HomeMy WebLinkAbout39- Planning CI-AY OF SAN BERNARD&O - REQUL T FOR COUNCIL ACI ION
From: R. Ann Siracusa Change of Zone No. 87-24
Director of Planning
Dept: i t._ - _. Mayor and Council Meeting of
Planning February 15 , 1988 , 2 :00 p.m.
Date: February 4 , 1988
Synopsis of Previous Council action:
Previous Planning Commission action:
At the meeting of the Planning Commission on January 26 , 1988 , the
following recommendation was made:
The application for Change of Zone No. 87-24 was unanimously
recommended for approval. The Negative Declaration for
environmental impact was also recommended for approval .
Recommended motion:
Adopt the Negative Declaration, and
Approve the recommendation of the Planning Commission and direct
the City Attorney to prepare the necessary amendments to the
Zoning Code .
r
n ll^
Signature R. Ann Siracusa
Contact person: R. Ann Siracusa Phone: 384-5357
Supporting data attached: Staff Report Ward: 1
FUNDING REQUIREMENTS: Amount:_
Source: (Acct No.)
(Acct Description)
Finance:
Council Notes:
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
SUMMARY HEARING ATE --
WARD 1
APPLICANT 46 NN TRACADaSWa ASSOC .
Way
W San Bernardino , CA 9241 ]JLee
CHANGE OF ZONE 87-24 Do Ill Lee and Kyung Ae
U oWNER: 127 Orange Park
Redlands , CA 92374
i�yj The applicant requests a Change of Zone from "T" Transitional
� to C-3A Limited General Commercial .
W
` The property in question consist of two vacant parcels encompas-
Q sing 16 ,995 square feet and located on the southeast corner of
W Spruce Street and herrington Avenue .
Q
EXISTING GENERAL PLAN
PROPERTY LAND USE ZONING DESIGNATION
Subject Vacant T Medium Density Res .
North Single Family Res . T Medium Density Res .
Fast Vacant C-3A General Commercial
South Single Family Res . C-3A General Commercial
West Single Family Res . T 17edium Density Res .
GEOLOGIC /=EO YES FLOD HAZARD ❑YES ❑ZONE A HAZARD NO ZONE ®NO ❑ZONE B SEWERS (� NO
HIGH CCRASH ZONE �NO PROJECT AREA ®NO
❑ NOT ❑POTENTIAL SIGNIFICANT ZO ® APPROVAL
APPLICABLE EFFECTS
WITH MITIGATING CONDITIONS
Z N MEASURES NO E.I.R. G
W
2 Z 13 EXEMPT ❑ E I.R. REQUIRED BUT NO U. W El DENIAL
Z — SIGNIFICANT EFFECTS 7.
00 WITH MITIGATING F' ❑ CONTINUANCE TO
cr Z MEASURES N O
> Z: v
Z ® NO ❑ SIGNIFICANT EFFECTS W
W SIGNIFICANT SEE ATTACHED E.R C
EFFECTS MINUTES
1
I
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
CASE
AGENDA ITEM
OBSERVATIONS HEARING DATE n1 /26189
PAGE
1 . REQUEST
The applicant requests approval of a Change of Zone from
T, Transitional to C-3A Limited General Commercial .
2. SITE LOCATION
The subject property consists of two parcels encompas-
sing 16,995 square feet (0.39 acre) located at the
southeast corner of Spruce Street and Herrington Avenue
and approximately 167 feet west of Mt . Vernon Avenue .
3 . GENERAL PLAN CONFORMANCE
Approval of the proposed Change of Zone is consistent
with the letters dated June 11 , 1987 , July 3, 1987 and
August 3, 1987 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 . . . "
4 . CEQA STATUS
At its regularly scheduled meeting of December 17 , 1987 ,
the Environmental Review Committee recommended a Nega-
tive Declaration for Change of Zone 87-24 . A Note of
Preparation of a Negative Declaration was published in
The Sun on December 23, 1987 . The Initial Study was
available for public review from December 23, 1987 to
January 13 , 1988 .
5 . ANALYSIS
Purpose_and_ Permitted_ Uses_ of_ the_Transitional_Zone
The Transitional Zone is intended to provide a buffer
between commercial and residential zones . Property in a
Transitional District may be used for parking for
adjacent commercial uses or for residential uses at a
density equal to or less than that of the adjacent
Residential District .
i
AN BERNARDINO PLANNING DEPARTMENT
CITY OF S casE
CZ 87
AGENDA
IT 2
OBSERVATIONS HEARING DATE O1/ 26/88
PAGE
Other_Nearby_Properties_ in_ the_Trans itional_District
The parcels abutting Mt . Vernon Avenue and zoned for
commercial uses are separated from nearby residential
properties by narrow strips of the Transitional Dis-
trict . (See Location Map, Exhibit A. ) Some of the
parcels in the Transitional District including the
property in question, are separated from the nearest
Residential District by a street , but most of the
Transitional parcels directly abut the adjacent Resi-
dential District .
Implications_ of Granting_ the_ Reguested Change_of_Zone
Granting the Change of Zone will encourage commercial
development along Mt . Vernon Avenue in that the existing
lots are shallow and increasing that depth will prove
greater scope and flexibility in site design . If the
Change of Zone from Transitional to Limited General
Commercial is granted, the property in question, which
can now be used only for residential uses or for
parking for the adjacent commercial uses, could be used
as a site for commercial construction . Granting the
Change of Zone would also set a precedent which could
result in other similar requests for Change of Zone from
Transitional to I:imited General Commercial . This would
have the effect of eliminating the buffer between the
Residential District and The Limited General Commercial ,
which would in many cases directly abut each other .
This effect is mitigated by the Standard Requirement for
all commercial projects that off-street parking areas
shall be screened from adjacent residentially zoned
property by a solid, decorative wall six feet in height ,
and by Municipal Code Section 19 .26 .080 (B) which
requires a masonry wall five to six feet in height where
side or rear property lines abut residentially zoned
property.
Zoning_ of_ Other_ Parcels_ on_ the__Block
All other parcels on the same block as the subject
property are zoned C-3A Limited General Commercial .
C SAN BERNARDINO PLANNING DEPARTMENT
CITY OF
r ———Z— i
IONS CASE CZ 8 7-24
AGENDA ITEM OBSE RVATHEARING DATE
PAGE
Current Land_ Uses_on_ the. Block
Other parcels on the same block as the subject property
are vacant , contain a vacant structure, or contain
commercial structures currently in use . One parcel
which abuts Mt . Vernon Avenue contains a small parking
lot .
Traffic
It is possible that driveways serving new commercial
uses could be placed on Herrington Avenue or Spruce
Street which are local streets serving a residential
neighborhood north and west of the subject property. If.
the new commercial uses generate significant amounts of
additional traffic , it might constitute an alteration of
present patterns and volumes of traffic circulation .
When a concrete development proposal for the subject
property is submitted, the City may require a traffic
study.
6 . CONCLUSION
A Change of Zone for the subject property from T,
Transitional to C-3A Limited General Commercial is a
logical extension of the existing zoning of other
parcels on the same block . The elimination of the
buffer between the Limited General Commercial and
Residential Districts is mitigated by Standard Require-
ments and Municipal Code provisions . Approval of the
requested Change of Zone will help encourage commercial
development along one of the City' s major commercial
streets .
CITY OF SAN BERNARDINO PLANNING DEPARTMEN
CASE CZ 87-24
VATIONS AGENDA ITEM 01/26/U—
T
OBSER H EARING DATE
PAGE
7 . RECOMMENDATION
It is recommended that the Planning Commission:
1 . Recommend approval of the Negative Declaration; and
2 . Recommend approval of Change of Zone 87-24 .
Respectfully submitted,
R. ANN SIRACUSA
Director of Planning
T.
SCOTT WRIGHT
Planner I
Attachment A - Initial Study
SW/cmc
PCAGENDA
CZ87240
01: 06: 88
i
PLANNING DEPARTMENT
CITY OF SAN BERNARDINO
INITIAL STUDY
NEGATIVE DECLARATION
CHANGE OF ZONE NUMBER 87-24
Request for a Change of Zone from T, Transitional
to C-3A, Limited General Commercial
at
The southeast corner of Spruce Street and Herrington Avenue
December 17, 1987
Prepared by Scott Wright
Planning Department
300 North D Street
San Bernardino, CA 92418
Prepared for Frank Tracadas and Associates
ATTACHMENT A
TABLE OF CONTENTS
Section
1 .0 1 .0 Introduction 1-1
2.0 Executive Summary 2-1
2.1 Proposed Project 2-1
2.2 Project Impacts 2-1
3 .0 Project Description 3-1
3 .1 Location 3-1
3.2 Site and Project Characteristics 3-1
3.2 .1 Existing Conditions 3-1
3 .2 .2 Project Characteristics 3-1
4 .0 Environmental Assessments 4-1
4 .1 Environmental Setting 4-1
4.2 Environmental Effects 4-1
4 .2 .1 Change in Lane Use 4-2
4 .2 .2 Increase in Traffic 4-2
4 .2.3 Demand for New Parking Facilities 4-2
4 .2 .4 Alternation of Present Patterns of 4-2
Circulation
5.0 Appendix
Environmental Impact Checklist
Exhibit A - Location Map
1 .0 INTRODUCTION
This report is provided by the City of San Bernardino as an
Initial Study for the proposed change of zone for two
parcels located at the southeast corner of Spruce and
Herrington Avenue. As stated in Section 1.5063 of the State
of California Environmental Quality Act (CEQA) Guidelines,
the purposes of an Initial Study are to:
1 . Provide the Lead Agency with information to use as
the basis for deciding whether to prepare an EIR or
a Negative Declaration;
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 ,
b. Identifying the effects determined not to be
significant ,
C. Explaining the reasons for determining that
potentially significant effects would not be
significant .
4. Facilitate environmental assessment early in the
design of a project;
5. Provide documentation of the factual basis for the
finding in a Negative Declaration that a project will
not have a significant effect on the environment;
6. Eliminate unnecessary EIRs;
7 . Determine whether a previously prepared EIR could be
used with the project .
1-1
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FOR CHANGE OF ZONE 87-24
December 17 , 1987
2 .0 EXECUTIVE SUMMARY
2 .1 proposed Project
The applicant proposes a change of zone from T,
Transitional to C-3A Limited General Commercial . The
property in questions consists of parcels 138-115-01
and 138-115-11 .
2.2 Project Im ap cts
Impacts identified in the attached Environmental
Impact Checklist include:
6a. A change in the land use as designated on the
General Plan;
9a. The possibility of an increase in traffic greater
than the lane use designated on the General Plan
would generate;
9b. The possibility of generating a demand for new
parking facilities;
9d. Alteration of present patterns of circulation.
2-1
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FO R
December 17 , 1987
3 .0 PROJECT DESCRIPTION
3 .1 Location
The property in question is located on the southeast
corner of Spruce Street and Herrington Avenue and
consists of parcels 138-115-01 and 138-115-11 . See
location map, Exhibit A.
3.2 Site and Project Characteristics
3.2.1 Existing Conditions
The property in question, encompassing 16 ,995 square
feet or 0.39 acre is currently vacant .
3 .2.2 Project_9haracteristJ.cs
See Section 2.1 .
3-1
CITY OF SAN BERNARDINO PLANNING DEPARTMENT
INITIAL STUDY FOR CHANGE OF ZONE 87-24
December 17 , 1987
4 .0 ENVIRONMENTAL ASSESSMENT
4 .1 Environmental Setting
The two parcels immediately south of the property in
question are zoned C-3A Limited General Commercial .
One is vacant and the other contains a vacant
commercial building .
These parcels and the property in question abut an
alley which runs in a north-south direction and
separates them from six parcels east of the site of
the proposed change of zone. These six parcels are
zoned C-3A. Two of them are vacant: , two contain
commercial and office structures, one contains a
vacant commercial building and a single family
residence and one contains parking .
The parcels immediately west of the site across
Herrington Avenue are zoned T, Transitional and
contain single family residences . The parcels west of
Herrington Avenue and abutting the north side of Fifth
Street are zoned C-3A and are either vacant or contain
single family residences.
The parcels north of the property in question and
abutting the north side of Spruce Street are zoned T,
Transitional and contain single family residence.
4 .2 Environmental Effects
The item checked "yes" on the attached Environmental
Impact Checklist is identified below.
4 .2.1 Change- in Land Use
6a. Will the proposal result in a change in the land
use as designed on the General Plan?
The property in question is currently designated
for medium density residential uses on the
General Plan land use map. The proposal is to
change the zone to permit commercial uses.
4 .2.2 Increase_in Traffic
The three items checked "maybe" on the attached
Checklist are identified below.
4-1
CITY OF SAN BERNARDINO
ZONE 87-24 r�LNT
INITIAL STUDY
December 17 , 1987
I
9a. An increase in traffic that is greater than the
land use designated on the General Plan?
It is possible that commercial uses established
on the property in question would generate more
traffic than the medium density residential uses
which the General Plan designates .
4.2.3 Demand for_New Parkina_Facilities
9b. Use of existing or demand for new, parking
facilities.
It is possible that commercial uses established
on the property in question would require more
parking spaces than medium density residential
uses.
4 .2.4 Alteraion of Present Patterns of Circulation
t
9d. Alteration of present patterns of circulation.
It is possible that driveways serving new
commercial uses could be placed on Herrington
Avenue or Spruce Street which are local streets
serving a residential neighborhood . If the new
commercial uses generate significant amounts of
additional traffic, it might constitute an
alteration of present patterns of circulation .
However , the Transitional Zone permits parking
for commercial uses; if the subject property were
developed for parking purposes ,
constitute a change in present circulation
patterns that is not already allowed by the
current zoning .
The four environmental effects cited above cannot be
addressed until there is a concrete development
proposal for the property in question. When such a
proposal is made, the City may require a traffic
study.
4-2
-- - -
Oak
CITY OF SAN BERN RDIN PLANNING DEPARTMENT
INITIAL STUDY FOR
December 17 , 1987
5.0 APPENDIX
Environmental Impact Checklist
Exhibit A - Location Map
S_1
APPENDIX
CITY OF SAN BERNARDINO
PLANNING DEPARTMENT
ENVIRONMENTAL IMPACT T CHECKLIST
A. BACKGROUND
Application Number:
CHANGE OF ZONE 87-24
Project Description:
The applicant requests a change of zone
from T Transitional to C-3A Limited General Commercial
Location: southeast corner of Spruce Street and Herrington Ave .
Redevelopment Area , Enterprise Zone or other Special District :
General Plan Designation: `Iedit�m D_ Pnsi_ry RP�� dPnrial �-1� rl�:�ac-
Zoning Designation:
T Transitional
B. ENVIRONMENTAL IMPACTS Explain answers , where appropriate, on a
separate attached sheet .
1 .
Earth-Resources Will the proposal. result in:
Yes No Maybe
a . Earth movement (cut and/or
fill ) of 10 ,000 cubic yards or x
more?
b . Development and/or grading on
a slope greater than 15% x
natural grade?
c . Development within the
Alquist-Priolo Special Studies x
Zone?
d . Modification of any unique
geologic or physical feature? x
Yes No Maybe
e . Soil erosion on or off the X
project site?
f . modification of a channel , X
creek or river?
g . Development within an area
subject
to landslides , mudslides ,
liquefaction or other similar
hazards? —
Y
h. Other?
2 . AIR_RESOUR.CES: Will the proposal
result in :
a. Substantial air emissions or
an effect upon ambient air X
quality?
b. The creation of objectionable
odors?
c . Development within a high wind
hazard area? °
3 . WATER_ RESOURCES: Will the
proposal result 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 X
of flood waters?
c . Discharge into surface waters
or any alteration of surface
water quality? —rt—
d . Change in the quantity or X
quality of ground waters?
e. Exposure of people or property ,
to flood hazards?
X
f . Other? —J
PAGE 2 OF 3
Yes No Maybe
4 , BIOLOGICAL RESOURCES: Could the
proposal result in:
a. Change in the number of any
unique, rare or endangered
species of plants or their
habitat including stands of X
trees?
b. Change in the number of any
unique, rare or endangered
species of animals or their X
habitat?
X
c . Other?
5 . NOISE: Could the proposal result
in:
a. Increases in existing noise X
levels?
b. Exposure of people to exterior
noise levels over 65 dB or
interior noise levels over 45 y
dB?
c . Other? �-
6 . LAND_ USE: will the proposal
result in:
a . A change in the land use as
designated on the General X
Plan?
b . Development within an Airport X
District?
c . Development within "Greenbelt" X
Zone A,B, or C?
d. Development within a high fire Y
hazard zone?
X
e . Other?
PAGE 3 OF 8
• M I
Yes No Maybe
7 , MAN-MADE HAZARDS: Will the
project:
a. Use, store , transport or
dispose of hazardous or toxic
materials (including but not X
limited to oil , pesticides ,
chemicals or radiation) ?
b. Involve the release of X
hazardous substances?
C . Expose people to the potential
health/safety hazards?
t,
d. Other? '�
g . HOUSING: Will the proposal :
a. Remove existing housing or
create a demand for additional
housing?
b. Other? �`-
9 . TRANSPORTATIOhj/CIRCULATION: Could
the proposal result in:
a . An increase in traffic that is
greater than the land use
designated on the General X
Plan?
b . Use of existing , or demand for
new, parking facilities/ X
structures?
C . Impact upon existing public X
transportation systems?
d . Alteration of present patterns X
of circulation?
e . Impact to rail or air traffic? X
f . Increased safety hazards to
vehicles , bicyclists or X
pedestrians?
Yes No Maybe
g . A disjointed pattern of X
roadway improvements?
h. Other? X
10 . PUBLIC_SERVICES Will the proposal
impact the following beyond the
capability to provide adequate
levels of service?
a. Fire protection?
b. Police protection? --�
C . Schools (i .e . attendance , X
boundaries, overload, etc . ) ?
d . Parks or other recreational X
facilities?
X
e . Medical aid?
X
f . Solid waste?
X
g . Other?
11 . UTILITIES: Will the proposal :
a. Impact the following beyond
the capability to provide
adequate levels of service or
require the construction of
new facilities?
X
1 . Natural gas?
2 . Electricity? X-
3 . Water? X
4 . Sewer? X
5 . Other? X
b. Result in a disjointed
pattern of utility X
extensions?
C . Require the construction of X
new facilities?
Yes No Maybe
12 . AESTHETICS:
a. Could the proposal result in
the obstruction of any scenic x
view?
b. Will the visual impact of the
project be detrimental to the
surrounding area?
X
c . Other?
13 . CULTURAL RESOURCES: Could the X
proposal result in:
a. The alteration or destruction
of a prehistoric or historic
archaeological site?
b. Adverse physical or aesthetic
impacts to a prehistoric or
historic site, structure or x
object?
Y
c . Other?
14 . Mandatory Findings of Significance
(Section 15065)
The California Environmental
Quality Act states that if any of,
the following can be answered yes
or maybe, the project may have a
significant effect on the
environment and an Environmental
Impact Report shall be prepared.
a . Does the project have the
potent Lai to degrade the
quality of the environment ,
substantially reduce the
habitat of a fish or wildlife
species, cause a fish or
wildlife population to drop
below self sustaining levels ,
threaten to eliminate a plant
or animal community, reduce
the number or restrict the
range of a rare or endangered
plant or animal or eliminate
Yes No Maybe
important examples of the
major periods of California X
history or prehistory?
b . Does the project have the
potential to achieve short
term, to 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
time while long-term impacts
will endure well into the
future . ) "
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 relatively
small , but where the effect of
the total of those impacts on
the environment is
significant . ) X
d . Does the project have
environmental effects which
will cause substantial adverse
effects on human beings , X
either directly or indirectly.
C . DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES
(Attach sheets as necessary . )
D, DETERMINATION
On the basis of this initial evaluation,
The proposed apaoaeNEGACOULD
TIVE DECLARATION wil sinificant
preparedeffect on the
environment
The proposed project could have a significant effect on the
environment , although there will not be a significant effect in
this case because the mitigation measures described above have
been added to the project . A NEGATIVE DECLARATION will be
prepared .
The proposed project MAY have a significant effect on the
environment , and an ENVIRONMENTAL IMPACT REPORT is required .
ENVIRONMENTAL REVIEW COMMITTEE
CITY OF SAN BERNARDINO, CALIFORNIA
Name and Title
Vk l: c'
Signature
Date: /L17-Y1
pnr; R )F A
i
EXHIBIT A
AGENDA
CITY OF SAN BERNARDINO PLANNING DEPARTMENT ITEM #
CASE CHANGE OF ZONE 87-24
LV��°TI z
HEARING DATE ? 26/88_______ ___
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