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04/15/2004 �— Community and Economic Development Department CALIFORNIA GRAND TERRACE PLANNING COMMISSION MINTUES OF REGULAR MEETING April 15, 2004 The regular meetina of the Grand Terrace Planninq Commission was called to order at the Grand Terrace Civic Center, 22795 Barton Road. Grand Terrace. California. on April 15. 2004. at 7:00 a.m., by Chairuerson Doug Wilson. PRESENT: Doug Wilson, Chairman Matthew Addington, Vice Chairperson Brian Whitley, Commissioner Tom Comstock, Commissioner Gary Koontz, Community Development Director John Lampe, Associate Planner Michelle Boustedt, CDD Secretary ABSENT: Robert Bidney, Commissioner 7:00 P.M. CONVENE SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING • .Pledge of Allegiance led by Vice Chair Addington • Roll Call PUBLIC PARTICIPATION: None ITEMS: 1. MINUTES Planning Commission Meeting Minutes of February 19, 2004 RECOMMENDATION: Approval MOTION PC-06-2004: Vice Chair Addington made a motion to approve the Planning Commission minutes dated February 19, 2004. Commissioner Comstock seconded the motion. 22795 Barton Road • Grand Terrace, Cdlifornia 92313-5295 • 909/ 824-6621 MOTION VOTE: PC-06-2004 Approved 3-0-1-1 Chair Wilson abstain Commissioner Bidney Absent 2. MINUTES Planning Commission Meeting Minutes of March 18, 2004 RECOMMENDATION: Approval ACTION: Vice Chair Addington made a motion of Staff to review the minutes and to list the recommendations, if any, along with the motion vote for Item Number One prior to approving the minutes of the meeting. Commissioner Whitley seconded the motion Approved 4-0-1-0 Commissioner Bidney Absent ADJOURN SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING 7:45 P.M. CONVENE PUBLIC WORKSHOP SESSION • Information to Commissioners Workshop Items: • Possible Variance for a 4-unit apartment building. Associate . Planner Lampe reported that the workshop item is for a potential variance for a four unit apartment building. The parcel is located in the southeasterly corner of the intersection of Newport Avenue and Grand Terrace Road. Mr. Shen, a representative of his client has contacted the Planning Department with regard to building a proposed two story apartment building with sub-terrainean parking. The project would consist of four apartments. Each apartment would be about 1,400 square feet in size with three bedrooms. The subject site contains slightly more than 9,700 square feet. The site is located in the R-2 or Low Medium Density Zone in the City. The maximum density in the R2 Zone is 9 units to the acre. In addition, there are large areas of R-3 Zoning surrounding the proposed site. To the east, lies the Grand Barton Mobile Home Park. To the south 2 of the subject site is the Sycamore Mobile Home Park. The area to the immediate east of the site is developed with a tri-plex, along with a single family residence. The four-plex that is located just to the south of the subject site contains a density of about 15 units to the acre. The tri-plex to the immediate east of the site has 17 1/2 units to the acre. The applicant is proposing to obtain a variance to the R2 density. If the proposed four is divided by the size of the lot, the overall density averages more than 18 units to the acre, which is twice than the allowable density for the R-2 Zone. Therefore, the applicant would have to seek a variance to modify the density of the R-2 Zone, along with the required site and architectural review for the proposed project. The applicant has requested a reading from the Planning Commission to see if the Commission would be willing to entertain a request for such a variance. Background information has been provided along with the required findings of the Zoning Code to approve a variance in the staff report. It is Staffs recommendation that the Commission reviews the potential for a variance for the proposed project and indicates if such a variance would be allowed. Mr. Shen is present and is willing to answer any questions. Chair Wilson invited Mr. Shen to come forward and speak before the Commission. Mr. Eric Shen WD Partners Mr. Shen introduced himself and thanked the Commission for allowing him to speak before the Commission. Despite the request for a variance for the proposed location, Mr. Shen feels that the project will enhance the overall architectural quality in the general area. Mr. Shen also feels that should this project be accepted, that it would conform to the existing tri and four-plex projects surrounding the site. Mr. Shen wanted to clarify that a proposed parking garage would be partially underground and would not be subterranean. Planning Director Koontz remarked that the area could almost be re-zoned as R-3 because of the R-3-zoning to the south and R-3 zoning to the east. If the Commission so desires, the entire area can be re-zoned to R-3. Commissioner Comstock had a question with regard to the 12 foot setback that is required by the City. He drove to the site before the meeting, and does not see how the project would fit with the 12 foot _ easement setback. Planning Director Koontz replied that the project would fit within the required setbacks. 3 Commissioner Comstock replied that the area does not seem to have enough space for a yard or common open area. Planning Director Koontz replied that the issue with regard to yard space - would have to come up if and when the architectural review process goes before the Commission. At this point, all the Staff is interested in is if the Commission would be willing to entertain such project in the area. Chair Wilson asked if the project would be for rentals or for sales. Mr. Eric Shen WD Partners Mr. Shen replied that two units would be for rent, and two units would be occupied by family members. Vice Chair Addington commented that he did not have any objections with regard to the density of the proposed project. Commissioner Comstock commented that he would not speak for or against the project, and would not mind seeing the project go before the Commission. Commissioner Whitley asked how many units would be allowed at an R-3 Zone. Planning Director Koontz replied that it would be a maximum of 16 units to the acre. Commissioner Whitley asked if the entire section were to be re-zoned to R-3 would it assist the City in their efforts with the State required housing element. Planning Director Koontz replied that if the City can show that it can offer additional higher density affordable type housing, it can benefit the Housing Element. Should the project move forward, the Staff would have to make a finding that this is a unique situation that would allow this type of density? The City Attorney would also have to be involved to make sure that the City would be taking the required steps for the project. Commissioner Comstock asked Mr. Shen if any of the neighbors have been approached with regard to the project. Mr. Shen replied that his clients would like to get feedback from the Commission prior to approaching the surrounding property owners. Mr. Shen also remarked that when he was doing his initial assessment of the site, the owner of the two-story residence across the street had approached him and asked what he intended to do with the site. The property owner's response was positive, and he felt that it would enhance the value of his home. 4 Commissioner Comstock remarked that if a zone change were to be executed, it would make the process of approving this project in the future a lot simpler. Chair Wilson concurred with Commissioner Comstock's comments. • Briefing on the "First Draft" of the City's Zoning Code (Title 18 of the Municipal Code). Planning Director Koontz reported that Associate Planner Lampe has gone through the comments and directions from the Commission with regard to changing some of the key issues and will continue to work on the Zoning Code. Associate Planner Lampe reported that this is the first draft of the Staffs effort to update the current Zoning Code. A list of potential revisions and deletions was presented to the Commission at the meeting in February with the purpose of updating the code, making it easier for everyone including the public, staff, Commission and Council to work with. The purpose of this workshop is to bring to the Commission's attention to the fact that the update to the Zoning Code is currently being worked on; and it is Staffs intention to refine the document over the next couple of months to prepare it for the Public Hearing process. The final draft will be presented to both the Commission and the City Council. Additional definitions will be added to the code as it is worked on. A definition was added with regard to the Recreational Vehicle Ordinance. An R-3.20 Zone was added to the Zoning Code to assist the City to: meeting its housing allocation as called for by the Housing Element. The Zoning Code was found to be deficient in not possessing a Planned Unit Development provision. Standards have been added for multi-family development relative to maximum percentage for open space and building coverage or setbacks. Additional standards for multi-family projects were incorporated and added into the Code. Various provisions for the City's commercial and industrial zones for the permitted and conditional uses are listed in a proposed land use matrix. The matrix is proposed for the City's commercial and industrial zones for ease of use and to determine what types of uses can be designated in each area. The matrix will be reviewed and refined within the next couple of months. Much of the City on the west side is over 50% slope. An Open Space Element was approved by the City about four years ago. The revised code is proposing a hillside management overlay district, which would be applied as an overlay over the existing zoning and would mean that any project would have to conform to the development standards and regulations proposed under the hillside management district. 5 Chair Wilson asked Associate Planner Lampe a question with regard to this particular item. He felt that this would be a good idea to have this type of an overlay. Some type of a prominent features map would also have to be utilized to make areas blend in properly. For instance, the recent construction of the Lintern Residence might have been more acceptable had the residence blended into the niche of the hill rather than on the top of it. A simple primary and secondary ridge line preservation map should be utilized for the ease of staff and of the general public. Associate Planner Lampe thanked Chair Wilson and was glad to hear his suggestion of utilizing a prominent features map for the proposed overlay. New provisions have been included in the recreational vehicle ordinance which the Commission considered earlier this year and was adopted by the City Council. The Ordinance will become effective in just a couple of weeks. Modifications to standards are being proposed to include provisions for compact parking. A requirement has also been added to the landscaping standards for parking lots to provide some minimum shading requirements as suggested by one of the members of the Commission. This will greatly improve the appearance of the City's parking lots. The Site and Architectural Review chapter has been reviewed with the idea to make it easier to both administer and interpret and try to get.rid of redundant and arcane language. The manufactured housing provisions have also been modified to conform to State law. It has been discussed that certain items need to be codified so that it can be easily shown to both citizens and developers what they can and cannot do with their property, such as development standards for drive-thrus, appropriate driveway approach widths, and specification for chain link fencing, mini-warehouses, overhead decks and balconies. Sun rooms patio covers and other enclosures have also been included. New swimming pool enclosure standards have also bee added to conform to state law. Planning Director Koontz reported that Code Enforcement is having problems with some of the larger rural lots and the operation of off-road motorcycles on home made race courses. At this point, the City must come up with some sort of regulation with regard to noise effecting neighbors, and their use on private property. A new chapter has also been added with regard to a new landscape ordinance. Amongst many stipulations, landscaping plans for major projects must be prepared by a licensed landscape architect. ' Chair Wilson wanted to add that it should state that the landscape plans can also be prepared by a licensed contractor with a C Class license should also be allowed to prepare such plans. 6 Associate Planner Lampe also reported that several matters in the code have been turned over to the City Attorney. The City Attorney was also asked if it would be possible to modify or eliminate the amortization schedule for non-conforming uses. Currently, there is a provision in the non-conforming portion of the code which states that there is only so much time to use a non-conforming use and then use must be removed. Commissioner Whitley asked with regard to the Adult Entertainment Ordinance, were there any allowed locations within the City in which those types of business are permitted? Associate Planner Lampe replied that there are areas west of the freeway, which could accommodate "adult" uses. In addition, another one of the areas that would have been considered zoned for such businesses is now the site for the proposed high school. The existing Home Occupation Ordinance was also revisited and has been incorporated into the zoning code. Lastly, some provisions have been added to the enforcement section of the code to strengthen the City's ability to deal with code enforcement issues. Chair Wilson thanked Associate Planner Lampe for all of his efforts to work on the items. Vice Chair Addington asked what is the derivation of the five percent slope to meet the set-back requirements for a usable pad? Associate Planner Lampe replied that he could not find a ready source for this definition other than the existing Zoning Code for the City in which it talks about any site containing slopes must meet the setback requirements of the.underlying zone to the toe or top of any slope 5% or greater on the site. Vice Chair Addington liked the comment, but thought it would be best that it would be best to double check the code. Planning Director Koontz replied that a lot of research was performed with regard to taking a look at other City Municipal Codes. Some of the language was borrowed from some of those codes. Vice Chair Addington asked if gross site area was defined under site coverage. Associate Planner Lampe replied that it was not defined, but Staff would give additional consideration to the definition to the definition of gross site area. Vice Chair Addington remarked with regard to the drive-thru ordinance. When six vehicles are cued into a driving aisle and a site is extremely 7 small, there will be a problem with the drive-thru and the parking aisles, in which the drive-thru customers will be blocking the parking stalls. Vice Chair Addington made a suggestion with regard to the driveway approach widths. A minimum width of 15 feet for a one way driveway, and 24 feet for a two-way driveway, would work for a lower a.d.t. volume street. But on the streets that have more traffic such as Barton and Mt. Vernon Roads, he suggested 30 feet. Planning Director Koontz replied that this ordinance is for a minimum width. If he so desires, the staff could actually change the minimum requirement. Vice Chair Addington wanted clarification with regard to Home Occupation Permits. He has been told in the past that if one person were to have a business out of their home, an accountant would not be allowed to work on a business owner's taxes once per year. Planning Director Koontz replied that when a business owner has customers coming in on a daily basis, then the city would have a problem with it. But if someone such as an accountant were to come into the business owner's home to work on their annual taxes, then it should not be considered a problem. Planning Director Koontz pointed out an additional item. An issue of home based day care has come up recently where many of the home child care facilities are in violation. A large child care agency is allowed to have up to 14 children, whereas, a small child care is allowed up to 8 children.. There are some home child care businesses that have a permit from the State, but only have about 6 to 7 children. If anyone would want to have a large home day care facility, then a Conditional Use Permit should be filed with the City. Planning Director Koontz reported that a request may be coming before the Commission with regard to consideration for a senior citizen housing project. Commissioner Comstock felt that the requirement for shower facilities for some of the industrial type of uses is unsettling, along with the provision of on-site video conferencing for office uses with 1,000+ employees. Associate Planner Lampe replied that this section of the code came from another portion of the Municipal code related to the trip reduction ordinance which was adopted by the City a few years ago. Commissioner Whitley remarked with regard to Item Seven on the list, the compact car parking allowance. He is not in favor of it because whether a person has a compact car or not, they go ahead and park in that space anyway. Planning Director Koontz replied that the compact car space can be shortened that way larger vehicles cannot park in that area. 8 Chair Wilson appreciated the efforts of the Staff with regard to the re-draft of the zoning ordinance. • City Project Updates Planning Director Koontz reported that the Outdoor Adventures Center is moving forward. The CEQA review process will end on April 22, 2004. A letter of support was received from SCAG. A special Planning Commission meeting will be held on May 6, with a Power Point presentation and the project will be reviewed in detail. The Town Square Project is also moving forward. It is expected that a Site and Architectural Review will be submitted within the next six months. Miguel Jr.'s will be a part of the project. The Rollins Park lawn has been planted. The fields are being completed and the fields should be planted in early May. The Mount Vernon Avenue and Canal Street improvements are on schedule. Edison has been requested to move the power poles in the area. • Information from Commissioners - None ADJOURN PUBLIC WORKSHOP SESSION 8:26 PM NEXT PLANNING COMMISSION MEETING TO BE HELD ON MAY 6. 2004 Respectfully Submitted, Approved By, L-yn -,,j e,7�o J Gary Kdontz, Ph ning Director Doug Wilson, Chairman( Planning Commission 9