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Home My WebLink About31- Planning & Building Services CITY OF SAN BERNAR INO - REQUEST FOR :OUNCIL ACTION From: Al Boughey, Director Subject: General Plan Amendment No. 95-04 Request to change the land use Dept: Planning & Building Services designation from RU-1 to CG-1. Located on 2.14 acres on the south Date: October 24, 1995 side of Highland Ave., east of Palm. MCC Date: November 20, 1995 Synopsis of Previous Council Action: None Recommended Motion: That the hearing be closed and that the Mayor and Common Council adopt the resolution which approves General Plan Amendment 95-04. Al hey Contact person: Al Boughey Phone: 384-5357 Supporting data attached: Staff Report Ward: 4 FUNDING REQUIREMENTS: Amount: N/A Source: (Acct No.) (Acct Description) Finance: Council Notes: Agenda Item No. 3 0 CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: GENERAL PLAN AMENDMENT NO. 95-04 MAYOR AND COMMON COUNCIL MEETING NOVEMBER 20, 1995 REQUEST AND LOCATION The applicant is requesting approval of an amendment to the General Plan Land Use Map to change the underlying land use district for the 2.14 acre site from RU-1, Residential Urban, to CG-1, Commercial General. The 2.14 acre subject site consists of Assessor's Parcel Number 287-081-38. The site has a frontage of approximately 371 feet on the south side of Highland Avenue and is located approximately 800 feet east of Palm Avenue. The immediate area along Highland is primarily commercial, with the exception of a mobile home park immediately adjacent to the site on the south and east. The area to the north and west of the proposed site is zoned CG-1, Commercial General. At this time, no other application is proposed for the site other than the General Plan Amendment. KEY ISSUES The key issues are as follows (Please refer to the Planning Commission staff report, Attachment 2, for a complete discussion): 0 The project proposes to change the land use as designated in the General Plan which will result in the uses within the CG-1 district being either permitted or conditionally permitted as indicated in the City's "Commercial Districts List of Permitted Uses." 0 The site is located in an area already containing numerous commercial uses. 0 The change to a Commercial Designation will increase the opportunity for businesses to locate along a commercial corridor. ENVIRONMENTAL DETERMINATION The proposed amendment to the General Plan Map is exempt from the California Environmental Quality Act (CEQA) Pursuant to a General Rule Exemption (Section 15061(b)(3). 0 0 PLANNING COMNUSSION RECOMMENDATION The Planning Commission recommended that the Mayor and Common Council approve the subject application at their regularly scheduled Planning Commission meeting of October 3, 1995. The item was moved via the consent calendar with Commissioners Brue, Gaffney, Hamilton, Schuiling, Strimpel, Thrasher, and Traver voting. Absent were Commissioners Cole, Gonzales, and Stone. RECOMA1ENDATION Staff recommends that the Mayor and Common Council adopt the resolution which approves General Plan Amendment No. 95-04. Prepared by: Conal McNamara, Assistant Planner for Al Boughey, AICP, Director Planning and Building Services Exhibits 1. Location Map 2. Planning Commission Staff Report dated October 3, 1995 A. Location Map B. Site Plans C. Findings of Fact - General Plan Amendment 3. Resolution EXHIBIT 1 CITY OF SAN BERNARDINO PLANNING AGENDA AND BUILDING SERVICES DEPARTMENT ITEM # CASE, LOCATION HEARING DATE r i( I'F 4 COCL AYAW �t yy 40. S 1 scM O.OL s S G o PfEnNONT rl000., !��- s J f T- q Y z P I lf I s � aD V PLE V O OI7TON OSI/TIO O O N O M W ti r1r) M M HIGHLAV MILK pIT SL Almmov h . a sr. swuionc awAL f11' PLAN 9,11 PAGE t OF t (440) S Y EXHIBIT 2 CITY OF SAN BERNARDINO PLANNING DIVISION CASE: General Plan Amendment No. 95-04 AGENDA ITEM: 1 HEARING DATE: 10-3-95 WARD: 4 APPLICANT: OWNER: Mr. James M. Lindseth Paul T. Brumund 3694 E. Highland Ave., Ste. 26 3694 E. Highland Ave., Ste. 26 Highland, CA 92346 Highland, CA 92346 REQUEST / LOCATION - The applicant is requesting approval of an amendment to the General Plan Land Use Map to change the underlying land use district for the 2.14 acre subject site from Residential Urban (RU-1) to Commercial General (CG-1). The subject site is located on the south side of Highland Avenue, east of Palm Avenue. EXISTING LAND USE PROPERTY LAND USE DESIGNATION SUBJECT Vacant RU-1, Residential Urban NORTH Vacant CG-1, Commercial General SOUTH Vacant RU-1, Residential Urban EAST Mobile Home Park RU-1, Residential Urban WEST Vacant CG-1, Commercial General GEOLOGIC/SEISMIC YES ❑ FLOOD HAZARD YES ❑ SEWERS: YES ■ HAZARD ZONE: NO ■ ZONE: NO ■ NO ❑ HIGH FIRE HAZARD YES ❑ AIRPORT YES ❑ REDEVELOPMENT INO ❑ ZONE: NO ■ NOISE/CRASH NO ■ PROJECT AREA: ■ ZO NE: ENVIRONMENTAL FINDINGS: STAFF RECOMN ENDATION: ❑ Not Applicable ❑ E.I.R. w/ Significant ■ APPROVAL ■ Exempt Effects ❑ No Significant ❑ CONDITIONS Effects ❑ Significant Effects, ❑ Potential Effects, See Attached E.R.C. ❑ DENIAL Mitigating Minutes Measures, ❑ CONTINUANCE No E.I.R. TO: GPA No. 95-04 Agenda Item: 1 Hearing Date: October 3, 1995 Page 2 REQUEST The applicant is requesting approval of an amendment to the General Plan Land Use Map to change the underlying land use district for the 2.14 acre site from Residential Urban (RU-1) to Commercial General (CG-1). The subject site consists of Assessor's Parcel Number 287-081-38. At this time, no other application is proposed for the site other than the General Plan Amendment. LOCATION The site has a frontage of approximately 371 feet on the south side of Highland Avenue. The site, which is approximately 800 feet east of Palm Avenue is not located within any redevelopment areas nor is it within any special district as identified in the General Plan or Development Code. The 2.14 acre site is rectangular-shaped. The immediate area along Highland is primarily. commercial, with the exception of a mobile home park immediately adjacent to the site on the south and east. The area to the north and west of the proposed site is zoned Commercial General, CG-1. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) STATUS The proposed amendment to the General Plan Map are exempt from the California Environmental Quality Act (CEQA) pursuant to a General Rule Exemption. BACKGROUND The subject site was originally designated Commercial General, CG-1. However, in 1988, the owners of the mobile home park believed that they would be expanding and requested that the designation be changed to RU-1. This was accomplished during the 1989 update of the City's General Plan. At this time the applicant is requesting that the land use designation revert back to Commercial General. Tentative Parcel Map No. 14735 was approved on April 4, 1995. The subdivision, which has not yet been recorded, divided the parcel in to two parcels consisting of 1.709 acres and .427 acres respectively. Both parcels created under Parcel Map No. 14735 exceed the minimum lot size requirements for the CG-1 land use district and the Parcel Map was conditioned to provide reciprocal access from Highland Avenue. GPA No. 95-04 Agenda Item: 1 Hearing Date: October 3, 1995 Page 3 DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE Should the General Plan Amendment be approved, it would be consistent with the General Plan. Specifically, the General Plan Amendment implements the following General Plan Objective: 1. Provide for the continued use, enhancement, and new development of retail, personal service, entertainment, office and related commercial uses along major transportation corridors and intersections to serve the needs of the residents; reinforcing existing commercial corridors and centers and establishing new locations as new residential growth occurs (Objective 1.19). In addition, Goal 1G(g)addresses providing distinctive and compatible residential neighborhoods and commercial and industrial districts and nodes. The 2.14 acre subject site is not part of the mobile home park and not large enough to create a viable residential neighborhood. ANALYSIS As a proposal to change the site's land use designation from RU-1 to CG-1, the project will change the intensity of the land use as designated in the General Plan. As a result, the uses within the CG-1 district which are currently not permitted in the RU-1 district will be either permitted or conditionally permitted as indicated in the City's "Commercial Districts List of Permitted Uses." Although uses not currently permitted in the Residential Urban land use district will be either permitted or conditionally permitted in the CG-1 district, the general area surrounding the project site, with the exception of the mobile home park, is such that the project site lends itself well to a commercial designation. The site is bounded on the immediate east and south by a residential land use district; however, the larger surrounding area along Highland Avenue is designated commercial. Currently, on the south side of Highland Avenue to the west of the project site, there exists higher intensity commercial uses such as a gas station and a commercial center. On the north side of Highland Avenue, directly across from the project site and to the west, numerous commercial uses exist including a multi-tenant automobile related commercial center, a fast food establishment, and a gas station. Directly across from the project site and to the east lies undeveloped land designated CG-1. The site is already directly exposed to commercial land uses (or the potential for commercial land uses) immediately to the north and west. Although an existing mobile home park lies to the immediate south and east of the proposed site, the change in land use designation should not have a negative impact. Future uses on-site would need individual entitlement and therefore, GPA No. 95-04 Agenda Item: 1 Hearing Date: October 3, 1995 Page 4 would be evaluated for their impacts on the adjacent residential. Given the nature of the area and the fact that Highland Avenue is an arterial better suited for more intensive uses, staff believes that the proposed General Plan Amendment will further these Goals and the amendment will be in the best interest of the community. COMMENTS RECEIVED No comments have been received as of the writing of this staff report. CONCLUSIONS General Plan Amendment No. 95-04 is reasonable and in the best interest of the community. It will expand commercial development opportunity on the 2.14 acres with no possible impacts resulting from the proposed project. RECOMMENDATION Staff recommends that the Planning Commission: 1. Recommend to the Mayor and Common Council that the application for GPA 95-04 be approved, based on the Findings of Fact (Attachment "C"). Respectfully submitted, ,17 MICHAEL E. HAY Assistant Director o Planning and Building Services ep ed by: CO CNA A Assistant Planner Attachments A. Location Map B. Proposed Amendment C. Findings of Fact - General Plan Amendment ATTACHMENT "A11 . CITY OF SAN BERNARDINO PLANNING AGENDA AND BUILDING SERVICES DEPARTMENT ITEM # LOCATION CASE` HEARING DATE r PF CWCL scr _ J Y < 0 I � R V 3 M G L Q PME:dONT fie w f PLE MRL - , Q QI7TON OSIITIO O O N O O O O i HL,w I HIGH[ A4 cc Oft w M �.0 •T SL N �.�.� • Al M.ov _�. R�.+s LW .qy0 •o air.�w.•iso w�w�woq PLAN L11 PAGE 1 OF 1 (490) z C � � a U W O CA ATTACIMENT "B" E� Z a ,,a W W o, U a a F a o � Z J U U � '1 r R ' z axo3a"g - - Q U El 0 A U - --- I.- -- d - z V x aAV WrWd L7 0 ATTACBMENT "C" GENERAL PLAN AMENDMENT FINDINGS OF FACT 1. The proposed amendment is internally consistent with the General Plan in that it provides for a Commercial General land use district which is more compatible with the existing land uses surrounding the site. 2. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that the Commercial General land use designation will allow the subject site to be more consistent with the surrounding area. 3. The proposed amendment will maintain the appropriate balance of land uses within the City in that it will allow a greater variety of land uses on-site which are more compatible with the surrounding land uses along Highland Avenue. 4. The subject site is physically suitable for the requested land use designation and the anticipated land use developments in that the subject site is large and vacant. ATTACHMENT "B" LEGAL DESCRIPTION Parcel 2 , Parcel Map 3893 , in the County of San Bernardino, State of California, as per Map recorded in Book 36 of Maps, Page(s) 11 and 12, in the Office of the County Recorder of said County. II it 7