HomeMy WebLinkAbout2023-12-12 - AGENDA REPORTS - REQUEST MOD METROWALKO
Agenda Item: 3
1. CITY OF SANTA CLARITA
AGENDA REPORT
NEW BUSINESS
14)
CITY MANAGER APPROVAL: '
DATE: December 12, 2023
SUBJECT: REQUEST FOR MODIFICATION TO THE METROWALK SPECIFIC
PLAN UNIT TYPES IN PLANNING AREA 1 AND PLANNING
DEPARTMENT: Community Development
PRESENTER: Erika Iverson
RECOMMENDED ACTION
City Council:
1. Receive staff presentation.
2. Direct staff to process the requested modification to the MetroWalk Specific Plan
administratively through the Development Review and Architectural Design Review process.
BACKGROUND
In March 2021, the City Council approved a Zone Change and General Plan Amendment and
adopted the MetroWalk Specific Plan (MWSP) for an approximately 20-acre parcel of vacant
land at the southeast corner of Lost Canyon Road and Harriman Drive. The MWSP area is
situated just south of the Vista Canyon Specific Plan area and the recently completed Vista
Canyon Multi -Modal Center.
The MWSP allows the development of up to 498 residential units within four planning areas.
The planning areas consisted of a variety of housing types as follows:
• Planning Area 1 (PA-1), consists of 179 market -rate apartment units within two, four-
story buildings.
• Planning Area 2 (PA-2), consists of 119 market -rate, senior apartments (for ages 55 and
above) within a four-story building.
• Planning Area 3 (PA-3), consists of 49 deed -restricted, affordable (65% area median
Page 1
Packet Pg. 73
O
income) senior apartments, and one manager unit within a four-story building.
Planning Area 4 (PA-4), consists of 150 for -sale townhome units and a nearly one -acre
community park.
PROPOSED MODIFICATION
On October 27, 2023, staff received an application requesting a modification (Letter of Request
provided as an attachment) to the MWSP, which would change the unit types in PA-1 and PA-2
from apartment to townhome, reduce the number of units in PA-1 and PA-2, and eliminate the
market -rate senior apartment product type originally contemplated for PA-2. The requested
modification would reduce the overall number of residential units in the MWSP from 498 to 337.
Specifically, the number of units and unit types for PA-1 and PA-2 would be modified as
follows:
• Planning Area 1 (PA-1), to consist of 93, for -sale, townhome units.
• Planning Area 2 (PA-2), to consist of 44, for -sale, townhome units.
The request does not modify PA-3 or PA-4, the deed -restricted affordable senior apartment
building and the for -sale townhome units. It should be noted, that in all cases, the MWSP
requires that the number of restricted affordable senior units is not less than 50 (inclusive of one
manager unit).
Revisions to the Planning Areas are governed by the MWSP. The requested change in product
type and the reduction in the overall number of units require a Development Review, however,
the elimination of the senior market -rate apartment component is not regulated by the MWSP.
Staff received a request, accompanied by an application for a Development Review and
Architectural Design Review, to process the modification to PA-1 and PA-2. This request is
eligible for administrative review by the Director of Community Development (Director). Any
determination by the Director will require that all parking, landscape, open space, setbacks,
vehicle and pedestrian circulation, and architectural character required by the MWSP are
satisfied. Upon direction from the City Council, staff is prepared to process the request
administratively as a Director determination through the Development Review and Architectural
Design Review process.
Page 2
Packet Pg. 74
O
ALTERNATIVE ACTION
Other actions as determined by the City Council.
FISCAL IMPACT
There is no fiscal impact associated with this action.
ATTACHMENTS
Letter of Request
Site Plan
Page 3
Packet Pg. 75
3.a
Ah-1-5-ntis Group
2488 Historic Decatur Rd, Suite 220 (619) 523-1930
San Diego, CA 92106 AtlantisSD.com
Letter of Reauest
October 27, 2023
Ms. Erika Iverson
Senior Planner
City of Santa Clarita
23920 Valencia Blvd
Santa Clarita, CA 9135
VIA EMAIL: EIVERSONEsanta-claritmcom
Re: MetroWalk Specific Plan — Proposed Minor Administrative Modification
Dear Ms. Iverson:
On behalf of NUWI Santa Clarita, LLC ("Applicant"), please accept this letter of request
for a minor administrative modification to the MetroWalk Specific Plan (the "SP"). This request
seeks to modify building typologies within Planning Areas 1 and 2 ("PA-1") and ("PA-2") and will
reduce the overall density of the proposed project, while continuing to comply with all
applicable development standards included in the SP related to use, setbacks, parking, open
space, circulation, and landscape. A site plan and table demonstrating compliance with these
development standards is provided as Exhibit "A" to this request.
Specifically, this request seeks to replace the market rate rental apartment units in PA-1
and PA-2 with for -sale attached townhome units. The total unit count within the SP will be
reduced from 498 to 337 units. Within PA-1 and PA-2, the total unit count will be reduced from
298 to 137. No changes to the onsite senior affordable housing are proposed. This
contemplated change results from a desire to complete the Project on a timely basis, deliver
for -sale housing opportunities to the public as soon as possible, and avoid costly and impactful
phased and prolonged construction activities on the Project site.
It is understood that financing rental apartment construction is not currently feasible
and such development is not expected to return to feasibility for the foreseeable future given
current economic conditions. Therefore, to deliver housing opportunities in a timely manner,
we believe the Project must be adjusted to respond to the changes in market conditions that
Packet Pg. 76
3.a
have occurred since the SP's adoption by delivering for -sale attached townhome units in lieu of
rental apartments, while continuing to meet all applicable standards of the specific plan.
'Background and Short Conclusion
The SP authorizes Project construction consisting of up to 498 multi family housing units on a
20.4 acre Project site adjacent to the Vista Canyon master plan. The SP exists to provide a
comprehensive set of regulations governing the use and development of the Project site and
supersedes the requirements of the City of Santa Clarita Unified Development Code ("UDC").
Because those comprehensive regulations include the goal of "provid[ing] a measure of
flexibility to respond and adjust to changing economic and market conditions" (SP Section 2.2)
and because the SP's land use designations already provide additionally flexibility within PA 1
and PA 2, the contemplated change in building typology is permitted by the SP. Furthermore,
consideration of the contemplated change in building type, reduction in density, and reduction
in lot area is a "minor deviation" or "administrative modification" pursuant to Section 6.4.1 and
Section 4.9.2 of the SP and is eligible for review by the City's Director of Community
Development (the "Director") with approval available through an administrative "substantial
conformance" process, as further explained below.
II. Substantial Conformance for Minor Deviations
SP Section 2.2 specifically provides that the SP was adopted with the goal of "provid[ing]
a measure of flexibility to respond and adjust to changing economic and market conditions of
providing flexibility." Moreover, Section 4.9.2 of the SP expressly acknowledges that "The City
and the applicant will retain certain flexibility with respect to the details of the Specific Plan"
and notes that administrative modifications by the Director may include changes to the size and
configuration of lots or parcels, reductions in density within one or more planning areas, and
modifying the design of internal circulation elements.
In that light, SP Chapter 6 addresses Project implementation and administration of the
SP itself. It includes specific procedures for consideration of "minor deviations" to the
approved plan. Specifically, SP Section 6.4.1 authorizes the Director to administratively review
minor deviations to the SP by ministerial development processes including an administrative
permit, or over the counter review such as the substantial conformance process. Z
' No changes to the deed restricted affordable senior apartments located within planning area 3 ("PA-3")
are proposed.
z While a minor change from rental apartments to for -sale townhomes can be reviewed administratively by the
Director, the Director does have the discretion to refer any such modification request to the City Council and/or
Planning Commission.
N
Packet Pg. 77
3.a
The SP further identifies eight types of proposed changes that qualify as "minor
deviations "and are eligible for such administrative substantial conformance review. These
include "modification(s) to the approved building types, unit mix, and unit size [which] may
vary provided the use is permitted under this Specific Plan, the overall 498-unit count is not
exceeded, with no new significant environmental impacts" (emphasis added). Additionally,
planning area boundary and/or acreage adjustments, changes in exterior building color or
material, alignment and location of pedestrian pathways and/or parking spaces, landscape plan
modifications, and open space plan modifications are all also deemed minor deviations eligible
for Director review in most circumstances. Moreover, the design and configuration of lots and
related improvements within the Specific Plan site may be reconfigured and redesigned by the
applicant. "Such reconfiguration and redesign may include making one or more planning areas
less dense, and modifying the design of streets, curbs, gutters, sidewalks." These changes are
permitted as an Administrative Modification approved by the Director.
The SP includes two underlying land use designations, Residential ("R") and Open Space
("OS"). The residential designation is "applied to areas appropriate for a variety of attached
residential units" (emphasis added) including apartments, townhomes, and other similar
residential product types. PA-1 and PA-2 are two of those "R" designated areas. Accordingly,
as a matter of zoning, attached for -sale townhome units are already permitted as a use within
PA-1 and PA-2 by right and no changes are proposed by this minor modification.
Therefore, the current proposal to modify the building types, unit mix, and unit size
within PA-1 and PA-2 to build for -sale attached townhome units instead of apartments should
be considered a minor deviation eligible for ministerial substantial conformance review by the
Director. That is the case not only because attached for -sale townhomes are multifamily units
already permitted in PA1 and PA2 but also because all of the findings for a minor deviation and
administrative modification can be made as follows:
1. The proposed modification will not exceed SP's 498 unit maximum. The
total number of units in the Project will decrease from 498 to 337 units as a
result of the change in building typology.
2. The Project's footprint would not change.
3. No significant new environmental impacts would result from the change of
building typology. The proposed reduction in density will reduce some of the
environmental impacts previously analyzed (e.g., total daily traffic trips
would be reduced; construction staging length and phasing etc.).
4. No new infrastructure would be required to accommodate the proposed
change in building typology.
5. All circulation, grading, and phasing plans would remain substantially the
same as approved in the existing SP.
3
Packet Pg. 78
3.a
6. Adjustments to planning area boundaries and acreages would not exceed the
20% maximum provided by Section 6.4.1(c) of the SP.
7. As demonstrated on the attached Exhibit "A", the project as modified by this
proposed minor modification will continue to meet all development
standards as follows:
a. Open Space (650 SF/unit required; 692 SF/unit provided)
b. Parking (2.5 spaces/unit required; 2.63 spaces provided)
c. Setbacks (20' to Lost Canyon Rd.; 10' to Harriman Drive; 15' to
Railroad).
d. Minimum Building Separation (10')
e. Maximum Building Height (40')
III. Conclusion
The proposed change to the building typology, unit mix, and unit size are entirely
consistent with the SP's "flexibility" objectives and specific use regulations. Further, building
for -sale townhomes in lieu of rental apartment units is a "minor deviation" under the SP and is
appropriate for consideration administratively by the Director via a substantial conformance
review process. However, should the Director determine that this modification request should
be referred to the City Council as an informational item, we respectfully request this item is
placed on a city council agenda as soon as possible.
Please do not hesitate to reach out in the event you have further questions on this
matter.
Sincerely,
Ww"011 =I I I I
Jonathan Frankel
Atlantis Group
Ell
Packet Pg. 79
AI—IIII.ILw (�ke, �1+
VISTA CANYON APARTMENTS `{f —
i L ,i.l1L-L-LJ`' VISTA CANYON I 1 ,F, t
�) Isr,NO DA�r�� I, APARTMENTS At
I ml `j1�1 i I I
Ecrs ro HIS OENTUPoasa1
ao SrnnoN A.Nionnu
�. scs�rwFlckY
H A R R I M A N S T R E E T
Architecture +Planning
17911 Von Kaman Ave, New Urban West
Snile20InvireB 2001 Wilshire Blvd, Ste 401
•, 1 949,8 1.2133CA 4 Santa Monica, CA 90403
Mgycarn 33
r/
-N-McK.—T
4 1 ENts.GA ✓, ---
- pw=oAnoB 6vgaeo
- - naiumG �ss>
FORDABLE HOUSING BLDG PARKING
METROWALK CONCEPTUAL SITE PLAN
SANTA CLARITA, CA W 2023-0581 SEPTEMBER 27, 2023
EW METRO
STATION
PLAZA AT
CENTER
TRAIL
NEOTS TO III
O STATION
SHOPPING
SAND
CON
METH`'
I
I
/
/
/
/
3
SITE SUMMARY
s`
APN
u
Address
City. Santa Clarita, CA
CountyLos Angeles County
Zoning. Specifc Plan
s
DEVELOPMENT STANDARDS
Setbacks:
to Lost Canyon: 20'
to Hartiman: 10' wid16' landscape
to Railroad: 16'
Min Building Separation: 10'
Max Building Height 40'
Min Usable OS*
Studio: 200st/unit
2. ad: 400s,/una
Townhpmes: 650sf/unit
Parking Required: 2.6 sp/unit
SITE SUMMARY -PA1
Ste Area. x 7.63 In, (x327,902s1)
Unit Mix
63 units - P7 (21 x34)
30 units - P7 (21x38)
93 units - Total
Density: t12.35 dWac
SITE SUMMARY -PA2
Site Area: t2.25ac (s98,097sO
Unit Mix:
28 units - P1 (21x34)
16 units - P1 (21x38)
44 units - Total
Density: *19.65 dWac
PARKING SUMMARY
Parking Required: 342.5 spaces (2.5 sp/unit)
Parking Provided:
274 spaces - Garages
69 spaces - Open
18 spaces - PA4
361 spaces - Total Provided (x2.63 splunit)
0