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Home My WebLink About20-Planning CITAF SAN BERNARDIKO - REQUEO FOR COUNCIL ACTON Frank A. Schuma Appeal of Conditional Use Permit From: Planning Director Subject: Ho. 85-19 Dept: Planning Mayor and Council Meeting of August 5, 1985, 9:00 a.m. Date: July 26, 1985 Synopsis of Previous Council action: Previous Planning Commission action: At the meeting of the Planning Commission on July 2, 1985, the application for Conditional Use Permit No. 85-19 was denied based upon findings of fact contained in the staff report dated May 8, 1985. Vote: 6-3. Recommended motion: That the hearing on the appeal be closed and the decision of the Planning Commission be affirmed, modified or rejected. ~ -- en C"> ;.~ ~ Signature c.... ~ P N 0- A. SchUma -0 - Frank '~J Contact person: Frank A. Schuma Phone: 383-505~ 7 -~1 'j Supporting data attached: Yes, Staff Report Ward: FUNDING REQUIREMENTS: Amount: Sou rce: Finance: Council Notes: Aoenda Item No. Lo · o '0 o " HILLTOP SYNDICATE, INC. 1600 Fairway Drive Colton, CA. 92324 ~?(S - /~CD c...I-\-" City of San Bernardino Shauna Clark, City Clerk P.O. Box 1318 Sa~Bernardino, CA. 92402 ... '.. ." Re:.i'?<::ondiiiOiiii17use PeriiiHNo. .85-19 ~J}}~~": _........~~~.'.~.. ",., _~,e...._"_ ~~..........-.. Dear.' Ms. Clark:" . " .. o - .\ r .,. ,.,.. t.. ~ .. ,. . , ' ,'< . I ~~writi#g in regard-to-the above-referenced CUP application . which wa~ denied by the Planning Commission of the City of San Bernardino on July 2, 1985. 0'.1.., . '.";..' J . " . Please consider this letter a formal application of appeal to the . MaY~ij;rn~co~mon Council of that decision..'. It is our position that the staff and by thei.r recommendati.on, the Planning Commission, is making <, pol:i.cy decision thai: then~ willi.be ,ho mini-storage facilities allovlCd on Highland lwenue east Qf Waterman Ave. Further, we feel thai: vTe have desi.gned a project that will be compatible witn the area. " " .' : 'j" Thank you for your kind. considera1.i.on. in l:hifl ma.tter. . I Sincer , ~ harles R. Wear Cor~~~ate Counsel July ~. 1985 m [[ rM ~.' [;, ~." ~'" ,i1j\ '. ,. MM ~.... ...1 ._ . . JUL 28 1995 ~ LJ CITY PL~.NN!NG D~rARTMENT . SAN BERNI\P.01NQ, CA . '\ . :...."~"..'" ~~.y U :v , . "'..? ";r.:...'~.;~, :: .. 8l ~ m C) m := -< m c::> d:. I (") :::j ;e: -< ("') (~ r- m - ;>;J "T. , ,;1I!t ("0 o f o ERN ARDIN 0 300 NORTII "0" STREET. SAN BERNAROINO. CALIFORNIA 92418 EVLYN WILCOX Mayor Members of the Cornmon council Esth'" Estrad.. . . . . . . . . . . . . First Ward Jack Reilly.. . .. ...... ., . Second Ward Aalph Hernandez . . . . . . . . . . . Third Ward Steve Marks. . . . . . . . . . . . . Fourth Ward Gordon Qulel ............. FlfthWard Dan Frazier . . . . . . . . . . . . . . Sixth Ward Jeck Strlckl~r . . . . . . . . . . . .seventh Ward July 11, 1985 camelback properties c/o Gordon K. Huntley P.O. Box 6082 San Bernardino, CA 92412 Dear Mr. Huntley: ~,. At the meeting of the Pll1nning Commission on Jni:\i2;lS85r the following action was taken: The application for Conditional Use permi~ No. SS-lS to construct a 96,462 square foot m:i.nl-space atora~le facility on a parcel of land encompassi,ng approximatelY 205 acres in the C-3A, Limited General Commercial \l,one, located Oil the north side of Highland Avenue and being located approximately 440 feet east of the centerline of Eucalyptus p~iv~ was de~i~d. According to the San Bernardino Municipal Code, Section 19.78.070., the following appJ.i08 to the fHing of a cond- itional use permit: -The decision.of the Commission shall be final unless appeal- ed in writing to the Mayor. and Common CouncH. The 1:fritten appeal shall be submitted to the office of toe City Cler.k within ten days from tbc llate of. tlw Comrrd,s3iOil I s decision. The Common council, after receipt of the appeal, shall conduct a public hearing and may either approved, modify or. reject the decision of the plann),ng Coromir;r;).on. n [' \ " , :"-~..: :~_._ ..t U .. ,~::-..,:-:;,; '. o I o o i. o Camelback Properties July 11, 1985 Page 2 If no appeal is filed pursuant to the above provisions of the San Bernardino Municipal Code, the action of the Commission shall be final. FRANK A. SCHUMA planning Director FAS:s cc: Building & Safety Dept. Engineering Division Hilltop Syndicate, Inc. Don valk 1600 Fairway Drive colton, CA 92324 ca-V OF SAN CERt(j\RDINO 0" (_~EMORANDUWo To Planning Commission From Planning Department Subject Conditional Use Permit No. 85-19 Date July 2, 1985 Approved Agenda Item No.2, Ward No. 7 Date OIfflER: Camelback Properties c/o Gordon K. Huntley P.O. Box 6062 San Bernardino, .CA 92412 APPLICANT: Hilltop Syndicate, Inc. Don Valk 1600 Fairway Drive Colton, CA 92324 Conditional Use Permit No. 85-19, to construct a 96,462 square foot mini-space storage facility on a parcel of land encompassing approximately 2.6 acres in the C-3A, Limited General Commercial zone located on the north side of High- land Avenue and being located approximately 440 feet east of the centerline of Eucalyptus Drive, was continued from the l'lann,;,ng Commission Meeting on Jone 18, 1985 to allow Staff to rewrite the staff report to reflect a revised site plan that was submitted to the Planning Department. The following staff report has been revised to reflect the revised site plan. Respectfully submitted, FRANK A. SCHUMA Planning Director ()~~~~ Ann Larson Assistant Planner c,., YO" ., if IE ::;MD~;f' o CITY OF SAN ( 0 BERNARDINO ( PLANNING DEPARTMENT o SUMMARY iii ~ u t; iii ::> a III a:: ..... cz iii a:: <l AGENOA ITEM HEARING DATE WARD 2 7~?-R<; 7 Conditional Use Permit No. 85-19 APPLICANT: Hilltop Syndicate, Inc. 1600 Fairway Drive Colton, CA 92324 OWNER: Camelback Properties & Devel.. P.O. Box 6062 San Bernadino, CA 92412 Subject property is an irregularly-shaped parcel o~ land consisting o~ approximately 2.6 acres having a ~rontage of 590 feet on the north side of Highland Avenue and being located approximately 440 feet east of the centerline of Eucalyptus Drive. The applicant requests approval of a conditional use permit nnder autbor- ity of Code Section 19.28.020.E. to permit a 96,862 sqnare foot mini-space storage facility in the C-3A, Limited General Commercial Zone. PROPERTY EXISTING LAND USE GENERAL PLAN DESIGNATION ZONING Subject North South East West Vacant Mobile Home Park, Vacant Mini-storage, Coctai1 Lng. Flood Control Basin Commercial Center C..3A. R-3-2000 C-3A "0" C-3A General Commercial Res. 8-20 du/acre General Commerci.al Flood Control General COBIlIerd,aJ. GEOLOGIC I SEISMIC DYES FLOOD HAZARD {XI YES OZONE A KXYES HAZARD ZONE IXl NO ZONE ONO OZONE B SEM:RS 0"'0 HIGH FIRE DYES AIRPORT NOISE I DYES REDEVELOPMENT DYES HAZARD ZONE KINO CRASH ZONE iii NO PR OJECT AREA [jlIW ..J o NOT o POTENTIAL SIGNIFICANT ;Z 0 APPROVAL ~ APPLICABLE EFFECTS 0 - WITH MITIGATING ti 0 CONDITIONS Zen MEASURES NO E.I.R. We!) 0 2Z o EXEMPT o E.I,R, REQUIRED BU'f NO tl- ;:z !Xl DENIAL [.J..W Z- SIGN IFICANT EFFECTS <t!:i 00 WITH MITIGATING t~ 0 CONTINUANCE TO a::Z MEASURES (1)2 >iL 0 !Xl NO o SIGNIFICANT EFFECTS (.) Z ILl W SIGNIFICANT SEE ATTACHEO E,R. C, EFFECTS MINUTES a:: NOV. 198. REVilED JULY '.'2 SKY "".. ::,u..,.,..-..,.i1. I",;,,,-,-:,".~- o ( 0 (')( 0 CITY OF' SAN BERNARDINO PLANNING DEPARTMENT CASE Conditional Use OBSERVATIONS AGENDAP~,7~t No. 8;-19 HEARING DATE 7-02-8~ PAGE 2 1. The applicant requests approval to construct a mini-space storage facility in the C-3A, Limited General Commercial Zone, located on the north side of Highland Avenue, approximately 440 feet east of Eucalyptus Drive. 2. The 2.6 acre site is currently vacant. To the north is vacant property with an approved l78-unit apartment project with a mobile home park to the north of it, a mini-space storage facility and cocktail lounge to the south across Highland Avenue, a commercial center to the west and a flood control basin to the east. There is another mini-space storage facility (~onditional Use Permit No. 85-17) continued to the Planning Connnission Meeting of Decem- ber 17, 1985 that is located between the above mentioned existing mini-space storage facility and cocktail lounge, almoot directly south of the subject mini-space storage facility. 3. The applicant has provided a revised site plan and elevations indicating the recommendations made by the Planning Department in the original staff report. The square footage of the mini-space facility was increased by approximately 26,862 square feet (from 70,000 to 96,862). All buildings are two-stories high which is permitted in the C-3A Zone provided that the building is not within 75 feet of an R-I Zone. The revised site plan also indicates a twenty-foot wide landscaped pla.nter along Highland Avenue and along the west property line (adjacent to an ex- isting Commercial Center), a twenty-five fool landscaped setback along the north property line to provide a buffer from the adjacent R-3 Zone and a fifteen-foot wide landscaped planter along Rockford Avenue, which is a pri,- vate street owned by Fiesta Hills Mobile Home Park. The above mentioned setbacks were recommended by Planning Staff in the original staff report to provide a buffer from the surrounding development thereby creating a more compatible project. 4. All of the development standards in the C-3A Zone relative to building set- backs, interior landscaping, lot coverage, parking and circulation have been met by the proposed revised site plan. 5. The County of San Bernardino Planning Department has indicated that they have. "concerns over the compatibility of the proposed project with surround- ing land uses. Buildings A-E should 1.e desi[',ned tc provide visual relief to break up the monotony of long walls. If at all possible, it may be desir- able to reorient buildings J and K so that the end storage units are not exposed to the street or possibly even eliminating those untis." The revised site plan that was provided to the Planning Department eliminated end storage units that would be visible from Highland Avenue and has also revised the elevations indicating a beige split face concrete block with a brown metal mansard roof on the perilneter buildings thereby breaking up the monotony of long blank walls. o ( ( 0 CITY OF . SAN BERNARDINO PLANNING DEPARTMENT CASE Conditional Use OBSERVATIONS ~~~~?::~~~: NO~_:t:: PAGE 3 ~ 6. The State of California Department of Transportation has reviewed the pro- posed project and has provided comments and conditions. Cal-Trans has recommended that vehicular access to the state highway (Hi.gh- land Avenue) be provided by one standard 35-foot driveway located opposite Valaria Drive. The Proposed driveway would be required to be relocated as recommended, approximately 78-feet to the west. All other Cal-Trans require- ments have been met. 7. The San Bernardino County Flood Control District has reviewed the project and has prepared conditions to mitigate the possible flooding potential. See attached letter dated May 31, 1985. 8. A mini-space storage facility 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, therefore, a conditional use permit is required to allow a mini-space storage in the C-3A, Limited General Commercial Zone as an unlisted use as defined in Section 19.'18.020(20) in order to determine compatibility with the surrounding prop~rty. The Planning Commission through interpertation has permHted a mini-ctorage facility in C-3A under a conditional use permit as an unlisted Use. 9. The Highland Area Plan is in the proccsc of. being updatedjrevised to reflect the goals and objectives of the Highland Area residents. All the alterna- tives proposed for the subject site :lncHcate Multiple-Family Residential. A major goal of the Plan as adopted by the COlluoittee is to elimi.nate strip commercial and concentrate conunercial development .into cominercial nodes. Highland Avenue is a highly visible arterial that not only carries local. traffic) but out of town traffic as well. Highland Avenue has been developing with upscale commercial and resi.dential projects over the past two years. A mini' 'space storage facility is a use that does not set forth the best possilJlf, development for highly exposed property (approximately 500 feet: of frrmU,ze) and does not compliment exist- ing or future development. The potential of three mini-spa,ce storage faci,l- ities within one block, may have a potential devaluating effect upon adjacr,nt: prop.erties and may set the foundation for urhcn blight aloag Highland Avenue. 10. At the Environmental Review Committee meetinB on April 11, 1985, a negative declaration was recommended for Conditional Uce Permit No. 85-19 with ti,e observation that the site is located "Itl:hin Zone liB" Flood Hazard Potential which will be mitigated at the time of development by conditions imposed by the Building and Safety Department. The Environmental Revie"l Committee l'ecOlw-n"nded denial of Conditional Use Permit No. 85-19 because it would be incompatible with surrounding area development but noted that the proposal may have drainage problems but OC l CITY OF ,SAN BERNARDINO PLANNING DEPARTMENT , CASE Conditional Use OBSER"A'TIONS Permit No. 85-29 va"" I ~~~~?:G 11~~E 7-0~-85 PAGE 4 ..~ "" should not have a negative impact upon the environment. 11. The surrounding zoning consists of C-3A, Limited General commercial to the south and west, "0", Open Space to the east and R-3-2000, Multiple-Family Residential to the north. The General Plan designates the site for General Commercial land uses. A mini-space storage facility in the proposed location would not be consistent with the goals and objectives of the General Plan :l.n that uses that are incompatible with one another should be separated. The proposed industrial-type use located in an area that is composed of multi,ple- family residential and commercial is not a natural progression of land-uses and is contrary to planning prinicples and practices. "- .-."..-.-., _.':". -'AI. ~ "~:'~'-',~-;,; c (' ( CITY OF 'SAN BERNARDINO PLANNING DEPARTMENT CASE Conditional Use FINDINGS f II':'AIC' T Permit: No R5-29 . . 0 rj?t .. ~~~~~~ l~i:E 7-0;-R5 PAGE 5 1. The City of San Bernardino General Plan designates the site for General Commercial land uses. A mini-'space ctorage facility is not pemitted by right in the C-3A Zone, however, with, approval of' a conditional use perm1t. a mini-space storage facility may be peX'lllitted, A conditional use per:mit may be approved if the mini-space storage. fElcility is determined to be com~, patible with surrounding development of the area in which it is proposed to be located. The proposed locateionand inconsistent pattern of land use would be contrary to the goals and objectives of the City's General Plan a.nd may promote degradation of.the area. 2.. The proposed use may adversely affect tbe adjoining land uses and the growth and development of the area in which it is proposed to be located, 1n that a major goal of the Highland Area Plan is to eliminate strip commercial development along Highland Avenue. The existing and proposed land uses are residential in nature to which warehousing or storage is not considered as a compatible use. 3. The 2.6 acre rectangularly-shaped site is adequate in size to allow the full development of the proposed use in a mannel'not detrimental to the health, safety and general welfare. 4. The traffic generated by the proposed use will not impose an undue burden upon Highland Avenue and adequate parking lmd circulation has beeD. prov1ded. 5. The granting of the conditional use pendt should not be detrim..,ntal to the peace, health, safety or general welfare of the citizens of tbe City of San Bernardino. RECOMMENDATION Based upon the observations and findings of fact, Staff recommends denial of Conditional Use Permit No. 85-19 Respectfully submitted, FRANK A. SCHUMA Planning Director ~~ Assistant Planner .".,"- _,:.c.. .::M~~~,'<'-','~:;" . . ---~--_.-- ~... . _-I'd.:.. :::~.-,.1t~, ~"\ "" ~ ) ~ ~ < ""1#1/' :'..'fMJ'h.> ~~t.lf~;P;:-';;I!ZI~ o ~{ COUNTY OF SAN BERI1AOO ~". t ENVIRONMENTAL . _ ~~,; _ PUBLIC WORKS AGENCY SAM lI[IlNAIlOlNO ~_""'~~,,Il\" ~~~:JfJ MICHAEL G. WALKER ~_ Director May 31, 1985 File: 2-504/1.00 202.0417 ~EP~R~ENT OF TRAr( 'ORT~ONI :LOOD CONTROL/AIRPORTS 125 East Third Street. San Bernardino. CA 92415-0835 (7141383-1665 City of San Bernardino Planning Department 300 North "D" Street San Bernardino, CA 92418 Attention: Ms. Ann Larson Re: Zone 2, Patton Basin Conditional Use Permit No. 85-19 Gentlemen: Reference is made to your transmittal with accompanying plans showing a proposed mini-storage warehouse facility and requesting the District's review and comments. The proposed mini-storage warehouse is located on the north side of Highland Avenue and the west side of Patton Basin, in the northeast portion of the City of San Bernardino. In our opinion, the site is subject to varying degrees of flood hazards by reasons of overflow, erosion, and debris deposition until adequate channel and debris retention facilities are provided for Sand Creek and Patton Basin to conduct the flows away from the site. Our recommendations would be: 1. In an attempt to protect and minimize structural damage resulting from erosion when unimproved major channel sections exist. the District generally recommends a minimum building setback of 100-feet from the District's rights-of-way. This setback may be reduced if protection is provided or if foundation design does provide adequate support for the structure if the earth is eroded away. This should be the subject of a meeting between developer (s)/ owner(s), representative of the City and representatives of the District's Water Resources and Field Engineering Divisions. 2. It is noted that the site is located within Zone nB", as determi.ned by the Federal Insurance Administration (F.I.A.). Provisions for flood proofing the site per FIA requirements should be included in the design of the site. This should be coordinated with the City Engineers Office. ~ " 0 (, o oc o Letter to the City of San Bernardino May 31, 1965 Page 2 Should you have any further questions concerning this matter. please feel free to contaot the undersigned at (714) 363-2368. Very truly yours. ~.i:.1:~ Water Resources Divisi.on AJK:HWS:lkh cc: City Engineer Fred Contaoi Ken Miller Bill Collins Pete Mercado '_~ ,', _.....,. _..- '._'.:~. _':~u..__._,.~.lI ~.'..:L'",~;,;',' /' . -'u., ~ ).. rtf_ ''.1 'j!j !'! :I. '~ ~ , "" ~.;, :'~ Po '" " oYr' .;;; . ~J fI' .~ ~ 't'j g , '? ;t. .9 r:l o Ui'j ..... ,..". ~. -L~~. -.- ..... r:l~>'" ., \"" .~\/.. ~,'I' ~ c/. 'ill "'t'I ~- }o- Z ~ ~ ii J~e. p lj~d \. hH" ht~ ~.~ .. ft , , ...-.----.- +~~.c r~~1 t~1 o i ., . I ~ _':WZ.2~'8_~ ..;:_ ,/"~"I'. ., .__._.......""-J:l.':l!,l~(!((~C4liitt it-:.- ,71. ~;t. - ..-:: I 1 l".'-'-"Cfp" ..,-, "~'.I',.~. >. 'li"..-/z:1'::" ,,, . .,'. " "'. ' l . 'N!i /1 '. ~"... 0" :,:,\,-"".-,.1' 'f, .......u'., ._~. " ; '.1'/'.,. hi.. ". 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