WASCO PLANNING COMMISSION MEETING
SEPTEMBER 12, 2005 – 7:00 P.M.
1. Chairperson Brown called the meeting to order at 7:00 p.m.
2&3. Chairperson Brown offered flag salute and Invocation.
4. PRESENT: Chairperson Brown, Commissioners Arredondo, Campbell, Mitchell, Santillan, Steward, Voth.
Also present: Planning Director Woodcock, Senior Planner McNamara and Secretary Rodriguez.
5. AWARDS AND PRESENTATIONS – NONE
6. HEARING FROM PUBLIC ON ITEMS NOT ON AGENDA – NONE
7. AGENDA ADDITIONS/DELETIONS – NONE
8. CONSENT CALENDAR
a) Approval of Minutes for August 22, 2005 meeting
b) Approve the reading of all resolutions by title only
Commissioner Santillan moved to approve the Consent Calendar as presented. Seconded by Commissioner Voth. Motion carried.
9. MINUTE MOTION – NONE
10. PUBLIC HEARINGS
CONTINUED FROM AUGUST 22, 2005
a) Continued – Zone Change 05-05 and Resolution – Amending the text of the Zoning Ordinance related to increasing the minimum lot width for residentially zoned property from 50 feet to a minimum of 60 feet or greater depending on zone classification (Table 17-4), and Residential Architectural Design criteria (17.19N) and Amending Chapter 16 of the Subdivision Ordinance related to Tentative Maps, Block Design, and minimum lot width. Applicant: City of Wasco, P.O. Box 836, Wasco, CA 93280
Chairperson Brown reopened the continued meeting from August 22, 2005 at 7:15 p.m.
Planning Director Woodcock gave a brief report on the proposed amendments. Staff recommended establishing a ratio of 2:1 in the R-1-6 subdivision. Making every two lots 60 feet in width or greater, one lot would be less than 60 feet.
Greg Black, DeWalt Corp., stated that the ratio was restrictive, limitations on layout of lots. Some people preferred 50 foot lots , this was more restrictive.
Barbara Kautz, Attorney for Jackson, Griffith and Filburn, LLC and Ramsum, Terry Associates spoke briefly on narrow lots, combination of designs, and the proposed initial study or EIR their project being exempt.
Harvey Ramsum, Grover Beach, California distributed pamphlets on design trends for smaller lots. Stating that there was a need for 50 foot lots.
There was discussion on the lot sizes, Ofie Hardin 1837 Sycamore stated she was a resident of Wasco and in favor of wider lots, look at the future of Wasco, she would like to see quality homes in Wasco.
Chairperson Brown closed the public hearing at 7:37 p.m.
Commissioner Voth stated she had toured Wasco and had seen 60 ft. wide lots and prefers mixed sizes 50 to 60 foot wide lots.
Director Woodcock requested that the Commissioners not eliminate the 50 foot requirement but to mix the sizes 2:1.
Barbara Kautz, questioned the legality and that this could have legal challenges.
There was discussion on design, impact on city, parking, garages, lot sizes, landscaping.
Commissioner Voth moved to approve Zone Change 05-05 with the amendments. Seconded by Commissioner Santillan. Motion carried with the following vote:
AYES: Brown, Mitchell, Santillan, Voth
NOES: Arredondo, Campbell, Steward
ABSTAIN: None
Chairperson Brown read the title of Resolution 05-24.
RESOLUTION 050-24 – A Resolution of the Planning Commission of the City of Wasco in the Matter of the Application of the City of Wasco for Zone Change 05-05
b) Continued Quimby Fees hearing from August 22, 2005 meeting – Resolution proposing increasing the Quimby Fee. Applicant: City of Wasco, P.O. Box 836, Wasco, CA 93280
Staff requested that this item be continued to the October 10, 2005 meeting.
Commissioner Voth moved to continue the public hearing on the Quimby Fees to the October 10, 2005 Planning Commission. Seconded by Commissioner Santillan. All in favor, motion carried.
c) ZONE CHANGE 05-04, Resolution – Requesting change in the Zoning Designation from R-2 (Medium Density Residential) to R-3 (High Density Residential) The project is located directly north of Central Park Dr., between Central ave., and Woodside Dr., Wasco, CA; APN: 488-153-22 and 488-153-24; Applicant: Tom Mettler and Brad Bittleston, 2106 Lone Tree Ct., Bakersfield, CA 93312
Chairperson Brown opened the public hearing at 7:58 p.m.
Senior Planner McNamara reported that the applicant was requesting a change in zoning from R-2 (Medium Density Residential) to R-3 (High density Residential). The parcels are located on the north side of Central Park Dr., between Central Ave., and Woodside Dr. If the request is approved the applicant is proposing to construct a triplex on each of the three lots. The applicant shall submit to the Planning Department and receive approval of site plan prepared by licensed engineer, building location and size. Site ingress and egress and location of parking structures. Plan showing 6 foot block wall, proposed landscaping and irrigation; A grading and drainage plan, and a covenant of easement allowing common access to each parcel. Staff recommends approval with the conditions
set.
Tom Mettler and Brad Bittleston the applicants were present at the meeting. Mr. Mettler stated they were proposing to build 3 triplexes similar to the newly constructed apartments across the street.
Chairperson Brown closed the public hearing at 8:10 p.m.
Commissioner Steward moved to approve Zone Change 05-04 and the Resolution. Seconded by Commissioner Campbell. Motion carried with the following vote:
AYES: Commissioners Brown,Arredondo, Campbell, Mitchell, Santillan, Steward, Voth
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Brown read the title of Resolution 05-25.
RESOLUTION 05-25 – A Resolution of the Planning Commission of the City of Wasco in the Matter of the Application of BITMET for Zone Change 05-04
d) Zone Change 05-06 and Resolution – An amendment to Chapter 17.29 Sections 17.29.01(B)(Alcohol Sales) and 17.29.01 (D) (Convenience Stores), of the City of Wasco Zoning Ordinance. The northeast corner of Hwy. 46 and Griffith Ave., APN: 487-213-21; Applicant: Harvinder Singh, 8596 Road 120, Pixley, CA 93256.
Commissioner Arredondo removed herself from the board because she had a conflict living within the 200 feet of the project site.
Chairperson Brown opened the public hearing at 8:12 p.m.
Senior Planner McNamara gave a PowerPoint presentation and reported that the City had processed a Conditional Use Permit CUP 04-02 which would allow for the off site sale of beer and wine at a proposed convenience store located at the northeast corner of Hwy. 46 and Griffith. On January 10, 2005 the Planning Commission held a public hearing and at the conclusion of the hearing the Commission denied the applicants request on the basis that the project didn’t satisfy all of the distance requirements set forth in Section 17.29 of the Zoning Ordinance. The applicant appealed to decision to the City Council who heard the appeal on March 28, 2005. After the Council heard the staff report and received public testimony, the Council directed staff to prepare an amendment to the Zoning Ordinance to allow for the
offsite sale of beer and wine under certain circumstances. Staff reviewed the project application, project site and the Zoning Ordinance and has determined that this project is exempt under the Guidelines of the California Environmental Quality Act. Staff recommends approval with the four findings and conditions set.
Staff reported that Charles Chahlah had submitted a letter requesting the commission reject the project and it had been distributed to the Planning Commissioners. Mr. Chahlah, 1209 Hwy 46 stated that the project had been rejected twice and they should check how many liquor licenses there were in town. The applicant should keep his property clean, kids walk across the highway to go to school, also mentioned the proposed traffic signal. He was not in favor of changing the ordinance. He had talked with CalTrans and there are no immediate plans on developing Hwy. 46.
Mr. Roy Chahlah, 1209 Hwy 46 stated why change the ordinance? Make it safer for pedestrians, why approve a new liquor license.
Chairperson Brown closed the hearing at 8:36 p.m.
Commissioner Santillan moved to approve Zone Change 05/06 as presented. Seconded by Commissioner Voth. Motion carried with the following vote:
AYES: Commissioners Brown, Campbell, Santillan, Steward, Voth
NOES: Commissioner Mitchell
ABSTAIN: Commissioner Arredondo
Chairperson Brown read the title of Resolution 05-26 – A Resolution of the Planning Commission of the City of Wasco in the Matter of the Application of Harvinder Singh for Zone Change 05-06.
e) Tentative Tract 6589, Mitigated Negative Declaration and Resolution – A Tentative Map for 326 single family lots on 73.48 acres of land. North of Filburn Ave., between Palm and Central Ave., Wasco, CA APN: 490-010-13; Applicant: Jackson, Griffith and Filburn, LLC, P.O. Box 614, Wasco, CA 93280
Chairperson Brown opened the public hearing at 8:40 p.m.
Staff presented a PowerPoint presentation on the proposed project. The applicant is proposing to subdivide a 73.48 acre parcel into 323 single family lots. The project is located on the north side of Filburn Ave., between Central Ave., and Palm Ave. The City of Wasco General Plan designates the subject property as Low Density Residential. The Zoning Ordinance classifies the site as R-1-6 (Single Family Residential, 6000 sq. ft. minimum lot sizes) Staff recommends the Planning Commission require the preparation of an Environmental Impact Report. There was some discussion.
Greg Black distributed copies of maps and stated he had several issues there were items they disagreed on the alley, parking and easement at Filburn and Palm. Concerns with 120 foot narrow corridor it would promote loitering, problems with law enforcement, low visibility. There was discussion on the belt park area, landscaping, wall proposed. The applicant is willing to pay the full rate of the Quimby Fees to improve existing park areas. Discussion on there being no plan in place for Quimby Fees being collected.
Attorney Kautz, Goldfarb & Lipman, LLP spoke on the park land requirement Quimby Act. Stating that there was no easement where sewer and storm drainage lines were in place.
Lynn Sanders, 960 Oleander Ct., that the 40 ft belt park would not be a substitute for a park and not in favor of kids playing in that area. Also that high density residence needed parks in the neighborhoods.
Harvey Ramsum, a principle of Ramsum, Terry Associates stated that the city could not legally collect Quimby fees and spoke on the park issue. He had already dedicated 40 feet of land for the belt park, as the city had required. He had redesigned the project twice already. Was in favor of using the moneys for the corner sump already there. Mr. Ramsum stated that it would be a detriment to the development if the alley were required. There was discussion on the alley, park, pedestrian access, and easement, redesign of project.
Lucy Leal, 1754 3rd Street stated a narrow long walkway was not good it would cause problems she had spoken with several residences on 9th Place and Peters and they were not in favor because of a new walkway in their area. There is a danger in installing long walkways. The people she spoke to were Tony Romero, 2242 9th Place, Rodrigo and Rachel Gonzalez, Alicia Ibarra 2324 Sharon; neighbor at 2224 Sharon all stated there was danger in installing long walkways.
Rachel Gonzales, 9th Place, stated there is presently a walk way next to her residence, she had been robbed and cars broken into, they have to clean up the walkway, people throw trash, drugs being used in the walkway, has considered moving out not in favor of walkway.
Glen Sanders, also spoke on schools being developed in the neighborhood.
Jeff Guiterrez, DeWalt Corp, Bakersfield stated that with the parks being where they are, it would be hard to park and how will it be patrolled. The corner sump would be better for a park and better patrolled.
Greg Black, DeWalt Corp., discussed the Subdivision Act Map book, Quimby Fees. Mr. Black stated the developer was willing to pay the full amount of the Quimby fees. Also not force improvements to alley, remove pedestrian easement and removal of parks in lieu of fees.
Director Woodcock stated not sure if the present sump would be able to be used as a park because the demand on the sump may be increased and then it could not be used as a park with additional drainage demands being placed. Staff recommended making an Environmental Impact Review. There was discussion on park land, sump, fees,
Chairperson Brown closed the public hearing at 10:30 p.m.
There was discussion on easement dedication for the present sewer and storm drainage lines on project, alley, walkway, redesigning.
Commissioner Steward moved to accept Tentative Tract 6589 as amended, Negative Declaration and Resolution. Seconded by Commissioner Santillan. Motion carried with the following vote:
AYES: Commissioners Brown, Arredondo, Campbell, Mitchell, Santillan, Steward, Voth
NOES; NONE
ABSENT: NONE
Chairperson Brown read the title of Resolution 05-27
Resolution 05-27 – A Resolution of the Planning Commission of the City of Wasco in the Matter of the Application of Jackson, Griffith and Filburn, LLC for Tentative Tract 6589.
Resolution will be developed with the findings and conditions per Planning Commissioners recommendations.
Chairperson Brown called a brief recess at 10:55 p.m. return to the meeting at 11:00 p.m.
f) Tentative Tract 6590 Mitigated Negative Declaration, Resolution - A Tentative Map for 164 single family lots on approximately 40.11 acres of land. Directly north of Poso Dr., between Central Ave., and Beckes. APN: 488-020-21 and 488-020-22; Applicant: Ramsum, Terry Associates, P.O. Box 614, Wasco, CA 93280
Chairperson Brown opened the public hearing at 11:00 p.m.
Planning Director Woodcock gave a PowerPoint presentation. Stating that the applicant was in agreement to pay the full Quimby fees as in the previous project.
There was discussion on the extension of the street, fencing, pedestrian walkway on Beckes, circulation concerns,
Chairperson Brown closed the public hearing at 11:47 p.m.
Marshall Martin 961 Redwood, representing land owners at Central & Poso stated they had a private water line and at Poso and Beckes west of Central to Semitropic Water District also had water lines. City needs to be tied in, this could be a problem. Some discussion on water lines.
Jeff Wymer, 2519 9th Place, questioned what kind of brick walls were proposed for the new homes and if there would be single or two story homes.
Tim Holtermann, 942 Oak stated he was representing his parents Hubert and Ethel Holtermann, 2535 9th Place requesting that the commission condition placing a solid brick wall in their development and larger homes like 1800 sq. ft. minimum. Teresa Cowen, 2599 9th Place, request a brick wall, questioned the sizes of the homes, single or two story. Harold Gibson, 2501 9th Place also requested a brick wall, no two story homes and larger homes next to his property.
Commissioner Voth moved to approve Tentative Tract 6590 as amended, Mitigated Negative Declaration and Resolution
Seconded by Commissioner Steward. All in favor, motion carried with the following vote:
AYES: Commissioners Brown, Arredondo, Campbell, Mitchell, Santillan, Steward, Voth
NOES: None
ABSENT: None
Chairperson Brown read the title of Resolution 05-28
RESOLUTION 05-28 – A Resolution of the Planning Commission of the City of Wasco in the Matter of the Application of Ramsum, Terry Associates, P.O. Box 614, Wasco, CA 93280 for Tentative Tract 6590.
Resolution will be developed with the findings and conditions per Planning Commissioners recommendations.
11. INFORMATION ITEMS for the Planning Commissioners review.
12. PLANNING DIRECTOR’S ITEMS
a) Joint Meeting with the City Council October 4th at 6:00 p.m.
13. COMMISSIONERS COMMENTS
14. ADJOURNMENT – Commissioner Santillan moved to adjourn at 11:50 p.m. Seconded by Commissioner Mitchell. Meeting adjourned.
PC meeting 9 12 05
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