01-26-2017 - SP
CITY OF GRAND TERRACE
PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD
AGENDA
Council ChambersSpecial Meeting6:30 PM
The City of Grand Terrace complies with the Americans with Disabilities Act of 1990. If
you require special assistance to participate in this meeting, please call the City Clerk's
office at (909) 824-6621 at least 48 hours prior to the meeting.
If you desire to address the Planning Commission Site and Architectural Review Board
during the meeting, please complete a Request to Speak Form available at the entrance
and present it to the City Clerk.
Any documents provided to a majority of the Planning Commission Site and
Architectural Review Board regardingany item on this agenda will be made available for
public inspection in the City Clerk's office at City Hall located at 22795 Barton Road
during normal business hours. In addition, such documents will be posted on the City's
website at www.grandterrace-ca.gov<http://www.grandterrace-ca.gov
CALL TO ORDER
Pledge of Allegiance.
Roll Call
Attendee NamePresentAbsentLateArrived
Chairman Tom Comstock¨¨¨
Vice Chair Tara Ceseña¨¨¨
Commissioner Jeffrey Allen¨¨¨
Commissioner Edward A. Giroux¨¨¨
Commissioner Gregory A. Goatcher¨¨¨
APPROVAL OF AGENDA
PUBLIC ADDRESS
Public address to the 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 Director of Planning and Development Services
Department. This is the opportunity for members of thepublic to comment on any items
not appearing on the regular agenda. Because of restrictions contained in California
Law, the Planning Commission may not discuss or act on any item not on the agenda,
but may briefly respond to statements made or ask a question for clarification. The
Chairman may also request a brief response from staff to questions raised during public
comment or may request a matter be agendized for a future meeting.
City of Grand TerracePage 1
AgendaGrand Terrace Planning Commission/Site and Architectural Review BoardJanuary 26, 2017
1. CONSENT CALENDAR
1. Approval of Minutes Special Meeting 09/29/2016
DEPARTMENT: CITY CLERK
2. Approval of Minutes Regular Meeting 11/17/2016
DEPARTMENT: CITY CLERK
2. PUBLIC HEARINGS
1. Administrative Site and Architectural Review 16-01-A1, Variance 16-03 and
Environmental 16-05-A1
RECOMMENDATION:
1) Conduct a public hearing, and
2) Adopt A RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW OF THE CITY OF GRAND TERRACE ADOPTING A
NOTICE OF EXEMPTION AND APPROVING VARIANCE 16-03 AND
ADMINISTRATIVE SITE AND ARCHITECTURAL REVIEW 16-01-A1 APPROVING
A REVISION TO THE HOUSING PRODUCT AND A SIDE YARD VARIANCE ON A
PREVIOUSLY APPROVED SMALL LOT SUBDIVISION LOCATED AT 22394
AND 22404 VAN BUREN STREET (APNS 1167-341-02, 78 AND 79)
DEPARTMENT: PLANNING & DEVELOPMENT SERVICES
3. INFORMATION TO COMMISSIONERS
4. INFORMATION FROM COMMISSIONERS
ADJOURN
Adjourn to the next scheduled meeting of the Site and Architectural Review
Board/Planning Commission to be held on February 2, 2017 at 6:30 p.m.
Agenda item requests must be submitted in writing to the City
than 14 calendar days preceding the meeting.
City of Grand Terrace Page 2
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AGENDA REPORT
MEETING DATE:January 26, 2017
TITLE:Administrative Site and Architectural Review 16-01-A1,
Variance 16-03 and Environmental 16-05-A1
PRESENTED BY:Sandra Molina, Planning & Development Services Director
RECOMMENDATION:1) Conduct a public hearing, and
2) Adopt ARESOLUTIONOFTHEPLANNING
COMMISSION/SITE AND ARCHITECTURAL REVIEWOF
THECITYOFGRANDTERRACEADOPTINGANOTICE
OFEXEMPTIONANDAPPROVINGVARIANCE 16-03
AND ADMINISTRATIVE SITEANDARCHITECTURAL
REVIEW16-01-A1 APPROVING A REVISION TO THE
HOUSING PRODUCT AND A SIDE YARD VARIANCE ON
A PREVIOUSLY APPROVED SMALL LOT
SUBDIVISION LOCATED AT 22394 AND 22404 VAN
BUREN STREET (APNS 1167-341-02, 78 AND 79)
VISION STATEMENT
Promote Economic
Development.
BACKGROUND:
On September 1, 2016, the Planning Commission/Site and Architectural Review Board
conducted a public hearing on a proposed small lot subdivision filed by Aegis Builders,
Inc. represented by Mr. Darryl Moore, as follows:
Tentative Tract Map 16-01 (TTM 18604), Site and Architectural Review 16-01,
Variance 16-01 and Environmental 16-05 to combine two parcels measuring a
two acres and subdivide them into a small lot subdivision totaling seventeen lots,
served by a private street, utilizing the Planned Residential Development
standards contained in the Zoning Code for development of the subdivision. The
proposed homes were all two-story varying in size between 1,950 square feet to
2,140 square feet. Also considered was Variance 16-01 to allow reduced
setbacks on setbacks on Lots 11 and 12 and reduced lot size on Lot 11.
At the conclusion of the hearing, the Commission adopted Resolution No. 16-16
recommending City Council approval of Tentative Tract Map 16-01 and Variance 16-01
to reduce the lot size of Lot 11. The Commission also adopted Resolution No. 16-17,
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approving Site and Architectural Review 16-01 including the plotting and architectural
elevations of the 17 homes, and permitting 5-foot side yard setbacks for Lots 11 and 12.
The September 1, 2016, Planning Commission staff report is provided, without the
attachments noted in the original report.
On September 27, 2016, the City Council conducted a public hearing and voted to
adopt Resolution No. 2016-34 approving Tentative Tract Map 16-01 to create a small lot
subdivision and approving Variance 16-01 to reduce the lot size of Lot 11.
Currently, the Applicant has submitted the Final Map, Grading and Street Plans and
Building Plans for technical review, as required by the adopted Conditions of Approval.
PROPOSAL:
Aegis Builders, Inc. is also the developer of a 12-lot subdivision on Pico Street. Aegis
themselves. Through the marketing and sales of the Pico homes, Aegis has found there
is a strong market for smaller homes, and single story homes with less square footage;
therefore, Aegis is proposing to modify the product mix and incorporate single levels
homes into the proposed Van Buren project to reduce the average house sizes to
approximately 1,800 square feet.
On November 30, 3016, Aegis submitted Administrative Site and Architectural Review
16-01-A1 requesting to modify the square footage of the product mix and incorporate a
single level, 1,537 square foot housing product on six of the lots within the previously
approved Project. The modification to the square footage is an administrative level of
review as the revised square footage is less than the approved square footage and can
be accommodated within the approved building footprint. However, the single level
product has a larger footprint than a two story product. It is approximately three feet
wider, and the Applicant has submitted Variance 16-03, to allow side yard setback of 5
feet on each side, instead of the required 5 feet on one side and 8 feet on the other.
These six lots are in addition to the two that were already approved with 5 foot
setbacks.
As stated, the subdivision with its associated lot sizes, lot dimensions and street
configuration have already been approved by the City Council. The Commission is
being asked to consider granting a side yard variance for 6 lots, and approve the new
housing mix and plotting.
SITE AND SURROUNDING AREA:
The Project Site is an irregular polygon shaped lot and relatively flat that gradually
slopes from east to west. It fronts along Van Buren Street, a 66-foot wide collector
street, at its south boundary. Along Van Buren Street the parcel measures 262 feet wide
and narrows to about 136 feet wide at its north boundary. The site contains two existing
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residences which are proposed to be demolished. The Gage Canal is located along the
west boundary.
Surrounding uses are as follows:
Zoning General Plan Existing Land Uses
North R3 Medium Density Residential Multi-family residential
East R3 Medium Density Residential Single family residential
South R1-7.2 Low Density Residential Single family residential
West R1-7.2 Low Density Residential Gage Canal and single
family residential further west
ANALYSIS:
General Plan/Zoning Consistency
The Project site is designated Medium Density Residential (MDR) on the General Plan
Land Use Map. The MDR designation includes both single family detached and multiple
family attached development, which may include small lot single family developments or
attached multi-family developments including townhomes, condominiums, and
apartments at densities of 6-12 dwelling units per acre.
The site is zoned R3 Medium Family Residential. This district is intended for medium
density multiple family development, at a density of 12 dwelling units per gross acre.
Section 18.10.090 (Planned Residential Development) of the Zoning Code allows small
lot subdivisions with lots measuring a minimum of 3,500 square feet. The building
setbacks for small lot subdivisions are 15 feet at the rear, 5 feet and 8 feet side yards,
and an average of 18 feet at the front, but no less than 16 feet.
The Applicant is requesting approval of five foot side yard setbacks for Lots 2, 3, 5, 6,
15 and 16, instead of 8 feet and 5 feet. Lots 11 and 12 are already approved with five
yard setbacks, and the result would be 8 lots with 5 yard setbacks.
The irregular shape of the property limits the design of the subdivision. In addition there
are special circumstances related to the general location of the Project in that single
story homes are desirable, necessitating the slightly larger footprint. Granting of the
variance provides the Applicant the ability to develop the site at comparable densities as
adjacent properties and as anticipated in the General Plan.
Architectural Elevations and Floor Plans
The original approval included four housing plans, all two stories, and a combination of
four and three bedroom homes. All had two car garages. The approved square footage
mix was 1,950 square feet (4 lots), 2,005 square feet (3 lots), 2,051 square feet (5 lots)
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and 2,140 square feet (5 lots).
Aegis is proposing to modify the housing mix as follows: 1,537 square feet (6 lots),
1,861 square feet (4 lots), 2,005 square feet (3 lots), 2,051 square feet (4 lots); thereby
eliminating the largest product and incorporating 1,537 square feet and 1,861 square
foot products. Revised floor plans and elevations for these two housing plans are
attached.
Each house will have a covered entry porch, and an attached two car garage.
Architectural styles include options for Spanish, Country and Santa Barbara styles. A
combination of four and three bedroom homes is still proposed. The Table below shows
the modified square footages by lot:
Lot Approved Proposed Stories
SQFT SQFT
1 2,140 2,051 2
2 2,051 1,537 1
3 1,950 1,537 1
4 2,051 2,051 2
5 1,950 1,537 1
6 2,051 1,537 1
7 1,950 1,861 2
8 2,140 1,861 2
9 2,051 2,051 2
10 2,005 2,005 2
11 2,005 2,005 2
12 2,005 2,005 2
13 1,950 1,861 2
14 2, 051 1,861 2
15 2,140 1,537 1
16 2,140 1,537 1
17 2,140 2,051 2
Architecturally, there are still six color and material schemes corresponding with each
Plan. The colors and materials are complementary to the surrounding area. Each Plan
will include a tiled roof and will have either an architectural stone or contrasting stucco
color treatment. Accent colors will be used on entry and garage doors, eves, sliding
doors, shutters and windows/door border treatments.
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Site Plan
The attached site plan shows the new plotting for the 17 lots. The reduction in square
footage makes sense for a small lot subdivision, and is more in keeping with 3,500
square foot lot sizes. The single story product has a longer and wider footprint, as it
must accommodate the entire square footage in one story. The width of the new
footprint is 3 feet wider; thus the request for the variance.
The Commission may recall that during the September 1, 2016, hearing members of the
public expressed their concern with the smaller lot sizes, the shorter lot frontages,
parking concerns, and traffic.
The Project modifications do not modify the lot sizes and lot frontages, and is limited to
the re-plotting and setback variance.
As stated during the hearing, the Project is private development served by a private
street and will have a Homeowners Association (HOA) and Covenants, Conditions and
Restrictions (CC&Rs) recorded on the property to address parking within the Project.
However, staff recommends that the Commission condition the Project so that the
CC&Rs specifically state that the vehicles of the residents are parked within the garage,
that recreational vehicles cannot be stored in the driveway.
ENVIRONMENTAL REVIEW:
The Project to construct a single-story residence and garage is categorically exempt per
the California Environmental Quality Act, Code of Regulations, Title 14, Section 15332,
which exempts infill development when the project is compatible with the General Plan
and Zoning Code, is on less than five acres substantially surrounded by urban uses; is
on a site of no value to endangered, threatened, or rare species; is served by public
utilities and services, and there are no impacts to traffic noise, air quality or water
quality. A Notice of Exemption has been included for adoption.
PUBLIC NOTICE:
Public notice of the Project was provided, including publishing in the Grand Terrace City
News and mailing notices to property owners within 300 feet of the Project site, 10 days
prior to the meeting date. In addition, a copy of the notice was posted in three public
places.
To date, City staff has not received any comments regarding the proposed Project.
CONCLUSION:
The irregularly shaped infill site presents many challenges to site design. However,
given these constraints, the applicant has been able to design a subdivision with usable
and functional lots that can support residential development. The Project will create 17
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additional residential units that will assist the City accommodate its growth demands
contained in the Housing Element.
ATTACHMENTS:
Letter of Intent_Van Buren Project.pdf (PDF)
Staff Report_9.1.2016.pdf (PDF)
PC Resolution_ASA 16-01-A1_VAR 16-03 (DOCX)
NOE_ASA 16-01-A1 (DOC)
APPROVALS:
Sandra Molina Completed 01/16/2017 4:14 PM
City Attorney Completed 01/19/2017 9:24 AM
Sandra Molina Completed 01/19/2017 9:33 AM
Planning Commission/Site And Architectural Review Board Pending 01/26/2017 6:30
PM
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Attachment: Letter of Intent_Van Buren Project.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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Attachment: Letter of Intent_Van Buren Project.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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AGENDA REPORT
MEETING DATE:September 1, 2016
TITLE:Tentative Tract Map 16-01 (Tentative Tract Map No. 18604),
Variance 16-01 and Site and Architectural Review 16-01
PRESENTED BY:Sandra Molina, Planning & Development Services Director
RECOMMENDATION:1) Conduct a public hearing, and
2) Adopt A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF GRAND TERRACE
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN
ENVIRONMENTAL EXEMPTION AND APPROVE
VARIANCE 16-01 AND TENTATIVE TRACT MAP NO. 16-
01 (TENTATIVETRACT MAP NO. 18604) A SUBDIVISION
OF ATWO ACRE SITE INTO A SMALL LOT
SUBDIVISION TOTALING 17 LOTS LOCATED AT 22394
AND 22404 VAN BUREN STREET (APNS 1167-341-02, 78
AND 79) and
3) Adopt ARESOLUTIONOFTHEPLANNING
COMMISSIONOFTHECITYOFGRANDTERRACE
ADOPTINGANOTICEOFEXEMPTIONAND
APPROVINGVARIANCE 16-01,SITEAND
ARCHITECTURALREVIEW16-01,ANDAPLANNED
RESIDENTIALDEVELOPMENTAPPROVING LOT
LAYOUT AND ARCHITECTURAL AND FLOOR
PLANSFOR A SMALL LOT SUBDIVISION
CONSISTING OF 17 LOTSLOCATED AT 22394
AND 22404 VAN BUREN STREET (APNS 1167-341-02, 78
AND 79)
VISION STATEMENT
Development.
PROPOSAL
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
Mr. Darryl Moore, representing Aegis Builders, Inc. has submitted Tentative Tract Map
16-01 (TTM 18604), Site and Architectural Review 16-01, Variance 16-01 and
Environmental 16-05 proposing to combine two parcels measuring approximately two
acres and subdivide them into a small lot subdivision totaling seventeen lots, served by
a private street. The Applicant is proposing to utilize the Planned Residential
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Development standards contained in the Zoning Code for development of the
subdivision. The homes proposed on the lots vary in size between 1,950 square feet to
2,140 square feet. Variance 16-01 is to deviate from the required setbacks on Lots 11
and 12 and the minimum lot size on Lot 11.
The Project site is made up of two parcels located on the north side of Van Buren
Street, adjacent to the Gage Canal. The site is an irregularly shaped parcel zoned R3-
High Density Residential and is located at 22394 and 22404 Van Buren Street (APNs
1167-341-02, 78 and 79). A Letter of Intent is attached.
authority ontentative tract maps. However, the Planning Commission has reviewing
authority and makes a recommendation to the City Council on the tentative tract map.
The Planning Commission has approval authority on Site and Architectural Review
applications.
BACKGROUND:
Over the last year the City staff and the applicant have reviewed various iterations of the
subdivision. The odd shape of the parcel has made designing the subdivision
challenging. The shape of the parcel results in a unique hardship in developing the
property. On April 14, 2016, the Applicant submitted the subject application. The
application was reviewed by the Development Advisory Board and deemed incomplete
on May 12, 2016 and August 4, 2016. On August 10, 2016, the Applicant submitted
revisedplans and materials, and the application was deemed complete and scheduled
for public hearing.
SITE AND SURROUNDING AREA:
The Project Site is an irregular polygon shaped lot and relatively flat that gradually
slopes from east to west. It fronts along VanBuren Street, a 66-foot wide collector
street, at its south boundary. Along Van Buren Street the parcel measures 262 feet wide
and narrows to about 136 feet wide at its north boundary. The site contains two existing
residences which are proposed to be demolished. The Gage Canal is located along the
west boundary.
Surrounding uses are as follows:
ZoningGeneral PlanExisting Land Uses
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
NorthR3Medium Density ResidentialMulti-family residential
EastR3Medium Density ResidentialSingle family residential
SouthR1-7.2Low Density ResidentialSingle family residential
WestR1-7.2Low Density ResidentialGage Canal and single
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family residential further west
ANALYSIS:
General Plan/Zoning Consistency
The Project site is designated Medium Density Residential (MDR) on the General Plan
Land Use Map. The MDR designation includes both single family detached and
multiple family attached development, which may include small lot single family
developments or attached multi-family developments including townhomes,
condominiums, and apartments at densities of 6-12 dwelling units per acre.
The site is zoned R3 Medium Family Residential.This district is intended for medium
density multiple family development, at a density of 12 dwelling units per gross acre.
which is intended for single and .
In 2012, Ordinance No. 260 was adopted which established Section 18.10.090 Planned
Residential Development standards intended, in part, to allow for flexibility and creativity
in the development of infill lots otherwise constrained due to lot size, configuration
and/or surroundings. The use of the PDR standards is permissible in the R3 zone
district, as determined by the Planning Commission, and provided the site is at least
22,000 square feet in size. This site qualifies for use of the PDR standards and Staff
recommends its applicability to the Project.
The PDR standards allow small lot subdivisions with lots measuring a minimum of 3,500
square feet. The building setbacks for small lot subdivisions are 15 feet at the rear, 5
feet and 8 feet side yards, and an average of 18 feet at the front, but no less than 16
feet.
The Applicant has filed Variance 16-01 to deviate from the required setbacks on Lots 11
and 12 and the minimum lot size on Lot 11. The Applicant is requesting approval of five
foot side yard setbacks for Lots 11 and 12, instead of 8 feet and 5 feet, a lot size of
3,468 square feet for Lot 11 instead of 3,500 square feet. Staff believes that due to the
odd shape of the Project Site, a strict application of the zoning ordinance would deprive
the property owner of privileges enjoyed by other property owners in the vicinity. These
deviations are do not impact the viability of the proposed lots and staff recommends
approval of the Variance.
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
Tentative Tract Map/Conceptual Grading
The tentative tract map also serves as the conceptual grading plan. The tentative tract
map shows grading, easements, public improvements, and the location of existing
utilities (water, sewer, street lights, etc.). Pad elevations are indicated on each lot.
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Generally, lots will be decreasing in elevation from south to north. Lots will drain to the
private street and flow to an onsite basin.
As shown on the tentative tract map there are two private easements on the property.
Along the northand west property lines is a 10 foot wide easement for drainage and
sewer purposes that serves the development to the north. There is a 24 inch storm
drain pipe and an 8 inch sewer pipe that run within the easement. Along the west
boundary the storm drainpipe runs very near to the property line.
The City requires block walls to be constructed along the boundaries of tract map. In
order to construct the wall along the west boundary, the storm drain pipe is proposed to
be reconstructed to accommodate the block wall. The Applicant will be required to
obtain authorization from the easement holder prior to work on the storm drain pipe.
The Applicant also proposes to drain storm waters into the drain pipe within the
easement and this would also require authorization from the easement holder.
Code requires undergrounding of all public utilities in conjunction with development. The
Applicant will underground the easterly powerpole, but is requesting to keep the
westerly power pole in place. The Site and Architectural Review Board has the
authority to allow this power pole to remain in place.
Circulation/Access
Along Van Buren Street, the applicant will be required to installstandard improvements
along the project frontage, including curb,gutter, sidewalk, and street lighting, and
repave Van Buren Street to the centerline.
Tesoro Court is proposed to be 36 feet wide which is permissible for private streets.
Parking will only be allowed on one side of the street. Because the Project Site is
narrow on the north end, a standard cul de sac bulb cannot be accommodated to allow
an emergency turn. Instead a hammerhead is proposed, and this is acceptable to
County Fire. Additionally, give the small size of the Project, County Fire is not
requesting a second access point.
Along Van Buren Street, Staff has included a condition of approval that would restrict
direct access onto Van Buren Street for Lots 1 and 17.
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
Site Plan
The site plan shows the plotting of the homes in relation to the subdivision design. The
homes are proposed to be two story homes and a mix of four different housing plans.
Thesite plan delineates the setbacks for each lot and demonstrates that each home,
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with the exception of Lots 11 and 12 meet the structural setbacks. Lots 11 and 12 are
proposed with two 5-foot wide side yard setbacks instead of 5 and 8 feet. The reduced
setback is necessary because of the narrowness of the Project site and to
accommodate the required hammerhead. Further, each home meets the required
height, lot coverage, and parking requirements.
The site plan depicts side yard easements which would extend the side yard of adjacent
lots and allow greater usability. This is a concept that the Applicant indicates has been
successful.While adjacent property owners would enjoy and maintain the easement
area, structures would not be allowed to be constructedwithin the easement because
restrict structures within the easement areas.
Architectural Elevations and Floor Plans
The four housing plans show that each house will have a covered entry porch, and an
attached two car garage. Architectural styles include options for Spanish, Country and
Santa Barbara styles. The Table below breaks down the floor plans.
ProposedFloor Plans
PlanLotsSquareStoriesBR/BathsGarage
feet
1, 1R3, 5, 7, 131,950Two4 Bedrooms/3 Baths2-car
2, 2R1, 8, 15-172,140Two4 Bedrooms/3 Baths2car
3, 3R2, 4, 6, 9,142, 051Two4 Bedrooms/3 Baths2-car
4, 4R10-122,005Two3 Bedrooms/2.52-car
Baths
Architecturally, there are six color and material schemes corresponding with each Plan.
The colors and materials are complementary to the surrounding area. Each Plan will
include a tiled roof and will have either an architectural stoneor contrasting stucco color
treatment. Accent colors will be used on entry and garage doors, eves, sliding doors,
shutters and windows/door border treatments. The proposed color and materials board
are attached to the report.
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
Conceptual Landscape Plan:
The applicant will be installing front yard landscaping on each lot, and on the street side
yard of Lots 1 and 17 to create an enhanced landscape area. The conceptual
landscape plan demonstrates adequate front yard landscaping. In an effort to conserve
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water use, the applicant is proposing drought tolerant shrubs. A final landscape and
Ordinance is required.
Agency Review
The Project Plans were distributed to various agenciesfor their comments. Conditions
Works Department; and from County Fire and Colton Water and Wastewater
Department have been obtained. The Conditions are included in theattached
Resolution.
Riverside Highland Water Company indicated that they can serve the Project and final
water improvement plans will require their review and approval. A condition of approval
to this effect has been incorporated into the resolution.
ENVIRONMENTAL REVIEW:
The Project to construct a single-story residence and garage is categorically exempt per
the California Environmental Quality Act, Code of Regulations, Title 14, Section 15332,
which exempts infill development when the project is compatible with the General Plan
and Zoning Code, is on less than five acres substantially surrounded by urban uses; is
on a site of no value to endangered, threatened, or rare species; is served by public
utilities and services, and there are no impacts to traffic noise,air quality or water
quality. A Notice of Exemption has been included for adoption.
PUBLIC NOTICE:
Public notice of the Project was provided, including publishing in the Grand Terrace City
Newsand mailing notices to property owners within 300 feet of the Project site, 10 days
prior to the meeting date. In addition, a copy of the notice was posted in three public
places.
To date, City staff has not received any comments regarding the proposed Project.
CONCLUSION:
The irregularly shaped infill Site presents many challenges to site design and creates a
unique hardship for property owner with the result that strict application of the zoning
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
code would deprive the property owner of privileges enjoyed by other property owners
in the vicinity. However, given these constraints, the applicant has been able to design a
subdivision with usable and functional lots that can support residential development.
The Project will create 17 additional residential units that will assist the City
accommodate its growth demands contained in the Housing Element.
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ATTACHMENTS:
Letter of Intent(PDF)
PC Resolution_TTM 18604(DOC)
Exhibits, Conditions of Approval(PDF)
PC Resolution_SA 16-01(DOCX)
Exhibits, Conditions of Approval(PDF)
Notice of Exemption_SA 16-01(DOC)
Color and Material Boards(PDF)
APPROVALS:
Sandra MolinaCompleted08/24/2016 4:30 PM
City AttorneyCompleted08/25/2016 8:36 AM
Sandra MolinaCompleted08/25/2016 10:37 AM
Planning CommissionPending09/15/2016 6:30 PM
Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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Attachment: Staff Report_9.1.2016.pdf (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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RESOLUTION NO. 2017-
A RESOLUTION OF THE PLANNING COMMISSION/SITE AND
ARCHITECTURAL REVIEW OF THE CITY OF GRAND TERRACE
ADOPTING A NOTICE OF EXEMPTION AND APPROVING
VARIANCE 16-03 AND ADMINISTRATIVE SITE AND
ARCHITECTURAL REVIEW 16-01-A1 APPROVING A REVISION TO
THE HOUSING PRODUCT AND A SIDE YARD VARIANCE ON A
PREVIOUSLY APPROVED SMALL LOT SUBDIVISION
LOCATED AT 22394 AND 22404 VAN BUREN STREET (APNS 1167-
341-02, 78 AND 79)
WHEREAS,
filed Administrative Site and Architectural Review 16-01-A1 and Variance 16-03 to
revise the housing product on a previously approved subdivision and to reduce the side
yard setback on six lots from eight feet to five feet
WHEREAS, the Project site is zoned R3-Medium Density Residential and
designated Medium Density Residential on the General Plan Land Use Map, located
22394 and 22404 Van Buren Street, identified as 1167-341-
02, -78, and -79). The Project site contains two single family residences.
WHEREAS, Applicant previously filed and received approval of Tentative Tract
Map 16-01 (Tentative Tract Map No. 18604) to subdivide two acres into a small lot
subdivision totaling 17 lots; Variance 6-01 deviate from the lot standards for Lots 11 and
12; and Site and Architectural Review 16-01 for approval of the site layout, architectural
plans and pursuant to Planned Residential Development standards
WHEREAS, the Project qualifies for an environmental exemption pursuant to
Section 15332 of the California Environmental Quality Act (CEQA) Guidelines, which
exempts infill projects when the project is compatible with the General Plan and Zoning
Code, is on less than five acres substantially surrounded by urban uses, the property
has no value as habitat for any rare, endangered, or threatened species, the site is
served by public utilities and services, and there are no impacts to traffic noise, air
quality or water quality.
WHEREAS, on January 26, 2017, the Planning Commission conducted a duly
noticed public hearing at a special meeting at the Council Chambers located at 22795
Barton Road, Grand Terrace, California and concluded the hearing on said date.
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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NOW THEREFORE, THE PLANNING COMMISSION/SITE AND ARCHITECTURAL
REVIEW BOARD OF THE CITY OF GRAND TERRACE DOES HEREBY RESOLVE
AS FOLLOWS:
1. The Planning Commission/Site and Architectural Review Board hereby find that
the Project is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) pursuant to Section 15332. The Notice of
Exemption prepared in connection with the Project has been reviewed and
considered and reflects the independent judgment of the Planning
Commission/Site and Architectural Review Board, and is hereby adopted.
2. The Planning Commission finds as follows with respect to Variance 16-03:
a. A special circumstance regarding the size, shape, topography, location or
surroundings of the subject property exists. The irregular polygon shaped
parcel limits the design of the subdivision. There are special
circumstances related to the general location of the Project, in that single
story homes are desirable, necessitating the larger footprint.
b. Because of the special circumstance, the strict application of the zoning
ordinance deprives the subject property of privileges enjoyed by other
property in the vicinity and under identical zoning classification. The
bility to design a
single story home that meets the setbacks. Strict application of the zoning
code would result in a lesser number of lots with lot sizes greater than the
intent of the PDR standards for small lot subdivisions.
c. The granting of the variance will not constitute the grant of special
privileges inconsistent with the limitations upon other properties in the
vicinity and district in which the property is situated. The granting of the
variance would not grant a special privilege; rather it will provide the ability
to develop the subject lot at comparable densities as adjacent properties
and as anticipated in the General Plan.
d. The granting of the variance will not authorize a use or activity which is not
otherwise expressly authorized by the district governing the parcel of
property. The granting of the variance would not authorize an unpermitted
use because small lot subdivisions are permitted in the R3 zone district.
e. The granting of the variance will not result in a situation inconsistent with
the latest adopted general plan. The density of 8.5 is consistent with the
MDR General Plan designation which planned for a maximum density of
12 units per acre.
f. Conditions necessary to secure the above findings are made a part of the
approval of the variance.
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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3. The Planning Commission/Site and Architectural Review Board finds as follows
with respect to Administrative Site and Architectural Review 16-01-A1:
a. The Project site is consistent with the Zoning Code and General Plan.
The proposed Project has a density of 8.5 dwelling units per acre is
consistent with the Medium Density Residential (MDR) General Plan
designation. The MDR designation allows single and multiple family
development. The plotting of single family residential housing products
is consistent with the Zoning Code and General Plan. The Project
conforms to several General Plan policies relating to the construction of
roadways and utilities to serve the Project, and Housing Element
policies to encourage housing development of various types and
designs.
The Project is consistent with the provisions of the Zoning Code, except
for the six lots that will have a lesser side yard setback. However,
consistent with the provisions of the Zoning Code, the Applicant has filed
a Variance application.
b. The location and configuration of all structures associated withthis
Project are visually harmonious with this site and surrounding sites and
structures, that they do not interfere with the neighbors' privacy, that
they do not unnecessarily block scenic views from other structures
and/or public areas and are in scale with the townscape and natural
landscape of the area. The design and appearance of the proposed
homes complement and enhance the surrounding neighborhood.In
addition, the site will be appropriately landscaped to enhance street
views.
c. The architectural design of structures, their materials and colors are
visually harmonious with the surrounding development, natural
landforms, are functional for the Project and are consistent with the
Grand Terrace Municipal Code. The proposed buildingsare
Mediterranean style with roof tiles, stucco finishes, arched doorways,
and extensive architectural features on all four sides of the buildings.
Primary colors are neutral earth tones, with use of accent colors on the
window shutters and awnings.
d. The plan for landscaping and open spaces provide a functional and
visually pleasing setting for the structures on this site and is
harmonious with the natural landscape of the area and nearby
developments. The site will be landscaped with trees and shrubs, and
will be visually pleasing.
e. There is no indiscriminate clearing of property, destruction oftrees
or natural vegetation or the excessive and unsightly grading of hillsides,
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
thus the natural beauty of the City, its setting, and natural landforms are
preserved. The two houses on the site will be demolished. The site is
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relatively flat and will be graded to support the Project.
f. Conditions of approval for this project necessary to secure the purposes
of the Grand Terrace Municipal Code and General Plan are made a
part of this approval as set forth in the accompanying Resolution of
Approval.
BE IT FURTHER RESOLVED that Administrative Site and Architectural Review 16-
01-A1 and Variance 16-03 are hereby approved subject to the following conditions:
1. Administrative Site and Architectural Review 16-01-A1 and Variance 16-03is
approved to replot the housing products on the 17 previously approved lots to
include 1,537 square foot, 1,861 square foot, 2,005 square foot, and 2,051
square foot housing products; and to grant five (5) foot side yard setbacks on
Lots 2, 3, 5, 6, 15 and 16 on property located at 22394 and 22404 Van Buren
1167-341-02, -78, and -79).
This approval is granted based on the application materials submitted by Aegis
Builders, Inc. represented by Darryl Moore on November 30, 2016, and floor
plans and architectural elevations dated January 18, 2017. The plans are
approved as submitted and conditioned herein, and shall not be further altered
except as modified by these conditions of approval, and unless reviewed and
approved by the affected departments.
2. This approval shall expire twenty-four (24) months from the dateof
adoption of this resolution unless the use has been inaugurated or atime
extension has been granted by the City, in accordance with Chapter 18.63 of
the Zoning Code. Time extensions shall be filed at least sixty (60) days prior to
the expiration date.
3. The applicant shall defend, indemnify, and hold harmless the City of
Grand Terrace and its officers, employees, and agents from and against
any claim, action, or proceeding against the City of Grand Terrace, its officers,
employees, or agents to attack, set aside, void, or annul any approvalor
condition of approval of the City of Grand Terrace concerning this project,
including but not limited to any approval or condition of approval of the
Planning Commission, or Planning and Development Services Director.The
City shall promptly notify the applicant of any claim, action, or proceeding
concerning the project and the City shall cooperate fully in the defenseof
the matter. The City reserves the right, at its own option, to choose its own
attorney to represent the City, its officers, employees, and agents in the
defense of the matter.
4. Any details which are inconsistent with requirements of state and local
ordinances, conditions of approval, or City policies must be specifically modified
to comply with state and local ordinances, conditions of approval, or City policies,
or must be approved in the final map or improvement plan approvals
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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5. In the event that exhibits and written conditions are inconsistent, the written
conditions shall prevail.
6. The Conditions of Approval contained in Planning Commission Resolution No.
16-17 shall remain in full force and effect, except as may be modified herein.
7. In no instance may any eave, or covered porch extend closer than three (3) feet
to any side yard setback.
8. responsible for regular and ongoing
upkeep and maintenance of the site, including street paving and striping,
clearing of trash, weeds and debris, lighting, landscaping, including
parkway landscaping along the Project and Gage Canal frontage, and other site
improvements. The private street shall be maintained in good condition. The
maintenance thereof may include, but shall not be limited to the repaving,
sealing, and striping when deemed necessary by the City to insurethe
health, safety, and welfare of the general public.
9. Final landscape and irrigation plans will be required to demonstrate
compliance with Chapter 15.56 Water Efficient Landscape Ordinance.
a. A legend shall be incorporated onto final landscape plan that clearly
identifies the plant material to be installed.
b. No trees shall be planted within the sewer and storm drain easements.
c. Final landscape and irrigation plan will be required to incorporate
parkway trees in compliance with Chapter 12.28 of the Municipal Code.
d. Landscaping and irrigation plans shall include the frontage along the
Gage Canal property.
10. Public frontage improvements shall be constructed along the Gage Canal
frontage, consistent with the required improvements along the Project frontage.
11. The applicant shall submit a declaration of covenants, conditionsand
restrictions (CC&R's) establishing a Home Owner's Association subject to
review and approval by the Planning and Development Services Directorand
the City Attorney approval. Such declaration shall set forth provisions for
maintenance of all common areas, payment of taxes and all other privileges
and responsibilities of the common ownership. The CC&R's shall include
provisions prohibiting the homeowners' association (HOA) from quitclaiming,
selling or otherwise transferring the land held in common ownership to private
property owners. The shall include the following provisions:
a. The City shall be made a party of the CC&R's. The City's
participation shall be specifically limited to enforcement of the
HOA's maintenance obligation.
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
b. The provisions of approved CC&R's shall not be amended without
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the prior approval of the Planning and Development Services Director
and City Attorney who at his or her discretion may refer the matter to
the Planning Commission. Requests for amendments to existing
CC&R's shall be submitted to the Planning and Development Services
Department.
c. The Covenants, Conditions and Restrictions shall disclose the location
of the existing ten (10) foot sewer and drainage easements,and
shall state that no permanent structural encroachments shall be
installed within the easements.
d. Privacy fencing, concrete stoops or pavers, and plant material,
excluding trees, shall be permitted within the easements. However, the
property owner shall obtain an encroachment permit, and enter into a
hold harmless agreement with the City of Grand Terrace, in the
event that these improvements must be removed to access the
easement. Replacement of these materials shall be at the expense of
the property owner and/or association.
e. All resident vehicles shall be parked within the enclosed garage.
f. Recreational vehicles shall not be parked in the driveway or on the
residential lots.
g. CC&Rs shall include maintenance of landscaping and irrigation along
the public frontage along the Gage Canal property.
12. Upon approval of these conditions and prior to becoming final and binding,
the applicant must sign and return an of form.The
form and content shall be prepared by the Planning and Development Services
Department.
PASSED AND ADOPTED by the Planning Commission of the City of Grand Terrace,
th
California, at a special meeting held on the 26 day of January, 2017.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
__________________________ __________________________
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Pat Jacquez-Nares Tom Comstock
City Clerk Chairman
Attachment: PC Resolution_ASA 16-01-A1_VAR 16-03 \[Revision 2\] (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
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2.1.d
CITY OF GRAND TERRACE
NOTICE OF EXEMPTION
TO: Clerk of the Board of Supervisors FROM: Planning and Development
County of San Bernardino Services Department
nd
385 N. Arrowhead Avenue, 2 Floor City of Grand Terrace
San Bernardino, CA 92415-0130 22795 Barton Road
Grand Terrace, CA 92313
Project Title: Administrative Site and Architectural Review 16-01-A1, Variance 16-03, and
Environmental 16-05-A1
Project Location Specific: The project is located on lots APN: 1167-341-02, 1167-341-03
and 1167-341-38 in the County of San Bernardino.
Description of Project: Revise the housing product on a previously approved subdivision and
to reduce the side yard setback on six lots from eight feet to five feet.
Name of Public Agency Approving Project: Grand Terrace Planning Commission
Name of Person or Agency Carrying out Project: Aegis Builders, Inc.
Exempt Status: California Code of Regulations, Title 14, Section 15332, Infill Development
Projects
Reasons Why Project is Exempt: Section 15332, This section exempts infill projects when
the project is compatible with the General Plan and Zoning Code; is on less than five acres
substantially surrounded by urban uses; the property has no value as habitat for rare,
endangered, or threatened species; the site is served by public utilities and services;and
there are no impacts to traffic noise, air quality, or water quality.
Lead Agency or Contact Person: Area Code/Telephone
(909) 824-6621
Attachment: NOE_ASA 16-01-A1 (2108 : Administrative SA 16-01-A-1 and Variance 16-03)
______________________________ _________________
Sandra Molina Date
Director of Planning and
Development Services
22795 Barton Road, Grand Terrace, California, 92313-5295 909/824-6621 Fax 909/783-2600
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