A second-year review of Fullerton City Lights on property located at 224 East Commonwealth Avenue.
Senior Planner Mullis reported that one of the original conditions of approval for this project required a one- and two-year review of the project. Some of the outstanding issues had been addressed at the previous one-year review, including:
- Additional staff for janitorial service
- Expanded office hours were added and the office area was enclosed to provide more security
- Repainted first floor common areas with a better brand of paint
- Exterior cracks have continued to be monitored and do not pose a concern at this time
- Smoke seals for each unit were inspected and replaced where needed
- Areas around the exterior vents were power washed
- Manager has instituted quarterly inspections of the units, and members of the SRO Committee have gone on quarterly inspections with the manager of the facility
- The SRO is fully occupied and with a waiting list
Four issues have not been completely resolved:
- In 2000, water seepage was found on the western half of the north wall of the basement. The owner excavated the area where seepage occurred and installed a new protective barrier on the wall. With the most recent rains, it appears some additional seepage has occurred along the eastern portion of the north wall. The SRO Committee is working with property owner to resolve this issue and will continue to monitor the situation.
- There is a lack of fall from the existing trash chute to the conveyor system, resulting in trash backing up in the chute. A new trash chute design was finally approved and permits have been issued. Trash is being collected on a daily basis because the trash chute is still not completed as of this late. Staff has prepared a letter to the property owner giving 30 days from receipt to resolve the issue to the satisfaction of the City. If it is not completed, the City will have authority to have the work performed and lien the property to get payment.
- Repainted first floor common areas with a better brand of paint
- When the project was approved, 69 parking spaces (.5 spaces per unit) were required and sixty-nine were provided. While the project is in compliance with the City's existing code requirements for parking, the managers of the SRO report that the facility is short approximately 10 spaces. City staff has requested that this issue be included as part of the Downtown Parking Study.
- Calls for service are up, but staff is working with the management company to reduce the calls. Some of the calls which can be reduced are family members who call to have the occupant "checked on." During the month of January, the number of emergency calls was reduced, however the SRO committee intends to continue its effort to find ways to reduce the demand on public services from the facility. One possibility is for the property owner to pay the paramedic service calls on a per bed basis annually. The property owner and the City are discussing this matter.
Because there are still outstanding issues, staff recommended that a third-year review be made by the Commission.
Chairman Crane asked if the numbers used to calculate the parking spaces were based on multi-family requirements. Senior Planner Mullis answered that there are special parking standards for this type of facility, and while they are still 10 spaces short, the 69 spaces do meet the SRO standards.
Commissioner Griffin asked if the problem with the trash chute was based on its design, or the inactivity of finishing the necessary work. Senior Planner Mullis replied that the present design will work, but it is taking an excessive amount of time to complete.
Chairman Crane wondered if staff knew the status of the downtown parking study. Chief Planner Rosen stated that, to the best of his knowledge, it should be completed within 60-90 days.
Commissioner LeQuire questioned whether the City's paramedic fee was charged to each unit, or the entire facility as a whole. Senior Planner Mullis explained that the fee was charged on a per unit basis, and was voluntary. Further, staff was in negotiations with the property owner regarding the possibility of the owner paying the paramedic fee for everyone in the facility, on a reduced fee basis. Commissioner LeQuire expressed concern that the SRO would receive a reduced rate, when the number of calls to the site was excessive. Senior Planner Mullis said that most of the people who live at the SRO cannot afford to pay the emergency fee. Commissioner LeQuire asked if the Planning Commission had the authority to require that the full amount be paid, and Chief Planner Rosen answered that he would have to research the City ordinance which established this fee. This matter could then be brought back to the Commission for further action.
Commissioner Stopper inquired if the Planning Commission had the authority to require an additional year review, and Senior Planner Mullis answered affirmatively. Commissioner Savage asked if it was within the Commission's purview require a review every year. Senior Planner Mullis suggested that the Commission require a review of the facility for the next five years, at which time the condition could be amended.
Commissioner LeQuire requested that copies of all quarterly audits be given to the Commission, and Senior Planner Mullis indicated that she would transmit copies of all future reports to the Commission, including the one submitted by the management company.
Public hearing opened.
Bruce Solari, management company representative, stated that he had no objections to an ongoing review.
Commissioner Price questioned the status of the trash chute repair, and why it has taken so long to complete. Mr. Solari explained that the design cost exceeded the original bid, and an additional $12,000 must be paid to finish the job. The contractor is aware of the time constraints, and hopes to have the work completed within 30, possibly 45, days. Commissioner Price also inquired if Mr. Solari felt that the facility was 10 parking spaces short of the required amount. Mr. Solari was aware of this condition and hoped that more spaces could be available, due to the fact that more and more residents are working and buying cars. At the present time, tenants and visitors must utilize on-street parking.
Commissioner Wilson asked if the solution to the parking shortage would be a simple one, which would not require a great deal of staff time. Chief Planner Rosen reported that the Downtown Parking Study is considering building a new parking structure, to provide an additional 1,000 public parking spaces at the Transportation Center. Also the City presently has the option of purchasing a parking lot on Santa Fe Avenue and constructing a parking structure at that location.
Public hearing closed.
Commissioner LeQuire expressed his concerns with the facility, and was disappointed with the number of unresolved issues, such as parking and the excessive amount of calls for service. He recommended the following:
- That the City holds the operator responsible for completing the north wall seepage problem, and complete the trash chute within 30 days. He did not wish to extend the completion date to 45 days.
- That the SRO committee continue to monitor day-to-day operations of the facility.
- That the Planning Commission receives copies of the quarterly unit inspection reports, as well as the annual inspection report.
- That the property owner be required to pay all paramedic fees for the entire facility.
Commissioner LeQuire added that, while encouraged by the progress which has been made, there is still ample work to be done.
Commissioner Griffin indicated that, while he did not sit on the Commission when the project was approved, he would agree to allow up to 45 days to complete the trash chute problem, if necessary. He agreed to another review of the SRO, but within six months, rather than one year. He added that he was not confident that paying the paramedic fees would reduce the number of calls, since those fees would not offset the Police Department calls.
Commissioner Stopper reported that he had visited the facility and was pleased with its aesthetics and the opportunity it offers to low-income citizens. He felt that as long as the property owner agreed to another review, it should be after all the outstanding issues are completed, possibly within one year. Commissioner Griffin concurred, adding that a review at staff level would be acceptable to him.
Commissioner Price also agreed to a six-month review. He was satisfied that, if the property owner was aware that the trash chute must be completed within 30 days, staff could monitor and handle the matter. He also agreed that the owner should have some incentive to reduce the number of calls to the site, but was unsure if paying paramedic fees for the entire facility would accomplish this. He was hesitant to go beyond the Planning Commission's jurisdiction. He also requested copies of any and all inspection reports from the SRO committee and management company.
Commissioner Wilson indicated that he had been on the SRO committee for a year, and was extremely discouraged that the same issues were still outstanding. He did not want to extend the 30-day period to 45 days for completing the trash chute. He did want to require the property owner to pay the paramedic fees for the facility, and wished staff to investigate possibly charging a fee for police calls to the site as well. He asked one-year review of the site be continued because of the "bad track record" of the developer.
Commissioner Savage also had visited the site and an SRO committee meeting. He appreciated their comments and sensed frustration by the committee because of the length of time taken by the owner to solve existing problems. He expressed appreciation for the amount of "volunteer talent" of the SRO committee. He recommended that the yearly review continue indefinitely until the SRO committee felt that they were no longer required. Commissioner Savage felt that the 30-day notice imposed by staff was long overdue, and suggested a review in 60 days to ensure that outstanding items were resolved.
Chairman Crane requested that a staff report be made to the Commission within 60 days, and if outstanding items are not completed to the Commission's satisfaction, another public hearing could be set. He concurred that annual reviews should be continued and that the facility pay its fair share of paramedic fees.
Commissioner Griffin suggested that staff could submit an offer to the management company, after discussions with the Fire Department, regarding paying paramedic fees at a slightly revised rate than a typical apartment would have to pay. Chief Planner Rosen cautioned that he was unsure of requiring fees could be imposed on anyone, and felt that staff should be given appropriate time to research the matter.
MOTION by Commissioner LeQuire that staff submit a report to the Commission within 60 days regarding the trash chute and paramedic fee issues, and another review would be scheduled at that time. The motion was seconded by Commissioner Wilson and CARRIED unanimously.
Michael Escalante, Superintendent of the Fullerton Joint Union High School District, gave a brief presentation on the upcoming bond measure. He explained the long-range facility needs assessment to the Commission, and showed a slide presentation of some of the Fullerton high schools. Because of the number of new housing developments, there have been changes in demographics in Fullerton.
He reviewed each of the school sites, showing various needs of repair. He focused on the aging school facilities and the how enrollments have reached capacity. The slide showed district projections and demographic studies, including current and project student population. One of the ways to meet growth demands is to construct one new modular building at each of the high school sites. The project amount of the bond is approximately $70 million, and the cost to install the modular buildings is expected to be $30-$35 million. The remaining monies will be spent to upgrade existing facilities. The last school bond passed in Fullerton was in 1962.
Commissioner Stopper inquired if any bond money would be utilized for earthquake upgrades to school buildings. Mr. Escalante answered affirmatively, adding that all schools would also be brought up to ADA requirements.
Chairman Crane confirmed that he has noted the substandard conditions of various schools within the city, and hoped that the bond would pass.
Commissioner LeQuire asked if bigger, permanent buildings could be constructed, rather than pre-fab modular buildings, and Mr. Escalante answered that only limited dollars are available and they would like to make additional improvements such as updating the science and computer labs.
Mr. Escalante thanked the Commission for allow him to give this presentation in support of the bond issue.
