HomeMy WebLinkAbout1998-05-18 - ORDINANCES - ZC 97-002 BOUQUET SENIORS (2)ORDINANCE NO. 98-10
AN ORDINANCE OF CITY COUNCIL OF THE CITY OF SANTA CLARITA
APPROVING ZONE CHANGE 97-002 (MASTER CASE 97.102) FOR THE BOUQUET
SENIORS AFFORDABLE HOUSING PROJECT
WINCH 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 or is 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.
1. A duly noticed Tax Equity and Fiscallesponsibility 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 k 97081065) for
this project was distributed to the Planning Commission on February 3, 1998, a
Notice of Completion (N.O.CJ 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 EER 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.
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 EK 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 further reading, 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 18 day
YOR
ATT P ST:
Cl 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.9 -10 was regularly introduced and placed upon its first reading at
a rear meeting of the City Council on the 12th day of May
19 . That thereafter, said Ordinance was duly adopted and passed at a regular meeting
of the City Council on the 18th day of May 19 by the
following vote, to wit:
AYES: COUNCILMEMBERS K3ajic, Ferry, Darcy
NOES: COUNCILMEMBERS None
ABSENT: COLTNCUMM 3ERS Heidt, fieste
CITY CLERK
JJL:JDR:Iep
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