HomeMy WebLinkAbout30-Planning and Building
, CITY OF SAN BERr&RDINO - REQUEST ~R COUNCIL ACTION
From: Al Boughey, Director
Su~ect: Development Code Amendment 91-01
,
De~: Planning & Building Services
Date: November 25, 19~n
Mayor and Common Council Meeting
December 16, 1991
Synopsis of Previous Council action:
In August, 1990, Planning staff was directed to determine a
way to preserve a unique residential neighborhood in the
vicinity of Palm Avenue and Atlantic Street.
On October 7, 1991, General Plan Amendment No. 91-10, to
allow existing single family residential structures as
conforming, permitted uses in the CO-2, Commercial Office
land use districts Citywide was approved by the Bayor and
Common Council.
Recommended motion:
That the hearing be closed; that further reading of the ordinance amending
Section 19.06.010(2)(C); Table 06.01; Table 06.03; Section 19.06.030(2); and
Section 19.24.040 be waived, and the ordinance be laid over for final passage;
and that the Negative Declaration be adopted; or
That Development Code Amendment 91-01 be denied.
,/7,/7 51
(" . _ ;1/1 ;
. ,/ I' . (vCl.V!k-
.....I!o.
,j, Signature
Al Boughey r J
\ '-- .
Contact person: Al Boughey
Supporting data attached: Staff Report
Phone: 384-5357
Ward:
Citywide
FUNDING REQUIREMENTS:
Amount: $25.00
Source: (Acct. No.)
001-171-53150
Finance:
id
Acct. Descri tion Professional
Council Notes:
.6.nAnrl~ Itam Nn dO
CITY OF SAN BERNOIDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
subject: Development Code Amendment No. 91-01
Mayor and Common Council Meeting
December 16, 1991
REQUEST
The request is to allow existing single family residences as a
permitted use in the CO-2, Commercial Office, land use designation
citywide, and to establish standards by which the residential
structures may be converted to low intensity office uses.
BACKGROUND
This is the second of several General Plan and Development Code
Amendments prepared by staff in an effort to preserve unique
residential structures in the vicinity of Atlantic Avenue and Palm
Avenue, as directed by the Common Council. The first was General
Plan Amendment (GPA) 91-10, adopted by the Mayor and Common council
on October 7, 1991. GPA 91-10 established Policy 1.29.13 in the
General Plan which allows existing single family residences to
remain as permitted, conforming uses.
Development Code Amendment (DCA) 91-01 will implement that General
Plan Amendment. On October 29, 1991, the Planning Commission,
based on the Findings of Fact (Exhibit 1), recommended that the
Mayor and Common Council adopt the Ordinance (Exhibit 2), to amend
the Development Code. (See Exhibit 3, Staff report to the Planning
Commission) .
CEQA STATUS
The Development Code Amendment was reviewed by the Environmental
Review Committee (ERC) on August 1, 1991 and the determination was
made that the proposed amendment will not have any significant
effects on the environment. The ERC recommended adoption of a
Negative Declaration. The 21 day public review and comment period
extended from August 8, through August 29, 1991. No comments were
received.
15-0264
o
o
Development Code Amendment No. 91-01
Mayor and Common Council Meeting
December 16, 1991
Page 2
ANALYSIS
This proposed Development Code Amendment is consistent with the
following policies of the General Plan:
1.29.13
Allow existing single family residential structures to
remain as conforming, permitted uses; and
Permit the conversion of residential structures for low-
intensity use administrative and professional offices in
areas designated as "Commercial Office-Residential" (CO-
2) .
1.29.10
The General Plan designates a very small portion of the City
(approximately 22 acres total) as CO-2. The purpose of the
district is to allow the conversion of residential structures to
low-intensity office uses. Therefore, many single family
structures now exist in the designation. Until implementation of
GPA 91-10, these homes are legally nonconforming uses. The reason
the GPA was adopted was to enable the homes to become conforming,
permitted uses until such time a conversion is proposed.
DCA 91-01 will allow implementation of the two General Plan
policies cited in this staff report. Amendments related to policy
1.29.13 are needed to show in the permitted uses table, that the
single family structures are a permitted use. This will allow
proper maintenance and upkeep and enable the property owner to make
necessary improvements by obtainment of homeowners insurance, home
improvement loans, and/or second mortgages; or could facilitate the
sale of the property to a prospective home buyer. Should a
conversion of the residential structure be proposed, standards
should be in place to insure that the conditions placed on such
conversions are consistently applied, are reasonable in nature,
and provide for the conversion in a manner which is flexible, but
fair. (See Attachment F of Attachment 2, Conversion Standards).
In order for the Development Code to reflect Policy 1.29.13 and
POlicy 1.29.10, it is necessary to amend the following pages of the
Development Code:
Page 11-60, Section 19.06.010(2) (C) to add to the end of the
paragraph a sentence to read, "Existing single family
residential structures may remain as a permitted use."
o
o
Development Code Amendment No. 91-01
Mayor and Common Council Meeting
December 16, 1991
Page 3
Page 11-79, Table 06.01, as follows:
a) #1001. Single Family Residential (Existing): place a "P"
in the CO-2 column;
b) add #100J. Single Family/Office Conversions and place a
"D" in the CO-2 column;
c) change #1001. Temporary Uses to #100K.
Page 11-90, Table 06.03, as follows:
a) add P. Single Family Office Conversions and place a ,,+"
in the CO-2 column; and
b) change P. Single Room Occupancy Facilities to Q.
Page 11-117, section 19.06.030(2), as follows:
a) change P. Single Room Occupancy Facilities to Q.;
b) add P. Single Family/Office Conversions. (See Attachment
E, P. II-117).
Page III-53, section 19.24.040, as follows:
a) add, after "Office, medical/dental", "Office, conversions
from single family" in the USE column; and
b) next to it, in the NUMBER OF REQUIRED SPACES column, add,
"determined at project review".
FUNDING
A $25.00 filing fee for the Notice of Determination will be
necessary.
MAYOR AND COMMON COUNCIL OPTIONS
The Mayor and Common Council may adopt the Negative Declaration and
approve Development Code Amendment 91-01; or
The Mayor and Common Council may deny the amendment.
o
o
Development Code Amendment No. 91-01
Mayor and Common Council Meeting
December 16, 1991
Page 4
RECOMMENDATION
It is recommended that the Mayor and Common council adopt the
ordinance which amends Section 19.06.010(2) (C), Table 06.01, Table
06.03, section 19.06.030(2) and Section 19.24.040 of the
Development Code: and adopt the Negative Declaration.
Prepared by:
Exhibits: 1-
2.
3.
Sandra Paulsen, Senior Planner
for Al Boughey, Director
Planning and Building Services
Findings of Fact
Ordinance
Planning commission Staff Report
A. Findings of Fact
B. page 11-60, Development Code
C. Page 11-79, Development Code
D. Page 11-90, Development Code
E. page 11-117, Development Code
F. Conversion Standards to. be inserted into the
Development Code after Page 11-117
G. Page III-53, Development Code
H. Initial Study
I. Location Map
3. Location Map
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
nC'A ql-Ol
FINDINGS OF FACT
AGENDA ITEM
HEARING DATE 12-16-ql
PAGE 5
,...
"""Ill
1.
Development Code Amendment 91-01 is consistent with the
General Plan in that the purpose of the amendment is to
implement policies 1.29.13 and 1.29.10 of the General plan
which state that existing single family residential units are
permitted uses in the CO-2 designation, and that those units
may be converted to low-intensity office uses.
2.
Development Code Amendment 91-01 will not be detrimental to
the public interest, health, safety, convenience, or welfare
of the city in that allowing the residential units to be
conforming uses will enable the maintenance of the units while
they are used as a residence, and will establish standards for
their conversion to low-intesity office uses.
~~n
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....
PLAN.8.D6 PAGE' OF 1 1'-90)
.........TT...............rn Jl..,
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
SUMMARY
AGENDA ITEM
HEARING DATE
WARD
10
10-29-91
Citywide
..---.. APPLICANT: City Initiated
W
0
< DEVELOPMENT CODE AMENDMENT OWNER: Various
CJ NO. 91-01
\....../ "-
.---.. r "
ti The request is to allow existing single family residences as a permitted
use in CO-2, Commercial Office, land use designations and to establish
W standards for the conversion of the single family residences to low inten-
:::)
" sity office uses.
W
a: CO-2 designations citywide.
-
<
W
a:
<
r r EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
CO-2 Citywide
"-
GEOLOGIC I SEISMIC DYES FLOOD HAZARD 0 YES 0 ZONE A ( SEWERS: ~ YES )
"- HAZARD ZONE: il9 NO ZONE: ltJ NO OZONE B o NO
HIGH FIRE o YES I AIRPORT NOISE! 0 YES REDEVELOPMENT DYES I
HAZARD ZONE: Ell NO CRASH ZONE: PROJECT AREA:
I[] NO o NO
- -
"
..I o NOT o POTENTIAL SIGNIFICANT Z g APPROVAL
j! APPLICABLE EFFECTS WITH 0
MITIGATING MEASURES ~ 0
Z0 NOE.I.R. CONDITIONS
Wc:J u..Q
:EZ o EXEMPT o E.l.R. REQUIRED BUT NO ~ifj 0 DENIAL
Z- SIGNIFICANT EFFECTS
OQ WITH MITIGATING til
a: I!: MEASURES 0 CONTINUANCE TO
-u.. 0
> [XJ NO SIGNIFICANT o SIGNIFICANT EFFECTS
Z CJ
W EFFECTS SEE ATTACHED E.R.C. W
.J MINUTES a:
...- --
~:n..a~
pLAN-Dm PAGE 1 OF 1 (4.g()j
............................... 11"'"
OBSERVATIONS
CASE
AGENDA ITEM
HEARING DATE
PAGE
DCA IJO. 91-01
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
~o
10-2 -91
2
~
REQUEST
The request is to allow existing single family reSlaences as
a permitted use in the CO-2, commercial Office, land use
designations citywide, and to establish standards by which the
residential structures may be converted to ~ ow intensity
office uses. (See attachments I and J. location maps.)
BACKGROUND
This is the second of several General Plan and Development
Code amendments prepared by staff in an effort to preserve
unique residential struct....res in the vicinity of Atlantic
Avenue and Palm Avenue, as directed by the Common Council.
The first was General Plan Amendment (GPA) 91-10, adopted by
resolution of the Mayor and Common Council on october 7,1991.
The Planning Commission recommended on August 6, 1991 that the
resolution be adopted. GPA 91-10 established Policy 1.29.13 in
the General Plan.
Development Code Amendment (DCA) 91-01 will implement that
General plan Amendment.
CEQA STATUS
The Development Code Amendment was reviewed by the
Environmental Review Committee (ERC) on August :. 1991 and the
determination was made that the proposed amendment will not
have any significant effects on the environment. The ERe
recommended adoption of a Negative Declaration. The 21 day
public review and comment period extended from August 8,
through August 29, 1991. No comments were received. (See
attachment H, Initial Study)
ANALYSIS
This proposed Development Code amendment is consistent with
the following policies of the General plan:
1.29.13
Allow existing single family residential structures
to remain as conforming, permitted uses; and
1.29.10
Permit the conversion of residential structures for
low-intensity use administrative and professiona~
offices in areas designated as "commercial Office-
Residential" (CO-2).
10.-
...
ClTYOI''''~
CENTIW......"........
PLAN.8.D8 PAGE rOF , (4-90)
,..;,-...'.'.'.-
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
DCA NO. 91-01
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
10
10-29-91
3
r
The General plan designates a very small portion of the city
(approximately 22 acres total) as CO-2. The purpose of the
district is to allow the conversion of residential structures
to low-intensity office uses. Therefore, many single family
structures now exist in the designation. Until implementation
of GPA 91-10, these homes are legally nonconforming uses. The
reason the GPA was adopted was to enable the homes to become
conforming, permitted uses until such time a conversion is
proposed.
DCA 91-01 will allow implementation of the tw01 General Plan
policies cited in Section 2 of this staff report. Amendments
related to policy 1.29.13 are needed to show in the permitted
uses table, that the single family structures are a permitted
use. This will allow proper maintenance and upkeep and enable
the property owner to make necessary improvements by
obtainment of homeowners insurance, home improvement loans,
and/or second mortgages; or could facilitate the sale of the
property to a prospective home buyer. Should a conversion of
the residential structure be proposed, standards should be in
place to insure that the conditions placed on such conversions
are consistently applied, are reasonable in nature, and
provide for the conversions in a manner which is flexible, but
fair. (See Attachment F, conversion standards).
In order for the Development Code to reflect Policy 1.29.13
and Policy 1. 29 .10, it is necessary to amend the following
pages of the Development Code:
Page II-60, Section 19.06.010(2)(C) to add to the end of the
paragraph a sentence to read, "Existing single family
residential structures may remain as a permitted use."; (See
attachment B, P. II-60)
Page
a)
II-79, Table 06.01. as follows:
# 100 I. Singl e Famil y Residential (Existing): place a
"p" in the CO-2 column;
add # 100J. Single Family/Office Conversions and place a
"0" in the CO-2 column;
change #100J. Single Room Occupancy Facilities to #lOOK.;
and
change #lOOK. Temporary Uses to #lOOL.
attachment C, P. II-79)
b)
c)
d)
(See
Page
a)
b)
(See
II-90, Table 06.03, as follows:
add P. Single Family Office Conversions and place
in the CO-2 column; and
change P. Single Room Occupancy facilities to Q.
attachment D, P. II-90)
a n+n
..
&M..f:N~.=
PI.AN-8.08 PAGE 1 OF t 14-QO)
"
OBSERVATIONS
CASE
AGENDA ITEM
HEARING DATE
PAGE
DCA NO. 91-01
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
~n
10-2 -91
4
,.-
.....
Page
a)
b)
(See
11-117, section 19.06.030(2), as follows:
change P. Single Room Occupancy Facilities
add P. Single Family/Office Conversions.
attachment E, P. 11-117)
to Q.;
Page
a)
III-53, Section 19.24.040, as follows:
add, after "Office, medical/dental", "Office, conversions
from single family" in the USE column; and
next to it, in the NUMBER OF REQUIRED SPACES column, add,
"determined at project review".
attachment G, P. III-53)
b)
(See
CONCLUSION
Development Code Amendment 91-01 will implement Policies
1.29.13 and 1.29.10 of the General Plan by allowing the
maintenance of existing single family homes by enabling the
property owner to obtain necessary home improvement loans,
mortgage loans and the like, until such time a conversion to
a low-intensity office use is proposed. When the conversion
is proposed, standards will be in place. This will insure
that the city reviews each such proposal with fair and
consistent standards. There is a recommended Negative
Declaration by the ERC.
RECOMMENDATION
Based on the Findings of Fact contained in attachment A, staff
recommends that the Planning Commission recommend to the Mayor
and Common Council that:
1. The Negative Declaration be adopted; and
2. Development Code Amendment 91-01 be adopted to allow
existing single family residential units as conforming,
permitted uses in CO-2 designations citywide, and to
establish standards for their conversion to low-intensity
office uses.
Res~ctivelY submitted,
~k r- 4/l/
Larry E. Reed
Assistant Director, Department of Planning and Building Services
~::~'ltn-
Senior Planner
~.:::.:r..=
PLAN-8.D8 PAGE, OF 1 (4-90)
CITY OF SAN BERNARDINO PLANNING
AND BUILDING SERVICES DEPARTMENT
CASE
AGENDA ITEM
HEARING DATE
PAGE
DCA NO. 91-01
OBSERVATIONS
10-29-91
5
Attachments:
~
A.
B.
C.
D.
E.
F.
G.
H.
1.
J.
....
Findings of Fact
Development Code P. 11-60
Development Code P. 11-79
Development Code P. 11-90
Development Code P. 11-117
Conversion Standards
Development Code P. III-53
Ini tial study
Location Map A
Location Map B
PLAN-l.08 PAGE 1 OF 1 (.-10)
0Tl' 01 11M ........,
---
II J1I
fi I I r\vnJ'li:..n I n
n n
r .....
CITY OF SAN BERNARDINO PLANNING CASE DCA NO. 91-01
AND BUILDING SERVICES DEPARTMENT
AGENDA ITEM ':In
FINDINGS OF FACT HEARING DATE 10-29-91
PAGE 6
..
r .....
1. Development Code Amendment 91-01 is consistent with the
General plan in that the purpose of the amendment is to
implement policies 1.29.13 and 1.29.10 of the General plan
which state that existing single family residential units are
permitted uses in the CQ-2 designation, and that those ~nits
may be converted to low-intensity office uses.
2. Development Code Amendment 91-01 will not be detrimental to
the public interest, health, safety, convenience, or welfare
of the city in that allowing the residential units to be
conforming uses will enable the maintenance of the units while
they are used as a residence, and will establish standards for
their conversion to low-intesity office uses.
ClT'f'0I1'_~
--......
PLAN-8.D6 PAGE 1 OF 1 (4-90)
o
cr 'iMERClAL DISTRICTS -19.06
o
B. Co.l (COMMERCAL OmCE) D1STllICI'
This district is intended to provide for the continued use, expansion, and
new development of administrative and professional offices, hospitals,
and supporting retail uses in proximity to major transportation corridors
and ensure their compatibility with adjacent residential and commercial
uses. Additionally, this district permits a maximum density of 47 units
per gross acre for senior citizen and senior congregate care housing.
C. Co..2 (COMMERCAL OmCE.cONVERSION) D1STllICI'
This district is intended to promote the conversion, rather than the demoli-
tion of existing residential structures where feasible, in designated areas
for low-intensity administrative and professional offices. Additionally,
this district permits a maximum density of 47 units per gross acre for
senior citizen and senior consvegate care housing. Existi ng single family
residential structures may remain as a permitted use.
D. CG-l (COMMERCAL GENERAL) DISTllICI'
This district is intended to provide for the continued use, enhancement,
and new development of retail, personal service, entertainment, office and
related commercial uses along major transportation corridors and intersec-
tions to serve the needs of the residents; reinforcing existing commercial
corridors and centers and establishing new locations as residential growth ,
occurs.
E. CG-2 (COMMERCAL GENERAL-BASELINEIMT. VERNON) D1STllICI'
This district is intended to enhance the economic activity of the Baseline
Street and Mount Vernon Avenue, and other appropriate commercial cor-
ridors; infilling and intensifying existing development, establishing new
key activity centers and nodes, allowing for the development of medium
and medium high residential density as alternative uses. The residential
development shall have a minimum contiguous area of 1 gross acre with a
maximum density of 12 units per gross acre along Mount Vernon Avenue
and Baseline Street and other designated locations west of 1-215 and a
maximum density of 21 units per gross acre along Baseline Street and
other designated locations east of 1-215. Additionally, a bonus density of
SO" for the development of senior citizen and senior congregate care
housing shall be permitted, subject to the approval of a Conditional Use
Permit.
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O^TTACHMENT E C"MMERClAL DISTRICTS -19.00
o
20. Where an existing service station adjoins property in a
residential land use district, a 6 foot high decorative masonry wall
shall be constructed at the time the station requires a permit for the
on-site improvement/modification. Materials, textures, colors and
design of the wall shall be compatible with on-site development
and adjoining properties. When the wall reaches the established
front-yard setback line of a residentially designated lot abutting or
directly across an alley from the service station, it shall decrease to
a height of 30 inches.
21. Restroom entrances viewable from adjacent properties or
public rights-of-way shall be concealed from view by planters or
decorative screening.
22. Noise from bells or loudspeakers shall not be audible beyond
the property line at any time.
23. All parking, loading, circulation aisles, and pump island bay areas
shall be constructed with (PCC) concrete.
24. No pump nozzle on self-service islands shall be equipped with hold
open devices.
O. SERVICE STATION CONVERSIONS
A structure originally constructed as a service station and which is
proposed for conversion to another allowable use shall require upgrading
and remodeling for such items as, but not limited to, removal of all
gasoline appurtenances, removal of canopies, removal of pump islands,
removal of gas tanks, removal of overhead doors, additional street im-
provements or modification of existing improvements to conform to ac-
cess regulations, exterior remodeling, and any additional standards as re-
quired by this Development Code.
P. SINGLE FAMILY/OFFICE CONVERSIONS
Q. SINGLE ROOM OCCUPANCY FACILITIES
D.ll'
5/91
.fi\..\..a.-';.l..l..i.Uc:.i.1\..
\.....VHI"..}
p. II-117
o 0
Add P. Single Family Residence
Office Conversions -
A structure originally constructed as a
residence which is proposed for conversion to a
office use shall require the following:
1. The building elevations and the landscaping between
the front property line and the building front
shall be maintained in their residential character.
single family
low intensity
2.
Parking shall be provided
structure. Access may be
original driveway if there is
feet.
to the rear of the
permitted from the
a minimum width of 10
3. Any trees with a trunk diameter greater than 6
inches shall be preserved. If it becomes necessary
to remove a tree with a trunk diameter greater than
6 inches, each tree removed shall be replaced on a
2:1 ratio with 36 inch box trees.
4.
If the rear property line
parking shall be provided
possible.
abuts an alley, access to
from the alley whenever
5.
Where 2 or more
to one another
reciprocal access
single family residences adjacent
are converted .to office uses,
and parking may be required.
6. parking spaces shall be provided as determined at
project review. To the greatest extent possible
professional office parking requirements shall be
met. Landscaping requirements may be reduced to
provide adequate parking.
7. Unattended tandem parking will be permitted if it
is determined such parking would be appropriate and
effectively used.
8. Parking lot landscaping may be reduced to 5\ of the
parking area (plus setbacks) if it is deemed
necessary in order to provide adequate parking
spaces.
9. Loading spaces are not required.
10. A monument sign shall be permitted with the follow-
ing standards:
Maximum height 4 feet
Maximum area 16 square feet
Minimum distance from property line 10 feet
No illumination shall be permitted
Accacnrnent "r" (Cont)
o 0
The structure shall be made to conform
provisions of the Uniform Fire Code and the
Building Code for commercial structures.
12. Trash receptacles should be placed to the rear of
the structure and screened from view. Location and
size,of receptacles will be determined at project
review.
11.
to the
Uniform
DOC:MISC
OFCCONVERSION
OfF-STREer p ARKING ST A.'WARDS -19.24
o
NUMBER OF REQT JTRF.D SPACES
o
USE
Cnmml!l'cial Uses
Hotels/motels
Lube-n-tune
Multi-tenant auto-related
facilities
Offices, genl!l'al:
gfa. up to 2000 sf.
2001 to 7500 sf.
7501 to 40000 sf.
40001 and greater
Office, medical/ dental
Office Conversion from
Single Family
Restaurants, cafes, bars
and othl!l' eating and
drinking establishments
(gfa. includes outdoor
seating/ eating area)
Restaurants, with drive-up
or drive-thru facilities
(including outdoor seating areas)
Delicatessen/ donut shop
Retail commercial
,
1.1 space for each bedroom, plus
requirements for related commer-
cial uses, plus 1 space for each
50 sf. of gfa. of main assembly
room, plus 2 spaces for manager's
unit. For facilities visable from
any freeway, on-site parking for
"big rigs" shall be determined at
project review.
1 space per bay, plus 1 space for
each employee, plus 2 space
queueing lanes for each bay.
1 space for each 200 sf. of gfa.,
plus 1 space for each employee.
1 space for each 200 sf.
1 space for each 250 sf.
1 space for each 300 sf.
1 space for each 350 sf.
10 spaces for first 2000 sf.,plus
1 space for each additional 175
sf. over 2000 sf.
Determined at project review.
1 space for each 35 sf. of public
seating area, plus 1 space for
each 200 sf. of all other gross
floor area, with a minimum of 10
spaces.
1 space for each 100 sf. of gfa. plus one lane for
each drive-up window with stacking space for
6 vehicles before the menu board.
1 space for each 100 sf. of gfa.
1 space for each 250 sf. of gfa.
m-53
5191
n
n
~
CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT
""I
INITIAL STUDY
..
,...
"""III
Initial
For
study for Environmental Impacts
Development Code Amendment No. 91-01
Project Number
Project description/location To allow
existing single family residences as a per-
mitted use in CO-2 designations and to
establish standards for the conversion of
single family residences to office uses in the
CO-2 designation.
Date Jul y 11. 1991
Applicant(s)
. Prepared for:
Citv of San Bernardino
300 North "0" Street
San Bernardino. CA 92418
Address
City, State
Zip
Prepared by:
Sandra Paulsen
Name
Senior Planner
Title
City of San Bernardino
Planning and Building services
300 North "0" Street
San Bernardino, CA 92418
Doc:Misc
InitialStudy
...
....
em 0# IoIIHI!IIlIWClIilO
--......
PLAN-8007 PAGE 1 OF 1 (4-90)
1'\
n
~
.....
CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT
INITIAL STUDY
~
The following is a description of Development Code pages, Sections and text to be
amended:
1. P. II-60
2. p. II-79
3. p. II-90
4. p. II-117
5. p. III-53
19.06.010(2)(c) add existing sin9le family structures as a
permitted use. (Attachment A)
19.06.020, Table 06.01(a) change 1001 - Temporary Uses to lOOK -
Temporary Uses.
(b) Add 100r Sin9le family residence (existin9) and place a "P"
in the CO-2 column.
(c) Add 100J Single Family/Office Conversions and place a "0"
in the column of CO-2. (Attachment B)
19.06.030, Table 06.03, place a "+" symbol in the same column as
item 2. (c) above, add P. Single Family/Office Conversions.
(Attachment C)
19.06.030(2) add P. Single Family/Office Conversions (Attachment
D).
19.24.040 add parking standard for single family/office conver-
sions after Office, Medical/Dental as follows: "determined at
project review" (Attachment E).
The CO-2 districts comprise approximately 22.5 acres located in the following
general vicinities:
1. The northeast corner of 5th Street and Mt. View Avenue.
2. "0" Street, north of 13th Street.
3. The northeast corner of 8th Street and "F" Street.
4. Arrowhead Avenue between Baseline Street and Highland Avenue
onCll'''''~
---
PLAN-8.o7 PAGE 1 OF 1 ("'80)
CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT
ENVIRONMENTAL IMPACT CHECKLIST
""'l
A. BACKGROUND
Project Description:
Development Code Amendment No. 91-01
To allow existing single family residences as a
Application Number:
permitted use and to establish standards for conversion of residences to
office uses.
Location: CO-2 citywide (Northeast corner of 5th and Mt. View, "0" Street
north of 13th Street, northeast corner of 8th Street and "F" Street,
Arrowhead between Basellne and HlgnlanO)
Environmental Constraints Areas: None
General Plan Designation:
CO-2, Commercial Office - Residential
Zoning Designation:
CO-2
B. ENVIRONMENTAL IMPACTS Explain answers, where appropriate, on a separate attached sheet.
1. Earth Resources Will the proposal resuk in: Ves No Maybe
a. Earth movement (cut and/or liII) 0110,000 cubic
yards or more? X
b. Development and/or grading on a slope greater X
than 15% natural grade?
c. Development wtthin the Alquist-Priolo Special
Studies Zone as defined in Section 12.0 - Geologic
& Seismic, Figure 47, 01 the Ctty's General Plan? X
d. Modijication 01 any unique geologic or physical X
leature?
e. Development wtthin areas defined lor high potential lor
water or wind erosion as identijied in Section 12.0-
Geologic & Seismic, Figure 53, 01 the Ctty's General X
Plan?
I. Modijication 01 a channel, creek or river? X
anOf"'~
---
...
PlAN.i.Q6 PAGE 1 OF _ (11-90)
(")
g. Development within an area subject to landslides, Yes No Maybe
mudslides, liquefaction or other similar hazards as
identified in Section 12.0 . Geologic & Seismic, X
Figures 48, 52 and 53 of the City's General Plan?
h. Other? X
Z. Air Re80urces: Will the proposal resutt in:
a. Substantial air emissions or an effect upon ambient X
air qualtty as defined by AQMD?
b. The creation of objectionable odors? X
c. Development wtthin a high wind hazard area as identffied
in Section 15.0. Wind & Fire, Figure 59, of the City's X
General Plan?
3. Water Re80urces: Will the proposal resutt in:
a. Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff due to
impermeable surfaces?
b. Changes in the course or flow of flood waters?
c. Discharge into surface waters or any atteration
of surface water qualtty?
d. Change in the quantity or quality of ground water?
e. Exposure of people or property to flood hazards as
identffied in the Federal Emergency Management
Agency's Flood Insurance Rate Map, Community Panel
Number 060281 " and Section 16.0 .
Flooding, Figure 62, of the City's General Plan?
f. Other?
4. Biological Reaourcea: Could the proposal resutt in:
a. Development within the Biological Resources
Management Overlay, .. idantffied in Section 10.0
. Natural Resources, Figure 41, of the City's
General Plen?
b. Change in the number of any unique, rare or
endangered spacias of plants or their habttat including
stands of trees?
c. Change in the number of any unique, rare or
endangered species of animals or their habttat?
d. Removal of viable, mature trees? (6" or greater)
e. Other?
5. No"': Could the proposal r.utt in:
a. Development of housing, heatth care faciltties, schools,
libraries, religious facilttias or other "noise" sansttive usas
in are.. where existing or future noise Iavels exceed an
Ldn of 65 dB(A) axterior and an Ldn 01 45 dB(A) interior
.. identifllld in Section 14.0 - Noise, Figures 14-6 and
14-13 of the City's Ganeral Plan?
10..
X
X
X
X
X
X
X
X
X
X
X
X
....
en'\" OF ...... ........,
---
PI.AN-I.06 PAGE 20F _ (11-10)
~
0
"I
Ves No Maybe
X
X
X
X
x
X
X
r
10. Public Services: Will the proposal impact the following
beyond the capabiltty to provide adequate levels of service?
a. Fire protection?
b. Police prol1lclion?
c. Schools (i.e., attendance, boundaries, overload, etc.)?
d. Parks or other recreetional faciltties?
e. Medical aid?
I. Solid Waste?
g. Other?
11. utllltle.: Will the proposal:
a. Impact the following beyond the capabiltty to
provide adequate levels of service or require the
construction of new faciltties?
1. Natural gas?
2. Electrictty?
3. Water?
4. Sewer?
5. Other?
b. Resun in a disjointed pattem of utiltty extensions?
c. Require the construction of new faciltties?
12. Aesthetics:
a. Could the proposal resun in the obstruction of any
scenic view?
b. Will the visual impact of the project be detrimental
to the surrounding ..,..?
c. Other?
13. Cultu...1 Ra8OUrca.: Could the proposal resun in:
a. The aneration or destruction of a prehistoric or
historic archaeological stte by development wtthin an
archaeological sensitive area as identnied in Section
3.0 . Historical, Figure 8, of the City's General Plan?
b. Aneration or destruction of a historical site, stnucIure
or object as listed in the Ctty's Historic Resources
Reconnaissance Survey?
c. Other?
crrrOF....--.......o
---
x
x
X
X
x
X
X
X
x
X
y
X
y
r
n
o
14. Mandatory Flndlnga of Significance (Section 15065)
The Calnornia Environmental Quality Act slates that ff any of the following can be answered yes or
maybe, the project may have a signnicant effect on the environment and an Environmental Impact
Report shall be prepared.
.
Ves
No
Maybe
a. Does the project have the potential to degrade the
quality of the environment. substantially reduce the
habitat of a fish or wildlne species. cause a fish or
wildlne population to drop below seN sustaining levels,
threalen 10 eliminale a plant or animal community.
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of Calnornia history
or prehistory?
b. Does the project have the potential to achieve short-
term, 10 the disadvantage of long-term. environmental
goals? (A short-term impact on the environment is one
which occurs in a relatively brief, definitive period
of lime while long-term impacts will endure well into
the future.)
x
x
c. Does the project have impacts which are individually
limited, but cumulatively considerable? (A project may
impact on two or more separate resources where the
impact on each resource is relalively small, but where
the effect of thelotal of those impacts on the
environment is signnicanl.)
d. Does the project have environmental effects which will
cause substantial adverse effects on human beings,
either directly or indirectly?
x
x
C. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MmGATlON MEASURES
(Attach sheets as necessary.)
3(a) Permitting conversion of residences to offices will require the
conversion of rear yards to parking areas which will be impermeable. The
parking areas will be properly graded so run off will flow to existing
storm drains and therefore the run off will have no significant effect.
4(d) The possibility exists that trees may be removed in order to accom-
modate parking. That will be avoided whenever possible. If it is necessary
to remove trees, it will also be required to replace trees as part of the
project, therefore, the tree removal will not result in a significant impact.
8(a) Homes converted to low intensity office uses will be removed from
the existing housing stock. The General Plan intent was that these resi-
dences be converted to preserve the character but allow for reuse. The
...
removal of these houses from the housing stock was evaluated during the
ern Of .. ...-...0
---
Dl &a.J.DI'IIIl Dane &....e
A.
-
^
o
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""I
ENVIRONMENTAL EVALUATION AND MmGATlON MEASURES DISCUSSION - CONTINUED
General Plan process. The existing CO-2 designated land contains approxi-
mately 22.5 acres with a maximum of 60 residential units. This represents
less than .0011% of existing single family homes in the City and, therefore,
has no significant effect.
9(b) Conversion of a residence to an office may require more than the 2
parking spaces needed for a residential use. If necessary, parking areas
will be provided in the rear yard of the structure. Parking needs will be
evaluated on a case by case basis and will be provided as necessary. Since
parking will be provided as necessary, there will be no significant impact.
Ill..
CITY ClF..... II!IIUIIlDIC)
QElmw.~~
PlAN-G.D6 PAGE_OF_ (11.g())
r-
-
~
-
D. DETERMlNAnON
On the basis of this in~ial study,
0' The proposed project COULD NOT have a signfficant effect on the environment and a NEGATIVE DECLARA.
TION will be prepared.
,
o The proposed project could have a signfficant effect on the environment, although there will not be a signfficant
effect in this case because the m~igation measures described above have been added to the project. A
NEGATIVE DECLARATION will be prepared.
o The proposed project MAY have a signfficant effect on the environment, and an ENVIRONMENTAl IMPACT
REPORT is required. .
ENVIRONMENTAl REVIEW COMMITTEE
CITY OF SAN BERNARDINO, CALIFORNIA
~~AI ;..t.!"'~dHg:y Ib,,)~/J,t !l."4A1'bC..
Name and Tnle I
~-~
Date: ~;; /1/
I
~~...!1...1.a
...
PI.AN-.... P__o._ (11-101
LllMMa:....UA>. Ul:>llUL'"!l> -l~JJll
o 0
CO-I (COMMEROAL OmCE) DISTlUCI'
B.
This district is intended to provide for the amtinued use, expansion, and
new development of administrative and professional offices, hospitals,
ad sup)'Ol ting retail uses in proximity to major transportation corridors
ad ensure their compatibility with adjacent residential and commercial
uses. Additionally, this district permits a maximum density of 47 units
per gross acre for senior dtizen and senior congregate care housing.
C. CD-2 (COMMEROAL OmCE..cONVERSION) DISTRlCI'
'1
This district is intended to promote the amversion, rather than the demoli-
tion of existing residential structures where feasible, in designated areas
for low-intensity administrative and professional offices. Additionally,
this district permits a maximum density of 47 units per gross acre for
senior dtizen and senior amgregate care housing. ~1C'~"'4 $i1WJ Je ~; 1'(
rws,J.e",tid strtA.ct...,.~ ..",..." ~.... ..c... AS A. pcrllejf'teA. Jf.(J~.
n C~~OMMERa~G~)mSTR.ICI'
This district is intended to provide for the continued use, enhancement,.
and new development of retail, personal service, entertainment, office ad
related commercial uses along major transportation corridors ad interIeC-
tions to serve the needs of the residents; reinforcing existing commercial
corridors ad centers and establishing new locations as residential growth ')
occurs.
E. CG-2 (COMMERa~ GENEllAL-BASELINEIMT. VERNON) DISTRlCI'
This district is intended to enhance the economic activity of the Ba......1i'U!
Sb'eet and Mount Vernon Avenue, and other appropriate commercial cor-
ridors; infilling ad intensifying existing development, establishing new
key activity centers ad nodes, allowing for the development of medium
and medium high residential density as alternative uses. The residential
development shall have a minimum COntiguous area of 1 gross acre with a
maximum density of 12 units per gross acre along Mount Vernon Avenue
and &.I.....me Street ad other designated locations west of 1-215 ad a
maximum density of 21 units per gross acre along Ba......1i'U! Street and
other dfsignated locations east of 1-215. Additionally, a bonus density of
~ for the development of senior dtizen ad senior amgregate care
housing shall be permitted, subject to the approval of a Conditional Use
Permit.
)
U40
5191
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.nl-I..Cll,.,,;J.liUt:lJ. i.. '-
0 cr c:rnOAL DISTRICTS -19.06
+ ,
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5191
20.
~ere an existing service station a~ins property in a
residential land use district, a 6 foot high decorative masonry wall
shall be constructed at the time the station requires a permit for the
on-site improvement/modification. Materials, textures, colors and
design of the wall shall be compatible with on-site development
_ and adjoining p.oye.o ti.es. When the wall reaches the established
front-yard setback line of a residentially designated lot abutting or
directly aaoss an alley from the service station, it shall deaease to
a height of 30 inches.
Restroom entrances viewable from adjacent properties or
public rights-of-way shall be concealed from view by planters or
decorative saeening.
21.
22.
Noise from bells or loudspeakers shall not be audible beyond
the property line at any time.
All parking, loading, circulation aisles, and pump island bay areas
shall be constructed with (PCC) concrete.
23.
24.
No pump nozzle on self-service islands shall be equipped with hold
open devices.
O. SERVICE STATION CONVERSIONS
A structure originally constructed as a service station and which is
proposed for conversion to another allowable use shall require upgrading
and remodeling for such items as, but not limited to, n!DIOVal of all
gasoline appurtenances, removal of canopies, n!DIOVal of pump islands,
removal of gas tanks, n!DIOVal of overhead. doors, additional street im-
provements or modification of existing improvements to conform to ac:-
cess regulations, exterior remodeling, and any additional standards as re-
quired by this Development Code. .
"'P. s,^1/e. ~{1 /t>IIt.t. c,ltllcrr;tJfJS
(fee ~ Pt..j;,. ff~r"')
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p. II-1l7
rtL'[.a~iUiLt:::.i.Li... u \~U.l.ll...J
o
Add P.
o
Single Family Residence
Office Conversions -
A structure originally constructed as a
residence which is proposed for conversion to a
office use shall require the following:
single family
low intensity
1. The building elevations and the landscaping between
the front property line and the building front
shall be maintained in their residential character.
2.
Parking shall be provided
structure. Access may be
original driveway if there is
feet.
to the rear of the
permitted from the
a minimum width of 10
3. Any trees with a trunk diameter greater than 6
inches shall be preserved. If it becomes necessary
to remove a tree with a trunk diameter greater than
6 inches, each tree removed shall be replaced on a
2:1 ratio with 36 inch box trees.
4.
5.
If the rear property line
parking shall be provided
possible.
abuts an alley, access to
from the alley whenever
Where 2 or more
to one another
reciprocal access
single family residences adjacent
are converted to office uses,
and parking may be required.
6. Parking spaces shall be provided as determined at
project review. To the greatest extent possible
professional office parking requirements shall be
met. Landscaping requirements may be reduced to
provide adequate parking.
will be permitted if it
would be appropriate and
Unattended tandem parking
is determined such parking
effectively used.
8. parking lot landscaping may be reduced to 5% of the
parking area (plus setbacks) if it is deemed
necessary in order to provide adequate parking
spaces.
7.
9. Loading spaces are not required.
10. A monument sign shall be permitted with the follow-
ing standards:
Maximum height 4 feet
Maximum area 16 square feet
Minimum distance from property line 10 feet
No illumination shall be permitted
Attachment "D" (Cant'
o 0
11. The structure shall be made to conform to the
provisions of the Uniform Fire Code and the Uniform
Building Code for commercial structures.
12. Trash receptacles should be placed to the rear of
the structure and screened from view. Location and
size of receptacles will be determined at project
review.
DOC:MISC
OFCCONVERSION
1JSE
o
--- ------- ----_. - --.-......-...............-...>-"
Commercial T T__
Hotels/motels
Lube-n-tune
Multi-tenant auto-related
facilities
Offices, general:
gfa. up to 2000 sf.
2001 to 7500 sf.
7501 to 40000 sf.
40001 and greater
Office, medical/ dental
$i"1/c .(;.;1. 1.,g14. u~tJu,_s
RestaUl'llhls~ cafes, bus
and other eating and
drinking establishments
(gfa. includes outdoor
seating/ eating uea)
Restaurants, with drive-up
or drive-thru facilities
(including outdoor seating areas)
Delicatessen/ donut shop
Retail c:ommerc:ial
NUMBF.R OF REO~D SPACES
1.1 space for each bedroom, plus
requirements for related commer-
cial uses, plus 1 space for each
50 sf. of gfa. of main assembly
room, plus 2 spaces for manager's
unit. For facilities visable from
any freeway, on-site parking for
"big rigs" shall be determined at
project reviel\r.
1 space per bay, plus 1 space for
each employee, plus 2 space
queueing lanes for each bay.
1 space for each 200 sf. of gfa.,
plus 1 space for each employee.
1 space for each 200 sf.
1 space for each 250 sf.
1 space for each 300 sf.
1 space for each 350 sf.
10 spaces for first 2000 sf.,plus
1 space for each additional 175
sf. over 2000 sf.
,/. &f.rMi"'Cttf .:t ~iut
1 space for each 35 sf. of public
seating area, plus 1 space for
each 200 sf. of all other gross
floor area, with a minimum of 10
spaces.
1 space for each 100 sf. of gfa. plus one lane for
each drive-up window with stac:king space for
6 vehicles befoM the menu board.
.
"'11 ,CoW
1 space for each 100 sf. of gfa.
1 space for each 250 sf. of gfa.
m-s:s
5191
CITY OF SAN BEAr dDINO ATTACHMENT ] 0
GENERAL PLAN LAND USE DESIGNATION
,
Date
\...
Adopted 6-2-89
Panel No. H.
~
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. CITY OF SAN BERN;.OINO
ATTACHMENT J c:>
GENERAL PLAN LAND USE DESIGNATION
Adopted 6-2-89
Date :F-'- ,/
,
Panel No. ..GA.
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CrTY OF SAN BERNARDINO
GENERAL PLAN LAND USE DESIGNATION
Adopted 6-2-89
Panel No. ..E.3-
Date
I OT
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Ordinance No.
ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
SECTIONS 19.06.010(2) (C), 19.060.030(2), 19.24.040, AND
TABLES 06.01 AND 06.03 OF THE SAN BERNARDINO MUNICIPAL
(DEVELOPMENT CODE) TO ESTABLISH EXISTING SINGLE FAMILY
RESIDENTIAL STRUCTURES AS PERMITTED, CONFORMING USES IN
THE COMMERCIAL-OFFICE (CO-2) LAND USE DISTRICTS CITY
WIDE, AND TO PROVIDE STANDARDS BY WHICH THE STRUCTURES
MAY BE CONVERTED TO LOW INTENSITY OFFICE USES.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN
BERNARDINO DO ORDAIN AS FOLLOWS:
SECTION 1. Page 11-60, Section 19.06.010(2) (C), CO-
2, (COMMERCIAL OFFICE CONVERSION) District, is amended
to add to the end of the paragraph a sentence to read,
"Existing single family residential structures may remain
as a permitted use."; See Exhibit 1, (Page 11-60 of the
Development Code) attached hereto and incorporated herein
by reference.
SECTION 2. Page 11-79, section 19.06.020, Table
06.01, COMMERCIAL AND INDUSTRIAL DISTRICTS LIST OF
PERMITTED USES, is amended as follows:
[See Exhibit 2, (Page II-79 of the Development Code)
attached hereto and incorporated herein by reference.]
a) Renumber Item 1001. Temporary Uses to Item
lOOK;
b)
Add Item 1001. Single Family Residential
(Existing): place "P" in the CO-2 column; and
c)
Single
Family 10ffice
Add Item 100J.
Conversions and place a "D" in the CO-2 column;
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SECTION 3. PAGE II-90, SECTION 19.06.030, TABLE
06.03, COMMERCIAL AND INDUSTRIAL DISTRICTS SPECIFIC
STANDARDS, is amended as follows:
[See Exhibit 3, (Page II-90 of the Development Code)
attached hereto and incorporated herein by reference.]
a) Renumber Item P. Single Room Occupancy
Facilities to Item Q:
b) Add Item P. Single Family/Office Conversions
and place a "+" in the CO-2 column.
SECTION 4. Page II-117, Section 19.06.030(2), LAND
USE DISTRICT SPECIFIC STANDARDS, is amended as follows:
[See Exhibit 4 (Pages II-117, 117A + 117B of the
Development Code) attached hereto and incorporated herein
by reference.]
a) Renumber Item P. Single Room Occupancy
Facilities to Item Q.:
b) Add Item P. Single Family/Office Conversions:
"P. Single Family/Office Conversions
A structure originally constructed as a single
family residence which is proposed for
conversion to a low intensity office use shall
require the following:
1. The building elevations and the
landscaping between the front property
line and the building front shall be
maintained in their residential character.
2. Parking shall be provided to the rear of
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the structure. Access may be permitted
from the original driveway if there is a
minimum width of 10 feet.
3. Any trees with a trunk diameter greater
than 6 inches shall be preserved. If it
becomes necessary to remove a tree with
a trunk diameter greater than 6 inches,
each tree removed shall be replaced on a
2:1 ratio with 36 inch box trees.
4. If the rear property line abuts an alley,
access to parking shall be provided from
the alley whenever possible.
5. Where 2 or more single family residences
adjacent to one another are converted to
office uses, reciprocal access and parking
may be required.
6. Parking spaces shall be provided as
determined at proj ect review. To the
greatest extent possible professional
office parking requirements shall be met.
Landscaping requirements may be reduced
to provide adequate parking.
7. Unattended tandem parking will be
permitted if it is determined such parking
would be appropriate and effectively used.
8. Parking lot landscaping may be reduced to
5% of the parking area (plus setbacks) if
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it is deemed necessary in order to provide
adequate parking spaces.
9. Loading spaces are not required.
10. A monument sign shall be permitted with
the following standards:
Maximum height 4 feet
Maximum area 16 square feet
Minimum distance from property line 10
feet
No illumination shall be permitted
11. The structure shall be made to conform to
the provisions of the Uniform Fire Code
and the Uniform Building Code for
commercial structures.
12. Trash receptacles should be placed to the
rear of the structure and screened from
view. Location and size of receptacles
will be determined at project review."
SECTION 5. Page III-53, section 19.24.040,
NUMBER OF PARKING SPACES REQUIRED, is amended as follows:
[See Exhibit 5, (Page III-53 of the Development Code)
attached hereto and incorporated herein by reference.]
a) Add, after "Office, medical/dental", "Office,
Conversion from single Family" in the USE
column; and
b) next to it, in the NUMBER OF REQUIRED SPACES
column, add, "Determined at project review."
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ORDINANCE.. . AMENDING SECTIONS 19.06.010(2) (C), 19.06.030
(2), 19.24.040, AND TABLES 06.01 AND 06.03 OF THE SAN
BERNARDINO MUNICIPAL (DEVELOPMENT CODE) TO ESTABLISH
EXISTING SINGLE FAMILY RESIDENTIAL STRUCTURES AS
PERMITTED, CONFORMING USES IN THE COMMERCIAL-OFFICE (CO-
2) LAND USE DISTRICTS CITY WIDE, AND TO PROVIDE STANDARDS
BY WHICH THE STRUCTURES MAY BE CONVERTED TO LOW INTENSITY
OFFICE USES.
I HEREBY CERTIFY that the foregoing ordinance was
duly adopted by the Mayor and Common Council of the city
of San Bernardino at a
meeting therefore, held
on the
day of
, 1991, by the
day of
, 1991.
W. R. Holcomb, Mayor
City of San Bernardino
Approved as to
form and legal content:
JAMES F. PENMAN,
city Attorney
By: l-.t'>W-1 1. Pe~
(;
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O C' '-IMEKLlAL DiSTRiCi S -19.00
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B. CQ-l (COMMEROAL Oma) DISTRICT
This district is intended to provide for the continued use, expansion, and
new development of administrative and professional offices, hospitals,
and supporting retail uses in proximity to major transportation corridors
and ensure their compatibility with adjacent residential and commercial
uses. Additionally, this district permits a maximum density of 47 units
per gross acre for senior citizen and senior congregate care housing.
C CO.2 (COMMEROAL Oma-CONVERSION) DISTRICT
This district is intended to promote the conversion, rather than the demoli-
tion of existing residential structures where feasible, in designated areas
for low-intensity administrative and professional offices. Additionally,
this district permits a maximum density of 47 units per gross acre for
senior citizen and senior conlVE!gate care housing. Existing single family
residential structures may remain as a permitted use.
D. CG-l (COMMEROAL GENERAL) DISTRICT
This district is intended to provide for the continued use, enhancement,
and new development of retail, personal service, entertainment, office and
related commercial uses along major transportation corridors and intersec-
tions to serve the needs of the residents; reinforcing existing commercial
corridors and centers and establishing new locations as residential growth ,
occurs.
E. CG-2 (COMMEROAL GENERAL-BASELINE/MT. VERNON) DISTRICT
This district is intended to enhance the economic activity of the Baseline
Street and Mount Vernon Avenue, and other appropriate commercial cor-
ridors; infilling and intensifying existing development, establishing new
key activity centers and nodes, allowing for the development of medium
and medium high residential density as alternative uses. The residential
development shall have a minimum contiguous area of 1 gross acre with a
maximum density of 12 units per gross acre along Mount Vernon Avenue
and Baseline Street and other designated locations west of 1-215 and a
maximum density of 21 units per gross acre along Baseline Street and
other designated locations east of 1-215. Additionally, a bonus density of
50% for the development of senior citizen and senior congregate care
housing shall be permitted, subject to the approval of a Conditional Use
Permit.
EXHIBIT 1
U-60
5191
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5/91
EXHIBIT 3
21.
22.
23.
24.
20.
Wh~ an existing service station aOns property in a
residential land use district, a 6 foot high decorative masonry wall
shall be constructed at the time the station requires a permit for the
on-site improvement/modification. Materials, textures, colors and
design of the wall shall be compatible with on-site development
and adjoining properties. When the wall reaches the established
, front-yard setback line of a residentially designated lo~ abutting or
di.rectly across an alley from the service station, it shall decrease to
a height of 30 inches.
Restroom entrances viewable from adjacent properties or
public rights-of-way shall be concealed from view by planters or
decorative screening.
Noise from bells or loudspeakers shall not be audible beyond
the property line at any time.
All parking, loading, circulation aisles, and pump island bay areas
shall be constructed with (PCC) concrete.
No pump nozzle on self-service islands shall be equipped with hold
open devices.
O. SERVICE STATION CONVERSIONS
A structure originally constructed as a service station and which is
proposed for conversion to another allowable use shall require upgrading
and remodeling for such items as, but not limited to, removal of all
gasoline appurtenances, removal of canopies, removal of pump islands,
removal of gas tanks, removal of overhead doors, additional street im-
provements or modification of existing improvements to conform to ac-
cess regulations, exterior remodeling, and any additional standards as re-
quired by this Development Code.
P. SINGLE FAMILY/OFFICE CONVERSIONS
0-117
'V91
EXHIBIT 4
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P. Single-Family Office Conversions
A structure originally constructed as a single family
residence whicn is proposed for conversion to a low intensity
office use shall require the following:
1. The building elevations and the landscaping between the
front property line and the building front shall be
maintained in their residential character.
2. Parking shall be provided to the rear of the structure.
Access may be permitted from the original driveway if
there is a minimum width of 10 feet.
3. Any trees with a trunk diameter greater than 6 inches
shall be preserved. If it becomes necessary to remove
a tree with a trunk diameter greater than 6 inches, each
tree removed shall be replaced on a 2:1 ratio with 36
inch box trees.
4. If the rear property line abuts an alley, access to
parking shall be provided from the alley whenever
possible.
5. Where 2 or more single family residences adjacent to one
another are converted to office uses, reciprocal access
and parking may be required.
6. Parking spaces shall be provided as determined at proj ect
review. To the greatest extent possible professional
office parking requirements shall be met. Landscaping
requirements may be reduced to provide adequate parking.
unattended tandem
determined such
effectively used.
8. Parking lot landscaping may be reduced to 5% of the
parking area (plus setbacks) if it is deemed necessary
in order to provide adequate parking spaces.
parking will be permitted if it is
parking would be appropriate and
7.
9. Loading spaces are not required.
10. A monument sign shall be permitted with the following
standards:
Maximum height 4 feet
Maximum area 16 square feet
Minimum distance from property line 10 feet
No illumination shall be permitted
Page II-117-A
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11. The structure shall be made to conform to the provisions
of the Uniform Fire Code and the Uniform Building Code
for commercial structures.
12. Trash receptacles should be placed to the rear of the
structure and screened from view. Location and size of
receptacles will be determined at project review.
Q. Single Room Occupancy (SRO) Facilities
Page II-117-B
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Commercial T TL"_
Hotels/motels
,
Lube-n-tune
Multi-tenant auto-related
facilities
Offices, general:
gfa. up to 2000 sf.
2001 to 7500 sf.
7501 to 40000 sf.
40001 and greater
Office, medical/ dental
Office,Conversion from
Single Family
Restaurants, cafes, bars
and other eating and
drinking establishments
(gfa. includes outdoor
seating/ eating area)
Restaurants, with drive-up
or drive-thru facilities
(including outdoor seating areas)
Delicatessen/ donut shop
Retail commercial
OFF-STREET PARKING STANDARDS -19.24
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NUMBER OF REal TTRF.D SPACES
1.1 space for each bedroom, plus
requirements for related commer-
cial uses, plus 1 space for each
50 sf. of gfa. of main assembly
room, plus 2 spaces for manager's
unit. For facilities visable from
any freeway, on-site parking for
''big rigs" shall be determined at
project review.
1 space per bay, plus 1 space for
each employee, plus 2 space
queueing lanes for each bay.
1 space for each 200 sf. of gfa.,
plus 1 space for each employee.
1 space for each 200 sf.
1 space for each 250 sf.
1 space for each 300 sf.
1 space for each 350 sf.
10 spaces for first 2000 sf.,plus
1 space for each additional 175
sf. over 2000 sf.
Determined at project review.
1 space for each 35 sf. of public
seating area, plus 1 space for
each 200 sf. of all other gross
floor area, with a minimum of 10
spaces.
1 space for each 100 sf. of gfa. plus one lane for
each drive-up window with stacking space for
6 vehicles before the menu board.
1 space for each 100 sf. of gfa.
1 space for each 250 sf. of gfa.
m.53
5191
EXHIBIT 5