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HomeMy WebLinkAboutMinutes - City Council - 2000-09-07 - Special Meeting I I I 189 City Council, Special Meeting Council Chambers 777 Cypress Avenue Redding, California September 7, 2000 5: 15 p.m. The meeting was called to order by Mayor Anderson with the following Council Members present: Cibula, Kight, Pohlmeyer, and McGeorge. Also present were City Manager Warren, Assistant City Manager Perry, Deputy City Manager Starman, City Attorney Wingate, Director of Development Services Hamilton, Senior Planner Manuel, and City Clerk Strohmayer. GENERAL PLAN UPDATE (G-030) Mayor Anderson thanked the General Plan Task Force, Planning Commission, and members of the community who have participated in the General Plan Update process. He stated that the General Plan is an important guideline in the direction of development of the community. Mayor Anderson observed how remarkable it is to have reached this stage of the process with only eleven requests for Draft General Plan (Plan) amendments for consideration this evening. City Manager Warren said there have been more than 100 public meetings regarding the General Plan Update process over the last five years. He related that the document provides a well- established geographic boundary for growth; protects rivers, creeks, and hillsides; and encourages mixed-use opportunities for development. City Manager Warren requested that City Council provide staff with direction and any suggested policy and map changes, stating that staff intends to return for approval of the General Plan and Environmental Impact Report at the October 3,2000, City Council Meeting. Development Services Director Hamilton advised that careful consideration was applied by the Planning Commission to each amendment request in making its recommendation, and the small number of requests on the current agenda are a direct reflection of that effort. Mr. Hamilton outlined the major assumptions embodied in the Plan policies and land use diagrams to be considered, including that the population is expected to exceed 113,000 residents by the year 2020. He said that the Plan addresses minimizing outward expansion ofthe City to maintain efficient and cost-effective provision of services, protection of the natural environment, quality of growth, and housing needs, while balancing competing interests in a positive way and providing tools to accommodate growth while maintaining and enhancing the community's environment. It is the recommendation of staff that City Council provide specific direction on modifications it desires to the Plan, and schedule a final public hearing to review and consider the Final Environmental Impact. Report (FEIR), certify the FEIR as complete and adequate in addressing the environmental effects of the proposed project, make the necessary findings and Statement of Overriding Considerations for the FEIR, and adopt the General Plan. REOUEST FOR CONTINUA nON BY JAXON BAKER (G-030) City Manager Warren summarized a letter from Michael Ashby, attorney representing Jaxon Baker, requesting continuation of his client's two agenda items to the September 19,2000, City Council Meeting, due to the Baker family's inability to attend tonight's meeting. In response to Mayor Anderson, Development Services Director Hamilton advised that notice of the meeting was given 30 days in advance. Council Member McGeorge opined that the issues should be addressed as agendized. Council Member Kight agreed. MOTION: Made by Council Member Kight, seconded by Council Member McGeorge, to deny the request for the continuation of Jaxon Baker's agenda items to the September 19, 2000, City Council Meeting. The Vote: Unanimous Ayes 09/07/2000 190 DRAFT GENERAL PLAN POLICY ISSUES (G-030) Eihnard Diaz of Diaz and Associates, representing the Shasta Builders' Exchange, the Greater Redding Chamber of Commerce, the Economic Development Corporation, and the Shasta County Bo~d of Realtors, requested that three policy amendments be incorporated into the Draft General Plan (Plan) as outlined in the Report to City Council dated August 31, 2000. With respect to the request to reduce the size of the Planning Area boundary, Mr. Diaz stated that he now agrees with staffs recommendation to maintain the boundaries as shown on the Draft Plan; however, he suggested that the discussion contained in the Report to City Council dated August 31, 2000, be I incorporated into the Plan. Mr. Diaz also suggested deletion of policies that call for consideration of transit facility fees and bikeway facilities. Further, he suggested that policies call for ensuring that future master plans for trails, parks, etc., address short- and long-term maintenance and associated costs and provide a fiscal impact analysis for each of these types of plans and programs. Council Member Cibula stated that project cost and maintenance should be addressed during the implementation process. He objected to binding future Councils by law when fiscal impact is an inherent decision made in approving a project. He pointed out that adding this requiremen~ to parks and trails projects would create inconsistencies throughout the Plan. Mayor Anderson preferred adding wording that requires the addressing of maintenance costs in master plans. Council Member McGeorge concurred. Council Member Cibula opined that the addition would be superfluous and creates an inconsistency in the Plan. MOTION: Made by Mayor Anderson, seconded by Council Member Pohlmeyer, that the request I to delete policies calling for consideration of transit facility fees and bikeway facilities be denied; that the request to require fiscal impact analysis for parks and trails master plans be denied; and that language which provides for addressing short- and long-term maintenance for trails and parks master plans be incorporated into the Draft General Plan. Voting was as follows: Ayes: Noes: Absent: Abstain: Council Members - Kight, McGeorge, Pohlmeyer, and Anderson Council Members - Cibula Council Members - None Council Members - None The following three speakers addressed policies contained in the Draft Plan: Sylvia Lewis, 5013 Placer Road, commented that the Plan provides for few recreational areas near city borders. She requested that wildlife habitat, such as in the Canyon Creek area, be preserved, noting that past studies do not meet current environmental standards. Susan Weale, 9837 Swasey Drive, stated that the Plan lacks implementation measures for its policies. She asked that the Plan be amended to acknowledge the critical habitat status oftributary creeks and streams, eliminate additional sources of pollution, and require that existing roads accommodate new subdivision traffic. Ms. Weale also requested that the Municipal Code be I amended to require balanced representation on the Planning Commission for natural resources, quality of life, arts and culture, and business interests. Marilyn Sargent, 3750 Brian Court, related concerns regarding responsible development and the grading of western slopes, particularly in the Canyon Creek area. She pleaded that Council make provisions in the Plan that eq.sure preservation of wildlife for future generations. 09/07/2000 I I I 191 Senior Planner Manuel advised that concerns raised by the speakers regarding certain developments indicate the necessity for the General Plan Update, and are the reason the Plan addresses primary and secondary growth areas. He noted that the Canyon Creek project would have been done differently if approved today. He stated that policies concerning the preservation of streams and tributaries were developed in concert with Department of Fish and Game biologists, and specifically call for the protection of endangered species. Mr. Manuel explained that a master parks plan, open space plan, trails plan, and bikeway plan will be combined into a document that will assist in identifying outlying parkland, determining which areas should be retained in a natural state, and providing a policy for the protection of open space lands. He contended that the Plan contains sufficient language to implement its policies. Council Member Cibula indicated that recreational concerns and the preservation of natural resources are important and seem to be adequately provided for in the Plan. REOUESTS FOR MODIFICATIONS IN POLICIES OR LAND USE DESIGNATION (G-030) Senior Planner Manuel provided an overview of the Report to City Council dated August 31, 2000, incorporated herein by reference, summarizing the following requests for modifications in policies or land use designations in the following areas: Thomas McGregor, Hilltop Drive and East Lake Boulevard Senior Planner Manuel provided an overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, regarding a request by Thomas McGregor to reclassify ten acres of property located at Hilltop Drive and East Lake Boulevard to "Shopping Center" or "General Commercial." He said that the Planning Commission denied the applicant's request and recommended that the site be classified as "Neighborhood Commercial" based on concerns that a large-scale shopping center would create noise and compatibility impacts with neighborhoods to the south and east. It is the recommendation of staff that the request be denied and the property remain classified as "Neighborhood Commercial" on the Plan. James Underwood, attorney representing Thomas McGregor, requested that City Council approve the request and designate the property as "Shopping Center" with a "Planned Development" overlay. This, he stated, would allow the City to ensure an appropriate development for the area and that impact concerns are mitigated. Frank Sawyer, ofSharrah, Dunlap and Sawyer, also representing Thomas McGregor, related that a grocery store in a typical community shopping center project requires 50,000 to 60,000 square feet and that total land area needed for shopping centers was about ten acres. He contended that the majority of undeveloped areas for shopping centers identified in the Plan are located in the southern portion of the city. Mr. Sawyer proposed that the McGregor project could include a North Market Street connection to alleviate traffic congestion at the Lake Boulevard intersection. He opined that the property is an appropriate location for a shopping center project. Dean McGregor made a Powerpoint presentation comparing the contemplated McGregor project with Sunnyside Shopping Center in Portland, Oregon, which he claimed was successfully developed to mesh with a residential area. He stated the project could require up to 100,000 square feet that could only occur under a designation of "Shopping Center." He requested that City Council approve the request and classify the property as "Shopping Center" with "Planned Development" zoning. In response to Council Member Pohlmeyer, Mr. Manuel said that the former Holiday Market shopping center across North Market Street now houses a call center and was recommended to have a "General Commercial" classification. He cited the 16,000-square-foot Sunset Marketplace on Eureka Way as an example of a typical "Neighborhood Commercial" grocery store. He explained that this classification allows smaller scale development appropriate for a residential area, with buildings that are broken up, lower in height, and set farther back from property lines than normally occur in a shopping center. 09/07/2000 192 MOTION: Made by Council Member Kight, seconded by Council Member Cibula, that Thomas McGregor's request to reclassify property located at Hilltop Drive and East Lake Boulevard from "Neighborhood Commercial" to "Shopping Center" be denied. Voting was as follows: Ayes: Noes: Absent: Abstain: Council Members - Cibula, Kight, McGeorge, and Anderson Council Members - Pohlmeyer Council Members - None Council Members - None Pacific, Gas & Electric, 105(J North Court Street Senior Planner Manuel provided an overview of the Report to City Council dated August 10,2000, I incorporated herein by reference, regarding a request by Pacific, Gas & Electric (PG&E) to reclassify property located on the northwest side of North Court Street as "General Office" or "Limited Office." The four-acre site is classified as "General Industry" on the existing General Plan and "Residential, 10 to 20 units per acre" on the Draft Plan, and has undergone soil remediation due to contamination that occurred when the property was used to treat powerpoles. He advised that a higher level of remediation would be required should the property be used for residential purposes, and PG&E has indicated it will not sell the property for residential use because of potential future liability to the company. Mr. Manuel also pointed out that the property has a blighting influence in this "gateway" to Lake Redding Park and DowntO\;;m; therefore, staff s recommendation differs from that of the Planning Commission. It is the recommendation of staff that City Council approve the request and reclassify the property as "General Office." Janet Walther, representing PG&E, related that ti)e site's history with the treatment ofpowerpoles contradicts future residential uses, and would hinder the company's willingness to sell the property for residential use. She asked that City Council approve the request and reclassify the property as "General Office" or "Limited Office." In response to Council Member Cibula, Ms. Walters stated that soil remediation has been performed I to office standards. Council Member McGeorge agreed that a residential classification is not compatible with the site's history of soil contamination. MOTION: Made by Council Member McGeorge, seconded by Council Member Pohlmeyer, that the request by PG&E to reclassify property located at 1050 North Court Street from "Residential, 10 to 20 units per acre" to "General Office" be approved. The Vote: Unanimous Ayes Vera Cecchi, 1062 and 1048 North Court Street Senior Planner Manuel provided ~n overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, relating to Vera Cecchi's request that two properties located on North Court Street, north of the intersection of Eleventh and Court Streets, be classified to allow office uses. The applicant has cited concerns that increased traffic caused by the extension ofN orth Court Street contradicts a residential designation. He noted that several existing residences and apartments would be affected by a change in land use designation, and the Planning Commission took no action inasmuch as a motion to reclassify to "Limited Office" failed; however, due to the increased traffic and nearby commercial designations, staff feels that a "Limited Office" designation is appropriate. It is recommended that the request be approved and the properties classified as "Limited Office." Vera Cecchi, 1310 Bambury Court, pointed out that North Court Street has become a major arterial. She stated that a storage facility is being developed across the street and a commercial truck yard is located nearby. She requested that City Council approve an office-use designation for the properties. I Council Member Cibula expressed concern that the City continue to meet its requirements for multifamily housing designations. Mr. Manuel stated that reclassification of these two small parcels will have little impact on that requirement. MOTION: Made by Council Member Kight, seconded by Council Member Pohlmeyer, that the request to reclassify two parcels at 1062 and 1048 North Court Street from "Residential, 10 to 20 units per acre" to "Limited Office" be approved. The Vote: Unanimous Ayes 09/07/2000 I I I 193 Edward Gorge, et al., Vicinity of Old Alturas Road and Victor A venue Senior Planner Manuel provided an overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, regarding a request by Edward Gorge and several other property owners in the Old Alturas Road and Victor Avenue area that the Plan reflect a commercial classification for approximately eleven acres currently designated as "Residential, 10 to 20 units per acre." He advised that if the request is approved, the commercial area would have to be significantly expanded to avoid a patchwork of commercial and multiple-family classifications. This would require reevaluation and possible recirculation of the EIR, and may complicate approval of the Housing Element by the State Department of Housing and Community Development due to a reduction in multiple-family lands. He said that the Planning Commission rejected the request on two separate occasions. It is the recommendation of staff that the request by Edward Gorge, et aI., to reclassify property at Old Alturas Road and Victor Avenue be denied. Mr. Manuel announced that a late request was received from Kenneth Haynes to reclassify a two- acre parcel located at the southeast comer of Old Alturas Road and Friendly Drive as "Limited Office" for the development of new facility for Hilltop Veterinary Hospital. He noted that the parcel was the subject of a 1993 land use agreement for the construction of a new facility for the Irwin Memorial Blood.Bank, and when the blood bank was not built, reverted back to a multiple-family classification in 1996. It is recommended that Kenneth Haynes' request to reclassify property at the southeast comer of Old Alturas Road and Friendly Drive as "Limited Office" be approved. Edward Gorge, 1320 Old Alturas Road, stated that a mixed-use type of development would suit the needs of the property owners by allowing small-scale or neighborhood commercial activities. He indicated that commercial zoning is a missing element in this area. Mr. Gorge opined that the City does not assume its fair share in the provision of multiple-family residential uses on its own properties. Mr. Manuel stated that absent a specific plan of how the area could develop, it would be inappropriate to consider a mixed-use designation, adding that there is no mixed-use district to use for comparison purposes. He stated that the designation is appropriate for the planning of new communities and is not intended to be a "catchall." He observed that there is a wide variety of commercial services nearby. Kenneth Haynes, 2095 Hilltop Drive, apologized for the lateness of the r~quest, explaining that the property has only recently gone into escrow. He conveyed that Hilltop Veterinary Hospital is committed to developing a professional facility that is a credit to the community. Dr. Haynes reported that soundproofing technologies will ensure that noise is not a factor, and that the facility will underdevelop the site, leaving a large area of greenbelt and providing an excellent transition from heavier commercial to residential. In response to Mayor Anderson, Mr. Manuel affirmed that provisions for noise mitigation can be applied to the Hilltop Veterinary Hospital project. Council Member McGeorge opined that the project would be an improvement for the site and provide a buffer from commercial to multifamily property. Council Member Cibula asked whether there could be assurances for the development of an acceptable project. Mr. Manuel advised that this can be provided through a Planned Development district. MOTION: Made by Council Member Cibula, seconded by Council Member McGeorge, that Kenneth Haynes' request to reclassify a two-acre parcel at the comer of Old Alturas Road and Friendly Drive to Limited Office be approved, with the addition of a "Planned Development" zoning designation. The Vote: Unanimous Ayes . With regard to the request of Edward Gorge, et aI., Council Member Cibula indicated that this area of multi-family residential land in proximity to a commercial district is not an appropriate location for a mixed-use type of development. 09/0712000 194 MOTION: Made by Council Member Cibula, seconded by Council Member McGeorge, that the request of Ed Gorge, et aI., to redesignate approximately 11 acres in the Old Alturas RoadNictor Avenue area to reflect a commercial classification be denied. The Vote: Unanimous Ayes RECESS At the hour of 7:15 p.m., Mayor Anderson called for a recess. He reconvened the meeting at 7:45 p.m. Ferrero Family, Vicinity of Buenaventura Boulevard and Eureka Way Senior Planner Manuel provided an overview of the Report to City Council dated August 10, 2000, I relating to a request by the Ferrero family for the reclassification of three parcels in the vicinity of Buenaventura Boulevard and Eureka Way, as follows: PARCEL A - 25 acres From: Residential, 2 to 3.5 units per acre & Greenway To: General Office, Residential, 2 to 3.5 units per acre & Greenway PARCEL B - 9.8 acres From: Residential, 2 to 3.5 units per acre To: General Commercial & Residential, 3.5 units per acre PARCEL C - 31.5 acres From: Residential, 2 to 3.5 units per acre To: General Commercial & Residential, 2 to 3.5 units per acre Mr. Manuel noted that the Planning Commission addressed numerous requests to modify the land use classifications of the properties during the past year, and has changed its recommendation on two of the parcels; however, the net effect has been that the applicants' requests were denied. He advised I that a petition containing more than 1,000 signatures was presented to the General Plan Task Force in opposition to classifying lands for apartment uses in this area of the city. He summarized that the applicant requests that the Council approve all three requests as originally submitted to the Planning Commission. Mr. Manuel indicated that the Planning Commission's reclassification of Parcel A was made because of neighborhood opposition to office and multiple-family classifications, and it is the recommendation of staff that this designation is appropriate and the request to reclassify Parcel A be denied. It is recommended that the request to reclassify Parcel 13 be denied given that the property would require significant grading to accommodate commercial development due to its topography. Noting that construction of a commercial project on Parcel C would require the undergrounding of Jenny Creek, as well as the lack of need for commercial properties at this location, it is the recommendation of staff that the request be denied. Don Smith, 308 Judas Street, Roseville, representing the Ferrero family, indicated that their concerns focus on-securing the best possible use for the land and the ability to market the property to achieve its highest and best value. He related that the family has utilized funds to market its parcels according to Planning Commission recommendations, and subsequently their plans have been interrupted by reclassification of the properties; He maintained -that there is a shortage of commercial space, and that an office or commercial project would increase the city's tax base, while designation of the properties as residential will affect large setbacks as homeowners will not wish to build on the street. Mr. Smith requested that Parcel A reflect the original Planning Commission recommendation of "Limited Office" and "Residential, 6 to 10 units per acre," and that Parcels B and C have a Planned Development zoning to allow the development of a shopping center and offices. I 09/07/2000 I I I 195 Dennis Mihalka, 3533 Stone Ridge Place, representing the Westside Property Owners, provided a Powerpoint presentation which reflected the group's position against infilling with higher density classifications. He cited that the City has no plan for improving roadways to accommodate increased traffic caused by the higher density, and that the area is not large enough to provide transition from a commercial area to residential. Furthermore, he contended that the area does not need additional commercial property. Dr. Mihalka requested that City Council consider the wishes of the neighboring residents and that the Plan reflect the single-family residential designation of 2.5 to 3 units per acre for the properties in question. Mr. Manuel advised that plans to improve roadways include widening Placer Street, development of an additional railroad crossing in downtown, and the addition of traffic signals and downtown street improvements, all of which will have a positive effect on westside traffic. He added there is a large amount of vacant commercial space available. In response to Mayor Anderson, Mr. Manuel explained that the Planning Commission revised its original recommendation for Parcel A to reflect its agreement with the Westside Property Owners that apartments were not appropriate for that location, thereby compromising with a classification that would allow duplexes, "Residential 3.5 to 6 units per acre." Council Member Pohlmeyer raised the issue of ingress and egress. to residences in Parcel A. Mr. Manuel related that the plan would be to extend Foothill Boulevard from Stone Ridge Place to Lakeside Drive, and that no connection of residential driveways to Buenaventura Boulevard would occur . MOTION: Made by Council Member Kight, seconded by Council Member Pohlmeyer, to reclassify Parcel A in its entirety to "Residential, 2 to 3.5 units per acre." The Vote: Unanimous Ayes Regarding Parcel B, Mr. Manuel reiterated that the steep topography would make access difficult, and a previous engineering report recommended the placement of a commercial project 28 vertical feet above the intersection where the property begins to level out. MOTION: Made by Council Member Kight, seconded by Council Member Cibula, that the Planning Commission recommendation regarding Parcel B be upheld, and the entire site classified as "Residential, 2 to 3.5 units per acre." The Vote: Unanimous Ayes In response to Council Member Kight, Mr. Manuel reported that the Department ofFish and Game determined that Jenny Creek, which flows along Highway 299, should be preserved, thereby establishing that the greenway portion of Parcel C is unbuildable. Mayor Anderson suggested it would make sense to consider surrounding property classifications, that Mr. Manuel determined to be Sunset West and Sunset Terrace which are each classified "Residential, 2 to 3.5 units per acre." Council Member Pohlmeyer concurred. MOTION: Made by Council Member Pohlmeyer, seconded by Council Member Kight, that Parcel C in its entirety be reclassified as "Residential, 2 to 3.5 units per acre." The Vote: Unanimous Ayes Jaxon Enterprises, Southeast Corner of Browning Street and Churn Creek Road Senior Planner Kent Manuel provided an overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, regarding a request by Jaxon Enterprises to reclassify a 0.83-acre portion ofa 2.2-acre parcel at the southeast comer of Browning Street and Chum Creek Road, currently designated as "Limited Office," to allow retail commercial uses. The Planning Commission denied the request due to concerns regarding incompatibility with adjacent residential. neighborhoods. He noted that the remainder of the 2.2-acre parcel has a classification of "Residential, 10 to 20 units per acre." It is staff s opinion that the Planning Commission recommendation is appropriate, ensuring commercial uses of a more residential character with limited hours of operation, and that the request be denied. 09/07/2000 196 Mike Ashby, 420 Redcliff Drive, representing Jaxon Enterprises, opined that a classification of "Neighborhood Commercial" would allow appropriate transition from heavy commercial designations on the west side of Churn Creek Road to the adjacent residential areas. He pointed out that the Browning Street extension will provide another access to the property. Mr. Ashby contended that residenti~l properties only border two sides of the parcel. He related that although Jaxon Enterprises has considered putting in a coffee stand, as of yet they have no specific plan for the site. . He requested that City Council approve the request and reclassify the 0.83-acre parcel as "Neighborhood Commercial." Council Member Pohlmeyer observed that a "Regional Commercial" area is located across the street, I and the Texaco station q.irectly west is open to a late hour. Council Member Kight commented that commercial traffic is heavy in the area. Mayor Anderson indicated that the site may not be appropriate for offices, and approving the request may provide the necessary buffer between the commercial and residential areas. Mr. Manuel advised that the Planning Commission was concerned with the type of project that could occur and determined that "Limited Office" was more compatible for the location. Council Member Cibula suggested applying a Planned Development overlay with a "Neighborhood Commercial" designation. . In response to ,Mr. Manuel, who indicated that Planned Development overlay is generally utilized for larger sites, Mayor Anderson asked for further suggestions that would allow the City some control over what project occurs at the site. Development Services Director Hamilton explained that one of the goals ofthe Zoning Ordinance, while far from being completed, is to reduce the discretionary review of projects wherever possible; however, Planned Development zoning would provide for Council approval of the project. He suggested reducing the size of the site to ~ half acre and zoning it for a commercial project such as I a coffee stand. Mr. Ashby objected, stating that the site is already small enough that any project will not have an impact on the surrounding area. MOTION: Made by Council Member Cibula, seconded by Council Member Pohlmeyer, that the request by Jaxon Enterprises to reclassify an 0.83-acre portion ofthe 2.2 acre parcel at the southeast comer of Churn Creek Road and Browning Street as "Neighborhood Commercial" be approved, and that Planned Development overlay be applied. The Vote: Unanimous Ayes W.E. Baker and Kay Baker Williams, Northwest Corner of Browning Street and Churn Creek Road Senior Planner Kent Manuel provided an overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, relating to a request by the Bakers to reclassify 4.4 acres of a 13-acre parcel located at the northwest comer of Browning Street and Chum Creek Road from "Residential, 10 to 20 units per acre" to a retail classification. Citing concerns ofland use transition and the loss of multiple- family housing land, the Planning Commission rejected the request on two separate occasions. It is the recommendation of staff that the Planning Commission recommendation be upheld and the request denied. Mike Ashby, 420 RedcliffDrive, representing the Bakers, opined that a commercial designation is the best use for the property from an economic standpoint. He pointed out that the applicants reduced the scope of their initial request to its current 4.4 acres due to concerns raised by the Planning Commission with regard to available multiple- family housing land; however, he contended that the City has ample multifamily designations. Mr. Ashby stated that transition issues will be addressed on site. He requested that City Council approve reclassification of the 4.4 acres, or to consider approving the original request that the entire site be designated to reflect a retail use. I 09/0712000 I I I 197 Mr. Manuel explained that a reduction of large developable sites may prompt a re-review of the City's Housing Element, noting that the State currently disagrees with staff that the City has enough multifamily land to last through the year 2008. Mr. Manuel added that development of a retail site would have a negative visual impact on the overlooking Quail Ridge residences. In response to Council Member Pohlmeyer, Mr. Manuel advised that when the State reevaluates the region's fair share need, the City may have more flexibility with regard to sites that have been designated multiple-family residential. MOTION: Made by Council Member McGeorge, seconded by Council Member Cibula, that the Baker's request to reclassify 4.4 acres of a 13-acre parcel located at the northwest comer of Browning Street and Chum Creek Road from "Residential, 10 to 20 units per acre" to a retail classification be denied. The Vote: Unanimous Ayes Baywest Financial (Terry Thies), Southeast Corner of Shasta View Drive and Tarmac Road Senior Planner Manuel provided an overview of the Report to City Council dated August 10, 2000, regarding a request by Baywest Financial to reclassify a 13-acre parcel located at the southeast comer of Shasta View Drive and Tarmac Road from "Neighborhood Commercial" and "General Commercial" to "General Commercial." It is staff s recommendation that the Planning Commission recommendation follows the basic policies of the Plan by providing for neighborhood retail uses in proximity to residential areas, and that the request be denied. Terry Thies, General Partner of Baywest Financial, claimed that the company has had problems marketing the site because a large shopping center is located nearby, and a shopping center development or "mom and pop" services are not economically viable. He sai.d that a developer may desire a project that is precluded by the Neighborhood Commercial designation. Mr. Thies pointed out that there is a large amount of industrial property to the east, and because any project would require a use permit, the City will have ultimate control over what development occurs there. He requested that City Council reclassify the entire property "General Commercial." He did state that after five years, Baywest Financial finally sold a 1. IS-acre parcel on the northwest comer for a planned gas station/minimart. Dick Bentley, 2021 Trailview Court, of Coldwell Banker, indicated that developers are attracted to areas with larger available retail space, and there is little interest in smaller markets. Noting that retail uses are permitted under a "General Commercial" designation, but that "Neighborhood Commercial" is more prohibitive, he requested that City Council classify as small an area as possible as "Neighborhood Commercial." Mr. Manuel conveyed that the designation of "Neighborhood Commercial" is intended to support Plan policies in the provision of neighborhood shopping services. He related that the General Plan Task Force and Planning Commission were faced with difficult decisions in creating a 20-year Plan, recognizing that some of the reclassified properties would not be developed in the near future. In response to Council Member Pohlmeyer, Development Services Director Hamilton explained that the line drawn separating the two designations is arbitrary for what has been established as a minimum size for a neighborhood type shopping center. MOTION: Made by Council Member Pohlmeyer, that the entire 13-acre parcel be designated as "General Commercial." This motion died due to lack of a second. Council Member McGeorge suggested drawing the line so that the 1.15 acres in escrow for the minimarket project be designated "Neighborhood Commercial" to provide a buffer zone, and that the remainder be classified "General Commercial." Council Member Cibula and Mayor Anderson concurred, and indicated that the line should be drawn straight across the property. 09/0712000 198 Noting that the available mapping does not indicate where the property line is, Mr. Hamilton advised that staff will make that determination and draw the line appropriately. MOTION: Made by Council Member McGeorge, seconded by Council Member Kight, that the 1.15 acres in escrow for the minimarket development be designated as "Neighborhood Commercial," and that the remainder be classified "General Commercial," with the line drawn generally at the location of the west property line of the minimart. The Vote: Unanimous Ayes Bob Jones and Will Thompson, Vicinity of Texas Springs Road Senior Planner Manuel provided an overview of the Report to City Council dated August 10,2000, I regarqing a request by Bob Jones ~d Will Thompson that the Plan be revised to reflect a more urban density on property in the Texas Springs Road area from "Residential, 1 to 5 units per acre" to "Residential, 2 to 3.5 units per acre." He advised that the current designation was applied in recognition that development of the property will require lengthy extensions of water and sewer services, construction of a new access road, and mass grading due to difficult topography, as well as the impact on fire, police, and solid waste services. It is the recommendation of staff that the current designation is appropriate in that urbanization of the property is felt to be premature, particularly in light of costs related to developing the property, and that the request be denied. Bob Jones, 6661 Riverside Road, stated that it is not feasible economically to develop the property in one- to five-acre parcels according to City standards, and they have, therefore, considered detaching the 170 acres to the west and leave the remaining 340 acres in the city in the hopes of reducing the parcels down to two units per acre. Mr. Jones said the property cannot be developed with the recommended designation, and asked that Council approve a more urban density for the easternmost property.. Will Thompson, 10241 Winthrop Court, Old Shasta, related that considerable time and expense were spent in order to annex to the city to receive services. He opined that under the current classification, the property could be developed allowip.g the topography and terrain to control density; however, I under the propos~d designation, it would be impossible. Mr. Thompson indicated that the proposed reclassification would limit options and have a negative effect on the value of the property. He strongly urged Council to consider retaining the current General Plan classification. Mr. Manuel reiterated that service costs do not justify development to City standards at this time. MOTION: Made by Council Member Kight, seconded by Council Member Pohlmeyer, that the request by Bob Jones and Will Thompson be denied, and that the Texas Springs Road area property retain the classification of "Residential, 1 to 5 units per acre" on the Draft General Plan. The Vote: Unanimous Ayes Gloria Meyers, Northwest Corner of Rancho Road and Shasta View Drive Senior Planner Manuel provided an overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, relating to a request by Gloria Meyers to reclassify a ten-acre parcel from "Limited Office" and "Shopping Center" to "Shopping Center." The Planning Commission rej ected a previous request to reclassify the entire site as "Shopping Center" due to potential conflicts with single-family residential property to the west. It is staff s recommendation that the request be denied and the Planning Commission recommendation be upheld; however, should City Council desire to classify the property as "Shopping Center," it is suggested that a "Planned Development" zoning designation be applied to the property to allow adequate project review. I Gloria Taylor Meyers, 6039 Riverside Drive, stated that the property has been assessed fees based on commercial zoning subsequent to entering into the Clover Creek Assessment District. Furthermore, she noted there were costs associated with a storm drain agreement, which also required the placement of a storm drain, these costs being assessed on commercial usage of the property. Ms. Meyers indicated that the "Limited Office" designation is unnecessary and would limit the property's marketability for a shopping center. She asked that City Council approve the request and that the ten acres retain a commercial classification. 09/07/2000 I I I 199 Council Member Kight suggested classifying the property commercial and applying a Planned Development zoning to buffer the westerly site. Council Member McGeorge sympathized with the property owner having paid commercial taxes and fees on the property all these years. He opined that the actions of the developer should not be a factor. Council Member Pohlmeyer agreed, and stated that the arbitrary line between the two classifications does not make sense. In response to Council Member Cibula's question as to why the Planning Commission recommendation was different from that of the Task Force, Mr. Manuel explained that the Task Force recommendation was based on facilitating a mixed-use neighborhood directly south of the property and the fact that its marketing potential would be affected should a shopping center be developed on the subject property. Council Member McGeorge questioned that concern being the City's responsibility. MOTION: Made by Council Member McGeorge, seconded by Council Member Pohlmeyer, that Gloria Meyers request be approved and the entire property classified "Shopping Center." Voting was as follows: Ayes: Noes: Absent: Abstain: Council Members - Kight, McGeorge, Pohlmeyer, and Anderson Council Members - Cibula Council Members - None Council Members - None Brown Plumbing, Railroad Avenue in the Vicinity of Buenaventura Boulevard Senior Planner Manuel provided an overview of the Report to City Council dated August 10, 2000, incorporated herein by reference, regarding a request by Brown Plumbing to reclassify property located on Railroad Avenue in the vicinity of Buena ventura Boulevard from "General Commercial" to "Heavy Commercial." He stated that the Planning Commission denied the last-minute request due to lack of sufficient information and not having had an opportunity to visit the site. It is the recommendation of staff that the Plan correctly identifies this area for change from heavy commercial to retail-type commercial uses, that the designation of "General Commercial" is appropriate, and that the request be denied. Steven Poirier of Brown Plumbing, 3990 Railroad Avenue, requested that property at 3990 and 4000 Railroad A venue currently designated on the Draft General Plan as "General Commercial" retain the current classification of "Heavy Commercial." He pointed out that the Brown Plumbing building cannot be seen from any of the nearest residential areas. Mr. Poirier communicated that the site is very noisy due to heavy traffic on Highway 273, the railroad tracks, and because the lay of the land with its steep incline creates an amphitheater effect. ',\ >'-,\ Mr. Manuel noted that the zoning code is being examined to provide relaxed nonconforming use provisions and provide the City the opportunity to allow a use to be reestablished if a property is vacant for six months; however, he noted that current property owners will be allowed to continue their present activities indefinitely. In response to Council Member Cibula, Mr. Manuel explained that the property on the north side is multifamily residential, although there is not a direct view of the subject property, and the land to the south is "General Commercial." Council Member Cibula stressed that his concern is that the business will be allowed to continue its current activities. MOTION: Made by Council Member Cibula, seconded by Council Member Kight, that the request by Brown Plumbing be denied, and the property on Railroad Avenue in the vicinity of Buena ventura Boulevard retain the classification of "General Commercial" on the Draft General Plan. The Vote: Unanimous Ayes 09/0712000 200 FINAL COMMENTS Mayor Anderson complimented Mr. Manuel and staff for their excellent work on the Draft General Plan. It was a consensus of Council that the Draft General Plan be returned for final consideration at the October 3, 2000, City Council Meeting. ADJOURNMENT There being no further business, and no one else present wishing to speak to the Draft General Plan, I at the hour of9:53 p.m., Mayor Anderson declared the meeting adjourned. APPROVED ~ed4~ Mayor ATTEST: L~~ City Clerk I' '1 I I 09/07/2000