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cl'IO OF SAN BERNARDIOD - REQUOT FOR COUNCIL AcQON
From:
Frank A, Schuma
Planning Director
Subject:
Appeal of Conditional Use Permit
No, 85-11
Dept: P1 anni ng
Date:
March 21, 1985
Mayor and Council Meeting of
April 1, 1985, 2:00 p.m,
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on March 6, 1985, the
following action was taken:
The application for Conditional Use Permit No. 85-11 was denied.
Vote: 5-1.
Recommended motion:
That the hearing on the appeal be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
C:;:;A
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Signature
Frank A. Schuma
Supporting data attached:
Yes, Staff Report
Ward:
383-5057
4
Contact person:
Frank A, Schuma
Phone:
FUNDING REQUIREMENTS:
Amount:
Source:
Finance:
Council Notes:
7!'>.n?fii2
Aoenda Item No.
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.........01
o ST,-ORA~E MANOGEMENT ~NCEPTS, INC. 0
1600 FAIRWAY DRIVE
(714) 370-1602
RECEIVED-CITY ClERI'
COLTON. CA 92324
'.
City Clerk
City of San Bernardino
300 North D'Street
San Bernardino, CA. 92410
/85 MAR -8 A10 :29
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Re: Appeal from Denial of CUP 85-11
To the City Council of San Bernardino:
The Applicant, Don Valk, on the above-referenced Conditional
Use Permit does hereby appeal the decision of the Planning
Commission which denied said application on Wednesday, March 6,
1985. The vote was 5-1.
The basis for denial was that although the project was in the
correct zoning for the proposal, C-3A, that said zoning was in
conflict with the General Plan calling for Res. 15-36.
The grounds for our appeal, which is within the discretion of
the City Council are as follows:
1. Although the finding of conflict wfth the general plan
is correct, the applicant asserts that it is within the powers
of the City to find that for the health, safety and welfare of
the community that the proposed use is favorable and should
be approved.
2. A commercial buffer between the high density residential
uses in the neighborhood and the highly insular institutional use
at Patton State Hospital is not only compatible, but preferrable.
3. A mini-storagefacili~y as proposed is a lighter commercial
use and can therfQre act as an excellent buffer between residential
and higher intensity commercial or institutional uses. -
Thank you for your kind consideration of this matter and for an
early date on the City Council agenda.
~vd
Don Valk
Applicant
March 8, 1985
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CIT
ERNARDINO
, ,
300 NORTH "0" STREET, SAN BERNARDINO. CALIFORNIA 92418
W.R. "BOB" HOLCOMB
Mayor
Members of the Common Council
RObert A. Castaneda . . . . . . . . . First Ward
Jack Reilly............. .SecondW.rd
Ralph Hernandez. . . . . . . . . . . Third W<I,d
Steve Marks. . . . . . . . . . . . . Fourth Ward
Gordon Quia' . . . . . . . . . . . . . Fifth Ward
Can Frazier . . . . . . . . . . . . . . Sixth Ward
Jack Strickler. : . . . . . . . . . .Seventh Ward
March 21, 1985
Mr. Don Valk
1600 Fairway Drive
Colton, CA 92324
Dear Mr. Valk:
At the meeting of the Planning Commission on March 6, 1985,
the fOllowing action was taken:
The application for Conditional Use Permit No. 85-11, to
permit a mini-storage facility in the C-3A Limited General
Commercial zone on property consisting of approximately 3.2
acres located at the southeast corner of Highland Avenue and
Central Avenue, was denied based upon findings of fact
contained in the staff report dated March 6, 1985.
According to the San Bernardino Municipal Code,
19.78.070., the following applies to the filing of a
tional use permit:
-The decision of the Commission shall be final unless appeal-
ed in writing to the Mayor and Common Council. The written
appeal shall be submitted to the office of the City Clerk
within ten days from the date of the Commission's decision.
The Common Council, after receipt of the appeal, shall
conduct a public hearing and may either approve, modify or
reject the decision of the Planning Commission.-
Section
condi-
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Mr. Don Valk
March 21, 1985
page 2
If no appeal is filed pursuant to
provisions of the san Bernardino
of the Commission shall be final.
the previously mentioned
Municipal COde, the action
\\:StfUllY,
NK A. SCHUMA
Planning Director
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cc: Building and Safety Dept.
Engineering Division
Camelback properties and Development
c/o Gordon K. Huntley, Agent
P.O. Box 6062
San Bernardino, CA 92412
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CITY OF SAN BERNARDINO PLANNING
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DEPARTMENT
SUMMARY
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AGENDA ITEM
HEARING DATE
WARD
17
3-6-85
4
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(I) Conditional Use Pennit No. 85-11
3
APPLICANT' IXm Vall~
1600 FaiIway Drive
Colton, CA 92324
OWNER, Camelback Properties & Develop.
c/o Gordon K. Htmtley, Agent
P.O. Box 6062
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Subject property is a rectangularly-shaped parcel of land consisting
of approximately 3.2 acres located at the southeast comer of Highland
AVemJe and Central AVemJe. The applicant requests approval of a
conditional use permit under authority of CDde Section 19.78.020(20)
to pennit a m:ini-storage facility in the C-3A, Limited General Can-
mercia1 Zone.
PROPERTY
Subject
North
South
East
West
EXISTING
LAND USE
Vacant
Patton State Hospital
ApartJnents .
Single-Family Residences
Vacant
ZONING
C-3A
R-I-IO,800
PRD 24 u/ ac
R-1 (Colmty)
R-1-7200
GENERAL PLAN
DESIGNATION
Residential 15-36 u/ac
Public
Residential 15-36 u/ac
Residential 15-36 u/ac
Residential 15-36 u/ac
GEOLOGIC / SEISMIC DYES FLOOD HAZARD DYES OZONE A ( SEWERS fil YES )
HAZARD ZONE UNO ZONE WtNo OZONE B oNO
HIGH FIRE ~YES AIRPORT NOISE I DYES REDEVELOPMENT DYES
HAZARD ZONE NO CRASH ZONE ~O PROJECT ARE^ ggwo
-I o NOT o POTENTIAL SIGNIFICANT Z 0 APPROVAL
~ APPLICABLE EFFECTS 0
WITH MITIGATING - 0
zen MEASURES NO E,LR, t( CONDITIONS
l&J(!> o EXEMPT o E.LR REOUIRED BUT NO ILO liac DENIAL
2Z ILZ
Z- SIGNIFICANT EFFECTS l&J
00 WITH MITIGATING ;!2 o CONTINUANCE TO
a::Z MEASURES 02
>ii: 0
Z IKXNO o SIGNIFICANT EFFECTS 0
l&J SIGNIFICANT SEE ATTACHED E. R C, I&J
EFFECTS MINUTES a::
NOV, 1981 REVIIIO ~ULY .n.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CUP 85-11
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
11
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1. The applicant requests approval to construct a 381-space mini-
storage facility on a site encompassing approximately 3.2 acres
in the C-3A, Limited General Commercial Zone, located at the
southeast corner of Highland Avenue and Central Avenue.
2. A mi ni -space storage facil i ty is a permitted use in the C-M or
M-1 Zones without a conditional use permit since warehousing is
permitted in said zones. A mini-storage facility however is
typically less intense than an industrial warehouse, and has some '
qualities of a commercial use therefore, a conditional use permit
is required to allow a mini-space storage in a C-3A, Limited
General Commercial Zone as an unlisted use as defined in Section
19.78.020(20) in order to determine compatibility with the
surrounding property.
3. The surrounding land use and zoning consists of Patton State
Hospital on R-1-10,800 zoned property to the north, a recently
approved 92-unit apartment complex currently under construction
on PRD 24 u/ac property to the south, below said property, the
Planning Commission, on December 6, 1983, approved Conditional
Use Permit No. 83-51, to construct a 122 unit, three-story senior
citizen congreagate housing complex. To the south of this pro-
ject, there is an existing condominium development. To the west
the property is vacant and zoned R-1-7200 and single-family resi-
dences on County property are located to the east.
4. The submitted site plan i ndi cates th at a 20-foot wi de 1 andscaped
setback wi 11 be provided along Highland Avenue and a 12.72 foot
wide landscaped setback along Central Avenue which would exceed
the minimum five-foot wide landscaped setback in the C-3A Zone.
In addition, five percent of the interior paved area is to be
landscaped. The landscaping as proposed exceeds said
requi rements.
5. The submitted si te plan i ndi cates that bui 1 di ngs wi 11 be buil t up
to the east and south property lines. In the C-3A Zone, a five
foot setback with a six foot high block wall is required when
abutting any residential zone.
6. The subject site encompasses approximately 3.4 acres. The sub-
mitted site plan i ndi cates that there wi 11 be 12 buildi ngs
covering fifty percent of the site area which is the maximum per-
mitted in the C-3A as specified in Section 19.28.070 of the San
Bernardino Municipal Code.
"" "11
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CUP 85-11
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
17
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7. The submitted site plan indicates that the interior perimeter
drive aisles will be 26 feet wide with 20 foot ~de drive aisles
between buildings D through L.
The Fire Department is requiring the 26 foot wide drive aisles be
increased to 28 feet in width to ensure adequate area for
emergency access in the event that a car is parked along said
drive aisles.
In addition, Section 19.56 of the San Bernardino Municipal Code
requires that a two-way drive aisle must be 24 feet ~de and a
one-way drive aisle must be fifteen feet wide.
8. The submitted site plan 'indicates that one 26 foot ~de driveway
will provide ingress/egress from Central Avenue and one 26 foot
wide emergency vehicle access ~th a crash gate to be provided
along Highland Avenue. Four parking spaces have been provided,
however, an additional six spaces (one of which is to be han-
dicapped) is required in accordance with the parking ordinance
for mini-space storage facilities.
9. The submitted elevations indicate that the buildings ~ll be
contructed of brick with metal roll-up doors. The office will
have a tile roof. From Highland Avenue and Central Avenue a six-
foot high block wall with wrought iron gates ~11 be visible.
The tops of the buildings protruding above the wall will also be
visible.
10. At the Environmental Review Committee meeting on February 14,
1985, a negative declaration was proposed for the project with
the observation that the proposal is not in conformance with the
City's General Plan designation of residential at 15-36 units to
the acre and that the 26 foot ~de drive aisles shall be widened
to 28 feet for adequate emergency access.
11. Given the existing and proposed residential land uses, zoning and
General Plan designation surrounding the subject site, Staff con-
tends that the proposed 381-unit mini-space storage facility
would not be a compatible use with the surrounding neighborhood
because such a use is considered to be more industrial in nature
adjacent to residential uses and may have a depreciating value on
adjacent properties. The subject site is located along a major
thoroughfare ~ th hi gh vi si bi 1 ity and exposure, an ideal si te for
a commercial center or multiple-family land uses. A mini-space
storage doesn't require a high exposure site and is more amiable
to sites with less exposure and property less usable for other
purposes.
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~ CITY OF SAN BERNARDINO PLANNING
CASE CUP 85-11
. FACT AG~NDA ITEM 17
HEARING DATE ~-6-11~
PAGE, 4
o
DEPARTMENT ....
FINDINGS of
..
,
1. The proposed mini-space storage facility does not conform to the
objectives of the City's General Plan elements Which designates
the site and surrounding property for residential land uses.at 15
to 36 units to the acre.
2. The proposed mini-space storage facility would adversely affect
the adjoining land uses and the growth and development of the
area in which it is proposed to be located. The existing and
proposed land uses are residential in nature to which warehousing
or storage is not considered as a compatible use.
3. The 3.2 acre rectangularly-shaped site is not adequate to allow
the full development of the proposed development in a manner not
detri menta 1 to the parti cu1 ar area nor to the peace, health,
safety and general welfare.
4. The traffic generated by the proposed use will not impose an
undue burden upon Highland or Central Avenues, however, adequate
parking and circulation on-site has not been provided.
5. The granting of Conditional Use Permit No. 85-11 may be detrimen-
tal to the peace, health, safety and general welfare of the citi-
zens of the City of San Bernardino in as much as adequate
parking, on-site circulation and setbacks have not been provided.
RECOMMENDATION
Based upon the observations and findings of fact, Staff recommends
denial of Conditional Use Permit No. 85-11.
Respectfully submitted,
FRANK A. SCHUMA
Planning Director
~R'~
Assistant Planner
....
NOV. 1980
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ASSURED MINI-STORAGE INe,
OWNER: DON VAlK
. 1100 Fairway Of. Colton;CA 82324
It M-DOWELL" WHEELER A.I.A,
ARCHITECTS' ASSOCIATES
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STORAGE ~AJiGEMEN~ONlgPTS, INC.
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1600 FAIRWAY DRIVE
V14) 370-1602
COLTON, CA 92324
Frank A. Schuma
Planning Director
300 North "D" St.
San Bernardino, CA. 92418
Re: Conditional Use Permit Application 85-11
Dear Mr. Schuma
In response to the observations contained in the summary
prepared for the Planning commission Hearing scheduled for
March 6, 1985 I have instructed my architect to revise the
plans to conform with those observations.
On that basis, I will be changing the residential zone
setbacks to 5 ft., the perimeter aisle widths to 28ft., the
interior aisles to one-way 15ft aisles and increasing the
parking to ten spaces.
In addition, I would appreciate any feedback you might be
willing to give on improving the aesthetic design of the
frontage along Highland Avenue.
Because of the need for these changes to be accomplished I
would request a continuance of this item to the Planning
Commission Hearing scheduled for March 19, 1985.
Thank you for your kind consideration in this matter.
~el~
Don vl.o
Developer
March 6, 1985
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Mayor and City Council
City of San Bernardino
300 North D Street
San Bernardino; California
Re: Proposed Mini Storage Project
Highland ane Central Avenues
We the undersigned occupants or residents of property within a 500
foot radius of the proposed mini storage project at the southeast
corner of Highland Avenue and Central Avenue, San Bernardino, have
had an opportunity to review the site plan of the development and
hereby state that we ~ave no objection to the facility and are in
favor of the project.
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AGENDA
ITEM #
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CITY OF SAN BERNARDINO PLAN'NING DEPARTMENT
LOCATION
CASE
C.U,P. #85-11
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17
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