HomeMy WebLinkAboutAgenda Packet - April 4, 2005 - CC yr
AZUSA
AGENDA ITEM
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: SHARON HIGHTOWER, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
VIA: JOSEPH F. HSU, INTERIM CITY MANAGER . '
DATE: APRIL 4, 2005 (�
SUBJECT: APPROVAL OF A TENTATIVE TRACT MAP (TTM 62150) FOR FINANCING AND
CONVEYANCE PURPOSES ONLY REGARDING MONTARRA (THE MONROVIA
NURSERY PROJECT)
RECOMMENDATION
It is recommended that the City Council adopt the attached Resolution approving Tentative Tract
Map 62150 subject to conditions of approval.
BACKGROUND
The approval of the Monrovia Nursery project involved a long list of discretionary actions. One of the
primary approved entitlements of the Monrovia Nursery project is a tentative subdivision map
(Vesting Tentative Map VTTM 54057). This subdivision map illustrates lot design,a complete street
system, and a grading concept.
It was anticipated, however, that portions of the project would be sold to other builders, and the
conditions of approval reflect this. In fact, the Specific Plan is encouraging home construction by
many different builders. In this manner, a rich variety of architecture would result, which is one of
the primary elements in building great neighborhoods, and would avoid the "cookie-cutter"
appearance of many new residential subdivisions.
The subject Tentative Map is a map for financing and conveyance purposes only, based on the
already approved Vesting Tentative Map VTTM 54057. This subdivision map subdivides the
approved VTTM 54057 into a number of larger parcels, each of which could be sold to other
builders. These other builders would submit Final Maps for each of these parcels in order to proceed
with their construction, based on VTTM 54057. These Final Maps must reflect the underlying
subdivision approved under VTTM 54057, and must meet all requirements of that map. Thus, the
proposed TM 62150 is merely a method by which portions of the project can be conveyed to other
builders/developers, but no construction or development is possible by this Map.
In addition to compliance with the underlying VTTM 54057, compliance must also be demonstrated
with the conditions of approval, the Specific Plan, and all previous entitlements, including the
Development Agreement.
PROPOSED TENTATIVE MAPgie)(J‘(-
1
Tentative Tract Map 62150 proposes to subdivide the project into 62 larger parcels. In order to
ensure the orderly construction and development of the project, the Master Developer (ALP) will
construct the backbone infrastructure,with each builder responsible for the "in-tract" infrastructure.
Agreements will be in place between ALP and the future builders to ensure the coordination of
construction.
The Subdivision Map Act requires that access be provided to each parcel created. While the
underlying VTTM 54057 provides for a fully designed and improved street and infrastructure system
for each lot, the subject Tentative Tract Map 62150 is for"financing and conveyance purposes only",
and technically would not have the same access opportunities, the reason being that the final maps
for VTTM 54057 would be recorded later. Therefore, in order to comply with the Map Act, the
proposed TTM 62150 has indicated 25 ft. wide access easements depicted by dashed lines on the
Map for each of the 62 larger parcels created.
With respect to Sierra Madre Ave.,ALP intends to vacate the old Sierra Madre Ave. right of way, and
dedicate the new alignment and right of way, with the recordation of a final map based on TTM
62150. Another final map will be processed for the backbone street system, based on VTTM 54057.
In reviewing the proposed map, Staff has one main concern. This involves the coordination of the
construction of streets and infrastructure. While agreements will exist between future buyers and
ALP with respect to construction of backbone streets and infrastructure, the City is concerned about
the timely and orderly construction of those facilities. Partially completed streets and utility systems
will not be permitted. The centerline of streets, while proposed in many cases as parcel lines, will
not be allowed as the dividing line for street construction completion by each builder/developer.
Appropriate conditions of approval have been imposed to address this issue.
The Planning Commission has reviewed the proposed Tentative Tract Map, has conducted a public
hearing, and has recommended that the City Council approve Tentative Tract Map TTM 62150
subject to the conditions of approval.
CONCLUSION
Because the underlying Vesting Tentative Tract Map 54057 and all its conditions of approval will
govern construction and development, the primary concern with the proposed Tentative Tract Map
62150 "For Financing and Conveyance Purposes Only" is the coordination and orderly construction
of the street and utility systems. However,with the conditions of approval and agreements between
developers in place, this concern can be managed, and it is recommended that the City Council
approve the tentative tract map with the attached conditions.
2
Exhibit "A"
Case No: TTM 62150
Address: 18331 E. Foothill Boulevard
A.P.N.: 8608-003-001, 8608-003-002, 8608-003-005, 8608-003-006, 8625-
004-007, 8625-004-012, 8625-029-006, 8684-022-012, 8625-002-
002, 8625-004-129, 8625-005-018, 8684-024-042, 8608-003-003,
8625-001-001, 8625-004-130, 8625-005-014, 8625-005-019, 8625-
008-001, 8625-008-005, 8625-009-001, 8625-009-012, 8625-010-
008, 8625-029-005, 8684-024-003, 8684-024-039, 8684-024-041,
8684-024-043
Project: Monrovia Nursery
Note: All references to Applicant includes successors or assigns
ALL OF THE FOLLOWING CONDITIONS SHALL BE MET, INCLUDING BUT NOT
LIMITED TO:
No Lot, Lots or Units shall be conveyed without compliance with the following
requirements:
1. Lot 33 of Tentative Tract Map TTM 62150 shall not be subdivided until the
General Plan Amendment and Zone change for the Heth reservoir site are
approved and in effect.
2. All conditions of approval and EIR Mitigation Measures of Vesting Tentative
Tract Map VTTM 54057 and related entitlements shall apply, and shall be
met at all times. The conditions of approval for VTTM 54057 are hereby
incorporated as though in full and at length.
3. The project shall comply with the Monrovia Nursery Specific Plan.
47 A Final Map shall be approved and recorded for each lot or lots prior to
conveyance of said lot or lots.
5. Sufficient permanent monumentation shall be placed by the Engineer or
Land Surveyor of Record to enable the establishment of any lot shown.
6. Full disclosure shall be provided to the buyer concerning any and all
required dedications and maintenance assessments.
7. The following notes shall be added to the Tentative Map:
a. All lots shall have a 25' access easement from a public street. Bonding
for future street improvements shall be as follows:
- Final Map 62150 (Finance) - None
- Final Map 54057-01 (Streets Dedication) - Sierra Madre, Street
"A","B", "C", "D", "E", "F", "G", "I", Palm Street, Citrus Avenue ,
Ninth Street.
- All other Final Maps - (Builder Maps) - Internal Streets as shown
and dedicated by said map.
b. Any fees required by the Los Angeles County Sanitation District (LACSD)
shall be paid by the Subdivider.
Exhibit- A
8. If Sierra Madre Ave. is dedicated with the recordation of a Final Map based
on TM 62150, an offer for Acceptance of the new right of way shall be
displayed as a Certificate on the Final Tract Map, to be approved by the City
Council. Concurrently, a similar Certificate on the Final Tract Map,
approved by the City Council, shall vacate the existing Sierra Madre Avenue
right-of-way. Easement holders shall be contacted and proper disposition
of their rights of way will be resolved prior to approval by the City Council of
the Final Map.
9. The Master Developer shall pay all fees in connection with processing of
this Map in accordance with the Subdivision Map Act and the Azusa
Municipal Code.
10. When construction of each parcel occurs as per VTTM 54057, only full-
width streets and corresponding infrastructure shall be permitted to be
constructed.
Exhibit - A
RESOLUTION NO. 05-C29
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING
VESTING TENTATIVE TRACT MAP NO. 62150 TO SUBDIVIDE TWENTY-SEVEN
(27) PARCELS INTO SIXTY-TWO (62) PARCELS OF LAND FOR THE PROPERTY
KNOWN AS THE MONROVIA NURSERY (APN: 8608-003-001, 8608-003-002,
8608-003-005, 8608-003-006, 8625-004-007, 8625-004-012, 8625-029-
006, 8684-022-012, 8608-003-003, 8625-001-001, 8625-002-002, 8625-
004-129, 8625-004-130, 8625-005-014, 8625-005-018, 8625-005-019,
8625-008-001, 8625-008-005, 8625-009-011, 8625-009-012, 8625-010-
008, 8625-029-005, 8684-024-033, 8684-024-039, 8684-024-041, 8684-
024-042, 8684-024-043)
WHEREAS, Vesting Tentative Tract Map VTTM 54057 was approved first by the
Planning Commission and City Council, and then by the voters, on May 17, 2004, and
WHEREAS, the property owner and developer, Azusa Land Partners, LLC, desires to
convey portions of the subject property to other builders who will continue to be bound by
the approved entitlements, conditions of approval and mitigation measures of the Monrovia
Nursery project, and
WHEREAS, the conveyance of portions of the subject property can be accomplished
via a "Tentative Tract Map for Financing and Conveyance Purposes Only" as referenced in the
Development Agreement, which is the purpose of proposed Tentative Tract Map 62150, and
WHEREAS, the Planning Commission of the City of Azusa, has given notice as required
by law, held a public hearing on the application of Azusa Land Partners, LLC, with respect to
the requested Tentative Tract Map No. 62150, to subdivide twenty-seven (27) parcels of land
into sixty two (62) parcels for the property known as the Monrovia Nursery; and
WHEREAS, the Planning Commission, following careful consideration of all pertinent
testimony, the staff report, and information presented at the public hearing, has
recommended to the City Council approval of Tentative Tract Map 62150;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1: Pursuant to the California Environmental Quality Act, the
State CEQA Guidelines, and the City's Local CEQA Guidelines, the City analyzed the project's
potential environmental impacts in an Environmental Impact Report which was certified by the
City Council by Resolution 03-C7 on February 3, 2003.
SECTION 2: That in accordance with the Azusa Municipal Code, it is found that the
project would not unreasonably interfere with the use or enjoyment of property in the vicinity,
and would not adversely affect the public peace, health, safety or general welfare, and
provided the conditions of approval are adhered to, the City Council hereby approves and
adopts said Tentative Tract Map based on the following findings:
1`.
Resolution 05-C29
Page 2 of 4
A. Such approval will not be materially detrimental to the public welfare, injurious
to the property or improvements in the vicinity and zone in which the land is
located, will not be contrary to or adversely affect the general comprehensive
zoning plan for the city.
The proposed Tentative Tract Map is reliant upon the underlying Vesting
Tentative Tract Map 54057, which was thoroughly analyzed with respect to
General Plan consistency, relationship to surrounding areas, and effect on the
public welfare. Findings were made that the proposed subdivision would meet
all current development standards and building codes, and that it is consistent
with the General Plan. These same findings can be made concerning Tentative
Tract Map 62150 with the conditions of approval.
B. Proper or adequate provision has been made for access to the land to be sold,
divided or subdivided and also the portion of land remaining or that access to
the land is by means of dedicated streets of a sufficient width and state of
improvement to adequately serve the land described in the application.
Access to the residential, commercial, transit, institutional, and parks parcels
created by the underlying Vesting Tentative Tract Map would be provided by
the construction of "A" through "Z" and "AC" through "AS" Streets and the
construction of the extensions of Palm Drive, Citrus Avenue, and Sierra Madre
Avenue. The project has been conditioned to ensure public access for existing
owners of interest. Conditions have also been instituted for Tentative Tract
Map 62150 to ensure the orderly sequence of construction of the streets.
C. Proper and adequate provisions have been made for all public utilities and
public services, including sewers.
The underlying Vesting Tentative Map provides requires provisions for all public
utilities and public services, including sewers. The City's Sewer Master Plan
planned for increase in wastewater from the Monrovia Nursery property.
SECTION 3. Pursuant to California Government Code Section 66410 et seq.,
based on the entire record before the City Council and all written and oral evidence
presented, the City Council finds as follows:
A. The proposed subdivision is for finance and conveyance purposes only, and by
itself, will not allow the construction and development of the property. Combined
with the underlying Vesting Tentative Tract Map VTTM 54057, however, the project
will be developed, to the extent feasible, to provide for passive or natural heating
or cooling opportunities because some lots have and east-west orientation to
facilitate solar heating and natural cooling. The development will also be subject to
subsequent site plan review, which will take into account Title 24 standards.
B. With the conditions of approval, the proposed subdivision is consistent with
the general plan for the City of Azusa ("General Plan"), and the applicable
specific plan, known as the Monrovia Nursery Specific Plan ("Specific Plan"),
because:
Resolution 05-C29
Page 3of4
1. The Tentative Tract Map for Finance and Conveyance Purposes Only, is
reliant on the underlying Vesting Tentative Tract Map VTTM 54057,
which provides for land uses compatible with the Specific Plan land use
classification for the Subject Site in the General Plan, and the provisions
for design and improvements promote the goals and objectives of the
General Plan.
2. The Tentative Tract Map provides for land uses compatible with the
Specific Plan land use classification for the Subject Site in the Specific
Plan, and the provisions for design and improvements comply with the
implementation policies and objectives of the Specific Plan.
C. The Subject Site is physically suitable for the type and density of development
proposed in the Tentative Tract Map because the site is surrounded by
development on three sides. Therefore, being an infill development,
infrastructure can easily be extended to the project site to serve the new land
uses.
D. The subdivision design and improvements proposed in the Tentative Tract Map
are not likely to cause substantial environmental damage nor substantially injure
fish or wildlife or their habitat because after CEQA compliance, the
environmental impacts to any significant habitat of a rare or endangered
species of plant, animal, or insect, or any fragile or unique biotic community
are at a less-than-significant level.
E. The subdivision design and type of improvements proposed in the Tentative
Tract Map are not likely to cause serious public health problems because all
development and public improvements will be performed per the requirements
of all applicable standards and codes, including the zoning and building codes,
and mitigation measures identified in the Environmental Impact Report related
to lead based paint, PCBs, HBCLs, and TPH-impacted soils.
F. The subdivision design and type of improvements proposed in the Tentative
Tract Map will not conflict with easements acquired by the public at large for
access through or use of the Subject Site because easements have been
preserved through subdivision or easement relocation.
G. The discharge of waste into an existing sewer system from development
proposed in the Tentative Tract Map will not cause a violation of existing
requirements prescribed by the local water quality control board because future
development must comply with County Sanitation Districts and Los Angeles
County Public Works Department requirements placed on the project at the
Precise Plan of Design level of project review.
SECTION 4. Pursuant to section 66412.3 of the Government Code, based on
the entire record before the City Council and all written and oral evidence presented to the
Council, the Council finds the subdivision and improvements proposed in the Tentative Tract
Map help the City of Azusa meet its regional housing needs because the proposed densities
on the project site(up to 25 units per acre) will facilitate lower cost housing opportunities.
Resolution 05-C29
Page 4 of 4
SECTION 5. The entitlements, findings, and conditions of approval of Vesting
Tentative Tract Map VTTM 54057 are hereby referenced and incorporated herein.
SECTION 6. Based on the entire record before the City Council and all written
and oral evidence presented to the City Council, the City Council finds the nature and extent
of the dedications, reservations, impact fees, and other exactions are reasonably related to
public needs and roughly proportional to the impacts created by the subdivision and
improvements proposed in the Tentative Tract Map because 1) parks are needed to serve the
recreation needs of the new residents generated by the project, 2) streets dedicated to the
City will provide public access to the site and connect to the City's circulation system, 3) the
school site will provide adequate land for developing a new school to serve the project's new
residents, and 4) the open space will give the project aesthetic value since the project site
provides a backdrop to the San Gabriel Valley.
SECTION 6: Based on the aforementioned findings, the City Council does
hereby approve Tentative Tract Map No. 62150 for the property known as The Monrovia
Nursery (Montarra), subject to the conditions of approval attached hereto as Exhibit A, and
incorporated herein by reference, as though set out in full and at length.
SECTION 7: The City Clerk shall certify to the adoption of this resolution.
PASSED, APPROVED AND ADOPTED this 4th day of April 2005.
MAYOR
I HEREBY CERTIFY that the foregoing resolution was duly adopted by the City Council
of the City of Azusa, at a regular meeting thereof, held on the 4th day of April, 2005, by the
following vote of the Council:
AYES: COUNCIL MEMBERS: HARDISON, CARRILLO, ROCHA, HANKS, CHAGNON
NOES: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: NONE
ABSTAIN: COUNCIL MEMBERS: NONE
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CITY CLERK 0
APPROVED AS TO FORM:
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AZUSA
AGENDA ITEM
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: SHARON W. HIGHTOWER, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
VIA: JOSEPH F. HSU, INTERIM CITY MANAGER
DATE: APRIL 4. 2005
SUBJECT: A CHANGE IN GENERAL PLAN LAND USE DESIGNATION FROM "MEDIUM
DENSITY RESIDENTIAL (8-15 DU/AC)" TO "MONROVIA NURSERY SPECIFIC
PLAN", GPA-2005-01 AND A ZONE CHANGE FROM "NEIGHBORHOOD
GENERAL, MEDIUM DENSITY" TO "SP-6 (MONROVIA NURSERY SPECIFIC
PLAN)", Z-2005-01, FOR PROPERTY LOCATED AT 1 130 CANYON HEIGHTS
DR., ALSO KNOWN AS THE HETH RESERVOIR SITE.
RECOMMENDATION:
Based on substantial compliance with all provisions of the Azusa Municipal Code, Findings of
Fact and conformance with the General Plan and CEQA guidelines, the Planning Commission
has recommended that the City Council:
1. Adopt the attached resolution recommending approval to the City Council of General
Plan Amendment No. GPA-2005-01, based on the findings of fact, and
2. Adopt the attached ordinance approving Zoning Map Amendment No. Z-2005-01
based on the findings of fact.
BACKGROUND:
The Azusa Light&Water Department (ALW) is requesting approval of a General Plan Amendment
and Zone Change for 1.37 acres of property located at 1 130 Canyon Heights Drive. The property
contains an abandoned ALW reservoir (the Heth Reservoir) and related water facilities, including
the terminus of the open channel portion of the Covina Canal.
The existing land use designation on the site is Medium Density Residential and the existing
zoning is Neighborhood General, Medium Density. The property is surrounded on three sides by
the Monrovia Nursery Specific Plan and abuts an existing neighborhood of single-family homes to
the south and west. Further south is the Rainbow Angling Club/Lakeview Terrace condominium
development.
On May 4, 2004, the voters in the City of Azusa approved two ballot measures approving the
following entitlements for the former Monrovia Nursery:
4,///6 >1//
•
• Certified Final Environmental Impact Report No. SCH #2002071046 and Mitigation
Monitoring and Reporting Program,
• General Plan Amendment No. 2002-03, Resolution No. 03-C8,
• Zone Change No. Z-2002-03, Ordinance No. 03-01,
• Monrovia Nursery Specific Plan, SP-6, Ordinance No. 04-I-A,
• Vesting Tentative Tract Map No. 54057, Resolution No. 03-C9,
• City of Azusa Development Agreement dated May 27, 2004,
Although the subject property was not specifically included within the boundary of the approved
GPA, ZC, SP and VTTM, the land planning for the former nursery was undertaken with the premise
that the subject property could be included and developed compatibly with surrounding existing
and proposed development. Accordingly, the Specific Plan and Development Agreement both
make reference and make provisions for the subject site.
Section 5.3(vii) of the approved Development Agreement states as follows:
"Prior to issuance of the first grading permit for Project construction, the Parties hereby
agree that the City shall sell to the Owner, and the Owner shall purchase from the City,the
Heth Reservoir Site at fair market value as determined by an appraisal performed by an
MAI appraiser jointly selected by the owner and the City, and the Owner shall thereafter
remove the existing water tank and salvage any pumps or other equipment to the extent
reasonably feasible. Upon the transfer of the Heth Reservoir Site to the Owner, the
"Property" covered by this Agreement shall be deemed to include the Heth Reservoir Site,
and the legal description of the Heth Reservoir Site shall be added to Exhibit "A" hereto."
ALW will be selling the property to Azusa Land Partners, and is requesting that the General Plan
designation for the subject property be amended from "Medium Density Residential" to "SP
(Monrovia Specific Plan)" and that the zoning designation be changed from "Neighborhood
General, Medium Density" to "SP-6 (Monrovia Specific Plan)" so that the property can be
developed in a manner consistent with the Monrovia Nursery Specific Plan.
ANALYSIS:
Site Characteristics
The subject parcel is irregularly shaped, comprised of approximately 1.37 acres. It is improved
with an old concrete water reservoir and related equipment, which have not been used in quite
some time. There are several old oak trees on the property. The northerly portion of the subject
site is part of the plateau on which the Monrovia Nursery property is situated. The old water
reservoir is also located on this plateau. The southerly portion of the subject parcel slopes down
(in elevation of about 15 feet) towards the residential area to the south.
Surrounding Land Uses
The site is bordered by the Monrovia Nursery property along the north, east and west sides. To
the south and west is a low-density residential area served by Canyon Heights Dr., which is a
private street. Access to the site is currently via Canyon Heights Dr.
General Plan &Zoning Discussion
The existing general plan and zoning designations will allow the development of medium density
residential on the property. The permitted density range would be 8-15 units per acre, potentially
yielding 20 units. However, as a "stand-alone" project, the grade differential on the property
would be an issue, and access would be necessary from Canyon Heights Dr.The proposed general
plan and zoning designations will allow low density detached residential development, integrated
with the Monrovia Nursery (Montarra) project and would be subject to all the conditions of
approval and Specific Plan requirements. Moreover, it would be oriented to the Monrovia Nursery
side, and no access would be necessary through the existing neighborhood to the south. This
would make for a vastly superior development alternative that creates a better future residential
development on the subject site, and would protect the existing character of the Canyon Heights
Dr. neighborhood.
The Vesting Tentative Tract Map (VTTM 54057) required some additional refinements,which were
approved as part of a Substantial Conformance Map determination. These refinements were
presented to the Planning Commission and City Council last month as information. The
subdivision of the subject site was included in the Substantial Conformance Map determination,
contingent upon the approval of this proposed General Plan Amendment and Zone Change.
A Design Review application will be processed at a future date that will address the actual design
and layout of the homes to be built on the subject property.
A Final Environmental Impact Report (No. SCH #2002071046) and Mitigation Monitoring and
Reporting Program were certified on February 4, 2003 concerning the Monrovia Nursery Specific
Plan and entitlements, including the Development Agreement, which included the subject
property. Therefore, no further environmental analysis is required for this proposed General Plan
Amendment and Zone Change.
GENERAL PLAN AMENDMENT FINDINGS
In support of the approval of this General Plan Amendment by the City Council, the following
findings can be made:
1. That the proposed amendment is in the public interest, and that there will be a
community benefit resulting from the amendment.
The subject property comprises 1.37 acres, and contains an abandoned water
reservoir and ancillary water facilities and equipment, including the terminus of the
open-channel-portion of the Covina Canal. Combining the subject site with the
adjoining planned community contemplated by the Monrovia Nursery (Montarra)
project creates a better new neighborhood, eliminates an attractive nuisance, and
makes effective use of an unproductive property.
2. That the proposed amendment is consistent with the other goals, policies, and
objectives of the general plan.
Guiding Principle#1 -Natural& Community Environment
Vision: Protect the foothills, preserve natural habitat and terrain and integrate
nature into future development and use. Enhance the existing fabric of Azusa
neighborhoods with new development integrated into the rest of the community by
open access and compatible neighborhood design:
• Natural and historic flow of water enhances the area
• Historic resources are preserved with the development
• Public and private views are protected and development is compatible with
surrounding neighborhoods and uses, including the Dhammakaya Retreat
Center
The subject property is a vestige of land not integrated well with the existing adjacent
neighborhood, due to the difference in elevation. Adding this property to the Monrovia
Nursery (Montarra) site, and integrating it with the planned residential neighborhoods
of the Specific Plan would create a vastly superior development alternative,consistent
with this Guiding Principle of the General Plan.
Guiding Principle#2— Quality Neighborhoods&Homes
Vision:Maintain Azusa's family-oriented community identity by offering a diversity
of home ownership opportunities, reflecting traditional neighborhood patterns:
• Dominant housing type is single-family detached homes attractive to middle
and upper income home buyers
• Architectural styles and features draw on historic patterns and scale
• High quality construction, home design, and neighborhood amenities
promote well-being and maintain value.
Adding the subject property to the future development of the Monrovia Nursery
(Montarra) project is consistent with this guiding principle, as it would provide
residential housing opportunities as part of a planned environment promoted by the
Specific Plan.
Land Use Goal I
Provide for a complete and integrated mix of residential, commercial, industrial,
recreational,public and open space, meeting the need of existing and future residents
and businesses.
Combining the subject property with the Monrovia Nursery site would create
great opportunities for the future residential development of the subject
property to be part of the integrated mix of land uses and great walkable
neighborhoods envisioned by the Monrovia Nursery Specific Plan.
3. That the proposed amendment will not conflict with provisions of the zoning
ordinance, subdivision regulations, or any applicable specific plan.
A zone change has been submitted concurrently with this request and is being
considered simultaneously, thereby ensuring consistency. Moreover, the
Monrovia Nursery Specific Plan and related entitlements have contemplated
the addition of the subject property to the overall development site. Therefore
this General Plan Amendment is consistent with the Monrovia Nursery Specific
Plan.
4. That the amendment will not adversely affect surrounding properties.
The project is being developed to complement the residential neighborhoods that will
be constructed as part of the Monrovia Nursery (Montarra) development. The
planning and environmental analysis conducted as part of the Specific Plan and
entitlements has considered the relationship of the adjacent residential properties, and
has determined the project to be compatible with the surrounding properties.
ZONING MAP AMENDMENT FINDINGS
In support of the approval of this Zoning Map Amendment, the following findings can be made
by the City Council:
1. That the proposed amendment is consistent with the goals, policies, and
objectives of the general plan.
Guiding Principle#1 -Natural& Community Environment
Vision:Protect the foothills, preserve natural habitat and terrain and integrate
nature into future development and use. Enhance the existing fabric of Azusa
neighborhoods with new development integrated into the rest of the community by
open access and compatible neighborhood design:
• Natural and historic flow of water enhances the area
• Historic resources are preserved with the development
• Public and private views are protected and development is compatible with
surrounding neighborhoods and uses, including the Dhammakaya Retreat
Center
The subject property is a vestige of land not integrated well with the existing adjacent
neighborhood, due to the difference in elevation. Adding this property to the Monrovia
Nursery (Montarra) site, and integrating it with the planned residential neighborhoods
of the Specific Plan would create a vastly superior development alternative,consistent
with this Guiding Principle of the General Plan.
Guiding Principle#2- Quality Neighborhoods&Homes
Vision:Maintain Azusa's family-oriented community identity by offering a diversity
of home ownership opportunities, reflecting traditional neighborhood patterns:
• Dominant housing type is single-family detached homes attractive to middle
and upper income home buyers
• Architectural styles and features draw on historic patterns and scale
• High quality construction, home design, and neighborhood amenities
promote well-being and maintain value.
Adding the subject property to the future development of the Monrovia Nursery
(Montarra) project is consistent with this guiding principle, as it would provide
residential housing opportunities as part of a planned environment promoted by the
Specific Plan.
Land Use Goal 1
Provide for a complete and integrated mix of residential, commercial, industrial,
recreational, public and open space, meeting the need of existing and future
residents and businesses.
Combining the subject property with the Monrovia Nursery site would create
great opportunities for the future residential development of the subject
property to be part of the integrated mix of land uses and great walkable
neighborhoods envisioned by the Monrovia Nursery Specific Plan.
2. That the proposed zone change will not adversely affect surrounding properties.
An Environmental Impact Report for the Monrovia Nursery Specific Plan and
entitlements was certified by the Azusa City Council on 2/3/03 (SCH 2002071046)
pursuant to the California Environmental Quality Act Guidelines. Future development
of the subject property would be subject to the terms and conditions of the Vesting
Tentative Tract Map No. 54057, and the Monrovia Nursery Specific Plan, and the EIR
mitigation measures, as stated in the Development Agreement. As part of the Final
Environmental Impact Report, it is clearly stated that the Specific Plan's environmental
review includes subsequent actions that implement the Specific Plan including, but not
limited to the terms of the Development Agreement. On January 24, 2005, the City of
Azusa prepared an addendum to the EIR based on subsequent further development of
the drainage master plan that revealed the need for additional debris basins to protect
downstream property.
With respect to the subject site, the proposed Zoning Map amendment would
accommodate the inclusion of the subject property in the Montarra project, thereby
providing an integrated approach to site development. As a result, access of the
future development of the subject site would be eliminated to Canyon Heights Dr.,
thereby enhancing and preserving its existing neighborhood character.
CONCLUSION:
The proposed General Plan Amendment and Zone Change will help fulfill the City's obligations
under the Development Agreement by allowing the property to be sold and developed according
to its highest and best use, and in a manner compatible with both existing and future residential
uses in the vicinity. The Planning Commission has reviewed the proposal, has conducted a duly
noticed public hearing, and has recommended that the City Council approve the General Plan
Amendment and the Zoning Map Amendment.
Prepared by: Roy Bruckner, Project Manager
Attachments:
Exhibit A - Vicinity General Plan and Zone Designation Map
Exhibit B - General Plan Amendment Resolution
Exhibit C - Zone Change Ordinance
Exhibit "A"
Vicinity, General Plan and Zoning Designation Map
GPA-2005-01 and Z-2005-01
,•• $$ s s*^ ,, Subject Property
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