Review of the Specific Plan Revisions for the Purpose of Building the Blue Mt. Senior Villas
1.3 Project Summary
The project site contains an existing senior center and parking lot that has been serving the community of Grand Terrace for a number of years. The site has proven to be well-placed near goods and services for seniors in the downtown area of Grand Terrace, while also located in a quiet, uncongested neighborhood that is conducive for senior activities. In anticipation of development of the site, pursuant to the original approval of the project, the senior center and parking lot were re-located from the east end to the west end of the site as grading commenced for the project. The senior center, however, remains in service to the community. The project was successfully challenged in a court of law that resulted in revisions to the design of the project and preparation of a companion environmental impact report. These changes necessitate an amendment to the adopted Specific Plan.
The above contains several false statements:
The Site is not proven to be Well-Placed near goods and Services. As a Matter of fact the EIR Suggest the Location for the Senior Housing should be on Barton Road closer to public transportation and services. The writers of the EIR then offer a concession to the city’s desire to use Barton Road as a Retail Sales Tax Generation District. In doing so it does not explore the Environmental Impacts on the Entire Community if there are Businesses surrounding for example “The Terrace” Retirement and Assisted Living Complex.
Grand Terrace has Limited Public Transportation NONE of which goes near the Senior Center/Senior Villas.
Grand Terrace Stores and Shops and Doctors ALL are on Roads that Prohibit the use of LEV’s and NEV’s to make short trips.
Full Pedestrian Improvements are not made between the Senior Center/Housing and the stores. There are Places where NO Sidewalk exists.
The Development will create Congested which the Development lists as Uncontested. Any Activity that will begin at the beginning or end of the School Day will result in excessive congestion along Grand Terrace Road. The Changes to the Specific Plan are not necessitated as a result of the Court Case; the Changes are necessitated by the Extreme Variance between the intended use of building a Senior Center/ Housing Project and the Current Un-amended Specific
Plan and Zoning.
The frontage of the site has full improvements, including, utilities, curb, gutter, and sidewalk. An ALTA survey of the site is provided as Figure 3 that reflects the previous location of on-site improvements. The proposed development will feature a two-story, 120 room residential facility for active senior citizens totaling approximately 100,000 square feet, a one-story approximately 7,000 square foot senior facility on one-half acre for senior-oriented activities; and an approximately 2.6 acre public park. The residential facility is designed to provide 103 one-bedroom and 17 two-bedroom apartments. Parking is provided to include 92 spaces for residents and 54 spaces for joint use by resident guests, senior center visitors, and park visitors. A total of 146 parking spaces are provided, including 11 ADA accessible parking spaces
There is clearly a Problem with Parking: 120 ACTIVE SENIORS Units: 92 Parking Spaces. NO PUBLIC TRANSPORTATION, INCOMPLETE PEDESTRIAN WAY TO SERVICES. ONLY 54 Parking Spaces for all other Non Resident Uses including Senior Center Visitors, Resident Guests, and Park Visitors, Senior Center Use OFTEN Exceeds 50 cars on activity days. That is without Resident Visitors and Park Visitors also demanding parking space.
The current maximum density allowed within the City’s Zoning Ordinance is 12 units per acre, with a 20% density bonus provision for up to 16 dwelling units per acre where a public benefit, such as a privately maintained park with posted hours for public access, is provided and where infrastructure already exists. A general plan amendment has been filed to establish the Medium High Density Residential designation that allows 20 units per acre, subject to concurrent processing of a Specific Plan that sets forth the provisions of the R3-S (Multiple Family Residential-Senior Citizen) zone. The proposed density of 20 dwelling units per acre is appropriate for this site due to several factors.
1. The City’s Zoning Ordinance allows a density bonus for projects that provide a community benefit, such as a park. The proposed project includes the development of Petta Park.
A Park with insufficient Parking is not a Public Use Park. There are no Restrooms in the Park; Public Sanitation will be at risk, not only for Residents visiting the park but for members of the public.
2. The City must comply with State Housing element law (Article 10.6 of the Government Code). In a letter dated June 10, 2005, (attached as Exhibit ‘A’), the State Department of Housing and Community development found the City of Grand Terrace to be in compliance with the law, provided that the City specifically rezone this site, and certain other properties, as R3 (+) and complete the processing of the Grand Terrace Road Senior Housing Specific Plan, (now titled the Blue Mountain Senior Villas Amended Specific Plan), for the subject site. The R3 (+) is expressed as R3-S.
Reading Attachment A:
……… However, the City Must also commit to rezoning at least one additional site in Action 1.n, either site No. 6 comparable size site to R-3+ as well. This commitment will insure that appropriate housing opportunities are available to non-senior households as described in our February 14, 2005 review. The City should also update those programs with deadlines that have passed (including rezone).
The above is not done and thus the City Remains out of compliance with the State of California Department of Housing and Community Development.
3. All forms of public improvements currently exist at the site and the proposed project serves as an infill development.
Does the Water Treatment Provider have sufficient capacity to treat the additional load of sewage?
4. Objections previously raised over the original project, under “Citizens for Responsible and Open Government” vs. the “City of Grand Terrace Redevelopment Agency and Corporation for Better Housing” that resulted in a court action requiring this amendment to the original project, are being addressed under the proposed project.
The following actions are necessary to facilitate the proposed project:
• Approve a General Plan Amendment to designate the project site as Medium High Density Residential; and
• Approve the Specific Plan to establish density and design criteria specifically for the proposed project; and
• Approve the Zone Change to R-3-S (Multiple Family, Senior Citizen) zone; and
• Approve revised Site Plan and Architectural plans for the proposed project; and
Certify an environmental impact report that discloses the potential environmental impacts of the proposed project.
A Plan should not include statements about Court Action as a point of reference or in justification or rational for a Plan Proposal. This portion should be redacted and not considered as justification for approval of the Specific Plan or changes to the General Plan. This is Retroactive Adjustment to make the Site fit the Project, it is not a PLAN being followed. This is a Development writing or leading the Plan. The city has in the past refused reversed engineering drawings and statements from people who built without permits. A Development changing the General Plan or Specific Plan for an area is Reverse Planning and some would say not Planning. This practice is ill advised as it has an arbitrary nature restricting projects not favored by the City Staff, and accommodations being made for Selected Individuals or Developers.
1.4 Development Context
The project site is bound on three sides by existing development. Single family residential units, consisting of one and two-story structures, exist along the southerly and westerly boundaries. Fencing has been installed by individual lot owners and consists of a mix of wood fences, masonry walls, and combination masonry and wrought iron fencing, all typically at six feet in height. A chain link fence exists along the easterly boundary installed by the school district for Terrace View Elementary School. The nearest classroom facilities are setback approximately 40 feet inside the school property.
Perhaps the Temporary Buildings are closer than 40 feet from the school property line someone may want to check this fact. As it relates to noise and other environmental issues.
Vegetation consists of non-native grasses and scattered trees. There are no defined drainage courses, or noticeable topographic relief except for an earthen berm constructed at the edge of improvements associated with the existing senior citizen center.
It is true that this is a previously farmed piece of property. Which contains historical trees, Walnut, and so forth? This Plan should include the replanting of trees and pomegranate bushes for their historical value and site integrity. The Plan and list of plants in the EIR are High Water Use Plants, and some are Poisonous to Individuals and wildlife and possibly pets and children. There is no need to add toxic plants to a park design.
The existing senior center consists of roughly 4,500 square feet. The well utilized facility presently offers exercise classes, art classes, music and dance classes; a game room for cards, crafts, and board games; evening entertainment, and special holiday events. The County of San Bernardino provides weekday lunches at the facility, and counselors are on hand to provide advice about social services, health, and financial matters. The center includes space for offices, a library/reading room, a computer area, a lounge, and the lobby area. The facility is operated daily by volunteers.
It would be important to list existing number of cars and participants and visitors to the current senior center.
The proposed project will have access from two driveway entries along Grand Terrace Road, a 66 foot wide Collector street. A 1.6 acre parcel lying along Grand Terrace Road, opposite the proposed project, is owned by the City and includes an Edison easement that contains electrical towers that support power lines.
Has Edison Approved this? Has the effect of a parking lot on the Bluff been studied for the issues of Bluff Stability and Hydrology of the effect of additional pavement and pressure on the Bluff? It could not be determined that this study was done from the information in the EIR
The project site lies at an interface between suburban residential development and a cluster of public facilities, (senior center and elementary school), and electrical utilities that serve the area.
1.5 Authority and Scope
The Blue Mountain Senior Villas Amended Specific Plan has been prepared under the authority of California Government Code, Title 7, Division 1, Article 8, Section 65450 et seq. Section 65451 of the Government Code states that a specific plan shall include “all detailed regulations, conditions, programs, and proposed legislation which shall be necessary and convenient for systematic implementation” of each of the mandated elements, adopted by the City as part of the General Plan. The Code further specifies the content of the Specific Plan to include:
(a) Text and diagrams that specify all of the following:
1. The location and standards for land uses and facilities; and
2. The location and standards for streets, roads, and other transportation facilities; and
3. Standards for population density and building intensity, and provisions for supporting services; and
4. Provisions for implementing the Open Space Element; and
5. Other appropriate measures.
As required by state law, all specific plans shall be consistent with the General Plan. A General Plan Amendment has been filed to accomplish this consistency.
II Planning Framework
2.1 Jurisdictional Framework
2.1.1 City of Grand Terrace General Plan and Zoning (Figure 4)
Land Use is guided by the City of Grand Terrace General Plan. The Plan allocates land use types and intensity, augmented by goals, policies, and standards to guide development. The General Plan designation for the project site is currently Low Density Residential. This designation applies to areas intended for single family residential projects at a density of up to 5 units per acre. The proposed project features a density of twenty (20) units per acre. The following policy applies in this case:
Specific Plans shall be required for all multiple family projects of 20 or more units, and shall also be applied to low density projects.
In this instance, a Specific Plan and a general plan amendment have been filed to establish a new density category to allow Medium High density development and R3-S (Multiple Family Residential-Senior Citizens) zone, such as the proposed senior-oriented development. The purpose and standards for the new designation are set forth under this Specific Plan.
The City of Grand Terrace Title 18 Zoning Code outlines the uses permitted and development standards to guide development. The project site is zoned R1- 7.2 that is intended for low density single family residences on lots having a minimum area of 7,200 square feet. The maximum density under the zone is five dwelling units per acre. A zone change has been filed to rezone the property as R-3-S (Multiple Family Residential-Senior Citizens).
The Loss of this Low Density Residential Area in Grand Terrace also eliminates the opportunity for our citizens to have the benefits of such an area, which includes larger lots that can host small farm animals or perhaps a horse or ???? The lost opportunity for these features in a General Plan Affect not only the adjacent homes but the entire community. Shouldn’t it be asked if the new plan is ok, what is wrong or why was it planned for low density in the past?
2.2 Existing Conditions
2.2.1 Existing Land Use
The City intends to merge two parcels into one parcel that are currently identified on County tax records as Assessors Parcels 276-461-09 and 14. What had been Assessors Parcel 276-461-09 is currently developed in part as a senior center and related parking offering community activities to senior citizens. The majority of the property remains vacant.
2.2.2 Land Use Setting
The proposed project represents an infill development among surrounding uses that have been described in Section 1.4, Development Context. Single family residential development exists to the south and west, an elementary school lies to the east, and undeveloped land containing electrical towers exists to the north.
There is No Mention of the BLUFF/Cliff and Stability of the Cliff Face and the Roadway that is often covered in Dirt Slides from hill collapse, or planned road work regarding the 215 and off ramp.
The proposed project features senior villas that are building setback approximately 25 feet or greater from the property line, and related parking setback a minimum of approximately six feet from the property line. A privately maintained park, with controlled public access during posted hours, would extend from the apartment and senior center complex to the westerly property line.
WHAT is a Controlled Privately Maintained Public Park? WHO and What are the Controls? The Park will apparently be maintained by the Corporation for Better Housing with gates open Sun Up to Sun Down like Pico Park. However, In the summer months when the Senior Center Is Closed and the Park is Open the lack of Public Restroom Facilities, may become a health issue.
2.2.3 Circulation / Traffic
Access to the project site shall be from Grand Terrace Road is a publicly dedicated Collector Street designed for 44 feet of paving within 66 feet of right-of-way. Full public improvements, except sidewalks, exist along the frontage of the site. The proposed project will be required to complete the parkway improvements along the opposite side of the street.
Will all improvements be made to connect sidewalks to Public Services and Stores? A full sidewalk from Senior Center to Stores and Doctors on Mt Vernon and Barton Rd?
The project proposes two points of access. A public access is planned at the west of the senior villas for residents, senior center visitors, and park visitors. This parking area comprises 48 spaces. A second access is planned near the easterly boundary for parking by project residents and their guests. Resident parking consists of 98 spaces. The total parking is 146 spaces, including 11 ADA accessible parking spaces. No physical connection is proposed between the two parking areas, although a public sidewalk will be constructed along the frontage of the site. Due to the length of driveway serving resident around area has been provided pursuant to Fire Departments standards.
The project is responsible for construction of on-site street improvements and for any modifications required to Grand Terrace Road that are related to the development of the proposed project.
2.2.4 Topography
Existing elevations of the site, not including the proposed park area, range from 1072 to 1100 feet above mean sea level with an average 3% slope. Natural terrain and the area graded to establish the existing senior center are separated by an earthen berm.
Proposed finished floor elevations are designed to descend from east to west as shown in the Grading Plan, (Figure 5). A twenty-foot cut will be created along the easterly boundary, (adjoining the elementary school), and will be replaced with a 2:1 slope between the property line and the parking area. Maximum 2:1 cut slopes are also designed at varying heights between the southerly property line and the parking area. The variation in elevation between the property line and the structure will aid in screening parking area from off-site vantages while also, in combination with setback distances, minimize conflicts between adjacent single story residences and proposed two-story senior villas.
Run off into Storm Drains is the lowest form of water management. Maximum water retention and filtration should be required prior to the water going into the “Storm Drains” Concern for the Homes between the Development and the storm drain is not completely reviled in the EIR. Current conditions on Mt. Vernon are such that the storm drain is a flooded area when it rains, and when the city’s watering of the median causes overflow onto the street and across to the storm drain, the slick road has been the cause of many near accidents. When the street is flooded or the storm drain is not carrying off all the water there is an increased hazard to both drivers and pedestrians. Cars have jumped the curb during a water related slide.
There is a four-foot grade reduction over a portion of the east building façade, while the balance is ground level. This creates the variable slope height condition along the southerly boundary.
2.2.5 Flooding
This project site is free of flood hazards according the Federal Emergency management Agency Flood Insurance Rate Map. The project site will be graded to convey onsite drainage to the street to be collected in the city storm drain system.
This does not remove the fact the Bluff will have new Water Dynamic affecting its stability and the safety of the Road?
2.2.6 Utilities
All utilities exist within grand Terrace Road at the site and are sufficient to serve the development. Existing on-site improvements any require removal and replacement to serve the proposed project. This will be accomplished pursuant to the requirements of each affected agency. Section IV provides details of existing services.
WOW there is a great big Black Hole of Possible Cost to the Citizens… “ANY REQUIRED and REMOVAL and REPLACMENT TO SERVE THE …..
3.1 Land Uses
The proposed project are consist of approximately 6.10 acres and features three land use categories that establish under the Specific Plan. The Conceptual Land Use Plan (Figure 7) illustrates these categories and support uses.
3.1.1 Multiple Family Senior Development
This category will consist of 120 senior-oriented villas, and related parking area on approximately 3.0 acres. The facility and grounds will be privately operated and maintained under a long-term lease with the City of Grand Terrace. The villas will consist of 103 one bedroom units and 17 two bedroom units. This one and two bedroom units will be approximately 540 sq. ft and approximately 810 sq. ft., respectively.
That is 40 Units per Ac. Not 20. That could be 2 person per unit for the one bedroom or 206 and another max of 64 for the two bedroom units. So 270 people on 3 acres and that is not including the Senior Center Day Participants.
3.1.2 Senior Center
A senior center facility, consisting of approximately 7,000 square feet on approximately one-half acre, will be provided for public use. The facility will be attached to the adjoining apartment building to enable interior access by residents of the villas. A separate entry will be provided for the public. Parking is provided for 54 vehicles. Including six (6) handicapped spaces, to be used jointly by villa residents. Villa guests, senior center visitors, and park visitors.
With a Maximum Possible Population of 270 People in the Senior Villas, and only 96 Parking Places it is natural to assume the 56 “Shared” spaces will be used by Villa Residents and there will be insufficient parking for Seniors Visiting the Senior Center or Park Visitors or even Villa Resident Visitors.
The Boomers will be moving in to this Senior Project and Bommers are Car People if there is no alternative transportation available. The Current Parking Plan seems to be insufficient planning. Lack of Garage for Residents is also a Variant from the requirements of other housing requirements.
3.1.3 Public Access Park
An adjacent park with public access during posted hours, is planned on approximately 2.6 acres for day use activities. The park will be maintained by a private entity and secured, as required by the City, to control access during night time hours. The park will be available for public use, typically from dawn to dusk as a passive recreational area, in that there will be no structures or activity equipment. The park will be landscaped and contain walking trails with sitting areas.
(NO Drinking Fountains? No Restrooms? SOME of the PUBLIC can’t make it all the way home or to the Senior Center).
IV INFRASTRUCTURE PLAN
This section will outline the existing and planned public services and infrastructure that is needed to support the proposed development. To a great extent, these services or infrastructure already exists to serve the proposed project.
4.1 Circulation
Vehicular Access
Direct access exists at the site from Grand Terrace Road, a two-lane undivided stret designed to Local Street standards under the General Plan. A Collector Street requires 44 feet of paving, with eleven feet of parkway for a sidewalk and landscaping on each side, within a 66-foot right-of-way. A complete level of street improvements exists along the frontage of the property. No parkway improvements exist on the opposite side of Grand Terrace Road.
Parkway Risks in need of mitigation are also on the opposite side of Grand Terrace Road. There exists an entrenchment which has been the ruin of many automobiles and has been routinely overgrown with weeds leading drivers to assume that there is solid level ground on the shoulder of the road only to find that there is a trench to guide the runoff away from the bluff. Additional Parking will be needed. People will park on the street due to the lack of parking on site. Traffic Jams Currently happens on days of Senior Citizen Activities and School being let out at the same time. There is a problem here to say there is no problem is a gross error in judgment for the conditions of the present and the future should the development be built and more traffic and use is added to this roadway.
Regional access is provided to the site from Mt. Vernon Avenue, designated as a major Highway. Major Highways require 72 feet of paving within a 100 foot right-of-way. This allows for four lanes of travel as a divided highway. Mt. Vernon Avenue provides access to I-215 to the southwest and I-10 to the north. The street is fully improved going south from Grand Terrace Road, and tapers to a local street section going northbound due to topographical constraints.
The Designation of Mt. Vernon Avenue being a “Major Highway” was done at a time Pre 215 and was a DoD Designation which was needed to connect the then Norton AFB and March Field via Pigeon Pass. Part of that Designation would not allow for the Island of Boulders and Palm Trees or the Stop sign at the Top of the Grade. So this statement is only partially correct and representative of how the road is used and why the designation was made and oddly that it still exists as the Bases have Closed, and Stop Signs have been installed.
The local street system is operating below capacity and no additional streets or right-of-way are needed to support the project.
Try making the claim that the local street system is operating below capacity in the Morning on a School Day, or After School. IF Capacity is to be Major Highway… Perhaps, but Major Highways don’t have stop signs at nearly every corner, and they don’t feed into a narrow two lane cliff road.
Parking
Parking will be shared among the uses on the site with the City as sole owner of the property.
Parking is insufficient. Including if permitted and improved on street parking is available.
4.2 Water Supply
Riverside-Highland Water Company provides domestic water supply service to the City of Grand Terrace. Water service presently exists at the site in the form of an eight (8) inch line having 90 pounds of pressure. The proposed project does not require any upgrades to lines serving the area.
4.3 Sewer Service
The City of Grand Terrace operates the sewer collection system through the city and has purchased capacity within the Colton Regional Treatment Plant for processing. Sewage capacity will need to be verified as part of the permitting process for the project.
How much more can be handled by the treatment plant? This should be a known amount by the Treatment Plant. The residents will be NEW USERS and Additional requirements unlike the people who visit the senior center who would be using the facilities if they were at home or at the Senior Center so the amount needing processed is not increased by the Citizen User at the Park or the Senior Center.
An eight (8) inch sewer line presently exists at the site and does not require any upgrades to trunk lines serving the area.
4.4 Storm Drains
The project site is located within the San Bernardino County Comprehensive Storm Drain Plan No. 3. The plan established an integrated system of local storm drains necessary to collect and convey storm flows. The system is maintained by the County of San Bernardino. Drainage at the site is conveyed as surface flows within grand Terrace Road and collected in a storm drain located at the intersection of Grand Terrace Road and Mt. Vernon Avenue.
A Hydrology study will be prepared, as necessary, in conjunction with the proposed project to verify the ability of existing drainage systems to handle any additional flows generated from the project.
The Hydrology study should also contain a study on the impact on the stability of the bluff and the road should the increased runoff have an affect on the bluff in any adverse way.
4.5 Dry Utilities
Electricity: Southern California Edison provides electrical power to the area. Power is presently available at the site within an underground conduit along the frontage. Additional overhead lines exist along the west and south boundaries of the project site. No additional off-site improvements are required for the propose project.
Threre are no requirements to use PV Cells, or have a “Green Building” design.
Telephone: Pacific Telephone provides telephone service to the area. This service presently exists at the site within an underground conduit along the frontage and no additional off-site improvements are required.
(Our Phone Service is SBC not Pacific Telephone)
Natural Gas: Southern California Gas Company provides service to the area. A gas line exists along the frontage of the site and no additional off-site improvements are required.
4.6 Solid Waste Management
Solid Waste collection is under a franchise with Waste Management, Inc. and hauled to the San Bernardino County Landfill at San Timeteo Canon. This Service Already exists at the site and will continue with the proposed project.
Recycling Requirements and other Environmental or Green Use has been neglected. Trash shoots for garbage and Recycles?
V DEVELOPMENT STANDARDS
The Blue Mountain Senior Villas Amended Specific Plan will serve as the principal guide for implementation of the proposed project through site plan, design review, and final engineering processes. The Specific Plan will define the character of the development through the definition of allowable uses, density, design guidelines, and infrastructure services. The design guidelines will address the building layout design, architectural standards, and landscape architecture. These elements will collectively address all of the key design features that form the project.
The intent of the Development Standards is to define development specifications to assure an orderly development, achieve a high level of design quality, reflect features that are unique to senior-oriented developments, and to unify all of the elements that form the project. Therefore, these regulations and standards will supersede the provisions of the City of Grand Terrace Zoning Ordinance that relate to the proposed project. Instances where the Specific Plan does not address a development issue, regulation, procedure, or policy, the applicable sections of the Grand Terrace Zoning Ordinance, and/or any other applicable City ordinance, shall prevail.
5.1 Specific Plan Land Use Development Standards
This section outlines the development standards for the land use designations within the specific plan. As noted above, where development standards for the proposed Specific Plan land uses are different from the City Zoning Code requirements, the provisions of this Specific Plan shall prevail. Development within the Specific Plan must meet the criteria of the land use designations described herein.
5.1.1 Multiple Family Residential (MFR): Is the proposed Specific Plan designation applied to residential development within the project in a manner consistent with the Conceptual Land Use Plan (CLUP), Figure 5. As a conceptual plan, the CLUP will be subject to refinement as part of the plan review process as more precise engineering details become available and public input is applied.
The maximum density within the MFR designation is 20 units per net acre, based on a density transfer of all of the approximately 6.1 acres within the development to the area of this designation. The density transfer is necessary in order to establish other public uses. All residences within this designation shall be limited to senior citizens over the age of 62 years.
( It is 40 per acre, LETS BE TRUTHFUL). The City does not allow the building of a stand alone house that small on a lot owned and occupied by the homeowner. The Park is planned; it is not a Requirement in the prior reference to the Park in relation to the Senior Villas. This allows for alternative uses or not building of the park.) Where else in Grand Terrace is housing available to non seniors, of Very Low and Low Income? IF there is housing for Non Seniors… what is stopping Seniors from moving into those accommodations?
Permitted uses shall be limited to the following:
1. Multiple family dwelling units.
2. Off-street parking serving on-site uses
5.1.2 Senior Center (SC): This designation applies to the approximately 7000 square-foot Senior Center within the Specific Plan. The center shall be available for use of project residents and the public.
Permitted uses, aimed at senior citizens age 55 and over, including, but not limited to the following:
1. Exercise and Instructional Classes
2. Recreational activities
3. Entertainment
4. Catered meals
5. Counseling services
6. Reading rooms
7. Laundry room
8. Other similar uses related to senior center activities.
(AND Where do the OTHER YOUNGER or YOUTH Go?)
5.1.3 Park (P): This designation is applied to the park area, with controlled public access during posted hours, as described within the Specific Plan. The park shall be developed in a manner consistent with the Specific Plan, and will be subject to further refinement through the final engineering processes.
Permitted uses shall be limited to outdoor recreation facilities
The development standards for each of the land use designations is presented in Table 2.
Perhaps this should be called the NASA PARK: Wear your Adult Diapers because there are no Restrooms.
5.2 General Plan Land Use Designation
The entire project site is designated as Medium High Density Residential (MHDR) on the Grand Terrace General Plan. All of the specific plan land use categories must be consistent with the general plan land use designation.
40 units / ac is Medium High Density Residential, what is HIGH Density Residential?
BLUE MOUNTAIN SENIO VILLAS AMENDED SPECIFIC PLAN
DEVELOPMENT STANDARDS
1Off-street parking will be shared among the uses based on variable peak hours of use. The peak hour use for the senior center will be from 11AM to 3 PM weekdays. The Petta Park peak hours of use will be in the early mornings, late afternoons/early evenings, and on weekends. Parking for the senior villas will be assigned .75 space for each unit. Additional on-street parking is available.
(Note that the Senior Center Activities start and begin at the same time and the 3PM Ending hour is at the same time as school being let out) The Parking Spaces are being double counted to many times now.. this is creative parking and creative math.
Development Criteria Standard
MFR District:
Approximate Lot Area 3.0 Acres
Minimum Lot Width 340 feet
Minimum Lot Depth 338 feet
Minimum Building Setbacks:
Front: 25 feet
Rear: 60 feet
Side: 70 feet
Maximum Lot Coverage (Building): 40%
Maximum Building Height: 24 feet
Parking Required: 175 spaces per unit (92 spaces provided)
Parking Landscaping Landscape divider every eight (8) parking spaces
Minimum Parking Area Setbacks:
Property Line: 6 feet
SC District:
Approximate Lot Area 0.5 Acre
Minimum Building Setbacks
Front: 100 feet
Rear: 60 feet
Side: 0 feet
Maximum Building Height: 20 feet
Parking Required: 154 spaces shared jointly with Petta Park and resident visitors
Minimum Parking Area Setbacks:
Property Line: 6 feet
P District: 1Secured Park with Public Access
Approximate Lot Area 2.6 acres
VI DESIGN GUIDELINES
These Guidelines strive to create a distinct identity for the project and to promote consistency among planning, engineering, architecture, and landscape architecture elements in order to achieve high quality in development design and function. As guidelines, these provisions are intended to allow reasonable flexibility to assure that the developments meets expectations, and to assure that the project goals and objectives are met.
The project is an infill development situated on a key circulation route in the City of Grand Terrace. Adjoining lands that can be developed, have been developed. Public services and utilities already exist at the site. Therefore, these design guidelines focus upon on-site structures and the proposed park site.
6.1 Desiçn Guidelines
Intent of Design Guidelines
Those elements that define desirable design guidelines are described in the following sections. These guidelines are not intended to inhibit the developer and their professional design teams in the implementation of the proposed project, but rather to assure continuity among the design elements of the project.
These guidelines are intended to:
• Assist in maintaining design continuity within the project
• Ensure compatibility among adjoining land uses
• Assure high quality through rich design standards
• Promote efficient application of all design elements
These guidelines are intended for use by the developer, their design team, city staff, and decision-makers during the preparation, review, and implementation of development plans for the project.
6.1.1 Residential Siting Criteria
• Structures shall be placed on the property in scale with the community and adjoining residential development by setting greater setbacks from adjoining single family homes and Grand Terrace Road, or by use of grade variations. Figure 8 demonstrates how this criteria is met through the building design
• Parking areas shall be setback from the public street and property boundaries in order to meet City standards for landscape screening.
6.1.2 Senior Center Siting Criteria
• Access shall be designed to meet ADA requirements and for convenience to the project residents and the public who use the senior center as well as the Park.
• Parking shall be designed for joint use by visitors to the senior center, to the residential facility, and for park day users.
6.2 Architectural Guidelines
Roof Lines
The proposed project features Monterey Style architecture, with shades of Mediterranean and Craftsman style, as shown in Figure 11. Elements of the Monterey style include gable roof lines with exposed rafters. In this instance, multi-planed roof lines have been designed to avoid the monotony of a single continuous plane. All roofs will have reddish clay tile.
Windows and Doors
The Monterey style includes wide surrounds at windows and doors, often with accent braces below window sills. This theme is carried over into the balustrades along individual room balconies. The public entrance to the senior center has coved windows and doors to enrich and define this primary access portal. Certain featured windows may contain classic multi-paned glass.
Exterior finishes
The project provides variation in wall planes that serve to avoid an institutional appearance of the buildings. This variation creates shadow lines and shade for rooms at various parts of the day. The exterior finish will be stucco in either white or tan shades. Wall areas below first story windows will have an accent color of stucco. The combination of tile roofs, stucco finishes, wood surrounds, and alternate colors and/or materials along the bottom of the building will establish the mix of natural elements that define the Monterey style, while maintaining visual interest over a sustained period of time.
Gates and Trellises
Gates at the facility will consist of wrought iron material that will provide security while maintaining a sense of openness around the buildings. Wooden trellises will be provided along the elevation facing the park to add visual interest while offering shade to first story rooms during parts of the day. The trellis structures carry out the Monterey architectural theme in a transition from building area to park land.
Floor Plans
Figure 12 provides typical examples of individual apartment room layouts and content. The complex will feature one and two bedroom villas each having two square footages based on their location within the building. Units situated over parking spaces will be slightly larger. The one-bedroom units will be approximately 540 sq. ft and the two-bedroom units will be approximately 810 sq. ft.
6.2.3 Landscape Guidelines
Petta Park Conceptual Plan
The design concept for Petta Park evokes a meditative inspirational setting featuring walking paths through gardens and commemorative display areas that relate to the History of the City and the area’s culture. The park name was chosen by the City in memory of Susan Petta, the daughter of Grand Terrace’s first mayor Tony Petta, who succumbed to Leukemia.
( The land was donated by Tony Petta for a park in the memory of Susan Petta and the gift is conditional on its use being for said memorial park). Susan Petta was an avid member of Youth Activities prior to the onset of her illness. Our History and Culture is Farming, 4H, FFA, the Canal?)
The park will be secured with access portals from Grand Terrace Road and from the senior center. A senior-friendly circular walking path extends throughout the park with benches provided as resting places. An area for holiday trees and/or displays serves as the focal point at the center of the park. The display area is flanked to the north and south by formal gardens. Trees and shrubs are strategically placed to enhance each of the displays and to provide appropriate screening. Open lawn areas will be provided throughout the park.
Historical displays along the park walkways are anticipated to commemorate the area’s past. Suggested outdoor artwork could include sculptures of honey pots and honey collection boxes to symbolize past bee-keeping activities in the area. A plaque would be provided to describe the significance of the displays. The Conceptual Park Plan is presented in Figure 13.
SOLAR LIGHING REQUIRED:
6.2.4 PRELIMINARY PLANT PALETTE
THERE SHOULD BE NO NON EDDIBLE PLANTS. NO POISIONOUSE PLANTS SHOULD BE USED IN PUBLIC PLANTINGS Low Water Required Plants should be used other than the trees. AND Plants should be Natural to the Terrace Not Imports without Cultural or Historical Connection such as Farming Plants.
VII IMPLEMENTATION PLAN
The Blue Mountain Senior Villas Specific Plan will be implemented through a series of procedural steps within a timeframe that will be influenced by entitlement, permitting, financing, and market considerations. This section will elaborate upon these steps leading to project implementation.
7.1 Phasing
New construction will occur on two phasing sequences. Phase One will entail the development of the senior villas and senior center with related parking. All grading, utility extensions, buildings, and landscaped areas relating to the senior villas and senior center, as well as all parking areas for the entire project, will be constructed under Phase One. Phase Two will entail the relocation of the existing senior center into the new facility and the development of Petta Park. All grading, utility extensions, buildings, and landscaped areas relating to Petta Park will be constructed under Phase Two.
7.2 Financing Maintenance Plan
A financing plan has been prepared to identify funding mechanisms that may be used to construct improvements within the project. A decision on the type of funding will be made during the final engineering stage of the development, based on financial and market conditions that exist at that time.
The project is receiving funding, in part, from the City Redevelopment Agency. All lands within the City are designated as Redevelopment Areas. When these lands are developed, the increase in property tax value that would otherwise go to county and state governments can be retained by the City to fund projects. In order to do this, state law requires that portions of these proceeds be set aside to fund low-moderate income housing. The proposed project meets this requirement and will receive Redevelopment Agency ‘set-aside’ funds to comply with state law.
It is anticipated that all improvements will be privately maintained, although Petta Park will have controlled public access and use during posted daytime hours.
FINANCING AND MAINTENANCE PLAN
Servicel Facility Construction Funding Operations & Responsibility
Responsibility Maintenance
Buildings and Grounds
Villas Developer/Builder Developer/Builder Developer/Builder
Senior Center Developer/Builder Developer/Builder Volunteers/Developer
7.3 Development Review Process
The Blue Mountain Senior Villas Specific Plan will require a series of actions to gain approvals and permits for construction. Discretionary approvals are required for the Specific Plan and site plan review. Additional approvals are required by the City and other agencies that provide services to the site relating to grading plans, drainage plans, landscape/irrigation plans, building permits, occupancy permits, and utility plans. These plans and permits shall follow the appropriate review processes that are in place by the various agencies.
7.4 Adjustments and Amendments
Changes may be made to the project as minor adjustments subject to administrative approval by City staff. Staff may elect to refer changes deemed ‘major’ to the Planning Commission and affirmed by the City Council. The following section provides examples of changes that may be considered as minor and those that may be considered as major.
7.4.1 Administrative Adjustments
Certain minor adjustments to the provisions of the Specific Plan may be made administratively by the Community Development Director without amending the plan. Examples of minor adjustments include:
• Addition of new information to the Specific Plan text or exhibits that does not change the purpose and intent of any provisions or guidelines.
• Changes to the community infrastructure, including water, sewer, drainage streets, or utilities which do not substantially alter the development plan.
• Minor changes to the architectural style or landscape plans for the project.
• Other changes that are qualify as adjustments based on the determination of the Community Development Director, and are consistent with the overall objectives of the Specific Plan.
7.4.2 Amendments
The Specific Plan may be amended in the same manner as the General
Plan and considered in public hearings as a discretionary action. Specific
Plan shall be consistent with the General Plan. Examples of amendments
include:
• Substantive changes to the text or exhibits which materially change the Specific Plan provisions or guidelines.
• Changes affecting the boundary, land use type, or land use intensity of the Specific Plan.
• Changes to architecture, landscape architecture, or conceptual land use plan which constitute a substantial change from the established theme for the project.
VIII RELATION TO GENERAL PLAN GOALS AND POLICIES
As stated in Section 1.5 of this document, state law requires that all specific plans be consistent with the general plan of the lead agency, (i.e. City of Grand Terrace). A general plan amendment has been filed to accomplish this consistency. The general plan addresses the aspects of community development through six sections, or Elements. This section compares the Blue Mountain Senior Villas Amended Specific Plan with the applicable Goals and Objectives for the Elements of the Grand Terrace General Plan.
8.1 LAND USE ELEMENT
Goal 1.1: Enrichment of the community by optimizing the availability and usefulness of the City’s aesthetic, cultural, and recreational resources.
Consistency: The proposed project implements this goal in several ways. The aesthetic quality of the community is enhanced by converting vacant land to development featuring strong architectural design, landscaped grounds, and a privately maintained park that will be available for public use during daytime hours. Moreover, the design and amenities of the park celebrate the cultural history of Grand Terrace.
Vacant Land is not UGLY it is the closest to NATURE we HAVE, Cultural History of Grand Terrace, and that is not a formal park it is farming, irrigation, and family.
Goal 1.2: Balanced growth which seeks to provide opportunities for a wide range of employment and housing and maintenance of a healthy, diverse, economy.
Consistency: The project increases the range of housing diversity by providing housing for seniors, complete with senior-oriented amenities. The project also offers employment opportunities for on-site and support staff to operate the facility and maintain Petta Park.
(Low income jobs, and the amenities like Doctors and Markets and Public Transportation are not located or planned)
Goal 1.3: Promote and encourage a supply of housing suitable to the needs
of and sufficient in number to serve existing and projected residents of Grand Terrace.
Consistency: The project provides additional housing opportunities, aimed at a specific market population, that is ideally suited to the pace and amenities of the community.
(Most if not all seniors living at the Villas will be not prior residents of Grand Terrace).
Goal 1.4: Promote and encourage housing opportunities for all economic segments of the community, regardless of age, sex, ethnic background, physical condition, or family size.
Consistency: Though age restrictions will be in place, this development is oriented to the specific needs of an aging population and represents an opportunity to serve a growing need in the community for senior housing. No restrictions will be applied on the basis of sex, ethnic background, or physical condition. The living areas will be sized to accommodate singles or couples with no children in residence.
Can 4 Adults, move into a 2 Bedroom Apartment? Say a Mom and Dad in their 90’s and their two Daughters in their 65+, all within the age requirements? This would bring the total Maximum Population of the Villas up to 270. With only 96 planned parking spaces for 120 apartments. This is California, and this is Grand Terrace. This town is Car Dependent and no Public Transportation. PARKING IS A PROBLEM how many times does it need to be said?
There are no 2nd story fire excape ramps. Exit Ramps for Second Story Apartments should be part of the design plan and requirement.
8.2 AESTHETIC, CULTURAL, & RECREATIONAL RESOURCES ELEMENTGoal 2.1: Require the provision of useful recreational open spaces within new residential developments.
Consistency: The project serves to implement the development of Petta Park for public use during posted daytime hours.
Susan Petta love Goats and was a member of 4H . Is the Park going to have a 4H portion? This would give the Seniors Pets without having Pets in the Villa, and the Youth a reason to interact with Seniors on a Common Interest.
Goal 2.2: Design of new development shall respect and preserve the view opportunities of existing development in the area.
Consistency: Careful attention is being provided to landscape selection and placement within Petta Park to minimize impact to the neighboring residences. The design of the senior villas retains a two story maximum height for compatibility with the current heights of single family residences in the area. The building setback from the rear property line, where the nearest single family residences exist, is 60 feet in order to retain the scale of building massing between land uses.
(This is an improvement)
8.3 COMMUNITY DEVELOPMENT ELEMENT
Goal 3.1: Mixed use development which can demonstrate superior use of land, more efficient utilization of public facilities, and more effective conservation of natural resources shall be strongly encouraged by the City of Grand Terrace.
Consistency: The project is a mixed use development featuring residential use with two forms of recreational uses. Recreational and community service activities will be available through the senior center and within the park. The privately maintained park will be available for public use during posted daytime hours. The project represents an infill development where all forms of public services and infrastructure already exist. The site does not contain any significant natural resources.
How Significant are Roadrunners, Hawks, and Open Space?
Goal 3.2 Specific Plan shall be required for all multi-family projects of 20 or more units, and shall also be applied to low density projects....
Consistency: The project features more than 20 dwelling units and is being processed as a specific plan.
Where is a similar project for people of ALL AGES and Perhaps a YOUTH CENTER?
Review of the 3oo + page EIR will be added if needed.
