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HomeMy WebLinkAbout2005-06-28 - AGENDA REPORTS - MC 04-287 NEGDEC GVR (2)Agenda Item: 4 CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: Aimee Schwimmer DATE: June 28, 2005 SUBJECT: MASTER CASE 04-287, CENTEX HOMES LAND USE DESIGNATION CHANGE, AND PROPOSED DEVELOPMENT OF A 166 UNIT GATED CONDOMINIUM COMMUNITY ON ROBERT C. LEE PARKWAY AT GOLDEN VALLEY ROAD DEPARTMENT: Planning and Economic Development . City Council adopt a resolution adopting the Mitigated Negative Declaration prepared for the project and approving Master Case 04-287, consisting of General Plan Amendment 04-002, Tentative Tract Map 61811, Conditional Use Permit 04-023, Hillside Review 04-006, with the subsequent conditions of approval (Exhibit A) on a 33 acre project site located on the northern side of Golden Valley Road to the east and west of Robert C. Lee Parkway; introduce and pass to second reading an ordinance entitled: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING ZONE CHANGE 04-001 (MASTER CASE 04-287) TO CHANGE THE SOUTHERN 18.6 ACRES OF THE 33 -ACRE PROJECT SITE FROM COMERCIAL NEIGHBORHOOD (CN) TO RESIDENTIAL MEDIUM HIGH (RMH) LOCATED AT THE NORTHEAST AND NORTHWEST CORNER OF ROBERT C. LEE PARKWAY AND GOLDEN VALLEY ROAD IN THE CITY OF SANTA CLARITA." BACKGROUND Centex Homes Application On July 6, 2004, an application for a tentative tract map (TTM), zone change, General Plan Amendment, hillside review, and conditional use permit was submitted to the Planning Division to allow for the construction of a 167 unit, detached residential development in the Residential Medium High (RMH) and Commercial Neighborhood (CN) zones. The project site consists of 33 acres of vacant land to the north of Golden Valley Road, west of Sierra Highway. Robert C. Lee Parkway is located in the center of the project site and Golden Valley High School is located Ordinance passed to Adopted: o-54► Second reading to the northwest of the project site. The project site is currently vacant, although three pads, which comprise the 33 acre project site were graded in 2000 as part of the construction of Golden Valley Road, Robert C. Lee Parkway, and Golden Valley High School. Planning Commission Recommendation On April 5, 2005, the Planning Commission recommended approval of the project, and encouraged the applicant to add gates to the entrances of each of the three proposed lots. The applicant has revised the project accordingly. Three gates were added to the project. Due to the addition of the gates, the proposed number of units changed from 167 to 166. One unit was removed to provide adequate turnaround for the Los Angeles County Fire Department could be added to the project. Golden Valley Road/Golden Valley High School The project site for this application was graded and prepared as part of the construction of Golden Valley Road, Golden Valley High School and Robert C. Lee Parkway. The construction of the Golden Valley Road project and the environmental impact report prepared for Golden Valley Road/Golden Valley High School was approved by the City Council in 1999. The City Council approved the following in 1999: • The rough grading of this project site; • A change inland use designations of the area around the project site; • The installation of Golden Valley Road; and • The construction of Golden Valley High and Robert C. Lee Parkway. With the 1999 approval, the PD (Planned Development) Overlay remained on the project site, which requires that future development of the site be subject to a public hearing. The City's Unified Development Code (UDC) requires that after grading of an area, prior to development of that area, the original natural slope, or pre -construction topography of the site must be used when analyzing allowable density or floor area ratio of the site and potential future development. This prevents a more intense project from occurring than what the original natural slope would allow after the site was rough graded. With the formal application submittal, the applicant included an exhibit that contained the natural topography of the site to calculate the average cross slope of the site. Therefore, allowable density for this project was determined by the original pre -construction topography of the site. This application complies with the allowable density determined by the original topography of the site, which is 181 units under the RMH designation. This application proposes the development of 166 units, which is under the maximum allowable density under the RMH zone. There is a primary ridgeline that traverses this project site and Golden Valley Road. Impacts to this ridgeline were analyzed as part of the previous application and certified environmental impact report to construct Golden Valley Road, Golden Valley High School, Robert C. Lee Parkway, and to rough grade this project site. Because impacts to the ridgeline were previously analyzed, an innovative application was not required as part of this application. It should be noted that at the Planning Commission hearing for the Golden Valley Road and Golden Valley High construction, the Commission requested that the pre -construction topography only be used when determining density and floor area ratio for potential development of the project site, and not to analyze further impacts to the primary ridgeline. PROJECT DESCRIPTION The project site is located in the central western part of the City of Santa Clarita at the intersection of Golden Valley Road and Robert C. Lee Parkway, to the south and east of Golden Valley High School (See Vicinity Map). The application proposes the condominium subdivision of the project site into three lots for the development of 166 residential units. Golden Valley Road is located to the south of the three proposed lots and further south of Golden Valley Road is vacant land designated Residential Estate (RE) with a Mineral/Oil Conservation Area (MOCA) Overlay zone. The applicant is proposing to construct a 166 unit, single-family condominium residential development on three sites that total 33 acres. In order to comply with the land use requirements of the General Plan and UDC, a General Plan Amendment and zone change are required to change the land use from the existing CN designation to the RMH zone. The project includes a hillside review to allow for the fine grading on a hillside with an average cross slope that exceeds 10%, because the applicant was required to use the pre construction topography of the site and to move approximately 50,000 cubic yards of earth on the project site, between the three proposed lots. No import or export of earth is proposed. The project requires a conditional use permit because there is a PD Overlay on the site and because the entrances to the three proposed lots would be gated. A designated primary ridgeline traverses the project site from the east to the west and runs along Golden Valley Road. The ridgeline was impacted as part of the previously approved grading of the site, development of Golden Valley High School, and installation of Golden Valley Road. Analysis of the impact was conducted, in the form of an environmental impact report, certified by the City Council as part of the project approval. This project will not further impact the ridgeline as previous rough grading created the three pads that are the subject of tonight's application. Therefore, it was determined that an innovative application was not required as part of this application because no further substantial grading is proposed. The grading proposed with this application would not impact the current topography of the ridgeline. Fine grading proposed with this application would not alter the elevation of the pads significantly. Of the 33 acres, a total of 50,000 cubic yards of earth would be moved on the project site. No earth would be imported to or exported from the project site. Lot I This area is located to the south of Golden Valley High School, to the west of Robert C. Lee Parkway, and to the south and east of vacant land designated RMH with a PD Overlay. This site is currently designated CN and is proposed to be RMH as part of this application. The site is 10.9 acres in size. Sixty six units, and 39 guest parking spaces are proposed on this site. A passive recreation area to be located at the end of the proposed private drive would be located on the western side of this lot. Lot 2 This area is located to the north of proposed Lot 3, to the east of Robert C. Lee Parkway and Golden Valley High School, to the south of vacant land designated RMH with a PD Overlay, and to the west of vacant land designated Residential Moderate (RM) with a PD Overlay. This lot is 14.7 acres in size and is currently designated RMH, therefore, this site is not included in the requested General Plan Amendment and Zone Change. Fifty two units, and 33 guest parking spaces are proposed on this site. A passive recreational area is proposed at the entrance to this lot. Lot 3 This area is north of Golden Valley Road, south of proposed Lot 2, to the east of Robert C. Lee Parkway and Golden Valley High School and west of vacant land designated RM with a PD Overlay. This lot is 7.7 acres in size and is included in the General Plan Amendment and Zone Change application to change the current land use designation from CN to RMH. Forty eight units and 22 guest parking spaces are proposed on this lot. A pool area is proposed at the entrance, on the western portion of this lot. The landscape plans show the pool area will be set back from the entrance to this lot and will be buffered from the adjacent Robert C. Lee Parkway using palm trees and other vegetation. GENERAL PLAN DESIGNATION AND ZONING The General Plan land use designation for the proposed Lot 2 is RMH. Proposed Lots 1 and 3 are designated CN by the City's General Plan and all three lots have the same zoning designations of RMH and CN, respectively. The applicant is requesting a Zone Change and General Plan Amendment to RMH for proposed Lots 1 and 3, so the proposed detached condominium development is consistent with the proposed land use designation. The Residential Medium High (RMH) designation "corresponds to group housing in townhomes, triplexes, fourplex and larger group housing. Private recreation amenities are provided on site as well as common private open space" (City of Santa Clarita General Plan Land Use Element, L-45). Current General Plan Designation (Proposed) Current Zoning Designation (Proposed) Land Use t 1 (66 units) CN (RMH) CN (PD) (RMH-PD) Vacant Orth RMH RMH (PD) Golden Valley High outh N/A N/A Golden Valley Road ast RMH RMH (PD) Robert C. Lee Pkwy est RMH RMH (PD) Vacant Pt 2 (52 units) RMH RMH Vacant North RMH RMH (PD) Vacant South CN CN (PD) Vacant (Lot 3) East RM RM (PD) Vacant West RMH RMH (PD) Robert C. Lee Pkwy Lot 3 (48 units) CN (RMH) CN (PD) (RMH-PD) Vacant North RMH RMH (PD) Vacant South N/A N/A Golden Valley Road East RM RM (PD) Vacant West RMH RMH D Robert C. Lee Pkwy The project proposes to change the zoning and General Plan designations from the CN zone to the RMH zone. The requested change in land use designation promotes the goals and policies in the City's General Plan, more specifically, Policy 2. 1, which states, `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 single-family detached homes, condominiums, apartments, and manufactured housing." This policy is met because the proposed development of 166 detached condominiums with on-site recreation amenities such as two passive green areas and a pool area that will be accessible by all the residents of the development, and the development is located in proximity to a public school (Golden Valley High School) and accessible from a major highway (Golden Valley Road). ANALYSIS Subdivision and Density The General Plan designates proposed Lot 2 as RMH and it is zoned RMH. The City's General Plan designates Lots 1 and 3 of the project site as CN with a zoning designation of CN with a PD Overlay. The CN zone "is intended for small commercial centers in proximity to residential areas" (UDC Section 17.11.020.K). This request is to amend the General Plan designation of proposed Lots 1 and 3, and to change the zone of the site from CN PD to RMH PD. The applicant proposes to construct 166 detached condominiums on three lots, 33 acres in size. The CN designation does not permit residential uses, therefore, the applicant is requesting to amend the land use designation to RMH. The RMH designation permits a density of up to 20 units per acre, which is 660 units on the 33 -acre project site. However, based on the average cross -slope on the project site, using the natural topography of the 33 acre site, the allowed density would be reduced to approximately 5.5 dwelling units per acre for a total of 181 units on the project site. With the proposed land use designation change, this application is bringing proposed Lots 1 and 3 into consistency with the residential density of the surrounding land uses which are RMH and Residential Moderate (RM). Therefore, the proposed development will be consistent with the City's General Plan and Unified Development Code. The proposal meets the setback requirements from all property lines and between structures. The applicant is proposing substantial landscaping along the project frontage on Golden Valley Road, including a landscaped berm to reduce the height of the exposed portion of the mitigation sound wall on Lot 3, which will soften the view of the proposed development from the public view, and help to break up the massing of the proposed buildings. The project proposes the use of a condominium subdivision of the project site. Condominium subdivisions divide the airspace on a parcel of land, but do not physically divide the land, though the three parcels that will house the 166 units would be created with this map. This is to be consistent with the three pads (proposed Lots 1, 2, and 3) that were created with the previous grading for Golden Valley Road and Golden Valley High School. In this case, using a condominium subdivision enables the applicant to create smaller lots than would be permitted under a physical subdivision of land. This condominium subdivision will result in a single-family residential character of the proposed development. Each residence will be detached and will have a designated yard for exclusive use, similar to a single-family residential development. Grading The project proposes to grade approximately 50,000 cubic yards of earth on the project site for the proposed development. Based on the original (pre -graded) average cross -slope exceeding 10% on the project site, the proposed grading requires the approval of a hillside review permit. In addition, the City of Santa Clarita Significant Ridgeline Map identifies a primary ridgeline that traverses the project site, and runs along Golden Valley Road. This primary ridgeline was significantly impacted with the previous grading that occurred with the grading and construction for Golden Valley Road (adjacent to the southern boundary of the project site), Robert C. Lee Parkway (bisecting the project site and running from north to south), and Golden Valley High School (adjacent to the northwest of the project site). The impacts to this primary ridgeline were analyzed and approved as part of the previous approval for construction and grading. The impacts were also analyzed in the environmental impact report that was completed for the grading and construction and certified by the City Council. Although this primary ridgeline remains noted on the Significant Ridgeline Map, adopted by the City in 1992, this ridgeline has been disturbed for the construction of Golden Valley Road (noted as a major highway in the City's General Plan Circulation Element), as well as Golden Valley High School. Grading of the three pads, where the proposed development is proposed, also occurred with the Golden Valley Road installation. Upon inspection of the project site, it is clear that the significant ridgeline terminates along the northern portion of the project site and is no longer evident as a ridgeline on the project site. The project site will not further be altered with the proposed development. The applicant proposes fine grading with this application to prepare the lots for the construction of the units, which will consist of removal and recompaction. Therefore, no additional permit (in addition to the hillside review) is required to develop the proposed project. No import or export of earth material is proposed with this project. Architecture The proposed architecture of the residential units is consistent with the City of Santa Clarita Design Guidelines. Three types of architectural designs are proposed. They are Tuscan, Cottage and Spanish. Four different floor plans are proposed which range from three bedroom with 2.5 baths, to five bedrooms with three baths. The three parcels would be accessed via Robert C. Lee Parkway. The project incorporates landscaped parkways, landscaped roundabouts, and recreation areas for residents that will provide green space. These areas will act as entry features and focal points on the three lots. The three architectural designs also include articulation on the sides of the homes that are visible from public view, such as Golden Valley Road, Sierra Highway and Robert C. Lee Parkway. Articulation includes framing around the windows and doors (see attached elevations) and pop -outs such as patio covers. The architectural styles proposed will help to break up the street scene and add diversity to the proposed development. The architecture consists of an assortment of materials and vaned massing to give the building visual interest and scale. The windows are architecturally detailed with trim and sills and the entries are articulated and defined with colors and materials. Each unit will have and individual trash and recycling bins that will be stored out of view in a side yard behind a fence, therefore, no oversized bins will be permanently placed on the project site. The project was reviewed by RRM Design Group, the City's architectural consultant, and their comments have been added to this project as conditions of approval. Community Response Property owners within 500 feet of the project site were notified of the application and the mitigated negative declaration prepared for the project 30 days prior to the hearing before the Planning Commission and 21 days prior to the hearing before the City Council. No public comment was received prior to or during the Planning Commission hearing. To date, staff has not received any correspondence either in support or against the proposed project. ENVIRONMENTAL STATUS An initial study was completed evaluating potential environmental impacts resulting from the proposed project. Based on the analysis in the initial study, a Mitigated Negative Declaration (MND) was prepared for the proposed project. Mitigation is necessary as part of the project to reduce impacts to a less than significant level. Areas mitigated are Aesthetics, Noise, Air Quality, Traffic, Utilities and Geology. A Noise Study and Traffic Study are included in the initial study prepared for this project as exhibits. Both studies analyze potential impacts that would occur as a result of this project and both studies include Mitigation Measures that reduce potential impacts to less than significant. The Mitigation Measures in the studies have been included in the Mitigation Monitoring and Reporting Program (MMRP). All of the Mitigation Measures referenced in the Initial Study have been added as conditions of approval for the project. Because this is a land use designation change, a 30 -day notice of the MND was necessary. This review was held prior to the hearing before the Planning Commission. A copy of the draft MND was sent to the State Clearinghouse for review and distribution to other state agencies on March 3, 2005, and the environmental documents were posted for public review from March 7, 2005 to April 5, 2005. The project was advertised 21 days prior to the hearing before the City Council. This notice was mailed and posted in the paper on June 7, 2005. ALTERNATIVE ACTIONS Other action as determined by the City Council. FISCAL IMPACT Staff completed a fiscal impact analysis that evaluated the potential economic impact to the City's General Fund as the site is operational and fully developed. The fiscal impact analysis was prepared based on the proposed 167 unit residential development. The project did have cumulative revenues to the City's General Fund that were greater than the cumulative expenditures to the General Fund. ATTACHMENTS Ordinance Resolution Tract Map 61811 Draft Conditions of Approval MND available in the City Clerk's Reading File ZC and GPA Exhibit Initial Study available in the City Clerk's Reading File Mitigation Monitoring Plan available in the City Clerk's Reading File Architectural Elevations available in the City Clerk's Reading File Before and After Simulations 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, 1" Floor, Santa Clarita, California, on the 28th day of June, 2005, at or after 6:00 p.m. to consider the approval of: The construction of a 166 unit, single-family condominium residential development on three sites that total 33 -acres. In order to comply with the land use requirements of the General Plan and Unified Development Code (UDC), a general plan amendment and zone change is required to change the existing Commercial Neighborhood (CN) designation to the Residential Moderate High (RMH) zone. A hillside review is to allow for grading on a hillside with an average cross slope in excess of 10% and to move approximately 50,000 cubic yards of earth on the project site. A conditional use permit is requested because gates are proposed and is a PD (Planned Development) Overlay is on the site. A DRAFT MITIGATED NEGATIVE DECLARATION has been prepared for the Project, and was available for a 30 -day public review period, which ended May 17, 2005. The Draft MND has been recommended for adoption by the City's Planning Commission and will be considered by the City Council on June 28, 2005. A copy of the mitigated negative declaration and all supporting documents will be located at: City Hall Planning & Economic Development 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 A copy of the draft mitigated negative declaration (without all supporting documents) will be posted at the Los Angeles County Library, Valencia Branch during the public review period noted above. 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 Economic Development, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355; (661) 2554330, Aimee Schwimmer, AICP, Associate Planner. 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. 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