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06/09/1986 12-8.1057 GRAND TERRACE PLANNING COMMISSION MINUTES OF SPECIAL MEETING JUNE 9, 1986 The special meeting of the Grand Terrace Planning Commission was called to order at the Grand Terrace Civic Center, 22795 Barton Road, Grand Terrace, CA 92324 on June 9, 1986, at 7:00 p.m. by Chairman Caouette. PRESENT: Norman Caouette, Chairman Jerry Hawkinson, Vice-Chairman Gerald Cole, Commissioner Ray Munson, Commissioner Joseph Kicak, Planning Director Ivan Hopkins, City Attorney Lynn Halligan, Planning Secretary EXCUSED ABSENCE: Sanford Collins, Commissioner PLEDGE OF ALLEGIENCE: Led by Vice-Chairman Hawkinson. I. MINUTES A. Minutes of May 19, 1986. PCM 86-50 Motion by Commissioner Munson and seconded by Vice-Chairman Hawkinson and passed by a 4-0 vote, to approve the minutes as submitted. II. PUBLIC HEARINGS A. Request for a Variance at 22154 DeBerry Street. Chairman Caouette asked Staff for presentation for the continued request for a variance to allow for an R-2 use on an R-1 lot at 22154 DeBerry. Joseph Kicak, Planning Director, presented the staff report. Noted that a letter from Mr. Grable, the applicant, which was addressed to the City Council, was received and handed out to the Planning Commission this same evening. Ivan Hopkins, City Attorney, spoke to the letter that was handed out, as well as, a petition that was also presented to the Planning Commission. Mr. Hopkins read the statement from the petition for the record. As the statement reads, it would not be a variance, but a rezone. Also noted, that if the Planning Commission determines that they will grant a variance of some sort, then they must make the following three (3) findings on approval. The strict application of the provisions of this title, Title 18, deprives the property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The proposed variance will be consistent with the latest adopted General Plan. The proposed variance does not allow any land use which is not in conformity with the regulations specified for the district in which the land is located. Mr. Hopkins read from Section 18.75.010 of the Grand Terrace Municipal Code regarding variances when granted. 18.75.10: "Where practicle difficulties, unnecessary hardships and results inconsistent with the general purposes with this Title may result in strict application from certain provisions thereof, variance maybe granted as provided in this section." Further, provided this procedure may not be used to change the use of the land. Chairman Caouette asked if there were any questions of staff. Being none, asked if the applicant was present and if he would like to address the Commission. Lee Grable, 22154 DeBerry, noted that the letter covered his request. Stated that the house is 1400 square feet, and totally self-contained. Also, that it is strictly a matter of refinancing on the property. In response to Commissioner Munson's questions about a 15' strip being purchased, Mr. Grable replied that he bought it to get the right to park on that land. Chairman Caouette asked Mr. Grable to explain the reason for the variance. Mr. Grable replied that his lender will not give him credit for the second house, because they can't commercially rent the property. He further explained that he needs it to complete his refinancing, which will shorten his mortgage term and his house payment considerably. Mr. Grable further noted that he would not commercially rent it, since his mother lives there; and when she is gone, he will put a caretaker in there. Chairman Caouette opened the public hearing for this request and asked if there was anyone who wished to speak in favor of or in opposition to this proposed variance. Being none, P.C. 6-9-86 Page 2 closed the public hearing and returned the matter back to the Commission for discussion. Chairman Caouette noted that what City Attorney Hopkins had said earlier was that the Planning Commission cannot approve this request for a variance. City Attorney Hopkins concurred with this. Further discussion took place among the Commissioners with regard to a way to help the applicant. It was noted that a minor subdivision or a parcel map could be done, if all the requirements of these processes were met. PCM 86-51 Motion by Chairman Caouette and seconded by Commissioner Munson and passed by a 4-0 vote, to deny the request for a variance, based on the findings that it would not be consistent with the General Plan, that it may constitute special privilege not enjoyed by other property in the area and that it may constitute changing the use of the land. II.B. Revised Tentative Tract Map 13205/Specific Plan 85-12. Chairman Caouette asked for the Staff presentation. Joseph Kicak, Planning Director, presented staff report. Noted that the previous concerns of the Planning Commission regarding the proximity of units to existing A-1 property and the minimum square footage of the units, had been addressed by the applicant. With respect to the corrals and the proximity of the proposed units, the proposed development would meet the requirements. The existing development, which was done prior to adoption of the zoning code would not be in compliance with the requirements. However, the existing development is not to be considered as far as location is concerned with respect to the proposed project. The applicant has proposed the square footage to range in size from 1350 to 1725 square feet, with 3 - 4 bedrooms. They have given the range of selling price from $105,000 to 123,000.00. Mr. Joseph Kicak, Planning Director, went on to point out that at the time final map is approved and the boundary survey complete, the staff will review it to make sure it meets all of the conditions of approval of the Planning Commission, as well as the other requirements, such as distance from their property line, minimum square footage and all of the conditions of Title 18. If they can't realize 71 lots, the final tract will still be in substantial conformance with the approved tentative map. If they were to realize greater than P.C. 6-9-86 Page 3 71 lots, then it would be brought back to the Planning Commission for their reconsideration. Chairman Caouette asked if there were any questions of staff. Discussion took place between the Planning Commission and Staff regarding the number of houses with minimum square footage to be specified. It was noted by staff that this was noted in the Specific Plan on Page 18. Joseph Kicak, Planning Director, pointed out a couple of items to be considered by the Planning Commissioners as a change in the Specific Plan. Conditions of Approval should read Main Street shall be constructed to 1/2 width plus 10' . That is the requirement for the development. The other is to clarify, that the dedication of the proposed park within this subdivision does not eliminate the requirement for payment of park fees. Chairman Caouette asked the applicant to state his name and address for the record. Mr. Bill Storm, T.J. Austyn, Inc. , Newport Beach. Pointed out that staff covered most of the major issues. Noted that the 1350 square foot house would be 20% of the plotting and that the rest depended upon the market conditions. In addition, Mr. Storm pointed out that after discussion with Mrs. Anderson, they have agreed to provide an additional 2nd access to her property in addition to the Main Street improvements. Also, that they are bringing in additional water, which will up the water pressure in the area from Pico Street over to the project. As well as, developing the park and paying the park fees. In response to Chairman Caouette's question regarding a remaining parcel of land shown on the northeastern property, Mr. Storm noted that that piece of land was left over and is trying to find someone to give it to. Chairman Caouette also noted that Lots 21 and 45 on the tract design looks as if they fall below the standard of R-1. Mr. Storm replied that prior to final map approval, they would all meet the required minimum of 7200 square feet. Chairman Caouette opened the public hearing and asked if there was anyone who wished to speak in favor of or in opposition to this project. Being none, closed the public hearing and returned the item back to the Commission for discussion. Joseph Kicak, Planning Director, again requested that the Planning Commission consider a change in the conditions of approval #16, on page 2, to read 1/2 width plus 10' . P.C. 6-9-86 Page 4 PCM 86-52 Motion by Commissioner Munson and seconded by Commissioner Cole and passed by a 4-0 vote to adopt a resolution recommending that the City Council adopt the negative declaration for subject tract and recommends that the City Council approve, subject to the findings as written in the staff report and subject to the conditions of approval recommended by Staff, as modified. The modifications to Condition #16, on Page 2 of the Conditions of Approval, shall be as follows: Main Street shall be constructed for the San Bernardino County Standard 103, 1/2 width plus 10' , throughout the limits of the tract and the design shall be coordinated with the Riverside County Road Department. Also, that the park fees shall be payable in accordance with the current ordinance. Chairman Caouette adjourned the Planning Commission at 8:00 p.m. , to the next Planning Commission meeting to be held on July 7, 1986. /lh Respect lly submitted: OS PH KICAK, Planning Director Approved by: C AIRMAN, Plakning Commission P.C. 6-9-86 Page 5