Loading...
01/16/2003 c►TY 0 GRAND TER C Community and Economic Development Department GRAND TERRACE PLANNING COMMISSION MINUTES OF THE REGULAR MEETING JANUARY 16;2003 The regular meeting of the Grand Terrace Planning Commission was called to -order at the Grand Terrace Civic Center,22795 Barton Road, Grand Terrace, California, on January 16,2002, at 7:00 p.m.,by Chairperson Doug Wilson. DATE: January 16, 2003 PLACE: Council Chambers, Grand Terrace Civic Center 22795 Barton Road, Grand Terrace, California PRESENT: Doug Wilson, Chairman Matthew Addington,Vice Chairman Brian Whitley, Commissioner Robert Bidney, Commissioner Gary Koontz, Community Development Director John Lampe, Associate Planner Jo Verhelle,Execu. Asst., City Manager's Office ABSENT: Tom Comstock, Commissioner 7:00 P.M. CONVENE SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING. • Call to Order • Pledge of Allegiance led by Chairman Wilson • Roll Call • Public address to Commission shall be limited to three minutes unless extended by the Chairman. Should you desire to make a longer presentation,please make written request to be agendized to the y Director of Community and Economic Development. PUBLIC PARTICIPATION: • This is a time for anyone in the audience to speak on any item,which is not on the agenda for this meeting. NONE 22795 Barton Road• Grand Terrace, California 92313-5295 • (909) 824-6621 ITEMS: 1. MINUTES Planning Commission Meeting Minutes of December 19,2002 RECOMMENDATION: Approval with one correction to the 6th page, 5th paragraph, first line changing ac dyke to A.C. dike. MOTION: Vice-Chairman Addington made a motion to PC-01-2003 approve the Planning Commission Minutes dated December 19, 2003 with one spelling correction. The motion was seconded by Commissioner Whitley MOTION VOTE: Approved 4-0-1-0 PC-01-2003 Commissioner Comstock- absent 2. SA-02-11 &V-02-01 Site and Architectural Review to & E-02-15 construct two, one-story single family residences of approximately 1,929 square feet each with 1,472 square feet of living area and a 457 square foot attached garage and to modify the required side yard from 10 feet to 7 feet for each residence. APPLICANT: Al Aguirre and Associates LOCATION: 12539 Vivienda Avenue (A of an acre parcel on the easterly side of Vivienda approximately 200 feet south of Van Buren. RECOMMENDATION: Open the Public Hearing,receive testimony close the Public Hearing, and approve subject to conditions. Associate Planner John Lampe reminded the Commissioners that this site was subject to a lot split proposal approximately a year ago that proposed to split the property into two halves. That the lot split was approved and recorded last October. The developer is proposing to develop a house on each of those new lots. Vivienda is a 60 ft. wide local street with curb, gutters and sidewalks and is located in the low-density residential category of the general plan. The surrounding area is also single family residential. The zoning of the site and the surrounding area is R-1 7,200 sq. ft. The proposal to construct the two single-family homes is consistent with 2 both the City's General Plan and the Zoning Ordinance. John presented overhead slides. _ depicting House"A"on the northerly parcel and House"B"on the southerly parcel showing the houses being essentially the same, as seen from Vivienda, except for having reverse floor plans and,slightly different front facades. The site plan shows that the set back from what is designated as the front property line is 25 ft. and that as may be recalled, as part of the parcel map approval there was excess right—of-way that was vacated by the City as part of the lot split. The applicant has been asked to submit a revised site plan, if this project is approved, showing the actual front property line and the right-of-way on Vivienda Street. This means that when the house is adjusted,the set back from the front property line will be slightly more than what is shown here. We are also asking to modify the required side yard set back next to the garage. The normal set back is 10 ft for this zone and the modification would apply to both lots. John reminded the Commissioners that there was a variance granted when the lots were split,to modify the standard width of 60 ft. to 55 ft. The grading plan shows that drainage would flow around the buildings out to the street. The applicant will be required to submit grading plans for a grading permit as part of the plan check process together with a soils report. The grading will be the same for both lots. The landscaping for the lots proposes at least one tree and some shrubs in front of the house with the rest of the site to be in turf. The Code requires a tree also be planted somewhere in the parkway along Vivienda Ave. The applicant will be required to submit landscaping plans as part of the approval. The floor plans show that the homes will consist of living room, great/family room,kitchen, three bedrooms and two bathrooms for both houses except one will be reversed. A colored materials board was submitted with the application and the board was passed around to the Commissioners and the Commissioners were directed to the display boards that show the elevations of the two houses. Staff is recommending that the Planning Commission approve the site and architectural review application to construct these two single family residences and to modify the required 10 ft. side yard set back to the requested 7 ft. for each residence. Based on the findings in the attached resolutions that were part of the staff package together with the suggested conditions of approval that were incorporated in the resolutions of approval. Chairman Wilson opened the Public Hearing for comment. Chairman Wilson invited the applicant to come to the podium. The applicant was not present, but the owner Bob Chagolla, Chagolla Construction, 35575 Balsa, Yucaipa,reminded the Commission that he was from Grand Terrace and has done work for the City in the past. Mr. Chagolla feels that the project is consistent with the neighborhood. Vice-Chairman Addington questioned Mr. Chagolla on the request for the modification in the side yard set back in view of the fact.that a variance in width was granted so that two lots could go on the site. Vice-Chairman Addington feels that with more and more variances being 3 granted we will end up not being consistent with the surrounding neighborhood. Vice-Chairman Addington suggested taking 3 ft. off the living rooms and adding that to the rear of the homes to maintain the total square footage and keep the set back at 10 ft. Mr. Chagolla is concerned that that modification would narrow the house to the point of not being consistent with the neighborhood. Chairman Wilson asked about the garage-to-garage design rather than house to house and Mr. Chagoll said that it was for privacy. Chairman Wilson further asked why the single story was chosen and Mr. Chagolla said that it was to be consistent with the neighborhood as there weren't too many 2-story homes around that neighborhood. Vice-Chairman Addington is concerned that we are granting so many variances that we will not be consistent with the surrounding area as all of the other lots are 60 ft. and recall that the lots have 10 ft. side yards. Vice-Chairman Addington requested to know what the discussions with the client were regarding the variance request for 7 ft. instead of 10 ft. Associate Planner Lampe recalled at the public hearing there was some opposition to the variance to modify the width of the parcel from the Commission and also from a resident who was concerned about the house looking too narrow from Vivienda. The primary concern was that the house would look too narrow. Vice-Chairman Addington is concerned that if someday someone wants to put in a pool it would be hard to get equipment through a 7 ft. side yard and Mr. Chagolla, 35575 Balsa, Yucaipa responded that regarding pool access that you can get a bobcat through a 7 ft. area and everything else is usually pumped in or hand walked through. Chairman Wilson advised the owner to reserve an access easement for the future that would work for both houses. Commissioner Bidney commented that he would rather see a wider house and less side yard as long there is room for a bobcat to go through the side yard. The wider house has more aesthetic value and feels that the variance is acceptable. Commissioner Whitley asked if the proposed houses are consistent with the width of the other houses in the surrounding neighborhood and Associate Planner Lampe feels that most of the houses in the neighborhood do conform with the set back requirements but he could not verify that each home utilizes the maximum allowable on each lot. Chairman Wilson said that a 10%reduction in the side yard is not an unusual request for a variance. In this case, it is because of an in-fill and the lot had to be split so it appears that the best thing has been attempted so that the house do not appear to butt together. MOTION: Commissioner Bidney made a motion to PC-02-2003 approve SA-02-11 &V-02-01 &E-02-15 with conditions. Motion was seconded by Commissioner Whitley 4 G Chairman Wilson asked for some discussion before the vote, as his understanding is that the configuration of the frontage is not exactly the way it is shown on the map at the current time. Associate Planner Lampe informed the Chair that there is a condition that the owner submit a revised site plan showing the extra right-of-way that was vacated as part of the parcel map approval. Chairman Wilson also inquired what Staff felt regarding the position of the houses once the map is adjusted to reflect the correct location of the right away. Associate Planner Lampe responded that the owner should still maintain the minimum front yard set back and Director Koontz added that he does not see the houses changing at all. Commissioner Whitley wanted it noted that this is a unique situation and that we want to keep side yard variances to a minimum. MOTION VOTE: Approved 3-1-1-0 PC-01-2003 Commissioner.Comstock-absent. Vice-Chairman Addington-no 3. TTM-02-01 & E-02-18 Tentative Tract Map to subdivide a 4.65 acre parcel into 15 lots and with one remainder lot APPLICANT: Grand Terrace Redevelopment Agency LOCATION: 22268 Van Buren Street(4.65 acre parcel on the northwest corner of Van Buren and Reed). RECOMMENDATION: Open the Public Hearing,receive testimony,close the Public Hearing, and approve subject to conditions. Prior to the staff report Director Koontz gave the Commission an overview of what the City's intentions were regarding this project. Director Koontz referred to today's newspaper in which there is an article stating that we will be doing a low-income housing project. This is absolutely not the case. The City staff has been considering this property since it is one of the last remaining developable parcels in the City. They also had concerns regarding how it might be developed. These concerns were presented to the City Council and after consideration, it was decided that the Redevelopment Agency would buy the property so that we could control the process and the quality of the homes ultimately developed. Any profit made from the sale of the land will be used to help fund economic development projects such as the Outdoor Adventure Center. We contracted with an engineer to do the preliminary engineering for us and the intent is to build the best possible housing we can get in this area. It will not be low or moderate income housing and there will be no subsidies. It is our intent that once the project is approved by the City Council,we will send out Requests For Proposals to qualified developers. It is up to them to present us with the quality and style of house that we desire for this in fill project. Director Koontz reminded the Commission that any housing that is proposed for this would come back 5 for Site and Architectural Review,the sale of this property would be a public hearing before the City Council, and the public would be notified of what is going on throughout the process. Associate Planner Lampe stated that the applicant is requesting approval of the said tentative tract map. It is intended to hopefully receive approval from the Planning Commission, send the map to the City Council and then to sell the property to a qualified developer The site covers approximately 4.65 acres. The site is 320 ft. wide and 620 ft. length in the north/south dimension. It has 525 ft. of frontage on Reed Ave to the immediate east of the subject site. The site is presently vacant with the exception of an existing single-family house in the southwest corner that is owned by the original owner who wanted to retain ownership of the house. Access is-via Van Buren St.,which is a 66 ft. wide local collector. Reed St. is a half-width street with a 40 ft. right-of—way. Cardinal St. terminates at the easterly boundary of the property and continues again at the westerly boundary. The site is designated Low Density Residential on the General Plan and is zoned R-1 7,200. The proposed project falls within the density parameters of the General Plan and the standards of R-1 zone. There are 15 lots and 1 remainder lot. The lot sizes will range from a minimum of 7,200 to a maximum of a little over 9,200 in size and the average square footage of these lots will be just over 8,300 sq. ft. The remainder lot has about 28,800 sq. ft. Access to the site will be provided by connecting Cardinal Street through the site. The construction of a new street through the location will be 60 ft. wide with full improvements. Reed Ave., along the easterly boundary, will also be improved, as well as the Van Buren frontage. Preliminary grading shows the lots adjacent to Reed will have pad elevations of approximately 5—7 ft.below Reed and separated from Reed St. by a 2 to 1 slope. The westerly lots will back up to a low retaining wall as part of . the grading scheme of this site. As part of the conditions of approval, Staff is recommending that a perimeter wall or fence be required on the westerly, northerly and easterly boundaries and on the northerly and easterly boundaries of the remainder lot. This project is exempt from the California Environmental Quality Act it is a Class 32 categorical exemption under CEQA guidelines. The Staff is recommending that the Commission recommend to the City Council the approval of the Tentative Track Map based on the findings of the resolution of approval subject to the recommended conditions of approval as incorporated in the resolution of approval. Chairman Wilson opened the public hearing for comment. Donna Cooley,22285 Mavis St. said that her property is next to the property on the northeast side and is concerned about drainage and wants to know if there will be a waltalong that portion of the development and if that property will drain onto her property. Director Koontz replied that all lots are designed to drain to the street. There are no side or rear lot drains and a wall or fence will be provided along all the perimeters. Vice-Chairman Addington inquired if we were accepting off-site drainage if it comes to this area since Ms. Cooley says that her drainage is east to west. Vice-Chairman Addington further inquired if our Lot 1 is 5 ft. lower which means it would have off-site water coming in. 6 Director Koontz replied that he thinks there is a swale along the side that directs everything to the street and off this property and that we plan to take care of all the flooding problems. Debbie Glade,22245 Cardinal St., is concerned about drainage also. Ms. Glade's back yard currently floods from the water coming off of that property. Planning Director Koontz stated that that area has been designed by elevating that area and bringing the drainage back down to the cul-de-sac. Chairman Wilson explained to Ms. Glade that drainage should not be going toward her lot at all. Ms. Glade's other concern is the fact that Cardinal will be connected making it a through street that will have lots of traffic since it is logical to come down Pascal. She suggests bringing the traffic in off of Van Buren. Director Koontz replied that the street pattern should not change that much. Ms. Glade would like to know who owns the property now since there is a lot of dirt bike riding that goes on that property and the surrounding residents get all the dust preventing even the opening of windows. The Sheriffs Dept. referred her to the property owner and said there was nothing the residents could do about it. Director Koontz stated that the City owns the property and it is unlikely that it will be vacant long enough to put up a fence. The City Code Enforcement Officer is starting an investigation on this entire issue and asked the resident to contact Barrie Owens at the City offices and she will �.- contact the Sheriff if necessary. Chairman Wilson pointed out that we are obligated to make sure that dust as well as mud, etc. be inhibited. Vice-Chairman Addington questioned lots 5 and 6 back up against Ms. Glade's lot and are about 2V2- 3 ft..higher than hers. We are not going to be creating any drainage problem for her in the future but are we going to propose a retaining wall or a swale to Cardinal. Director Koontz pointed out on the plans that a retaining wall up to 3 ft. high is planned for so that the drainage goes to the street. Chairman Wilson suggested that during the excavation for the wall,the home owner get involved with a drainage solution since it is so close to the property line and further suggested that a pipe or box drain be considered as long as it is kept clean. Director Koontz pointed out that since the City owns the property we can make sure that all of these items are done correctly. Mary Stockstad, 22246 Cardinal St. has a concern is access to this property from Cardinal St. since there are many children that live in this area and requests that the access be off of Van Buren instead of Cardinal. She feels that the traffic increase will have a great impact on the 7 already established neighborhoods of Reed, Pascal and Mavis,which have all been there for 30- _ 40 yrs. The streets are unlighted and narrow. Ms. Stockstad is also concerned about the close proximity of the house to her property line and would like to know if the set back is 10 ft. Chairman'Wilson commented that he thinks the minimum set backs are 5ft. and 10 ft. but we won't know exactly until we see the plans. Ms. Stockstad is concerned that a 2-story house would obstruct her mountain view and she is requesting a single story house be built next to hers and that block walls be put in. Chairman Wilson stated that block walls were probably going to be the way to go. Director Koontz stated that Lot 4 next to Ms. Stockstad's is 80 ft. wide which leaves plenty of room for side yards and that in regard to the street pattern. Ms. Stockstad requested traffic calming devices be installed on Cardinal if the access is going to be off of Cardinal. Director Koontz replied that he saw no problem with installing traffic calming and speed bumps to keep traffic traveling at a reasonable speed, if warranted. Chairman Wilson asked if traffic circulation studies were done when the City was looking at this property and if the studies showed any other possibilities as far as Cardinal Street access. Director Koontz said that every possible conceptual plan was looked at. After careful study,the present design is the only one that fits everything and that the speed limit would be 25mph. Chairman Wilson inquired if there was a master circulation plan for the City and what was envisioned for this property from that plan. Associate Planner Lampe indicated that the master circulation plan only addressed Van Buren St. Chairman Wilson suggested that we take our master circulation plan and addend it for any of the remainder parcels in consideration of future homeowners. Director Koontz stated that this particular parcel is one of the only in-fill parcels remaining the City and the circulation plan only deals with the major streets;usually four lane streets that are arterial highways. Typically,residential streets that are 60 ft. or less do not show up on the master plan of highways. Chairman Wilson asked about the actual circulation(traffic count) on a cul—de-sac such as on Cardinal. Director Koontz will refer the question to our traffic engineer. Associate Planner Lampe stated that our traffic engineer pointed out in the report that he did not feel that there would be any significant impacts to Pascal with putting Cardinal through because there is no congestion on Van Buren that would causing traffic to use Cardinal through to Pascal. Chairman Wilson asked if there would be stop signs used to interrupt the flow. Director Koontz will present this back to the traffic engineer and inform him that there are concerns about speeds and circulation in this area and have him come up with a plan regarding signs and traffic calming, from a professional point of view. 8 Donna Cooley, 22285 Mavis St. asked that if the City has any control over the types of homes that are built on the property that 2-story homes not be built up against the existing single story homes. Chairman Wilson said that the Planning Commission will have a chance to see the plans with opportunity to view what is in mind for this development. Les Glade, 22245 Cardinal St. asked if the 3400t retaining walls would replace the 6-foot fence that is already there. Mr. Glade is concerned because he has a dog that needs to be kept inside. Chairman Wilson stated that these circumstances would require cooperation among neighbors whether it is the City or two neighbors trying to do something. The 3-foot wall will be on the City's side. Mr. Glade stated that he thinks that the quickest way to the freeway is down Pascal, down De Berry, down Michigan to Barton Rd. and if everyone works out of the area he feels that they won't go from the Michigan stop sign to the Van Buren stop sign to work their way back to the neighborhood when you can get into the neighborhood quickly via another way. Vice-Chairman Addington suggested that Lot 9 is smaller than the rest of the lots and probably would not accommodate a nice size house. Vice-Chairman Addington suggested that lots 14 and 15 be reduced from 120 ft. to 110 ft and give that extra 10 ft. to Lot 9 to allow for a larger house to be built there. Director Koontz replied that the City agrees with that observation. Chairman Wilson was looking for the net area on each of the lots from 9-13 and commented that because of the elevation differences.the 121 ft. to the front property line it really is not because of the 2 to 1 slope that eats up quite a bit of the property making it realistically about 100 ft. Chairman Wilson further suggested that perhaps retaining walls needed to be considered so that the homes are not left with tiny back yards. Director Koontz said that the map shows standard grading and a 2:1 slope, However,to maximize the lots a developer who wants to put nice homes on the lots that could accommodate pools, etc. there may be a need for retaining walls. Chairman Wilson asked if the minimum pads could be specified on the tentative maps. Commissioner Bidney asked if the Fire Department had commented on the Cardinal St. connection about the flow of traffic and that the Fire Department,Police Department and ambulances would have very good access. Director Koontz commented that the Fire Dept. likes all the access it can get. 9 MOTION: Vice-Chairman Addington made a motion PC-03-2003 that Lots 14 & 15 be reduced in length from 120 ft. to 110 ft. and that the extra 10 feet be given to Lot 9. Commissioner Whitley seconded the motion. MOTION VOTE: Approved 4-0-1-0 PC-03-2003 Commissioner Comstock-absent Motion: Chairman Wilson made a motion that PC-04-2003 pc this resolution be modified to include consideration for traffic control in relation to the residential aspect of the street and that stop signs and ordinary traffic controls be conducive to the current closed residential nature. Vice-Chairman Addington seconded the motion. MOTION VOTE: Approved 4-0-1-0 PC-04-2003 Commissioner Comstock—absent MOTION: Chairman Wilson made a motion to PC-05-2003 include the net useable lot widths and lot depths on each one of the lots on the tentative map and that there would be a minimum width and-depth itemized for best use. Also,that any proposed retaining walls to maintain those widths and depths on the map. Vice-Chairman Addington seconded the motion. MOTION VOTE: Approved 4-0-1-0 PC-5-2003 Commissioner Comstock—absent MOTION: Vice-Chairman Addington made a PC-6-2003 motion for approval of TTM-02-01 &E-02- 18 with the conditions as amended. Commissioner Whitley seconded the motion. 10 MOTION VOTE: Approved 4-0-1-0 PC-6-2003 Commissioner Comstock- absent Chairman Wilson invited the public to attend the next meeting when the plan lay out is presented. ADJOURN SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING-7:55nm CONVENE PUBLIC WORKSHOP SESSION • Information to Commissioners Gary Koontz informed the Commissioners that the plans from Keystone School have not been submitted as yet and it appears that we will not be able to schedule that item for the February hearing. It probably will not be on the agenda until March. If any Commissioners are interested in visiting the site before the Keystone plans are on the Commission's agenda you have plenty of time to do so. • Information From Commissioners Chairman Wilson commented on the fact that the newspapers are giving the Outdoor Adventure Center quite a bit of"press"which is understandable. Chairman Wilson invited the Commissioners to convey any information they might have in the public workshop. Vice-Chairman Addington complemented the City and Steve Berry on the landscaping that has been done on Barton Road. It looks very nice and is an improvement to the City. Vice-Chairman Addington further asked if there were plans for other landscaping in the City. Planning Director Koontz replied that Assistant City Manager Steve Berry does have plans for a lot of landscaping to go on in the City. Planning Director Koontz also reported that we are in the process of bidding out the Rollins Park project construction contract. That bid will be opened on the 30th of January and we will be breaking ground in the later part of February. Vice-Chairman Addington commented on the fact that the Rollins Park project did not have to come before the Commission but that he would very much like to see a plan nevertheless and Gary will bring it to the next meeting and pointed out that the color plan is displayed in the hallway of City Hall as well. Planning Director Koontz informed the Commissioners that we are in the process of doing a conceptual master plan for Petta Park(located by the Senior Center). Next week we have a public workshop on this project. Written notices have gone out to all the 11 surrounding property owners. The information will be compiled and presented to the Commission before going to the City Council. Chairman Wilson inquired about the property at the corner of Mt. Vernon and Barton and if there was anyone interested in purchasing that site. Planning Director Koontz reported that we are getting close to doing something positive with the site. Chairman Wilson further asked if it would be a multi-use situation or will we just look at best proposed use and Director Koontz replied that the discussions were still regarding some sort of drug store. Chairman Wilson commented on the bridge on Barton Road and he wondered if the City Council would be willing to sit down with Stater Bros. representatives and determine how best to come to an agreement on how that is all going to work eventually. Director Koontz replied that the public works department is actively involved with the City of Colton and Cal-Trans in the re-design and re-construction of the bridge. It is hoped that Cal-Trans will start working on this project very soon. ADJOURN PUBLIC WORKSHOP SESSION AT 8:15PM NEXT PLANNING COMMISSION MEETING TO BE HELD ON FEBRUARY 20.2003. Respectfully Submitted, Approved By, a Lampe Associate Planner Doug Wilson, Chairman Gary Koontz, Community Development Director 12