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HomeMy WebLinkAbout2005-06-28 - AGENDA REPORTS - MC 04-443 PH NEGDEC PENLON (2)Agenda Item: __J[ 43 CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: Heather Waldstein DATE: June 28, 2005 SUBJECT: MASTER CASE 04-443, REQUEST FOR A GENERAL PLAN AMENDMENT, ZONE CHANGE, TENTATIVE TRACT MAP, DEVELOPMENT REVIEW, CONDITIONAL USE PERMIT AND ADJUSTMENT TO ALLOW FOR THE SUBDIVISION AND CONSTRUCTION OF 150 DETACHED SINGLE FAMILY RESIDENTIAL CONDOMINIUM UNITS ON A 19.5 ACRE PROJECT SITE IN THE CITY OF SANTA CLARITA. DEPARTMENT: Planning and Economic Development RECOMMENDED ACTION City Council receive the staff report; open the public hearing, adopt a resolution adopting General Plan Amendment 04-007, and associated Mitigated Negative Declaration; and introduce and pass to second reading on July 12, 2005 an ordinance entitledtAN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING ZONE CHANGE 04-003 (MASTER CASE 04-443) TO CHANGE THE 19.53 -ACRE PROJECT SITE FROM BUSINESS PARK PLANNED DEVELOPMENT (BP PD) TO RESIDENTIAL MODERATE (RM) LOCATED AT THE INTERSECTION OF SOLEDAD CANYON ROAD AND PENLON ROAD IN THE CITY OF SANTA CLARITA; and continue the public hearing for the remaining requested land use entitlements to the August 23, 2005 City Council meeting. BACKGROUND On November 12, 2004, an application for a tentative tract map (TTM), zone change, General Plan amendment, development review and conditional use permit was submitted to the Planning Division to allow for the construction of 226 units, comprised of 133 detached condominium units and 93 townhome units in the Residential Moderate (RM) zone. On January 10, 2005, the applicant revised the original application with a reduction in the Adopted: iso 05_ 7g Ordinance passed to Second reading number of units to 150. The revised application maintained the same entitlements, but with the addition of an adjustment request for 18'x19' interior garage spaces and an 8' distance between buildings. On May 17, 2005, the Planning Commission conducted a public hearing on the proposed project and adopted Planning Commission Resolution P05-16 recommending that the City Council approve Master Case 04-443 and deny a portion of Adjustment 05-003 for 18'x19' interior garage space, while maintaing the adjustment for an 8' distance between buildings. At the Planning Commission meeting mentioned above, a discussion took place regarding emergency access to the project site. The Planning Commission's intent was to ensure emenergency access would be physically available to the development in the event of an accident in which the proposed main access to the site is blocked. With the applicant's consent and per the Planning Commission's request, a condition was added to the project to allow for the physical availability of emergency vehicles to access the proposed development from the west end of the project site if the main access is blocked. On May 20, 2005, the applicant withdrew their request for an adjustment for 18'x19' interior garage space following the Planning Commission's denial of the request. PROJECT DESCRIPTION The project site is a semicircle -shaped parcel currently accessed via Soledad Canyon Road. The site is southwest of the Santa Clara River and Soledad Canyon Road between Langside and Camp Plenty, bounded on the north by the Metropolitan Transit Authority (Metro) railway. The applicant is proposing to construct a 150 unit, detached single-family condominium residential development on 19.53 acres of currently vacant land (See Tentative Tract Map 62343). The units are proposed in a cluster -style, with each typical cluster consisting of six homes accessed via a shared "T" shaped driveway of decorative concrete. The proposed project includes a linear drainage feature along the parcel's curving southwestern boundary that conveys water to a 2.6 acre mitigation site in the northwest corner of the parcel. The applicant also plans to provide five additional acres of mitigation off-site near the Santa Clara River, just east of the project site. The on-site and off-site mitigation areas are a result of a tentative agreement with the California Department of Fish and Game (CDFG) to mitigate for the site's drainage channels which contain wetland vegetation. The agreement will be finalized with the CDFG after approval of the project by the City. The project includes an approximate 20,300 square foot recreational lot that is envisioned for a pool, patio, bathrooms and park area. The project also includes two areas at either end of the project site for "tot lots" of approximately 3,700 and 6,000 square feet, envisioned for children's play of different age groups. In addition, several paseo-like corridors for passive recreational use are snaked throughout the proposed development, all converging on the 2.6 acre mitigation area at the northwest comer of the site plan. The proposed project will be accessed via the proposed Penlon Court, which connects to Soledad Canyon Road. This main access point to the development will travel under the railway bridge to access the site, with a vertical clearance of a minimum 15'. The project includes a network of four private residential streets providing access and circulation throughout the project site. The development includes 407 total parking spaces, consisting of 300 garage spaces (2 spaces per unit) and 359 guest parking spaces provided on the street and in pocket parking areas. The proposed project involves grading approximately 150,000 cubic yards of earth for building pads and roadways, and to install underground utilities. The engineering of the project would allow for grading to balance on-site. However, preliminary investigation revealed a potential for a non -hazardous level of arsenic to exist in up to 4,900 cubic yards of soils due to former railroad activities on-site. If the required detail investigation confirms the presence of arsenic, the associated soils would be isolated, exported and replaced with an equal amount of clean fill (up to 4,900 cubic yards). Entitlements hi order to comply with the land use requirements of the General Plan and Unified Development Code (UDC), a General Plan Amendment and Zone Change are required to change the land use and zoning from the existing Business Park (BP PD) designation to the Residential Moderate (RM) zone. The application proposes the condominium subdivision of the project site for the development of 150 residential units. The project includes a Development Review permit for the construction of the residential units. In addition, a Conditional Use Permit is being requested for a proposed third story element on Unit Plan A2, with a height not to exceed 35' and the proposed gating of the project development. An Adjustment is being sought for an 8' distance between the residential units. GENERAL PLAN DESIGNATION AND ZONING The General Plan land use designation for the project site is Business Park (BP). The zoning for the project site is Business Park Planned Development (BP PD). The applicant is requesting a General Plan Amendment and Zone Change to Residential Moderate (RM) for the project site, so the proposed detached condominium development is consistent with the proposed land use designation and zoning. The Residential Moderate (RM) designation "corresponds to small groupings of attached dwellings such as duplexes, triplexes and fourplexes having ample yard and open space areas" (City of Santa Clarita General Plan Land Use Element, L-45). Current General Plan Designation (Proposed) Current Zoning Land Use Designation (Proposed) Project Site BP (RM) BP (PD) (RM) Vacant Orth CN CN MTA Southern Pacific/Metrolink railway and Soledad Canyon Road South RS RS Detached Single Family Condominiums East RS RS Single Family Residential West RS RS Single Family Residential The project proposes to change the General Plan and zoning designation from BP PD to RM. The proposed project is consistent with the goals and policies outlined in the City of Santa Clarita General Plan. The projects proposal of single family detached condominiums is consistent with Goal 2 of the City of Santa Clarita's General Plan Land Use Element to achieve the development of a well-balanced functional mix of residential land uses and Goal 6, Policy 6.2, by providing residential development that is sensitive, compatible and complimentary to existing residential neighborhoods. The project also provides a higher density of residential in close proximity to public transportation corridors consistent with Goal 3, Policy 3.6 of the City's General Plan Land Use Element. The proposed project will provide detached condominiums ranging in size throughout the development. The detached condominiums proposed will increase the variety of housing types in this area of the City and create a buffer between the existing established single family residential neighborhood and Soledad Canyon Road and the MTA Southern Pacific railway: ANALYSIS Metrolink/MTA Railway In the early 1990's, the MTA realigned the rail line from a curved axis along the edge of the American Beauty homes to its existing location which runs straight, along the north edge of the property. The rail realignment was completed to enhance service from the Santa Clarita Valley to Los Angeles and to increase safety. Staff sent copies of the proposed site plan and elevations to the Metrolink office for its review and comment as part of the City's Development Review Committee (DRC) process. In addition, the applicant forwarded a set of plans and letter to Metrolink requesting its review and comments on the proposed development adjacent to the Metrolink railway. A Notice of Intent to Adopt a Mitigated Negative Declaration (MND) and a copy of the Initial Study/MND was sent to Metrolink for its review and comment during the 30 -day public review period. Staff received a letter from the Southern California Regional Rail Authority (SCRRA), which is a Joint Powers Authority including Metrolink and Metro, regarding their review of the MND. The letter provided six recommendations, which have been added as Conditions of Approval to the project. In addition, in a phone call to Metrolink's Public Relations Director, it was explained to City staff that the railway was realigned in 1990 to straighten the track for safer service and that because the tracks have been straightened and it is a single track with no switches, the chance for an accident or derailment would be significantly low. In addition, Metrolink's representative did not recall any derailments or accidents on that track since its realignment in the early 1990's. Staff is satisfied with the response from Metrolink and their review of the proposed development. Subdivision and Density The applicant is proposing to construct a 150 unit, detached single-family condominium residential development on 19.53 acres. The residential units range in size from 1,693 square feet to 2,604 square feet. The applicant is proposing a General Plan Amendment from Business Park to Residential Moderate, which "corresponds to small groupings of attached dwellings... with ample yard and open spaces areas. In certain instances, single family homes may be permitted in this category on small individual lots where it can be demonstrated that the appropriate amenities, services, parking and other features can be provided." The applicant is also proposing a zone change from Business Park with a Planned Development Overlay to Residential Moderate, which allows a maximum density of 11 units per acre. The requested change in land use for the project site can be supported given the relocation of the railroad to the north side of the project boundary and the sites isolation from Soledad Canyon Road restricting the sites accesss. In addition, the project site is surrounded by residential zones with similar types of detached single family development. The proposed project of 150 units on 19.53 acres results in a proposed density of approximately 7.6 units per acre. The density is limited by the Unified Development Code's subdivision development standards that limit the maximum number of units to 150 with a single means of access. With the proposed subdivision of 150 detached single family condominium units on 19.53 acres with a single means of access, the applicant is meeting the requirements of the proposed General Plan designation of RM and proposed zoning designation of RM, as well as, the subdivision development standards. Site Design and On -Site Amentities The proposed cluster style of detached condominium units is an example of the type and variety of multi -family housing that was described in the January 2005 City Council/Planning Commission study session, where staff was directed to encourage applicants to provide more on-site amenities and enhanced architecture. In their meetings with the applicant, staff encouraged the applicant to provide on-site amenities and enhanced architecture. The applicant has incorporated staffs comments into the design of the proposed development. The project's proposed style of development includes shared courtyard spaces with private courtyard patios, architecturally -themed building elements and accessory details, exterior entries to housing units, attention to light and air, lush landscaping, and paseos. The project provides a shared T-shaped driveway for access to the six-pack cluster of homes and doubles as a shared courtyard with decorative concrete. Each unit is provided with exclusive right to a private patio area averaging 300 square feet in size and providing such amenities as outdoor fireplaces. There are two proposed styles of architecture; Monterey and Mediterranean, with themed elements such as arched entryways and windows and shutters flanking the windows. The proposed detached condominiums provide exterior entries to each of the units, thereby creating a single family residential character to the development. The proposed site design provides many open space amenities, such as a 2.6 acre mitigation area that includes lush landscaping and a water feature. A network of paseos snake throughout the proposed site plan. Several paseo areas are provided between the courtyard clusters to provide access to larger landscaped walkways. In addition, the applicant is providing two "tot lots" at either end of the project site and a 20,300 square foot outdoor recreational area with a pool, barbecue and bathrooms. Adjustment The proposed project site meets the setback requirements from all property lines as required in the development standards in the RM zone, with the exception of distance between main structures. The UDC requires a distance of 10' between main structures. An adjustment is being sought to reduce the distance between buildings to 8'. The applicant is proposing a courtyard cluster design of detached single family condominium units with a proposed distance of 8' between main structures and a minimum distance of 10' between each of the clusters. The proposed site and architectural design of the units were submitted to the City's architectural consultant, RRM Design Group, for their comments and recommendation on the design, which suggest that with the "six-pack courtyard system the applicant should pay more attention to detail and changes in wall planes to add visual appeal." The applicant has provided elevations of the proposed units that address those comments. Further, the applicant would be conditioned to provide architectural enhancements on all four sides, or 360 degree architecture. The distance between each of the courtyard clusters is a minimum of 10', with some of the clusters separated by open space paseos, which connect to parkways and green open spaces that snake throughout the project site and converge on the 2.6 acres of mitigation area at the northwest corner of the project site. With the incorporation of open space paseos, parkways and a minimum distance of 10' between the proposed clusters, staff is comfortable with the proposed 8' distance between main structures. Access/Circulation/Parking The proposed project will be accessed via Penlon Court, which connects to Soledad Canyon Road. The proposed single means of access is a result of a settlement between the previous owner of the property and the Southern California MTA/Metrolink. The site's access was reviewed by several agencies for their input and approval of a single means of access. The applicant submitted a Trip Generation Analysis, which concluded that the project would generate substantially less trips than the uses that were used to establish the City's master plan of highways and roadways. In addition, the applicant is proposing 150 residential units which meet the City's subdivision requirement for a single means of access. The City's Traffic Engineering Division reviewed both the Trip Generation Analysis as well as the site plan. In addition, the Los Angles County Fire Department reviewed the single means of access and the overpass constructed for the railway. Both agencies concluded that the access was sufficient for the proposed development. Staff has reviewed the proposed access to the site and concluded that a right-in/right-out and left -in with a u -tum pocket on Soledad Canyon Road, would maintain the orderly progression of traffic along Soledad Canyon Road. The proposed access will extend from Soledad Canyon Road under a railway bridge with a minimum vertical clearance of 15' and continue on-site to connect to the site's proposed roadway network, which consists of four additional private residential streets. The on-site streets contain two travel lanes, street parking on either side, and a 5' parkway and 4' sidewalk on both sides of the streets. The City's UDC requires, for this type of development, 300 spaces (2 per unit) fully enclosed and 150 guest parking spaces (0.5 per unit). The proposed project includes 407 total parking spaces, consisting of 300 garage spaces (2 spaces per unit) and 359 guest parking spaces provided on the street and pocket parking areas. hrM City Standards (Section 11.44.040 of the Municipal Code) The City of Santa Clarita has adopted noise standards (Section 11.44.040 of the Municipal Code) for all residential zones that allow for a maximum noise level of 65dB CNEL during the day (7:00 a.m. to 9:00 p.m.) and 55dB CNEL during the night (9:00 p.m. to 7:00 a.m.). CNEL, or Community Noise Equivalent Level, is a weighted sound measurement that takes into account noise levels throughout an entire 24-hour time period. The City's noise standards take into account the duration of time a noise persists as well as to the periodic nature of noise events. In the case of a periodic noise event such as a commuter train or freight train passing by the site, an increase in the allowable noise level is +IOdB or an average of 75dB for daytime hours. No increase is permitted for night time hours. Acoustical Analysis An Acoustical Analysis was prepared for the project in February 2005 and additional noise level readings were taken on March 31, 2005 and included in the analysis. The noise level readings taken on March 31, 2005 were from 11:00 a.m. to 1:30 p.m., during which time one freight train and two commuter trains passed by the site. The project site receives noise from two sources — vehicular traffic on Soledad Canyon Road and rail traffic on the MTA Southern Pacific/Metrolink railway. Rail traffic proved to be the dominant noise source; however, noise levels were determined to be within the City's acceptable levels for residential multi -family uses for noise sources that are intermittent and periodic. The Acoustical Analysis concluded that: • The highest sound levels will be at the residences on the Soledad Canyon Road side of the project that have a direct view of the railroad tracks. • Without mitigation, outdoor noise levels will be approximately CNEL 65 dBA at the residences, which will be closest to the railroad tracks, which is in accordance with applicable State and City noise standards. • With the planned property line walls, outdoor sound levels behind the walls will be CNEL 60 dBA or lower at all ground level locations within the proposed project. • New construction that meets current building codes for energy conservation will typically provide at least 25 dBA outdoor to indoor insulation as long as all windows facing the noise source remain tightly closed. This means that noise should be below CNEL 40 dBA inside all of the planned residences and interior noise will be in conformance with the applicable State and City noise standards. As shown above in the City's noise standards, the project falls below the maximum levels for day and night CNEL levels. This is accomplished through property line walls and indoor insulation. Initial Study/Mitigated Negative Declaration An Initial Study and Mitigated Negative Declaration were prepared for the project and concluded that exposure of persons to or generation of noise levels in excess of standards established in the General Plan and Noise Ordinance would be less than significant with the incorporation of mitigation measures. Those areas exposed to increased noise levels will be conditioned to include 6' tall enclosed patio walls for the ground floor patios along the north property line. In addition, any balconies along the north property line will be conditioned to be faux balcony architectural features. Architecture The proposed architecture of the residential units is consistent with the City of Santa Clarita Design Guidelines. The units are proposed in a cluster -style, with each typical cluster consisting of six homes accessed via a shared "T" shaped driveway of decorative concrete. There are three types of units proposed with three -to -four bedrooms and varying roof heights from 21' to 30'. There are two types of architectural themes proposed. The Monterey syle is identified with arched entryways and windows and cultured stone wainscoting accents. The Mediteranean style is identified with shutters that flank the windows. Both architectural styles incorporate balconies on the second floor and outdoor patios on the ground floor. The project proposes residential units with 360 degree architecture. Railroad Right -of -Way Screening and Neighborhood Views The proposed development is not visible from Soledad Canyon Road; however, the two architectural designs include articulation on the sides of the homes that are visible from public views along the interior roadways and paseos. Articulation includes framing around the windows and doors (see attached elevations) and architectural pop outs that provide movement and relief in the elevations. 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 varied massing to give the building visual interest and scale. The windows are architecturally detailed with trim and sills and the entries are articulated and well defined. The views from the railroad line along the north property line of the project site vary from the east end of the project site to the west end of the site. Three sections through the project site are provided in the proposed plans for the project. They show a distance of 50-60' between the railroad tracks and the north property line. The views from the rail line are buffered by a difference in elevation providing a 10' berm, a landscape buffer of 30' with the incorporation of vertical landscaping and, as conditioned, an 8' high block wall along the northern property line boundary. Passengers traveling on the Metrolink will primarily have a view of the second story of the units which are proposed with window surrounds and varying roof heights between 21' and 30'. Prior to the realignment of the railroad tracks, the railway ran along the curving south perimeter of the project site adjacent to the residential units to the south. The railway was located approximately 85' to 120' from the edge of the residential units. Currently, there is little to no remanents of the original railway location, however, there is mature vegetation and landscaping and a slope of approximately 15' in height between the residential units to the south and the project site. The views of the project site from the existing residential units are minimal due to the drop in grade and landscaping. Three sections through the project site are provided in the proposed plans for the project. Along the south curving edge of the project site is a proposed 40' wide landscape buffer and mitigation area with dense foliage that will be planted with a mixture of 24", 36" and 60" box trees at planting. A 6' tall property line wall is proposed along the south perimeter of the property. Beyond the wall is a slope up to the existing residential units. Views from the existing units will primarily be of the rooftops of the proposed units from the second floor of their homes. Each residence will have their own trash and recycle 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. Community Response Property owners within 1000 feet of the project site were notified of this application. A notice was published in the Newhall Signal on June 1, 2005 and a sign was posted at the site on June 14, 2005. hi addition, March 9, 2005, the applicant held a neighborhood meeting for the adjacent American Beauty residential community. Two letters of opposition were sent to the Planning Commission and one letter of opposition was read into the record at the Planning Commission public hearing on May 17, 2005. 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 April 14, 2005 to May 17, 2005. As menditoned under the analysis section of this report, staff received comments from the SCRRA and have incoporated them into the design of the project and Conditions of Approval. In addition to the letter received from the SCRRA, staff received comments from two State Aencies after the close of the public review period. The agencies commenting are Public Utilities Commission (PUC) and California Regional Water Quality Control Board (CRWQCB). CEQA does not requrie Lead Agencies to respond to late comments, however, staff anticipated the comments from the PUC and have incorporated them into the design of the project and the Conditions of Approval. Further, staff and the applicant are coordinating their efforts with the CRWQCB to address their comments. ALTERNATIVE_ ACTIONS 1. City Council direct staff to prepare a resolution of denial and return to the July 12, 2005 City Council meeting. 2. City Council adopt a resolution approving Master Case 04-443 (General Plan Amendment 04-007, Tentative Tract Map 62343, Development Review 04-023, Conditional Use Permit 04-029 and Adjustment 05-003), the subsequent conditions of approval (Exhibit A), and adopt the associated Mitigated Negative Declaration, and introduce and pass to second reading on July 12, 2005 an ordinance to allow for the zoning of the project site to be changed from Business Park (BP) to Residential Moderate (RM). 3. Other action as determined by Council. FISCAL IMPACT Staff completed two fiscal impact analyses that evaluated the potential economic impact to the City's general fund as the site is operational and fully developed. One fiscal impact analysis was prepared based on development of a 849,420 square foot commercial office building, in compliance with the site's existing land use designation of BP. The second fiscal impact analysis was prepared based on the proposed 150 unit residential development. Both projects did have cumulative revenues to the City's general fund that were greater than the cumulative expenditures to the general fund. ATTACHMENTS Resolution Exhibit A - Conditions of Approval Ordinance Exhibit B - Zone Change Map Tract Map 62343 Mitigated Negative Declaration available in the City Clerk's Reading File Architecture, Site Sections, Landscape Plans available in the City Clerk's Reading File Planning Commission Packet available in the City Clerk's Reading File GPA Resolution 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 28"' day of June, 2005, at or after 6:00 p.m. to consider the approval of: A request to construct 150 residential units on 19.5 acres of vacant land along Soledad Canyon Road. A tentative tract map is proposed for the condominium map; a conditional use permit is proposed for a third story element not to exceed a height of 35' and gating; a general plan amendment is proposed to change the land use from Business Park to Residential Moderate; a zone change is proposed to change the zoning designation from Business Park Planned Development to Residential Medium; and an adjustment is proposed for a distance of 8' between buildings. The site is located within the Business Park (BP) zone. 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) 255-4330, Heather Waldstein, 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. Dated: June 2, 2005 Sharon L. Dawson, CMC City Clerk Publish Date: June 7, 2005 S:\pbs\current\!2004\04.500\CC Notice