HomeMy WebLinkAbout1995-03-14 - RESOLUTIONS - MC 95-015 GPA 95-01 (2)RESOLUTION NO. 95-21
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, APPROVING MASTER CASE NO. 95-015, GENERAL PLAN
AMENDMENT 95-01, AMENDING RESOLUTION NO, 92-226 AMENDING THE
HOUSING ELEMENT OF THE GENERAL PLAN FOR THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby find, determine and declare as follows:
A. On June 25, 1991, the City Council adopted Resolution No. 91-98,
approving and certifying the Environmental Impact Report on the General
Plan and adopting the General Plan for the City of Santa Clarita.
B. On December 8, 1992, the City Council adopted Resolution No. 92-
226, adopting General Plan Amendment No. 92-001 amending the Housing
Element and certifying the negative declaration of environmental impact
prepared for the amendment.
C. On February 7, 1995, the Planning Commission of the City of Santa
Clarita conducted a duly noticed public hearing on proposed General Plan
Amendment No. 95-01.
D. Following the public hearing of February 7, 1995, after duly
considering all testimony and evidence presented on General Plan
Amendment No. 95-001, the Planning Commission for the City of Santa
Clarita adopted Resolution P95-04, recommending adopting of the negative
declaration of environmental impact and recommending approval to the City
Council of General Plan Amendment No. 95-01.
E. On March 14, 1995, the City Council for the City of Santa Clarita
conducted a duly noticed public hearing in the City Council Chambers,
23920 Valencia Blvd., First Floor, Santa Clarita, at 6:30 p.m. on proposed
General Plan Amendment No. 95-01.
F. The City Council fully considered all testimony and evidence
regarding proposed General Plan Amendment No. 95-01.
G. The City Council fully considered the initial study and negative
declaration of environmental impact prepared for General Plan Amendment
No. 95-01.
H. Proposed General Plan Amendment No. 95-01 would amend the
General Plan Housing Element to identify and appraise existing capacity for
new housing development in relation to the identified regional housing
needs for the planning area.
I. General Plan Amendment No. 95-01 would amend the General Plan
Housing Element to clarify affordable housing density bonus policies and to
reflect state planning law.
J. General Plan Amendment No. 95-01 would amend the General Plan
Housing Element to describe the selection and solution of methods for
solving housing deficiencies and providing the City and its planning area
with sufficient housing at all income levels.
SECTION 2. Based upon the testimony and other evidence received, and upon
studies and investigations made by the City Council and on its behalf, the City Council
further finds and determines that the proposed General Plan Housing Element
Amendment No. 95-01 is consistent with the goals and policies of the adopted General
Plan, and that the proposed amendment complies with all other applicable requirements
of state law and local ordinances.
SECTION 3. The City Council of the City of Santa Clarita has reviewed and
considered the environmental information contained in the initial study and determines
that it is in compliance with the California Environmental Quality Act ("CEQA") and
state and local CEQA guidelines, and the proposed project will not have a significant
impact on the environment. A negative declaration was prepared for this project. Based
upon the evidence and testimony, and upon the findings set forth in this Resolution, the
City Council hereby approves the negative declaration of environmental impact.
SECTION 4. The City Council of the City of Santa Clarity has reviewed and
considered the evidence and testimony provided at the public hearing and has reviewed
and considered the proposed General Plan Amendment No. 95-01. Based upon the
evidence received and the findings set forth in this Resolution, the City Council hereby
adopts General Plan Amendment No. 95-01, amending Resolution 92-226, an amendment
to the Santa Clarita General Plan Housing Element, as set forth in Exhibit 1, attached
hereto and incorporated herein by this reference as if set forth in full.
SECTION 5. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 14th day of March 1995.
ATTEST: }
4Yc-
LERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF SANTA CLARITA )
I, Donna M. Grindey City Clerk of the City of Santa Clarita, do hereby
certify that the foregoing resolution was duly adopted by the City Council of
the City of Santa Clarita at a regular meeting thereof, held on the 14th day
of— March , 1995.
AYES: COUNCILMEMBERS: Smyth, Pederson, Heidt, Boyer, Darcy
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
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� TY CLERK
RESOLUTION NO. 95-21
EXHIBIT 1
CITY OF SANTA CLARITA
March 14, 1995
—' Draft Housing Element Amendment
The following page references are amendments to the previous Housing Element Amendment
adopted by Council as Exhibit 1 of Resolution No. 92-226 on November 24, 1992. This
previous document is being amended based upon comments received from the State
Department of Housing and Community Development in their letter dated April 2, 1993, and
following discussions and informal review of the draft Housing Element Amendment with
HCD staff between September 1994 and January 1995.
Page 4, paragraph 5 of the Inventory of Land Suitable for Residential Development, delete
The maximum density allowed in each residential category is the midpoint of the density
range allowed. This density can be exceeded if overriding community benefits or
low/moderate income or senior housing projects are provided.
And insert at the end of paragraph 5
The maximum density allowed in each residential category is the midpoint of the density
range with the exception of affordable housing density bonus projects in zones RM, RMH, R11,
Valley Center overlay and in specific plan zones designated for multiple family uses. For
very low income, low income, and senior projects in these zones meeting state density bonus
requirements for affordable housing projects, the density bonus is granted based on the
maximum of the density range. A conditional use permit is required to obtain an affordable
housing density bonus.
In accordance with state law, the City shall provide at least one non-financial incentive or
concession, such as a reduction in site development standards or a modification of zoning code
requirements, to encourage affordable housing density bonus projects. No findings of
significant community benefit are required to receive an affordable housing density bonus
where the project meets the minimum affordability requirements per state law, the project
density is consistent with zoning, adequate infrastructure exists to serve the site, and no
more than one non-financial incentive or concession is requested by the developer, or where
such findings are waived by the approving body.
For very low income, low income, and senior affordable housing density bonus projects, a fee
waiver or fee reductions may be granted where the approving body makes a finding that the
project provides significant community benefits. Where findings are made that adequate
services exist, the project provides significant community benefits, and higher densities would
be appropriate for the site, the base density for affordable housing density bonus projects may
Page I
PROPOSED HOUSING ELEMENT AMENDMENT
City of Santa Clarita
3/14/95
increase to 35 DU/ac in RM, RMH, RH and appropriate specific plan zones or up to 50 Du/ac
within the Valley Center overlay area.
The City also offers an amenities density bonus in zones RM, RMH, RH, Valley Center
overlay and in appropriate specific plan zones designated for multiple family uses with
approval of a conditional use permit. The purpose of an amenities density bonus is to
encourage projects which provide significant community benefits beyond the minimum
required by the development code. In order to receive an amenities density bonus, the
approving body must make a finding that the project provides a significant community
benefit. The amenity density bonus allows up to a 25% density bonus above the midpoint of
the density range for housing projects providing additional amenities such as on-site child
care centers. The City's Unified Development Code identifies amenities which may be
considered a significant community benefit and make a project eligible for consideration for
an amenity density bonus. An amenity density bonus may be given in addition to the state
density bonus where appropriate findings are made.
Page 5, paragraph 1 of the Inventory of Land Suitable for Residential Development, delete
The midpoint for each range has been set as the maximum development threshold for each
category, however, this midpoint may be exceeded if senior, or low or moderate income
housing projects with overriding community benefit are proposed.
Replace previous sentence with the following
The midpoint for each range has been set as the maximum development threshold for each
zoning category except for projects where density bonus provisions for very low income, low
income and senior affordable housing or for amenities apply as previously noted.
Page 5, after paragraph 2 of the Inventory of Land Suitable for Residential Development, add
An example of an affordable housing project approved by the City is the Canterbury Village,
a 64 -unit all senior, all very low income project which was approved through a Conditional
Use Permit. This project site is flat, encompasses 1.25 acres in the RM zone, and would
allow a maximum of 13 units without density bonuses. Since the site is centrally located
along a bus line, is within 2 miles of a regional hospital, and has existing services adjacent,
this project became eligible for a 35 DU/ac base density which would allow a maximum of 43
units on this site. In addition to the 25% density bonus over the base for very low income
projects, the City Development Code allows an additional amenities density bonus of 25%.
For the Canterbury Village project, each 25% density bonus allowed an additional 10.75 units
which allowed a total project density of 51 DU/ac. Since the affordability provision of the
project were greater than the minimum provided by state law, the City also allowed a fee
reduction for project development fees.
Page 2
PROPOSED HOUSING ELEMENT AMENDMENT
City of Santa Clarita
3/14/95
Page 5, add the non -italicized portion to the end of the first sentence of the third paragraph
beginning
Table 1 presents a summary of the residential land inventory for the City of Santa Clarita
with the dwelling unit potential based upon the midpoint of the density range of each site.
Page 6, add the non -italicized portion to the end of the third sentence of the first paragraph
beginning
The total dwelling unit capacity of the vacant sites is estimated at 7,788 units based upon the
midpoint of the density range.
Page 6, insert this table and new paragraphs between the first and second paragraphs
TABLE 1-A
SUMMARY OF UNIT POTENTIAL ON VACANT LAND ZONED RM,RMH AND RH
WITH STATE DENSITY BONUS FOR AFFORDABLE HOUSING
Zone (Density
#
Acres
# Units
# Density
Total #
Suitability by
Range)
Sites
Maximum
Bonus
Units
Income Level
Density
Units
RM
9
461
6,915
1,725
8,640
Low- 1,728
(6.7 - 15 DU/ac)
Moderate -6912
Midpoint
11 DU/ac
RMH
2
12
300
75
375
Low -75
(15.1-25 DU/ac)
Moderate -300
Midpoint
20 DU/ac
RH
0
0
0
0
0
0
(25-32 DU/ac)
Midpoint
28 DU/ac
TOTAL
11
473
7,215
1,800
9,015
Low- 1,803
Moderate
7,212
Table 1-A presents a summary of the unit capacity on vacant residential land with no
proposed or approved entitlements zoned RM, RMH and RH assuming a state density bonus
Page 3
PROPOSED HOUSING ELEMENT AMENDMENT
City of Santa Clarita
3/14/95
for affordable housing projects. Table A-2 in Appendix A presents this inventory. The total
dwelling unit capacity of these vacant RM, RMH and RH sites based upon a state affordable
housing density bonus is 9,015 units. This capacity assumes a 25% density increase over the
maximum of the range of densities in accordance with state density bonus requirements for
low income projects. When combined with the vacant land zoned for single family residential
uses with no proposed or approved development, the City's unit capacity on vacant
residentially zoned land increases to 11,560 units. Thus, when combined with vacant land
with existing proposed and approved residential development, the City's 82 vacant
residentially zoned sites have a potential to contain approximately 18,562 new construction
dwelling units, well in excess of the City's total regional share of 6,401 new housing units.
The RM, RMH and RH zones are appropriate zones to facilitate lower-income development.
These zones are designed to accommodate multifamily developments at greater densities than
single family residential developments. These greater densities provide opportunities for
apartment and condominium development which provide rental and ownership opportunities
for those with very low, low and moderate incomes. Table 1-A shows that at least 1,803 units
are likely to be suitable for low income residents in the RM, RMH and RH zones assuming
that an affordable housing density bonus is requested with the minimum 20% low income
restriction. Based upon the information in Table 1-A, at least another 7,212 units in the RM,
RMH and RH zones would be suitable for moderate income residents.
Page 6, paragraph 2, sentences 1 and 2, replace the words "allowable density" and "density
allowable" with the words "midpoint density."
Page 7, insert this new paragraph in the second paragraph of the section titled Relationship
of Residential Land Inventory and Housing Needs following the sentence "The residential land
inventory indicates more than sufficient vacant land available for future residential
development within the City to meet the remaining regional allocation of 4,568 units (6,401-
1,833 = 4,568 units)."
The City number of existing vacant sites and existing zoning to allow for new residential unit
construction to meet its regional housing needs based upon the income categories identified
in the RHNA. Tables 1 and 1-A show that the City's 82 vacant residentially zoned sites have
a potential to contain approximately 18,562 new construction housing units, well in excess
of the City's total regional share of 6,401 new housing units. Table 1-A demonstrates that
the City has the site capacity and appropriate zoning to accommodate its regional housing
need for 1,562 lower-income housing units. This table also demonstrates that the City has
the site capacity and appropriate zoning to accommodate its regional housing need for 992
new construction housing units for those of moderate income.
Page 21, Program Lb Existing Needs Prioritization add the following after the first sentence
The City recognizes affordable housing as a housing priority for the City and has adopted a
Page 4
PROPOSED HOUSING ELEMENT AMENDMENT
City of Santa Clarita
3114195
formal policy for expedited review of affordable housing projects. Affordable housing projects
receive one-stop review within three weeks of project submittal and receive priority
scheduling for a public hearing immediately following the determination that the project
application is complete. The City also has a five-year 1994-1998 Comprehensive Housing
Affordability Strategy which identified housing needs and priorities for the City and annually
identifies programs to be undertaken as part of the City's Community Development Block
Grant Program to address those housing needs.
Page 21, Program Lc SpecifZc Plan/Planned Development add the following after the last
sentence
Flexible development standards are instituted through the City's Unified Development Code.
Minor changes in development standards may be permitted by the Director of Community
Development through granting of an adjustment. Changes in development standards of 20%
or greater may be approved by the Planning Commission through approval of a standards
variance. Adjustments and variances are not likely to increase residential development
potential.
The City's Unified Development Code provides for a relaxation in standards to facilitate and
encourage new residential development in certain instances with approval of a conditional
use permit or approval of a hillside permit where applicable. Clustering and reduced setback
standards in hillside areas allow development which is compatible with existing
neighborhoods which may otherwise have been prohibited under regular development
standards. Projects requesting an affordable housing or amenity density bonus are eligible
for development incentives including a reduction in development standards or fees to increase
residential development potential in accordance with density bonus provisions of the City's
Unified Development Code and State Density Bonus laws.
Page 21, Program Lf Mixed Use add the following after the last sentence
Where a mixed use development is within 1/4 mile of an identified transit center such as the
Metrolink Station, the development may be eligible for a reduction in parking standards
relating to the housing portion of the use in accordance with state laws encouraging
congestion management. Development standards may be waived for mixed use affordable
housing projects as provided for by the state under the density bonus provisions identified
in Government Code Section 65915. The City has no estimated unit potential for housing
units in mixed use projects.
Page 22, Program 1.g Infill Loan Program add the following after the last sentence
The City will encourage implementation of this program by applying for State HOME funds
when available. Set-aside funds from the City's Redevelopment Agency are also a potential
source of funds for infill development to implement this program.
Page 5
PROPOSED HOUSING ELEMENT AMENDMENT
_ City of Santa Clarita
3/14/95
Page 22, Program 2.e Air Rights add the following after the last sentence
Due to staffing constraints, the City is unlikely to undertake any proactive measures to
implement this program during the current planning period other than to keep it open as a
development option. However, should an air rights project be proposed by another agency
or a developer, it shall be given priority status for consideration by staff.
Page 22, Program 3.a Increasing Affordable Programs add the following after the last sentence
The City has begun implementation of affordable housing programs in several ways. The
City's Unified Development Code contains provisions for density bonus for affordable housing
projects for very low income, low income and seniors. The City Council has adopted an
affordable housing policy which expedites processing procedures for affordable housing
projects and allows the granting of development incentives including reduced development
standards and fee reductions and waivers. The City Council has also adopted procedures and
guidelines for conduit financing to encourage the construction of affordable housing within
Santa Clarita.
Implementation of affordable housing programs includes the creation and adoption of a five-
year 1994-1998 Comprehensive Housing Affordability Strategy (CHAS) as part of the City's
CDBG program. The CHAS identifies local housing needs, priorities, and goals as well as the
short-term and long-term programs which the City will undertake to address these housing
needs. The CDBG programs are targeted to assist very low and low income residents.
As the City identifies and implements redevelopment project areas, redevelopment set-aside
funds will become available for use in providing affordable housing opportunities within the
City. A housing plan identifying types of housing programs and expenditures will be
produced by the redevelopment agency once a redevelopment project area becomes functional.
The timeframe, the location, the types of programs, and the extent to which redevelopment
set-aside funds will become available to help meet the housing need for lower-income
households is uncertain; however, it is anticipated that a redevelopment housing plan will
become an important planning and funding tool for affordable housing in Santa Clarita.
Add the following TABLE A-2: INVENTORY OF UNIT POTENTIAL ON VACANT LAND
ZONED RM, RMH AND RH SUITABLE FOR RESIDENTIAL DEVELOPMENT WITH
STATE AFFORDABLE HOUSING DENSITY BONUS to Appendix A
Page 6
PROPOSED HOUSING ELEMENT AMENDMENT
City of Santa Clarita
3114/95
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