Loading...
HomeMy WebLinkAbout1990-05-15 - AGENDA REPORTS - PALMER DEVELOPMENT PH (2)UNFINISHED BUSINESS DATE: May 15, 1990 AGENDA REPORT City Manager Approva ,� �� Item to be presented by: Lynn Harris SUBJECT: Continued Public Hearing on the Palmer Development Agreement, including the following: 1) Tentative Tract Map No. 31236 and related applications for the project known as Santa Catarina; 2) Vesting Tentative Tract Map No. 45023 and related applications for the project known as The Colony; 3) An agreement to allow the affordable housing requirement (226 units) for the applicant's Westcreek Project to be transferred to a nearby, existing multi -family residential project which is also owned by the applicant. DEPARTMENT: Community DevelopmentCA� BACKGROUND The City Council at its meeting of May 2, 1990, conducted a Public Hearing on the Santa Catarina project, took public testimony, closed the hearing to the floor, directed staff to examine specific reductions and modifications to the proposal, and continued this closed portion of the Public Hearing to May 15, 1990. The Public Hearings on The Colony, and Westcreek affordable housing transfer, and Development Agreement were also continued to May 15, 1990, as open Public Hearings. The Development Agreement is a package which has evolved over the past several months into what has been presented to the Council. The major components of the Development Agreement include the various road improvements requested by the City, the proposed development by the applicant, and the ten year approval specifying the terms of the Agreement. The Council directed staff to develop a revised proposal for the Santa Catarina project to include the following: 1. A reduced density to between 600 and 800 dwelling units for the Santa Catarina project. 2. Preservation of riparian habitat. 3. An alignment for Golden Valley Road which minimizes the impact on the Stanford/McCoy property. Agenda Item:. As directed, an analysis was conducted to address the direction that,Golden Valley be aligned to avoid the Stanford/McCoy property and that development be planned to minimize the impact on the riparian area. Staff is prepared to present the analysis performed for Council's review which will demonstrate to Council that the obstructions, such as the crossing point at Soledad Canyon, aqueduct, transmission towers and elevation, establish very serious constraints on the alignment of the roadway. A search was conducted to determine the limits of the riparian waterway of concern and efforts to minimize impact on that area. It was noted that the waterway is not a natural water course but rather water generated from irrigation north-east of the area. In effect, a riparian area could be created at any location by the establishment of a continuous or intermittent flow of water. The City has requested that BSI, Inc., do a study examining the Santa Catarina riparian corridor in relation to the Santa Clara River. BSI is the City's consultant conducting a study of the Santa Clara River. This study will assess the opportunities and constraints of the available river resources relating to the creation of additional water features and recreational opportunities. The biologist working on this project shall perform a general biological survey to determine the status of the riparian habitat present on the Santa Catarina site, and whether it could be relocated and re-established. The applicant has stated that reductions in the density of the Santa Catarina project can be considered only after he is assured of a favorable dispensation on The Colony project and on his request for the affordable housing obligation on the Westcreek project. Colony Project The Colony project involves an application for subdivision, pre -zoning and annexation of a 46.2 acre site adjacent to the Antelope Valley Freeway, Santa Clara River, and Southern Pacific railroad. This proposal also includes a request for the vested right to construct 800 condominium units, in 100 eight-plex buildings, with appurtenant parking, landscaping, and recreational facilities. The pre -zoning requested is to the R -3 -17U -DP zoning, meaning Limited Multiple -Family Residential, 17 dwelling units per acre, Development Program zone. The density conforms to the other approved projects in the area. A conditional use permit (CUP) would be necessary to implement the project. The Planning Commission denied this project by a 4-0 vote. The applicant has appealed the denial. That denial was made in consideration that the property could be better used as an industrial park. Since that time, the City has contracted with a consultant to further analyze industrial use. The resulting report considers an industrial use to be a risky venture because of access problems. Based on this report, staff is recommending approval of the residential project subject to the conditions as prepared. Westcreek Project The applicant has halted construction on his Westcreek project in anticipation of the possible realignment of Rio Vista Road through the project. In exchange for allowing this realignment through his property, the applicant has requested the transfer of the affordable housing obligation on this project to another nearby residential development owned by the applicant. The staff has had difficulty in placing a value on any possible benefit to the applicant concerning the transfer of the affordable housing obligation on the Westcreek project, but it is reasonable to assume some fiscal benefit accrues in the form of increased value of units on the Westcreek site since all units will be market rate housing in the project. The Planning Commission indicated that the affordable housing transfer for the Westcreek project is an acceptable component of the Development Agreement. Development Agreement The Development Agreement is the method initiated by the City to detail the various agreements between the parties in a legal, enforceable document. Approval of a Development Agreement allows the project(s) to proceed, regardless of any future City actions that could affect the properties, such as general plan amendments, zone changes, moratoriums or construction based on land use zoning concerns, whether or not construction has actually started. The Agreement "vests" a project at time of approval for the period of the Agreement. Ten years has been discussed as the length of time the subject agreement would be in effect. Because of the complex interrelationships between these projects and the number of unresolved issues, staff has not prepared any amendments to the Development Agreement for this meeting. We propose the Council first achieve a consensus on the issues at hand and then direct staff to prepare an amended agreement as appropriate. DISCUSSION Staff suggests the City Council give consideration to and discuss the following points: 1. Is The Colony project an acceptable residential development in terms of density, access, safety, and location? 2. Determine whether or not to allow the affordable housing transfer to remain in the Development Agreement, as proposed by the applicant. 3. With the reductions in the Santa Catarina project, do the reductions in the road improvements make this entire Development Agreement (and related projects) beneficial to the City? 4. Discuss the sensitive issues and concerns regarding the environmental impacts identified with all projects related to the Development Agreement. 5. If Council decides to approve any of the proposed projects (Santa Catarina, The Colony, Affordable Housing Transfer for Westcreek), should a Development Agreement be prepared? 6. Any other concerns addressed by the applicant, the public, and the Council. RECOMMENDATION Staff recommends the City Council conduct the public hearing and provide further direction to staff.