GPPS20220002HabitatforHumanityccmtg4-25-22(klk)
C
ITY OF SIMI VALLEY
MEMORANDUM
A
pril 25, 2022
TO
: City Council
F
ROM: Department of Environmental Services
S
UBJECT: CONSIDERATION OF GENERAL PLAN AMENDMENT PRE-SCREENING OF GPPS-2022-0002 (HABITAT FOR HUMANITY) , A REQUEST TO
CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM CIVIC CENTER TO MODERATE DENSITY RESIDENTIAL FOR A 0.885- ACRE PARCEL LOCATED AT 3802 AVENIDA SIMI
STAFF RECOMMENDATION
I
t is recommended that the City Council authorize GPPS-2022-0002 for further processing as a formal General Plan Amendment to change the General Plan l and use designation from Civic Center to Moderate Density Residential with direction to include the concurrent filing of an application for a Zone Change from Residential Medium Density (RM) to Residential Moderate Density (RMod), a Planned Development Permit, a Tentative Tract Map, and an Affordable Housing Agreement.
BACKGROUND AND OVERVIEW
The
applicant, Habitat for Humanity, submitted a General Plan Pre -screening application (GPPS-2022-0002) to request the City Council’s authorization to proceed with a formal General Plan Amendment. If authorized, the formal General Plan Amendment application request would change the land use designation from Civic Center to Moderate Density Residential on a 0.885-acre vacant parcel located at 3802 Avenida Simi, directly west of the Simi Valley Senior Center.
The
applicant is not requesting any type of development with the Pre-screening. A conceptual design has been submitted to provide a preliminary idea of what would be proposed with a formal development application. If authorized, the applicant desires to propose 10 single-family, two-story detached houses. All of the units would be designated as affordable housing for low -income households. The Applicant would also have to apply for a Zone Change from Residential Medium Density to Residential Moderate Density, an Affordable Housing Agreement, a Planned Development Permit, Tentative Tract Map, and any applicable entitlement requests to develop the site. The project will also require a density bonus in order to build 10 residences on a 0.885 acre lot.
I
n 2020, the City Council received an unrelated G eneral Plan A mendment Pre- Screening request (GPPS-2020-01) to change the General P lan designation from Civic Center to Very High Density Residential to facilitate the development of a 35- unit affordable senior apartment complex with a density bonus at this location. The City Council approved this request on October 5, 2020. However, the applicant did AGENDA ITEM NO.
5B
GPPS20220002HabitatforHumanityccmtg4-25-22(klk)
not submit a formal application for the project entitlements and the approval to proceed with a formal General Plan Amendment expired on October 5, 2021.
The City Council established procedures for evaluating potential changes to the City’s General Plan. In 1994, City Council Resolution No. 94-10 provided requirements for the processing of General Plan Amendment (GPA) requests, which includes a requirement to pre-screen these requests at quarterly public hearings before the City Council. This pre-screening review process allows the City Council to consider whether to authorize an application for a GPA to move for ward. For the second quarter of 2022 , GPPS-2022- 0001 and GPPS -2022-0002 are the only General Plan P re-screening requests being reviewed for City Council consideration. For the calendar year 2021, there were no General Plan Pre-screening requests.
FINDINGS AND ALTERNATIVES
Site Description
The General Plan land use designation, zoning, and existing land use for the site and the surrounding properties are shown in the table below:
General Plan Zoning Current Land Use
Subject Site: Civic Center Residential Medium
(RM)
Vacant land
North: Residential Medium
Density
Residential Medium
(RM)
Avenida Simi -
single-family homes
beyond
South: Civic Center Civic Center Shared driveway and
Civic Center/County
parking lot
East: Civic Center Residential Medium
(RM)
Civic Center parking
lot
West: Civic Center Residential Medium
(RM)
Single-family homes
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CONCEPTUAL SITE PLAN
The project site is currently vacant and flat. There are large trees located on the east side of the property and a perimeter masonry block wall along both side and rear property lines. The 0.885- acre site previously contained a single- family residence and pool that were demolished a number of years ago. The property is surrounded by single- family residences to the north and west, and a shared driveway and parking lot to the east and south that provide access and parking for the Simi Valley Senior Center and the Ventura County Superior Court building. The subject property is owned by the City of Simi Valley (“City”) and was acquired originally by the Simi Valley Community Development Agency, the City’s redevelopment agency. Should the City Council authorize GPPS -2022-0002 for further processing as a formal General Plan Amendment, the final disposition of the property would be subject to future negotiations between Habitat for Humanity and the City. Final disposition would also need to comply with the California law as it applies to the disposal of former redevelopment surplus property.
Current General Plan Land Use
The current land use designation for the site is Civic Center. The purpose of this designation is to provide a suitable location for a wide variety of governmental and public facilities in a campus atmosphere. This includes, but is not limited to, federal or state offices, office and court facilities of the County of Ventura, city administrative offices, Senior Center, community centers, Cultural Arts Center and auditorium, and related commercial office and retail shops (General Plan Public and Semi -Public Designations, Civic Center, page 51, Chapter 3. ).
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Proposed Amendment to the General Plan
The proposed General Plan designation of Moderate Density would allow development with a density of 5.1 -10 units per acre. The purpose of this designation is to encourage residential areas composed of detached, single- family dwelling units on small lots and attached residential projects for senior or affordable housing units or to minimize des ign constraints of the site, such as traffic noise, flooding potential, or topography. It is intended to be limited in its use to the central portion of the valley floor with limited use in outlying canyon areas (General Plan Residential Designations, Mod erate D ensity, page 50 of Chapter 3). The maximum allowed density for the 0.885- acre site is eight units. The conceptual proposal is for 10 units ; therefore, a de nsity bonus w ould be required to accommodate the additional two units. Also, while it is the applicant’s intent to build single-family detached units, it is noted that multi-family attached units could also be built with this request and the conceptual proposal may be revised in order to best comply with zoning regulations within the Residential Moderate Zoning designation and State Density Bonus law.
The following criteria are included in Resolution No. 94-10 regarding GPA Pre-screening requests, with analysis for City Council consideration:
1. The proposed amendment is of a configuration and land use that has a reasonable potential for being compatible with other existing and proposed land uses in the area , in that amending the General Plan land use designation over the
0.885-acre site from Civic Center to Residential Moderate Density would allow for more developmental options that are not available under the current Land Use designation. The Conceptual Site Plan provides an example of a possible development option that consists of single-family homes similar to the existing single- family residential neighborhood to the north and west. The site is configured in close proximity to a commercial shopping center, which includes a grocery market, restaurants, a coffee shop, an urgent care, and other neighborhood- related stores.
The site is also located adjacent to the Civic Center campus, where most local government offices are located, including the Senior Center and the Simi Valley Library, as well as a large outdoor, multi -amenity community park (Rancho Tapo Community Park), and public transit. The proposed Moderate Density General Plan land use designation will allow for four to eight units (attached or detached) without a density bonus and would accommodate the applicant’s conceptual plan of 10 units, with a 11.3% density bonus applied to the base density of 5.1- 10 units per acre.
Additionally, any future development application would be required to comply with Simi Valley Municipal Code (“SVMC”) requirements for lot sizes, setbacks, building height, parking, traffic, landscaping, drainage, grading, fire protection, and dust control, which are established to ensure compatibility between adjacent land uses. Therefore, the proposed change to Residential Moderate Density would increase the residential land use options to develop the site and could be compatible with the adjacent land uses.
2. The proposed amendment has a reasonable potential for being compatible with the goals and policies of the General Plan, in that the proposed land use designation meets the description of land that is appropriate for the Moderate Density Residential designation of the General Plan. If the City Council authorizes a General 4 GPPS20220002HabitatforHumanityccmtg4-25-22(klk)
Plan Amendment to Moderate Density Residential for the site, it could be determined that the proposal would be consistent with the following General Plan Policies:
LU-1.3: Development Priorities. Prioritize future growth as infill and redevelopment of existing developed areas re- using, and where appropriate, intensifying development of vacant and underutilized properties within the Simi Valley Cit y Urban Restriction Boundary (CURB). Changing the General Plan designation for the subject site to be consistent with the adjacent parcels to the north and west will allow this vacant and underutilized site to provide more uses that are allowed under Simi Valley Municipal Code Section 9-24.030, Table 2-2.
Per the Growth Diagram on page 3-8 of the General Plan, the site is located within the “Preserve and Enhance” area of existing development. Designating the site for more intensified residential land uses could fulfill the description of the “Preserve and Enhance” area, to experience some minor infill and reuse consistent with the current form and character. By intensifying the land use on the site, the proposal could provide for a development that allows for growth in a limited area.
LU-1.5 Mixed Residential Neighborhoods. Encourage the creation of mixed residential neighborhoods through new and innovative housing types that meet the changing needs of Simi Valley households and expand housing choices in all neighborhoods. These types include but are not limited to, single dwelling units, multi-family dwelling units, accessory dwelling units, small and micro dwelling units, and clustered housing/cottage housing. If the City Council authorizes the applicant to move forward with a formal General Plan Amendment and Zone Change from Residential Medium to Residential Moderate Density, t he change would allow residential development with a density of 5.1- 10 units per acre .
Increasing the allowable residential uses on the site would accommodate the housing needs of Simi Valley residents and provide more housing options to the surrounding neighborhood.
LU-10.2 Housing Character and Design. Locate and design new and renovated housing within existing single- and multi-family neighborhoods to maintain their distinguishing characteristics and qualities of the neighborhoods, including prevailing lot sizes; building form, scale, massing, and relationship to street frontages; architectural design; landscape; property setbacks; and comparable elements. The proposed change in General Plan land use designation to Moderate Density Residential would allow development with a density of 10 units per acre. If the City Council authorizes the applicant to move forward with a formal General Plan Amendment, any new Development would be required to comply with Simi Valley Municipal Code Section 9- 24.040 requirements for lot sizes, setbacks, building height, parking, and, landscaping. Therefore, the proposed change to Moderate Densi ty Residential would ensure that new housing would maintain the distinguishing characteristic and quality of the existing neighborhood.
3. The proposed amendment is unlike other amendment requests located in the same general area, which have been previously considered and denied by the City Council within the last 12 months. There have been no other amendment requests located in the same general area that were previously considered and denied by the City Council within the past 12 months.
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4. The proposed amendment is not located within an area where a newly adopted land use study or policy has been in effect for less than 12 months or within an area where the City Council has directed the preparation of a land use study .
The site is not located in an area where a newly adopted land use study or policy has been in effect for less than 12 months or within an area where the City Council has directed the preparation of a land use study.
Based on a review of the above analysis of the adopted P re-screening criteri a, it is recommended that the City Council authorize GPPS -2022-0002 to proceed as a formal General Plan Amendment application, with the concurrent filing of applications for a Zone Change from Residential Medium Density (RM) to Residential Moderate Density (RMod), a Planned Development Permit for the proposed development, a Tract Map and an Affordable Housing Agreement. If allowed to proceed (three affirmative votes), the applicant would be authorized to file a formal General Plan Amendment application at any time during a one-year period following the City Council’s action. It is important to note that the City Council’s authorization to process a request for a formal General Plan Amendment does not constitute approval of the General Plan Amendment. The City Council will retain the discretion to ultimately approve or deny the General Plan Amendment request.
The following alternatives are available to the City Council:
1. A uthorize GPPS-2022-0002 for further processing as a formal General Plan Amendment to change the General Plan land use designation from Civic Center to Moderate Density Residential with direction to include the concurrent filing of an application for a Zone Change from Residential Medium Density (RM) to Residential Moderate Density (RMod), a Planned Development Permit, a Tentative Tract Map, and an Affordable Housing Agreement;
2. Do not authorize GPPS -2022-0002 for further processing as a General Plan Amendment;
3. Provide alternate direction for the Pre-screening Review request.
Staff recommends Alternative No. 1.
SUGGESTED CITY COUNCIL MOTION
I move to authorize GPPS-2022-0002 for further processing as a formal General Plan Amendment.
SUMMARY
Habitat for Humanity submitted Gen eral Plan Amendment (GPA) Pre- screening application GPPS -2022-0002 for the City Council’s conceptual review to change the General Plan’s land use designation from Civic Center to Moderate Density Residential for a 0.885-acre vacant site located at 3802 Avenida Simi. A change to Moderate Density is proposed to facilitate the development of 10 affordable single-family detached homes 6 GPPS20220002HabitatforHumanityccmtg4-25-22(klk)
that includes a 11.3% density bonus. Currently, residential development, such as single- family dwellings, are not allowed in the Civic Center land use- designation. Additionally, the site is zoned Residential Medium Density and the proposed density of 10 units per acre would not be allowed; as a result, a Zone Change would also be requested. Based upon the Pre-screening criteria analysis, and the applicant’s desire to build 10 affordable single-family homes, it is recommended that the City Council authorize GPPS-2022-0002 for further processing as a formal GPA application, with concurrent filing of the applicable development application requests. If authorized to proceed, the applicant would have one year to submit the application.
____________________________________
Stratis Perros
Environmental Services Director
Prepared by: Alexandra Clingman, Assistant Planner
INDEX Page
Public Hearing Procedure ................................................................ 8 Exhibit 1- Conceptual Site Plan ..................................................... 10
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PUBLIC HEARING PROCEDURE
HEARING DATE: April 25, 2022
1. MAYOR: This is the time and place set for a public hearing to consider General Plan Amendment Pre-screening Application (GPPS- 2022-0002), a request to change the General Plan land use designation from Civic Center to M oderate Density
Residential for a 0.885-a cre parcel located at 3802 Avenida Simi.
2. MAYOR: Are there any ex parte communications to report?
3. ANY COUNCIL
MEMBER: (Report of communications)
4. MAYOR: May we have an oral report on this matter by staff?
5. STAFF: (Report)
6. ANY COUNCIL
MEMBER: (Questions of staff and staff responses)
7. MAYOR: Does the applicant wish to be heard on this matter?
8. APPLICANT: (Comments)
9. MAYOR: Is there anyone in the City Council Chamber wishing to be heard on this matter?
10. AUDIENCE: (Comments)
11. MAYOR: Does staff desire to respond to any comments or issues raised?
12. STAFF: (Response to comments and additional City Council questions)
13. MAYOR: Does the Applicant desire any rebuttal?
14. APPLICANT: (Rebuttal)
15. MAYOR: The hearing is closed. Are there any comments or questions from members of the City Council? (Note: If the City Council has any further questions of staff or the applicant at this time, the Public Hearing may need to be re-opened.)
16. ANY COUNCIL
MEMBER: (Comments)
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17. MAYOR: The Chair will now entertain a motion.
18. ANY COUNCIL
MEMBER:
City Council Actions (by motion of any Council Member):
1) I move to a uthorize GPPS -2022-0002 for further
processing as a formal General Plan Amendment
2) I move to deny General Plan Pre- screening request
GPPS-2022-0002;
* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.
19. ANY COUNCIL
MEMBER : Second
20. MAYOR: (Call for vote)
21. MAYOR: Proceed to the next item.
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