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HomeMy WebLinkAbout38-Planning & Building CITY OF SAN BERreRDINO - REQUEST eR COUNCIL ACTION From: Al Boughey, Director REC'O.-&\.Ib~fl. OF~ppeal of Planning Commission denial of Conditional Use 1992 J~H 23 ~.~ ~: ~&rmit No. 91-39 Mayor and Common Coucil Meeting February 3, 1992 Dept: Planning & Building Services Date: Synopsis of Previous Council action: On December 2, 1991, this item was continued to the Mayor and Common Council hearing of Janaury 6, 1992. On January 6, 1992, this item was continued to the Mayor and Common Council hearing of February 6, 1992. Recommended motion: That the hearing be closed and that the Mayor and Common Council deny the appeal and deny Conditional Use Permit No. 91-39 based on the Findings of Fact contained in Exhibit D. OR That the hearing be closed and that the Mayor and Common Council approve Conditional Use Permit No. 91-39 in conc and refer the matter back to staff to develop :pos'tive Findings of Fact. ture Contact person: Al Boughey Phone: 384-5357 3 Supporting data attached: none Ward: FUNDING REQUIREMENTS: Amount: N/A Source: (Acct. No.! (Acct. DescriPtion) Finance: Council Notes: -'.;_n?62 Aqenda Item No. 3<1' _C~TY pF SAN BER~DINO - REQUEST WR COUNCIL ACTION STAFF REPORT Subject: Appeal of the Planning Commission denial of Conditional Use Permit No. 91-39, requesting approval to construct a billboard on the same site that a billboard was removed to facilitate the construction of a retail center. Mayor and Common Council Meeting of February 3, 1992 REOUEST The applicant, Gannet Outdoor Co., Inc., is appealing the denial of Conditional Use Permit No. 91-39 by the Planning Commission. Under the authority of Development Code Section 19.22.080(1), the applicant requests that the Mayor and Common Council approve a conditional use permit to construct a billboard on the same site that a billboard was removed to facilitate the construction of a retail commercial center. The subject property is located on the west side of the 700 south block of "E" Street, across from the Orange Show Fairgrounds. The 2.4 acre site is currently under construction for the development of the "Silo" retail shopping center. The site is located within the CG-1, General Commercial, land use zoning district. BACKGROUND On October 3, 1967, the City issued a building permit to Pacific Outdoor advertising to construct a billboard on the subject property. On March 7, 1991 Review of Plans No. 90-42 was approved to construct a 35,000 square foot retail shopping center. The site plan, as submitted to and approved by the Development Review Committee, displaced an existing billboard by proposing a building pad in its location. Shortly after the approval of Review of Plans No. 90-42, building permits were issued, construction commenced and the billboard was removed. On July 19, 1991, Gannet Outdoor Co., Inc. submitted the application for Conditional Use Permit No. 91- 39, requesting to relocate the sign on the subject property. On October 29, 1991, the Planning Commission held a properly noticed public hearing on Conditional Use Permit No. 91-39. The hearing consisted entirely of a presentation of Staff's analysis and recommendation; no other persons were present to speak in favor or in opposition to the proposal. Staff's discussion primarily focussed on the finding that the proposal is out of scale and incompatible with the commercial development on the property, as '5-0264 . . Conditional Use Permit No. 91-39 Appeal of Planning commission's Denial Mayor and Common council Meeting of February 3, 1992 Paae 2 well as with the commercial development and renovation occurring in the surrounding area. staff stated that the height and size of the proposed billboard, 59 feet overall height and 672 square feet in area, is a design appropriate only for high speed, limited access highways, and is thus out of place on a city street, such as "E" street. Staff added that the sign, as proposed, will add to the visual congestion in the vicinity created by the large number of nonconforming and abandoned pole signs. Based on the discussion and in agreement with the staff recommendation, a motion for denial was made and seconded by a unanimous vote of the six attending Commissioners (Exhibit B). On October 30, 1991, Ron Cipriani of Gannet Outdoor Advertising contacted Staff and explained that a pressing commitment prevented him from attending the hearing. He explained that he attempted to contact the Planning ~ivision on October 29 at approximately 4:45 p.m. to inquire about the possibility of a continuance, but the phones were not being answered. Phones would not be answered at that time of day because city Hall business hours end at 4:30 p.m. Mr. Cipriani stated that it was his full intention to be present at the Planning Commission hearing to go on record as actively supporting his employers' interests. On November 6, 1991, the applicant, Gannet Outdoor Co., Inc., submitted an appeal of the Planning Commission's denial of Conditional Use Permit No. 91-39 (Exhibit A). The appeal of Conditional Use Permit No. 91-39 was originally scheduled to be heard by the Mayor and Common council on December 2, 1991. At the appellan~_.Ieq1olestr the item was continued to January 6, 1992. - At the request of the Mayor, the hearing of the appeal was continued to February 3, 1992, and staff was directed to pursue negotiations with the appellant for the removal of two billboards elsewhere in the City in exchange for the requested on-site replacement. One of the two billboards in question is located on the south side of Fifth street, adjacent to the Platt building; the other is located on the site of a surface mining operation on the south side of Fourth Street, east of Rancho Avenue, A concern of staff prior to negotiating with the billboard company was that a replacement billboard on the subject property should be reduced in height and area from what was originally proposed (59 feet overall height, 672 square feet of sign area). Simply removing the other two billboards as an exchange is not viewed as adequate mitigation against the impact of the a full-sized replacement on the subject property (see Exhibit 0, pp. 3-4). However, when staff . . Conditional Use Permit No. 91-39 Appeal of Planning Commission's Denial Mayor and Common Council Meeting of February 3, 1992 Paae 3 contacted Roberta Sponsler of Gannet Outdoor Co. to discuss the issue, Ms. Sponsler indicated that a reduction in the size of the billboard is not acceptable because a smaller sized billboard will not generate adequate revenue. Hence, no compromise was reached. OPTIONS AVAILABLE TO THE MAYOR AND COMMON COUNCIL The Mayor and Common Council May deny the appeal and deny Conditional Use Permit No. 91-39. OR The Mayor and Common Council may continue the item, uphold the appeal, approve Conditional Use Permit No. 91-39 in concept and direct Staff to prepare findings. RECOMMENDATION It is the recommendation of Staff that the 'Mayor and Common Council deny the appeal and deny Conditional Use Permit No. 91-39 based on the Findings of Fact contained in Exhibit D. Prepared by: Gregory S. Gubman Assistant Planner for Al Boughey, AICP Director of Planning and Building Services Exhibits: A - B - C - Letter of Appeal Statement of Planning Commission Action Official Notice of Public Hearing before the Mayor and Common Council Staff Report to the Planning Commission dated October 29, 1991 D - . ~EIT~ . RECIT--- '. -, -::- '91 ::~1" -6 ~ 9 :t2 October 30, 1991 The Honorable W. R. Holcomb and Common council City of San Bernardino 300 North "0" Street San Bernardino, CA 92410 RE: Conditional Use Permit No. 91-39 Dear Mayor Holcomb and Council: On Tuesday evening, October 29, 1991, the City of San Bernardino's Planning Commission denied Gannett Outdoor Advertis- ing Company's request to replace on the same site an outdoor advertising structure. The location is on the west side of the 700 South block of "E" Street. Mayor Holcomb, Gannett Outdoor Advertising is appealing that decision to you and the Common council. The Development Code section 19.22.080(1) permits the replacement of a billboard and our request is consistent with the Development Code and General Plan. Your consideration of this matter is appreciated. Sincerely, /~c/~. L. Ronald Cipriani Vice President Public Affairs Department LRC:lc ~~ Adrru~uoNj h . c!J.~~j Co.lnc of Southern Callforma .J P.O. Bolt 3159 GMF CJAPMn' I..os Angeles. California 90051.1159 1731 Workman Street Los Angeles. California 90031 121312227171 EXHIBIT "A" "\ . . City of San Bernardino STATEMENT OF OFFICIAL PLANNING COMMISSION ACTION PROJECT Number: Conditional Use Permit No. 91-39 Owner: Gannet Outdoor Advertising Co., Inc. The "E" Street Shopping Center Applicant: ACTION Meeting Date: October 29, 1991 X Denied Based Upon Findings of Fact (Attachment B) YQTE Ayes: Nays: Abstain: Absent: Clemensen, Jordan, Lindseth, Lopez, Romero, Stone None None Cole, Ortega, Valles I, hereby, certify that this Statement of accurately reflects the final determination Commission of th ity of San Bernardino. 12 Official Action of the Planning \< e Name and Title e ces cc: Project Property Owner Project Applicant Building Division Engineering Division Case File WP pcaction EXHIBIT "B" CITY OF SAN BERNARDINO PLANNING AND BUILDING ERVICES DEPARTMENT OFFICIAL NOTICE OF PUBLIC HEARING BEFORE THE CITY OF SAN BERNARDINO MAYOR AND COMMON COUNCIL [ SUBJECT: CONDITIONAL USE PERMIT ~IO. 91-39 )u PROPERTY LOCATION: Subject property is an irregularly-shaped parcel of land consisting of about 2.3 acres having a frontage of about 580.39 feet on the west side of "E" Street and being located about 1,285 feet south of the centerline of Mill Street. PROPOSAL: The applicant requests approval of a Conditional Use Permit under authority of Code Section 19.22.080 (1) to permit the replacement of an off-site billboard sign in the CG-1, Commercial General, General Plan land use designation. PUBLIC HEARING LOCATION: SAN BERNARDINO CITY HALL COUNCIL CHAMBERS 300 NORTH "0" STREET SAN BERNARDINO. CA 92418 HEARING DATE AND TIME: Monday, December 2, 1991 2:00 p. Ii .....deIcnpbonoftNpapoMI.onfile"'.. PlINwIg and EkllldlnlSeNaI Otcl d'Mfll aI C;Iy Hall. It youwould ... "'"'* ..",....., 1lDClUI1tl. PfQIXlIIf pnor." puolIc neenng. ....CIOtIIIICIIN ~ Md IuIll:Wla s.rw:.. ~...DIIIDft or~ DtlOtWlCI (7141314-5057. The M.,.or ... Cotrwnon Council ill NQUeIIIng your _ --. It you .. ..... lOaaend. you !My IUtIiml8...-..CIlIftInW'ltIll'llaWlrof 01'" 0ClD0IlDDn totneproJlOlll_ 1he PWnng'" Building SeMces nlll .._4. s... 8emIIOnO City'...... 300 NclrII1T' 5nel. s.n e.rn.ono. CaIIIamIa I24f'. OeaIionIoflhe~~..finllcorarnengl:lUllditlOfnCMl'9I. C. dlrlon8 use Permo. ....... 01 ...... T.....,. Trc .... n Yal'IIl'aL ...- ......lOthew.yGt IftG Conwnon CouncIl. AppdII01M Mayor IIId Cornman CUICiI mull De INde Iftwnling. -.no IN groundI of the~. Ind IIIUIt be 1UDmGd... City CleIk aIonOWlII'i"~ tee.............,.,Of lheOlClllOn (tIn..._ ParcIl MapI and TenanM Tre ....1. General PlInAmel~,otIand A.._..4I._.b.1O IheMunlclNl CootWIII__ caty bllclrwMMd 10'" M.,or end Common Council tor finII a:oon. ..you chMIngIlhI fftUIIanC ac:IIGf'I of the Meyo- and Common CounciIIftClUl ,., "'-YDeWftltedlOrMlf'Igonly..,..__youorsorneone....r.-d.lhlpuDIc~ delcrlbedll'llhtlnobCll. OI..wnnen_.....4._~...CilyPtlfnngO'W-" at. or pncw to. .. ClUbllC hMnng. Irrivlttual t_ or! 2ftMW'bI rI_lIIIR tw.mr.llv hmltarl ttllive__ IIIlJIlIl. el'" Of' ;A" H......IlO"O Q:"""..Ol(l'~II.....eU - ,. I ....{i 0 f' ~O~ <t W .IDU"#S Z: I ~ --'''IlDJN.S' o 0:: \,,0:: M~i:~ <t .... I... EXHIBIT C PLAN-g,07 PAGE 1 OF 1 ~6.901 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT SUMMARY AGENDA ITEM HEARING DATE WARD 5 10-29-91 3 ^ Gannet Outdoor Advertising COl nl APPUCANT: W 1731 Workman Street tn Los Angeles, CA 90031 CC CONDITIONAL USE PERMIT NO. 91-39 OWNER: The "E" Street Shopping Ctr. (.) Joint Venture 18980 Ventrua Blvd. r-..... I , "" .... Under authority of Development Code Section 19.22.080(1), the applicant tn requests approval of a Conditional Use Permit to replace a billboard on the W same site that a billboard was removed to facilitate the construction of a ::l a retail center. W a: The subject property is located on the west side of the 700 South block of - CC "E" Street, across from the Orange Show Fairgrounds. The 2.4 acre site is W currently under construction for the development of the "Silo" retail a: shopping center. The site is located within the CG-1, General Commercial, CC land use zoning district. '-.....I'" EXISTING GENERAL PLAN PROPERTY LAND USE ZONING DESIGNATION Subject Retail Shopping Center (Under Construction) CG-1 Commercial General North Commercial CG-1 Commercial General South Commercial CG-1 Commercial General East National Orange Show Fairgrounds PCR Public Commercial Recreation West Flood Control Channel PFC Public Flood Control " "Inland Center Mall CR-1 Commercial Regional / Ie ) I GEOLOGIC / SEISMIC DYES I FLOOD HAZARD 0 YES o ZONE A SEWERS: 00 YES HAZARD ZONE: [] NO ZONE: 00 NO OZONE B o NO 0 ) / / xx YES I HIGH FIRE YES AIRPORT NOISE! DYES I REDEVELOPMENT HAZARD ZONE: ItJ CRASH ZONE: i!!i"NO PROJECT AREA: NO '" o NO ,- -I o NOT o POTENTIAL SIGNIFICANT Z 0 APPROVAL ~ APPLICABLE . EFFECTS WITH 0 MITIGATING MEASURES j: 0 Ztn NO E.I.R. CC CONDITIONS WO II.Q :2Z OJ EXEMPT o E.l.R. REQUIRED BUT NO II.Z ~ DENIAL Z- SIGNIFICANT EFFECTS CCW OQ WITH MITIGATING til a:iiE MEASURES 0 CONTINUANCE TO -II. > o NO SIGNIFICANT o SIGNIFICANT EFFECTS 0 Z (.) W EFFECTS SEE ATTACHED E.R.C. W l "---- \. MINUTES \.5 J I.. c. CffYOI'''~ --- P~.D2 PAGE 1 OF 1 (4-iO) EXHIBIT "D" CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE CUP NO. 91-39 OBSERV A liONS AGENDA ITEM HEARING DATE PAGE 5 10-29-91 2 , REOUEST Under the authority of Development Code Section 19.22.080(1), the applicant requests approval of a Conditional Use Permit to construct a billboard on the same site that a billboard was removed to facilitate the construction of a retail center. SITE LOCATION The subject property is located on the west side of the 700 south block of "E" Street, across from the Orange Show Fairgrounds. The 2.4 acre site is currently under construction for the development of the "Silo" retail shopping center. The site is located within the CG-1, General Commercial, land use zoning district. DEVELOPMENT CODE AND GENERAL PLAN CONSISTENCY The proposed use, ie. the on-site replacement of a billboard, is consistent with the Development Code and General Plan. Conditions of approval shall ensure compliance with specific development standards. Design inconsisency with the General Plan will be discussed separately in this staff report. CEOA STATUS Conditional Use Permit No. 91-39 has been determined to be exempt from the provisions of the California Environmental Quality Act under Article 19, Section 15302. BACKGROUND On October 3, 1967, the City issued a building permit to Pacific Outdoor advertising to construct a billboard on the subject property. On March 7, 1991 Review of Plans No. 90-42 was approved to construct a 35,000 square foot retail shopping center. The site plan, as submitted to and approved by the Development Review Committee, displaced the existing billboard in that a building pad was proposed in its location. Shortly after the approval of Review of Plans No. 90-42, building permits were issued, construction commenced and the billboard was removed. On July 19, 1991, Gannet Outdoor Advertising submitted the application for Conditional Use Permit No. 91-39, requesting to relocate the sign on the subject property. l. ClTYCI''''~ cemw..""'-T 11l4. ~...a. PLAN-e.oe PAGE 1 OF 1 (4.QO) CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE CUP NO. 91-39 5 10-29-91 3 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE r "'I ANALYSIS Propo.ed Billboard Looation The applicant proposes to locate the sign near the south property line of the site, abutting the south wall of retail building "B" (see Attachment C, Site Plan). The sign is oriented perpendicular to "E" Street, so that it is visible to northbound and southbound traffic. proposed Billboard De~iqn The proposed sign is 59 feet in overall height with a sign area of 672 square feet. The supporting structure is a 45-foot monopole with a diameter of four feet. The proposed sign face dimensions are 48 feet in length by 14 feet in height (see Attachment C, Elevations). Development Code standard. Section 19.22.080(1) of the Development Code allows the on-site replacement of billboards, subject to the approval of a conditional use permit. Hence, approval of this application is discretionary in nature, as are the conditions of approval that the Planninq Commission may impose on this project. Additionally, the Code states that the Commission may impose a condition of approval requiring the removal of more than one billboard elsewhere in the City that is owned by the same company that owns the billboard to be replaced. While the Development Code sets forth minimum requirements for the replacement of billboards, the underlying intent is to accommodate the continuation of a conforming use by allowing for the replacement of a billboard structure that is in a deteriorating, unsafe or irreparable condition. The billboard in question was removed as the result of property owners' business decision to develop the site in such a manner that the sign was displaced, and its relocation was not a proposed component of the project. Thus, it is the opinion of Staff that the City is not compelled to approve this application. , ~ .... ~~n.'!L:!:1i PLAN-8.D8 PAGE 1 OF 1 ('<<I) CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE CUP NO. 91-39 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE 5 10-29-91 4 r ""l co~ati~ility of Deaiqn with Area The height and size of the proposed billboard, 59 feet overall height and 672 square feet in area, is a desiqn appropriate only for high speed, limited access highways. As such, the sign is out of scale and out of place on a city street, such as "E" street. The billboard is also out of scale and incompatible with the design of the commercial development on the property, as well as with the commercial development occurring in the surrounding area. Additionally, the sign, as proposed, will add to the visual congestion in the vicinity created by the large number of nonconforming and abandoned pole signs. staffla Desiqn Recommendations General Plan Policy No. 1.45.3 states that the City shall: "Establish design standards for billboards which improve their visual character and compatibility with adjacent uses and require that all billboards be upgraded to these standards within five years [as of June 2, 1989]." Taking these General Plan provisions into account and following quidelines published by the American Planning Association, as well as design standards contained in the Development COde, it is the opinion of Staff that the billboard, if approved, should adhere to the following specifications: 1. The overall height shall not exceed 33 feet, with a maximum sign face elevation of 30 feet: 2. The maximum area of the sign face shall be 300 square feet: 3. The maximum height of the sign face shall be 12 feet, the maximum width shall be 30 feet: 4. The supporting structure shall have a decorative cover: and 5. The overall design of the billboard shall be architecturally integrated and shall be compatible with the architecture of the adjOining retail center. However, ~n Auqust 15, 1991, Ron Cipriani, representative for the project, indicated that Gannet Outdoor Advertising is not willing to comply with these design standards, nor would the billboard company be willing to remove other billboards in exchange for replacing a billboard on the subject property. l PLAN.B.D' PAGE 1 OF 1 (.-80) Cfn'ClI'MtBEl'llrW'llllD --...... CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE CUP NO. 91-39 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE 5 10-29-91 5 ~ ~ Co..ent. Received No comments have been received as of the writing of this staff report. Conclu.ion The Development Code contains provisions to allow the on-site replacement of billboards subject to the approval of a conditional use permit. However, the General Plan requires billboard design to be compatible with adjacent uses, and it is staff's opinion that the proposed design is incompatible and out of scale with those uses. The City is not compelled to approve this application: the property owners themselves chose to displace the previously existing billboard in order to develop the property for more intensive uses. If this application is approved, however, conditions should be imposed that ensure'that the City'S values, as expressed in the General Plan, are served. Recommendation It is the recommendation of Staff that the Planning commission deny Conditional Use Permit No. 91-39 based on the attached Findings of Fact. Resp~ctfully submitted, 6.::'1J ...~ of Pl~nlng Gregory S. Gubman Assistant Planner and Building Services ATTACHMENTS: A - Development Code and General Plan Consistency B - Findings of Fact C - Site Plan and Elevations D - Location Map .... ..... ~~ PLAN-8.08 PAGE 1 OF 1 (4Cl r\ I 1r\\Jrll'Ii...lil Ii CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE CUP NO. 91-39 OBSERVATIONS AGENDA ITEM HEARING DATE PAGE :J 10-29-91 6 r ~ DBVJILOPllBII'1' CODB UID GIDIBItAL PLUI CONSISTBNey Cateqory Develop.ent Proposal Code General Plan Use On-site Permitted Permitted placement of a billboard Heiqht 59 ft. N/A N/A Area 672 sq. ft. 672 sq. ft. N/A max. Setbacks 0 10 ft: N/A (leadinq edqe to p.!.) CITY ClI' ..... IMJMNIN) --- ... .... PLAN-8.D8 PAGE 1 OF 1 (4-liK)) 1\ TT ACHMENT B CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT FINDINGS OF FACT CASE AGENDA ITEM HEARING DATE PAGE CUP NO. 91-39 5 10-29-91 7 r 1. Pursuant to Development Code Section 19.22.080(1), the proposed use is conditionally permitted within the CG-1 land use district, but does not comply with all of the applicable provisions of the Development Code in that the setback, as measured horizontally from the leading edge of the sign face to the front property line is less than ten feet. 2. The proposed use would impair the integrity and character of the land use district in which it is to be located in that the siqn is out of scale and is architecturally incompatible with the adjoining and surrounding structures. 3. The subject site is physically sui~able for the type and intensity of land use being proposed, as it is possible to locate the sign on the subject property to meet setback requirements and not interfere with approved circulation patterns. . 4. The proposed use is not compatible wi th the land uses presently on the subject property in that the proposed billboard dominates the buildings and architecture, and compromises the image of quality development on the subject property. 5. The proposed use would not be compatible with existing and future land uses within the general area in which the proposed use is to be located in that the physical dominance of the proposed use will lower the overall perception of quality in the area. 6. The proposed use is not compatible in scale, mass, coverage density and intensity with all adjacent land uses, in that the scale and mass dominates those adjacent uses. 7. There are adequate provisions for water, sanitation and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety in that these provisions have been met under the Conditions of Approval and Standard Requirements for Review of Plans No. 90-42. 8. There will be adequate provisions for public access to serve the subject proposal in that the proposed location of the billboard will not interfere with driveways, parking spaces or emergency access routes. l PlANo8.D8 PAGE 1 OF 1 (4-80) ~~ . FINDINGS OF FACT CASE AGENDA ITEM HEARING DATE PAGE CUP NO. 91-39 5 10-29-91 8 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT 9 . There will be a harmful effect upon desirable neighborhood characteristics in that the visual impact of the billboard will undermine the image of quality development occurring in the area 10. A market/feasibility study is not required by the General Plan or Development Code for the type of use proposed. 11. The proposed use is not consistent with the General Plan in that Policy No. 1.45.8 states that the City shall "prohibit the use of oversize.. . signs which dominate the building, architecture, and/or district in which they are located." 12. There will not be significant harmful effects upon environmental quality and natural ,resources in that the proposed use is exempt from the provisions of the California Environmental Quality Act under Article 19, Section 15302. 13. The negative impacts of the proposed use cannot be mitigated because the applicant is unwilling to mitigate those impacts through the redesign of the billboard. 14. The proposed location, size, design and operating characteristics of the proposed use would be detrimental to the public interests, health, safety, convenience or welfare of the City in that the design and size, as proposed, is out of scale and incompatible with the commercial development and traffic activity in the vicinity of the subject property. to. ~.=.r..:: PLAN.US PAGE 1 OF 1 (4.c1O) i I - . .,..,~.' ... f f.. , i .. ~"j' . .( ,~ <{,i . .,r:~ {,,~fI.,.,.~;~ .". .",.,'.,:. ~ ' "fli ; '~'fIJ'JL ~ > I . -L-. ... m:;:i I, .... :! ~:".-::' . ~ .:.....-.J.., .. ... 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ATTACHMENT D ~ CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE CUP NO. 91-39 LOCATION HEARING DATE 10-29-91 ,,,: c,'" &... \ ~;.. ...el~ .-l~: '" :J "--1-" I ,I"'. I ;; ,'~~ AGENDA ITEM # 5 I CHJI' \ ~ ; rJ ~ c -I .. .. z : z " I Nt T ~ Z r c 5 I V~ u ! I T .. 0 = z 0 u ~ - ... ClI1'T t1I..........,.. --...... PlAN.B," PAGE' OF 1 (4-00)