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HomeMy WebLinkAboutSenior Residential - SR - Suffix - Code Amendment 83-5 - Ord 1 IN THE Superior Court OF THE STATE OF CALIFORNIA 5 � In and for the County of Orange CITY OF HUNTI NGTON BEACH PROOF of PUBLIcaTION CITY CLERK PUBLIC �:City Clerk - e t "' bnCE OF PUBLIC HEARING CODE AMENDMENT NO.83-b State of California .)Se 2VO SENIOR E IS HEREBY GLLSUMEN that,a County of Orange ) ppublic hearing will be held by the City Cbiincil of the City of Huntington Beach APR I L L. ELLIOTT dthe.Council Chamber of the Civic Can tei,Huntington Beach,at the hour of 7:30 PM.;;or as soon thereafter as passible on That I am and at all times herein mentioned was a citizen of Monday the 16th day of May,1983 for the the United States,over the age of twenty-one years,and that 1 p_4,83.1 of whiconch Code Amendment �["83-b,which adds Amide 832.5 to the am not a party to,nor interested in the above entitled matter; H}piington Beach Ordinance Code.This that I am the principal clerk of the printer of.the ar,�t44ale establishes a Senior Residential P P P $uffu(SR)that seta forth standards for residential developments dwgd for senior citizens. A copy of this owe HUNTI NGTON BEACH I ND. REVIEW a"Bement is on file in the Development Services Department a newspaper of general circulation,published in the City of y All interested persons are invited to at- tend said hearing and express their opin- ions for or against said Code Amendment HUNTINGTON BEACH 1, No�.83.b.Further information may beob- tamed from the Office of the 1 2000,Main Street, Huntington Beach, County of Orange and which newspaper is published for the Cilif6rnia9M-(714)638-6227 disemination of local news and intelligence of a general charac- DATED:Appril28,1W3 ter, and which newspaper at all times herein mentioned had CITY OFHUNTINGTONBEACH and still has a bona fide subscription list of paying subscribers, By Alicia M Wentworth and which newspaper has been established, printed and pub- Pub.Mey 6,1983 lished at regular intervals in the said County of Orange for a t City Clerk Beach Ind.Rev.#33777 period exceeding one year; that the notice, of which the annexed is a printed copy, has been published in the regular and entire issue of said newspaper,and not in any supplement thereof,on the following dates,to wit: MAY 59 1983 I certify(or declare)under penalty of perjury that the forego- ing is true and correct. GARDEN GROVE Datedat.... ......................................... 6th MAY 83 1 California,this ........day of..........19........ April L. Elliott Signature, �... .. % � ' REQUEST FOR CITY COUNCIL ACTION' Date May 3, 1983 Submitted to: Honorable Mayor and City Council 1 Submitted by: Charles W. Thompson, City Administr&ec4rW Prepared by: James W. Palin, Director of Development Services Vo Subject: CODE AMENDMENT NO. 83-5 Statement of Issue, Recommendation,Analysis, Funding Source, Alternative Actions, Attachments:/ STATEMENT OF ISSUE: Code Amendment No. 83-5 adds a Senior Residential (SR) Suffix to the City' s zoning ordinance and establishes standards for residential developments designed for senior citizens. The suffix can be applied in conjunction with a R2, R3 and/or R4 base zoning district and with the apartment and/or the planned residential development standards. PLANNING COMMISSION ACTION ON APRIL 19, 1983 : ON MOTION BY FRANK .HIGGENS, SECOND BY. MIRJAHANGIR, CODE AMENDMENT NO. 83-5 WAS APPROVED AND RECOMMENDED FOR COUNCIL ADOPTION BY THE FOLLOWING VOTE: AYES: Higgens, Porter, Erskine, Schumacher, Mirjahangir NOES: Winchell ABSENT: Livengood ABSTAIN: None PLANNING COMMISSION AND STAFF RECOMMENDATION: Adopt, by ordinance, Code Amendment No. 83-5. ANALYSIS: Code Amendment No. 83-5 was initiated by the City to establish standards for residential developments designed for senior citizens of sixty (60.) years of age or older. When the suffix is applied to a piece of property certain development standards will be -relaxed, specifically those related to minimum floor area, site coverage, building separation, building bulk, parking and open space. These standards can be relaxed because the needs of senior citizens differ in . some respects from those of non-seniors. The relaxed standards will also enable senior projects to be built and sold/rented'at a' more affordable cost. PIO 4/81 On Code Amendment No. 83-5 May 3, 1983 Page .2 When an applicant requests the SR Suffix he must also submit a preliminary development agreement establishing the .number of units to be built on the site and a conceptual plan showing what the project will look like. If the applicant wants' a density bonus for affordable housing, he must include this in the development agreement at the time. that the zone change request is being considered. This will insure that the proposed development concept and density .is acceptable to the City before the relaxation of development standards is allowed. FUNDING SOURCE: Not applicable. ALTERNATIVE ACTIONS: The City Council can"deny Code Amendment. No.. 83-5. If this occurs, senior residential projects will have to meet the same standards as other residential developments or apply for variances and/or special permits. ATTACHEMENTS: 1. Code Amendment No. 83-5. 2. Planning Commission Staff Report of April 19, 1983. 3. Planning Commission Staff Report of April 5, 1983 . 4. Planning Commission minutes of April 5 and 19 , 1983. CWT:JWP:CI: js huntington beach development services department STAff REPORT TO: Planning Commission FROM: Development Services DATE: April 5, 1983 SUBJECT: CODE AMENDMENT NO. 83-5 1. 0 SUGGESTED ACTION: Approve Code Amendment No. 83-5 and recommend it to the City Council for adoption. 2. 0 GENERAL INFORMATION: .Code Amendment No. 83-5 was initiated by the City to establish standards for residential developments designed for senior citizens . The Code Amendment adds a Senior Residential (SR) suffix to the City' s Ordinance Code. This suffix..can be applied in conjunction with an R2 , R3, and/or R4 base zoning district. -and---with the apart- ment and/or the planned residential development standards . The suffix relaxes some of the City' s existing standards for re- sidential developments. These provisions have been relaxed for two reasons: (1) because the needs of senior citizens differ in some respects from the needs of non-senior citizens, and (2)' because the City has recognized 'a need. to encourage housing that will be affordable to seniors. The .provisions contained -in the suffix are based on a review of existing senior citizen developments in Huntington Beach and surrounding communities . The standards that have been relaxed are those related to minimum floor area, site coverage, building separation, building bulk, parking, open space and recreation. The SR suffix adds a number of requirements for senior residential projects as follows: (1) a conditional use permit for all projects 'including apartments , (2) occupancy by persons sixty years of age or older, (3) ten perc-ent of the units designed to accommodate handicapped persons, and (4) a clubhouse facility in all projects including apartment developments . Items that are not contained in the SR suffix (e. g. density and building height) will be governed by the base zoning district or any other applicable zoning on the property. 3. 0 ATTACHMENT: Ordinance . CI :dw�j A-F M-23A STaFf huntington beach development services department Ep®RT TO: Planning Commission FROM: Development Services DATE: April 19, 1983 SUBJECT: CODE AMENDMENT NO. 83-5 (Continued from April 5, 1983)' . 1. 0 SUGGESTED ACTION: . Approve Code Amendment No. 83-5 and recommend it to the City Council for adoption. 2. 0 GENERAL INFORMATION: At the April 5, 1983 meeting the Planning Commission opened and closed the public hearing on Code Amendment No. 83-5 and continued . it to the April 19, 1983 meeting. During the discussion of the Code -Amendment therP.lanning Commission raised several questions about the Senior Residential (SR) suffix and directed staff to consider a number of revisions to it. In response to this direction, staff made the following revisions to the SR suffix: 1. The developer will be required to submit a conceptual plan of the proposed development and a preliminary development agreement deliniating the number of units and any other considerations that the City would like to establish at the same time that the zone change is granted. This will provide the Planning Commission and City Council with information about the density and layout of the proposed project before the zone change is approved. 2. A requirement has been added for elevators in buildings of three or more stories. 3. A requirement has been added for a minimum unit size of 400 square fee. 4.. The allowable maximum site coverage has been reduced to fifty (50) percent of the site. An allowance of ten percent is still made for detached covered parking and enclosed recreation buildings in order not to. dicourage the provision of thes amenities. 5. A provision has been made to allow mid-rise buildings of up A-FM-23A • CA 8 3-5 r .- April 19 , 1983 Page 2 to eight stories provided that site coverage is reduced and set- backs are increased. -The magnitude of the reduction in site coverage and the increase in setbacks required to offset the increase in height is at the discretion of the Planning Commission. and City Council. 6. The building bulk standards have been revised to allow moreflexi- bility . on the part of the developer and more discretion on the part of the Planning Commission and City Council. For example, buildings with more than six units attached side by side may be allowed as long as the total length of the building does .not exceed 180 feet. 7. The parking requirements have been relaxed slightly. 8. Provisions for granting a density bonus for projects where the developer has agreed to provide units for low and moderate in- come seniors are included in the SR suffix. The attached version of the SR suffix indicates where wording has been deleted and where new wording has been added to the version that was previously transmitted to'- the Plannirlc ' ,Cpmmission on April 5, 1983. 3. 0 ATTACHMENT: 1. Revised Ordinance 2. Staff Report of April 5, 1983 CI: dwLy� H.B. Planning Commission April 19, 1983 Page 5 ON MOTION BY SCHUMACHER AND SECOND WINCHELL CONDITIONAL USE PERMIT NO. 83-6 WAS CONTINUED TO THE TING OF MAY 17, 1983 , WITH THE CON- CURRENCE OF THE APPLICANT, THE FOLLOWING VOTE: AYES : Higgins, Wi ell, Porter, Schumacher, Mirjahangir NOES: Ermine ABSENT: Live od ABSTAIN: No (Chai n Porter did not abstain. from the "continuance" vote. ) e Chairman called for a recess; meeting reconvened at 9 : 30 PM. EPEAL OF PRECISE PLAN OF STREET ALIGNMENT NO. 82-1/CODE AMENDMENT 83-5/ . / LAND USE ELEMENT AMENDMENT 83-2 in conjunction with NEGATIVE DECLARATION NO. 83-4/ZONE CHANGE NO. 83-3 (All continued from 4-5-33) Initiated by City of Huntington Beach PPSA 82-1 established the alignment of a private street to provide access to a 12-acre site located on the south side of Talbert Avenue approximately 450 feet west of Beach Boulevard. The alignment"wi11=•hereafter be de- termined by approved tract maps. Code Amendment No. 83-5 adds Article 932. 5 to the Huntington Beach Ordi- nance Code and establishes a Senior Residential suffix (SR) that sets forth standards for residential developments designed for senior citizens. LUEA 83-2 and Negative Declaration 83-4 concern a request to redesignate approximately 4 . 65 acres (at the same location) from General Industrial and Medium Density Residential to High Density Residential. Zone Change No. 83-3 is a request to change the existing zoning from Ml-A (Restricted Manufacturing) and (Q) R2-PD (Qualified Medium Density Residential with a Planned Development Suffix) to R4-SR (High Density Residential with a Senior Residential Suffix) , same location as above. Since the items all deal with the same location, the Chairman heard all discussion at one time. Carol Inge stated that she did not feel the Mola Development application (CUP 83-7) would be affected by the SR suffix. She went on to give a slide presentation and briefly explain the ramifications of the senior suffix. She said this would allow the development requirements to be relaxed so that the units could be built and sold at a lower cost. Brief discussion took place regarding the Lyon project". Florence Webb stated that a developer agreement has already begun. Discussion also following regarding the result of dealing with street alignment at the project level. Chairman Porter stated that this may circumvent the public process. Secretary Palin clarified the point that, regarding the actual project, the proposed street through Terry Park is intended to be a secondary entry. Commissioner Schumacher had several concerns relating to the SR- suffix which included: granting of density bonuses, method used in determining H.R.. Planning Commission April 19, 1983 Page 6 density (e.g. , persons per acre vs. units per acre, building height re- strictions and consideration given to surrounding land uses. She sug- gested a policy statement. Staff noted these concerns. Mr. Godfrey further stated that in regards to the density bonuses, state law requires that cities provide this or other incentives to developers. Mr. Bellavia noted that, in the proposed project, the site coverage is less than what was being proposed in the ordinance. The public hearing on all four items was reopened at this time. Seeing no one was present to address any of these issues, the public hearing was closed. REPEAL OF PRECISE PLAN OF STREET ALIGNMENT NO. 82-1: ON MOTION BY SCHUMACHER AND SECOND BY MIRJAHANGIR PRECISE PLAN OF STREET ALIGNMENT NO. 82-1 WAS REPEALED BY APPROVAL OF RESOLUTION NO. 1304 AND RECOMMENDED FOR ADOPTION BY THE CITY COUNCIL, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: Livengood ABSTAIN: None CODE AMENDMENT N0: 83-5 : A motion was made by Higgins and seconded by Mirjahangir to revise the code amendment with the addition of language relating to mid-rise struc- tures based on MS suffix. However, after some discussion, the maker and second on the motion amended the motion as follows: ON MOTION BY HIGGINS AND SECOND BY MIRJAHANGIR CODE AMENDMENT NO. 83-5 WAS APPROVED AS PRESENTED BY STAFF AND RECOMMENDED TO THE CITY COUNCIL FOR ADOPTION, BY THE FOLLOWING VOTE: AYES: Higgins, Erskine, Porter, Schumacher, Mirjahangir NOES : Winchell ABSENT: Livengood ABSTAIN: None Commissioner Winchell voted no on the previous motion because she felt the parking requirements were inadequate. LAND USE ELEMENT AMENDMENT NO. 83-2/NEGATIVE DECLARATION NO. 83-4 : Further discussion ensued regarding the LUE relating to density, the lo- cation of pedestrian walkway on the proposed project, the impact of sur- rounding residential area and traffic circulation. Commissioner Schumacher had some concerns about the proposed street adjacent to Terry Park. ON. MOTION BY WINCHELL AND SECOND BY HIGGINS NEGATIVE DECLARATION NO. 83-4 WAS APPROVED AS ADEQUATE, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Porter, Erskine, Schumacher, Mirjahangir H.B. Planning Commission April 19, 1983 Page 7 NOES : None ABSENT: Livengood ABSTAIN: None ON MOTION BY HIGGINS AND SECOND BY ERSKINE LAND USE ELEMENT AMENDMENT NO. 83-2 WAS APPROVED BY RESOLUTION NO. 1303 AND RECOMMENDED TO THE CITY COUNCIL FOR ADOPTION, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Erskine, Porter, Schumacher, Mirjahangir NOES : None ABSENT: Livengood ABSTAIN: None ZONE CHANGE NO. 83-3 : Commission Winchell asked for clarification on the original reason for the qualified zone. Mr. Bellavia assured her that the points of access and a buffer along the west property line were addressed in the new change of zoning. ON MOTION BY SCHUMACHER AND SECOND BY:..::MI-RJAHANGIR,.ZONE CHANGE NO. 83-3 WAS APPROVED WITH THE FOLLOWING FINDINGS AND RECOMMENDED TO THE CITY COUNCIL FOR ADOPTION, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The R4-SR zoning is consistent with the recommended High Density Residential land use designation in Land Use Element, Amendment 83-2. 2. The R4-SR zoning will accommodate development of units for senior citizens in recognition of the needs of this special group. AYES: Higgins, Winchell, Erskine, Porter, Schumacher, Mirjahangir NOES : None ABSENT: Livengood ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-9/TENTATIVE TRACT NO. 11955 Applicant: Redevelopment Agency, City of Huntington Beach A request for a CUP to 'permit construction of 96 senior citizen condo- minium units and 220 senior citizen rental units -and a request for a tentative tract to permit the subdivision of numerous parcels into 10 lots: 9 residential and 1 industrial, on property located on the south side of Talbert Avenue, west of Beach Boulevard. The redevelopment agency and staff have requested a continuance due to a number of necessary de- sign changes.. However, because the item was advertised, the Chairman opened the public hearing. Charles Kerns, a resident adjacent to the site, had several concerns. He believed the proposed project would create an alley and cited existing problems with "truant school kids" , etc. , loitering in the area. He also H.B. Planning Commissi..., April 5 , 1983 Page 16 are going backrupt. He stated it waZim rtant to realize that the majority of the salon' s business is done aftelar working hours, thereby not necessitating the need for as much during business hours . He asked that the Commission grant t s request. Judy Allen, an adjacent tenant, also supported Mrs. Bai ey ' s request. Commissioner Erskine cited a similar allowed mixed use another City that works very well as such. ON MOTION BY LIVENGOOD A SECOND BY ERSKINE, THE APPLICANT' S REQUEST TO PERMIT A FULL-SERVI COSMETOLOGY OPERATION, WAS GRANTED BY ADOPTING RESOLUTION NO. 1259 , Y THE FOLLOWING VOTE : AYES : Higgi Winchell, Livengood, Porter, Erskine, Mirjahangir NOES : Non ABSENT: S umacher ABSTAIN: one The C airman called for a recess. Commission resumed at 11: 00 PM. ODE AMENDMENT NO. 83-5 Initiated by. the City of Huntington Beach This amendment add s Article 932 . 5 to the Huntington---Beach Ordinance Code and establishes a Senior Residential Suffix (SR) ' hat_ sets forth stan- dards for residential developments .designed for senior citizens . The public hearing was opened. Seeing no one was present to speak either for or against the item, the public hearing was closed. Commissioner Mirjahangir stated that the requirement relating to building bulk was too restrictive - that developers have a hard time meeting the standard that structures shall not contain. more than 6 units side-by-side on the same level or on the same story. Brief discussion followed on off street parking. Commissioner Schumacher felt that if three story structures were built, elevators should be required for the elderly. Bill Cooper added that sprinkler systems would be required for structures more than three stories . Commissioner Livengood added that although it would be .a good idea to include elevators , it could create a cost factor. Chairman Porter stated that he was concerned about the density, that just because the tenants would be elderly, "they need light and air too" . Commissioner Erskine cited an example of senior housing in Santa Ana that is three story in _which people "are fighting to get into" . Discussion ensued regarding building separation. Commissioners listed a summary of information they wanted staff to analyze as an alternative to the code amendment presented to them, which included: minimum floor area, handi- capped access or elevators required for 3-story structures or 2-story with no elevators , increased parking requirements , reduced density, etc . Commissioner Higgins had some questions relating to the Uniform Building Code reqarding minimum room size. Commissioner Livengood asked staff to investigate , if possible, the unit size of the Leisure World development in the city of Seal Beach. ON MOTION BY LIVENGOOD AND SECOND BY MIRJAHANGIR CODE AMENDMENT •NO. 83-5 WAS CONTINUED TO THE MEETING OF APRIL 19 , 1983 , BY THE FOLLOWING VOTE: H.B. Planning Commission April 5 , 1983 Page 17 AYES : . Higgins , Winchell , Livengood, Porter, Erskine , Schumacher, Mirjahangir 'NOES : None ABSENT: None ABSTAIN: None REPEAL OF PRECISE PLAN OF STREET ALIGNMENT NO. 82-1 Initiated by the City of Huntington Beach PPSA 82-1 established the alignment of a private street to provide access to a 12-acre site located on the south side of Talber Avenue approximately 450 feet west of Beach Boulevard. The alignment of aid street will hereafter be determined by approved tract maps. Chairman Porter stated he was reluctant to repea the precise plan ' in the event there might be a problem such as no a cess . Art Folger .stated that the precise plan would not be the. guarant e that a street would be built, and further stated that a tract map wo ld cover any concerns . Commission consensus revealed that a contin nce -would be best for the remainder of ,the items so that they could e heard as "a package" . The public hearing was opened and closed- as no one was.. present , to speak either for or against the item. ON MOTION BY LIVENGOOD AND SECOND BY IRJAHANGIR THE REPEAL OF PPSA 82-1 WAS CONTINUED TO THE MEET/FA19 , 1983 , BY THE FOLLOWING VOTE : AYES : Higgins, Winched, Porter, Erskine, Schumacher, Mirjahangir NOES : None ABSENT: None ABSTAIN: None LAND USE ELEMENT AMENDMENEGATIVE DECLARATION NO. 83-4 Initiated by the City ofeach A request to redesignat approximately 4 . 65 acres located south of Talbert Avenue, approximately 50 feet west of Beach Boulevard from General In- dustrial and Medium D nsity Residential to High Density Residential . The public hearing as opened and closed as no one was present to speak for or against th item. ON MOTION BY LI NGOOD AND SECOND BY ERSKINE LUEA 83-2 AND ND 83-4 WERE CONTINUED TO T E MEETING OF APRIL 19 , 1983 , BY THE FOLLOWING VOTE: AYES : Higgins , Winchell, Livengood, Porter, Erskine; Schumacher, Ma�rjahangir NOES : one ABSENT: None ABSTAIN: None ZONE ANGE NO. 83-3 Initiated by the City of Huntington Beach Publish May 5, 1983 NOTICE OF PUBLIC HEARING CODE AMENDMENT NO. 83-5 SENIOR RESIDENTIAL SUFFIX NOTICE IS HEREBY GIVEN that a public hearing will be held by the City Council ; of the City of Huntington Beach, in the Council Chamber of the Civic Center, Huntington Beach, at the hour of 7: 30 P.M. , or as soon thereafter as possible on Monday the 16th day of May, lg 83 for the purpose of considering Code Amendment No. 83-5, which adds Article 932. 5 to the Huntington Beach Ordinance Code. This article establishes a Senior. Residential Suffix (SR) that sets forth standards for residential developments designed for senior citizens . A copy of this code amendment is on file in the Development Services Department. All .interested persons are invited to attend said hearing and express their opinions for or against said Code Amendment No. 83-5 Further information may be obtained from the Office of the City Clerk, 2000 Main Street, Huntington Beach, California. 92648 - (714) 536-5227 DATED April 28, 1983 CITY OF HUNTINGTON BEACH By: Alicia M. Wentworth City Clerk NOTICE TO CLERK TO SCHEDULE PUBLIC HEARING ITEM �.�r¢/�- (�L4 e � O �. 6 d 54 T0: CITY CLERK'S OFFICE DATE: 0 F ROM: PLEASE SCHEDULE A PUBLIC HEARING USING THE ATTACHED LEGAL NOTICE FOR THE L'1DAY OF 1 �.._. AP's are attached AP's will follow No AP's Initiated by: / Planning Commission V Planning Department Petition * Appeal Other j Adoption of Environmental Status (x) YES NO Refer to Planning Department - Extension 6-2 - for additional information. * If appeal, please transmit exact wording to be required in the legal.