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HomeMy WebLinkAbout2017-09-12 - RESOLUTIONS - RIDGELINE ALTERATION PERMIT (2)RESOLUTION NO. 17-80 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE NO. 14-077 (TENTATIVE TRACT MAP 53074, CONDITIONAL USE PERMIT 14-014, HILLSIDE DEVELOPMENT REVIEW 14-001, RIDGELIKE ALTERATION PERMIT 14-001, MINOR USE PERMIT 14-016, AND OAK TREE PERMIT 14-008) FOR THE DEVELOPMENT OF THE SAND CANYON PLAZA MIXED USE PROJECT IN THE CITY OF SANTA CLARITA THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT, The City Council does hereby make the following findings of fact: A. The approximately 87 -acre Sand Canyon Plaza Mixed Use Project (Project) site is located at the northeast corner of Sand Canyon Road and Soledad Canyon Road. Approximately 84 acres of the Project site are located in the Mixed Use Neighborhood (MXN) zone and General Plan land use designation, and approximately 2.5 acres in the southeast corner of the site are located in the Urban Residential 3 (UR3) zone and General Plan land use designation. Approximately 34 acres in the southwest corner of the site are located within the Planned Development (PD) overlay zone. No development is proposed in the UR3 zone. The MXN zone is intended for mixed-use development, which is encouraged to integrate residential uses with complementary commercial uses. The MXN zone allows for maximum density of 18 dwelling units per acre. Approximately 77 acres are dedicated to residential land uses and accompanying open space. Under this designation, and not taking into account Hillside Ordinance requirements, the Project site could support up to 1,386 residential units. Under the MXN and UR3 designations the Project site could accommodate up to 217,800 square feet of commercial uses. B. The Project site has been previously disturbed for the construction of a manufactured home park and associated infrastructure, along with roadway improvements for Soledad Canyon Road and drainage infrastructure along Sand Canyon Road. The existing 123 -unit manufactured home park is in the process of being closed, with the site being cleared and coaches being removed from the site. The property owner received approval from the Manufactured Home Rental Adjustment Panel (MHRAP) to close the park on December 17, 2008, and began removing coaches from the Project site. Due to the downturn in the economy, some coaches were returned to the site and rented out on month-to-month leases. The property owner has agreements in place for the purchase and relocation of all remaining owner -occupied coaches, and will continue to remove these coaches from the site, in accordance with Resolution No. MHP 08-03 of the MHRAP. C. Surrounding land uses include a mixture of residential uses and undeveloped property to the north, residential uses to the east, a mix of commercial uses and transportation corridors to the south, with a mix of commercial and residential uses to the west. State Route 14 (SR14) is located to the south of the site, across Soledad Canyon Road, with the Santa Clara River to the south of SR14. D. In June 2002, the City Council approved the Sand Canyon Joint Venture Project on this property. The Project included two development areas, including residential and commercial components. The first Project area included the construction of 63 single-family homes on 34 acres on the northern portion of the site. The second Project area included the removal of 44 manufactured home units from the site to leave a 92 -unit manufactured home park, the construction of 24 single-family homes, and the construction of a new 200,000 square -foot commercial/retail center on 55 acres. The total Project included 87 single-family residential units, a 92 -unit manufactured home park, and a 200,000 square -foot commercial center. While the Project was approved by the City Council, the developer did not move forward with construction of the Project and the approvals expired. E. On June 14, 2011, the City Council adopted Resolution No. 11-61, adopting the General Plan of the City of Santa Clarita, and Resolution No. 11-62 certifying the Environmental Impact Report. The General Plan's land use and zoning designation for the approximately 84 acres of the subject site is Mixed Use Neighborhood (MXN), with the approximately 2.5 acres of the southeast portion of the site as Urban Residential 3 (UR3). Development of the property will be located predominantly in the MXN portion of the site, with the only development activity occurring in the UR3 portion of the site to be grading and landscape activities. Approximately 34 acres on the southwest portion of the site are located within the Planned Development (PD) overlay zone. Under the MXN designation, a mix of residential units at a minimum of six to a maximum of 18 dwelling units per acre, and maximum floor area ratio (FAR) for the non-- residential portion of the development, shall be .5 to 1. F. The southwest portion of the property is relatively flat, sloping up to the north and east. A significant ridgeline identified in the General Plan runs in a north -south direction along the eastern portion of the site. Three oak trees are located on the site, one of which is designated as a heritage oak tree under the City's Oak Tree Preservation Ordinance. Other natural vegetation is dispersed throughout the site. Above -ground utility lines run along the western portion of the site along Sand Canyon Road. A man-made drainage course and storm -drain runs through the western portion of the property, all of which would be channelized in a box culvert. A City community identification sign is located on the southern portion of the site, welcoming residents to the City as they exit westbound SRI and enter the City. This sign would be replaced with the construction of the Project. G. On May 28, 2014, an application for Master Case No. 14-077, the Project, was filed by Sand Canyon Plaza, LLC, (applicant) with the City of Santa Clarita (City). The original entitlement application (collectively, Entitlements) includes: Tentative Tract Map 53074 to subdivide the 87 -acre Project site into residential, commercial, and open space/recreational lots. In addition, the residential lots within the subdivision would have the ability to create condominium units with a maximum of 580 residential units. 2. Conditional Use Permit 14-014 to allow for the construction of an assisted living facility in the MXN zone, as well as for new construction in the PD overlay zone. 3. Hillside Development Review 14-001 to allow for development on property with an average cross -slope in excess of 10%. 4. Ridgeline Alteration Permit 14-001 to allow for the development within the Ridgeline Preservation (RP) overlay zone. 5. Minor Use Permit 14-016 to allow for the development of a mixed-use Project that does not meet the minimum commercial FAR of 0.2 of the allowable commercial space for the Project. 6. Oak Tree Permit 14-008 to allow for the removal of two non -heritage oak trees, and the encroachment into the protected zone of one heritage oak tree. The original Project has been revised since the submittal of the application for the entitlements. The modifications to the Project generally reduce the amount and extent of site development, thereby reducing environmental impacts and avoiding the creation of new impacts. H. The Project site is approximately 87 acres located at the northeast corner of Sand Canyon Road and Soledad Canyon Road in the MXN and UR3 zones. The original Project submittal included the development of 580 residential units, a retail/commercial center, and a senior assisted living facility, and was divided into five planning areas as follows: Planning Area 1 Planning Area 1 (PAI) is located at the northeast intersection of Sand Canyon Road and Soledad Canyon Road. This area included 56,000 square feet of retail/commercial space and a 60,000 square -foot (up to 120 beds) assisted living facility, with associated parking and infrastructure on approximately 10 acres. Access for PAI would be at the first entrance to the Project on Sand Canyon Road, and at Soledad Canyon Road. Planning Area 2 Planning Area 2 (PA2) consisted of 312 attached apartment units, a community recreation facility, and associated infrastructure on approximately 11 acres. PA2 is located just north of PAI along Sand Canyon Road. Access for PA2 would be at the first and second entrances to the Project on Sand Canyon Road. The second entrance would be at the first roundabout on Sand Canyon Road. • PlanningArea rea 3 Planning Area 3 (PA3) consisted of 122 attached townhome units, a community recreation facility, and associated infrastructure on approximately 11 acres. PA3 is located to the north of PA2 along Sand Canyon Road. Access for PA3 would be at Sand Canyon Road at the third entrance to the Project site, and at the second roundabout proposed for the Project. Planning Area 4 Planning Area 4 (PA4) consists of 71 single-family, detached or attached condominium units on approximately 10 acres. PA4 is located in the center of the Project site, just north of PAI, and east and south of PA2 and PA3. Access for PA4 would be through PA2 and PA3 out to Sand Canyon Road. Planning Area 5 Planning Area 5 (PA5) consists of 75 single-family, detached or attached condominium units on approximately 13 acres. PA5 is located in the northern and eastern portion of the Project site to the east of PA4. Access for PA5 is through PA4 and out to Sand Canyon Road through PA2 and PA3. I. In accordance with the California Environmental Quality Act (CEQA), the City is the lead agency and the City Council is the decision-making body for the Project. The City's Planning Commission is a recommending body for the Project. J. The City determined that the Project may have a significant effect on the environment, and an Environmental Impact Report (EIR) must be prepared. The City determined that the following areas must be addressed in the EIR for the Project: aesthetics; agriculture and forestry resources; air quality; biological resources; cultural resources; geology and soils; greenhouse gas/climate change; hazards and hazardous materials; hydrology and water quality; land use; mineral and energy resources; noise; population and housing; parks and recreation; fire protection; police protection; schools; library services; traffic and circulation; solid waste; wastewater; and water supply. K. A Notice of Preparation (NOP) for the Project was circulated to affected agencies, pursuant to CEQA and the State CEQA Guidelines, from April 30, 2015 to May 29, 2015. Agencies that received the NOP included the County of Los Angeles, Los Angeles Regional Water Quality Control Board, California Department of Fish and Wildlife, South Coast Air Quality Management District, law enforcement agencies, school districts, waste haulers, water agencies, and transportation agencies serving the Santa Clarita Valley, in accordance with CEQA's consultation requirements. Comments from public agencies, organizations, and members of the public were received in response to the NOP. L. A scoping meeting was held at the City of Santa Clarita Activities Center May 27, 2015, to obtain information from the public regarding issues that should be addressed in the EIR. Notice of the scoping meeting was published in The Signal newspaper on April 30, 2015, was mailed to all property owners within 1,000 feet of the Project site, and to approximately 55 agencies. Three people attended the scoping meeting. M. Based on comments from staff through the Development Review Committee (DRC); revisions were made to the Project as follows: • Planning Area 1 PAI was revised to include 55,600 square feet of retail/commercial space and a 75,000 square -foot (up to 120 beds) assisted living facility, with associated parking and infrastructure on approximately 9.89 acres. • Planning Area 2 PA2 remained at 312 attached apartment units, with a community recreation facility and associated infrastructure, however was adjusted from 11 acres to 12.24 acres. • PlanningArea rea 3 PA3 was revised to include 122 attached townhome units, with a community recreation facility and associated infrastructure, on approximately 10.21 acres. • Planning Area 4 PA4 remained at 71 single-family, detached or attached condominium units, but was adjusted in area to 7.33 acres. • PlanningArea rea 5 PA5 was revised to include 75 single-family, detached or attached condominium units, and was adjusted in area to 9.97 acres. N. On January 18, 2017, the Planning Commission conducted a site tour of the Project site. O. The City prepared a Draft EIR for the Project that addressed all issues raised in comments received on the NOP. The Draft EIR was circulated for review and comment by affected governmental agencies and the public, in compliance with CEQA. Specifically, the Notice of Availability/Notice of Completion for the Draft EIR was filed, posted, and advertised on March 3, 2017, and the 45 -day public review period ended on April 17, 2017, at 5:00 p.m., in accordance with CEQA. Late written comments received after April 17, 2017, but prior to May 10, 2017, were responded to in the Draft Final EIR Responses to Comments. Draft Responses to Comments were forwarded to those commenting agencies and other commenters in advance of the Planning Commission's June 6, 2017, hearing. Oral and written comments received on the Draft EIR have been responded to and those comments received after the Planning Commission's review of the Project will be responded to prior to certification and approval of the Project by the City Council, if granted. P. The City prepared a Planning Commission Final EIR (June 2017). The Planning Commission Final EIR complied with all applicable CEQA requirements, and contained draft responses oral and written comments received prior to May 10, 2017. The Planning Commission Final EIR also contained a description of modifications to the Project made in response to public comment and Planning Commission changes. Q. The Project was duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal, through on-site posting 14 days prior to the hearing, and by direct first-class mailing to property owners within 1,000 feet of the Project site. In addition, the date and time of each public hearing was posted on two signs at the Project site. R. The Planning Commission held a duly -noticed public hearing on the Project on February 21, which was continued to the meeting of March 21, May 16, and June 6, 2017. These hearings were held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at or after 6:00 p.m. The Planning Commission closed the public hearing on June 6, 2017. On February 21, 2017, the Planning Commission opened the public hearing for the Project; received a presentation from staff on the Project setting, a detailed description of the requested entitlements, and a detailed description of the Project proposed under Master Case No. 14-077. In addition, the Planning Commission received a presentation from the applicant, and received public testimony regarding the Project. 2. On March 21, 2017, City staff responded to questions raised by the Planning Commission at the February 21, 2017, Planning Commission meeting. In addition, staff made a detailed presentation on the Draft EIR Sections (Aesthetics, Agricultural and Forestry Resources, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions/Climate Change, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use, Mineral and Energy Resources, Noise, Population and Housing, Parks and Recreation, Fire Protection, Police Protection, Schools, Library Services, Traffic and Circulation, Solid Waste, Wastewater, Water Supply, and Project Alternatives). The Planning Commission also received a presentation from the applicant regarding proposed modifications to address comments received at the February 21 Planning Commission meeting to increase the commercial component of the Project and reduce the development proposed in the Ridgeline Preservation Overlay Zone. In addition, the Planning Commission received public testimony regarding the Project. On May 16, 2017, City staff responded to questions raised by the Planning Commission and presented a revised site plan that incorporated the changes presented by the applicant at the March 21, 2017, meeting. At the conclusion of the hearing, the Planning Commission directed staff to incorporate the following modifications into the revised site plan and/or Conditions of Approval for the Project: a. Elimination of grading on the northern portion of the significant ridgeline through the transfer of 27 units from PA5 to PA3. This Project revision incorporates aspects of Draft EIR Alternative 3 (Ridgeline Preservation); b. Creation of a two -acre private park in PA5 to further enhance recreational opportunities on the Project site; c. Increase to the assisted living facility by 10,000 square feet (from 75,000 square feet to 85,000 square feet) to accommodate up to 140 beds and an increase to the commercial component of the Project site by 4,400 square feet (from 55,600 square feet to 60,000 square feet). This Project revision incorporates aspects of Draft EIR Alternative 2 (Increased Commercial and Office); d. Addition of a three-level, 264 -space parking structure to PAI; and e. Require, as a condition of approval, the Project applicant to re -design the building layout in PA2 (locating buildings along the Sand Canyon Road frontage) to further reduce noise impacts to adjacent properties. In addition, a condition of approval has been added to require enhanced landscaping along Sand Canyon Road. S. On June 6, 2017, the modified site plan, Planning Commission Final EIR, resolutions, and Conditions of Approval were presented to the Planning Commission, who also received public testimony regarding the Project. As a result of the modifications made during the proceedings before the Planning Commission, the revised site plan recommended by the Planning Commission includes 580 units and 145,000 square feet of commercial space as follows: • Planning Area 1 PAI includes 60,000 square feet of retail/commercial space, an 85,000 square -foot (up to 140 beds) assisted living facility, and a three story (one level partially below grade) parking structure on approximately 9.6 acres. • Planning Area 2 PA2 includes 312 attached apartment units, with a community recreation facility and associated infrastructure, however was increased from 11 to 12.24 acres. • PlanningArea rea 3 PA3 includes 149 attached townhome units with a community recreation facility and associated infrastructure, on approximately 10.3 acres. • Planning Area 4 PA4 includes 71 single-family, detached or attached condominium units, but was adjusted in area to 7.33 acres. Planning Area 5 PA5 includes 48 single-family, detached or attached condominium units on 6.3 acres. In addition, a two -acre park was included in the Project just north of PA4 and PA5. T. Based upon the staff and consultant presentations, staff reports, applicant presentations, and public comments and testimony, the Planning Commission finds that the Project, as modified, will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Project be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the Project site; nor will the Project jeopardize, endanger, or otherwise constitute a menace to the public health, safety, or general welfare, since the Project conforms with the zoning ordinance and is compatible with surrounding land uses. The Project proposes the extension of all utilities and services to the Project site. Currently, all required utilities and services are available at locations adjacent to the site. U. At the conclusion of the June 6, 2017, public hearing, the Planning Commission voted to recommend that the City Council certify the Planning Commission Final EIR (see Resolution P17-11) and approve the Project as revised (see Resolution P17-12). The Planning Commission also recommended that the City Council adopt (1) a Statement of Overriding Considerations for those impacts of the Project that cannot be mitigated to less -than -significant levels, and (2) the Mitigation and Monitoring and Reporting Plan (MMRP). The Planning Commission considered the Draft EIR (March 2017) and Planning Commission Final EIR (June 2017) prepared for the Project, as well as information in staff reports, public testimony, and letters submitted to the Planning Commission, prior to recommending approval of the Project. V. Following the June 6 public hearing, the City prepared the Final EIR (August 2017). The Final EIR contained copies of all comment letters, responses to oral and written comments received on the Draft EIR, and results from updated biological surveys conducted in the spring of 2017, but not completed by June 6. Notice of the Final EIR's availability was provided on August 30, 2017, to commenting agencies, organizations and persons. W. The City Council held a duly -noticed public hearing on the Project on September 12, 2017. This hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m. X. At this meeting, the City Council received public testimony, closed the public hearing, certified the Final EIR, and adopted all necessary approval documents (i.e. resolutions) for approval of the Project. The Draft EIR (March 2017), Planning Commission Final EIR (June 2017) and Final EIR (August 2017) have been prepared and circulated in compliance with CEQA. Y. Based upon the Draft EIR (March 2017), the Planning Commission Final EIR (June 2017), the Final EIR (August 2017), staff and consultant presentations, staff reports, applicant presentations, and public comments and testimony, the City Council finds that the Project will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Project be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the Project site; nor will the Project jeopardize, endanger or otherwise constitute a menace to the public health, safety, or general welfare, since the Project conforms with the zoning ordinance and is compatible with surrounding land uses. Z. Additionally, the City Council finds that all public hearings pertaining to the Project were duly noticed in accordance with noticing requirements for each of the entitlements. The Project was advertised in The Signal, through on-site posting 14 days prior to each hearing, and by direct first-class mailing to property owners within 1,000 feet of the Project site. AA. The location of the documents and other materials that constitute the record of proceedings upon which the decision of the City Council is based for the Master Case No. 14-077 Project file is with the Community Development Department; specifically in the custody of the Director of Community Development. SECTION 2. GENERAL FINDINGS FOR MASTER CASE NO. 14-077. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Sand Canyon Plaza Mixed Use Project EIR, oral and written testimony and other evidence received at the public hearings, reports and other transinittals from City staff to the Planning Commission and the City Council, and upon studies and investigations made by the Planning Commission and the City Council, the City Council finds as follows: A. The proposal is consistent with the General Plan,- The lan; The Project is consistent with the Goals and Policies of the General Plan of the City of Santa Clarita as documented in Section 4.10 in the Sand Canyon Mixed Use EIR. The Project is consistent with the following portions of the General Plan: I irban Form Goal LU I: An interconnected Valley of Villages providing diverse lifestyles, surrounded by a greenbelt of natural open space. The Project is consistent with Goal LU1 as a Project that proposes to develop a mixed-use Project in the urban portion of the City. The City's General Plan identified properties in the City that were either underutilized, or appropriately situated for mixed-use development, to concentrate orderly development in an urban environment while preserving natural open spaces. The Project site is located on the northeast corner of Sand Canyon Road and Soledad Canyon Road (two major roadways in the City's Circulation Element) designated as MXN in the City's General Plan, and surrounded by existing developed land. The site is currently developed with a manufactured home park that was approved for closure in 2008. Redevelopment of the site will allow for the creation of a mixed-use Project consistent with the MXN zone as prescribed in the General Plan, providing a balanced mix of commercial and residential uses. Redeveloping the previously developed and disturbed site will further preserve rural portions of the City and Santa Clarita Valley, concentrating uses in the urban center. Mixed Land Uses Goal LU2: A mix of land uses to accommodate growth, supported by adequate resources and maintaining community assets. The Project site is located in the MXN zone and General Plan land use designation of the City. The Project includes a mix of 580 residential units and 145,000 square feet of commercial uses. The residential components of the Project provide a range of housing types, including for -rent apartment units, single-family townhomes for sale, and single-family condominium units for sale to provide a variety of living options for existing and future residents of the City. In addition, the Project provides an assisted living facility to serve senior citizens in the City. The commercial uses proposed with the Project will provide a variety of retail and restaurant uses for existing and future residents of the City. The commercial uses will be located within walking distance of existing developed areas. The pedestrian connectivity will reduce vehicle trips to other portions of the City, and will enhance the community by providing improved quality of retail and restaurant options in the Canyon Country community. Healthy Neighborhoods Goal LU3: Healthy and Safe Neighborhoods for all residents. Goal LU4: A diverse healthy economy. The Project will provide a mix of residential and commercial uses that will serve the existing community of Canyon Country by providing a variety of shopping and dining options. The commercial space will be in vicinity of existing and future residential uses that will be walkable in nature. The Project will include the construction of a new transit stop on Soledad Canyon Road that will provide transportation options on City Transit, as well as future connections to the Vista Canyon Metrolink Station once completed. Creating a walkable and safe pedestrian environment, with a variety of transportation options, encourages healthy lifestyle habits consistent with the General Plan. Economic Vitality Goal LU4: A diverse and healthy economy. The Project proposes a mix of retail/commercial uses along with a balance of residential uses. The addition of walkable commercial uses in close proximity to residents will provide additional commercial options that are not available in the Canyon Country community. While the Project proposes to build below the minimum commercial floor area prescribed in the MXN zone, an economic study prepared for the Project indicates that the nearby Vista Canyon Project will absorb a majority of the large/anchor tenants that would be potential candidates for the Project site. Therefore, the commercial square footage associated with the Project is appropriate. Additionally, the mix of commercial uses included in the Project, along with the residential uses, is anticipated to be appropriate for the Canyon Country community and would provide additional options to residents. Community Appearance Goal LU6: A scenic and beautiful urban environment that builds on the community's history and natural setting. The Project site has been previously disturbed for the construction of a manufactured home park, as well as the development neighboring roadways and infrastructure. A General Plan - designated ridgeline runs from the northeast portion of the Project site to the south, along the eastern portion of the site. A steep slope was cut in this ridgeline to allow for the construction of Soledad Canyon Road that cannot be planted to soften views. The Project will grade portions of this ridgeline to create a slope that is more natural in appearance that can be planted. The Project will build berm portions of PA4 to soften views to residents east of the site. B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code; The Project requires the approval of entitlements consisting of a Tentative Tract Map, Conditional Use Permit, Hillside Review, Ridgeline Alteration Permit, Minor Use Permit, and an Oak Tree Permit, in accordance with the City's Unified Development Code (UDC). C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; The Project has been evaluated and designed to be in keeping with the provisions of the UDC, as well as the goals and policies of the City's General Plan. The Project will blend the development into the hillsides on the Project site by laying back previously graded slopes, and using land form grading techniques to blend them into the topography on the Project site. Berms will be installed in appropriate locations to further screen views to the public and reduce any potential impacts to views of the community. Lights will be directed down and will be screened as appropriate, to further reduce and impact to nighttime views. Buildings will be situated on the Project site to minimize impacts to surrounding uses to ensure that noise is properly screened and minimized. Finally, the Project will be consistent with all applicable requirements for law enforcement and emergency services for the site. Therefore, the Project will not impact the public health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity of the Project site. D. The proposal is physically suitable for the site. The factors related to the proposal's physical suitability for the site shall include, but are not limited to, thefollowing: 1. The design, location, shape, size, and operating characteristics are suitable for the proposed use; The Project site has been designed consistent with the City's UDC, including the required provisions for hillside development, development of a mixed-use development, as well as the applicable commercial and residential code requirements. The Project site is in an MXN zone and was identified as an MXN site in the City's General Plan. The Project will use the topography to concentrate higher density/intensity uses on the flat, previously disturbed portions of the site, while less intense, single-family residential uses will be built on the previously undisturbed portions of the site. With the Conditions of Approval, the Project will be suitable for the site and the uses entitled with the Project. 2. The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate; A detailed traffic analysis was completed to evaluate the improvements required for the Project. The General Plan identifies Sand Canyon Road and Soledad Canyon Road as major roadways under the General Plan. The applicant will install improvements on both roadways to ensure the Project will have the necessary traffic infrastructure to service the site and uses in the vicinity of the Project site. 3. Public protection services (e.g., Fire protection, Sheriffprotection, etc.) are readily available; and The Project site is located in an established, urban environment that is serviced by existing Sheriff and Fire protection services. The applicant will pay applicable fees to the Sheriff's and Fire Departments to assist in offsetting any impacts to the services necessary to properly service the Project. 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. The Project is in a portion of the City that is developed with access to the necessary utilities to service the site. These utilities provide services to the existing uses on the Project site. A Water Supply Assessment was completed for the Project determining that adequate water is available to meet the needs of the site. SECTION 3. SPECIFIC FINDINGS FOR TENTATIVE TRACT MAP 53074. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Sand Canyon Plaza Mixed Use Project EIR, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission and City Council, and upon studies and investigations made by the Planning Commission and City Council, the City Council finds as follows: A. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The subdivision proposed as a part of the Project is located in an existing developed portion of the City. The Project will not obstruct any public access as a result of the proposed subdivision. The Project will provide improved public access in the form of additional right-of-way necessary for the future buildout of Sand Canyon Road. The Project will grade Sand Canyon Road to its ultimate width, while paving the roadway to one lane in each direction. This improvement will provide the City with the necessary right-of-way to buildout Sand Canyon Road to its General Plan width at the time that the improvement is necessary. No additional right-of-way is required for Soledad Canyon Road, however a new bus stop will be constructed for the City to integrate the site with the City's existing transit system. No public access exists on the Project site, and no public lands are identified on, or adjacent to the Project site that would require access through the Project site. The onsite roadways necessary for the Project will be installed and accessible for the future residents, as well as the commercial/retail customers, and any police and emergency services. Therefore, the will not obstruct any public access with the subdivision of the site. SECTION 4. SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT REVIEW 14-001. As documented in the Project and based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Sand Canyon Plaza Mixed Use Project EIR, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission and City Council, and upon studies and investigations made by the Planning Commission and City Council, the City Council finds as follows: A. That the natural topographic features and appearances are conserved by means of landform grading to blend any manufactured slopes or required drainage benches into the natural topography; and B. That natural, topographic prominent features are retained to the maximum extent possible; The southwest portions of the Project site are relatively flat and are developed with an existing manufactured home park. The eastern and northern portions of the site have hillsides in excess of 10% average cross -slope, requiring the approval of a Hillside Development Review in accordance with the UDC. A graded slope exists along Soledad Canyon Road constructed with the extension of Soledad Canyon Road. The slope is nearly 1:1 and cannot be planted. The Project will lay back the slope and will further grade existing portions of a General Plan -designated ridgeline. The grading will blend into the neighboring hillsides, and will use appropriate grading techniques to soften the impacts associated with the grading. The Project was revised by the Planning Commission to reduce grading on the northern portion of the ridgeline to further minimize grading associated with the Project and minimize impacts to the ridgeline on the Project site. C. That clustered sites and buildings are utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and are compatible with existing neighborhood; No clustered application is associated with this Project; however, the more intense commercial and residential uses are located in the flat, previously disturbed portions of the Project site. D. That building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain are utilized; The Project complies with the applicable setback requirements of the UDC. To ensure construction of each planning area is compliant with the provisions of the UDC, the Conditions of Approval (attached as Exhibit A) has been incorporated into the Project, requiring the approval of a Development Review application by the Director of Community Development. E. That plant materials are conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, while meeting the standards of the Fire Department; Portions of the Project site have been previously disturbed for the construction of Soledad Canyon Road along the southern portion of the Project site. The previously graded slopes are nearly 1:1 straight cut slopes and cannot be planted due to the steep grade. These previously graded slopes do not use any landform grading techniques to blend grading work into the natural topography on the Project site. The Project will grade the site to accommodate the development of a mix of commercial and residential uses. The previously graded slopes will be graded by laying back the hillside to allow for planting of the new graded slopes. In addition, the new slopes will use landform and contour grading techniques to further blend into the existing slopes on the Project site. Planting of the graded slopes will be consistent with the City's Landscape Ordinance, along with the requirements of the Los Angeles County Fuel Modification Unit for development within a High Fire Hazard Severity Zone. Planting will generally consist of the use of native vegetation and plant material that is compatible with the climate of the Santa Clarita Valley. The Project will remove two non -heritage oak trees for the purposes of grading of the site. The applicant will mitigate these removals by replanting oak trees on the Project site, in accordance with the City's Oak Tree Ordinance. One heritage oak tree will be preserved on the site with appropriate measures to allow for the encroachment into the protected zone for grading purposes. Therefore, planting the graded slopes will be conducted in a manner consistent with the City's Landscape and Hillside Ordinances, as well as the requirements of the Los Angeles County Fire Department. F. That street design and improvements that serve to minimize grading alterations and emulate the natural contours and character of the hillsides are utilized; Roadways proposed on the hillside portions of the Project will be integrated into the hillside grading to take advantage of the natural grades to the extent possible. The roadway creates a loop road up to Planning Areas 4 and 5 and, while visible, will be integrated into the topography on the site to the extent practicable. G. That grading designs that serve to avoid disruption to adjacent properties are utilized; and H. That site design and grading that provide the minimum disruption of view corridors and scenic vistas from and around any proposed development are utilized. Grading proposed with the Project does not impact any identified scenic vistas or view corridors. Views from the west and south of the site will remain, with the Project site being most visible from the existing residences to the west of the site. Residents living west of the site will have new views through the site to the mountains east of the site. These views, while far off, are generally views of open space in the Angeles National Forest. To soften views to residents west of the site, the applicant has agreed, and has further been conditioned, to provide enhanced landscape along the western portion of the site to soften views and obscure sound generated with the Project. Views to the site from the north and east will continue to be predominantly obscured. The applicant has designed the Project to include berms along the eastern portions of the developed areas to assist in obscuring the views of the development from residents to the east of the site. The applicant has revised the Project to remove development from the northern portions of the ridgeline on the site to reduce impacts to previously undisturbed portions of the site, as well to further screen the Project from view to the property to the north of the site. The most intense portions of the Project include the commercial center, assisted living facility, and the apartment units. These components are located in the southwest portion of the site at, or near, the intersection of Sand Canyon Road and Soledad Canyon Road. These portions of the site have been previously developed or disturbed for the creation of a manufactured home park and improvements to Soledad Canyon Road. The Project will lay back the previously graded slopes on the site to allow for these slopes to be planted, improving the views of these steep, unvegetated slopes. The applicant is proposing to install a water feature at the southwestern portion of the site that, in addition to serving as a part of the stormwater treatment train, will provide an aesthetic amenity for the site. Therefore, the Project will not impact any scenic vistas and will further not have a significant impact to neighboring view corridors. SECTION 5. SPECIFIC FINDINGS FOR RIDGELINE ALTERATION PERMIT 14-001 Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Sand Canyon Plaza EIR, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission and City Council, and upon studies and investigations made by the Planning Commission and City Council, the City Council finds as follows: A. The use or development will not be materially detrimental to the visual character of the neighborhood or community, nor will it endanger the public health, safety, or general welfare; The Project would not be materially detrimental to the visual character of the site, as the proposed uses would be proper in relation to adjacent uses and the development of the community, as is evidenced by nearby existing residential and commercial developments. The Project's proposed uses and development would not be materially detrimental to the visual character of the neighborhood or community because the contour grading would limit visual impacts to hillside areas by helping them blend with the existing topography. The applicant revised the Project to reduce development on the northern portion of the ridgeline by transferring 27 units from PA5 to PA3. The Project grading would "lay back" the existing manufactured slope along Soledad Canyon Road, which allows for this slope to be landscaped, further softening its appearance from SRI 4, Soledad Canyon Road, and areas to the south. Mitigation measures recommended in this EIR ensure that the Project would not endanger the public health, safety, or general welfare. B. The appearance of the use of development will not be substantially different than the appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline appearance in the vicinity; Portions of the Project site have been previously disturbed for development of an existing manufactured home park on the western portion of the site, as well as for the construction of adjacent roadways and utility infrastructure. Nearly all of the commercial development, and over one-half of the residential development proposed with the Project, .has been concentrated within the disturbed portions of the site. The Project would also incorporate site design and grading techniques that would avoid disruption of view corridors and scenic vistas, and blend the Project into the surrounding community. In addition, the applicant revised the Project to reduce development on the northern portion of the ridgeline by transferring 27 units from PA5 to PA3. This will allow for the northern portion of the ridgeline to be preserved as open space, further preserving previously undisturbed portions of the ridgeline. C. The establishment of the proposed use or development will not impede the normal and orderly development and improvement of surrounding properties, nor encourage inappropriate encroachments to the ridgeline area,- Implementation rea, Implementation of the Project would not impede the normal and orderly development and improvement of surrounding property; nor encourage inappropriate future encroachments into the ridgeline areas. Overall, the Project would not violate the visual integrity of the ridgeline, as the ridgeline on the Project site is indistinguishable from other hills in the surrounding area, and the Project would not restrict views of more prominent ridgelines located off the site. Development would be concentrated in the previously disturbed areas, and would "lay back" the previously disturbed portions of the ridgeline to reduce visual impacts associated to areas south of the Project site. D. The proposed use or development demonstrates creative site design resulting in a Project that will complement the community character and provide a direct benefit to current and future community residents of not only the proposed use or development, but the residents of the City as a whole; The majority of residential units (79%) and commercial land uses are within portions of the site previously disturbed and mostly in areas with less than 25% grade. Approximately 461 of the 580 residential units would be located in an area of the site with an average cross slope of 13% or less. In areas of the site that are in excess of 25% grade, there are 119 units proposed, or 25% of the total residential units. Development in this area would conform to the City's requirements for cluster developments. Clustering within disturbed, flatter portions of the Project site would contribute to the preservation of natural areas onsite. Finally, the Project, including grading, would be compatible with surrounding existing development. E. The use or development minimizes the effects of grading to the extent practicable to ensure that the natural character of the ridgeline is preserved,- The reserved; The Project would conserve natural topographic features and appearances by means of landform grading to blend any manufactured slopes or required drainage benches into the natural topography. The applicant revised the Project to reduce the development on the previously undisturbed portions of the ridgeline by transferring 27 units from PA5 to PA3. This allows for the northern portion of the ridgeline to be preserved, further minimizing the impacts to the ridgeline and to preserve additional portions of the site as open space. F. The proposed use or development is designed to mimic the existing topography to the greatest extent possible through the use of landform contour grading; and The Project would conserve natural topographic features and appearances by means of landform grading to blend any manufactured slopes or required drainage benches into the natural topography. The Project would lay back the previously disturbed portions of the ridgeline along Soledad Canyon Road. G. The proposed use or development does not alter natural landmarks and prominent natural features of the ridgelines. The Project site does not include any prominent natural features or landmarks. The Project would utilize a number of methods for reducing grading impacts, and ultimately create a development that would, to the greatest extent possible, blend in with the natural contours of the site. For example, the Project places most of the residential and commercial development in previously disturbed areas to avoid disruption of view corridors and scenic vistas. The Project would also incorporate curvilinear street design and improvements that would serve to minimize grading alterations and simulate the natural contours and character of the hillside. SECTION 6. SPECIFIC FINDINGS FOR OAK TREE PERMIT 14-008. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Sand Canyon Plaza Mixed Use Project EIR, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission and City Council, and upon studies and investigations made by the Planning Commission and City Council, the City Council finds as follows: A. The approving authority shall make one (1) or more of the following findings before granting an oak tree permit.- i. ermit:i. The condition or location of the oak tree(s) requires cutting to maintain or aid its health, balance, or structure; ii. The condition of the tree(s) with respect to disease, danger offalling, proximity to existing lots, pedestrian walkways or interference with utility services cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices; iii. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of an oak tree to enable reasonable use of the subject property which is otherwise prevented by the presence of the tree and no reasonable alternative can be accommodated due to the unique physical development constraints of the property; or iv. The approval of the request will not be contrary to or in conflict with the general purpose and intent of the code. The Project site contains three oak trees (one heritage oak tree, and two non -heritage oak trees). In order to develop the Project, the two non -heritage oak trees would need to be removed. The oak trees are located in portions of the site where grading will need to take place, and no alternatives are available to preserve these oak trees. However, the heritage oak tree is located in a portion of the site where it can be preserved. Encroachment into the protected zone (identified as five feet outside the dripline of the oak tree) of this tree will be required for grading purposes. The oak tree report prepared for the trees on the Project site include mitigation measures to ensure the health of this tree. In addition, the report establishes valuations of the two non -heritage trees to be removed, as well as mitigation for the removals. Compliance with the recommendations of the applicant's arborist, in coordination with the City's Oak Tree Specialist will ensure the preservation of the heritage tree, as well as proper mitigation for the removal of the two non -heritage trees. B. No heritage oak tree shall be removed unless one (1) or more of the above findings are made and the review authority also finds that the heritage oak tree's continued existence would prevent any reasonable development of the property and that no reasonable alternative can be accommodated due to the unique physical constraints of the property. It shall further be found that the removal of such heritage oak tree will not be unreasonably detrimental to the community and surrounding area. No heritage oak trees will be removed with the Project. SECTION 7. The City Council hereby approves Master Case No. 14-077; Tentative Tract Map 53074, Conditional Use Permit 14-014, Hillside Development Review 14-001, Ridgeline Alteration Permit 14-001, Minor Use Permit 14-016, and Oak Tree Permit 14-008 for the development of the Project, in the City of Santa Clarita, subject to the Conditions of Approval (Exhibit A). SECTION 8. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. PASSED, APPROVED, AND ADOPTED this 12th day of September, 2017. ATTEST: CITY CLERK DATE. _ qt?e5j C-7 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF SANTA CLARITA ) I, Mary Cusick, City Clerk, of the City of Santa Clarita, do hereby certify that foregoing Resolution No. 17-80 was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 12th day of September, 2017, by the following vote of the City Council: AYES: COUNCILMEMBERS: McLean, Kellar, Weste, Miranda, Smyth NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None CITY CLERK