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Home My WebLink About56-Community Development CITY OF SAN BERNARDINO - REQUEST "'''R COUNCIL ACTION From: R. Ann Siracusa Director of Planning Planning Subject: ~_. Change of Zone Petition No. 88-3 / Mayor and Common Coun 1 Meeting July 18, 1988, 2:00 p.m. Dept: Date: July 1, 1988 Synopsis of Previous Council action: Previous Planning Commission Action: At the June 21, 1988 meeting of the Planning Commission, the Commission voted to recommend approval of Change of Zone Petition No. 88-3. Vote: Unanimous (2 absent) This change of zone is consistent with the Interim Policy Document. Recommended motion: That the Mayor and Con~on Council adopt the Negative Declaration and approve Change of Zone Petition No. 88-3 and direct City Attorney to prepare the necessary amendments to the Zoning Code. Contact person :______J3:.~_ A~I! 2i r ~c;~_~________ Phone: 384-5357 Supporting data attached:_____~~affBeport__ Ward: 1 FUNDING REQUIREMENTS: Amount: N/A Source:i6fct~~~ (Acct. DescriPtion) Finance: Council Notes: He/,..."".; ^ ,............-J.... 1......-.... 1\1_ 1----- ~. I ~ ~( CITY OF SAN BERNARDINO - REQUEST "~R COUNCIL ACTION STAFF REPORT Subject: Change of Zone Petition No. 88-3 Mayor and Common Council Meeting July 18, 1988 REOUEST The applicant requests a change of zone from M-2, General Industrial to C-M, Commercial-Manufacturing for a ten acre parcel located on the south side of Rialto Avenue between Arrowhead Avenue and Sierra Way. BACKGROUND The staff report presented to the Planning Commission on June 21, 1988, Attachment A, provides the background and analysis for this change of zone. The staff recommendation was for approval as the proposal was consistent with the Interim Policy Document and the Municipal Code. The Interim Policy Document and the Land Use Alternative Map designate the area as MU-Mixed Use. The Planning Commission considered this item on the consent agenda and there was no discussion. .c.Q~lCLUSION The proposal is consistent with the Interim Policy Document and the Municipal Code. The Planning Commission recommended approval. ~ ~9R,~"Np_~OU_~~_IJ,!__OPT IONS The Council may approve Change direct the Attorney to prepare changing the zoning district, Declaration or deny Change of Zone of Zone Petition No. 88-3, the necessary ordinance and adopt the Negative Petition No. 88-3. MAYOR AND COMMON COUNCIL - Staff Report Meeting of July 18, 1988 Page 2 RECO~..F;~:P~.~l; ON Planning Commission's Recommendation: Approve Change of Zone Petition No. 88-3 and adopt the negative declaration. Prepared by: Vivian Stevens, Planner II For R. Ann Siracusa, Director of Planning Attachments: Attachment A - Staff Report of June 21, 1988 with Initial Study csj/7-S-88 DOC:M&CCAGENDA COZ883 CITY OF SAN BERNARDINO PLANNING DEPARTMENT SUMMARY AGENDA ITEM HEARING DATE WAR 1 6/21/88 1 APPLICANT: w. R. Hendrix & Assoc. 255 North "D" Street San Bernardino, CA 92401 OWNER: Hanford Foundry c/o Domini P.O. Box 192 San Bernardino, CA 92401 UJ en <t o Change of Zone 88-3 Parcel Map No. 11475 ~ To change the zone under authority of San Bernardino Municipal UJ Code Section 19.06.060 from M-2 General Industrial to C-M, 5 commercial-Manufacturing and to subdivide the 10 acres into ~ 9 parcels of unequal size under authority of San Bernardino ~ Municipal Code Section 18.28.010. ..... 4 The 10 acre site is located on the south side of Rialto Avenue LIJ between Arrowhead Avenue and Sierra ~.1ay. a: <t PROPERTY PIQ North South East West EXISTING LAND USE Industrial/Vacant Apartments City Yard Commercial-Ball Park Commercial GENERAL PLAN DESIGNATION Mixed Use ZONING M-2 eM/R3 CM/Mfg. CM H-2 HIGH FIRE HAZARD ZONE DYES fiNo fiVES oNO FLOOD HAZARD DYES OZONE A ZONE )(E NO OZONE B iDhES SEWERS 0 NO GEOLOGIC / SEISMIC HAZARD ZONE DYES ~NO ..J <t t- Zen UlC) ~Z Z- OO a::Z >lL z Ul AIRPORT NOISE I CRASH ZONE REDEVELOPMENT PROJECT AREA o NOT APPLICABLE o POTENTIAL SIGNIFICANT EFFECTS WITH MITIGATING MEASURES NO E.\.R. DE LR REQUIRED BUT NO SIGNIFICANT EFFECTS WITH MITIGATING MEASURES o SIGNIFICANT EFFECTS SEE ATTACHED E R C. MINUTES z o - ti lLO lLffi ~:E cn:E o o I&J ~ 0< CONDITIONS o DEN IAL o CONTINUANCE TO o EXEMPT fiNO SIGNIFICANT EFFECTS NOV 1981 REVISED JULY 1..2 SKY .. CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE CZ 88-3 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE 6/7]/RR ? ,. '" 1. REOUEST The applicant requests approval under authority of the San Bernardino Municipal Code Section 18.28.010 to subdivide two parcels totaling 10 acres into nine parcels of unequal size the applicant also requests a change of zone under authority of San Bernardino Municipal Code 19.06.060 from M-2, General Industrial to C-M, Commercial Manufacturing. 2. LOCATIO.,B The subject site is located on the south side of Rialto Avenue between Arrowhead and Sierra Way. 3. ~UNICIPAL ~OpE ANDG~N~~~_?~~~_CQ~fORMANCE Approval of the proposed Change of Zone and Parcel Map is consistent with the Municipal Code as illustrated in Attachment "A" and the Interim Policy Document. 4. CEOA STAT~ An Initial Study was prepared by staff and presented to the Environmental Review Committee on May 19, 1988. After reV1Slons, the Committee on May 26, 1988, recommended a Negative Declaration be adopted. The Initial Study was advertised and made available for public review and comment until June 16, 1988. No comments were received. See Attachment "E" - Initial Study. 5. B~ACKGROUND The Hanford foundry was constructed at this location in the late 1890's. The foundry operated at the site for approximately 90 years. The property was recently cleared, except for one building which will be retained for future use. A large Magnolia Tree on the site marked the site of a stage coach stop. The tree has been preserved and is to be moved to Seccombe Lake in the fall. .J CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE CZ 88-3 OBSERVATIONS AGENDA ITEM 1 HEARING DATE6/21/88 PAGE """I ,. 6. ANALYSI~ In considering a parcel map application, the size of the lots being created and the effect of access to the lots on the traffic in the area must be evaluated. For a change of zone application, land use compatibility and the possibie increase in traffic must be reviewed. a. Lot Size The Municipal Code requires that the lots created by the parcel map meet the standard for the zone. Neither the current zoning, M-2, General Industrial nor the proposed zoning, C-M, Commercial Manufacturing, require a minimum lot size. The lots proposed are of buildable size. The parcels, their acreage and street frontage are listed below: Parcel No.1: Acreage: .75 Street Frontage: 202 feet on Rialto and 162 Feet on Arrowhead. Parcel No.2: Acreage: .75 Street Frontage: 162 feet on Arrowhead and 202 feet on Hilda. Parcel No.3: Acreage: 1.44 Street Frontage: 193 feet on Rialto. Parcel No.4: Acreage: 1.44 Street Frontage: 193 feet on Rialto. Parcel No.5: Acreage: 1.44 Street Frontage: 193 feet on Rialto Parcel No.6: Acreage: 1.52 Street Frontage: 193 feet on Rialto. ~ ~ CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE CZ 88-3 OBSERVATIONS AGENDA ITEM 1 HEARING DATE 6/21/88 PAGE 4 r ""'IiI Parcel No.7: Acreage: 1.51 Street Frontage: 163 Feet on Rialto. Parcel No.8: Acreage: .49 Street Frontage: 146 feet on Rialto and 145 feet on Sierra Way. Parcel No.9: Acreage: 1.19 Street Frontage: 419 feet on Sierra Way b. Traffic Considerations The change of zone from heavy manufacturing to commercial manufacturing could increase the traffic in the area. The number of parcels created with frontage on Ria1to could create congestion due to the increase in the number of possible access points. The City Engineering Department reviewed the application and evaluated its potentia] Impacts. As a result of their review a requiremept that each two parcels share access is included. Reciprocal access rights are to be recorded on the map. The applicant shall provide a detailed signal assessment for the intersection of Ria1to and Sierra Way prior to recordation of the final map. The Engineering Department's Standard Conditions are included in Attachment "0". c. Land Use Compatibility The site is in an area of mixed land use a few blocks south of the downtown area. This site is just north of the City Yards which is an industrioJ use. The City Yard and the proposed site CiU' separated by a railroad. Adjacent and to the north of the site is the Meadowbrook Housing Project. Commercial uses are located to both the east and west. \.. ~ CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE CZ 88-3 OBSERVATIONS AGENDA ITEM 1 HEARING DATE 6/21/88 PAGE """""I 7 . COMMENTS__~~~_E_IVED Two departments submitted comments on the ~pplications. Development Services commented that the less industrially intense use would be beneficial to the City. The Engineering Department submitted their Standard Conditions which are attached. 8 . CONCLUJU QfiI The parcels are of buildable size and have adequate street frontage. With the proposed mitigation measures, the Engineering Department has deemed the streets adequate to handle any additional traffic created by the number of parcels or change of zone. The change of zone will allow compatible land uses in the area. 9 . .B.~C9.w1~NP}\TION It is recommended that the Planning Commission: 1. Recommend approval of the Negative Declaration; and 2. Recommend approval of Change of Zone No. 88-3; and 3. Approve Parcel Map No. 11475. Respectfully submitted, R. ANN SIRACUSA Director of Planning f - M: . 7/~~ Vivian Stevens, Planner I VS:cmf; Attachment "An - Municipal Code and General Plan Conformance Attachment nB" - Findings of Fact Attachment "Cn - Conditions of Approval Attachment "0" - Standard Conditions Attachment "E" - Initial Study Attachment "F" - Site Map Attachment "G" - Location Map ~ pcagenda.cz8830 'lo.. r CITY OF SAN BERNARDINO PLANNING DEPARTMENT "' CASE CZ 88-3 OBSERVATIONS Lot Coverage N/A N/A AGENDA ITEM 1 HEARING DATE 6/21/88 PAGE 7 "' GENERAL PLAN CENTRAL CITY SO. N/A Defer to SBMC N/A Defer to SBMC "'" CATEGORY PROPOSAL MUNICIPAL CODE Streets Rialto Ave. Access for Sierra Way each Parcel Arrowhead Ave. \... ~ ATTACHMENT "B" ~ CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE CZ 88-3 FINDINGS of FACT AGENDA ITEM 1 HEARING DATE 6 I 2 1 I 8 8 PAGE 8 ~ 1. Approval of the proposed nine lot subdivision is consistent with the letters dated June 11, 1987, July 3, 1987, August 18, 1987, January 14, 1988, February 5, 1988, March 16, 1988 and June , 1988, from the State Office of Planning and Research to the City of San Bernardino which stipulate that "...land uses proposed during the period of the extension will be consistent with the purpose of the updated general plan provision...." and with the City of San Bernardino Housing and Scenic Highways Elements. 2. The nine lots being created conform to the lot requirements of the zoning code in that the code has no minimum lot size for the existing or proposed zone. All other aspects of the provisions of Title 18 of the San Bernardino Municipal Code are met with the Parcel Map. 3. No lot being created is an unbuildable lot. 4. All lots created abut upon a dedicated street. The streets are Rialto Avenue, Sierra Way and Arrowhead Avenues. 5. The proposed provisions of the State of lots and each subdivi~ion of Title 18 and California in Jot has access. land is consistent with the the Subdivision Map Act of that the Map has buildable VS:CMS pcagenda CZ883F 6/13/88 ..... ~ ATTACHMENT "c" "'" , CITY OF SAN BERNARDINO PLANNING DEPARTMENT STANDARD CASE CZ 88-3 CONDITIONS AGENDA ITEM 1 HEARING DATE 6/21/88 PAG E Q \... "" 1. x Minor amendments to the plan shall be subject to approval by the Director of Planning. An increase of more than 10 percent of the square footage or a significant change in the approved concept shall be subject to (Planning Commission) (Development Review Committee) review and approval. Construction shall be in substantial conformance with the plans approved by the Development Review Committee, Planning Commission or Director of Planning- Three sets of Landscape Plans, along with the appropriate fee, shall be submitted to the Engineering Department for processing. No grading permits will be issued prior to approval of landscape plans. At all times the business will be operated in a manner which does not produce obnoxious noise, vibration, odor, dust, smoke, glare, or oth&r nuisance. Subject to the Conditions of the Department of Parks and Recreation (attached). 2 _ x In the event that this approval is legally challenged, the City will promptly notify the applicant of any claim or action and will cooperate fully in the defense of the matter. Once notified, the applicant agrees to defend, indemnify, and hold harmless the City, its officers, agents and employees from any claim, action, or proceeding against the City of San Bernardino. The applicant further agrees to reimburse the City of any costs and attorneys' fees which the City may be required by a court to pay as a result of such action, but such participation shall not relieve applicant of his obligation under this condition. A sign program for the multi-tenant commercial/ ind~strial center shall be approved by the Planning Department prior to issuance of Certifi cate of Occupancy. SP:lmc PCAGENDA STNDCONDITIONS ~ \.. ""'" , CITY OF SAN BERNARDINO PLANNING DEPARTMENT STANDARD CASE CZ 88-3 CONDITIONS AGENDA ITEM 1 HEARING DATE 6/21/88 PAGE 1 n ~ r ~ 3. The tentative Parcel Map shall be valid for 24 months from the date of approval. Extensions of time may be granted if a request from the applicant is received prior to 30 days of the expiration date. Expiration Date: June 21, 1990. \.. ll... ATTACHMENT "D" V'.V/~ CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE CZ 88- 3 STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAG ""'" Project Description: Tentative P.M. No. 11475 -- Create 9 parcels on the South side of Rialto Avenue between SlerraWay aIiOArrow-nea-O Avenue Date: 6/2/88 Page ~ of ~ pages Prepared By: MWG Reviewed By: GRK Applicant: W. R. Hendrix NOTE TO APPLICANT: Where separate Engineering plans are required. tne appl1cant 1S responsible for submitting the Engineering plans directly to the Engineering Division. They may be submitted prior to submittal of Building Plans. DrainaQe and Flood Control -1-All necessary drainage and flood control measures shall be subject to requirements of the City Engineer~ which may be based in part on the recommendations of the San Bernardino Flood Control District. The developer's Engineer shall furnish all necessary data relating to drainage and flood control. 1. A local drainage study will be required for the project. Any drainage improvements. structures or storm drains needed to mitigate downstream impacts or protect the development shall be designed and constructed at the developer's expense. and right-of-way dedicated as necessary. _ The development is located wit h i n Zone A on the Federal Insurance Rate Maps; therefore. a Special Flood Hazard Area Permit issued by the City Engineer shall be required. _ The development is located within Zone B on the Federal Insurance Rate Maps; therefore. all building pads shall be raised above the surrounding area as approved by the City Engineer. _Comprehensive storm drain Project No. is master planned in the vicinity of your development. This drain shall be designed and constructed by your project unless your Engineer can conclusively show that the drain is not needed to protect your development or mitigate downstream impacts. 2. X All drainage from the development approved public drainage facility. drainage facilities and easements satisfaction of the City Engineer. sha 11 be If not shall be directed feasible. provided to an proper to the \.. ~ 3. 4. 5. 6 . 7. CITY OF SAN BERNARDINO PUBLIC WORKS/1NQJl CASE CZ 88-3 STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAG r Pro j e c tOe s c rip t-i 0 n : Tpntativp P M No 1147~ Oat e : 6/2 / BR Page 2 OT --L- pages Prepared By: ~ Reviewed By: hRK Grading X I f more than l' of fi 11 or 2' of cut is proposed, the si te/pl ot/ -grading and drainage plan shall be signed by a Registered Civi1 Engineer and a grading permit will be required. The grading plan shall be prepared in strict accordance with the City's "Grading policies and Procedures" and the City's "Standard Drawings", unless otherwise approved by the City Engineer in advance. X If more than 5,000 cubic yards of earthwork is proposed, a g~ading -bond will be required and the grading shall be supervised in . accordance with Section 7012 (c) of the Uniform Building Code. X A liquefaction report is required for the site. This report must -be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the approved liquefaction report shall be incorporated in the grading plan. An on-site Improvement Plan is required for this project. Where -feasible, this plan shall be incorporated with the grading plan and shall conform to all requirements of Section 15.04-167 of the Municipal Code (See "Grading policies and Procedures"). The on-site Improvement Plan shall be approved by the City Engineer. X A reciprocal -approval if proposed to recorded to easement reciprocal cross lot remove the shall be recorded prior to grading plan drainage, access, sewer, and/or parking is lines, or a lot line adjustment shall be interior lot lines. The project Landscape Plan shall be revie\'Ied and approved by the -City Engineer prior to issuance of a grading permit. Submit 4 copies to the Engineering Division for checking. An on-site Lighting Plan for the project shall be reviewed and approved by the City Engineer. This plan can be incorporated ~ith the grading plan, or on-site improvement plan, if practical. Utilities: public utilities to serve the site in City Standards and requirements of the gas, electric, telephone, \"Jater, se\~er X Desi gn and construct all -accordance with City Code, serving utility, including and cable TV. . ( CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE CZ 88-3 ""'I STANDARD REQUIREMENTS 1 6/21/88 11 ~ """'I AGENDA ITEM HEARING DATE PAGE \.. r Project Description: Tentative P.M. No. 11475 Da te : 6/~/88 Page -3- of ____ pages Prepared By: ~ Reviewed By: GRK 8. X Each parcel shall be provided with separate water and sewer ----facilities so it can be served by the City or the agency providing such services in the area. 9. X Sewer main extensions required to serve the site shall be ----constructed at the Developer's expense. Sewer systems shall be designed and constructed ln accordance with the City's "Sewer Policy and Procedures" and City Standard Drawings. 10. X Utility services shall ----provided as required. be placed underground and easements 11. X All existing overhead utilities adjacent to or traversing the site ----on either side of the street shall be under grounded in accordance with Ordinance No. MC-60l (Subdivisions) or Resolution No. 88-65 (Non-subdivisions). 12. X Existing utilities which interfere with new construction shall be ----relocated at the Developer's expense as directed by the City Engineer. Sewers within private streets or private parking lots will not be ----maintained by the City but shall be designed and constructed to City Standards and inspected under a City On-Site Construction Permit. A private sewer plan designed by the Developer's Engineer and approved by the City Engineer will be required. This plan can be incorporated in the grading plan, where practical. '\.. . CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. . CASE CZ 88-3 STANDARD REQUIREMENTS AGENDA ITEM 1 HEARING DATE 6/21/88 PAGE 1 4 '" r Project Description: Tentative P.M. No. 11475 Da te: 6/2/88 Page ~ of --1- pages Prepared By: MWG Reviewed By: GRK 13. Street Improvement and Dedications: X All public streets within and adjacent to the development shall be -improved to include combination curb and gutter, paving, handicap ramps, street lights, sidewalks and appurtenances, including, but not limited to, traffic signals, traffic signal modification, relocation of public or private facilities which interfere with new construction, striping, signing, pavement marking and markers. and street name signing. All design and construction shall be accomplished in accordance with the City of San Bernardino "Street Improvement Pol icy" and Ci ty "Standard Drawi ngs". unl ess otherwi se approved by the City Engineer. Street lighting, when required. sha 11 be des i gned and constructed in accordance wi th the Ci ty IS "Street Lighting policies and Procedures". Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer. For the streets listed below. dedication of adequate street -right-of-way (R.W.) to provide the distance from street centerline to property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows: Street Name Right-of-Way (Ft.) Curb Line (Ft.) All rights of vehicular ingress/egress shall be dedicated from -the following streets: 14. X A traffic study and report is required for this project. The report shall be prepared by a properly licensed Traffic E.ngineer or Civil Engineer knowledgeable in Traffic Engineering. The report shall be prepared in accordance with the City of San Bernardino Department of Public Works "Traffic Policy" and is subject to review and approval of the City Traffic Engineer. All recommendations. as approved by the City Engineer, shall become Conditions of Approval of the project. \... ) '" . CITY OF SAN BERNARDINO PUBLIC WORKS/ENGR. CASE CZ 88-3 ST ANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE ""'" Project Description: T~nt~tivp P M No. 11475 Da te : 6/2/88 Page --2 of -L-- pages Prepared By: MWG Reviewed By: GRK 15. X If the project is to be developed in phases. each individual phase -shall be designed to provide maximum public safety. conven- ience for public service vehicles, and proper traffic circulation. In order to meet this requirement, the following will be required prior to the finalization of any phase: a. Completion of the improvement sufficient plans beyond the feasibility of the design to Engineer. plans for the total project or phase boundary to verify the the satisfaction of the City b. A Plan shall be submitted for review and approval by the Engineering Division, Fire, and Planning Departments indica- ting what improvements will be constructed with the given phase, subject to the following: (1) Dead-end streets shall be provided with a minimum 32-foot radius paved turnaround area. (2) Half width streets shall be provided with a minimum 28-foot paved width. (3) Street improvements beyond the phase boundaries, as necessary to provide secondary access, ( 4 ) Drainage facilities, such as storm drains, earth berms, and block walls, as necessary, the development from off-site flows, (5) A properly designed water system capable of providing required fire flo"'l, perhaps looping or extending beyond the phase boundaries, channel s, to protect (6) Easei.lents for any of the above and the installation of necessary utilities, and (7) Phase boundaries shall correspond to the lot lines shown on the approved tentative map. ~ l CITY OF SAN BERNARDINO PUBLIC WORKS/""" CASE CZ 88-3 STANDARD REQUIREMENTS AGENDA ITEM HEARING DATE PAGE 1 6/21/88 16 Project Description: Tentative P.M. No. 11475 Da te: 6/2/88 Page ~ of --1- pages Prepared By: ~ Reviewed By: GRK Mapping All street names shall be subject to approval of the City Engineer -pri or to Map approval. Improvement Completion 17. ~Street. sewer. and drainage improvement plans for the entire project shall be completed. subject to the approval of the City Engineer. prior to the recordation of the Final/Parcel Map. x A Final/Parcel Map based upon field survey will be required. 16. 18. X If the required improvements are not completed prior to -recordation of the Final/Parcel Map. an improvement security accompani ed by an agreement executed by the developer and the City will be required. If the required improvements are not completed prior to record- ation of the Parcel Map. an improvement certificate shall be placed upon the Map stating that they will be completed upon development. Applicable to parcel map only less than 5 lots. Required Engineering Permits: 19. ~Grading permit (if applicable). On-site improvements construction permit (except buildings - see -Building and Safety) 20. ~Off-Site improvements construction permit Applicable Engineering Fees: X Plan check fee for Final/Parcel Map. 2l. 22. X Plan check and inspection fees for off-site improvements. Plan check and inspection fees for on-site improvements (except buildings; see Building and Safety). \... CITY OF SAN BERNARDINO PUBLIC WORKS/ENClII. CASE r.7. R R-1 51 ANDARD REQUIREMENTS AGENDA ITEM HEARING DATE R """ Project Description: Tentative P.M. No. 11475 Date: 6/2/88 Page -2- of --L- pages Prepared By: ~ Reviewed By: GRK 23. -1L-Plan check and inspection fees for grading (if permit required). Traffic impact mitigation in the amount of $ -For _Bridge improvement fee in amount of $ Drainage fee based on $ per square foot. -Total fee = $ ____Landscape Plan Review Fee $ 50.00 Traffic System Fee of $ per vehicle trip for CitY-'1dde -traffic mitigation based on ADT of Total Fee = $ 24. ~Lump sum fee to cover cost of street light energy for 4 years. ADDITIONAL REQUIREMENTS 25. X Corner dedication will be required at the Southwest corner of Rialto Avenue and 5i erra Way and at the Southeast corner of Arrowhead Avenue and Ri alto Avenue to accommodate new handicap ramps per City Std. No. 205. 26. X The traffic signal at the intersection of Rialto Avenue and Arrowhead shall be relocated to accommodate the new handicap ramp at the Southeast corner. Sub- divider shall provide design plans for approval by the City Engineer. 27. X Driveways along Rialto Avenue shall be limited to no more than one for every two parcels unless otherwise approved by the City Engineer. Reciprocol access rights shall be reserved on the map to accommodate the shared driveway arrangement. ~ \.. ATTACHMENT liE" PLANNING DEPARTMENT CITY OF SAN BERNARDINO Initial Study for Environmental Review Parcel Map 11475 and Change of Zone 88-3 To change the zone from M-2 to C-M and subdivide 10 acres into 9 parcels of unequal size located on Rialto Avenue between Arrowhead and Sierra Way May 5, 1988 Prepared by: Vivian Stevens Planning Department 300 North "D" Street San Bernardino, CA 92418 (714)384-5057 Prepared for: W.R. Hendrix and Associates 255 North "D" Street, Suite 218 San Bernardino, CA 92401 and R. Dominick Handford Foundary Post Office Box 192 San Bernardino, CA 92401 Section 1.0 2.0 2.1 2.2 3.0 3.1 3.2 3.2.1 3.2.2 4.0 4.1 4.2 5.0 6.0 TABLE OF CONTENTS INTRODUCTION . . . . . . . . . . . . . EXECUTIVE SUMMARY .. . . Proposed Project . . . . · . . Project Impacts ....... . . . . . . . . . . . . . . . . . . PROJECT DESCRIPTION . . . · · · · . . . . Location . . . . . . . · . . . · . . . · · Site and Project Characteristics · · . . · Existing Conditions ........... Project Characteristics · · . . . · . ENVIRONMENTAL ASSESSMENTS Environmental Setting Environmental Effects . . . . . . . . . . . . . . . . .. .. . . REFERENCES . . . . . . . . . . . . APPENDICES . . . . . . . . . . . . . . Appendix A - Environmental Impact Checklist . . . . . . . . Appendix A-I - Traffic Generation Study and Roadway Capacity for Handford Foundry . . . . . . Appendix B - Site Plan . . . . Appendix C - Location Map . . . . . . Page 1-1 2-1 2-1 2-1 3-1 3-1 3-1 3-1 3-1,3-2 4-1 4-1 4-1,4-2,4-3 5-1 6-1 6-2 6-10 6-32 6-33 1.0 INTRODUCTION This report is provided by the City of San Bernardino as an Initial Study for Parcel Map 11475 and Change of Zone 88-3 to change the zone from M- 2, Heavy Manufacturing to C-M, Commercial Manufacturing, and subdivide ten acres into nine parcels of unequal size located on Rialto Avenue between Sierra Way and Arrowhead Avenues. As stated California Guidelines, to: in Section 15063 of the State of Environmental Quality Act (CEQA) the purposes of an Initial Study are 1. Provide the Lead Agency with information to use as the basis for deciding whether to prepare an EIR or a Negative Declaration. 2. Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby, enabling the project to qualify for a Negative Declaration. 3. Assist the preparation of an EIR, if one is required by: a. Focusing the EIR on the determined to be significant. effects b. Identifying the effects determined not to be significant. c. Explaining the reasons for determining that potentially significant effects would not be significant. 4. Facilitate environmental assessment early in the design of a project. 5. Provide documentation of the factual basis for the finding in a Negative Declaration that a project will not have a significant effect on the environment. 6. Eliminate unnecessary EIR's. 7. Determine whether a previously prepared EIR could be used with the project. 1-1 CITY OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 2.0 EXECUTIVE SUMMARY 2.1 Proposed Project The proposed project is to subdivide ten acres into nine parcels of unequal size and to change the zone from the existing M-2, Heavy Industrial to C-M, Commercial Manufacturing. The property is located on the south side of Rialto Avenue between Sierra Way and Arrowhead Avenues. 2.2 Project Impacts Impacts identified include: in the attached checklist l.g. The proposal will result in development in an area subject to liquefaction 4.a. The possible change in the number of unique or endangered species of plants including stands of trees. 6.a. The possibility that the change in use as designated in the General different than that being proposed. the land Plan is 7.c. The project could lead to the exposure of people to potential health/safety hazards. 9.a. That the increased traffic will be greater than the land use designated on the General Plan. 9.b. That there will be a demand for new parking facilities. 2-1 .. CITY OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 3.0 PROJECT DESCRIPTION 3.1 Location The proposal is located in the Meadowbrook-Central City Redevelopment Area on the south side of Rialto Avenue between Arrowhead and Sierra Way. The ten (10) acre site is bounded on the south by railroad tracts. 3.2 Site and Project Characteristics 3.2.1 Existing conditions The southwest corner of the ten acre area was the site of a foundry which has recently been dismantled. There is a Magnolia tree on the site which is reputed to be 100 years old. Near the northeast corner of the site is a concrete block building remains. This building appears to be in the setback. The property fenced at present by both concrete block walls and chain link. The topography is flat with a four foot drop from northeast to southwest. 3.2.2 Project Characteristics The proposal is to subdivide the ten acres as follows: J? .a.r;. GeL _~<LL-l Acreage: .75 Street Frontage: on Arrowhead. 202 feet on Rialto and 162 feet FAr_Gel._ _No.2 Acreage: .75 Street Frontage: 162 feet on Arrowhead and 202 feet on Hilda. ~-<~e..l_ No.3 Acreage: 1.44 Street Frontage: 193 feet on Rialto. ParceLJ'~9_._ _4 3-1 CITY, OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 Acreage: 1.44 Street Frontage: 193 feet on Rialto. Parcel No.5 Acreage: 1.44 Street Frontage: 193 feet on Rialto. ParcelJ~Q,- _6 Acreage: 1.52 Street Frontage: 193 feet on Rialto. ParceL.tilL.. J Acreage: 1.51 Street Frontage: 163 feet on Ria1to. Parcel _ti~__8 Acreage: .49 Street Frontage: 146 feet on Ria1to and 145 feet on Sierra Way. Parcel. po. 9 Acreage: 1.19 Street Frontage: 419 feet on Sierra Way Also under consideration with the Parcel Map Change of zone from M-2, Heavy Industrial to Commercial Manufacturing. is a C-M, 3-2 CITY OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 4.0 ENVIRONMENTAL ASSESSMENT 4.1 Environmental Setting 4.2 Environmental Effects The environmental checklist identifies six areas of potential concern. Each item checked "Maybe" or "Yes" on the checklist is identified below and followed by a recommended mitigation measure. 1.g. Will the proposal result in development within an area subject to landslides, mudslides, liquefaction or other similar hazards? The site is within an area subject to liquefaction. A liquefaction study will be required, at the time of development, so that specific recommendations can be made for the exact location and particular building. 4.a. Could the proposal result in a change in the number of any unique, rare or endangered species of plants or their habitat including stands of trees? The large Magnolia located on Parcel No. 2 is The large Magnolia located on Parcel No. 2 was saved and will be moved to a more suitable site within the City. 6.a. Will the proposal result in a change in the land use as designated on the General Plan? Approval of the Change of Zone and Parcel Map is consistent with the letters dated June 1, 1987, July 3, 1987, August 18, 1987, January 14, 1988, February 5, 1988 and March 17, 1988, from the State Office of Planning and Research to the City of San Bernardino which stipulate that "...land uses proposed during the period of the updated general plan provisions....", and with the City of San Bernardino Housing and Scenic Highways Elements. 7.c. Will the project expose people potential health/safety hazards? to the The site was previously a foundry, which had 4-1 CITY OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 been operational since the late 1880's. The San Bernardino County Environmental Health Services stated that it is possible that the site was contaminated. Several borings have been done on the site which revealed low levels of toxic elements. A permit has been issued for the removal of underground storage tanks on the site. The county Environmental Health Services inspector will monitor the removal and will require further testing if needed at that time. 9.a. Could the proposal result in an increase traffic that is greater than the land designated on the General Plan? in use Both the Change of Zone and the Parcel Map could effect the traffic in the area. The Change of Zone would permit uses which would require many more trips on the existing streets. The applicant was requested to submit traffic generation information. That data, Attachment A-l, compares the existing traffic count to the probable traffic generation of the proposed zone change. The City Traffic Engineer, Mr. Anwar Wagdy, reviewed the data and has submitted a memorandum stating that the proposed change of zone will not overburden the existing streets beyond the capacity for which they were designed. Further, the Engineering Department will condition the Parcel Map as follows: (a) Developer shall submit a detailed signal assessment addressing developer's partici- pation in any mitigative improvements identified by the report analysis, scope, content and recommendation of the traffic report must meet the satisfaction of the City Traffic Engineer~ (b) The proposed Parcel Map shall reduce the number of driveways along Ria1to Avenue, by creating a shared driveway access between each two adjacent parcels. This is necessary to improve roadway flow, capacity and driver's safety. 9.b. Could the proposal result in an increase in the demand for new parking facilities. 4-2 CITY OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 The change of zone could increase the need for on-site parking as the ratio is lower for commercial than it is for industrial uses. Parking requirements will be determined at the time of development and required on-site as per the San Bernardino Municipal Code. 4-3 CITY OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 5.0 REFERENCES Lynn Riechert San Bernardino County Department of Environmental Health Services 385 N. Arrowhead Avenue San Bernardino, CA 92404 Persons Contacted: Michael Grubbs, Senior Civil Engineer City Public Works Department Charles Dunham, Plan Check Engineer City Department of Building and Safety Anwar Wagdy, Traffic Engineer City Public Works Department 5-1 CITY. OF SAN BERNARDINO - PLANNING DEPARTMENT INITIAL STUDY - Parcel Map 11475 and Change of Zone 88-3 May 5, 1988 6.0 APPENDICES Appendix A - Appendix A-1 - Appendix B - Appendix C - csj/5-31-88 DOC:MISC ISPMl1475CZ883 Environmental Impact Checklist Traffic Generation Study and Roadway Capacity for Handford Foundry Site Plan Location Map 6-1 Appendix "A" CITY OF SAN BERNARC!NO PLANNING DEPARTMENT ENVIRONMENTAL IMPACT CHECKLIST A. BACKGRO!',tID Application Number: CZ 88-3 and PM 11475 Project Description: To change the zone of two parcels from M-2 to C-M and to re-subdivide the land into 9 parcels - 10 acres Location: South side of Rialto Between Arrowhead and Sierra Way Environmental Constraints Areas: General Plan Designation: Zon ing Des ignat ion: M-2, Heavy Manufacturing B. ~MVIBQNM~~A~ IMPACTS Explain answers, where appropriate, on a separate attached sheet. 1. EaJth Resources Will the proposal result in: Yes No Maybe a. Earth movement (cut and/or fill) of 10,000 cubic yards or more? x b. Development and/or grading on a slope greater than 15% natural grade? x c. Development within the Alquist-Priolo Special Studies Zone? x d. Modification of any unique geologic or physical feature? x PAGE I OF 6 REVISED 12187 Yet: No Maybe e. Soil erosion on or off the project site? f. Modification of a channel, creek or river? x x g. Development within an area subject to landslides, mudslides, liquefaction or other similar hazards? require liquefaction as ordinance excludes parcel involvinlb ~ OOt~:~? x x Will maps 2. ~IR_RESOURCES: Will the proposal result in: a. Substantial an effect quality? b. The creation of objectionable odors? air upon emissions or ambient air x x c. Development within a high wind hazard area? x. 3. W~TEB_ 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? x b. Changes in the course or flow of flood waters? x c. Discharge into surface waters or any alteration of surface water quality? x d. Change in the quantity or quality of ground waters? e. Exposure of people or property to flood hazards? f. Other? x x X PAGE 2 OF 8 Yer. Maybe 4. BIOLOGIC~L R~SOURC~?: proposal result in: Could the 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 o~ interior noise levels over 45 dB'? c. Other'? 6. LAND USE: ~--- result in: Will the proposal a. A change in the land use as designated on the General Plan'? 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'? REVISED 10/87 No x x x x x x x x x x x PAGE 3 OF 8 Yes No Maybe 7 . MAN-MAD~HA~~FP~: 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 x d. Other? 8. HOUSING: Will the proposal: a. Remove existing housing or create a demand for additional housing? x x b. Other? 9. 1Bb~~fORTATION/C1BCU~ATION: 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, or demand for new, parking faci1ities/ structures? x c. Impact upon existing public transportation systems? d. Alteration of present patterns of circulation? x x e. Impact to rail or air traffic? f. Increased safety hazards to vehicles, bicyclists or pedestrians? x x PAGE 4 OF 8 REVISED 10/87 Yes No Maybe g. A disjointed pattern roadway improvements? Other? of x x h. 10. fUBLI~ SERVICES Will the proposal impact the following beyond the capability to provide adequate levels of service? a. Fire protection? x b. police protection? x c. Schools (i.e. attendance, boundaries, overload, etc.)? x d. Parks or other recreational facilities? x e. Medical aid? x x f . Solid waste? x g. Other? 11. UTILITIES: Will the proposal: a. Impact the following beyond the capabllity to provide adequate levels of service or require the construction of new facilities? 1. Natural gas? x 2. Electricity? x x 3. Water? x 4. Sewer? x 5. Other? b. Result in a pattern of extensions? disjointed utility x c. Require the construction of new facilities? x PAGE 5 OF 8 REVISED 10/87 ~E>S No Maybe 12. AESTHETICS: a. Could the proposal result in the obstruction of any scenic view? x t b. Will the visual impact of the project be detrimental to the surrounding area? x c. Other? x 13. ~~~1U~~--F~S9QRCES: Could the proposal result in: a. The alteration or destruction of a prehistoric or historic archaeological site? x b. Adverse physical or aesthetic impacts to a prehistoric or historic site, structure or object? X c. Other? X 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 REVISED 10/87 PAGE 6 OF 8 Yes No Maybe 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.) x d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? x C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES (Attach sheets as necessary.) PAGE 7 OF 8 ot:\IIC:t:n HlIA7 D. DETERMI~~~!ON On the basis of this initial study, ~The proposed project COULD NOT have a significant effect on the L:J 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 desc~ibed above have been added to the project. A NEGATIVE DECLARATION will be prepared. o o The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ENVIRONMENi'AL REVIEW COMMITTEE CITY OF SAN BERNARDINO, CALIFORNIA E~t//K4^,N/EAI""A-t. ~IIIE4J C:~'.'"rr~r Name and Title ~u~~ Date: 6"~ 31- 88 PAGE 8 OF 8 REVISED 12/87