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HomeMy WebLinkAbout2005-06-28 - AGENDA REPORTS - MC 04-486 NEGDEC SIERRA HWY (2)PUBLIC HEARING Agenda Item: CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval: Item to be presented by: r DATE: June 28, 2005 SUBJECT: MASTER CASE 04-486, GENERAL PLAN AMENDMENT 04-008, ZONE CHANGE 04-005, TENTATIVE TRACT MAP 60536, CONDITIONAL USE PERMIT 04-030, OAK TREE PERMIT 04-048, HILLSIDE REVIEW 04-009. REQUEST FOR THE CONSTRUCTION OF 55 RESIDENTIAL UNITS ON 9.33 ACRES OF LAND LOCATED ON THE SOUTHEAST CORNER OF SIERRA HIGHWAY AND AMERICAN BEAUTY WAY. DEPARTMENT: Planning and Economic Development RECOMMENDED ACTION City Council adopt a resolution adopting the Mitigated Negative Declaration and approving Master Case 04-486, General Plan Amendment 04-008, Tentative Tract Map 60536, Conditional Use Permit 04-030, Oak Tree Permit 04-048, Hillside Review 04-009, the attached conditions of approval (Exhibit A) to develop a 9.3 acre site with 55 condominium units; introduce and pass to second reading an ordinance entitled: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING ZONE CHANGE 04-005 (MASTER CASE (04-486) TO CHANGE THE EASTERN 4.3 ACRES OF THE 9.3 -ACRE PROJECT SITE FROM COMMUNITY COMMERCIAL (CC) TO RESIDENTIAL MODERATE (RM) LOCATED AT THE INTERSECTION OF SIERRA HIGHWAY AND AMERICAN BEAUTY WAY IN THE CITY OF SANTA CLARITA." BACKGROUND On May 7, 1996, the City of Santa Clarita Planning Commission approved a conditional use permit for the development and use of a 48,100 square foot ice skating rink on this property, with seating to accommodate 250 persons. The applicant for the conditional use permit, Bob Griese, did not develop the site, and it was sold. That approval has since expired. Ordinance passed to Adopted:; Second reading On December 3, 2004, the applicant for this project, W & K Homes, submitted a proposal to the Planning Division requesting approval of a condominium map for the development of 55 multi -family units to be located in 12 structures. The subject site is 9.33 acres and is located within the community of Canyon Country. The site has two land use designations. The western 5.0 acres of the project site is designated Residential Moderate (RM). The eastern 4.3 acres of the project site is designated Community Commercial (CC). The western portion of the site has an average cross slope of 36%, increasing to 53% toward the wester boundary of the project site. There is a base of a Primary Ridgeline on this portion of the site. The easter portion of the site has an average cross slope of 9.3%. This eastern portion of the project site is located within a flood plain. There is one oak tree on the southeastern side of the project site. This oak tree would be relocated to the northeastern side of the project site, in the area of the proposed access to the site. Currently adjacent to and surrounding this oak tree is an auto repair/upholstery business. This business and the associated structures would be removed from the project site with the development of this project. Planning Commission Recommendation On May 17, 2005, the Planning Commission adopted Resolution P05-18, recommending the City Council adopt the mitigated negative declaration and approve Master Case 04-486; General Plan Amendment 04-008, Zone Change 04-005 changing the land use designation of the eastern 4.3 acres of the site from CC to RM (Exhibit B), Tentative Tract Map 60536; Conditional Use Permit 04-030, Hillside Review 04-009, and Oak Tree Permit 04-048, for the development of 55 condominium units on a 9.33 acre project site with an average cross slope that exceeds 10%, grading activities of 71,000 cubic yards, 65,000 of which will be imported to the site, and the relocation of one oak tree on the project site subject to the conditions of approval (Exhibit A). The Planning Commission had no issues with the proposal. The Commission did ask general questions about the City's standard requirement for installation of sewer and the cost to underground utility poles. In the motion, the Commission added a condition of approval that the applicant shall install decorative pavement at the entrance to the project site, and it has been added to Exhibit A. PROJECT DESCRIPTION The project site is 9.33 acres in size and is vacant, with the exception of an upholstery business on the southeaster portion of the site. This application is a request to change the General Plan and zoning land use designation of 4.3 acres of the site from CC to RM. The applicant is requesting approval to develop 5.0 acres of the site with 12 buildings that would contain a total of 55 condominium units. The buildings range in size from three to six units. The applicant has requested approval of a conditional use permit to import 65,000 cubic yards of earth to the project site from a property located on Beneda Lane. This imported earth will elevate the proposed building pads of the 12 structures outside of the flood plain, located on the eastern portion of the site. The proposed development would impact one oak tree on the project site. As part of this application, the applicant is proposing to relocate the tree to the northeastern side of the site, close to the entrance to the site. The City's Unified Development Code (UDC) requires approval of an oak tree permit when an oak tree is relocated. There is an existing access point to the site from Sierra Highway at the northeastern portion of the site. This would be the primary access to the site and to the private driveway on the site. This driveway would have landscaped parkways for access throughout the site and to the three on-site recreational areas and the sidewalk and bus stop on Sierra Highway. Entitlements Requested General Plan Amendment and Zone Change The applicant, W&K Homes, is requesting to change the land use designation of the eastern 4.3 acres of the 9.3 acre project site from CC to RM. Currently, the site is split -zoned CC and RM. The applicant's proposal is to change the commercial designation portion of the site, which totals 4.3 acres, to construct 55 multi -family condominium units on the eastern 5.0 acres of the project site. Tentative Tract Man One condominium lot that would contain 55 residential units is proposed. The air space of the units would be individually sold and a homeowners association would be created to maintain the exterior portions of the project site, such as the three recreational areas, the private driveway and the slope on the western portion of the site. The units will be housed in 12 buildings, ranging in size from three units to six units. The buildings are two stories, and range in height from 29 feet to 31 feet. The height difference is due to the architectural style of the buildings. Seven buildings would front along Sierra Highway. These buildings contain five units each and vary in architectural style. Conditional Use Permit A conditional use permit application is required because over 1,500 cubic yards of earth (65,000 cubic yards) will be imported to the project site from a nearby project site on Beneda Lane. The area to be developed with this application has an average cross slope of 9.3%, and the western portion of the site that would remain in its natural state has an average cross slope ranging from 36% to 53%. Oak Tree Permit There is one oak tree on the project site. This oak tree would be relocated on the project site to the northern side of the site, at the entrance to the site. The applicant has also proposed to plant four oak trees as mitigation for the relocated tree on the project site, as stated in the oak tree report prepared for the project and in the draft conditions of approval. Hillside Review The overall average cross slope of the project site exceeds 10%. A total of 71,000 cubic yards would be moved on the project site. This includes the import of 65,000 cubic yards of earth imported to the site from a project site on Beneda Lane. The average cross slope of the project site exceeds 10%. The site was divided into three areas to calculate the average cross slope and determine the permitted density required by the City's Hillside Development Ordinance. Area A has a cross slope of 9.3% and is the easternmost 5.0 acres of the project site. Area B has a cross slope of 36% and is the southern 0.5 acres of the project site. Area C has a cross slope of 53% and is the western 3.8 acres of the project site. The base of a Primary Ridgeline is located on Areas B and C. All of the proposed development would occur on Area A, the easternmost portion of the project site, adjacent to Sierra Highway. The average cross slope of this area is 9.3%, and is 5.0 acres. The UDC allows for a density of 11 units per acre where the average cross slope of a site is 10% or less in the proposed zone. Therefore, the total number of units allowed on Area A, the portion of the site to be developed with this application, is 55 units. Areas B and C would remain in their natural state. GENERAL PLAN DESIGNATION AND ZONING The General Plan and zoning land use designations for the project site are Residential Moderate (RM) and Community Commercial (CC). The Residential Moderate zone "corresponds to small groupings of attached dwellings such as duplexes, triplexes, and fourplexes with a density of up to eleven dwelling units per acre. This zone is also consistent with typical densities for mobile home parks. Additional uses are permitted that are complimentary to, and can exist in harmony with, a residential neighborhood" (UDC 17.11.020.F). The Community Commercial zone, "is intended for retailing and service uses of a community -wide nature that attracts people from beyond the immediate neighborhood. The zone will typically include at least one or two major users and shall not be construed to be an allowance of a proliferation of small, multi -tenant convenience commercial centers located on corners and in strip commercial fashion along the City's commercial streets" (UDC 17.11.020). General Plan Amendment/Zone Change Justification The applicant is requesting to change the land use designation of the 4.3 acres along the eastern portion of the project site from CC to RM to construct 12 buildings that will house 55 condominium units. The following is justification for the land use designation change of 4.3 acres of the project. site: • The western portion of the site is currently designated RM. This application to change the land use of the eastern 4.3 acres of the site will make the entire site a consistent land use designation. Approval of the land use designation change will allow residential units to be grouped along the Sierra Highway frontage, at the base of the ridgeline. The existing surrounding uses are single family and multi family residential and day care. These uses are compatible with the proposed residential development. • Commercial uses generate more vehicular trips per day than residential uses resulting in increased traffic at the intersection of American Beauty Way and Sierra Highway. The project proposed, 55 condominium units, generates 322 trips per day. On 5.0 acres, zoned CC, the UDC would allow approximately 40,000 square feet of building area. Retail and office uses would generate 3,800 trips per day. This residential project requires modifications to Sierra Highway such as a left -tum lane to access the project site at the existing traffic light, right-of-way dedication and the improvements to the project site frontage to install sidewalks and street trees. Compliance with the intent of the CC zone would include development of a community shopping center with at least two major users, which would require significant grading on the project site to allow for building pads and on-site parking. This grading would also impact the base of the Primary Ridgeline located on the western portion of the site. Construction of the proposed multi -family units will require removal and recompaction of the earth in the development area of the project site and the import of 65,000 cubic yards of earth to the project site to increase the elevation of the building pads above the flood plain. With the proposed residential development, no development will occur on the base of the designated ridgeline. The proposed residential development will comply with the RM zone development standards consistent with the summary of the RM zone. Existing Land Use Designations and Use General Plan Zoning Land Use Project Site CC/RM CORM Vacant North CC CC Elementary School/Day care facility South RM RM Apartments West RM RM Single Family Residences East RH RH Sierra Highway/American Beauty Apts, ENVIRONMENTAL STATUS Mitigated Negative Declaration This project is accepting 65,000 cubic yards of earth from a project site located on Beneda Lane (Master Case 04-500), also proposed to be developed by W & K Homes. This earth will be used to elevate the pads of the 12 buildings above the flood plain on the eastern portion of the project site. As part of the project review of the two projects and in compliance with the California Environmental Quality Act, an initial study was prepared to evaluate the possible environmental impacts of both this project and the proposal on Beneda Lane. In the initial study, the projects were described separately. The project on Beneda Lane is known as "Project 1" and this proposal is known as "Project 2". The initial study identified that there may be some impacts as a result of the projects and therefore, mitigation measures are proposed in the Mitigation Monitoring and Reporting Program. These mitigation measures have been incorporated to reduce any potential impacts to a level of less than significant. The mitigation measures are also included as conditions of approval for both projects. A draft Mitigated Negative Declaration was prepared. This document was made available for public review from April 15, 2005, through May 17, 2005. ANALYSIS With the approval of the land use designation change from CC to RM, the project will be developed in compliance with all applicable UDC requirements, such as parking, setbacks, and height, and is consistent with the City's Architectural Design Guidelines, such as utilizing varied architectural designs, materials, and articulation. Oak Tree On -Site Relocation The applicant has submitted an oak tree report with this application that contains mitigation for the maintenance of the relocated oak tree. The oak tree report contains a preservation program and transplant procedures that are required to be followed during the relocation and maintenance of the tree. The oak tree report also contains mitigation for the on site planting of oak trees throughout the project site in compliance with the City's Oak Tree Ordinance. The report states a total of four, 36" box size California Live Oak Trees shall be planted on the project site to mitigate any possible decline or loss of the relocated tree. The four mitigation oaks have been included in the landscape plans for the project. The relocated oak tree and the four mitigation trees will be monitored for five years after planting to insure the health and maintenance of the trees. Grading The site preparation requires the movement of 71,000 cubic yards of earth. This includes the import of 65,000 cubic yards of earth from a project site on Beneda Lane. The imported earth will be used to elevate the proposed building pads on the project site above the flood plain that is on the site. The western portion of the site is extremely hilly and transitions to a Primary Ridgeline. The top of the Primary Ridgeline is not located on this project site, though the base of the ridgeline is located on the project site. There are single family detached homes constructed on the top of this Primary Ridgeline. Staff and the applicant met on the project site to determine the location of the base of the ridgeline on the project site. Through site observations and engineering research, it was determined that the base of the ridgeline is located to the west of the area of development on the project site. No impacts to this Primary Ridgeline would result from this project. The applicant is proposing to develop 5.0 acres that is on the relatively flat eastern portion of the site, adjacent to Siena Highway. Parking Each unit will be constructed with a two car garage meeting the requirements for a 20 foot by 20 foot interior dimension free and clear. The garages conprise the lower level of the proposed buildings. Each individual unit has interior access to the corresponding garage. In addition, the UDC requires .5 guest parking spaces for every multi -family unit, thereby requiring 28 guest parking spaces. The development includes 32 guest parking spaces that will be provided along the private driveway on-site. All parking requirements of the City's UDC are satisfied. Site Design/Architecture Access to the site is provided from Sierra Highway at the intersection of American Beauty Way. There is an existing traffic signal at this intersection that will be used by the future residents. A private driveway located in the center of the project site connects to individual private driveways, or alleys, that will provide direct access to the individual garages for the units. Guest parking will be located along the private driveway through the development. The site design includes three recreation areas. The recreation areas would include two passive areas located at the entrance to the project site and on the western side of the proposed private driveway between the buildings. The active recreation area, including a pool and other amenities, is located at the southern end of the private driveway. Walkways through the development will provide pedestrian access to the units, the recreation areas and the street. The applicant has also proposed to install landscaping at the northern end of the project site between the entrance and the existing block wall on the northern boundary line of the site. This will serve as a buffer between the project site and the day care to the north of the site. Decorative paving treatments will also be installed at the driveway entrance. The buildings will consist of three architectural styles: Tuscany, Craftsman; and Early California. RRM Design Group reviewed the proposed architecture and site design and recommended minor modifications to the site design and architecture which were incorporated into the plans. These modifications include articulation of the buildings, locating courtyards between the building entrances and consistency between the theme of the buildings and materials. Close attention was paid to the buildings and the public view from Sierra Highway. Consistency of the building elevations that face each other and variation of design of the buildings was part of the site review. The applicant has designed the site so the same designs face each other, and there is transition between the building designs throughout the project site. This will prohibit groupings of a single design in any area of the project site. As previously stated, the different architectural designs have different heights. The buildings range in height from 29 feet to 31 feet. This will further break up the building massing and allow variation from building to building. The project site is located to the west of Sierra Highway, at the intersection of Sierra Highway and American Beauty Way. The applicant is proposing one private driveway to access the proposed units. This private driveway will have landscaped parkways and sidewalks on either side. The project's proposed style of development includes shared courtyard spaces, architecturally -themed building elements with details specific to the architectural style of the building, and exterior entries to all of the units. The project is designed to keep development on the eastern side of the project site, leaving 4.3 acres as common open space area that will be maintained by the HOA. The units have shared open courtyard areas between the buildings and each unit is provided with exclusive right to a private landscaped area. Guest parking will be located along the private driveway through the development. Three individual recreational areas consisting of passive and active recreation will be located at the entrance, and is the central and rear portions of the project area. Decorative paving treatments will also be installed at the driveway entrance. Community Response This project was noticed and advertised 30 days prior to the public hearing before the Planning Commission. Property owners within 500 feet of the project site were sent a notice of the Planning Commission hearing 30 days prior to the hearing, and a notice was sent to the same property owners 21 days prior to the hearing before the City Council. The site was posted regarding both of the hearings in compliance with the sign posting requirements in the City's UDC (14 days prior to each public hearing). The applicant has held two community meetings to discuss this project with the neighboring residents. The first meeting was held with the residents of the Canyon Oaks development, located on the north side of Sierra Highway, adjacent to this project site and the development proposal on Beneda Lane. This meeting was held on April 30, 2005. The applicant described the two proposed developments at this meeting. There were approximately 20 attendees at this meeting, and there was no opposition noted for either project during the meeting. A second meeting was held at the Racquet Club Apartments, located adjacent to the southern boundary line of the project site, on May 12, 2005. At the May 17, 2005 Planning Commission hearing, the Commissioners received one ballot from each community meeting signed by residents in favor of the proposed development. One speaker in opposition appeared at the Planning Commission hearing. The speaker also submitted a letter to the Planning Commission listing issues with the project. The speaker is the owner of the school to the north of the project site. The issues listed in the letter are: access, grading, sewer, and drainage. The applicant has met with this property owner prior to the hearing before the Planning Commission. Staff met with the property owner after the hearing before the Planning Commission. At the meeting with staff, the property owner was encouraged to further discuss the issues with the project applicant. Because the proposal complies with the development standards and policies of the City's Unified Development Code, resolution to the issues would only be generated from an agreement between the property owner and the applicant. To date, staff has not been contacted by the neighboring property owner. ALTERNATIVE ACTIONS Other direction as determined by the 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 40,000 square foot commercial center, in compliance with the site's existing land use designation of CC. The second fiscal impact analysis was prepared based on the proposed 55 unit residential development. Both projects did have cumulative revenues to the City's General Fund that exceed the cumulative expenditures to the General Fund. ATTACHMENTS Ordinance Resolution Draft Conditions of Approval (Exhibit A) Tentative Tract Map 60536 Zone Change/General Plan Map (Exhibit B) Architectural Elevations available in the City Clerk's Reading File Planning Commission Staff Report available in the City Clerk's Reading File Photo simulations available in the City Clerk's Reading File Initial Study see MC 04-500 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 28'" day of June, 2005, at or after 6:00 p.m. to consider the approval of.- PROJECT f:PROJECT 1: A request to construct 34 units in 12 buildings on 11.63 acres located on Beneda Lane at Mirror Way. A General Plan Amendment and Zone Change from RL (Residential Low) to RM (Residential Moderate); A tentative tract map for a condominium map; a conditional use permit for a cluster development; a hillside review because the site has an average cross slope that exceeds 10%, and for earth movement; and a minor use permit for the export of 65,000 cubic yards. PROJECT 2: A request to construct 55 units in 12 buildings on a 9.33 acre site located on Sierra Highway at American Beauty Way. A General Plan and Zone Change are to change the designation of the southeastern 5.0 acres of the site from CC (Community Commercial) to RM (Residential Moderate); a conditional use permit to import 65,000 cubic yards of earth to the site; a tentative tract map to create 55 condo lots, an oak tree permit to relocate and existing oak tree on the project site; a hillside review because the average cross slope of the area of development exceeds 10% and to move earth on the site; and a landscape plan review for the on site plantings. A DRAFT MITIGATED NEGATIVE DECLARATION (MND) 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 MND and all supporting documents will be located at: City Hall Planning & Economic Development 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 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, Wendy Dears, Associate Planner and 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. Dated: June 2, 2005 Sharon L. Dawson, CMC City Clerk Publish Date: June 7, 2005 SAped\cwm t2004\04-500\CCNotice