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09/08/1980 PLANNING COMMISSION MINUTES CITY OF GRAND TERRACE SEPTEMBER 8, 1980 A regular meeting of the Planning Commission, City of Grand Terrace, was held in the First Baptist Church of Grand Terrace, 12354 Mt. Vernon, Grand Terrace, California, on September 8, 1980, at 6:30 P.M. PRESENT: Frank Tetley, Chairman Sandy Collins , Vice Chairman Vern Andress , Commissioner Winifred Bartel , Commissioner William DeBenedet, Commissioner Doug Erway, Commissioner Lillian Smith , Commissioner Ed Clark, Acting City Manager Jean Laurin, Planning Staff Alfa Brookshire, Acting Planning Secretary ABSENT: John McDowell , Commissioner Tom Rivera, Commissioner The meeting was opened with the Pledge of Allegiance and oral roll call . APPROVAL OF MINUTES - AUGUST 25, 1980 PCM-80-69 As the Minutes were not available as yet for submission to the Commission for approval , MOTION was made by Commissioner Erway, seconded by Commissioner Bartel and carried unanimously, to table approving the Minutes of the August 25, 1980, meeting until Planning Commission Meeting of September 22 , 1980. AGENDA PCM-80-70 MOTION was made by Commissioner Collins , seconded by Commissioner Andress and carried unanimously, to place Agenda Items 4 and 5 ahead of Agenda Items 2 and 3. AMENDMENT TO GENERAL PLAN Proposal : Amend Grand Terrace General Plan Land Use Map from Res 2-4 du/ac to Res 9+ du/ac Location: Extending between Mt. Vernon and Gage Canal , approx. 410 ft. s/o Grand Ave. File No. : GPA/79-0395 /E223-117 Applicant: Verda M. Hixson (Verda M. Price) Page One- PC-9/8/80 Commissioner Smith excused herself from taking part in the discussion due to a conflict of interest and stepped down. A Staff presentation was made by Jean Laurin in which she said, so far as is known, there have been no written concerns filed with the County or with the City Staff to date. Ms. Laurin stated that if it is the desire of the Planning Commission to ap- prove the General Plan Amendment and, subsequently, the Zone Change which would follow, as recommended by Staff, it would be a 4-step process , which she outlined. She further stated that Staff recommends if these actions are taken by the Commission , it be done subject to T-Standard No. 368 until the Commission and the City Council have reviewed the T-Standards. Commissioner Collins and Ms. Lauren discussed the status of a lot split ap- proved in January on what was then called Lot 4, and the fact that approval was contingent on improvements on this particular parcel being restricted to a single-family residence; otherwise, it would have to be accessed from Canal Street. The Commissioner asked whether applicant could multiple de- velop the other three parcels and not Parcel 4, and therefore not be re- quired to access on Canal . Ms. Laurin assured him that for the density ap- plicant is requesting, there would have to be two means of access, one of which would be Canal Street. Chairman Tetley opened the meeting for input to the Hearing by the applicant or her representative. Applicant' s representative Stanley Proud, 1466 Greenbriar, Corona, repre- senting Constructech Corporation in Corona, made a brief presentation, during which he displayed and discussed renderings and site plan. It is proposed to develop the property with approximately 72 condominiums of four to six units per building. Mr. Proud discussed details of construction and said the structures would be rustically oriented and compatible with existing architecture in Grand Terrace, with fronts facing on Mt. Vernon. He said the site plan probably will have to be revised, depending on whether it is required that Gage Canal be used for access. As an alternative, he later suggested the possibility of sealing off Gage Canal and putting up a crashable barricade for fire use. If necessary to revise the plan to pro- vide access to Gage Canal , would get back to the Commission with flimsies showing various rearrangements of buildings to achieve required access. Further questions from Commission Members and the public brought out that the square footage per unit would be 900 to about 1250, with a minimum sales price of $75,000. Mr. Proud said by the time construction is complete, probably would be in the 90's for the larger units. Mr. John H. Smith , 11809 South Mt. Vernon Avenue, Grand Terrace, inquired regarding square footage of land per unit and expressed strong concern as Page Two - PC-9/8/80 to the density. Mr. Smith said he would like to speak later in opposition. Commissioner Collins arrived at a figure of 3,750 square feet of land per unit, based on 70 units. SUPPORTING TESTIMONY Dr. Jack R. Booker, 11785 Mt. Vernon Avenue, Grand Terrace, stated he feels the condominiums would be an asset to Mt. Vernon as well as to his own property, and he does not think the density is too great. Dr. Booker re- ferred to the roofing materials mentioned by Mr. Proud and said he would like to speak in favor of either shake or tile, and not composition shingle. OPPOSING TESTIMONY Mr. Homer H. Howell , 11821 Mt. Vernon Avenue, Grand Terrace, stated he is technically against the project and that his concern is there is no as- surance, should the spot zoning be approved, the land actually will be used for condominiums and not for a less desirable type development, such as mobile homes. If there were such assurance, he would be in favor of the de- velopment as an asset to Grand Terrace. Staff, Jean Laurin, stated zoning is first step and applicant cannot file the Tract necessary for condominiums until appropriate zoning is approved. She further stated that with an R3 zoning, applicant also could apply for mobile home park, apartments , or single-family homes on smaller lots , but there would be a Public Hearing before the Commission, in which case it would be required that everyone who was notified of the zone change would be notified of the Public Hearing. Chairman Tetley commented it is an issue that has been raised previously, and that a proposed Landscape-Architectural Committee would establish more control . Mr. Howell asked whether sewage would create a problem and was advised by Ms. Laurin that, if approval is granted, applicant would not be able to se- cure building permits until the Grand Terrace-Colton Sewer Moratorium is settled; and, further, that she sees no later problem after the Moratorium is lifted. Chairman Tetley asked Mr. John H. Smith if he wished to speak again at this point, and he declined. FURTHER DISCUSSION Chairman Tetley and Jean Laurin held a discussion regarding review by City Engineers of entry locations in relation to safety. Chairman Tetley stated, if application is approved, applicant would be directed to have her engineer coordinate with City Engineers on traffic circulation. Page Three - PC-9/8/80 Mrs. Verda M. Hixson (Price) stated that in the contract of sale, or in the proposed sale of this land, it calls for condominiums , and further stated that even if she should develop it with purchaser rather than selling it outright, it will be condominiums. Commissioner DeBenedet asked whether this assurance would be recorded, and Mrs. Hixson replied that she did not know as to the legal process concerning this. Commissioner DeBenedet then asked how many one and two bedroom units are planned, and Mr. Stanley Proud responded that there will be some two- bedroom units and the rest will be three and four bedrooms , with the bulk being three bedrooms , two baths. He said larger units will comprise only about 18% of the whole project. Commissioner Collins asked Mr. Proud if any thought had been given to aligning their Mt. Vernon entrance with Brentwood, who replied it had not, but as there are no proscriptive items that force them into a certain con- figuration of buildings , could work anything out. Chairman Tetley declared the public portion of the Hearing closed and opened it to general discussion by the Commission. GENERAL DISCUSSION - PLANNING COMMISSIONERS In compliance with a request from Commissioner Erway to address again the question of what could be done to assure the exclusion of mobile homes and if such exclusion would be wise , Staff, Jean Laurin, stated that it is within the ability of the Planning Commission to put a T-Standard on an R3 to limit it to apartments , condominiums , or townhouse-type development; how- ever, that she had been intending to save discussion on this for the Work- shop Session because of the impact of emergency legislation signed by the Governor on August 30th, which will become law starting July 1, 1981. She then said that in the case under consideration, because of topography and seismic hazards, mobile homes could be excluded, but might not be able to do so in other places in the City. Commissioner DeBenedet asked how drainage would be handled. Ms . Laurin said the property owners or Gage Canal would have to accept the water, or at the time of development, the applicant could be required to put in any type of improved or unimproved drainage facilities , and that the applicant is aware of the problems on the property. She also pointed out that, normally, in a General Plan Amendment and zone change the specifics on the ground are not addressed. PCM-80-71 Following further discussion , MOTION was made by Commissioner Collins , and seconded by Commissioner Erway, that the Planning Commission recommend that the City Council amend the Grand Terrace General Plan Land Use Map to RES 9+ du/ac from RES 2-4 du/ac on 6.32 acres subject to the conditions as listed in the Geological Study; adopt the Negative Declaration and in- struct the Clerk to file Notice of Determination. Motion carried on Aye votes from all Commissioners present. Page Four - PC-9-8-80 ZONE CHANGE REQUEST Proposal : Zone Change RR-T to R-3 on 6.32 ac Location: Extending between Mt. Vernon & Gage Canal approx. 410' s/o Grand Avenue File/Index: ZC/80-1021/E223-117 Applicant: Verda M. Price (aka: Mrs. Verda Hixson) Rep: Robert W. Buchanan Commissioner Erway said he is very much in favor of this type of development in Grand Terrace. PCM-80-72 There being no public testimony on the zone change, MOTION was made by Com- missioner Erway, and seconded by Commissioner DeBenedet, that the Planning Commission recommend that the City Council adopt the zone change classifi- cation from RR-T to R-3-T subject to T-Standard No. 368, and requiring a location and development plan at the time of development, and subject to the conditions in the Negative Declaration and the requirement for two points of access ; further, adopt the Conditional Negative Declaration and instruct the Clerk to file Notice of Determination. Commissioner Collins amended the Motion to make the zoning be 3500-R-3-T. The Motion died for lack of a second. PCM-80-72-A Commissioner Collins repeated his amendment to the Motion that the zoning be 3500-R-3-T. Commissioner Bartel seconded the Motion to amend Motion No. PCM-80-72. Following discussion , the Motion to amend Motion No. PCM- 80-72 carried unanimously, and the amended Motion carried unanimously. Chairman Tetley instructed Mrs. Hixson (Price) that she would have to meet with the City Engineer regarding any development proposals. AMENDMENT TO GENERAL PLAN Proposal : Amend the Land Use Map, Circulation Element Map, and Text of the Grand Terrace General Plan. Location: E/s of I-15, w/o Michigan, and along both north and south of Barton Road Applicant: City of Grand Terrace Staff, Jean Laurin, pointed out to the Commission that it had seen this pro- posal in its infancy and as it was being developed, and it now was before them for formal action. Ms. Laurin said the Proposal by Gale Carr & Associates , a consulting firm hired by the City of Grand Terrace--which had been distributed to the Com- missioners--not only proposed amending the General Plan, but taking several other steps , i .e. , amending the Land Use Map, Circulation Element Map, and Text of the General Plan. She discussed each of these specifically, with transparencies as visual aids. She stated the Staff recommends that all four actions requested be acted upon favorably, and emphasized that four separate Motions will be required. Page Five - PC-9/8/80 Commissioner Smith directed a question to Ms. Laurin concerning one of the proposed conditions under the zone change request which called for these to be subject to a T-Standard as follows : "All uses of the AP zone speci- fically excluding residential uses". She asked if this would exclude apartment houses. Ms. Laurin responded that existing AP zoning in the County does permit single-family residential development, but her recommendation would be to exclude all residential in the City's AP zone designations ; however, this would be up to the Planning Commission, as in this hierarchy of uses , residential can be added to any area the Commission desires , and particu- larly an office area. The Proposal by Gale Carr & Associates was discussed and a question was raised as to whether the Proposal and the proposed Amendment to the General Plan were consistent in what would be accomplished. Ms. Laurin said the City had requested Mr. Carr to do a General Plan Review, but he had done a Zone Review, and she had put the language in his Proposal into the vernacular of the General Plan; therefore, while the wording is different, designations are consistent. QUESTIONS FROM THE PUBLIC Mrs. Marylou Williams, 22270 Barton Road, Grand Terrace, inquired con- cerning impact of zone change on recently rezoned property. Staff, Jean Laurin , advised that the area would be Office Commercial , except for the corner property on which a zone change recently was approved for the Darwins to General Commercial . She said this corner property would remain General Commercial , but the rest would be Office Commercial . Ms. Marcia L. Johansen , 12782 Wilmac Avenue, Grand Terrace, stated she is in the process of purchasing a 4-unit apartment building on the south side of De Berry Street and had understood it was zoned for six units. She in- quired as to whether two more units can be added. Staff, Jean Laurin, advised that zone change would have no impact on existing structures , but would limit dwelling units to what is now on the property. Ms. Laurin said the area presently is zoned MRT and, as it stands right now, a zone change would be required for construction of any multiple residential units and, in this particular case, a General Plan Amendment. Ms. Johansen was told that a swimming pool could be installed. PCM-80-73 MOTION was made by Commissioner Andress , and seconded by Commissioner Erway, that the Planning Commission recommend that the City Council adopt the land use designations OF-COM (Office Commercial ) and GEN-COM (General Commercial ) in the text of the General Plan , and eliminate the current COMMERCIAL designation, and the motion was carried unanimously. PCM-80-74 MOTION was made by Commissioner Erway, and seconded by Commissioner DeBenedet, that Planning Commission recommend that the City Council amend Page Six - PC-9/8/80 the Circulation Element of the Grand Terrace General Plan to add Industry Street as a Secondary Highway as per the precise plan on file with the City, and the Motion was carried unanimously. PCM-80-75 MOTION was made by Commissioner Smith , and seconded by Commissioner Andress , that the Planning Commission recommend that the City Council adopt the General Plan designation for Area A (seven sub-areas) and Area B (three sub-areas) as shown on the maps attached to Staff Report dated September 8, 1980. Motion carried on Aye votes from all Commissioners present with the exception of Commissioner Collins voting Noe. PCM-80-76 Chairman Tetley read into the Minutes the findings of Staff and made a MOTION, seconded by Commissioner Andress , that all the findings as listed in the Staff Report dated September 8, 1980, be adopted. Motion carried on Aye votes from all Commissioners present with the exception of Com- missioner Collins voting Noe. PCM-80-77 MOTION was made by Chairman Tetley , and seconded by Commissioner Andress , to recommend that the City Council adopt the Negative Declaration and in- struct the City Clerk to file Notice of Determination for all actions , and Motion was carried unanimously. PCM-80-78 After a brief discussion concerning suitability of name "Industry Street" after zoning change to Commercial , MOTION was made by Commissioner Smith , and seconded by Commissioner Erway, that the City Council adopt a Motion to remove the name "Industry Street" and open to the public for discussion of a proper name being more suitable for a commercial area and especially invite response from the Historical and Cultural Committee, and was carried unanimously. ZONE CHANGE Proposal : Zone change from AP, Cl-T, C2-T, R-1-T, R-2-T & R-3-T to AP-T, C2-T & R-3-T on 300+ acres Location: Generally between Michigan Street & Vista Grande Avenue, & both sides Barton Road File/Index: ZC/80-1036/E221-119 Applicant: City of Grand Terrace Rep: Gale Carr Staff, Jean Laurin , referred to her memorandum regarding the zone change and recommended that the Commission continue consideration of this agenda item until the Public Hearing of September 22 , 1980, at 6 :30 P.M. , as the Appeal Period for the Negative Declaration on this zone change only will not expire until September 10, 1980, at 5 P.M. Ms. Laurin stated that both the General Plan Amendment and the zone change will go to the City Council on October 2 , 1980. Page Seven - PC-9/8/80 PCM-80-79 MOTION was made by Commissioner Andress , and seconded by Commissioner Bartel , that Zone Change 80/1036/E221-119 be continued until the Public Hearing of September 22 , 1980, at 6:30 P.M. and, after discussion , was carried unani- mously. COUNCIL AGENDA PLANNING ITEMS PCM-80-80 MOTION was made by Commissioner Collins , and seconded by Commissioner Bartel , that the City Staff notify the Planning Commission when an item involving the Planning Commission is put on the City Council Agenda, and was carried unanimously. Following discussion, in which Acting City Manager Ed Clark joined, it was concluded that the City Council Agenda will be reviewed by the Planning Secretary and she will call Chairman Tetley, who will take responsibility for notifying the Commissioners. REQUEST FOR A MINOR DEVIATION OF SIDEYARD SETBACK BY CARLO MARCHESE, 23285 WESTWOOD, GRAND TERRACE - PLANNING COMMISSION ACTION, AUGUST 11 , 1980 MOTION was made by Commissioner Collins , and seconded by Commissioner Bartel , that the City Council be asked to explain to the Planning Commission why the Planning Commission decision was reversed regarding a gazebo deviation. Following discussion , in which Councilman Tony Petta participated, Motion failed on Noe votes by Chairman Tetley and Commissioners Andress , DeBenedet, Erway and Smith , with Commissioners Collins and Bartel voting Aye. JOINT MEETING - CITY COUNCIL/PLANNING COMMISSION Commissioner Erway recommended that Planning Commission begin immediately to arrange for a Joint Meeting with the City Council in early November. SENATE BILL 1960 (RAINES) - MOBILE HOME LEGISLATION Staff, Jean Laurin , requested that a Motion be made authorizing her to con- tact the City Attorney for his interpretation , for Grand Terrace, of Senate Bill 1960 (Raines) , a mobile home ordinance which was passed by the Legis- lature at a Special Session on August 30, 1980, signed by the Governor, and will become law on July 1 , 1981. She briefly outlined the impact of this legislation. PCM-80-81 After discussion, MOTION was made by Commissioner Erway, and seconded by Commissioner Andress , that Staff be authorized to submit a written request to the City Attorney for a written legal opinion on Senate Bill 1960, and was carried unanimously. Page Eight - PC-9/8/80 PARKING PROVISIONS - MULTIPLE RESIDENTIAL Mr. Barney Karger, 11668 Bernardo Way, requested the Commission for a clarification of the Rules on parking provisions for apartment units and condominiums. He said the Rules call for two parking spaces per dwelling unit and, in addition, one-half of a parking space per unit for public parking. Mr. Karger cited the San Bernardino County Rule Book as permitting the parking requirement to be met by either on- street or off-street parking area. Staff, Jean Laurin, said mountain and desert areas permit the off-street parking interpretation, but other areas do not. After discussion, Chairman Tetley said Staff would be asked to come back with a report at the next meeting, and Ms. Laurin asked Mr. Karger to call her on this matter. PLANNING COMMISSION REPRESENTATION AT CITY COUNCIL MEETING Chairman Tetley will plan to attend the City Council Meeting on September 18, 1980; if unable to do so, will have a replacement. MOBILE HOME STANDARDS Staff, Jean Laurin, said the San Bernardino County Board of Supervisors re- cently adopted Mobile Home Standards and she will mail a copy to the Commissioners for their review. ADJOURNMENT The Public Work Session was not convened, as no items were on the Agenda. The regular meeting of the Planning Commission adjourned at 8:30 P.M. The next regular meeting of the Planning Commission will be held on Monday, September 22, 1980. Respectfully submitted, Act g Plan ning Secretary Approved: 4i� Ch rman Page Nine - PC-9/8/80