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11/16/2017 f CITY OF GRAND TERRACE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW,BOARD MINUTES • NOVEMBER 16, 2017 Council Chambers Regular Meeting 6:30 PM . Grand Terrace Civic Center• 22795 Barton Road 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 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 regarding any 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.g6v<http://www.grandterrace-ca.gov CALL TO ORDER Chairman Comstock convened the.Meeting of the Planning Commission and.Site.and Architectural Review Board. Pledge-of Allegiance led by Chairman Comstock. Attendee Name Title I Status ;. Arrived Tom Comstock Chairman Present Tara Cesena Vice Chair Absent r Jeffrey Allen ( Commissioner Present Edward.A. Giroux Commissioner ( Present Gregory A. Goatcher Commissioner ( Present APPROVAL OF AGENDA 1. Motion: Agenda Approved November 16, 2016 RESULT: ADOPTED[UNANIMOUS] AYES:! Tom Comstock, Jeffrey Allen, Edward A. Giroux, Gregory A. Goatcher ABSENT: Tara Cesena PUBLIC ADDRESS City of Grand Terrace Page 1 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 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 Community Development Department. This is the opportunity. for members of the public 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. A. CONSENT CALENDAR ,2. Approval of Minutes — Regular Meeting —06/01/2017 RESULT: ACCEPTED[470 0] AYES: Tom Comstock, Jeffrey'Allen, Edward A. Giroux, Gregory A. Goatcher ABSTAIN:' Tara Cesena 3. Approval of Minutes— Regular Meeting —09/07/2017 _ ! RESULT: ACCEPTED [UNANIMOUS] AYES:. Tom Comstock, Jeffrey Allen, Edward A. Giroux, Gregory A. Goatcher ABSENT: Tara Cesena B. PUBLIC HEARINGS 4. .Tentative Parcel Map 16-03, Variance 17-01, Administrative Site and Architectural Review 17-02 and Environmental 16-14 ° Assistant Planner Aguirre gave the PowerPoint presentation for this item. Applicant Edmundo Lavaca (owner's representative) stated the project was close to approval in 2008, but did not get built because of the collapse of the housing market. As a result, the owners made revisions, split the one existing lot into two parcels and created 'a second home. Chairman Comstock opens to questions from the Commission. There being none, Chairman Comstock opens the public hearing. City of Grand Terrace Page 2 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 Chairman Comstock opens to questions from the Commission. There being none, Chairman Comstock opens the public hearing. Burt.Seuylemezian (neighbor) requests for this area to be zoned differently, perhaps into multi-family or multi-use. He is sandwiched between this property being built and Lewis Properties, which is in the process of building multiple sites and he would also like to build in this area but would like a different zoning. Chairman Comstock explained that the City would be happy to discuss.this further with Mr. Seuylemezian. Commissioner Goatcher requested to return to the PowerPoint aerial view and asks Mr. Seuylemezian to specify his home's location on the map and inquires about the zoning for his home. Commissioner Allen inquired when the next scheduled general plan use map update is to occur. Director Molina replied that there is not one currently scheduled, but rather would occur as needed. Chairman Comstock asked if there were any additional comments from the general public and there being none, closed the public hearing and asked for any additional comments from the Commission before deliberation. There being no additional comments, Chairman Comstock asked the Commission if they'd like to entertain a motion. Commissioner Giroux moved to adopt the resolution of the Commission and approve all points above. 1) CONDUCT A PUBLIC HEARING,AND 2)ADOPT A RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ENVIRONMENTAL EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND APPROVE VARIANCE 17-01 AND TENTATIVE PARCEL MAP 16-03 (TENTATIVE PARCEL MAP NO. 18274)A SUBDIVISION OF A 0.42 ACRE INTO TWO LOTS LOCATED AT 22034 DE BERRY STREET(APN 1167-161-32)AND 3) ADOPT A RESOLUTION OF THE PLANNING COMMISSION/SITE AND ARCHITECTURAL REVIEW BOARD OF THE CITY OF GRAND TERRACE CALIFORNIA, ADOPTING AN ENVIRONMENTAL EXEMPTION PURSUANT TO THE ENVIRONMENTAL CALIFORNIA QUALITY ACT, AND APPROVING SITE AND ARCHITECTURAL REVIEW 17-02 FOR THE CONSTRUCTION OF A 2,290 SQUARE FOOT SINGLE FAMILY HOME ON A 0.25 ACRE LOT CREATED BY TENTATIVE PARCEL MAP NO. 18274, LOCATED AT 22034 DE BERRY STREET(APN 1167-161-32) City of Grand Terrace Page 3 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 RESULT: APPROVED[UNANIMOUS] MOVER: Edward A:Giroux, Commissioner SECONDER: Jeffrey Allen, Commissioner AYES: Tom Comstock, Jeffrey Allen,Edward A. Giroux, Gregory A. Goatcher. ABSENT: Tara Cesena C. CONTINUED ITEMS 1. Zoning Code Amendment 17-03 and Zone Change 17-01 Director Molina gave the presentation specifying the requirements of a conditional use permit in this flood plain zoned area. She mentioned that staff did not do a community wide survey, because the testimony that is needed is limited to the affected property owners. Although public testimony was not solicited, notification to the public was provided in the local newspaper. Director Molina pointed out that Vice Chair Cesena is in favor of splitting the zoning and that staffs recommendation is to adopt the resolution approving Zoning Code Amendment 17-03 and Zone Chance 17-01 and recommending the AG-2 Qverlay District and New Zoning Chapter 18.56. It achieves the goals for allowing commercial agricultural uses with ranchette housing. Chairman Comstock opens to questions from the Commission. Commissioner Allen mentions that the parcel numbers that they received from the assessor don't match those on Exhibit A, which was included in the PowerPoint presentation made by Director Molina. He asked which properties are in question. Director Molina stated that attorney's letter is specific to only a particular parcel. Chairman Comstock opens the public hearing. Scott Heil (representing Mr. Davis from law firm Varner & Brandt) also clarified that the letter to the commissioners with the parcel number had errors. He wanted to reiterate that they do not oppose the adoption of the. AG-2 overlay proposal, but do not necessarily support it either. Alternative options as proposed by the Commission would impact the development options that the owner has been working towards for many years. Resident Katie Guthrie (resident on Vivienda Avenue) wanted to state for the record that she does not approve of the AG-2 overlay. She wants this to be all agricultural. Light industrial is hard on the neighborhood and nothing so far has been neighborhood friendly. City of Grand Terrace Page 4 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 Resident Janet Rich (11701 Terrace Avenue) stated she is the oldest property owner in this area (1967). She objected to the zoning change back in 1984, in addition to several other neighbors, yet the zoning was changed. Since then nothing fruitful has come about and prefers the zoning to go back to agriculture zoning. She never received notice in the mail regarding the October meeting, neither did her.neighbors. She wants all existing buildings to be grandfathered in under agricultural zoning, which was its original zoning. Owners of 24 acres who do not agree with her and her neighbors do not maintain their properties, properties are in 5-foot-tall weeds, and are responsible for several fires due to the significant amount of tumbleweeds. She has addressed this issue with weed abatement, but to no effect. Chairman Comstock acknowledged the tumbleweed code enforcement violation of the .surrounding property owners who are trying to get the zoning overlay passed. Resident Janice Makshaoff (21816 Vivienda Avenue) a 20+ year resident has felt like she has had to defend her home on 'average.every 3 years and is sick of it. She commented on the zoning of the last 30 years being light industrial, yet nothing has happened here because it is not feasible. She requested this area to be Ag-Residential as her experience with overlays has not been good. All existing buildings should be grandfathered in as the original zoning was agricultural. She would like staff to work with property owners for future zoning changes and wanted to be notified for all future meetings on this matter. Resident Jason Greeley (12279 Dos Rios Avenue) advocated for zoning the area as Agricultural and shared his experiences from .growing up here. Since 1984, the agricultural land has been choked out of Grand Terrace. He expressed that he believes it should be agricultural again because there is nothing else that can be done with it. Resident Jennifer, Rebs (22135 DeBerry Street) has lived here since the early 1970's and is upset that she has not been a part of the planning of this city. In addition to all the negative environmental impacts of the current zoning on agriculture and wildlife, she expressed discontent that the community has not been a part of this zoning process. Although they are not the main property owners, they cycle, walk, and enjoy quality time in the area. She is concerned about the future transportation and environmental impacts. Resident William Mahaney (lives on Vivienda Avenue) stated the he and wife are dead set against industrial zoning and wants it to revert to the original agricultural zoning. He is concerned about the poor present property management and the tumbleweeds on the 24-acre property. Ron Kemper (1-770 N. Arrowhead Avenue) stated he represented Highland Service Corporation / owners of 24 acres of the northern subject properties. He claimed all property owners are local residents who obtained a loan for this property based on the M-2 zoning. He is not opposed to the overlay. City of Grand Terrace Page 5 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 i� Resident Bobbie Forbes (Burns Avenue) advocated for five acre minimum lot sizes, and that subdivision should not be allowed because of the flood plain and power lines pose a danger. She does not want to see development disturb existing residents.. It should only be one house on the existing five-acre parcel that has been vacant for a long time. She stated that it may not be the intent to subdivide right now but it could happen in the future and that it could cause mayhem with traffic onto a dirt road without street lights or fire hydrants. Michael Simon, resident, stated the area should all be rezoned agricultural. Stated there is so much infrastructure that needs to be developed in order to be commercial/industrial, that it is cost-prohibitive, and it does not make sense to develop with overlay. Resident Jeffrey McConnell (Walnut Avenue) reiterated he has been fighting this for over a decade. He has practiced real estate for over 40 years - acknowledged that M-2 land is worth more that AG. Criticized the owners of the properties - owner has only built illegal structures on their property without permits and hasn't done anything beneficial to the property despite owning it for 14 years. Tumbleweeds were never cleaned up. Recommended that the Council change all 40 acres-back to agriculture. Requested that the Commission please grandfather all existing buildings as the originally intended use. He asked the Commission to direct staff to work directly with property owners in the area for the details of the new A-1 zoning. He also asked the City Manager to please realize that this is the last battle and to please listen to the people who live in the area and not staff members that do not live in the town. There being no further testimony, Chairman Comstock closes the public hearing and invites the City Manager to take the floor for thoughts and a response to what citizens have shared. City Manager Duffey explained that the overlay was proposed in order to provide 1-acre ranchettes instead of the area only being 40 acres of green zone. He stated that he is a proponent of property owner's rights. He wanted to ensure the City does not expose itself to future liabilities. He reassured the Commission that checks; and balances existing on the part of the Council and staff ensure that no property is developed in a manner that negatively impacts the surrounding property owners. This overlay, instead, acts as a vehicle for the City to market this area. AG-2 zoning is the best way to methodically have this area come to fruition. Chairman Comstock opened the agenda item to the Commission for discussion. Commissioner Allen asked John H Douglass and Associates for their professional opinion and requested Mr. Douglass to come to the podium. Consultant John Douglass approached the podium but had nothing additional to share beyond what had already been shared by the City staff. City of Grand Terrace Page 6 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 ��. Chairman Comstock explained that as it stands there are 3/4's of the land owners that want to keep an M-2 zoning and 1/4 who want to revert back to an AG-1 zoning. He does not want to hinder these property owners. Going back to AG-1 would .restrict owners that want it M-2. He completed his own research to understand the history of this zoning change in 1984 and felt that previous meetings were given proper prior notification per previous meetings' minutes. AG-1 is a restrictive zoning that does not allow many options. The overlay would allow more opportunities. He liked the idea of the ability to subdivide property into 1-acre lots and build homes on them. He mentioned that by placing an overlay on this area, as a city, they are officially declaring this area a "green-area," which allows the City to go after grants. He expressed that the best solution is an AG-2 overlay as it does not restrict property rights, allows additional options, and allows agricultural uses to continue. He believed that this was the best way to go. He reassured those.in attendance that he has been on the Commission when manhole manufacturers and tractor-trailer companies have come in and try to open businesses in this area, that he has remained steadfast in protecting the rights of the citizens who live in the area and their health and safety.. He understands that an AG-2 overlay would bring greener businesses into the community. Commissioner Allen referenced a staff report from 8/23/1984 to present the question whether the area V2" in 1984 staff report is the same area V2" that is being discussed today. . Director Molina confirmed that it is indeed the same'area. She clarified that the northern half of the property was not originally agriculturally zone, but rather Flood Plain under the County. When the city completed the general plan update, it was changed to M-2 Flood Plain. - Commissioner Goatcher asked when did 1-acre ranchettes come about. Director Molina stated city residents requested the Council to potentially rezone for 1- acre ranchette development and the Council made revisions to move it forward. Chairman Comstock clarified that 1-acre ranchettes were also part of the conversation at the last meeting. , City Manager Duffey confirmed that indeed the residents presented the 1-acre ranchettes proposal and not the Council. He explained that the original proposal was presented to the Council and was focused on turning the area into a green-belt. Although people may have changed their minds from that original proposal, the Council bought into the original proposal and hired a consultant and has been working to move that proposal forward ever since. But it was never the Council that conceptualized the 1- acre ranchettes. Chairman Comstock asked whether there are limitations in the zoning for that idea. City of Grand Terrace Page 7 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 Director Molina responded that the resolution accompanying the staff report includes a draft chapter for the AG-2 overlay district and identifies the uses that would be permitted and the standards that would be applied. It also requires a conditional use permit which would come before the Commission to evaluate to make determinations regarding use and conditions of approval. Commissioner Allen questioned how M-2 zoning promotes a "green environment" and if there is there a distinction between green and non-green industry? Director Molina emphasized that the City Council has authority to enact a moratorium, which there is currently one in place, on outdoor industry within the industrial zone districts. This is something that would come back to the Commission and ultimately the City Council with recommend ations,for determining regulations and/or uses for a green industry. She pointed out that what the staff has put forward before the Commission is the AG-2 overlay and that the Commission if it so chooses can make a different recommendation as their final decision. Chairman Comstock reminded the Commission that the purchase of land in this area for industrial doesn't make sense given the soil compaction required and how costly it would be..This alone is a difficult hurdle for development to come in and overcome. Commissioner Goatcher recommended a minimum of 2.5 acres per ranchette, instead of 1- acre ranchettes. l Commissioner Allen asked Director Molina if there is the option of separating the property at the railroad access road and rezone the northern portion as M-2 and the southern portion as AG without an underlying M2 zone for those who are adamant for agricultural zoning. Director Molina confirmed this option was presented at the last Commission meeting.. Significant public testimony has indicated a desire for AG zoning for the entire area, not just a portion. Chairman Comstock reiterated that citizens want all the acreage's to be AG zoning, not just a portion. Commissioner Allen suggested'ranchettes shouldn't be less than 5 acres each. Chairman Comstock made the motion to adopt a resolution recommending that the City Council adopt an environmental addendum and accept zoning code amendment 17-03 and zone change 17-01 amending the zoning code and revising the zoning map related to the AG-2 overlay district. He also added an additional suggestion for the Council to review the lot size for the ranchettes and further motioned for the Council to determine the wisest lot size per ranchette and wants to return this matter to the City Council. Commissioner Goatcher seconded the motion by Chairman Comstock. City of Grand Terrace Page 8 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 Chairman Comstock acknowledges there has been a motion and a second and asks the Commission to please vote. 1) OPEN THE PUBLIC HEARING CONTINUED FROM OCTOBER 19, 2017 TO THE PRESENT DATE TO DISCUSS THE STAFF REPORT; AND 2) ADOPT A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GRAND TERRACE RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ENVIRONMENTAL ADDENDUM AND ADOPT ZONING CODE AMENDMENT 17-03 AND ZONE CHANGE 17-01 AMENDING THE ZONING CODE AND REVISING THE , ZONING MAP RELATED TO THE AGRICULTURAL-2 OVERLAY DISTRICT RESULT: APPROVED[2 TO 1] MOVER: Tom Comstock, Chairman SECONDER: Gregory A. Goatcher, Commissioner AYES: Tom Comstock, Gregory A. Goatcher NAYS: Jeffrey Allen ABSTAIN: Edward A. Giroux ABSENT: Tara Cesena r D. INFORMATION TO COMMISSIONERS Chairman Comstock invited Commissioner Giroux back to the panel since he recused himself from the last issue. Director Molina informed the Commission about the Light Up Grand Terrace to be held on November 30th at 5p.m. E. INFORMATION FROM COMMISSIONERS Chairman Comstock requested an update on tire recycling facility. Director Molina updated the Commission that the tire stock has been substantially reduced and that City staff are continuing on-going office meetings with the property owner. The next is scheduled for the week of November 28, 2017. Commissioner Giroux received an update on traffic signals while he was recused from voting on the last item. City of Grand Terrace Page 9 Minutes Grand Terrace Planning Commission/Site and Architectural Review Board November 16, 2017 ADJOURN Adjourn to the next scheduled meeting of the Site and Architectural Review Board/Planning Commission to be held on December 7, 2017 at 6:30 p.m. Tom Comstock, *hairM-fiZnof the Grand Sandra Molina, Director of Planning and Terrace Planning Commission Development Services Department City of Grand Terrace Page 10