HomeMy WebLinkAboutAgenda - Agenda Packets - Regular Meeting 3/26/1991r14-e5 bIA-t?4;
A.
AGENDA FOR THE REGULAR MEETING OF THE SAN JACINTO CITY COUNCIL
THE COUNCIL SITTING AS THE REDEVELOPMENT AGENCY
AND INDUSTRIAL DEVELOPMENT AUTHORITY
THE SAN JACINTO PLANNING COMMISSION
DATE:
ROLL
March 26, 1991
6:30 p.m.
Councilmen Boykin, Ford, Hafliger, Leahy and Rose
Commissioners Hix n, Iacono, Rutledge, Taylor and
Ver p.ecnk
MOMENT OF REFLECTION
PLEDGE OF ALLEGIANCE
PUBLIC HEARING - Planning Commission
Environmental Impact Assessment and Conditional Use
Permit 3-91
Applicant: SJV Development, Inc.
Location: west of the realignment of Potter Road,
approximately 625 feet north of the Ramona
Expressway
Proposal for 250 multi family units on 5 lots totalling
approximatel 12 acres.
3 -26 -91 Joint Agenda
Page 2
II CONSENT CALENDAR - City Council
Conditional Use Permit 3-91
Applicant: SJV Development, Inc.
Location: as above
Motion by: Seconded by: Action: to
ratify Planning Conditional approval of Conditional Use
Permit 3-91.
Vote:
III CITY DEPARTMENTS
Update on Cottonwood Partners request for appeal of
sprinkler system
Appeal has been granted as a result of additional
information received by Fire Chief Chadwick.
IV CITY COUNCIL/PLANNING COMMISSION STUDY SESSION
ADJOURNMENT - PLANNING COMMISSION
Motion by: Seconded by: Action: adjourn
to the meeting April 10, 1991 at 7:30 p.m.
Vote:
3-26-91 Joint Agenda
Page 3
VI EXECUTIVE SESSION - Personnel Matter, Potential Litigation &
Real Property Transaction
(Possible property transactions at southeast corner of San
Jacinto and Esplanade Avenues to negotiate with Hopkins
Development Co.)
Motion by: Seconded by: Action: to go into
Executive Session for discussion of Potential Litigation and
Real Property Transactions.
Vote: Time:
Motion by: Seconded by: Action: to return to
to regular session.
Vote: Time:
ADJOURNMENT
Motion by: Seconded by: Action: to adjourn
to April 2, 1991 at 7:30 p.m. at the Community Center.
Vote:
Meeting adjourned at
Next regular Council Meeting on April 2, 1991
TO:
FROM:
DATE:
SUBJ:
STAFF REPORT
Chairman Hixson and Members of the Planning Commission
Brian McNabb, Director of Community Development
March 25, 1991
ENVIRONMENTAL IMPACT ASSESSMENT AND
CONDITIONAL USE PERMIT 3-91
APPLICANT:
ENGINEER:
DESCRIPTION
SJV DEVELOPMENT, INC
217 E. Florida Avenue
Hemet, CA 92344
(714) 929-3232
NBS LOWRY
1545 W. Florida Avenue
Hemet, CA 92343
(714) 658-7116
A proposal for 250 multi family units on 5 lots totalling approximately 13 acres
located west of the realignment of Potter Road approximately 625 feet north of the
Ramona Expressway.
EXHIBIT "A" BASE MAP
EXHIBIT "B" EXIS'IlNG GENERAL PLAN
EXHIBIT "C" EXIS FING ZONING
EXHIBIT "D" EXISTING USES
EXHIBIT "E" EXIS I 1NG CIRCULATION
EXHIBIT "F" FLOODZONE
EXHIBIT "G" SEISMIC ZONE
EXHIBIT "H" NORTHWEST AREA PLAN
EXHIBIT "I" PROPOSED GENERAL PLAN
EXHIBIT "J" PROPOSED ZONING
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 1
EXHIBIT "K" PROPOSED CIRCULATION
EXHB3IT "L" CUP LOCA I ION
EXHIBIT "M" CUP (PROPOSED FACILI I IES)
ENVIRONMENTAL ANALYSIS
The subject property is not in a known seismic study zone, however the site is within
1/4 mile of a seismic study zone to the north.
The subject site is within a designated "A" flood zone. Runoff from the site
contributes to the regional drainage problem. The developer shall be responsible for
runoff and should ensure that downstream properties are not adversely affected. On
site retention provisions or drainage easements should be obtained.
Regional drainage is the cumulative impact of local run off. In San Jacinto, this is
mitigated by the implementation of the Regional Master Drainage Plan.
Local roadways and intersection are of course, impacted by additional traffic. The
Circulation Element of the General Plan indicates each dwelling unit in a high density
area generate approximately 8 trips per day. Added traffic creates needs for
controlled intersections. The major intersections closest to a development are the
ones impacted most by the traffic. As other roadway options are available, the
impacts geometrically reduce. However, the cumulative impact of all development
together may create a need for signalization at intersections farther away from the
development first.
Conditional Use Permit 3-91 will generate approximately 2,000 trips per day. The
streets receiving the greatest amount of this traffic will be Record Road, Lyon Avenue
(Potter Road), State Street and the Ramona Expressway.. The mitigation fee for
traffic signalization is currently $100.00 per multi family unit, to be paid at the time
of permit issuance unless there is an immediate need, at the time of map recordation,
to signalize intersections on the streets noted above. This need will be determined by
a traffic study.
All development that induces motor vehicle usage has a negative impact on the
environment. A single project creates few problems. The cumulative impacts of all
development within a region, including smoke, tank discharge, auto emission, length of
drive, location of business in the region, and housing availability and cost all influence
the air quality. The main polluter is the motor vehicle idling in traffic Currently,
most commerce is located in Orange, Los Angeles, and parts of Riverside, and San
Bernardino Counties. Most of the affordable housing is located in Riverside and San
Bernardino Counties. Therefore, the migration of workers in the morning is westerly
and vice versa in the afternoon. In this valley two things can be done to improve air
quality. The most immediate method is to participate and encourage car pooling.
The other, longer range solution is to move commerce to the east.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 2
There are two regional roads that pass through San Jacinto, Ramona Expressway and
Sanderson Avenue. They are regional because they are used to transport people
efficiently around the cities to destinations outside the valley. Neither of these streets
are constructed to their ultimate and the existing roadways for each are in need of
repair. While it may not be appropriate to expect a development contiguous to a
regional roadway to finance total construction of the roadway, it is fair to expect that
development to pay its fair share. There is approximately $4,686,400.00 of new
construction needed to be performed in the City limits and $1,000,000.00 in needed
maintenance. Traditional funding sources are not adequate for these improvements.
The developers should pay their fair share for this work while the City must also
participate on behalf of the existing population. This cost breaks down to
approximately $820.00 per acre for the 11 square miles of property in the City.
Additional development with its added traffic has an impact on existing streets.
Residential development has more traffic originating from it. Industrial traffic
generally has heavier traffic. Commercial areas attracts traffic. All of this leads to a
breakdown of the streets. Development also adds more street mileage to maintain.
The funding sources for road maintenance are essentially the same as those for road
construction. These sources don't begin to cover the road repairs needed. There are
approximately 100 miles of roadway in the City that need some degree of
maintenance. The estimated cost of this maintenance is $5,000,000 for the next ten
years. The City will receive approximately $1,500,000 from outside sources during this
time period for road maintenance. This adds up to a cost of $500.00 per acre. This
will pay for maintenance and road maintenance equipment to reduce the cost of the
work.
Parks are impacted by residential development. The General Plan lists a need of 3
acres of public park per 1000 people. The Subdivision Map Act allows the collection
of park fees or the requirement to dedicate and improve a park. The ideal park size
for a neighborhood park is somewhere between five and seven acres, which translates
into serving 1600-2300 people. Employment areas in the community also increase
demands for parks. People employed within the City expect to use park facilities
where they work.
Conditional Use Permit will consist of 250 units on 5 lots, which does not generate a
need for a park by itself. Conditional Use Permit 3-91 is part of Tentative Tract
26906 which will generate approximately 2,800 residents. A 21 acre park site has
been provided as a part of Tentative Tract 26906. Valley Wide Recreational Park is
located about three miles from the project. The City is commencing the construction
of a park within the San Jacinto Valley Specific Plan area. Mistletoe Park also exist
within three miles of the subject property. The impacts of the development on parks
will be mitigated by the payment of park fees which will be used to create and equip
new parks or to rehabilitate existing parks.
As more development occurs, it naturally creates a need to expand public safety
services. The type of development determines the impact on public services.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 3
Typically, police service is impacted to a greater extent than fire service, which is not
to minimize fire service impacts. For example, a family apartment project creates
more calls for police service than a single family subdivision. This can create an
immediate need for an increase in staffing, depending on the size of the project.
The developer shall join CI-ill #3 to mitigate impacts on Police staffing levels. Each
year the special tax increases by the CPI (Consumer Price Index).
The increase in number of units creates more potential for fire calls but usually
doesn't necessitate the need for increased personnel. A larger measure of impact on
fire service is response time. The impacts of development on the Fire Department
are identified by Ordinance 918. The impacts of new development are partially
mitigated by the payment of fees.
Schools are impacted by residential development. State law has set the maximum
that can be charged for school impact mitigation for both residential and non-
residential uses. The State is failing to provide funds for school development. The
City will require the developer to participate in a financing district to pay for schools.
Utilities must be extended to serve the site.
Traffic volumes to and from the site will increase above current levels.
Noise will increase above current levels on the subject property due to occupancy and
traffic adjacent to the site. The sites closest to the Ramona Expressway will be
impacted the most by noise.
The property is within the range of the Stephens' Kangaroo Rat. A biological study
must be completed to determine if this rodent effects the project.
DISCUSSION
The current General Plan for the property is Low Density Residential. The project is
within the Northwest Area Conceptual Specific Plan. The proposed designation of the
Northwest Plan is Medium Density Residential. The Northwest Plan, however does
show a general plan of High Density Residential adjacent to the subject property.
The applicant proposes a General Plan designation of High Density Residential.
Lyon Avenue as a proposed Secondary Highway is a logical boundary to the High
Density Residential designation as proposed by the applicant. The General Plan must
be amended in order for the project to maintain conformance to the General Plan.
The subject property is currently zoned R-1, Single Family. Proposed zoning is R-3,
Multi Family which conforms to the High Density General Plan Designation. The
zoning on the property must be changed in order for the project to confoini to zoning
standards and maintain confoiniance to the General Plan.
PLANNING COMMISSION
MARCH 26, 1991 PAGE NO. 4
The site is currently vacant with the potential for agricultural uses.
Surrounding land uses consist of rural residential and single family uses, an R.V. park,
and vacant and agricultural areas.
Article 7 of Zoning Ordinance 340 requires a Conditional Use Permit for multiple
dwellings with 5 or more dwelling units. The applicant proposes 250 multi family
units on 5 lots within the proposed Tentative Tract 26906.
Once a C.U.P. is granted, it would remain with the property regardless of ownership.
In this case the conditional use would apply to each of the 5 individual lots.
The purpose of the R-3, Multiple Family zone is to provide locations for multiple
family residential projects at densities designated in the City's General Plan for
Medium and High Density Residential. It may also provide protection for existing
housing stock and allow housing for all socio-economic sectors of the community.
Properties assigned this designation should be located in close proximity to community
services such as shopping centers, transit systems, sewers, and other required
infrastructure where possible.
The applicant has the opportunity to receive a mortgage subsidy through a program of
the California Department of Housing and Urban Development if the application and
approval of the conditional use are completed prior to April 1, 1991. A description
of the program is attached. It should be noted this deadline pertains to the initial
round. If funds remain available the program will continue quarterly.
The applicant has submitted a site plan for 50 multi family units for lot 252 of
Tentative Tract 26906. The applicant also requests approval of 200 additional units
on lots 248, 249, 250, 251 of Tentative Tract 26906, using the same site plan.
The site plan of 50 units submitted by the applicant related to lot 252 complies with
the requirements of the R-3 zone. Each of the additional proposals of 50 units on
the remaining subject lots will be reviewed by staff as they are submitted by the
applicant to ensure conformance to the standards of the City.
The approval date of the conditional use of all 5 lots shall be the date which
Conditional Use Permit 3-91 is ratified by the City Council. Expiration of the
conditional use shall be from the date of ratification by the City Cotmcil.
The Planning Commission should consider whether the proposed use would create or
potentially create an negative atmosphere. Special considerations should be made to
ensure the proposal is not detrimental to adjoining properties.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 5
Approval of a C.U.P. application involves the Planning Commission find the following.
1. The proposed location of the conditional use is in accord with the
objectives of this ordinance (Ordinance 340) and the purposes of the
zone in which the site is located.
2. That the proposed location of the conditional use and the conditions
under which it would be operated or maintained will not be detrimental
to the public health, safety, or welfare, or materially injurious to
properties or improvements in the vicinity.
3. That the proposed conditional use will comply with each of the
applicable provisions of this ordinance.
To ensure no negative impacts will result from this proposal or mitigation of adverse
impacts occurs the Planning Commission may condition the use permit as necessary.
In this case the required findings must also state the General Plan and zoning must
be amended prior to this project being able to proceed.
RECOMMENDATION
If the Planning Commission wishes it would be appropriate to adopt Resolution 91-16
approving Conditional Use Permit 3-91 subject to the findings of fact, conditions of
approval, and ratification by the City Council and grant a negative declaration with
mitigating measures.
Brian McNabb
Director of Community Development
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 6
FINDINGS OF FACT
1. The subject property is not in a seismic study area.
2. The subject property is in an "A" floodzone.
3. Runoff from the site contributes to the regional drainage problem.
4. Each dwelling unit in a high density area generate approximately 8 trips per
day. Conditional Use Permit 3-91 will generate approximately 2,000 trips per
day.
5. The developer shall join CFD #3 to mitigate impacts on Police staffing levels.
6. Schools are impacted by residential development.
7. Utilities must be extended to serve the site.
8. Traffic volumes to and from the site will increase above current levels.
9. Noise will increase above current levels on the subject property due to
occupancy and traffic adjacent to the site.
10. The property is within the range of the Stephens' Kangaroo Rat.
11. The property is currently zoned R-1, Single Family. The proposed zoning is R-
3, Multi Family. The zoning must be changed to R-3, Multi Family prior to
this project being able to proceed.
12. The current General Plan on the subject property is Low Density Residential.
The applicant proposes a General Plan designation of High Density ResidcalLial.
The General Plan must be amended to High Density Residential prior to this
project being able to proceed.
13. The adjacent surrounding uses consist of rural residential and single family
uses, an R.V. Park, and vacant uses.
14. The location of the conditional use is in accord with the R-3 zone and other
applicable sections of the Zoning Ordinance.
15. The conditional use granted for the applicant shall remain with the subject
property regardless of ownership. The conditional use shall be granted on lots
248, 249, 250, 251, and 252 of Tentative Tract 26906.
16. The project will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties or improvements in the vicinity.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 7
CONDITIONS OF APPROVAL
PUBLIC WORKS DEPARTMENT
Connect to sewer.
2. Construct a 5 1/2 foot sidewalk per City standards.
3. Construct a 24 inch gutter with 6" or 8" curbs. Hydrology study shall
determine curb size.
4. Construct high speed returns on driveways.
5. Construct Potter Road (Lyon Avenue) to center line.
6. Construct curbs, gutters, sidewalks, and streets per City Public Work Standards.
7. Construct handicap ramps per State requirements.
8. A landscape plan shall be submitted for approval, using a water conserving
irrigation system.
9. Street trees shall be planted with approved root barriers.
10. All driveways shall be a minimum 25 feet.
11. A parking and grading plan shall be submitted for approval.
12. Parking lot shall be designed and constructed in accordance with City
specifications.
13. All parking striping to be double bar.
14. Parking lot shall be lit in a satisfactory manner
15. Provide handicap parking stalls.
16. Handicap parking shall be marked as required by law.
17. All on-site and off-site construction shall be in accordance with City Public
Works specifications.
18. Construct secondary access prior to the completion of 100 units.
19. Construct Record Road to centerline prior to development of lot 248.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 8
POLICE DEPARTMENT
1. Provide security lighting.
2. All alarm systems shall be approved by the Police Department.
3. The developer shall join CFD #3 to mitigate impacts on Police staffing levels.
PLANNING DEPARTMENT
Submit a hydrology study for the subject site.
DESIGN REVIEW
2. Submit typical yard landscape plans.
3. Directional arrow and double line center lines at entrances.
MISCELLANEOUS
4. Submit a soils report.
5. Fencing shall be installed per City regulations.
6. Swimming pool shall be fenced according to City regulations.
7. Pay all fees before construction.
8. Drainage not to adversely affect downstream properties.
9. Grading and public improvements shall be installed in accordance with City
Standards and Specifications.
10. All utilities shall be nnderground.
11. All roof mounted appliances shall be screened from public view.
12. Consult with the San Jacinto Post Office regarding the type and placement of
the mail boxes.
13. All buildings for which permits valued in excess of $1500.00 are issued shall,
prior to final inspection, paint with white florescent paint background with
black address number on the front curb face of said building. Numbers shall
be a minimum of 4 inches high.
14. All on site run off water shall be directed towards the street front.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 9
15. A landscape plan shall be submitted for approval, using water conserving
irrigation systems.
16. Provide six inch planter curbs as wheel stops.
17. All parking lot and walkways shall be illuminated.
18. Provide an approved masonry enclosed trash area.
19. Provide on site lighting. Lighting shall not reflect off-site.
20. Signs shall be approved by the Planning Department.
21. All utilities shall be underground.
22. Provide a 3' berm or landscape screen along the realigned Potter Road to
block lights from oncoming traffic.
23. The buildings shall be architecturally hal monious.
24. Comply with parking lot design criteria.
25. All projections and equipment shall be screened from public view.
26. Projects shall comply with the standard of the zoning ordinance applicable to
the subject property.
27. Density shall be based upon the underlying General Plan designation and
related section of the Zoning Ordinance applicable to the subject property.
28. Conditional Use 3-91 shall be valid only after the applicant records a copy of
"Affidavit of Acceptance of Conditions" with the County Recorders Office.
( 29. Conditional Use 3-91 shall be valid only after the General Plan designation on
the property has been amended to High Density Residential.
30. Conditional Use 3-91 shall be valid only after the Zoning on the property has
been changed to R-3, Multi Family.
(31. Conditional Use 3-91 shall be valid only after Tract 26906 has been recorded
creating legal parcels.
31. Conduct a Kangaroo Rat Report and submit it to the City.
33. The applicant shall obtain a Floodzone development permit.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 10
ENVIRONMENTAL CONDITIONS
1. Public Safety Structures - $50 per unit or applicable fees at the time of
building permit issuance.
2. Public Safety Equipment - $10 per unit or applicable fees at the time of
building permit issuance.
3. Parks - $0.10 per sq. ft. of building area or applicable fees at the time of
building permit issuance.
4. Pay Storm Drain fees - currently $5,990 per acre or applicable fee at time of
building permit issuance.
5. Pay Traffic Signalization fees - currently $100 per unit or applicable fee at time
of building permit issuance.
6. Pay Regional Transportation fees - currently $820 per acre or applicable fee at
time of permit issuance.
7. Pay Local Transportation fees - currently $500 per acre or applicable fee at
time of permit issuance.
8. Pay Car Pool Mitigation fees - currently $90 per unit or applicable fee at time
of permit issuance.
9. Pay applicable fire fees as outlined in the Fire Department checklist.
FIRE DEPARTMENT
.11-I FIRE DEP_tuRTMENT CHECKLIST DAT. ED iviARCI-1 '2,2, 1991.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 11
FIRE DEPARTMENT
180 WEST SIXTH STREET • SAN JACINTO, CALIFORNIA 92383 • 714 - 654-2702
FIRE PREVENTION BUREAU CHECKLIST
APPLICANT: 51V DEV(LOP/17E11/T. _INC,
217 L FLORIDA BYRNE HET/ET- CR
MEETING DATE: Mg ?2 /571 SITE PLAN# 5.-97
1) PERMITS REQUIRED BY SECTION 4.108 YES NO I/
2) FIRE APPARATUS ACCESS ROAD SHALL BE PROVIDED & MAINTAINED
IN ALL PHASES OF CONSTRUCTION. SECTION 10.207. YES
WIDTH SHALL NOT BE LESS THAN 20 FEET.
VERTICAL CLEARANCE UNOBSTRUCTED VERTICAL CLEARANCE OF NOT LESS
THAN 13 FEET, 6 INCHES.
SURFACE OF ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO
SUPPORT THE IMPOSED LOADS OF FIRE APPARATUS AND SHALL BE PROVIDED
WITH A SURFACE SO AS TO PROVIDE ALL-WEATHER DRIVING CAPABILITIES.
3) ROADS IN EXCESS OF 150 FEET IN LENGTH SHALL BE PROVIDED WITH
APPROVED PROVISIONS FOR THE TURNING AROUND OF FIRE APPARATUS. YES v'r NO
4) PROVIDE PORTABLE FIRE EXTINGUISHERS AS DESIGNATED BY THIS
DEPARTMENT AND NFPA, SECTION 10.303.
PROVIDE AN AUTOMATIC SPRINKLER SYSTEM PER CITY REQUIREMENTS.
ORDINANCE #917.
6) FULL FIRE PROTECTION SHALL BE INSTALLED & ACCEPTED BEFORE
THE COMMENCEMENT OF FRAMING.
7) PROVIDE FIRE DEPARTMENT WITH A SCALE MAP OF PROJECT.
(8-1/2 x 11")
8) KEY BOX - SECTION 10.209. KEY BOX SHALL BE A TYPE
APPROVED BY THE FIRE CHIEF & SHALL CONTAIN KEYS, MAP TO
SCALE, HAZARDOUS MATERIAL LIST.
9) FIRE FLOWS SHALL BE /750 GALLONS PER MINUTE AT 20
PSI RESIDUAL. OPERATING PRESSURE MUST BE AVAILABLE BEFORE
ANY COMBUSTIBLE MATERIAL IS PLACED ON THE JOB SITE.
10) INSTALL A SUPER FIRE HYDRANT (JAMES JONES J-3765 6" X
y" ) WITHIN *200". FEET OF ALL PARTS OF THE
BUILDING AS DESIGNATED BY THE FIRE DEPT. COMMERCIAL &
INDUSTRIAL DEVELOPMENT.
YES 1,/' NO
YES t,//'''NO
YES
YES NO
YES NO
YES NO
YES iV NO
&iq ojSaiv FIRE DEPARTMENT
180 WEST SIXTH STREET • SAN JACINTO, CALIFORNIA 92383 • 714 - 654-2702
FIRE PREVENTION BUREAU CHECKLIST (CONT'D)
11) FIRE HYDRANT SPACING IS EVERY YO,0". FEET AS LOCATED BY
THE FIRE DEPT.
12) RELOCATE HYDRANTS TO
13) UPGRADE THE NEAREST HYDRANT TO A SUPER HYDRANT.
14) HYDRANTS TO BE PAINTED W/REFLECTIVE SCOTCHLITE S-368 *
BLUE DOT ON PAVEMENT TO INDICATE FIRE HYDRANT. YES 1-7<0
15) A COMMERCIAL HOOD SHALL BE INSTALLED IN THE KITCHEN.
16) HOUR FIRE WALLS TO BE INSTALLED, DIVIDING THE BLDG.
YES 1,/". NO
YES NO eV.
YES NO
INTO SECTIONS OF MORE THAN SQ. FEET.
17) IF A FULL MANSARD IS CONSTRUCTED, PROVIDE A LADDER TO ROOF
DECK.
18) TRASH BINS MUST HAVE A DROP LID.
19) STANDPIPES ON THE ROOF ARE REQUIRED.
20) INSTALL A WALK OR DRIVE-THRU WITH LOCK BOX.
21) A SECOND EMERGENCY EXIT SHALL BE PROVIDED.
22) "NO PARKING" SIGNS SHALL BE POSTED IN THE FOLLOWING
LOCATIONS: al ,v,ar
23) POST "NOT A THROUGH STREET" SIGN AT ENTRANCES.
YES NO
YES fr'NO
YES NO
YES NO
YES NO L/---
NO
YES L-7 NO
YES NO
24) MITIGATION FOR FIRE PROTECTION IMPACT. $577.00 PER
DWELLING UNIT. APT. OR RESIDENCE. NEW INDUSTRIAL
8.5 0 *" COMMERCIAL $0.34 PER SQUARE FEET. ,519v,,,,,A X.57°°- YES t./ NO i000 soulAr Aar E7'C''°'4'0',L4g, •
25)
THE FIRE LANE SHALL BE SIGNED IN ACCORDANCE CITY & STATE 4".7 ;°;/?-ae°
REGULATIONS. YES NO ,.....---
FIRE LANES SHALL BE DESIGNATED IN FOLLOWING LOCATIONS:
iCt 4/7„.*--7
26) BUILDING ADDRESSES SHALL BE PROVIDED AND SHALL BE OF CONTRAST- YES
ING COLOR AND BACKGROUND. THEY SHALL BE 12" FOR COMMERCIAL AND
6" FOR SUITED IDENTIFICATION AND 6" FOR RESIDENTIAL.
FIRE DEPARTMENT
180 WEST SIXTH STREET • SAN JACINTO, CALIFORNIA 92383 • 714 - 654-2702
Sag
FIRE PREVENTION BUREAU CHECKLIST (CONT'D)
27) ILLUMINATED DIRECTORY - ALL CONDOMINIUMS, APARTMENT COMPLEXES,
TOWN HOUSES AND MOBILEHOME PARKS SHALL INSTALL & MAINTAIN
AT POINTS OF ENTRY ILLUMINATED DIRECTORIES. YES p/ NO
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CAMEIVAPPILAK LI OrraLOPMENT, INC. 217 IL FLOSIDA MR. MINIM CA. 01343 t7141021-3233 ASSESSORS PARCEL, N.Q.I 431-.40-41211 a:0MM 4115144, or /I. lot II Or TVA An or Tax 11.1 AttlITO U.> a4.0co AA re rt. tsca nil III or a.m., ASOOloto Ur WI 11.tal OVUM. CALAflmhS. Z. I AC- ZONING IXISTNNN R- I PROPOLlen A- 3 LAND USE EXISTING: AGRICULTURAL PROI.014D1 MIIN 0111111Y ELICTIOICI 5.C.I. WATER: 1.11.W AD, 31Wift 11-61.W.b, TIL1114404Ati TELIYISIOtt IMMO VAULT CANLIIVINON faEHERALPLAN NNW dAIrY RLAUPTIMAL SCHOOL oiicr NAN JACKY° LINONLD $0400L ONOINICT C.4ce 3o' 6-.4t4"we ld 44. Id OVVRY F,VOINEEPS 6 11.A N E 1$+4 W &CADA "I. HEW. CA MO Va. III 0.4711. P aPOO n111411.C.....0143 FAA 114 01134.1 CONDITIONAL USE PERMIT fimPlii‘: " Pr 71A RAF) "" I oe rorAc 1APPAY7T enloPPPTAK) /11,1"1"601 AA" $44.,(5 eot. 8"4C13 ~err er,r1 Averr EXHIBIT "M" PROPOSED CUP FACILITY
Luf.vmvt uc.0 r4LLJ LAN, Gcrvernor
aureen Hi
Director
DEPARTMENT OF HOUSING AND '-)M_MUN DEVELOPMENT OFFICE OF THE DIRECTOR
100 Third Street
P.O. Box 952051
Sacramento, CA 94252-2051
(916) 445-4775
FAX (916) 323-2815
December 18, 1990
TO:
All Interested Parties
- FROM:
SUBJEC1: Notice of Funding Availability (NOFA) for the Famil
y
H
o
u
s
i
n
g
D
e
m
o
n
s
t
r
a
t
i
o
n
Program (FHDP)
I am pleased to announce the availability of funds for the Fam
i
l
y
H
o
u
s
i
n
g
D
e
m
o
n
s
t
r
a
t
i
o
n
Program authorized by Proposition 84. Awards of these funds a
r
e
s
u
b
j
e
c
t
t
o
t
h
e
e
m
e
r
g
e
n
c
y
regulations adopted on December 14, 1990.
Enclosed please find the NOFA for approximately $12 million i
n
f
u
n
d
i
n
g
f
o
r
r
e
n
t
a
l
p
r
o
j
e
c
t
s
which involve new construction or rehabilitation of existing hous
i
n
g
.
I
e
n
c
o
u
r
a
g
e
y
o
u
t
o
r
e
a
d
these documents carefully before proceeding with an applicati
o
n
.
I
f
y
o
u
a
r
e
i
n
t
e
r
e
s
t
e
d
i
n
receiving the full text of the regulations or a complete applicatio
n
p
a
c
k
a
g
e
(
w
h
i
c
h
i
n
c
l
u
d
e
s
the full text of the regulations), please contact the FHDP staff a
t
(
9
1
6
)
3
2
7
-
2
8
6
4
.
Also, please note that application preparation workshops for techn
i
c
a
l
a
s
s
i
s
t
a
n
c
e
w
i
l
l
b
e
h
e
l
d
on January 24 (Inglewood), January 25 (San Diego), January 2
9
(
S
a
c
r
a
m
e
n
t
o
)
,
a
n
d
J
a
n
u
a
r
y
31 (San Francisco). (These are not public hearings on the re
g
u
l
a
t
i
o
n
s
.
)
T
h
e
s
c
h
e
d
u
l
e
o
f
dates, times, and places is found in the NOFA.
FHDP staff is available to answer any questions regarding th
i
s
p
r
o
g
r
a
m
.
P
l
e
a
s
e
c
o
n
t
a
c
t
them at (916) 327-2864.
We look forward to working with you on this program.
Enclosures
SAN JACINTO CITY HALL
P n Dny dPR 701 r IVICIIRI CT
DEC 2 0 1990
Comritinity Development
NOTICE OF FUNDING AVAILABILITY
FAMILY HOUSING DEMONSTRATION PROGRAM
December 1990
A. Introduction
The California Department of Housing and Community Development (HCD) is pleased to announce
that it is accepting applications for loAns iinder the Family Housing Demonstration Program (FHDP),
with funding authorized by Proposition 84 of 1988. Under FHDP, HCD provides low-interest loans
directly to project sponsors for the construction, rehabilitation, or acquisition and rehabilitation of
either community housing developments (20 or more units on one or more sites) or congregate
housing developments (a single structure for two to ten households).
HCD will award approximately $12 million under this NOFA. Awards will be made for complete
applications received by April 1, 1991, with funding decisions to be made by June 1, 1991. Any
remaining balance of funds will be awarded on a quarterly basis until all funds are depleted. Twenty-
five to thirty-five percent of funds awarded will be reserved for projects involving congregate housing
developments. In addition, to the extent feasible, one-half of the funds will be awarded to projects
in the southern portion of the State, and one-half of the funds to projects in the north. The southern
portion of the State includes the counties of Imperial, Kern, Los Angeles, Orange, Riverside, San
Bernardino, San Diego, San Luis Obispo, Santa Barbara, and Ventura.
This NOFA is governed by initial program regulations adopted by HCD on an emergency basis.
These emergency regulations are included in the application package discussed in Section B below.
They will apply to all applications submitted under this NOFA. However, either the statutes or
regulations governing the program or its funding may be further amended by the Legislature or HCD
prior to completion of a project. Depending on the nature of the amendments, the changes may
become effective immediately, and apply to the proposed project, even if the project was approved
under the prior law or regulations or loan documents were executed under the prior law or
regulations. HCD reserves the right, at its sole discretion, to suspend, amend or modify the provisions
of this NOFA, including increasing or dm-easing the amount of funds allocated to each funding cycle
as set forth in the paragraph above. If any such action should occur, HCD will notify all interested
parties.
This NOFA summarizes those portions of the regulations that are likely to be of greatest interest to
most applicants or that require further explanation. In the interest of brevity, it does not cover many
regulatory provisions that may be important to particular projects or that are necessary for proper
completion of the application or understanding of program documents. For this reason, applicants
are urged to review the regulations, and to contact program staff whenever necessary to clarify the
regulations, before submitting applications.
B. Application Procedures and Schedule
Applications inay be submitted at any time and must be on forms provided by HCD. To obtain an
application package, or to clarify program requirements, please contact the FHDP staff at (916) 327-
2864.
City Date
Los Angeles
January 24, 1991
San Diego
January 25, 1991
Potential. appli ca nts are irlyned to attend informational workshops as shown below. Works
h
o
p
s
w
i
l
l
begin 2( 10:00 a.m. and end at 4:00 p.m.
Location
Inglewood Public Library
101 W. Manchester Blvd.
Inglewood, CA
Department of General Services
State Office Building
1350 Front Street, Rm. B109
San Diego, CA
Department of Housing and Community
Development
1800 Third Street
Second Floor Conference Room, Rm. 255
Sacramento, CA
State Office Building - Auditorium
505 Van Ness Avenue
(Corner of Van Ness & McAllister)
San Francisco, CA
Sacramento
January 29, 1991
San Francisco
January 31, 1990
Applicants are urged to make sure that their application
s
a
r
e
f
u
l
l
y
c
o
m
p
l
e
t
e
,
a
n
d
t
o
s
u
b
m
i
t
t
h
e
m
as far in advance of the deadlines set forth in Section A abov
e
,
a
s
p
o
s
s
i
b
l
e
.
A
s
t
i
m
e
p
e
r
m
i
t
s
,
F
H
D
P
s
t
a
f
f
will assist early applicants with identifying missing or in
a
d
e
q
u
a
t
e
c
o
m
p
o
n
e
n
t
s
o
f
t
h
e
i
r
a
p
p
l
i
c
a
t
i
o
n
s
.
All applicants will be notified as to whether their applicat
i
o
n
i
s
c
o
m
p
l
e
t
e
a
n
d
e
l
i
g
i
b
l
e
f
o
r
r
a
t
i
n
g
a
n
d
ranking. Applications which appear to be eligible excep
t
f
o
r
b
e
i
n
g
i
n
c
o
m
p
l
e
t
e
w
i
l
l
c
o
n
t
i
n
u
e
t
o
b
e
processed until the applicant has submitted all of the
i
n
f
o
r
m
a
t
i
o
n
n
e
c
e
s
s
a
r
y
t
o
c
o
m
p
l
e
t
e
t
h
e
application, at which time it will be rated and ranked. Appl
i
c
a
t
i
o
n
s
d
e
e
m
e
d
c
o
m
p
l
e
t
e
a
n
d
e
l
i
g
i
b
l
e
w
i
l
l
be processed as follows:
Step 1: Staff Evaluation. Complete and eligible applicati
o
n
s
w
i
l
l
b
e
e
v
a
l
u
a
t
e
d
,
r
a
t
e
d
a
n
d
r
a
n
k
e
d
b
y
program staff using the criteria and procedures described
i
n
S
e
c
t
i
o
n
R
b
e
l
o
w
.
A
p
p
l
i
c
a
n
t
s
w
i
l
l
r
e
c
e
i
v
e
a summary of staff's evaluation in the form of a staff rep
o
r
t
t
o
t
h
e
L
o
c
a
l
A
s
s
i
s
t
a
n
c
e
L
o
a
n
a
n
d
G
r
a
n
t
Committee (Comnuttee). The report will contain a reco
m
m
e
n
d
a
t
i
o
n
r
e
g
a
r
d
i
n
g
f
u
n
d
i
n
g
.
Step 2: Local Assistance Loan and Grant Committee Eva
l
u
a
t
i
o
n
.
T
h
e
C
o
m
m
i
t
t
e
e
w
i
l
l
r
e
v
i
e
w
S
t
a
f
f
s
recommendation at a public meeting in Sacramento open
t
o
t
h
e
a
p
p
l
i
c
a
n
t
a
n
d
t
o
a
l
l
o
t
h
e
r
i
n
t
e
r
e
s
t
e
d
parties. The Committee will then submit its recommend
a
t
i
o
n
t
o
t
h
e
D
e
p
a
r
t
m
e
n
t
D
i
r
e
c
t
o
r
.
Step 3: Director Decision. After consideration of all re
l
e
v
a
n
t
i
n
f
o
r
m
a
t
i
o
n
a
n
d
t
h
e
C
o
m
m
i
t
t
e
e
'
s
recommendation, the Department Director will approv
e
,
m
o
d
i
f
y
,
o
r
d
i
s
a
p
p
r
o
v
e
t
h
e
C
o
m
m
i
t
t
e
e
'
s
recommendation. Applicants will be notified of the Depart
m
e
n
t
D
i
r
e
c
t
o
r
'
s
d
e
c
i
s
i
o
n
i
n
w
r
i
t
i
n
g
w
i
t
h
i
n
fifteen days after the Committee meeting.
C. Program and Bond Financing Requirements
FFIDP is funded with proceeds directly or indirectly deriv
e
d
f
r
o
m
g
e
n
e
r
a
l
o
b
l
i
g
a
t
i
o
n
b
o
n
d
s
s
o
l
d
b
y
t
h
e
Treasurer of the State of California_ It is expected that t
h
e
u
s
e
o
f
t
h
e
s
e
p
r
o
c
e
e
d
s
w
i
l
l
n
o
t
h
a
v
e
a
n
y
2
SAN JACINTO CITY HALL
P. 0. BOX 438 201 E. MAIN ST.
CA ; 52383
of the requirements or limitations associated with tax-exempt bonds. However, HCD must reserve
the right, at any time and at its sole discretion, to require that any or all applications or projects be
funded with and pursuant to the rules governing tax-exempt bond proceeds, even if such a requirement
would result in modification or cancellation of a proposed project. In addition, all amendments to
the program are subject to review and approval by various monitoring entities in order to ensure that
they are valid. Such a determination could affect any award. It is not expected that either such
situation will arise.
D. Eligible Project Sponsors
A sponsor may be any nonprofit corporation, cooperative, local public agency or any combination of
these. A limited partnership in which the managing general partner is an eligible nonprofit
corporation is also eligible.
-E. Eligible and Ineligible Projects
Eligible projects must involve the construction of a new, or rehabilitation of a structure to result in
a, rental housing development. "Rental housing development" means either a community housing
development or a congregate housing development
'Community housing development" means a development of 20 or more rental or cooperative units
on one or more sites, which includes supportive services and a job training and placement program
as described below.
'Congregate housing development" means a new or rehabilitated large multi-bedroom structure in
which two to ten households, inclusive, share common living areas and child care, cleaning, cooking,
and other household responsibilities as described in a resident management agreement and house
rules. A congregate housing development must also include supportive services and a job training and
placement program.
Article XXXIV of the California Constitution requires advance voter approval of certain publically-
financed low-income housing developments. FHDP projects will need to have this approval, be
exempt from the need for it, or be structured so that Article )003V does not apply.
Projects that begin construction before being approved for funding under FHDP are ineligible, with
two exceptions. Projects under construction which have been foreclosed upon, are facing foreclosure,
or are in foreclosure, are eligible projects. Construction may also have begun on a separate and
distinct phase of a project, if program loan funds will not be used in that phase. What constitutes
'construction for this purpose is more fully described in the regulations.
Ineligible projects include the following: (1) those which cannot or will not comply with program
requirements set forth in the regulations; (2) intermediate care or skilled nursing facilities; (3)
emergency shelters, where no rent is paid and no rental agreement is required; and (4) projects which
involve the demolition of existing residential rental units, except under certain conditions. In addition,
projects proposed for use by certain classes or groups of persons will be reviewed to ensure
compliance with all applicable civil rights and other nondiscrimination rules.
F. Supportive Services
Each community housing development must include a child care center and related play area. The
center must be licensed to care for at least the number of children expected to reside in the
development who need child care. Child care must be affordable to assisted households; affordability
is based on the most recet,, family Fee Schedule, as publ
i
s
h
e
d
b
y
the Department of Education, Child Development Division. Priority shall be given to childr
e
n
o
f
r
e
s
i
d
e
n
t
s
c
u
r
r
e
n
t
l
y
e
m
p
l
o
y
e
d
,
b
e
g
i
n
n
i
n
g
employment soon, or participating in the job training a
n
d
p
l
a
c
e
m
e
n
t
p
r
o
g
r
a
m
d
e
s
c
r
i
b
e
d
i
n
S
e
c
t
i
o
n
G, although the center may also be open to non-residen
t
c
h
i
l
d
r
e
n
.
Each community housing development must also include a co
m
m
u
n
i
t
y
r
o
o
m
(
w
h
i
c
h
m
a
y
a
l
s
o
s
e
r
v
e
as the child care center) and adequate laundry facilities.
Each congregate housing development sponsor must imple
m
e
n
t
a
p
l
a
n
d
e
s
i
g
n
e
d
t
o
a
s
s
i
s
t
e
a
c
h
household to meet its child care needs, provide adequate common space and an outside pl
a
y
a
r
e
a
a
n
d
provide adequate laundry facilities.
Additional supportive services as appropriate to the needs of
t
h
e
r
e
s
i
d
e
n
t
s
m
a
y
b
e
p
r
o
v
i
d
e
d
.
G. Job Training and Placement
The sponsor must prepare a job training and placement progra
m
w
h
i
c
h
w
i
l
l
b
e
a
v
a
i
l
a
b
l
e
t
o
a
l
l
a
s
s
i
s
t
e
d
households. The program must include individual vocatio
n
a
l
a
s
s
e
s
s
m
e
n
t
s
,
e
d
u
c
a
t
i
o
n
a
n
d
s
k
i
l
l
s
development, job interview training, an assessment of nearby
e
m
p
l
o
y
m
e
n
t
o
p
p
o
r
t
u
n
i
t
i
e
s
,
a
n
d
a
h
i
r
i
n
g
preference for assisted households within the development..
The job training and placement program may be implemented eit
h
e
r
d
i
r
e
c
t
l
y
o
r
t
h
r
o
u
g
h
a
c
o
n
s
u
l
t
a
n
t
arrangement and may involve a system of referrals to othe
r
a
g
e
n
c
i
e
s
.
T
h
e
p
r
o
g
r
a
m
m
u
s
t
b
e
implemented within three years of completion of the developm
e
n
t
.
Additionally, tenant selection and occupancy criteria should c
o
n
s
i
d
e
r
e
x
i
s
t
i
n
g
e
m
p
l
o
y
m
e
n
t
a
n
d
t
h
e
potential for employment at near-by facilities.
H. Loan Types
Program financing may be provided through a combination of c
o
n
s
t
r
u
c
t
i
o
n
a
n
d
p
e
r
m
a
n
e
n
t
l
o
a
n
s
,
o
r
through permanent (take-out only)Icrans. Projmts .receiving combination construction and permanent loans shall be subject to State prevailing wage requirements
,
a
s
d
e
f
i
n
e
d
u
n
d
e
r
S
t
a
t
e
l
a
w
.
T
h
i
s
requirement does not apply to projects receiving take-out only l
o
a
n
s
.
1. Loan Terms
Forjoans involving new , construction, the minimum term to maturity is 40 years. For lo
a
n
s
i
n
v
o
l
v
i
n
g
acquisition and rehabilitation, the minimum term to maturit
y
i
s
3
0
y
e
a
r
s
.
F
o
r
l
o
a
n
s
i
n
v
o
l
v
i
n
g
rehabilitation only, the minimum term is 20 years. Longer initi
a
l
l
o
a
n
t
e
r
m
s
a
r
e
a
v
a
i
l
a
b
l
e
s
o
l
o
n
g
a
s
the term does not exceed the useful life of the structure.
The interest rate is 3 percent, calculated on a simple (not co
m
p
o
u
n
d
e
d
)
b
a
s
i
s
.
I
n
t
e
r
e
s
t
i
s
p
a
y
a
b
l
e
annually only to the extent that project cash flow is available to p
a
y
i
t
.
(
"
P
r
o
j
e
c
t
c
a
s
h
f
l
o
w
*
i
s
i
n
c
o
m
e
after operating expenses, debt service on other approved loans, r
e
s
e
r
v
e
d
e
p
o
s
i
t
s
,
a
n
d
a
l
l
o
w
e
d
s
p
o
n
s
o
r
distributions.)
Loan principal is also payable on an annual basis, begin
n
i
n
g
o
n
t
h
e
d
a
t
e
e
s
t
a
b
l
i
s
h
e
d
b
y
t
h
e
.regulations. Principal payments will be payable from proje
c
t
c
a
s
h
f
l
o
w
,
a
f
t
e
r
t
h
e
p
a
y
m
e
n
t
o
f
a
l
l
accrued interest. All unpaid principal and interest is due as a b
a
l
l
o
o
n
p
a
y
m
e
n
t
a
t
t
h
e
e
n
d
o
f
t
h
e
l
o
a
n
term.
4
SAFI JACINTO CITY HALL4
F. 0. BOX 488 201 E. MAIN
SAN JACINTO_ CA; 92383
J. Occupancy Requirements
For purposes of this program, units or rooms reserved for occupancy by very low-income households
or lower-income households at FHDP-regulated rents are called "as.sisted units. Assisted units
reserved for occupancy by very low-income households are called "very low-income units? Assisted
units open to both very low-income households and other lower- income households are called "lower-
income units.'
In each development, 30 percent or more of all units must be assisted units. In projects involving
rehabilitation, assisted units shall also be no fewer than the same number of units known to be
occupied by eligible households residing in the development at the time of initial application. In each
development, at least two-thirds of all assisted units must be very low-income units. In addition, in
each community housing development not less than 20 percent nor more than 30 percent of all
assisted units must be occupied by eluerly households. All other assisted units in each community
housing development shall be available on a priority basis to, or occupied by, families with children.
In congregate housing developments, at least a majority of the units shall be available on a priority
basis to, or occupied by, families with children and the balance of the units shall be available on a
priority basis to, or occupied by, elderly persons or households.
Each community housing development must include a range of unit sizes, including three-bedroom
or larger units. Assisted units must not differ in size or amenity level from nonassisted units with the
same number of bedrooms. Additionally, assisted units may not be segregated from nonassisted units
and must have substantially the same range of unit sizes. Within these limits, a sponsor may change
the designation of a particular unit from assisted to nonAcsisted, or vice versa, over time.
Sponsors may elect to set tenant income limits for lower-income units below the lower-income limits.
They may, for example, set these limits at 60 percent of the area median income, in accordance with
the federal tax credit program.
K. Rent Limitations
Initial rents for very low-income units may not exceed 30 percent of 35 percent of area median
income, adjusted by unit size for community housing development units and by family size for
congregate housing development living areas, and net of a utility allowance. Initial rents for lower-
income units may not exceed 30 percent of 60 percent of area median income, with the same
adjustments. Additionally, for projects involving rehabilitation, initial rents for returning eligible
tenants may not exceed the greater of the pre-rehabilitation rent or 25 percent of the tenant's gross
income.
After the initial operating year, rents for assisted units may be adjusted in accordance with the same
formula used in the Rental Housing Construction Program (RHCP) administered by the Department
which is designed to cover both typical operating cost increases due to inflation and changes in debt
service on adjustable rate loans. This formula is illustrated in the attached 'Rent Increase Formula.'
Exceptions to the formula may be granted only where necessary to preserve the fiscal integrity of the
project, and then only on a case-by-case basis for a particular operating year.
Eligible Costs
Subject to specific requirements and limitations in the regulations, loan proceeds may be used for
most normal project development costs attributable to the assisted units and the portion of common
areas attributable to assisted units, including: (1) land acquisition, (2) land lease payments, (3)
construction contract payments, (4) necessary offsite improvements, (5) architectural, engineering,
5
legal, and accounting fees, (6) construction
p
e
r
i
o
d
t
a
x
e
s
,
(
7
)
f
e
e
s
f
o
r
o
t
h
e
r
c
o
n
s
t
r
u
c
t
i
o
n
l
o
a
n
s
,
(
8
)
interest on construction loans, (9) reasonable
s
p
o
n
s
o
r
a
d
m
i
n
i
s
t
r
a
t
i
v
e
c
o
s
t
s
,
(
1
0
)
l
o
a
n
p
a
c
k
a
g
i
n
g
a
n
d
consultant fees, (11) rent-up costs, and (12) initial operating reserve balances. Additio
n
a
l
l
y
,
f
o
r
loans involving rehabilitation, loan proceeds may be used to pay for refinancing of that amount
o
f
existing debt as is necessary to achieve affordable rent
s
a
n
d
r
e
l
o
c
a
t
i
o
n
c
o
s
t
s
a
s
s
o
c
i
a
t
e
d
w
i
t
h
l
o
w
e
r
-
i
n
c
o
m
e
tenants.
Not more than 10 percent of loan proceeds may
b
e
u
s
e
d
f
o
r
s
p
o
n
s
o
r
a
d
m
i
n
i
s
t
r
a
t
i
v
e
c
o
s
t
s
,
e
x
c
e
p
t
where such costs include payments for architectural
,
e
n
g
i
n
e
e
r
i
n
g
,
a
n
d
l
e
g
a
l
s
e
r
v
i
c
e
s
p
r
o
v
i
d
e
d
d
i
r
e
c
t
l
y
by the sponsor.
Notwithstanding the ratio of assisted and non-assis
t
e
d
u
n
i
t
s
,
5
0
p
e
r
c
e
n
t
o
f
t
h
e
d
e
v
e
l
o
p
m
e
n
t
c
o
s
t
s
o
f
the child care center may be paid fcrrfrom loan pro
c
e
e
d
s
.
A
d
d
i
t
i
o
n
a
l
l
y
,
i
f
t
h
e
s
p
o
n
s
o
r
d
e
m
o
n
s
t
r
a
t
e
s
that a reasonable effort was made to obtain funds f
r
o
m
o
t
h
e
r
s
o
u
r
c
e
s
a
n
d
t
h
e
s
o
u
r
c
e
s
o
f
f
u
n
d
i
n
g
w
e
r
e
not available, up to 100 percent of the developm
e
n
t
c
o
s
t
s
o
f
t
h
e
c
h
i
l
d
c
a
r
e
c
e
n
t
e
r
m
a
y
b
e
p
a
i
d
f
o
r
from loan proceeds.
Limits on Rate of Return
Program regulations limit pre-tax return from pr
o
j
e
c
t
o
p
e
r
a
t
i
o
n
s
f
o
r
t
h
e
t
e
r
m
o
f
t
h
e
r
e
g
u
l
a
t
o
r
y
agreement Sponsors, other than governmental agen
c
i
e
s
,
a
r
e
a
l
l
o
w
e
d
a
d
i
s
t
r
i
b
u
t
i
o
n
f
r
o
m
t
h
e
a
s
s
i
s
t
e
d
portion cash flow based on the sponsor's actual investment in the
a
s
s
i
s
t
e
d
p
o
r
t
i
o
n
of the rental housing development (assisted units, assisted por
t
i
o
n
o
f
c
o
m
m
o
n
a
r
e
a
s
,
a
n
d
t
h
e
c
h
i
l
d
c
a
r
e
c
e
n
t
e
r
)
.
Distributions are limited to an amount not to exceed 8 percent of tha
t
a
c
t
u
a
l
i
n
v
e
s
t
m
e
n
t
p
e
r
a
n
n
u
m
.
Distributions from nonassisted units and any comm
e
r
c
i
a
l
s
p
a
c
e
a
r
e
n
o
t
l
i
m
i
t
e
d
.
D
i
s
t
r
i
b
u
t
i
o
n
s
m
a
y
be made only once per year, following the Departm
e
n
t
'
s
a
p
p
r
o
v
a
l
o
f
t
h
e
p
r
o
j
e
c
t
'
s
a
n
n
u
a
l
r
e
p
o
r
t
.
N. Development Guidelines
HCD will review plans and specifications to ens
u
r
e
t
h
a
t
p
r
o
j
e
c
t
d
e
s
.:41 ° are modest; minimize replacement, repair, maintenance, and operating cost
s
;
e
n
h
a
n
c
e
t
e
n
a
n
t
s
e
c
u
r
i
t
y
;
a
n
d
m
e
e
t
t
h
e
s
p
e
c
i
a
l
needs of families with children, elderly households,
a
n
d
h
a
n
d
i
c
a
p
p
e
d
h
o
u
s
e
h
o
l
d
s
.
T
h
e
a
p
p
l
i
c
a
t
i
o
n
package contains a set of 'Development Guidelines"
d
e
s
i
g
n
e
d
t
o
a
s
s
i
s
t
s
p
o
n
s
o
r
s
w
i
t
h
m
e
e
t
i
n
g
t
h
e
objectives of the Department's review.
O. Site Control Requirement
At the time of application, applicants must either ow
n
t
h
e
l
a
n
d
u
p
o
n
w
h
i
c
h
t
h
e
p
r
o
j
e
c
t
w
i
l
l
b
e
b
u
i
l
t
,
control it thorough a long-term lease or lease option,
o
r
h
a
v
e
a
n
o
p
t
i
o
n
t
o
b
u
y
,
p
u
r
c
h
a
s
e
a
g
r
e
e
m
e
n
t
or other enforceable agreement that will permit them to maintain site control unti
l
a
c
q
u
i
s
i
t
i
o
n
financing is available.
P. Loan Closing and Fund Disbursement Process
Following approval of a conditional commitment by the Department Direct
o
r
,
t
h
e
a
p
p
l
i
c
a
n
t
a
n
d
H
C
D
will enter into a 'standard agreement' setting forth the basic terms an
d
c
o
n
d
i
t
i
o
n
s
o
f
t
h
e
c
o
m
m
i
t
m
e
n
t
.
At this point, an appraisal or market study and certai
n
e
n
v
i
r
o
n
m
e
n
t
a
l
r
e
v
i
e
w
s
m
a
y
b
e
r
e
q
u
i
r
e
d
,
w
i
t
h
the sponsor responsible for payment. Prior to loan do
s
i
n
g
,
H
C
D
w
i
l
l
a
l
s
o
n
e
e
d
t
o
r
e
v
i
e
w
a
n
d
a
p
p
r
o
v
e
a variety of submittals, including final plans and spec
i
f
i
c
a
t
i
o
n
s
,
a
n
e
n
v
i
r
o
n
m
e
n
t
a
l
s
t
u
d
y
o
r
disclosure statement, a construction contract with an approved general contractor, a property management plan, documentation relating to other financing, and any
a
d
d
i
t
i
o
n
a
l
r
e
l
e
v
a
n
t
i
t
e
m
s
r
e
q
u
e
s
t
e
d
b
y
H
C
D
.
6
SAN JAG INTO CITY HALL
P. 0. BOX 488 201 E. MAIN ST.
PS), CA; (:12383
At closing, the sponsor will execute a promissory note, deed of trust, development agreement,
regulatory agreement, and othcr loan documents. The regulatory agreement will contain provisions
regarding the limitations on occupancy, rent levels, sponsor distributions, etc., summarized above.
Potential applicants are urged to carefully read the regulatory agreement provisions in the regulations
before submitting applications to HCD.
No loan funds may be disbursed until HCD has approved all required submittals and the loan has
been closed. There is no fixed schedule for closing and disbursement The timing of these actions
are dependent on a number of factors, including the receipt of all required submittals, the volume of
FHDP program activity, and the procedural requirements for processing payments through the State
Controller's Office. Even under the most favorable of circumstances, it is unlikely that funds will be
available in less than 60 days following award of a conditional commitment by the Department's
Director.
-Q. Management and Operation
Management and operation of completed projects will be subject to a detailed management plan
approved by HCD. Sponsors will be required to submit annual budgets, audits, and other
management reports. HCD will monitor project management to ensure compliance with program
requirements.
In congregate housing developments, sponsors will enter into an agreement with residents which
provides for joint responsibility for certain maintenance requirements.
R. Application Evaluation
Complete and eligible applications will be assigned point scores using a rating system composed of
the criteria summarized below. The maximum score for each of the seven criteria is 15 points. The
total maximum score is 105 points. Applications scoring at least 60% of the total applicable
maximum score will be ranked based on their point scores, with applications scoring a higher
percentage of the total applicable maximum score receiving a higher ranking. Applications will be
eligible to receive commitments of available funds in a priority order based on their ranking.
Units in the project that are not subject to FHDP rent and occupancy restrictions are called
•nonassisted units.* A lower-income nonassisted unit is a nonassisted unit that is regulated by virtue
of participation in the federal or state tax-credit program, the HUD Section 202 program, the HUD
Section 8 program, or another governmental program where the occupancy and rent requirements,
and the term of the occupancy and rent requirements are equal to or greater than the requirements
of the federal tax-credit program. A 'very low-income nonassisted unit' is a lower-income nonassisted
unit in which occupancy is limited to very low-income households and rents are limited to an amount
not exceeding thirty percent of the maximum income for a very low-income household, less a
reasonable utility allowance.
1. The extent to which the project serves the greater number of eligible households with the
lowest incomes for the greatest period of time as evidenced by the following:
a. The sum of the number of very low-income units and the number of very low-income
nonassisted units, divided by the total number of units.
b. The proposed length of the term of the regulatory agreement, in excess of the
program's minimum requirement: 20 years for rehabilitation only, 30 years for
acquisition and rehabilitation, and 40 years for new construction.
7
2. Need in the area of the proposed projec
t
f
o
r
t
h
e
t
y
p
e
o
f
h
o
u
s
i
n
g
p
r
o
v
i
d
e
d
b
y
t
h
e
p
r
o
p
o
s
e
d
project, as indicated by the criteria b
e
l
o
w
.
F
o
r
c
r
i
t
e
r
i
a
a
,
b
a
n
d
d
,
p
o
i
n
t
s
w
i
l
l
be assigned based on need indicators listed in a char
t
i
n
t
h
e
a
p
p
l
i
c
a
t
i
o
n
p
a
c
k
a
g
e
,
u
n
l
e
s
s
t
h
e
a
p
p
l
i
c
a
n
t
submits compelling evidence demonstrat
i
n
g
t
h
a
t
t
h
e
s
e
i
n
d
i
c
a
t
o
r
s
a
r
e
s
u
b
s
t
a
n
t
i
a
l
l
y
i
n
e
r
r
o
r
.
Points will be assigned for criteria c base
d
o
n
i
n
f
o
r
m
a
t
i
o
n
s
u
b
m
i
t
t
e
d
b
y
t
h
e
a
p
p
l
i
c
a
n
t
.
a. Vacancy rate for rental housing.
b. Typical local market-rate rents as a high per
c
e
n
t
a
g
e
o
f
t
h
e
i
n
c
o
m
e
l
i
m
i
t
f
o
r
v
e
r
y
l
o
w
-
income households.
c. Length of wait for units in comparable subs
i
d
i
z
e
d
h
o
u
s
i
n
g
d
e
v
e
l
o
p
m
e
n
t
s
.
—
d. High rental housing development costs, in
c
o
m
p
a
r
i
s
o
n
t
o
c
o
s
t
s
i
n
o
t
h
e
r
a
r
e
a
s
o
f
t
h
e
State.
3. The extent to which the proposed project c
o
m
p
l
e
m
e
n
t
s
a
n
e
x
i
s
t
i
n
g
h
o
u
s
i
n
g
p
r
o
g
r
a
m
i
n
t
h
e
locality in which the proposed project is lo
c
a
t
e
d
,
a
s
i
n
d
i
c
a
t
e
d
b
y
t
h
e
f
o
l
l
o
w
i
n
g
:
a. The extent to which the locality has a housi
n
g
e
l
e
m
e
n
t
i
n
c
o
m
p
l
i
a
n
c
e
w
i
t
h
t
h
e
l
a
w
.
b. The extent to which a local public agency i
s
p
r
o
v
i
d
i
n
g
o
r
c
o
u
l
d
p
r
o
v
i
d
e
f
i
n
a
n
c
i
a
l
o
r
nonfinancial assistance to the proposed pr
o
j
e
c
t
.
F
i
n
a
n
c
i
a
l
a
s
s
i
s
t
a
n
c
e
i
s
d
e
f
i
n
e
d
a
s
assistance that is equal to at least five per
c
e
n
t
o
f
t
h
e
p
r
o
j
e
c
t
'
s
d
e
v
e
l
o
p
m
e
n
t
c
o
s
t
,
excluding any costs of syndication, or $25
0
,
0
0
0
,
w
h
i
c
h
e
v
e
r
i
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l
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S•-7,N JACINTO CITY HALL
P. G. .1A1).: 488 201 E. MAIN ST.
SAN JACINTO, CA; 92383
8
b. The applicant's previous development and ownership experience with residential
projects; and
c. The applicant's previous experience at operating similar supportive services and job
training and placement programs.
7. The degree of the project's economic feasibility demonstrated by the readiness of the project
to start construction, as evidenced by:
a. The status of local development approvals; and
b. The status of all project financing commitments.
S. Other Requirements
All applications must include one of .the two following items:
1. For applicants that are local agencies: A report on the actions the local agency is taking to
implement its housing element, including policies or programs especially targeted towards
providing housing for lower-income households.
2. For applicants other than local agencies: A copy of a letter or other written evidence that the applicant has requested from the locality in which the project is to be located, the report
described in the preceding paragraph.
APPLICATIONS THAT DO NOT CONTAIN THE REQUIRED REPORT OR REQUFST, AS
DESCRIBED ABOVE, SHALL NOT BE CONSIDERED FOR FUNDING.
There are many other requirements applicable to preapplication considerations, application and
review, and post-award activities. Every applicant should carefully read all of the regulations prior
to completing and submitting an application.
9
MEMO
TO: Honorable Mayor and Council Members
Honorable Chairman and Planning Commission Members
FROM: Brian McNabb, Director of Community Development
DATE: March 22, 1991
SUBJ: Conditional Use Permit 3-91
Staff has requested a special public hearing on Conditional Use Permit 3-91. This
project is a proposal to develop 250 multi-family units on five lots, totalling
approximately 13 acres, generally located west of the realignment of Potter Road,
approximately 625 ft. north of the Ramona Expressway.
The urgency of this public hearing relates to an April 1st deadline for the applicant
to submit an application for a State low interest loan program authorized by the
voters. This program was brought to the attention of the City in December, 1990.
Staff reviewed the information and notified two developers who had expressed an
interest in developing apartment projects in San Jacinto. An orientation was held by
the State in mid-January and the applicant was able to submit his application to us by
March 14, 1991.
This program requires the applicant to have City approval. Additionally, the applicant
is required to provide child care and job training. As proposed, child care would take
place on adjacent property and the job training would be arranged through Mt. San
Jacinto College.
Due to the time constraints involved, Staff has not completed its report on the
conditional use permit. We are providing for you a draft staff report which will be
revised and resubmitted to you on Monday. On Monday, we will also be providing
you with information on the State program.
At the meeting on March 26th, the Planning Commission will be holding a public
hearing. At the conclusion of the public hearing, if the Planning Commission
approves the conditional use permit, the City Council will be asked to ratify that
action.
BRIAN MC NABB
Director of Community Development
BKM:lr
TO:
FROM:
DATE:
SUBJ:
STAFF REPORT
Chairman Hixson and Members of the Planning Commission
Brian McNabb, Director of Community Development
March 20, 1991
ENVIRONMENTAL IMPACT ASSESSMENT AND
CONDITIONAL USE PERMIT 3-91
APPLICANT: SJV DEVELOPMENT, INC
217 E. Florida Avenue
Hemet, CA 92344
(714) 929-3232
ENGINEER: NBS LOWRY
1545 W. Florida Avenue
Hemet, CA 92343
(714) 658-7116
DESCRIPTION
A proposal for 250 multi family units on 5 lots totalling approximately 13 acres
located west of the realignment of Potter Road approximately 625 feet north of the
Ramona Expressway.
EXHIBIT "A" BASE MAP
EXHIBI I "B" EXIS l'ING GENERAL PLAN
E, X fir113 " (.17 EXISTING ZONING
EXHIBIT "D" EXISTING USES
EXHIBIT "E" EXISTING CIRCULATION ION
EXHIBIT "F" FLOODZONE
EXHIBI I "G" SEISMIC ZONE
EXHIBIT "H" PROPOSED GENERAL PLAN
EXHIBIT "I" PROPOSED ZONING
EXHIBIT "J" PROPOSED CIRCULATION
EXHIBIT "K" CUP (PROPOSED FACILITIES)
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 1
ENVIRONMENTAL ANALYSIS
The subject property is in a known "A" floodzone.
The subject property is not in a known seismic study zone, however the site is within
1/4 mile of a seismic study zone to the north.
Utilities must be extended to serve the site.
Traffic volumes to and from the site may increase above current levels.
Noise will increase above current levels on the subject property due to occupancy and
traffic adjacent to the site.
The property is within the range of the Stephens' Kangaroo Rat.
DISCUSSION
The General Plan for the property is Low Density Residential. The proposed
General Plan is High Density Residential.
The subject property is zoned R -1, Single Family. Proposed zoning is R-3, Multi
Family which conforms to the High Density General Plan Designation.
The site is currently vacant with the potential for agricultural uses.
Surrounding land uses consist of rural residential and single family uses, an R.V. park,
and vacant areas.
Article 7 of Zoning Ordinance 340 requires a Conditional Use Permit for multiple
dwellings with 5 or more dwelling units. The applicant proposes 250 multi family
units on 5 lots within the proposed Tentative Tract 26906.
Once a C.U.P. is granted, it would remain with the property regardless of ownership.
In this case the conditional use would apply to each of the 5 individual lots.
The purpose of the R-3, Multiple Family zone is to provide locations for multiple
family residential projects at densities designated in the City's General Plan for
Medium and High Density Residential. It may also provide protection for existing
housing stock and allow housing for all socio-economic sectors of the community.
Properties assigned this designation should be located in close proximity to community
services such as shopping centers, transit systems, sewers, and other required
infrastructure where possible.
The applicant has the opportunity to recieve a mortage subsidy through a program of
the Department of Housing and Urban Development if the application and approval
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 2
of the conditional use are completed prior to April 1, 1991.
The applicant has submitted a site plan for 50 multi family units for lot 252 of
Tentative Tract 26906. The applicant also requests approval of 200 additional units
on lots 248, 249, 250, 251 of Tentative Tract 26906.
The site plan of 50 units submitted by the applicant related to lot 252 complies with
the requirements of the R-3 zone. Each of the additional proposals of 50 units on
the remaining subject lots will be reviewed by staff as they are submitted by the
applicant to ensure conformance to the standards of the City.
The approval date of the conditional use of all 5 lots shall be the date which
Conditional Use Permit 3-91 is ratified by the City Council. Expiration of the
conditional use shall be from the date of ratification by the City Council.
The Planning Commission should consider whether the proposed use would create an
atmosphere which would create or potentially create negative impacts. Special
considerations should be made to ensure the proposal is not detrimental to adjoining
properties.
Approval of a C.U.P. application involves the Planning Commission find the following.
1. The proposed location of the conditional use is in accord with the
objectives of this ordinance (Ordinance 340) and the purposes of the
zone in which the site is located.
2. That the proposed location of the conditional use and the conditions
under which it would be operated or maintained will not be detrimental
to the public health, safety, or welfare, or materially injurious to
properties or improvements in the vicinity.
That the proposed conditional use will comply with each of the
applicable provisions of this ordinance.
To ensure no negative impacts will result from this proposal or mitigation of adverse
impacts occurs the Planning Commission may condition the use permit as necessary.
RECOMMENDATION
If the Planning Commission wishes it would be appropriate to adopt Resolution 91-16
approving Conditional Use Permit 3-91 subject to the findings of fact, conditions of
approval, and ratification by the City Council.
Brian McNabb
Director of Community Development
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 3
FINDINGS OF FACT
The subject property is not in a seismic study area.
2. The subject property is in an "A" floodzone.
3. Traffic volumes may increase from the proposed use.
4. Utilities must be extended to serve the site.
5. Traffic volumes to and from the site may increase above current levels.
6. Noise will increase above current levels on the subject property due to
occupancy and traffic adjacent to the site.
7. The property is within the range of the Stephens' Kangaroo Rat.
8. The property is zoned R-1, Single Family. The proposed zoning is R-3, Multy
Family.
9. The current General Plan on the subject property is Low Density Residential.
The proposed General Plan is for High Density Residential.
10. The adjacent surrounding uses consist of rural residential and single family
uses, an R.V. Park, and vacant uses.
11. The proposed use will comply to all applicable provisions of the zoning
ordinance.
12. The location of the conditional use is in accord with both the R-3 zone and
the Zoning Ordinance.
13. The conditional use granted for the applicant shall remain with the subject
property regardless of ownership. The conditional use shall be granted on lots
248, 249, 250, 251, and 252 of Tentative Tract 26906.
14. The project will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties or improvements in the vicinity.
PLANNING COMMISSION
MARCH 26, 1991 PAGE NO. 4
CONDITIONS OF APPROVAL
PUBLIC WORKS DEPARTMENT
1. Connect to sewer.
2. Construct a 5 1/2 foot sidewalk per City standards.
3. Construct a 24 inch gutter with 6" or 8" curbs. Hydrology study shall
determine curb size.
4. Construct high speed returns on driveways.
5. Construct Potter Road to center line.
6. Construct curbs, gutters, sidewalks, and streets per City Public Work Standards.
7. Construct handicap ramps per State requirements.
8. A landscape plan shall be submitted for approval, using a water conserving
irrigation system.
9. Street trees shall be planted with approved root barriers.
10. All driveways shall be a minimum 25 feet.
11. A parking and grading plan shall be submitted for approval.
12. Parking lot shall be designed and constructed in accordance with City
specifications.
13. All parking striping to be double bar.
14. Parking lot shall be lit in a satisfactory manner.
15. Provide handicap parking stalls.
16. Handicap parking shall be marked as required by law.
17. All onsite improvements shall conform to City Public Works Specifications.
POLICE DEPARTMENT
. Provide security lighting.
2. All alallu systems shall be approved by the Police Department.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 5
PLANNING DEPARTMENT
1. Submit a hydrology study for the subject site.
DESIGN REVIEW
2. Submit typical yard landscape plans.
3. Directional arrow and double line center lines at entrances.
MISCELLANEOUS
4. Submit a soils report.
5. Fencing shall be installed per City regulations.
6. Swimming pool shall be fenced according to City regulations.
7. Pay all fees before construction.
8. Drainage not to adversely affect downstream properties.
9. Grading and public improvements shall be installed in accordance with City
Standards and Specifications.
10. All utilities shall be underground.
11. All roof mounted appliances shall be screened from public view.
Concilit with the. San Tarintn Pnct nffire. regnrcling the type nnd pl 2 C''TrIPilt of
the mail boxes.
13. All buildings for which permits valued in excess of $1500.00 are issued shall,
prior to final inspection, paint with white florescent paint background with
black address number on the front curb face of said building. Numbers shall
be a minimum of 4 inches high.
14. All on site run off water shall be directed towards the street front.
15. A landscape plan shall be submitted for approval, using water conserving
irrigation systems.
16. Provide six inch planter curbs as wheel stops.
17. All parking lot and walkways shall be illuminated.
18. Provide an approved masonry enclosed trash area.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 6
19. Provide on site lighting. Lighting shall not reflect off-site.
20. Signs shall be approved by the Planning Department.
21. All utilities shall be underground.
22. Provide a 3' berm or landscape screen along the realigned Potter Road to
block lights from oncoming traffic.
23. The buildings shall be architecturally harmonious.
94. Comply with parking lot design criteria.
25. All projections and equipment shall be screened from public view.
26. Projects shall comply with the standard of the zoning ordinance applicable to
the subject property.
27. Density shall be based upon the underlying General Plan designation and
related section of the Zoning Ordinance applicable to the subject property.
28. Conditional Use 3-91 shall be valid only after the applicant records a copy of
"Affidavit of Acceptance of Conditions" with the County Recorders Office.
29. Pay Storm Drain fees - currently $5,990 per acre or applicable fee at time of
building permit issuance.
30. Pay Traffic Signalization fees - currently $100 per unit or applicable fee at time
of building permit issuance.
ENVIRONMENTAL CONDITIONS
1. Water Capital Improvement - $250 per unit or applicable fees at the time of
building permit issuance.
2. Public Safety Structures - $50 per unit or applicable fees at the time of
building permit issuance.
3. Public Safety Equipment - $10 per unit or applicable fees at the time of
building permit issuance.
4. Parks - $0.10 per sq. ft. of building area or applicable fees at the time of
building permit issuance.
FIRE DEPARTMENT
COMPLY WITH FIRE DEPARTMENT CHECKLIST DA IED MARCH , 1991.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 7
ovent /Z. CONDITIONAL USE PERMIT e(z(LP/ilo': , 4. d +TA' et J3 'Wogs-) r•-#.40,7/.4t^1 $.44•t'• 4,4,4c1.5" VICINITY MAP OWNEEVARELICANT 5JV DEY11.014aINT, INC. ZIT H. FLORIDA MIL HILIstr, CA. S9345 11141125-M2 AS51.9,54ES_P.A. RC_EL_114:3 431-040-018 1.5Y/11 TNNIO-coNtramd Or nor, ;or 114 of TVA We. Or Ires 2.4.• .1.47TO LAsio atom 1” ra 4N toot yr. 311 Or ALM, L. um. COMM, WS Mort, ACRE GE Z.11 AC ZONING EXIST1MO: A-IA03.05401 A- 3 LAND USE III STING: ADMICULTURAL PROOOSEDI NISH OILISITY AtiltUITIAL U11LMES ELECTA/C: DAL S.C.Q. WATER SEWER ILILW.D. TELEPHONE, CITI TEIJIVIMONI 'ALAMO VALLAT CAPLIVIRON SIEMER& PLAN WIEN DEAR4TY PIC513/5111AL SCHOOL DISTRICT SAM JACISTO WAFTED 504006 DISTRICT scwee SO' rifizER=F:=1=1GA..4"fir ce,9,4" 30 44, /ear L4OINEER5 4 PLANNER 5. 13411W PLCROA Art r aunt at MUM CA 12344 111, III ess,74111 FAL NI MA*. Nnota
Typically, police service is impacted to a greater extent than fire service, which is not
to minimize fire service impacts. For example, a family apartment project creates
more calls for police service than a single family subdivision. This can create an
immediate need for an increase in staffing, depending on the size of the project.
The developer shall join CFD #3 to mitigate impacts on Police staffing levels. Each
year the special tax increases by the CPI (Consumer Price Index).
The increase in number of units creates more potential for fire calls but usually
doesn't necessitate the need for increased personnel. A larger measure of impact on
fire service is response time. The impacts of development on the Fire Department
are identified by Ordinance 918. The impacts of new development are partially
mitigated by the payment of fees.
Schools are impacted by residential development. State law has set the maximum
that can be charged for school impact mitigation for both residential and non-
residential uses. The State is failing to provide funds for school development. The
City will require the developer to participate in a financing district to pay for schools.
Utilities must be extended to serve the site. While water can be considered to be in
the general area, a gravity sewer system is lacking. The City is currently planning an
assessment district to provide a trunk sewer system. Although interim sewer may be
possible via force mains, the developer must still participate in the assessment
district.
Traffic volumes to and from the site will increase above current levels.
Noise will increase above current levels on the subject property due to occupancy and
traffic adjacent to the site. The sites closest to the Ramona Expressway will be
impacted the most by noise.
The property is within the range of the Stephens' Kangaroo Rat. A biological study
must be completed to determine if this rodent effects the project.
DISCUSSION
The current General Plan for the property is Low Density Residential. The project is
within the Northwest Area Conceptual Specific Plan. The proposed designation of the
Northwest Plan is Medium Density Residential. The Northwest Plan, however does
show a general plan of High Density Residential adjacent to the subject property.
The applicant proposes a General Plan designation of High Density Residential.
Lyon Avenue as a proposed Secondary Highway is a logical boundary to the High
Density Residential designation as proposed by the applicant. The General Plan must
be amended in order for the project to maintain conformance to the General Plan.
The subject property is currently zoned R-1, Single Family. Proposed zoning is R-3,
PLANNING COMMISSION
MARCH 26, 1991 PAGE NO. 4
CONDITIONS OF APPROVAL
PUBLIC WORKS DEPARTMENT
Connect to public sewer system. This connection involves the requirement to
participate in a financing district to provide trunk sewer to the area.
2. Construct a 5 1/2 foot sidewalk per City standards.
3. Construct a 24 inch gutter with 6" or 8" curbs. Hydrology study shall
determine curb size.
4. Construct high speed returns on driveways.
5. Construct Potter Road (Lyon Avenue) to center line.
6. Construct curbs, gutters, sidewalks, and streets per City Public Work Standards.
7. Construct handicap ramps per State requirements.
8. A landscape plan shall be submitted for approval, using a water conserving
irrigation system.
9. Street trees shall be planted with approved root barriers.
10. All driveways shall be a minimum 25 feet.
11. A parking and grading plan shall be submitted for approval.
12. Parking lot shall be designed and constructed in accordance with City
specifications.
13. All parking striping to be double bar.
14. Parking lot shall be lit in a satisfactory manner.
15. Provide handicap parking stalls.
16. Handicap parking shall be marked as required by law.
17. All on-site and off-site construction shall be in accordance with City Public
Works specifications.
18. Construct secondary access prior to the completion of 100 units.
19. Construct Record Road to centerline prior to development of lot 248.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 8
POLICE DEPARTMENT
Provide security lighting.
2. All alarm systems shall be approved by the Police Department.
3. The developer shall join CFD #3 to mitigate impacts on Police staffing levels.
PLANNING DEPARTMENT
Submit a hydrology study for the subject site.
DESIGN REVIEW
2. Submit typical yard landscape plans.
Directional arrow and double line center lines at entrances.
MISCELLANEOUS
4. Submit a soils report.
5. Fencing shall be installed per City regulations.
6. Swimming pool shall be fenced according to City regulations.
7. Pay all fees before construction.
8. Drainage not to adversely affect downstream properties. The developer shall
participate in a storm drain financing district to facilitate construction of flood
CQIrCI facilities in the area.
9. Grading and public improvements shall be installed in accordance with City
Standards and Specifications.
10. All utilities shall be underground.
11. All roof mounted appliances shall be screened from public view.
12. Consult with the San Jacinto Post Office regarding the type and placement of
the mail boxes.
13. All buildings for which permits valued in excess of $1500.00 are issued shall,
prior to final inspection, paint with white florescent paint background with
black address number on the front curb face of said building. Numbers shall
be a minimum of 4 inches high.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 9
ENVIRONMENTAL CONDITIONS
Public Safety Structures - $50 per unit or applicable fees at the time of
building permit issuance.
2. Public Safety Equipment - $10 per unit or applicable fees at the time of
building permit issuance.
3. Parks - $0.10 per sq. ft. of building area or applicable fees at the time of
building permit issuance.
4. Pay Storm Drain fees - currently $5,990 per acre or applicable fee at time of
building permit issuance or join storm drain financing district as determined
by the City.
5. Pay Traffic Signalization fees - currently $100 per unit or applicable fee at time
of building permit issuance.
6. Pay Regional Transportation fees - currently $820 per acre or applicable fee at
time of permit issuance.
7. Pay Local Transportation fees - currently $500 per acre or applicable fee at
time of permit issuance.
8. Pay Car Pool Mitigation fees - currently $90 per unit or applicable fee at time
of permit issuance.
9. Pay applicable fire fees as outlined in the Fire Department checklist.
10. Participate in an assessment district to provide trunk sewer facilities to the
area.
11. Prior to recordation of Tract 26906, which creates the lots underlying CUP 3-
91, the developer shall enter into an agreement with the San Jacinto Unified
School District pertaining to the mitigation of the impacts of the proposed
development on the school system.
FIRE DEPARTMENT
COMPLY WITH FIRE DEPARTMENT CHECKLIST DATED MARCH 22, 1991.
PLANNING COMMISSION MARCH 26, 1991 PAGE NO. 11
A GOOD PLACE TO LEARN
AN JACINTC UNIFIED SCH(X.,1, DISTRICT
iJ
TO: Sandi Shackelford, Superintendent
FROM: Dr. Bill Marshall, Associate Superintende
DATE: March 26, 1991
RE: RECOMMENDED CONDITIONS FOR APPROVING THE CONDITIONAL USE PERMIT
FOR SJV LAND CORPORATION OF AMERICA
Conditions of approval for SJV Land Corporation of America:
1. Participation in a Mello-Roos community facilities district to the full
extent necessary to mitigate the impact of the developments on the districts
educational and services facilities and/or operations.
60 days of March 26, 1991, complete the formation of the community
facilities district with boundaries coterminous to the boundaries of the
projects under the control of SJV Land Corporation of America to include,
but not limited to the following:
TRACT MAP #26906 - North of Las Brisas on Ramona Expressway.
Conditional Use Permit #391 for 250 apartments, 261 lots all
together with various zoning. Will have single family
residents, apartments, and residential trailers. City said
there will be approximately 1,000 units total in the project.
NO TRACT MAP HAS BEEN FILED. Commercial property on the
northwest corner of State Street and Ramona Expressway
(between Mt. San Jacinto Community College and the Ramona
Expressway). Seven acres (one lot).
TRACT MAP #24694 - Commercial/industrial property between
the Ramona Expressway and Ramona Blvd. (500 to 1,000 feet
east of Sanderson). 87 lots of one acre each.
3. Seven days after the approval of the conditional use permit SJV Land
Corporation of America shall advance to the district $15,000 for the purpose
of providing for all costs associated with the formation of a community
facilities district and the issuance and sale of related bonds.
4. Stipulate that all agreements reached be binding by current representatives
and owners and future representatives and owners of the land and projects
contained in the community facilities district.
Sandi Shackelford -2- March 26, 1991
5. In lieu of participation in a Mello-Roos community facilities district, SJV
Land Corporation of America may pay an amount equal to the yield per
dwelling unit type for school impact mitigation generated by participating
in a Mello-Roos community facilities district.
6. If requested by the district, enter into an agreement with the district to
formalize the conditions set forth herein.
KWM/wk
B:0326911