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HomeMy WebLinkAbout2006-03-28 - AGENDA REPORTS - KEYSTONE MC 03-358 (2)Agenda Item: 6 CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: DATE: March 28, 2006 t Heather Waldstein SUBJECT: MASTER CASE 03-358, KEYSTONE PROJECT, REQUEST FOR A GENERAL PLAN AMENDMENT, ZONE CHANGE, VESTING TENTATIVE TRACT MAP, CONDITIONAL USE PERMIT, HILLSIDE REVIEW PERMIT AND OAK TREE DEPARTMENT: Community Development RECOMMENDED ACTION City Council receive the staff report and applicant presentation, open the public hearing for testimony, and continue the public hearing to the April 25, 2006 City Council meeting. APPLICATION In 2003, Synergy, A Land + Development Company and Brookfield Homes, LLC (herein referred to as the "applicant' for the property) submitted an application for a General Plan amendment, zone change, vesting tentative tract map, conditional use permit, hillside review permit, and oak tree permit to subdivide 246 acres into 143 lots consisting of 319 single family dwellings and 180 townhome units, a 0.5 acre lot zoned IC, lots for a YMCA and Junior High School and lots for parks, utilities, roadways, and open space. Staff processed the application which included several development review committee meetings with City staff and five Planning Commission meetings (included four public hearings) that took place from June 7, 2005 to January 17, 2006. CURRENT PROJECT DESCRIPTION Substantial revisions have been made to the project as a result of comments from planning staff, S�tg -}-o Prepare o rt-�olcvhv)., mac,{ CdnsrcDe.�� public agencies, members of the public, and the Planning Commissioners. A complete illustration of the project as currently proposed is set forth in Attachment A, Keystone Vesting TTM, attached to this report. A summary of the current project and entitlements is set forth below. PROJECT SUMMARY The project proposes a total of 499 residential units (reduced from the original proposal of 979 single family and multi -family residential units). The total number of residential units is broken down into the following: • 96 single family lots [west of Department of Water and Power (DWP) right-of-way] • 223 detached single family units (east of the DWP right-of-way) • 180 townhome units (east of the DWP right-of-way) The reduction in the number of residential units also includes the elimination of the rental product in the original proposal. All residential units proposed for this project are "for -sale" units. The applicant is proposing to dedicate two graded and finished lots totaling 24 acres for a Junior High School and YMCA facility. The sites will be dedicated to the Hart Union School District and YMCA, respectively. In addition, the applicant is offering a contribution of two million dollars to the Hart Union School District for the Performing Arts program. The contribution is memorialized in the Mitigation Agreement between the applicant and the School District. A six -acre turnkey public park located along "I" Street, is proposed for dedication to the City. The park will include a splash pad, dog park, non -programmed sports fields, bathrooms, and picnic areas. The proposed park plan was presented to the Parks Commission at their meetings of October 6, 2005 and February 2, 2006. The Parks Commission provided positive comments and feedback on the park plan. A 35' wide multi -use trail is proposed along the southern portion of the project site, as well as a Class 1 bike trail along Golden Valley Road, both trails are consistent with the City's Trails Master Plan. The proposed trail plan was presented to the Parks Commission at their October 6, 2005 and February 2, 2006 meetings. The applicant is also proposing additional knoll parks and trails scattered throughout the project site. These additional parks and trails will be owned and maintained by the Homeowners Association (HOA) with public access. In addition, a trail and trailhead is proposed at the west end of Ermine Street, to connect the Whites Canyon neighborhood with the Class 1 bike trail along Golden Valley Road. A 1.6 acre private recreation facility along "P' Street is proposed for private use by the residences of the development and will be owned and maintained by the HOA. As part of the proposed project, the applicant is dedicating the following to the City of Santa Clarita: 17.4 acres of the Santa Clara River; • 6 -acres of public park that will be dedicated to the City; • 1/2 mile extension of the 35' -multi -use tail, a City Regional Trail; and • 0.5 acre Industrial Commercial lot south of the River. Approximately 137 acres of the project site will remain as open space, with natural open space lots and graded slope lots, to be owned and maintained by the HOA, with the exception of the items listed above. The 35' wide multi -use trail along the southern portion of the project site, and identified as a future trail on the City's Regional Trails Map, is a requirement of the proposed project. The multi -use trail along this portion of the City stretches from Central Park and continues through the approved Riverpark project. The Keystone project is providing the trail through the project site with an extension west to the Riverpark project. The trail is planned to continue east of the Keystone project site to Discovery Park. The applicant is providing a contribution to the City, in the amount of $200,000, toward the completion of the multi -use trail east of the project site. CURRENT ENTITLEMENT SUMMARY General Plan Amendment The applicant is proposing a General Plan amendment to accommodate the project's design layout and proposed density of residential units. Currently, the General Plan designations for the project site are RVL (Residential Very Low) and IC (Industrial Commercial) with a Significant Ecological Area (SEA) overlay. These General Plan designations would allow, with the slope density calculation, approximately 78 dwelling units. The applicant proposes to change the General Plan designations to RS (Residential Suburban) west of the DWP right-of-way and RM (Residential Medium) east of the DWP right-of-way. The IC designation would remain for the 0.5 acre lot south of the Santa Clara River. The SEA designation would remain over the Santa Clara River and the 0.5 acre parcel south of the River, which is to be dedicated to the City. The proposed General Plan designation would allow, without the slope density calculation, 848 residential dwelling units. The applicant is proposing a total of 499 residential dwelling units. The proposed General Plan Amendment also includes defining the specific alignment for Golden Valley Road as shown on Vesting Tentative Tract Map 60258. Zone Chance A zone change is being requested by the applicant to amend the zoning designations of the site from RVL and IC to RS, RM and IC. The applicant is proposing the amendment to be consistent with the requested General Plan Amendment and to accommodate the project's design layout of residential units and density. The existing zoning designations, using the Hillside Ordinance's average cross slope density calculations, would allow approximately 78 dwelling units. The applicant is proposing to change the zoning designations to RS and RM and maintaining the IC zoning for the 0.5 acre lot south of the river. The proposed zoning designation would allow, with the slope density calculation, 848 residential dwelling units. The applicant is proposing a total of 499 residential dwelling units. Tract Map The applicant is proposing to subdivide 246 acres into 96 single-family lots, 223 detached single family units and 180 for -sale townhome units, one (0.5 acre) industrial lot, school and YMCA lots, HOA lots, open space lots, and Santa Clara River lots. The 96 single family lots would be located west of the DWP right-of-way. The lots range in size from approximately 6,000 square feet to approximately 25,000 square feet. The remaining 223 detached single family residential units and 180 townhome units would be located east of the DWP right-of-way on three residential development pads. Conditional Use Permit A conditional use permit (CUP) is being requested for the (1) Hillside Innovative Application to allow for development on two ridgelines classified by the City as secondary ridgelines and (2) the YMCA use. The requested CUP also includes a proposal for (3) vehicular gating of the residential areas. Oak Tree Permit The applicant is requesting an oak tree permit to remove three oak trees. Two of the oak trees are located off-site west of the project site, in the proximity to the Golden Valley Road extension. The other oak tree is located on-site. There are eight oak trees in total, five of them will be maintained. Hillside Review Permit The applicant is requesting a Hillside Permit for proposed development on slopes with an average cross slope of greater than 10 percent and development on ridgelines classified as secondary. The intent of the Hillside Ordinance is to "regulate the development and alteration of hillside areas and ridgelines, to minimize adverse effects of hillside development and to provide for the safety and welfare of the City of Santa Clarita while allowing for the reasonable development of hillside areas." (UDC Section 17.80.010) An Innovative Application is required to develop on City identified ridgelines classified as secondary. The applicant is requesting under the Hillside Permit and Conditional Use Permit that the project site be considered an "innovative project" in order to encroach upon two City classified secondary ridgelines. The City classified secondary ridgeline, referred to herein as "west ridgeline", is located in the 45 -acre area west of the DWP right-of-way and is proposed and will be encroached upon for the construction of a faux ridgeline and development of the single family homes. The other City classified secondary ridgeline is located in the 201 -acre portion of the site, and will be encroached upon for the grading and construction of Golden Valley Road. GENERAL PLAN DESIGNATION AND ZONING The site is located within the following General Plan designations: Residential Very Low (RVL) and Industrial Commercial (IC), with a Significant Ecological Area (SEA) designation along the southern portion of the project site. Surrounding land uses include undeveloped property, single family housing and industrial uses. The applicant is proposing a General Plan Amendment from RVL and IC with an SEA to RS west of the DWP right-of-way and RM east of the DWP right-of-way, maintaining the SEA. The 0.5 acre site located south of the Santa Clara River will remain designated IC and will be dedicated to the City. The applicant is also requesting a Zone Change from RVL and IC to RS and RM, maintaining the IC designation for the 0.5 acre lot. The proposed General Plan Amendment includes the SEA designation over the Santa Clara River. The SEA designation would continue to be placed over the Santa Clara River as it is a significant ecological area for the Santa Clarita Valley. ENVIRONMENTAL IMPACT REPORT A Draft Environmental Impact Report for the Keystone project ("Draft EIR') was prepared and circulated for review and comment by affected governmental agencies and the public. All issues raised by comments on the Initial Study, and by comments on the Notice of Preparation (NOP) Current General Plan Current Zoning Land Use Designation (Proposed) Designation (Proposed) roject Site RVL and IC, with SEA RVL and IC Vacant (RS, RM, SEA and IC) (RS and RM) orth Los Angeles County Los Angeles County 498 unit KB Home residential development, approved and under construction. South IC IC Industrial uses ast RS RS Single Family Residential West RL and OS RL and OS Single Family Residential and Castaic Lake Water A enc The proposed General Plan Amendment includes the SEA designation over the Santa Clara River. The SEA designation would continue to be placed over the Santa Clara River as it is a significant ecological area for the Santa Clarita Valley. ENVIRONMENTAL IMPACT REPORT A Draft Environmental Impact Report for the Keystone project ("Draft EIR') was prepared and circulated for review and comment by affected governmental agencies and the public. All issues raised by comments on the Initial Study, and by comments on the Notice of Preparation (NOP) have been considered, in compliance with CEQA. The Notice of Availability/Notice of Completion for the Draft EIR was filed, posted and advertised on July 19, 2005, and the public review period extended for 45 days, in accordance with CEQA. The DEIR addresses the following environmental factors: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards, Hydrology and Water Quality, Land Use, Mineral Resources, Noise, Population and Housing, Public Services (Police Protection, Fire Protection, Schools, Libraries, Parks/Recreation), Utilities (Water, Sewer, Solid Waste), Transportation and Energy Conservation. The DEIR also includes a detailed Project Description, Environmental Settipg&ction, Project Alternatives and a Cumulative Impacts Section at the end of each Environmental Impact Analysis Section. Unavoidable significant impacts have been identified in the following sections: Aesthetics, Air Quality, Noise, Solid Waste and Transportation. On January 3, 2006, the Draft Final EIR for the Keystone project was forwarded to the Planning Commission, members of the public who commented on the EIR, and commenting agencies. The Draft Final EIR includes comments received on the Keystone Draft EIR, and detailed responses to the written comment letters. The Draft Final EIR also includes the Revised Draft EIR changed pages as a result of comments, and the Draft EIR. This comprehensive document thoroughly responds to all of the comments received on the Draft EIR. PLANNING COMMISSION RECOMMENDATION The Planning Commission held five public hearings on the Keystone project and closed the public hearing on November 15, 2005, at which time it conceptually recommended approval of the project to the City Council. At that meeting, the Planning Commission directed staff to prepare all of the necessary documents, incorporating all direction and changes received from the Planning Commission, for a recommendation of approval to the City Council. At the January 17, 2006 meeting, the Planning Commission, in a 5:0 vote, recommended approval of the project and associated entitlements to the City Council. Substantial revisions were made to the project by the Planning Commission primarily due to comments from public agencies, members of the public, and the Planning Commissioners. These revisions are as follows: • A reduction in the number of total residential units from 979 to 499. The revised project includes: 96 single family residential lots, 223 detached single family units and 180 for -sale townhome units. A General Plan Amendment and Zone Change to Residential Suburban west of the DWP right-of-way and Residential Medium east of the DWP right-of-way to reflect the total of 499 residential units. • Elimination of the for -rent residential apartments. • Elimination of the Conditional Use Permit request for height in excess of 35' for the entry monumentation and YMCA building. • Elimination of the Conditional Use Permit request for exceeding two stories in height for the residential buildings. • Dedication of a six -acre turnkey public park to the City. The park is proposed to include a zero -depth water feature, dog park, non -programmable sports field, picnic area, bathrooms and parking area. The applicant is not requesting Quimby credit for the park. • Dedication of graded and finished lots to the Hart Union High School District for a Junior High School and the YMCA fora 30,476 square foot facility. • Addition of a 1.6 -acre private recreation facility for the use of the residences of the project. • Dedication of the 17.4 -acre Santa Clara River lot to the City. • Dedication of the 0.5 -acre IC parcel south of the Santa Clara River to the City. • Contribution of $200,000 towards the completion of the Santa Clara River trail extending through the project site, east to Discovery Park. In addition, the Planning Commission directed staff to incorporate the following requirements into the conditions of approval for the project: Eliminate the vehicular access from Ermine Street to the project site and construct a cul de sac at the western end of Ermine Street with a pedestrian trail to connect to Golden Valley Road. • Provide language requiring the applicant to construct traffic mitigation on Dorothy Street and Steinway Street, if necessary in the future. • Require applicant to inform future residents of the proposed development that the Saugus Speedway may become operational in the future. ERMINE STREET CONNECTION The elimination of the Ermine Street connection has been a topic of discussion throughout the public hearing process. At the direction of the Planning Commission at their June 7, 2005 meeting, staff added to the Draft EIR an alternative to be analyzed that eliminated the Ermine Street connection. The alternative was determined to be infeasible for the reasons stated below. Currently, the Ermine Street neighborhood has three primary access points to Plum Canyon Road/Whites Canyon Road: 1) Ashboro Drive, with 4,400 Average Daily Trips (ADT); 2) Steinway Street, with 4,500 ADT; 3) Camp Plenty Road/Nadal Street, with 1,950 ADT. With the proposed Ermine Street connection to the future Golden Valley Road, approximately 2,000 ADT would be redistributed to Golden Valley Road. This traffic would be from the existing Ermine neighborhood that would redistribute from Whites Canyon Road/Plum Canyon Road to Golden Valley Road, due to the more convenient access it would provide to destinations to the west. The effects of the Ermine Street connection and the redistribution of the existing traffic in the Ermine neighborhood would be an increase in traffic volumes at the western end of Ermine Street and a decrease in traffic volumes at the eastern ends of Ashboro Drive, Steinway Street and Camp Plenty Road. It should also be noted, that Dorothy Street will also be extended to Golden Valley Road, as part of the KB Home project currently being constructed in unincorporated Los Angeles County. Dorothy Street is currently a dead-end street, the majority of which is within the City. With the Ermine Street connection, it is projected that Ermine Street and Dorothy Street would carry a total of 2,000 ADT. It is difficult to determine exactly how much of the 2,000 ADT would be on Ermine Street and how much would be on Dorothy Street. If Ermine Street is not connected, however, the entire 2,000 ADT would be on Dorothy Street. As mentioned previously, the connection of Ermine Street would cause a reduction in traffic volumes at the eastern ends of Ashboro Drive, Steinway Street and Camp Plenty Road. Ashboro Drive would cavy 3,650 ADT, Steinway Street would carry 3,750 ADT, and Camp Plenty Road would carry 1,650 ADT. The Ermine connection to Golden Valley Road would also provide additional access to the existing residential neighborhood in the event of an emergency. A fully open access (i.e. not gated), would provide a western connection not only for emergency vehicles entering the neighborhood, but also for residents needing to evacuate the neighborhood. It is desirable that the existing Ermine Street neighborhood have convenient access to the public park proposed as part of the Keystone project. The connection of Ermine Street to Golden Valley Road would provide this convenient access. Without the extension of Ermine Street, existing residents would either have to travel significantly out of their way via Whites Canyon Road, or utilize Dorothy Street, adding additional traffic to this residential street. As currently planned, the Keystone project will be providing a site for a future junior high school. Once the junior high school is opened, students from the existing Ermine Street neighborhood may be attending that school. Similar to the concerns regarding access to the public park, without the extension of Ermine Street, existing residents would either have to travel significantly out of their way via Whites Canyon Road, or utilize Dorothy Street, adding additional traffic to this residential street. Even if it is not currently planned for Ermine -area students to attend the new junior high school, school district attendance boundaries do change from year to year. Planning Commission Recommendation At their meeting of January 17, 2006, the Planning Commission voted 5:0 to recommend approval of the proposed project without a connection to Ermine Street. This recommendation came after public testimony from the Ermine Street residents that opposed the connection of Ermine Street to the proposed project. ALTERNATIVE ACTIONS Other action as determined by the City Council. FISCAL IMPACT Staff completed a fiscal impact analyses 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 development of 499 residential units, a Junior High School site and YMCA site. The project does have cumulative revenues to the City's general fund that were greater than the cumulative expenditures to the general fund. ATTACHMENTS Attachment A: Keystone Vesting Tentative Tract Map Attachment B: Keystone Park and Trail Exhibit Attachment C: Staff Reports for the Planning Commission meetings held on June 7, 2005, August 30, 2005, September 20, 2005, November 15, 2005, and January 17, 2006 (reading file) Attachment D: Draft Final EIR (reading file) Attachment E: Planning Commission Resolutions P06-01 and P06-02 (reading file) LMH:HW SAMCURRENV2003\03-358 (Ermine St.)\Agenda Report.doc ATTACHMENTS Keystone Vesting Tentative Tract Map Keystone Park and Trail Exhibit Staff Reports for the Planning Commission meetings held on June 7, 2005, August 30, 2005, September 20, 2005, November 15, 2005, and January 17, 2006 available in the City Clerk's Reading File Draft Final EIR available in the City Clerk's Reading File Planning Commission Resolutions P06-01 and P06-02 available in the City Clerk's Reading File ATTACHMENT Keystone Vesting Tentative Tract Map is on file in the Planning Division ATTACHMENT Keystone Park and Trail Exhibit is on file in the Planning Division CITY OF SANTA CLARITA DEPARTMENT OF COMMUNITY DEVELOPMENT NOTICE OF CITY COUNCIL PUBLIC HEARING FOR THE KEYSTONE PROJECT APPLICATION: Master Case Number 03-358, General Plan Amendment 03-002, Zone Change 03-002, Vesting Tentative Tract Map 60258, Conditional Use Permit 03-016, Hillside Plan Review 03-006 and Oak Tree Permit 03-066. PROJECT LOCATION: The proposed project site is located at the westerly extension of Ermine Street, north of the Santa Clara River and Soledad Canyon Road south of the intersection of Bouquet Canyon Road and Plum Canyon. APN's: 2801-001-005,23,24,25,26,2805-001-001, 9, 11, 23 and 2812-009-003. PROJECT DESCRIPTION: On January 17, 2006, the Planning Commission recommended approval of the Keystone project, as revised, to the City Council. The project as revised includes a proposal to develop vacant parcels of land totaling approximately 246 acres for single and multi- family residential uses, school and YMCA uses, open space and roadways. A tentative tract map is required to subdivide the existing lots into: 96 single-family lots, 223 detached single family units and 180 for -sale townhome units, one (0.5 acre) industrial lot, school and YMCA lots, HOA lots, open space lots, and Santa Clara River lots. A General Plan Amendment and Zone Change are requested to change the land use and zoning designations of the project site to Residential Suburban and Residential Medium with SEA overlay and will define the specific alignments for Golden Valley Road. A Conditional Use Permit, Hillside Review Permit and Oak Tree Permit are also being requested PROJECT PROPONENT: Synergy, A Land + Development Company and Brookfield Homes, LLC The first City Council Public Hearing to introduce and discuss the merits of this project will be conducted by the City of Santa Clarita City Council on: DATE: March 28, 2006 TIME: At or after 6:00 p.m. LOCATION: City Council Chambers 23920 Valencia Blvd., First Floor Santa Clarita, CA 91355 A Draft Final Environmental Impact Report (Draft FEIR) has been prepared for the project to identify potential environmental impacts. The Draft Final Environmental Impact Report has been available for public review since July 19, 2005. The Draft FEIR includes all of the written comments received on the Keystone Draft EIR and detailed responses to the written comment letters. The Draft FEIR also includes the Revised Draft EIR changed pages as a result of comments, and the Draft EIR. A copy of the Draft FEIR is available for review at the City of Santa Clarita, Department of Community Development, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355 and at the following locations: Los Angeles County Library (Valencia, Newhall, and Canyon Country branches). It also can be reviewed on the City of Santa Clarita's website santa-clarita.com If you wish to challenge the action taken on this matter 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 of Santa Clarita at, or prior to, the public hearing. For further information regarding this proposal, you may contact the City of Santa Clarita, Department of Community Development, 23920 Valencia Boulevard, 302, Santa Clarita, CA 91355; Telephone: (661) 255-4330. Project Planner: Heather Waldstein Posted: Santa Clarita City Hall and Los Angeles County Library (Valencia Branch) Published: The Newhall Signal SAMCURRENW2003\03-358 (Ermine SC)\CC NoOce.do