HomeMy WebLinkAboutR05-Redevelopment Agency
, -"VI!LOPIENT MJ/BIf:'I..a.u.8T FOR Q..ISSION/COUNCIL AQION
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Glenda Saul, Executive Director
Subject:
SALE OF LENA ROAD PROPERTY
Redevelopment Agency
Date: April 6, 1987
Synopsis of Previous Commission/Council action:
11-03-86 Set Joint Public Hearing for 11-17-86 at 11:00 a.m.
11-07-87 Resolution #4959 authorized option of site at $450,000.
Recommended motion: (COMMUNITY DEVELOPMENT COMMISSION)
a)
Approve application for CUP 87-20 and authorize the Executive Director to
sign on behalf of the Agency.
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b)
Set joint public hearing for April 20, 1987 at 11:00 a.m. to consider a
price of $410,000 for the property.
(MAYOR AND COMMON COUNCIL)
c)
Set joint public hearing for April 20, 1987 at 11:00 a.m. to consider a
price of $410,000 for the property.
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Signature
Contact person:
Glenda Saul
Phone: 383-5081
Supporting data attached:
YES
Ward:
1st
FUNDING REQUIREMENTS:
Amount: $
None
Project: None
No adverse Impact on City:
Oncil Notes:
Date: April 6, 1987
2423G/mlj
April 6, 198t-genda Item No.
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. ..QVEI.OPIEfT /tIJ/SIICf.&u.ST FOR ~/COUNCL AglON
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STAFF REPORT
The Redevelopment Committee has recommended that the Commission grsnt a reduction
in price to $410,000 (from $450,000). They further recommend that the Agency
execute a request for a Conditional Use Permit to operate a Medical Clinic on the
site.
Staff believes that the appraised value of $450,000 should be maintained because
the problems raised by the developers should have been discovered early in the
option period and are not unusual in developing property. Values have increased
generally eince the appraisal was done in May of 1985. The developers have
indicated that they will make the purchase even if a reduction is not granted.
BACKGROUND
In June of 1984, the Agency acquired title to 5.1 acres of land on the southwest
corner of Rialto Avenue and Lena Road as a part of the transaction with the County
Schools for their new administrative offices.
Staff received an offer from Novack-Shane, a general partnership, to purchase the
Lena Road piece at ite appraieed value of $450,000 cash. The offer was contingent
upon the offeror being the successful bidder in constructing and leasing a public
health clinical services facility for the County of San Bernardino.
Since this contingency transformed the offer to purchase into an option to
purchase, the Commission authorized the granting of the attached option. The
option specified a purchase price of $450,000 for the site.
At the end of the option period the developers have determined that they have
three problems on the site. One is for soil reconstruction; the eecond is sewer
connection costs; and the third is that they need a Conditional Use Permit. The
following summarizes our information on these matters.
Soil Reconstruction Coets
We calculate the magnitude of the soil problem to be $25,000. We had contacted
Willdan Associates, the Agency's consulting civil engineer, and John Byerly, the
engineer who did a soil survey for the County Schools, to discuss the cost of
corrective soils work for the building proposed by Novack-Shane.
Based on this, we used the following figures and estimated:
Building size
Excavation size
Average depth
Excavation & Compaction
Subsidence
Fill, in place
24,000 SF
30,000 SF
5 FT
3 $/CY (Shane est 1.75)
20 %
5.55 $/CY (Willdan est 4.00)
We used the higher figure in each case to be generous in the calculation.
2423G/mlj
April 6, 1987
. ..caVIll OPIUII!NT AGDCY..o..ST FOR ()I.ISSION/COUNCIL AOIoN
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STAFF REPORT
Sewer Connection Costs
We understand that eomething less than 500' of sewer will need to be installed in
the street to serve the Lena Road parcel. An additional 500' will be needed
from the building to the southern boundary of the parcel.
Public Works tells us that 3 manholes would be required in the etreet.
Klatt, the Assistant City Engineer, estimated that construction of the
would be less than $18 per lineal foot including the cost of repaving.
manhole is estimated at $2400. Therefore:
Gene
sewer line
Each
500 LF 8" Sewer line, installed, @ $18.00/LF
3 EA Manholes, installed, @ $2400 EA
$ 9,000
7,200
$16,200
Total
The developers have given us no indication of looking at alternative solutions.
For example, there is a possibility of shared use with the sewer facility for the
County building immediately adjacent on the west.
Conditional Use Permit 87-20
A Conditional Use Permit is required to operate a medical clinic. To process the
permit, Planning needs a letter of authorization from the owner (until escrow
cloaes, that will be the Agency). In order to start conatruction on schedule, the
Planning Department allowed an application to be lodged but it needs the Agency's
eignature on the application and the letter of authorization, both of which are
attached.
PRESENT SITUATION
In accordance with the Option contract, an escrow has been opened with First
American Title Company which is to close within three months or upon the City's
declaration that it is prepared to issue a building permit, whichever occurs
first. Novack-Shane has indicated that it is prepared to buy the property with or
without the price reduction.
If the price reduction is to be considered a Public Hearing must be scheduled.
2423G/mlj
April 6, 1987
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THE
OPTION Q PURCHASE REA~ROPERTY, GRANTED BY
REDEVELOPMENT ENCY OF THE ~Y OF SAN BERNARDINO TO
SHANE, A CALIFORNIA PARTNERSHIP
NcOcK-
KNOW ALL MEN BY THESE PRESENTS, that the REDEVELOPMENT
AGENCY OF THE CITY OF SAN BERNARDINO, a public body corporate and
politic, organized under the laws of the State of California, for
and in consideration of the sum of ONE DOLLAR ($1.00) to it paid,
receipt of which is hereby acknowledged, from NOVACK-SHANE, a
California general partnershi9, hereinafter called ftOptioneeft,
whose post-office address is 202 West Rialto Avenue, Suite 100,
San Bernardino, California, 92408, has agreed and does hereby
agree to grant to Optionee until the 31st, day of March, 1986, at
4:30 o'clock p.m., time being of the essence of this agreement,
an option to purchase the following described real property, to
wit: that certain parcel of land in the City of San Bernardino,
County of San Bernardino, State of California, described more
particularly in Exhibit ftAft attached hereto and incorporated
herein by reference. The Redevelopment Agency of the City of San
Bernardino covenants to convey by grant deed the said property at
any time within the time above-described, to Optionee, for and at
the price of FOUR HUNDRED FIFTY THOUSAND DOLLARS ($450,000),
payable through escrow, in accordance with the terms of that
certain letter dated October 16, 1986, from Novack-Shane to ftSan
Bernardino Redevelopment Agency.. This option is not assignable
without the express approval of the Community Development
Commission of the City of San Bernardino, the governing body of
the Redevelopment Agency of the City of San Bernardino. The sole
purpose for which this property is to be sold is for the
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construction and operation
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services facility at the above-described property, and for no
other purpose. Any deed to be issued shall contain a provision
requiring such use. The good-faith deposit of PORTY-FIVE
THOUSAND DOLLARS ($45,000) is acknowledged, and will be credited
toward the purchase price if this option is exercised. This
option shall be of no effect and no rights shall inure to
Optionee or to any other person or persons hereunder or by virtue
of any purported exercise of this option, unless within the time
specified written notice of exercise of this option shall be
delivered to the Executive Director, Redevelopment Agency of the
City of San Bernardino, City Hall, 300 North "0" Street, San
Bernardino, California, 92418.
In the event that the Optionee shall decide to purchase the
said property at the above price and terms within the time
specified, then and in that event the good-faith deposit paid
prior to the delivery of this option shall be credited upon the
purchase price, but in the event the Optionee exercises the
option but does not conclude the purchase above set forth within
the time limited, or fails to close escrow within three months
after the notice of exercise of the option, and the time for
closing of escrow is not extended by written agreement of the
Redevelopment Agency of the City of San Bernardino, then in any
such event the good-faith deposit of FORTY-FIVE THOUSAND DOLLARS
($45,000) shall be retained by the Redevelopment Agency of the
City of San Bernardino in full satisfaction of all damages
sustained by the Agency for holding the property and for failing
to market the property to other potential purchases during the
period hereof and during the escrow period.
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IN WITNESS WH~EOF'
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Rede~opment Agency
of the CitAf
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the
San
Bernardino
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has executed this option
day of .]Ai.hA.e.1/
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agreement the
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5 REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
~ B~ .Co 4Jd a..#'
8 ~n Willcox, Chli.i;~
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10 By
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Glenda Saul, Secretary
11
12 Approved as to form:
13 AGENCY COUNSEL
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specified herein.
This option is accepted by the Optionee under the terms
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NOVACK-SHANE,
A California General
Partnership
By ~~ c;;L~_
A G eral Partner
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SAN BERNARDINO PLANNING
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DEPARTMENT "l
,
CITY OF
.. LETTER OF AUTHORIZATION ~
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TO: CITY OF SAN BERNARDINO PLANNING DEPARTMENT
FROM: (NAME): Redevelopment Aqencv of the Citv of San Bernardino
(ADDRESS): 300 North "D" Street. Room 320
San Bernardino, Ca. 92418
(TEL, NO,): .,14) -383-5081
RE,: APPLICATION NUMBER (S):
THIS LETTER IS TO NOTIFY YOU THAT I (WE), AS LEGAL
OWNER(S) OF THE PROPERTY DESCRIBED IN EXHIBIT "B"
(ATTACHED) HEREBY AUTHORIZE:
(NAME): NOVACK-SHANE. a Partnership
(ADDRESS):202 West Rialto Ave., Suite 100,San Bernardino,Ca.
(TEL NO,): 1/14~RRq-n<;<;<; 92408
TO FILE AND REPRESENT MY (OUR) INTEREST IN THE ABOVE
REFERENCED APPLICATION (S),
SIGNATURE(S) OF
LEGAL OWNER(S) :
3- -87
OATE
DATI:
DATE
SUBSCRIBED AND SWORN TO
BEFORE ME THIS
DAY OF , 19 _,
NOTARY PUBLIC
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MAY 1.11
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~ CITY OF
000
SAN BERNARDINO PLANNING DEPARTMENT "'l
USET'ONPERMIT NO. ~ ~
... CONDITIONAL
OWNER: Redevelopment Agency of APPLICANT: NOVACK-SHANE, A
ADDRESS:the City of San Bernardin ), ADDRESS: Partnership
California 202 West Rialto, Ave., Suite 100
300 North OlD" Street, Room 320 San Bernardino, Ca. 92408
TEL:383-508l TEl.: 889-0555
DETAILED DESCRIPTION OF PROJECT:
Construction of a new San Bernardino County Health Facility and
Clinic
GENERAL LOCATION:
Southwest corner Lena Road and Rialto Avenue
ZONING OESIGNATION GENERAL PLAN DESIGNATION GEOLOGIC I DYES HIGH FIRE 0 YES
M 1 Commercial SEISMIC HAZARD ZONE:
HAZARD ZONE: iii NO [iI NO
~~~~~D 0 YES OZONE A AIRPORT NOISEI 0 YES REDEVELOPMENT DYES SEWERS: [?j YES
ZONE: IXlNO OZONE B CRASH ZONE: IXl NO PROJECT AREA: flNO ONO
SUBMITTALS:
DO APPLICATION (2 COPIES) all LETTER OF CERTIFICATION (NOTARIZED)
IX! SITE PLAN, FLOOR PLAN AND ELEVATIONS IXI DRAWINGS, ELEVATIONS, RENDERINGS
(II COPIES, FOLDED sf I II")
IX! PRELIMINARY ENVIRONMENTAL DESCRIPTION o PHOTOGRAPHS
FORM
lXI GUMMED LABELS (2 SETS) o PRELIMINARY TITLE REPORT
(UPDATED WITHIN 6 MONTHS)
IXl 500' FT, PROPERTY OWNER'S MAP (EXHIBIT A) lXI st" I II" TRANSPARENCY (SITE PLAN, BUILDING
ELEVATIONS AND FLOOR PLAN)
IX! LETTER OF AUTHORIZATION (NOTARIZED) o OTHER:
ve: DATE: March 18, 1987
SIGNATURE OF
LEGAL OWNER(S) DATE:
DATE:
DATE APPLICATION RECEIVED:
DATE APPLICATION ACCEPTED: E,R,C, MEETING
( ) P. C, MEETING
OAPPROVED OOENIEO M/C,C, MEETING
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c.u.P. FORM A
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INSTRUCTIONS FOR FILING AN APPLICATION FOR A
CONDITIONAL USE PERMIT
A. GENERAl
, It Is recommended that the applicant discuss his proposal with a member of the Planning
Department prior to filing. This discussion should cover in detail the applicant's
request and the procedural steps required.
B. WHAT TO FILE
1. Application Form
Two cOPie~ of the Conditional Use Permit application properly' filled out and signed by
the recor land owner. All applications shall contain the signature of the legal
property owner(s~a notarized letter signed by the legal owner(s) shall be submitted
authorizing a third party to present vested interests. This applies even though specific
property is in a contingency escrow to be sold on agreement between involved parties.
2. Preliminary Environmental Description Form
One copy of the Preliminary Environmental Description Form, properly filled out, dated
and signed shall accompany the application. All questions must be answered. If a
question does not apply to your particular development, you may write N/A (not applicable)
in the answer space. A filing fee of $75 shall accompany the form.
3. Property Owner's List and Map
Each application must be accompanied by:
a. Two sets of self-adhesive gummed mailing labels containing the names and addresses.
including zip code, of owners of property within a radius of five hundred (500)
feet of the exterior boundaries of the subject property. One set of labels Is to be
typed on 8~ x 11 inch plain paper. Include'labels for the owner(s) and applicant.
b, A map illustrating the five hundred (500) foot radius boundary and all parcels
within that boundary. This map shall also illustrate current zoning. land use
(e.g. residential, commercial, vacant, etc.) and assessor's parcel number. See
sample map included in this packet (Exhibit "A").
This information shall be obtained from the latest San Bernardino County equalized
assessment roll and utilizing the most recent assessor's map(s). Some title companies
also provide this service.
4. Letter of Certification of Property Owner's List~
A Letter of affidavit shall be attached to the above list of names and addresses,
properly filled out and notarized, certifying the above names and addresses are as shown
on the latest available assessment roll of the County of San Bernardino. The City Clerk
of the City of San Bernardino will notarize this document at no charge.
5. Plot Plan
Eleven (11) copies of the plot plan, floor plans and building elevations shall be
submitted with the application. The plot plan shall be legibly drawn to scale on paper
no smaller than 81t" x II" or lar~er than 24" x 36". Form A includes the checklist with
complete plot plan requirements (see page 3). In addition, submit one (1) BIt" x 11"
transparency of each.
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C.UP fORM e
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6. Optional Data
Any other data which might be helpful in understanding and evaluating the application,
such as pictures. traffic report. aerial photo. etc.
7. Preliminary Title Report
This report may be obtained from any title company and shall be updated to within six
(6) months of filing date. .
8. Special Studies
If the property lies within a geologic fault zone area as delineated on the Special
Studies Zones Map of the State of California, adopted July 1, 1975, five (5) copies
of a Geologic Report shall be submitted in conformance with the Alquist-Priolo Special
Studies Zones Act. Setback lines as identified in the Geologic Report must be shown
on the map,
If the property lies within the 65 CNEL boundary of Norton Air Force Base, the
Conditional Use Permit application shall be submitted by the City to the County
Airport Land Use Commission for review and comment prior to consideration by the
Environmental Review Committee.
In addition. other studies may be required as part of the environmental review of each
project. including traffic, drainage, and sewer studies.
C. OTHER INFORMATION
1. Processing
Each Conditional Use Permit application has two meetings: (1) The Environmental Review
Committee and (2) The Planning Commission,
The typical Conditional Use Permit application requires approximately thirty (30) days
to complete from the time the application is formally accepted. The deqartment will
provide written verification of formal acceptance. This time could be extended if
additional information is required or if environmental problems are encountered.
2. Fil ing Fees
Filing fees are $350 plus $10 per unit or space.
3. Filing
File the complete application at the Planning Oepartment any weekday between the hours
Of 7:30 a.m. and 4:30 p.m. Applications submitted on the day of filling deadline must
be filed with the Planning Department prior to 11:00 a.m.
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C.UP. FORM I
PAGE 2 OF 3
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OF SAN BERNARDINO
CITY
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PLOT
PLAN
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PLANNING
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DEPARTMENT
CHECKLIST
The following items shall be shown and labeled on the submitted plot plan. Distinguish between existing
(dashed lines) and proposed (solid lines) and show sufficient dimensions to define all items. Plans should
be drawn to scale by a qualified individual such as an Architect, Engineer or Licensed Building Designer.
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1. Property lines and dimensions.
2. Building and structure footprints.
3. Preliminary grading and method of
draining the site,
4. Driveways: a) show all points of
ingress and egress; b) show conflict
points such as other driveways, streets
or alleys within 300 feet of proposed
driveway (can be on a separate plan);
cJ must show path of travel across
dri ve"/ay.
5. Handicapped parking, ramps, signs and
pavement ~~rkings,
6. Parking layo"t showing sizes and loca-
tion of each stall, backout arens and
driving aisles.
7. Wheel or bumper stops or minimum 25 foot
landscape divider,
8. Loading zones,
9. Dimensions and nature of all easements.
10, Location map (vicinity map).
11. Location of water/sewer mains.
The plans shall contain the following information:
1. Square footage or gross and net
acreage of property.
2. Square footage of building or
addition.
3. Square footage of landscaping, existing
and proposed with dimensions and percent
of landscaping.
4. Lot coverage (%).
5. Parking required, parking provided
(covered and uncovered).
6. Type of building construction.
7. Automatic sprinklers in building,
(yes or no).
12. Frontage streets: name, centerline,
curbline, right-of-way, improvements
and utility poles.
13. Location, height and composition of
walls and fences.
14. Location of refuse enclosures with
wall height and type of materials,
15. Outside storage area.
16. Location and method of lighting (hooding
devices).
17. Location of fire hydrants,
18. Yard and spaces between buildings or
between property lines and buildings,
19. Setback distances: a) zoning; b) earth-
quake; c) flood control.
20, Sidewalk and interior walks including
ramps and curb ramps.
21. Landscaping: building setbacks, parkway
and 5 percent of parking lots,
22. Concrete header separating all paved
vehicular areas from landscaping.
23. North arrow and scale.
8. Zoning district.
9. 8uilding occupancy.
10. Number of employees (if known).
11. Square footage of seating (if
applicable) .
12. Nature of business.
13. Assessor's parcel number, legal descrip-
tion and address.
14. Name, address and phone number of plan
preparer and applicant.
I HERE8Y ACKNOWLEDGE THAT I HAVE INCLUDED ALL OF THE ITEMS LISTED ABOVE AND UNDERSTAND THAT MISSING
ITEMS WILL RESULT IN THE DELAY OF THE PROCESSING OF MY APPLICATION.
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Slgnature (Plan Preparer)
Date
c.uP FORM 8
PAGE I OF a
fIb. 'IS 1111
Signature (Applicant)
Date
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CITY OF SAN BERN
DINO PLA
ING DEPARTMENT
-,
APPLICATION
FEES
TYPE OF APPLICATION
FEE
AHENDNENTS TO CONtH TIONS
BUILlllNC MOVINC
CHANGE OFZllNE .
'CONDITIONAL USE PERMiT
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$100
$175 plus building inspection fees
$350 plus $25 per acre
$350
$150
Honle Occupat ion Permit
Condominium and pRD
Developments . . . .
$350 plus $10 per unit
ENVIRONNENTAL REVIEW
Negative Declaration
Notice of Exemption
Environmental Impact Report
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$75
$25
EXTENSIONS OF TItlE . .
GENERAL PLAN AMENDMENT
Less than 100 acres
Greater than 100 acres
Cost of preparation borne by applicant,
plus 15%
$100
$500
$1,000
LANDSCAPE PL~ REVIEW
Preparation cost borne by applicant.
Also, City Ceologist fee charged at
$50 per hour.
$50
GEOLOGY REPORT .
REQUEST FOR PLANNING COMNISSIO~
INTERPRETATION .
REVIEW OF PLANS
SIGN PERMIT REVIEW
SPECIFIC PLAN
$50
$125
$10
Cost of preparation "borne by applican~
plus 15%
TENTATIVE SUBDIVISION
,Single-Family Tract Mop
(Per Tract No.~ .
Extension of Time . . .'
Revised rentative Map
CondOlllinium, Townhouse. PRO,
Mobilehome Subdivision
(Per Tract No.) .
Extension of Time
Revised Tentative Hap
Parcel Hap . , . . .
, Revised Parcel Hap
Lot Line Adjultment
VARIANCE . . . . . . .
$400 plus $40 per lot
10% of Original fee
50% of original fee
$400 plus $10 per unit
10% of original fee
50% of original ree
$200 plus $30 per parcel involved
50% of original fee
$200 plus $30 per parcel involved
$300
,_ .rn~ .Ul.Y 1.1."