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CITY OF SAN BERN"'DINO - REQUEST ~ COUNCIL ACTION
From: Larry E. Reed, Di rector
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Slibj8llt: Deferred Deve 1 opment Code I terns
Dept: Planning and Building Services
Date: June 6, 1991
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Mayor and Common Council Meeting of
June 17, 1991
Synopsis of Previous Council action:
On May 3, 1991, the Mayor and Common Council adopted the Development Code.
Between December 10, 1990 and April 17, 1991, the Mayor and Common Council held
numerous workshops on the Development Code.
On June 2, 1989, the Mayor and Common Council adopted the General Plan.
Recommended motion:
That the Mayor and Common Council direct Planning staff to initiate
successive general plan amendments for senior housing study exemption,
non-conforming buildings and billboards.
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Signature
Contect person: Larry E. Reed
Supporting date attached: Staff Report
Phone:
384-5357
Ward:
City-Wi de
FUNDING REQUIREMENTS:
Amount:
Source: (Acct. No.)
(Acct. DescriDtionl
Finance:
Council Notes:
75-0262
Agenda Item NO._P I
CITY OF SAN BER~DINO - REQUEST 'OR COUNCIL ACTION
STAFF REPORT
Subject: Deferred Development Code Workshop Items
Mayor and Common Council Meeting of
June 17, 1991
REOUEST
During the Development Code adoption process, numerous
workshops were held. Issues concerning the senior housing
study exemption, non-conforming buildings, billboards,
environmental clearance officer, Hillside Management Overlay
District, airport districts and the conditional use permit
process were discussed but deferred until after adoption of
the Development Code.
Staff was directed to bring these issues back to the Mayor
and Common Council with recommendations.
ANALYSIS
1. Senior Housina Studv ExemDtion
It was proposed to exempt from the requirement for a
feasibility study and conversion plan, any senior
citizen housing project which is sponsored by any
government housing agency, the city's Development
Department or a non-profit housing development corpo-
ration.
This provision was included in the Development Code. The
General Plan has no policy relative to senior housing
exemptions from the requirement.
Recommendation
Staff recommends that a general plan amendment be
initiated to include this provision.
Fundina Reauirements*
Staff estimates that this project would
staff hours to complete at a cost of
$1100. In addition, there would be a $25
fee for a total cost of $1125.
*The cost figure is derived from estimates of staff time
required for similar projects previously completed based
on complexity and potential controversy.
take about 30
approximately
County filing
The $25 County filing fee is required to file a Notice
of Determination if a project is approved.
75-0264
Deferred Develop~ Code Workshop Items <:>
Mayor and Common ~uncil Meeting of
June 17, 1991
Page 2
2. Non-Conformina Buildinas
Discussion has arisen regarding the occupancy of non-
conforming buildings which have been vacant in excess of
180 days. CUrrently, a non-conforming building vacant
in excess of 180 days must be removed or altered to meet
Code requirements prior to occupancy. To allow the re-
occupancy of non-conforming structures without bringing
the structure into conformance with current standards,
the Development Code would need amendments. The General
Plan is silent on the reuse of vacant non-conforming
structures.
Recommendation
staff recommends that a general plan amendment be
initiated to establish policies for permitting the reuse
of vacant, non-conforming buildings. A process for
review and development standards would need to be
established for inclusion in the Development Code.
Fundina Reauirements
staff estimates that around 50 hours of staff time would
be required to complete this task at a cost of approxi-
mately $1850. An additional $25 filing fee is needed
for a total cost of $1875.
3. Billboards
During the workshops, there was discussion to allow new
billboards to be constructed provided a high ratio of
existing billboards (8 to 10 removed for 1 new bill-
board) are removed and the traffic on the street adja-
cent to the new site meets or exceeds traffic volumes on
the streets adjacent to removal sites.
Recommendation
staff recommends that a general plan amendment be
initiated to consider revising the existing policies
pertaining to billboards. This would need to be accom-
panied by revisions to the Development Code to include
standards for trade-offs, size, locations permitted,
etc.
Fundina Reauirements
Staff estimates that this project would
120 staff hours to complete at a cost of
$3700. In addition, there would be a $25
a total cost of $3725.
require about
approximately
filing fee for
.
Deferred Develop~ Code Workshop Items
Mayor and Common l!runcil Meetinq of
June 17, 1991
paqe 3
o
4. Environmental Clearance Officer
Discussions occurred reqardinq environmental review of
projects in the City. The issue debated was the pos-
sibility of chanqinq from an Environmental Review
Committee to an Environmental Clearance Officer.
The General Plan requires that the Development Code
include "procedures for the role and responsibility of
the Environmental Review Committee..." which it does. To
chanqe from a committee to an officer would require
amendments to both the qeneral Plan and the Development
Code.
Planninq has initiated a new procedure by which a
project is taken to DRC/ERC within 30 days of submittal
to determine completeness. This allows all departments
the opportunity to provide comments early in the process
and to determine if additional studies are required. We
feel that this procedure will help the complete
development process run smoother and eliminate delays.
Recommendation
staff recommends that no action
and that we monitor the process
are resolved or eliminated.
be taken at this time
to ensure that problems
Fundina Reauirements
N/A
5. Hillside Manaaement OVerlay District (HM)
Two issues arose reqardinq the Hillside Manaqement
OVerlay District - density an~ .process. The General
Plan permits density based on slope cateqories with a
maximum of the underlyinq land use desiqnation. The
General Plan also requires a conditional use permit to
process projects located in HM. Discussion included
increasinq the maximum allowed density and the deletion
of the requirement for a conditional use permit.
Because the Development Code was written to implement
the General Plan, the restrictions and requirements in
the General Plan are included in the Development Code.
To implement chanqes to density and/or process would
require several amendments to both the General Plan and
the Development Code. See Item No. 7 for discussion of
conditinal use permit processinq time.
.
Deferred Develop~ Code Workshop Items
Mayor and Common~uncil Meetinq of
June 17, 1991
paqe 4
o
Recommendation
Several projects have been submitted which are located
in the Hillside Manaqement OVerlay District and density
has not been a deterrent. Staff recommends that no
further action be taken at this time.
Fundina Reauirements
NIA
6. Air Districts
Due to the forthcominq closure of Norton Air Force Base,
the necessity of retaininq Airport District standards
was questioned. The variations on proposed reuse plans
all include a commercial airport. As part of the
ultimate reuse plan, standards for airport and airport
compatible uses will be required. At that time, revi-
sions to the General Plan and Development Code would be
appropriate, in conjunction with adoption of the ruse
plan. Until such time as military operations cease, no
revisions should be done.
Recommendation
Staff recommends that no action be taken on revisions to
Airport Districts at this time.
Fundina Reauirements
NIA
7. Conditional Use Permit - processina Time
Concern was expressed reqardinq the lenqth of time to
process a conditional use permit. The administration of
a conditional use permit is outlined in the Development
code, however, time frames are not qiven. As discussed
under NO.4, Planninq has initiated a new procedure by
which a project is taken to the Development Review
Committee within the first 30 days followinq submittal,
prior to beinq deemed complete or incomplete. This
action allows all Departments the opportunity to provide
comments early in the . process and provides developers
with all the necessary requirements. In addition to the
new internal process, the enactment of the Development
code will provide clear direction to developers as to
the quality and desiqn desired by the City. Both the
process and the Development Code should help to speed
the review process time of a complete application.
JIL
,~ .,
Deferred Develop~t Code Workshop Items
Mayor and common~uncil Meeting of
June 17, 1991
Page 5
o
ReCOmDl8ndation
staff recommends that no action be taken
and that we monitor the process. If
concerns are not resolved, we can then
courses of action.
at this time
the existing
propose other
Fundina Reauirements
N/A
MAYOR AND COMMON COUNCIL OPTIONS
1. The Mayor and Common Council may direct staff to ini-
tiate successive amendments for senior housing study
exemption, non-conforming buildings and billboards
(Items 1, 2, and 3) and take no action on the other
items as per the individual recommendations.
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2. The Mayor and Common Council may take no action
of the items.
on any
RECOMMENDATION
Staff recommends that th~ Mayor and Common Council direct
staff to initiate succeSS1ve general plan amendments for
senior housing study exemption, non-conforming buildings and
billboards.
Prepared by: Valerie C. Ross for
Larry E. Reed, Director
Planning and Building Services
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DEFDEVCODE