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HomeMy WebLinkAbout2001-11-27 - AGENDA REPORTS - SENIOR HOUSING CANYON COUNTRY (2)CITY OF SANTA CLARITA AGENDA REPORT City Manager Approv Item to be presented by: Enrique Dz PUBLIC HEARING DATE: November 27, 2001 SUBJECT: A REQUEST TO ALLOW FOR THE CONSTRUCTION OF A 200 UNIT AFFORDABLE SENIOR HOUSING PROJECT WITHIN THE COMMUNITY OF CANYON COUNTRY IN THE CITY OF SANTA CLARITA AND IMPACT FEE REDUCTION AND SUBSIDY DEPARTMENT: Planning and Building Services RECOMMENDED ACTION Proposed Project Receive report, open public hearing, receive testimony, close public hearing, adopt a Resolution and introduce an Ordinance entitled: An ordinance of the City Council of the City of Santa Clarita, California, approving Zone Change 01-001 (Master Case 01-047 which changes the zoning classification of the site from zone CC (Community Commercial) to zone RH (Residential High) for the development of a 200 unit affordable senior housing project on a 5.84 acre property located easterly of Sierra Highway at the terminus of the proposed Flying Tiger Drive. Impact Fees Approve a project specific impact fee reduction of $946,482 by not collecting the full fees ($1,994,940 fee), therefore reducing the developer's fees to $1,048,458. PROPOSED PROJECT IMPACT FEES FEE TYPE FULL FEE PROJECT FEE REDUCTION SUBSIDY DEVELOPER OBLIGATION Bride and Thoroughfare $1,400,000 $770,000 0 $630,000 Parkland Dedication $554,940 $166,482 0 $388,458 Transit Mitigation $40,000 $10,000 0 $30,000 TOTAL $1,994,940 $946,482 0 $1,048,458 °` �- X57 Agenda Item •� Master Case 01-047 November 27, 2001 Page 2of12 BACKGROUND On February 12, 2001, the applicant, Community Housing Development Group, Inc. submitted an application to allow for the construction of a 200 unit affordable senior housing project. The site is currently located in a CC (Community Commercial) zone and requires a Zone Change and General Plan Amendment to RH (Residential High). The RH zone allows for a maximum density of 28 units per acre and the applicant is requesting 35 units per acre. The applicant must obtain a density bonus to allow for 35 units per acre which is a 25% increase exceeding the maximum density allowed. The Unified Development Code (UDC) allows for an affordable housing density bonus in accordance with the specified provisions. The proposed project meets the code provisions to allow for a density increase of 25% without approval of a conditional use permit. However, a conditional use permit is required because the proposed building height exceeds 35 feet. The proposed project also requires approval of a variance in order to waive the UDC required 250 cubic feet of lockable, enclosed storage per unit. The proposed project would involve the construction of three (3) buildings totaling approximately 150,000 square feet. There are 162 proposed parking spaces on site, 100 of those are covered parking spaces. There is a total of 32,500 square feet of proposed open space that will be provided on site. A deed restriction will be recorded to ensure that the occupancy of the units would be restricted as affordable, senior housing. The applicant is requesting impact fee reductions totaling $1,500,000. Currently, the City does not have programs in place to assist with the development of affordable housing projects through impact fee reductions or subsidies. If the City Council does not adopt programs to assist in the development of affordable housing, the Council would have to provide subsidies from the general fund contingency account or fee reductions in order to meet the state mandated affordable housing requirements. The City of Santa Clarita General Plan identifies several goals and policies that support the reduction or subsidizing of fees for affordable senior projects which include the following: Housing Policy 5.1: Promote reasonable processing time and fees, including consideration of adjustment or waiver of fees to facilitate non-profit affordable housing and other special needs projects. Housing Policy 5.5: Encourage the enactment of Federal and State legislation to provide funding for the maintenance and development of affordable housing. Housing Policy 5.6: Allow density bonuses, or other incentives of equivalent financial value, as required by State law, when a new housing development includes an appropriate number of affordable units. The Housing Element of the General Plan includes programs that would promote the development of affordable housing such as Inclusionary Housing Program and Housing Bank Program. This could be accomplished by conducting a feasibility study for an Inclusionary Housing Program which would require new housing to set aside a prescribed percentage of housing units of the development to be sold at affordable market rates. While Master Case 01-047 November 27, 2001 Page 3 of 12 the adoption of a Housing Bank Program would require new development projects to pay a fee that would contribute to an affordable housing fund. These funds would be used to match other funds or be used to assist in the construction of affordable housing. However, these programs are not currently in place. A feasibility study will be completed prior to January 2003 addressing Inclusionary Housing Programs and Housing Bank Programs. Therefore, the City Council must consider other options to encourage the development of affordable housing that include fee subsidies, fee reductions, or fee waivers. With impact fee subsidies, the City Council could provide for affordable housing funds from the contingency account. However, the contingency account funds are considered "reserves" from the General Fund which would compete with other contingency funded projects. The second option is fee reductions of the full impact fee amount. The Senior Center of the Santa Clarita Valley has worked closely with the applicant in order to find an appropriate location in Canyon Country and submitted a letter supporting the proposed 200 unit affordable senior housing project. On November 6, 2001, the Planning Commission of the City of Santa Clarita, adopted Resolution P01-43 which recommended that the City Council adopt the Mitigated Negative Declaration and the proposed 200 unit affordable senior housing project consisting of a General Plan Amendment, Zone Change, Conditional Use Permit, and Variance. PROJECT DESCRIPTION The proposed 200 unit affordable senior housing project on a 5.84 acre lot will include a unit mix of 145 one -bedroom apartments of approximately 520 square feet and 55 two- bedroom apartment units of approximately 690 square feet. All apartments will feature a full kitchen and appliances including refrigerators and sink disposals. The proposed 4 -story building will include elevators, a security system, common laundry rooms, central rental offices, and heated swimming pool and spa. A large all purpose room and kitchen, game room, library, pet area, and outdoor barbecue area. Additional services will be coordinated with a third -party management company along with the Santa Clarita Committee on Aging including transportation and social services. The proposed units will be for seniors that qualify as low-income tenants and the monthly rents will be restricted to low income tenants consistent with the General Plan Housing Element definition of low income. GENERAL PLAN. ZONING & LAND USE The following tables identify the General Plan designation, Zoning, and Land Uses surrounding the proposed site. General Plan Zonine Land Use PROJECT: CC CC Vacant land North CC CC Proposed Day Care Center Master Case 01-047 November 27, 2001 Page 4of12 South N/A N/A State Route 14 West CC CC Self-storage/moving rental facility East SP1 SP1 Apartments (Unincorporated L.A. County) The site is currently zoned CC (Community Commercial), and the applicant is requesting a General Plan Amendment and Zone Change to RH (Residential High) zone. The Residential High Zone is intended for "group housing similar to the Residential Medium High Zone at a density up to 28.0 dwellings per gross acre. Private recreation amenities are provided on site as well as private common open space. Additional uses are permitted that are complimentary to, and can exist in harmony with, a residential high density development". The surrounding land uses near the proposed project location include high- density residential and commercial uses. The proposed project would not be in conflict with the existing surrounding uses and is consistent with the uses in the Residential High Zone. ENVIRONMENTAL STATUS As part of the project review, a CEQA-required initial study was prepared to evaluate the potential environmental impacts of the project. It was determined that although the proposed project could have a significant effect on the environment, there would not be a significant effect in this case because mitigation measures placed on the project would reduce the impacts to a level of insignificance. A Mitigated Negative Declaration was prepared by staff and published and posted for public review and comment on October 5, 2001. ANALYSIS Land Use and Density Bonus The General Plan designation for the proposed project site is Community Commercial (CC). The zoning of the project site is consistent with the General Plan. The Community Commercial zone permits "retailing and service uses of a community -wide nature that attract people from beyond the immediate neighborhood." In order to allow for the proposed density, the project site requires a Zone Change and General Plan Amendment to the Residential High (RH) zone. The Residential High zone permits "housing similar to the Residential Medium High Zone at a density of 28.0 dwelling units per gross acre. Private recreation amenities are provided on site as well as private common open space. Additional uses are permitted that are complimentary to, and can exist in harmony with, a residential high density development" (U.D.C. 17.11.020H). The proposed zone change from commercial to residential is consistent with the surrounding land uses. Those uses surrounding the project site include multi -family homes to the north and east, with a hillside between the project site and the adjacent homes that would act as a natural buffer. The Union Pacific Railroad lines are located to the north of the project site. Located to the west of the project site is commercially zoned vacant land included in the Tentative Parcel Map 25916, a storage/moving rental facility to the west, and Sierra Highway to the north of Master Case 01-047 November 27, 2001 Page 5 of 12 the site. The RH zone allows for a maximum density of 28 dwelling units per gross acre, and the applicant is requesting a density bonus to construct 35 dwelling units per gross acre. The Unified Development Code allows for a density bonus in order to "facilitate the construction of senior, very low and low income housing for sale and rental housing 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 requiements are intended to work in conjunction with the residential development standards and the provisions of the state planning law related to density bonuses and also provide assurances to the City that the units remain available and affordable to senior very low and low income individuals and families. The Unified Development Code identifies provisions that must be met in order to allow for a density bonus. Those provisions are the following: • The development shall consist of five or more units in which at least twenty (20) percent of the total units are reserved for lower income households or at least ten (10) percent of the total units are reserved for very low income households or at least fifty (50) percent of the total units are reserved for senior citizens. The proposed project consists of 200 apartment units in which 100 percent of the units are reserved for low-income seniors. The City's draft Housing Element of the General plan identifies the Low Income Households category as a family which has an income between 50% to 80% of the County median income with a houshold income range between $25,650 - $41,040. Very Low Income Households are 50% or less than the County median income with an income range of $25,650 or less. The units will be restricted to seniors that qualify as low income tenants and the monthly rents will be restricted to 60% of the area median income and a deed restriction will be recorded to ensure the affordability for a period between 30 years. Therefore, the proposed project meets this provision. • The plan shall show the intended use of the density bonus within the housing development or within the geographic area of the housing development. The proposed project is 100 percent affordable and the units will be located entirely within the proposed project site. Therefore, the proposed project meets this provision. • A written preliminary proposal shall be submitted, including a development incentive checklist, to determine the means for complying with this section. A preliminary proposal shall be submitted prior to any formal requests for general plan amendments, zoning amendments or subdivision map approvals. The applicant submitted this information to staff prior to formal submittal of this request through a preliminary one-stop process. At that time staff conducted an analysis of the information provided and was satisfied with the proposed project request. This information included compliance with housing density conditions which included the availability of adequate infrastructure (streets, sidewalks, traffic signals) and project proximity to commercial establishments, service providers and other Master Case 01-047 November 27, 2001 Page 6 of 12 amenities (grocery stores, drug stores, banks, etc.). The applicant provided a map that identified compliance with these conditions. Therefore, the proposed project meets this provision. • An independently prepared fiscal impact statement shall be submitted with the preliminary proposal examining the general effects of the proposed project to the City. The study shall include the potential specific fiscal impact to the various funds of the City which may be affected by the particular development concessions being requested, such as general fund, property taxes, police and fire safety, park development fees, etc. The study shall also include the positive or negative fiscal and economic benefits to the City for granting one or more incentives. The applicant has submitted a Fiscal Impact Analysis prepared by an independent consultant which has been reviewed by the City's Finance Division. This report included estimates of the fiscal impact to the City of Santa Clarita General Fund operating budget resulting from the development of a low income senior housing project. The applicant will be requesting fee waivers from some of the City's impact fees to the City Council. Those fees include Bridge and Thoroughfare, Parks, Transit, and Building Permit fees. This information has been forwarded to the City's Finance Division for further review and analysis prior to the City Council meeting. Regional Housing Needs Assessment The Regional Housing Needs Assessment (RHNA) is used by the Southern California Association of Governments (SCAG) to plan for future growth in the region. The RHNA quantifies the need for housing within each jurisdiction. Communities plan on how they will address this need through the process of completing the Housing Elements of their General Plans. The RHNA is completed periodically by SCAG and it identifies both existing and future housing needs. The SCAG region, which includes Orange, Los Angeles, Riverside, San Bernadino, Ventura and Imperial counties has a population of approximately 16 million persons. To project growth, demographers examine historical growth patterns, job creation, household formation rates, and other factors to estimate how many households will be added to each community between now and 2005. SCAG has estimated that the City of Santa Clarita needs to provide 7,157 new housing units. Of this total amount, 2,197 new housing units must be provided as low and very low-income units. The proposed 200 unit affordable senior housing project will provide approximately 9% of this need. General Plan The proposed 200 unit affordable senior housing project is consistent with several goals and program policies of the general plan which are listed above. The proposed project will provide opportunities to seniors in the Santa Clarita Valley to live within the community of Canyon Country in affordable apartments with on-site amenities. The income levels of potential residents will be restricted to low-income seniors which is encouraged by the Housing Element. In addition, the applicant is requesting a density bonus in order to Master Case 01-047 November 27, 2001 Page 7of12 provide affordability through the proposed density. The proposed project is also located just easterly of Sierra Highway which provides public transportation and other amenities and the applicant will be providing a shuttle service for the residents. Therefore, the project is consistent with several of the General Plan Housing Element goals and policies. Geologic The 5.84 -acre site will be graded per the conditions of approval and grading plan for Parcel Map No. 25916. Development of the site would require minimal land alterations consisting of fine grading. Therefore, site preparation is not anticipated to result in substantial change in topography or ground surface relief features. Approximately 3 acres of the site will include landscaping or natural open space, 17% of the site will be covered by buildings or structures, and 17% of the project site will be covered by road and paved surface. Traffic and Parking The proposed project has an estimated 150 trips per day to the facility. The proposed affordable senior housing project is to be located in an area, which has already been improved with respect to circulation and therefore can accommodate the proposed use. The site is located off the proposed Flying Tiger Drive, which will have access off Sierra Highway. Sierra Highway is designated as a major highway and Flying Tiger Drive is a cul-de-sac that is proposed to be designed to accommodate the 6 lots (these lots are currently vacant) created by Parcel Map 25916. In addition, the affordable senior housing project proposes to provide a tram service for the tenants of the facility which helps to reduce the number of vehicle trips. The project will be required to pay the appropriate Bridge and Thoroughfare fees. There will be no safety hazards from design features, insufficient parking capacity, inadequate emergency access, hazards for pedestrians or bicyclist, conflicts with adopted policies supporting alternative transportation, or disjointed patterns of roadway improvements. A condition of approval for PM 25916 will require the modification of the existing traffic signal at Sierra Highway and Flying Tiger Drive. The proposed 200 unit affordable senior housing project will provide a total of 162 parking spaces. The Unified Development Code requires one (1) parking space for every 2 units for the proposed project (1/2 space per unit). The applicant is proposing 100 covered parking spaces for the residents of the senior housing project. Guest parking shall be provided at a ratio of one (1) parking space for every eight (8) units. The proposed project will provide 53 guest parking spaces at the site. In addition, the UDC requires a total of six (6) -parking spaces designated for disabled persons and the application is providing nine (9) handicapped spaces. Therefore, the proposed affordable senior housing project meets the parking requirement of the Unified Development Code. All drive aisle widths will be a minimum of 28 feet on the entire project site. The project will create no adverse impacts related to on-site or off-site parking. Aesthetics Master Case 01-047 November 27, 2001 Page 8 of 12 There are no scenic vistas in the vicinity of the project site. The maximum proposed building height is 47'-6". There is multi -family residential to the north and east, and there is a slope that serves as a buffer between the project site and the nearby multi -family residences. The site will be located at the terminus of Flying Tiger Drive just east of Sierra Highway. The proposed project is located adjacent to several multi -family residential developments that are similar in scale, color, and massing. The proposed design will be consistent with the adjacent residential community. Noise The site is surrounded by uses that could potentially create noise which could cause a negative impact to the site. The applicant conducted an acoustical analysis to determine the noise sources surrounding the site and proposed mitigation in order to reduce to an acceptable level that meets the State Building Code. The acoustical analysis determined that the surrounding noise sources are dominated by the traffic on the Via Princessa off ramp to the southwest and the traffic on Sierra Highway to the north. In addition, there is a Union Pacific Railroad line located to the north. With the use of standard construction, interior noise levels will comply with the requirements of the State Code. IMPACT FEE ANALYSIS The applicant is requesting impact fee subsidies and reductions of approximately $1,500,000 that includes the Bridge and Thoroughfare District Fee, Parkland Dedication Requirement Fee, and Transit Impact Fee. The proposed 200 unit affordable senior housing project is required to pay $1,994,940 (B & T Fee, Parkland Fee, Transit Fee). The City of Santa Clarita General Plan identifies several goals, policies, and programs that support the reduction or subsidizing of fees for affordable senior projects (see page 2). Bouquet Canyon Senior Apartments Impact Fees On May 12, 1998, the City Council approved the 264 unit Bouquet Canyon Senior project. The Bouquet Canyon Senior Apartment project was subject to pay $1,514,966 in impact fees which included Bridge & Thoroughfare District Fees, Parkland Dedication Requirement Fees, and Transit Impact Fees. However, the Council reduced the B & T Fees, Parkland Fees, and Transit Fees. Therefore, the applicant was subject to the reduced impact fee total of $627,513 for a total reduction of $887,453 which is shown on the table below. BOUQUET CANYON SENIOR APARTMENT IMPACT FEES FEE TYPE FULL FEE PROJECT FEE REDUCTION SUBSIDY NEW TOTAL Bride and Thoroughfare $979,440 $538,690 0 $440,750 Parkland Dedication $482,726 $322,363 0 $160,363 Transit Mitigation $52,800 $26,400 0 $26,400 TOTAL $1,514,966 $887,453 0 $627,513 Master Case 01-047 November 27, 2001 Page 9of12 Proposed 200 Unit Affordable Senior Housing Project The applicant is requesting impact fee reductions totaling $1,500,000. The proposed 200 Unit Affordable Senior Housing Project is subject to provide $1,994,940 in City fees for Bridge and Thoroughfare District Fees, Parkland Dedication Requirement Fees, and Transit Impact Fees. The following table identifies the proposed impact fee requirement for the proposed project. PROPOSED PROJECT IMPACT FEES FEE TYPE FULL FEE Bride and Thoroughfare Parkland Dedication Transit Mitigation $1,400,000 $554,940 $40,000 TOTAL $1,994,940 Bridge and Thoroughfare District Fee The proposed 200 unit affordable senior housing project would be required to pay $1,400,000 in Bridge and Thoroughfare District Fees. However, the B & T fee assumes that the apartment would be rented at an average market rate. Fewer trips would be generated by a senior occupied apartment complex as opposed to a typical apartment complex. According to the Institute of Transportation Engineering Manual, a senior oriented apartment project produces approximately 55% fewer trips than a typical apartment project. A 55% reduction or subsidy in fees would be as follows: 55% of 1,400,000 = $770,000 $1,400,000 - $770,000 = $630,000 The project's total of $630,000 paid towards the Via Princessa Bridge and Thoroughfare District is more that the District would receive for funding based on the current CC (Community Commercial) zoning designation of the site. This analysis is based on the existing 5.54 acre CC (Community Commercial) site being developed as a commercial project, which would then be responsible for a B & T payment of $292,000. Therefore, with a reduction of the B & T fee, the proposed 200 unit senior housing project would still contribute $335,000 more than a commercial development at this site. However, this is only an estimate and the B & T Fee is scheduled to increase in the future and the applicant would be required to pay the fee in place prior to the issuance of Building Permits. This reduction is consistent with the Bouquet Canyon Senior Apartment Bridge and Thoroughfare fee reduction. Master Case 01-047 November 27, 2001 Page 10 of 12 BRIDGE AND THOROUGHFARE DISTRICT FEE FULL FEE PROJECT SUBSIDY NEW TOTAL SPECIFIC FEE SPECIFIC FEE REDUCTION REDUCTION $166,482 0 $388,458 $1,400,000 $770,000 0 $630,000 Parkland Dedication Requirement Fee The proposed 200 Unit Affordable Senior Housing Project will be required to pay $554,940 in Parkland Dedication Fees without any credit. However, the applicant can provide on- site recreational activities and receive Parkland Dedication Requirement Fee credit for 30% of the total required fee. Therefore in order to obtain a 30% fee subsidy, the applicant would need to provide approximately 24,173 square feet of on-site recreational space which is one third of the project's requirement or 55% of the required 1.85 acre requirement. The fees with a 30% reduction would equal $388,458 which would be a reduction of $166,482. PARKLAND DEDICATION REQUIREMENT FEE FULL FEE *PROJECT SUBSIDY NEW TOTAL SPECIFIC FEE REDUCTION $554,940 $166,482 0 $388,458 * The 30% reduction includes providing 24,173 square feet of on-site recreational space. Transit Impact Fees The City's Transit Impact Fee is calculated at $200 per unit. For the proposed project, the Transit Impact Fee would equal $40,000. The reduction/subsidy of the Transit Impact Fee for the Bouquet Canyon Senior Apartment project was based on a 50% reduction due to the Santa Clarita Valley (SCV) Senior Center's commitment to operate a van/tram for the project, and transit service and amenities that already existed near this location which served the site. The proposed project does not have existing transit service or amenities near the site. The Transit Impact Fee is required in order to ensure that additional services and amenities can be provided. However, the Senior Center will be providing transit service to the proposed project which will reduce the impact to the City's Transit Services. Therefore, Transit could support a fee subsidy of 25% which would equal $30,000 in Transit Impact fees. TRANSIT IMPACT FEE FULL FEE PROJECT SUBSIDY NEW TOTAL SPECIFIC FEE REDUCTION $40,000 $10,000 0 $30,000 Master Case 01-047 November 27, 2001 Page 11 of 12 TOTAL IMPACT FEES WITH RECOMMENDED REDUCTION Therefore, with a fee reduction using a similar methodology as the Bouquet Canyon Senior Apartments the proposed 200 unit affordable senior housing project would be subject to pay $1,048,458 (B & T Fee, Parkland Fee, Transit Fee). TOTAL IMPACT FEES WITH REDUCTION & LOWER SUBSIDY (PARK & TRANSIT ONLY) This alternative includes the reduction of impact fees and a partial subsidy from the Council contingency account. The applicant would be responsible for $1,048,458 while the council could subsidize $176,482 for both Parkland Dedication and Transit Impact Fees only while the Bridge and Thoroughfare Fee would be reduced with no Council subsidy. TOTAL IMPACT FEES WITH LARGER REDUCTION - APPLICANTS REQUEST The applicant is requesting $1,500,000 in fee reductions in order to make the proposed project feasible. Based on staffs analysis, showing a reduction of $946,482 in project specific impact fee reductions, the applicant would still need to pay an additional $553,518 above the requested fee reduction of $1,500,000. In order to make up the difference, the City Council could consider a reduction of $946,482 and a subsidy of $553,518 from the council contingency fund however, this would compete with other contingency funded projects. This subsidy is a lump sum that does not identify specific impact fee reductions. Master Case 01-047 November 27, 2001 Page 12 of 12 ALTERNATIVE ACTIONS Proposed Project The Council can consider the following alternative actions to approval of the proposed 200 unit affordable senior housing project. Deny the proposed project 2. Reduce the scope of the proposed project 3. Other action, as determined by the City Council Impact Fees If the Council determines to support a combination of fee reductions or fee subsidies the following alternative actions should be considered: Support a project specific impact fee reduction of $946,482 by not collecting the full fees ($1,994,940 full fee). The developer's reduced fees would still total $1,048,458. However, the City Council would subsidize $176,482 (Parkland and Transit Fees) from the Council's contingency account (1240-7409); or 2. Support a project specific impact fee reduction of $1,500,000 which includes a project specific impact fee reduction of $946,482 plus an additional $553,518 subsidy from the councils contingency account (1240-7409). FISCAL IMPACT An independently prepared fiscal impact analysis indicates that the project will have a negative fiscal impact on the City's General Fund of $23,989 annually or $145,216 over the project's absorption period (five years). In determining the project's fiscal impacts to the City's budget, the analysis assumes that full mitigation fees have been paid. Therefore, any further waiver of fees will have additional negative impact on the City's budget. ATTACHMENTS 1. Draft Resolution 2. Draft Conditions of Approval 3. Draft Ordinance 4. Site Plan & Elevations READING FILE 1. Draft Negative Declaration and Initial Study s: \pbs \ current \ 2001 \ 01047 \ council\ CCreport CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN: A public hearing will be held before the City Council of the City of Santa Clarita in the City Hall Council Chambers, 23920 Valencia Blvd., 1" Floor, Santa Clarita, California, on the 27th day of November, 2001, at or after 6:00 p.m. to consider Master Case No. 01-047 (Conditional Use Permit 01-003, General Plan Amendment 01-002, Variance 01-002, Zone Change 01-002). The applicant is requesting approval to construct a 20 -unit affordable senior housing project within the community of Canyon Country in the City of Santa Clarita. The site is currently located in a CC zone and requires a General Plan Amendment, Zone Change, Conditional Use Permit, and Variance. The proposed project site is located within the Flying Tiger subdivision, easterly of Sierra Highway at the terminus of the proposed Flying Tiger Drive; project applicant is Community Housing Development Group, Inc (Jules Swimmer). Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the Planning and Building Services Department, Santa Clarita City Hall, 23920 Valencia Blvd., Third Floor, Santa Clarita, CA. 91355, (661) 255-4330 — Enrique Diaz, Project Planner. If you wish to challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at or prior to the public hearing. Dated: October 31, 2001 Sharon L. Dawson, CMC City Clerk Publish Date: November 2, 2001 PhFlyingTigendoc