HomeMy WebLinkAbout1998-05-18 - AGENDA REPORTS - BOUQUET SENIORS ZONE (2)AGENDA REPORT
City Manager Approval:
Item to be presented by Jennifer Reid
UNFINISHED BUSINESS
DATE: May 18, 1998
SUBJECT: APPROVAL OF BOUQUET SENIORS ZONE CHANGE AND DEVELOPMENT
AGREEMENT ORDINANCES
DEPARTMENT: Planning & Building Services Department
RECOMMENDED ACTION
City Council waive further readings and adopt Ordinance Nos. 98-10 and 98-11.
BACKGROUND
Ordinance Nos. 98-10 and 98-11 were introduced to the City Council on May 12, 1998. After
conducting a public hearing on these items, the Council waived further reading of the ordinances
and passed them to a second reading. Ordinance No. 98-10 adopts Zone Change 97-002
redesignating the zoning and development standards for 12.36 acres of RS (Residential Suburban -
5 dwelling units per acre) property to RMH (Residential Medium High — 20 dwelling units per acre)
property. Ordinance No. 98-11 adopts Development Agreement No. 98-001 between the City of
Santa.Clarita and Hamilton Larkin, LLC, for the construction of a 264 unit, low-income senior
housing project located westerly and adjacent to Bouquet Canyon Road, between Festividad Drive
and Espuella Drive, in the Saugus community of the City of Santa Clarita.
ALTERNATIVE ACTIONS
There are no alternative actions as identified by staff.
FISCAL IMPACT
The adoption of Ordinance 98-11 (Development Agreement No. 98-001) allows for a partial waiver
of certain project -related fees. The fee reduction granted to the applicant totals $887,453.00.
Ordinance No. 98-10
Ordinance No. 98-11
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Adopted: Agenda Item: ca
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that on May 18, 1998, the City Council of the City of Santa Clarita
adopted Ordinance 98-10 entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA
APPROVING ZONE CHANGE 97-002. (MASTER CASE 97-102) FOR THE BOUQUET
SENIORS AFFORDABLE HOUSING PROJECT WHICH CHANGES THE ZONING
CLASSIFICATION OF THE SITE FROM CITY OF SANTA CLARITA ZONE RS
(RESIDEINTIAL SUBURBAN) TO CITY OF SANTA CLARITA ZONE RMH
(RESIDIENTIAL MEDIUM HIGH) FOR 'THE DEVELOPMENT OF A 12.36 ACRE
PROPERTYi LOCATED WESTERLY AND ADJACENT TO BOUQUET CANYON ROAD
BETWEEN FESTIVIDAD DRIVE AND ESPUELLA DRIVE.
by the following vote:
AYES: Klajic, Ferry, Darcy
NOES: None
ABSENT: Weste, Heidt
A certified copy of the complete text of the ordinance is posted and may be read in the City Clerk's
Office, 23920 Valencia Boulevard, Suite 301, Santa Clarita; and/or a copy may be obtained from that
office.
Dated this 21st day of May, 1998.
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF SANTA CLARITA )
Sharon L. Dawson, being first duly sworn, deposes and says that she is the duly appointed and
qualified City Clerk of the City of Santa Clarita and that by Thursday, May 21, 1998, she caused a
certified copy of the subject ordinance to be posted and made available for public review in the City
Clerk's office and a copy of the ordinance summary to be published as required by law.
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
ORDINANCE NO. 98-10
AN ORDINANCE OF CITY COUNCIL OF THE CITY OF SANTA CLARITA
"PROVING ZONE CHANGE 97-002 (MASTER CASE 97.102) FOR THE BOUQUET
SENIORS AFFORDABLE HOUSING PROJECT
WHICH CHANGES THE ZONING CLASSIFICATION OF THE SITE FROM CITY OF
SANTA CLARITA ZONE RS (RESIDENTIAL SUBURBAN) TO CITY OF SANTA
CLARITA ZONE RMH (RESIDENTIAL MEDIUM HIGH) FOR THE DEVELOPMENT
OF A 12.36 ACRE PROPERTY LOCATED WESTERLY AND ADJACENT TO
BOUQUET CANYON ROAD
BETWEEN FESTIVIDAD DRIVE AND ESPUELLA DRIVE
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. On June 18, 1997, an entitlement was filed with the Planning & Building Services
Department which included the following requests: an amendment to the General
Plan Land Use Element Land Use Map to redesignate approximately 12.36 acres
of RS (Residential Suburban) land use to RMH (Residential Medium High) land
use; a zone change modifying the Unified Development Code zoning designation
and standards of approximately 12.36 acres of property from RS (Residential
Suburban - 5 dwelling units per acre) to RMH (Residential Medium High'- 20
dwelling units per acre); and a conditional use permit to allow for the
construction of a three story, 261 unit senior affordable housing apartment
project, to permit a 25% density bonus for the property, to provide an amenities
bonus for partial waiver of development fees, and to allow for the installation of
gates for the residential project. Staffs review of the entitlements filed further
determined that an application for a development agreement was required under
the density bonus provisions of the Unified Development Code, and that the
preparation of a Subsequent Environmental Impact Report was necessary. A 30 -
year development agreement application was filed with the City on January 16,
1998.
b. Modifications to the project were made over the course of the project's review.
Such changes include a proposal for 264 units, as opposed to the 261 originally
requested, a modified site design increasing the project's northerly setback from
120 feet to 133 feet, the addition of a gardening area for the residents of the
project, and the addition of an internal walking path for the future residents.
c. The project was previously approved under the jurisdiction of Los Angeles County
as a 192 unit, market rate senior housing project, with the development of the
site consisting of the construction of 12 separate housing structures. Under Los
Angeles County, the project underwent a zone change from A-2-5, an agricultural
zoning designation, to RPD -5,000-23U, a zoning designation allowing for
residential units with a 5,000 square foot minimum lot size, up to 23 units per
acre. The project was approved by the Los Angeles County Regional Planning
Commission on November 25, 1992. Along with the approval of the site plan, the
Regional Planning Commission also approved Tentative Tract Map 44830,
dividing the site plan into one condominium lot with 192 fee in ownership parcels.
An Environmental Impact Report (SCH#89091306) was prepared for the
previously approved project, which was certified as final in November of 1992.
Los Angeles County Regional Planning adopted a Statement of Overriding
Considerations for the previous project's cumulative impact to air quality.
d. In March of 1997, the City of Santa Clarita finalized the Northbridge Annexation
(Annexation No. 1992-04), thereby incorporating the project site into the City's
boundaries. Upon annexation, the property's zoning designation was determined
to be RS (Residential Suburban), and was found to be consistent with the City's
General Plan Land Use Element Land Use Map.
e. The site is known as the Bouquet Seniors Affordable Housing Project and is
located westerly and adjacent to Bouquet Canyon Road, between Festividad
Drive and Espuella Drive.
f. The General Plan presently designates the project site as Residential Suburban,
which corresponds to the typical single-family detached tract home developments
found throughout the planning area. The density range in this category is from
3.4 to 6.6 dwellings per gross acre with a mid-range density of 5 dwellings per
gross acre. Contingent upon the approval of the zone change, the General Plan
Land Use Element Land Use Map would be amended to reflect the site under the
RMH (Residential Medium High) General Plan designation, which corresponds
to grouped housing in townhomes, triplexes, fourplexes and larger group homes.
Specialized developments, such as senior housing and affordable housing, are
economically possible at the upper end of the density range for this category. The
density of development for this category ranges from 15.1 to 25.0 units per gross
acre, with a mid-range density of 20 dwellings per gross acre. The project's
density equals 21 dwellings per gross acre, which is consistent with the RMH
General Plan designation proposed. The approval of a conditional use permit for
a density and amenities bonus permits densities above the mid -point General
Plan designation.
g. An RMH zoning designation for the project site permits a density of up to 20
dwelling units per acre. The 8.8 net acreage of the site, however, creates a
density of approximately 30 dwelling units per acre. The density bonus
provisions of the Unified Development Code are intended- to facilitate the
construction of senior, very low, and low income units that will serve the current
and long term City need while maintaining a high degree of quality in project
design, construction, and environmental protection. The proposed project meets
all of the density bonus applicability requirements of the UDC, including the
provision for a 100% affordable housing project, the submittal of a preliminary
proposal prior to the request for the General Plan amendment and zone change,
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and the submittal of an independently prepared fiscal impact analysis detailing
the project's effects on the City's budget. The project is an infill development
project, and therefore the area infrastructure is in place oris being constructed
as a part of the project, nor is the site located in an area designated as "hillside."
The zone change of the project site to RMH would qualify the property for a
density bonus, and the site is located proximate to commercial establishments,
service providers, grocery stores, drug stores, banks, and public transit.
h. The City may grant a density bonus of 25% in excess of the maximum density of
the zone, which would allow a density of 25 dwelling unit per gross acre.
However, in areas where higher densities are appropriate and services are
available, densities of up to 35 dwelling units per acre may be permitted. A re-
designation of the project site to the RMH designation is therefore consistent
with the standards of the Unified Development Code.
i. The Bouquet Seniors Affordable Housing Project site is vacant, and incorporates
a portion of both the concrete -lined Seco drainage channel and the concrete -lined
Bouquet drainage channel. The property is surrounded by urban development,
and is thus considered an infill development project. The project site is located
in close proximity to local transit routes, grocery stores, banks, drug stores,
restaurants, and other convenience stores, and is therefore well-suited for a
senior population project.
j. The City of Santa Clarita prepared an Initial Study for the project which
determined that the project may have a significant effect on the environment and
that a subsequent environmental impact report must be prepared. A Notice of
Preparation (NOP) for the General Plan amendment, zone change, and
conditional use permit requests was mailed in September 1997 to affected
agencies.
k. The City Council held a study session regarding fee reductions for senior housing
projects on June 3, 1997. During this meeting, the Council directed staff to
ensure that applicants requesting such fee reductions address the need for
affordable senior housing projects within the City, and address the potential
impacts of such projects to the City's budget. In response to this request, staff
directed the applicant for the Bouquet Seniors Affordable Housing Project to
prepare both a fiscal impact analysis and a market study to address the
aforementioned issues. Both reports were considered by the Planning
Commission prior to forwarding a recommendation to the City Council regarding
the project.
A duly noticed Tax Equity and Fiscal Responsibility Act (TEFRA) hearing was
held by the City Council on November 25, 1997. At this public hearing, the
Council adopted Resolution No. 97-138 approving the issuance by the California
Statewide Communities Development Authority (CSCDA) of not to exceed
$17,000,000 aggregate principal amount of Multifamily Housing Revenue Bonds
for the project. The TEFRA hearing is required by the CSCDA prior to their
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issuance of pass-through tax exempt bond financing for multi -family housing
projects. No financial or legal obligation/liability to the City exists in the
approval of the above-mentioned resolution.
m. At the regularly scheduled Planning Commission meeting of February 3, 1998,
the Commission received a preliminary schedule identifying upcoming public
hearing dates and topics for discussion regarding the project. During this
meeting, the Draft Subsequent EIR was distributed to the Planning Commission
for their review. The first meeting identified on the preliminary schedule
commenced on March 3, 1998, thus allowing the Commissioners approximately
one month to begin reviewing the document prior to the first public hearing. The
preliminary schedule also identified specific project topics to be discussed at each
of the meetings. The goal of this processing schedule was to reduce redundancy
and allow the Commission and the public to better prepare for the meetings. The
Planning Commission's tentative schedule, including information identifying
areas of discussion, was published in a local newspaper of areawide distribution,
and was also distributed to all property owners within a 500' mailing radius of
the subject site.
n. While the Draft Subsequent Environmental Impact Report (SCH # 97081065) for
this project was distributed to the Planning Commission on February 3, 1998, a
Notice of Completion (N.O.C.) was formally distributed to the public on January
23, 1998. The Draft Subsequent EIR was circulated for a 45 -day public review
beginning on January 23, 1998 and ending on March 8, 1998, in compliance with
the provisions of the California Environmental Quality Act (CEQA).
o. A total of three community meetings .were held by the applicant (with the
Monteverde Homeowner's Association) in order to assess neighborhood concerns
regarding the project. The meetings were held at the residence of the President
of the Homeowner's Association on February 18, 1997, on July 10, 1997, and on
February 12, 1998. Project modifications were incorporated as a result of these
meetings, including the addition of conditions of approval addressing the
aesthetics of the proposed property. Landscaping and architectural designs for
the project are being developed in cooperation with the residential neighborhood
located directly north of the project site.
P. The Planning Commission has held duly noticed public hearings on this issue
commencing on March 3, 1998 and continuing on March 17, 1998 and April 7,
1998. These public hearings have been held at 7:00 p.m. at City Hall, 23920
Valencia Boulevard, Santa Clarita.
q. The March 3, 1998 public hearing held on the project specifically discussed the
project's Draft Subsequent EIR. The purpose of discussing the environmental
document on this date was to further enhance public participation: verbal
testimony from the Commissioners and the public could therefore be incorporated
into the response to comments prior to the close of the public review period of the
Draft Subsequent EIR on March 8, 1998. While the Draft Subsequent EIR was
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discussed in detail during the public hearing of March 3, 1998, further testimony
regarding the Draft Subsequent EIR. was not limited at subsequent meetings. A
more detailed discussion of the project parameters was held during the public
hearing of March 17, 1998. Outstanding issues were discussed during the
meeting of April 7, 1998.
r. The Bouquet Seniors Draft Subsequent EIR, was circulated for review and
comment by the affected governmental agencies and all comments received have
been considered. A Final EIR (FEIR) dated March 1997 was prepared in
accordance with CEQA and includes the Draft Subsequent EIR, responses to
comments received on the Draft Subsequent EIR, minor corrections and
clarifications to the EIR text, and a Mitigation Monitoring and Reporting
Program (MMRP). As a result of staff, public and Planning Commission
comments on the project and the Draft Subsequent EIR, the applicant has made
modifications to the project. None of the modifications would result in additional
environmental impacts. The FEIR. was recommended for adoption by the
Planning Commission simultaneously herewith pursuant to Resolution P98-11.
S. On April 7, 1998 the Planning Commission adopted Resolution No. P98-12
recommending that the City Council adopt an ordinance approving the requested
zone change.
t. The City Council held duly noticed public hearings on this project commencing
on April 21, 1998. Subsequent meetings regarding the project were held on May
12, 1998, and on May 18, 1998. On May 12, 1998, the City Council certified the
FEIR. for this project (Resolution 98-41), approved the requested entitlements
(Resolution 98-42), held the first reading of Ordinance 98-11 recommending
approval of Development Agreement 98-001, held the first reading of this
ordinance (Ordinance 98-10), waived further reading of Ordinance 98-10, and
continued this item for a second reading on May 18, 1998. On May 18, 1998, the
City Council having waived furtherreading, completed the second reading of
Ordinance 98-10 in order to approve the Bouquet Seniors Affordable Housing
Project, including approval of Zone Change 97-002 redesignating a 12.36 acre
private property from City zone RS (Residential Suburban - 5 dwelling units per
acre) to City zone RMH (Residential Medium High - 20 dwelling units per acre)
and redefining the standards of the property for compliance with the RMH zoning
designation. The April 21, 1998 and May 12, 1998 public hearings on the project
were held at 6:30 p.m., and the second reading of Ordinance 98-10 was held at
5:00 p.m. on May 18, 1998. All meetings were held at the City Council
Chambers, 23920 Valencia Boulevard, Santa Clarita.
SECTION 2. Based upon the above findings of fact, oral and written testimony and
other evidence received at the public hearings -held for the project, and upon studies and
investigations made by the Planning Commission and the City Council and on its behalf, the
City Council further finds as follows:
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a. At the hearings described above, the City Council considered staff presentations,
staff reports, Planning Commission staff reports and resolutions, applicant
presentations, public testimony on the proposal, and the FEIR prepared for the
project.
b. The project provides for development standards and types of public and private
improvements that will not cause serious public health problems, since access,
water, sewage disposal, fire protection, and solid waste disposal are addressed
in the MMRP and conditions of approval.
C. The project complies with the general requirements and performance standards
for the Residential Medium High zone, with the inclusion of an approved
conditional use permit allowing for a 25% density bonus and amenities bonus.
The proposed development of the site is consistent with the intent of the
Residential Medium High zone which corresponds to grouped housing such as
townhomes, triplexes, fourplexes and larger group homes at a density up to 20.0
dwelling units per gross acre. Private recreation amenities are provided on site
as well as private common open space. Additional uses are permitted on-site that
are complimentary to, and can exist in harmony with, a residential neighborhood.
d. The FEIR identifies a significant environmental effect regarding the project's
cumulative impact to air quality. The FEIR .identifies feasible mitigation
measures for all environmental impacts with the exclusion of air quality which
cannot be avoided through mitigation. The identified mitigation measures have
been incorporated into the MMRP and conditions of approval for the project.
SECTION 3. Based upon the foregoing facts and findings, the City Council
hereby finds as follows:
a. A FEIR, including the Draft Subsequent EIR, Responses to Comments, Text
Changes to the Draft Subsequent EIR, the MMRP, and the Statement of
Overriding Considerations for this project have been prepared and circulated in
compliance with the California Environmental Quality Act (CEQA). The
Planning Commission adopted Resolution P98-11 recommending that the City
Council certify the FEIR and adopt a Statement of Overriding Considerations for
the project's cumulative impact to air quality. The City Council certified the
FEIR and adopted the Statement of Overriding Considerations through adoption
of Resolution No. 98-41.
b. This project as modified by the Planning Commission and City Council will not
adversely affect the health, peace, comfort or welfare of persons residing in the
area; nor be materially detrimental to the use, enjoyment, or valuation of
property in the vicinity of the project site; nor jeopardize, endanger or otherwise
constitute a menace to the public health, safety, or general welfare since the
project conforms with the City's General Plan, Unified Development Code and is
compatible with surrounding land uses.
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C. The applicant has substantiated the findings for approval of a Zone Change as
specified under Section 17.03.020 of the City's Unified Development Code.
SECTION 4. The City Council hereby approves Zone Change 97-002 (Master Case
Number 97-102) consisting of a re -designation of a 12.36 acre private property located in the
City of Santa Clarita from zone RS (Residential Suburban - 5 dwelling units per acre) to RMH
(Residential Medium High - 20 unit per acre) as shown on the attached map (Exhibit A).
SECTION 5. This Ordinance shall become effective at 12:01 a.m. on the thirty-first day
after adoption.
SECTION 6. The City Clerk shall certify as to the passage of this Ordinance and cause
it to be published in the manner prescribed by law.
PASSED AND APPROVED this day of '19—.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Ordinance No. was regularly introduced and placed upon its fust reading at
a regular meeting of the City Council on the day of ,
19 . That thereafter, said Ordinance was duly adopted and passed at a regular meeting
of the City Council on the day of 19 by the
following vote, to wit:
AYES: COUNCILMEMBERS
NOES: COUNCILMEMBERS
ABSENT: COUNCILMEMBERS
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pbs\council\ord9810
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CITY CLERK
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that on May 18, 1998, the City Council of the City of Santa Clarita
adopted Ordinance 98-11 entitled :
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA
APPROVING DEVELOPMENT AGREEMENT NO. 98-0101 WITH HAMILTON LARKIN,
LLC, FOR THE DEVELOPMENT OF 12.36 ACRES OF PROPERTY KNOWN AS THE
BOUQUET SENIORS AFFORDABLE HOUSING DEVELOPMENT LOCATED WESTERLY
AND ADJACENT TO BOUQUET CANYON ROAD BETWEEN FESTIVIDAD DRIVE AND
ESPUELLA DRIVE.
by the following vote:
AYES: Klajic, Ferry, Darcy
NOES: None
ABSENT: Weste, Heidt
A certified copy of the complete text of the ordinance is posted and may be read in the City Clerk's
Office, 23920 Valencia Boulevard, Suite 301, Santa Clarita, and/or a copy may be obtained from that
office.
Dated this 21st day of May, 1998.
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF SANTA CLARITA )
Sharon L. Dawson, being first duly sworn, deposes and says that she is the duly appointed and
qualified City Clerk of the City of Santa Clarita and that by Thursday, May 21, 1998, she caused a
certified copy of the subject ordinance to be posted and made available for public review in the City
Clerk's office and a copy of the ordinance summary to be published as required by law.
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
ORDINANCE NO. 98-11
AN ORDINANCE OF CITY COUNCIL OF THE CITY OF SANTA CLARITA
APPROVING DEVELOPMENT AGREEMENT
NO. 98-001 WITH HAMILTON LARKIN, LLC, FOR THE DEVELOPMENT OF
12.36 ACRES OF PROPERTY KNOWN AS THE BOUQUET SENIORS
AFFORDABLE HOUSING.DEVELOPMENT LOCATED WESTERLY AND
ADJACENT TO BOUQUET CANYON ROAD BETWEEN FESTIVIDAD DRIVE
AND ESPUELLA DRIVE
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. On June 18, 1997, an entitlement was filed with the Planning & Building
Services Department which included the following requests: an
amendment to the General Plan Land Use Element Land Use Map to
redesignate approximately 12.36 acres of RS (Residential Suburban) land
use to RMH (Residential Medium High) land use; a zone change modifying
the Unified Development Code zoning designation and standards of
approximately 12.36 acres of property from RS (Residential Suburban -
5 dwelling units per acre) to RMH (Residential Medium High - 20 dwelling
units per acre); and a conditional use permit to allow for the construction
of a three story, 261 unit senior affordable housing apartment project, to
permit a 25% density bonus for the property, to provide an amenities
bonus for partial waiver of development fees, and to allow for the
installation of gates for the residential project. Staffs review of the
entitlements filed further determined that an application for a
development agreement was required under the density bonus provisions
of the Unified Development Code, and that the preparation of a
Subsequent Environmental Impact Report was necessary. The 30 -year
development agreement application was filed with the City on January
16, 1998.
b. Modifications to the project were made over the course of the project's
review. Such changes include a proposal for 264 units, as opposed to the
261 originally requested, a modified site design increasing the project's
northerly setback from 120 feet to 133 feet, the addition of a gardening
area for the residents of the project, and the addition of an internal
walking path for the future residents.
C. The project was previously approved under the jurisdiction of Los Angeles
County as a 192 unit, market rate senior housing project, with the
development of the site consisting of the construction of 12 separate
housing structures. Under Los Angeles County, the project underwent a
zone change from A-2-5, an agricultural zoning designation, to RPD -5,000-
23U, a zoning designation allowing for residential units with a 5,000
square foot minimum lot size, up to 23 units per acre. The project was
approved by the Los Angeles County Regional Planning Commission on
November 25, 1992. Along with the approval of the site plan, the
Regional Planning Commission also approved Tentative Tract Map 44830,
dividing the site plan into one condominium lot with 192 fee in ownership
parcels. An Environmental Impact Report (SCH#89091306) was prepared
for the previously approved project, which was certified as.final in
November of 1992. Los Angeles County Regional Planning adopted a
Statement of Overriding Considerations for the previous project's
cumulative impact to air quality.
d. In March of 1997, the City of Santa Clarita finalized the Northbridge
Annexation (Annexation No. 1992-04), thereby incorporating the project
site into the City's boundaries. Upon annexation, the property's zoning
designation was determined to be RS (Residential Suburban), and was
found to be consistent with the City's General Plan Land Use Element
Land Use Map.
e. The site is known as the Bouquet Seniors Affordable Housing Project and
is located westerly and adjacent to Bouquet Canyon Road, between
Festividad Drive and Espuella Drive.
f. The Development' Agreement has been processed concurrently with the
entitlement requests listed in Section 1(a) above. The approval of General
Plan Amendment 97-002 would designate the site as RMH (Residential
Medium High). The Development Agreement is consistent with the City's
General Plan and Zoning Land Use classifications, and the intensity of
development allowed under the Unified Development Code with: 1)
Council approval of the RMH General Plan amendment; 2) approval of a
zone change on the property to RMH (Residential Medium High); 3)
approval of a conditional use permit allowing for the construction of a
three story, 264 unit senior affordable housing apartment project, to
permit a 25% density bonus for the property, to provide an amenities
bonus for partial waiver of development fees, and to allow for the
installation of gates' for the residential project; and 7) review and
certification of the Draft Subsequent Environmental Impact Report
(SCH#97081065) prepared for the project.
g. The : City Council's approval of Ordinance 98-10 redesignates
approximately 12.36 acres of RS (Residential Suburban) property to the
RMH (Residential Medium High) zone. City Council adoption of
Resolution 98-41 certifies the Final Environmental Impact Report for the
project, and Council adoption of Resolution 98-42 approves the project's
entitlements as listed above. With these actions complete, the
Development Agreement is found to be consistent with the goals, policies,
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general land uses and implementation programs contained in the General
Plan, including the Circulation Element. Furthermore, the Development
Agreement makes reasonable provision for the use of certain real property
for commercial, industrial, residential, public facilities and parks, and
open space development.
h. The Development Agreement was processed in the time and manner
prescribed by State and local law.
L The Planning Commission held duly noticed public. hearings on the
Bouquet Seniors Affordable Housing.project (and related entitlements)
commencing on March 3, 1998 and continuing on March 17, 1998 and
April 7, 1998. All public hearings were held. at 7:00 p.m. at the City
Council Chambers, 23920. Valencia Boulevard, Santa Clarita. _
j. Discussion specifically regarding the deal points of the Development
Agreement were held by the Planning Commission at the public hearings
of March 17, 1998 and April 7, 1998. These hearings were held at the
City Council Chambers, at 23920 Valencia Boulevard, Santa Clarita,
commencing at 7:00 p.m. At these hearings the Planning Commission
received staff reports and testimony from the public and the applicant.
k. The City Council held duly noticed public hearings on the Bouquet Seniors
Affordable Housing project commencing on April 21, 1998, and continuing
on May 12, 1998 and May 18, 1998. On May 12, 1998, the City Council
certified the FEIR for this project (Resolution Number 98-41), approved
the project entitlements (Resolution No. 98-42), held the first reading of
Ordinance 98-11 rezoning the property from RS (Residential Suburban)
to RMH (Residential Medium High), held the first reading of this
ordinance, waived further reading of the ordinance, and continued the
item for a second reading on May 18, 1998. On May 18, 1998, the City
Council having waived further reading, completed the second reading in
order to approve the Bouquet Seniors Development Agreement. The April
21, 1998 and May 12, 1998 public hearings were held at or after 6:30 p.m.,
and the second reading of this ordinance was held on May 18, 1998 at 5:00
p.m. All meetings were held at the City Council Chambers, 23920
Valencia Boulevard, Santa Clarita.
During the meeting of May 12, 1998, the City Council requested that
additional language be included in Development Agreement 98-001. The
conditions added to the development agreement, as requested by the
Council include: 1) The appointment of Brad Berens from the Santa
Clarita Valley Committee on Aging (`COA") to the Board of Directors for
the non-profit general partner selected for the project; 2) The ability of the
COA to step in as the 1/2% general partner on the project at a future date
if it is found that the project's non-profit general partner is not fulfilling
their required duties appropriately; 3) The addition of disclosure language
in resident leases clarifying the permissible use of the project's recreation
area by non-resident seniors; 4) The addition of a monetary contribution
from the developer of $26,400.00 to the Senior Center (during the second
year of project operation) for studies of, and for the maintenance of, the
Senior Center's para -transit system; and, 5) The addition of language
granting the City Council the power to re -apply waived fees, adjusted for
inflation, to the project if the project turns over to'a market -rate, senior
or non -senior apartment project. Section 2(bXl) of this Ordinance permits
the project to revert to a market rate senior project after a term of 30
years, subject to the approval by the City Council after a public hearing.
SECTION 2. Based upon the above findings of fact, oral and written testimony
and other evidence received at the public hearings held for the project, and upon studies
and investigations made by the City Council and on its behalf, the City Council further
finds as follows:
a. At the hearings described above, the City Council considered staff
presentations, staff reports, Planning Commission resolutions, applicant
presentations, and public testimony on the Development Agreement.
b. The 30 -year Development Agreement includes, but is not limited to, the
following deal -points:
1) The project will consist of 264 units restricted as senior affordable
housing. The project will be restricted to persons 55 years of age
and older, and will be a 100% affordable housing project for a term
of 30 years. After that time, 100% of the units may be opened for
market rate seniors, subject to approval by the City Council after
a public hearing.
2) Each unit shall be restricted to residents whose gross income
equals no more than 60% of the area median income. Each unit
shall be a low income unit, with rents restricted to 30% to 60% of
the area median income.
3) The developer shall form a partnership with the Santa Clarita
Committee of Aging ("COA') for management of the project. The
COA will provide the following services: home -delivered meals
throughout the community and congregate meals as capacity
allows; para -transit and transportation coordination throughout
the community; socialization, recreation and education programs;
coordination of volunteer programs throughout the community;
assessment and case management services; and information and
assistance services.
13
Notwithstanding the foregoing, during the first year of operation
of the project, the developer reserves the right to partner the COA
with an experienced management company, dividing the payment
for such management services in a manner reasonably acceptable
to the Developer, the management company and the COA.
4) After the fust year of operation of the project, the COA will receive
an annual fee to manage the project.
5) The City shall provide an amenities bonus to the developer for a
partial waiver of Major Bridge and Thoroughfare District Fees.
The City will waive the greater of (a) $538,690.00 or (b) fifty-five
percent (55%) of such fees.
6) The City shall provide an amenities bonus to the developer for a
partial waiver of Transit Mitigation Fees. The City will waive the
greater of (a) $26,400.00 or (b) fifty percent (50%) of such fees.
7) The City shall provide an amenities bonus to the developer for a
partial waiver of Parkland Dedication Fees. The City will waive
the greater of (a) $322,363.00 or (b) sixty seven percent (67%) of
such fees.
8) The City shall provide a density bonus to the developer, contingent
upon the approval of the project's General Plan amendment and
zone change; to permit a gross density of 21 units per acre and a
net density of 30 units per acre in the RMH (Residential Medium
High) zone, based on the merits of the developer providing an
affordable senior housing project within the City.
C. The Development Agreement is consistent with the General Plan as
amended by the City Council (General Plan Amendment 97-002).
I The Development Agreement complies with the Development Code and
other applicable ordinances, standards, policies, and regulations as
amended by the City Council (Zone Change 97-002).
e. The Development Agreement will not:
1. Adversely affect the health, peace, comfort or welfare of persons
residing or working the surrounding area;
2. Be materially detrimental to the use, enjoyment, or valuation of
property of other persons located in the vicinity of the site; or;
3. Jeopardize, endanger, or otherwise constitute a menace to the
public health, safety, or general welfare.
f. The Development Agreement provides for clear and substantial public
benefit to the City and residents along with a schedule for delivery of the
benefit.
g. The Development Agreement provides a schedule for the development to
be constructed within a specified time period.
h. The construction of public facilities are required in conjunction with the
development including, but not limited to, vehicular or pedestrian rights
of way, drainage and flood control facilities, recreational facilities, an
internal project trail, annexation to existing sewage treatment facilities,
and road improvements adequate to serve the development.
The Development Agreement, together with the adopted conditions of
approval, satisfies the following findings of Section 17.030.010 of the
Unified Development Code:
1. Provides for the prohibition of one or more uses normally listed as
permitted and/or accessory, subject to the Director's review, or
subject to permit in the zone where placed; and,
2. Limits future development and specifies conditions under which
further development, not included within the agreement would
occur; and,
3. Requires a faithful performance bond where deemed necessary to,
and in amount deemed sufficient to, guarantee the faithful
performance of specified terms, conditions, restrictions, and/or
requirements of the agreement. In lieu of the required bond, the
applicant may deposit with the City Clerk and assign to the City,
certificates of deposit or savings and loan certificates or shares
equal in amount to the same conditions as set forth herein; and,
4. Requires the review and approval of design criteria for the
exteriors of building and other structures, including signs; and,
5. Requires special yards, open spaces, and buffer areas, fences and
walls, landscaping, and parking facilities, including vehicular and
pedestrian ingress and egress; and,
6. Regulates nuisance factors such as noise, vibration, smoke, dust,
dirt, odors, -gases, garbage, heat, and the prevention of glare or
direct illumination of adjacent properties; and,
Regulates operating hours and other characteristics of operation
adversely affecting normal neighborhood schedules and functions
on surrounding property.
SECTION 3. Based upon the foregoing facts and findings, the City Council
hereby finds as follows:
a. A Final Environmental Impact Report (FEIR), Mitigation Monitoring and
Reporting Plan (MMRP), and Statement of Overriding Considerations for
this project have been prepared, circulated in compliance with the
California Environmental Quality Act (CEQA), and adopted as certified
as required by the Act.
b. The project is compatible with existing development in the area, and
consistent with the City's General Plan and Zoning as amended (General
Plan Amendment 97-002 / Zone Change 97-002).
c. The applicant has substantiated the findings for approval of a 30 -year
Development Agreement.
SECTION 4. The City Council hereby approves Development Agreement 98-001.
SECTION 5. This Ordinance shall become effective at 12:01 a.m. on the thirty-
first day after adoption.
SECTION 6. The City Clerk shall certify as to the passage of this Ordinance and
cause it to be published in the manner prescribed by law.
PASSED AND APPROVED this day of '19—.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) '
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby
certify that the foregoing Ordinance No. 98-11 was regularly introduced and placed ;upon its
fust reading at a regular meeting of the City Council on the _day of ,
19. That thereafter, said Ordinance was duly adopted and passed at a regular meeting of
the City Council on the—day of 19_by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
JJL:JDR:lep
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