HomeMy WebLinkAbout39-Planning
Clt:" Or-'SAM BERNARDQO - REQUQT FOR COUNCIL AC~ON
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Dept:
R. Ann Siracusa
Director of Planning::~EC'D>AllHIH. S61iject:
Change of Zone No. 87-20
Planning
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Mayor and Council Meeting of
December 7, 1987, 2:00 p.m.
Date:
November 18, 1987
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on November l7, 1987, the
following recommendation was made:
The application for Change of Zone No. 87-20 was unanimously
recommended for approval. The Negative Declaration for environmental
review was also recommended for approval.
Recommended motion:
~ To approve the responses to comments and to adopt the Negative
~ Declaration for environmental impact which has been reviewed and
considered.
To approve, modify or reject the findings and the recommendation
of the Planning Commission and to direct the City Attorney to
prepare the necessary amendments to the Zoning Code.
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Signature RV. vAnn Siracusa
Contact person: R. Ann Siracusa
Supporting data attached: Staff Report
Phone:
384-5357
Ward:
1
FUNDING REQUIREMENTS:
Amount:
Source:
Finance:
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'-uncil Notes:
75-0262
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT" 0
SUMMARY
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PROPERTY
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North
South
East
West
AGENDA ITEM
HEARING DATE
WARD
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11/17/87
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ChANGE OF ZONE
No, 87-20
APPLICANT' Ernest Harris Association
8348 Center Drive
La Mesa, CA 92042
OWNER' Boyd Street Properties
15339 Foothill Blvd.
Fontana, CA 92335
Northwest corner of Mill Street and Allen Street,
The applicant requests a change of zone under code
authority 19.06.060 ona3,27 acre lot from M-l, Light
Industrial to C-M, Commercial Manufacturing,
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EXISTING
LAND USE
ZONING
GENERAL PLAN
DESIGNATION
Vacant
Vacant
Warehouse
Retail
Railroad Right of Way
M-l
M-l
M -1/ CM
C-3A
M-l
General Indus,
General Indus,
General Indus,
General Indus.
General Indus,
GEOLOGIC / SEISMIC DlI YES FLOOD HAZARO DYES OZONE A C SEWERS ~YES )
HAZARD ZONE ONO ZONE Kl\No OZONE B ONO
HIGH FIRE DYES AIRPORT NOISE / DYES REDEVELOPMENT DYES
HAZARD ZONE [lg NO CRASH ZONE li9 NO PROJECT AREA [3 NO
.J o NOT o POTENTIAL SIGN I FICANT Z [lg APPROVAL
~ APPLICABLE E FFE CTS 0
WITH MITIGATING ti 0 CONDITIONS
Zen MEASURES NO E.I.R.
l&JC!) o EXEMPT o E,I.R, REQUIRED BUT NO 1&.0 0
~Z I&.~ DENIAL
Z- SI GN IFICANT EFFECTS ~
00 WITH MITIGATING ;!~ 0 CONTINUANCE TO
a:Z MEASURES en2
:;ii: 0
Z [ljJ NO o SIGNIFICANT EFFECTS 0
l&J SIGNIFICANT SEE ATTACHED E, R. C, l&J
EFFECTS MINUTES a:
NOY 1981 REVISED JULY I..t
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ87-20
OBSERVATIONS
in
11/17/87
2
AGENDA ITEM
HEARING DATE
PAGE
r
1 . REQUES~
The request is for approval of a zone change under
of Section 19.06.06 from M-l, Light Industrial,
Commercial Manufacturing for a 3.27 acre site
northwest corner of Mill Street and Allen Street.
authority
to C-M,
at the
2. SITE LOCATION
The subject property is a 3.27 acre parcel located at the
northwest corner of Mill Street and Allen Street.
3. MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
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The site is currently zoned M-l, Light Industrial. The
General Plan designates the area General Industrial, which
corresponds to a zoning designation of M-2, General
Industrial. Attachment A enumerates the uses allowed in the
various zones involved.
The application requests a C-M, Commercial Manufacturing
designation. The Commercial Manufacturing zone is
inconsistant with the General Plan designation of General
Industrial but the California Government Section 65803
exempts Charter Cities from zoning consistency with the
General Plan. See Attachment B.
4. CEQA STATUS
An Initial Study was prepared by staff and presented to the
Environmental Review Committee. The study was accepted and
made available for public review. No comments were received.
The Environmental Review Committee recommended the adoption
of a Negative Declaration at their October 8, 1987, meeting.
5. BACKGROUND
-
In the past this Commission has deemed the General Plan
designation of General Industrial to be consistent with the
Zoning District of C-M Commercial Manufacturing. For
example, the Central City south Overlay District, the Hunts
Lane area and the Hospitality Lane area are zoned C-M within
the General Plan designation of General Industrial.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87-20
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OBSERVATIONS
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11/ 7/87
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AGENDA ITEM
HEARING DATE
PAGE
The applicants have received approval from the Development
Review Committee for four light industrial buildings totaling
63,919 square feet. One of them will be used for offices
and/or as combination of retail and manufacturing if the
change of zone is approved.
6. ANALYSIS
The site is surrounded by a mix of commercial and industrial
land uses. The project area is adjacent to a C-3A district
which has several retail shops including a butcher shop to
the east across Allen Street. To the southeast across Mill
Street in the existing C-M zone is an Auto Repair Shop and to
the west of that, zoned M-l is a warehouse. The site is
bounded by a railroad right of way to the west and west of
that is an M-l zone with two single family homes which are
nonconforming uses. North of the property in question is ~
vacant land which is zoned M-l.
Increased traffic must be a consideration for a change of
zone. The City Engineering Department shows a traffic count
on Mill Street at Allen Street as 330 cars per day. The
projection for the change of zone would increase the flow by
200 cars per day for a total of 530 cars per day, which is
well below the carrying capacity of this major street.
Within about one half mile of the project area are several
housing areas, a school, Meadowbrook Recreation Park and the
Orange Show Grounds. These uses would not be enhanced if the
property was developed to the General Plan designation of
General Industrial.
7. COMMENTS R~~~lY~Q
No comments have been received.
8. CONCLUSION
Although the proposed C-M Zone District is not consistent
with the General Plan Designation, this proposal blends with
the existing land uses and surrounding zoning in that they
are already a mix of Commercial and Light Industrial. ~
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87-20
OBSERVATIONS
11/11/81
4
AGENDA ITEM
HEARING DATE
PAGE
9. RECOMMENDATION
It is recommended that the Planning Commission:
(1) Approve the Negative Declaration;
(2) Recommend approval of Change of Zone 87-20.
Respectfully submitted,
R. Ann Siracusa
Director of Planning
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C,l~~ ~) ....U/Jf.PYV>'
Vivian Stevens
Planner I
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Attachment A - Municipal Code and General Plan Conformance
Attachment B - State Statute 65803
Attachment C - Initial Study
Attachment D - Location Map
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87~20
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OBSERVATIONS
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11/17/87
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AGENDA ITEM
HEARING DATE
PAGE
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
C-l NEIGHBORHOOD COMMERCIAL DISTRICT
A.
Retail stores
structures):
<located
within enclosed
permanent
1. Bakery employing not more than five persons;
2. Book store;
3. Confectionery store;
4. Drugstore;
5. Dry goods or notions store;
6. Florist or gift shop;
7. Grocery, fruit, or vegetable store;
8. Hardware or electrical appliance store;
9. Jewelry store;
10. Meat market or delicatessen store;
11. Packaged ice station;
12. Photographic supplies store;
l3. Stationary store.
B. Office or ground space.
.....
1. Automobile parking lot;
2. Offices, business or professional.
C. Services.
1. Automobile service stations;
2 . Bank;
3. Barber shop and beauty shop;
4. Restaurant, tea room, or cafe (no dancing or
entertainment) ;
5. Clothes cleaning pickup agencies and pressing
establishments, provided each machine has a rated
capacity of not more than fifteen pounds;
6. Dressmaker or millinery shop;
7. Launderettes, provided each machine has a rated
capacity of not more than fifteen pounds;
8. Library;
9. Photographer;
10. Post Office;
11. Shoe store and repair; .-
12. Tailor;
l3. Dance instruction studio.
D. Combination uses.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87-20
OBSERVATIONS
AGENDA ITEM
HEARING DATE
PAGE
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E. Other. (Such other uses as the Commission determines to
be similar.)
C-2 COMMUNITY COMMERCIAL DISTRICT
19.20.020 Uses Permitted.
It is unlawful for any person to use a building or land
except for the following purposes:
A.
Uses permitted in the C-l
District;
Neighborhood Commercial
B. Retail stores;
Antique store;
Art shop;
Automobile sales agency, with incidential service
and repairs;
Bakeries (not more than ten employees);
Bird store;
Clothing store;
Establishment offering alcoholic beverages for on
site consumption, including those integrated with a
restaurant, subject to a conditional use permit;
Department store;
Drive-in restaurants (subject to conditional use
permit);
Electrical supply shop;
Feed and fuel stores (entirely within building
devoted to retail sales);
Frozen food lockers (retail only);
Furniture store;
Ice storage houses (limit capacity to five tons);
Liquor store or other facilities for the off-site
sale of alcoholic beverages, including beer and
wine, subject to a conditional use permit;
excepting therefrom a liquor store or other
facility containing twenty-five thousand square
feet or more which does not sell alcoholic
beverages as its principal business;
l6. Newsstands;
l7. Paint stores;
18. Pet shops;
19. Plant nurseries (fertilizer stored within
building) ;
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......... 2.
3.
4.
5.
6.
7.
8.
9.
10.
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12.
13.
l4.
15.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE cz "8'7 - ~()
OBSERVATIONS
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AGENDA ITEM
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20. Plumbing supply shop;
21. Printing shops;
22. Trunk and leather goods store.
C. Office, ground or storage space.
1.
Auditoriums, meeting
service organizations
Business colleges or
commercial enterprise
halls, for
on second floor
private schools
on second floor
fraternal and
levels only;
operated as a
levels only;
2.
D. Services.
1. Banks and financial institutions;
2. Catering establishments;
3. Automobile service stations;
4. Dry cleaning and pressing establishments and ~
laundries, provided each machine has a rated
capacity of not more than sixty pounds;
5. Medical or dental laboratories;
6. Movie theaters, subject to a conditional use
permit;
7. Music conservatories;
8. Open uses such as: agriculture <field crops, truck
gardening, berry or bush crops, flower fields,
apiaries when not being used for commercial
purposes);
9. Public garages;
10. Blood plasma collection, processing, storage or
distribution facility, subject to a conditional use
permit.
E. Combination uses.
F. Such other uses as the Commission determines to be
similar. Any use specified in this section as being a
permitted use ln the C-2 Community Commercial District
shall be permitted subject to a conditional use permit
when such use provides for, contemplates or involves
dancing or entertainment or is an entertainment place as
defined by this title.
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C-3 GENERAL COMMERCIAL DISTRICT
A. Uses permitted in the C-2 District.
B. Retail stores.
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--. CASE (:7 R7_?O
OBSERVATIONS
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11/17/87
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AGENDA ITEM
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PAGE
1. Automobile sales;
2. Commercial greenhouses (retail only);
3. Secondhand goods sold entirely within an enclosed
building;
4. Used cars and trailer sales lots.
C. Services.
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l. Amusement arcades;
2. Animal hospitals;
3. Auction houses or stores;
4. Automobile service stations;
5. Automobile wash;
6. Baths, Turkish, steam or other public;
7. Blueprinting and photocopying;
8. Bowling alleys;
9. Boxing arenas;
10. Dance halls;
ll. Drive-in theaters;
12. Employment agencies;
13. Ice or roller skating;
l4. Mortuaries and funeral parlors;
15. Motels and motor hotels;
l6. Pool halls;
l7. Repair garages;
l8. Swimming pools;
19. Tire retreading and recapping;
20. Trade schools;
2l. Trailer camp;
22. Trampolines;
23. Upholstery shop;
24. Wedding chapels.
D. Combination Use.
E. Such other uses as the Commission determines to be
similar.
C-3A LIMITED GENERAL COMMERCIAL DISTRICT
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All provisions
district shall
exceptions:
set forth for the C-3 general commercial
apply with the following additions and
A.
All
buildings shall be entirely new and complete
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CITY OF SAN BERNARDINO PLANNING DEPARTMFNT
CASE cz . t!~-20
OBSERVATIONS
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AGENDA ITEM
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PAGE
structures designed and used for commercial purposes
only;
B. Plot plans and elevations shall be submitted to the
Commission for approval;
C. Alleys may be required by the Commission;
D. No structure originally designed as a residence, or as
an accessory residence, shall be used for any retail
business or professional use;
E. No business or professional building shall be erected or
established on the same lot together with a building
originally established as a residence, or as an
accessory to a residence;
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F. No residential uses shall be permitted on any lot
occupied by a business or devoted to a business or
professional use;
G. There shall be no combination uses.
C-M COMMERCIAL-MANUFACTURING DISTRICT
Use permitted in the C-3A, Limited General Commerical
District, the M-l, Light Industrial District, and in the M-l,
Limited Light Manufacturing-Industrial District.
M-l LIGHT INDUSTRIAL DISTRICT
A. Assembly of small electrical and mechanical appliances
and electronic instruments;
B. Automobile screw machines, blacksmith shops and machine
shops, excluding punch presses over twenty tons, drop
hammers;
c.
Automobile assembly, battery manufacturing, body
fender works, painting, rebuilding, reconditioning,
retreading and recapping, truck repairing
overhauling, upholstering and like uses;
and
tire
and
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D. Automobile impound yards, subject to a conditional use
permit;
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87-20
OBSERVATIONS
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AGENDA ITEM
HEARING DATE
PAGE
2
11/17/87
10
E. Automobile service stations;
F.
G.
H.
1.
J.
C K.
L.
M.
N.
Contractors storage yards
a building or within an
with a 6-foot high chain
masonry wall;
when
open
link
conducted entirely within
space entirely enclosed
fence or 6-foot high
Draying and freight yards;
Electric distribution substations;
Feed and fuel yards, subject to the same provisions as
required in subsection F;
House moving storage yards, subject to a conditional use
permit;
Laundries and dry cleaning plants, carpet and rug
cleaning plants and like uses;
Lumber yards, subject to the same provisions as required
in subsection F;
Machinery rentals when conducted entirely within an
enclosed yard as required by subsection F.
Manufacture and maintenance of billboards and electrical
signs, commercial advertising structures;
O. Manufacture of novelties, metal, and rubber stamps and
toys;
P. Manufacturing, compounding, assembly or treatment of
articles or merchandise from the following previously
prepared materials;
Q. Manufacturing, compound, processing, packaging or
treatment of products;
R. Manufacturing of figurines, pottery or similar ceramic
products;
C S. Movie studios;
T. Poultry or rabbit kill ing incidental to sale on the
premises;
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87-20
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OBSERVATIONS
AGENDA ITEM z
HFARING DATE _11/17/87
PAGE ~
U. Repair garages;
v. Retail lumber yards including incidental mill work;
W. Small boat building and repairs;
X. veterinarian animal hospital;
Y. Wholesaling and warehousing;
Z. Such other uses which the Commission determine to be
similar in nature and does not produce obnoxious noise,
odor, dust, smoke, glare and other nuisances.
M-2 GENERAL INDUSTRIAL DISTRICT
A.
Al~ industrial uses not expressly prohibited by law, or
by reason of emission of noxious or offensive gases or
odors, dust, smoke, soot, noise, vibration or light.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE CZ 87-20
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OBSERVATIONS
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11/17/87
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AGENDA ITEM
HEARING DATE
PAGE
ATTACHMENT B
CHAPTER 4.
ZONING REGULATIONS
Article 1.
General Provisions
PURPOSE
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65800. It is the purpose of this chapter to provide
for the adoption and administration of zoning law,
ordinances, rules and regulations by counties and cities, as
well as to implement such General Plan as may be in effect in
any such county or city. Except as provided in Article 4
(commencing with Section 65910) and in Section 65913.1, the
Legislature declares that in enacting this chapter it is its
intention to provide only a minimum of limitation in order
that counties and cities may exercise the maximum degree of
control over local zoning matters.
( Amended by Stats. 1980, Ch. 1152.)
EXCLUSIVE METHOD
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65802. No provlslonS of this code, other than the
provisions of this chapter, and no provisions of any other
code or statute shall restrict or limit the procedures
provided in this chapter by which the legislative body of any
county or city enacts, amends, administers, or provides for
the administration of any zoning law, ordinance, rule or
regulation.
( Repealed and added by Stats. 1965, Ch. l880.)
CHARTER_~J1'IE~
65803.****Except as otherwise provided, this chapter
shall not apply to a charter city, except to the extent that
the same may be adopted by charter or ordinance of the city.
( Repealed and added by Stats. 1965, Ch. 1880; Amended by
Stats. 1986, Ch. 190. Urgency; effective June 24, 1986.)
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MINIMUM STANPARDS
65804. It shall be the purpose of this section to
implement minimum procedural standards for the conduct of
city and county zoning hearings.
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ATTACHMENT C
PLANNING DEPARTMENT
CITY OF SAN BERNARDINO
Initial Study
for
Environmental Review
Change of Zone Number 87-20
From M-l, Light Industrial, to C-M, Commercial Manufacturing
at the northwest corner of Mill Street and Allen Street
Prepared by:
Vivian Stevens
Planning Department
300 North "D" Street
San Bernardino, CA 92418
(714) 384-5057
Prepared for:
Harris Associates
8348 Center Drive
La Mesa, California 92402
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SECTION
1.0
2.0
2.1
2.2
3.0
3.1
3.2
3.2.1
3.2.2
4.0
- 4.1
'- 4.2
5.0
6.0
TABLE OF CONTENTS
PAGE
Introduction.............................. 1-1
Executive Summary......................... 2-1
Proposed Project.......................... 2-1
Project Impacts........................... 2"-1
Project Description.......................
Location................................. .
Site and Project Characteristics..........
Existing Conditions.......................
Project Characteristics...................
Environmental Assessments.................
Environmental Setting.....................
Environmental Effects.....................
References............................... .
Appendices
Appendix A - Environmental Impact Checklist
Appendix B - Liquefaction Study Booklets
Appendix C - Letter from Mr. Carlyle
Appendix D - Letter from Mr. Williams
Appendix E - Location Map
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1.0 INTRODUCTION
This report is provided by the City of San Bernardino as an
Initial Study for the proposed change of zone for the
northwest corner of Mill Street and Allen Street from M-l,
Light Industrial, to C-M, Commercial Manufacturing. As
stated in Section 15063 of the State of California
Environmental Quality Act (CEQA) Guidelines, the purposes of
an Initial Study are to:
1.
Provide the Lead Agency with
basis for deciding whether
Negative Declaration;
information to use as the
to prepare an EIR or a
2. Enable an applicant or Lead Agency to modify a
project, mitigating adverse impacts before an EIR
is prepared, thereby, enabling the project to qualify
for a Negative Declaration;
3. Assist the preparation of an EIR, if one is required
by:
a.
Focusing the EIR on the effects determined to be
significant,
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b. Identifying the effects determined not to be
significant,
c.
Explaining
potentially
significant.
the reasons
significant
for determining that
effects would not be
4.
Facilitate environmental assessment early
design of a project;
in the
5.
Provide documentation
finding in a Negative
not have a significant
of the factual basis for
Declaration that a project
effect on the environment;
the
will
6. Eliminate unnecessary EIRs;
7. Determine whether a previously prepared EIR could be
used with the project.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FOR CHANGE~F ZONE 87-20
October 2, 1987
2.0 EXECUTIVE SUMMARY
2.1 PROPOSED PROJECT
The request is for approval of a zone change under
of Section 19.06.07 from M-l, Light Industrial
Commercial Manufacturing for a 3.27 acre site
northwest corner of Mill Street and Allen Street,
the construction of four multi-use buildings.
2.2 PROJECT IMPACTS
authority
to C-M,
at the
to permit
Impacts identified in the attached checklist include:
l. The change in proposed uses of land as proposed in the
General Plan.
6. The possible increase in traffic and congestion.
16.
19.
The site is located in a possible liquefaction area.
The possibility of significant cumulative impacts on
the environment.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STQDY FOR CHANGE OF ZONE 87-2&
October 2, 1987
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3.0 PROJECT DESCRIPTION
3.1 LOCATION
The proposal is for a site located at the northwest corner of
Mill Street and Allen Street. (See Appendix A.)
3.2 SITE AND PROJECT CHARACTERISTICS
3.2.l EXISTING CONDITIONS
The site is a rectangularly-shaped, flat parcel encompassing
approximately 3.27 acres. The site is currently a rough
graded vacant field. (See Appendex B.l
3.2.2. PROJECT CHARACTERISTICS
The zone change is proposed from M-l, Light Industrial to C-
M, Commercial Manufacturing. The land uses allowed in the C- ~
M Zone include all the allowed uses of the M-I Zone as well
as all uses in the C-3A Limited General Commercial District.
The uses would be expanded to include all forms of retail
sales, office space and entertainment uses.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FOR CHANGE OF ZONE 87-20
October 2, 1987
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4.0 ENVIRONMENTAL ASSESSMENT
4.1 ENVIRONME~~AL SETTING
The rectangulary shaped parcel of land is bordered to the
south by Mill Street for approximately 309 feet by Allen
Street to the east for 431 feet and has a total of 3.27
acres. Mill Street is a major street and connects the site
to Waterman Avenue to the east and then to the 10 Freeway.
To the west Mill Street connects the site to the 215 Freeway.
The site is surrounded by the M-l, Light Industrial Zone on
three sides and has C-3A across Allen. Land use is mixed
between residential, commercial and light industrial. (See
Appendix A.)
4.2 ENVIRONMENTAL EFFECTS
The Environmental Impact Checklist identifies four areas of
potential concern regarding the project. These are:
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The possibility that the proposal would change the
land as designated in the General Plan.
The possible
congestion.
creation of a traffic hazard
or
The location of the project in a liquefaction zone.
The possibility of cumulative significant adverse
impacts.
The Environmental Impact Checklist is attached in Appendix A
of this report. Each item checked "maybe" on the checklist
is identified below, followed by the recommended mitigation
measures.
1. Could project change proposed uses of land, as
indicated on the General Plan, either on project site
or within general area?
The General Plan sets the area "generally south of Second
Street" as being suggested for "continued development of
commercial service and restricted industrial use." It is
further suggested "that wholesale activities, warehousing and
light manufacturing establishments will concentrate in this
area."
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The maps, however, show the area in question as being General
Industrial. The land use in the area is mixed and varies
from commercial just across Allen Street at Mill Street to a
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FOR CHANGE OF ZONE 87-20
October 2, 1987
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single family residence in the M-l zone across Allen Street
at the north end of the property. A railroad bounds the area
to the west. The project will not be changing the
surrounding land use currently and the text of the General
Plan does encourage a mix of commercial and warehousing in
the area.
6. Could the project create a traffic hazard or
congestion?
The Public Works Department anticipates the change in zone
could increase the traffic by 200 cars per day on Mill Street
traffic count at Mill Street and Allen Street is currently
330 and well below its improved carrying capacity.
16.
Will project be located in immediate
adverse geologic nature such as slide
highly erosible soils, earthquake faults,
area of any
prone areas,
etc.?
The site is located in a liquefaction area and an
investigation was done by C.H.J. Incorporated, Soils ........
Engineers. (See Attachment B.) The study found the proposed
development to be feasible from a soil engineering
standpoint, as long as the recommended subexcavation,
compaction and building standards were followed. Dr.
Williams, the City's consultant geologist, found that the
study was adequate to meet the requirements of Resolution No.
82-345 of the City of San Bernardino.
19. Will any effects of the subject project together or in
conjuction with effects of other projects cause a
cumulative significant adverse impact on the
environment?
This area is of mixed land use, the streets are adequately
designed to carry the possible increase in traffic and the
project is feasible even if it is in a liquefaction area if
proper construction measures are followed. There are no
other large scale projects planned in the area at present.
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FOR CHANGE OF ZONE 87-20
October 2, 1987
5.0 REFERENCES
Mr. Huston T. Carlyle, Jr.
Director
Office of Planning and Research
l400 Tenth Street
Sacramento, California 95814
(Letter of August 18, 1987)
Persons Contacted:
Dr. Floyd Williams, City Geologist
Michael Grubbs, Civil Engineering Association, City Public
Works Department
Consultants:
C.H.J. Incorporated
M. Kevin Osmum, Staff Engineer
1355 East Cooley Drive
Colton, California 92324
(714) 824-7210
clj
lO/2/87
misc./doc.
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APPENDIX A
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
ENVI RONMENTAL REVIEW COMMITTEE
ENVIRONMENTAL
IMPACT CHECKLIST
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A. BACKGROUND
1. Case Number (s) : CHANGE OF ZONE NO. 87~20 Date: 9/18/87
2. Project Description: Change the zone from M...l to C...t1 on a
3.27 acre lot to build office and industrial complex at
northwest corner of Mill Street and Allen Street.
3. General Location: AP if 136...251-37
B. ENVIRONMENTAL IMPACTS
YES MAYBE NO "
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1. Could project change proposed uses of land, as indi-
cated on the General Plan, either on project site or
within general area? X
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2. I,ould significant increases in either noise levels,
dust odors, fumes, vibration or radiation be gener-
ated from project area, either during construction
or from completed project other than those result-
ing from normal construction activity? X
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3. Will project involve application, use or disposal
of hazardous or toxic materials? X
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4. Will any deviation from any established environ-
mental standards (air, water, noise, light, etc. )
and/or adopted plans be requested in connection
with project? X
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5. Will the project require the use of significant
amounts of energy which could be reduced by the
use of appropriate mitigation measures? X
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6. Could the project create a traffic hazard or
congestion? X i..",
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7 . Could project result in any substantial change in
quality, quantity, or accessibility of any portion
of region's air or surface and ground water re-
sources? X
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8. Will project involve construction of facilities in
an area which could be flooded during an inter-
mediate regional or localized flood?
9. Will project involve construction of facilities or
services beyond those presently available or pro-
posed in near future?
10. Could the project result in the displacement of
community residents?
11. Are there any natural or man-made features in pro-
ject area unique or rare (i.e. not normally
found in other parts of country or regions)?
12. Are there any known historical or archaelogical
sites in vicinity of project area which could be
affected by project?
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13. Could the project affect the use of a recrea-
tional area or area of important aesthetic value
or reduce or restrict access to public lands or
parks?
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14. Are there any known rare or endangered plant
species in the project area?
15. Does project area serve as habitat, food source,
nesting place, source of water, migratory path,
etc., for any rare or endangered wildlife or fish
species?
16. Will project be located in immediate area of any
adverse geologic nature such as slide prone areas,
highly erosible soils, earthquake faults, etc.?
17. Could project substantially affect potential use
or conservation of a non-renewable natural
resource?
18. Will any grading or excavation be required in
connection with project which could alter any
existing prominent surface land form, i.e., hill-
side, canyons, drainage courses, etc?
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19. Will any effects of the subject project together
or in conjunction with effects of other projects
cause a cumulative significant adverse impact on
the environment?
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YES
x
MAYBE
x
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NO
x
x
x
x
x..
x..
x
x
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ATTACHMENT B
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LIQUEFACTION EVALUATION
MILL STREET BUSINESS PARK
NORTHWEST CORNER OF MILL AND ALLEN STREETS
SAN BERNARDINO, CALIFORNIA
PREPARED FOR
BOYD STREET PROPERTIES
JOB NO. 87982-3L
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p, O. Box 231 . 1355 E. Cooley Dr., Colton, Calif. 92324 . Phone (714) 824-7210
LIQUEFACTION EVALUATION
MILL STREET BUSINESS PARK
NORTHWEST CORNER OF MILL AND ALLEN STREETS
SAN BERNARDINO, CALIFORNIA
PREPARED FOR
BOYD STREET PROPERTIES
JOB NO. 87982-3L
SCOPE
During August of 1987, a Liquefaction Evaluation for the proposed
Mill Street Business Park, to be located on the northwest corner
of Mill and Allen Streets, San Bernardino, County, California, was
performed by this firm. The purpose of this evaluation was to
assess the liquefaction characteristics of the subject site as
they will affect the proposed development.
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A Preliminary Soils Investigation of the subject site has also
been conducted by this firm, as summarized in C.H.J. Report No.
87982-3 dated August 31, 1987. The report of the Preliminary
Soils Investigation should be considered in conjunction with this
Liquefaction Evaluation Report.
To orientate our investigation at the site, a 3D-scale Site Plan,
prepared by Harris Associates, dated March 24, 1987, was furnished
for our use.
The plan included a proposed development scheme. The location of
the site is shown on Index Map "A-l".
PROJECT CONSIDERATIONS
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Information furnished this office indicates that the subject 3.0+
acre site will be developed with commercial/light industrial one
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andlor two-story structure of wood frame and stucco reinforced
masonry or similar type construction.
FIELD INVESTIGATION
The soil conditions underlying the subject building site for this
liquefaction evaluation were explored by means of five exploratory
borings drilled to a maximum depth of 51.5 feet below the existing
ground surface with a truck-mounted CME 55 drill rig equipped for
soil sampling. The approximate locations of our exploratory
borings are indicated on the attached Plat (Enclosure "A-2").
Continuous logs of the subsurface conditions, as encountered
within the exploratory borings, were recorded at the time of
drilling by a staff geologist from this firm. The soils were
classified in accordance with the Unified Soil Classification
System described in the report. The boring logs are presented on
Enclosures "B-1" through "B-S". Representative soil samples were
obtained by driving either a split ring sampler or a Standard
Penetration Test (SPT) sampler ahead of the boring at selected
levels. The number of hammer blows required to advance the
sampler a total of 12 inches was noted and recorded on the boring
logs. The SPT data (N-va1ues) were used in evaluation of
liquefaction potential. Bulk samples of typical soil types were
obtained and returned to the laboratory in sealed containers for
evaluation.
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SUBSURFACE SOIL CONDITIONS
,
Data from our exploratory borings indicate the soil profile at the
si te typically consists of interbedded silty sands and poorly
graded sands and sandy silt with random strata of well graded
sands and sandy gravel -at depths below 20 feet. Standard
penetration test (SPT) data indicate the soils down to a depth of
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Job No. 87982-3L
approximately 20 feet are in a loose to dense state with the
soils below 20 feet in a dense state. Groundwater was encountered
at depths ranging from 16 to 18 feet below the existing ground
surface.
GEOLOGIC CONSIDERATIONS
A report by Gary S. Rasmussen and Associates in the immediate area
indicated an earthquake of 7.0 on the San Jacinto Fault (1-3/4
miles from the site) can be expected to affect the site. An
earthquake of this magnitude translates to a peak ground
acceleration in bedrock to 0.59g and a maximum repeatable bedrock
acceleration of 0.38g under the site. Additionally, the report
indicated a historic groundwater level of five feet should be
expected in the area of the site.
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LIQUEFACTION EVALUATION PROCEDURE
Liquefaction potential has been evaluated using the simplified
procedure described in "Ground Motions and Soil Liquefaction
During Earthquakes" by H. Bolton Seed and I.M. Idriss, EER1
Monograph, December 1982, and "New Charts for Evaluating
Liquefaction Potential Using Standard Penetration or Cone
Penetration Tests" by Robert Pyke and Moshen Beikae, TAGA
Technical Note 83-03, April 1983.
Liquefaction typically occurs when relatively loose to medium
dense granular soils below the water table are subjected to strong
ground motion. If a saturated sandy soil is subjected to
vibrations, it tends to compact and decrease in volume. The
tendency to decrease in volume results in an increase in pore
water pressure. If the pore water pressure builds up to the point
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Job No. 87982-3L'
at which it is equal to the overburden
stress becomes zero, the soil loses its
liquefied state (Seed and Idriss, 1982).
pressure, the effective
strength and develops a
The method of evaluating liquefaction potential consists of
comparing cyclic stresses developed in the soil by earthquake
motion to the cyclic stresses that will cause liquefaction of the
soil for a given number of cycles. In the simplified procedure,
cyclic stresses developed in the soil are calculated from a
formula that incorporates ground surface acceleration, total and
effective stresses in the soil at different depths (which in turn
are related to the location of the groundwater table), non-
rigidity of the soil column, and a number of simplifying
assumptions.
-.
Cyclic stresses that will cause liquefaction are related to the
relative density of the soil, expressed in terms of SPT b10wcounts
(N-va1ues), normalized for an effective overburden pressure of one
ton per square foot (Nl)'
".0'
A Geologic Report by Gary S. Rasmussen and Associates in the
immediate area recommended using a repeatable horizontal ground
acceleration of 0.29 for the purpose of calculating the cyclic
stresses developed in the soil by earthquake motion.
CONCLUSIONS
Based on the above information, our calculations indicate the
sand and silty sand soils underlying the site from 10 feet to
depths of approximately 25 feet satisfy all of the criteria
required for liquefaction. These soils are therefore considered
to be susceptible to liquefaction.
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Extensive local engineering geology and geotechnical engineering
studies indicate that liquefaction may manifest itself as isolated
sand boils or localized lateral ground spreading or settlement
rather than massive ground failures covering extensive areas.
Therefore, the liquefaction might affect isolated foundations or
floor areas rather than entire building areas.
DISCUSSIONS
-<,,-..,.
Measures taken to minimize liquefaction potential or to design to
accommodate the effects of liquefaction should be based on the
probability of the liquefaction phenomenon, type of construction,
risk to public safety and other factors. For certain types of
structures, this could include ignoring liquefaction in detailed
design, while at the same time recognizing that it could occur
during the life of the structure, causing damage or possible
structural failure.
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The basic approach is to minimize potential risk to public safety
from the effects of large earthquakes. The intent is to prevent
structural collapse, but it must be recognized that significant
damage might occur requiring extensive repair or possibly even
demolition of buildings. It should also be recognized that during
a seismic event severe enough to induce liquefaction, major damage
would most likely be sustained by structures due to causes other
than liquefaction.
A common solution for liquefaction affecting isolated foundations
or floor areas is to support structures on "mat" or "raft"
foundations designed to span affected zones. However, this
solution is not always practical for low buildings with large
interior spans or column spacings. A foundation system comprised
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,
of a "grid" of grade beams supporting isolated footings and typing
the structure together is another method which has been utilized
in an effort to withstand the effects of liquefaction.
Should the owner elect or be required to design to minimize the
effects of liquefaction, foundation systems should be designed to
provide support for localized liquefaction. In particular, the
foundation support system should be designed to accommodate the
potential loss of bearing support in a localized area without
immediate catastrophic failure of the entire structure.
Foundation systems to accommodate the effects of liquefaction
should be designed by an engineer competent in seismic structural
design.
By this report, it is not intended that a structure be designed as
"earthquake proof", or "liquefaction proof". Recognizing that
liquefaction or severe seismic events can occur is the first step
toward designing a structure which, although it may sustain major
structural damage, will allow for a minimum risk to public safety.
Settlements, both differential and overall, with subsequent
structural distress, will continue to be possible during the
seismic event, not to mention the damage incurred by virtue of the
ground motion itself.
......
While measures may be required during design and construction to
mitigate the possible effects of liquefaction, it should be noted
that our experience in the area has indicated that the existing
si te conditions of unconsolidated sandy alluvium, shallow
groundwater, and potential high repeatable acceleration are
present throughout much of the City of San Bernardino.
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Job No. 87982-3L
We trust this information is sufficient for your present needs.
If you should have any questions or comments concerning this
information, please contact us at your convenience.
Respectfully submitted,
C.H.J. INCORPORATED
Ill/ /
M"1iif !
un, Staff Engineer
Robert J. hnson, R.C.E. 27060
Vice Presi ent
MKO:mmc
Enclosures: Index Map "A-l"
Plat "A-2"
Boring Logs "B-1" - "B-5"
Report dated
Gary S. Rasmussen and Assoc.
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LIMITATIONS
C. H. J. Incorporated has performed our, services wi thin the limits
prescribed by our client, with the usual thoroughness and
competence of the engineering profession. C.H.J. Incorporated
makes no other warranty or representation, either express or
implied.
The conclusions and recommendations in this report are based upon
data obtained from separated sampling locations and interpolation
between them, carried out for the project and scope of services
described. It is assumed and expected that the conditions between
locations are similar to those encountered at the individual
locations. However, it is possible that conditions between
sampling locations may vary. Should conditions be encountered in
the field that appear different than those described in this
report, we should be contacted immediately in order that we might
evaluate their effect.
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If this report or portions thereof are provided to contractors or
included in specifications, it should be understood by all parties
that they are provided for information only, and should be used as
such.
The report and its contents resulting from this investigation are
not intended or represented to be suitable for reuse on extensions
or modifications of the project, or for use on any other project.
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Job No. 87982-3L
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GRAPHIC SCALE
INDEX MAP
OF
MILL STREET BUSINESS PARK
NORTHWEST CORNER OF MILL AND ALLEN STREETS
SAN BERNARD INO COUfm, CALIFORN IA
PREPARED FOR
BOYD STREET PROPERTIES
BASE MAP: USGS
SAN BERNARDINO SOUTH QUAD
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PLAT ".
FOR' Boyd Street ENCLOSURE -~
Properties MILL STREET BUSINESS PARK 1l~_?1l
NORTHWEST CORNER OF tlILL AND ALLEN STREETS
SAN BERNARD INO COmiTY, CALI FORrl IA JOB NUMBER
DATE' August 1987 87982 - 3L
- - C.~. ..JjJ. INCORPORATFrJ
APPE;mIX C
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pat.e of (1laQtll uta
GOVERNOR'S OFFICE
OFFICE OF P'-ANNING ANO RESEARCH
1400 TENTH STREET
SACRAMENTO 95814
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GEORGE OEUKMEJIAN
CJQVPNOR
August 18, 1987
Mr. James F. Penman
City Attorney
City of San Bernardino
300 North "D" Street
San Bernardino, CA 92418
Dear Mr. Penman:
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This letter is written in response to your request for
clarification of certain questions and issues which have arisen
as the city attempts to abide by the conditions imposed in my
prior letters of June 11 and July 3.
Reference is made to a memorandum from the City of San
Bernardino concerning six specific inquiries (copy enclosed).
My responses are as follows:
Response to Question No.1: The relocation of the 30 existing
dwelling units to be condemned by Caltrans may occur to the
proposed site if the new site is south of the line established
by my prior letters. However, if the site is north of said
line then this project may not proceed.
Response to Question No.2: The city may provide water service
to unincorporated areas outside the city limits but within the
city's sphere of influence.
Response to Question No.3: My prior correspondence, with
specific reference to Condition S(b) of my June 11 letter,
deals with this issue and no further clarification is
necessary.
Response to Question No.4: The General Telephone Company
project may proceed if the city can make the appropriate
findings that the project is necessary for the public health
and safety, particularly in reference to public access to the
911 emergency number so that care and services may be provided
to the residents of the city.
Response to Question No.5: The Congregate Care Facilities are
for profit and are commercial projects in nature and therefore
are subject to whatever restrictions, if any, apply to such
commercial projects south of said line.
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Response to Question No.6: The rerouting of the existing
sewer line due to a Caltrans project is classified as
maintenance necessary for existing facilities and may proceed.
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Additionally, certain other clarifications are necessary in
order to resolve uncertainties over the appropriate direction
of certain undertakings. I believe these clarifications to be
minor in nature given the original thrust of my two prior
letters.
First, since certain commercial structures were permitted to be
completed on both sides of said line, it naturally follows that
if a conditional use permit is required for a certain use in
that structure (such as a CUP for a liquor license) then the
requested permit may go forward subject to the usual
administrative process as if the conditions of the extension
were not in effect.
Second, since the addition to the Lighthouse for the Blind will
be connected to the original building, -it is considered an
accessory structure and may be completed. This will
necessitate a zone change from R to C, which is also permitted
to be processed consistant with the thrust of the immediate
prior paragraph.
Third, a zone change for the Senior Citizen Center for Perris
Hill Park may be processed for the actual physical site of the
center only. If approved by the appropriate city entity, the
zone change will be from 0 to PF. This center would be located
in the park and would not result in any boundary changes to the
park.
Fourth, the distinction in zones between M to C and C to M and/
or a combination thereof south of said line is, at best, a
distinction without much difference, certainly for general plan
update purposes. Accordingly, should such zone changes be
necessary in conjunction with proposed projects which are
permitted to otherwise proceed south of said line, then such
zone change requests may also be processed in accordance with
the thrust of the prior paragraphs.
Finally, I indicated to you that zone changes in redevelopment
areas from RI to a greater density use, such as R3, are not to
be permitted since, contrary to the effect of the prior
paragraphs, such change could result in a higher and
distin tively different level of development than the city may
wish, on completing its general plan.
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cc: Marguerite P. Battersby
Enclosure
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6'ITY OF SAN BERNARplNO -
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To
JAMES 1! . UNMAN
City Attorney
Unre.olved Questions After 7/3/87
OPR Lotter
From Cynthia Grace
Deputy City Attorney
catl July 15, 1987
Subject
ApPl'OYad
Cite
700.30-a
Since OPR issued ita second letter on July 3, 1987, I have
continued to receive requests r,r clarification from
developers, staff, and representatives of the utility
companies. Numerous questions aeem to remain unresolved after
the July 3rd letter.
The most persistent of the unresolved q~e8tions can be outlined
aa follows.
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(1) (Developer Ray Russell) Mr. Russell owns a 30-unit
apartment building on property whicb has been condemned by
Caltrana to accomodate the Route 30 right-of-way. Mr. Russell
wishes to locate the 30 existing dwelling units to a .' i.te which
is just north of the Calttana right-ot-way, and trom ;,; ~8
deacription, immediately contiquous to the Caltrana ri;ht-ot-,
way. This is not new construction aince is merely involves the
relocation of existing avelling units. However it is
re.idential and will require permits to build foundations and
connect utilIties. Does it coae within the scope of tbe
prohibition ot the OPR conditions?
(2) The City continues to receive requests 'for water
service in unincorporated areaa which are 9utside the City
Limits but within our sphere of influence. Can we provide
water ser~ice in the.. areas?
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(3) I had received calls from a Mr. Bindson who i.
proposing to build two structures side by aide, each of which
contains SiK dwellinq units. He alao has another project of
four dwelling units on a non-contiguou. parcel in the same
block. Be .ays that you spoke to Carlyle and advised him
(Hindson) that he can build one of th. six unit buildings. Is
this true? If 80, why did you refer him to me? Is there 80me
further i8sue to be resolved?
(4) General Telephone Company wiahes to build a
.switching unit. in the .rea north of the line. This waa
described to me by a phone company representative aa a -bi9
computer- which will allow people in the service area to have
such extra services as called forwarding conference Cal18, !nd
call waiting. The phone company representative advised me that
the computer will be houaed in a structure wbich require. a
building permit. If the City will not allow such a structure
to be built, it could be buried, subterrain install~tion is
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technologically and economically feasible. There will be no
staff at thl facility. There is an existing facility on 4th
and Waterman on the east side. This is probably a PUblic Worke
Project but it is not a City Public Works project. Can the
City make findings about the private utility company's public
work. project? Is it necessary for the publiC health and
.ahty?
(5) I have continued to receive calla from developers
about congregate care facilities for senior citizens.
Congregate care usually refera to approximately thr.e difforent
types of senior housing. In l~e case s.nior houling is
essentially identical to any other type of housing except it
haa some Bort of restriction relating to age. Congregate care
refers to the type of facility where there is a common dining
hall and po.sibly some sort of assiatld service. bat no medical
care. Convaleacent hospital refers to the type of senior
, houGinq where thor3 is m=dic~l cara of an ongoing nature. The
zoning ordinance permits -senior housing- in cOllllllerclal zones,
subject to a Conditional Ose Permit. Sen10r housing i. not
defined in the zoning ordinance. Is congregate care, licensed
or unlicensed, a commercial use for purpo.ea of the OPR time
extension?
(6) Mr. Moreno has referred to me a queation relating to ~
the rerouting of an exiating ae.er line due to the Caltrana
project in the vicinity of 30tb , B (extension of'ollt. 30
fr.eway) Ia this a -maintenance of an existing facility8? The
rerouted sewer line will be partly in the area south of the
line but it extends into the area north of the line
approximately a block and a half.
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Cl'NTBIA ODeE
Deputy City Attorney
CG:ma
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APPEND IX D
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FLOYD J. WILLIAMS, Ph.D,
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W'\' . A""'''' ,,-,,' "~"'NT
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SAN BEHNARO!NO, CA
130 Sunadge Way
Redlands, California 92373
(714) 792,8208
MINING ENGINEER AND REGISTERED GEOLOGIST #2143
MEMORANDUl1
TO:
Valerie C. Ross
Environmental Review Committee
City of San Bernardino
SUBJECT:
Floyd J. Williams, Registered Geologist
Consultant to the City of St9~~~~OK~
September 22, 1987 ~l'r'
Review of liquefaction study/geology reports, CZ 87-20
and ROP 87-87, Ernest aarris, your memorandum of
September 15, 1987.
FROM:
DATE:
TITLES OF REPORTS REVIEWED:
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1. Preliminary soils investigation, Mill Street Businass
Park, northwest corner of Mill and Allen Streets, San
Bernardino, California. Prepared by C.H.J. Incorporated,
dated August 31, 1987.
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2. Liquefaction evaluation, Mill Street Business Park,
northwest corner of Mill and Allen Streets, San Bernardino,
California. Prepared by C.H.J. Incorporated, dated August
31, 1987.
DISCUSSION:
I made a site inspection on September 18. 1987.
Together, the two reports review and document the subsurface
investigation and the subsequent analysis for liquefaction
potential at the site. Five exploratory borings were
drilled and logged. Appropriate samples were taken for
laboratory testing and standard penetration tests were made
at five foot intervals during the drilling.
The soil profile at the site consists typically of
interbedded silty sands and poorly graded sands and sandy
silt with random strata of well graded sands and sandy
gravel at depths below 20 feet. Soils from the surface down
to a depth of 20 feet are in a loose to dense state with the
soils below 20 feet in a dense state. Saturation conditions
were encountered at 16 to 18 feet.
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SEP 22 1987
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ClTY i-lAl1~'~::'~G ~[?itR-:MENT
SA~J BE~;JMimiliJ. CA
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Memorandum: Ross/Williams, CZ 87-20 and ROP 87-87, Ernest Harris,
9/22/87.
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A geologic report by Gary S. Rasmussen and Associates is
used to establish a design earthquake for the analysis. A
Magnitude 7.0 event on the San Jacinto fault, a peak ground
acceleration in bedrock of O.59g, and a maximum repeatable
bedrock acceleration of 0.38g are proposed.
The mathematical analysis follows procedures of Seed and
Idriss, utilizing normalized blow count, soil density data,
groundwater levels, and a repeatable horizontal ground
acceleration of O.29g. A conclusion of the liquefaction
report is that the sand and silty sand soils underlying the
site from 10 feet to depths of approximately 25 feet satisfy
all of the criteria required for liquefaction. It is
further concluded that, "These soils are therefcrp.
considered to be susceptible to liquefaction."
CONCLUSIONS AND RECOMMENDATIONS:
1. The soil zone from 10 to 25 feet depth beneath the site
is susceptible to liquefaction. ,~
2. The reports meet the requirements of Resolution No. 82-
345 of the City of San Bernardino.
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APPENDIX E
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
AGENDA
ITEM #
LOCATION
CASE
PW 87-20
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~TACHMENT D
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CITY OF SAN BERNARDINO PLANNING DEPARTMENT
AGENDA
ITEM #
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LOCATION
CASE __ CZ 87-20
HEARING DATE 11/17/87
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