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HomeMy WebLinkAbout03/28/2005 B A K E R S F I E L D ~-- ~'~ ~ Sue Benham, Chair Staff: John W. Stinson David Couch For: Alan Tandy, City Manager Mike Maggard AGENDA SUMMARY REPORT SPECIAL MEETING PLANNING AND DEVELOPMENT COMMI'I-rEE Monday, March 28, 2005 -1:00 p.m. City Manager's Conference Room 1. ROLL CALL The meeting was called to order at 1:02 p.m. Present: Councilmember Sue Benham, Chair Present: Councilmember David Couch Absent: Vice-Mayor Mike Maggard 2. ADOPT JANUARY 31, 2005 AGENDA SUMMARY REPORT Adopted as submitted. 3. PUBLIC STATEMENTS 4. DEFERRED BUSINESS A. Discussion and Committee recommendation regarding downtown development incentives Community Development Coordinator George Gonzales reported Economic Development Director Donna Kunz was serving on a panel and unable to attend the Committee meeting. At the Committee's request, Donna Kunz has met with Cathy Butler from the Downtown Business Association (DBA). A map was provided of locations in the downtown in which the DBA would like to see redevelopment efforts directed and has requested Redevelopment Agency assistance for future redevelopment opportunities. Donna Kunz will be meeting with the Redevelopment Agency on the request from the DBA. It was noted Redevelopment Agency assistance triggers minimum wage on development projects. Donna Kunz will also be meeting with Sherman GrOss, one of the property owners whose properties have been identified as a potential redevelopment site. " Committee Chair Benham stated she would like to be included when staff meets --,,, with Mr. Gross. AGENDA SUMMARY REPORT PLANNING AND DEVELOPMENT COMMITTEE MEETING Monday, March 28, 2005 Page 2 Cathy Butler, Downtown Business Association, spoke regarding code enforcement on properties in the area identified for redevelopment efforts and not knowing which agency to contact. Complaints to code enforcement turn out to be environmental health or sanitation issues, and responses take longer when reported to the wrong agency. The DBA would also like to form a graffiti team to help with graffiti clean-up efforts. City Manager Alan Tandy responded if the DBA will direct specific code enforcement type issues to him, he will coordinate with the different departments. Public Works Director Raul Rojas explained if the DBA would contact Steve Hollingsworth in General Services when the graffiti team is organized, paint and brushes would be provided for the team's graffiti cleanup. Committee Chair Benham requested a report back to the Planning and Development Committee at its May meeting from Economic Development Director Donna Kunz on the results of her meeting with the Redevelopment Agency. B, Discussion and Committee recommendation regarding appeals of extension of vesting rights Committee Member Couch requested this item be deferred one more time. The Committee agreed and deferred this item (Committee Member Maggard absent). It was noted the April agenda may already be full. 5. NEW BUSINESS A. Discussion and Committee recommendation regarding Bakersfield growth indicators Committee Chair Benham explained the Smart Growth Coalition of Kern County had a study done on Growth Indicators for Metropolitan Bakersfield, which they provided to the Committee for review and comment. Development Services Director Stan Grady stated the areas in the study of most interest to the City are those that address population density, transportation, air quality and public service resources. During review of the study, staff found discrepancies in some of the statistics, but tried to focus more on the overall study. Density. The following is an important difference, which should be noted: The statistics on density in the study indicate Bakersfield will end up with a density of 1,275 persons per square mile. Bakersfield's average density is about 2,300 persons per square mile (117 square miles and 280,000 people). Some of the !f- areas are not yet fully developed so the 2,300 persons per square mile will increase. Transportation Costs. Public Works could provide more details, but addressing transportation, road maintenance, and repair costs have been made a priority. AGENDA SUMMARY REPORT PLANNING AND DEVELOPMENT COMMITTEE MEETING Monday, March 28, 2005 Page 3 Air Quality. There is a lengthy report on the City's website, which was presented to the Planning Commission. There is a State requirement to reach certain reductions by 2010. Although the City may not reach these reductions by 2010, the City's air quality is improving. The technology being applied to newer cars is working to cut pollutants. Progress is being made, but there is much to be done. The City is working with .the building industry and the Sierra Club to address an air-quality program, which staff feels will be an improvement in addressing the issues regarding development and CEQA requirements. Development Services Director Stan Grady explained staff tried not to take a position for or against the study, but just give a look at what is going on in our community. The underlying sentiment in the study was address during the General Plan update process. There are people in the community concerned about the way the community is developing regarding the need for higher density and transit organized development, which is more related to the look and feel of the community than overall environmental issues. Bakersfield's density is comparable to emerging communities throughout California and although there is a difference of opinion on how we should be developing, the policy has already been set by virtue of the adoption of the General Plan Update. There are some developments being envisioned in the future with higher density, walkable communities and parkways with a mixture of offices and housing. The developers are cautious with their approach and want to make sure that there is a market with demand for this type of development. Holly Hart, the person who worked to get the grant to do the Growth Indicators Study of Metropolitan Bakersfield for the Smart Growth Coalition, spoke regarding cities finding ways and indicators to measure against the word "quality," as in quality of life issues. These indicators can then be used to monitor and quantify those things that are valuable and important to the community. Committee Member Couch requested staff to identify the discrepancies in what staff sees and what the report says. Also, in figuring density, take out the Kern River corridor, California State University Bakersfield and the other non-developable areas to arrive at the square miles used in the equation. Ms. Hart explained the density statistic used was overall including Bakersfield and the outlying metro area, not just Bakersfield. Development Services Director Stan Grady responded sales in high density developments could be tracked; however, the information may not give a good picture in the current market, as everything being built is selling. Ms. Hart stated there are two cities that have built the high density, mixed-use developments and have significantly increase revenue from sales and property taxes. AGENDA SUMMARY REPORT PLANNING AND DEVELOPMENT COMMITTEE MEETING Monday, March 28, 2005 Page 4 City Manager Alan Tandy agreed with this conclusion, but explained the increased revenue is often off-set by extra services needed in high density developments, such as police services. Committee Chair Benham requested staff to track and report back in a year on the success of the higher density housing developments that are being built in Bakersfield; and to provide statistics from other cities on increased revenue generated by high density mixed-use developments from sales and property taxes at the June Committee meeting. B. Discussion and Committee recommendation regarding railroad'crossings and traffic control devices Committee Member Couch explained at the meeting with Senator Florez regarding railroad crossings he discussed with the Senator that State Vehicle Code regulations make it difficult to get stop signs put in because a traffic study shows the intersection does not warrant placement of a stop sign. He referred this to Committee for review because the idea of waiting and having traffic accidents doesn't seem logical unless there are underlying reasons. City Manager Alan Tandy explained the State actually uses Federal Code for most of its regulations, but mostly this is a liability limiting issue. There are a lot of traffic accidents where traffic engineering shows statistically the evidence on the cause of the accident contradicts what common perceptions are. For example, most neighborhoods perceive it is safer if stop signs are put in because of an assumption that this makes people slow down and if people slow down, it will be safer. Unfortunately, what actually happens if stop signs appear in places where they are not natural and are contrary to a driver's normal experience, a high percentage of drivers will not see it and roll through the intersection making it dangerous for pedestrians who rely on the stop sign thinking the stop sign .makes crossing safe. There is a lot about traffic engineering where statistically the evidence is contrary to popular belief. Public Works Director Raul Rojas explained although there may be accidents or even a fatality at an intersection, the worst accidents happen at controlled intersections, because someone runs the light and the oncoming traffic relies on the traffic light and the impact causes the worst accidents and fatalities. Traffic lights and stop signs are a perceived safety issue and that makes it more dangerous. There are some instances when the traffic engineer can use a little discretion if the intersection is close to meeting warrants. However, the Public Works Director expressed staff would not like to deviate from current practice of relying on traffic engineering studies to determine if the intersection warrants a signal or stop signs. Committee Member Couch requested Public Works staff to provide him with a copy of the sections in the code relating to determination if an intersection warrants a signal or stop signs. The Committee took no further action. AGENDA SUMMARY REPORT PLANNING AND DEVELOPMENT COMMITTEE MEETING Monday, March 28, 2005 Page 5 C. Discussion and Committee recommendation regarding local control of group homes Development Services Director Stan Grady reported there is a 300 foot separation restriction for residential care facilities. The 300 foot separation restriction does not apply to alcohol and drug rehabilitation homes. State law preempts local zoning controls over licensed residential care facilities. If a licensed facility serves six or fewer persons, State law states this is a residential use and, therefore, cannot be treated any differently that a typical family living situation. If a facility serves more than six people, City regulations require a conditional use permit in a residential zone (except in the R-4 zone for people with disabilities). Staff attended a workshop and there was discussion the 300 foot separation may be extended. Staff is researching to verify if this is actually going to be law and if the City can apply this to group homes. Committee Chair Benham requested staff to bring this back to the Committee when staff determines if the City can be more restrictive than the City's current requirements under State law. 6. COMMITTEE COMMENTS 7, ADJOURNMENT The meeting adjourned at 1:51 p.m. Attendance-staff: City Manager Alan Tandy; City Attorney Ginny Gennaro; Assistant City Manager John Stinson; Development Services Director Stan Grady; Public Works Director Raul Rojas; Assistant Public Works Director Jack LaRochelle; Assistant Finance Director Nelson Smith; Community Development Coordinator George Gonzales; Public Works Traffic Engineer Steven Walker; and Public Works Civil Engineer Ryan Starbuck Attendance-others: Brian Todd, BIA of Kern County; Mike Turnipseed, Kern Tax; Holly Hart and Terrie Stoller, Smart Growth Coalition; Kath McWhorter, Castle and Cooke; Chris Bagdikian, reporter, The Bakersfield Californian; Cathy Butler and Mimi Audelo, the Downtown Business and Property Owners Association; and Grant Simpson, KGET-TV cc: Honorable Mayor and City Councilmembers S:~JOHN\Council Com m ittees\05Planning&Developm ent\05Mar28sum mary.doc