HomeMy WebLinkAboutR40-Economic Development Agency
ECONOMIC DEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO
ORIGINAL
FROM: Maggie Pacheco
Dcputy Director
SUBJECT: Amendment No. 2 to the June 2, 2003
Disposition and Development Agreement
(DDA) with J.R. Watson & Associates
Development Co.
DATE:
October 6, 2005
Svnopsis of Previous Commission/Council/Committee Action(s):
On August 2, 2005, Redevelopment Committee Members Estrada and Longville unanimously voted to recommend that
the Community Development Commission consider this action for approval.
(
Recommended Motion(s):
(Communitv Development Commission)
Resolution of the Community Development Commission of the City of San Bernardino approving and
authorizing the Executive Director of the Redevelopment Agency of the City of San Bernardino ("Agency") to
execute Amendment No. 2 to the June 2, 2003 Disposition and Development Agreement (DDA) by and
between the Agency and J.R. Watson & Associates Development Co. and other affiliated entities as identified
in the amended DDA ("Developer")
n',ljert Area(s)
N/A
Ward(s):
(909) 663-1044
5
1tact Person(s):
Gary Van OsdelIMaggie Pacheco
Phone:
Supporting Data Attached:
o Staff Report 0 Resolution(s) 0 Agreement(s)/Contract(s) 0 Map(s) D Letters
FUNDING REQUIREMENTS
Amount: $
N/A
Source:
N/A
SIGNATURE:
Commission/Council Notes:
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P:"Agendas\Comm Dlty Commission',('DC 2005',05-10-17 Amendment No.2-JR Watson SR.doc
COMMISSION MEETING AGENDA
Meeting Date: 10/17/2005
Agenda Item Number: f!- if!)
ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
AMENDMENT NO.2 TO THE JUNE 2, 2003 DISPOSITION AND DEVELOPMENT
AGREEMENT (DDA) WITH J.R. WATSON & ASSOCIATES DEVELOPMENT CO.
BACKGROUND:
On May 6, 2003, the Planning Commission approved Tentative Tract Map No. 16509 ("Tentative
Map") to subdivide approximately 117 acres to create 159 single-family residential lots and various
other lots to be retained and/or dedicated to the City of San Bernardino for streets, water storage,
recharge facilities, natural and sculptured open space, public parks, trails, etc., located at University
Parkway and Northpark Boulevard (the "Site").
The Site was considered surplus land by the City of San Bernardino Municipal Water Department (the
"Department"). The Department retained portions of the Site and sold the surplus land (93.47 acres)
through the Agency to the Developer pursuant to that 2003 Disposition and Development Agreement
by and between the Agency and J.R. Watson & Associates Development Co. (the "Developer"), dated
June 2, 2003 (the "DDA"). The DDA sets forth the terms and conditions relative to the sale and
development of the Site by the Developer.
On January 20, 2004, the Community Development Commission approved Clarification and
Amendment No. 1 to the DDA by and between the Agency and the Developer dividing the Property
into four (4) parcels and adding other Watson affiliates as co-developers with J.R. Watson and
Associates Development Co. (these Watson affiliates include University Park Holdings, LLC, Campus
Parkway, LLC, University Park, LLC, and Park-University, LLC).
CURRENT ISSUE:
The Project is well underway and the Developer has sold several of the homes. Moreover, the
Developer studied the market and realized that there were no other retail venues across from California
State University of San Bernardino. Hence, the Developer approached Agency and Planning Staff, and
Cal State President Al Kamig (Support Letter from Al Karnig - see Attachment No.1), about the
prospect of adding a commercial component to the Project, which was zoned exclusively for
residential development. Due to the favorable response from all interested parties, on July 19, 2005,
the Planning Commission considered and recommended approval to the Mayor and Common Council
of the Developer's zone change application to change the land use of 7.6 acres (portion of Parcel 3)
from RL, Residential Low to CG-3, Commercial General for the construction of approximately 28,000
square feet of a multi-tenant commercial center at the northwest comer of University Parkway and
Northpark Boulevard ("The Shops at University Park" - see Attachment No.2). The Planning Staff
recommended and the Planning Commission determined that the "proposed land use change would
enhance an appropriate balance of land uses for residents in the immediate and surrounding residential
area with commercial development, providing necessary daily goods and services, employment and
retail service opportunities needed by adjacent residents and the University students. Moreover, the
proposed land use changes would be compatible with the pattern of land uses established in the
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PlAgondaslComm Dov CommissionlCDC 2005\05-10-17 Amendm<:nl No'-)R Watson SRdoc COMMISSION MEETING AGENDA
Meeting Date: 10/17/2005
Agenda Item Number:
Economic Development Agency Staff Report
Amendment No.2 - l.R. Watson DDA
Page 2
the Mayor and Common Council on September 6, 2005. Furthermore, the Developer is exploring
adding a residential Art Colony to the scope of development involving development of mixed-uses in
which an owner could live and work in their home environment. This application is presently being
reviewed by the Planning Staff and the University is, very much, in support of providing a mix of
housing opportunities for students and faculty members.
Therefore, in order to facilitate the land use changes as noted herein, it is proposed that Amendment
No.2 to the DDA be considered for approval which would accommodate the approved zone change
and allow the Developer to seek subsequent necessary zoning changes affecting the Project Site if
approved by the Planning Commission and, if necessary, the Mayor and Common Council.
ENVIRONMENTAL IMPACT:
The proposed Amendment No.2 to the DDA relies on the City's Mitigated Negative Declaration,
approved by the Mayor and Common Council on September 6, 2005. Consequently, the Developer
will be required to comply with the City's Mitigation Monitoring/Reporting Plan for purposes of
satisfying the CEQA requirements for the DDA and a Notice of Determination will be filed with the
County Clerk.
FISCAL IMPACT:
None.
RECOMMENDATION:
That the Community Development Commission adopt the attached Resolution.
Maggie Pacheco
~
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P:\Agendas\Comm Dev Commission\CDC 2005\05-10-17 Amendment No.2-JR Watson SR,doc
COMMISSION MEETING AGENDA
Meeting Date: 10/17/2005
Agenda Item Number:
ATTACHMENT NO.1
c:.llitl>r1l1J StJte l'ni\'ersm', SJn BernJrJino
SSOO l'l1l\wsity PJrk"'J"
S.l11 Renl.lrJil1o, C:\
92.W7,2397
OFFICE OF THE PRESIDENT
(909, S80S002
fax, i9091 880S90]
wm;!: JkJrnig1iksusb,edu
July II, 2005
Mr. James G. Funk, Director
Development Services Department
City of San Bernardino
300 North D Street
San Bernardino, CA 92418-000 I
Dear James:
It's my pleasure to provide this letter in support of the proposed commercial development to be
constructed in conjunction with the residential housing development across the street from Cal
State San Bernardino,
The development projects provide several much needed improvements to the residents in this
area of San Bernardino and will also greatly benefit our students and employees. The roadway
improvements on Northpark Boulevard, as well as the addition of Campus Parkway from
Kendall to Northpark, will improve vehicular access to and from the campus and will help to
alleviate the traffic congestion which commonly occurs at the intersection of Northpark and
University Parkway during peak commuter periods.
The property which will be used for commercial development includes a small parcel of land
which is owned by the University. We have granted a long-term easement to Watson and
Associates to provide access to the parcel for improvements. This parcel has been undeveloped
and unsightly for many years. We anticipate that the proposed landscaping of this area will offer
an attractive and welcoming gateway to the development, as well as to the University.
,
We believe the commercial design is outstanding and will lend great value to the residents of this
community. Our students and employees look forward to the completion of the project and often
express interest in the commercial entities proposed for the project and the estimated completion
date.
The generous support provided by Watson and Associates for our educational programs, as well
as their interest in K-12 children in the community which we serve, have created a unique and
congenial partnership between Watson and Associates and Cal State San Bernardino.
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ATTACHMENT NO.2
SUMMARY
CITY OF SAl'i BERl\ARDIl'iO PLAl\l\I:\G D1nSIO:\
CASE:
AGENDA ITEM:
HEARING DATE:
WARD:
General Plan Amendment No. 05-09 & Conditional Use Permit No. 05-10
4
July 19, :2005
5
OWNER:
University Park, LLC
10 I Main Street, Suite A
Seal Beach, CA 90740
562.430.0503
APPLICANT:
Chuck Diamond
Watson & Associates
101 Main Street, Suite A
Seal Beach. CA 90740
562.430.0503
REQUEST/LOCATION:
General Plan Amendment:
Change the land use designation of two parcels of approximately 7.6 acres from RL Residential
Low to CG-3, Commercial General-University Village land use district.
Conditional Use Permit:
Construct a 28,200 square foot multi-tenant commercial center with three buildings ranging in
size from 5.185 square feet to 12,850 square feet.
The project site is located at the southwest corner of University Parkway and Northpark
Boulevard.
CONSTRAINTS/OVERLA YS:
High Wind
ENVIRONMENTAL FINDINGS:
o Not Applicable
o Exempt, Section
o No Significant Effects
. Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan
STAFF RECOMMENDA nON:
· Approval
· Conditions
o Continuance to:
.
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REQUEST A~D LOCATIO""
The applicant requests appro\'al of a General Plan Amendment under the authority of
Development Code S 19.50 to change the land use designation for two parcels of approximately
7.6 acres. from RL Residential Low to CG-3. Commercial General-University Village land use
district and a Conditional Use Permit under the authority of Development Code Section
19.06.020. Table 06.0 I (1)(9) to construct a 28.000 square foot multi-tenant commercial center.
The project site is located at the northwest comer of University Parkway and Northpark
Bouk\ard (Attachment A).
SETTI~G/SlTE CHARACTERISTICS
The surrounding uses include commercial establishments to the south and student housing to
the east in the CG-3. Commercial General-University Village land use district. To the west
are single family projects under construction in the RL. Residential Low land use district. The
California State University San Bernardino Campus is directly to the nonh.
h . .. I /1f/1. I . h d ., I Th .
T e project site IS current y v/dcant. IS rectangu ar In s ape an consists ot t\IiO parce s. e site
has been designed with a 28.200 square foot multi-tenant commercial center with Building A
located closest to the southwest comer of Northpark Boulevard and University Parkway and
Buildings B-1 & B-2 along the southerly property boundary will front Northpark Boulevard. All
buildings will have parking in front for convenient access to the center. The center will provide
two plazas with trellises and seating along with special hardscape pavement and landscape
enhancement in front of the buildings. There are two proposed entrances to the project site with
one on Northpark Boulevard and one on University Parkway. The multi-tenant center will
accommodate general retail and restaurant uses. The hours of operation will be from 8:00 am to
10 pm, seven days per week.
Architectural Elevations:
The multi-tenant center has been designed with contemporary arehitectural features. All
building fa~ades will be articulated through the use of colors. various elements such as canvas
awnings. wood railing. stucco beam/trellis. window shutters and as well as finish materials such
as cultured stone Veneer and stucco with paint finish. All rear wall planes will be articulated
though the use of various "pop outs", arches with stucco over foam stones, column caps. stucco
columns. and decorative light fixtures. All roof1ines will be treated with stucco over foam
cornice treatment. The colors will be complementary to the surrounding commercial
establishments.
The project applicant is working closely with the Art Department at California State University,
San Bernardino to provide artwork for the retail center.
"
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BACh:GROUND
The site was originally part of subdivision Tract Map No. 16509 approved by the Planning
Commission in May 2003.
The De\'elopmentiEm'ironmental Re\'iew Committee (D/EDRCl first heard this project on May
12.2005. and at that time the project was continued to May 26, 2005. to allow the applicant to
re\'ise development plans to address setbacks. path of travel, rear elevations and various minor
details, On May 26. :W05. the D/ERC determined that the applicant provided adequate revised
plans and released the Mitigated Negative Declaration for public review beginning on June 2.
2005. and ending on June 21. 2005. and moved the project to the Planning Commission. No
comments have been received on the Initial Study.
FINDINGS AND ANALYSIS
GENERAL PLAN AMENDMENT
1. 1s the proposed amendment internally consistent with the General Plan?
'{es, the proposed amendment is internally consistent with the General Plan. General
Plan Policy \.23 states that it shall be the objective of the City of San Bernardino to:
"Develop properties adjacent to California State University at San Bernardino along
Northpark Boulevard, Kendall Drive. and University Parkway for commercial and
personal services uses to meet the needs of students, faculty. arid visitors."
The proposed project will provide employment and retail service opportunities for local
residents and the surrounding community. The 7.6-acre land use amendment will be
compatible with the pattern of land uses established in the immediately surrounding
area. The proposed amendment will implement the above policy of the General Plan.
Additionally, the California University State, San Bernardino has reviewed the proposal
and is in support of the proposed commercial center (Attachment G).
2. Is the proposed amendment detrimemal to the public interest. health. safety.
convenience. or welfare of the City?
No, the proposed amendment does not cause changes that would be detrimental to the
public interest, health. safety. convenience. or welfare of the City. The amendment from
RL to CG-3 for 7.6 acres will allow development of this site with retail and restaurant
uses that would provide the added convenience of goods and services in the developing
University Parkway corridor.
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3. Docs rhc proposed amendmenr maimain rhe appropriare balance of land uses \\'irhil1 rhe
Cin'?
Yes. the proposed amendment affects 7.6 acres of land. which is currently. designated
RL. The proposed land use designation is CG-3. The proposed amendment maintains
an appropriate balance of land uses in the University Parkway corridor by providing
convenient goods and services to residents in the immediate area. The amendment will
also provide additional commercial services adjacent to California State University. San
Bernardino. where enrollment has been increasing steadily.
4. Is The subjeCT parcel physical/y suiTable (including. bwnOllimiTed TO, access.
provision of lITiliTies. comparibiliTY wiTh adjoining land uses. and absence of
physical consTraillls) for The requesTed land use designarion and alllicipared land
use developmelll?
Yes. the proposed 7.6-acre site is physically suitable for commercial development
including direct access to University Parkway and Kendall Drive. which are major
thoroughfares both to the University and for residents and businesses in the University
Village area. The proposed amendment will enhance the immediate surrounding
residential areas with commercial development opportunity that will provide the
necessary daily goods and services required by the adjacent residents and the university
students.
The proposed amendment area is bounded by developed. dedicated streets and existing
infrastructure suitable for commercial development. All required utilities and public
services could adequately serve the site.
CONDITIONAL USE PER,\11T
/. Is The proposed use conditional/y permiued within The subject land use diSTrict, 1I'0uld iT
impair the integrity and character of the subject land use district. and does it comply lI'ith
aI/ o/the applicable provisions o/This De\'elopmelll Code?
Yes, pursuant to Development Code Section 19.06.020 Table 06.01 (1)(9). a commercial
center is permitted in the CG-3. Commercial General-University Village land use district,
subject to the approval of a Conditional Use Permit. The proposed project complies with
all applicable provisions of the Development Code as shown below in Table "A". See
Table "A" below:
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Table "A"
DEVELOPMENT CODE AND GENER.\L PLAN CONFOR:\IA:'\CE
I
i PROPOSAL
I
I DEVELOPMEl'\T
, CODE
GE'\ERAL PLA'\
I
! CATEGORY
i
I Permitted Use
I
I
I
I Hei,dH
I -
,
I
I
I Multi-tenant center
I
I
II story - 29 feet
Pemlitted subject to
Conditional Use Permit
i Consistent
I
,
2 stories or 30 feet
I
I
i "'/A
Setbacks I
i
10 feet I
- Front 50 feet i
- Side o feet o feet ! N/A
Side (street side) I 35 feet 10 feet I
-
- Rear 155 feet 10 feet I
I i
Lot Coverage 901 50% I N/A
I 10
,
I
I Landscaping 51 % ( 156.727 sq. fn 15%(45.821 sq.ft.) N/A
I
I I
I Parking I
!
- Standard 250 149 N/A
- Handicap 8 8
- Total 1258 157
.
2. Is the proposed use cOflSistellf with the General Plan?
Yes, General Plan Goal 1 B states: "Provide employment opportunities for existing and
future residents of the City and those of adjacent communities"
General Plan Policy 1.19.10 states: "Permit a diversity of community-serving retail and
service uses.. ..in areas designated as Commercial General".
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The proposed project will provide employment and retail selTice opportunities for local
residents and the surrounding community. The proposal will create jobs for this area.
The project has been designed and conditioned to ensure compatibility with adjacent
commercial establishments and to minimize traffic safety concerns.
3. 1.1' rhe approl'Gl of the Conditional Use Permit/or the proposed l/se in compliance I\'ith
the requiremellfs of the California Environmental Quality Act and'Section 19.30.030(6)
of rhe Dc'\'e!opmellf Code:)
Yes. approval of this Development Permit is in compliance with the requirements of the
California Environmental Quality Act (CEQA) and Development Code Section 19.20.030
(6) pertaining to environmental resources and constraints. Pursuant to the Public
Resources Code and CEQA guidelines. the Initial Study was filed with the County of San
Bernardino and circulated for a public review period beginning on June 2, 2005. and
ending on June 21. :W05. A copy of the Initial Study document was also made available to
the public at the City's Planning Division and City's Library. No comments were
received on the Initial Study. This process covers the mandated CEQA requirements.
I Are there potentially signijicant negative impacts upon environmental quality and natural
resources that could not be properly mitigated and mOllitored.?
No. as noted in Finding No.3, this project complies with CEQA and Development Code
requirements. All grading and construction activities will be implemented and monitored
in accordance with the mitigation measures as described in the Initial Study to ensure that
the project would not cause any substantial adverse construction impacts.
5. Arc the location. si:e. design. alld operating c!wracteristics of the proposed use
compatible with the existing andflllure land l/ses Irithin the general area in \rhich the
proposed l/se is to be located and It'ill it create sign(ficallf noise. traffic or other
conditions or sitl/ations that ma)' be objectionable or detrimental to other permitted uses
in the vicinity or adverse to the public illferest. health sa}et)'. convenience. or It'e(fare of
the City?
Yes, the location and operating characteristics are consistent with all provisions of the
Development Code in that all activities will be conducted within an enclosed structure.
The multi-tenant commercial center will be comprised mainly of retail (30%) and
eating/drinking establishments (70%). The proposed project will be compatible with the
area and will be a complementary land use to the surrounding retail commercial
activities. The proposal is a community-serving commercial center. which will attract
people from within the City and the surrounding area. No land use contlict or
environment!!1 adverse impacts will result from the construction and operation of the
proposed project. .
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The proposal will not create noise, traffic, or other conditions or situations that may be
objectionable or detrimental to other permitted uses in the vicinity or adverse to the
public interest. health safety. convenience or welfare of the City that cannot be
adequately mitigated. All mitigation measures recommend in the Initial Study are
included in the Mitigation Monitoring and Reporting Program,
6, Is the subject site phl'sicalll' suitablefor the type and density/intensin' of use being
proposed:)
Yes. the site is physically suitable for the type and density/intensity of the project being
proposed as evidenced by project compliance with all applicable Development Code
Standards as noted in Item I. Table "A" above. There are no physical constraints that
would limit development of the site as proposed.
In April 2005. the Mayor and Common Council approved authorization to proceed
vacation ofa portion of University Parkway (IO'x 125'), westerly of Northpark
Boulevard to accommodate the proposal.
Are there adequate provisions for public access, water, sanitation. and public lIlilities
and sen'ices to ensure that the proposed use would not be detrimental to public health
and ,Iaf'e(,'?
Yes, all agencies responsible for reviewing access and providing water, sanitation and
other public services have had the opportunity to review the proposal and none have
indicated an inability to serve the project. The proposal will not be detrimental to the
public health and safety in that all applicable Codes II ill apply to the construction of this
project.
Two major water lines along :\orthpark Boulelard may have to be relocated to
accommodate the proposal. The Water Department has r~viewed the proposal and
indicated that the proposed location for the I\'ater lines also along Northpark Boulevard
\\ould not be detrimental to the public health and \\clfare of the City.
CONCLCSIOi\
Thc proposal meets all necessary Findings of Fact for approval of General Plan Amendment No.
(1)-09 and Conditional Use Pem,it No. 05-10.
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RECOMMENDA TION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council:
I. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan
(Attachment F),
')
Approve General Plan Amendment No. 05-09 and Conditional Use Permit No. 05-10
based upon the Findings of Fact contained in this Staff Report and subject to the
Conditions of Approval (Attachment C) and Standard Requirements (Attachment D).
Respectfully Submitted.
~~.~ jwv-r
Director of Development Services
~.
Senior Planner
Attachment A
.\ttachment B
Attachment C
Attachment 0
Attachment E
Attachment F
Attachment G
Location Map
Site Plan, Landscape Plan & Elevations
Conditions of Approval
Standard Requirements
Initial Study
Mitigation Monitoring and Reporting Program
Letter of Support from CSUSB dated July 11. 2005
'-
.
ATTACHMENT A
CITY OF SAN BERNARDINO PROJECT: GPA05-09
PLANNING DIVISION CUP 05-10
LOCATION MAP
LAND USE DISTRICTS HEARING DATE: 7/19/05
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Lang 8Mc:tl. CA 00803
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RESOLUTION NO.
(C(O)~y
2
RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION
OF THE CITY OF SAN BERNARDINO APPROVING AND
AUTHORIZING THE EXECUTIVE DIRECTOR OF THE
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
("AGENCY") TO EXECUTE AMENDMENT NO.2 TO THE JUNE 2,2003
DISPOSITION AND DEVELOPMENT AGREEMENT (DDA) BY AND
BETWEEN THE AGENCY AND J.R. WATSON & ASSOCIATES
DEVELOPl\lENT CO. AND OTHER AFFILIATED ENTITIES AS
IDENTIFIED IN THE AME'\'DED DDA ("DEVELOPER")
3
4
5
()
7
8
WHEREAS, the Redevelopment Agency of the City of San Bernardino (the "Agency")
<)
is a public body and politic, exercising governmental functions and powers and organized and
10 I existing under Chapter 2 of the comm. unity Redevelopment Law of the State of California
] I . (Health and Safety Code Section 33020, et seg.); and
12
WHEREAS, on June 2, 2003, the Agency entered into a Disposition and Development
13
Agreement (DDA) with J.R. Watson & Associates Development Co. (the "Developer") for the
,
1 ,~ I
15
16
] 7
J 8
19
20
2 ]
transfer of the Property and development of ] 59 single family residential lots on 93.4 7 acres of
land (the "Project"); and
WHEREAS, on January 20,2004, the Community Dcvelopment Commission approved
the Clanfication and Amendment NO.1 to the DDA dividing the Project into four (4) parcels
and adding University Park Holding, LLC, Campus PJrkway, LLC, University Park, LLC, and
Park-University, LLC as co-de\-clopers; and
WHEREAS, the Developer has commence the development of the Project and has
realized the need for commercial uses to complement the Project and provide needed services
22
to the surrounding area residents: and
23
WHEREAS, on July 19,2005. the Planning Commission considered and rccommended
24
approval to the Mayor and Common Council, the Developer's reguest for a zone change to
~5
change the land use for about 7.6 acres, a portion of Parcel 3. from residential to commercial
-1-
for the construction of approximately 28,000 square feet of multi-tenant commercial center at
2
the northwest comer of University Parkway and Northpark Boulevard; and
3
WHEREAS, a second amendment to the DDA ("Amendment No.2") is required to
4
accommodate the following: to clarify the description of the Project and Scope of Development
5
which includes the development of retail/commercial and or office/commercial uses on a
6
portion of Parcel 3 of the Project and to further allow the Developer to seek subsequent
7
necessary zone changes affecting the Project; and
8
WHEREAS, Amendment No. 2 to the DDA relies on the Mitigated Negative
9
Declaration approved by the Planning Commission and the Mayor and Common Council on
10
July 19, 2005 and September 6, 2005, and the Developer will be required to comply with the
11
City's Mitigation Monitoring/Reporting Plan for purposes of satisfying the California
12
Environmental Quality Act (CEQA) requirements for the DDA; and
13
NOW, THEREFORE, THE COMMlJ1\TITY DEVELOPMENT COMMISSION OF THE
CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
14
15
16
Section 1.
The Community Development Commission ("Commission") hereby
17
approves Amendment No. 2 to the DDA. The Executive Director is hereby authorized and
18
directed to execute Amendment No. 2 to the DDA on behalf of the Agency together with
19
nonsubstantive and conforming changes as may be recommended by the Executive Director and
20
Agency Counsel. The Executive Director is hereby authorized to take all appropriate actions set
21
forth in Amendment No.2 to the DDA to implement the Project.
Section 2.
The. Commission hereby relies on the City's Mitigated Negative
22
Declaration and Mitigation Monitoring/Reporting Plan for purposes of complying with the
23
CEQA and directs Staff to file a Notice of Determination with the County Clerk.
24
Section 3.
The Resolution shall become effective immediately upon its adoption.
25
-2-
D... ___..__,n__..l...:___,D__^'...:^__l1nn",\n.fLIn..1~ A....ft.I.....nl Nn '_.IR "".fcnn ('flC R~lo.dOt
RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION
OF THE CITY OF SAN BERNARDINO APPROVING AND
AUTHORIZING THE EXECUTIVE DIRECTOR OF THE
REDEVELOPMENT AGENCY OF THE CITY OF SAN BER.1\fARDINO
("AGENCY") TO EXECUTE AMENDMENT NO.2 TO THE JUNE 2, 2003
DISPOSITION AND DEVELOPMENT AGREEMENT (DDA) BY AND
BETWEEN THE AGENCY AND J.R. WATSON & ASSOCIATES
DEVELOPMENT CO. AND OTHER AFFILIATED ENTITIES AS
IDENTIFIED IN THE AMENDED DDA ("DEVELOPER")
2
,
~,
4
5
b
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Communit)
7
meeting
Development Commission of the City of San Bemardino at a
8
thereof, held on the
day of
Abstain
Absent
9
Commission Members:
Ayes
Nays
10
ESTRADA
J I
LONGVILLE
~1CGINNIS
12
J 3
DERRY
14 'KELLEY
J5
JOHNSON
16 MC CAM\1ACK
!
J7
18
19
, 2005, by the following vote to wit:
Secretary
The foregoing resolution is hereby approved this __day of
,2005.
20
21
22
2'
.'
I Approved as to form and Legal Cpnt~nt: ,
I'~' " /, 11' //; //"1.,_ ,-
f I~,"'I' 1. ,/V/I,II),j
By: ,{ I,' '/i {i'l 'v !, Lt.LIUJ.-....,.C:-i
25 I Agen~y -Cou6j'el v ~
24
P:'AgeIHLls'Rf'Solu'iollS"I<t'50IUliom\l005\O~IO.17 ,\mcndmt'lIll\o. 2-JR WalSun CDC Rt'5o.doc
Judith Valles, Chairperson
Community Development Commission
of the City of San Bemardino
~3~
Al\lEND!\1ENT NO.2
2003 DISPOSITION AND DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
AND
.l.R. WATSON & ASSOCIATES DEVELOPMENT CO.
DA TED JUNE 2, 2003
This Amendment No. 2 to the 2003 Disposition and Development Agreement by and
between the Redevelopment Agency of the City of San Bernardino and J.R. Watson &
Associates Development Co., dated June 2, 2003, as subsequently amended on January 20,2004
by a Clarification and Amendment Agreement (this "Amendment No.2") is made this I ih day
of October, 2005, by and between the Redevelopment Agency of the City of San Bernardino, a
public body corporate and politic (the "Agency") and J.R. Watson & Associates Development
Co., a California corporation ("Watson"), University Park, LLC, a California limited liability
company ("UP"), University Park Holdings, LLC, a California limited liability company
("UPH"), Campus Parkway, LLC, a California limited liability company ("Campus"), and Park-
University. LLC, a California limited liability company ("Park") (collectively, the "Developer").
RECITALS
A. The Agency and the Developer entered into that certain 2003 Disposition and
[),\ elopment Agreement by and between the Redevelopment Agency of the City of San
Bernardino and J.R. Watson & Associates Development Co., dated Jun~ 2. 2003 (the "DDA"),
providing for the sale to and de\'Clopment by the Developcr of certain property.
B. The purpose of the DDA is for the Agency to facilitate the acquisition of the property
and the Developer's construction of the Project (as that tenn is defined in the DDA) in
accordance with the requirements of the City of San Bernardino (the "City").
C. That certain Clarification and Amendment to the 2Q03 Disposition and Development
Agreement by and between the Redevelopment Agency of the City of San Bernardino and J.R.
Watson & Associates Development Co.. dated June 2, 2003, was made and entered into as of
January 20, 2004 ("Clarification n. The City divided the property, in accordance with the
Development Code for the City of San Bcrnardino and the Government Code of California, into
Parcels I, 2, 3 and 4 of Parcel Map 16307 (the "Property"), as indicated on Exhibit "A" attached
to "Clarification !". (Parcel Map] 6307 was recorded October 17,2003, as Document No. 2003-
On6277, in Book 200, Pages 70 through 76, inclusive, of Parcel Maps). Clarification!
provided, among other things, that UPH. Campus, UP and Park should also be deemed the
Developer along with Watson, that UPH would take title to Parcel I, Campus would take title to
Parcel 2, UP would take title to Parcel 3, and Park would take title to Parcel 4. Clarification!
further provided that although Watson would remain jointly and severally liable with each of
UPH, Campus, UP and Park, the Developer obligations, covenants, conditions and restrictions
under the DDA would apply to each of UPH, Campus, UP and Park only as to the particular
parcel acquired and owned by such entity.
PA!!en,Lis Agenda Al1acnmenls Agnnb-Arncrd ~O(6 O~.I (1-\- Arnendmcnl 1\O0:? 'I{ Wa1S(,n DD:\ I doc
D. On or about May 13, 2004, the Agency conveyed fee title to Parcel] to UPH, fee title
to Parcel 2 to Campus, fee title to Parcel 3 to UP and fee title to Parcel 4 to Park.
E. Subsequent to the execution of the DDA and Clarification I, the parties hereto have
received additional information relative to the development of the Project by the Developer, and
proposed a further amendment to the DDA partially on the basis of certain additional facts and
information received from the Office of the President, California State University, San
Remardino, endorsing certain zone changes and a General Plan Amendment to allow for
commercial development on portions of the Property to provide an attractive and welcoming
gateway tu the Project and said University. Additionally, the Planning Commission of the City
of San Bernardino (the "Planning Commission") approved the zone changes on July 19, 2005,
and the Mayor and Common Council ratified the zone changes on September 6, 2005, on the
basis that the proposed land use changes will maintain an appropriate balance of land uses to
residents in the immediate area and enhance the surrounding residential areas with commercial
development opportunities that will provide necessary daily goods and services required by the
adjacent residents. The Planning Commission and Mayor and Common Council were presented
with evidence that the proposed land use changes and the projects to be built \vith respect thereto
will be compatible with the areas and will be a complementary land use to the surrounding retail
Lummercial activities and that there will be no land use conflict; furthennore, no environmental
adverse impacts would result from the construction and operations of the projects as will be
permitted pursuant to the action of the Planning Commission and the Mayor and Common
Council.
F. The parties, and each of them, desire to further amend the DDA to reflect the
additional information received by the parties and further delineate the obligations and duties of
the parties, and each of them, relative to the development of the Project.
NOW, THEREFORE, for a good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, the parties al:,'Tee as follows:
]. Description of Proiect and Scope of Development.
The Description of Project and Scope of Development attached as Exhibit "B" to the
DDA, as amended by Clarification I. is amended to add the following language to the text and
Attachment Nos. ] and 2 to this Amendment No.2:
"Without detriment to the provisions of Sections] .02 and 4.0] of the DDA and to the
f()regoing description of the development. the parties hereto understand, acknowledge and agree
that the Project shall also consist of the development of retail/commercial and/or
office/commercial premises on that portion of Parcel 3 of Parcel Map No. 16307, as shown on
Attaclunent "I" and as legally described on Attachment "2" to Exhibit "B" hereto (the
"Commercial/Retail Development Site").
2
P ..\p~lid(l~ :\!!l:'nda :\tlalhmcnts A!!rrnts-Amcnd :'<j(l~ (~-lU-l" Amendmc'1l ~o =' lR \\alson DOA 1 c!o,-
2. Development of the Proiect bv Developer.
Section 3.01(b) of the DDA is hereby amended to add the following:
"Notwithstanding the foregoing, the parties understand, acknowledge and agree that the
Developer may seek zoning changes affecting the Property, and specifically, but without
limitation, affecting certain portions of the Property to be determined by the Developer as
suitable for an appropriate zone change subject to approval by the Planning Commission and/or
the Mayor and Common Council, as appropriate. The parties further understand, acknowledge
and agree that (i) the Developer is authorized under this DDA to proceed with making such
application seeking such changes of designation (zoning) and that (ii) approval of any
application for such changes, shall be deemed to apply to the relevant portions of the Property as
so determined by the Developer subject to approval by the Planning Commission and/or the
Mayor and Common Council, and/or as appropriate. Any such subsequent zone changes as
approved by the Planning Commission and the Mayor and Common Council, as appropriate,
shall not necessitate any further amendments to the DDA. The Agency further acknowledges
and agrees that by complying with the provisions of any such approved application for changes,
the Developer is in compliance with the "City's zoning ordinance" as that term is used in this
Section 3.01(b), for all purposes, without any further requirement for modification or variance."
A new Section 3.01(y) is hereby added to the DDA to read as follows:
"The.Developer shall comply with all obligations imposed under state law in connection
with the development of the Project in accordance with the requirements of any supervisory
agency having jurisdiction over the Project. The Developer acknowledges that it is not the
responsibility of the Agency to monitor or enforce any such requirements and the Developer
agrees to hold harmless from and indemnify the Agency against any liability, cost or claim
resulting from the Developer's breach of the requirements of any such supervisory agency, as
such requirements may be amended or interpreted from time to time as applicable to the Project.
Such obligations to be assumed by the Developer include, but are not limited to, compliance with
the mitigation monitoring plan approved by the City or the Agency as part of the environmental
review and approval in connection with the approvals for the Project construction and
implementation of which shall be undertaken by the Developer pursuant to the DDA."
3. General Provisions.
(a) The recitals set forth above are true and correct and are incorporated into this
Amendment No.2 by this reference, as though fully set forth in this Amendment No.2.
(b) All terms, phrases or words indicated to be defined terms by initial capitalization
that are not specifically defined in this Amendment No.2 shall have the meaning ascribed to the
same term, phrase or word in the DDA, as amended by Clarification I. Terms, phrases and
words defined in the recitals of this Amendment No.2 are also incorporated into the DDA and
this Amendment No.2, by this reference.
3
P Agendas\Agenda AttachlTlC'n1slAimts-Amc:nd 2005'.05-10-17 Amendmenl No 2 - JR Wasson DDA 1 doc
(c) Except as expressly amended by this Amendment No.2, the DDA, as amended by
Clarification I, is in all respects ratified and confirmed and all the terms, provisions and
conditions of the DDA (including the previously approved and executed Clarification I), as
amended by this Amendment No.2, shall be and remain in full force and effect.
(d) This Amendment No.2 may bc executed by the Agency and the Developer in
duplicate original counterparts, each of which shall be considered an original, but all of which
together shall constitute one and the same instrument.
(e) The agreements contained in this Amendment No.2 shall not be construed in
favor of or against either the Agency or the Developer, but shall be construed as if both the
Agency and the Developer prepared this Amendment No.2.
(f) The DDA, together with Clarification I and as amended by this Amendment No.
2, constitutes the entire agreement between the Agency and the Developer and the Agency and
the Developer intend that the DDA, together with Clarification I and as amended by this
Amendment No.2, to be the final expression of their agreement with respect to the subjects
covered therein and a complete and exclusive statement of such tern1S.
IN WITNESS WHEREOF, the parties hereto have duly executed this Amendment No.2
as of the dates set forth below.
AGENCY
Redevelopment Agency
of the City l : San Bernardino
Date:
By:
Gary Van Osdel, Executive Director
APPROVED AS TO FORM:
(0 .. I ~ .' (
'..././ /'/'1/
I ,',. ,
/...../,-'.-"1/ . ;,/ ~.(i./",/'.i
{ l /,"~LLI,r(.L/ . -'l..{~):.-~L ;: v'~-J
Agency CotlJisel '
[NOTARY ACKNOWLEDGMENTS ATTACHED]
4
P 'AgendaslAgenda Altai:hments\Agrmt~-Amcnd 2005\05-10-17 Amendment No 2 . JR Watson DDA I doc
(c) Except as expressly amended by this Amendment No.2, the DDA, as amended by
Clarification I, is in all respects ratified and confirmed and all the terms, provisions and
conditions of the DDA (including the previously approved and executed Clarification I), as
amended by this Amendment No.2, shall be and remain in full force and effect.
(d) This Amendment NO.2 may be executed by the Agency and the Developer in
duplicate original counterparts, each of which shall be considered an original, but all of which
together shall constitute one and the same instrument.
(e) The agreements contained in this Amendment No.2 shall not be construed in
favor of or against either the Agency or the Developer, but shall be construed as if both the
Agency and the Developer prepared this Amendment No.2.
(f) The DDA, together with Clarification I and as amended by this Amendment No.
2, constitutes the entire agreement between the Agency and the Developer and the Agency and
the Developer intend that the DDA, together with Clarification I and as amended by this
Amendment No.2, to be the final expression of their agreement with respect to the subjects
covered therein and a complete and exclusive statement of such terms.
IN WITNESS WHEREOF, the parties hereto have duly executed this Amendment No.2
as of the dates set forth below.
AGENCY
Redevelopment Agency
of the City of San Bernardino
Date:
By:
Gary Van Osdel, Executive Director
APPROVED AS TO FORM:
.; / ,'. .
I., ,.",.' . .
i I I (' (' l. i " " i /,:.. ( / (' i I /'_i.-
! ." \' - I \ L .r: I '- L_ ~ L-'c. ~ - -
Agency Couj'sel
[NOTARY ACKNOWLEDGMENTS ATTACHED]
4
P \Agendas\AgellJa AUadlrncnts\Agrmls-Amend 2005\05-10-17 Amendment No 2 - JR ... alson DDA I doc
(c) Except as expressly amended by this Amendment No.2, the DDA, as amended by
Clarification I, is in all respects ratified and confirmed and all the terms, provisions and
conditions of the DDA (including the previously approved and executed Clarification I), as
amended by this Amendment No.2, shall be and remain in full force and effect.
(d) This Amendment No.2 may be executed by the Agency and the Developer in
duplicate original counterparts, each of which shall be considered an original, but all of which
together shall constitute one and the same instrument.
(e) The agreements contained in this Amendment No.2 shall not be construed in
favor of or against either the Agency or the Developer, but shall be construed as if both the
Agency and the Developer prepared this Amendment No.2.
(f) The DDA, together with Clarification I and as amended by this Amendment No.
2, constitutes the entire agreement between the Agency and the Developer and the Agency and
the Developer intend that the DDA, together with Clarification I and as amended by this
Amendment No.2, to be the final expression of their agreement with respect to the subjects
covered therein and a complete and exclusive statement of such terms.
IN WITNESS WHEREOF, the parties hereto have duly executed this Amendment No.2
as of the dates set forth below.
AGENCY
Redevelopment Agency
of the City of San Bernardino
Date:
By:
Gary Van Osdel, Executive Director
APPROVED AS TO FORM:
I
I
II
[NOTARY ACKNOWLEDGMENTS ATTACHED]
4
P '~-\genJas\Agenda Auachmems\Agnnls-Amend 2005\05.10-17 Amendment No 2 - JR Watson DDA I doc
Date:
Date:
Date:
Date:
Date:
DEVELOPER
l.R. Watson & Associates Development Co.
a California corporation
By:
Its:
University Park Holdings, LLC,
a California limited liability company
By:
Its:
Campus Parkway, LLC,
a California limited liability company
By:
Its:
University Park, LLC,
a California limited liability company
By:
Its:
Park-University, LLC,
a California limited liability company
By:
Its:
[NOTARY ACKNOWLEDGMENTS ATTACHED]
P:'Agendas\Agcnda AIl8chments\Agrmts.Amend ~OO5\05-1O-17 Amendment No 2 . JR Wal~on DDA I.doc
5
DEVELOPER
l.R. Watson & Associates Development Co.
a California corporation
Date:
By:
Its:
University Park Holdings, LLC,
a California limited liability company
Date:
By:
Its:
Campus Parkway, LLC,
a California limited liability company
Date:
By:
Its:
University Park, LLC,
a California limited liability company
Date:
By:
Its:
Park-University, LLC,
a California limited liability company
Date:
By:
Its:
[NOTARY ACfu~OWLEDGMENTS ATTACHED]
5
P:\Agendas\Agcnda Atlachmenls\Agrmts-Amend 2005',05.\0.17 Amendment No 2 - JR Watson DDA I ,doc
Date:
Date:
Date:
Date:
Date:
DEVELOPER
J.R. Watson & Associates Development Co.
a California corporation
By:
Its:
University Park Holdings, LLC,
a California limited liability company
By:
Its:
Campus Parkway, LLC,
a California limited liability company
By:
Its:
University Park, LLC,
a California limited liability company
By:
Its:
Park-University, LLC,
a California limited liability company
By:
Its:
[NOTARY ACKNOWLEDGMENTS ATTACHED]
P:<'AgcndasAgenda Auachmcnls\Agrmts.Amend 2005\05-10-17 Amendmcn' No 2 .1R Walson DDAl.doc
5
Attachment "1" to Exhibit "B" of the DDA
Parcel Map No. 16307
6
P:'Agendas\Agenda Auach.ments\Agrmts-Amcnd 2005\05.]0-17 Amendment 'So 2 - JR Watson DDA 1 ,doc
I
PARCfL.
MAP
NO.
16307
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TRANsrrCH [NClN[[RS. INC
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Attachment "2" to Exhibit "B" of the DDA
Legal Description of Parcel 3 of Parcel Map No. 16307
PARCEL 3
Those portions of Parcel 3 of Parcel Map No. 16307 on file with the County of San Bernardino
described as follows:
Lots 164 and 165 as shown on Amended Tentative Tract Map No. 16509, dated January 18,
2005, on file with the City of San Bernardino, County of San Bernardino, State of California.
7
P:\Agcndas\/\gcnda Altachm~nls'Agrmls-Amcnd 2005\05.10-] 7 Amendm~nl No 2 . JR Watson DOA1.rloc
** FOR OFFICE USE ONLY - NOT A PUBLIC DOCUMENT **
RESOLUTION AGENDA ITEM TRACKING FORM
In" 17" {}f
Meeting Date (Date Ad"!): L, ->
Vote: Ayes Nays
Change to motion to amend original documents 0
Item #
~LlO
Resolution #
OJ)f~ J{J ()~/' 2L
Abstain
Abs nt
Companion Resolutions
NulUVoid After: days /
Resolution # On Attachments: 0 Note on Resolution of attachment stored separately: 0
PUBLISH 0
POST 0
RECORD W/COUNTY 0
By:
r '(1 ?'
Date Sent to Mayor: J f l, / f 'Z;I C \., _
/ /
Date of Mayor's Signature: J Ci, (ll C)//
Date of ClerklCDC Signature: [t, lei, 0 ')
Reso, Log Updated: 6
Seal Impressed: 6 /
Reso. # on Staff Report rr
Date Memo/Letter Sent for Signature:
151 Reminder Letter Sent:
Date Returned:
2nd Reminder Letter Sent:
Not Returned: 0
Request for Council Action & Staff Report Attached:
Updated Prior Resolutions (Other Than Below):
Updated CITY Personnel Folders (6413, 6429, 6433,10584,10585,12634):
Updated CDC Personnel Folders (5557):
Updated Traffic Folders (3985, 8234, 655, 92-389):
Yes
/
No By_
No /' By_
No/ By_
No ----r /By_
No-L"By_
Yes
Yes
Yes
Yes
Copies Distributed to:
Animal Control 0 EDA 0 Information Services 0
City Administrator 0 Facilities 0 Parks & Recreation 0
City Attorney 0 Finance 0 Police Department 0
Code Compliance 0 Fire Department 0 Public Services 0
Development Services 0 Human Resources 0 Water Department 0
Others:
Notes:
Ready to File: _
Date:
Revised 12/18/03