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09/04/1997GRAND TERRACE PLANNING COMMISSION MINUTES OF REGULAR MEETING SEPTEMBER 4, 1997 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 September 4, 1997 at 7:00 p.m. by Chairman, Jimmy W. Sims. 6:35 P.M. CONVENED PLANNING COMMISSION WORKSHOP * 6:35 - 7:00 p.m. PRESENT: Fran Van Gelder, Vice -Chairperson Doug Wilson, Commissioner Mary Trainor, Commissioner Gerry Ellis, Commissioner Patrizia Materassi, Community Development Director Larry Mainez, Associate Planner Pat Peterson, Community Development Department Secretary ABSENT: Jimmy W. Sims, Chairperson Matthew Addington, Commissioner Moire Huss, Commissioner • Information to Commissioners • Request for Commissioners' motion regarding proposed "Grand Terrace Used Auto Center" at 12142 LaCrosse Ave. Associate Planner Larry Mainez gave a brief overview of the request by applicant to be allowed to begin operation of the business prior to formal CUP approval. At this time applicant is working to comply with the pre -CUP occupancy conditions as developed by staff and the City Attorney, and agreed to by applicant and property owner on August 27, 1997. Commissioners Huss and Addington joined the meeting This procedure will enable applicant to occupy the facility and open business at least 3 months earlier than if he went through the regular CUP process. Director said occupancy is contingent upon applicant's submission of completed CUP and related applications, payment of fees and compliance with all pre -conditions as they have agreed to in writing. City Attorney has reviewed and approved of this procedure. Commissioner Wilson suggested a "hold harmless" waiver be signed by applicant to acknowledge they accept the risk of going into business while waiting for the CUP conditions. Commission Members complimented staff on their willingness to work with new businesses. PLANNING COMMISSION MINUTES SEPTEMBER 4,1997 Page 2 Motion by Vice -Chairperson Van Gelder to approve applicant's request to occupy prior to review and approval of the CUP, pending applicant's compliance with all conditions previously agreed upon. She added a condition that applicants sign a waiver acknowledging they assume the risk involved in starting operation of the business prior to final CUP conditions. Seconded by Commissioner Addington. Approved 6-0-1-0. Chairman Sims absent. RTIP and Measure I projects - Director Materassi told the Commission members these items will be discussed at a later meeting. Director Materassi said she understands from Chairman Sims that he has accepted a promotion and will be relocating to Oakland. He will apparently be unable to continue as a Planning Commission Member and will be leaving soon. • Information from Commissioners Commissioner Wilson said he heard from a planning staff member of another city that there was a wedding at Larry Halstead's property on Vivienda this past weekend. He estimated there were approximately 250 in attendance, and as in the past, parking was a problem. Mr. Halstead told informant that the facility is "booked for 8 months". Commissioner Wilson asked if Mr. Halstead cannot be stopped. Director Materassi said City Attorney has secured an injunction preventing him from conducting weddings. The City Attorney is also working to get an expedient sentencing on the criminal convictions earlier this year. 7:00 P.M. ADJOURNED PLANNING COMMISSION WORKSHOP Chairman Sims joined the meeting. * Call to Order * Pledge of Allegiance led by Commissioner Wilson * 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 Community Development Director. PLANNING COMMISSION MEETING MINUTES PAGE 3 SEPTEMBER 4,1997 PUBLIC PARTICIPATION: None ITEM#1 PLANNING COMMISSION MEETING MINUTES - AUGUST 7, 1997 MOTION PCM-97-44 PLANNING COMMISSION MEETING MINUTES - AUGUST 7, 1997 Vice -Chairperson Van Gelder made a motion to approve the Planning Commission Meeting Minutes from the August 7, 1997 meeting. Seconded by Commissioner Addington. MOTION VOTE PCM-97-44 Motion carried. 7-0-0-0. ITEM#2 SP-85-10-A1/SA-97-02/E-97-04 AN APPLICATION FOR AMENDMENT OF A SPECIFIC PLAN FOR NEW PRODUCT DESIGN ON 28 EXISTING LOTS; AND PROPOSAL FOR THREE NEW FLOOR PLANS. DIVERSIFIED PACIFIC HOMES, LTD. 28 LOTS IN TRACT NO.13050. 14 LOTS ON KINGFISHER RD., NORTH OF PICO ST., AND 14 LOTS ON LARK ST., WEST OF CRANE ST. AND SOUTH OF VAN BUREN ST., IN THE CITY OF GRAND TERRACE, CA Associate Planner Larry Mainez said Andrew Wright, president of Diversified Pacific Homes, and Peter Pitassi, architect were both present in the audience. Color boards and renderings were available for Planning Commission review. Mr. Mainez explained applicant seeks to amend only the floor plan designs, square footage, and exterior design of the 28 remaining undeveloped lots in subject specific plan as approved in 1985. No changes are proposed to lot size, grading, retaining walls, slopes, set -backs, and right-of-way improvements. Applicant proposes an optional bonus room in place of the third garage area. Zoning to the east of proposed project is R1-20. Remaining adjacent zoning is R1-7.2. The entire area is designated as low density residential. The proposed project is consistent with the General Plan and zoning in the surrounding area. Applicant agreed to staffs Option 1, as described in the staff report. He reviewed the negotiation process thus far with applicant. Applicant's focus was on the housing market and the study they performed. Staffs emphasis was on neighborhood compatibility. The proposal as presented to the Planning Commission was a satisfactory compromise from staffs perspective. Overhead transparencies were shown to demonstrate the progression of the negotiations, and as noted the median square footage of the project as proposed 1,800 square feet. PLANNING COMMISSION MEETING MINUTES PAGE 4 SEPTEMBER 4,1997 Applicant hosted a neighborhood meeting on August 14, 1997, which was attended by approximately 25 residents in the area. Most in attendance opposed the project. Staff conducted a housing survey of the hillside area surrounding proposed project site. The survey studied the mean and average sizes of 342 houses. A map was available for review demonstrating the square footage of homes in the area. Median size of homes in the area is 1,800 square feet. Median size of the 28 homes in the proposed project was calculated at 1,800 with staffs proposal of option 1. Staff recommended the Planning Commission approve the conditions outlined in staff report under Option 1, and recommend adoption of the resolution by City Council. Option 1 would mean: 1. Acceptance of the optional bonus rooms as proposed by applicant; and 2. Elimination of two 1,353 square foot housing units (plan 102), and revision of proposed housing mix by creation of two additional 1,593 square foot units (plan 103); and 3. The two remaining 1,353 square foot single story housing units (plan 102) shall be located on separate streets (one on Lark Street and one on Kingfisher Street); and 4. Include a bonus room in the house base package, at a minimum in three of the proposed plan 103 (1,593 square foot). Approval of Negative Declaration Addendum. Director Materassi complimented applicant on their willingness to work with the City and compromise on the square footage. She said the goal of the City is to have a project which is feasible to the developer and an asset to the City. 7:23 P.M. OPENED PUBLIC HEARING Wendy Curran 22755 Kentfield St. Grand Terrace, CA 92313 She said she has lived on Kentfield since June 1, 1991, and her home is adjacent to a proposed home. She is opposed to the proposed amendment, as she was told by the original developer that there would be larger homes built in this final phase. She desires that homes be built but wants the single story floor plan eliminated as she does not feel it is compatible with the neighborhood. Her home is 1,900 square feet and she desires to have the smallest new home built to be 1,800 square feet, with a 3-car garage. She expressed concern that the single story homes surrounded by 2-story homes would be dwarfed. She asked the Planning Commission to deny the amendment to the specific plan as currently proposed. She encouraged further negotiations with the developer. Andrew Wright President, Diversified Pacific Homes, Inc. 10390 Commerce Center Drive, Suite 200 Rancho Cucamonga, CA Mr. Wright thanked staff for working with them to develop a compromise to meet City and neighborhood concerns. Diversified Pacific conducted extensive market research and a neighborhood meeting August 14, to which 150 households were invited to express their concerns. He understands and appreciates the neighbor concerns. PLANNING COMMISSION MEETING MINUTES PAGE S SEPTEMBER 4,1997 Peter Pitassi, Architect 8439 White Oak Ave., Suite 105 Rancho Cucamonga, CA Mr. Pitassi complimented staff on the comprehensive detail of the staff report. He showed the Planning Commission the proposed location of the two single story units. Regarding the bonus room, he said the buyer would purchase that option from the developer. The developer would design the unit so that the bonus room could be completed even after the house is constructed. A capping slab would be placed over the garage slab so the finished floor level of the bonus room would be the same as the house slab. The room would have a window facing the street, full electrical and VAC to make it a finished room, and legally a part of the square footage of the home. Developer has agreed to the following: 14 lots Plan 104 1,805 sq. ft. (Base plan) 3 lots Plan 103 (w/bonus room) 1,825 sq. ft. 9 lots Plan 103 1,593 sq. ft. 2 lots Plan 102 1,353 sq. ft. Two elevations are available per plan and three color schemes are available. Phase I of the project is proposed to be construction of the 3 models on Kingfisher, and 14 homes. Phase 11 is construction of the remaining 14 homes. He stated that the 1-story model is crucial to the successful marketing of the project in the opinion of their marketing consultant. Commissioner Wilson asked Mr. Pitassi the average width of the housing unit and garage. Commissioner Wilson was concerned with the massing of the houses as seen from the street. Mr. Pitassi responded the width is 48' . It is the same as the original proposal in 1985. Commissioner Addington asked Mr. Wright why he believes Pacific Diversified can offer his homes for 20% more in sales price per square foot, given that these prices will be above recent resale prices in the area. Mr. Wright stated the market has improved and the homes will be located in a well -established neighborhood. His firm has historically been successful in building compatible homes in existing neighborhoods. Commissioner Trainor asked the developer to explain why it is important to their marketing strategy to offer the smaller single family units. Applicant said from a marketing perspective the developer must have homes with a range of prices to motivate prospective buyers. "Traffic" must be created to generate sales. The wider range of options offered the buyer, the greater amount of "traffic" will be generated. The project will be harder to sell if the range of price options is limited. Mr. Wright addressed Ms. Curran's concern of the single family homes surrounded by two-story homes as follows: He said the single story home helps to break up the street scape. He also felt the single story floor plans are attractive to "empty nesters" who might desire a smaller home and those who prefer homes without stairs. Chairman Sims asked applicant if the marketing approach would be detrimentally affected if the Planning Commission decided there should be no one-story houses. Mr. Wright responded it would definitely affect the marketability of the homes and potential for success of the project. The wider range of options offered to the buyer the greater the opportunity for "traffic". It is in everyone's best interest to sell the homes built. Mr. Wright said it is in no one's best interest to build houses and not have them sell. The builder's motivation is to build a product that is acceptable to the market and will be well -received, priced right and of a perceived value that would result in sales. The more that can be done to maximize the potential for success, the more it will benefit the community also. PLANNING COMMISSION MEETING MINUTES PAGE 6 SEPTEMBER 4,1997 Barney Karger 11668 Bernardo Way Grand Terrace, CA Mr. Karger stated he has been a developer over 40 years. He asked Mr. Wright the depth of the garages of the proposed residences and noted that the 17 foot depth would not accommodate two vehicles and allow access to the interior of the house. Mr. Karger said the market is changing and will be for the larger, more expensive houses. He said in his opinion the 1,593 square foot houses should be the price leader, instead of the 1,353 square foot model. He noted that Grand Terrace has always been an "upper class" community and there is now very little land left for development. In his opinion this land should be used to upscale the area. Mr. Karger said he owns 18 acres of land adjacent and across Pico Street from the proposed project. He has plans to build and sell homes for $300,000 to $400,000 adjacent to those which sold for $150,000. In his opinion all houses should have at least 3-car garages. Larger homes should be built to increase the tax base and increase the value of Grand Terrace homes. He recommended any single-family homes be built between 1,600 and 2,000 square feet. Richard Slater 22765 Raven Grand Terrace, CA Mr. Slater said he lives in a 2-story T. J. Austyn home. He said he did not understand why the developer would use part of the garage to increase the square footage of the house. He agreed with Ms. Curran and Mr. Karger that Grand Terrace needs bigger, better homes at a higher price or home values will go down. Burt Seuylemezian 22775 Kentfield St. Grand Terrace, CA Mr. Seuylemezian said he understood when he bought his home that the adjacent vacant lots would eventually have homes of equal or larger size. If the Planning Commission allows smaller homes to be build he feels it will hurt the neighborhood. Peter Pitassi for rebuttal Mr. Pitassi responded to Mr. Karger's concern about access from the garage to the interior of the house: the location of the access to the bonus room projects past the jamb of the garage door by 1' . It will not significantly impact parking of cars in the garage. 8:17 P.M. PUBLIC HEARING CLOSED PLANNING COMMISSION MEETING MINUTES PAGE 7 SEPTEMBER 4,1997 Director Materassi said the median housing size of the proposed project went from 1,600 square feet to 1,800 square feet, which is now compatible with the median home size in the area. This was accomplished when applicant accepted staffs Option #1 proposal. 50% of the houses would be at least 1,800 square feet. 2,000 square feet is the median for the 28 lots as proposed in the original specific plan. Commissioner Addington asked Director what the median size of the houses in Mr. Karger's project is anticipated to be. Mr. Karger said he believes the minimum is 2,000 square feet, and anticipates an average square footage of approximately 3,000. Director Materassi said staff spoke with various real estate brokers to gather information as to the impact these 28 homes will make on the Grand Terrace market in general. One thought it would not have any effect at all-28 homes is not a significant percentage overall. Another thought each home should be 2,000 square feet to get the maximum out of the lots. Each has their own opinion. Staff could not get a consensus. Director said she feels these 28 homes would be marketable now but no one knows if larger houses would be marketable. Commissioner Huss said she feels the subject lots are some of the best in Grand Terrace, and some of last feasible for large houses. She acknowledged the hard work staff has done to work out a compromise with applicant. She said she did not want to see any of the Plan 102 or 103 built. She would like to see homes of Plan 104, or larger only. She does not feel the developer should build to the market but rather only the larger homes. Commissioner Addington expressed concern that the proposed project does not conform to the intent of the original T. J. Austyn Specific Plan. The intent was to transition from diversified neighborhoods to larger homes as it approached the 20,000 square foot lot zone area toward the southeasterly direction of this tract. Commissioner Ellis asked applicant the date of their market study. Mr. Pitassi said it was done in mid - July, 1997. Commissioner Wilson said he would caution the Planning Commission on making a judgment on this project based on market fluctuations. With 26 years in the building industry he said a value of $100 per square foot one day may mean nothing the next day. He suggested this project should be evaluated in relation to the General Plan, where it is specified that the value of the housing stock is to be maintained. The true value of the housing stock is the building itself, and the yard. He said staff and the applicant have done well to try to reach a happy medium considering marketing conditions. He supported applicant's project. Vice -chairperson Van Gelder complimented staff on working with the applicant, and bringing the findings and recommendations as presented in staff report. Although she does not care for 2-story homes she said she feels the project will work. She does not feel this project will be detrimental to the area. MOTION PCM-97-45 Vice -chairperson Van Gelder made a motion to approve SP-85-10-A1, SA-97-02 and E-97-04. Motion seconded by Chairman Sims. PLANNING COMMISSION MEETING MINUTES PAGE 8 SEPTEMBER 4,1997 MOTION VOTE PCM-97-45 Motion failed. 3-4-0-0. Commissioners Ellis, Addington, Trainor and Huss voted "no". MOTION PCM-97-46 Motion by Commissioner Addington to recommend Option #4 to the City Council (denial of the specific plan amendment in total), in light of the applicant's statement that they cannot do this project without the 1-story plan 102, and in light of the fact that this could have a negative impact on the local community. Seconded by Commissioner Huss. MOTION VOTE PCM-97-46 Motion carried. 4-3-0-0. Chairman Sims, Vice -Chair Van Gelder and Commission Wilson voted "no". 8:45 P.M. ADJOURNED PLANNING COMMISSION/SITE AND ARCHITECTURE REVIEW BOARD MEETING Respectfully submitted, ((7" A co —y m7— - i Patrizia Materassi Community Development Director 09-04-97:pp c:\office\wpwin\wpdocs\planning\minutes\09-04-97.min Approved