HomeMy WebLinkAbout2022-05-10 - AGENDA REPORTS - REVISION TO MC 14-077 SAND CANYON PLAZAAgenda Item: 16
1. CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL:
DATE: May 10, 2022
SUBJECT: REVISION TO THE SAND CANYON PLAZA MIXED USE PROJECT
(MASTER CASE 14-077) REGARDING TIMING FOR THE
COMMERCIAL COMPONENT CONSTRUCTION
DEPARTMENT: Community Development
PRESENTER: Patrick Leclair
RECOMMENDED ACTION
City Council:
1. Receive the staff report, presentation, and conduct the public hearing; and
2. Adopt a resolution approving Master Case 22-055, consisting of Minor Use Permit 22-008
and Development Review 22-014, to modify Condition of Approval PL4 for the Sand
Canyon Plaza Mixed Use Project.
BACKGROUND
Previous Project Approval - The Sand Canyon Plaza Mixed Use Project
The Sand Canyon Plaza Mixed Use Project (Master Case 14-077) was approved by the City
Council on September 12, 2017 (Resolutions 17-79 and 17-80).
In addition, the project was modified by the Planning Commission (Master Case 20-046) in
August 2021 to:
1) increase the assisted living facility from 85,000 square feet (SF) to 147,000 SF;
2) reduce the commercial area from 60,000 SF to 44,994 SF;
3) replace one large water feature with two smaller water features; and
4) replace the parking structure with surface parking within Planning Area 1 of the project.
As modified, the approximately 87-acre project site is divided into five Planning Areas as
follows:
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Table 1-1
Sand Canyon Plaza Mixed Use Project Summary
Planning Area
(PA) Number
Project Use
Commercial Square Footage
Residential
Dwelling
Units
Acreage
PA-1
Commercial/Retail/Restaurant/
Assisted Living
44,994-SF commercial retail/restaurant
147,000-SF assisted living facility (140 beds)
N/A
9.6
PA-2
Multifamily Attached
N/A
323
12.2
PA-3
Multifamily Attached
N/A
138
10.3
PA-4
Single -Family Detached
Condominiums
N/A
71
7.3
PA-5
Single -Family Detached
Condominiums
N/A
48
6.3
Streets
N/A
N/A
6.3
Private Park/Recreation Center
N/A
N/A
2.0
Drainage Basin
N/A
N/A
1.0
Open Space/Landscaped Areas
N/A
N/A
31.4
Right of Way Dedication
N/A
N/A
1.1
TOTAL
44,994-SF commercial retail/restaurant;
147,000-SF assisted living facility
580
87.5
Existing Site Condition
The project site has been previously disturbed for the construction of a mobile home park and
associated infrastructure, along with roadway improvements for Soledad Canyon Road and
drainage infrastructure along Sand Canyon Road. Following the City Council approval for the
closure of the mobile home park in 2002 and the approval of the Sand Canyon Plaza Mixed Use
Project in 2017, all coaches and associated above -ground infrastructure have been removed from
the project site. The site remains vacant in anticipation of the development of the approved
proj ect.
GENERAL PLAN, ZONING AND SURROUNDING USES
The approximately 87-acre 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 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) zoning and General
Plan land use designation. Approximately 34 acres in the southwest corner of the site are located
within the Planned Development overlay zone.
The project site is bordered by vacant land in unincorporated Los Angeles County to the north
and State Route 14 to the south, across Soledad Canyon Road. Existing single-family residential
uses in the Urban Residential-2, UR3, and Urban Residential-5 zones are located to the east and
west, with commercial uses in the Community Commercial zone to the southwest portions of the
project site at the intersection of Sand Canyon Road and Soledad Canyon Road. The project site
is in close proximity to Oak Spring Canyon Park, as well as Mitchell Elementary, Pinetree
Elementary, and Sulphur Springs Elementary schools and the College of the Canyons East
Campus.
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PROJECT SUMMARY
Proposed Modification
The applicant is proposing to modify Condition of Approval PL4 for the project. As originally
approved by the City Council, PL4 requires the commercial and assisted living portions of the
project be constructed prior to occupying more than 50 percent of the approved residential units
in order to ensure a mixed -use project would be built on the project site. The original condition
reads as follows:
PL4. The applicant shall construct the commercial portion of the mixed use project prior
to occupancy of the 290th residential unit, unless otherwise approved by the
Director of Community Development.
In order to construct the mixed use project originally envisioned for the project site, the applicant
has requested that the commercial phasing originally approved under PL4 for the Sand Canyon
Mixed Use Project be modified as follows:
PL4. Prior to the 324th occupancy, the applicant agrees to complete rough -grading of the
entire site, consistent with the grading plans, and complete Phase 1 of the project as
shown on Exhibit A. Completion of Phase 1 includes: 1) the shell construction
(floors, walls, roof) of the commercial anchor building and its associated site
improvements (parking, landscape, utilities, etc.); 2) common area landscape in
Phase 1, including the frontage on Sand Canyon Road and Soledad Canyon Road;
3) the corner monument sign/water feature; and 4) the updated LMD sign.
With the approval of the proposed modification, the applicant would be able to build all of the
apartments (323 units) within PA-2 of the project prior to the completing the commercial
improvements noted in the new PL4 Condition of Approval. In order to proceed with the
construction of the remaining attached townhome units (138 units) and detached single family
condominium units (119 units), those aspects of the commercial component described in PL4
must be completed. No other changes to the project or Conditions of Approval are proposed at
this time. The plan referenced as "Exhibit A" in the PL4 modification is attached for reference.
Proposed Entitlements
Given the City Council originally approved the Conditions of Approval for the Sand Canyon
Plaza Mixed Use Project, the proposed revision to condition PL4 requires action by the City
Council on the following entitlements:
Minor Use Permit
The project requires the approval of a Minor Use Permit (MUP) to modify the original approval
for the project. In accordance with Section 17.09.020 of the Unified Development Code (UDC),
minor modifications to a conditionally approved project are subject to the approval of an MUP.
Development Review
In accordance with Section 17.23.120 of the UDC, all commercial and residential developments
are subject to the approval of a Development Review.
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ENVIRONMENTAL IMPACT REPORT
An Environmental Impact Report was certified for this Project on September 12, 2017. The
proposed revision to the Conditions of Approval for the Project are minor in nature and do not
require any further analysis under the California Environmental Quality Act.
ALTERNATIVE ACTIONS
Other actions as determined by the City Council.
FISCAL IMPACT
The project would not have a negative fiscal impact on the City's General Fund. The applicant
would be required to pay various development impact fees including, but not limited to, Bridge
and Thoroughfare fees, Transit Impact fees, and Library Impact fees.
ATTACHMENTS
Public Hearing Notice
Resolution
Phase 1 Site Plan
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16.a
CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT
--' 23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
NOTICE OF PUBLIC HEARING
APPLICATION: Master Case 22-055: Development Review 22-014 and Minor Use
Permit 22-008
PROJECT APPLICANT: Greystar Development West, LLC
PROJECT LOCATION: Northeast corner of Sand Canyon Road and Soledad Canyon Road
(Assessor's Parcel Numbers (APNs): 2839-006-052, -058, -059,
-060, -063, -064, and -065)
PROJECT DESCRIPTION: The applicant is requesting to revise the previously approved
Condition of Approval PL4, for Master Case Number 14-077, to read as follows: "PL4. Prior to
the 324th occupancy, the applicant agrees to complete rough -grading of the entire site consistent
with the grading plans and complete Phase 1 of the project as shown on Exhibit A. Completion
of Phase 1 includes: 1) the shell construction (floors, walls, roof) of the commercial anchor
building and its associated site improvements (parking, landscape, utilities, etc.); 2) common
area landscape in Phase 1 including the frontage on Sand Canyon Road and Soledad Canyon
Road; 3) the corner monument sign/water feature; and 4) the updated LMD sign."
The City of Santa Clarita City Council will conduct a public hearing on this matter on the
following date:
DATE: Tuesday, May 10, 2022
TIME: At or after 6:00 p.m.
LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
ENVIRONMENTAL REVIEW: There are no additional environmental impacts that would result
from the project than was originally evaluated in the Certified Environmental Impact Report
prepared for the Sand Canyon Plaza project under Master Case 14-077.
If you wish to challenge the action taken on this matter in court, you may be limited to raising
only those issues you or someone else raised at the public hearings described in this notice, or
written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings.
If you wish to have written comments included in the materials the Planning Commission
receives prior to the public hearing, it must be submitted to the Community Development
Department by Thursday, May 5, 2022.
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16.a
For further information regarding this proposal, you may contact the project planner at the City
of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355.
Telephone: (661) 255-4330. Website: www.santa-clarita.com/planning. Send written
correspondence to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner:
Patrick Leclair, Senior Planner, pleclair@santa-clarita.com.
Mary Cusick, MMC
City Clerk
Published: The Signal, April 19, 2022
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Master Case 22-055
Development Review 22-014
Minor Use Permit 22-008
Project Site
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'16�b
RESOLUTION NO. 22-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, APPROVING MASTER CASE 22-055, CONSISTING OF MINOR USE
PERMIT 22-008 AND DEVELOPMENT REVIEW 22-014, TO ALLOW FOR
MODIFICATION TO CONDITION OF APPROVAL PL4 OF MASTER CASE 14-077
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. On September 12, 2017, the City Council adopted Resolution Numbers 17-79 and 17-80,
certifying the Final Environmental Impact Report and approving Master Case 14-077
(MC 14-077) for the development of the Sand Canyon Plaza Mixed Use Project in the
City of Santa Clarita (City);
B. The approved Sand Canyon Plaza Mixed Use Project included 580 residential units,
60,000 square feet of retail/commercial space, an 85,000 square -foot assisted -living
facility, a 288-space parking structure, and a large water feature;
C. On August 17, 2021, the Planning Commission adopted Resolution No. P21-19,
approving Master Case 20-046 (MC 20-046), to amend the previously -approved
commercial component of Planning Area 1 by reducing the retail commercial space by
15,000 square feet to 44,994 square feet, enlarging the assisted -living facility by 62,000
square feet to 147,000 square feet, replacing the parking structure with surface parking,
replacing the large water feature with two smaller water features, and granting an eight -
percent parking reduction;
D. On March 22, 2022, an application was filed for Master Case 22-055 (MC 22-055),
consisting of Minor Use Permit 22-008 and Development Review 22-014 (Project), by
Greystar (hereinafter "applicant"), with the City. The property for which this application
was filed is located at the northeast corner of Sand Canyon Road and Soledad Canyon
Road (Assessor's Parcel Numbers (APNs): 2839-006-052, -058, -059, -060, -063, -064,
and -065) (hereinafter "subject site");
E. The application was deemed complete on April 8, 2022;
F. The Project would revise Condition of Approval PL4 regarding the timing for the
completion of the commercial portion of the mixed -use project. The proposed revision
would amend PL4 to read as follows: "Prior to the 324th occupancy, the applicant agrees
to complete rough -grading of the entire site consistent with the grading plans and
complete Phase 1 of the project as shown on Exhibit A. Completion of Phase 1 includes:
1) the shell construction (floors, walls, roof) of the commercial anchor building and its
associated site improvements (parking, landscape, utilities, etc.); 2) common area
landscape in Phase 1, including the frontage on Sand Canyon Road and Soledad Canyon
Road; 3) the corner monument sign/water feature; and 4) the updated LMD sign.";
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16.b
G. No additional analysis under the California Environmental Quality Act is required, as the
proposed modification will not result in any further impacts;
H. The zoning and General Plan Land Use designations for the subject site is Mixed -Use
Neighborhood and Urban Residential 3;
On May 10, 2022, a duly noticed public hearing was held before the City of Santa Clarita
City Council at or after 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia
Boulevard, Santa Clarita; and
At this public hearing, the City Council considered the staff report, staff presentation,
applicant's presentation, and public testimony.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based
upon the foregoing facts and findings, the City Council hereby finds as follows:
A. No further analysis under the California Environmental Quality Act (CEQA) is required,
as the proposed modification to the Conditions of Approval does not create any changes
that would warrant any further study; and
B. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the City Council is based is the MC 22-055
project file within the Planning Division and is in the custody of the Director of
Community Development.
SECTION 3. GENERAL FINDINGS FOR MASTER CASE 22-055. Based upon the
foregoing facts and findings for MC 22-055, the City Council hereby determines the following:
1. The proposal is consistent with the General Plan:
The Project is a revision to the timing for the commercial component of a previously -
approved project, MC 14-077. The proposed revision is consistent with all applicable
portions of the General Plan, and all other elements of the Project approved under
MC 14-077 and modified under MC 20-046 remain in effect.
2. The Proposal is contemplated within the applicable underlying land use and zoning
designation:
The Project includes land uses contemplated by the underlying land use and zoning
designations and are substantially similar to those approved under MC 14-077 and
modified under MC 20-046.
3. 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; and
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16.b
The Project is a revision to a project previously approved under MC 14-007 and modified
under MC 20-046. No uses included in the previous proposal were found to constitute a
hazard, and the use types included in the proposed project are substantially similar to
those included in the previous approval. The proposed revision to the conditions of
approval would not create any additional impact to the public health, safety, or general
welfare.
4. 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, the following:
A. The design, location, shape, size, and operating characteristics are suitable for the
proposed use;
B. The highways or streets that provide access to the site are ofsufcient width and are
improved, as necessary, to carry the kind and quantity of traffic such a proposal
would generate;
C. Public protection services (e.g., Fire protection, Sheriprotection, etc.) are readily
available; and
D. 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 a revision to a project previously approved under MC 14-007 and modified
under MC 20-046. The Project is within the allowed floor area ratio of the zone, and is
substantially consistent with the size and scope of the previously approved project on the
subject property under MC 14-077 and modified under MC 20-046. No changes to
highways or streets are included in the proposal. No additional protective services are
required, and the demand for the provision of utilities has not changed.
SECTION 4. The City Council hereby approves Master Case 22-055, including Minor
Use Permit 22-008 and Development Review 22-014, to allow for a modification to Condition of
Approval PL4 of the approval of Master Case 14-077.
SECTION 5. 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 loth day of May, 2022.
ATTEST:
CITY CLERK
DATE:
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MAYOR
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16.b
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 the
foregoing Resolution No. 22- was duly adopted by the City Council of the City of Santa
Clarita at a regular meeting thereof, held on the I01h day of May, 2022, by the following vote:
AYES: COUNCIL,MEMBERS:
NOES: COUNCIL,MEMBERS:
ABSENT: COUNCIL,MEMBERS:
CITY CLERK
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PROJECT DATA
BUILDING AREA ANALYSIS:
PARKING SUMMARY ANALYSIS:
CAL GREEN:
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AWMR A- SUPERMARKET: 223853E
REQUIRED PARKING:
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TOTAL RETAIL AREA: 2;2888F
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SHORT TERM: 5% OF TOTAL PAR.IIG 8
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PROVIDED PARKING:
EV OFMVRGING SPACES PROVIDED
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Job No.: 20012
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TOTAL PARKING PROVIDED: INSTALLS
SGaI3: 1 :4D
Dale: WO5R021
AS 17
wORN„A"T"L10 Project: SAND CANYON
Address: SANTA CLARITA, CA
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