MINUTES OF
SPECIAL JOINT MEETING
GUSTINE CITY COUNCIL
GUSTINE PLANNING COMMISSION
December 11, 2024
CALL TO ORDER - PLEDGE OF ALLEGIANCE
Mayor Pro Tem Ford called the meeting to order at 6:00 P.M. and conducted the pledge of allegiance.
ROLL CALL
Council Members: Giles - Marsigli – Bonta - Mayor Pro Tem Ford Commissioners: Duprel – Vice-Chairperson Lackey – Chairperson Gomes Staff present: City Manager Soknirorn Than, Economic & Community Development Director Jami Westervelt, Administrative Services Director Melanie Correa and City Planning Consultant Kelsey George
Mayor Nagy were absent.
Planning Commissioner Medeiros was absent.
PUBLIC COMMENT
There was no public comment.
ADMINISTRATIVE AGENDA
1. WORKSHOP: Status Update on Sixth Cycle Housing Element and Amendments to General Plan and Zoning Ordinance
1. Receive Staff Report and Presentation
2. Receive public comment
3. Receive Planning Commission comment
4. Receive City Council comment
Economic & Community Development Director Westervelt presented the staff report.
Mayor Pro Tem Ford inquired clarification on the submittal of the Environmental Justice Element, the Safety Element and the Housing Element, to which Economic & Community Development Director Westervelt provided an updated timeline of the process.
Economic & Community Development Director Westervelt introduced Matt Maddox and Brenna Weatherby of Rincon & Associates, who then presented the Housing Element Rezoning workshop.
Mayor Pro Tem Ford inquired whether the City identified any non-vacant sites on the site inventory list, to which Mr. Maddox answered no.
Economic & Community Development Director Westervelt advised there were no changes requested from HCD on the site inventory list.
Council member Marsigli inquired clarification on “Suitability of Nonvacant Sites” as listed on page 10 of the agenda packet, to which Mr. Maddox explained without that paragraph, HCD will assume applicable sites would impede future residential development.
A meeting attendee inquired clarification when the proposed items would be presented for approval, to which Mr. Maddox advised it will be presented to Planning Commission on January 14th and presented to City Council on January 21st.
Council member Marsigli inquired clarification on Planned Unit Development, to which Mr. Maddox advised it is a zoning designation.
Council member Marsigli inquired why HCD is asking for future analysis on how code enforcement is conducted and how it is separate from law enforcement, to which City Planning Consultant George advised Gustine Code Enforcement is a branch of the Gustine Police Department and further advised she was unsure why they are requesting further analysis, she shared the proposed response to HCD.
Council member Marsigli inquired whether it is mandatory for the City to search for developers, to which Mr. Maddox advised it is not a requirement.
Council member Marsigli inquired whether HCD can require the City to go to three stories or higher, to which Mr. Maddox advised there is a physical constraint to provide this requirement and further advised it is not a requirement.
Council member Marsigli inquired whether the City decreased the minimum lot size, to which City Planning Consultant George advised of the requirement for all residential lots to be a minimum of 7500 sq. feet is being removed because it does not match each of the housing development standards. She stated while that policy is now removed, lot size standards are still listed within the zoning code.
Council member Marsigli inquired minimum lot size, to which Ms. George advised minimums would not be in the General Code, but rather within the zoning code.
Council member Marsigli inquired on the residential land use calculator, to which Ms.
George advised table 3.3 (Residential Land Use Calculator) in the General Plan was not updated and she further shared there are inconsistencies in the City’s General Plan that are not being addressed with this effort. Ms. George advised the only changes being addressed now are those triggered by the Housing Element.
Mayor Pro Tem Ford inquired if the City makes any future updates to the General Plan will it affect the Housing Element submittal, to which Ms. George advised the City can make amendments to the General Plan outside of the Housing Element. She further advised it will go through HCD but it will not be reviewed to the level of scrutiny and is not as regulated as the Housing Element.
Council member Marsigli inquired whether the City is limited to the number of times the City can amend the General Plan, to which Ms. George advised the City can amend the General Plan up to four times per year.
Council member Marsigli inquired clarification on the meaning of “Limited Residential Uses”, to which Ms. George advised it restricts allowable residential uses in that district and further advised this is addressed later in the presentation.
Mario, Gustine Resident, inquired how many units could be built on a one-acre lot, to which Ms. George advised that unit number would vary depending on the zoning district.
Ms. George clarified that it was 1 - 2 per 15,000 sq. ft. and the density range has been converted to acreage and that is why is it 3.5 per acre.
The Council provided consensus on making it 1 - 2 on a residential estate, which is defined as 15,000 sq. ft.
Robert Dylina, Buildco, voiced his issues with the inconsistencies in the Zoning Code that prohibits the type of development he propsed to the City, to which Economic & Community Development Director Westervelt advised this issue would be addressed in the next portion of the session.
Mayor Pro Tem Ford inquired whether the HCD uses the amount of units for affordability or the actual income, to which Mr. Maddox advised they use the number of units on an acre in order to determine what is affordable.
Council member Marsigli inquired whether there are any changes to setbacks for RE, R1 and R2, to which Mr. Maddox affirmed there are no changes.
Council member Bonta inquired on the revised parking standards, to which Mr. Maddox advised it is reduced parking and stated he will bring back the specifics to Council.
There was some discussion related to parking space standards as it related to mix use areas.
Mario, Gustine Resident, expressed concern with the parking due to past experience in low income housing developments.
City Manager Than inquired whether the General Plan would take precedent over the Zoning Code, to which Mr. Maddox advised the General Plan would take precedent over the Zoning Code when they conflict.
Council member Marsigli requested inserting the word “area” on page 38 under Affordable Rent.
Council member Marsigli inquired on the minimum lot size on table 2-2 on page 85, to which Ms. George advised there are no 5,000 sq. ft. lots identified.
Council member Marsigli inquired whether the City decides the limited residential uses, to which Ms. George advised some of the limited residential uses are established by state law.
Council member Marsigli inquired on the section in red on page 129, to which Ms.
George advised all definitions are state mandated definitions but did advise of the error in the City name.
Council member Marsigli inquired why a, b, and c do not add up to 100% on page 132, to which Ms. George advised they are not related to each other and further stated it is for the density bonus.
Council member Marsigli inquired whether the concessions are mandated, to which Mr.
Maddox advised they are not mandated but they are consistent. He further stated you can alter those percentages but those are the general recommendations.
Council member Marsigli inquired whether item on page 144, C5, is mandated, to which Mr. Maddox affirmed.
Council member Marsigli inquired on table 4-3 on page 177, to which Mr. Maddox advised the table could be simplified and state “three or more.” Mr. Maddox confirmed the change of the residential estate to 1 - 2 to match the headers. He then provided a timeline of the next steps in the Housing Element process.
Mayor Pro Tem Ford inquired whether the City is in compliance if the Housing Element is submitted in January, to which Mr. Maddox advised HCD will begin another review and will not issue compliance until after their formal review.
City Manager Than inquired whether the City needs to align with MCAG after Council adopts the Housing Element, to which Mr. Maddox answered no and advised at this stage the City is separate from MCAG and the multi-jurisdictional effort.
City Manager Than inquired on the progress of other jurisdictions, to which Mr. Maddox advised Gustine is the first in the county to schedule a formal adoption hearing.
Economic & Community Development Director Westervelt thanked Council and Commission in their efforts through this process.
ADJOURNMENT
Mayor Pro Tem Ford adjourned the meeting at 7:41 P.M.