HomeMy WebLinkAboutD-1 Staff Report - Senior Housing ProjectSCHEDULED ITEM/PUBLIC HEARING
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: DON PENMAN, INTERIM CITY MANAGER
FROM: KURT CHRISTIANSEN, FAICP, ECONOMIC AND COMMUNITY
DEVELOPMENT DIRECTOR
DATE: JANUARY 16, 2018
SUBJECT: MITIGATED NEGATIVE DECLARATION, GENERAL PLAN AMENDMENT
(GPA-2016-01), FIRST READING FOR ZONE CHANGE (Z-2016-01), MINOR
USE PERMIT (MUP-2016-12), DESIGN REVIEW (DR-2016-23), VARIANCE
(V-2017-07), AND AFFORDABLE HOUSING CONTRACT APPLICATION TO
ALLOW THE CONSTRUCTION OF SIXTY (60) SENIOR HOUSING
APARTMENTS. THE PROPOSED PROJECT INCLUDES A GENERAL PLAN
AMENDMENT FROM NG2 LOW DENSITY RESIDENTIAL TO DE
EDGEWOOD DISTRICT, AND A ZONE CHANGE FROM NG2 LOW TO DE
EDGEWOOD DISTRICT. IN ADDITION, THE PROPOSED PROJECT
INCLUDES A MINOR USE PERMIT FOR THE SENIOR APARTMENTS AND
A VARIANCE TO REDUCE THE PARKING REQUIREMENTS. LASTLY, THE
PROPOSED PROJECT IS A SEEKING DENSITY BONUS AND ONE
CONCESSION PER GOVERNMENT CODE SECTIONS 69515 THROUGH
69518. SIX UNITS ARE AFFORDABLE HOUSING. THE PROJECT IS
LOCATED AT 360, 410, AND 416 E. GLADSTONRE STREET
APPLICANT: 360 GLADSTONE LLC – CHAPLON MU
_________________________________________________________________________________________________________________________________________________________________
SUMMARY:
On December 13, 2017, the City of Azusa Planning Commission conducted a duly noticed public
hearing and unanimously recommended to the City Council approval of a Mitigated Negative
Declaration, a General Plan Amendment (GPA-2016-01), Zone Change (Z-2016-01), Minor Use
Permit (MUP-2016-12), Design Review (DR-2016-23), Variance (V-2017-07), and Affordable
Housing Contract application to allow the construction of sixty (60) Senior Housing apartments. This
action approves for first reading by title only for the construction of sixty Senior Housing apartments.
The City of Azusa Planning Commission had held an earlier public hearing on November 15, 2017,
Continued
to
March 5, 2018
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at which it requested the applicant revise the site plan to include additional parking. The applicant
complied with this request prior to the December 13 meeting.
RECOMMENDATION:
Staff recommends the City Council take the following actions:
1) Open the public hearing, receive public testimony, close the public hearing; and
2) Adopt the following Resolutions:
a) Resolution No. 2018-C01, Mitigated Negative Declaration
b) Resolution No. 2018-C02, General Plan Amendment No. GPA-2016-01;
c) Resolution No. 2018-C03, Affordable Housing Agreement;
d) Resolution No. 2018-C04, Design Review No. DR-2016-23;
e) Resolution No. 2018-C05, Minor Use Permit No. MUP-2016-12;
f) Resolution No. 2018-C06, Variance No. V-2017-07;
3) Introduce for first reading, read by title only, and waive further reading of Ordinance No.
2018-01; AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AZUSA,
CALIFORNIA APPROVING ZONE CHANGE NO. Z-2016-01 AND REVISING THE
CITY’S ZONING MAP (FIGURE 1 OF CHAPTER 88 OF THE CITY’S MUNICIPAL
CODE) TO REFLECT THE APPROVAL
BACKGROUND:
On November 15, 2017 the project was presented before the Planning Commission. After testimony
from the general public and discussion among the Planning Commission, the Planning Commission
voted to continue the item and advised the applicant to work with City staff to provide more parking
spaces for the project. The applicant complied with the request and increased the parking available at
the site by ten (10) stalls.
On December 13, 2017 the project was presented before the Planning Commission. After testimony
from the general public and discussion among the Planning Commission, the Planning Commission
voted unanimously to recommend to the City Council approval of the project with the additional
parking spaces.
The Gladstone Senior Villas Project involves the removal of three existing single-family dwelling
units and the development of 60 senior apartment units. The project site is located on the south side
of East Gladstone Street between North Donna Beth Avenue to the west and South Pasadena Avenue
to the east within the City of Azusa, County of Los Angeles. The addresses associated with the
project site are 360, 410, and 416 East Gladstone Street.
The approximate 1.23-acre (53,579 square feet) project site is comprised of two parcels (Assessor
Parcel Numbers 8621-022-001 and 8621-022-002), and is currently occupied by three single-family
detached residences with chain link fencing and ornamental landscaping and trees. Access to the
three residences is from East Gladstone Street with secondary access from East Orkney Street.
Senior Housing Project – 1/16/18
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The Applicant is seeking a concession for building height (3 stories/36 feet). In addition, because the
proposed project includes six units for low-income residents, the proposed project qualifies for a
density bonus under Government Code Section 65915 (b)(1) and 65915 (f)(1). The density bonus is
applied to 49 units for a total of 60 units, which is the number of units proposed for the project.
An Initial Study/Mitigated Negative Declaration for the project was released for public review on
October 2, 2017, with a 20-day review period continuing until October 23, 2017. Copies of the Initial
Study/Mitigated Negative Declaration are available for public review on the City’s website at
www.ci.azusa.ca.us" www.ci.azusa.ca.us; at the Azusa City Hall, Community Development
Department, 213 E. Foothill Boulevard, Azusa CA; and at the Azusa City Library, 729 N. Dalton
Avenue, CA.
On October 30, 2017, Notices were sent out to all owners of property located within 300 feet of the
site, notifying them of the proposal and providing 10 days for any interested person to file a written
statement prior to the hearing. The same public notice was also published in the San Gabriel Valley
Tribune, October 6, 2017.
On December 2, 2017, Notices were sent out to all owners of property located within 300 feet of the
site and all the addresses provided at the Planning Commission Meeting on November 15, 2017,
notifying them of the proposal and providing 10 days for any interested person to file a written
statement prior to the hearing on December 13, 2017.
On January 4, 2018, Notices were sent out to all owners of property located within 300 feet of the
site and all the addresses provided at the Planning Commission Meeting on November 15, 2017,
notifying them of the proposal and providing 10 days for any interested person to file a written
statement prior to the hearing on January 16, 2017.
PROJECT DESCRIPTION:
The project applicant, 360 Gladstone LLC, is proposing to remove the three existing residences on-
site and construct 60 senior apartment units on the site.
The proposed project will include five two-bedroom units (835 square feet) and 55 one-bedroom
units (550 square feet) for a total of 60 units. There will be 18 units on the first floor and 21 units
each on the second and third floors. Six of the units will be designated as low-income units. The
building will include a lobby area, community room, mail room, security office, and storage areas.
The building height is three stories/36 feet. The Floor Area Ratio is 0.92 and the Lot Coverage is 31
percent.
The proposed project includes a General Plan Amendment from NG2 Low Density Residential to DE
Edgewood District, and a Zone Change from NG2 Low to DE Edgewood District. The proposed
General Plan and Zoning designations allow a maximum density of 27 dwelling units per acre;
however, the Housing Element allows up to 40 dwelling units per acre for senior housing. In
addition, the proposed project includes a Minor Use Permit for the senior apartments. Senior
apartments are subject to Municipal Code Section 88.42.200 requirements and standards for senior
citizen apartments, which permit a density of 40 dwelling units per gross acre. The applicant is
Senior Housing Project – 1/16/18
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seeking a variance for the reduction of parking. Lastly, the proposed project is seeking density
bonuses and a concession per Government Code Sections 69515 through 69518. The combinations
of the requested approvals provide the opportunity for the Applicant to propose 60 senior apartment
units on a 1.23-acre site, resulting in a density of 48.8 dwelling units per acre.
Affordable Housing Incentives/Density Bonus
SB 1818 (Hollingsworth, 2004) amended the State density bonus program (Government Code
Section 65915) and took effect on January 1, 2005. The amendments addressed density bonus;
continued affordability; concessions and incentives; waivers and modifications of development
standards; land donation; and parking. Azusa Municipal Code Chapter 88.32, Affordable Housing
Incentives, has codified the requirements of SB 1818.
The Applicant is seeking a concession for building height (3 stories/36 feet). In addition, the
Applicant is seeking a density bonus per Government Code Sections 65915 (b)(1) and 65915 f)(1).
The density for the site is 40 units per gross acre, which equates to 49 units for the 1.23 acre site.
Under Government Code Section 65915 (b)(1), a developer may seek a density bonus if at least ten
percent of the units are for lower income households as defined in Health and Safety Code Section
50079.5. The proposed project includes six units for low-income residents, which is the equivalent of
twelve percent of the units. Thus, the proposed project qualifies for a 23 percent density bonus under
Government Code Section 65915 (b)(1) and 65915 (f)(1). The 23 percent density bonus is applied to
49 units for a total of 60 units, which is the number of units proposed for the project.
OPEN SPACE
The proposed project is required to provide 3,600 square feet of private open space and 7,500 square
feet of common open space for a combined total of 11,100 square feet.
The proposed project includes a total of 2,100 square feet of private open space and 9,826 square feet
of common open space with the community garden. In total, the proposed project includes a total of
11,926 square feet of private and common open space. The proposed project does not meet the
private open space standard as only 35 square feet per unit was assumed, which is less than 60 square
feet requirement. However, the reduction in private open space by 1,500 square feet is accounted for
in the community garden area, which exceeds the standard by 2,326 square feet.
PARKING
Azusa Development Code Subsection 88.42.200 requires one space per unit and one guest space per
for every five units. Thus, the proposed project is required to provide 72 parking spaces. During the
Planning Commission Meeting on November 15, 2017, the Planning Commission recommended the
applicant revise the site plan to include more parking spaces. The applicant revised the site plan and
increased the parking space by ten (10) stalls, with a total of 48 parking spaces. The 2014-2021
Housing Element of the General Plan sets out goals and policies for Housing demands in the City.
Goal H2 describes a provision for adequate housing to meet the needs of the community and
establishes a balanced approach to meet housing needs that includes the needs of both renter and
owner households. Policy H2.3 facilitates development of affordable housing through the use of
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financial and or regulatory incentives. Policy H2.3 concerns established partnerships with private
developers and non-profit housing corporations to assist Azusa in meeting its housing goals. The
project is intended to provide affordable housing and accommodations for low to moderate income
earning residents in line with the City’s Housing Element.
Additionally Goal H3: Policy H3.1 states that the City should provide a range of residential
development types in Azusa, including low-density single-family homes, moderate-density
residential townhomes, higher-density multi-family units and residential-commercial mixed use in
order to address the City’s share of regional housing needs. Policy 3.7 supports high-quality rental
housing for large families, students, and senior households. Policy H3.8 says to provide incentives to
facilitate the development of senior housing options.
PROJECT ANALYSIS
Adjacent Land Uses and Zoning
LAND USE: ZONING:
SITE:
Senior Housing Apartments
Neighborhood General 2 – Low
Density Residential (Proposed: DE –
Edgewood Shopping Center)
NORTH:
Edgewood Shopping Center
DE –Edgewood Shopping Center
SOUTH:
Single-Family Residential
LA County
EAST:
Multi-Family Residential
Neighborhood General 2 – Moderate
Density Residential
WEST:
Single-Family Residential
LA County
GENERAL PLAN DESIGNATION: Low Density Residential
REQUIRED ENTITLEMENTS
The required permits for the project include:
• City of Azusa approval of General Plan Amendment from NG2 Low Density Residential
to DE Edgewood District
• City of Azusa approval of Zone Change from NG2 Low to DE Edgewood District
• City of Azusa approval of Minor Use Permit for the senior citizen apartment use
• City of Azusa approval of density bonuses per Government Code Sections 69515 through
69518
• City of Azusa approval of concession per Government Code Sections 69515 through
69518
36-foot building height/3 stories
• City of Azusa approval of Affording Housing Agreement
Senior Housing Project – 1/16/18
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• City of Azusa approval of Variances to reduce parking requirements
• City of Azusa approval of Design Review
Environmental review
The California Environmental Quality Act (CEQA) Guidelines provide objectives, criteria and
procedures for the orderly evaluation of projects. The Guidelines include 16 categories that need to
be evaluated in order to identify and review the environment factors that could be potentially affected
by the proposed project. The categories are:
Aesthetics/Light and Glare
Agricultural Resources
Air Quality
Biological Resources
Cultural Resources
Geology/Soils
Greenhouse Gas Emissions
Hazards/Hazardous Materials
Hydrology/Water Quality
Land Use/Planning
Mineral Resources
Noise
Population/Housing
Public Services and
Utilities
Recreation
Traffic/Circulation
Impacts to these categories can be determined as: no impact; less than significant impact; potentially
significant; significant; and significant and unavoidable impacts.
The initial study found that, with the imposition of mitigation measures, all potentially significant
impacts of the project would be reduced to a less than significant level. Thus, preparation and
adoption of a Mitigated Negative Declaration is appropriate. In order to implement the required
mitigation measures, a Mitigation Monitoring and Reporting Program must be adopted as a condition
of approval of the project.
The City circulated the Initial Study and Negative Declaration, which reviewed the potential
environmental impacts associated with adoption and implementation of the project. As of the time of
preparation of this staff report, two comments have been received.
At the previous Planning Commission hearing held on this project, concerns were raised about the
project’s impact on historical resources. As explained in the Initial Study and Negative Declaration,
there are three single-family residences located on the site, which are more than 50 years old.
However, these buildings are not identified as historically significant resources on any list of historic
landmarks, nor are they eligible for listing. This is because the structures do not have architecture
enhancements pertaining to a specific era and are not considered good examples of any particular
architectural style. Further, there are no indications that the structures possess any additional historic
value based on local history, past residents, or any other factors. Therefore, the Initial Study and
Negative Declaration’s determination that impacts to historic resources are less than significant is
correct.
After circulation of the Initial Study and Negative Declaration for public review and comment, the
Planning Commission directed the applicant to increase the number of parking spaces located onsite.
As discussed above, the applicant revised the site plan to allow for 48 parking spaces – 10 additional
spaces above the number described in the Initial Study and Negative Declaration. However, the
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increased number of onsite parking spaces does not constitute a “substantial revision” to the project,
necessitating recirculation of the Initial Study and Negative Declaration. This is because the addition
of 10 parking spaces does not result in a new, avoidable significant impact, does not result in the
need for new mitigation measures, and does not result in previously incorporated mitigation
measures becoming ineffective. In fact, the addition of 10 parking spaces further reduces the impacts
identified in the previously circulated environmental review, by further ensuring that parking demand
will be met onsite.
General Plan Conformance
The 2014-2021 Housing Element of the General Plan sets out goals and policies for Housing
demands in the City. Goal H2 describes a provision for adequate housing to meet the needs of the
community and establishes a balanced approach to meet housing needs that includes the needs of
both renter and owner households. Policy H2.3 facilitates development of affordable housing
through the use of financial and or regulatory incentives. Policy H2.3 concerns established
partnerships with private developers and non-profit housing corporations to assist Azusa in meeting
its housing goals. The project is intended to provide affordable housing and accommodations for low
to moderate income earning residents.
Additionally Goal H3: Policy H3.1 states that the City should provide a range of residential
development types in Azusa, including low-density single-family homes, moderate-density
residential townhomes, higher-density multi-family units and residential-commercial mixed use in
order to address the City’s share of regional housing needs. Policy 3.7 supports high-quality rental
housing for large families, students, and senior households. Policy H3.8 says to provide incentives to
facilitate the development of senior housing options. Policy H3.9 states the requirement that housing
that constructed expressly for low- and moderate-income households not be constructed in any single
portion of the City. The applicant is seeking to fulfill these policies through their development.
Lastly, Goal H4 recommends minimizing the impact of governmental constraints on housing
production. Policy H.4.1 is to provide regulatory incentives, such as density bonuses and reduced
parking, to offset the cost of developing affordable housing. The applicant is requesting a variance on
parking reduction based on Policy H4.1. Staff has recommended a parking analysis to justify the
reduction.
The proposed development will provide a senior housing development, which provides an alternative
senior housing opportunity for residents of Azusa.
Development Code Compliance
The project complies with all Development Standards applicable to Senior Apartments. The specific
development standards are listed in the following Development Code Compliance Table:
Development Code
Requirements
Proposed Project
Complies with
Development Regulation
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Site Area 10,000 sq.ft. 1.23 Acre Yes
Building Height
(Maximum)
2 Stories/35 feet 3 Stories/36 feet Yes – Concession per
Government Code Section
69515-69518
Density
(Maximum) 40 units per acre 48.8
Yes – Density Bonus per
Government Code Section
69515-69518
Lot Coverage 60% 31% Yes
Front Yard
Setbacks
(Minimum)
20 feet with minimum 15
feet between building and
any private patio wall
21 feet 6 inches Yes
Side Yard Setbacks
(Minimum) 10 feet 15 feet (West)
41 feet (East) Yes
Rear Yard Setbacks
(Minimum) 15 feet 15 feet Yes
Dwelling Unit Size
(Minimum)
1-bedroom, 1-
bathroom unit
2-bedroom, 1-
bathroom unit
550 Square Feet
600 Square Feet
550 Square Feet
835 Square Feet
(1 – ¾ bathrooms)
Yes
Common Open
Space 125 square feet per unit 163 square feet per unit
(9,826 square feet total) Yes
Off Street Parking
1 Cover Space per unit
and 1 guest space for each
five units
48 (0.70 spaces per unit
and 1 guest space per 10
units)
No – Variance Required
FINDINGS
The Finding of Facts for General Plan Amendment No. GPA-2016-01, Zone Change No. Z-2016-01,
Design Review No. DR-2016-23, Minor Use Permit No. MUP-2016-12, and Variance No. V-2017-
07 (Parking Reduction) can be found in the attached resolutions and ordinance.
Design Recommendations
Although the proposed design complies with the applicable development standards, staff believes
there are several items that may improve the appearance of the proposed structures. Conditions of
approval have been included in the attached Exhibit M to require more decorative light fixtures for
the units.
CONCLUSION
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Staff recommends that the City Council adopt Resolutions approving the Mitigated Negative
Declaration, General Plan Amendment (GPA-2016-01), Minor Use Permit (MUP-2016-12), Design
Review (DR-2016-23), Variance (V-2017-07), and the Affordable Housing Agreement required for
the project based on the findings of facts presented and based on the beneficial fiscal impact to the
City.
Staff recommends that the City Council also introduce, read by title only, and waive further reading
of Ordinance No. 2018-01 approving Zone Change (Z-2016-01).
FISCAL IMPACT:
There is no fiscal impact associated with the recommended actions.
Prepared by: Reviewed and Approved:
Edson Ibañez Kurt Christiansen, FAICP
Assistant Planner Economic and Community Development
Director
Reviewed and Approved: Reviewed and Approved:
Louie F. Lacasella Don Penman
Senior Management Analyst Interim City Manager
Attachments:
1) Aerial Map
2) Zoning Map
3) NOA and Initial Study/Mitigated Negative Declaration
4) Colored Elevations – Rendering
5) Site Plan
6) Resolution No. 2018-C01 for MND
7) Resolution No. 2018-C02 for GPA-2016-01
8) Senior Citizen Housing Development Density Bonus Housing Agreement
9) Resolution No. 2018-C03 for Senior Citizen Housing Development Density Bonus
Housing Agreement.
10) Resolution No. 2018-C04 for DR-2016-23
11) Resolution No. 2018-C05 for MUP-2017-12
12) Resolution No. 2018-C06 for V-2017-07 (Parking Reduction)
13) Conditions of Approval
14) Parking Analysis
15) Revised Landscape Plan
16) Ordinance No. 2018-01 for Z-2016-01