PC RES 1990-038P.C. RESOLUTION NO. 90-38
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES RECOMMENDING
APPROVAL OF GENERAL PLAN AMENDMENT NO. 18,
UPDATING THE HOUSING ELEMENT OF THE CITY'S
GENERAL PLAN, AND RECOMMENDING ADOPTION OF A
NEGATIVE DECLARATION FOR ENVIRONMENTAL
ASSESSMENT NO. 613.
WHEREAS, the City of Rancho Palos Verdes initiated General
Plan Amendment No. 18 in 1989 in order to update the Housing
Element of the City's General Plan, as required by State law; and
WHEREAS, on April 18, 1989, the City Council authorized the
hiring of Castaneda & Associates, a housing consultant, to assist
with the preparation of the City's updated Housing Element; and
WHEREAS, an initial community workshop on the Housing Element
was conducted on May 18, 1989, a Planning Commission study session
was conducted on June 1, 1989, and a City Council study session
was conducted on June 19, 1989, at which times all interested
parties were given an opportunity to be heard and present
evidence.
WHEREAS, a Preliminary Draft Housing Element was prepared by
Staff and the City's housing consultant, dated June, 1989; and
WHEREAS, on June 20, 1989, the City Council approved
Resolution No. 89-63 authorizing the City Manager to transmit the
Preliminary Draft Housing Element to the California Department of
Housing and Community Development; and
WHEREAS, on June 30, 1989, the Preliminary Draft Housing
Element was transmitted to the State's Department of Housing and
Community Development; and
WHEREAS, the Department of Housing and Community Development
provided comments on the Preliminary Draft Housing Element in a
letter to the City dated August 4, 1989; and
WHEREAS, the City Council and Planning Commission conducted a
joint workshop on March 26, 1990, to discuss the State's comments
and proposed revisions to the Preliminary Draft Housing Element,
at which time all interested parties were given an opportunity to
be heard and present evidence; and
WHEREAS, a revised Draft Housing Element, dated May 1990, was
prepared by Staff and the City's housing consultant; and
WHEREAS, the Planning Commission held public hearings to
discuss the proposed Housing Element on May 8, June 12, and July
10, 1990, at which time all interested parties were given an
opportunity to be heard and present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND AND RESOLVE AS FOLLOWS:
Section 1: The Planning Commission has reviewed and
considered the contents of the Initial Study of Environmental
Assessment No. 613 and finds that there will be no significant
adverse environmental impacts resulting from the project, and
that a Negative Declaration for General Plan Amendment No. 18
should be adopted by the City Council.
Section 2: The Planning Commission finds that General Plan
Amendment No, 18 is necessary to comply with State law and is
consistent with the General Plan.
Section 3: The Planning Commission finds that the Draft
Housing Element adequately responds to the concerns addressed by
the State Department of Housing and Community Development in its
August 4, 1989 letter to the City by: expanding the discussion
and analysis of special needs groups; providing further
information regarding vacant lands potentially available for
housing; listing pending projects under consideration which may be
evaluated for housing impacts; discussing the City's regulations
pertaining to second units and manufactured housing; adding
statements of quantified objectives for housing to be conserved,
rehabilitated, or provided; adding an implementation program
setting forth specific programs or actions, with responsible
departments and time frames for such actions; expanding the
discussion of the City's constraints to providing affordable
housing; and clarifying housing requirements in the Coastal Zone.
Section 4: The Planning Commission of the City of Rancho
Palos Verdes hereby recommends that the City Council adopt General
Plan Amendment No. 18, as outlined in the City's Draft Housing
Element, dated May 1990, and as revised by the attached Exhibit
"A" (Revisions to Housing Element - July 10, 1990) and Exhibit "B"
(Draft Housing Element Errata Sheet), in order to further
encourage the provision of housing in a manner which adequately
serves the needs of all present and future community residents in
compliance with State law.
PASSED, APPROVED, and ADOPTED this 24Xh _4ay/of /July,/1990.
xl�elv-n 1 '4�z-zl �"- - -//
Robert Benard`, Director of/
Environmental Services and
Secretary to the Commission
Roy,trt McNu
C airman
P.C. Resolution No, 90-38
Page 2
EXHIBIT A
REVISIONS TO HOUSING ELEMENT
JULY 10, 1990
1. Revise p. II -4, Goal II, #1, Level of Achievement, to read:
"Title 24 information available".
2. Revise p. II -4, Goal III, #1, Level of Achievement, to read:
"Housing assessment completed; priority areas identified."
3. Revise p. II -4, Goal III, #2, Level of Achievement, to read:
"Funding availability uncertain; further study needed."
4. Revise p. II -5, Goal IV, #2, Level of Achievement, to read:
"Funding availability uncertain; further study needed."
5. Revise p. II -5, Goal IV, #6, Level of Achievement, to read:
"Code revisions in process; RPD and CUP provide flexibility."
6. Revise p. II -5, Goal IV, #7, Level of Achievement, to read:
"Code revisions in process; density bonus law."
7. Revise p. II -5, Goal IV, #10, Level of Achievement, to read:
"Pending further evaluation."
8. Revise p. II -6, Goal IV, #11, Level of Achievement, to read:
"Site information available."
9. Revise p. II -11, last sentence, to read: "Consistent with
State law, the City has not allowed demolition of or
converted any low or moderate -income housing units in the
Coastal Zone in that time frame, and therefore has not needed
to require any replacement units."
10. Add to p. III -7, #1: "The City anticipates completion of
projects to establish gabions at the toe of the slide,
rebuild roadways, and construct additional drainage
facilities over the 1989-1994 period."
11. Add to p. III -7, #2: "The City will continue to review
recycling grant requests on an annual basis. The City will,
prior to June, 1991, evaluate opportunities to fund
rehabilitation of low and moderate income structures, in
cooperation with the L.A. County Housing Authority and any
other identified agencies.
12. Add to p. III -7, #3: "The City will evaluate and, if
feasible, implement such regulations prior to January, 1992."
13. Add to p. III -7, #4: "Prior to January, 1991, the City will
designate Staff responsible for monitoring affordable housing
restrictions associated with development projects. Council
subcommittee reviews of apartment rental rates will be
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Housing Element Revisions - July 10, 1990
Page 2
scheduled for June, 1991, and June, 1993."
14. Add to p. IV -7, prior to Federal Section 8 Rental Housing
Assistance, delete last sentence and add new paragraphs:
"The special needs analysis has evaluated several population
groups, including the handicapped, elderly, overcrowded,
female head of households, large families, and the homeless.
Lower-income handicapped households are included within the
total number of households having assistance needs, as
addressed generally by potential subsidies and State and
Federal assistance programs. Although handicapped housing
assistance needs may not be extensive, future requirements
for affordable housing could provide at least a minimal
level, such as 10%, to be designed to accommodate handicapped
persons.
Senior housing needs have been quantified; these needs will
be addressed by the two approved lifecare facilities in the
City and by the proposed senior home sharing program.
"Overcrowded" households all had incomes well above those
eligible for most State and Federal housing programs. The
need to assist such households in Rancho Palos Verdes is not,
therefore, considered extensive and no special programs are
proposed.
Senior home -sharing and the approved lifecare facilities
would address many of the needs of elderly women, expected to
be the major portion of the female head of household group
requiring housing assistance. Other assistance may be
available through rental subsidies. Finally, there are no
data which provide evidence of homeless persons or families
of a number which would warrant construction of a shelter
facility."
15. Add to p. IV -8, new second paragraph: "State housing law now
requires cities to assess the potential loss of housing
subsidies over the next 10 years, with the phaseout of
Federal or State funding. As the City currently has no
subsidized housing projects, there is no possibility for loss
of subsidies within that time period."
16. Add after p. IV -8: 20% Set -Aside Funds
"Pursuant to State community redevelopment law requirements,
20% of the incremental property tax revenues within the
City's Redevelopment Area must be set aside for the provision
of low and moderate income housing. State housing law also
requires that housing elements of cities include a
description of the use of the Redevelopment Agency's Low and
Moderate Housing Fund.
The City of Rancho Palos Verdes currently has an estimated
$10,000 set aside from the incremental property taxes in .its
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Housing Element Revisions - July 10, 1990
Page 3
Redevelopment Area. Other funds of up to $70,000 are
estimated as due to the City, but are currently impounded by
Los Angeles County, pending the outcome of ongoing
litigation. The future availability of such funding is
uncertain, as is the total amount available in future years.
The funds will be used by the City for either: 1) providing
rental assistance to identified low and moderate income
families, 2) rehabilitation of low and moderate income
residences, and/or 3) contribution to an affordable housing
fund to assist with providing new affordable housing in the
City. A specific program and expenditure plan for the 200
set-aside funds will be developed as an implementation
action."
17. Add to p. IV -9, Implementation Actions, #1: "Each of the
above programs (and others which become available) will be
reviewed prior to the beginning of each fiscal year to
determine their feasibility and appropriate application will
be made for assistance where a viable program is identified."
18. Add to p. IV -10, #2: "Such an analysis and necessary
implementing actions will be conducted prior to January,
1992, if feasible."
19. Add to p. IV -10, #3: "Such review will occur immediately
upon receipt of the 1990 Census information, estimated in
mid-1992."
20. Add to p. IV -10, new #4: 20o Set -Aside Funds
"The City will establish an expenditure plan to demonstrate
how the City's 20o set-aside funds from the Redevelopment
Area will be utilized through the 1994 time period. The
specific expenditure plan will be completed prior to January,
1992."
21. Add after Table 11 on p. V-1:
"As indicated by the table, the City's population has
increased by only 1,104 persons (2.4%) since the Eastview
annexation in 1983. The City's 1975 General Plan and 1984
General Plan Amendment No. 14 (Eastview) indicate that the
maximum build -out population, based on infrastructure and
environmental constraints, is 47,400, an increase of only
about 1,416 more people."
22. Add to p. V-5, new paragraph: "As demonstrated in the
following discussion, the City's land use and development
process reflects real physical and infrastructure constraints
existing within the City, is generally consistent with the
regulatory procedures of other cities, and is being
continually evaluated to try to minimize costs and timeframes
for approval."
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Housing Element Revisions - July 10, 1990
Page 4
23. Add to p. V-10, prior to "Landslide Moratorium", new
paragraph: Density Bonus Law
"State density bonus law, effective March of 1990, requires a
City to grant a density bonus of at least 25%, and an
additional incentive, or financially equivalent incentives,
to a developer of a housing development agreeing to construct
at least: a) 20% of the units for lower income households;
b) 10% of the units for very -low income households; or
c) 50% of the units for senior citizens. The City of Rancho
Palos Verdes expects to develop an ordinance to implement the
provisions of State law as part of its housing program."
24. Add to p. V-13, new paragraph: "The City is in the process
of revising its Development Code to allow greater Staff
authority to approve projects, minimizing the time frame
required for Planning Commission approvals. Also, $36,000
has been budgeted for the 1990-1991 fiscal year to have a
consultant prepare a comprehensive revision to the Code.
Both aspects of a revised Code would potentially reduce the
cost and time associated with new housing or additions to
existing housing within the City."
25. Add to p. V-25, new paragraph: "Table 18 indicates some of
the serious physical constraints associated with the City's
remaining buildable land. In addition, the publicly owned
vacant land listed in Table 19 is generally committed as
parkland or is within the jurisdiction of another government
entity. The City has virtually no remaining vacant
commercial parcels which could be converted to residential
use, and is unaware of any proposals to redevelop its limited
existing commercial development (less than 3% of the City's
land area) into residential use. The City similarly has no
option to annex land to provide additional housing, as other
incorporated cities bound Rancho Palos Verdes on all sides."
26. Add to p. V-25: "Six projects are currently proposed on
buildable vacant lands included in Table 18, encompassing
approximately 560 acres of land, all but sixty of which lie
within the coastal zone of the City. The project proposals
are listed in Table 22, and represent some potential,
although constrained by physical features and infrastructure
capacity, to incorporate affordable housing requirements.
Each will be so evaluated during the Conditional Use Permit
process."
27. Add Table 22 (on separate page); renumber subsequent tables
and references thereto.
28. Revise p. V-31, last paragraph, to delete last two sentences
and add new paragraph: "In fact, the actual buildable acreage
for the 500 coastal acres is only 346 acres and approximately
90 of those are designated for commercial recreational use.
Therefore, of the 500 acres, only about 256 are available for
Housing Element Revisions - July 10, 1990
Page 5
residential development. Table 22 previously lasted projects
proposed for development, encompassing virtually all of the
City's remaining buildable areas, including the coastal zone
land. While the City will consider proposals for affordable
housing on any of those parcels, proposed projects would
require analysis within the constraints outlined above and
defined by the City's General Plan, Coastal Specific Plan,
and Development Code."
29. Revise p. V-33, to delete #4 related to density bonus law
(superseded by new discussion on page V-10).
30. Add to p. V-34, new paragraph: "It is highly improbable that
the City would qualify for or receive priority funding from
other identified sources, given the income level of the
City's residents, the lack of available new housing sites,
the City's distance from employment centers, and competition
for funding with the other cities of the State. The City
will continue, however, to evaluate all potential affordable
housing funding sources."
31. Revise p. V-37 to delete policy #'s 15-20.
32. Add to p. V-38, #1: "Standards will be developed prior to
January, 1991, in conjunction with review of major
development projects currently under consideration by the
City, as identified in Table 22. If considered prior to
adoption of the standards, each of those projects will be
analyzed to incorporate housing requirements as part of the
Conditional Use Permit process."
33. Add to p. V-38, #2: "Feasibility will be determined prior to
January, 1991, in conjunction with review of the major
development projects listed in Table 22. If considered prior
to adoption of a fee, each of those projects will be analyzed
to incorporate housing requirements as part of the
Conditional Use Permit process."
34. Add to p. V-38, #3: "Such a program will be established by
January, 1992."
35. Add to P. V-38, #4: "A system will be in place in the
Environmental Services Department by June, 1991."
36. Add to p. V-38, new #5: "Revise the City's Development Code
to allow Staff authority to approve certain types of permits
which currently require Planning Commission or City Council
consideration. Initial changes will be prepared by the City
Attorney prior to January, 1991, and a subsequent
comprehensive revision is anticipated by January, 1992."
37. Add to p. V-38, Implementation Actions, new #6: "Develop an
ordinance implementing State density bonus law. The
appropriate ordinance will be adopted prior to July, 1991."
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Housing Element Revisions - July 10, 1990
Page 6
38. Add to p. VII -3, Housing Assistance, new #10: "Implementation
Action: Develop an expenditure plan for 20% set-aside funds;
Responsibility: Environmental Services/Finance; Schedule:
January 1992; Comments: Estimated funds and expenditures
through 1994." (renumber other actions)
39. Add to p. VII -3, new #15: "Implementation Action: Revise
Development Code to reduce time frame for approvals;
Environmental Services/City Attorney; Jan. 1991 - Staff
revisions; Jan. 1992 - Comprehensive Revision."
40. Add to p. VII -3, new #16: "Implementation Action: Develop an
ordinance implementing State density bonus law;
Responsibility: Environmental Services; Schedule: July,
1991; Comments: Compliance with State law."
41. Add a Technical Appendix including the Community Attitude
Survey, Housing Condition Survey, Apartment Rents Survey,
1980 Census File data, and Western Ave. Commercial Survey.
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Housing Element Revisions - July 10, 1990
Page 7
TABLE 22
RANCHO PALOS VERDES
PENDING DEVELOPMENT PROJECTS
Owner/Location
Acreage
Proposal
1.
Kajima
60
79 d.u.
Crest/Highridge
2.
Marufuji.
132
97 d.u.
Palos Verdes Drive
West/Hawthorne
3.
Monaghan
102
495 hotel units,
Palos Verdes Drive
9 -hole golf course.
South/Long Point
4.
Zuckerman
141
72 d.u.
Palos Verdes Drive
South/Forrestal
5.
Han Development
108
450 hotel units;
Palos Verdes Drive
future residential.
South/La Rotonda
6.
Transamerica
18
20 d.u.
Palos Verdes Drive
South/Yacht Harbor
411 III
EXHIBIT B
DRAFT HOUSING ELEMENT
ERRATA SHEET
1 . p. I-5, Organization of the Element: items 1-4 should
refer to Sections III , IV, V, and VI .
2. p. IV-6, next to last line, last word should read "male" .
3. p. IV-7 , Federal Section 8 Rental Housing Assistance, third
paragraph and subsequent discussion should be relocated to
follow Table 10 on p. IV-8.
4. p. IV-9, Goals and Policies, first line: "objectives" should
be replaced by "policies" .
5 . Revise p. V-18, Table 18, #15 to replace "VMS" with
"Marufuj i" .
6. p. V-20, between Exhibits 3 and 4: relocate Table 19 (Public
Vacant Land) from pp. V-21-23 .
7 . p. V-31 , last paragraph, second sentence: revise to read:
"The vast majority of this available acreage ( 500 acres) is
in the coastal zone, the area of the City most constrained by
physical features such as geologic hazards, marginal geologic
stability, extreme slopes, natural resource areas and flood
hazards. "
8. p.V-31, next to last line: add closed parentheses after " . . .
center complex" .
9. p. V-32, Economic Constraints, second paragraph, second line:
replace "tenants" with "tenets" .
P.C. Resolution No. 90-38
Exhibit B