HomeMy WebLinkAboutD-1 Staff Report - CA Grand Village Azusa Greens Project and Attachments 1,2,3,4 and 8PUBLIC HEARING ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: LISA BROWNFIELD, CONTRACT PLANNER
VIA: MATT MARQUEZ, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
DATE: MARCH 4, 2019
SUBJECT: PUBLIC HEARING: CONSIDERATION OF CALIFORNIA GRAND
VILLAGE AZUSA GREENS PROJECT ENTITLEMENTS: (1)
CERTIFICATION OF THE CALIFORNIA GRAND VILLAGE
ENVIRONMENTAL IMPACT REPORT (SCH. NO. 2018061063) AND
MITIGATION MONITORING AND REPORTING PLAN; (2) SPECIFIC
PLAN (SP-2017-02); (3) GENERAL PLAN AMENDMENT (GPA-2017-
02); (4) ZONE CHANGE (Z-2017-01); (5) SENIOR HOUSING DESIGN
REVIEW (DR-2017-20); (6) GOLF COURSE DESIGN REVIEW (DR-
2018-04); AND (7) TENTATIVE TRACT MAP (TTM-81336)
LOCATION: 1100 NORTH TODD AVENUE AZUSA (FORMERLY 919
WEST SIERRA MADRE AVENUE)
APPLICANT: CALIFORNIA GRAND VILLAGE AZUSA, LLC
___________________________________________________________________________
BACKGROUND:
The Azusa Greens Golf Course and Country Club has been in operation since 1988, based on
Business License records. The property was developed in 1966, based on Los Angeles
County Assessors records. The golf course is comprised of approximately 7 parcels. The
subject site (Assessor’s Parcel Number is 8617-001-005) is located between West Sierra
Madre Avenue and West 10th Street, just east of North Todd Avenue.
On December 19, 2016, the City received an application from California Grand Village
Azusa, LLC for a General Plan Amendment, Zone Change, Specific Plan, Design Review,
and Tentative Tract Map as the entitlement documents to facilitate reconfiguration of the
Azusa Greens Country Club golf course for the construction of 4-story, 253-unit, senior (62
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APRIL 15, 2019
California Grand Village Azusa Greens City Council Staff Report
March 4, 2019
Page 2 of 3
years and older) village on 4.48 acres of land located at the southeast corner of West Sierra
Madre Avenue and North Todd Avenue (“Project”).
On March 15, 2017, the Planning Commission conducted a study session where the
preliminary Project concept was introduced; the Planning Commissioners asked questions of
City staff and the Project applicant.
On January 16, 2019, the Planning Commission held a public hearing for the Project. At the
conclusion of the hearing, the Planning Commission recommended to the City Council
certification of the Draft Environmental Impact Report, and approval of the Draft California
Grand Village Azusa Greens Specific Plan, General Plan Amendment, Zone Change,
Tentative Tract Map, and Design Reviews for the Project.
ANALYSIS & RECOMMENDATION:
The Project entitlements include an environmental impact report (EIR), specific plan
document and careful consideration of land use changes to the City of Azusa General Plan
and zoning map. Given the number and complexity of the documents related to the Project,
Staff is recommending that the City Council consider the Project entitlements with sufficient
time to absorb all of the information. As a result, the following schedule is recommended:
1. Receive a brief staff report, open the public hearing and consider any written/oral
information received regarding the proposed Project from persons who cannot attend
subsequent hearing(s); and
2. Provide direction to staff concerning any additional information to be researched and
provided to the City Council to assist in evaluating the Project; and
3. Keep the public hearing open and consider the following motion:
“That the City Council continue the Public Hearing and the consideration of the
Project to April 1, 2019 [or April 15, 2019] and direct staff to bring back any
information requested by the City Council.”
This more deliberate process is consistent with the City Council’s past review of significant
projects (Azusa Intermodal Transit Structure, Block 37, Block 36) where the Projects were
reviewed and considered at more than one public meeting.
Public Notice
The Project’s public hearing notice was sent to all owners and residents within 300’ of the
Project. The public notices were mailed on Thursday, February 21, 2019. The public notice
was published in the San Gabriel Tribune on Friday, February 22, 2019. Staff received two
comments letters regarding this notice. The comments letters are attached.
California Grand Village Azusa Greens City Council Staff Report
March 4, 2019
Page 3 of 3
FISCAL IMPACT:
There is no fiscal impact associated with this action.
Prepared by: Reviewed:
Lisa Brownfield Manuel Muñoz
Contract Planner Senior Planner
Reviewed and Approved: Reviewed and Approved:
Matt Marquez Talika Johnson
Director of Economic and Community Development Director of Finance
Reviewed and Approved:
Sergio Gonzalez
City Manager
Attachments:
Attachment 1 Zoning Map
Attachment 2 Location Map
Attachment 3 Planning Commission 1-16-19 Staff Report (No Exhibits Attached)
Attachment 4 Planning Commission 1-16-19 Minutes
Attachment 5 California Grand Village Azusa Greens Specific Plan
Attachment 6 Final Environmental Impact Report
Attachment 7 Architectural Plans
Attachment 8 Comment Letters
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Path: C:\ArcGIS_Misc Projects 6\Manuel M\Grand Village Azusa Greeens\Aerial.mxd Date: 2/27/2019
J.Prado
California Grand VillageAzusa Greens
Location Map Attachment 1
Todd Ave.10th St.
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Path: C:\ArcGIS_Misc Projects 6\Manuel M\Grand Village Azusa Greeens\Zoning.mxd Date: 2/27/2019
J.Prado
California Grand VillageAzusa Greens
Zoning Map
Legend
Low Density Residential
Medium Density Residential
Moderate Density Residential
West End Light Industrial District
Recreation
Attachment 2
ECONOMIC AND COMMUNITY DEVELOPMENT DEPARTMENT
REPORT TO THE PLANNING COMMISSION
AGENDA ITEM F-2
TO: CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSIONS
FROM: LISA BROWNFIELD, CONTRACT PLANNER
VIA: MANUEL MUÑOZ, SENIOR PLANNER
DATE: JANUARY 16, 2019
SUBJECT: CALIFORNIA GRAND VILLAGE AZUSA GREENS GENERAL PLAN
AMENDMENT (GPA-2017-02), ZONING CHANGE (Z-2017-01),
SPECIFIC PLAN (SP-2017-02), TENTATIVE TRACT MAP (TTM-81336),
AND DESIGN REVIEWS (DR-2017-20 AND DR-2018-04)
PROJECT LOCATED AT 919 W. SIERRA MADRE AVENUE (LATER
IDENTIFIED AS 1100 NORTH TODD AVENUE)
APPLICANT: CALIFORNIA GRAND VILLAGE AZUSA, LLC
___________________________________________________________________________
RECOMMENDATION
Staff recommends that the Planning Commission:
•Convene a public hearing to receive written and oral information regarding the
General Plan Amendment, Zone Change, California Grand Village Specific Plan,
Tentative Tract Map, Design Reviews, and Draft Environmental Impact Report
•Review the proposed project and recommend approval to the City Council if the
Planning Commission concurs with the new land use paradigm and the proposed
project includes a parking management plan evaluation.
BACKGROUND
Attachment 3
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 2 of 12
On December 19, 2016, the City received an application from California Grand Village
Azusa, LLC for a General Plan Amendment, Zone Change, Specific Plan, Design Review,
and Tentative Tract Map as the entitlement documents to facilitate reconfiguration of the
Azusa Greens Country Club golf course and the construction of a senior housing
development on 4.48 acres.
On March 15, 2017, the Planning Commission conducted a study session where the
preliminary project concept was introduced; Planning Commissioners asked questions of
City staff and the project applicant.
The golf course (Azusa Greens Country Club) has been in operation since 1988, based on
Business License records. The property was developed in 1966, based on Los Angeles
County Assessors records. The golf course is comprised of approximately 7 parcels. The
subject site (Assessor’s Parcel Number is 8617-001-005) is located between West Sierra
Madre Avenue and West 10th Street, just east of North Todd Avenue.
Notice of the January 16, 2019 Planning Commission public hearing was published in the
San Gabriel Valley Tribune on Saturday, January 5, 2019.
DISCUSSION
The proposed project consists of two components: 1) development of the California Grand
Village Azusa Greens Specific Plan, and 2) reconfiguration of the Azusa Greens golf course.
The project proposes to construct a 4-story 253-unit senior (62 years and older) village on
4.48 acres located at the southeast corner of West Sierra Madre Avenue and North Todd
Avenue. The Azusa Greens Country Club golf course (south of West Sierra Madre Avenue)
has four holes (Holes #3- #6); the project proposes to occupy Holes #3 and #6. Holes #4 and
#5 are proposed to be reconfigured to allow for the relocation of Holes #3 and #6.
The Senior Village is proposed to have independent living units, assisted living units, and
memory care units. All units will be rental. Resident amenities include communal dining
room, deli/bistro/takeout services, rooftop wine bar/outdoor patio, fitness room, personal
training, day spa/wellness center, hair salon, movie theater, meeting/activity rooms, outdoor
facilities (pool and spa, patios, fire pits, garden, dog park, passive landscape areas). Onsite
staff is proposed to provide concierge services, transportation, activities, beauty/grooming
services, and event programming, among others.
Assisted living and memory care units is proposed to provide limited resident medical
services as provided under state law.
A central 4-level, 3-story parking structure is proposed to provide resident parking with
direct access to their residential floor. The parking structure also provides guest and
employee vehicle parking and bicycle parking.
Specific Plan (SP-2017-02)
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 3 of 12
Residential Units
A maximum of 253 rental units are proposed with 199 being independent living, 28
assisted living, and 26 memory care units, see below. The maximum number of
independent living units is 199; the number of assisted living and memory care units
may increase as necessary to accommodate aging in place.
Number of
Units
Minimum/Approximate Size
(Square Feet)
Independent Living
Studio 50 400/504
1 Bedroom 21 675/710
1 Bedroom +
Den
84 675/907
2 Bedroom 38 800/1,088
3 Bedroom 6 975/1,554
Subtotal 199
Assisted Living
Studio 20 None/401
1 Bedroom 8 None/468
Subtotal 28
Memory Care
Studio 26 None/380
Subtotal 26
Total 253
Each independent living unit includes an efficiency kitchen for optional in -residence
dining. Most independent living units include a patio, balcony, or Juliet balcony.
Patios and balconies’ size range is 9 square feet to 240 square feet (per unit), with the
average being 40 square feet.
Building/Site Design
“Colonial Revival” with architectural differentiation
Architectural features
o Color – off white based with sand and earth tone accents
o Windows – arch, segmental, or half rounds at select locations
o Tile Roof
o Manufactured wood shutters
o Decorative tile
o Wood balconies w/metal rails; Juliet balconies w/metal rails
o Rock or natural stone skirt at exterior wall base
Building height maximum - 45’ from finished grade to top plate line; projected roofs,
roof decks, and architectural features may extend to a maximum of 58’.
Building setback - 10’ from rights-of-way.
Wall height maximum:
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 4 of 12
o East property line, block – 15’ measured from the adjoining property finished
grade
o South property line, wrought iron – 8’ measured from the adjoining property
finished grade
o Within the setback along West Sierra Madre and North Todd Avenue – 42”
o Community signage/identification - 7’ within setback
Proposed Construction Timing and Phasing
The project proposes to be complete in 21 months and occur in three phases:
Phase 1 (Approximately 3 months) – Site preparation, grading, retaining walls, and
underground utilities
Phase 2 (Approximately 15 months) – Vertical construction of Senior Village
(residential units, common areas, parking structure, infrastructure)
Phase 3 (Approximately 3 months) – Landscaping, signage, and fencing
Vehicle Circulation and Parking
North Todd Avenue provides both the primary vehicle and emergency/secondary
vehicle access points. The primary vehicle access opens into a circular drop off area
with a porte-cochere, which provides access to an Independent Living entry, a less
prominent Assisted Living and Memory Care entry, and the parking structure. The
main entry is not gated; however, the parking structure’s access is gated. The primary
entry is 28’ wide.
The secondary access occurs at the property’s southern boundary and provides access
to emergency, trash, and delivery vehicles. This 28’ wide access serves as a fire lane,
ending in a hammerhead turnaround on the east side of the resident structure. The
secondary access is gated managed by the onsite management and security staff. A
knox box or equivalent rapid entry system is proposed to be provided for emergency
vehicle access.
As proposed, parking is primarily provided within the 3-story, 4-level parking structure.
The parking structure is proposed to be surrounded by residential units or other Senior
Village uses; the parking structure will not visible to the streets. The parking structure
access is proposed to be through a transponder or key card system. A total of 253
parking spaces are proposed - - 250 spaces are to be located within the parking structure
and three spaces (one handicapped, two guest) are to be located in the main entry drive.
A total of 12 spaces are proposed to be handicapped and three spaces are proposed for
vans. Thirty-seven spaces are tandem, which are to be used for guest or resident valet
parking or by residents who opt for additional parking space(s).
The Senior Village management will assign resident parking spaces based on unit size
and location. Residents may self-park in their assigned spaces or use the valet system.
All guest parking will be serviced by the valet. Valet vehicle drop off is proposed at the
main entry.
Pedestrian, Bicycle, and Golf Cart Circulation
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 5 of 12
Internal private pedestrian walkways are proposed throughout the Senior Village with
gated pedestrian access to West Sierra Madre Avenue provided at the project’s
northeast boundary. Two new 6’ wide curb-adjacent sidewalks are proposed; one will
run along West Sierra Madre Avenue from North Todd Avenue to the eastern project
boundary and the second will run along North Todd Avenue from West Sierra Madre to
West 10th Street. Both sidewalks are proposed to be within the public right-of-way and
in accordance with American Disabilities Act (ADA).
A new 9’ wide golf cart path (accommodates two-way traffic) is proposed to be
constructed outside of the public right-of-way and separated from the public sidewalk
by a vegetated fence. The golf cart path is proposed to connect the golf course north of
West Sierra Madre Avenue to the golf course south of the Senior Village. Removable
bollards and signage are proposed at the sidewalk entrances along North Todd Avenue
to avoid golf cart use of the sidewalk.
An existing Class II bicycle lane runs along West Sierra Madre Avenue. While no
bicycle paths are proposed within the Senior Village, residents may access the bike path
via the Village’s eastern pedestrian gate and/or the North Todd Avenue primary access
road. Bicycle storage is located on the first floor of the parking structure. The bicycle
storage room is proposed to accommodate approximately 18 bicycles.
Vehicle Circulation Public Improvements
The following public improvements are proposed:
Two new 6’ wide curb adjacent sidewalks (see discussion above). Street trees are
proposed to be planted adjacent to the sidewalks with a tree spacing of 30’ between
trees.
A new cart path crossing West Sierra Madre Avenue at the West Sierra Madre
Avenue/North Todd Avenue intersection (thereby linking Holes #2 and #7 with
Holes #3-#6 south of the Senior Village)
Replacement curb/gutter on West Sierra Madre Avenue, as necessary
Replacement curb/gutter on North Todd Avenue
Signage or painting “No Parking” along North Todd Avenue from West Sierra Madre
Avenue to West 10th Street
Restripe North Todd Avenue from railroad to North Sierra Madre Avenue to provide
a 12’ wide center turn lane, two 11’ wide interior through lanes, and two 14’ wide
curb lanes.
Golf Course Reconfiguration
The second component of the proposed project is a reconfiguration of the 14.88 Golf Course
Reconfiguration Area. To accommodate the Senior Village, the Golf Course Reconfigura tion
Area would be reconfigured to accommodate four golf holes (#3-#6) instead of the two
existing holes (#4 and #5). While the yardage of the golf play over these four holes would be
reduced, the overall Azusa Greens Country Club golf course’s par is proposed to remain 70.
The reconfiguration of the golf course is proposed to require relocation of tee boxes, greens,
and obstacles. An existing restroom building is proposed to be relocated approximately 150
feet to the south. New cart paths are proposed to be constructed, trees would be removed and
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 6 of 12
planted, and new fencing is proposed to be installed to accommodate the reconfiguration of
the four golf holes. Minor contour grading is proposed as well.
General Plan Amendment (GPA-2017-02)
A General Plan Amendment from Open Space land use designation to Specific Plan is
proposed.
Zone Change (Z-2017-01)
A Zone Change from Recreation to Specific Plan is proposed.
Design Review (DR-2017-20 AND DR-2018-04)
The proposed project consists of two Design Reviews. The first Design Review (DR-2017-
20) is to evaluate the Senior Village for consistency with the permitted uses, development
standards, and requirements per the proposed California Grand Village Azusa Greens
Specific Plan. The second Design Review (DR-2018-04) is to evaluate the Golf Course
Reconfiguration for consistency with permitted uses, development standards, and
requirements of the Municipal Code.
DESIGN REVIEW-2018-04: GOLF COURSE RECONFIGURATION
Tentative Tract Map (TTM-81336)
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 7 of 12
A tentative tract map is proposed to subdivide the property to create a 4.48-acre parcel for the
development of the Senior Village.
ANALYSIS
Site characteristics:
The Senior Village site is 4.48 acres located on the southwest corner of North Todd Avenue
and West Sierra Madre Avenue. The site’s land use is a golf course with an Open Space
General Plan designation and zoned Recreation.
The adjacent land uses are:
North – Golf course with a recreation zoning designation
South – Industrial with a West End Light Industrial zoning designation
East – Industrial with a West End Light Industrial zoning designation
West – Industrial with a West End Light Industrial zoning designation
Development Code Compliance
Category Recreation Zone Development
Standard
Senior Village
Project
Comply?
Land Uses
Building
Placement
Front Setback
Side Street Setback
Side Yard Setback
Rear Setback
Not provided in Development
Code for recreation designation
15’
15’
37’
14’9”
Neutral
Building Height 50’ maximum 45’ from finished
grade to top plate line;
projected roofs, roof
decks, and
architectural features
may extend to a
maximum of 58’.
No
Frontage Type Not provided in Development
Code for recreation
Stacked Flats No
On-Site Parking See below
Landscaping
Landscape
Standards and
Water Efficient
Landscaping
Not Applicable
The front setback area
contains a paved golf
cart path and
landscaping between
the path and structure.
The sideyard setback
is landscaped adjacent
to the building and
N/A
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 8 of 12
also contains a 28’ fire
access drive. The side
street setback is
landscaped. The rear
setback is landscaped
adjacent to the
building or contains
the fire access drive.
Public Art
Commercial and
industrial
development
projects with a total
building project
valuation of
$750,00 or more are
required to select,
purchase, and
install permanent
outdoor art at the
development sire or
pay in lieu fee
Minimum art allocation of total
building construction valuation
(excluding tenant improvements)
Will pay in lieu fee Yes
For a discussion of how the Specific Plan would be consistent with the Azusa Development
Code and Zoning Map, see the California Grand Village Azusa Greens Draft Environmental
Impact Report (SCH # 2018061063), at Exhibit B, attached hereto and incorporated herein
by this reference, at p. 5.1-26 through 5.1-27. Upon adoption of the proposed Specific Plan
and approval of the Zone Change and Tentative Tract Map, the project would be consistent
with the Azusa Development Code and Zoning Map.
Design Review Consistency – Senior Village
Development Standards
The proposed Senior Village does not comply with the Recreation zone standards. Given the
Recreation zone standards are intended to guide recreation, limited commercial, and very
limited single-family residential development, it is not reasonable to assume the proposed
multifamily residential development would comply with these standards.
As such, the Senior Village proposal may be better evaluated against a more similar use such
as multifamily residential which may occur along a corridor such as the Azusa Avenue
Corridor. Under this scenario, the Senior Village would not be consistent for:
land use – proposed stacked flats not permitted
height – proposed 55’ exceeds 35’ maximum
density – proposed 56 du/ac exceeds 27 du/acre maximum
The Senior Village would be consistent with:
setbacks
parcel size
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 9 of 12
Open Space
The Azusa Municipal Code requires multifamily residential projects with 31 or more units to
provide 2,000 square feet of common open space and 150 square feet of private open space
(patio/balcony) per unit. The proposed project proposes over 49,000 square feet of common
open space for independent living, 4,900 square feet for assisted living, and 6,800 square feet
for memory care. Eighty percent (161 units) of the 199 independent living units have private
open space in the form of Juliet balconies, terraces, traditional balconies, or patios. The
average size of independent living units’ private open space is 40 square feet, however, most
range from 60-85 square feet per unit. Twenty-eight percent (8 units) of the 28 assisted living
units have a private balcony. None of the memory care units has private open space. While
the number and size of proposed private balconies, terraces, and patios do not meet City of
Azusa standards; the Senior Village proposes a different style of living. The proposed living
style encourages the residents to socialize and recreate in the interior and exterior common
areas rather than in their units. As such, the range of activities and amount of interior and
exterior common open spaces may offset the decreased private open space.
Parking
Azusa’s Municipal Code has two use-based parking standards applicable to a senior
multifamily project -- Multifamily Standard or Senior Housing. The Senior Village project’s
253 spaces does not comply with either standard.
Multifamily Standard Senior Housing
Studio/1-bedroom 1 space/unit 1 space/unit
2-bedroom 2 spaces/unit 1 space/unit
3-bedroom 3 spaces/unit 1 space/unit
Guest 1 space/every 3 units 1 space/every 4 units
Total Required for
Proposed Senior
Village
361 316
In addition to the use-based parking standards, Section Azusa Municipal Code Section
88.36.080 appears to recognize that a use like the Senior Village may have a different
parking demand than a typical Senior Housing use or a Multifamily Residential use. Section
88.36.080 allows for a Residential Care Facility for Elderly (RCFE) applicant to determine
parking requirements “based on quantitative information provided by the applicant that
documents the need for fewer spaces for these types of residential projects.” The Senior
Village applicant provided such a parking demand analysis (Linscott Law Greenspan, August
9, 2018). This analysis finds that the 253 spaces should be sufficient to meet demand.
However, the applicant states that this Senior Village will provide a very high level of
amenities and services including but not limited to fitness training, arts/crafts
instruction/programing, car (rather than shuttle) service, beauty salon/barber, concierge ,
religious, valet, physical therapy, and caregiving. As such, the number of employees may be
higher than anticipated. To ensure that 253 parking spaces are enough to accommodate all
residents, guests, and employees, a “parking management” analysis will be a condition of
approval. The parking management analysis is to be conducted one year and three years after
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 10 of 12
occupancy; if the number of the parking spaces is found to be insufficient or if residents,
guests, or employees are parking on-street or off-site, implementation of a parking
management plan will be required. The parking management plan may include eliminating
all self-parking thereby allowing for additional parking spaces to be provided within the
parking structure, securing employee shared parking agreements with adjacent properties, or
other alternatives not known at this time.
Loss of Open Space
A public golf course is considered open space. The conversion of 4.48 acres of golf course to
a residential use is considered a potential loss of open space. As such, the EIR identified
Mitigation Measure LU-1, which requires the applicant to provide a mitigation fee payment
of $325,000 to provide improvements to City recreational facilities that have been programed
into the City’s Capital Improvement Program and the Recreation and Family Services
Priority Projects . The mitigation fee shall be specifically used toward the improvement of a
passive open space for recreational purposes.
Land Use Paradigm Shift
The San Gabriel Valley continues to have a long-term housing shortage; San Gabriel
Valley’s (including Azusa’s) existing housing stock is unable to meet current and future
resident housing demands. Furthermore, new residential formats may need to be considered
to accommodate our aging population. As such, many communities are looking beyond the
traditional single-family homes and single family neighborhoods for housing opportunities.
Indeed, Azusa has embraced multifamily housing in new places and in new formats such as
mixed-use development along its corridors, mixed-use or higher density adjacent to the Gold
Line station. Perhaps, the reuse of a portion of a golf course, which is buffered to the north
by open space and residential uses and buffered to the south by an open space use may be an
appropriate site for self-contained, senior housing residential development.
Conclusion
State law allows for a specific plan to develop its own development standards and, thus,
replace the zoning districts standards. Further, the proposed independent living, assisted
living, and memory care residential use is a residential type that is not anticipated in the
Azusa Municipal Code. Much of the Azusa Municipal Code may not be appropriate for this
location nor this type of use. As such, the proposed Specific Plan and the resultant Senior
Village project should be reviewed in its entirety and on its own merits.
Design Review Consistency – Golf Course Reconfiguration
The Golf Course Reconfiguration results in Azusa Greens Golf Course Holes #4 and #5
being redesigned to accommodate the inclusion of Holes #3 and Holes #6. All four holes
will run east west along West 10th Street. The reconfiguration proposes to relocate the
restroom approximately 150 feet to the south of its current location; create new golf cart
paths; relocate tee boxes, greens, and obstacles; remove 79 healthy, mature trees and planting
44 new trees (net loss of 35 trees); and install protective netting/fences adjacent to Sierra
Village residential community, West 10th Street, and North Todd Avenue. The proposed
reconfigured golf course use continues to comply with the Recreation zone development
standards.
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 11 of 12
General Plan Compliance
See Exhibit B, at p. 5.1-12 through 5.1-26. As explained therein, upon the approval of the
General Plan Amendment and the implementation of Mitigation Measure LU-1, the Specific
Plan would be consistent with both the General Plan Land Use Map and General Plan
policies. In addition, the Specific Plan achieves the following:
Housing Goal 1 – Assist in the provision of adequate housing to meet the needs of the
community. Establish a balanced approach to meet housing needs that includes both owner
and renter households.
Policy 1.7 – Support the provision of high-quality rental housing for large families,
students, and senior citizen households.
Economic Development Goal 9 – Create a diverse and balanced revenue base with long-term
value, avoiding excess reliance on a single revenue source.
Environmental Review
The California Grand Village Azusa Greens Draft Environmental Impact Report (SCH #
2018061063) was published on November 28, 2018 for a 60-day public review. Public
comments may be communicated to the City of Azusa through January 28, 2019, when the
public comment period closes. After the comment period closes, public comments will be
addressed, the environmental review document may be revised, and a Final Environmental
Impact Report will be published.
The Draft Environmental Impact Report identifies no environmental issue area to be
significant and unavoidable.
The Draft Environmental Impact Report identifies ten environmental issue areas to have a
less than significant impact with standard conditions of approval or mitigation incorporated.
Briefly the environmental issues are:
Land
Aesthetics/Light
Biological Resources
Tribal and Cultural Resources
Geology and Soils
Hazards and Hazardous Materials
Traffic and Circulation
Air Quality
Greenhouse Gas Emissions
Noise
The Draft Environmental Impact Report analyses three alternatives to the proposed project.
They are: “No Project”, which retains the proposed project site in its current condition;
GPA-2017-02, Z-2017-01, SP-2017-02, TTM-81336, DR-2017-20 (Senior Housing), DR-2018-04 (Golf Course)
919 W. Sierra Madre Ave. (Later Identified as 1100 N. Todd Avenue)
January 16, 2019
Page 12 of 12
“Light Industrial”, which considers the 4.48 acre site developed with approximately 68,000
square feet of industrial uses and the reconfiguration of the golf course to accommodate the
industrial use; and Multi-family Residential”, which considers the 4.48 acre site developed
with 121 market-rate multifamily residential units (27 du/ac density) and the reconfiguration
of the golf course to accommodate the residential use. The No Project Alternative is the
environmentally superior alternative; however, per CEQA if the no project alternative is
found to be environmentally superior, an EIR shall also identify an environmentally superior
alternative among the other alternatives. In this case, the Light Industrial Alternative is
identified as the environmentally superior alternative.
When an advisory body, such as the Planning Commission, is required to make a
recommendation on a proposed project to the City Council, the Planning Commission review
and consider the EIR in draft or final form. (State CEQA Guideline §15025(c).)
FINDING OF FACTS
The Findings of Fact for GPA-2017-02, Z-2017-01, SP-2017-02, DR- 2017-20, DR-2018-04,
and TTM-81336 can be found in the attached resolutions.
PUBLIC NOTICE
The project’s public hearing notice was sent to all owners and residents within 300’ of the
project. The public notices were mailed on Thursday, January 3, 2019 and Friday, January 4,
2019. The public notice was published in the San Gabriel Tribune on Saturday, January 5,
2019. Staff did not receive any comments regarding this notice.
EXHIBITS
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Conditions of Approval
Draft EIR (Under a separate cover)
Resolution No. 2019-PC02 for GPA-2017-02, Z-2017-01, SP-201-02
Resolution No. 2019-PC03 for TTM-81336
Resolution No. 2019-PC04 for DR-2017-20 (Senior Housing)
Resolution No. 2019-PC05 for DR-2018-04 (Golf Course)
Architectural Plans
California Grand Villages Azusa Greens Specific Plan
CITY of AZUSA PLANNING COMMISSION
MINUTES
January 16, 2019
7:00 p.m.
NOTICE: A copy of the following public hearing staff reports for the Planning Commission projects will
be available for review during regular working hours of 7:00 a.m. to 5:30 p.m., Monday - Thursday at the
Planning Division and during regular hours at the Azusa City Library. Any questions regarding any
agenda item may be answered by the Planning Division at (626) 812-5017. The Planning Commission
Meeting will be held at 7:00 p.m. in the Azusa Civic Auditorium at 213 East Foothill Boulevard, Azusa,
California.
A)CALL TO ORDER
Chair Avila called the meeting to order at 7:05 p.m.
B)PLEDGE OF ALLEGIANCE
Commissioner Lee led the pledge of allegiance.
C) ROLL CALL
Members present: DONNELSON, LEE, AVILA, RAMIREZ
Members absent: ALLEN
Staff present: Todd Leishman, BB&K Attorney, Lisa Brownfield, Michael Baker
International (MBI) consultant, Eddie Torres, MBI consultant, Frances Yau, AICP, MBI
consultant, Manuel Muñoz, Senior Planner, and Dean Flores, Assistant Planner.
D)MINUTES
1. November 28, 2018
Commissioner Ramirez made a motion to approve the November 28, 2018 Planning
Commission Minutes. Commissioner Donnelson seconded. The item was approved with
the following vote:
AYES: DONNELSON, LEE, AVILA, RAMIREZ
NOES: NONE
ABSTAIN: NONE
ABSENT: ALLEN
Attachment 4
PLANNING COMMISSION MINUTES
January 16, 2019
Page 2
2. December 12, 2018
Commissioner Donnelson made a motion to approve the November 28, 2018 Planning
Commission Minutes. Commissioner Ramirez seconded. The item was approved with the
following vote:
AYES: DONNELSON, LEE, AVILA, RAMIREZ
NOES: NONE
ABSTAIN: NONE
ABSENT: ALLEN
E) PUBLIC PARTICIPATION - (Person/Group shall be allowed to speak without interruption up
to five (5) minutes in compliance with applicable meeting rules. Questions to the speaker or
response to questions or comments shall be handled after the speaker has completed his/her
comments).
An Azusa resident, Robin Raber, raised concerns about the lack of netting on the second
fairway of the Azusa Greens golf course.
F) PUBLIC MEETING
1. Case No.: UP-2018-07
Location: 137 E. First Street, Azusa CA 91702
APN: 8611-031-049
Applicant: Eukon Group for AT&T Mobility
The project is proposing a collocation of a telecommunications fully enclosed facility within the
existing building. The property is located in the CSA (South Azusa Avenue Corridor) zone.
This project is categorically exempt from environmental review per Class 1 Categorical
Exemption (State CEQA Guidelines, § 15301), (California Environmental Quality Act).
Dean Flores, Assistant Planner, gave a presentation that summarized the proposed project and
entitlement.
Chair Avila opened the public hearing. After no public comments, Chair Avila closed the public
hearing.
Commissioners Ramirez and Lee raised concerns about the amount of facilities located on the
site.
Commissioner Donnelson asked if the project will require any structural calculations.
Commissioner Lee made motion to approve Resolution No. 2019-PC01 for Use Permit No. UP-
2018-07. Commissioner Donnelson seconded. Item approved with the following vote:
PLANNING COMMISSION MINUTES
January 16, 2019
Page 3
AYES: DONNELSON, LEE, AVILA, RAMIREZ
NOES: NONE
ABSTAIN: NONE
ABSENT: ALLEN
2. Project Name: California Grand Village Azusa Greens Specific Plan
Case No.: GPA-2017-02; Z-2017-01; SP-2017-02; DR-2017-20 (Senior
Housing) and DR-2018-04 (Golf Course); & TTM-81336
Location: 1100 North Todd Avenue, Azusa CA 91702
APN: 8617-001-005
Applicant: GGVA Partners, LLC
The City of Azusa received a request for the approval of a General Plan Amendment (GPA-
2017-01), approval of Zone Change (Z-2017-01), adoption of the California Grand Village
Azusa Greens Specific Plan (SP-2017-02), approval of Tentative Tract Map (TTM-81336), and
approval of Design Review (DR-2017-20 and DR-2018-04).
The proposed California Grand Village Azusa Greens project would redevelop an approximately
4.48-acre area of the Azusa Greens Golf Course by adding a 253 -unit luxury Independent Senior
Village residential facility for seniors ages 62 and older (“Senior Village”). The Senior Village
would include a mix of living options including independent living, assisted living, and/or
memory support. The Senior Village also includes a multi-level parking wrapped garage
structure. The project would also redesign an approximately 14.88-acre area of the existing 18-
hole golf course to reconfigure four golf holes and retain an 18-hole course with the same 70
PAR.
The proposed project includes a request for the following entitlements:
General Plan Amendment – A General Plan amendment is necessary to change the
proposed Senior Village’s land use designation from Open Space to Specific Plan;
Zone Change – A zone change is necessary to change the proposed Senior Village’s
zoning from Recreation to Specific Plan;
Specific Plan – A specific plan is a comprehensive planning and zoning document that
implements the goals and policies of the City’s General Plan and governs the land use
and development within the designated specific plan area. The California Grand Village
Specific Plan will establish permitted uses and provide design standards, detailed
development standards, infrastructure requirements, and implementation requirements
specific to the site;
Tentative Tract Map – A tentative tract map is required to subdivide existing parcel 8617-
001-005 into two; and
Design Review – Design review to consider the proposed project for consistency with the
permitted uses, development/design standards, and requirements per the proposed
California Grand Village Specific Plan.
The Draft Specific Plan, Draft Environmental Impact Report, and related plans and documents
are available for public review on the City’s website at www.azusaca.gov; at the Azusa City
PLANNING COMMISSION MINUTES
January 16, 2019
Page 4
Hall, Economic & Community Development Department, 213 E. Foothill Blvd, Azusa CA; and
at the Azusa City Library, 729 N. Dalton Avenue, CA.
Commissioner Ramirez recused herself from the proposed project.
Lisa Baker, MBI consultant, gave a presentation of the proposed project and summarized the
proposed entitlements. She also mentioned a correction to the staff report regarding minimum
dwelling sizes for senior citizen units. Peter Carlson, representative of the applicant, gave a
presentation that summarized their proposed project.
Frances Yau, MBI consultant, summarized the Environmental Impact Report (EIR) that was
prepared for the proposed project.
Chair Avila opened the public hearing.
The following residents and representatives offered support for the proposed project: James
Ramirez, Barbara Dickerson, Libby Rodriguez, Elaine Heisinger, John Centorfranchi, and Jorge
Rosales. The following representatives of business owners or other entities offered support of the
proposed project: Stephen Beaulien (Representing owner of Azusa Greens), Jennifer Hicks
(Executive Director of Homework House), Reni Rose (Representing the applicant), Cheryl
Kohorst (Chairperson of the Azusa Chamber of Commerce), Steve Castro (CEO of the Azusa
Chamber of Commerce), Greg Irwin (Architect for the proposed project), and Dave McDonough
(Owner of Marie Calendar’s restaurant).
Some of the topics of discussion for support of the project included:
Pedestrian connectivity (new sidewalks)
Economic growth
New development for the Azusa Greens Golf Course
New residents to increase participation with Azusa Non-Profits
New full time employment for temporary and permanent
Increase in property tax
One time lump sum payment for Azusa Parks
The following residents and representatives offered their opposition to the proposed project:
Robin Raber, Jim Taite, Jacquelyn Swenson, Maria Cardelas, Kathleen Gondoes, Donna Millan
(Representative of Rain Bird Corporation), Martin Betaynolli, and Juan Pablo Carreon.
Some of the topics of discussion for opposition of the project included:
Affordability of proposed residential units
Increase in traffic and circulation
Increase in noise
Loss of open/recreation space
PLANNING COMMISSION MINUTES
January 16, 2019
Page 5
Los off habitat space since trees will be removed and potential threat to wildlife
Setting a precedence by changing the zoning for the Azusa Greens Golf Course
Loss of views
Impact of business operation for neighboring businesses
Commissioner Donnelson asked for clarification about tandem parking, in lieu fee for loss of
open space, tree replacement count, potential alcohol sales, parking stall assignment, ADA
access on new sidewalk, and existing barricades near the train tracks on Todd Avenue.
Commissioner Lee asked for clarification about the age of residents, potential of change from
luxury housing to affordable housing, and source of funding on the project.
Chair Avila asked for clarification about the fiscal impact analysis for the proposed project, the
restrictive covenant that will be prepared, the number of bedrooms for the larger independent
units, and lack of traffic signal on Sierra Madre and Todd Avenue.
Chair Avila closed the public hearing.
Chair Avila thanked everyone for attending the meeting and appreciated the public comments.
He also provided support for the proposed project. Commissioner Lee also provided support for
the proposed project.
Commissioner Lee made motion to approve Resolution No. 2019-PC02 for General Plan
Amendment No. GPA-2017-02, Zone Change No. Z-2017-01, and Specific Plan No. SP-2017-
02; Resolution No. 2019-PC03 for Tentative Tract Map No. TTM-81336; Resolution No. 2019-
PC04 for Design Review No. DR-2017-20 (Senior Housing); and Resolution No. 2019-PC05 for
Design Review No. DR-2018-04 (Reconfiguration of Azusa Greens Golf Course). Chair Avila
seconded. These Resolutions recommend approval of the proposed project to the Azusa City
Council, who will make the final decision of the project. The Resolutions to recommend
approval to the City Council were approved with the following vote:
AYES: DONNELSON, LEE, AVILA
NOES: NONE
ABSTAIN: NONE
ABSENT: ALLEN, RAMIREZ
Chair Avila called for a five minute recess to bring Commissioner Ramirez back to the meeting.
Chair Avila resumed the meeting.
G) OLD BUSINESS
None.
H) NEW BUSINESS
PLANNING COMMISSION MINUTES
January 16, 2019
Page 6
1. A resolution of the Planning Commission for the City of Azusa, setting the time and
place for holding regular Planning Commission Meetings.
Manuel Muñoz, Senior Planner, gave a brief summary of the Resolution which will
set the regular Planning Commission meetings on the second and fourth Wednesdays
of each month at 7:00 p.m. in the Azusa Civic Auditorium. He also made a correction
to the Resolution number so that the new number will be Resolution No. 2019-PC06
instead of Resolution No. 2019-PC08.
Commissioner Lee made a motion to approve Resolution No. 2019-PC06 as
amended, to set the time and place for regular Planning Commission meetings.
Commissioner Donnelson seconded. The item was approved with the following vote:
AYES: DONNELSON, LEE, AVILA, RAMIREZ
NOES: NONE
ABSTAIN: NONE
ABSENT: ALLEN
2. Approval of 2019 Planning Commission Schedule
Commissioner Donnelson made motion to approve the 2019 Planning Commission Schedule.
Commissioner Ramirez seconded. The item was approved with the following vote:
AYES: DONNELSON, LEE, AVILA, RAMIREZ
NOES: NONE
ABSTAIN: NONE
ABSENT: ALLEN
I) REPORTS AND COMMUNICATION
Manuel Muñoz, Senior Planner, announced Kurt Christiansen’s, FAICP, former Director
of Economic and Community Development, retirement party which would be held at
Lagunita’s Brewery Company on Tuesday, January 29, 2019. He also announced that on
Tuesday, January 21, 2019 at 5:30 p.m., the City would be holding a celebration for their
recent Eddy Award for Most Business Friendly City. Finally, he announced that the new
Planning Technician would start in February and that the new Director of Economic and
Community Development would be Matt Marquez, former Deputy Director of
Development Services in the City of Commerce. His start date will be Monday, January
28, 2019.
J) DISCUSSION ITEMS FROM THE PLANNING COMMISSIONERS
Commissioner Lee honored a recently deceased resident.
K) ADJOURNMENT
PLANNING COMMISSION MINUTES
January 16, 2019
Page 7
Chair Avila adjourned the meeting at 9:42 p.m.
Except as specifically provided, public hearing items are appealable to the
City Council in accordance with the provisions of the City Code.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in
this meeting, please contact the Economic and Community Development Department - Planning Division,
(626) 812-5017.
Notification 48 hours prior to the meeting will enable the City to make arrangements to ensure
accessibility to this meeting. (28 CFR 35.102.104 ADA Title II).
Attachment 8