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HomeMy WebLinkAbout1679 RESOLUTION NO. 1679 e A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO THE TABLE AND TEXT OF THE COMMUNITY DEVELOPMENT SECTION OF THE GENERAL PLAN TO INCREASE THE MAXIMUM INTENSITY FOR SENIOR HOUSING PROJECTS WHEREAS, this General Plan change was initiated by Huntington Rose Development Partners, L.L.C. (GP 2002-003) and American Senior Living (GP 2002-004) to amend the 'Commercial" and "Commercial/Multiple-Family' Land Use Designations in Table 2-A - City General Plan Land Use Designations of the Community Development Element of the 1996 General Plan to address the maximum intensity for senior housing projects within the City; and WHEREAS, on September 10, 2002, a public hearing was held before the Planning Commission on said matter at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, after the public hearing the Planning Commission voted 5 to . 0 to recommend to the City Council approval of General Plan Change 2002-003 and 2002-004 as recommended by the Development Services Department. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: Section 1. That the factual data submitted by the Community Development Division in the attached report is true and correct. Section 2. This Commission finds: 1. That the proposed revisions and amendments to increase the "Maximum Intensity" for Senior Housing in the Community Development section of the 1996 General Plan will further encourage the development of affordable housing within the City. 2. That approval of General Plan Changes 002-003 and 002-004 will not be detrimental to the public health or welfare, or injurious to the property or improvements In such zone or vicinity. . -1- 1679 3. That the approval of these changes will not have a significant effect on the environment. Section 3. That for the foregoing reasons the Planning Commission recommends to the City Council approval of the General Plan Changes as set forth below. Section 4. That the "Commercial" and "Commercial/Multiple Family" Land Use Designations in Table 2-A - City General Plan Land Use Designations be amended to read as s.et forth below: e Planned Land Use City Sphere Desianation Maximum Intensitv Acreaae Acreaae Commercial (C) Provides 0.50 FAR 395A 28.9 appropriate located areas for 0.50 FAR forthe Westfield the general commercial and Shopping Center, 0.30 professional office needs of FAR for the southerly race the area residents, workers track parking'lot, up to 24 and visitors. Appropriate dulac for multiple-family uses include medium to high units + 25% density density residential and senior bonus for affordable housing, a range of common family housing projects; retail and personal service up to 50 dulac for market uses, specialty retail, offices, rate senior housing auto related uses, financial projects and up to 63 institutions, hotels and dulac for affordable motels. senior housing projects (a minimum of 25% of the units must be affordable units). The 63 units Includes a.maximum 25% density bonus Commercial/Multiple Family DAD FAR for mixed uses, 15.3 (MU-C/MF)- Provides and up to 24 du/ac + 25% opportunities for density bonus for development of commercial affordable family housing and residential mixed use projects; up to 50 dulac projects close to local for market rate senior services and facilities and housing projects and up which foster the use.of to 63 du/acfor affordable alternative modes of senior housing projects circulation such as (a minimum of 25% of the pedestrian or bicycles. units must be affordable Commercial uses allowed unitsl. The 63 units . e -2- 1679 . . - within this designation are includes.a maximum 25% intended to service the density bonus needs of the local residents as well as promote community interaction. Appropriate uses include medium to high density residential and senior housing, medical and professional offices, retail commercial and personal services. Section 5. That the following wording be added at the end of Table 2-A in the Community Development Section of the 1996 General Plan: "To further encourage the development of affordable housing within the City, and assist in the provision of housing affordable to lower and moderate income households and senior households, and to make more sites available for affordable housing, the 'Commercial' Land Use designation includes provisions to allow multiple-family units as well as senior housing units and provides a density incentive for the development of affordable senior housing or other affordable housing in the commercial areas." Section 6. The decision, findings and conditions contained in this Resolution reflect the Commission's action of September 10, 2002 and the following vote: AYES:. NOES: ABSENT: Commissioners Baderian, Hsu, Lucas, Wen, Olson None None (Continued on next page) -3- 1679 Section 7. The Secretary shall certify to the adoption of this Resolution and shall cause a copy to be forwarded to the City Council of the City of Arcadia. . I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 2 4t6ayofSept. by the following vote: AYES: NOES: None ABSENT: None Commissioners Baderian, Hsu, Lucas, Wen, Olson ~~ Chairman, Planning Commission City of Arcadia - ~ ecretary, Planning Commission City of Arcadia Approved by: ... . ~r~ Stepnen P. Deitsch, City Attorney - -4- 1679 - e It STAFF REPORT September 10, 2002 Development Services Department TO: Arcadia City Planning Commission -::"7 .-, . FROM: Donna Butler, Community Development Administrator 4~? SUBJECT: Consideration of General Plan changes G.P. 2002-003 and G.P. 2002-004 Amending the table and text of the Community Development Section of the General Plan to increase the "Maximum Intensity" for Senior Housing Projects. SUMMARY The City received' the following requests for General Plan Changes to amend the Maximum Intensity for Senior Housing Projects: 1. GP 2002-003: Applicant: Request: Huntington Rose Development Partners, L.L.C. Proposed amendments to the table and text of the Community Development Section of the General Plan to increase the "Maximum Intensity' for senior housing projects from 30 du/ac/ to 50du/ac 2. GP 2002-004: Applicant: Request: American Senior Living Proposed amendments to the table and text of the Community Development Section of the General Plan to increase the "Maximum Intensity" for senior housing projects from 30 du/ac/ to 36 du/ac Because the two applications address the density for senior housing projects, the Development Services Department has combined the request in one report. Staff is recommending approval of a General Plan change to increase the Maximum Intensity for senior housing projects and add language in the text of the General Plan to address senior housing in commercial zones as set forth below in the staff report. GenPlen GP. 2002-003 and 2002-004 September 10, 2002 Page 1 e BACKGROUND The City has received proposals from both applicants, Huntington Rose Development Partners and American Senior Living to construct senior housing within the City. Huntington Rose Development is proposing a senior residential project that will include independent living as well as assisted and dementia care at the Santa Anita Inn site. In addition to the General Plan change, the applicant has submitted a text amendment (T.A. 2002-002) to add specific definitions for senior housing in the zoning ordinance and to determine the appropriate zoning designation to permit said use.' Their project is proposed at a density of approximately 50 dwelling units per acre. American Senior Living is proposing a 54-unit affordable senior apartment complex at the Marketowne site located at 150 W. Las Tunas Drive. The proposed density for this project is 36 dwelling units per acre. In order to make this project "pencil out" economically, the applicant is requesting financial assistance from the Redevelopment Agency. That request has not yet been addressed by,the Agency Board. If the proposed General Plan change is approved, further discretionary approval including Architectural Design Review, Agency Design Review and conditional use permit or specific plan will be required for each of the proposed projects. e PROPOSAL AND ANALYSIS "Table 2-A - City General Plan Land Use Designations" provides a description of the various land use designations that are used to define desired land use within the City. The table establishes "Maximum Intensity" for types of development as well as "Planned Land Use Designations" for properties within the City. General Plans are required by law to "include a statement ofthe-!:\tandards of population density and building intensity recommended for the various districts and other territory covered by the plan". The 1996 General Plan establishes a "Maximum Intensity" (density) allowed for senior housing of 30 dwelling units per acre (du/ac). This number was derived by taking a maximum of 24 units per acre allowed "if provisions for affordable housing are met" and adding a 25% density bonus (8 units) that allows for a maximum of 30 du/ac. Both applicants are requesting that the "Maximum Intensity" be increased to allow for a more realistic density typically permitted for senior housing development. The City has one senior apartment complex at 655 West Naomi Avenue (Naomi Gardens). _ This project has 100 apartment units on a 53,284 sq. ft. lot, allowing a density of 82 du/ac. I GenPlan G.P. 2002-003 and 2002-004 September 10, 2002 Page 2 e The City surveyed six (6) cities regarding their senior housing density. The following table illustrates the various densities allowed In each of the cities. CITY DENSITY DENSITY BONUS Arcadia 30 du/ac Includes densjtv bonus Claremont 50 du/ac Dowf1eY 50 du/ac - 30 du/ac in R-3 25% density bonus (62 zone du/ac) Duarte 35 du/ac Has density bonus but varies from project to oroiect Monrovia 41 du/ac 25% density bonus (51 du/acl San Dimas 20 du/ac No density bonus Whittier 100 du/ac No density bonus Because of the price of land in the City of Arcadia and increased construction costs, it is the 'Development Services Department's opinion that in order to encourage senior housing within the community, the allowable density should be increased. Staff has reviewed both proposals, I.e., increasing the numbers to 36 du/ac and 50 dulac, and is recommending: e Up to 50 dwelling units per acre (du/ac) for market rate senior housing projects and up to .63 du/ac for affordable senior housing projects of which a minimum of 25% of the units must be affordable. The 63 units this includes the maximum density bonus of 25%. In addition staff is adding multiple-family housing and senior housing to the list of uses permitted in the "Land Use Designation" table. CEQA The proposed General Plan change will not have a potential for causing a significant effect on the environment and is, therefore, categorically exempt from CEQA per Sections 15061(b)(3) and 15378(b)(2). RECOMMENDATION: . The Development Services Department recommends that the "Commercial" and "Commercial/Multiple Family" Land Use Designations in Table 2-A - City General Plan Land Use Designations be amended to read as set forth below (changes in bold): ~ GenPlan GP. 2002-003 and 2002-004 September 10, 2002 Page 3 - e . Planned Land Use City Sphere Desii:mation Maximum Intensitv Acreaqe Acreaqe Commercial (C) Provides 0.50 FAR 395.4 28.9 appropriate located areas for 0.50 FAR for the Westfield the general commercial and Shopping Center, 0.30 professional office needs of FAR for the southerly race the area residents, workers track parking lot; up to 24 and visitors. Appropriate du/ac for multiple-family uses include a range of units + 25% density common retail and personal bonus for affordable service uses, specialty retail, family housing projects; offices, auto related uses, up to 50 du/ac for market financial institutions, hotels rate senior housing and motels, multiple-family projects and up to 63 housing and senior dulac for affordable housing. senior housing projects (a minimum of25% of the units must be affordable units). The 63 units includes a maximum 25% density bonus Commercial/Multiple Family 0.40 FAR for mixed uses, 15.3 (MU-CIMF)- Provides and up to 24 dulac, tw opportunities for du/aoro for conior housing) development of commercial + 25% density bonus for and residential mixed use affordable family housing projects close to local projects; up to 50 du/ac services and facilities and for market rate senior which foster the use of housing projects and up alternative modes of to 63 du/ac for affordable circulation such as senior housing projects pedestrian or bicycles. (a minimum of 25% of the Commercial uses allowed units must be affordable within this designation are units). The 63 units intended to service the includes a maximum 25% needs of the local residents density bonus as well as promote community interaction. Appropriate uses include medium to high density residential"medical and professional offices, retail commercial and personal services. GenPlan G.P. 2002-003 and 2002-004 September 10, 2002 Page 4 e . . ) In addition, staff is recommending th-e following wording be added at the end of Table 2- A: To further encourage the development of affordable housing within the downtown district, and assist in the provision of housing affordable to lower and moderate income households and senior households, and to make more sites available for affordable housing, the "Commercial" Land Use designation includes provisions to allow multiple-family units as well as senior housing units and provides a density incentive for the development of affordable senior housing or other affordable housing in the commercial areas.. If the City Council approves the proposed changes to the General Plan as recommended above, the changes would apply citywide to all properties designated as "Commercial;' and "CommerciaI/Multiple' Family (MU-C/MF). However, all multiple- family projects are subject to the appropriate discretionary approvals by the City. PLANNING COMMISSION ACTION The Planning Commission should direct staff to prepare the appropriate resolution setting forth the Commission's recommendation and findings for adoption at the Commission's next meeting. If any Planning Commissioner, or other interested party has any questions or comments regarding this text amendment, prior to the September 10 public hearing, please contact me at (626) 574-5442. .' GenPlan G.P. 2002-003 and 2002-004 September 10, 2002 Page 5