HomeMy WebLinkAbout2004-03-23 - AGENDA REPORTS - ZC GPA MOBE DEVELOP WILLIAMS (2)Agenda Item:
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval: (��
Item to be presented by: \ Vincent PVincent P. Bertonii
DATE: March 23, 2004
SUBJECT: REQUEST FOR APPROVAL OF A ZONE CHANGE AND
GENERAL PLAN AMENDMENT (MC# 03-304) TO ALLOW FOR
A 35 -LOT RESIDENTIAL CONDOMINIUM SUBDIVISION AND
CONSTRUCTION OF 35 SINGLE-FAMILY RESIDENCES ON A
5.92 ACRE PROJECT SITE (MOBE DEVELOPMENT, INC. -
LANCE WILLIAMS)
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
Adopt a resolution approving Master Case 03-304, the subsequent conditions of approval
(Exhibit "A"), and associated Mitigated Negative Declaration, and introduce an ordinance to
allow for the zoning of the project site to be changed from Residential Suburban (RS) to
Residential Moderate (RM) and pass to second reading.
BACKGROUND
hr 1990, the Planning Commission granted approval for the subdivision of the project site into
five residential (5) lots along with a zone change to allow for the development of four (4) single
family residences and 20, duplex condominiums. The project was never acted upon and the tract
map and all of the entitlements expired in 1998.
On July 17, 2003, an application for a tentative tract map (TTM), zone change, general plan
amendment, hillside review, minor use permit and adjustment was submitted to the Planning
Division to allow for the construction of a 35 -unit, detached single family development in the
Residential Suburban (RS) zone.
On February 3, 2004, the Planning Commission conducted a public hearing on the proposed
project and adopted Planning Commission Resolution PO4-03 recommending that the City
Adopted: =i 5-s—
Council approve Master Case 03-304, the subsequent conditions of approval (Attachment "A"),
and associated Mitigated Negative Declaration.
PROJECT DESCRIPTION
The applicant is proposing the construction of a 35 unit, single-family condominium residential
development on a 5.92 -acre project site. In order to meet the density requirements of the General
Plan and Unified Development Code (UDC), a general plan amendment and zone change is
required to increase the density from the existing Residential Suburban (RS) designation to the
Residential Moderate (RM) zone. The project includes a hillside review to allow for the grading
on a hillside with an average cross slope that exceeds 10%, with a minor use permit to export
approximately 73,904 cubic yards of earth from the project site. The project further requires an
adjustment to allow for a 20%, or two foot encroachment into the required 10 -foot setback
between primary residences.
The project site is located in the community of Saugus east of the eastern terminus of Urbandale
Avenue at Bouquet Canyon Road (See Vicinity Map) and proposes the condominium subdivision
of the project site into 35 residential lots. The project site is currently unused, however has been
previously developed with a single-family residence which remains on the project site in
declining condition. The project site has been previously graded to allow for the construction of
Bouquet Canyon Road, single-family residences to the east, as well as for the construction of the
single-family residence that exists on the project site. The project site is surrounded by single
family residences to the north and east, with vacant land and single family residences to the
south, and commercial and residential uses to the west across Bouquet Canyon Road. A
designated Secondary Ridgeline terminates on the project site, however will not be disturbed
with this proposal. There is a landform that exists at the base of the Secondary Ridgeline that
will be disturbed as a part of the development of the project site. The landform has been graded
previously for the construction of Bouquet Canyon Road, single-family residences to the east of
the project site, and a single-family residence on the project site itself. The grading requires the
approval of a hillside review. Of the 104,858 cubic yards of earth that will be cut on the project
site, 73,904 cubic yards of earth will be exported from the project site under a minor use permit,
while the remaining 30,954 cubic yards will be balanced on site.
ANALYSIS
Subdivision and Density
The General Plan designates the project site as Residential Suburban (RS) with a zoning
designation of Residential Suburban (RS). The RS zone "corresponds to the single family
detached tract home at a density of up to five dwelling units per acre. Additional uses are
permitted that are complimentary to, and can exist in harmony with, a residential neighborhood"
(Unified Development Code Section 17.11.020.E). The RS designation permits for a density of
up to 5 dwelling units per acre for a total of 29 units on the project site. However based on the
average cross -slope on the project site, the density would be reduced to approximately 2.5
dwelling units per acre for a total of 15 units on the project site. The applicant is proposing to
change the General Plan and zoning designations from the Residential Suburban (RS) zone to the
Residential Moderate (RM) designation. The RM zone "corresponds to small groupings of
attached dwellings such as duplexes, triplexes, and fourplexes with a density of up to eleven
(11.0) dwelling units per acre" (Unified Development Code Section 17.11.020.17). The RM zone
permits for the construction of single-family residential homes in accordance with Section
17.013.010 of the City of Santa Clarita Unified Development Code (UDC). The proposed RM
zone would allow for up to 65 dwelling units on the project site, however, once the topography of
the project site is taken into consideration, the allowable density would be reduced to allow for
approximately 40 dwelling units on the project site. Allowing the proposed RM zoning would
enable the project to be constructed at a density of 5.91 units per acre while preserving the
secondary ridgeline on the project site. The surrounding land uses include single-family
residences to the north, east and west with vacant land to the south. The proposed project will
build a single family detached product that will keep consistent with the surrounding uses.
Therefore, the proposed development will be consistent with the City's General Plan and Unified
Development Code.
The project proposes the use of a condominium subdivision of the project site. Condominium
subdivisions divide the airspace on a parcel of land, however they do not physically divide the
land. In this case, using a condominium subdivision enables the project to protect the ridgeline
by creating smaller lots than would be permitted under a physical subdivision of land. This
condominium subdivision will not change the single-family residential character of the proposed
development or the surrounding. Each residence will be detached and will have a designated
yard for their exclusive use as you would find in any single-family residential development.
Community Response
Based on the project proximity to surrounding residences, staff encouraged the applicant to hold
community meetings with the neighboring property owners. The applicant agreed and held
multiple meetings with the neighboring communities and has incorporated additional landscaping
and design features into the project site to address neighboring residents concerns. As of the date
of this report, one letter of opposition was received.
School Districts
The applicant has entered into agreements with the Saugus School District and the William S.
Hart High School District that include mitigation measures for the proposed residential
development.
ENVIRONMENTAL STATUS
An initial study was completed evaluating the environmental impacts created with the proposed
project. Based on the initial study, a Mitigated Negative Declaration (MND) was prepared for
the proposed project. The environmental documents were posted for public review from January
3, 2004 to February 3, 2004.
ALTERNATIVE ACTIONS
1. Other action as determined by the City Council
2. Make modifications to the proposed project
3. Denial of the proposed project
FISCAL IMPACT
No fiscal impact exists as a part of this project.
ATTACHMENTS
Vicinity Map
Site Plan
Resolution
Exhibit A (Conditions of Approval)
Exhibit B (Proposed General Plan Map)
Ordinance
Exhibit A (Proposed Zoning)
Planning Commission Minutes available in the City Clerk's Reading File
Planning Commission Staff Report available in the City Clerk's Reading File
Planning Commission Resolution available in the City Clerk's Reading File
Proposed Building Elevations available in the City Clerk's Reading File
Letter of Opposition available in the City Clerk's Reading File
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita in the
City Hall Council Chambers, 23920 Valencia Boulevard, I" Floor, Santa Clarita,
California, on the 23`d day of March, 2004, at or after 6:00 p.m. to consider the approval
of Master Case 03-304 including Tentative Tract Map 54349, Zone Change 03-001,
General Plan Amendment 03-001, Hillside Review 03-005, Minor Use Permit 03-037,
and Adjustment 03-019 proposed by MOBE Development, Inc. The applicant is
requesting the approval of a 35 unit single family residential development on a 5.92 acre
project site. The project request includes a hillside review to allow for the grading on a
parcel of land with greater than 10% average cross slope, a minor use permit to allow for
the export of 73,904 cubic yards of earth, an adjustment to allow for the encroachment
into the ten (10) foot setback between the residences, a subdivision to create the 35
residential units, and a zone change and general plan amendment to change the zoning of
the project site from RS (Residential Suburban) to RM (Residential Moderate). The
project site is located at the terminus of Urbandale Avenue at Bouquet Canyon Road, in
the developed community of Saugus in the City of Santa Clarita.
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 Department of
Planning and Building Services, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA
91355; (661) 255-4330, Patrick Leclair, Assistant Planner 11.
If you wish to challenge this action 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: March 1, 2004
Sharon L. Dawson, CMC
City Clerk
Publish Date: March 2, 2004
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