06/06/1997GRAND TERRACE PLANNING COMMISSION
NIINUTES OF REGULAR MEETING
JUNE 5, 1997
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 June 5, 1997 at 7:00
p.m. by Chairman, Jimmy W. Sims.
7:00 P.M. CONVENED SITE AND ARCHITECTURE REVIEW BOARD/
PLANNING COMMISSION MEETING
PRESENT: Jimmy W. Sims, Chairman
Fran Van Gelder, Vice -Chairperson
Doug Wilson, Commissioner
Matthew Addington, Commissioner
Gerry Ellis, Commissioner
OPatrizia Materassi, Community Development Director
Joann Lombardo, Housing Consultant
Larry Mainez, Associate Planner
Hally Cappiello, Associate Planner
Pat Peterson, Community Development Department Secretary
ABSENT: Moire Huss, Commissioner
Mary Trainor, Commissioner
* Call to Order
* Pledge of Allegiance led by Chairman Sims
* 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 Community Development Director.
PUBLIC PARTICIPATION: None
PLANNING COMMISSION MEETING MINUTES PAGE 2
JUNE 5,1997
ITEM#1
PLANNING COMMISSION MEETING MINUTES - MAY 15, 1997
MOTION
PCM-97-38
PLANNING COMMISSION MEETING MINUTES - MAY 15, 1997
Vice -Chairperson Van Gelder made a motion to approve the Planning Commission Meeting
Minutes from the May 15, 1997 meeting.
Seconded by Chairman Sims.
MOTION
VOTE
PCM-97-38
Motion carried. 2-1-2-2. Commissioner Addington voted "no"; Chairman Sims and
Commissioner Ellis abstained; and Commissioners Huss and Trainor absent.
Commissioner Addington pointed out in Items #3 and #4 of the minutes he felt the minutes
C, were too brief and over -summarized.
Director Materassi asked if there are specific things missing.
Chairman Sims asked Commissioner Addington if he had recommendations.
Commissioner Addington said in Item #3 when he made his 10-minute presentation on
behalf of Azure Hills School it was summarized to 10 seconds reading. In Item #4 the
opponents to the drive through amendment were also summarized to 10 seconds. He said
he feels more content is needed in the minutes.
Chairman Sims summarized by saying, "The comment is to look at the germane issues,
state the issues, a summarization of the discussion but make sure the points are made clear
for the record." He pointed out Commissioner Van Gelder's comments about the drive
throughs is all in the minutes, and said staff has to make judgments to be fair to all the
participants. Director Materassi said when a prepared statement is being read, the minutes
so reflect with a direct quote. If the Commission has a discussion, the discussion is
summarized in the minutes.
ITEM#2
UPDATE OF THE GENERAL PLAN HOUSING ELEMENT
CITY OF GRAND TERRACE
CITY-WIDE
Staff report was presented by Director Materassi and Housing Consultant Joann Lombardo. Director
Materassi started by saying the City has a self -certified Housing Element from 1991. However the
three attempts made at State approval with HCD were each denied. Funding was exhausted at the
PLANNING COMAUSSION MEETING MINUTES PAGE 3
JUNE 5,1997
end of the third attempt and the project went dormant for a time. State law requires the City have
housing to satisfy "low", "very low" and assistance to the homeless. All options have been explored
to satisfy the requirement and avoid building "low" and "very low" housing units. Three years ago
the Redevelopment Agency began generating rehab housing units which may help satisfy the State
requirement to provide low income housing.
Chairman Sims asked what the benefit is to the City of having a certified Housing Element.
Housing Consultant Joann Lombardo said State law requires the State Housing/Community
Development review and certify the Housing Element for each City. It is currently not tied to
financing, although an amendment is expected shortly. Cities such as Grand Terrace which are
uncertified are legally liable for law suits regarding land use, zoning or general plan. Such a suit
could be brought by any developer whose proposed project is not approved. The City has never had
a State -certified Housing Element.
In her work on the Housing Element Update she approached the task from two directions. It needs
to meet community needs as well as State requirements. The first step was a review of the socio-
economic data or basic demographics. A survey was distributed to 700 households randomly
throughout the City to determine community needs. In addition, information was gathered from the
General Plan Task Force. Collectively it was determined the community does not want more
housing, and in particular multi -family housing. A need for senior housing was determined and
possibly a mixed -use housing for seniors in the downtown area. Mixed -use housing may partially
help meet the "very low" income requirement of the State; however, not totally. To complete the
"very low" requirement the suggestion has been made to subsidize existing apartments using some
of the 20% CRA set -aside funds. That strategy is acceptable to the State if the City subsidizes some
of the market -rate Highlands apartments. It would provide more opportunities for the elderly, young
adults, and single parents. City Manager's office has reviewed and approves of this strategy.
In response to Commissioner Van Gelder's inquiry, Ms. Lombardo explained the Highlands
Apartments were constructed under a mortgage revenue bond issue, which is required by the State
to have 20% of the units affordable to "low" or "moderate" income residents. In order to now meet
the requirement for "very low" housing the proposal is to use CRA set -aside funds to provide
additional subsidies to existing market rate units so they become more affordable. This would be
a cash subsidy in addition to the bond issue already in place.
Ms. Lombardo also developed a strategy whereby the CRA 20% set -aside could be used to purchase
12 acres of residential land on Barton Road to develop a mixed -use facility. 25 % of the senior
condos will be indirectly subsidized by the City via land write-offs and bond financing support for
the developer. Attachment C of the report illustrates a scenario based upon surveys done to
determine land values and construction costs. The subsequent pro forma indicated an attractive
profit for any potential developers. The plan would require the developer maintain 25 % of the
senior condos available to the very low income for a period of 15 years.
Ms. Lombardo said if the City approves the above Housing Element strategies and HCD also
approves and then certifies the element the City would then need to demonstrate a good faith effort
to implement the element. Amendment of the BRSP allowing mixed -use development would need
PLANNING COMMISSION MEETING MINUTES PAGE 4
JUNE 5,1997
to be accomplished. Cost to the City of the 12 acres is estimated at as much as $1.2 million, from
the CRA 20 % set -aside fund.
Vice -chairperson Van Gelder asked Director Materassi if the Planning Commission was being asked
to approve one or both of the proposed strategies. Director responded the Commission is asked to
approve both of the proposed strategies already approved by HCD.
Vice -chairperson Van Gelder expressed concern that the City would be providing housing for
unemployed and financially unstable individuals. Ms. Lombardo explained that many elderly
residents, college students and young people qualify under the "very low" definition. These people
buy food and other services which will help the economy.
Commissioner Wilson pointed out the General Plan says the City has responsibility to provide
housing for citizens of all income levels; there is a State mandate to so provide, and the City may
have legal problems if we don't meet the requirements. He suggested the City proceed as follows:
"How are we going to best meet these requirement?" He applauded the concept of the "very low"
income affordable housing strategy involving mixed -use on Barton Road. He pointed out the plan
calls for only 10 units per acre so it would not be a high -density project. He said the cost of shared
infrastructure (sewer, water, street, etc.) can make the project very attractive and also profitable for
potential developers.
Commissioner Addington asked Ms. Lombardo to explain the definition of "low" and "very low"
income. Ms. Lombardo said they are based on a specific percentage of the San Bernardino County
median income. Criteria is set up for 1 person household, 2 person, 3 person, 4 person and 4+
person household. "Very low" is 50 % of the County median income and "low" is 80 % of the
County median income.
I
7:50 P.M. PUBLIC HEARING CLOSED,
MOTION
PCM-97-39
Chairman Sims made a motion to accept the Housing Element strategies as proposed by staff
and recommend approval to the City Council.
Motion seconded by Commissioner Ellis.
MOTION
VOTE
PCM-97-39
Motion carried. 5-0-2-0. Commissioners Huss and Trainor absent.
PAGE 5
PLANNING COMMISSION MEETING MINUTES
JUNE 5,1997
7:53 P.M. ADJOURNED PLANNING COMMISSION/SITE AND ARCHITECTURE
REVIEW BOARD MEETING
7:53 P.M. CONVENED THE PLANNING COMMISSION WORKSHOP
Information from Commissioners
Vice -chairperson Van Gelder asked staff for an update on the Bike Lane Project.
Director Materassi responded the plans will probably go to bid in approximately 10
days.
Vice -chairperson Van Gelder said she needs some planting information for the Blue
Mountain Lupine seeds. Director said staff will get some information and pass it
along.
Information to Commissioners
Director Materassi asked if any of the Planning Commissioners would be interested
in riding in the Grand Terrace Days Parade on June 7, 1997. Chairman Sims will
represent the Planning Commission and General Plan Task Force. Commissioner
Addington will represent the Planning Commission. The Community Development
Department booth will feature General Plan update information and be part of the
public outreach effort.
NEXT PLANNING COMMISSION MEETING TO BE HELD ON JULY 3, 1997.
Chairman Sims announced he will be away on vacation and Vice -Chairperson Van Gelder said she
will not be in town either.
There was a general discussion about changing the meeting date to ensure quorum.
8:00 P.M. ADJOURNED PLANNING COMMISSION WORKSHOP
Respectfully submitted, Approved by,
'�J'W�'
Patrizia Materassi .
Community Development Director
07-09-97:pp
c:\office\wpwin\wpdocs\planning\minutes\06-05-97. min
Planning Commission