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HomeMy WebLinkAbout2005-06-28 - AGENDA REPORTS - MC 04-500 NEGDEC BENEDA MIRROR (2)PUBLIC HEARING DATE: SUBJECT: DEPARTMENT: Agenda Item: _ A+ CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval: Item to be presented by: June 28, 2005 190200,; Wendy a MASTER CASE 04-500, W & K HOMES 34 UNIT RESIDENTIAL PROJECT ON BENEDA LANE Planning and Economic Development RECOMMENDED ACTION City Council adopt a resolution adopting the Mitigated Negative Declaration and approving Master Case 04-500, General Plan Amendment 05-003, Zone Change 05-003, Tentative Tract Map 62252, Conditional Use Permit 04-033, Hillside Review 04-011 and Minor Use Permit 04-041 to change the land use designation and zone for 9.01 acres of the subject site located at Beneda Lane and Mirror Way to Residential Moderate and for a cluster development consisting of the construction of 34 multi -family units on a property exceeding 10% average cross slope requiring 85,000 cubic yards of grading, 65,000 of which will be exported to a site on Sierra Highway, subject to the attached conditions of approval; introduce and pass to a second reading an ordinance entitled: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING ZONE CHANGE 05-003 (MASTER CASE 04-500) TO CHANGE 9.01 ACRES OF RESIDENTIAL LOW (RL) LAND TO RESIDENTIAL MODERATE (RM) LOCATED AT BENEDA LANE AND MIRROR WAY IN THE CITY OF SANTA CLARITA." BACKGROUND On December 17, 2004, the applicant, W & K Homes submitted a proposal to the Planning Division requesting approval of a condominium map for the development of 34 townhomes on an 11.63 -acre site within the community of Canyon Country. The site has a General Plan land use designation of Residential Moderate (RM) and Residential Low (RL) and is zoned Residential Moderate (RM) and Residential Low (RL). The site has an average cross slope exceeding 10% and is therefore subject to the City's Hillside Ordinance. Approximately 85,000 cubic yards of grading activities is necessary to prepare the site for the proposal. As part of the Adopted: Ordinance passed to A ��� Second reading grading, 65,000 cubic yards will be exported to a vacant parcel of land along Sierra Highway, just south of the subject site. The development of 55 multi -family units is proposed under Master Case 04-443 on this vacant parcel of land along Sierra Highway and the exported dirt is necessary to grade the site for development. On April 7, 2005, the application was modified to include a General Plan Amendment and a zone change to modify the land use designation and zoning for 9.01 acres from RL to RM. The applicant is requesting permission to change the General Plan and zoning designation for consistency on the site. On May 17, 2005, the Commission considered the project and all testimony and adopted Resolution P05-14, recommending to the City Council adoption of the Mitigated Negative Declaration and approval of the project with two minor modifications to the conditions of approval. PROJECT DESCRIPTION The applicant, W&K Homes, is requesting permission to construct 34 multi -family units on an 11.63 -acre site within the community of Canyon Country. The site has an average cross slope exceeding 10% and will require approximately 85,000 cubic yards of earth movement, 65,000 of which will be exported to a nearby site. The project consists of 12 buildings which will have a maximum height of 32 feet and will be designed using three architectural styles. Attached two -car garages and 21 guest parking spaces will be provided. The development will be clustered on the front 2.94 acres of the site to preserve the remaining 8.69 acres in a natural state. Access to the units will be provided from a private driveway on Beneda Lane. A recreation area will be provided on-site consisting of passive and active recreation opportunities, a children's play area and a picnic area. ANALYSIS The proposed project is located on Beneda Lane, west of Sierra Highway. The site is 11.63 acres, is comprised of four parcels and is located within a hillside area. The site has two zoning designations, the front 2.62 acres is within the RM zone and the remaining 9.01 acres is within the RL zone. The site has an average cross slope ranging from 12.3% to 47.1% and based on the City's Hillside Development Ordinance, the site is allowed 34.8 units with the General Plan Amendment and zone change of RL to RM. The applicant proposes to construct 34 multi -family units which will be clustered on the 2.94 acres fronting Beneda Lane, leaving 8.69 acres as undeveloped land. The project includes 12 buildings totaling 34 units, and a 9,200 square foot recreational area. The remaining 8.69 acres of undeveloped land will be permanently maintained by the homeowners association (HOA) as common open space area. Development of the site includes approximately 85,000 cubic yards of grading, which is necessary to prepare the site for construction. Of this grading, 65,000 cubic yards will be exported from the site to another residential project site located on Sierra Highway. The project will be developed in compliance with all Unified Development Code (UDC) requirements and is consistent with the City's Architectural Design Guidelines. Site Design/Architecture The development includes shared courtyard spaces with courtyard patios, architecturally -themed building elements and accessory details, and exterior entries to all the units. The project clusters all the development in the front portion of the site, leaving 8.69 acres as common open space area that will be maintained by the HOA. The project provides a shared private driveway for access to the townhome units and the recreational area. The units have shared open courtyard areas between the buildings and each unit is provided with a private patio area. Guest parking will be located along the private driveway through the development. A recreational area consisting of 9,200 square feet of passive and active recreation, a children's playground and a picnic area will be located in the rear portion of the project area. Walkways through the development will provide pedestrian access to the units, the recreation area and the street. Decorative paving treatments will also be installed at the driveway entrance. All manufactured slopes will be landscaped with one tree for every 150 square feet and one shrub for every 100 square feet in accordance the UDC. In addition, full street improvements along Beneda Lane will be provided to the satisfaction of the Engineering Division. The project includes three architectural styles: Tuscany; Craftsman; and Early California. The proposed site design provides a recreational area with open space amenities. The color palette includes earthtone color schemes that will be blended to provide variation in the wall planes and break the mass of the structure. The buildings will be two stories and will have a maximum height of 32 feet and will have varied setbacks from the roadway to provide visual relief. Cluster Development The purpose of clustering the development is to minimize the amount of development that occurs on natural resources, such as the hillsides. The applicant proposes to develop 34 units within the 2.94 acres of the site fronting Beneda Lane and to preserve the remaining 8.69 acres of hillside. The 8.69 acres will be maintained by the HOA and will be recorded as permanent common open space area for the development. Therefore, the project meets the intent of a cluster development by preserving the natural resources and topographical features of the site. Grading The site preparation requires 85,000 cubic yards of grading to establish the building pads. All grading will occur toward the front of the property leaving the majority of the hillside area in a natural state. The proposed grading was designed to stabilize the site by creating a single flat building area along Beneda Lane while preserving the majority of the hillside in a natural state. The proposed slopes will be finished with drainage devices, irrigation and enhanced landscaping to provide for long-term erosion control and site stabilization. The building pad will be approximately 15 feet above existing street grade at the front of the site along Beneda Lane while preserving the natural hillside that exists at the middle and rear of the site. 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. In addition, the UDC requires .5 guest parking spaces for every multi -family unit, thereby requiring 17 guest parking spaces. The development includes 21 guest parking spaces that will be provided along the private driveways on-site. Therefore, all parking requirements are satisfied. Land Use Compatibility Surrounding properties are developed with a mixture of commercial, single-family and multi -family developments. Commercial uses, including a variety of automotive uses are located across Beneda Lane, fronting Sierra Highway. The site is located immediately north of an apartment building containing 21 units on a .65 acre site. Adjacent to this apartment building are several single-family residences along a private drive with access from Beneda Lane. Further to the south of the site along Beneda Lane is another apartment building with 30 units on 1.86 acres. Other single-family residences line Beneda Lane to the north and commercial uses and single-family units exist across Beneda Lane to the east. Due to the mixture of housing units and density within the vicinity, the project is compatible with the neighborhood and, as proposed, will compliment the community. Community Response The public hearing was advertised in The Signal and property owners within 500 feet of the project site were sent notices in the mail about tonight's hearing and the availability of the mitigated negative declaration public review period. This project was noticed and advertised 30 days prior to the public hearing because the applicant is requesting a General Plan Amendment and Zone Change. The site was posted regarding tonight's hearing and the requested entitlements in compliance with the sign posting requirements in the City's UDC (14 days prior to the Planning Commission public hearing). Prior to the Planning Commission hearing, staff received four inquiries regarding this project, one of which expressed concerns with the proposal, however no written comments in opposition were submitted. The other comments were regarding project details, and the cost and availability of the units. Staff also received one letter of support for the project. The applicant held a community meeting at the American Beauty Apartments, located on Sierra Highway on April 30, 2005. As a result of the meeting, the applicant received a petition signed by 21 residents in support of the project. A petition was received the evening of the Planning Commission hearing with signatures in opposition to the project and one letter was received requesting that her name be removed from the petition. ALTERNATIVE ACTIONS 1. Council deny the project. 2. Council modify the project. 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 34 unit multi -family 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 City Council Resolution Conditions of Approval Planning Commission Staff Report Packet 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 281 day of June, 2005, at or after 6:00 p.m. to consider the approval of: 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 southeaster 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) 2554330, Wendy Deats, 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 SApedkumnt\12004\04-500\CC Notice