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Current Council Agenda and Past Meeting Information

 

CITY COUNCIL AGENDA ITEM NO. 15

Meeting Date: August 8, 2006

Subject/Title: Public hearing to consider a Residential Growth Management Program (RGMP) application for the Carmel Estates II project, submitted by Pulte Homes for nine (9) market rate units on approximately 2.5 acres, located within the previously approved Carmel Estates I project, south of Carmel Parkway and east of Minnesota Avenue.

Prepared by: Jeff Zilm, Senior Planner

Submitted by: Howard Sword, Community Development Director

RECOMMENDATION
The Staff RGMP Evaluation Committee recommends that the Council pass and accept the attached Resolution granting an allocation for 9 units to the “Carmel Estates II” project.

PREVIOUS ACTION
In August of 2005, the City Council approved an RGMP allocation of 93 market rate units to Pulte Homes for the Carmel Estates I project, based upon a total RGMP score of 152.1 points. The Carmel Estates I subdivision map originally showed 103 market rate lots however the Council only granted an allocation of 93 market rate lots, with the remaining ten lots to be used to meet the project’s affordability requirement. Pulte Homes has since worked out the affordability requirement with the City’s Housing Division and will be constructing two duets for a total of four units on-site. Pulte Homes has indicated that in order for the project to work from a financial perspective, it needs to have a total of 103 market rate units. That is why the applicant is back before the Council with a new RGMP application for nine units. This new RGMP allocation would be added to the previously approved 93 market rate units giving the project 102 market rate units and four affordable units for a total of 106 units, which is one less market rate lot than what was shown on the original subdivision map.

PROJECT DESCRIPTION
This is the only application that was submitted for processing during the August 2006 RGMP cycle. This application before the Council has been processed through the Staff RGMP Evaluation Committee. Following is a brief discussion of this application and the total number of points it received.

This application was submitted by Pulte Homes for a project known as “Carmel Estates II”. The project includes a total of 9 single-family residential lots ranging from 7,787 to 13,324 square feet in size. The project is located on approximately 2.5 acres located within the previously approved Carmel Estates I project, south of Carmel Parkway and east of Minnesota Avenue. The project has met the City’s Affordable Housing Ordinance with the applicant agreeing to construct one duet for low income households and dedicating the units to the City and one duet for moderate income households and offering the units for sale within Carmel Estates I. The project has been scored by the Staff RGMP Evaluation Committee and has received a total of 135 points, with 135 points being the threshold required for Council consideration. The following table reflects the general categories of criteria established by the RGMP and the respective points for each:

PULTE HOMES – “CARMEL ESTATES II”
Criteria Points Possible Points Awarded
Infrastructure 50 50
Amenities 25 25
Energy Efficiency 25 25
Jobs 40 1
Agricultural Enterprise 30 0
Housing Design 25 9
Continuing Project 10 10
Incorporating Existing Properties 25 0
Estate Homes 10 0
Subdivide Land Only Reduce threshold to 100 0
Existing Homes 15 0
Project Design 15 15
Total 270 135

As stated in the RGMP, if it is the desire of the Council to approve allocations for the period in question, the Council shall award allocations to projects receiving the highest scores first, working down the list of projects numerically to lower scored projects until the desired number of semi-annual allocations has been awarded or the list is exhausted, or the Council chooses to stop at that point for any reason. For the August 2006 RGMP cycle, Pulte Homes was the only applicant requesting an RGMP allocation.

It is also stated that the intent of the program is to further meter annual allocations by awarding approximately 50% at the February Council meeting and approximately 50% at the August Council meeting, or reasonably close percentages based on project size, in order to include entire projects. It is the Council’s prerogative to evaluate the allocation applications and make its decision regarding how far down the list to grant allocations.

The Council established the annual allocation for Calendar Year 2006 at 400 units during its meeting of January 10, 2006. During the February 2006 RGMP cycle, five projects scored above the minimum threshold of 130 points, and were awarded allocations for a total of 189 units. This left 211 allocations available for the August 2006 RGMP cycle. With Pulte Homes being the only applicant requesting an RGMP allocation, there will be a total of 202 allocations that will go unused during Calendar Year 2006.

Assuming Council approval of the request from Pulte Homes, the following table summarizes staff’s recommendation, as well as the remaining allocations for Calendar Year 2006:

Project Allocations Awarded Date Allocations Remaining (from 400)
Site Homes, LLC 23 2/28/06 377
Discovery Builders, Inc. 28 2/28/06 349
Discovery Builders, Inc. 126 2/28/06 223
Hanberg and Lamb 6 2/28/06 217
Minnesota Rentals, Inc. 6 2/28/06 211
Pulte Homes 9 8/08/06 202 (unused)

FISCAL IMPACT
The applicant will be required to pay all relevant fees for the Carmel Estates II Project. The project, once developed, would generate additional property tax for the City of Brentwood. The project would also increase demand for the urban services the City provides, which will result in ongoing service delivery costs associated with this project.

Attachments:
• Resolution
• “Carmel Estates II” site map
• Conceptual Land Use Plan, submitted by CBG, Inc., date stamped April 3, 2006
• Carmel Estates RGMP score sheet

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING AN RGMP APPLICATION FOR 9 ALLOCATIONS IN THE 2ND HALF OF CALENDAR YEAR 2006 TO PULTE HOMES IN ACCORDANCE WITH THE RESIDENTIAL GROWTH MANAGEMENT PROGRAM

WHEREAS, the City Council passed and accepted Resolution No. 2326 adopting a Residential Growth Management Program (RGMP) to provide for the review and evaluation of residential growth in the City of Brentwood on July 6, 2001, which was effective July 1, 2001; and

WHEREAS, on September 11, 2001, November 26, 2002, May 27, 2003, and September 23, 2003, the City Council passed and accepted resolutions amending the original RGMP, and lastly on October 12, 2004, the City Council passed and accepted Resolution No. 2004-242 revising the original RGMP; and

WHEREAS, an application was submitted by Pulte Homes for 9 dwelling unit allocations in accordance with the “Carmel Estates II” project (RGMP No. 06-A1); and

WHEREAS, consideration of this application is determined to be covered by the general rule that the California Environmental Quality Act (CEQA) applies only to projects which have the potential for causing a significant effect on the environment. In this case, where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA (CEQA Guidelines Section 15061(b)(3)), in that any granting of an allocation for dwelling units will need to be followed by an appropriate Tentative Subdivision Map application to receive an actual entitlement, including the appropriate level of environmental review in compliance with CEQA; and

WHEREAS, the Staff RGMP Evaluation Committee reviewed said application with respect to the RGMP, and recommended a specific point total be awarded; and

WHEREAS, the Staff RGMP Evaluation Committee recommended to the City Council that the application for “Carmel Estates II” receive a total of 135 points; and

WHEREAS, a minimum of 135 points is needed for the application to be forwarded for consideration of the requested allocations by the City Council, and the applicant was notified of the point total recommended by the Staff RGMP Evaluation Committee; and

WHEREAS, the intent of the RGMP is that the City Council award approximately 50% of the annual allocations in February and the other 50% in August, or reasonably close percentages based on project size, in order to include entire projects; and

WHEREAS, the City Council established an annual allocation for Calendar Year 2006 of 400 units at its meeting of January 10, 2006; and

WHEREAS, the application submitted by Pulte Homes scored the minimum threshold of 135 points; and

WHEREAS, the City Council awarded an allocation of 189 units to the respective applicants during the February 2006 RGMP cycle which met the intent of the RGMP, in that slightly more than half (211) of the 400 units remained available for the August 2006 RGMP cycle, as well as any tentative parcel maps or secondary housing units that may have been approved; and

WHEREAS, awarding an allocation of 9 units to Pulte Homes for the August 2006 RGMP cycle will meet the intent of the RGMP, in that 202 units will remain available for any tentative parcel map or secondary housing units that may be approved for Calendar Year 2006; and

WHEREAS, on August 1, 2006, the City Council held a public hearing to accept public testimony and reviewed all available information, including the applications and the staff report prepared for the City Council with the Staff RGMP Evaluation Committee’s recommendation; and

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Brentwood hereby finds and determines as follows:

Section 1. The foregoing recitals and staff report statements are found and determined to be true and correct.

Section 2. The City Council finds that this action is exempt from the requirements of the California Environmental Quality Act, pursuant to Section 15061(b)(3) of the CEQA Guidelines.

Section 3. The City Council finds that Pulte Homes has achieved 135 total points and grants the requested allocation of 9 units in accordance with the application and the following proposed general improvements for the “Carmel Estates II” project:

1. Construction of various off-site roadway improvements (50 points).
2. Enhance existing landscaping, masonry wall, and increased parkway landscaping (25 points).
3. Energy efficient design (25 points).
4. Contribution of $3,150 to the City’s PEC Fund (1 point).
5. Housing design (9 points).
6. Continuing project (10 points).
7. High quality subdivision design (15 points).

PASSED AND ACCEPTED by the City Council of the City of Brentwood at their regular meeting of August 8, 2006, by the following vote:

Carmel Estates II site map
 

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