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HomeMy WebLinkAbout59-Planning ':CIT~ OF SAN _R.JiRDlNO - RI!QU.ST ~OR COUNCIL ~ R. Ann Siracusa From: Director of Planning Subject: Change of Zone No. 88-1 Dept: Planning D~: June 9, 1988 Mayor and Council Meeting of June 20, 1988, 2.00 p.m. Synopsis of Previous Council action: On April 19, 1988, the Planning Commission unanimously recommended approval of Change of Zone No. 88-1. On May 16, 1988, the Mayor and Council continued Change of Zone No. 88-1 for 30 days to allow time for additional information on the owner and a police report to be obtained for review prior to Counc~l action. This information has been obtained and is included in this report. Racommended motion: 1. That the Negative Declaration be adopted, and 2. That Change of Zone No. 88-1 be approved, and 3. That the City Attorney be directed to prepare the necessary amendments to the Zoning Code. 4...., ~~ ~'.().t..u tl "'"-'~' Signature R. Ann Siracusa Contact person: R. Ann Siracusa Phone: 384-5057 Supporting data attached: Ward: FUNDING REOUIREMENTS: Amount: Source: (Acct. No.) (Acct. DescriDtionl Finance: Council Notes: - .x;-q CIT~ OF SAN "R.iRDlNO - R.QUIIST ~OR COUNCIL ACTION STAFF REPORT Subject: Change of Zone No. 88-1 Mayor and Council Meeting of June 20, 1988 REOUEST The Mayor and Council requested additional information concerning the owners and a pOlice report for the property involved in Change of Zone No. 88-1. Change of Zone No. 88-1 is a request to change from RTR Transitional to C-3General Commercial. The 22,500 square foot property is located on the south side of 23rd Street, 100 feet west of Mountain Avenue. BACKGROUND At their April 19, 1988 meeting, the Planning Commission recommended approval of Change of Zone No. 88-l~ On May 16, 1988, the Mayor and Council continued Change of Zone No. 88-1 for 30 days and asked for additional information on the owner and a police report on the area. The owners of the property, Great Western Development, own a hotel in Guam. The applicant, Patrick Chiu and Associates, is an architectural firm specializing in hotel-motel develop- ment in Southern California. Neither the owner or the applicant have other projects in the San Bernardino Area. , Great Western has applied to Travel Lodge for a franchise for the site. A letter is attached from the Forte Hotels Inter- national, Inc., the franchising agent for Travel Lodge. This company offers a worldwide reservation system to Travel Lodge as its parent company, Trusthouse Forte PLC, is located in London. They have 750 hotels around the world. The attached police report reflects the process the police went through in drawing up their conditions of approval for the Conditional Use Permit (CUP) for the motel. The design of the motel, with a solid wall toward 23rd Street and the ten foot landscaped area between the building and the street met with the approval of the Police Department. The other police conditions would be added to the CUP as Conditions of Approval for the motel. ~VPJl. .1~tllt $:;Q.um::.u.... OPTIONS The Mayor and Council may adopt the Negative Declaration and approve Change of Zone No. 88-1 and direct the City Attorney to prepare the necessary amendments to the Zoning Code. The other option is that the Mayor and Council may deny Change of Zone No. 88-1. 7!i.n'Fi.4 '. " . o o Change of Zone No. 88-1 Mayor and Council Meeting of June 20, 1988 Page 3 CONCLUSION The attached police report outlines the police requirements for approval of the Conditional Use Permit for the motel and describes the low crime situation in the area. The owners of the property own one other hotel located in Guam. The proposed motel is part of an international franchise. RECOMMENDATION Staff recommends the Council adopt the Negative Declaration and approve Change of Zone No. 88-1 and direct the City Attorney to prepare the necessary amendments to the Zoning Code. Prepared by: Vivian Stevens, Planner II for R. Ann Siracusa, Director of Planning Attachments: A B C D mkf/6/8/88 csj/6-9-88 M&CCAGENDA:CZ88l Letter from Forte Hotels Police report Location Map Parcel Map . :. o ATTACHMENT A o I. forte Hotels InternationaI.lnc.. North Am.rican .ubsidiary qf T",sthouu Fort. PLC. on. of the world's largest hotel and catering companies with ON' 750 hotel. worldwid.. JERE M. HOOPER SENIOR VICE PRESIDENT FRANCHISE June 2, 1988 Mr. TinPthy Lee COMPU'l'ERLAND UPL1\N1J 916 North M>untain Avenoo IH Upland, California 91789 R!: 64 Unit M:>tel Developlent, Highland Avenoo, San Bernardino, California Dear M:. Lee. Forte lbtels International, Inc. is pleased to be in receipt of your application for tlE 64 unit m:>tel developlent on Highland Avenue in san Bernardino. Forte lbtels aWLove& tlE site and tlE preliminary plans J b:never, final approval is always Subject to tlE results of our credit check. OUr Credit Departnent is in tlE process of OClIlpleting a credit check on tlE application which usually taIles about three lEeks. te look forward to working with you in San Bernardino on this exciting project. Sincerely, ~~~ Franchise JKl/js cc: ~vian Stevens (Express Mail) Patrick Chiu (With Enclosures) G!!ne J(ordoban 1973 Friendship Drive. EI C~. California 92020 (619) 448.1884 Telecopier(619) 448-8396 Telex 69-5429 o ATTACHMENT B CITY OF SAN BERNARDINO o MEMORANDUM - To Planning Department - Vivian Stevens Subject Change of Zone No. 88-1 From Lieutenant L. Neigel Police Department Date 27-May-88 ~m@mGW~OO- Date ..t. JlJN 0 1 1~~8 Approved ~ 'c;fl-; ("'" ,. , "'-".i i'[!'!;I1TME\'(] PROBLEM: .. "''''''~,'l'I:'i CA Mr. Patrick Chiu & Associates has submitted a ehange of Zone Ncii;;88~1';"whl'C~' would change a parcel (22,500 Sq.Ft.) located on Highland ave between Arrowhead and Mt.View from a T (Transitional) to a C-3 (General Commercial). The intended use is for a 64 unit motel complex. The City Council continued the matter for 30 days to further study the impacts on the area as it relates to crime. Recommendations: A study should be conducted through the Crime Analysis Unit and the Vice Detail in order to determine the crime trends as they relate to the area in question, otherwise identified as Reporting District (RD) #690. The specific areas of concern should be crimes related to vice and narcotic offenses. Fi ndi nSl!.: When tile matter first came before us our main concern was that the motel is planned for an area which does not have the typical transient traffic through the ci ty as does the freeways, therefore it woul d tend to serve a local clientele. This type of motel generally has proven to be a law enforcement problem because they will rent rooms by the hour, week or month. This type of motel generally draws problems associated with public drunks, prostitution and narcotic use/sales. Another initial concern is that less than one block away is a nightclub building which has been closed since 1987 and is pending a permit request to reopen as a nightclub which will sell alcohol. When the club originally opened as a teen night club we experienced an increase of crime in the immediate area even though the club did not sell alcoholic beverages. Most of the offenses were alcohol related and drug related. In 1986 the crime statistics showed a 22% increase in the average crime rate within the city for that Reporting District. After the 1987 closing of the club the reporting district showed a -9% reduction in reported crimes. We found no prostitution activity in the reporting district during the same period. We certainly cannot predict that such activity will exist merely because of the close proximity between the motel and the proposed nightclub, however, if there is a laxity of enforcement in the area we can certainly project that the offenses related to vice activity will increase dramati ca lly. . ,: -II ..., ;"'i,:j'"RESS ~ll,. ~...-liiif ..,. '. o o ~lemorandum 27-May-88 Change of Zone No. 88-1 At this point our concerns for the area and the impact of the placement of the 64 unit motel at the proposed site are as follows: * Ihcrease of traffic related problems. * Increase of transient customers without permanent residency. * Increase of noise due to traffic and loiterers particularly at highttime. * Additional problems due to the motel nightclub proximity. * Increase of demands for police service due to complaints from permanent residents about transient residents. I have submitted my concerns previously to the planning department through Ms. Debbie Shuker in our crime prevention bureau. I believe that if we can require certain items from the developers, we may be able to control the potential problems. Some of those requirements are listed: * Quality construction which would enhance the neighborhood. * Quality landscaping which is consistant with our city's beautification efforts. (This would include trees along the 23rd street parkway). * Adequate lighting on the north side of the complex near 23rd street. * No access from 23rd street into or out of the complex. * Keeping proper and accurate records of tenants' drivers license and vehicle license plate numbers. * No hourly, weekly or monthly rentals. * Quality maintenance of grounds, parkinq lot, exterior and interior of the building. Currently there are no significant crime problems related to reporting district #690. Because the property in :question currently houses two vacant buildings there is little activity reported. The construction would certainly improve the lot,which currently is stagnant and commercially non-productive. I would strongly recommend that during the construction phase, the developer provide for security during the nighttime hours to diminish crime related to construction site theft and vandalism. Submitted for your consideration, ~~. 7f.;~/ L. Neigel, Lieutenant Area Conmander - Area "0" ." "~ITY OF SAtPsERNARDINO - o,.EMORANDUM To Lt. Larry Neigel Subject Vice & Narcotics Activity in RD 690 From Joseph Kranyac III Date May 31, 1988 Approved ~ Date ,F:JI- yf" As per your request I have performed an analysis to determine the level of vice and narcotics activity in RD 690 and those RD's adjacent to it. The analysis is for the period of 6/1/87 - 5/31/88. Reporting District Prostitution Sex Crimes Narcotics Tota 1 630 2 1 8 11 650 0 0 7 7 680 9 4 8 21 690 0 3 8 11 700 0 0 3 3 710 0 0 2 2 1020 0 2 4 6 1550 0 4 5 9 Total 11 14 45 70 l '~... "oJ '''-'pce_ '4, ~-". ..., '.'.~J,_: .. ~~"./ <.,"'....'.. .;,'t" ,,~~. A~,.,,' ',~";,;~~',.f . . o o ATTACHMENT "c" CITY Of= SAN BERNARDINO PLANNIIIG DEPARTMENT AGENDA ITEM # LOCATION CASE CZ 88-1 10 . HEARING DATE 4/19/88 _ _____.._.................... ,1-JI........J'1.."...:cJt.:jIj.L... I~ .~, .:.: .., o~ ;~; : tfL: :or.. o~ ~ I::~~:'" bj I .', I ~ "0' .. o~ EEl 0., I DDiJ 0-' p., 00 I .', I~ ~ B8 _ L- ~.l ULIJ 001 ~l IBm ~., r- R-f ~ v- '0' 0.' 0.';;;::; ~- --1 ~ ~ T:t lit... I :1 It-I "., ~ i: ... C!:!:J~' 0" 0.' 0.'.... ~ == ( . .,.- i .. ~ . ..~I U ""I ft.1 <\..' ... ~ .. R.I . ~J ,)" ,," J:tJ CE:lr-1il I ,..: "" -""'!I .. ....< ," R-cEl1311 ::~ ~s~!.. \.. T o.s ".:.:.. ~ ~ ....""") I :~. 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L . ~_.! ,.; .., ..J , I 1~'7,'.1 ~ t .- I I ~ I /j,.''..i I IIJ :J <: 1'1 :::. <;( 149 22 c\ ...{ IJJ ,1: :;. ~ () c: 0: <:( I ~.' .. -'I . Por. r-/igll/(]nd Heights Trod l~es(J1J. M.B. /9/98 ATTACHMENT D l vi 23rd SfREET ,~, tr,.~ I .v ~I I '-l ' U, \\;1 "I." I 'In~ (1 _"j"(',,1 I "'[~'~;:t ' ,', I,il''(//.\', \'1~'I\:;I' ,3~ I \ I I II,;! ,: :'d_ I I @ I '1' ,I' (4) ~I I 22 I 21 I , "- I, {:f,.~ ?U'/ "-, ~ fl'\;' , < ", " ,'.. I,ft I A /A ""llT ", /3 (, , 12' 'q '11' ,_.' , +-... " . .... I ~" d' (2) .-, ' 1,..--1- o 24 I 23 I ol), If' .''', ,h , "I ,,) I /9 20 ") p; IJ '~ @ , ~'f- , 4 I/~t'2B_JY' IA",IJ,A~fj A:o",iEJ~ 2 3 I I 5 \.j!:..'f!! ... 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AGENDA ITEM HEARING DATE WARD 10 4/19/88 7 ~ IIJ 3 APPLICANT: Patrick Chiu & Assoc. 13523 Francisquito Ave.iB Baldwin Park, CA OWNER: Great Western Development 15270 Los Alto Drive Hacienda Heights, CA 91745 Change of Zone No. 88-1 ti IIJ ::) o IIJ a: ..... cr liI a: cr The applicants request approval under Authority of Municipal Code Section 19.06.060 to change the zone from T, Transitional, to, C-3, General Commercial, on a 22,500 square foot parcel. Located on the south side of 23rd Street 100 feet west of Mountain View Avenue. PROPERTY PIQ North Sou th East West EXISTING LAND USE Parking Lot Apartments, single fam. Vacant Building Parking Lot Parking Lot GENERAL PLAN DESIGNATION N/A N/A N/A N/A N/A ZONING T R-3 C-3 T T GEOLOGIC I SEISMIC DYES FLOOD HAZARD DyES OZONE A ( IX) YES ) HAZARD ZONE IX! NO ZONE ~NO OZONE B SEWERS oNO HIGH FIRE' DYES AIRPORT NOISE I DYES IX) YES HAZARD ZONE I!I NO CRASH ZONE [jNO ONO ..J o NOT o POTENTIAL SIGNIFICANT Z iii APPROVAL cr APPLICABLE EFFECTS 0 t- WITH MITIGATING ~ 0 CONDITIONS ZU) MEASURES NO E,I.R, IIJC!) o EXEMPT o E,I,R, REQUIREO BUT NO aa..0 0 :=Ez aa..ffi DENIAL Z- SIGNIFICANT EFFECTS 00 WITH MITIGATING j!:=E 0 CONTINUANCE TO Q:Z MEASURES 02 :;;iL 0 z 00 NO o SIGNIFICANT EFFECTS U IIJ SIGNIFICANT SEE ATTACHED E, R. C, IIJ EFFECTS MINUTES Q: NOV. 1911 RIY'ND ~ULY ,". SKY o o CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE Chanae of Zone No. OBSERVATIONS ~~~~~JG811~~E 4/~~/88 PAGIl ? 1 . REQUEST The request is for approval under 19.06.060 to change the zone from C-3, General Commercial. authority of Section T, Transitional, to 2. LOCATION The subject site is a 22,500 square foot rectangularly shaped parcel, located on the south side of 23rd Street, 100 feet west of Mountain View. 3. MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Approval of the proposed Change of Zone is consistent with the letters dated June 11, 1987, July 3, 1987, August l8, 1987, January 20, 1988, February 5, 1988, and March 16, 1988 from the State Office of Planning and Research to the City of San Bernardino which stipulate that ....land uses proposed during the period of the extension will be consistent with the purpose of the updated general plan provisions.... (See Attachment A - Municipal Code and General Plan Conformance) 4. CEQA S'l'ATUS An Initial Study was prepared by staff and presented to the Environmental Review Committee at the March 24, 1988 meeting, of that body a negative declaration was recommended. The Initial Study was made available for public review from March 29, 1988 until April 8, 1988. No comments were received. (See Attachment B - Initial Study) 5. BACKGROUND The applicant has submitted plans for a motel on this site and the adjacent property fronting Highland, with Conditional Use Permit No. 88-2. The Change of Zone is required to facilitate the proposed development. 6. ANALYSIS Land use compatability and traffic important factors in considering Transitional Zones are placed to between commercial and residential patterns are two a zone change. provide a buffer zoning districts. o o CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE COZ 88-1 OBSERVATIONS AGENDA ITEM 10 HEARING DATE 4/19/88 PAGE 't Property in a Transitional District may be used for parking for adjacent commercial uses or for residential development at a density equal to or less than that of the adjacent Residential District. A change to C-3, General Commercial, would allow the property to be used for all commercial uses. Highland Avenue is zoned commercial on both the north and south sides. The buffer between the commercial use and the surrounding single family districts variesfroin T, Transitional Zones to R-3, MUlti-Family Residential Zones. In some cases both the Transitional and the Multi-Family Districts are used. The area just east of this site, from Sepulveda to Valencia, does not have a T, Transitional District between the Commercial use and the adjacent R-3 Multi-Family District. The Change of Zone would allow commercial development on 23rd Street across from the Residential District, eliminating the existing buffer between the multi-family residential and commercial districts. Both corners of this block of 23rd Street are zoned Commercial. However, the existing business front Mt. View and Sierra Way and use 23rd Street entrance and exit for their parking lots. The street ia the buffer now as the commercial properties fronting Highland use 23rd Street as an exit from their parking lots. The applicant's property has 150 feet of frontage on both 23rd Street and Highland. The property is the site of a restaurant which is closed. The restaurant fronted Highland and the rear was used for parking with an exit onto 23rd Street. Both the Bank of America located to the west of this project and the retail center to the east have driveways on 23rd Street. The property in question has parking lots on both the east and west sides. The owner plans to erect a motel. The 64 unit motel would front Highland and have a solid wall on 23rd Street with no outlet onto the residential street. The change of zone would provide greater flexibility in site design. This site lies within the Uptown Redevelopment Area which requires that the parking lot be screened from the street by a berm or a three foot block wall. The properties currently using the transitional zone for parking preceded this requirement. o o CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE COZ 88-1 OBSERVATIONS AGENDA ITEM 10 HEARING OATE 4/19/88 P& 4 The block surrounding the project site has commercial zoning fronting Mt. View, Arrowhead and Highland. The center of the block fronting 23rd Street is zoned Transitional. (See Attachment D Site Map). This change of zone proposes to put commercial in the center of the Transitional zone. However, the use of the area as parking with ingress and egress from the residential street does not buffer the mUlti-family area from the commercial use. Traffic considerations were discussed with the Environmental Review Committee and the City Engineering Department. The Initial Study addressed traffic in relationship to the proposed motel and found since the plans do not show access from 23rd Street there would be no impact to that street and Highland Avenue is designed to carry any additional traffic created. The change of zone could allow a commercial business to use 23rd Street for ingress and egress. Mr. Mike Grubbs, Senior Civil Engineer, stated that most developments would not require a traffic study as 23rd Street is currently used by the existing businesses on Highland and that both Mt. View and Arrowhead have signals at Highland. 7. COMMENTS R~CEJVED No comments were received on the Change of Zone. 8. CONCLUSION The proposed C-3, General Commercial-District is compatible with the existing land uses and surrounding zoning. The establishment of a Commercial District on 23rd Street does not set a precedent as both ends of the block are already zoned Commercial and in Rlany areas along Highland the R-3, MUlti-Family Residential Districts are used as a buffer between the Commercial and Residential land uses. 9. RECOMMENDATION It is recommended that the Planning Commission: 1. Approve the Negative Declarationl and 2. Approve the Change of Zone 88-1. f --r o CITY OF SAN BERNARDINO PLANNING DEPARTMENT CASE COZ 88-l o OBSERVATIONS "'0 4/19/88 c; AGENDA ITEM HEARING DATE PAGE r Respectfully submitted, R. ANN SIRACUSA Director of Planning ~ ~ Si~ VIVIAN STEVENS Planner I ~r-~ csj Attachment A - Muncipal Code and General Plan Conformance Attachment B - Initial Study Attachment C - Location Map Attachment D - Site Map 4/14/88 OOC.PCAGENDA COZ881 \..