PLANNING COMMISSION REGULAR MEETING
FEBRUARY 6, 2007
1.0 CALL TO ORDER
The Regular Meeting of the Planning Commission of the City of Highland was called to order at 6:00 p.m. by Chairman Haller at the Donahue Council Chambers, 27215 Base Line, Highland, California.
Present: Commissioners Bob Moore and R. Paul Scott, Vice Chairman Randall Hamerly and Chairman Richard Haller
Absent: Commissioner John Gamboa (Note: arrived at 6:08 p.m.)
Staff Present:John Jaquess, Community Development Director
Lawrence A. Mainez, City Planner
Linda McKeough, Administrative Secretary
The Pledge of Allegiance was led by Chairman Haller.
2.0 COMMUNITY INPUT
There was none.
3.0 CONSENT CALENDAR
3.1 Minutes of July 5, 2006, Special Meeting.
Approved, as submitted.
3.2 Minutes of November 21, 2006, Regular Meeting.
Approved, as submitted.
3.3 Minutes of December 5, 2006, Regular Meeting.
Approved, as amended.
Discussion ensued on Page 2, Last Paragraph regarding provisions would be made by the Developer relative to the Low and Moderate Housing Funds.
On Page 2, Last Paragraph was amended to read as follows: "Further discussion ensued regarding in- lieu fees; the feasibility of marketability for converted units; the City not having enough funds and having to rely on developers for the next thirty to forty (30 - 40) years. The City Council / RDA have some difficult choices ahead i.e. funding in the next few months. The State is mandating the City to update its Housing Element, the need to protect / enhance housing stock; the apartments are best suited for starting out and provide covenants and Economic Development Specialist Stater is better suited to answer the Commission's questions regarding funding. Staff added the set aside funds are to be budgeted for rehabilitation, Low and Very Low housing needs and the City Council ensures housing inventory will not be depleted (the old existing housing), while new development is constructed. Staff added how the "in-lieu" fees were recently adopted a few months ago and are currently in effect. The Inclusionary Fee is $3,900.00 / per unit. Staff then gave the historical background of the Inclusionary Fee."
(Note: Commissioner Gamboa arrived at 6:08 p.m.)
3.4 Minutes of January 2, 2007, Regular Meeting.
Approved, as amended.
On Page 2, Fifth Paragraph, Last Sentence was amended to read as follows: "Staff added the Applicant can purchase a different Monopine tree design than what is shown on the Plan and provide a more realistic looking Monopine."
Discussion ensued between the Commission and Staff regarding the verbiage of Planning COA No. 31 and Staff's understanding of the Commission's intent.
On Page 5, Planning COA No. 31, was originally stated as follows: "The City shall be provided with an access easement over the proposed twelve foot (12') wide private access easement across Parcels 0279-151-36 and 0279-151-23" The correct verbiage for this COA needs to be provided by the City Attorney.
A motion was made by Vice Chairman Hamerly and seconded by Commissioner Gamboa to approve the Minutes of July 5, 2006, Special Meeting and November 21, 2006, Regular Meeting, as submitted; approve the Minutes of December 5, 2006, Regular Meeting and January 2, 2007, Regular Meeting, as amended.
Motion unanimously passed on a 5 - 0 vote.
4.0 PUBLIC HEARINGS
4.1 City of Highland initiated General Plan Amendments to portions of the Health and Safety Element (Chapter 6) and Airport Element (Chapter 11) (GPA-006-004).
Chairman Haller introduced the item and called for Staff's presentation.
City Planner Mainez gave the presentation from the Staff Report. He introduced Cathy Hatfield from The Planning Center to the Commission. He distributed a revised analysis explaining the GPA Overview with the various Goals, Policies and Figures to the Commission. City Planner Mainez explained the historical background, environmental review, comments from the Redlands Unified School District and SCAG comments and what the City Attorney reviewed / introduced the proposed revisions for the Commission's consideration. He then explained in detail the various proposed revised Overview on the Goals, Policies, Figures and Actions to the Commission. He explained the following revised pages of the Staff Report: Pages 4, 5, 6, 24, 45, 47, 48, 49, 50, 51, 54, 55, 65, 66, 74, and 76.
Chairman Haller asked if the Commission had questions of Staff.
Discussion ensued between the Commission, Ms. Hatfield and Staff regarding the changes for the CEQA issues and the EIR. Ms. Hatfield responded the Addendum that is being prepared is editorial and there is no public circulation requirement. The changes allow work on the City's Airport Land Use Compatibility Plan (ALUCP) to move forward. Staff added there are no potential conflicts for consistency for the ALUCP.
Further discussion ensued between the Commission, Ms. Hatfield and Staff regarding feasible alternative compatibility uses if "no significance" is checked. Staff indicated there will be a separate environmental analysis for the ALUCP which may be submitted in late Spring for the Commission's consideration. Environmental impacts were also discussed and the Addendum was prepared on the conservative
side. Staff reiterated how the comments from the Southern California Associated Government (SCAG) were not significant and how they requested a copy of the Initial Study. The City has not received any other response from SCAG and will reflect that in the Staff Report to City Council. With Redlands Unified School District (RUSD), there is a school on the other side of the Airport outside City boundaries. The RUSD requested any future ALUCP consider their schools. The City indicated the schools were outside the scope of the GPA Project. Ms. Hatfield added those would be standard comments on any environmental letter.
Chairman Haller asked if the Commission had any further questions of Staff. Hearing none, he then opened the Public Hearing and asked if there was anyone in the audience who would like to speak on the item. Hearing none, Chairman Haller closed the Public Hearing and opened the floor for discussion amongst the Commissioners.
Discussion ensued between the Commission, Ms. Hatfield and Staff regarding the proposed Amendments. There has been a lot of work by Staff which was done at the encouragement of City's Legal Staff in preparation of future ALUCP for areas around San Bernardino International Airport. A comment was made by a Commissioner stating how the proposed Amendments was reviewed ("like a fine tooth comb") and advise the City Council of the Commission's review.
Further discussion ensued regarding Section 5.95 and its Goal Statements on Page 49 are the same as Section 5.11.4 of Page 54 of the Staff Report and the difference between the two (2) Sections. Staff responded the General Plan Goals and EIR itself has a crossover / consistency effect and explained the redundancies.
A question was asked by a Commissioner about a Primary Goal "Buyer Awareness Measure" and the feasibility of the deed notices be more strict than a real estate disclosure (i.e. no control of the flight path of San Bernardino International Airport). Staff responded and used Page 50 of the Staff Report to explain a "Aviation Easement"; ALUCP certain areas be restricted; occupancy load; placement of buildings, etc. A comment was made by a Commissioner that a Primary Policy Objective would be the most direct way for notification and examples were provided, as when he purchased his home within the Alquist Priolo Earthquake Zone. Staff responded and provided examples regarding the Redlands Airport and added there is a need for a mechanism for notification and is required to remove from under the Policy section and possibly review under other circumstances. The Lyon Homes Project (located at Boulder Avenue and Greenspot Road) was also discussed relative to the San Bernardino International Airport (SBIA) and how the SBIA wanted a Flight Easement and gave historical background to the Lyon Homes Project.
Discussion ensued between the Commission and Staff regarding the feasibility of revising the proposed Resolution and/or the attachment that was previously distributed tonight to the Commission.
Further discussion ensued regarding the Open Space Element and additional low risk occupancy load, viable land use and the 6.7 and 11.2 Goals.
Staff explained with regards to the Airport Land Use Compatibility Plan (ALUCP) Staff expects to have a consultant working on it soon.
A comment was made by a Commissioner regarding the Land Use Policy 11.2 in which there appears to be a middle ground and 6.7 can still be achieved whatever the Airport Plans and would still fit even though limiting. Staff responded that is a good comment and upon the Commission's directive, will forward to the City Attorney for feedback. The Commissioner responded stating it makes legal sense, Staff responded the Commission's action tonight to include as a directive Policy 11.2.3 be referred to the City Attorney. The Commission responded and was amenable to referring the Policy 11.2.3 to the City Attorney.
Chairman Haller asked if there were any other comments with the proposed revisions (on the yellow paper) or Resolution. Hearing none, there being no further questions of Staff, or discussion amongst the Commissioners, Chairman Haller then called for the question.
A motion was made by Commissioner Gamboa and seconded by Commissioner Scott to approve Resolution 07-002 to:
1. Determine that an Addendum to the General Plan Update Program Environmental Impact Report adopted by the City on March 14, 2006, is the appropriate environmental documentation for the proposed General Plan Amendments, and direct Staff to file a Notice of Determination with the County Clerk of the Board; and
2. Adopt the General Plan Amendments to portions of the Public Health and Safety Element (Chapter 6) and the Airport Element (Chapter 11), as revised with the amended comments received and attach to the Resolution, and;
3. Include the Commission's directive to the City Attorney.
Motion unanimously passed on a 5 - 0 vote.
Staff stated this will now be forward to City Council.
There were no items.
Staff explained the items tentatively scheduled for the February 20, 2007, Commission Meeting.
Chairman Haller stated Engineer's Week is February 19 - 24, 2007.
Staff asked the Commission about attending the Planners Institute in March. Commissioner Gamboa stated he would attend and the remaining Commissioners declined the offer.
There being no further business Chairman Haller declared the meeting adjourned at 6:56 p.m.
Submitted by: Approved by:
Linda McKeough, Rich Haller, Chairman
Administrative Secretary Planning Commission
City of Highland