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HomeMy WebLinkAbout03/21/2002 C►TY GRAND TBRR cE Community Development Department GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING MARCH 21, 2002 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, on March 21, 2002, at 7:05 p.m., by Chairperson Doug Wilson. PRESENT: Doug Wilson, Chairperson Matthew Addington, Vice Chairperson -Mary Trainor, Commissioner Brian Whitley, Commissioner John Lampe, Interim CDD Director Jerry Glander, Building & Safety Director Michelle Boustedt, CDD Secretary ABSENT: None 7:05 P.M. CONVENE SITE AND ARCHITECTURE REVIEW BOARD/ PLANNING COMMISSION MEETING • Call to Order • Pledge of Allegiance led by Vice Chair Addington • Roll Call • Public address to 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 and Economic Development. PUBLIC PARTICIPATION: NONE A 22795 Barton Road• Grand Terrace, California 92313-5295 • (909) 824-6621 ITEMS: 1. SPECIAL Fill Vice Chair position upon the assumption of ELECTION: duties of the Chairman's position by the current Vice Chairman. Interim Planning Director Lampe reported that the City Council awarded former Chairperson Fran Van Gelder with a Commendation Plaque in recollection of her service as a Planning Commission Chairperson for the City. Under the bylaws of the Planning Commission, the Vice Chairman of the Committee becomes Chairman of the Planning Commission to fill the unexpired term. Given that Commissioner Wilson has ascended to the Chairman position, the Vice Chairman position has become vacant. It is the intent of the Staff to entertain nominations and hold an election for Vice Chair. Chairman Wilson opened up the nomination process by nominating Commissioner Addington as Vice Chairman. Because there were no other nominations, Commissioner Addington was awarded the Vice Chairman position by acclamation. 2. MINUTES Planning Commission Meeting Minutes of February 21, 2002 RECOMMENDATION: Approval MOTION: PC-07-2002 Chairman Wilson made a motion to approve the Planning Commission Meeting Minutes dated February 21, 2002. Commissioner Whitley seconded the motion. MOTION VOTE: Approved 2-0-2-0. PC-07-2002 Vice Chair Addington abstained. Commissioner Trainor abstained. 3. Z-02-01, E-02-02 Proposal to change the zoning of a vacant .34 acre parcel from R1-10 (Low Density Single Family Residential — 10,000 Square foot minimum required area) to R1-7.2 (Single Family Residential — 7,200 square foot minimum required area). 2 APPLICANT: Community Redevelopment Agency of the City of Grand i Terrace LOCATION: Northeast corner of the intersection of Preston Street and Victoria Street (11891 Preston and 22920 Victoria). RECOMMENDATION: Open the public hearing, receive testimony, close the Public Hearing and approve the proposal from R1-10 to R1-7.2. Interim Director Lampe reported that the City of Grand Terrace Redevelopment Agency is proposing to rezone the parcel on the northeast corner of the intersection of Preston and Victoria Streets. The subject site consists of a rectangular shaped parcel of 14,858 square feet or about one third of an acre. The site is presently vacant and is relatively level. The specific proposal is to rezone the site from R1-10 (Low-Density Single-Family Residential-10,000 square foot minimum lot areas), to R1-7.2 (Single-Family residential 7,200 square foot minimum area). The site is located in the Low Density Residential category of the City's General Plan. The new Zoning proposal is consistent with the land use category of the General Plan. Properties in the _ immediate surrounding area are zoned R1-10 to the north, and east of the subject site. Properties to the immediate west are zoned R1-7.2, which is the same as the requested new zoning. To the immediate south is a portion of the Barton Road Specific Plan is zoned as Office Professional, and is located in the immediate south of the subject site. The surrounding areas are essentially developed to single-family residential to the west and immediate north of the site. However, there are some vacant parcels to the east and south of the subject site. Preston Street is a local street as well as Victoria Street, both with a right of way of sixty feet. Both street frontages will be improved once the property is developed to residential uses with curbs and gutters and perhaps walks along Preston Street. Exhibit C contained in the staff report illustrates how the property would most likely be divided once the change of zone takes place. The westerly lot will have approximately 7,600 square feet of lot area, and the easterly lot will have a little over 7,200 square feet of lot area. It is possible to divide the property so that each new lot will meet all of the development standards of the R1-7.2 square foot zone, including minimum width, depth, and area requirements. The Redevelopment Agency believes that the proposed re-zoning is justified on the basis that itwill allow for the construction of additional needed and affordable housing to the City's housing stock. The two proposed homes for this site has been designed for the City's first time buyers program and will be identical to what the City had constructed two years ago at the southwest corner of Van Buren and Mirado. 3 The Applicant believes that the proposed rezoning is compatible with the existing zoning pattern in the immediate area. The R1-7.2 zoning exists to the immediate west of the subject site. Applications for a parcel map to divide the property and a site and architectural review for the actual development and construction of the two homes will be made before the Commission once the zoning has been approved by ,the City Council. Staff has reviewed the policies in the recently approved and updated Housing Element that was brought before the Commission in January and before the City Council in February. The updated Element contains policies in support of this application in Staffs opinion. These include such policies as "maximized use of remaining vacant land suitable for residential development", and "promote and encourage infill housing development with more intensive use of under utilized land for residential construction". In addition, the requested zoning as noted earlier is consistent with the City's General Plan and is consistent with existing zoning to the immediate west of the subject site, which is also R1-7.2. Change in the zoning of the site from R1-10 to R1-7.2 will allow the City to further it's housing goals with a zoning designation that is compatible and consistent of the surrounding area. Two letters were received from citizens who own property or reside in the immediate area in the subject site. One of the letters were signed and supported by Tony and Ann Petta. The other letter was submitted by Mrs. Elizebeth Kennedy, whereas her main concerns were in reference to the Agricultural overlay that exists in the immediate area. Mrs. Kennedy contends that the Agricultural overlay actually includes the particular site, all the way down to Victoria Street. Mrs. Kennedy was advised by Staff that more research would be performed to investigate the extent of the Agricultural overlay' in the particular area. Staff is recommending that the Planning Commission approve the proposed change of zone. To do so, the Commission must make mandatory findings that are outlined in the zoning code. Interim Director Lampe completed his report and thanked the Commission. Chairman Wilson opened up the Public Hearing to receive testimony. Charles Burrows 22954 Victoria Street Mr. Burrows thanked the Planning Commission for allowing the public to speak with regard to the item. Mr. Burrows believes that the proposed change is not consistent with the General Plan, in which Mr. Burrows believes that the site to be zoned as R1-10, and should remain as such. Mr. Burrows indicated that he has a map that 4 was sent to him from the City referencing the Agricultural Overlay, in which the overlay does not stop at Arliss Street, but continues on to Victoria Street. Mr. Burrows feels that higher density lots would reduce property value and would be injurious to the residents who reside on Victoria Street. Mr. Burrows feels that the Redevelopment Agency should put one house on the lot. Mr. Burrows feels that this proposed zone change would be a way the City would want to put 7,200 square foot sized lots into the area to make it easier to change additional zoning within the area; which he feels would be detrimental to property owners. Floyd D. Groves 22940 Victoria Street Mr. Groves concurred with Mr. Burrow's comments with regard to adding two single- family residences. Mr. Groves expressed that he was in agreement with the zone change that occurred in 1989 with regard to having 10,000 square foot lots, and does not feel that 7,200 square foot lot zone change would be feasible within this neighborhood. Mr. Groves stated that a water line on Preston Street cuts through his property as well as the subject property, and feels an easement should be put on the subject site to reflect this fact. Leo & Vicki Doyle 11970 Preston Street Mr. Doyle stated that he was a short time resident of Grand Terrace, with his wife living in Grand Terrace all of her life. Should they decide to ever sell their home, they feel that the home would be very desirable because of their large back yard. Not having a large yard for first time buyers that would most likely have young families would not be desirable. Mr. Doyle also feels that the area should carry out the trend of having homes that are more prestigious such as the homes in the Honey Hills area should carry over to the subject lot, as well as the adjacent vacant lots. 'Mrs. Doyle expressed her concern that two houses would not be feasible. She felt that the notice did not illustrate that there would be two houses built on the subject site. Mrs. Doyle also expressed that if this zone change were to occur, it would be detrimental to the existing residents. Mrs. Doyle also expressed that putting a first time buyers home would not be feasible to the area; rather, premium homes should be built within the area, and redevelopment homes should be built elsewhere within the City. Chairman Wilson closed the Public Hearing and brought the item back to the Commission for discussion. 5 Vice Chair Addington asked Interim Director Lampe what the explanation of the General Plan, and how the R1-7.2 complies with the General Plan, along with the R1-10. Interim Director Lampe explained that the General Plan classifies the area as low- density residential with 1 to 5 units per acre. The 7,200 square foot lot is consistent with the density range. What we have for a category, which includes R1-10 with R1- 7.2. Vice Chair Addington asked if 7,200 square feet fall within the range of six units per acre. Interim Director Lampe replied that it was considered gross density and not net density; and is the maximum density that is allowed in a low-density residential area. Most of the City is zoned R1-7.2, and is considered to be low-density residential. Vice Chair Addington asked if the City had torn down the residence that had existed on the subject site. Interim Director Lampe replied that the house had partially burned, and was considered uninhabitable, and was torn down by the City. Vice Chair Addington asked if splitting the lot necessary to meet the economics or financial analysis work on the project. Interim Director Lampe replied that the applicant, the Redevelopment Agency for the City would, better answer that question. Jerry Glander Director of Building & Safety City Redevelopment Agency Building & Safety Director Glander replied that it would help to mitigate the expense of purchasing the property, which was in a dilapidated state, and felt that the home that was on the property was not feasible to put on the market. The home was built back in the 1930's, and consisted of a one bedroom, 1 bath residence. Vice Chair Addington asked how much money has been invested at this point, and what would it cost for a new structure? Building & Safety Director Glander replied that the homes that were illustrated at this meeting were at $105,000. Vice Chair Addington asked if all of the expenses together would exceed the current value of the home in the area. 6 1 Building & Safety Director replied that a comparison of sales within the area was performed and the finished price of both homes would be equal to or greater than some of the current sales in the area. Vice Chair Addington asked if there was only one home built on the subject site, would the City incur a loss; and if so, what would be the dollar amount? Building & Safety Director Glander replied that there would be a significant loss if only one house was built on the subject site, and did not have the exact figure, but would be more than happy to obtain it for him. Commissioner Trainor asked if it was the intention for the Redevelopment Agency to purchase the land to build two homes on it. Building and Safety Director Glander replied that it was the intent of the former Building and Safety Director to build two homes on the site. The City purchases homes that are in need of refurbishment with substandard construction and attempts to rehabilitate them and put them back on the market. Commissioner Trainor expressed her concern of making a zone change because there may be some large animals in the area, and people who are purchasing the smaller homes will begin to complain about the agricultural nature in their surroundings. t Commissioner Whitley asked a question with regard to the properties that are located to the immediate west, which are zoned R1-7.2, what size lots are they? Interim Director Lampe replied that the lots are from 7,000-11,000 square foot lots. They are larger than the minimum of 7,200 square feet. Chairman Wilson asked where the nearest 7,200 square foot lots were located compared to the subject site. Interim Director Lampe replied that Brentwood Street lots just to the north of the subject site are at 7,200 square feet. The maps that the City has showing the overlays, do n.ot show the overlay going all the way to Victoria, but in fact, ends at Arliss Street. Mrs. Kennedy has been informed that the agricultural overlay issue will be resolved as soon as possible. Chairman Wilson recollected that there was a General Plan Amendment process that was performed by David Sawyer, who was the Community Development Director before former Director Materassi. Would there have been a change to the agricultural overlay in relation to the Barton Road Specific Plan area on the last amendment? 7 Interim Director Lampe replied that he would like to make a copy of the map that was presented by Mr. Burrows and research the information in detail. Commissioner Trainor expressed her concern with approving the item because she feels that there is vital information missing. Vice Chair Addington concurred with Commissioner Trainor, and would like to see a financial analysis on the item as well. MOTION: Vice Chair Addington moved to continue the item to the next Planning Commission meeting. Commissioner Trainor seconded the motion MOTION VOTE Approved 4-0-0-0. PC-08-2002 Interim Director Lampe asked the Chair to set the date for the regularly scheduled Planning Commission Meeting of April 18, 2002, which would give staff sufficient time to prepare answers to the questions as raised by the Commission. Commissioner Trainor pointed out that she would be unable to attend the meeting on April 18, and would like to participate in the discussion. Interim Director Lampe suggested that April 4, 2002, would be sufficient time for staff, since there is another item that is being reviewed during that meeting. Commissioner Trainor advised that the residents surrounding the subject item should be renotified, because they would only be notified by word of mouth, instead of a formal notice, and they may want to attend the meeting. Interim Director replied that if it were Commissions desire, all residents may be re- notified. MOTION PC-09-2002: Vice Chair Addington made a motion to amend his motion to continue the item to the Commission Meeting scheduled for April 4, 2002. Commissioner Trainor seconded the motion. MOTION VOTE PC-09-2002: Approved 4-0-0-0. 8 7:42 ADJOURN SITE AND ARCHITECTURE REVIEW BOARD/PLANNING COMMISSION MEETING CONVENE PUBLIC WORKSHOP SESSION • Information from Commissioners Vice Chair Addington expressed his pleasure with the progress of the Chevron station and asked if there was any progress with the former Rite Aid site? Interim Director Lampe reported that the Chevron Station should be open for business sometime during the month of May. There have been no further updates on the former Rite Aid property. Commissioner Trainor asked what was happening on the corner of Michigan and Barton Road in front of the Arco Station. Interim Director Lampe replied that the Building and Safety Director, Jerry Glander, who is present, could give the Commissioner information with regard to this project. Building and Safety Director Glander replied that Michigan is in the process of being widened to conform to. an 80 foot right of away, along with increasing the turning radius from Barton Road on to Michigan to accommodate large trucks. The same type of widening is also being completed on the northeast corner of Vivienda and Barton Road. Chair Wilson wanted to express his appreciation of former Chair Van Gelder's service, and wanted to express his appreciation for former Director Materassi's letter that was circulated in the local newspaper. Chair Wilson also wanted to express that his granddaughter is enjoying the new equipment that was installed at the Richard Rollins Park. • Information to Commissioners Interim Director Lampe indicated that a letter was presented to each Commissioner from the City Manager with regard to stewardship of the Planning Department over the next few months. Due to budgetary considerations, a permanent replacement for the previous Director will not take place until July or August of this year. During this period, Interim Director Lampe stated that he would be substituting for the position. 9 A copy of a flyer for Grand Terrace Days was also presented to each Planning Commission member, which will take place on June 1, 2002. A new bike shop will be opening in the shopping center next to Domino's Pizza. A fish restaurant will replace the vacant Tastee Chicken restaurant located in the Stater Bros. Shopping center; and we are hoping that it will be more successful than its predecessor. The Second Family Unit Ordinance will be brought before the City Council one week from this meeting for the Council's consideration. Fran Van Gelder, the previous Planning Commission Chair received a plaque of commendation at the last City Council meeting. The plaque commended her as the longest serving Planning Commissioner for the City. The City Council instructed the staff to start advertising for the vacant Planning Commission position. Local papers will be advertising the vacancy, instructing citizens who are interested to come into City Hall and apply at the City Clerk's office. The applications must be filed by April 19, 2002. The City Council will then interview each candidate on April 25, 2002. Interim Director Lampe reminded the Commission of the scheduled Planning Commission meeting of April 4, 2002, with regard to the renovation of Richard Rollins Park. ADJOURN PUBLIC WORKSHOP SESSION 7:50 NEXT PLANNING COMMISSION MEETING TO BE HELD ON APRIL 4, 2002 Respectfully Submitted, Approved By, John pe, Interirh Planning Director DougAils , Chairmvan Planhing ommission 10