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HomeMy WebLinkAbout1998-03-24 - AGENDA REPORTS - ADOPT RESO 98 29 MC 97 170 (2)AGENDA REPORT City Manager Approve Item to be presented UNFINISHED BUSINESS DATE: March 24, 1998 SUBJECT: CONTINUATION OF AN APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF MASTER CASE 97-170 (CONDITIONAL USE PERMIT 97- 014 AND ADJUSTMENT 97-008), TO ALLOW FOR THE CONSTRUCTION OF 198 APARTMENT UNITS AND 12 TOWNHOUSE UNITS IN THE CTC (COMMERCIAL TOWN CENTER). THE PROJECT IS GENERALLY LOCATED AT THE SOUTHWEST CORNER OF MCBEAN PARKWAY AND MAGIC MOUNTAIN PARKWAY, IN THE VALENCIA COMMUNITY. THE APPELLANT IS THE CITY OF SANTA CLARITA CITY COUNCIL. DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council adopt Resolution No. 98-29 approving Master Case 97-170 (Conditional Use Permit 97-014 /Adjustment 97-008), subject to the attached conditions of approval. BACKGROUND On March 10, 1998, the City Council opened the public hearing to consider an appeal of the Planning Commission's approval of Master Case 97-170 (Conditional Use Permit 97-014 and Adjustment 97-008) for the construction of 198 apartment units and 12 townhouse units in the CTC (Commercial Town Center) zone. After receiving the staff report and public testimony on the project, the Council closed the public hearing, and continued the item in order to allow Councilmember Boyer the opportunity to address the appeal, as Councibnember Boyer was absent during the consideration of the item. During the hearing of March 10, 1998, a concern was raised regarding the aesthetics of the project. Architectural renderings of the project will be made available at the March 24, 1998 meeting for the Council's review. FISCAL IMPACT None by this action. wnd a iterm-Ar, ALTERNATIVE ACTIONS None as identified by staff. ATTACHMENTS Council Staff Report of March 10, 1998 Resolution No. 98-29 s:\pbs\current\mc97170r.app 21"INTOXIL17 City Manager Approval Item to be presented W Jennifer Reid PUBLIC HEARING DATE: March 10, 1998 SUBJECT: AN APPEAL OF THE PLANNING COMMISSION'S APPROVAL OF MASTER CASE 97-170 (CONDITIONAL USE PERMIT 97-014 AND ADJUSTMENT 97-008), TO ALLOW FOR THE CONSTRUCTION OF 198 APARTMENT UNITS AND 12 TOWNHOUSE UNITS IN THE CTC (COMMERCIAL TOWN CENTER). THE PROJECT IS GENERALLY LOCATED AT THE SOUTHWEST CORNER OF MCBEAN PARKWAY AND MAGIC MOUNTAIN PARKWAY, IN THE VALENCIA COMMUNITY. THE APPELLANT IS THE CITY OF SANTA CLARITA CITY COUNCIL. DEPARTMENT: Planning and Building Services ulul ►!� Y City Council open the public hearing, receive testimony, and adopt Resolution No. 98-29 approving Master Case 97-170 (Conditional Use Permit 97-014 / Adjustment 97-008), subject to the attached conditions of approval. On January 20, 1998, the Planning Commission adopted Resolution No. P98-04, approving Master Case 97-170 which includes a request for a conditional use permit and an adjustment in order to construct 198 apartment units and 12 townhouse units in the CTC (Commercial Town Center) zone. The specific conditional use permit requests include: the construction of multi -family residential units in the CTC zone, a building height limit for appurtenant structures of up to 42'-0", and the installation of gates for the residential project. The adjustment requests include a reduction in the project's parking by approximately 16%, the use of 34 tandem parking spaces to apply towards the project's parking requirement, and the use of mature shade trees as cover over the 34 tandem parking stalls (as opposed to cover by a traditional carport design). During the regular City of Santa Clarita City Council meeting of January 27, 1998, the Council, by a 5-0 vote, decided to appeal the Planning Commission's approval of Master. Case 97-170. Two Planning Commission public hearings were held on the project. The first hearing was held on January 6, 1998, and the second was held on January 20, 1998. Over the course of these hearings, the Planning Commission received testimony from the public, the applicant, and from staff regarding- the proposal. The main issues discussed during the public hearings are presented below. Parking Capacity: The applicant's request includes a reduction in the project's required parking by approximately 16%. The City's Unified Development Code (UDC) requires the project to provide 479 parking spaces (369 resident spaces and 110 guest spaces), while the applicant is proposing to develop the site with 403 parking stalls (315 resident spaces and 88 guest spaces). An additional 25,000 square feet of area would need to be provided on-site in order to supply the additional 76 parking spaces required by the UDC. This area would consist of asphalt/concrete pavement, and would require the further construction of carport stalls. Furthermore; the addition of such parking stalls would necessitate the removal of at least one residential apartment building. The applicant provided statistical data comparing the requested parking for the Town Center Apartment project with existing parking ratios for similar apartment projects located within the City of Santa Clarita. Three apartment projects were analyzed, and it was shown that all were parked at similar ratios to the proposed Town Center Apartment project. As an additional condition of approval, the Planning Commission also mandated that none of the parking spaces provided for the project could be rented to residents. The statistical data presented by the applicant is included in the reading file for the Council's reference. Tandem Parking: Approximately 34 out of the 403 parking spaces provided are designed as tandem spaces. Of these 34, approximately eight would be assigned to one bedroom units: the remaining 26 stalls would be assigned to two bedroom units. - The Planning Commission approved the tandem units because the overall site design was superior to that of a site design without tandem spaces. The removal of the tandem parking stalls would necessitate the construction of three drive aisles (as opposed to two drive aisles), less landscaping, and additional carports. Furthermore, the addition of a third drive aisle could create more potential for on-site traffic conflicts. Trees for covered parking: The use of trees as cover for the 34 tandem parking stalls was approved by the Commission. The trees, which would be used in lieu of a covered carport, were conditioned to be of a clean, evergreen variety that does not attract a significant bird population. The Commission approved of the trees as cover due to their aesthetic enhancement to the project site, and because the trees lend themselves to increasing the project's livability. Guest Parking Along Town Center Drive: The applicant is providing approximately 30 guest parking stalls for the project which will be located along Town Center Drive. The Planning Commission added a condition of approval requiring the applicant to reserve the 30 guest stalls through the addition of on-site -signage, with the implementation of a future guest parking permit program if found necessary. The project's conditions of approval are available in the reading file. Bicycle Accommodations: At the request of the Planning Commission, the applicant agreed to add two bicycle racks to the project site, each of which will accommodate 6 bicycles (12 bicycles total). School Mitigation- As the project's approval does not require legislative action, the City is legally bound to only require the applicant to pay State statutory fees for school mitigation. The William S. Hart High School District was not satisfied with this mitigation, and requested that the applicant, at minimum, pay the Joint Valley -wide fee established in 1991. The applicant has agreed to pay the Joint Valley -wide fee, which exceeds the Statestatutory fee. Gates: The applicant has proposed the installation of two gates for the project, both of which are set back from Town Center Drive. The gates do not block traffic along Town Center Drive, but do restrict employees/patrons of the commercial sites (adjacent to the project) from utilizing the Town Center Apartment residents' parking area. The Planning Commission approved the installation of such gates, which are subject to the City's Gating Ordinance standards. In summation, the Planning Commission approved the project, including all conditional use permit and parking adjustment requests. The project strives to meet the goals of a livable project, and is well-suited for the proposed location. Higher density residential uses located within the Valley Center are appropriate and supported by the City's General Plan. The Town Center Apartments are located close to a regional mall and to transit facilities, and also incorporates a pedestrian -friendly design. A walking path is provided on the project site, which ties the Town Center Apartments into the Avignon residential neighborhood to the west, and also ties both residential areas directly to Town Center Drive. The landscaping and architecture of the project lend themselves to an urban feel, with a mix of residential and commercial activities in the vicinity of the site promoting a highly active area within the City. While the Unified Development Code does require a higher amount of parking than was approved, it is felt that a project of this type was not envisioned at the time the UDC was being formulated. The Planning Commission believes that the benefits of the overall project outweighs the potential costs of not fi fin;ng the parking requirements as specified by the Code. Also, the use of mature trees as cover for 34 of the 403 parking spaces provided enhances the aesthetics of the project greatly, and creates a more user-friendly atmosphere for the residents of the project. None by this action. ALTERNATIVE ACTIONS None as identified by staff. Reading File: Parking statistics and conditions of project approval Resolution No. 98-29 Parking adjustment analysis sApbs\current\=9717or.app CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING REGARDING AN APPEAL OF THE PLANNING COMMISSION'S DECISION TO APPROVE MASTER CASE NUMBER 97-170 (CONDITIONAL USE PERMIT 97-014 AND ADJUSTMENT 97.008). THIS PROJECT IS LOCATED IN THE VALENCIA COMMUNITY OF THE CITY OF SANTA CLARITA. THE APPELLANT IS THE CITY OF SANTA CLARITA CITY COUNCIL. PUBLIC NOTICE IS HEREBY GIVEN: The hearing will be held by the City Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, Santa Clarita, the 10th day of March, 1998, at or after 6:30 p.m. Notice of Public Hearing regarding an appeal of the Planning Commission's decision to approve Master Case Number 97-170 (Conditional Use Permit 97.014 and Adjustment 97-008). This project is located in the Valencia community of the City of Santa Clarita. The appellant is the City of:Santa Clarita City Council. The proposed project includes the construction of 198 apartment units and 12 townhouse units over a 7.36 acre parcel in the CTC (Commercial Town Center) zone. The conditional use permit approved allows for: the construction of residential units in the CTC zone; appurtenant structures to be built at a height no greater than 42; and the installation of gates for the project. The adjustment approved allows for. a reduction in the project's required parking by approximately 16%; the use of 34 tandem parking spaces as required parking; and the use of mature shade trees as cover overthe34 tandem spaces, as opposed to cover by a traditional carport design. The zoning and general plan categories for the site are consistent (CTC - Commercial Town Center). The project is generally located on the southwest comer of McBean Parkway and Magic Mountain Parkway, behind the currently developed Spectrum Athletic Club. 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 Clarity City Hall, 23920 Valencia Blvd., 3rd Floor, Santa Clarita, California. 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: February 10, 1998 Sharon L, Dawson, CMC City Clerk Publish Date: February 17, 1998 Parking Analysis Materials presented at the Planning Commission meeting of January 6,1998: Parking/Site Design: In designing the Town Center Apartment. project, the Newhall Land & Farming Company applied concepts which promote a "new urbanism" environment. The site could potentially be developed with high-intensity commercial uses, but the applicant believes that inclusion of high density, moderate income housing in the Valley Center lends itself to a pedestrian friendly, affixed use area with less dependence on the automobile. The project incorporates pedestrian paths leading to Town Center Drive, to the Avignon project, and to future commercial/retail uses in the immediate vicinity. Furthermore, the City's future transit center will be located approximately 1/4 mile south of the project site, thus encouraging the use of public transportation by increasing the accessibility to such. The City received a letter from SCOPE supporting the project, stating that,"I igher density housing is not only appropriate in this area but is also compatible with the 'livable communities' concept. We encourage the City and the developer to augment livable communities principles by encouraging easy and aesthetically pleasing pedestrian access to adjacent city center activities." The letter is attached for your reference. The orientation of the apartment buildings also supports concepts of new urbanism. The apartment buildings front in one of two directions:- towards Town Center Drive, or towards the Valencia Country Club golf course. Therefore, the apartment units are oriented away from the parking areas and towards either a street scene or an open vista (with an adjacent pedestrian pathway). During the City's review of the project, staff recommended that the applicant incorporate design variations to avoid the typically long, linear and monotonous appearance of the required carports. The parking areas were also conditioned to be predominantly screened from view of the public street, and enhanced by landscaping and/or other decorative design materials. In response to this condition, the applicant has designed the parking area with extensive landscaping, including the addition of mature trees, and landscaping which softens the harsh appearance of the carports. By incorporating such elements,. the applicant is requesting that the City Council accept mature shade trees as cover over approximately 34 parking spaces, in lieu of providing carports over these parking stalls. All other covered parking spaces are provided for throughout the site. The parking adjustment being requested by the applicant proposes a 16% reduction in the number of required parking spaces for the project. A total of 479 parking spaces are required for the project (105 guest spaces. and 374 resident spaces). Of the parking required, only the guest spaces are permitted to be uncovered: A 16% reduction in parking results in the following parking requirements: 88 uncovered guest parking spaces, and 315 covered resident parking stalls. According to the Unified Development Code, the Director of Planning & Building Services may grant an adjustment for a maximum change of 20% of the development standard. The applicant's request falls within this 20% maximum, and could have therefore been granted by the Director. For comparison. purposes, the NorthGlen apartment project has approximately 15% less parking than is required by the City s UDC, and the Portofino apartment complex has 17% less parking than is required by the Code. Both of these projects were approved under the jurisdiction of Los Angeles County, and therefore were not constructed in accordance with the City's parking provisions. However, the applicant is further requesting that the City Council grant the following variations from the Code: 1). that 34 tandem parking stalls be credited towards the project's total parking requirement; and, 2). that those 34 tandem parking stalls be "covered" by mature shade trees as opposed to being covered by a traditional carport. One of the applicant's request encompasses a site design issue. If the City Council does not approve of the mature shade trees application towards the project's "covered" parking requirement, the applicant would be required to provide a more traditional carport design. Staff feels that, in limited number, the use of mature shade trees as opposed to a covered carport leads to a more aesthetically pleasing site design, and lends itself to the livability of the project. The City Council's determination to deny the applicant's second request could result in two scenarios. If the Council does not accept the 34 tandem parking spaces as required parking, the applicant would need to re -design the site plan, or would need to apply for a parking variance. Re -design: A re -design of the site plan would reduce the number of apartment units proposed, and would also diminish the project's liviability: a re -design would result in the loss of the landscaping buffer between the two internal parking aisles, thereby decreasing the aesthetics of the project. Parking Variance: As proposed, the applicant is requesting a 16% reduction in required parking. This reduction assumes the use of tandem parking spaces for required parking. If the tandem parking is not approved, then the reduction being sought by the applicant would equal 23%. The project would need to be re - advertised, and the applicant would be required to return to the Planning Commission for approval of a variance. In reviewing the project as a whole, staff agreed to present the applicant's proposal to the Planning Commission because of the merits of the project. The Town Center Apartment site is a narrow, L-shaped lot and is difficult to develop, especially with residential units. Secondly, the project supports the new urbanism's move towards mixed residential and commercial development, housing units on downsized lots with front porches and sidewalks promoting walking, and infill development as opposed to development on the fringes- of the City. The project also incorporates additional landscaping to conceal the less attractive elements of most apartment developments. Staff reviewed a potential re -design of the project site, and found it to be less aesthetically appealing, as much of the landscaped areas were eliminated Overall, staff agreed that the benefits of this project warranted a determination by the Planning Commission on the two parking issues at hand If the City Council approves the project as proposed, the applicant would be required to identify guest parking spaces, and parking areas reserved for the residents. The 34 tandem parking stalls would be clearly marked with "Resident Only", and would be assigned to units required to provide two or more parking spaces. Furthermore, by leaving the 34 tandem spaces unenclosed, staff feels that the spaces will be used for vehicle parking. Often, when tandem spaces are enclosed, the inner-most parking space is used for storage of household goods or recreational vehicles. The applicant has stated that resident's leases will specify that the enclosed garage spaces must be used for vehicle parking. Materials presented at the Planning Commission meeting of January 20,1998: Parking Capacity: The applicant is requesting a reduction in the project's required' parking by approximately 16%. The City's Unified Development Code requires the project to provide 479 parking spaces (369 resident spaces and 110 guest spaces), while the applicant is proposing to develop the site with 403 parking stalls (315 resident spaces and 88 guest spaces). An additional 25,000 square feet of area would need to be provided on-site in order to supply the additional 76 parking spaces required. This area would consist of asphalt(concrete pavement, and would require the further construction of carport stalls. Furthermore, the addition of such parking stalls would necessitate the removal of at least one residential apartment building. The applicant provided staff, with statistics comparing the requested parking for the Town Center Apartment project with existing parking ratios for similar apartment projects located within the City of Santa Clarita. The apartment projects presented include the Portofino, NorthGlen, and Stonecreek apartment projects. Two types of analyses were presented by the applicant. The first analysis included the existing amount of parking at local apartment projects as compared to the City's current Unified Development Code (UDC) requirements. This analysis represented, in a percentage format, the reduced amount of parking provided at local apartment projects as compared to what the UDC would require for those projects if built today. For example, the Portofino apartments provide 17% less parking than is currently required by the City s Unified Development Code. The second analysis included the same aforementioned apartment projects as compared to the proposed project. However, the second analysis compared the number of parking spaces provided per bedroom, as opposed to a per unit analysis. For example; the Portofino apartments provide 1.19 parking spaces per bedroom, while the proposed project provides 1.33 parking stalls per bedroom. Both analyses are included in the reading file for your reference. Also in the reading file is a letter from the NorthGlen apartment complex which addresses the adequacy of the complex's existing parking. Staff remains in support of the parking adjustment requests. The project is striving to meet the goals of a livable project, and is well-suited for the proposed location. Higher density residential uses located within the Valley Center are appropriate and supported by the City's General Plan. The Town Center Apartments would be located close to a regional mall and to transit facilities, and also would incorporate a pedestrian -friendly design. The landscaping and architecture of the project lend themselves to an urban feel, with a mix of residential and commercial activities in the vicinity of the site promoting a highly active area within the City. The Unified Development Code does require a higher amount of parking than is being proposed, but a project of this type was not envisioned at the time the UDC was being formulated. Staff feels that the benefits of the overall project outweigh the potential cost of not fulfilling the parking requirements as specified by the Code. Also; the use of mature trees as cover for 34 of the 403 parking spaces provided enhances the aesthetics of the project greatly, and creates a more user- friendly atmosphere for the residents of the project. Tandem Parking: The Planning Commission requested the applicant to provide documentation referencing the adequacy of tandem parking spaces at comparable apartment projects. The applicant included a letter from the Portofino apartment complex stating that tandem parking has worked well at this complex. The letter also addressed Portofino's satisfaction with their parking capacity. The letter is in the reading file. Guest Parking on Town Center Drive: The applicant is providing approximately 30 guest parking stalls for the project which will be located along Town Center Drive. Staff added a condition of approval requiring the applicant to include the Town Center Apartment project. in the existing "Shared Parking Monitoring Program' for the Town Center area. The applicant agreed to reserve the 30 guest stalls through the addition of on-site signage, with the possible implementation of a future temporary guest parking permit program, if necessary. Trees for Covered Parking: The Planning Commission expressed concern about the variety of tree(s) which would be used for. covered parking. Staff added a condition to the project stating that the mature shade trees shall be a minimum 36" boxed tree, and shall be of a clean, evergreen variety. Staff is continuing to work with the applicant on the specific varieties of trees that would be appropriate for such cover. RESOLUTION NO. 98-29 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING MASTER CASE 97-170, CONDITIONAL USE PERMIT 97.014 AND ADJUSTMENT. 97-008 TO DEVELOP 198 APARTMENT UNITS AND 12 TOWNHOUSE UNITS ON A 7.36 ACRE PARCEL LOCATED GENERALLY ON THE SOUTHWEST CORNER OF MAGIC MOUNTAIN PARKWAY AND MCBEAN PARKWAY, BEHIND THE CURRENTLY DEVELOPED SPECTRUM ATHLETIC CLUB IN THE VALENCIA AREA OF THE CITY OF SANTA CLARITA THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. . The City Council does hereby make the following findings of fact: a. An application for Master Case 97-170 was filed by.the Newhall Land & Farming Company (the "applicant") with the City ' of Santa Clarita on September 12, 1997. The property for which the entitlement was filed is generally located at the southwest corner of Magic Mountain Parkway and McBean Parkway, behind the currently developed Spectrum Athletic Club (Assessor's Parcel No. 2861-002-062). b. The applicant has filed a conditional use permit and parking adjustment to develop a 7.36 acre site with 198 apartment units and 12 townhouse units in the CTC (Commercial Town Center) zone. C. The project site is designated by the City's General Plan as CTC (Commercial Town Center), and is located within the Nalley Center Overlay. The multi- family residential use proposed by the applicant is permitted with the inclusion of a conditional use permit. d. In addition to the conditional use permit request for developing multi -family residential units in the CTC zone, the applicant is requesting the approval of a building height of up to 42'-0", and approval of the installation of gates. The inclusion of an approved conditional use permit allows for these requests. e. The parking adjustment filed by the applicant requests a decrease in the project's required parking by 16%, requests that 34 tandem parking spaces be applied towards the project's total parking requirement, and requests that such tandem parking spaces be considered covered by the use of mature shade trees as opposed to a traditional covered carport. £ Surrounding land uses include vacant Los Angeles County agricultural land to the north, a golf course and hotel/conference center to the south, the Valencia Town Center regional mall to the east, and a continuation of the golf course to the west of the project site. The unincorporated Los Angeles County territory located north of the site is part of the North Valencia Annexation (Annexation No. 1995-06), and is prezoned City of Santa Clarita zone SP (Speck Plan). The North Valencia Annexation's anticipated completion date is March 15, 1998. g. The City of Santa Clarita's Development Review Committee met on October 16, 1997 and supplied the applicant with draft conditions of approval. h. Approximately 7.36 acres of the site will be graded. The project will require only minimal grading, with such grading consisting of approximately two feet of cut or fill. Additional fills from 0 to 7 feet in thickness will be required to achieve proposed grades behind the townhouses along the southern edge of the site. Any off-site grading will requires the approval of the affected property owner(s). According to the project's geotechnical report, the subject site is not considered susceptible to liquefaction. The project proposes the extension of water, utility, and sewerage service to the project site. Access to the site would be from two driveways on Town Center Drive. j. The project site is zoned CTC (Commercial Town Center). The CTC zone typically permits a wide range of retail, service, and related activities which are of a community and regional nature and are located in and around a large regional shopping center. However, the City's General Plan allows for the inclusion of high density residential development within and along the edges of the Valley Center. The project site is located along the edge of the Valley Center as defined in the General Plan. Also, the City's Unified Development Code permits residential development in the CTC zone with the inclusion of an approved conditional use permit. k. The project proposes the development of 198 apartment units and 12 townhouse units over a single parcel. Twelve residential buildings will be constructed (ten apartment buildings and two sixplex townhouse buildings). Accessory structures include a clubhouse facility located near the project's pool and recreational area, and a rental office located at the northern end of the project site. The proposed density equals 29 dwelling units per acre, which is well under the 50 units per acre permitted under the City's General Plan. No oak trees exist on-site. An Initial Study and Mitigated Negative Declaration have been prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act (CEQA). in. A duly noticed public hearing was held by the Planning Commission on January 6, 1998 at 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. During this meeting, the Commission raised concerns regarding th e. project, and continued the item to the Planning Commission meeting of January 20, 1998. The hearing was continued in order to provide staff and the applicant time to prepare responses regarding the Commission's concerns. n. A continued public hearing was held by the Planning Commission on January 20, 1998 at 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at which time the Commission approved the project by a 3-2 vote. o. During the City Council meeting of January 27, 1998, the City Council by a 5-0 vote determined that an appeal of the Planning Commission's decision to approve the project was necessary. p. A duly noticed public hearing was held by the City Council on March 10, 1998 at 6:30 p.m. at the City Council Chambers, 23920 Valencia Boulevard, 1st Floor, Santa Clarita. During this meeting, the City Council opened the public hearing for the project, considered the staff report and public testimony, and continued the item to the meeting of March 24, 1998.: The Council formally closed the public hearing on March 10, 1998, but continued the item in order to allow Councilmember Boyer the opportunity to consider the appeal, as Councilmember Boyer was absent during the Council's consideration of the item. q. The unfinished business item was considered by the City Council on March 24, 1998, at 6:30 p.m. at the City Council Chambers, 23920 Valencia Boulevard, 1st Floor, Santa Clarita. SECTION 2. Based upon the above findings of fact, oral and written testimony and other evidence received at the public hearing held for the project, and upon studies and investigations made by the City Council and on its behalf, the Council further finds as follows: a. At the meeting of March 10, 1998, the City Council considered the staff report prepared for the project and received testimony on the proposal. Also considered were the previous staff reports prepared for the Planning Commission's consideration, and materials presented to the Commission prior to their determination on the requested entitlements. At the meeting of March 24, 1998, the City Council continued their discussion regarding the project. b. The project complies with the City's Unified Development Code with the inclusion of an approved conditional use permit and an approved parking adjustment. C. The project is consistent with the City's General Plan. The General Plan designation for the site is CTC (Commercial Town Center) and the zoning category for the site is CTC. Under the City's General Plan, the CTC zone allows for a maximum density of 50 units per acre on the subject site. The project's density is 29 units per acre, which is well below the maximum density permitted in the area. d. Approximately 32% of the site will be preserved as landscaping and natural open space. The project proposes an internal pedestrian -oriented trail system that would allow the residents of the tract to traverse the entire length of the property. The trail system will also provide a direct connection to Town Center Drive, and to the Avignon multi -family residential project adjacent to the Town Center Apartment site. e. Significant vegetation will be incorporated into the project site, with the addition of mature landscaping to enhance the appearance of the required carports. The project will provide mature shade trees in lieu of covered carports for 34 of the required parking spaces. The additional landscaping placed throughout the site will enhance the character of the project and maintain the project's consistency with the surrounding neighborhoods. f. The project will not have a significant effect on the environment. A Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program have been prepared for the project. The identified mitigation measures have been incorporated into the conditions of approval. SECTION 3. Based upon the foregoing facts and findings, the City Council hereby determines as follows: a. This project will not adversely affect the health, peace,`comfort or welfare of persons residing in the area; nor be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the project site; nor jeopardize, endanger or otherwise constitute a menace to the public health, safety, or general welfare as the project conforms with the Unified Development Code and is compatible with surrounding land uses. b. The project site is adequate in size to accommodate the yards, walls, parking, landscaping and other development features. c. The project is compatible with existing development in the area, consistent with the City s General Plan, and complies with the standards of a multi -family residential zone as defined in the Unified Development Code, with the inclusion of an approved conditional use permit and an approved parking adjustment. The applicant has substantiated the findings for approving the conditional use permit and parking adjustment. d. The project design will not cause substantial environmental damage to fish or wildlife, as the project is considered infill development which is located in an urbanized area. e. The use will not negatively affect existing circulation with the application of the mitigation measures incorporated into the project's conditions of approval. f. The project is consistent with the following goals and policies of the General Plan: 1) Goal 2, Policy 2.1 of the Land Use Element: Encourage the development of a broad range of housing types to meet the needs of the existing and future residents of the planning area, including, but not limited to, the development of singe family detached homes, condominiums, apartments, and manufactured housing. 2) Goal 3, Policy 3.6 of the Land Use Element: Locate higher density residential development in close proximity to regional and sub - regional centers and public transportation corridors. SECTION 4. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Clarita, California, as follows: a. The City Council hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project, with the finding that the project will not have a significant effect upon the environment. b. The City Council hereby approves Master Case 97-170 (Conditional Use Permit 97-014 / Adjustment 97-008), subject to the attached conditions of approval. PASSED, APPROVED AND ADOPTED this 24th day of March, 1998. ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the day of 19_ by the following vote of Council: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEM 3ERS: CITY CLERK JDR:lep current\reso9829.app