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03/04/1985 Grand Terrace Planning Commission Minutes of Regular Meeting March 4, 1985 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 92324 on March 4, 1985 at 7:25 p.m. by Chairman Sanford L. Collins. PRESENT: Sanford L. Collins, Chairman Ray Munson, Vice-Chairman William DeBenedet, Commissioner Jerry Hawkinson, Commissioner Gerald Cole, Commissioner Norman Caouette, Commissioner Vern Andress, Commissioner Winifred Bartel, Commissioner John McDowell, Commissioner Tim D. Serlet, Planning Staff Ivan Hopkins, City Attorney PLEDGE OF ALLEGIENCE: Led by Chairman Collins I. MINUTES OF MEETINGS A.) Minutes of February 4, 1985 PCM 85-14 Motion by Commissioner DeBenedet, seconded by Commissioner Hawkinson,and passed by a 9-0 vote to approve the minutes of February 4, 1985, as submitted. II. UNFINISHED BUSINESS A.) A Resolution of the Planning Commission of the City of Grand Terrace, California, rescinding Resolution No. PC 81-08 and establishing the location, day, and time of Planning Commission meetings. PCM 85-15 Motion by Commissioner Andress, seconded by Commissioner Bartel, and passed by a 9-0 vote to adopt a Resolution of the Planning Commission of the City of Grand.Terrace, California, rescinding Resolution No. PC 81-08 and establishing the location, day, and time of Planning Commission Meetings. B.) Site and Architectural Review 85-3, Single Family Residence on Blue Mountain Court. (A.P. No. 277-181-62) Mr. Tim D. Serlet, Planning Staff, presented the Staff Report. Planning Commission Minutes of Regular Meeting March 4, 1985 PAGE 2 II. UNFINISHED BUSINESS B.) Continued. The Planning Commission had no questions of Staff. Chairman Collins requested the applicant address the Commission. Mr. Max Hernandez, 22669 Robin Way, as the Owner/Applicant, volunteered to answer any questions. The Planning Commission did not have any questions for the applicant. Chairman Collins opened and closed the public hearing with no one speaking for or against the project. PCM 85-16 Motion by Commissioner Andress, seconded by Commissioner Cole, and passed by a 9-0 vote to approve Site and Architectural Plan 85-3, including the findings as written in the Staff Report and the Conditions recommended by Staff. III. PUBLIC HEARINGS A.) Specific Plan/Conditional Use Permit 85-2, Chaparral Pines Apartments (157 Units) North of Barton Road and West of Mount Vernon Avenue. Mr. Tim D. Serlet, Planning Staff, presented the Staff Report. Mr. Serlet noted that the Developer had distributed a revised Site Plan prior to the start of the meeting. Chairman Collins asked if the project requires a General Plan Change and two (2) zone changes. Staff responded that the project conditions address a General Plan Amendment and zone changes. Chairman Collins asked if the project was for an apartment complex or condominiums. Staff responded that the project was submitted as an apartment complex. Commissioner Andress asked if condominiums were allowed in the R-3 Zone. Staff responded that condominiums are allowed in R-3 zones. Staff gave a brief explanation of the revised conditions of approval. Planning Commission Minutes of Regular Meeting March 4, 1985 PAGE 3 III. PUBLIC HEARINGS A.) Continued. Chairman Collins requested direction from Staff on the method of approving the Specific Plan and the Conditional Use Permit. Staff responded that the Specific Plan could be recommended for approval to the City Council by Resolution while the Conditional Use Permit could be approved by Minute Action. Chairman Collins requested the Developer to address the Commission. Mrs. Judy Jorgenson, representing Universal Contractors, Inc. , gave a brief synopsis of the project and volunteered to answer any questions. Commissioner DeBenedet questioned the lighting along Britton Way and the access to Barton Road. Mrs. Jorgenson responded that the conditions of approval call for a detailed lighting plan to be approved by the Planning Commission prior to issuance of Building Permits. Commissioner DeBenedet inquired about the signage. Mrs. Jorgenson responded that a separate sign permit would be applied for. Chairman Collins asked if the proposed project was going to address the school district's concern. Mrs. Jorgenson responded that once the needs of the School District are defined, the Developer would cooperate. Chairman Collins specifically referred to Page 13 of the Specific Plan regarding contributions to the City's entrances and street scapes. Mrs. Jorgenson responded that the proposed landscaping along with the proposed 35' setback would help improve the City's Mount Vernon entrance. Chairman Collins questioned the following statement on Page 17 of the Specific Plan "The City has adopted and recognized that 18 to 20 dwelling units per gross acre are necessary for the economic feasibility of low or moderate income units." Mrs. Jorgenson responded that the statement was taken from the City's General Plan. Chairman Collins and Vice-Chairman Munson requested the Staff to locate that statement in the General Plan. Staff read the following statement from Page HP-24 of the Housing Element of the General Plan: Planning Commission Minutes of Regular Meeting March 4, 1985 PAGE 4 III. PUBLIC HEARINGS A.) Continued. "Grand Terrace recognizes that in order for low- and moderate-housing development to be economically viable, densities of from 18 to 20 dwelling units per gross acre are necessary. For this reason, development at up to 20 units per acre is allowed in all multi-family areas." Chairman Collins asked Mrs. Jorgenson if she knew how much sewer capacity the City has. Mrs. Jorgenson responded that the capacity was adequate to serve the planned development of the City. However, she did not know the actual capacity and would be happy to provide that figure at a later date. Chairman Collins referred to a statement on Page 49 of the Specific Plan stating that the project is totally consistent with all General Plan and Zoning Provisions of the City. Chairman Collins disagreed with that statement. Mrs. Jorgenson responded that the project meets the development standards of the A-P and R-3 Zones. Chairman Collins stated that the A-P Zone allows R-3 uses, but not at a density greater than 9 units per acre. Chairman Collins spoke briefly on the circulation element. Chairman Collins felt that apartments are different than condominiums in terms of trip generations. He also expressed concern over the cost of potential traffic signals and the conflicting left turn movements on Barton Road by Security Pacific Bank. Mrs. Jorgenson responded that the permitted use in the A-P Zone would have the potential of generating a higher intensity and volume of traffic than will be generated by the proposed site. Vice-Chairman Munson asked if the Developer had contacted the Gage Canal Company. Mrs. Jorgenson responded that no contact was made with the Gage Canal Company. Vice-Chairman Munson stated that he felt this project should make provisions for access across Gage Canal. Commissioner Andress expressed his concern over the ingress/egress through the Town and Country Plaza. Commissioner Andress also asked if this project consisted of low to moderate housing. Mrs. Jorgenson responded that the rents would not exceed $520.00. She emphasized that the proposed project is not a low income housing project with rental subsidies. Planning Commission • Minutes of Regular Meeting March 4, 1985 PAGE 5 III. PUBLIC HEARINGS A.) Continued. Commissioner Caouette stated that his feeling was that the access to Barton Road was not appropriate at a density of 10 units per acre and is even more inappropriate with the new proposal. Commissioner Caouette stated that the revised plot show 157 covered spaces and 157 uncovered spaces with no provisions for guest parking. Mr. John Zane, project Architect, stated that the requirement for apartments is 1.5 parking spaces per unit. Staff interjected that the R-3 zone under Ordinance 57 requires 2 parking spaces per unit, one covered and one uncovered, with guest parking determined by the Planning Commission. Commissioner Cole stated that he was concerned with the adequacy of the access to Barton Road and Mt. Vernon, Mrs.Jorgenson replied that the proposed project is reducing the potential access points on Mt. Vernon Avenue. Commissioner Hawkinson stated that he was concerned with the effect on the Mount Vernon traffic and asked if any consideration had been given to restricting left turns from the proposed project. Mr. Dave Barakian, C.G. Engineering, stated that a "Right Turn Only" movement had not been specifically addressed, Commissioner McDowell questioned the accuracy of the traffic counts. Mr. Barakian stated that his firm had double checked the statistics with the County of San Bernardino and the figures are accurate. Vice-Chairman Munson requested an explanation of levels of service. Mr. Barakian gave a brief explanation of service levels A thru F and their relationship to urban street design. Chairman Collins opened the public hearing for those wishing to speak for or against the project. Mr. Jack R. Booker, 11785 Mt. Vernon, expressed his- opinion that the proposed circulation would create problems on Mount Vernon Avenue and Barton Road. Mr. Booker stated that he was against the project as proposed and would not like to see densities in excess of 10 units per acre. Planning Commission Minutes of Regular Meeting March 4, 1985 PAGE 6 III. PUBLIC HEARINGS A.) Continued Chairman Collins closed the public hearing with no one else speaking for or against the project. The Planning Commission discussed the project among themselves. Chairman Collins stated that in his opinion the area could not support high density development until access across the Gage Canal is obtained. Commissioner Caouette stated that although he feels the project has potential, the same problems that the Planning Commission has discussed with the applicant in workshop sessions have not been answered. Commissioner Hawkinson stated he felt the restriction of left turns at each exit would mitigate some of the potential traffic problem. Chairman Collins reopened the public hearing. Mrs. Jorgenson stated that this development provides the City an excellent opportunity to provide moderate income housing. Chairman Collins closed the public hearing. The Planning Commission briefly discussed the project among themselves. PCM 85-17 Motion by Commissioner Hawkinson, seconded by Commissioner DeBenedet, and defeated by a 3-6 vote to adopt a resolution recommending to the City Council adoption of the negative environmental declaration and specific plan 85-2, including the findings as written in the staff report and subject to the conditions recommended by the Staff, including a right turn only stipulation out of the project on both Barton Road and Mt. Vernon. Chairman, Collins, Vice--Chairman Munson, Commissioner Bartel, Commissioner Andress, Commissioner Cole, and Commissioner Caouette voted against the motion. City Attorney Hopkins suggested to the Planning Commission that they have the options of approving, denying, or continuing the project. Commissioner Caouette reiterated his feeling that there is a parking problem. Vice-Chairman Munson stated his number one concern is an access across the Gage Canal. Planning Commission Minutes of Regular Meeting March 4, 1985 PAGE 7 III. PUBLIC HEARINGS A.) Continued. Commissioner Collins voiced his feeling that the traffic report, by assuming condominiums instead of apartments, did not present an accurate picture. PCM 85-18 Motion by Commissioner Andress, seconded by Commissioner Cole, and passed by a 7-2 vote to continue this item to the Planning Commission meeting of April 1, 1985 to allow the applicant to address the Commission's concern over traffic and access across the Canal. Chairman Collins and Commissioner McDowell voted against the motion. Chairman Collins adjourned the Planning Commission meeting at 9:39 p.m. to a joint adjourned regular meeting at 7:00 p.m. on March 7, 1985, with the City Council. Respectfully submitted, (JOS H KI AK, Planning Director airma , Planning Commission