HomeMy WebLinkAboutD-1 Staff Report - Azusa Greens Redevelopment ProjectPUBLIC HEARING ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: NICO DE ANDA-SCAIA, DEPUTY CITY MANAGER/INTERIM DIRECTOR
OF ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT
DATE: SEPTEMBER 19, 2022
SUBJECT: PUBLIC HEARING ON PRELIMINARY PLAN REVIEW NO. 2022-01 FOR THE
PROPERTIES LOCATED AT 919 WEST SIERRA MADRE AVENUE (APNS:
8617-001-005, 8684-013-030, 8617-001-013, 8617-013-001, 8617-011-001, 8684-
043-002, AND 8684-043-002) - A REQUEST TO DEVELOP EXISTING GOLF
COURSE PROPERTY WITH SIX (6) INDUSTRIAL BUILDINGS, 230 SENIOR
HOUSING UNITS, AND THE REDESIGN OF THE REMAINING PROPERTY
AS A NINE (9) HOLE GOLF COURSE
BACKGROUND:
Process for Review
In 2020, in response to a previous project application for the subject location, the City Council
directed staff to develop an updated process for the review of legislative zoning actions (General
Plan Amendments, Zone Changes, Specific Plans, etc.). The goal was to find a way for Council to
evaluate these applications at an earlier stage of the review process. Up to that point in time,
Council reviewed these applications only after they had been vetted by staff and reviewed by the
Planning Commission. At the conclusion of the Commission’s review, a recommendation on the
project was forwarded to the City Council for their consideration. Staff developed an updated
policy for these applications and on June 15, 2020, the City Council directed staff to implement
the new policy. The updated procedure now requires a public hearing before the City Council at
the conclusion of the Preliminary Plan Review (PPR) process. Refer to Attachment 2 on Process
for Reviewing Legislative Zoning Action.
The Subject Property
The Azusa Greens Country Club, located at 919 West Sierra Madre Avenue, is situated on
approximately 87.78 acres of land. It consists of an eighteen (18) hole golf course with a clubhouse
and event space. The golf course and country club are currently closed to the public. The applicant
APPROVED
CITY COUNCIL
9/19/2022
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue – Second Public Hearing
September 19, 2022
Page 2 of 7
for the subject project, Overton Moore Properties, is in the process of purchasing the property.
The image below shows the existing Country Club and golf course area.
Previous Application – California Grand Villages
In 2019, the City Council conducted public hearings on a different project proposed for the subject
property, known as the California Grand Village Specific Plan. The project was ultimately denied.
Refer to Attachment 2 for additional information on the previous application
Previous Public Hearing – June 6, 2022
On June 6, 2022, the City Council held a Public Hearing Meeting for the proposed project. A
detailed explanation of the project submitted at the time is later explained in the Analysis portion
of this staff report.
RECOMMENDATIONS:
Pursuant to policy adopted by the City Council in 2020, as detailed in the following section of
this report, the City Council has two options as shown below. Staff is seeking direction on
Council’s preferred option.
1) Direct staff to continue processing the subject application, OR
2) Direct staff to discontinue processing the subject application.
Please note that a vote of the City Council to continue processing the subject application does not
constitute an approval of the project. At this current stage, the vote would need to be a majority (ie
at least 2-1) to continue processing the subject application. Should the project proceed, the City
Council would need to act on the project, require analysis/determination of the California
Environmental Quality Act (CEQA), and subject to the development process as required by the
Azusa Municipal Code. At that point, the project would require an affirmative vote in order to
render a decision on the project.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue – Second Public Hearing
September 19, 2022
Page 3 of 7
ANALYSIS:
This project has evolved based on City Council feedback, City Staff recommendations and
community input. The current project has had two applications which both have included major
components of Industrial, Housing and Recreation for the Redevelopment of the Azusa Greens
Golf Course. Below is a description and comprehensive comparison of both applications. Refer to
Attachment 3 for the Project’s Illustrative Timeline.
Application #1
The project was initially presented to City Council on June 6, 2022. Although ultimately revised
based on City Council and public input, the project’s scope at that time included the following:
1. Industrial: Development of roughly 19.33 acres of current golf course property with six
(6) new concrete tilt-up industrial buildings totaling approximately 395,696 square feet.
This site is currently home to golf holes 3,4,5 and 6.
2. Multi-Family Housing: A 250-unit market rate project on 8.8 acres of existing golf course
property. On February 14, 2022, the applicant originally submitted for a Senior Housing.
On march 11, 2022, the applicant revised and submitted for Multi-Family Housing.
3. Golf Course: A redesigned 9-hole golf course with a driving range on approximately
59.65 acres of existing golf course property. This would include a renovated and improved
clubhouse/banquet space.
4. Specific Plan: Proposed Specific Plan that is used to systematically implement a city’s
General Plan for an area under its scope by acting as statements of planning policy that
refine the General Plan policies applicable to the defined area, by directly regulating land
use, or by bringing together detailed policies and regulations into a focused development
scheme. Specific Plans are considered to be legislative zoning actions. These actions
establish rules or standards of general applicability for future application. Examples of such
actions include, but are not limited to Specific Plans, Zone Changes, and General Plan
Amendments.
5. Zoning & The General Plan: The subject property has a zoning designation of Recreation
and also a General Plan Land Use designation of Recreation. Pursuant to Section
88.28.020(C) of Azusa’s Development Code:
The REC zone is applied to public park and recreation sites and areas within the City. The REC
zoning district is consistent with and implements the Recreation land use classification of the
General Plan.
However, neither the City’s Development Code (Zoning) nor General Plan allow for or
contemplate housing or industrial development on properties with these designations. Therefore,
the applicant’s proposal would also require a Zone Change and General Plan Amendment, which
are also legislative zoning actions as stated in item #4 above.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue – Second Public Hearing
September 19, 2022
Page 4 of 7
Application #2
On September 8, 2022, the applicant submitted a final revision of the project scope and plans. The
revised project still includes three components of industrial, housing and recreation space. Below
is a short description of the current version of each component of the proposed project:
Industrial – The project will still have 6 buildings but overall building square feet have
been reduced to accommodate for street dedication and earthquake fault.
Housing – The overall housing units decreased by 20 units and will now be Senior Housing
(55+) with 15% affordable units. The housing typology also changed to have a mix of 1-3
story buildings. Additionally, the applicant will explore the feasibility and market demand
for the potential “for sale” lots on a portion of the proposed NG3 Moderate zoned
properties.
Recreation – The existing 18-hole golf course will still be proposed to be a 9-hole golf
course. The existing holes numbered 9 – 17 will be re-numbered as 1 – 9 in a loop
that starts and finishes at the clubhouse. The only physical change to the course will be the
green located at existing hole number 17, which will move East to accommodate the Senior
Housing development. The applicant is no longer proposing any upgrades to the existing
facilities. The clubhouse, golf course and driving range will be maintained in their current
condition until a buyer/operator is identified.
Comparison – Application #1 and Application #2
Below is a comparison chart between the previously presented project on June 6, 2022 (1st
Application) and the revised application submitted on August 12, 2022 (2nd Application):
Industrial Project – West End Light Industrial District (DWL)
Acres Total SF of
Buildings
Total Number
of Buildings
Proposed
Location
1st Application 19.33 395,696 6 N. Todd Avenue
and 10th Street
2nd Application 19.25 360,387 6 N. Todd Avenue
and 10th Street
Residential Project – Neighborhood General 3 Moderate Density Residential (NG3)
Acres Units Housing
Type
Housing
Affordability
Building
Typology
Proposed
Location
1st
Application
8.8 250 Multi-
Family
Market Rate One
Building
with 2 and 3
Level
Complex
East of
existing
NG3
Housing
north of
Sierra
Madre Ave.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue – Second Public Hearing
September 19, 2022
Page 5 of 7
2nd
Application
19.37 230 Senior
(55 +)
15% of the
units will be
Affordable
Mix
Buildings
with 1
Level
duplexes
and 2/3
Level
Complex
East and
North of
existing
NG3
Housing
north of
Sierra
Madre Ave.
Recreation Project – Recreation (REC)
Acres Golf Course
Holes
Driving
Range
Upgrade Amenities Proposed
Location
1st Application 59.65 9 Yes Upgrades to golf course,
driving range, and
banquet facilities
Same overall
location
2nd
Application
53.42 9 Yes No upgrades to golf
course, driving range,
and banquet facilities
New public walking path
to San Gabriel River
Trail
Same overall
location
Zone Change & General Plan Amendments
As discussed earlier in this report, the applicant’s request will include legislative zoning actions
in the form of at minimum, a Specific Plan, Zone Change, and General Plan amendment. The
project site consists of multiple properties located along Sierra Madre Avenue. This area also
includes properties with a variety of Zoning and General Plan Designations, including
Neighborhood General 3 – Moderate Density Residential, Neighborhood General 3 – Medium
Density Residential, Neighborhood General 3 – Low Density Residential, DWL – West End Light
Industrial District, and Neighborhood General 1 – Institutional/School. This mix of Zoning
designations has led to the development of condominiums, townhomes, apartments, and single-
family homes, in close proximity to the existing golf course, as well as park space, a school, and
light industrial development.
The site’s existing Zoning and General Plan designations are shown on the image below, as are
those of the surrounding properties.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue – Second Public Hearing
September 19, 2022
Page 6 of 7
The applicant’s request would require changing the Zoning and General Plan designations as
shown on the image below:
CONCLUSION:
The City Council has the ability to direct staff to continue processing the subject project if it is
inclined to do so. The applicant is proposing new industrial development, senior housing, and
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue – Second Public Hearing
September 19, 2022
Page 7 of 7
maintaining the golf course (converting from 18 hole to 9 hole). This request would require the
City to approve legislative zoning actions. An updated process for these projects was adopted in
2020, and this project is the first one subject to said process. Should the applicant’s proposal
change to include housing for the general population for example, it would still require approval
of legislative zoning actions (Zone Change and General Plan Amendment for example). Staff is
seeking direction from Council regarding the further processing of the project.
FISCAL IMPACT:
There is no fiscal impact related to this item.
Prepared by: Reviewed by:
Manuel Muñoz Nico De Anda-Scaia
Planning Manager Deputy City Manager/Interim
Director of Economic and
Community Development
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
1) Process for Reviewing Legislative Zoning Actions
2) California Grand Villages Project Summary – Previous Project
3) Azusa Greens Redevelopment Project’s Illustrative Timeline
4) Preliminary Plan Review Comment Letter – Second Letter
5) Azusa Greens Redevelopment Revised Plans
ATTACHMENT 1
Process for Reviewing Legislative Zoning Actions
Staff developed an updated policy for applications for legislative zoning actions and on June 15,
2020, the City Council directed staff to implement the new policy. The updated procedure is shown
below:
1. Submittal of Preliminary Plan Review (PPR) Application to Economic & Community
Development (ECD).
2. ECD forwards complete application for review to relevant City Departments (Public
Works, Light & Water, Parks, Police, etc.).
3. Staff reviews completed application and discusses proposed project during a meeting of
the City’s Development Review Committee.
4. Applicant is provided with feedback on the project.
5. Applicant addresses staff’s comments.
6. Application scheduled for public hearing before the City Council. Council can deny the
application/s, or direct staff to process application through the Planning Commission for a
recommendation and to City Council for final consideration at a future date. [The subject
application is currently at this step in the process.]
7. If directed to proceed through to Planning Commission hearing, applicant submits
entitlement application/s and corresponding environmental analysis.
8. Upon receipt of complete application/s and completion of environmental review,
application/s scheduled for Planning Commission public hearing.
9. Commission conducts public hearing and makes recommendation to City Council.
10. Upon receipt of Commission recommendation, City Council conducts public hearing and
makes a decision on the project.
ATTACHMENT 2
California Grand Villages – Previous Project
On May 6, 2019, the Council approved Resolution No. 2019-C12 and 2019-C13 that denied that
project, which proposed the redevelopment of approximately 4.8 acres of the golf course by adding
a 253-luxury independent senior citizen village. Along with an Environmental Impact Report
(EIR), the entitlements requested were the following:
1. General Plan Amendment – To change the proposed Senior Village’s land use designation
from Open Space to Specific Plan;
2. Zone Change – To change the proposed Senior Village’s zoning from Recreation to
Specific Plan;
3. Specific Plan – Designate the 4.48-acre Senior Village site Residential Care Facility for
the Elderly (RCFE), establish permitted uses and provide design standards, development
standards, infrastructure requirements, and implementation requirements specific to the
site;
4. Tentative Tract Map – To subdivide existing parcel 8617-001-005 into two parcels; and
5. 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.
9Azusa Greens Redevelopment| Azusa, CA
First Site Plan: Pre-City Review - Submitted to City in first 2/14/2022 Application
- Senior Living
10Azusa Greens Redevelopment| Azusa, CA
Second Site Plan: June City Meeting - Revised Site Plan shared 3/11/2022 for June Council
After discussion with the city staff and
reading the RHNA, OMP changed to this
site plan (from Senior Housing originally
submitted 2.14) and re-submitted to
the city staff for the June City Council
date.
- Market Multi-Family(apartments)
11Azusa Greens Redevelopment| Azusa, CA
Third Site Plan: New Architect - Discussion with City Staff after incorporating Council Comments
City Staff reviewed this site plan in July in preparation for the August City Council Meeting, however additional guidance was provided on keeping th
driving range. Given the required change needed, staff requested we push to the September 19th Meeting with a revised site plan.
55+ Active Adult Senior Living
12Azusa Greens Redevelopment| Azusa, CA
Fourth Site Plan: September City Meeting - Formally submitted to staff 8/12, current site plan
55+ Active Adult Senior Living
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
PRELIMINARY PLAN REVIEW 2nd COMMENTS
CASE NUMBER: PPR-2021-01
PROJECT ADDRESS: 919 Sierra Madre Avenue, Azusa, CA 91702
PROJECT DESCRIPTION: Preliminary Plan Review request for Industrial park, Senior
housing, 9-hole golf course with Banquet Facilities and third-party
land owner area. The property is located in the in the Rec zone
(Recreation) zone.
STAFF CONTACT: Manuel Munoz
626-812-5226
mmunoz@azusaca.gov
All comments from the 1st Round are still relevant to the revised plan.
Electric Division Comments:
Staff Contact: Hien Vuong, Senior Electric Engineer
hvuong@AzusaCa.Gov 626-812-5172
1.With the housing typology and location changes, the power line along the north property line
is impacted. Developer is required to relocate the overhead power lines to underground with
proper ingress and egress for maintenance.
ECONOMIC & COMMUNITY DEVELOPMENT
DEPARTMENT
Attachment 4
September 12, 2022
City of Azusa Planning Department
213 E. Foothill Blvd. Azusa, CA 91702
Mr. Manuel Munoz
Planning Manager
Re: Azusa Greens Country Club Redevelopment
Dear Mr. Munoz,
At the Azusa City Council Meeting held on June 6th, 2022, Overton Moore Properties (OMP) received
comments, questions, and recommendations from the community and the city on the Azusa Greens
Redevelopment Preliminary Plan Review. The conclusion of the council was to allow OMP the
opportunity to incorporate these comments and re-submit the project for the September 19th Council
session. Please accept this letter as OMP’s second submission for the Azusa Greens Redevelopment.
The proposed project is still seeking approval to apply for entitlements on 92.12 acres of land known as
the Azusa Greens Country Club. By pursuing a Specific Plan, the property would become a master
planned community with a mix of Recreational (REC), West End Light Industrial District (DWL), and
Neighborhood General 3 Moderate Density Residential (NG3 MOD). The project will be required to go
through CEQA with the State of California in addition to needing Design Review, a Zone Change, a
Tentative Tract Map, a Parcel Map, and a General Plan Amendment through the City of Azusa.
West End Light Industrial District (DWL)
The industrial portion of the specific plan, located at the northeast corner of N Todd Avenue & 10th
Street and known as the golf holes 3, 4, 5 and 6, has remained 19.33-acres. After completing the Fault
Study in the Southwest corner, meeting with the city departments, and completing the ALTA Survey,
OMP has updated the industrial site plan as shown in Exhibit A attached. The major changes consist of
the following:
•A four-foot dedication along N Todd Avenue for parkway improvements, reducing the usable
acres to 19.25
•Redesign of all six buildings to maintain the required 50-foot setback from the two located
active faults on the property
•Additional setbacks for building 6 to provide an adequate buffer (over 20 feet) from the
apartments to the North
The new site plan proposes 360,387-square feet of rentable building space, a decrease of 35,309-square
feet from the previous plan submitted. We will pursue the same entitlements and approvals similar to
the Canyon City Business Center project west of our subject property.
Attachment 5
September 12, 2022
Neighborhood General 3 Moderate Density Residential (NG3 MOD)
Based on the recommendation of the City Council, the NG3 MOD zoned portion of the site will now
feature 230 senior housing units (adult 55+), completely abandoning the previous plan showing market
rate multifamily apartment buildings. OMP engaged a new architect, Architects Orange, to assist with
the design and site planning of a low-density senior community that would blend into the surrounding
residential (Exhibit B).
The new design contemplates using a majority of existing holes 1, 18, and 8; totaling 19.37-acres, the
density will be about 10 units per acre. This allows for 40 single-story duplex buildings (80 units in total),
two three-story, elevator-served complexes with 150 units total, an amenity building, and two pools.
The unit sizes proposed range from 650-square feet to 1,100-square feet and will be refined once a
market study is prepared. 15% of the units will be affordable housing based upon the local area median
income (AMI), consistent with the City’s code.
Proposed public amenity space for this portion of the project will feature a public walking path along the
West property line with potential future connection to the San Gabriel River Trail. The intent of this
design is to maximize the buffer between the existing residences to the West and to provide public
benefits to the surrounding community.
Additionally, during the planning period, OMP will explore the feasibility, market demand, and
community and city staff sentiment for the design and processing of a tract map for “for sale” senior
housing (adult 55+) single family lots on the low-density portion of the proposed NG3 MOD zoned land.
Recreation (REC)
53.4-acres of the property will remain zoned Recreation as the Azusa Greens Country Club, including the
clubhouse and driving range. The existing holes numbered 9 – 17 will be re-numbered as 1 – 9 in a loop
that starts and finishes at the clubhouse (Exhibit C). The only physical change to the course will be the
green located at existing hole number 17, which will move East to accommodate the Senior Housing
development. Preserving as much of the course as possible is important to the community, which is why
OMP is not proposing the redevelopment of the golf holes and is instead reusing the already designed
course. The clubhouse, golf course and driving range will be maintained in their current condition until a
buyer/operator is identified.
OMP has engaged a golf course consultant to assist in managing the course, assess the operations and
budgets, and maintain the landscaping during the entitlement process. Re-opening the course is an
important milestone in ensuring the community it is here to stay.
Community Outreach
In addition to revising the master plan, OMP also made efforts in community outreach. The following
HOAs were contacted via phone and email to set up a meeting to learn about the project and provide
feedback:
September 12, 2022
- Rancho Azusa HOA, telephone and email, last contact attempt on 7/8, no response to date
- Villa Azusa HOA, responded to contact attempts on 7/13, formal letter to HOA faxed over
- Sierra Villa HOA, spoke on the phone, last emailed on 7/9, no response to date
- Unknown HOA, responded to contact attempts 7/15, currently coordinating a meeting time
- Meadow Hills HOA, telephone, last contact attempt 7/13, no response to date
- Carefree Azusa HOA, telephone, last contact attempt 7/13, no response to date
- Montecito HOA, telephone, OMP attending virtual Board Meeting 8/11
As of the date of this letter, OMP met with two HOAs and had one community meeting, with another
scheduled for September 13th, with the single- family residences that are in close proximity to the
proposed project.
OMP looks forward to the opportunity for further community outreach, staff review, and stakeholder
comments on the Azusa Greens Redevelopment. We are very excited to meet with the City Council in
September and have encouraged everyone who attended our meetings to participate in the City Council
meeting. If you have any questions or comments on the latest submission, please feel free to contact
myself our team
Very truly yours,
OVERTON MOORE PROPERTIES
Timur Tecimer
CEO
List of Attachments and Exhibits:
Attachment 1: Land Use Map
Exhibit A: Industrial Site Plan
Exhibit B-1: Senior Family Site Plan
Exhibit B-2: Senior Family Image Board
Exhibit C-1: Golf Course Site Plan
Exhibit C-2: Golf Course Cart Path Map
Exhibit D-1: Site Plan Timeline – First Site Plan
Exhibit D-2: Site Plan Timeline – Second Site Plan
Exhibit D-3: Site Plan Timeline – Third Site Plan
Exhibit D-4: Site Plan Timeline – Fourth Site Plan
Azusa Greens Redevelopment| Azusa, CA
PROPOSED LAND USE MAP
Map Color Designation
Blue Proposed Industrial
Yellow Proposed Senior Housing
Orange Proposed 9-hole golf course with
Club House and Driving Range
Red Third Party Land Owner (NAP)
Attachment 1
Exhibit A
Exhibit B-1
01
Job No.
DateSPANISH STYLE IMAGE BOARD
GREENS GOLF COURSE
Azusa, California
OVERTON MOORE 2022-641
07-17-2022
1 2
8
54
7 9
3
6
Exhibit B-2
Azusa Greens Redevelopment| Azusa, CA
GOLF COURSE
•53.42 Acres
•9-hole course
•Driving Range
•Banquet Facility/Community Center
Exhibit C-1
Cart Path Map
Exhibit C-2
9Azusa Greens Redevelopment| Azusa, CA
First Site Plan: Pre-City Review - Submitted to City in first 2/14/2022 Application
- Senior Living
Exhibit D-1
10Azusa Greens Redevelopment| Azusa, CA
After discussion with the city staff and
reading the RHNA, OMP changed to this
site plan (from Senior Housing originally
submitted 2.14) and re-submitted to
the city staff for the June City Council
date.
- Market Multi-Family(apartments)
Exhibit D-2
Second Site Plan: June City Meeting - Revised Site Plan shared 3/11/2022 for June Council
11Azusa Greens Redevelopment| Azusa, CA
Third Site Plan: New Architect - Discussion with City Staff after incorporating Council Comments
City Staff reviewed this site plan in July in preparation for the August City Council Meeting, however additional guidance was provided on keeping th
driving range. Given the required change needed, staff requested we push to the September 19th Meeting with a revised site plan.
Exhibit D-3 55+ Active Adult Senior Living
12Azusa Greens Redevelopment| Azusa, CA
Fourth Site Plan: September City Meeting - Formally submitted to staff 8/12, current site plan
55+ Active Adult Senior Living Exhibit D-4