Loading...
07/08/1985 CITY OF GRAND TERRACE PLANNING COMMISSION ADJOURNED JOINT REGULAR MEETING - JULY 8, 1985 An adjourned joint regular meeting of the Planning Commission and the City Council of the City of Grand Terrace was called to order in the Council Chambers, Grand Terrace Civic Center, 22795 Barton Road, Grand Terrace, California, on July 8, 1985, at 5:36 p.m. PRESENT: Norman Caouette,Chairman Jerry Hawkinson, Vice Chairman Sanford Collins, Commissioner Ray Munson, Commissioner John McDowell , Commissioner Gerald Cole, Commissioner (Arrived at 5:40 p.m. ) Hugh J. Grant, Mayor Byron Matteson, Mayor Pro Tempore Tony Petta, Councilman Barbara Pfennighausen, Councilwoman Dennis L. Evans, Councilman Seth Armstead, City Manager Ivan Hopkins, City Attorney Joe Kicak, Planning Director Myrna Erway, City Clerk ABSENT: Vern Andress, Planning Commissioner William DeBenedet, Planning Commissioner The meeting was opened with the Pledge of Allegiance, led by Mayor Pro Tem Matteson. Mayor Grant stated this meeting was requested by the Planning Commission. Chairman Caouette advised the purpose for requesting the meeting was to discuss development of the R-3 area, the ability of local infrastructure to handle higher levels of development, the levels that will be necessary for the development proposed, and funding for this type of development. The Commission needs to know the limitations and potentials to make better decisions and establish better coordination between the two agencies. Commissioner Collins stated the Planning Commission needs guidelines on Council expectations relative to development of the R-3 area; noted Council has disapproved projects the Commission has approved and has approved projects the Commission has disapproved. The Commission feels some type of overlay is needed to fund the necessary improvements in the R-3 area between Mt. Vernon, Canal and Barton Road. The Commission is questioning the placement and number of Gage Canal Crossings that will be available, how the area will be improved and how the improvements will be made. Page 1 - PC - 7/8/85 Lcan ?recessing - Multi-family - Kev Points: -- Prior to the Loan Application completion, the LPA must prepare the multi-family worksheet. -- LPA's can require investor-owners to develop the work write-up and all plans and specifications, since architect's fees can be included in the loan amount. -- If the project involves more -than R units, the contractor must pay Davis-Bacon wage rates . -- Loan Approval for loans involving 5+ units, must be sent to the HUD Office for final approval. -- In addition to regular 312 documents, the Rent Regulatory Agreement must be signed and recorded. -- On loans of more than $250,000, a HUD inspector must sign payment vouchers. Commissioner McDowell recommended establishing the number of units per acre for multiple developments. Mayor Grant, with Councilman Petta concurring, felt the Commission should be given latitude in decisions, with minimum guidelines. Councilman Petta felt differences of opinion are good; noted an appeal process is provided and fees are paid by each builder. Commissioner Hawkinson stated his primary concern is ensuring the development of this area will not be a financial burden to the City, since unusual costs are involved, such as title fees, Gage Canal access, rights-of-way and a section of Canal Street; recommended an assessment district for this purpose. Councilwoman Pfennighausen felt it is impossible to expect the developers to pay development costs and provide quality construction if limited to 12 units per acre. Councilman Evans stated he views the development of Areas 10, 11 and 12 as a key development which will impact the entire community and will compliment commercial development. Envisions a well-planned commercial development on Barton Road that will compliment development of that area and the City. Recommended estabishing specific direction to ensure coordination between the agencies on development. Recommended that Al Trevino present the master plan he has prepared so input can be provided by both agencies. Mayor Grant stated the area south of Barton Road and west of Michigan is also being considered for commercial development; the opinion on commercially developing Barton Road is not unanimous. MASTER PLAN - AREAS 10, 11, 12 Al Trevino displayed several master plan concepts for Areas 10, 11 and 12, incorporating recreation areas, a bridle path, a bicycle path, open space areas and swimming and tennis clubs which would be shared by the entire community. Supported a master-planned project versus small individual projects. Felt the proposed master plan would lend character to the area, would link the housing community to the commercial area, would provide recreational facilities for the community and would be competitive with surrounding cities. Mr. Trevino outlined possible alternatives to fund public improvements for the project such as the Community Redevelopment Agency or an assessment district, which is not preferable. Meetings have been held with some of the property owners to consider development possibilities such as one developer acquiring all the land or changing the boundaries to accommodate the overall project. Some property may have to be purchased to implement the project. Requested that the City determine whether it wants to undertake the overall planning, use the redevelopment authority, and allow the fees to be used for development of that area. If the City makes that commitment, the next step is up to the landowners. Relative to Gage Canal access, City Attorney Hopkins advised Staff was directed to acquire five crossings, with the exact number and placement to be determined. Staff is also working on proceedings to Page 2 - PC - 7/8/85 acquire a portion of Canal Street which is privately owned, additional rights-oif-way to widen Canal Street, and the use of the Gage Canal property for bicycle and jogging paths and landscaping. The cost cannot be determined at this time, but should be in the thousands, not millions. Finalization of acquiring possession of the property could take five more months. LEASE OF PARK PROPERTY FROM SCE Sue Noreen, SCE Area Manager, advised SCE will lease 10 acres on Pico to the City for five years, renewable at the expiration of five years, at $100 per acre per year. SCE would have the option of terminating the lease with 30-day notice if needed for development; felt the property would never be needed by SCE. A letter has been mailed to the City Manager outlining conditions necessitated by SCE transmission right-of-way through the property. SCE is requesting a development plan for the 10 acres which will be presented to the SCE Real Properties Department for final approval . Marygold Farms, the present tenant, is willing to relinquish its lease, but the City will be required to pay for crop loss since the present crop will not mature until January 1987. Under those circumstances, the City may want to consider five acres initially. Sue Noreen stated SCE received two requests relative to the 40 acres fronting on Pico. One request was consideration of selling the land and the other was regarding the possibility of developing parks. SCE then initiated a study of development plans for that property, and determined the property will probably never be for sale. Responding to Councilman Evans, stated SCE acreage on Van Buren was not considered; access is not as good as Pico, but could possibly be negotiated. Councilman Evans recommended considering a potential school site and relocation of Grand Terrace Elementary to the southwestern area of the City. Mayor Pro Tem Matteson stated he has investigated and found the cost to move the school site prohibitive. Recommended allowing time for individual inspection of potential SCE sites prior to further consideration. Responding to Councilman Evans, Planning Director Kicak advised the southwestern area is the only area of the City in which Specific Plans have not been filed. Councilwoman Pfennighausen felt the present school site is unsuitable; the southwestern area is more populated and is a safer location. Felt placing a school site adjacent to a park site would be beneficial , providing joint-use of the facilities, and that a large corporation would be willing to pay the relocation costs of a school if it was commercially viable. Recessed at 7:00 P.M. and reconvened at 7:15 P.M. with all present. SCHOOL IMPACTION Mr. Danny Carrasco, Colton Joint Unified School District, distributed a validation report on the school district's school impaction report prepared by consultant D.J . King for the City of Colton. Advised Page 3 - PC - 7/8/85 School district representatives met with City Manager Armstead today regarding the district's impaction report which requests mitigation by the cities within the school district by establishing builder' s fees on future developments. Outlined the basis used and action taken by the Colton City Council , as indicated in the report. The school district estimates an increase in student population from 10,720 to 15,000 in the next five years. In response to Council questions, Mr. Carrasco advised the 6th graders from the Cooley Ranch Area, and 150 students from Wilson are bussed to Terrace Hills Jr. High; the remaining students are from Grand Terrace. Next year the 6th graders will remain at Wilson, but will attend Terrace Hills Jr. High as 7th graders. Sixteen portables have been located in Grand Terrace. The school district estimated a .59 student generation factor for every development within the City. Development fees imposed for impaction would be utilitized in the Grand Terrace schools and at Colton High only. Councilwoman Pfennighausen stated Mr. Jacobsen responded to the City' s request for information relative to impaction and whether the district had established a potential site in the City for future expansion by indicating in a letter that enrollment is somewhat small and there is potentially no need for expansion. Recommended consideration at a future Council Meeting due to conflicting information between that letter and the impaction report. Councilman Petta disagreed with charging builders fees, feeling the cost of education should be spread equally. Recommended delaying a decision to see the amount of funding that will be generated by the lottery since it was to benefit the schools. Mayor Pro Tem Matteson supported builder' s fees if necessary; noted lottery funds cannot be used for capital improvements. Commissioner Collins left the meeting at 7:45 P.M. Barney Karger, 11668 Bernardo Way, stated Colton Joint Unified School District has a very low national scholastic rating. Recommended the City accumulate the funding rather than giving it to Colton Joint Unified School district and forming a committee to consider the City establishing its own school district. MASTER PLAN - AREAS 10, 11, 12 Mr. Trevino requested joint agreement on the following items: (1) It is beneficial to master-plan the entire area. (2) The schematic plan proposed is acceptable for implementation. (3) Establish a funding method through the CRA or an assessment district to improve all public facilities surrounding the project, such as street improvements, signalization and park. Page 4 - PC - 7/8/85 (4) Allowing a greater percentage of the capital improvement development fund fees that would be generated from the project to be credited to the project for developing open space areas, landscaping, jogging and bicycle trails, etc. (5) Strengthening marketing of the project by including information on the project relative to housing opportunities in City brochures. (6) Conceptually agree that a master plan is preferred over separate development projects, and that the City will contribute to make the plan work. The contributions the developers will make will be to engineer the plan, work out land assembly, and hopefully immediately start development of the first phase. (7) Consider fresh, innovative approaches to planning criteria and conditions if adjustments are needed, such as setbacks. Mr. Trevino requested a decision on whether or not to proceed with the overall master plan within the next two weeks, since time is of critical concern. City Attorney Hopkins advised the project cannot be legally approved in two weeks. If both agencies indicate conceptual approval and a willingness to proceed, the legal process would begin through the Planning Commission and Council and would take longer than two weeks. Councilman Evans recommended that both agencies determine if this is a viable project, that Mr. Trevino meet with Staff regarding the percentage of development fees needed for public improvements and to be retained by the City and provide a report to Council in two weeks for further consideration. Planning Director Kicak advised alternatives can be evaluated and information provided if agreed density is known to enable establishing the number of units which will determine the amount of revenue to be generated for capital iprovement fund fees. Noted only a small percentage of the sewer fund fees remain in the city, due to certain obligations; some capital improvement funds are legally restricted. Mr. Trevino stated he is trying to keep the density at 15.75 on a gross acreage basis as approved. Requested a letter of intent. Mayor Pro Tem Matteson stated 12.75 units plus a bonus of 3 per acre for senior citizens should be reflected for the entire project. Mr. Kahlon, USA Properties, requested a land use plan establishing density. City Attorney Hopkins advised conceptual approval can be given on the items requested by Mr. Trevino, but not on a land use plan establishing density, as requested by Mr. Kahlon. CC-85-219 Motion by Mayor Pro Tem Matteson, Second by Councilman Petta, to support the plan proposed by Mr. Trevino, with the exception of allowing the use of a percentage of the capital improvement development fees. Page 5 - PC - 7/8/85 Chairman Caouette felt conceptual approval of the project is premature since there are unresolved problems on right-of-way, Gage Canal , and the traffic studies which indicate that development is predicated on providing four lanes on Mt. Vernon and the hill , getting two traffic signals, etc. The Planning Commission has been unable to settle basic density issues due to these unresolved problems. Indicated concern about Mr. Trevino' s request for new approaches to setbacks. Mayor Pro Tem Matteson advised the proposed action is only approving the concept; the project would still be required to follow normal processing through the Planning Commission and Council . Commissioner Cole voiced total agreement conceptually with the proposed approach. Felt master planning the entire area will provide the opportunity to study and resolve problems on one specific plan to develop the total area vs separate projects. Barney Karger, 11668 Bernardo Way, concurred with the proposed plan. Estimated that area is currently costing the developers approximately $30,000 a month, which will be charged to the project and could result in lower-priced building. Noted the tennis courts and swim club are special items which can be provided if cooperation is provided by the City; funds to construct the park, jogging trail and baseball diamond could be taken from park development fees; the drainage canal could come from storm drain fees; the funds would be used for facilities available to the entire community, and would not be used for construction within the project. PCM-85-68 Motion by Commissioner Cole, Second by Chairman Caouette to accept conceptually the plan as presented by Mr. Trevino with the exception of allowing the use of a percentage of the capital improvement development fees. Chairman Caouette suggested that the Planning Commission only address the setback condition as outlined by Mr. Trevino since the other items would be addressed by Council . Commissioner Cole stated he has no problem with setbacks other than those around the perimeter of the entire project. Motion No. PCM-85-68 carried 4-1, with Commissioners Caouette, Cole, Hawkinson and McDowell voting AYE, and Commissioner Munson voting NOE. Mr. Trevino requested consideration of limiting the density of 12.75 plus a bonus of 3 units per acre for senior citizens to two years, from an investment standpoint; during that period the matter could be considered further and a recommendation proposed. Felt this is acceptable at this time. Referencing Commissioner Munson' s NOE vote, voiced a desire for unanimous support and to provide further clarification to eliminate dissension. Commissioner Munson stated he had the impression the recreational facilities would be closed to the public. Mr. Trevino stated the tennis and swimming clubs would be private clubs by membership, with access to club members and also to project residents, possibly at a reduced rate. The jogging trail , Page 6 - PC - 7/8/85 park and baseball diamond will be outside the development and will be available to the general public. Commissioner Munson questioned if the City would be expected to contribute funds to build the recreational facilities. Mr. Trevino stated he is requesting reduced fees for the project. Motion No. CC-85-219 carried, ALL AYES. Commissioner Munson voiced concern for improvement of Mt. Vernon and the hill down to Washington. Mayor Grant stated Caltrans has made it clear it will become involved if traffic warrants action to be taken; did not feel Colton would consider the hill of primary concern due to its location. Mayor Pro Tem Matteson stated the Planning Commission requested this meeting to get direction from Council ; felt the Commission should have its own opinions and make its own decisions based on its knowledge; noted the appeal process is available to resolve differences of opinion. Councilman Evans stated discussion was held with the City Attorney regarding conducting an all day mandatory seminar on a weekend for the Planning Commission and Council for in-service training on planning, development, and the City's developmental laws. Requested concurrence from the Planning Commission to establish a date. Commissioner McDowell voiced concurrence. Mayor Pro Tem Matteson recommended placing the matter on the next Planning Commission Agenda for consideration. ADJOURN CC-85-220 Motion by Mayor Pro Tem Matteson, Second by Councilman Evans, ALL AYES, to adjourn the Joint Adjourned Regular Meeting at 9:07 P.M. PCM-85-69 Motion by Commissioner McDowell , Second by Chairman Caouette, ALL AYES by all present to adjourn the Joint Adjourned Regular Meeting at 9:07 P.M. Respectfully submitted, MYRNA ERWAY City Clerk By Acting City C er APPROVED: irman Page 7 - PC 7/8/85