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Home My WebLink About36-Public Works J- ~ j CITY -.oF SAN BE't)ARDINO - REQUESTOOR ~~~N~I.L ~~!!~~ Assessment District No. 1000 -- Subject: Installation & Maintenance of Landscaping on Waterman Avenue From: ROGER G. HARDGRAVE Dept: Public Works/Engineering Date: 4-20-92 Synopsis of Previous Council action: 05-07-90 -- City Engineer instructed to proceed with the formation of a landscape construction and maintenance assessment district on Waterman Avenue, from the Santa Ana River to Ninth Street. 10-15-90 -- Authorization to proceed expanded to include the section of Waterman Avenue, from Route 1-10 Freeway to Base Line Street. 03-02-92 -- Resolution No. 92-81 adopted, determining that public convenience and necessity require the formation of a landscape assessment district and setting a public hearing at 10:00 a.m. 4-6-92. 04-06-92 -- Public hearing closed and resolution creating the assessment district continued to 5-4-92. Recommended motion: 1. That the scope for Assessment District No. 1000, installation and maintenance of landscaping on Waterman Avenue, from Route 1- 10 Freeway to Base Line Street, be reduced to include only installation of landscaping in the curbed medians in Waterman Avenue, from the Route 1-10 Freeway to Mill Street, and the boundaries reduced to include only the parcels fronting on Waterman Avenue, from the 1-10 Freeway to Mill Street. lMotion, 'ontinu~'o~~~ cc: Shauna Clark Tim Steinhaus Andy Green Annie Ramos Al Boughey Contact person: Verne Nadeau Phone: 5026 Supporting data attached: Staff Report Ward: 1 & 3 ~ (Assessment District Bond Proceeds) FUNDING REQUIREMENTS: Amount: $163.684 & Source: (Acct. No.) 251-680-53925 (Acct. DescriDtionl Assessment District No. 1000 - Waterman Avenue Landscapinq Finance: CounciINotes:*T~..". 'I' ". \~.,,-\-lJA.'l ~""<lX/'" So...r~L ~O~ "'r ~/o"'\ \... 0 S ~ 5 ~,... \ "I" \ /"1 ( I,. .J.\. s . ~ CA-1J Jj,.. ..."'...,,"'., Agenda Item No.L.-. A J. "", . RECOMMENDED MOT~S (Continued): o File No. 14.40-54 *2. That the contribution of $81,842 from Redevelopment Tax Allocation Bond Proceeds, to finance 1/2 of the cost for installation of landscaping in the curbed medians in Waterman Avenue, from the Santa Ana River to Mill Street, be approved. 3. That the City Engineer is hereby authorized and directed to revise the Resolution Ordering work, and amend the Resolution of Intention and Engineer's Report, to include only the installa- tion of landscaping in the curbed medians in Waterman Avenue, with the cost financed equally through assessments on the properties and a contribution by the City, and this item continued to the first Council meeting in September, 1992. 4. That the City Clerk and City Engineer be authorized and directed to proceed with the formation of a City-wide assessment district for maintenance of landscaping, to finance the costs for maintenance of landscaping within the curbed medians, in streets such as Waterman Avenue, Valencia Avenue, Mt. View Avenue, Muscupiabe Drive, and about 16 other locations of landscaping in street rights-of-way, that are maintained by the Department of Parks and Recreation, and 1/2 of the costs in established assessment districts for landscape maintenance. 5. That the Director of Planning and Building services be requested to include commercial/manufacturing uses within the study authorized by council on February 2, 1992, of appropriate land uses along South Waterman Avenue. COMMUNITY DEVELOPMENT COMMISSION 6. That the Redevelopment Agency Counsel be directed to prepare mutual benefit resolutions to facilitate the appropriation and expenditure of Agency funds relating to this project. *CITY ADMINISTRATOR'S NOTE: Motion No. 2 is an approval in principle. The allocation of $81,842 in Redevelopment Tax Allocation Bond Proceeds will be finalized with the adoption of mutual benefit resolutions referred to in Motion #6. CITY bF SAN BE"RDINO - REQUEST()OR COUNCIL ACTION STAFF REPORT Page 1 of 2 The public hearing for proposed Assessment District No. 1000, Installation and Maintenance of Landscaping on Waterman Avenue, was held during the Council meeting of 4-6-92. After receiving input from the public, the hearing was closed and the resolution ordering the work was continued to 5-4-92. Two meetings were subsequently held with the property owners, to discuss their concerns. Property owners at these meetings were concerned over items such as large assessments for major property owners, ability of low income individuals to pay their assessments, trees blocking visibility of signs for commercial establishments, and the impediment to development due to the office/professional land use designations. The owners did indicate that they were in favor of landscaping, and would be interested in the City's proposal to finance 50% of the cost for landscaping individual properties, particularly if the zoning could be changed to allow commercial/manufacturing uses. At the Council meeting of 2-17-92. the Department of Planning and Building Services staff was directed to evaluate the Waterman Avenue OIP (Office Industrial Park) designation, and corne back with recommendations in May, 1992. These recommenda- tions will be presented at the Council meeting of 5-18-92. Therefore, it is recommended that the scope of work be reduced to include only the installation of landscaping in the curbed medians in Waterman Avenue, from the Santa Ana River to Mill Street. Also, that 1/2 of the total estimated cost, of $163,684 be financed as a contribution by the City from bond proceeds. The estimated annual assessments for the properties fronting on this section of Waterman Avenue will then be $21.00, for 5 years. . It .is anticipated that a program will be set up to reimburse owners of single family residences, that meet the Economic Development Agency's criteria for low income, for the assessments that are placed on their properties. Several comments were made at the public hearing to the effect that the costs for maintaining landscaping on Waterman Avenue should"be borne by all residents of the City since this is such a major thoroughfare. Landscaping in medians on Mt. View Avenue, Muscupiabe Drive, Valencia Avenue and about 16 other locations wi thin street rights-of-way, are currently maintained by the Department of Parks and Recreation. The total annual maintenance costs for these areas is about $125,000. 4-20-92 CITY bF SAN BEROlRDINO - REQU~ST()oR COUNCIL ACTION STAFF REPORT Page 2 of 2 Formation of a city-wide assessment district would meet the desires voiced by the residents within the proposed Waterman Avenue Assessment District. In addition, the areas maintained by the Department of Parks and Recreation could be assumed by the ci ty-wide district, which would relieve the General Fund of an annual cost of about $125,000. . It is also proposed to include the individual assessment districts for landscape maintenance wi thin the ci ty-wide district. The total annual cost for maintenance of landscaping within the existing 22 districts is $410,574. It .is proposed that 1/2 of the individual district costs be financed through the city-wide district, which will reduce the assessments by 50%. The estimated annual assessment for the proposed city-wide district is about $6.00 per assessable unit (equivalent single family dwelling unit). This action will reduce the annual assessments for all owners within an existing district. It is recommended that this item be continued to the first meeting in September, 1992, in order to allow su:ficient time to have construction plans prepared for installation of landscaping wi thin the curbed median in Waterman Avenue, and to prepare documentation for proceeding with establishment of a city-wide assessment district for landscape maintenance. 4-20-92 . May 1, 1992 , \ To: Esther Estada, Council Member 1st Ward Ralph Hernandez, Council Member 3rd Ward Copies to Mayor and other Council Members City of San Bernardino 300 North I D I Street San Bernardino, CA 92418 From: Residents/Constituents in response to community meet- ing held at St. Mark Churcb on Wednesday, April 29, 1992 regarding landscaping on Waterman Avenue. The consensus of most who attended the meeting is that we do not want a 1andscap~\assessment district because feel it is not nece s sa ry. tof In the council meeting of April 6,1992,cand in other meetings on this issue, it hasnnot been demonstrated by anyone that public convenience and necessity peQuires=$987,000 to landscape Waterman Avenue Medians from Baseline to Hospitality Lane or that public convenience and necessity reQuires $163,000 to landscape Waterman Avenue medians from Mill Street to the Santa Ana River. Since it has not been shown that landscaping this median of Waterman Avenue is essentia1,cadd reQuired for public convenience and necessity, no assessment of any kind should be imposed upon anyone in the city. On the contrary, imedi"a'J11andscaping on a high volume traffic roadway, such as Waterman, is not a public convenience and necessity. It is hazardous andudisruptive for maintenance personnel subject to accidents and/or the blocking of traffic lanes to perform maintenance chores. It also creates long term expenses for the city, Which because of labor costs and other factors, tend to increase year by year. ~owever, as you know, front yard and curb side landscaping are lntegra1 parts of land use and zoning code requirements and, are being well implemented as deve10pement and improvements are made to properties along Waterman Avenue. 1fJ(P The proposal doEs not meet the test. of being required for public convenience and necessity. It do~s not meet the spirit of criteria called for by municipal code section 12.90, and is a misuse of the assessment district formation process and will invite 1 itigation. Median landscapinq is not. necessary and no one should be assessed to pay for;tt. As an example, your attention is directed to consider Mountain Avenue in Upland, California. Please see attached photo display. Mountain Avenue in Upland between the 1-10 freeway and Foothill Boulevard is very much like what Waterman Avenue will be like in a few short years if given proper planning. The photos reveal that both sidesof Mountain Avenue are well landscaped as a result of good land use and zoning code requirements, not unlike requirements here in the city of San Bernardino. There are no landscaped medians to obstruct views or create unnecessary expenses for the city. Because of the size and space allowed for front yard and curb side landscaping, Mountain Avenue is a very attractive traffic corridor with traffic volume similar to Waterman Avenue. Photos were taken at several locations along Mountain Avenue between 1-10 and Foothill Boulevard. Photos also were taken along Waterman Avenue between Baseline and Central Avenue and show that land use and zoning requie- ments imposed for new developement along Waterman Avenue . are simular to what has been successful along Mountain Avenue in Upland. Front yard landscaping as properties are improved and developed is vital and necessary for an attractive traffic corridor, landscaping the center median is not required. Also attached are copies of a portion of the city of Upland zoning map for the vicinity along Mountain Avenue, summary of zoning requirements, and code section chapter 9457 commercial zone. Please note that along Mountain Avenu~ permitted uses include commercial, multiple unit residential, and light manufacturing, and yet with proper landscaping, all uses are compatible. The traffic corridor has good eye appeal and the mixed uses bl~nd well together. Allowance is made to serve many purposes 2 and pr~R~rties in the area have been developed well wh~le residents also can live nearby. Please!! Youcmust go and see for yourself. It looks really good! ! It has been assumed hy some that because some assessment distticts are in place in other parts of the city that nOJODe should object to assessment district 1000. That is ludicrous. Other assessment districts have nothing to do with Waterman Avenue. Valencia Avenue, Mt. View Avenue, Muscupiabe Orive and others are in residential areas, and those assessment districts were created for other reasons. Reimbursement districts are not to be considered assessment districts. Assessment District 1000 is not needed and there is no need to create a city wide assessment district to include Waterman Avenue. The other districts were set up to serve local and residential needs. Waterman Avenue with traffic count volumes of more than 33,000 and more than 47,000 vehicular trips per day at different locations has more important status than just a local nesidentia1 district. Residents outside of a local district who~receive no benefit from such a local district such as Valencia or Muscupiabe Drive should not be requi~ed to pay for such an assessment district. That makes no sense and violates the spirit and purpose as to why local assessment districts are established so that those who benefit Hitect1y ditect1~ are the ones who ~ay. No! A city wide assessment distr1ct is wrong. It w111 penalize residents of the city who do not have an assessment district making them pay for something from which they do not receive any beflefit. The Council must.not proceed in such an unfair and i110qica1 manner. If an assessment district is to be created for the benefit of the residents and ~usioesses &n tflhe South Waterman Ayenue area 1t should be 1nltlated by t e people and property owners of the area not by others. We will reserve our resources for projects that benefit out area best. There is much to bee done in the area and we must be careful to direct our resources to where the interests of the residents and businesses of the South Waterman area are best served and to demonstrate our support and confidence in those 3 Council members who best represent the interests of South Waterman area constituents. You must vote aqainst both a city wide assessment district and also vote against assessment district 1000. Both are contrary to the best interest of businesses and residents in the Waterman Avenue area. Both items should be cancelled. You must also call for a better land use and zoning plan that will serve many purposes and encourages development in the vicinity of Waterman Avenue. Issues that need your attention now are: 1. A traffic signal and left turn lane for Central Avenue at Arrowhead due to anticipated increase in traffic volume. Even now it is difficult and dangerous to make left turns at that intersection. 2. Central Avenue street repair at the rail- road tracks where hazardous dips and pot holes now exist. 3. Installation of sewers east of Waterman and south of Mill in the vicinity of San Jacinto and Santa Fe Streets, Valley View Avenue, Holden Drive and Foisy Street, and east of Waterman in the vicinity of Norman Road, Pioneer Street, Sunny Side Avenue and Clevenger Drive. 4. Redevelopment tax allocation bond funds should be used to meet needs such as these while zone changes are considered to pro- mote development, encourage vitalization, eradicate blight, and promote better land use in the area. Median landscape will not stop crime and other destructive activities. Blight, crime, absentee ownership, lack of favorable financing, lack of ownership pride, and deterioration of neighborhoods is occurring because present land use and zoning codes do not allow residents to improve their own homes, and the codes are so unfavorable that development cannot easily occur. 4 '."'---' . These are problems that cannot be solved by median landscape. Lets not kid anyone. Vote aQainst the formation of these assessment districts. Attachments: 1. Photo display 2. City of Upland Zoning Summary, Zoning Map, Code Chart 3. Traffic Count taken in the City of San Bernardino 4. City of Upland Traffic Count Signatures: e~ Gf;~ ~U.~ sL(6 t; 2f () ! f lJhf/wrld2- t f W* Ax.., 5 .. . . ... ....~~N_ __ _~ .. _ __N __N~~~_~. _~NN__NW...~.___.~N~ m~.~w_w_W~_W_~W_WO _..0__ __~N~N..W~N.~....~__.~_O~..~." nw _....WO..._. .VI".~" ....... _Ut ,"'........""WD -we..... 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PItO.IIC1'''O'~''LA''''O.~ '" ~J.. - Nil" <OO~ S 9456.100 PLANNING AND ZONING S !Nll7.020 i.. 9466.103 Structural setbaclu and yards. Excepting as provided in section 9450.104, "Structural Setbacks and Yards-Excep- tions," all lots shall have front,.side and rear yards open and unobstructed from the ground to the sky of a minimum depth and area as provided herein: .010 Front yard. No requirement. .020 Side yard. No requirement. .030 Rear yard. No requirement. 9456.105 Permitted encroachments into re- quired yards. Notwithstanding the setback and yard provisions of this zone, projections may be permitted into required yards in compliance with the provisions of section 9450.105, "Permitted Encroachments into Required Yards-General" and the following: .010 Projections over public rights-of-way. Marquees (canopies) mllY project into public street rights-of-way, provided that such projection does not extend beyond a dimension twelve (12) inches back from the fllce of an Ildjllcent curb and further, thllt there is Il minimum eight (8) feet clearance above the grllde . of the ground or pavement below. 9466.106 Required fences and walls. The provisions of section 9450.106 shall Ilpply. 9466.107 Structural height limitations. .010 Maximum structural height. Forty (40) feet or two (2) stories, except as provided in section 9450.107; provided, however, that buildinp higher than forty (40) feet or two (2) stories may be permitted subject to the issuance of a conditional use pen.ut as provided for in Chapter 9403, "Zoning Procedures." 9456.108 Required structural separations. .010 Minimum distance between buildings. No requirement. 9456.109 Vehicle parki", and loadi", re- quirement. The provisiolUl of section 9450.109 shall Ilpply. ~, See. 9456.110. Sip regulations-Adver- tising Ilnd identification. The provisions of section 9450.110 shall apply. Sec. 9456.120. Development review and permits. The provisions of section 9450.120 shall apply. conditional and vari- See. 9456.140. Amendments, use permits ances. The provisions of section 9450.140 shall apply. Sec. 9456.150. Penalties for violations. Any person, firm or corporation whether as principal, agent, employee or otherwise, violating any of the provisions of this chapter shall be guilty of a misdemeanor and upon conviction thereof shall be punished in compliance with provisions of section 9401.050, "Penalties for Violation of RegUla- tions-General." CHAPTER 9457. "CH" HIGHWAY C~zu~~ See. 9457.010. Description and purpose. Many uses in the commercial classification do not belong in either the neighborhood centers or the concentrated business districts. They are related to the use of the highway and to other types of drop-in trade. These uses are provided for in the "CH" highway commercial zone. The zone may, therefore, serve many purposes, including the site for neighborhood shops, the commercial center, and such other uses as may properly belong in the city's commercial center. See. 9457.020. Permitted 31rimary uaes and structures. .010 Commercial: .0101 Automobile and paillt shop and repair shop. 830 8 9457.020 PLANNING AND ZONING 8 9457.020 .0 I O:! Automllhilt' salt's a~('fl(:i('s. wi! II inddt'ntal rt'pairs and sc'rvic'('s. ,010:1 An.vaclull nric'l1l('d husilH'sS slIhj('c'l to ('umplianc(' with all provisions of ('hapfc.... U4!-fo.l (adult orit'nt('d husinc'ssPs) or I ht. ('I)land Munil'ipal Cod('. 10nl. No. 1 :lllll, Ii 10, IO-:W-llHJ .0104 Howlinll alll'y. ,HIO!) Building matt'rials slurt'. .010fj Hl's(',"V(,c1. .0107 Cocktaillouqe and tavern, ex- cept . when the buildinc houainc a cocktail louqe or tavern ia pro- poeed to be located within aix hundred (800) feet of a echoo), municipal park eite, church, lea- idence. or land either zoned or muter planned for the uaee above lDentioned, meuured from the neareet point of the premiaee of which the uaee above mentioned are either located, propoeed, zoned or muter planned to the neareet point of Mid buildinc in which the cocktail louqe or tavern ia to be houaed. In the event the propoeed tavern or Iouqe ia located within the ei& hundred (800) foot limitation mentioned above. the permiaeion to operate the cocktail louqe or tav- ern may be IftIlted only u a conditional uae in purlluance to the provieione of Chapter 9403, "Zoninc Proceduree." .0108 Confectionery etore, includinc fountain. .0109 R.erved. .0110 Dairy producte etore. .0111 ReMrved. .0112 En and poultry etore (no e1aUlh- terine, ~ration. pluckinc or dreuinc). .0113 E1~ca1 appliance etore. .0114 Reeerved. Supp. No. 15 .0115 Feed and fuel etor.. (all within an entirely encloeed building) (re- tail only). .0116 Floriet mop. .0117 Frozen food Iocken (retail only). .0118 Furniture etoNe. .0119 Raerved. .0120 Gift mop. .0121 Grocery. fruit and vegetable store. .0122 Raerved. .0123 Ice etorap h_ (limit capacity to flve (5) tone). .0124 ~rved. .0125 R.erved. .0126 Liquor etorw ("'e of P"('Ir.,ed alcoholic bever....). .0127 R.erved. .0128 Muaeum. .0129 N_tande. .0130 New travel trai1en and camper ..... lIpnci.. (..rviea and repair conduc:tad within an encloeed build- incl. .0131 R.erved. .0132 Pet mop. .0133 Pharmacy. .0134 Photorraphy and camera mop. .0135 PhotGlraphic euppli.. and pro- ceuinc. .0136 Plant nuneri_ (fertilizer etored in hap and within an encloeed buildinc). .0137 R.erved. .0138 Radio and televieion etore and repair. .0139 Reeerved. .0140 Sporting Ioode etore. 831 8 9457.020 PLANNING AND ZONING f 9467.060 .0141 Supermarket. .0142 ReHrved. .0143 Reserved. .0144 Variety store. .0145 Reserved. .020 Offices: .0201 Busin_ and profeaaional offices. .030 Services: .0301 ReHrved. .0302 Banks and loan companies. .0303 Beauty shop for pets. .0304 Reserved. .0305 Dance studios. .0306 Delica~n. .0307 Dry cleanine pickup station. .0308 Reserved. .0309 Electric distribution sub.tation. .0310 Reserved. .0311 Reserved. .0312 Reserved. .0313 Indoor sporta and recreational facilities <tolf. handball. racquet ball. etc.). .0314 Reserved. .0315 Reserved. .0316 Reserved. .0317 Mortuaries and funeral parlon. .0318 Reserved. .0319 Printinc mop. .0320 Reserved. .0321 Self-service laundry. .0322 Small equipment rental. .0323 Reserved. .0324 Tui stand. .0325 ReHrved. Supp. No. I!) .0326 Veterinarian aniUl.1 clinic (day treatment; no animala kept over. nicht). .0327 Reserved. .040 And such other uses u the adminis- trative committee or the p1annine commission may deem to II. similar to those listed above and which are related to hich_y use or service. Such uses aball not be obnoxious to surroundine property or be specifically Hated in a 1_ restrictive zone. Sec. 94&7.030. Penal"" ace.aeory a_. a.d atnet1ll'ea. The provisions of section 9450.030 shall apply. Sec. 94&7.040. Penaitt"t.mporaryaaea _d atnetare.. The provisions of section 9450.040 shall apply. See. .4&7.0&0. Co.ditlo.al uea a.d atJ'llotare.. .010 The conditional uses and lItructur.. provided for in section 9450.050 and the followine aball apply. subject to a conditional use permit and subject to the provisions of Chapter 9403. . "ZoRine Procedures." Pro- vided. further. that such uses and structures listed hereinbelow aball not be permitted without notice of public hearinc: .0101 Ambulance service (with inciden- tal hospital equipment rental and aalea). .0102 Animal hospitala and abelten. .0103 Automotive service station. .0104 Billiard and pool hall. .0105 Bus puuncer terminal (intercity and intentate). .0106 Reserved. .0107 Child can center (day nursery school). 832 I 9<157.050 PLANNING AND ZONING I 9<157.100 ~ .0108 Cocktail lo~ge and tavern if within the exception set forth here- inbefore in section 9457.020.0107. .0109 Reserved. . .0110 Dance halls. .0111 Drive-in dairy products store. .0112 Drive-in restaurant, restaurant, tearoom, cafeteria, cafe, and similar types of use. .0113 Drive-in theaters. .0114 Reserved. .0115 Rsserved. .0116 Gasoline service station. .0117 Guest home. .0118 Reserved. .0119 Reserved. .0120 Reserved. .0121 Massage parlor. .0122 Mechanical car wash. .0123 Motels and motor hotels. .0124 Movie theater. .0125 Moving and storage warehous- ing. .0126 Multifamily dwelling and com- mercial complex (located in multi- story structures having a height greater than forty (40) feet or two (2) stories, with no residential usage of the ground floor. .0127 Reserved. .0128 R_rved. .0129 Outdoor commercial recreation establiahments. .0130 Reserved. .0131 Public utility buildings and struc- tures (no outdoor storace). .0132 Reserved. _J .0133 Reserved. .0134 Reserved. .0135 Used car or trailer sales lot (service and repair conducted with- in an enclosed building). .0136 Reserved. Sec. 9457.060. Prohibited structures. The provisions of section 9450.060 shall apply. See. 9457.100. Site development stand- ard.. The provisions of section 9450.100 shall apply, excepting as otherwise specified herein. 9457.102 Building $ite requirement$. .010 Minimum $ize of zone. No require- ment. uses and .020 Minimum frequency of zone. No re- quirement. .030 Minimum lot dimeMioM. .031 Minimum lot width: No require- ment. .032 Minimum lot depth: One hundred f'lfty (150) feet. .040 Ma:.cimum building coverage. The ",....hnum lot coverage shall be not greater than fifty (50) per cent; pro- vided, however, that where the required parking is provided for through partici- pation in a "P" parking zone of the city, or on any approved lot within five hundred (500) feet from the subject lot, coverage may be increased to one hundred (100) per cent of the lot area. 9457.103 Structural $etback$ and yard.. Excepting as provided in section 9450.104, "Structural Setbacks and Yards-Excep- tions," all lots shall have front, side and rear yards of a minimum depth as provided herein: 833 5 9457.100 PLANNING AND ZONING 5 9457.100 :-.,. { , .010 Front yard. No requirement excepting when a "CH" zone abuts a residential zone there shall be a required front yard for the full width of the lot or for the first flfty (50) feet of frontage of the "CH" lot which is adjacent to a residential zone. The required front yard shall be the same as thllt required for the residential zone abutting the side of the "CH" zone. , . , .020 Side yard. No requirement, excepting when a "CH" zone abuta Il residential zone there shall be a required side yard of not less than tan (10) feet on that side of the lot in the "CH" zone that abuts a residential zone. The side yard may be used for parking or for access to parking, provided the walla required in section 9450.106 are erected. When said side yard is not used for off-street parking or Ilceess thereto, said required side yard shall be landSCllped and mllintained as Il buffer between the commercialmd residential uses. (~ Nl)~' .030 Rear yard::i.Twenty-five (25) feet. The required rear yard may bit used for off-street parking or for loading md unloading purposes when the property is served by m alley. Where Il "CH" zone rellrs upon Il street which is the boundllfY between Il "CH" zone and a residential zone, there shall be a six-foot hiCh masonry wall constructad on the rear of the "CH" property as provided in section 9457.106, "Required Fences md Walla." 9457.105 Permitted encroachment. into re- quired yard.. Notwithatllnding the setback and yard provisions of this zone, projections may be permitted into required yards in compliance with the provisions of section 9450.105, "Permitted Encroachmenta into Required Yards-General" and the following: .010 Projections over public riChta-of-wIlY. Marquees (canopies) mllY project into public street riChta-of-way; provided, thIlt such projection does not extand beyond a dimension twelve (12) inches \... " back from the face of m adjacent curb and further, that there is Il minimum eight.foot clearance above the grade of ground or pavement below. 9457.106 Required fence. and walls. The provisions of section 9450.106 shall apply, excepting as otherwise specified herein. .010 Rear yard separation of "CH" zone md residential zone. Where a "CH" zone rellrs upon Il street which is the boundllfY between Il ~'CH" zone and a residential zone, there shall be con. structad Il six (6) foot hiCh masonry wall designed to building department specificlltions on the rear of the "CH" property, the wall to be set back not less than.ten (10) feet from the property line, the spllce between the property line and the wall to be planted and mllintained. 9457.107 Structural height limitations. .010 Ma"imum structural height. Forty (40) feet or two (2) stories, except as provided herein md in section 9450.107; provided, however, that build- ings higher than forty (40) feet or two (2) stories may be permitted subject to the issuance of Il conditional use permit as provided for in Chllpter 9403, "Zon- ing Procedures." .020 Multifamily dwelling. located in a commercial cample" development. In such cases where said dwellings are located in multi-story structureS having a height greater than forty (40) feet or two (2) stories with no residential usage of the ground floor, the following height restrictions shall apply: .021 Each part of my structure exceed- ing forty (40) feet in height shall be. set in from the front or the rear, or from both the front and the rear property lines not less than a combined total distllnce equal to one-half ('h) of the overall height of the structure. 834 - S 9457.100 PLANNING AND ZONING f 9458.020 I" r .022 Each part of any structure ezceed- in.. forty (40) feet in hei..ht shall be set in from one or the other, or from both side property lines not less than a combined total distance equal to one-half ('AI) of the overall hei..ht of the structure. 9457.108 Required ,tructural ,eparations. .010 Minimum distance between buildinp. No requir.m.nt. 9457.109 Vehicle parkin, and loadin, re- quirement,. Th. provisions of s.ction 9450.109 and the followin..shall apply: .010 Seruice rood required. Except where a service road shall have been previously provided and improved, land to a minimum d.pth of forty-five (45) feet shall be dedicated to the city and improv.d for s.rvice road, parkin.., and sidewalks. S.rvic. roads shall not be required in the "CH" zone frontin.. on streets or hi..hways other than Foothill Boulevard. .020 Alley, required. There shall be a dedicated and improved alley, not less than twenty (20) feet in width at the rear of all prop.rty in the "CH" zone. , '\ Sec. 9457.110. Sien k-.plationa-Adver- tiaiAl' and identiticatioD. The provisions of section 9450.110 shall apply. Sec. 9457.120. Development revie.... and permita. Th. provisions of section 9450.120 shall apply. Sec. 9457.140. Amendment., conditional a.. pe1'lllit. and vari- anc... The provisions of section 9450.140 shall apply. '- . Sec. 9457.150. Penaltie.lor violation.. Any penon, rum or corporation whether as principal, a..ent, employe. or otherwise, violatin.. any of the provisions of this chapter shall be guilty of a misd.m.anor and upon conviction th.reof shall be punished in complianCe with provisions of s.ction 9401.050, "Penalties for Violation of Regula- tio~G.neral" l,;.t'1A.t"'1'~t't tf4~.. '.\,,;A" J\l!,(l""Uttl. (.;~ See. 9458.010. De.cription and purpC!.e. .010 To encour.... and secure the future of the Cabl. Airport and its continued physical improvem.nt in the best interests of the health, safety - and ..en.ral welfare of the people of the city; .020 To encour.... the establishment of comm.rcial us.s that, by the nature of ..oods and services off.red, are considered related to and compatibl. with an airport and in ke.pin.. with the city's residential environ- m.nt; .030 To encoura..e the reservation and preservation of a great.r proportion of open space for visual and recr.ational use than would be possible through a strict application of the conv.ntional zonin.. provisions of this code; .040 To encoura... a more efficient, aesthet- ic and desirable use of land; .050 To encoura..e variety in the physical development pattarn of the city within an overall theme or character; and .060 To insure that these objectives are realized and, that in the process, the groes population denaity and buildin.. intensity of any ar.a within the city remaln in conformity with the requirem.nts of the Upland Munici- pal Cod. and the ...neral plan. 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