HomeMy WebLinkAboutPlanning Commission Minutes 11.22.11_CCv0001.pdf MINUTES: of the Planning Commission Meeting of the City of Redlands held
Tuesday, November 22, 2011, at 2:00 p.m. are as follows:
PRESENT: John James, Vice Chairman
Carol Dyer, Commissioner
Conrad Guzkowski, Commissioner
Jan Hudson, Commission
Ken Jeske, Commissioner
Julie Rock, Commissioner
ADVISORY STAFF Oscar Orci, Development Services Director
PRESENT: Robert Dalquest, Assistant Development Services Director
Sergio Madera, Associate Planner
I. CALL TO ORDER AND PUBLIC COMMENT PERIOD - 3 MINUTES
Vice Chairman James called the meeting to order, and opened up the Public Comment period.
All members were present with the exception of Chairman Miller.
There were no Public Comments and the Public Comment period was closed.
II. WORKSHOP
A. Discussion on developing regulations for Single Room Occupancy(SRO) units.
Associate Planner Sergio Madera gave a brief overview on SRO units.
Commissioner Guzkowski inquired if staff can clarify the regional allocation numbers at the lower
income levels, and if the SRO ordinance is critical at this time. Director Oscar Orci stated the
SRO ordinance is one of the items needed to complete, as part of the Housing Element
programs. Assistant Director Robert Dalquest and Associate Planner Madera clarified the
allocations.
The consensus of the Commission was to move forward with an SRO ordinance, with discretion.
Director Orci stated a conditional use permit process would allow the City to impose conditions as
projects are presented to mitigate any potential impacts.
Commissioner Hudson encouraged a fulltime onsite manager at the site. Associate Planner
Madera stated staff could include an onsite manager as a requirement.
Commissioner Rock stated a conditional use permit would allow the City to better target specific
populations.
Commissioner Guzkowski recommended that staff provide enough scale in order to rely on
financing, and professional management. Director Orci inquired if the scale would preclude their
location in certain zones. Commissioner Guzkowski confirmed it would orient the development to
a certain zone. Assistant Director Dalquest stated the example ordinances are in commercial
zones.
Commissioner Dyer recommended a preamble to explain the City's intention of the ordinance.
Commissioner Dyer suggested a clear, purposeful ordinance that addresses the City's major
concerns.
Commissioner Jeske stated the ordinance should address the different groups with their unique
needs with specific conditions and strong management. Commissioner Jeske suggested a
resident minimum target population.
Vice Chairman James agreed with the Commissioner's comments. Vice Chairman James
recommended designating C-3 and C-4 as the appropriate zone for the SRO's near transit
facilities.
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November 22,2011
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Director Orci stated there are some communities that provide extensive details on the units and
facility types. Director Orci recommended the Commission provide direction to staff whether they
would like to provide details or what their vision of an SRO should be.
Commissioner Guzkowski recommended enough guidance that developers know what the City's
vision is on SRO's.
Commissioner Rock concurred with Commissioner Guzkowski's comments and suggested a
guidance document with a management plan separate from the ordinance.
Commissioner Jeske suggested a management facilities plan to address the needs of the SRO
community.
Commissioner Dyer stated the ordinance should address the conversion of existing structures.
Assistant Director Dalquest stated the Salina's ordinance establishes findings to address the
conversions of existing structures.
Commissioner Hudson inquired if staff had researched the average units within the existing
motels. Associate Planner Madera stated he had not researched that information.
Commissioner Dyer stated she was not opposed to a smaller scale SRO.
Commissioner Jeske recommended an offsite management plan for smaller facilities.
Vice Chairman James requested staff use the models given on the room size and the number of
occupants.
Commissioner Rock stated a single mother with children may not be a suitable fit for the SRO.
Associate Planner Madera said depending on the size of the unit the models given have a
maximum of two occupants.
Director Orci asked the Commission if staff should require amenities on the larger scale projects.
The Commission's desire is to include amenities as well as partner with services to help the
occupants.
Commissioner Jeske stated the ordinance should include the minimum and maximum size on
occupancy, room size, common area, and common kitchens areas.
Commissioner Rock stated the types of facilities and services should be addressed in the
conditional use permit process.
There was discussion on facilities needed for the SROs.
Director Orci stated the structure should be in the ordinance and to have the guidelines apart
from the ordinance.
Vice Chairman James stated the ordinance should include what an SRO is, and the guidelines
should include the operations of the SRO.
Commissioner Jeske stated staff should include the percentage of units to meet the affordability
goal.
Commissioner Dyer concurred.
Commissioner Rock concurred and stated staff should be targeting very low income.
Director Orci inquired if the Commission would consider a mixed use SRO.
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November 22,2011
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The Commission expressed concern on mixed use SRO's.
Commissioner Dyer recommended a tiered ordinance to address the needs of smaller SRO's as
well as the larger SRO's.
Vice Chairman James opened up the Public Comment period. There were no Public Comments
forthcoming and Public Comment period was closed.
Commissioner Hudson recommended the ordinance comply with the Americans with Disabilities
Act(ADA).
Commissioner Rock concurred and stated an elevator can be required for multiple stories.
Assistant Director Dalquest stated the disabled access would be covered in the building code as
well.
Associate Planner Madera read the bullet points of the Commission as follows:
Element
CUP Ability to target specific population; Process to determine
#of units; Scale (institutional management nature);
Minimum Development Minimum #of Units;
Standards Minimum & Maximum size of unit;
Common
Management 24 hr on-site or equivalent(to be defined at time of
entitlement)details based on intended occupants; write in
conditions of approval for specifically targeted projects;
Two tiered approach;
Detailed management plan;
Amenities In part based on scale?
Location Proximity to transportation, services,jobs (commercial in
nature)
Purpose What is the intention of the ordinance &who facilities
should/will serve;
General requirements Give decision makers enough flexibility to craft
requirements to the needs of the target population of the
proposed facility
Enough guidance to provide potential developers enough
information so that they know what decision makers
expect.
Ordinance An ordinance is necessary and will include a separate
Guidance document with guidelines
Guidance document outside of Flexible based on the needs of the development
ordinance
Existing Structures Establish findings to convert existing;
Management Aggregation of facilities for purpose of management plan;
tiered approach
Definition of an SRO How does Redlands define this use?
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November 22,2011
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Affordability % of units dedicated for affordable housing
Scale Small vs. large (scale tiered approach)
Accessibility % of units to be accessible
Inspections/Reviews Addressed with conditions of approval &as part of CUP?
Or should/could they be yearly? Staff to further research
and make recommendations
Commissioner Guzkowski expressed concern on converting existing units into SRO's.
There was discussion on conversions and management needed.
Director Orci stated a CUP addresses the potential impacts to a specific project and if the owner
does not follow the conditions in the CUP then there is the potential of a revocation process; an
annual review would not be needed.
Commissioner Rock asked how the City tracks CUP compliance. Director Orci stated the Quality
of Life Department has an inspection process on rental properties and will get back to the
Commission with the status of their process. Director Orci confirmed the City does not have a
CUP monitor, and said the CUP serves more for the development than the operation of a project
unless there is an annual review. Director Orci stated he would like to discuss the CUP process
with the City Attorney to see if there is a mechanism to make the process more transparent which
would include the housing element and annual review.
Commissioner Jeske stated the SRO's should be part of their inspection process.
Assistant Director stated the Huntington Beach ordinance has an annual review that their staff
administers.
III. ADJOURN TO DECEMBER 13, 2011
Vice Chairman James adjourned the meeting at 3:25 p.m. to the December 13, 2011 meeting.
Linda McCasland Oscar Orci
Senior Administrative Technician Development Services Director
Planning Commission Minutes of
November 22,2011
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