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

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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!”

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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?

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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

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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

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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 2016: “I” zone amended to eliminate the language: 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

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Allowed Uses

Mater Dolorosa Lot Size: 20 acres/871,200 sq. ft. Allowed Uses in Institutional With CUP and Master Plan:

• Hospital
• Communal Residential
• Assisted Living
• Multi-Use Field
• School

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Development Standards by Zoning

20 acre lot R-1 Dwelling Units 116 Gross Floor Area 103,210 Lot Coverage 40% Setbacks Front: 25 ft. Height 25 ft.

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R-3 260 608,340 45% Front 15 ft. 2 stories/30 ft. R-3H 400 608,340 45% Front 15 ft. 2 stories/30 ft. KSPO* 820 670,824 39% 0 ft. 2 stories/30 ft. Institutional No Limit No Limit 35%/Negotiable Front 25 ft. 3 stories/33 ft.

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

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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

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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?

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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)

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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

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Property Map

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Thank you.

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