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CI,Q OF SAN BERNARDICb - REQUIiOr FOR COUNCIL ACOoN
Frank A. Schuma
From: Planning Director
Subject:
Appeal of Variance No, 85-3
Dept: Planning
Mayor and Council Meeting of
June l7, 1985, 9:00 a,m.
DMe: June 5, 1985
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on May l5, 1985, the
following action was taken:
The application for Variance No. 85-3, was approved.
Vote: 7-l, 1 absent.
RecommenrJed motion:
That the hearing on the appeal be closed and the decision of the
Planning Commission be affirmed, modified or rejected.
Signature
Frank A. Schuma
Contact person:
Frank A. Schuma
Phone:
383-5057
4
Supporting data attached:
Yes, Staff Report
Ward:
FUNDING REQUIREMENTS:
Amount:
Source:
Finance:
Council Notes:
75-0262
AQenda Item No. / 7
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Hay 20, 1985,
Shauna Clark
City Clerk
300 North "D" Street
P. O. Box 1318
San Bernardino. Ca., 92402
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PROJECT: 12.3 acres at nort~m .;
terminus of Sepulveda, extending=<
easterly approx. 1,189 ft. file ~
Variance waives Code Sectioe.:, ;:-
18.40.130 a Maximum cul-d-san 50~.
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BE: VARIANCE NO. 85-3, APPROVED BY THE PLANNING
COMMISSION 5/15/85.
We who live adjacent to or near the proposed project do "appeal the
approval of VARIANCE 85-3, granted on Hay 15, 1985 by the Planning
Commission. Some of our reasons are summarized on page two, which
is a brief sketch of the amazing happenings at our so-called
Hearing before that, Commission.
Our unanimous belief is that we were not heard.
We therefore ask to address the City Council on this matter, as
soon as possible. Please advise us when you have been able to
place us on the Council's agenda. We wish to be heard.
NAME
AD D RES'S
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May 20, 1985
Shauna Clark
City Clerk
300 North "D" Street
P. O. Box 1318
San Bernardino, Ca., 92402
PROJECT: 12.3 acres at northern
terminus of Sepulveda, extending
easterly approx. 1,189 ft. The
Variance waives Code Section
18.40.130 = Maximum cul-d-sac 500'.
RE: VARIANCE NO. 85-3, APPROVED BY THE PLANNING
COMMISSION 5/15/85.
We who live adjacent to or near the proposed project do appeal the
approval of VARIANCE 85-3, granted on May 15, 1985 by the Planning
Commission. Some of our reasons are summarized on page two, which
is a brief sketch of the amazing happenings at our so-called
Hearing before that. Commission.
Our unanimous belief is that we were not heard.
We therefore ask to address the City Council on this matter, as
soon as possible. Please advise us when you have been able to
place us on the Counti1's agenda. We wish to be.heard.
NAME
A ,D D RES S
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8"&-..3" .. 67'1./
May 20, 1985
Shauna Clark
City Clerk
300 North "D" Street
P. O. Box 1318
San Bernardino, Ca., 92402
PROJECT: 12.3 acres at northern
terminus of Sepulveda, extending
easterly approx. 1,189 ft. The
Variance \.1aives Code Section
18.40.130 = Maximum cul-d-sac 500'.
RE: VARIANCE NO. 85-3, APPROVED BY THE PLANNING
COMMISSION 5/15/85.
We who live adjacent to or near the proposed project do appeal the
approval of VARIANCE 85-3, granted on May 15, 1985 by the Planning
C01ll!llission. Some of our reasons are summarized on page two, ",h:i.ch
is a brief sketch of the amazing happenings at our so-called
Hearing before that Commission.
Our unanimous belief is that we were not heard.
We therefore ask to address the City Council on this matter, as
soon as possible. Please advise us when you have been able to
place us on the Council's agenda. We wish to be beard.
NAME
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May 20, 1985
Shauna Clark
City Clerk
300 North "D" Street
P. O. Box 1318
San Bernardino. Ca.. 92402
PROJECT: 12.3 acres at northern
terminus of Sepulveda, extending
easterly approx. 1,189 ft. The
Variance waives Code 5ectf.on
18.40.130 ~ liaximum cul-d-sac 500'.
U: VARIANCE NO. 85-3. APPROVED BY THE PLANNING
COMMISSION 5/15/85.
We who live adjacent to or near the proposed project do appeal the.
approval of VARIANCE 85-3. granted on May 15, 1985 by the Planning
Commission. Some of our reasons are &ummarized on page two, whf.ch
is a brief sketch of the amazing happenings at our. Go-called
Hearing before that. Commission.
Our unanimous belief is that we were not heard.
We therefore ask to address the City Council on this matter, as
soon as possible. Please advise us \Jhen you have been able to
place us on the Council's agenda. We wish to he heard.
NAME
ADD RES .S
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Page 1.
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May 20, 1985'
Shauna Clark
City Clerk
300 North "D" Street
P. O. Box 1318
San Bemardino, Ca., 92402
PROJECT: 12.3 acres at northern
terminus of Sepulveda, extending
easterly approx. 1,189 ft. The
Variance waives Code Section
18.40.130 ~ Maximum cul-d-sac 500'.
BE: VARIANCE NO. 85-3. APPROVED BY THE PLANNl1~G
COMMISSION 5/15/85.
We who live adjacent to or near the proposed project do appeal the
approval of VARIANCE 85-3, granted on May 15, 1985 by the Planning
Commission. Some of our reasons are summarized on page two, which
is a brief sketch of the amazing happenings at our so-called
Hearing before that Commission.
Our unanimous belief is that we were not heard.
We therefore ask to address the City Council on this matter, as
soon as possible. Please advise us when you have been able to
place us on the Council's agenda. We wish to be heard.
NAME
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Page l-AO
LETTER TO SHAUNA CLARK, t'.ay 20, 1985 Re: Variance 85-3.
NA}lE
Additional Si~atures
ADDRESS
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LETTER.TO SHAUNA CLARK, ".ay 20, 198~ Re: Variance 85-3.
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Additional Signatures
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CITY OF SAN BERNARDINO 300 NORTH""O" STREET. SAN BERNARDINO, CALIFORNIA 92418
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W.R. "BOB" HOLCOMB
Mayor
Members of the Common Council
Robert A. Castaneda . .. .. . .. .. . .. .. First Ward
Jack Reilly. .................. .SecondW.rd
Ralph Hernandez. .. . . .. . . . .. . .. Third Ward
St..,eMarks . ......... .' . ... Fourth Ward
Gordon Qu1.' . . . .. . . . . . . . . . Fifth Ward
Dan Frazier . . . . . . . . . . . .. . . Sixth Ward
Jack Strickler . .. . . .. .. . .. . .. . .s.venth Ward
May 28, 1985
Sigland and Associates
364 Orange Show Lane
San Bernardino, CA '92408
Dear Sir or Madame:
At the meeting of the Planning Commission on May 15, 1985,
the following action was taken:
The application for Variance No. 85-3, to waive Code Section
18.40.130., regarding 500-foot maximum length for cul-de-
sacs, on property consisting of 12.3 acres located at the
northern terminus of Sepulveda Avenue extending approximately
1,189 feet easterly from the centerline of Sepulveda Avenue,
was approved based upon findings of fact contained in the
staff report dated May 8, 1985 and subject to the conditions
listed therein.
According to the San Bernardino Municipal Code, Secti.on
19.74.080., the following applies to the above variance:
-The decision of the Gommission shall be final unless an
appeal therefrom is taken to the Common Council as provided
for in this section. Such decision shall not become effec-
tive for ten days from the date that the written decision has
been made and notice thereof mailed to the ap~licant, during
which time written appeal therefrom may be taken to the
Council by the applicant qr any other person aggrieved by
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May 28,
Page 2
and Associates
1985
such decision. The Council may, upon its own motion, cause
any Commission decision to be appealed.-
FRANK A. SCHUMA
Planning Director
mkf
cc: Building and Safety Dept.
Engineering Division
Steve Schwartz
3587 Leroy Street
San Bernardino, CA 92404
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ITY OF SAN BERNA DINO PLA
ING DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
18
5-08-85
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Variance No. 85-3
APPLICANT' Sigland & Associates
364 Orange Show Lane
San Bernardino, CA 92408
OWNER Steve Schwartz
3587 LeRoy Street
San Bernardino, CA 92404
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~ Subject property is an irregularly-shaped parcel of land consisting of
CJ approximately 12.3 acres located at the northern terminus of Sepulveda
l&J Avenue extending approximately 1,189 feet easterly from the centerline
ac of Sepulveda Avenue. The requested variance is to waive Code Section
~ 18.40.130 Maximum cul-de-sac length of 500 feet.
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EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant R-I-7200 Resid. 0-3 du/ac
North Sing.-Fam. dwel./vacant R-I-7200 Resid. 0-3 du/ac
South Sing.-Fam. dwellings R-I-7200 Resid. 4-7 du/ac
East Vacant R-l-10,800 Resid. 0-3 du/ac
West Sing.-Fam. Owel. /vacant R-I-7200 Resid. 0-3 du/ac
GEOLOGIC / SEISMIC IXI YES F LOOO HAZARD DYES OZONE A ( SEWERS [jYES )
HAZARD ZONE DNO ZONE DNO OZONE B DNO
HIGH FIRE [JlYES AIRPORT NOISE / DYES REOEVELOPMENT DYES
HAZARD ZONE DNO CRASH ZONE Iil NO PROJECT ARE^ [XI NO
.J o NOT 119 POTENTIAL SIGNI FICANT Z IXI APPROVAL
~ APPliCABLE EFFECTS 0
WITH MITIGATING ~ 0 CONDITIONS
Z(I) MEASURES NO E,1.R.
l&J(!) o EXEMPT o E1.R, REQUIRED BUT NO ILO 0
2Z ILffi DENIAL
Z- SIGN IFICANT EFFE CTS
00 WITH MITIGATING j!:I 0 CONTINUANCE TO
acZ MEASURES (1):1
S;ii: 0
Z ONO o SIGNIFICANT EFFECTS 0
l&J SIGNIFICANT SEE ATTACHEO E,R.C, l&J
EFFECTS MINUTES ac
NOV. 1911 "e:VIIED .lULY ....
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CITY OF SAN BERNARDINO PLANNING DI:PARTMENT
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OBSERVATIONS
CASE u~riam:'iI ~ 85 3
l8
5-8-85
2
AGENDA ITEM
HEARING DATE
PAGE
1. The applicant requests approval of a variance to waive San
Bernardino Municipal Code Sections 18.40.130 and 18.40.160. The
design of Tentative Tract No. 12759, filed concurrently with
Variance No. 85-3, is predicated upon approval of the variance.
Tract 12759 will be schedule for hearing after resolution of the
issues raised by the variance. The subject property encompasses
12.3 acres located on the east side of the northern terminus of
Sepulveda Street.
2. The property is currently zoned R-1-7200. The surrounding zoning
includes: R-1-7200 to the north, south and west; and R-l-10,800
to the east. The City of San Bernardino General Plan designates
the site for resi denti al uses wi th a density of 0-3 units per
acre. Surrounding General Plan designations include: residential
0-3 dwelling units per acre to the north, east and west; and resi-
dential 4-7 dwelling units per acre to the south.
3. The subject property is currently vacant. Surrounding land uses
include: single-family dwellings to the south; a dwelling unit
and City Water Tank to the north; vacant wi th scattered si ng le-
fami ly dwellings to the east and west.
4. The applicant proposes to subdivide the 12.3 acres into 6 parcels
through Tract 12759. The single-family lots wll range in size
from .75 acres to 2.6 acres. Sepulveda Street provides the only
means of access to the property. To provide dedicated access to
the.individual lots, the applicant proposes to extend a cul-de-sac
from the terminus of Sepulveda easterly into the property.
The property has a limited frontage on Sepulveda of 125 feet. The
parcel remains narrow for approximately 200 feet past a single-
family lot excluded from the tract. The parcel is then an irregu-
1 ar rectangl e whi ch conti nues to wi den to an ul ti mate wi dth of 443
feet. Due to the restricted frontage of the property, the access
road can best serve the property and provide usable interior lots by
being located near the southern lot line. To provide access to
parcels within this long narrow lot, the cul-de-sac must be
extended. If the cul-de-sac were extended only 500 feet, a maxi-
mum of three parcels would be developed on the site. In order to
provide access to six lots, which represents only 1 unit per two
acres, the cul-de-sac must be extended the 640 feet as proposed.
Due to the size, shape and topography of the parcel, six lots is a
reasonable subdivision of the property. To reach all of the pro-
posed parcels, the cul-de-sac, Piedmont Place, wi 11 be 640 feet in
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
OBSERVATIONS
CASE V"r; "nl'"P No fl'l-1
AGENDA ITEM1H
HEARING DATE C;-H-HC;
PAGE '.l.
San Bernardino Municipal Code Section 18.40.130 indicates that a
cul-de-sac in a subdivision should not have a length greater than
500 feet. The Code further indicates that the Commission and the
Mayor and Common Council may approve cul-de-sac streets which vary
from the requirements provided that the deviation is supported by
evidence and findings applicable to variances. Hense, the appli-
cant has submitted the subject variance to exceed the maximum
length allowable for a cul-de-sac by 140 feet.
5. The site is within a High Fire Hazard Zone. The San Bernardino
Municipal Subdivision Code requires at least two different routes
for ingress and egress be provided for all subdi vi si ons of pro-
perty within the High Fire Hazard Zone. The applicant has
attempted through various means to secure secondary access to the
site. However, due to the existing surrounding development and
land uses, the options for secondary access have been eliminated.
To the northwest an existing single-family dwelling and a City of
San Bernardino Water Tank site blocks access. The existing
single-family subdivision to the south was developed with dwelling
units constructed around the three cul-de-sacs. This development
pattern has made access to the property to the north impossible.
Finally, to the southeast the State Highway restricts any access
onto Waterman Canyon Road.
6. The Environmental Review Committee determined that although lack
of secondary access to be development within the high fire hazard
area creates a risk of blocked access in an emergency event, ade-
quate mitigation measures can be employed to insure that the 6
estate size lots can be protected.
The Environmental Review Committee recommends issuance of a nega-
tive declaration with appropriate mitigation measures for Variance
No. 85-3 and Tentative Tract No. 12759. The mitigation measures
w11 be implemented through the conditions of approval for
Tentative Tract No. 12759.
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1. The following are the four findings of fact required for Variance
No. 85-3 with the applicant's and staff's response to each:
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A. There are exceptional or extraordinary circumstances or conditions
applicable to the property involved, or to the intended use of the
property, Which do not apply generally to other properties in the
same zoning district and neighborhood.
Applicant's Response
This parcel was created prior to Planning Commission reviews. To
the north, the City of San Bernardino Water Tank site blocks
secondary road access. To the south poor planned existing tracts
block secondary road access. To the southeast the State Highway
restricts any access onto Waterman Canyon Road. Other properties
in the area have not been blocked in by the State and City with no
road access.
Staff's Response
Variance from the terms of the zoning ordinance shall be granted
only because of special circumstances applicable to the property
including size, shape, topography, location or surrondings. The
subject property is of i rregul ar shape and located wi thi n the
foothill region of the San Bernardino mountains. The property
slopes from north to south wi th exi sti ng slopes in the lot area
rangi ng from 13% to 23%. Due to the long narrow sh ape of the par-
cel, to create a reasonable subdivision of the property requires a
cul-de-sac which exceeds the maximum length of 500 feet. The pro-
perty is effected by the special circumstance of having the land
development pattern in the surrounding area eliminate the poten-
tial routes of secondary access to the property. This situation
is unique to the particular property and does not apply to other
properties in the same zoning district and neighborhood.
B. That such variance is necessary for the preservation and enjoyment
of a substantial property right of the applicant.
Applicant's Response
Without this new cul-de-sac length, the owner cannot divide this
property, depriving him the right to enjoy the zoning and General
Plan designations granted this property and adjoining property by
the Ci ty.
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, CITY OF SAN BERNARDINO PLANNING DEPARTMENT ~
CASE Variance No. 85-3
FINDINGS of FACT AGENDA ITEM
HEARING DATE
PAGE
l8
5-8-85
5
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Staff's Reponse
Substantial property right refers to the right to use the property
in a manner which is on a par with uses allowed to other property
owners which are in the vicinity and having a like zoning. The
purpose of the variance is to restore parity where the strict
application of the zoning law deprives such property owners of
privileges enjoyed by other properties in the vicinity and under
identical zoning classification.
Other properties within the vicinity and under the identical
zoning classification have been allowed to subdivide. In fact,
the design of the subidvision to the south effectively cut off a
potential route of secondary access to the subject property.
Without approval of the subject variance, the property owner will
not be able to subdivide or develop the property, and as such,
will be deprived of a privilege enjoyed by other property owners
within the vicinity and same zoning designation.
C. That the granting of the variance will not be materially detrimen-
tal to the public welfare or injurious to property and improve-
ments in the zoning district and neighborhood in which the
property is located.
Applicant's Response
The granting of this variance would improve the welfare of the
public, by decreasing flooding to the south. This new street with
estate size lots will improve the neighborhood property values.
Staff's Response
In determining the application for a variance, the best interest
of the entire community is the controlling factor rather than the
suitability or adaptability of the property in question for a par-
ticular use.
Subdivision of the property into estate size lots and development
of the parcel with adherence to the fire hazard mitigation plan as
outlined in the "Greenbelt Study" will actually serve to provide
greater fire protection to the existing developments to the south
of the subject property.
A portion of the property is within the Alquist-Priolo Special
Studies Zone. A geogolical investigation was prepared for this
subdivision which indicated that no faults were located on the
property.
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NOV. "80
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT "l
CASE va"'; <>nt'" Nn 85-3
FINDINGS of FACT ~~;~~~G'6i~E S~8-85
~ PAGE 6
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Due to the fact that only six residential lots are planned for
development on the site, the 640 foot long cul-de-sac and lack of
secondary access to the property should not create a significant
environmental hazard to the future property owners provided that
adequate methods are employed on site to reduce fire hazard. The
granting of the variance will not be materially detrimental to the
public welfare or injurious to property and improvements in the
zoning distrct and neighborhood.
D. That the granting of such a variance will not be contrary to the
objectives of the Master Plan.
Applicant's Response
The Master Plan stipulates 0-3 units per acre. This property pro-
poses only 1/2 of a residential unit per acre with large open spa-
ces between residents.
Staff's Response
The Comprehensive General Plan of the City of San Bernardino pro-
jects the property to be developed in residential uses and the
approval of said application is in conformance with the goals and
objectives and policies established within said Plan.
RECOMMENDATION
Based upon the positive findings of fact above, Staff recommends
adoption of the negative declaration and approval of Variance No.
85-3, subject to compliance with the attached conditions.
Respectfully submitted,
FRANK A. SCHUMA
Planning Director
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'SARAH KNECHT
Associate Planner
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE '\la.....; ~:n""iC9 No 95 3
CONDITIONS
AGENDA ITEM ] e
HEARING DATE 5 e 65
PAG
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1. Variance No. 85-3 shall be in effect for a period of 24 months
from the date of approval. However, if Tentative Tract 12759 has
not been recorded at the end of the'24-month period, the applica-
tion shall expire. Additional time may be approved upon the
request of the applicant prior to expiration of the 24-month
peri od.
Expiration Date: May 8, 1987.
2. Variance No. 85-3 is approved only for the subdivision proposed
through Tentative Tract No. 12759. Should Tract 12759 be substan-
tially amended to include additional lots or a different lot con-
figuration, said Variance No. 85-3 shall become null and void.
Should Tentative Tract 12759 not record, said variance shall
become null and void.
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Re: Variance No. 85-3 Ward 4
We the undersigned Join In the protest or any consIdered
waiver to the proposed variance at the subject property (12.3
acres) located at the northern terminus or Sepulveda Avenue
TOr the reasons stated In the attached letter. There
maybe other objections not~rtlculated In the letter as well.
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Re: Variance No. 85-3
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Ward 4
We the undersigned Join In the protest oT any considered
waiver to the proposed variance at the subject property (12.3
acres) located at the northern terminus oT Sepulveda Avenue
Tor the reasons stated In the attached letter. There
maybe other objections not articulated In the letter as well.
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Re: VarIance No. 85-3
Ward 4
We the undersIgned joIn In the protest or any considered
waIver to the proposed varIance at the subject property (12.3
acres) located at the northern termInus or Sepulveda Avenue
ror the reasons stated In the attached letter. There
maybe other objectIons not artIculated In the letter as well.
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Lear Ccmni.ssi.ooers.
With reference to ~ no. 85-~ >Bive Code Sectioo 18.40.13) I an
sulmitting this written camEIlt in oppos:Ltim to this proposal.
Any proposal not providing adequate cul-de-sac length or provision for
ingree and egress for a high fire ha2ard area would be placing the Ii ves of residents
in danger. IBving resided at 5383 Park In. and being present there both during and
after the ~raIB fire I feel scmawhat qualified to say that the type of street
arranganent as des::ribed in this proposal presents a danger to the safety of its'
residents.
This proposal in similar form has been placed before the Planning Canrd.ssioo
before by a previous owner of subject property and at that time at least t:I;o other
possible alternatives to this street arranganent .ere offered, but ..ere never
persued. I feel these should at least be pursued by the developer before any alternative
lolhich would place a danger on the residents of the area and city. .
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CITY OF SAN BERNARDINO
AGENDA
ITEM #
PLANNING DEPARTMENT
LOCATION
Var. #85-3
CASE
HEARING DATE 5/8/85
18
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