designed street sipge. entry sipge or lllOIIument, amununity amenities (such IS dubhouse. meeting rooms. swimDling pools. teMis c:ouns. health dub. etc.,. and similar uses 01.1. n.2. 11.4. and n.6,. ~ attaChed ~ ~lV ~ty. =ices net --' ~ -;t!:e4 c. RMid~"ti21 Suburban O"i~ It shall be the objective of the City of San Ilenwdino to: 1.11 ProlllOte the development of single-family 4~ll.4_J units in a high quality suburban setting. Pftlt~M It shall be the policy of the City of San BemardiIlD to: Permitted U.. [)@Mirv. and Heil!ht 1.11.10 Permit the dIIveIopment of single-family .1..4_4 nsiclentW units at II density of up !D 4.5 units per pili _ and illight of two and _half S!Dries indudiJlg a 10ft (35 fwt) in _ clesipallld IS "R8idential SuburbaII- (IS) au and n.%). OI!sitm and ~loDn'u!ftt Cuid@lines 1.11.30 1.11.31 1.11.32 1.11.33 l Require that the nsidential klts ~ ~ at a IZIinim\Im of 7.200 square feet 01.1. n.2. and 11.6'. . Encourage the incorporation of greenbelts. pedestrian paths. and amununity amenities in a residentW subdivision en.l. n.2. n.4. and 11.6'. Require :-esidentW subdivisions tu be oriented a_y from anerials and other major high_ys: locating extetlSiw landscape setbaclcI cOIllaining trees and shrubs and decorative walls along this frontage (n.land 11.2'. ~~oe':e~~~~ 'tv. 1-59 A T T A C H MEN T A-2 ~ ;) ) April 30, 1991 Mayor and City Council San Bernardino City 300 North D Street San Bernardino, California RECEIVt:~, --'T. ," -- , . i ,~.:'""" '91 HAY -6 P 1 :04 Dear Mayor and City Council: SUBJECT: GENERAL PLAN AMENDMENT NUMBERS 90-14A and 90-14B This is a protest in the most strong terms aqainst the above noted amendments. They are not in the best interest of the neighborhood, they are not in the best interest in the people who would move in and they are not in the best interest of the City of San Bernardino. They are only in the best interest of the developers who are out to make as much money as possible. This is their opportunity. This is their risk. If they can make more money that in and of itself is not wrong, but this action does not benefit the city, nor the city schools, nor the neighborhood nor the new residents. This land should be developed, but reasonably, not just with the idea to get as many as possible units on the land as can be. My understanding is that the developers have said things that are not correct. My understanding is that they are encouraging acceptance based on some wild speculations, like old people in San Bernardino will move out of their present homes to buy into theirs. This has been shown to NOT happen in the Redlands area. This is just hype, hUffing and puffing on the developers to, again, benefit their bottom line at the expense of so many others. My understanding is that they have some building projects that can and probably will change when it comes time to actually build. clearly an undesirable possibility. plans for their materially This is They have their free agency to make as good a deal as possible, but, again, not at the city's long term expense nor that of its residents. Please reject General Plan Amendments Numbers 90-14A and 90-14B. Va~~ Valdean Watson 2295 Mesquite Drive San Bernardino, California 92404 .1/6'- ~7 - o 0 SIGLAND [, ASSOCIA Tf;S SURVEYING LAND DEVELOPMENT 364 ORANGE SHOW LANE SAN BERNARDINO, CA 12408 (714) 888-83s.t May 6, 1991 YUCAIPA, CA PHELAN,CA Mayor & City Council City of San Bernardino 300 North "D" Street San Bernardino, CA 92418 General Plan Amend. 90-14A RL to RS My home residence is 2455 Willow Drive, which is within less than a half mile of the proposed site. I am the owner of Sigland & Associates, a firm that provides Land Planning, Engineer, Surveying services and also creates residential lots. I have 39 years experience in Land Development. Changing the density to a higher density makes no sense given the restrictions on the property. Flood Hazard Zone, Fire Hazard Zone, Geological Hazard Zone and Hillside property all require low densities. This will change the standards' on lot width from 80 ft. to 60 ft. and B.S.L. from 30' to 25'. This will reduce lot sizes to smaller than the adjoining neighborhood on the west, north and east. This would be spot zoning for this property. The site adjoins Little Sand Canyon on the East which is a major drainage course. Flows from over 900 acres which can be highly debris laden, are identified in letter from San Bernardino County Flood Control, dated April 8, 1991 as a problem. They are recommending a 100 ft. B.S.L. from their right of way. This drainage area is twice the area of the Hampshire Street drainage area. Do we want to have another situation like that past problem. Please refer to the attached map for drainage areas. Our City General Plan is only 2 years old. FOLLOW THE PRESENT GENERAL PLAN, do not change existing neighborhoods. Deny General Plan Amendment No. 91-14A. om4^~~ Richard P. Siegmund Professional Land Surveyor ~~.~; !\I:,;~,~-~",;:..::~"",.\-}\I~,,~:~*':;;5 '.tF -~: :,,~;; -~~""''::', ........ i~'~ ~',,,.' ,? ':.-;-- ~l~!ff~~7)~~~~~-d%~.~~':,~'\~~, -~ ~ .r:f:~:~JJ/;jf:;(;r;'~'~" - ,\r.f\~S~~,." ~ "2".'~. ~:. J\ (iil'J ~A;'.~~~ ,'.'" A!,~.',',;". 1J~' .~~,J,. ~ ~c. ~',."..7/. ./~ll~'O;"/, I.' '.--,' " ',.v, "( . ,~ -- Ir.'~~r.?}.,;,.--r.-": ~I \\.. 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