HomeMy WebLinkAboutResolution No. 00-C004RESOLUTION NO. 00-C4
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING
AN AMENDMENT TO THE AZUSA GENERAL PLAN LAND USE ELEMENT
FROM RURAL DENSITY RESIDENTIAL (R), CONSERVATION (C), AND
COMMUNITY FACILITIES (CF)
TO LOW DENSITY RESIDENTIAL (L) AND CONSERVATION (C)
IN CONNECTION WITH ZONE CHANGE NO. Z99-05
WHEREAS, the Planning Commission held a duly noticed public hearing on December
15, 1999, and after receiving testimony, the Planning Commission closed the public hearing and
deliberated regarding the Final Environmental Impact Report and the Project Approvals, and
duly considered all information presented to it; and
WHEREAS, the Planning Commission voted unanimously to adopt Resolution No. 99-54
recommending that the City Council certify the Final Environmental Impact Report and further
recommending that the City Council approve this General Plan Amendment from Rural Density
Residential (R), Conservation (C), and Community Facilities (CF) to Low Density Residential
(L) and Conservation (C) as shown on Exhibit A; and
WHEREAS, the Planning Commission's proceedings for a general plan amendment
complied with Azusa Municipal Code sections 88-275, 88-280; and
WHEREAS, the City Council of the City of Azusa held a duly noticed public hearing on
January 18, 2000, concerning this general plan amendment, and fully and carefully considered all
oral and written testimony offered therein prior to acting on this resolution;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY AZUSA HEREBY
RESOLVES AS FOLLOWS:
SECTION 1: The land use designation contained within the Land Use Element of the
Azusa General Plan is hereby changed from Rural Residential (R), Conservation (C), and
Community Facilities (CF) to Low Density Residential (L) and Conservation (C) for the property
located at 2027 North San Gabriel Canyon Road (APN's 864-006-001 and 002; 8684-008-013;
8684-025-270, 271, and 273; 8684-026-001, 003, 006, 007, 008, 009, 010, 011, 013, and 014;
and 8684-027-270) as shown on Exhibit A.
SECTION 2: That in accordance with Section 88-585 of the Azusa Municipal Code, it is
found that the General Plan Amendment would not unreasonably interfere with the use or
enjoyment of property in the vicinity, and would not adversely affect the public peace, health,
safety or general welfare, and provided the conditions of approval are adhered to, the City
Council finds that:
A. That the proposed amendment is in the public interest, and that there will be a
community benefit resulting from the amendment:
Census data from 1990 illustrates a need for upper -end housing in Azusa. In
communities that surround Azusa, a majority of the owner -occupied homes are
valued at over $200,000. In Azusa, only 13% of the homes are valued over
$200,000. Furthermore, the City's Economic Development and Strategic Plan
identifies a need for high value housing which will in turn attract more business
to Azusa due to increase spending power. The proposed project would add 331
high value (over $300,000) homes to Azusa's housing stock.
The homes are expected to be predominantly owner -occupied, thereby, resulting
in a small reduction in the percentage of city-wide tenant -occupied housing and
bringing about an improved ratio of tenant -to -owner occupied housing units and
adding to community stability.
B. That the proposed amendment is consistent with the goals, policies, and objectives
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of the General Plan:
Land Use (Residential): Primary Community -Wide Land Use Goals:
Provide for an orderly pattern of future development and change throughout the
City that will be both compatible with and beneficial to existing land uses and
which will ensure residents of a desirable urban environment in which to live,
work, shop and play.
The project will be constructed in accordance with applicable subdivision
standards and therefore will be orderly. The proposed dedication of on-site open
space areas may make additional recreational opportunities available to a broad
constituency that would not otherwise exist absent the project.
Allow development in the San Gabriel Mountain foothills only when proper
consideration has been shown for all environmental and safety factors.
Both the Applicant and the City have undertaken a comprehensive approach to
identifying environmental and safety factors affecting the project site and the
proposed development. Detailed studies have been conducted by the Applicant
which have been subjected to thorough third party technical review to document
those conditions and evaluate the adequacy of the project's response to those
conditions. As shown in the analysis presented in the EIR, all applicable
environmental and safety hazards can be effectively mitigated to a level below
significance.
Land Use (Residential): Residential Land Use Goals
Encourage the maintenance and conservation of existing single-family homes and
the preservation of existing low-density neighborhoods throughout the
community.
While the project will demolish 5 existing single-family homes, the project will
construct 331 units in their place. The project will create a low-density residential
neighborhood to replace the rural -density development there now. Project
development, will, therefore, not impact any existing single-family neighborhoods
and will further the City's policy to promote the development and subsequent
retention of low-density residential areas.
Provide for a well balanced variety of housing arrangements, opportunities and
densities, each appropriately located with reference to topography, traffic
circulation, community facilities, and aesthetic considerations.
Three distinct housing products will be developed on the project site, each with
variations in lot and unit sizes. The subdivision has been sited to minimize
impacts to steep hillsides. A traffic study has been prepared to assess the impact
associated with the proposed project on the existing street system and measures
have been identified to ensure the project's impact is less than significant.
Community facilities such as two parks and a linear parkway with pedestrian trail
have been incorporated into the project design to serve the project's residents. The
overall design of the project has been the subject of a number of meetings with
City Staff to ensure that the development incorporates `liveable community'
principles and visually interesting architectural details.
Ensure the development of school, park and other necessary public facilities well
related to residential neighborhoods.
The proposed development fully responds to the project's own demands for and
impacts to schools, parks, and other public facilities. School impacts will be
addressed through the payment of established school impact fees. Park demands
will be addressed through the dedication of on-site park acreage, the dedication of
other open space areas, and the payment of in -lieu park fees. All requisite utility
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extensions and infrastructure improvements as required to support the proposed
land use have been identified and are included either as part of the proposed
project or identified as mitigation measures in the Environmental Impact Report.
Land Use (Residential): Supporting Objective
To encourage a full range of public improvements and services to all residential
neighborhoods.
All public improvements as required to service and support the proposed
development are included either in the development application or identified as
mitigation measures in the Environmental Impact Report.
To encourage the development of residences for all economic segments of the City
and to also encourage the ownership of these units in order to increase
neighborhood stability.
The proposed project is responding to a market segment not adequately addressed
within the City. All units are assumed to be owner -occupied.
To ensure that all residential development proposals include an adequate and
detailed analysis of the impact on the entire community and of the community's
ability to sustain it, in terms of such factors as adequate access, off-street parking,
reasonable demand on utilities and public facilities, and others that might affect
residential or community quality.
Preparation of the CEQA document demonstrates the City's efforts to comply
with this policy declaration.
To ensure that all new development is compatible with the Circulation Element
and existing street system and that the system will adequately handle the expected
traffic increase.
Detailed traffic studies have been conducted for the proposed project. Those
studies examine both project -specific demands and reasonably foreseeable future
demands that will cumulatively contribute to areawide traffic conditions. All on-
site and off-site improvements as required in response thereto have been identified
either as components of the proposed project or identified as mitigation measures
in the Environmental Impact Report.
Land Use (Community Facility) Objectives
To provide for a community -wide balance of communityfacilities that will not
create excessive demand on facilities and utilities, especially in areas of
development concentration.
Proposed community facilities located on the site include, but may not be limited
to, a potable water tank sufficiently sized to accommodate development demands
and park areas designed to accommodate the recreational needs of site residents.
In this fashion, the project seeks to be "self sufficient" and limit its resulting
impacts upon other off-site facilities.
To provide for adequate park and recreation facilities to meet the demands of
present and future Azusa citizens.
The project will comply with the City's park dedication and open space
requirements to meet the park facility needs created by the residents of Mountain
Cove. Additionally, while no recreational use of those open space areas located
along the San Gabriel River and elsewhere upon the project site is proposed, any
resource agency(ies) subsequently accepting title to those lands may facilitate
additional public use of those areas.
Land Use (Circulation) Goals
Provide for land uses that encourage efficient use of the circulation systems that
exist, while avoiding land use concentrations or locations that might result in
unnecessary and undesirable congestion.
Project design features and/or mitigation measures have been identified that will
ensure that all affected roadways impacted by the project continue to operate at an
acceptable level of service.
Land Use (Circulation) Objectives
Provide for adequate access into residential areas by local or collector streets,
avoiding congestion and hazardous conditions that are often caused by direct
access onto arterial streets from local streets or residences.
No residential dwelling unit will be provided direct access onto either an off-site
collector or off-site arterial highway. As a result, no congestion or hazardous
conditions will result therefrom.
Provide for alternative modes of transportation such as bicycles, pedestrian
facilities, etc., as well as access to major regional transportation systems.
The project will provide for a network of on-site "trails" to promote pedestrian
activities within the project boundaries and minimize vehicular travel internal to
the project. In addition, the Applicant is working with the Azusa Canyon Task
Force to extend the Class I (off-road) bicycle trail that exists south of the site
along the site's frontage.
Circulation Goals
Provide for a transportation system which supports planned land uses and
improves the quality of life.
The planning for the project's "transportation system" has included both vehicular
and non -vehicular forms of transportation. Both on-site and off-site street
improvements are designed to accommodate future year conditions based on
project -related and cumulative traffic projections.
Promote the safe and effective movement of all segments of the population and the
efficient transport ofgoods.
In response to the needs for effective emergency access to the project site, major
changes have been proposed relative to on-site circulation patterns, as reflected in
the current design and development plans. Those changes have been initiated by
the Applicant in response to information obtained from both City and Los
Angeles County Fire Department representatives. As now proposed, the on-site
circulation system provides for "safe and effective movement" of all site users
(including delivery personnel in large trucks) and emergency vehicles.
Protect environmental quality and promote the wise and equitable use of
economic and natural resources.
The project's CEQA documentation has been prepared for the express purpose of
assisting City efforts to "protect environmental quality." Numerous mitigation
measures have been identified herein to ensure that any resulting development
upon the project site reduces or avoids adverse environmental impacts to the
maximum extent feasible.
Scenic Highway Goals
Provide enhanced recreational and commercial opportunities served by a system
Of scenic roadways.
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Under the proposed development plan, additional opportunities for pedestrian and
bicycle will be provided along San Gabriel Canyon Road, a locally designated
scenic highway. Additionally, on-site park lands will be provided and accessible
to project residents. Those actions alone demonstrate compliance with the above
policy.
In terms of deferred opportunities, the Applicant seeks to dedicate to a resource or
conservation agency(ies) an additional 33.54±acres along the San Gabriel River
and Roberts Canyon Creek and 118.46±acres of natural open space located
elsewhere on the project site. While no recreational opportunities are being
proposed at this time by the Applicant, conveyance of those lands to a public or
quasi -public entity will not foreclose future recreational uses for those lands.
Scenic Highway Objectives
Protect and enhance aesthetic resources within corridors of designated scenic
roadways.
An estimated 152.00} on-site acres will be dedicated for open space purposes,
including 33.54± acres for flood control along the San Gabriel River and Roberts
Canyon Creek, and 118.46± acres of steep natural hillsides bordering the western
and northern perimeters of the proposed development envelope. That dedication
and subsequent acceptance of this acreage by a resource or conservation
agency(ies) will ensure the long-term "protection" of those scenic resources.
Both the City and the Applicant are continuing discussions concerning the type
and design of the riverbank protection that will be required to prevent/minimize
scouring and confine storm waters to the channel area, while retaining a natural
appearance.
Seismic Safety/Public Safety Goals
Prevention ofserious injury and loss of life.
The project site is subject to a number of environmental conditions that, unless
effectively mitigated, could result in "serious injury and loss of life" to future site
occupants. Those conditions include, but may not be limited to, fire hazards,
geologic and geotechnical hazards, and hydrologic hazards. In order to fully
assess the magnitude of those conditions, the City has undertaken an extensive
review of those technical studies submitted by the project Applicant, has initiated
its own review, and has consulted with applicable agencies.
The project's EIR concluded that each of the environmental conditions that could
potentially contribute to personal or property injury can be effectively mitigated to
a less -than -significant level.
Seismic Safety/Public Safety Objectives
Reduce loss of life, injuries ,and damage to property caused by seismic events and
seismic -related conditions.
The project will be designed and constructed in accordance with all applicable
building code, fire code, and related standards. Those standards recognize and
provide a respond to site-specific conditions. Compliance with those code
requirements constitute reasonable design standards in response to known
"seismic events and seismic -related conditions" affecting the project site.
Reduce loss of life, injuries, and damage to property, and loss of natural
resources caused by wildland and urban fires.
As indicated in the General Plan, the project site is currently designated as an
"extreme" fire hazard area. In recognition of that designation, the City has
conducted an extensive analysis and initiated formal consultation with both the
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Los Angeles County Fire Department and the USFS. Based on the findings of
that analysis and consultation, this EIR has concluded that, although existing fire
hazards cannot be eliminated, design solutions can and have been formulated to
reduce those conditions to an "acceptable" level.
Protect life and property in the event of a natural disaster.
The project has been designed to meet or exceed all minimum design standards
relative to access, fire mitigation, flood inundation, and geologic stability.
Compliance with those standards constitutes a reasonable and appropriate
response to hazard mitigation.
Conservation Goals and Objectives
Protect, conserve, and manage the natural and scenic resources of the Azusa
planning area.
Through the retention of a significant portion of the project site as open space,
including both hillside areas and areas located along the San Gabriel River, the
City seeks to preserve those "natural and scenic resources" located in proximity to
the project site. The Applicant is currently proposing the use of un -grouted riprap
as the means of bank protection along the river. The City and the Applicant will
continue to work toward a design for bank protection that accomplishes the bank
protection's stated objectives while integrating, to the extent feasible, natural
features.
Conserve soils as a water -regulating medium as well as for the production of
natural or other hillside vegetation. AND
Promote the retention of native or other vegetation wherever feasible for
maximum water yield, air and water quality, and food hazard reduction. AND
Preserve adequate expanses of all major habitat types so as to maintain
ecosystems in a natural balance for recreation, scientific, economic, educational
and scenic purposes.
As estimated 58.9 percent of the total project site will either remain in its natural
(undisturbed) condition or be part of a resource area (e.g., San Gabriel River and
Roberts Canyon Creek) to be retained as permanent open space following the
site's development. Additional on-site acreage (e.g., natural and manufactured
slopes) will also become part of the public and private open space inventory.
Open Space Goals
Maintain the continued existence of valuable amenities which provide beauty,
identity, and form to the community and to neighborhoods within the community.
In the context of the project site, the "valuable amenities" referenced in the policy
relate to the site's existing visual character, habitat value, and hydrology
functions. As proposed, development activities will be predominately confined
to those on-site areas which have been previously disturbed by man's intervention
and those areas located adjacent to the San Gabriel River within an area currently
designated as located within a 100 -year flood plain. Based on extensive
biological studies, those previously disturbed areas on the Mountain Cove site has
been determined to provide a minimal habitat role.
Although fill material will be used to raise the surface elevation of the southern
portion of the project site to an elevation of at least four feet above the flood plain,
the proposed change in site topography seek to minimize impacts upon those
areas designated as "waters of the United States" (i.e., avoiding impacts above the
"mean high water mark"). As a result, these landform changes will have minimal
impact on the hydrology of the San Gabriel River and/or Roberts Canyon Creek.
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Through the retention of the majority of those on-site areas that have not been
previously impacted thorough the site's historic use, the City (through the site's
development) will be provided an opportunity to ensure the long-term
preservation of those areas and their permanent designation as open space.
Open Space Objectives
Preserve the hillside topography and natural vegetation through land use
regulations, which encourage the retention of the natural topography and control
the degree of ground coverage by structures both on the hillside and in the
arroyos and canyon bottoms.
The majority of the site's steeper hillside areas will be retained as open space.
Similarly, minimal disturbance is proposed to Roberts Canyon.
Noise Goal
The principal goal of the City is to prohibit unnecessary and annoying noise from
all sources in the community through the identification, control, and abatement of
noise pollution.
In order to assess both short-term (construction) and long-term (operational) noise
impacts, a detailed acoustical analysis has been conducted and included in the
EIR. As indicated therein, as mitigated, project -related and cumulative noise
impacts can be effectively reduced below a level of significance.
Community Design Objectives
Foster community identity and pride through design treatment.
The Applicant seeks to create a distinct residential neighborhood within the City.
Neighborhood identity will be created through an integrated design plan that
allows for the development of a variety of housing types but links those different
products through the use of neighborhood -specific design elements. In addition,
the Applicant will be responsible for the installation of additional landscape
improvements along the site's SR -39 frontage. Those improvements will seek to
link the project site with other development areas within the community.
Ensure that sites, projects and structures are developed with due regard for the
aesthetic qualities of the natural terrain and landscape, and that trees and shrubs
are not indiscriminately destroyed.
Although the site contains an estimated 258.00facres, no grading is proposed
within the 118.46±acre "designated remained parcel" and no or only minimal
grading and associated soil disturbance activities are proposed within other on-site
areas. All or a majority of resources located thereupon will be preserved in their
existing condition. In addition, although project implementation will result in the
removal of existing vegetation within those impacted areas, extensive landscaping
is proposed throughout the project area. The Applicant and the City are
continuing to work toward development of bank protection that seeks to promote
a natural appearance.
C. That the proposed amendment will not conflict with the provisions of the zoning
ordinance, subdivision regulations, or any applicable specific plan:
The proposal meets most of the applicable provisions of the Zoning Code. For
those provision which the project does not meet, per Section 88-1015, the
Planning Commission may modify the development standards without a variance
application if the Commission has determined the project's substantial
compliance with guidelines listed in section 88-1015 (b). The project has been
found in substantial compliance with those guidelines. In addition, all applicable
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City divisions and departments have reviewed the proposal and issued conditions
for approval.
D. The proposed amendment will not adversely affect surrounding properties:
An Environmental Impact Report with mitigation measures has been prepared.
The mitigation measures serve to prevent adverse impacts on the future homes to
be constructed on the site, surrounding sensitive land uses, and service systems.
No impacts to surrounding properties, apart from the temporary impacts of
construction which are to be mitigated, have been found.
SECTION 3: An EIR was prepared by the City pursuant to CEQA and its related
Guidelines section 15168 to analyze potential adverse environmental impacts of the Project
implementation. Significant adverse environmental impacts with regard to air quality and visual
resources (landform alteration) were found. A Statement of Overriding Considerations has been
adopted under a separate resolution.
SECTION 4: The Clerk shall certify to the adoption of this resolution and shall cause the
same to be published in compliance with Chapter 88, Article III, Division 6 of the Azusa
Municipal Code.
PASSED, APPROVED AND ADOPTED this 18tE day)of January, 2000.
A49S,
Adolph Se,*, , CITY CLERK
I HEREBY CERTIFY that the foregoing Resolution No. c was duly adopted by the City
Council of the City of Azusa at a regular meeting thereof, held on January 18, 2000, by the following
vote of the Council:
AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, BEEBE, iJ`.DRID
NOES: COUNCILMEMBERS: MADRID
ABSENT:
City
APPROVED AS TO FORM
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Ci Attomey ,
NONE
NONE
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