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HomeMy WebLinkAbout27 Development ServicesCITY OF SAN BERNARDINO- REQUEST FOR COUNCIL ACTION From: Michael E. Hays Subject: Dept: Development Servic 1 1' C I N A L Date: November 10, 1998 MCC Date Synopsis of Previous Council Action: None Recommended Motion: General Plan Amendment No. 98 -04, Development Permit III No. 98 -11 and Variance No. 98 -13 - To amend the General Plan designation from CG -1 to RU -1 to allow expansion of an existing mobile home park and a variance for perimeter wall height on the south side of Highland Avenue December 7, 1998 /l~ /2 That the Mayor and Common Council close the public hearing and adopt the resolution which approves General Plan Amendment No. 98 -04; and approve Development Permit III No. 98 -11 and Variance No. 98 -13, based on the Findings of Fact, subject to the Conditions of Approval and Standard Requirements. Contact person: Michael E. Hays Supporting data attached: Staff Report and Resolution FUNDING REQUIREMENTS: Amount: Source: (Acct. No.) (Acct. Description) Council Notes: Ilc�v� G. �• µ � Michael E. Hays Phone: 384 -5357 Ward(s): 4 Finance: Agenda Item No. CITY OF SAN BERNARDINO — REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: GENERAL PLAN AMENDMENT NO. 98 -04, DEVELOPMENT PERMIT III NO. 98-11, AND VARIANCE 98 13 MAYOR AND COMMON COUNCIL MEETING OF DECEMBER 7,1998 OWNER/APPLICANT: Jack Duckworth, et al 3850 East Atlantic Avenue, Space #39 Highland, CA 92346 909 864 -1200 REQUEST AND LOCATION The applicant requests to amend the General Plan Land Use Plan Map from the CG -1, Commercial General designation to the RU -1, Residential Urban designation to allow for the expansion of an existing mobile home park (Valencia Lea) with 27 new mobile home spaces. The applicant also requests a variance to increase the height of the proposed and existing perimeter block wall from 6 feet to 8 feet along Highland Avenue. The 3.66 acre site is located on the south side of Highland Avenue about 636 feet east of Palm Avenue. The Valencia Lea Mobile Home Park is located at 3850 East Atlantic Avenue. (See Exhibit 1, Proposed General Plan Amendment and Site Location Map; and, Exhibit 2, Project Plans) KEY POINTS ➢ Amending the land use designation from CG -1 to RU -1 would allow for the logical expansion of the adjacent mobile home park. The existing park already backs onto Highland Avenue ease of the project site. ➢ All elements of the proposed project are consistent with the General Plan Policies for the RU -1 designation. The project is also consistent with Goal 1G(b) and (g) which outlines the pattern and distribution of land uses in the City. The amendment will allow for the infill of vacant land with residential uses at the prevailing scale and character of the existing mobile home park. GPA No. 98 -04, DPIII No. 98 -11, & VAR No. 98 -13 Mayor and Common Council Meeting of December 7, 1998 Page 2 ➢ Compliance with Development Code requirements and applicable design guidelines will be reviewed on a case by case basis during building plancheck for individual mobile home setdowns. ➢ The variance request to construct an 8 foot high perimeter wall along the 1,300 foot frontage along Highland Avenue for both the expansion site and the existing mobile home park will provide security. It will also for design consistency on Highland Avenue. Detailed background and project information is contained in the Planning Commission Staff Report (Exhibit 3). ENVIRONMENTAL DETERMINATION Based on the Initial Study prepared for the project, the Environmental Review Committee (ERC) determined that the project would not result in any significant environmental impacts. At the September 10, 1998 meeting, the ERC recommended the adoption of the Negative Declaration. PLANNING COMMISSION RECOMMENDATION On October 20, 1998, the Planning Commission recommended that the Mayor and Common Council adopt the Negative Declaration and approve General Plan Amendment No. 98 -04, Development Permit III No. 98 -11, and Variance No. 98 -13, based on the Findings of Fact, subject to the Conditions of Approval and Standard Requirements, as amended. Planning Commission Vote: Ayes — Nays — Abstain — Absent — STAFF RECOMMENDATION Enciso, Garcia, Hendrix, Lockett and Suarez None None Baeza, Durr, Schuiling and Thrasher Staff recommends that the Mayor and Common Council: 1. Adopt the Resolution (Exhibit 5) which adopts the Negative Declaration and approves General Plan Amendment No. 98 -04, to change the land use designation from CG -1, Commercial General to RU -1, Residential Urban on 3.66 acres located on the south side of Highland Avenue approximately 640 feet east of Palm Avenue; and, GPA No. 98 -04, DPIII No. 98 -11, & VAR No. 98 -13 Mayor and Common Council Meeting of December 7, 1998 Page 3 2. Approve Development Permit III No. 98 -11 and Variance No. 98 -13, based on the Findings of Fact, subject to the Conditions of Approval (Exhibit 4), and Standard Requirements (Exhibit 4) as amended. Prepared by: Deborah Woldruff, Associate Planner For Michael E. Hays, Director Development Services Department EXHIBITS 1 General Plan Amendment (GPA) Proposal and Site Location Map 2 Project Plans a. Site Plan b. Existing Mobile Home Park Detail 3 Planning Commission Staff Report (10/05/98) Attachments: A. GPA Proposal and Site Location Map* B. Project Plans* C. Preliminary Landscape Plan D. Photographs of Existing Valencia Lea Mobile Home Park E. Conditions of Approval F. Standard Requirements G. Initial Study 4. Resolution * Included in Exhibits 1 and 2 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT LOCATION CASE GPA No. 98 -04 & DPIII No. 98 -11 HEARING DATE EXHIBIT "In AGENDA ITEM # Qa*.. W& +w'°�s� vLA►LLit PAGE OF +1 I om- EXHIBIT "2" MIN 11111 zI cy ya .s 1 1 1 1 - -i`illi•'ii 4It ='i will :1� j jii s s ! i z- • •� t isili�ii`i i1I s sit I I1 1 13 C CIF! a i7 ? ?i{ i i�i'l1- � }i'i4I, �.iil �d� - -fig I I! I I• t tli 7 1 }� i ii! } }{ ?till ?ti�i. =; ;iit I i itz s sj s sl i i ;: ! :! r r! ! it i N i!li I I i s Ii _ =i _ si . = •;ii! s si�Iilli�i °.jt� ?�.' } }! 1 t : : i _c = ! _Ii i a ! I• .t I Hsi =: ° = j: s s I I. i s i �} i !i {� EI t �� ie is 31 !!+ [° !I i }I 11 T It !:j Iga Ii! an I_a_ }{ :i{ :14 : °j :i }I a t , �t�li 7a ? "- =t -t-i. t' t,t�{ =i 3 =ai 1• e, ii= ii {iij �l:::. t_.. t a :.; 11fiffilFIFIC' I®Bit7a� �E>r� ®®® ® ®®®®® UHHHUMMUK L �FS i f � :s . ®®® ® ®®®®® UHHHUMMUK L �FS i f � :s . L �FS i f � :s . EXHIBIT "3" S Y CITY OF SAN BERNARDINO PLANNING DIVISION CASE: GENERAL PLAN AMENDMENT NO. 98 -04, DEVELOPMENT PERMIT III NO. 98 -11, & VARIANCE NO. 98 -13 AGENDA ITEM: 1 HEARING DATE: OCTOBER 20, 1998 WARD: 4 APPLICANT /OWNER: John E. Duckworth, Joshua P. Wood, & Paul T. Brumund 3850 East Atlantic Avenue, Space #39 Highland, California 92346 REQUEST / LOCATION - A request to change the General Plan land use designation from CG -1, Commercial General to RU -1, Residential Urban to expand an existing mobile home park (Valencia Lea Mobile Home Park) with 27 new mobile home spaces. The expansion site will add 3.66 acres to the existing mobile home park which contains about 34 acres of land. The project includes a variance request to construct an 8 foot perimeter wall along the Highland Avenue frontage. The subject property is located on the south side of Highland Avenue, approximately 640 feet east of centerline of Palm Avenue in the CG -1 district. The Valencia Lea Mobile Home Park is located adjacent to the subject property on its east and south boundaries, and otherwise identified as being located at 3850 East Atlantic Avenue. CONSTRAINTS /OVERLAYS None ENVIRONMENTAL FINDINGS: ❑ Not Applicable ❑ Exempt, CEQA Guidelines Section - ■ Proposed Negative Declaration (No Significant Effects) ❑ Potential Effects, Mitigation Measures and Mitigation Monitoring /Reporting Plan STAFF RECOMMENDATION: ■ ❑ n APPROVAL ■ DENIAL CONTINUANCE TO: CONDITIONS GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 2 REQUEST AND LOCATION A request to amend the General Plan Land Use Plan Map from the CG -1, Commercial General designation to the RU -1, Residential Urban designation to allow for the expansion of an existing mobile home park (Valencia Lea) with 27 new mobile home spaces. The applicant also requests a variance to increase the height of the proposed and existing perimeter block wall from 6 feet to 8 feet along Highland Avenue. The 3.66 acre site is located on the south side of Highland Avenue about 636 feet east of Palm Avenue in the CG -1 district. The Valencia Lea Mobile Home Park is located at 3850 East Atlantic Avenue. (See Attachment A, Proposed General Plan Amendment and Site Location Map; Attachment B, Project Plans; Attachment C, Preliminary Landscape Plan; and, Attachment D, Photographs of Existing Valencia Lea Mobile Home Park) SETTING /SITE CHARACTERISTICS The expansion site is rectangularly- shaped, flat, and undeveloped, and it is located near the City's east end on Highland Avenue, a major commercial corridor. Both the sites are in proximity to the City of Highland and State Routes 30 and 330. The surrounding uses include commercial retail development and vacant land fronting on Highland Avenue in the CG -1 designation. East and South of and adjacent to the site is the applicant's property, the Valencia Lea Mobile Home Park. Further east and beyond the mobile home park are large vacant parcels zoned for commercial and residential uses in the City of Highland. South and across Atlantic Avenue are single - family uses in the RS, Residential Suburban designation, and multi - family residential uses in the RM, Residential Medium designation. West of and adjacent to the site and the mobile home park are multi - family uses in the RM designation, and commercial retail and services uses and vacant land in the CG -1 designation. BACKGROUND The Development Review Committee (DRC) reviewed all elements of the project on July 23, 1998, August 13, 1998, and September 10, 1998. The project was cleared to Planning Commission on September 10, 1998 with a recommendation for approval. GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 3 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) STATUS Staff prepared an Initial Study (Attachment G) for the project which was presented to the Environmental Review Committee (ERC) on August 13, 1998. Based on the Initial Study, the ERC determined that the project would not result in any significant environmental impacts and a Negative Declaration was proposed. The Negative Declaration and Initial Study received a noticed public review period which began on August 19, 1998 and ended on September 9, 1998. No comments were received during the public review period. On September 10, 1998, the ERC recommended the adoption of the Negative Declaration. FINDINGS AND ANALYSIS General Plan Amendment 1. The proposed amendment is internally consistent with the General Plan. Expansion of the RU -1 district onto the subject property is consistent with General Plan Goal 1G(b), (g) which outlines the pattern and distribution of land uses in the City. The proposed amendment will allow for the infill of vacant land with residential uses at the prevailing scale and character of the existing mobile home park. The existing mobile home park is well designed and managed and the proposed expansion will provide for distinctive and compatible residential uses. 2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. Changing the land use designation from CG -1 to RU -1 would allow for the logical expansion of the adjacent mobile home park which already backs onto Highland Avenue, east of the project site. There are several other large, vacant parcels in addition to existing commercial retail developments in the vicinity of the project that provide opportunities for commercial development. Converting 3.66 acres from the CG -1 to the RU -1 will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. 3. The proposed amendment would maintain the appropriate balance of land uses within the City. The amendment proposal will transfer 3.66 acres of land from commercial to residential acreage; however, the majority of General Plan Land Use Plan map amendments since 1989 have been GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 4 for the reverse - changing residential designations to commercial designations. This proposal will return a small amount of land to the City's residential acreage. 4. In the case of an amendment to the General Plan Land Use Map, the subject parcels are physically suitable (including, but not limited to, provisions of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designation and the anticipated land use development. The amendment proposal was reviewed by the Development Review Committee and other outside agencies and found to be physically suitable for residential uses. Because the subject property is adjoined by the existing mobile home park on its east and south property lines, the proposed amendment and expansion project are logical extensions of the mobile home park use. The design of the proposed expansion area ensures that it will be compatible with the existing park. And, the required perimeter wall will buffer the project and existing and future residential, commercial, and public street uses one from another. Development Permit 1. The proposed use is permitted within the subject zoning district and complies with all of the applicable provisions of the Development Code, including prescribed development /site standards and any /all applicable design guidelines. Mobile Home Parks are permitted in the RU -1 district subject to the approval of a Development Permit Type III. The proposed development project has been reviewed by staff for compliance with all applicable RU -1 district standards and Specific Standards for Mobile Home Parks. Title 25 of the State Code specifies setback, building separation, and parking structure requirements for mobile home parks. The project is in compliance with all Title 25 requirements. Compliance with the applicable design guidelines will be reviewed on a case by case basis during building plancheck for individual mobile home setdowns. 2. The proposed development is consistent with the General Plan. The proposed mobile home park expansion is consistent with the General Plan provisions for the proposed RU -1 land use designation. 3. The proposed development would be harmonious and compatible with existing and future developments within the land use district and general area, as well as with the land uses presently on the subject property. GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 5 The proposed mobile home park expansion will be compatible with the existing mobile home park which has co- existed well with other residential and commercial developments in the surrounding area. At this time, the subject property is vacant and the establishment of the proposed use will not result in any compatibility issues on the site. ., . 4. The approval of the Development Permit for the proposed development is in compliance with the requirements of the California Environmental Quality Act and §19.20.030(6) of the Development Code. The environmental review for the project was conducted pursuant to the California Environmental Quality Act. The project Initial Study evaluates the full range of potential environmental impacts and indicates that the project will not result in any significant impacts. A Negative Declaration is proposed for the project. 5. There will be no potentially significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored. Based on the proposed Negative Declaration and Initial Study, the ERC determined that the all elements of the proposed project will not have any significant effects on environmental quality or natural resources. 6. The subject site is physically suitable for the type and density/intensity of use being proposed. The site is physically suitable for the proposed use as evidenced by the project site plan. 7 There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety. The project was reviewed by the Development Review Committee to ensure that the site design includes adequate provisions for public access, water, sanitation, and public utilities and services. 8. The location, size, design, and operating characteristics of the proposed development would not be detrimental to public interest, health, safety, convenience, or welfare of the City. The physical design and operational characteristics of the proposed mobile home park expansion site has been evaluated for compatibility with the existing and future land uses in the area. The site layout and mobile home space design are similar to the existing Valencia Lea Mobile Home GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 6 Park. Based on staff's evaluation, the project will not be objectionable or detrimental to other permitted uses in the area or adverse to the public interest, health, safety, convenience, or welfare of the City. Variance 1. There are special circumstances applicable to the property, including size, shape, topography, location, or surroundings, the strict application of this Development Code deprives the property of privileges enjoyed by other property in the vicinity and under identical land use district classification. The Development Code §19.20.030(8)(A), Table 20.01 and §19.20.030(E) require that residential developments be provided with a maximum 6 foot high perimeter wall where adjacent to a major public right -of -way such as Highland Avenue. The applicant is requesting an 8 foot high wall to provide for additional security for both the expansion site and the existing mobile home park. The two properties have a combined frontage of 1,300 feet along Highland Avenue. The mobile home park already has an 6 foot high wall with a 2 foot cap of concertina wire. This project includes a Condition of Approval that requires the removal of the concertina wire which is prohibited by Code (see Attachment E, Conditions of Approval). 2. The granting of the Variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and land use district and denied to the property for which the variance is sought. Other residential developments along Highland Avenue, in the vicinity of the subject property have 8 foot high perimeter walls, fences, and combination wall /fence structures. The applicant is requesting approval of a wall, rather than a fence or a combination structure, because an 8 foot high wall would be very difficult for trespassers to scale. During the DRC review, the Police Department suggested that a wall would provide better security than a combination structure. 3. The granting of the Variance will not be detrimental to the public health, safety, or welfare, or injurious to the property or improvements in the such vicinity and land use district in which the property is located. The granting of the variance request for an 8 foot high perimeter wall along Highland Avenue will not be detrimental to the public in that it will be constructed in accordance with all City requirements. GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 7 4. The granting of the Variance does not constitute a special privilege inconsistent with the limitations upon other properties in the vicinity and land use district in which such property is located. In the past, the existing mobile home park has had security problems with trespassers entering the property from the perimeter along Highland Avenue. The existing 6 foot wall and 2 foot concertina wire cap has alleviated the security problem. The proposed 8 foot wall along the entire 1,300 foot frontage would provide security as well as design consistency on Highland Avenue. Therefore, approval of the variance request does not constitute a special privilege. 5. The granting of the Variance does not allow a use or activity which is not otherwise expressly authorized by the regulations governing the subject parcel. The Development Code allows consideration of walls that exceed the requirements in situations wherein the subject property has physical constraints such as property location and lot orientation. 6. The granting of the Variance will not be inconsistent with the General Plan. The proposed variance is not inconsistent with the General Plan policies for the RU -1 district in that the issue of perimeter wall heights is not addressed. However, the existing mobile home park was designed with extensive landscaping in front of the perimeter wall on Highland Avenue. The new wall will include landscape treatment along the entire Highland Avenue frontage (see Attachment Q. This is consistent with General Plan Policy 1.12.32(b) which encourages the inclusion of landscape (incorporating trees and shrubs) along street frontages such as Highland Avenue. PUBLIC COMMENTS No comments have been received on the project. CONCLUSION The proposed project is a request to change the General Plan land use designation from CG -1 to RU -1 on 3.66 acres, and to expand an existing mobile home park with 27 mobile home spaces. The proposal includes a variance request to construct an 8 foot high perimeter wall along Highland Avenue for purposes of security. The site design complies with all applicable Development Code requirements for the RU -1 district and specific standards for mobile home parks. It also complies with Title 25 for building setbacks, separations, and parking structures. GPA No. 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 8 The project is consistent with the General Plan provisions for the RU -1 designation which permits the establishment of mobile home parks. The proposed project use is compatible with the existing residential and commercial developments and uses in the surrounding area. The Negative Declaration and Initial Study prepared for the project are in compliance with the California Environmental Quality Act. RECOMMENDATION Staff recommends that the Planning Commission recommend to the Mayor and Common Council the following actions: 1. Adopt the Negative Declaration; 2. Approve General Plan Amendment No. 98 -04 based on the Findings of Fact; 3. Approve Development Permit III No. 98 -11 and Variance No. 98 -13 based on the Findings of Fact and subject to the Conditions of Approval (Attachment E) and Standard Requirements (Attachment F). Respectfu 1 submitted, MICHAEL E. HAYS Director of Planning and Building Services CE BORAH WOLDRUFF Associate Planner ATTACHMENTS A General Plan Amendment Proposal and Site Location Map B Project Plan B -1 Site Plan B -2 Existing Mobile Home Park Detail C Preliminary Landscape Plan GPA No 98- 04 /DPIII No. 98 -11 /VAR No. 98 -13 Hearing Date: October 22, 1998 Page 9 D Photographs of Existing Valencia Lea Mobile Home Park E Conditions of Approval F Standard Requirements G Initial Study i � ( -•�� �g yr. � WId I Jd3 003d1rJ6aN1 i tlMOf110�7M1fIN jM-)Wd3 OHWMY:nVD8HA - if NIS ao �g i o � z 0 0 R If 0 0 ATTACHMENT "C" a :o � J s� 1;i 111 r MOO un =- uj fill 11 11 r ®41�o® OW w: "^Ft.~,J.? - t ♦ yid . • -• •. Ict Ile�- Ir 1 06 `'��' .:. r ' : �►. ;a wax yi' � h` w ' � �f .�'". *��..+ ' �:'`�,+`' • � i ;'r- �.g+- ♦ ^�•w -� � �` .� .��- mss' + - � ,� .r � _ � • �. ¢ .�.'�r. �s j' t � _ • - ... fir. _: ,y, , r r a , Y t ,t' - - :' ~��' ... - 7•_g .oaf •t -. _ _ y, r , op 1. 0 1. vk� 51� iy i7 & fiffliIj I / . � � ! 4 . ✓✓5,� a ~ J � � r.� { • r t k ••p it .•-ii - r. t i. �s` 7awwa� �r ili� ME BE 1 _ v L ATTACHMENT E DPIII No.98 -11 /VAR No. 98 -13 Hearing Date: 07/07/98 Page 1 CONDITIONS OF APPROVAL. DEVELOPMENT PERUT III NO. 98 -11 & VARIANCE NO. 98 -13 1. Within two years of this development approval, commencement of construction shall have occurred or the permit /approval shall become null and void. In addition, if after commencement of construction, work is discontinued for a period of one year, then the permit/ approval shall become null and void. Project: DPIII NO. 98 -11 & VAR NO. 98 -13 Expiration Date: NOVEMBER 16, 2000 2. The review authority may, upon application being filed 30 days prior to the expiration date and for good cause, grant a one time extension of time not to exceed 12 calendar months. The review authority shall ensure that the project complies with all current Development Code provisions. 3. In the event that this approval is legally challenged, the City will promptly notify the applicant of any claim or action and will cooperate fully in defense of the matter. Once notified, the applicant agrees to defend, indemnify, and hold harmless the City, its officers, agents, and employees from any claim, action, or proceeding against the City of San Bernardino. The applicant further agrees to reimburse the City of any costs and attorney's fees which the City may be required by the Court to pay as a result of such action, but such participation shall not relieve the applicant of his or her obligation under this condition. 4. Construction shall be in substantial conformance with the plan(s) approved by the Planning Commission or Mayor and Common Council. Minor modification to the plan(s) shall be subject to approval by the Director through a minor modification permit process. Any modification which exceeds 10% of the following allowable measurable design/site considerations shall require the refiling of the original application and a subsequent hearing by the appropriate hearing review authority if applicable. a. On -site circulation and parking, loading and landscaping; b. Placement and /or height of walls, fences and structures; ATTACHMENT E DPIII No.98 -11 /VAR No. 98 -13 Hearing Date: 07/07/98 Page 2 C. Reconfiguration of architectural features, including colors, and/or modification of finished materials that do not alter or compromise the previously approve theme; and, d. A reduction in density or intensity of a development project. 5. No vacant, relocated, altered, repaired or hereafter erected structure shall be occupied or no change of use of land or structure(s) shall be inaugurated, or no new business commenced as authorized by this permit until a Certificate of Occupancy has been issued by the Department. A temporary Certificate of Occupancy may be issued by the Department subject to the conditions imposed on the use, provided that a deposit is filed with the Department of Public Works prior to the issuance of the Certificate of Occupancy. The deposit or security shall guarantee the faithful performance and completion of all terms, conditions and performance standards imposed on the intended use by this permit. 6. This permit or approval is subject to all the applicable provisions of the Development Code in effect at the time of approval. This includes Chapter 19.20 (Property Development Standards), and includes: dust and dirt control during construction and grading activities: emission control of fumes, vapors, gases and other forms of air pollution: glare control; exterior lighting design and control: noise control; odor control; screening; signs, off - street parking and off- street loading; and, vibration control. Screening and sign regulations compliance are important considerations to the developer because they will delay the issuance of a Certificate of Occupancy until compliance is obtained. Any exterior structural equipment, or utility transformers, boxes, ducts, or meter cabinets shall be architecturally screened by a wall or structural element, blending with the building design and include landscaping when on the ground. A sign program for all new commercial, office and industrial centers of three or more tenant spaces shall be approved by the Department prior to the issuance of a Certificate of Occupancy. 7. The applicant shall remove the concertina wire cap from the 6 foot perimeter wall on the Highland Avenue side of the Valencia Lea Mobile Home Park property within 30 days of project approval. 8. The applicant shall obtain Planning Division approval of the proposed 8 foot perimeter block wall prior to submittal for any construction permits. The review process shall require the submittal of a plot plan and an elevation detail for a decorative block wall. ATTACHMENT E DPIII No.98 -11 /VAR No. 98 -13 Hearing Date: 07/07/98 Page 3 9. This permit or approval is subject to the attached conditions or standard requirements of the following City Departments or Divisions: XX Public Works /Engineering Department XX Water Department XX Parks, Recreation & Community Services Department ATTACHMENT "F" STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DP11198 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. NOTE TO APPLICANT. Where separate Engineering plans are required, the applicant is responsible for submitting the Engineering plans directly to the Engineering Division. They may be submitted prior to submittal of Building Plans. 1. Drainage and Flood Control a) All drainage from the development shall be directed to an approved public drainage facility. If not feasible, proper drainage facilities and easements shall be provided to the satisfaction of the City Engineer. b) If site drainage is to be outletted into the public street, the drainage shall be conveyed through a parkway culvert constructed in accordance with City Standard No. 400. Conveyance of site drainage over the Driveway approaches will not be permitted. c) Applicant shall mitigate on -site storm water discharge sufficiently to maintain compliance with the City's NPDES Storm Water Discharge Permit Requirements. d) The City Engineer, prior to grading plan approval, shall approve an Erosion Control Plan. The plan shall be designed to control erosion due to water and wind, including blowing dust, during all phases of construction, including graded areas which are not proposed to be immediately built upon. Page 1 of 9 P-ic -s Oc.ocer 2 7 1998 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DP11198 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. 2. Grading and Landscaping a) If more than 1' of fill or 2' of cut is proposed, the site /plot/grading and drainage plan shall be signed by a Registered Civil Engineer and a grading permit will be required. The grading plan shall be prepared in strict accordance with the City's "Grading Policies and Procedures" and the City's "Standard Drawings ", unless otherwise approved by the City Engineer. b) If more than 5 trees are to be removed from the site, a tree removal permit conforming to the requirements of Section 19.28.090 of the Development Code shall be obtained from the Department of Development Services - Planning Division prior to issuance of any grading or site development permits. c) If more than 5,000 cubic yards of earthwork is proposed, a grading bond will be required and the grading shall be supervised in accordance with Section 7012(c) of the Uniform Building Code. d) An on -site Improvement Plan is required for this project. Where feasible, this plan shall be incorporated with the grading plan and shall conform to all requirements of Section 15.04 -167 of the Municipal Code (See "Grading Policies and Procedures "). Deleted at Planning Commission meeting. Page 2 of 9 P ?aes Oc :r�r 21. 1998 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DP!!! 98 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GP11 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. �-=- Deleted at Planning Commission meeting. e) Retaining walls, block walls and all on -site fencing shall be designed and detailed on the On -site Improvement Plan. This work shall be part of the On -site Improvement permit issued by the City Engineer. f) The on -site improvement plan shall include details of on -site lighting, including light location, type of poles and fixtures, foundation design, conduit location and size, and the number and size of conductors. Photometry calculations shall be provided which show that the proposed on -site lighting design will provide 1 foot - candle of illumination uniformly distributed over the surface of the parking lot during hours of operation and 0.25 foot - candles security lighting during all other hours. g) The design of on -site improvements shall also comply with all requirements of The California Building Code, Title 24, relating to handicap parking and accessibility, including retrofitting of existing building access points for handicap accessibility, if applicable. h) A reciprocal easement shall be recorded prior to grading plan approval if reciprocal drainage, access, sewer, and /or parking is proposed to cross lot lines, or a lot merger shall be recorded to remove the interior lot lines. i) The project Landscape Plan shall be reviewed and approved by the City Engineer prior to issuance of a grading permit. Submit 5 copies to the Engineering Division for Checking. Page 3 of 9 P,ce Oc �ba_r 1998 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DPlll 98 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. j) The public right -of -way, between the property line and top of curb (also known as "parkway ") along adjoining streets shall be landscaped and maintained in perpetuity by the developer. Details of the parkway landscaping shall be included in the project's on -site landscape plan, unless the parkway area is included in a landscape maintenance district, in which case, a separate landscape plan shall be provided. k) A Landscape Maintenance District shall be implemented to maintain landscaping within the parkway area between the back of sidewalk and wall along the south side of Highland Avenue. No assessment for this Maintenance District will be made unless the mobile home park owners fail to maintain the parkway area in a condition acceptable to the Director. I) The maintenance district shall be formed prior to issuance of a grading permit. m) Separate sets of Landscape Plans shall be provided for the Landscape Maintenance District. n) An easement and covenant shall be executed on behalf of the City to allow the City to enter and maintain any required landscaping in case of owner neglect. The Real Property Section for execution by the property owner and shall ensure that, if the property owner or subsequent owner(s) fail to properly maintain the landscaping, the City will be able to file appropriate liens against the property in order to accomplish the required landscape maintenance. A document processing fee in the amount of 5200.00 shall be paid to the Real Property Section to cover processing costs. The property owner, prior to plan approval, shall execute this easement and covenant unless otherwise allowed by the City Engineer. Page 4 of 9 ° ig =s C=ber 21. 1998 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DP11198 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. 3. Utilities a) Design and construct all public utilities to serve the site in accordance with City Code, City Standards and requirements of the serving utility, including gas, electric, telephone, water, sewer and cable TV. b) Each parcel shall be provided with separate water and sewer facilities so the City or the agency providing such services in the area can serve it. c) Sewer main extensions required to serve the site shall be constructed at the Developer's expense. d) This project is located in the sewer service area of the East Valley Water District therefore, any necessary sewer main extension shall be designed and constructed in accordance with requirements of the East Valley Water District. e) Utility services shall be placed underground and easements provided as required. A street cut permit, from the City Engineer, will be required for utility cuts into existing streets where the street is not being repaved as part of the required improvements. g) All existing overhead utilities adjacent to or traversing the site on either side of the street shall be undergrounded in accordance with Section 19.20.030 of the Development Code. Page 5 of 9 Paces 0ycc -r 2. 1998 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DPIII 9 8 -17 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 9-8-1 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. h) Existing Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer, except overhead lines, if required by provisions of the Development Code to be undergrounded. See Development Code Section 19.20.030. i) Sewers within private streets or private parking lots will not be maintained by the City but shall be designed and constructed to City Standards and inspected under a City On -Site Construction Permit. A private sewer plan designed by the Developer's Engineer and approved by the City Engineer will be required. This plan can be incorporated in the grading plan, where practical. 4. Street Improvement and Dedications a) All public streets within and adjacent to the development shall be improved to include combination curb and gutter, paving, handicap ramps, street lights, sidewalks and appurtenances, including, but not limited to traffic signals, traffic signal modifications, relocation of public or private facilities which interfere with new construction, striping, shall be accomplished in accordance with the City of San Bernardino "Street Improvement Policy" and City "Standard Drawings ", unless otherwise approved by the City Engineer. Street lighting, when required, shall be designed and constructed in accordance with the City's "Street Lighting Policies and Procedures ". Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer. b) For the streets listed below, dedication of adequate street right -of way (R.W.) to provide the distance from street centerline to property line and placement of the curb line(C.L.) in relation to the street centerline shall be as follows: Page 6 of 9 ?I c oc :r�r 2' 1998 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION Highland Avenue DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DPlll 98 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GP11 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. Street Name Right of Way(ft.) Curb Line(ft) Highland Avenue 50' (8.75' Addit.) 38' c) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to the site. Widen pavement adjacent to the site to match new curb and gutter. Construct departure transition for traffic safety and drainage as approved by the City Engineer. d) Construct sidewalk adjacent to the site in accordance with City Standard No. 202, Case "A" (6' wide adjacent to curb). e) The rubble ditch along the south side of Highland Avenue shall be remove and replaced with an underground pipe designed and constructed in accordance with requirement of the East Valley Water District. f) Install Street Lights adjacent to the site in accordance with City Standard Nos. SL -1 and SL -2. 5. Required Engineering Permits a) Grading permit (If applicable.). b) On -site improvements construction permit (except buildings - see Development Services- Building Division), including landscaping. c) Off -site improvements construction permit. Page 7 o 9 Cc.cb?r 2 1. 1998 t STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DPIII 98 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. 6. Applicable Engineering Fees'- a) Plan check and inspection fees for off -site improvements - 4% and 4 %, respectively, of the estimated construction cost2 of the off -site improvements. b) Plan check and inspection fees for on -site improvements (except buildings - See Development Services- Building Division) - 2% and 3 %, respectively, of the estimated construction cost' of the on -site improvements, including landscaping. c) Plan check and inspection fees for grading (If permit required) - Fee Schedule available at the Engineering Division Counter. d) Drainage fee in the approximate amount as follows based on $0.166 per square foot gross area: GROSS SQUARE FEET TOTAL FEE 159,430 $26,465 e) Traffic system fee in the estimated amount of $2.119 . Based on 130 trips per day @ S16.298 per new trip generated by the project. The City Traffic Engineer shall determine exact amount at time of application for Building Permit. I All Fees are subject to change without notice. '- Estimated Construction Cost for Off -Site Improvements is based on a list of standard unit prices on rile with the Public Works Division. Estimated Construction Cost for On -Site Improvements is based on a list of standard unit prices on rrle with the Public Works Division. Page 8 of 9 ?ices October 21. 1998 1 STANDARD REQUIREMENTS DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION DESCRIPTION: EXPAND EXISTING VALENCIA LEA CASE NO: DP11198 -11 & MOBILE HOME PARK TO PROVIDE 27 NEW GPA 98 -04 SPACES APPLICANT: JOHN E. LOCATION: 640 FEET EAST OF PALM AVENUE ON DUCKWORTH, ET.AL. THE SOUTH SIDE OF HIGHLAND AVENUE. f) Drainage and traffic system fees shall be paid to the City Engineer prior to issuance of grading permit. g) This project is located in the sewer service area of the East Valley Water District, therefore, sewer connection fees shall be paid directly to the East Valley Water District. Proof of payment will be required prior to issuance of building permits. h) Street or easement dedication processing fees in the amount of $ 200.00 per document. Page 9 of 9 Paces Cycber 21 1998 SAN BERNARDINO Nf MCIPAL WATER DEPARTMENT STANDARD REQUIREMENTS Review of P1ans:eq—.rA. # 'i7 BP- A Date Compiled: Compiled By: Owner /Developer: -- a. Type of Project: £tee tLD P�4aPSt C.;E ' � t6 F Zr L Z7 t ember of Units: Location: 3 95n AV. (�✓AL&"gAiL Leo, etE wit$ WATER DEPA-RTNfEX7 ENGINEERING: Contact: °hone: Note: All Water Services are Subject to the Rules & Regulations of the Water Department. ❑ Size of Main Adjacent the Project: Fax: ❑ Approximate Water Pressure: Elevation of Water Storage: Hydrant Flow ® 20 psi: ❑ Type, Size, Location, and Distance to Nearest Fire Hydrant: ❑ Pressure Regulator Required on Customer's Side on the Meter. ❑ Off -site Water Facilities Required. re ea Not Served by San Bernardino Municipal Water Dep-artme'nt!. i�'[..omments: Amos <0erAeED- �`f �8'T VAj WATER QUALITY CONTROL: Contact: Phone: Fax: ❑ R.P.P. Backflow Device Required at Service Connection. • Double Check Backflow Device Required at Service Connection. • Backtlow Device to be Inspected Before Water Service can be Activated. ❑ No Backflow Device Required at Tlus Time. E VII N -NIENTAL ONTROL/IN -DUSTRAL WASTE: Contact: Phone: Note: No Brine Regenerative Water Softeners May be Installed, Unless Holding aril Hauling is Provided for the Brine. All Interceptors will be a 1200 Gallon Capacity with a Sample Box Included. ❑ Industrial Waste Pernut Required. ❑ Grease Interceptor Required. ❑ Sand/Oil Interceptor Required. V<, Issues at this Time. ❑ Pre- treannent Required. SEWER CAPACITY INT'ORMATION: Contact: er I L �:C� Ma 6 y Phone: 3�� - 5ti -j'13 Fax: 3$ 4 -5Zi 5 Note: Proof of Payment Must be Subttutted to the Building & Safety Department Prior to Issuance of the Building Permit. ❑ No Sewer Capacity Fee Applicable at This Time. ,Sewer Capacity Fee Must Be Paid to the Water Department for 547C Gallons Per Day, Equivalent Dwelling Units: 20 _ /❑ Subject to Recalculation of Fez Prior to the Issuance of Building Permit. Breakdown of Estimated Gallons Per Day: V7 �jRACg5 X 2-10 — 5, Co %0 at, /DaY CITY OF SAN BERNARDINO PARRS,_ RECREATION & COMMUNITY SERVICES DEPARTMENT STANDARD REQUIREMENTS t' Case Date: Reviewed By: I GENERAL REQUIPJ00 TPS : tV ] Commercial Industrial and Multi -Unit K'i Assessment District [ ] Residential I Purpose, Guidelines and submittal procedure Irrigation and Landscaping Plans. [ 1 Contact the City of San Bernardino Parks, Recreation and Community Services Department at (909) 384 -5217 or 384 -5314 for specific detailed requirements. SPECIFIC REQUIRE EZ+TPS : ] Maintenance of landscape areas Planter Areas [ Interior Planter Areas [ ] Irrigation Systems Setback Areas ] Slope Areas Ground Cover and Bedding Material ] Erosion Control [ J Weed Control PLANT MATERIALS J Plant list and climatic conditions j ] Street Trees J Plant Material Size Requirements and Ratios INSPECTION AND OTHER REQUIREMENTS ] Irrigation System Landscaping [ Hardscape Items ] Street tree Specifications [ ] Arborist Report ( J Removal or destruction of trees [ J Screening Requirement (City, Dev.Code) Note: The applicant must request, in writing, any changes to the Parks, Recreation and Commuaity Services requirements. Additional information US: jj CITY OF SAN BERNARDINO ATTACHMENT "Gil DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a proposal must obtain discretionary approval from a governmental agency and is not exempt from CEQA. The purpose of the Initial Study is to determine whether or not a proposal, not exempt from CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR) must be prepared. 1. Project Title: General Plan Amendment No. 98 -04 & Development Permit III No. 98 -11 2. Lead Agency Name and Address: City of San Bernardino Development Services Department, Planning Division 300 North "D" Street San Bernardino, California 92418 3. Contact Person: Deborah Woldruff Associate Planner Phone Number: 4. Proj ect Location: 5. Project Applicant and Address: 6. General Plan Designation: 7. Description of Project: (909) 384 -5057 See Item No. 7, below. John E. Duckworth et-al. 3850 East Atlantic Avenue, SP #39 Highland, California 92346 CG -1, Commercial General A request to change the General Plan land use designation from CG -1, Commercial General to RU -1, Residential Urban to expand an existing mobile home park (Valencia Lea Mobile Home Park) with 27 new mobile home spaces. The expansion site will add 3.66 acres to the existing mobile home park which contains about 34 acres of land. The subject property is located on the south side of Highland Avenue, approximately 640 feet east of centerline of Palm Avenue. The Valencia Lea Mobile Home Park is located adjacent to the subject property on its east and south boundaries, and otherwise identified as being located at 3850 East Atlantic Avenue. 8. Surrounding Land Uses and Setting: The project site located in the City's east end on Highland Avenue, a major commercial corridor. The site is in proximity to the City of Highland and State Routes 30 and 330. Surrounding uses include commercial retail development and vacant land fronting on Highland Avenue in the CG -1 designation. East and South of and adjacent to the site is the applicant's property, the Valencia IS -1 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY Lea Mobile Home Park. Further east and beyond the mobile home park are large vacant parcels zoned for commercial and residential uses in the City of Highland. South and across Atlantic Avenue are single - family uses in the RS, Residential Suburban designation and multi - family residential uses in the RM, Residential Medium designation. West of and adjacent to the site and the mobile home park are multi- family uses in the RM designation, and commercial retail and services uses and vacant land in the CG -1 designation. 9. Other agencies whose approval is required: None IS -2 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT IMTIAL STUDY ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. • Land Use and Planning ❑ Transportation/Circulation • Population and Housing ❑ Biological Resources ❑ G eological ❑ Water ❑ Air Quality Determination. ❑ Energy and Mineral Resources ❑ Hazards ❑ Noise ❑ Mandatory Findings of Significance ❑ Public Services ❑ Utilities and Service Systems ❑ Aesthetics ❑ Cultural Resources ❑ Recreation On the basis of this Initial Study, the City of San Bernardino, Environmental Review Committee finds: That the proposed project COULD NOT have a significant effect on the environment, ■ and a. NEGATIVE DECLARATION will be prepared. That although the proposed project could have a significant effect on the environment, ❑ there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. That the proposed project MAY have a significant effect on the environment, and an ❑ ENVIRONMENTAL IMPACT REPORT is required. That although the proposed project could have a significant effect on the environment, ❑ there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. AUGUST 13. 1998 n• ture 61V Date DEBORAH WOLDRUFF ASSOCIATE PLANNER Printed Name IS -3 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT Ir1ITIAL STUDY IS -4 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact I. LAND USE AND PLANNING. Will the proposal result in: a) A conflict with the land use as ❑ ❑ ■ ❑ designated based on the review of the General Plan Land Use Plan /Zoning Districts Map? b) Development within an Airport District ❑ ❑ ❑ ■ as identified in the Air Installation Compatible Use Zone (AICUZ) Report and the Land Use Zoning District Map? C) Development within Foothill Fire ❑ ❑ ❑ ■ Zones A & B, or C as identified on the Land Use Districts Zoning Map? d) Other? ❑ ❑ ❑ ❑ II. POPULATION AND HOUSING. Will the proposal: a) Remove existing housing (including ❑ ❑ ❑ ■ affordable housing) as verified by a site survey /evaluation? b) Create a significant demand for ❑ ❑ ❑ ■ additional housing based on the proposed use and evaluation of project size? C) Induce substantial growth in an area ❑ ❑ ❑ ■ either directly or indirectly (e.g., through projects in an undeveloped area or an extension of major infrastructure)? IS -4 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT MTIAL STUDY IS -5 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact III. EARTH RESOURCES: Will the proposal result in: a) Earth movement (cut and /or fill) on ❑ ❑ ❑ ■ slopes of 15 % or more based on information contained in the Preliminary Project Description Form No. D? b) Development and /or grading on a slope ❑ ❑ ❑ ■ greater than 15% natural grade based on review of General Plan HMOD map? C) Erosion, dust or unstable soil ❑ ❑ ❑ ■ conditions from excavation, grading or flu? d) Development within the Alquist -Priolo ❑ ❑ ❑ ■ Special Studies Zone as defined in Section 12.0 - Geologic & Seismic, Figure 47, of the City's General Plan? e) Modification of any unique geologic or ❑ ❑ ❑ ■ physical feature based on field review? f) Development within areas defined as ❑ ❑ ❑ ■ having high potential for water or wind erosion as identified in Section 12.0 - Geologic & Seismic, Figure 53, of the City's General Plan? g) Modification of a channel, creek or ❑ ❑ ❑ ■ river based on a field review or review of USGS Topographic Map San Bernardino North & South Quadrangles? IS -5 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT IMTIAL STUDY IS -6 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact h) Development within an area subject to ❑ ❑ ❑ ■ landslides, mudslides, subsidence or other similar hazards as identified in Section 12.0 - Geologic & Seismic, Figures 48, 51, 52 and 53 of the City's General Plan? i) Development within an area subject to ❑ ❑ ❑ ■ liquefaction as shown in Section 12.0 - Geologic & Seismic, Figure 48, of the City's General Plan? j) Other? ❑ ❑ ❑ ❑ IV. WATER. Will the proposal result in: a) Changes in absorption rates, drainage ❑ ❑ ❑ ■ patterns, or the rate and amount of surface runoff due to impermeable surfaces that cannot be mitigated by Public Works Standard Requirements to contain and convey runoff to approved storm drain based on review of the proposed site plan? b) Significant alteration in the course or ❑ ❑ ❑ ■ flow of flood waters based on consultation with Public Works staff? C) Discharge into surface waters or any ❑ ❑ ❑ ■ alteration of surface water quality based on requirements of Public Works to have runoff directed to approved storm drains? d) Changes in the quantity or quality of ❑ ❑ ❑ ■ ground water? IS -6 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY IS -7 ERC 08/13/98 Potentially Significant Potentially Significant Impact Unless Mitigation Incorporated Less Than Significant Impact No Impact e) Exposure of people or property to ❑ ❑ ❑ flood hazards as identified in the Federal Emergency Management Agency's Flood Insurance Rate Map, Panel Number 7965 , and Section 16.0 - Flooding, Figure 62, of the City's General Plan? f) Other? ❑ ❑ ❑ ❑ V. AIR QUALITY. Will the proposal: a) Violate any air quality standard or ❑ ❑ ❑ contribute to an existing or projected air quality violation based on the thresholds in the SCAQMD's "CEQA Air Quality Handbook "? b) Expose sensitive receptors to ❑ ❑ ❑ pollutants? C) Alter air movement, moisture, or ❑ ❑ ❑ temperature, or cause any change in climate? d) Create objectionable odors based on ❑ ❑ ❑ N information contained in the Preliminary Environmental Description Form? VI. TRANSPORTATION /CIRCULATION. Could the proposal result in: a) A significant increase in traffic ❑ ❑ ❑ N volumes on the roadways or intersections or an increase that is significantly greater than the land use designated on the General Plan? b) Alteration of present patterns of ❑ ❑ ❑ 0 circulation? IS -7 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT IMTIAL STUDY IS -8 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact C) A disjointed pattern of roadway ❑ ❑ ❑ ■ improvements? d) Impact to rail or air traffic? ❑ ❑ ❑ ■ e) Insufficient parking capacity on -site or ❑ ❑ ❑ ■ off -site based on the requirements in Chapter 19.24 of the Development Code? f) Increased safety hazards to vehicles, ❑ ❑ ❑ ■ bicyclists or pedestrians? g) Conflict with adopted policies ❑ ❑ ❑ ■ supporting alternative transportation? h) Inadequate emergency access or access ❑ ❑ ❑ ■ to nearby uses? i) Other? ❑ ❑ ❑ ❑ VII. BIOLOGICAL RESOURCES. Could the proposal result in: a) Development within the Biological ❑ ❑ ❑ ■ Resources Management Overlay, as identified in Section 10.0- Natural Resources, Figure 41, of the City's General Plan? b) Impacts to endangered, threatened or ❑ ❑ ❑ ■ rare species or their habitat (including, but not limited to, plants, mammals, fish, insects and birds)? C) Impacts to the wildlife disbursal or ❑ ❑ ❑ ■ migration corridors? d) Impacts to wetland habitat (e.g., ❑ ❑ ❑ ■ marsh, riparian and vernal pool)? IS -8 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY IS -9 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact e) Removal of viable, mature trees based ❑ ❑ ❑ ■ on information contained in the Preliminary Environmental Description Form and verified by site survey /evaluation (6" or greater trunk diameter at 4' above the ground)? f) Other? ❑ ❑ ❑ ■ VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy ❑ ❑ ❑ ■ conservation plans? b) Use non - renewable resources in a ❑ ❑ ❑ ■ wasteful and inefficient manner? C) Result in the loss of availability of a ❑ ❑ ❑ ■ known mineral resource that would be of future value to the region and the residents of the State? IX. HAZARDS. Will the proposal: a) Use, store, transport or dispose of ❑ ❑ ❑ ■ hazardous or toxic materials based on information contained in the Preliminary Environmental Description Form, No. G(1) and G(2) (including, but not limited to, oil, pesticides, chemicals or radiation)? b) Involve the release of hazardous ❑ ❑ ❑ ■ substances? C) Expose people to the potential ❑ ❑ ❑ ■ health /safety hazards? d) Other? ❑ ❑ ❑ ❑ IS -9 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY IS -10 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact X. NOISE. Could the proposal result in: a) Development of housing, health care ❑ ❑ ❑ 0 facilities, schools, libraries, religious facilities or other noise sensitive uses in areas where existing or future noise levels exceed an Ldn of 65 Db(A) exterior and an Ldn of 45 Db(A) interior as identified in Section 14.0 - Noise, Figures 57 and 58 of the City's General Plan? b) Development of new or expansion of ❑ ❑ ❑ existing industrial, commercial or other uses which generate noise levels above an Ldn of 65 Db(A) exterior or an Ldn of 45 Db(A) interior that may affect areas containing housing, schools, health care facilities or other sensitive uses based on information in the Preliminary Environmental Description Form No. G(1) and evaluation of surrounding land uses No. C, and verified by site survey /evaluation? C) Other? ❑ ❑ ❑ ❑ XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? ❑ ❑ ❑ b) Medical Aid? ❑ ❑ ❑ c) Police protection? ❑ ❑ ❑ d) Schools? ❑ ❑ e) Parks or other recreational facilities? ❑ ❑ ❑ IS -10 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY IS -11 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact f) Solid waste disposal? ❑ ❑ ❑ ■ g) Maintenance of public facilities, ❑ ❑ ❑ ■ including roads? h) Other governmental services? ❑ ❑ ❑ ■ XII. UTILITIES: Will the proposal, based on the responses of the responsible Agencies, Departments, or Utility Company, impact the following beyond the capability to provide adequate levels of service or require the construction of new facilities? a) Natural gas? ❑ ❑ ❑ ■ b) Electricity? ❑ ❑ ❑ ■ C) Communications systems? ❑ ❑ ❑ ■ d) Water distribution? ❑ ❑ ❑ ■ e) Water treatment or sewer? ❑ ❑ ❑ ■ f) Storm water drainage? ❑ ❑ ❑ ■ g) Result in a disjointed pattern of utility ❑ ❑ ❑ ■ extensions based on review of existing patterns and proposed extensions? h) Other? ❑ ❑ ❑ ❑ XIII. AESTHETICS. a) Could the proposal result in the ❑ ❑ ❑ ■ obstruction of any significant or important scenic view based on evaluation of the view shed verified by site survey /evaluation? IS -11 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY IS -12 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact b) Will the visual impact of the project ❑ ❑ ❑ ■ create aesthetically offensive changes in the existing visual setting based on a site survey and evaluation of the proposed elevations? C) Create significant light or glare that ❑ ❑ ❑ ■ could impact sensitive receptors? d) Other? ❑ ❑ ❑ ❑ XIV. CULTURAL RESOURCES. Could the proposal result in: a) Development in a sensitive ❑ ❑ ❑ ■ archaeological area as identified in Section 3.0- Historical, Figure 8, of the City's General Plan? b) The alteration or destruction of a ❑ ❑ ❑ ■ prehistoric or historic archaeological site by development within an archaeological sensitive area as identified in Section 3.0- Historical, Figure 8, of the City's General Plan? C) Alteration or destruction of a historical ❑ ❑ ❑ ■ site, structure or object as listed in the City's Historic Resources Reconnaissance Survey? d) Other? ❑ ❑ ❑ ❑ XV. RECREATION. Would the proposal: a) Increase the demand for neighborhood ❑ ❑ ❑ ■ or regional parks or other recreational facilities? b) Affect existing recreational ❑ ❑ ❑ ■ opportunities? IS -12 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY IS -13 ERC 08/13/98 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to ❑ ❑ ❑ 0 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 important examples of the major periods of California history or prehistory? b) Does the project have the potential to ❑ ❑ ❑ achieve short-term, to the disadvantage of long -term, environmental goals? C) Does the project have impacts that are ❑ ❑ ❑ individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) d) Does the project have environmental ❑ ❑ ❑ 0 effects which will cause substantial adverse effects on human beings, either directly or indirectly? IS -13 ERC 08/13/98 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT INITIAL STUDY DISCUSSION OF SPECIFIED CHECKLIST RESPONSES La. As stated in the project description, the project proposes to change the General Plan land use designation from CG -1, Commercial General to RU -1, Residential Urban. The development of the site for mobile home spaces will result in the loss of commercial frontage property along Highland Avenue. However, several large, vacant parcels remain available for future commercial development along Highland Avenue. And, the corridor contains several existing commercial retail centers that provide commercial services to the surrounding residential neighborhoods. Staffs review of the proposal indicates that any potential land use impacts will be less than significant. ATTACHMENTS 1. Site Location Map 2. Site Plan 3. Existing Mobile Home Park Site Plan 4. Typical Mobile Home Elevations and Floor Plans 5. Conceptual Landscape Plan REFERENCES. The following references cited in the Initial Study are on file in the Development Services Department. 1. City of San Bernardino General Plan. 2. City of San Bernardino General Plan Land Use Plan/Zoning Districts Map. 3. City of San Bernardino Development Code (Title 19 of the San Bernardino Municipal Code). 4. City of San Bernardino Development Code Overlay Districts Map. 5. City of San Bernardino Historic Resources Reconnaissance Survey. 6. Alquist - Priolo Earthquake Fault Zones Map. 7. South Coast Air Quality Management District, CEQA Air Quality Handbook. 8. Federal Emergency Management Agency, Flood Insurance Rate Maps. 9. Public Works Standard Requirements - water. 10. Public Works Standard Requirements - grading. IS -14 ERC 08/13/98 Exhibits For Initial Study Not Included See Planning Commission Staff Report Listing of Attachments I t 2 3 4 5 6 7 11' 12 13 14 OWN 15 16 17 18 19 20 21 22 23 24 25 26 27 28 001PV RESOLUTION NO. RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING GENERAL PLAN AMEND`IENT NO. 98 -04 TO THE GENERAL PLAN OF THE CITY OF SAN BERNARDINO, TO AMEND THE GENERAL PLAN LAND USE DESIGNATION FROM CG -1, COMMERCIAL GENERAL, TO RU -1, RESIDENTIAL URBAN, FOR 3.66 ACRES LOCATED ON THE SOUTH SIDE OF HIGHLAND AVENUE 636 FEET EAST OF PALM AVENUE. BE IT RESOLVED BY THE MAYOR AND COMMON COliNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS: SECTION 1. Recitals (a) WHEREAS. the General Plan for the City of San Bernardino was adopted by the Mayor and Common Council by Resolution No. 89 -159 on June '_. 1989. (bi WHEREAS. General Plan Amendment No. 98 -04 to the General Plan or the Cite of San Bernardino was considered by the Planning Commission with the development applications (Development Permit III No. 98 -11 and Variance No. 98 -13) on October 20. 1998. after a noticed public hearing. and the Planning Commission's recommendation of approval has been considered by the `favor and Common Council. (c) WHEREAS. an Initial Study was prepared on August 1 1998 and reviewed by the Environmental Rey iew Committee and the Planning Commission who both determined that General Plan Amendment No. 98 -04 i,and the development applications) would not have a significant effect on the environment and therefore. recommend that a Negative Declaration be adopted. (di WHEREAS. the proposed Negative Declaration received a 21 -da% public review, period from August 19. 1998 through September 9. 1998 and all comments relative thereto have been reviewed by the Planning Commission and the % favor and Common Council to compliance with the California Environmental Quality Act (CEQA) and local regulations. Cal 1' 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 221 23 24 25 26 27 28 le) WHEREAS, the Planning Commission conducted a noticed public hearing or- October 20 1998 in order to receive public testimony and written and oral comments or General Plan Amendment No. 98 -04 (a proposal to change the General Plan Land Use Designation from CG -1, Commercial General, to RU -l. Residential urban. for 3.66 acres o- land located on the south side of Highland Avenue approximately 636 feet east of Palm Avenue) and fully reviewed and considered the Planning Division staff report and the recommendation of the Environmental Review Committee. (f) WHEREAS, the Mayor and Common Council held a noticed public hearing and fully reviewed and considered proposed General Plan Amendment No. 98 -04 and the Planning Commission and Environmental Review Committee recommendations and Planning Division Staff Report on December 7. 1998. (g) WHEREAS, the adoption of General Plan Amendment No. 98 -04 is deemed in the interest of the orderly development of the City and is consistent with the goals. objectives and policies of the existing General Plan. SECTION ?. Negative Declaration NOW. THEREFORE BE IT RESOLVED, FOUND AND DETERMINED by the Mayor and Common Council that the proposed amendment to the General Plan of the City of San Bernardino will have no significant effect on the environment. and the Negative Declaration heretofore prepared by the Environmental Review Committee as to the effect of this proposed amendment is hereby ratified, affirmed and adopted. SECTION 3. Findings BE IT FURTHER RESOLVED by the Nlavor and Common Council of the City of San Bernardino that: 1 2 3 4 5 6 8 9 10 11 12, 13i 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A. The proposed amendment is internally consistent with the General Plan in that it meets Goal 1G(b) and (g) which provides for the infill of vacant land with residential uses at the prevailing scale and character of the existing development. B. The proposed amendment would not be detrimental to the public interest. health, safety convenience, or welfare of the City in that it would allow for the logical expansion of the adjacent mobile home park, and, there are several other large. vacant parcels in addition tc existing commercial retail developments in the vicinity of the project that provide opportunities for commercial development. C. The proposed amendment would not impact the balance of land uses within the City in tha: the addition of commercially designated land will provide additional opportunities for economic development that has been lost during the recession of the last several years. D. In the case of an amendment to the General Plan Land Use Map, the subject parcels are ph%sically suitable (including, but not limited to access. provision of utilities. compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designations) and the anticipated land use development(s) in that the amendment area is bounded on the north side by a developed, dedicated street, and existing infrastructure suitable for urban development. SECTION 4. Amendment BE IT FURTHER RESOLVED by the Mayor and Common Council that: A. The Land Use Plan of the General Plan of the City of San Bernardino is amended bl, changing the land use designation from CG -1, Commercial General, to RU -1, Residential Urban. for 3.66 acres of land located on the south side of Highland Avenue approximates' 636 feet east of Palm Avenue. This amendment is designated as General Plan Amendmeni 1 No. 98 -04 and its location is outlined on the map entitled Attachment A, and furthe 2 described in Attachment B, copies of which are attached and incorporated herein fe 3 reference. 4 B. General Plan Amendment No. 98 -04 shall become effective immediately upon adoption e- 5 6 this resolution. 7 SECTION 5. Map Notation S This resolution and the amendment affected by it shall be noted on such appropriate 9 General Plan maps as having been previously adopted and approved by the Mayor anc 10 Common Council and which are on file in the office of the City Clerk. 11 12 SECTION 6. Notice of Determination 13 The Plannina Division is hereby directed to file a Notice of Determination with tht 1.1 Countv Clerk of the County of San Bernardino certifying the City's compliance with California 15 Environmental Quality Act in preparing the Negative Declaration. 16 I 17 18; 19 20 21 22 23 24 25 26 27 28 4 c 1 2 3 4 5 6 7 8 9 10 11 12 131 141 15 16 171 18' 19 20 21 22 23 24 25 26 27 28 RESOLUTION. . .ADOPTING GENERAL PLAN ANIENDNIENT NO. 98 -04 TO THE GENERAL PLAN OF THE CITY OF SAN BERN ARDINO, TO ANIEND THE GENERAL PLAIN LAND USE DESIGNATION FROM CG -1, COMMERCIAL GENERAL, TO RU -1, RESIDENTIAL URBAN, FOR 3.66 ACRES LOCATED ON THE SOUTH SIDE OF HIGHLAND AVENU APPROXENIATELY 636 FEET EAST OF PALM AVENUE. I HEREBY CERTIFY that the foregoing resolution was duly adopted by the Mayor and Common Council of the City of San Bernardino at a held on the day of Council Members ESTRADA LIEN- (VACANT) ward SCHNETZ DEVLIN ANDERSON MILLER 1998. meetinLy thereof. 1998, by the following vote. to wit: AYES NAYS ABSTAIN ABSENT City Clerk The foregoing resolution is hereby approved this day of Approved as to form And legal content: JAMES F. PEN' MAN City Attorney By_ 5 JUDITH VALLES. 'Mayor City of San Bernardino ATTACHMENT tl,-j GPA NO. 98-04 JOJ.ly v> Z ti CG -1 TO RU -1 ;fir AT rIL 11; ltql ;:46 ii s I Ni ATTACHMENT "B" GENERAL PLAN AMENDMENT NO. 98 -04 APNs LEGAL DESCRIPTION OF PARCELS 1200 - 011 -12 Parcel No. 1 and Parcel 2 of Parcel Map No. 3893, in the City of 1200- 011 -13 San Bernardino, County of San Bernardino, State of California, as per plat recorded in Book 36 of Parcel Maps. PaQe(s) 11 and 12, records of said County. 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'` ' I /a -7 -Ic 2--.7 C I T Y O F an Bernardino R A C H E L C L A R K C I T Y C L E R K December 8, 1998 Mr. Jack Duckworth 3850 East Atlantic Avenue, Space #39 Highland, CA 92346 Dear Mr. Duckworth: At the meeting of the Mayor and Common Council held on December 7, 1998, the following action was taken regarding General Plan Amendment No. 98 -04, Development Permit III No. 98 -11, and Variance No. 98 -13, to amend the General Plan designation from Commercial General (CG -1) to Residential Urban (RU -1) to allow for expansion of the Valencia Lea mobile home park: "That the hearing be closed; and that the Mayor and Common Council adopt the resolution which approves General Plan Amendment No. 98 -04; and approve Development Permit III No . 98-11 and Variance No. 98-13, based on the Findings of Fact, subject to the Conditions of Approval and Standard Requirements as listed in the staff report dated November 10, 1998, from Michael E. hays, Director of Development Services." If we can be of further assistance, please do not hesitate to contact this office. Sincerely, Rachel G. Clark, CMC City Clerk CC: Michael Hays, Director of Development Services P. 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