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HomeMy WebLinkAbout1991-02-12 - AGENDA REPORTS - ZC 89-007 FROM C-3 TO CPD (2)PUBLIC HEARING DATE: SUBJECT: DEPARTMENT: BACKGROUND AGENDA REPORT February 12, 1991 Zone Change 89-007 (Limited Multiple Development) 6 City Manager Appr Item to be presen from C-3 (Unlimited Commercial) and R-3 Residential) to CPD (Commercial Planned Community Development This item was heard by the City Council on January 8, 1991. At that meeting, the Council heard public testimony in opposition to the project at 18300 Sierra. Highway and deliberated on the development. Due to homeowner opposition, the Council continued the item to the February 12th City Council meeting to allow staff to meet with the developer and .the homeowners to resolve project issues. ANALYSIS Community Development staff, the applicants, and the homeowners met on Friday, January 18, 1991. The main concerns regarding opposition to the project were: 1. Potential commercial uses; 2. Traffic safety and improvements; and 3. Project conformance to the Draft General Plan. During the meeting, homeowners adjacent to the project felt that the development and architectural design would be appropriate; however, they were concerned primarily with the proposed uses that may be implemented in the center. The homeowners stated that general retail may not be viable in the small center due to the proximity of other available commercial floor space in the project area. The leasing agent for the applicants stated that professional offices will be sought for the center. There were no objections to the professional office .use. Officials of the Canyon Country Foursquare Church expressed interest in leasing office space for administrative purposes in the proposed center. The church is located across Sierra Highway to the west of the site. There was concern expressed regarding restaurant .and food use that might be located in the center. However, Community Development staff explained that restaurant or food uses could not be located in the center due to a requirement that the applicants file a covenant running with the land prohibiting restaurant or fast food uses. Traffic circulation and associated safety concerns in the project vicinity were expressed during the meeting. Adjacent 'homeowners are also concerned regarding southbound traffic speeds on Sierra Highway. A review by the Traffic Division and Community Development staff has determined that all previously recommended conditions and applicable proposed. improvements. will � pfilnniirn Nr,�I�UVC�U� Agenda a ! 0 address traffic impacts related to the commercial development. The applicant is required to install a raised median on Sierra Highway along the project frontage which would restrict the driveway location along Sierra Highway to "right -in" and "right -out" only. The applicant is also required to install a left turn lane with appropriate transitions for southbound traffic turning onto Dolan Way. The installation of a traffic signal at the southerly Scherzinger Lane/Sierra Highway intersection, approximately 1800 feet north of the project site, is anticipated to improve traffic safety. The traffic signal is a previously approved requirement of the condominium project (Tract Map 48379), located on Scherzinger Lane. Furthermore, staff has determined that the Canyon Country Foursquare Church property would not be adversely impacted by the proposed Sierra Highway traffic improvements. During the meeting, concerns were expressed that the development. may not be in conformance with the City's Draft General Plan, particularly the land use and circulation elements. The. homeowners believed that the project had the potential to be inconsistent with the future proposed .land uses. They suggested that the property may have been designated for open space, although the General Plan Advisory Committee has designated the property for commercial uses. Project traffic improvements are also in conformance with the Draft Circulation Element of the City's General Plan. Goal 1 of the Draft Circulation Element is "to provide a circulation system to move people and goods safely and efficiently throughout the City of Santa Clarita and the planning area." The policy to implement this goal aims to "improve circulation facilities to provide improved levels of service and standards of safety over current traffic operations with a 'priority to improve local traffic pattekns." City staff believes that the Draft General Plan goals and policies are met. Substantial efforts have been made, both at the staff review stage and at homeowner meetings, to achieve the best attainable project for the site. Although homeowners, adjacent to the site, stated that they would not support the project until the adoption of the City's General Plan, the proposed use and CPD zoning designation conform to the Draft General Plan. Further, City staff believes that the recommended Conditions of Approval address traffic and circulation impacts related to the project. RECOMMENDATION After hearing public testimony, the City Council may choose to: 1. Approve the project as conditioned. 2. Approve the project with modifications and direct staff to return to the Council with a new ordinance. ATTACHMENTS 1. Agenda Report from January 8th City Council Meeting. 2. Planning Commission Staff Report 3. Resolution No. P90-28 4. Negative Declaration LMH:DDP:380 PUBLIC HEARING PROCEDURE 1. Mayor Opens Hearing a. States Purpose of Hearing 2. City Clerk Reports on Hearing Notice 3. Staff Report (City Manager) or (City Attorney) or (RP Staff) 4. Proponent Argument (30 minutes) 5. Opponent Argument (30 minutes) 6. Five-minute Rebuttal (Proponent) a. Proponent 7. Mayor Closes Public Testimony S. Discussion by Council 9. Council Decision 0 10. Mayor Announces Decision CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING ON ZONE CHANGE 89-007 FROM C-3 (UNLIMITED COMMERCIAL) AND R-3 (LIMITED MULTIPLE RESIDENTIAL) TO CPD (COMMERCIAL PLANNED DEVELOPMENT) LOCATED AT 18300 SIERRA HIGHWAY, AT.THE SOUTHEASTERLY CORNER OF SIERRA HIGHWAY AND DOLAN WAY PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita regarding a Zone Change 89-007 from C-3 (Unlimited Commercial) and R-3 (Limited Multiple Residential) to CPD (Commercial Planned Development). The location is 18300 Sierra Highway, at the southeasterly corner of Sierra Highway and Dolan Way; project proponents Mr. & Mrs. Cono Terranova. The hearing will be held by the City 'Council in the City Hall Council Chambers, 23920 Valencia Blvd., lst Floor, Santa Clarita, the 12th of February, 1991, at or after 6:30 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the City Clerk's Office, Santa Clarita City Hall, 23920 Valencia Blvd., 3rd Floor, Santa Clarita. If you wish to challenge this order in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at, or prior to, the public hearing.. Dated: January 14, 1991 Donna M. Grindey City Clerk Publish Date: January 18, 1991 ORDINANCE NO. 91-1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA AMENDING THE OFFICIAL ZONING MAP (ZONE CHANGE NO. 89-007) THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN AS FOLLOWS SECTION 1. The City Council does hereby find and determine as follows: a. An application for a Zone Change was filed on October 13, 1989, for the property owners by ACE Engineering, 2335 Honolulu Avenue, Montrose, CA 91020. The property for which this entitlement has been filed is located at the southeast corner of Sierra Highway and Dolan Way, at 18300 Sierra Highway. The Assessor Parcel number for this site is 2844-005-039. b. The Planning Commission held a duly noticed public hearing on the application on Tuesday November 20, 1990. At that time, the Planning Commission adopted Resolution.P90-28 recommending approval to the City Council of the requested zone change. c. The City Council held a duly noticed public hearing to consider this ordinance.on Tuesday, January 8, 1991 at the City of Santa Clarita City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon the study and investigation made by the Planning Commission and the City Council, and on their behalf, the City Council further finds and determines as follows: a. The City of Santa Clarita is proceeding in a timely fashion with the preparation of a general plan. There is a reasonable probability that this project will be consistent with the general plan proposal currently being considered or studied, that there is little or no probability of substantial detriment to or interference with the future adopted general plan:if the proposed resolution is ultimately inconsistent with the plan, and that the proposed project complies with all other applicable requirements of state law and local ordinances. b. The recommended zone change will not result in a significant negative environmental effect. c. The subject property is of a size and shape which lends itself to the proposed zone. d. The proposed development is consistent with other properties in the surrounding area. 0 0 e. The existing zones for the subject property are C;rN 3�(Unljmited�Com arcia],j( and R-3 (Limited Multiple Residential) Th& revised :'tone for this proectx is CPD (Commercial Planned Development). r f. Implementation of this proposal will cause no adverse effects in the environment which cannot be adequately mitigated through the application of available controls. The change.in zone will not cause substantial environmental damage or substantial and avoidable injury to fish or wild life on their habitat, since the project site is not located in a significant ecological area. g. The placement of the proposed zones at this location will be in the interest of public health, safety, an general welfare, and in conformity with good zoning practice. h. In taking this action, the City Council has considered the effects of the decision on the housing needs of the region in which the City is located and balanced those needs against the public service needs of the City residents and available fiscal and environmental resources. SECTION 3. The City of Santa Clarita City Council has reviewed and considered the environmental information contained in the Initial Study, which was approved by the Planning Commission, and determines that it is in compliance with the California Environmental Quality Act and that the proposed project will not have a significant impact on the environment. A Negative Declaration was prepared for this project. Based upon the findings stated above, the City Council hereby approves the Negative Declaration. SECTION 4. Based upon the forgoing, the City Council does hereby ordain that the application for a zone change from C-3 (Unlimited Commercial) and R-3 (Limited Multiple Residential) to CPD (Commercial Planned Development) is approved. The zoning boundaries shall conform to Exhibit "A," which is the site plan for Conditional Use Permit 90-025. ATTEST: PASSED, APPROVED, AND ADOPTED THIS _ DAY OF , 1991. City Clerk Carl Boyer, MAYOR 91 0 1A " 1� , yl STATE OF CALIFORNIA R! COUNTY OF LOS ANGELES) ss CITY OF SANTA CLARITA) -tl City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 91-1 was regularly introduced and place upon its first reading at a regular meeting of the City Council on the 8th day of January, 1991, that thereafter, said ordinance was duly adopted and passed at a regular meeting of the City Council on the — day of , 1991, by the following vote, to wit: AYES: COUNCIL MEMBERS NOES. COUNCIL MEMBERS ABSENT: COUNCIL MEMBERS 104101104*1KA