Loading...
04/06/2000GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING APRIL 6, 2000 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 April 6, 2000 at 7:00 p.m. by Chairwoman, Fran Van Gelder. PRESENT: Fran Van Gelder, Chairperson Matthew Addington, Commissioner Mary Trainor, Commissioner Maryetta Ferre', Commissioner Patrizia Materassi, Community and Economic Development Director John Lampe, Planner ABSENT: Doug Wilson, Vice -Chairperson 7:00 p.m. CONVENED SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING Call to Order Pledge of Allegiance by Commissioner Ferre' 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 Community Development Director. PUBLIC PARTICIPATION: Paul Osborne, a developer of 42 years, from Colton, addressed the Planning Commission. He said he wishes to build two single family homes in Grand Terrace on Sandburg Way (property of James Harber) and that he has spoken to staff about the proposed project. He said he would like to see more "certainty" in the design review process so that a developer could determine up front what his chances are in getting a project approved. He felt single family homes did not need to be reviewed by the Planning Commission; a more predictable process would be better, and that staff should be able to give him an approval or guarantee up front. In addition on another matter, the Chairperson inquired of staff the status of the "Rite Aid" project. Staff informed the Commission that the developer of the project has obtained an 18 month construction loan but cannot get a second loan on the project. It is staffs understanding that Rite Aid still wants to go ahead with the project. Rite Aid has filed a PLANNING COMMISSION MINUTES Page 2 April 6, 2000 request with the State's Alcoholic Beverage Control Board for an off -site liquor license. Staff is hoping the developer can work out the financial issue so that the project can go ahead. ITEM #1 ADMIN SA-99-11/E-99-13 AN APPLICATION FOR AN ADMINISTRATIVE SITE AND ARCHITECTURAL REVIEW TO REMODEL AN EXISTING BUILDING TO ACCOMMODATE A "HOLLYWOOD VIDEO" STORE RUSSELL STOUT & ASSOCIATES ON BEHALF OF HOLLYWOOD VIDEO 22471 BARTON ROAD, GRAND TERRACE Staff report was presented by John Lampe, Planner. Mr. Lampe informed the Planning Commission that it is staffs desire to have the Commission confirm the staffs action in approving this project before the "plan check" process is completed. In addition Mr. Lampe related that this matter was continued from the meeting of March 16, 2000; however, the applicant still has several items to submit as part of the planning "plan check" review. Because these items were not submitted in time forthis meeting staff recommends that this matter be continued to the next meeting of the Planning Commission. Also, because of the time constraints involved with this project, staff indicated that it might ask the Planning Commission to hold a special meeting on a Tuesday or Wednesday in the latter part of April to consider this matter. MOTION PCM-2000-09 Motion by Commissioner Ferre' to continue this matter to the next meeting Seconded by Chairperson Van Gelder MOTION VOTE PCM-2000-09 Motion carried. 4-0-0-1. Vice Chairman Wilson Absent ITEM #2 SGN-99-09 AN APPLICATION FOR A SIGN PERMIT TO ADD NIGHT LIGHTING TO THE TOWN AND COUNTRY CENTER E W ELECTRIC ON BEHALF OF THE OWNER OF THE TOWN AND COUNTRY CENTER 22400 BARTON ROAD, GRAND TERRACE Staff reportwas presented by John Lampe, Planner. Mr. Lampe informed the Commission that the staff had contacted the applicant following the last meeting on this matter on PLANNING COMMISSION MINUTES April 6, 2000 Page 3 March 16th. The applicant indicated that he was still working with the owner of the Town and Country Shopping Center, Mr. John Shamolian, to come up with a lighting proposal acceptable to the City and needed more time to work this out with the owner. He therefore requested that this matter be continued to the meeting of May 18, 2000. Mr. Lampe indicated that staff concurred with this request. Staff sent a letter to Mr. Shamolian outlining the comments and observations made by the members of the Planning Commission on the field trip of March 16, 2000, listing what should be included in an acceptable lighting plan that could be approved by the Planning Commission and set a deadline of May 8th for the submission of a lighting plan or the expiration of the application. MOTION PCM-2000-10 Motion was made by Chairperson Van Gelder to continue this matter to the next regular meeting of the Planning Commission. Seconded by Commissioner Ferre'. MOTION VOTE PCM-2000-10 Motion carried. 3-1-1. Commissioner Addington voting "no" and Vice Chairman Wilson absent 7:20 P.M. ADJOURNED SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING 7:20 P.M. CONVENED PUBLIC WORKSHOP SESSION: • Information to Commissioners Five local real estate brokers and agents addressed the Planning Commission on the Grand Terrace housing market. The five real estate brokers and agents informed the Commission of the following: Barbara Bayus addressed the Planning Commission. There are several issues that confront the City of Grand Terrace. Those parcels along Barton Road should be "reconfigured" or combined so that they can be easily sold and developed. She also indicated that there is vacant property near Barton/Preston which would be a great area for condominiums --nice, up-to-date condominiums. Another location for upper - end type condominiums would be at the end of Palm. The City has a need for the higher end of the market such as $400,000 homes in the Honey Hills area. The City also has a need for medium priced homes. The vacant parcel at Mt. Vernon and De Berry would be a great site to build medium priced homes. Such a project would have smaller sized lots --smaller than 7,200 square feet. These would be affordable type homes in the $130,000 to $140,000 price range. The City needs this kind of housing and this site PLANNING COMMISSION MINUTES April 6, 2000 Page 4 on De Berry would be a good spot for it. The only new housing that is being built is in the $200,000 price range. Other cities are building in this price range but we may not be able to do it in Grand Terrace because of a lack of land or suitable sites. She summarized her remarks by stating that the City needs housing at both the upper end and lower end of the market. - Gene Carlstrom, Terra Loma Real Estate, addressed the Planning Commission: Gene Carlstrom told the Commission that there is a housing shortage in this area, not only in Grand Terrace. He further indicated that the market is dependent on the price of housing. People have recognized the price advantage in the Inland Empire area. This is an improvement over the past few years. Two years ago the market was stagnate in this area. Now there is a wave of buying moving though the Grand Terrace area and onto Colton. The market is moving. The market in the area is "red hot." There are plenty of listings in Grand Terrace. Mr. Carlstrom also went on to describe the typical buyer in this market. They are young buyers who want more in a home, more amenities such as vaulted ceilings, good insulation, electronic devices, dual pane windows, more environmentally friendly homes. He also gave his analysis of the state of the housing stock in the City. Grand Terrace has a lot of housing that is in need of being rehabilitated -our housing stock needs to be upgraded and modernized. Carolyn Crowe, Blue Mountain Real Estate, addressed the Planning Commission: Ms. Crowe began by stating that she agrees with everything that Mr. Carlstrom told the Commission. She feels that many potential buyers in Grand Terrace are being squeezed out of the market. For an example, she stated that it is her understanding that there are some 20 people waiting for every rehabed house that the City puts on the market. Most people can't afford a $1000 house payment. In addition to affordability, people want housing that is more modern. She feels that the City should give consideration to rezoning areas to higher densities with smaller lots. Grand Terrace is great place to live; unfortunately many buyers have to go out of Grand Terrace to find a home they can afford. Bobbie Forbes, Blue Mountain Real Estate, addressed the Planning Commission: Ms. Forbes began her presentation by indicating that she has a strong preference for owner occupied condominiums not renter occupied. She pointed out that people take more pride in places they own. She further stated that there is a need for the City to provide more rehab homes for first time buyers. She relayed to the Commission that she only sells within 5 miles of Grand Terrace and promotes Grand Terrace as a good place to live. There is a need for more affordable housing in Grand Terrace. Homes in the $130,000 to $150,00 price range are hard to find. The programs to rehab existing housing in Grand Terrace need to be expanded and pushed more. PLANNING COMMISSION MINUTES April 6, 2000 Page 5 She cautioned the Commission that even though she notes the need for more homes in the area, there is still a necessity that any new development such as the large residential project proposed at the end of Westwood to be environmentally sensitive. "Animals need homes too." Tony Petta addressed the Planning Commission: Mr. Petta said he is sensitive to the needs of animals too; especially after finding a couple of skunks in his backyard. He told the Commission that he feels that it is in the City's best interest to make the best use of the land that is left in the City. He feels that "townhouse" type of development would be a good example of this. By townhouses he means where the occupant owns both the building/structure and the underlying land. In condominiums the owner only has property rights in the air space. As a specific example, the intersection of Barton Road and Preston there are about 7 acres that would be suitable for townhouse type development. The present zoning is R1-10 (10,000 square feet minimum). The property would have to be rezoned to allow townhouses. This would be a private gated community similar to the Mt. Vernon/Cape Terrace Townhouses. Approximately 98 units were sold quickly and still maintain high owner -occupancy. Privacy, seclusion and landscape maintenance are very important with town homes and smaller lots of clustered developments. This development on Preston would be very private with excellent views of Blue Mountain and would be much in demand. Gene Carlstrom addressed the Planning Commission with additional thoughts: Mr. Carlstrom indicated that he felt the Barton Road Specific Plan needs to be readdressed or updated. As an example, he said that there is too much "AP" (Office Professional) along Barton Road including the larger parcel on the northeast corner of Barton Road and Preston Street. He suggested that the Planning Commission may want to have a "workshop" to address this issue, i.e. the revision of the Barton Road Specific Plan land use guidelines. He feels that the business core in the City is in a "stalemate." He felt that with the new "millennium," the City needs to get with it and update its plans and policies. • Information from Commissioners Realtor's Workshop & Design Review -Related Comments: Commission Trainer offered some observations on the presentations made by the brokers. The City needs housing at both the high end and low end of the market. Based on the last few meetings, testimony from Mr. Karger and Mr. Osborn, there needs to be improved relationships between realtors, developers and the City departments. The review process for new applications could be expedited. More information could be made available on the first visit to City PLANNING COMMISSION MINUTES April 6, 2000 Page 6 Hall. In addition, the Barton Road Specific Plan was fine for the time when it was developed but times have changed and it needs to be updated. BRSP Related Comments: — Commissioner Addington asked staff if it would be a major undertaking to revise the Barton Road Specific Plan. Staff responded by stating that yes it would be a major undertaking, however the plan is not set in stone and can be modified. He further pointed out that it is sometimes difficult to deal with applicants given all the requirements that have to be met before a project can be approved, but that the City ought to make every effort to work with applicants in the development review process. Design Review -Related Comments: — Commissioner Ferre' asked if there is any way we can further clarify the process to applicants. How can the process be clarified? Staff responded that maybe with better education and outreach programs the City could clarify what is involved in the development review process. Staff pointed out that compared with most other cities Grand Terrace has a very expedited process. In the last 8 years we have significantly reduced the type and number of projects requiring Planning Commission review and public hearings, thereby expediting development review. However, certain projects still require a full 3-month process. Staff completes its preliminary review within 30 days of the time of filing. This includes also the review and comments by various City departments and other governmental agencies and the development of conditions to be imposed on the project. The more complete the applicant's plans are, the shorter the time it will take to complete the process. In addition, staff has always been open to reviewing projects on a preliminary basis before a filing is made; however, because of budgetary problems, staff will start collecting a fee for this service. We could also "expand" the preliminary review as an option to the applicant. However, we do not want to deceive applicants. Preliminary review does not guarantee that further requirements will not be made during the formal process, as the various agencies do not get a chance to comment/or do a thorough analysis at that stage. It is best for the applicant, after preliminary meetings with staff, to submit plans as good as they can be, via the formal 1-month review process. This process ensures all "surprises" are disclosed up front. Applicants with high development standards actually appreciate our process. Others that may not be able to afford the required standard improvements and chose not to proceed receive partial refund of the application fee. Realtor Workshop -Related Comments: The Chairperson stated how impressed she was with the presentations made by the brokers. She further stated that it might be appropriate to form PLANNING COMMISSION MINUTES April 6, 2000 Page 7 a community task force to undertake the update of the Barton Road Specific Plan. She asked Carolyn Crowe if the buying public would have any interest in updated or rehabed older homes rather than a new home. Carolyn Crowe indicated that there needs to be more accessibility to loans to update and rehab existing houses. The City needs to do more in this area according to Ms. Crowe. There is a lot of deferred maintenance in the City. People can not afford to keep up their houses. More needs to be done. Broker Bobbie Forbes offered some additional comments. She indicated she is not opposed to condominiums but they should be owner -occupied. She further indicated that the City's "fixer" loans are too restrictive in terms of income range requirements. People cannot come up with the money to fix their houses. It is surprising how many people who live in Grand Terrace cannot fix their homes --some of which are in bad shape. Staff responded by stating that the City's hands are tied by the State in terms of income ranges eligible for loans. The 20% set aside money is regulated by the State. One of the reasons for the utility tax was to use more redevelopment money for loans for higher income ranges and other economic development projects, but we all know it failed. Questions and Answers at the end of the Workshop: Q: How many people are waiting for rehabed homes? A: Realtors responded, "About 20". Also, the City's Housing Department is expanding its rehab programs. Additional staff have been hired to handle the expanded housing programs. Q: Have there been any request for higher end housing on smaller lots, example $300,000 housing on 5,000 square foot lots? And what do you think the value of such housing would be in 20 years? A: Mr. Petta responded that it depends on the quality of the project. If it's a gated community, well landscaped, is well maintained and in a good location, it will maintain its value over time. A. Barbara Bayus also responded by indicating that the property on the corner of DeBerry and Mt. Vernon could handle smaller lots with 1,500 square foot homes in the $130,000 price range. In twenty years such housing will still be 20 years younger than most of the housing in the City. Q. Staff responded by indicating that staff has talked extensively with the owner of this parcel about developing it with townhouse/condo type housing per current zoning, similarto the Cape Terrace Development, ratherthan re -zone property to traditional single family detached type housing on 5,000 sq. ft. lots to be surrounded by apartments with no privacy. What is the market demanding? PLANNING COMMISSION MINUTES April 6, 2000 Page 8 A: Barbara Bayus responded that the City needs single family detached housing in the $130,000 price range and she does not know of other parcels available. 8:36 P.M. ADJOURNED PUBLIC WORKSHOP SESSION NEXT PLANNING COMMISSION MEETING TO BE HELD ON MAY 18, 2000. Respectfully submitted, S Patrizia Materassi Community and Economic Development Director 05-25-00:jl h A... planning\minutes\04-06-OO.min Approved by, L4it' lf:�22 Fran Van Gelder Chairperson, Planning Commission