HomeMy WebLinkAboutD.2 - Staff Report - PPR - 201 N VernonSCHEDULED ITEM
D-2
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
DATE: JUNE 2, 2025
SUBJECT: REQUEST TO AUTHORIZE THE PROCESSING OF A GENERAL PLAN
AMENDMENT (GPA) AND A ZONE CHANGE (ZC) TO ALLOW FOR A
RESIDENTIAL DEVELOPMENT COMPRISED OF SINGLE-FAMILY UNITS,
TWO-STORY TOWNHOMES, AND THREE-STORY TOWNHOMES AT 201 N.
VERNON AVENUE
BACKGROUND:
Process for Review
In 2020, the City Council directed staff to develop an updated process for reviewing legislative
zoning actions, including General Plan Amendments, Zone Changes, and Specific Plans. The goal
was to allow the Council to evaluate these applications earlier in the review process. Previously,
the Council only reviewed these applications after staff had vetted them, and the Planning
Commission had conducted its review and provided recommendations. Under the updated policy,
applications that involve legislative zoning actions must now be presented to the City Council for
initial direction after completing the Preliminary Plan Review (PPR) process.
Site History
The 8.44-acre site, formerly Mountain View Elementary School, is owned by the Azusa Unified
School District. The District declared the site, along with other properties, as surplus land in
accordance with Education Code Section 17388.
As part of this process:
•A Facility Advisory (7-11) Committee evaluated the properties, held public meetings, and
made recommendations.
Approved
City Council
June 2, 2025
Preliminary Plan Review No. 2025-01
June 2, 2025
Page 2 of 7
• The Board of Education adopted Resolution #23-24:02 on August 8, 2023, designating the
property as "exempt surplus land" under Government Code Section 54221(f)(1)(I).
• This exemption means the property is not subject to the usual Surplus Land Act (SLA)
requirements, such as offering it to public agencies before sale.
Following this designation, the District sent out a Request for Proposals which ultimately resulted in
the selection of Taylor Morrison as the developer for the vacant property at 201 N. Vernon Avenue.
The developer has submitted a conceptual plan to build 124 residential units on the site. They are
currently in the due-diligence and feasibility stage. The applicant is seeking City Council direction
on whether the application requiring legislative zoning action is viable before proceeding further.
RECOMMENDATIONS:
Staff recommends that the City Council provide direction on one of the following actions:
1) Direct applicant to revise proposal to ensure consistency with surrounding residential
density prior to submittal of formal application of proposed General Plan Amendment,
Zone Change, and related Design Review Project; OR
2) Direct staff not to proceed with processing the application.
To clarify, the City Council action on this item does not constitute pre-approval of the proposal. It
merely allows the application to continue through the review process, or not. The full development
of the proposed plans, including proposals for the general plan amendment and zoning change,
must be submitted to the City for review. This submission must also include any necessary studies
to facilitate a thorough environmental review, which will assess potential impacts, identify effects,
and propose possible mitigation measures. Once the application is deemed complete and the
appropriate level of environmental review is conducted (as determined by the environmental
consultant), the proposal will be presented to the Planning Commission for their recommendations.
The City Council will then take the matter up for consideration and action.
ANALYSIS:
Current Zoning and Land Use Designation
The property is currently zoned and falls under the land use designation of Institutional/School
(INS). The INS zone is applied to properties in the city that are occupied by or reserved for public
facilities and utilities, meeting facilities, public and private schools, libraries, government offices,
etc. Residential is not a permitted use within this zone.
This site is not identified as an opportunity site in the City’s Housing Element, and, as such, does
not currently contribute toward Azusa’s Regional Housing Needs Assessment (RHNA) allocation.
However, if residential development were to occur on the site in the future, it could be counted
toward the City’s RHNA obligations, thereby reducing the burden on other designated opportunity
sites.
Preliminary Plan Review No. 2025-01
June 2, 2025
Page 3 of 7
Surrounding Uses
The subject site is surrounded by single-family residential to the north, east, and south, and
industrial uses to the west. The surrounding residentials parcels allow for a maximum of 8 units
per acre. The parcels to the west do not allow for residential uses so, therefore, do not have a
maximum allowable density.
Figure 1. Aerial View of Project Site
1
0
N
Preliminary Plan Review No. 2025-01
June 2, 2025
Page 4 of 7
Figure 2. Proposed Density in Relation to
Allowable Densities in Surrounding Zones
Proposed Project
The Vernon Project includes:
1. 124 Residential Units:
o Attached three-story townhomes
o Attached two-story townhomes
o Single-family detached two-story cluster homes
o Density: 14.69 dwelling units per acre
o Unit sizes: Two- to four-bedroom options
2. Site Design & Access:
o Guest parking, driveways, and courtyards
o Primary & secondary entrances on N. Vernon Avenue
INS Zone
Proposed Density:
14.69 units/ac
NG2-Low Zone
Max Density:
8 units/ac
NG2-Low Zone
Max Density:
8 units/ac
DWL Zone
Max Density:
N/A
Preliminary Plan Review No. 2025-01
June 2, 2025
Page 5 of 7
Figure 3. Preliminary Conceptual Site Plan Taylor Morrison
PPR Review and Initial Feedback
As part of the Preliminary Plan Review (PPR) process, planning staff circulated the proposed
project to other reviewing departments to gather comments and questions for the applicant. Below
is a summary of the initial feedback provided.
Key Comments & Recommendations:
• Inconsistency with Surrounding Residential Density:
The proposed project is not consistent with surrounding residential density prescribed by
the Neighborhood General 3 Low Des. Project shall be revised accordingly. Consistency
with surrounding density will be a key consideration in project review
• Site Layout Adjustment:
To enhance compatibility with the surrounding single-family residential properties, follow
the same setbacks as the properties to the north and south.
Preliminary Plan Review No. 2025-01
June 2, 2025
Page 6 of 7
• Building Massing:
The proposed cluster of single-family detached homes should be modified to align front
setbacks with existing homes along Vernon Ave. Additionally, the second story façade
should be stepped back from the first story to reduce bulk and visual impact.
• Infrastructure Requirements:
Traffic and sewer capacity studies, along with other requirements for the Environmental
Impact Report, to ensure the project can be adequately served.
• Utility Requirements:
The existing overhead power lines must be relocated underground.
• Northwest Dedication:
Azusa Light and Water Department is requesting that the applicant dedicate the northwest
corner of the property (100 feet x 195 feet) to allow access to the City’s adjacent water tank
facilities
• Sewer Easement:
An existing sewer line runs along the northern property line. No structures may be
constructed within the northern 20 feet of the property; however, that area may be used as
required common open space.
Note: The proposed site plan remains subject to change based on these comments to address the
identified concerns.
Required Entitlement for the Proposed Project
To proceed with the proposed 124 residential project, the following entitlements would be
required, along with appropriate environmental determination following thorough analysis of all
relevant studies and report as they relate to traffic, infrastructure, etc.:
General Plan Amendment and Zone Change (Legislative Zoning Actions)– The subject property
is currently zoned and has a land use designation of Institutional. Residential housing is not a
permitted use in this zone. Therefore, the applicant will need to process both a zone change and a
general plan amendment to allow for the proposed usage. The Planning Commission would review
the changes and make a recommendation to the City Council.
Design Review and Tentative Tract Map – The project would be required to obtain Design Review
approval for the design of the proposal, and Tentative Tract Map for the subdivision. Both of these
would be reviewed.
CONCLUSION:
The City Council can direct staff to continue processing the subject project if it is inclined to do
so, or direct staff and/or applicant to work on additional changes to process the application for a
Specific Plan Amendment. Alternatively, the City Council may direct staff not to consider the
proposed legislative zoning action and stop all work on the application.
FISCAL IMPACT:
The is no fiscal impact related to this item.
Preliminary Plan Review No. 2025-01
June 2, 2025
Page 7 of 7
Prepared by: Reviewed by:
Anthony Alvarado Jose D. Jimenez
Senior Planner Director of Economic and
Community Development
Knarik Vizcarra
Planning Manager
Reviewed and Approved by:
Sergio Gonzalez
City Manager
Attachments:
1) Developer Letter and Proposed Conceptual Site Plan for 201 N. Vernon Avenue Site
AZUSA UNIFIED SCHOOL
DISTRICT PROPOSAL
201 N Vernon Ave, Azusa, CA
1
Project Description Site Aerial
Conceptual Site Plan
01 02
03
Sample Architecture
04
Table of Contents
2
Section 01
Project Description
3
6440 Oak Canyon, Suite 200, Irvine, California 92618
3/25/25
Anthony Alvarado
City of Azusa Planning Department
213 E Foothill Boulevard, Azusa, CA 91702
RE: Project Description for the Former Mountain View Elementary School and Proposed Residential Development in Azusa,
CA
Anthony,
We are pleased to submit this letter as part of the preliminary plan review package for the proposed residential development
project on N Vernon Avenue. Taylor Morrison is seeking entitlement through either a Planned Development or Specific Plan
application. Below, we provide an overview of the proposed project, including site development standards and its key
features.
Project Overview
- Site Area: Approximately 8.44 acres net
- Proposed Development: 124 residential units, comprising of attached 2-story & 3-story townhomes, and single-family
detached 2-story cluster homes
- Building Gross Area: 206,300 square feet
- Net Density: 14.69 dwelling units per acre
- Construction Type: VB with NFPA 13D sprinkler system compliance
Proposed Site Development Standards
Development Standard Provided
Guest Parking 24 stalls
Front Setback 10’
Rear Setback 15’
Side Setbacks 5’
Min. Setback Between Buildings 10’
Max. Building Height 40’
Main Drive Aisle Width 26’
Alley Width 24’
Taylor Morrison
Page 2 of 2
Key Features of the Project
1. Building Composition:
a. Includes two-bedroom, three-bedroom, and four-bedroom units ranging from 1,300 to 2,100 square feet.
b. Buildings will incorporate varying architectural styles to enhance aesthetic diversity.
c. Single family detached product is predominantly located adjacent to existing single family product on the
North and South property boundary. Two-story townhomes front along N. Vernon Ave and in the northwest
corner. Three-story townhome product is located on the interior island and adjacent to the industrial
properties along the West property boundary.
2. Community Amenities:
a. Tot lot, BBQ area, shaded gathering space, and a dog park.
b. Enhanced landscaping with drought-tolerant plantings and eco-conscious irrigation systems.
c. A central paseo with a pathway promoting pedestrian connectivity throughout the community.
3. Sustainability:
a. Incorporates efficient utility systems, including electric vehicle charging stations.
b. Designed in compliance with California’s water conservation requirements (AB1881).
We are confident that this submission satisfies the City’s requirements and look forward to working collaboratively to bring
this project to fruition. Should you require any additional information or clarification, please do not hesitate to contact Matt
Maehara at (714) 397-6461 or via email at mmaehara@taylormorrison.com.
Thank you for your time and consideration. We look forward to working with the City to bring this project to life.
Sincerely,
Matt Maehara
Land Acquisition Director
Taylor Morrison, Southern California Division
Phone: (714) 397-6461
Email: mmaehara@taylormorrison.com
Section 02
Site Aerial
4
201 N Vernon Ave
5
Section 03
Conceptual Site Plan
6
201 N Vernon Ave
7
Section 04
Sample Architecture
8
201 N Vernon Ave
3 Story Townhomes – Conceptual Floor Plans
9
201 N Vernon Ave
3 Story Townhomes – Sample Elevations
10
201 N Vernon Ave
3 Story Townhomes – Sample Elevations
11
201 N Vernon Ave
3 Story Townhomes – Sample Elevations
12
201 N Vernon Ave
2 Story Townhomes – Conceptual Floor Plans
13
201 N Vernon Ave
2 Story Townhomes – Conceptual Floor Plans
14
201 N Vernon Ave
2 Story Townhomes – Conceptual Floor Plans
15
201 N Vernon Ave
2 Story Townhomes – Sample Elevations
16
201 N Vernon Ave
2 Story Townhomes – Sample Elevations
17
201 N Vernon Ave
2 Story Townhomes – Sample Elevations
18
201 N Vernon Ave
Single Family Detached Homes – Conceptual Floor Plans
19
201 N Vernon Ave
Single Family Detached Homes – Conceptual Floor Plans
20
201 N Vernon Ave
Single Family Detached Homes – Conceptual Floor Plans
21
201 N Vernon Ave
Single Family Detached Homes – Sample Elevations
22
201 N Vernon Ave
Single Family Detached Homes – Sample Elevations
23
201 N Vernon Ave
Single Family Detached Homes – Sample Elevations
24