Potential Development of Monastery Property March 10, 2020 City of - PowerPoint PPT Presentation

Potential Development of Monastery Property March 10, 2020 City of Sierra Madre

Property Map 3/11/2020 WWW.CityOfSierraMadre.com 2

Citizen Comments “I’ve used that park ever since I moved here. They have no right to change that.” “The City is going to approve this in the dark of night, and without input!” “They shouldn’t develop at all, the property is just fine the way it is .” “I thought we already stopped this development for good.” “Don’t they care about their neighbors?” “Why are they doing this to us?” “I demand answers !” 3/11/2020 WWW.CityOfSierraMadre.com 3

Summary • The Monastery has a legal right to develop its property as institutional • The City has a legal obligation to allow lawful development • Discussion will not be “if” or “when” the property is developed • The question is “how” will the development occur, as institutional or residential? 3/11/2020 WWW.CityOfSierraMadre.com 4

Summary (cont.) New State laws increase uncertainty around potential development • Unclear if City can rezone property to limit/reduce density • Review after submission limited to no more than 5 meetings • ADU development limitations removed • Housing Crisis laws effective 1/1/20, have not been tested or applied 3/11/2020 WWW.CityOfSierraMadre.com 5

Summary (cont.) The City Code also increases uncertainty • City Code requires development of a Master Plan which is a negotiation between developer and City (Kensington Specific Plan) • Uses allowed to the property owner under institutional zoning are defined • The City’s discretionary actions for an institutional development is largely limited to a Conditional Use Permit (CUP) and Design Review Permit (DRP) • Applying DRP to this development will be problematic because of: 1. The history of City regulation of the specific property 2. The size and location of the property; and the zoning and characteristics of the surrounding neighborhood 3/11/2020 WWW.CityOfSierraMadre.com 6

Property History Pre-1997: Residential Single Family 1997: City creates institutional zoning, portions of Mater Dolorosa rezoned from R to I, low-density residential is still allowed on property “I” zone amended to eliminate the language: 2016: The institutional zone is established to allow for the reuse of large institutional properties (over twenty acres), recognizing that such parcels in urban areas are unique and shall be considered eligible for future conversion to other uses, including, but not limited to, public recreational facilities and low density residential , subject to appropriate regulatory and zoning procedures. Current: Entire parcel is zoned I-Institutional, abutting/adjacent to R-1 Single Family Residential 3/11/2020 WWW.CityOfSierraMadre.com 7

Allowed Uses Mater Dolorosa Allowed Uses in Institutional Lot Size: 20 acres/871,200 sq. ft. With CUP and Master Plan: • Hospital • Communal Residential • Assisted Living • Multi-Use Field • School 3/11/2020 WWW.CityOfSierraMadre.com 8

Development Standards by Zoning 20 acre lot R-1 R-3 R-3H KSPO* Institutional Dwelling Units 116 260 400 820 No Limit Gross Floor Area 103,210 608,340 608,340 670,824 No Limit Lot Coverage 40% 45% 45% 39% 35%/Negotiable Setbacks Front: 25 ft. Front 15 ft. Front 15 ft. 0 ft. Front 25 ft. Height 25 ft. 2 stories/30 ft. 2 stories/30 ft. 2 stories/30 ft. 3 stories/33 ft. *Using similar development standards of Kensington Specific Plan, which is most recent and applicable institutional use and development. Specific Plan allowed for density, lot coverage, and setbacks that were more generous than allowed in zoning. 3/11/2020 WWW.CityOfSierraMadre.com 9

Residential Development Residential vs. Institutional Development: • Reduces allowable density dramatically, City can negotiate for further reductions • Lessens impact and disruption to neighborhood by reducing traffic, lighting, hardscape materials, height of development, etc. • Is compatible with surrounding neighborhood • Provides a better starting point for negotiation as opposed to institutional development which has unknown or higher risk outcomes 3/11/2020 WWW.CityOfSierraMadre.com 10

Development Agreement Process • No discretionary action can take place until after CEQA • Will require public meetings to be held by all parties involved, in addition to the reviews by the Planning Commission and City Council • The project submitted from a Development Agreement receives entitlement review by Planning Commission • This is a public process and will work through several different Boards and Commissions, all for public review and feedback 3/11/2020 WWW.CityOfSierraMadre.com 11

Additional Considerations/Questions • Property can subdivide to provide for multiple developments • What is best for residents? • Greater density with smaller homes or less density with larger homes? • What is the most compatible use of the large, 20 acre property? • Institutional development in a neighborhood or residential use surrounded by homes? • A lawsuit is likely if development is disallowed or overly-regulated • What do we win in a lawsuit? • What is the likely outcome for the property after the suit, win or lose? 3/11/2020 WWW.CityOfSierraMadre.com 12

Potential Concessions, Developer 1. Set aside and fund approx. 3.5+/- acre “turnkey” park • 17.5%+/- of entire development site (Sierra Vista Park) • Fund on-going park maintenance in perpetuity 2. Fund select improvements to Bailey Canyon Park 3. Donate acreage behind monastery to City (45+/- acres) 4. Ensure low resource demand/environmentally friendly design • NetZero, Solar, LID compliance, etc. 5. Agree to low-density development of no more than 45 single family homes (less than allowable in R1, R3, R3H, I) 3/11/2020 WWW.CityOfSierraMadre.com 13

Potential Concessions, City 1. Provide dedicated Staff for plan review 2. Fix/Freeze application costs at today’s established levels 3. Amend zoning of property to R1 from institutional, or negotiate for R1 standards if rezone is not allowed 4. Enter into development agreement to vary standards: • Lot coverage, Square footage of homes, setbacks 3/11/2020 WWW.CityOfSierraMadre.com 14

Property Map 3/11/2020 WWW.CityOfSierraMadre.com 15

Thank you. 3/11/2020 WWW.CityOfSierraMadre.com 16