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HomeMy WebLinkAbout1998-03-24 - RESOLUTIONS - MC 97-170 CUP 97-014 (2)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 Valley 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. f 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 (Specific 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. 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. 1. 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 the 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 24th _ day of March 19g$_ by the following vote of Council: AYES: COUNCILMEMBERS: Boyer, Darcy, Smyth NOES: COUNCILMEMBERS: K 1. a j i c, Heid t ABSENT: COUNCILMEMBERS: None 0.-� CITY CLERK JDR:lep current\reso9829.app