GPPS20220001CityVenturesccmtg4-25-22(klk)
CITY 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 REVIEW OF GPPS-2022-0001 (CITY VENTURES HOMEBUILDING, LLC),
A REQUEST TO CHANGE THE GENERAL PLAN LAND USE
DESIGNATION FROM GENERAL COMMERCIAL AND MEDIUM
DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIAL FOR A 3.61- ACRE SITE LOCATED AT 1845 OAK ROAD
STAFF RECOMMENDATION
I
t is recommended that the City Council authorize GPPS-2022-0001 for further processing as a formal General Plan Amendment to change the General Plan land use d esignation from General Commercial and Medium Density Residential to High Density Residential with concurrent filing of applicable entitlement applications.
BACKGROUND AND OVERVIEW
The
applicant, City Ventures Homebuilding, LLC, has submitted a General Plan Pre- screening application (GPPS-2022-0001) to request the City Council’s authorization to move forward with a formal application to change the General Plan land use designation from General Commercial and Medium Density Residential (3.6-5.0 units per acre) to High Density Residential (10.1-20 units per acre) for a 3.61 acre site located at 1845 Oak Road. The property is a developed site and was previously the location of Phoenix Ranch School.
The G
eneral Plan Pre-screening application includes a Conceptual Site Plan with their request shown in Exhibit 1 (page 12). The conceptual design proposes 65 townhome residences located within eleven three-story buildings. If authorized by the City Council, the current request would require the applicant to concurrently apply for the requested General Plan Amendment, a Zone Change from Commercial Planned Development (CPD) and Residential Medium Density (RM) to Residential High Density (RH), a Tentative Tract Map, and a Planned Development Permit.
T
he City Council established certain 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 AGENDA ITEM NO.
5C
GPPS20220001CityVenturesccmtg4-25-22(klk)
Council. This Pre-screening review process allows the City Council to consider whether to authorize an application for a GPA to move forward.
FINDINGS AND ALTERNATIVES
Project and Site Description
SITE AND SURROUNDING USES
The current General Plan designation, zoning and land use for the site and the surrounding properties are listed in the table below
GENERAL PLAN ZONING CURRENT LAND
USE
Subject Site General Commercial
and Medium Density
Residential
CPD (Commercial
Planned Development)
and Residential Medium
(RM)
Vacant School Site
North High Density
Residential
Residential Moderate
(RMod)
Multi-family
Residential condos
South Medium Density
Residential
Commercial Planned
Development (CPD)
Single-family
residences
East General Commercial
and Mobile Home
Commercial Planned
Development (CPD) and
MH
Veterinary Office
and vacant school
West General Commercial
and High Density
Residential
Commercial Planned
Development (CPD) and
Residential High (RH)
Ventura County Fire
Station and Sage
Creek Apartments
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The subject site is comprised of four parcels and is 3.61 acres, located on the south side of East Los Angeles Avenue, just east of the intersection of Yosemite Avenue and East Los Angeles Avenue. The site was the previous location of Phoenix Ranch School, which stopped operating at this location in 2014. The site is developed with school buildings, parking lots, a swimming pool, play area and landscaping which are all proposed to be removed as part of the proposed project. Access to the site will be from Oak Road and Shunk Road.
The site is surrounded by the Ventura County Fire Station and multi -family residential to the west, single-family residences to the north and south and commercial buildings and a mobile home par k to the east. The conceptual design proposes 65 townhome residences located within 11 buildings that are three stories tall. The proposed density with the conceptual proposal is 18 units per acre.
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Conceptual Site Plan
It should be noted that the proposed site is conceptual, which is appropriate for a Pre- screening, and staff has not reviewed it for compliance with all City rules and regulations.
Current General Plan Land Use
The General Plan land use designations for the project are General Commercial for the
1.72 acre parcel and Medium Density Residential for the 1.89-acre parcels. The General Commercial designation serves five purposes: (a) satisfy the daily shopping needs of a localized (1- to 2- mile radius) trade area, (b) a major center t o serve the needs of the entire Simi Valley market region, (c) set aside land for a broad range of commercial offices, (d) allow the location of new automobile dealership(s) in specified overlay areas, and (e) encourage spending by travelers passing through Simi Valley on SR -118.
Different types of uses that serve both the localized/regional market and travelers include supermarkets, drug stores, restaurants, personal services, specialty services, coffee shops, gas stations, entertainment, and other related uses (General Plan Commercial Designations, page 49 of Chapter 3).
The Medium Density Residential designation is intended to encourage a predominantly single-family residential environment with a wide range of lot sizes, but an overall density similar to the bulk of single-family developments on the valley floor. The Medium Density Residential designation is intended for use on the valley floor as well as in the outlying canyon areas that are under 20 percent slope. (General Plan Residential Designations, page 47 of Chapter 3).
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Proposed Amendment to the General Plan
The intent of the proposed General Plan land use designation of High Density Residential is to encourage a residential environment typified by higher density townhouses, two- to three-story apartments, and other multiple unit developments. This designation is intended for use in the more central areas near shopping, near transit, and on arterial or collector streets (General Plan Residential Designations, page 47 of Chapter 3). The proposed General Plan land use on the site would be the same as the High Density Residential land use designations located on the north side of East Los Angeles Avenue and at the southeast corner of Yosemite Avenue and Los Angeles Avenue. Refer to figure 2 below (General Plan Land Use Map). Additionally, the proposed land use designation is similar to the Mobile Home and Very High Density Residential land uses located to the east and west of the project site. The density range for the High Density Residential land use designation is 10.1 to 20 units per acre (the conceptual proposal is 18 units per acre)
The following criteria are included in Resolution No. 94- 10 regarding General Plan 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 l and use designation over the 3.61 acre site from General Commercial and Medium Density Residential to High Density Residential would allow for a development that is compatible with the surrounding land uses.
The project contains a 1.72-acre area, which has a land use designation of General Commercial. The commercial portion of the site has limited visual connectivity to East Los Angeles Avenue and the lots are of a configuration that would not allow a substantial commercial development. Instead, by changing the land use and 5 GPPS20220001CityVenturesccmtg4-25-22(klk)
zoning designation to High Density Residential this portion of the site would complement the conceptual residential design and provide a visible entrance off East Los Angeles Avenue. The land use amendment added to the rest of the residential land uses of the project site will make the proposed development be more consistent with the multi -family complex to the east, the multi-family development directly north of the site and other very -high density developments along Yosemite Avenue.
Access to the site would only be from East Los Angeles Avenue, at Oak Road and Shunk Road, located approximately 650 feet and 900 feet east from the intersection with Yosemite Avenue. A traffic study will be submitted with the formal application package to ensure access to the site will not adversely impact circulation on East Los Angeles Avenue.
The Conceptual Site Plan provides an example of a possible development option that consists of multi -family buildings similar to the existing multi- family developments in the immediate area. The site is adequately served by utilities to allow a future development request. Any future development application would be required to comply with Simi Valley Municipal Code (“SVMC”) requirements for 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 in land use to High Density Residential would increase the residential land use opportunities to redevelop the site and could be compatible with the adjacent land uses.
The proposed amendment has a reasonable potential for being compatible with the goals and policies of the General Plan, in that the following General Plan Policies are provided to demonstrate that the High Density Residential Land Use can be found to be appropriate for this location.
2. Policy HE-1.1: Variety of Housing Types. Provide a wide choice of new housing featuring a range of styles, types, densities, and amenities to accommodate the needs of all socioeconomic segments of the community. The proposed land use change to High Density Residential would provide additional opportuni ties to develop high quality, modern mult i-family r esidential development that would provide adequate size housing, amenities to the residents with common open space areas, and the proposed density of 18 units per acre will be adequate and comparable to surrounding residential developments and consistent with the proposed Residential High Density of 10.1-20 units per acre.
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 CURB.
Allow for growth on the immediate periphery of existing development in limited designated areas, where this is guided by standards to assure seamless integration and connectivity with adjoining areas and open spaces. The proposed 6 GPPS20220001CityVenturesccmtg4-25-22(klk)
land use change to High Density Residential will provide an opportunity to infill and redevelop the property, by consolidating the four lots and the land use in order to allow for a residential development that would be consistent with the residential developments in the surrounding area. Per the growth diagram on page 3-7 of the General Plan, the site is located within the “Preserve and Enhance” area which is described as areas expected to retain their current form and character but wil l experience some minor infill and reuse consistent with their current form and character. The proposed General Plan land use designation will be consistent with adjacent Land Uses in the area, and by intensifying the land use on the site, the proposal could provide for a development that allows for more housing opportunities.
Policy LU-5.1: Development Compatibility. Locate and design development to assure compatibility among land uses, addressing such elements as building orientation and setbacks, buffering, visibility and privacy, automobile and truck access, impacts of noise and lighting, landscape quality and aesthetics. The proposed change in General Plan land use designation to High Density Residential would allow multi -family residential development on the property that will be consistent with adjacent residential uses that will meet the development requirements of the SVMC.
Therefore, the proposed change to High Density Residential would be compatible with the goals and policies of the General Plan.
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 mont hs. There have been no other amendment requests located in the same general area that were previously considered and denied by the City Council in the last 12 months.
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. No new land use studies or policies have been adopted or been in effects for less than 12 months in this area. The site is not located within an area where the City Council has directed the preparation of a land use study.
A General Plan Amendment would change the land use designation on the 3.61-acre site from General Commercial and Residential Medium Density to Residential High Density, and would accommodate the development of multi-family residential development. If allowed to proceed, the applicant would be authorized to file a formal General Plan Amendment application, and process concurrently the applicable applications, at any time during a one-year period following the City Council’s action.
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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. If the Pre -screening application is allowed to proceed, t he City Council will retain the discretion to ultimately approve or deny the General Plan Amendment request upon consideration of the formal project application.
The following alternatives are available to the City Council:
1. Authorize GPPS-2022-0001 for further processing as a formal General Plan Amendment, a request to change the General Plan Designation of a 3.61-acre site located at 1845 Oak Road from General Commercial and Medium Density Residential to High Density Residential with direction to include the concurrent filing of the applicable applications;
2. Do not authorize GPPS -2022-0001 for further processing as a General Plan Amendment.
3. Provide alternative direction to the Pre-screening review request.
Staff recommends Alternative No. 1.
SUGGESTED CITY COUNCIL MOTION
I move to authorize GPPS -2022-0001 for further processing as a formal General Plan Amendment.
SUMMARY
City Ventures Homebuilding, LLC submitted a General Plan Amendment (GPA) Pre- screening application GPPS -2022-0001 for the City Council’s conceptual review to change the General Plan’s land use designation from General Commercial and Medium Density Residential to High Density Residential to a 3.61-acre developed site located at 1845 Oak Road. A change to High Density Residential is proposed to facilitate the development of a 65- unit multi -family residential development, or 18 units per acre.
Currently, residential development is not allowed in the General Commercial Land U se designation of the 1.72- acre portion of the project site and the Medium Density Residential Land Use designation of the remaining 1.89-acre portion of the project would not allow the proposed density. The Land Use amendment of both portions of the site to Residential High designation would allow the proposed development, at 18 units per acre.
As a result, a Zone Change would also be required, along with other entitlement applications. Based upon the Pre-screening criteria analysis, the Applicant’s proposal to build a 65 multi -family residential complex , and the opportunity to provide additional housing units, it is recommended that the City Council authorize GPPS -2022-0001 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.
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____________________________________
Stratis Perros
Environmental Services Director
Prepared by: Elizabeth Richardson, Associate Planner
INDEX Page
Public Hearing Procedure .............................................................. 10 Exhibit 1: Conceptual Site Plan .................................................... 12 Exhibit 2: General Plan Land Use Map ........................................ 13
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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- 2022-0001), a request to change the General Plan
Designation from General Commercial and Medium Density
Residential to High Density Residential in order to allow a proposed multi -family residential development located on a
3.61 acre site at 1845 Oak Road
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)
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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)
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 -2022-0001 for further
processing as a formal General Plan Amendment
2) I move to deny General Plan Pre- screening request
GPPS-2022-0001;
* 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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© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. 2021373 | 01-18-22
OAK ROAD & EAST LOS ANGELES AVENUE
SIMI VALLEY , CA
CONCEPTUAL SITE PLAN
EXHIBIT 1
12 Existing General Plan Land Use Proposed General Plan Land Use EXHIBIT 2
13