231 ORDINANCE NO. 231
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAND TERRACE
APPROVING ZONE CHANGE NO. 07-01 (Z-07-01) TO ADD THE R3-S ZONING
CLASSIFICATION TO THE CITY'S ZONING CODE AND TO CHANGE THE ZONING
OF THE BLUE MOUNTAIN SENIOR VILLAS SITE LOCATED AT 22627 GRAND
TERRACE ROAD FROM R1-7.2(SINGLE FAMILY RESIDENTIAL)TO R3-S(MULTIPLE
FAMILY-SENIOR CITIZEN)AND ENVIRONMENTAL ASSESSMENT NO.07-02(FINAL
ENVIRONMENTAL IMPACT REPORT)
WHEREAS,the property covered by Z-07-01 is owned by the City of Grand Terrace; and
WHEREAS,the applicant has filed the necessary application to change the existing zoning
of R1-7.2 (Single Family Residential)to R3-S (Multiple Family, Senior Citizen); and
WHEREAS,the project site is the location of the existing community senior center and the
proposed Petta Park; and
WHEREAS,the proposed zoning amendment will not be detrimental to the health, safety,
morals, comfort or general welfare of the persons residing or working within the neighborhood of
r;.
_ the proposed zoning amendment or within the City; and
WHEREAS, the proposed zoning amendment will not be injurious to property or
improvements in the neighborhood or within the City; and
WHEREAS, the proposed zoning amendment will allow for the development of needed
affordable housing for senior citizens; and
WHEREAS,the State's Department ofHousing and Community Development has indicated
that sites in the City should be rezoned to higher densities such as provided by R3-S to satisfy the
demand for affordable housing including that for senior housing; and
WHEREAS, the proposed zoning amendment will enable the City to comply with the
current policies of the State Department of Housing and Community Development; and
WHEREAS, the proposed zoning amendment will establish zoning criteria and standards
for Medium High' ensity development that will provide housing and amenities for senior citizens;
and
WHEREAS,the proposed amendment will add a needed zoning classification to the City's
Zoning Code to allow for the future development of needed housing for senior citizens; and
WHEREAS,the proposed zoning amendment is consistent with the proposed Medium High
- Density Residential category of the General Plan; and
WHEREAS,under the California Environmental Quality Act Guidelines,Article 7,Section
15080 et al, the environmental assessment of the proposed project made under Environmental
Review Case No 07-02 required the preparation of a Final Environmental Impact Report which
concluded with the appropriate Environmental Findings as set forth in Exhibit K. The Final
Environmental Impact Report was certified by the City Council on August 28, 2007.
WHEREAS,the Planning Commission held properly noticed public hearing on the proposal
on June 21, 2007; and
WHEREAS,the Planning Commission following the conclusion of the public hearing on
June 21,2007 recommended that the City Council approve Zone Change No. 07-01 to add R3-S to
the Zoning Code as set forth in Exhibit D and to rezone the site of the proposed senior housing,
senior center and passive park to R3-S as legally described by Exhibit E; and
WHEREAS, the City Council held a properly noticed public hearing to consider the
Planning Commission's recommendation and other relevant testimony on August 28, 2007
Z-07-01 and E-07-02; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GRAND TERRACE,
CALIFORNIA,DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. Zone Change No. 07-01 to add the R3-S Zoning to the Zoning Code, as
described in Exhibit D,and to change the existing the existing Rl-7.2 Zoning
-�` to R3-S, as described in Exhibit E, is hereby approved and adopted by the
City Council of the City of Grand Terrace.
Section 2. The Final Environmental Impact Report on file in the offices of the
Community Development Department under E-07-02 is hereby approved as
Exhibit B.
Section 3 Effective Date: This Ordinance shall be in full force and effect at 12:01 a.m.
on the 31 sT day of its adoption.
Section 4 Posting: The City Clerk shall cause this Ordinance to be posted in three (3)
public places within fifteen(15)days of its adoption, as designated for such
purpose by the City Council.
Section 5 First read at a regular meeting of the City Council of the City of Grand
Terrace held on the 28th day of August,2007 and finally adopted and ordered
posted at a regular meeting of said city council on the 1 lth day of September,
2007.
ATTEST:
City Clerk of the City of Grand MayAtbe
f the City of Grand Terrace
Terrace and of the City Council and City Council thereof
I, Brenda Mesa ,City Clerk of the City of Grand Terrace,California,do hereby
certify that the following Ordinance was introduced and adopted at a regular meeting of the City
Council of the City of Grand Terrace held on the 1 lth day of September, 2007 by the following
vote:
AYES: Councilmembers Cortes, Miller and Buchanan; Mayor Pro Tem Garcia and
Mayor Ferre
NOES: None
ABSENT" None
ABSTAIN: None
City Clerk
Approved as to form:
Y N�
John Harper
City Attorney
c:\MyFilesVOHNIBluemtnseniorvillas\Bluemtnseniorvillas2\Z-07-01 ordinance
,r EXHIBIT D
CHAPTER 18.10
RH,R1,R2,R3 and R3-S RESIDENTIAL DISTRICTS
The following Section and Tables shall be modified as follows:
Section 18.10.020 Residential Districts:
The following districts are designed to implement the goals and objectives of the
General Plan. Each district contains specific laud use regulations and density ranges for
development.
A. RH, Hillside Residential District: This district is intended for very low density
single family residential development with a maximum retention of open space. It is
located in the portions of the City identified in the General Plan's Master Environmental
Analysis as having severe development limitations related to topography and soil
conditions. The maximum-density allowed in this district is one (1) dwelling unit per
gross acre.
B. R1-20, Very Low Single Family Residential District: This district is intended for
very low density single family residential use. The minimum lot size is 20,000 square feet
with a maximum density of two (2) dwelling units per gross acre.
C. R1-10, Low Density Single Family Residential District: This district is.intended
for low density single family residential use. The minimum lot size is 10,000 square feet
with a maximum density of four(4) dwelling units per gross acre.
D. R1-7.2, Single Family Residential District: This district is intended for single
family residential use. The minimum lot size is 7,200 square feet with a maximum
density of five (5) dwelling units per gross acre.
E. R2, Low Medium Density Residential District: This district is intended for single
family residential use and low density multiple family development. The minimum lot
size is 10,000 square feet with a maximum density of nine (9) dwelling units per gross
acre.
F. R3, Medium Density Residential District: This district is intended for medium
density multiple family development. The minimum lot size is 12,000 square feet with a
maximum density of twelve-plus (12+) dwelling units per gross acre. (Ord. 126 §2, Exh.
A(part), 1990)
G. R3-S, Medium Family, Senior Citizen: This district is intended for the
development of senior citizen housing. The maximum density shall not exceed 20 units
per acre. The development standards shall be established though specific plan process.
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f. Not more than the permitted percent of the total parcel may be devoted to main
and accessory structures, parking areas, driveways and covered patios. The remaining
percent of the total parcel shall be devoted to open areas such as landscaping, lawn,
outdoor recreational facilities incidental to residential development, including swimming
pools, tennis courts, putting greens, uncovered patios and walkways. Said open areas
shall consist of not less than two hundred (200) square feet of open space per dwelling
unit.
g. Senior citizen housinals development standards will be established throush
the specific plan process. All senior citizens housing projects in the R3-S zone will
require specific plan process; however,in no circumstance shall the density exceed
20 unit/acre.
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Table 18.10.040 Footnotes
a. A specific plan shall be required for all proposed projects (including tentative
parcel or tract maps) which include any property located within this district. Such a
specific plan shall establish site development standards on a project by project basis in
consideration of the existing topography and other physical constraints.
b. The specific plan shall not create a density greater than one (1) dwelling unit per
gross acre and shall be consistent with the City's General Plan. The specific plan may
consider a clustered development concept in order to preserve large areas open space and
minimize the project's impact on the physical environment.
C. The following exceptions apply to front,rear and side yard requirements as noted:
1. The minimum side and rear yard setback for a patio cover shall be five (5)
feet.
2. The minimum rear yard setback for an accessory structure shall be ten(10)
feet.
3. Slopes exceeding five percent (5%) shall be permitted no closer to a
residential structure than a distance equal to the required side and rear yard setbacks. In
the R1-10 District and the R1-20 District, the 35 foot rear yard setback may include 10
feet of slope that is greater than 5%.
4. In the case of a parcel or tract map, the twenty-five (25) foot front yard
setback requirement may range from twenty-two (22) feet to twenty-eight (28)
feet, with an average of twenty-five (25)feet for all proposed lots.
5. In the case where an existing legal non-conforming structure is located
within a required setback area, the legal non-conforming structure may be enlarged
within the required setback area subject to the following conditions:
a) The proposed addition does not further reduce the depth of the
existing setback area; and
b) The proposed addition is located no closer than 5' from any
property line.
c) Density bonus
1)A density bonus of up to twenty percent(20%) may be approved
with a conditional use permit or specific plan if various off-site
improvements which benefit the general public are included in the project.
2) A density bonus of at least twenty-five percent (25%) shall be
approved if the proposed project meets the requirements of Chapter 4.2 of
the California Government Code regarding "Lower" and "Low or
Moderate Income Households" dwelling units.
d. For the purposes of this Chapter, the following terms shall be defined as follows:
1. "Living area" shall be defined as the enclosed area of a residential dwelling
unit, excluding porches,patios, carports, garages, storage areas, or auxiliary rooms.
2. "Multiple Family" shall be defined as one (1) or two (2)bedroom units only.
e. Accessory structures shall not exceed twenty (20) feet in height, with exceptions
as listed in Section 18.73.090 of this Chapter.
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TABLE 18.10.040
�— Site Development Standards
DEVELOPMENT RH R20 R10 R7.2 R2 R3 R3-S
ISSUE
Area (Minimum _a 20,000 10,000. 7,200 10,000 12,000 9
square feet)
Width (Minimum
linear feet)
* Interior Lot _a 100 60 60 60 60 9
* Corner Lot _a 100 70 170 70 70 9
Lot Dept
(Minimum linear feet) _a 150 100 100 100 100 9
Street Frontage _a 50 40 40 40 40 B
(Minimum linear feet)
Setbacks
(Minimum linear feet)
* Front Yard a 25b 25b 25b 25b 25b g
* Rear Yard _a 35b 35b 20b 20b .20b 9
* Side Yard
- Interior Lot
With Garage _a lob 10b 10b lob 10b 9
Without Gar. _a 5b 5b 5b 5b 5b 9
-Corner Lot
—' Street side _a 15e 15e 15e 15e 15e 9
No Street side a 5 5 5 5 10 8
Density (Allowable
dwelling units per _a 1-2 1-4 1-5 1-9 1-12° Max.20
acre)
Living Area
(Minimum square feet) _a 1,350d 1,350d . 1,350d 1,350d 1,350a 9
* Single Family
* Duplex,Triplex,
Four-plex and
Multiple Family
- One(1) Bedroom _ _ _ _ 800d 800d B
-Two (2) Bedroom _ _ _ - l,000d 1,000d 9
Height (Maximum _a 35e 35e 35e 35e 35e B
linear feet)
Lot Coverage _a 40 50 50 60 60 9
(Maximumpercent)
Distance Between
Buildings,.. _a 5 5 5 20 20 B
(Minimum linear feet)
Day Care Center P P P P P P -
(Six (8)or Less Children)
Day Care Center C C C C C C , -
(Seven(9)or More Children)
Residential Care Facility P P P P P P -
(Six (6)or Less Patients)
Residential Care Facility C C C C C C -
(Seven(7)or More Patients)
Utility or Service Facility C C C C C C -
Outdoor Recreation Facility C C C C C C D. Temporary Uses
Temporary Uses P P P P P P Pd
(As approved by Planning Director)
Temporary Trailers P P P P P P P d
(As Approved by Planning Director)
Table 18.10.030 Footnotes
a. A second single family detached unit (full sized single family detached dwelling)
shall be permitted in the R2 zone provided that the lot or parcel in question meets the
- minimum area requirement for the R2 zone and that said lot or parcel is developed with
no more than one single family detached dwelling. A site and architectural review
application for the second family detached unit in accordance with Chapter 18.63 of the
Zoning Code shall be required to be approved prior to the issuance of building permits.
In addition, all development standards of the underlying zone must be adhered to; and
any division in ownership among the structures on the lot or parcel in question shall
conform to the subdivision laws of the State and City.
b. A second family detached unit (full sized single family detached dwelling) shall
be permitted in the R3 zone provided that the lot or parcel in question meets the
minimum area requirements for the R3 zone and that said lot or parcel is developed with
no more than one single family detached dwelling. A site and architectural review
application for the second family detached unit in accordance with Chapter 18.63 of the
Zoning Code shall be required to be approved prior to the issuance of building permits.
In addition, all development standards of the underlying zone must be adhered to; and
any division in ownership among the structures on the lot or parcel in question shall
conform to the subdivision laws of the State and City.
C. "P" stands for "Permitted Use" where the use is permitted by right; and "C"
stands for"Conditional Use"where the use requires a conditional use permit.
d. Senior citizen housing is allowed in the R3-S up to maximum density of 20
unit/acre. A pgcific plan will be required for all senior citizen housing_projects in this
zone. Some accessory and temporary uses as indicated will be allowed in the R3-S zone
with the approval of the Community Development Director.
TABLE 18.10.030
Land Use Re ations:
Permitted Uses I RH 1.R20 R10 R7.2 R2 R3 R3-S
A. Residential Uses
Single Family(Detached), Full Sized P P P P P8 Pb -
Single Family(Attached) - - - - P P -
(Duplexes,Triplexes, and
Fourplexes consisting of One
(1)Bedroom and/or Two (2)Bedroom
Units Only)
Multiple Family Units - - - - P P -
(Planned Unit Developments
consisting of one (1)and/or
Two (2) Bedroom Units Only)
Manufactured Housing - - - P - - -
(As Permitted Per Chapter 18.66)
Mobile Home Park - - - - C C -
Senior Citizen Housing - - - - - - P d
B. Residential Accessory Uses
Accessory Structure P P P P P P P d
Second Family Unit C C C C C C -
(As Permitted Per
Chapter 18.69)
Guest House C C C C C C -
Private Garage P P P P P P -
Private Swimming Pool P P P P P P P d
Home occupation P P P P P P P d
(As Permitted Per Chapter 5.06)
Keeping of Cats and Dogs P P P P P P P d
(Maximum of Two(2) Each)
Other Accessory Uses P P P P P Ip P d
(As Approved by the Planning Director)
C. Other Uses
Churches C C C C C C -
(Minimum Three-Acre Parcel)
Schools C C C C C C -
(Private and Parochial)
Public Park and Playground P P P P P P -
Public Facilities C C C C C C -
(And Quasi-Public)
EXHIBIT E LEGAL DESCRIPTION
LECAL DESCRIPTION
COMXMNCING AT THE SOUTHWEST CORNER OF SAID LOT 1,THE POINT OF BEGINNING;THENCE
ALONG THE SOUTH LINE OF SAID LOT 1,.N8904626"E,791.56 FEET TO SOUTHWEST CORNER OF SAID
LOT 2;THENCE'ALONG THE SOUTH,LINE OF SAID LOT 2,,N89%626"E, 125.00 FEET TO THE
SOUTHEAST CORNER OF SAID LOT 2 THENCE ALONG THE EAST LINE OF SAID LOT 2,N00°20'29"W,
465.53 FEET TO THE NORTHEAST CORNER OF SAID LOT 2;SAID POINT BEING ON THE SOUTHERLY
RIGHT OF WAY,LINE OF GRAND TERRACE ROAD•,THENCE WESTERLY ALONG A CURVE CONCAVE
TO THE SOUTH,HAVING A RADIUS.OF 1,190.00 FEET,THROUGH A CENTRAL ANGLE OF-13°11'17",AN
ARC_LENGTH"OF 273 91 THENCE,564°02'09"W,426.20 FEET;THENCE WESTERLY ALONG ACURVE
CONCAVE TO THE NORTH,HAVING A RADIUS OF 250.00 FEET,THROUGH A CENTRAL ANGLE OF
43045'05",AN ARC LENGTH OF 190.90'TO THE NORTHWEST CORNER OF SAID LOT 1;THENCE
S25057 14"W, 199.65 FEET TO THE POINT OF BEGINNING.
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