HomeMy WebLinkAboutD-2 Staff Report - CA Grand Village Azusa Greens Continued Public HearingSCHEDULED ITEM
D-2
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: LISA BROWNFIELD, CONTRACT PLANNER
MATT MARQUEZ, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
DATE: APRIL 15, 2019
SUBJECT: APPLICATION(S): CERTIFICATION OF THE CALIFORNIA GRAND
VILLAGE DRAFT ENVIRONMENTAL IMPACT REPORT (SCH. NO.
2018061063), CALIFORNIA GRAND AZUSA VILLAGE SPECIFIC PLAN
(SP-2017-02), GENERAL PLAN AMENDMENT (GPA-2017-02), ZONE
CHANGE (Z-2017-01), SENIOR HOUSING DESIGN REVIEW (DR-2017-
20), GOLF COURSE DESIGN REVIEW (DR-2018-04), AND TENTATIVE
TRACT MAP (TTM-81336)
LOCATED: 1100 NORTH TODD AVENUE AZUSA (FORMERLY 919
WEST SIERRA MADRE AVENUE)
APPLICANT: CALIFORNIA GRAND VILLAGE AZUSA, LLC
___________________________________________________________________________
BACKGROUND:
The proposed California Grand Village Project is located on portions of the existing Azusa
Greens Country Club at 1100 North Todd Avenue (Assessor’s Parcel Number 8617-001-005)
between West Sierra Madre Avenue and 10th Street, east of North Todd Avenue. Specifically,
the project site encompasses the locations of existing golf holes 3, 4, 5, and 6 of the existing golf
course.
The site is divided into two areas: the 4.48-acre California Grand Village Azusa Greens Specific
Plan area at golf holes 3 and 6, and a 14.88-acre portion of the Azusa Greens Country Club,
specifically at golf holes 4 and 5. In total, the site encompasses approximately 19.36 acres.
In order to implement the applicant’s request for reconfiguration of the site and development of
their proposed project, the following entitlements are required:
DENIED PROJECT
CITY COUNCIL
4/15/2019
City Council Staff Report – California Grand Village Azusa Greens
April 15, 2019
Page 2 of 4
1.A draft environmental impact report (DEIR) and mitigation monitoring and reporting
program (MMRP) for the Project. The DEIR analyzed the Project and its environmental
impacts and provides information showing that the Project will not have significant and
unavoidable environmental impacts following implementation of mitigation measures
shown in the MMRP and compliance with applicable Federal, state and local regulatory
measures applicable to the Project.
2.A specific plan document [California Grand Village Azusa Greens Specific Plan (SP-
2017-02)]
3.A General Plan amendment (GPA-2017-02) to change from Open Space land use
designation to Specific Plan.
4.A zoning amendment (Z-2017-01) to change from Recreation to Specific Plan.
5.A design review (DR-2017-02) for the senior housing development.
6.A design review (DR-2018-04) for the golf course reconfiguration.
7.A tentative tract map (TTM-81336) to subdivide the property to create a 4.48-acre
parcel for the development of the senior housing.
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.
On January 16, 2019, the Planning Commission once again reviewed the project and
recommended approval of it to the City Council.
On March 4, 2019 City Council meeting convened and continued a public hearing, received
public comments, and viewed a descriptive project review presentation from City staff and the
project applicant’s representative.
After reviewing the presentation and hearing public testimony, the Mayor and City
Councilmembers requested City staff to provide additional information at the April 15th City
Council meeting. In addition to noting the questions during the meeting, City staff reviewed the
March 4, 2019 City Council meeting video (as posted to the City of Azusa website
www.ci.azusa.ca.us) to ensure all questions were identified. City staff prepared the Response to
Council Questions Memorandum dated April 9, 2019 (Attached).
Additional notice of April 15, 2019 City Council continued public hearing was mailed and
published to all owners and occupants beyond the required 300’ radius as shown on attached
radius map. The public notice was mailed on Thursday, April 4, 2019 and was published on
Friday, April 5, 2019 in the San Gabriel Valley Tribune.
City Council Staff Report – California Grand Village Azusa Greens
April 15, 2019
Page 3 of 4
RECOMMENDATION:
Staff recommends that the City Council follow the order of actions shown below:
1.Receive an updated staff report from City staff; and
2. Reconvene the continued public hearing and consider any written/oral information from
persons who have not previously testified regarding the proposed Project; and
3. Provide the applicant an opportunity to provide closing comments/rebuttal; and
4. Close the public hearing; and
Council Deliberation & Options:
Once the public hearing has been closed, the City Council may deliberate and consider the
following options:
1.Project Denial. Should the City Council wish to deny the Project, the Mayor may entertain a
motion to deny the requested amendments to the Azusa General Plan, Development (Zoning)
Map and Specific Plan document and direct staff to draft Resolutions for denial of the Project
and TTM based upon their inconsistency with the General Plan and Zoning Map. These
Resolutions would be placed on the consent calendar of the following City Council Meeting
agenda (May 6, 2019) for adoption.
2.Project Approval. Should the City Council wish to approve the Project, the Mayor may
entertain a motion to direct staff to prepare appropriate Ordinances and Resolutions to implement
the Project and continue the matter to the May 6, 2019 City Council meeting for adoption of
these Ordinances and Resolutions
3.Additional Information Needed. Alternatively, the Mayor may entertain a motion to
continue consideration of the Project to a subsequent meeting and direct staff to provide
additional information needed to make a decision (Note: Depending on the reason for
continuance, staff may be required to re-notice the Project).
ANALYSIS:
A detailed analysis and project description of the project is attached to this staff report for your
reference. Additional information discussed at the March 4, 2019 public hearing and responses
to questions and comments posed has also been attached to this staff report. The primary policy
issues to be considered by the City Council remain. These include:
1.Whether it is appropriate to re-designate the Azusa General Plan land use designation
of the subject site from “Open Space” to “Specific Plan” and the Zoning Map from
“Recreation” to “Specific Plan;” and
City Council Staff Report – California Grand Village Azusa Greens
April 15, 2019
Page 4 of 4
2.If the City Council is comfortable with changes to the General Plan and Zoning Map,
whether those changes should introduce the residential land uses allowed in the
proposed Specific Plan.
PUBLIC NOTICE:
The project’s public hearing notice was sent to all owners within 300’ of the project, owners
within Rancho Azusa and Villa Azusa neighborhoods, and owners and residents within the Le
Med Apartments. The public notices were mailed on Thursday, April 4, 2019. The public notice
was published in the San Gabriel Valley Tribune on Friday, April 5, 2019. Staff did not receive
any comments regarding this notice.
FISCAL IMPACT:
There is no fiscal impact associated with this action.
Prepared by: Reviewed by:
Lisa Brownfield Manuel Muñoz
Contract Planner Senior Planner
Reviewed: Reviewed and Approved:
Marco Martinez Matt Marquez
City Attorney Director of Economic and Community
Development
Review and Approved: Review and Approved:
Talika Johnson Sergio Gonzalez
Director of Finance City Manager
ATTACHMENTS:
1) City Council Memo – 4-9-19
2) California Grand Village Azusa Greens Project Description and Analysis
3)Public Notice Radius Map
ECONOMIC AND COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM TO THE CITY COUNCIL
TO: MAYOR ROCHA AND CITY COUNCIL MEMBERS
FROM: LISA BROWNFIELD, CONTRACT PLANNER
VIA: MATT MARQUEZ, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
DATE: APRIL 9, 2019
SUBJECT: PROPOSED PROJECT: CALIFORNIA GRAND AZUSA VILLAGE SPECIFIC
PLAN (SP-2017-02), GENERAL PLAN AMENDMENT (GPA-2017-02),
ZONE CHANGE (Z-2017-01), SENIOR HOUSING DESIGN REVIEW (DR-
2017-20), GOLF COURSE DESIGN REVIEW (DR-2018-04), TENTATIVE
TRACT MAP (TTM-81336); AND CERTIFICATION OF THE CALIFORNIA
GRAND VILLAGE ENVIRONMENTAL IMPACT REPORT (SCH. NO.
2018061063)
LOCATION: 1100 NORTH TODD AVENUE, AZUSA (FORMERLY 919 WEST SIERRA
MADRE AVENUE)
APPLICANT: CALIFORNIA GRAND VILLAGE AZUSA, LLC
___________________________________________________________________________
In the course of the March 4, 2019 public hearing for the proposed California
Grand Azusa Village project, the Mayor and Councilmembers posed several
questions. This memorandum provides responses to those questions. If after
reviewing the responses, you have additional questions please ask Matt
Marquez, Director of Economic and Community Development or Manual
Muñoz, Senior Planner.
Question 1: Is there another traffic control measure that can be installed at the
Sierra Madre Avenue/Todd Avenue intersection that is more effective than
pedestrian activated flashing yellow lights?
Response: The Sierra Madre Avenue/Todd Avenue intersection is currently
controlled by a 4-way stop sign with a crosswalk. As proposed, the intersection
Attachment 1
2
will continue to have a 4-way stop sign with a crosswalk. In addition, the
intersection would include a pedestrian activated flashing yellow light
highlighting the crosswalk across Sierra Madre Avenue.
Other traffic control measures can include a traffic signal, 4-way stop sign with a
pedestrian signal, and pedestrian warning system at the crosswalk.
Traffic Signal – given the current and future traffic volumes and the traffic
patterns, a traffic signal does not meet traffic signal warrants. If a traffic
signal is installed and if it included one direction with an “all green” or “all
green arrow” default position, it is probable that traffic speeds would
increase on Sierra Madre Avenue.
4-way Stop Sign with Pedestrian Signal – if a pedestrian signal were to be
installed to control the pedestrian movement and a 4-way stop sign
controls vehicle movement, it is very likely that drivers will be confused.
Drivers, at times, would see a “green” pedestrian signal telling them that
they may proceed, immediately followed by a stop sign. Dr ivers may
assume the pedestrian signal is permitting them to move through the
intersection without stopping.
Pedestrian Warning System – a pedestrian warning system (red flashing
light and/or red flashing warning strip) can be programmed to operate in
two ways – always flashing red or flashing red when the pedestrian
activation button is pressed. The pedestrian warning system would not
include a green light. As such, drivers would see either an unlit signal or a
red flashing light when it is pedestrian activated or see a red flashing light
when the light is programed for continual flash. The pedestrian warning
system works in conjunction with the stop sign; thereby, reinforcing the
stop sign-controlled intersection and causing less driver confusion.
The Applicant is willing to install a pedestrian warning system, pending City
review. The applicant has provided a written response to this question and it is
attached to this memorandum (Attachment 1) for your review.
Question 2: What is the art in public places fee?
Response: The Art in Public Places program (88.39) requires commercial,
industrial, or residential projects with eight or more dwelling units or a total
building project valuation of $750,000 to select, purchase, and install permanent
outdoor art at the site. The art installation site needs to be accessible and visible
to the general public from public streets. The required minimum art allocation is
one percent of total building construction valuation; the maximum art allocation
per project is $50,000. The proposed project will pay a $50,000 in lieu fee.
Question 3: How do the proposed sidewalks interface with the Rain Bird site?
Response: Along Sierra Madre Avenue, the project proposes to construct a 6’
wide, ADA compliant sidewalk from the Sierra Madre Avenue/Todd Avenue
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intersection east to the proposed project’s property line. At the proposed
project’s/Rain Bird property line, the sidewalk will terminate because the Rain
Bird site does not have a public sidewalk along its westernmost street frontage.
Question 4: Why was this site selected? Were other sites suitable?
Response: Per the project applicant representative, the project applicant team
selected this site because:
Downtown Azusa’s rebirth, proximity to transit, proximity to
college/university, and appealing setting with immediate access to
recreation (golf course).
A senior living village is not appropriate for single family residential nor
retail/commercial areas. Other jurisdictions are hesitant to place senior
living facility in multifamily zones due to employees and delivery trucks.
Senior living villages are compatible with light industrial because senior
living buildings can be attenuated for noise. This site is adjacent to one
light industrial use, Rain Bird. The golf course and arterial roads provide a
buffer.
Most golf courses are financially struggling and could use sale of property
income.
Site location effort conducted three years ago, yielded no other available
properties large enough for the proposed project; 4.5 acres minimum.
A written response to this question from the applicant is Attachment 2 to this
memorandum.
Question 5: Will the $1 million be spent on the entire golf course or on the
impacted holes?
Response: Per the applicant representative, in addition to the purchase price of
the 4.88 acres, California Grand Villages Azusa (CGVA) will pay Azusa Greens
Country Club $1,000,000 for the reconfiguration of holes 3-6. The reconfiguration
cost is estimated at $1,000,000.
Question 6: Would this project’s approval set a precedent for the area?
Response: If the question asks could the reconfigured holes 3-6, approximately
10-acres, be sold and developed with residential , commercial or industrial uses,
the site would undergo a geologic investigation to determine if an active
earthquake fault runs within it and if so, where is the fault located.
The State Mining and Geology Boards” Geohazards Committee Executive
Officer’s Report dated March 12, 2014 identifies three portions of the Upper
Duarte Fault on either side of the site. Two portions west of the site are identified
as approximate or inferred (based on “closely follow fault traces from the 1987
Crook et al. study” and “traces based on fault studies by Amec, PSE and LGC”).
The portion east of the site is identified as “potentially active fault, but location
4
uncertain”. All the faults are trending towards the site but the fault type and
specific location is not known.
In addition, per the project applicant, a geological investigation (including
boring) was conducted on the site in 2016. The applicant team drilled three
deep wells to determine groundwater elevation. If a significant change in
groundwater depths occurs, it may indicate a fault. (This method was used on
the Lagunitas site). In the three wells, two holes had similar groundwater depth ;
however, a third had an 82’ difference. Once the possible fault was located, the
project applicant discontinued drilling and eliminated the site from further
consideration. Attachment 3 shows the possible fault location between wells B-2
and B-3. Attachment 3 also indicates the fault trace noted in the study identified
above. However, the project applicant geologist thinks that the fault may trend
more east/west (possibly parallel to 10th Street) rather than southeast/southwest
(possibly nicking the corner of the site and crossing 10 th Street) as thought in the
2014 report.
If the holes 3-6 site undergoes further a geologic investigation and an active
earthquake fault is more thoroughly located on-site, structures meant for human
occupancy (i.e. residential units) could not be constructed on the active fault or
within 50’ of the fault line (Alquist-Priolo zone). That being said, a 10- acre site is
large; it is possible that a residential development proposal could be configured
to avoid the Alquist-Priolo zones. If the development proposal were for
commercial or industrial uses, the Alquist-Priolo zone does not apply. However,
prudent site planning would locate buildings away from active fault lines. It is
important to note that if a development application were to be proposed, the
City of Azusa City Council would review the proposal as the proposed project
would require a General Plan Amendment, Zone Change, Design Review, and
other entitlements.
If the question asks could the golf course area immediately north of the
proposed California Grand Village Specific Plan site be redeveloped as
residential, commercial, or industrial use, then the site’s Restrictions, Covenants,
Conditions, and Agreement needs to be amended. The project applicant
representative provided a copy of the site’s Restrictions, Covenants, Conditions,
and Agreement, which is Attachment 4 to this memorandum. Attachment 4
documents that the site is to continue its use as a golf course as long as the
Azusa Greens Golf Course is in operation. If the Azusa Greens Golf Course
terminates its golf course use, the site is required to continue to to serve as a
buffer from the rock processing plant. If the rock processing plant discontinues
operations, it may be possible that the buffer use is no longer required and, as
such, may be used for another use.
5
If the Azusa Greens Golf Course and the rock processing plant discontinue
operations and the site is proposed to be redeveloped, the City Council would
need to review and approve a General Plan Amendment, Zone Change,
Design Review, and other entitlements.
The entitlements needed to approve a project, such as the one described
above and in this memo, require City Council approval via a public hearing/s.
These require the City Council take a discretionary action to either approve or
deny a project. Discretionary actions are those that require the exercise of
judgement when deciding whether to approve or deny a project. To render a
decision, Council must use their best judgement after reviewing the evidence
provided to make specific findings (either in the affirmative or the negative)
regarding a project. These findings are project specific, as each project is
judged on its individual merit. These findings are not arbitrary in nature, but
rather are set forth in State and Municipal law.
If the question asks would the General Plan land use designation change and
zone change set a precedent for the conversion of open space designation to
a specific plan, staff has provided information on historic zoning in response to
Question 7 below. The applicant has also provided related information in
Attachment 8 to this memorandum.
Question 7: What is the historic zoning for the site and the area over time?
Response: While, the Azusa Greens golf course is comprised of eight parcels, all
of which are currently zoned Recreation, the proposed California Grand Village
Azusa Greens parcel is 8617-001-005. Its initial 1939 designation was Single Family
Residential (R-1) with some portions zoned Commercial (C-3) and Light
Manufacturing (M-2). Over the course of time, the parcel has been rezoned
several times. The parcel’s zone has been water conservation (1949), water
(1957), community facilities (1965), and recreation (2005).
It is important to note, the area now known as Mountain Cove did not appear in
zoning maps prior to its annexation in 1984. Once annexed, Mountain Cove was
designated Community Facility (CF), Residential Agriculture (RA), and Water
Conservation (W). In December of 1999, the zone designation was changed to
Planned Residential Development (PRD). Eventually, the area was re-zoned and
received a new zoning designation of Neighborhood General 3 (NG3) in 2005.
The Rosedale Residential area has undergone a few changes as well. Originally,
the area was designated Single Family Residential (R-1). By 1957, the area was
designated Single Family Residential - 10,000 sf. (R1a) later changing to
Residential Agriculture (RA) before the adoption of the Monrovia Specific Plan in
2003. Attachment 5 to this memorandum provides additional detail related to
this question.
6
Question 8: What happened to the idea of a Gold Line shuttle for residents and
employees? Will incentives be provided to encourage employee carpooling?
Response: Per the applicant, regular transportation or car service will be
provided to residents. As such, transportation service to the Gold Line station
should be provided to residents as a matter of course.
Per the applicant representative, employee parking is available on site. In
addition, the applicant representative stated (but it is not within the Specific
Plan) that the senior village’s management/operator will provide a shuttle
to/from the Gold Line station during shift changes for employees. Shuttle service
is anticipated to be provided by a van or other vehicle at the operator’s
discretion. Employees will be provided with financial incentives to carpool.
Incentives will be determined by the senior village management/operator; it
may include gasoline gift cards.
Given the Gold Line Station shuttle service and incentives are an operational
issue and neither are discussed within the Specific Plan, conditions of approval
would be appropriate if the City Council wishes to approve the project. The
conditions of approval would require transportation service to/from the Gol d
Line station 24-hrs/day 7days/week for all residents. The conditions of approval
would require transportation/shuttle service for employees for 30-minutes
before/30-minutes after shift change 24-hours/day 7 days/week. The conditions
of approval would also require meaningful, ongoing incentives for each carpool
employee and would establish what constitutes a “carpool”.
The applicant has provided additional information on this item, and is
Attachment 6 to this memorandum.
Question 9: Are there plans to convert other parts of the Golf Course?
Response: Per the applicant’s representative, the Azusa Greens Country Club
does not have any plans to develop other portions of their property. If that
changes, any proposed project would need to file a City of Azusa application
for the project, a General Plan Amendment, Zone Change, Design Review,
CEQA analysis, etc. All proposed projects would need to go through the
entitlement process.
Question 10: What does this cost?
Response: The applicant representative has stated that the proposed project
will rent at market rate and does not provide affordable housing. Currently
market rate exceeds moderate income, low income, and very low -income
rental rates. CGVA’s initial assessment is that Independent Living Studio units’
rent will start at $3,850/month and the average rent for Independent Living One-
Bedroom units is approximately $5,000/month. The applicant representative did
7
not provide rent cost information regarding the Independent Living Two- and
Three-Bedroom units, the Assisted Living units, nor the Memory Care units. The
monthly pricing will be determined by the management/operator at the “pre -
lease” stage. In addition, the applicant or facility operator may
set/increase/decrease rates at any given time to attain the desired outcome.
Additional information on this item was provided by the applicant; it is
Attachment 7 to this memorandum.
The project applicant provided additional information regarding Open Space
and Land Use Compatibility. The information is provided as Attachments 8 and
9, respectively.
Please let staff know if you have any questions regarding this memorandum, or
any other questions related to the subject project. We will do our best to
respond to any questions prior to your April 15th meeting. If we are unable to do
so, we will attempt to address your questions at said meeting.
Attachments (9):
1) Traffic
2) Site Selection
3) Geologic Map, Land Phases, Inc.
4) Declaration of Restrictions, Covenants, Conditions and Agreements
Affecting Real Property,
5) Historic Zoning Information
6) Employment Transit & Carpool Incentives
7) Affordability
8) Open Space
9) Land Use Compatibility
Traffic
In response to Council Member Alvarez’s concern for safety at the intersection of Todd Avenue and Sierra
Madre, we have consulted with the Traffic Engineer who prepared the Traffic Impact Analysis in the EIR
and City’s Director of Public Works/City Engineer. We are providing a bullet-point summary of the findings
from these consultations, which focused on the following three traffic issues: (1) congestion at the Todd
Avenue/Sierra Madre intersection; (2) vehicle speed on Sierra Madre; and (3) pedestrian crossing safety
at the Sierra Madre/Todd Avenue intersection.
Congestion at Todd Avenue /Sierra Madre
A comprehensive Traffic Impact Analysis was prepared for the EIR and reviewed by City Staff and
Consultants for accuracy.
Traffic counts (by machine and people) measured existing traffic, such as commuters from
Mountain Cove, Rosedale, and Glendora.
Senior housing generates much less traffic than other uses because the residents don’t go to work
or take kids to school during the busy morning and evening peak traffic times.
The traffic model started with existing traffic, added traffic from the Senior Village, added traffic
from future projects like the Canyon City Industrial Park, and finally added an overall growth factor
of 1% per year, to determine traffic impacts.
Traffic studies measure how much traffic can move through an intersection (the capacity of an
intersection) and whether adding traffic from the project will cause the amount of traffic to
exceed the capacity of an intersection.
The increase in delay (waiting time) at the Todd Avenue/Sierra Madre intersection attributable to
the CGVA senior housing is less than ½ second as shown in the table below. Delay increase at
other intersections is negligible.
Table A. Existing Plus Project Peak Hour Intersection Capacity Analysis
Intersection Time
Period
Level of
Service
Increase in Delay
(in seconds)
Todd Avenue at Sierra Madre Avenue a.m. C 0.4
p.m. B 0.1
Source: Traffic Impact Analysis, February 6, 2018, by Linscott, Law, and Greenspan
Traffic Signal at Todd Avenue / Sierra Madre
As shown in Table A above, congestion does not exist at Todd Avenue / Sierra Madre and the
project’s incremental increase in delay is negligible. Given the level of service, a traffic signal at
Todd Avenue/Sierra Madre would not meet warrants.
A traffic signal would either “rest” on green or red. “Rest” meaning that is the default setting. If
red, the signal would stop traffic and act very similar to a stop sign. If the signal rests on green,
the consequence could be increased speed on Sierra Madre.
A constant right turn green arrow on northbound Todd Avenue is a concern because 1) the
intersection forms a right turn and a green arrow could increase speed resulting in a dangerous
turning movement; and 2) the driveway to RainBird is in close proximity to the intersection with
trucks turning left. A free right turn on a green arrow could cause a conflict with left turning
trucks.
A constant left turn green arrow on westbound Sierra Madre is a concern because it would
encourage higher speeds on Sierra Madre. The stop sign currently forces drivers to slow and stop,
which helps control speed on the roadway. If drivers are not completely stopping, that is an
enforcement issue, and not a roadway design issue.
Based on consultation with both the project Traffic Engineer and the City’s Director of Public
Works/City Engineer, there is no indication a traffic signal would improve operations at Todd
Avenue /Sierra Madre.
Pedestrian Crossing
A striped pedestrian crosswalk current exists as part of the Todd Avenue / Sierra Madre
intersection, which provides a crossing for pedestrians and golf carts.
Adding a pedestrian signal (red, yellow, green) at that crosswalk could cause driver confusion
because the crosswalk is part of a stop-controlled intersection. The pedestrian signal would need
to default to green when pedestrians are not present, which would place a green light right next
to a red stop sign, likely causing driver confusion, resulting in drivers possibly not stopping at the
stop sign because of the green pedestrian light. Therefore, a pedestrian signal at the Todd Avenue
/ Sierra Madre crosswalk is not advised. Instead of a pedestrian signal, the intersection would
need to be signalized, which has potentially negative results, as stated above.
Enhanced Pedestrian Safety Measure. Adding a pedestrian warning system at the crosswalk at
Todd Avenue / Sierra Madre is feasible, but recommended the warning system be red, not yellow,
to coincide with the stop sign. A flashing red light and/or flashing red warning strip in the
pavement, would reinforce a stop-controlled intersection when activated by a pedestrian/golf
cart. A flashing red light could also be placed around the stop sign to enhance the visibility of the
sign. Both the pedestrian warning system and enhanced stop sign are measures the Applicant is
willing to install pending City review.
Site Selection
A California Grand Village requires a minimum of 4.5 acres.
One of our target market areas is the San Gabriel Valley because of the low availability of senior
housing and high demand for seniors to stay near family, friends, church, and medical care.
Of all the cities in the San Gabriel Valley, we focused on Azusa because of 1) the exciting rebirth
of the Azusa downtown; 2) proximity to transit; 3) proximity to college/university, which we see
as strategic partners; and 4) an appealing setting with immediate access to recreation.
Site selection is constrained by surrounding uses. A senior living village does not fit into or next
to single-family residential. A senior living village is not appropriate in retail/commercial areas.
We searched for multi-family land, but 4.5 acres was not available, and in our experience, cities
are hesitant about placing a senior living facility with employees and delivery trucks in a multi-
family zone.
Golf course property is an ideal site location for this type of use since the senior living village will
be adjacent to golf course which naturally provides a recreation buffer between the senior living
village and other residential uses.
Senior living villages are compatible with light industrial uses because the buildings can be
constructed to attenuate for noise. And, we love the Azusa Greens site because it is not in a
heavily industrialized area. The site is adjacent to only one light industrial use, which is Rain Bird
Corporation. Otherwise the site is surrounded by golf course and arterial roadways, which
naturally provide a generous buffer.
Most golf courses are struggling financially and could use the added income from sale of a portion
of their property to offset current cost challenges while typically providing the operator the ability
to enhance a long-standing community amenity.
The golf course location is ideal because we believe it will directly attract senior golfers.
At the time of our site selection (three years ago), and a current available property search has
revealed there are no other sites within the City of Azusa that are large enough for a senior living
village.
Employment, Transit, and Carpool Incentives
The California Grand Village will provide 90 full time equivalent positions, with maximum
per shift estimated at 57. Employment positions will be available for wait staff,
housekeeping, security, property management, skilled nursing and many other types of
jobs.
Azusa residents will be given priority for employment prior to the completion of project
construction by opening the job recruiting process one month early for Azusa residents.
Employee parking will be available on site, within an enclosed and safe parking structure.
Management will provide shuttles to and from the Gold Line during shift changes for
employees who arrive from other cities. Shuttle will likely be provided by a van or other
vehicle at operator’s discretion.
Employees will be provided with financial incentives to carpool, which the Operator will
determine, but could include a monthly gasoline gift card to carpoolers or other financial
incentive.
Affordability
The California Grand Village will offer Studio, One Bedroom, Two Bedroom and Three
Bedroom units.
The monthly pricing will be finalized by the Operator as they begin pre-leasing.
The monthly pricing will be based on market rates.
The initial assessment is that Studio units will start at $3,850 per month, with the average
rent around $5,000 per month for a one bedroom unit.
Studies show that seniors retiring in private facilities pay their monthly expenses with a
combination of the following sources:
o Retirement fund or plan from work
o Social security
o Personal savings (including investments)
o Home equity
o Assistance from adult children
To provide perspective on affordability, a senior with equity in their home, retirement
savings and social security can afford the monthly rent. Example:
$565,000 from home equity (average value of Azusa homes) + $400,000 in
retirement savings = $965,000
o With 5% annual income, $965,000 provides $48,250 per year ($4,021/mo)
o Monthly social security of $1,400 provides another $16,800 ($1,400/mo)
o Total income $65,050 per year ($5,421/mo)
o This example protects the $965,000 retirement savings
Many seniors have planned for retirement and desire the housing experience that
California Grand Villages provides.
Senior Village monthly pricing includes:
o Rent
o All meals in the Gourmet Restaurant or Bistro
o Meals/snacks/drinks from the grab and go café
o Rooftop bar food and beverages
o Utilities
o Insurance
o Housekeeping
o Landscape/Grounds maintenance
o 24-hour security
o Valet parking
o Access to chauffeured vehicle
o Fitness center
o Concierge organized activities and special events
Typical living expenses are very similar to the Senior Village monthly costs. Typical living
expenses include:
Typical monthly expenses:
Mortgage/Assessments/HOA Dues $2,400 Cost Included in CA Grand Village
Property taxes $471 Cost Included in CA Grand Village
Utilities $150 Cost Included in CA Grand Village
Homeowner’s Insurance $100 Cost Included in CA Grand Village
Automobile (payment, gas, insurance, maint) $700 Cost Included in CA Grand Village
Home Maintenance and Repairs $75 Cost Included in CA Grand Village
Housekeeping $75 Cost Included in CA Grand Village
Lawn, Garden and Pool Maintenance $100 Cost Included in CA Grand Village
Security Services/Emergency Response System $30 Cost Included in CA Grand Village
Food $800 Cost Included in CA Grand Village
Entertainment, Social, Cultural Programs $100 Cost Included in CA Grand Village
Fitness Center Membership $40 Cost Included in CA Grand Village
Total $5,041
Open Space
The City has 1,750.76 acres of Open Space 1, not including the Azusa Greens Golf Course.
The Golf Course is private property used for a commercial recreation business.
The Golf Course is not public open space or open to the public without payment of a fee.
The Golf Course does not contain any sensitive biological resources on the project site.
California Grand Villages Senior Village would be constructed on 4.48 acres of golf course.
Currently the golf course has approximately 3.15 acres of unused area, consisting of:
o approximately 1.84 acres around the bathroom structure located between the north/south
holes 3 and 6 and the east/west holes 4 and 5
o approximately 1.31 acres located at the eastern boundary of the golf course, north of 10th St.
The loss of 4.48 acres of golf course equals approximately 0.25% of the total open space in the
City, which is ¼ of 1 percent.
Accounting for the recapture of unused golf course area (3.15 acres), the net loss of open space
would equal approximately 1.33 acres, or 0.07% of the total open space in the City.
Dedication of private property to new sidewalk totaling approximately 3,475 lineal feet,
approximately a half-acre, creates new public pedestrian connections.
Approximately $1 million will be invested into golf course improvements for the reconstruction
of golf holes 3-6, significantly upgrading their appearance.
The loss of the golf course land does not change the recreational value of the Azusa Greens Golf
Course because the course maintains 18 holes and 70 PAR.
The Senior Village project EIR determined that payment of $325,000 into a City of Azusa fund for
open space and recreation reduced the loss of Open Space to less than significant.
1 Azusa General Plan Table CD-1, less golf course and agriculture/nursery
Land Use Compatibility
General Plan Consistency
The demand for active adult senior housing is extremely underserved. In the next 10 years in the LA Metro
Area, an additional 50,000 units of senior housing will only be capturing approximately 10% of the overall
demand.
The City of Azusa General Plan envisioned the need for senior housing and includes the following
objective: “Facilitate the development of alternative housing models suited to the community housing
needs through the provision of flexible zoning regulations (Azusa Housing Element 2014 – 2021 Page 101
– 102).
General Plan Policy H3.7 supports “the provision of high-quality rental housing for large families,
students and senior households”.
Policy H3.8 states “Provide incentives to facilitate the development of senior housing options” (Azusa
Housing Element 2014 – 2021 Page 100).
Surrounding Land Uses
The majority of the Azusa Greens Golf Course is adjacent to residential uses;
All of the land uses north of 10th Street and east of Todd Avenue are residential and golf course with the
exception being Rain Bird. This location is superior for the California Grand Village because it is within a
transition zone from residential to light industrial and provides many more benefits to the City than either
traditional residential or light industrial uses. North of 10th Street and east of Todd Avenue has all
residential and golf course land uses, except RainBird. See attached Figure.
Site Design
The majority of the independent living units are located in the northern portion of the property, across
from existing residential. Only 14 independent living units are located on the south perimeter of the
property. The remaining units along the south perimeter are assisted living and memory care, which have
shorter stays and a more controlled environment for patients.
The eastern property boundary is designed with a block wall up to 15 feet tall and heavy landscaping to
provide sound buffering and visual screening and to create a lush landscaped amenity.
Common outdoor space is oriented inward rather than out to the adjacent streets. This design provides a
physical buffer from surrounding land uses.
Windows will be dual glazed to ensure maximize noise dampening and walls will be fully insulated to
ensure quiet interiors.
Additional Environmental Studies
A Noise Study shows all interior residences will maintain less than 45 dBA noise level, consistent with City
standards.
A Noise Study shows all exterior private spaces, i.e. balconies and patios, will maintain less than 65 dBA
CNEL consistent with City standards.
An Air Quality study showed no impact to future residents from surrounding land uses or roadways. Each
residence will have an air filter rated to one level below hospital grade as an extra layer of filtration.
Operations
The residents of the Senior Village will rent their units. If a tenant finds the environs not suitable to their
liking, they can move to an alternate location within the building.
The Senior Village will be staffed with on-site management 24-hours a day, seven days a week by a
professional management company similar to how a luxury resort is operated.
Thorough disclosures will be provided to each prospective tenant that the Senior Village is located in close
proximity to light industrial business uses.
We have prepared a covenant that requires each tenant to legally waive their right to challenge the
operations of the surrounding businesses and not complain to the City.
Compatibility with Light Industrial Areas
Active adult development projects are often placed in or adjacent to light industrial areas. There are many
reasons for this:
o These developments look and feel like a hotel and therefore do not fit in traditional single-family
residential zones.
o The California Grand Village will have 90 full time equivalent employees and deliveries by large
trucks for food, linens, etc. which is not conducive to residential zoned land.
o Industrial zoned land is cheaper than residential zoned land which allows the project to offer rich
benefits while keeping the rent reasonable.
o These projects are not typically desired in downtown areas where they would take away land
from commercial development.
o Figures 1- 4 are photographs of newer active adult projects located next to a Loews, a full- service
car dealership, a retail center and the freeway and in the middle of a major light industrial area,
demonstrating the unique siting of these types of projects.
o These types of developments have higher Uniform Building Code standards for fire walls because
of the senior population, thus making walls much thicker and noise attenuating. Additionally, dual
pane windows and project designs easily mitigate noise from surrounding areas.
Economic Benefit
The California Grand Village project easily outperforms light industrial** in number of jobs created and
economic benefit to Azusa (source: Draft Fiscal Impact Analysis, Development Planning and Financing
Group):
o The California Grand Village would infuse $212,000 in cash to the Azusa budget annually, making
up for more than 25% of the City’s annual structural budget deficit. A light industrial development
is estimated to contribute $18,300 annually.
o The California Grand Village project would be the second largest property tax producer in the
City of Azusa, below Northrup Grumman and ahead of Rainbird.
o The project supports the equivalent of approximately 90 full-time jobs and 550 construction jobs.
Light industrial would support approximately 34 equivalent full- time jobs.
o The California Grand Village residents are estimated to contribute $34.2 million in total earnings
increases within the local economy over the next 30 years. Light industrial would provide only
limited benefit in this regard.
Active adult housing of this nature and in this location represents a paradigm shift from traditional housing and
zoning. However, as evidenced above, the Azusa General Plan identified the need for flexible zoning and the
California Grand Village outperforms industrial development in jobs created, property and sales tax revenues to
the City and overall economic benefit for the local economy, making it a win-win for Azusa.
**Note: The reason for a comparison to Light Industrial is two-fold. First, the Draft EIR included Light Industrial in
the analysis of project alternatives and deemed light industrial as the environmentally superior alternative.
Second, given the location in the West End Industrial District, some have suggested that light industrial would be
a more appropriate use on the property, even though it is not proposed, and a similar General Plan Amendment
and Zone Change would be required.
California Grand Village Azusa Greens
Project Description and Analysis
Specific Plan (SP-2017-02)
The California Grand Village Azusa Greens Specific Plan provides a comprehensive
regulatory a visionary plan to repurpose a portion of the Azusa Greens Country Club to
allow the development of an Independent Senior Village on 4.48 acres. Development of the
Senior Village would occur in an area of the Azusa Greens existing golf course. This
specific plan applies to the development of the Senior Village parcel only.
Project Analysis
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
Attachment 2
California Grand Village Azusa Greens Project Description and Analysis
Page 2 of 6
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:
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
If approved, the project applicant proposes to be complete construction of the project 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
California Grand Village Azusa Greens Project Description and Analysis
Page 3 of 6
access is gated and 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 be 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. Seventy-
four spaces are of tandem configuration, 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
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.
California Grand Village Azusa Greens Project Description and Analysis
Page 4 of 6
• 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 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 the overall reconfiguration of Holes #3-#6.
The new area for Holes #3-#6 will be along 10th Street and the southern portion of North Todd
Avenue. of the golf To accommodate the Senior Village, the Golf Course Reconfiguration 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 planted.
Grading - Approximately 4,400 cubic yards of cut and 4,400 cubic yards of fill would occur. The
areas of the deepest cut are approximately 10 feet and of greatest fill approximately four feet.
Utilities - Overhead powerlines exist along the north side of West 10th Street; golf course
reconfiguration will not alter these powerlines. The golf course has both water and sewer
connections. The connections will not change with the golf course reconfiguration; however,
some irrigation system reconfiguration will occur. In addition, the water and sewer lines will be
reconfigured to accommodate the bathroom relocation; however, the restroom will continue to
connect to the same sewer lateral.
Golf Course Fencing/Netting – Existing netting is located on the golf course’s northside, along
the Rain Bird and Le Med Apartments’ frontage. This netting will remain in place.
New netting will be of similar size and style as existing. The netting is proposed in five
locations:
• Along the western portion of Rain Bird frontage near hole 3;
• Along the eastern property line of the golf course from Le Med Apartments to 10th
Street;
• Parallel to West 10th Street in the eastern portion of the golf course, near the tee boxes for
hole 5;
• On a southeast to northwest angle from West 10th Street along the middle of the fairway
for hole 5; and
• Along North Todd Avenue east of hole 6.
California Grand Village Azusa Greens Project Description and Analysis
Page 5 of 6
Sidewalk Improvements – The golf course reconfiguration includes the construction of a
sidewalk on the north side of West 10th Street. The new sidewalk will extend from the eastern
golf course property line to North Todd Avenue. The new sidewalk will measure 6’ wide, avoid
existing utilities, and comply with ADA standards. Along the north side of the sidewalk, a new
eight-foot-tall wire mesh fence will be installed to provide additional safety for sidewalk
pedestrians. Vines will be planted along the fence line to provide fence screening.
DESIGN REVIEW-2018-04: GOLF COURSE RECONFIGURATION
Tentative Tract Map (TTM-81336)
A tentative tract map is proposed to subdivide the property to create a 4.48-acre parcel for the
development of the Senior Village.
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 closed January 28, 2019. Six individuals, organizations, or agencies provided public
comments. Reponses to the comments were overnighted to the comment authors on February 21,
2019 or review.
The Environmental Impact Report identifies no environmental issue area to be significant and
unavoidable.
The 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
California Grand Village Azusa Greens Project Description and Analysis
Page 6 of 6
• 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 Environmental Impact Report analyses three alternatives to the proposed project. They are:
“No Project”, which retains the proposed project site in its current condition; “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.
8617-001-005Todd Ave.8th St.
10th St.Vernon Ave.9th St.
11th St.Sierra Madre Ave.Mountain View Cir.Ave ConejoCalle De Las Estrellas
´
1 inch = 500 feet
Path: C:\ArcGIS_Misc Projects 6\Lisa B\Golf on Todd updated 032019.mxd Date: 3/28/2019
J.Prado
California Grand Village Specific Plan
300' Radius Map