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CI-k OF SAN BERNARDCO - REQuCaT FOR COUNCIL A~';ION
Frank A. Schuma General Plan Amendment No. 85-1
From: Planning Director Subject:
Dept: Planning Mayor and Council Meeting of
November 18, 1985, 9:00 a.m.
Date: November 8, 1985
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on November 5, 1985, the following
recommendation was made:
The application for General Plan Amendment No. 85-1 was unanimously recommended
for approval of Alternative No.2, Exhibit IV, per Planning Commission Resolu-
tion No. 85-4.
The Negative Declaration for environmental review was also recommended for
approval.
Recommen,jed motion:
To approve the responses to comments and to adopt the Negative Declaration for
environmental review which has been reviewed and considered.
To approve. modify or reject the findings and the recommendations of the
Planning Commission and to direct the City Attorney to prepare the necessary
amendments to the Zoning Ordinance.
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Signature
Frank A. Schuma
Contact person:
Frank A. Schuma
Phone:
383-5057
2
Supporting data attached:_
Yes, Staff Report
Ward:
FUNDING REQUIREMENTS:
Amount:
Source:
Finance:
Cou nc i I Notes:
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Aaenrla Item Nn
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RESOLUTION NO.
85-4
RESOLUTION OF THE PLANNING CO~lMISSION OF THE CITY OF SAN BE~~ARDINO
AlIENDING SPECIFIC DESIGNATIONS SHOWN ON THE LA..";D USE ELEHENT TO THE EAST
SAN BERNARDINO, HIGHLAND, EAST HIGHLANDS COMMUNITY PLAN.
THE PLANNING CO~IISSION OF THE CITY OF SAN BERNARDINO DOES RESOLVE AS
FOLLOWS:
WHEREAS, the Planning Commission adopted Resolution No. 29 on
October 28, 1975 establishing the East San Bernardino, Highland, East
Highlands Community General Plan as Amendment No. 13 to the City of
San Bernardino General Plan, which was subsequently adopted by the Mayor
and Common Council on October 28, 1975; and
WHEREA~ the City of San Bernardino Planning Commission conducted a
legally advertised and announced public hearing on an amendment to the
Community Plan (General Plan Amendment No. 85-1) Land Use Element on
November 5, 1985; and
WHEREAS, a NEGATIVE DECLARATION, complete with an Initial Study
relating to Amendment No. 85-1, has been reviewed by the Planning Commission
in accordance with the California Environmental Quality Act and local
regulations; and
WHEREAS, the adoption of Amendment No. 85-1 in accordance with
\lternative No. II is deemed in the interest of the orderly development
Jf the City and is consistent with the Goals and Objectives of the existing
Community Plan.
NOW THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION OF THE
CITY OF SA.~ BERNARDINO hereby adopts Resolution No. 85-4 and amends the
East San Bernardino, Highland, East Highlands Community Plan as sllCwn
03 Exhibit "A" and recommends to the Mayor and Common Council adoption
via said resolution pertaining to General Plan Amendment No. 85-1.
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I HEREBY CERTIFY that the foregoing resolution was duly adopted
by the Planning Commission of the City of San Bernardino at a regular
meeting thereof, held on the fifth day of November, 1985, by the following
vote, to wit:
AYES:
Brown, Cutler, LiGhtburn,
Commission Members
NAYS:
Nierman, Shaw, Watson, F.!.2!:..~
None
ABSENT:
Knowles, Lopez
ABSTAIN: None
~';\.'!0..~~ "?"Q~\::-.Ol\n.~
cretary
The foregoing resolution is hereby approved this
5th
day of
;'iovember ,1985.
Approved as to form:
City Attorney
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT"
SUMMARY
13
11-5-85
2
AGENDA ITEM
HEARING DATE
WARD
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APPLICANT:
W.J.E. Corporation
1323 W. Colton Ave., #200
Redlands, CA 92373
Daljit S. Sarkaria
P.O. Box 5996
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General Plan Amendment No. 85-1
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To change the General Plan from General Commercial to Residential on a
9.3 acre site south of Highland Ave., west of Del Rosa Ave., north of
the flood control channel and east of the southerly extension of
Mountain Ave.
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant C-3A; R-3-2000 Gen. Commercial
North Commercial C-3A Gen. Conunercial
South Flood Control I-M1 (328) County 4-7
East Comm.; Vac"ant C-3A Gen. Conunercial
West SFR I-R1-T(328) County Gen. Conunercial
GEOLOGIC / SEISMIC DYES FLOOD HAZARD DYES OZONE A ( SEWERS iI YES )
HAZARD ZONE lil NO ZONE Gl NO OZONE B oNO
HIGH FIRE DYES AIRPORT NOISE / DYES REDEVELOPMENT DYES
HAZARD ZONE IXJ NO CRASH ZONE [Xj NO PROJECT ARE^ rnNO
..J o NOT o POTENTIAL SIGNIFICANT. Z IXii APPROVAL
~ APPLICABLE E FFE CTS 0
WITH MITIGATING - 0
Zen MEASURES NO E.1.R. tc CONDITIONS
I&J(!) o EXEMPT o E.1.R. REQUIRED BUT NO 1&.0 0
2Z 1&.f5 DENIAL
Z- SIGNIFICANT EFFECTS
00 WITH MITIGATING ~:E 0 CONTINUANCE TO
a:Z MEASURES tn:E
>u:: 0
Z IKl NO o SIGNIFICANT EFFECTS "
1&.1 SIGNIFICANT SEE ATTACHED E. R. C. I&J
EFFECTS MINUTES a::
NOV. 1911 REVISED JULY 1"2
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r CITY OF SAN BERNARDINO PLANNING DEPARTMENT"
CASE GPA 1185-1
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OBSERVATIONS
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11-5-85
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AGENDA ITEM
HEARING DATE
PAGE
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1. The General Plan Amendment study area consists of 33.8 acres at the
southwest corner of Highland and Del Rosa Avenues. The actual site on
which the land use designation is proposed to be changed involves 5
parcels which collectively contain 9.3 acres. Exhibit I shows the
existing General Plan and Exhibit II shows the existing zoning.
2. The applicant's request to change the land use designation was eva-
luated for possible environmental impacts. Although a Negative
Declaration was proposed, the Environmental Review Committee determined
that additional studies may be necessary at the development stage.
Review of the present application focused on four issues:
1) Topography, 2) Access and circulation, 3) General Plan consistency,
and 4) density. Each of these is addressed in the following obser-
vations.
3. The topography of the project si te is such that any type of development
will require significant amounts of grading. There is a flat area near
the existing commercial uses fronting Highland Avenue and another flat
area around the vacant McDonald's Restaurant fronting on Del Rosa
Avenue. The remainder of the project site Js primarily hillside with
two level areas at the top. The two street level flat areas are
separated by the hill with no level access between them. Because of
th is. gradi ng wi 11 be necessary to provi de access to all parts of the
site. Topography thus forms an important deterrent to the use of the
site for commercial purposses.
4. Primary access to the site is from Del Rosa Avenue south of the vacant
McDonald's restaurant. Secondary access is to the portion of the site
nearest Highland Avenue via an easement. Lack of direct access to, and
visibility from. Highland Avenue is another important reason why the
site cannot be considered a prime commercial location. Although access
from Del Rosa to a protion of the site is adequate, visibility and
exposure are sti 11 a problem.
5. A traffic study was performed that indicates a slight decline in the
level of service at the intersection of Highland Avenue and Del Rosa
Avenue and no change at the intersection of Del Rosa Drive and Del Rosa
Avenue for the proposed Residential land use designation. Development
at the existing, commercial land use designation would cause a slight
decline in the level of service at both intersections. The traffic
study has mitigation measures that will be implemented at the develop-
ment stage.
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NOV. .910
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE GPA 1/85-1
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OBSERVATIONS
13
11-5-85
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AGENDA ITEM
HEARING DATE
PAGE
6. The existing Community General Plan for East San Bernardino. Highland
and East Highlands was adopted on October 28, 1975. The proposal is
consistent with the goals and objectives of the Plan which call for
balanced and diversified urban development and flexibility in the
design process. The proposed change is also consistent with all ele-
ments of the General Plan.
7. In view of the points raised in the three issues above, staff would
support a change in the land use designation for the subject site from
Commercial to Residential. Having made the determination that residen-
tial uses would be better suited then commercial, staff analyzed the
three possible residential densities which may be assigned to the site.
8. Exhi bit Ill, Alternati ve No.1, Medi urn-Low density resi denti al (4-7
units per acre) would yield from 37 up to 65 dwelling units. Exhibit
IV, Alternative No 2, Medium density residential (8-14 units per acre)
would yield between 74 and 130 units. Exhibit V, Alternative No.3,
Medium-High density residential (15-24 units per acre) would yield bet-
ween 140 and 223 units.
g. Single-family homes as proposed in Alternative No.1 may not be
realized on this site because of the diffficulties or disadvantages
associated with it. The street level flat areas would probably not be
built on because they would look directly into the backs of the commer-
cial buildings fronting on Highland Avenue. Using only the higher hill
areas for homes would yield very few buildable sites.
10. A Medium density designation as shown on Alternative No.2 is well
suited for the site. The street level flat areas can be utilized for
parking, recreational amenities and open space uses. leaving the higher
hill areas for residential units. By clustering the units on the hill
areas and leaving the flat areas for uses other than residential, it is
hoped that grading would be minimized. However, because of the
topography, straight grading at a two to one slope is not appropriate.
Contour grading would be recommended as a condition of approval at the
development stage.
11. Alternative No.3, the Medium-High density designation is not a good
choice for this site because of the greater number of units that would
be allowed. Additional grading would be necessary to add the ten to
ninety-three units allowable under this designation.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE GPA 1185-1
OBSERVATIONS
13
11- 5-85
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AGENDA ITEM
HEARING DATE
PAGE
12. A subsequent zone change to PRO, Planned Residential Development would
be recommended for either Alternatives No.2 or 3. The PRO designation
would allow for greater design flexibility which is necessary to ensure
sensitivity to the physical environment.
13. A multiple-family designation provides a transition between the commer-
cial uses on the north and the single-family uses on the west.
However, the Medium-High density designation is not a transition to
single-family and the Medium density designation would be recommended
because it is more compatible with the existing single-family neigh-
borhood on the west. The flood control channel on the south acts as a
good buffer between the single-family homes south of it and multiple-
family uses on the site.
14. The intersection of Highland and Del Rosa Avenues is a major commercial
node in the Highland Area. The intensity and amount of commercial uses
found here discourage further commercial development. Along Del Rosa
Avenue north and south of Highland Avenue multiple family uses form a
transition between the commercial and single family uses.
15. The subject site is near public transportation, a public park and a
variety of retail and service commercial uses (as noted in the previous
paragraph) .
16. In addition to the major issues discussed. in this report, staff also
revi ewed the servi ce "needs" generated by the three alternati ve resi-
dential densities and compared them to a commercial designation. In
each case, the residential service needs were lower than the commercial
ones, except. for student generation.
17. The number of students generated by the three density designations are:
Alternative No.1, from 29 to 51 students.
Alternative No.2, from 53 to 92 students.
Alternative No.3, from 99 to 158 students.
This was not seen as a significant impact on the school district since
school mitigation fees were approved by Resolution No. 85-325.
18. With approval. the applicant wi 11 be asked to submit a letter waiving a
density bonus request.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE GPA 1/85-1
OBSERVATIONS
13
11-5-85
5
AGENDA ITEM
HEARING DATE
PAGE
RECOMMENDA TI ON:
Staff recommends adoption of the attached resolution which approves
Alternative No.2 for the subject site.
Respectfully submitted.
FRANK A. SCHUMA
Planning Director
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{u..tUl' ( . A!-J~
Valerie Ross
Assistant Planner
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CITY OF SAN BERNARDINO
PLANNING DEPARTMENT
AGENDA
ITEM #
LOCATION
CASE G.P.A. 1185-1
HEARING DATE 11/5/85
13
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