Loading...
HomeMy WebLinkAbout2006-04-25 - AGENDA REPORTS - MC 04-444 SOLEDAD VILLAGE GPA (2)Agenda Item: 1:51 CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: Jason Mikaelian DATE: April 25, 2006 SUBJECT: SOLEDAD VILLAGE PROJECT, MASTER CASE 04444, CONSIDERATION OF A GENERAL PLAN AMENDMENT 04-006, ZONE CHANGE 04-004, TENTATIVE TRACT MAP 62322 AND CONDITIONAL USE PERMIT 05-021 AND AN ENVIRONMENTAL IMPACT REPORT FOR A 407 -UNIT RESIDENTIAL CONDOMINIUM COMPLEX (INCLUDING 22 LIVE -WORK UNITS) AND AN 8,000 SQUARE FOOT COMMERCIAL CENTER ON A 30 -ACRE PROPERTY ON THE NORTH SIDE OF SOLEDAD CANYON ROAD AT GLADDING WAY IN THE CITY OF SANTA CLARITA. DEPARTMENT: Community Development RECOMMENDED ACTION City Council receive the staff report, presentation and conduct the public hearing; and direct staff to return to the May 23, 2006 City Council meeting with final responses to comments and a resolution certifying the Environmental Impact Report State Clearinghouse Number 2005041100 and adopting the Mitigation and Monitoring Program and Statement of Overriding Considerations for a 407 -unit residential condominium complex and an 8,000 square foot commercial center on a 30 -acre property on the north side of Soledad Canyon Road at Gladding Way in the City of Santa Clarita. Additionally, direct staff to prepare a resolution for the May 23, 2006 City Council meeting approving Master Case 04-444, General Plan Amendment 04-006, Tentative Tract Map 62322 and Conditional Use Permit 05-021, subject to the conditions of approval; and direct staff to prepare an ordinance for the approval of Zone Change 04-004. BACKGROUND The subject property is located on the north side of Soledad Canyon Road adjacent to the Santa Clara River between Bouquet Canyon Road and Golden Valley Road (generally at the intersection of Gladding Way). The 30 -acre property is triangular shaped with approximately 2,600 feet of frontage and is located approximately '/, mile east of the Santa Clarita Metrolink commuter rail station. In 1992, the Planning Commission approved Parcel Map 20383 for the subject property, to allow for the future development of commercial and office uses. A Mitigated Negative Declaration was completed as part of the California Environmental Quality Act (CEQA) review process. As part of that approval, several improvements to the subject property were completed including a new street entrance with signal improvements at Gladding Way, grading and importation of earth to create site pads above flood levels, construction of buried bank stabilization along the river and the extension of new trail systems along the northern and southern property boundary. The applicant has since reconsidered proposing a commercial project on the property. On November 12, 2004, the applicant submitted the current application to develop a residential project with a commercial component. PROJECT SUMMARY The original project submitted by Newhall Land included 437 multi -family residential ownership units, an 8,000 square foot commercial center and various recreational areas connected by a network of private streets and walkways. The City's Development Review Committee reviewed the original project on February 17, 2005. Staff had several concerns with the project design and directed the applicant to modify the plan to provide more recreational space, create a core with a "Village Green" and enhance the project's pedestrian connectivity. A total of four meetings were held before the Santa Clarita Planning Commission (including three public hearings) from December 6, 2005 to March 7, 2006. As a result of issues raised by staff and the Planning Commission, the applicant developed a revised site plan that was substantially consistent with the Live -Work Alternative analyzed in the Draft Environmental Impact Report (DEIR). The Live -Work Alternative is identified as the environmentally superior alternative. The Live -Work Alternative reduced the number of units from 437 to 407. The unit mix was also expanded to include 22 live -work units oriented along Gladding Way, 57 rowhouse units, 202 townhome units and 126 triplex units. The 8,000 square foot commercial center at the northeast corner of Soledad Canyon Road and Gladding Way would remain. In addition, the project includes a workforce housing component. Through this program, five percent of the units would be sold to first time buyers at ten percent below the market price, with preference given to teachers, nurses and public safety employees currently employed or residing in the Santa Clarita Valley. Proposed Entitlements The project will require the approval of the following entitlements: General Plan Amendment 04-006 A General Plan Amendment is required to change the land use classification from Commercial Office (CO) with a Valley Center Concept (VCC) overlay to Commercial Neighborhood (CN) and Residential Medium High (RMH). The VCC overlay would be maintained. The CN classification would include the area of the proposed commercial center and the live -work units for a total of 3.5 acres. The RMH classification would include all other areas for a total of 26.5 acres. Zone Change 04-004 A Zone Change is required to change the zoning designation from Commercial Office with a Planned Development Overlay (CO -PD) to Commercial Neighborhood (CN) and Residential Medium High (RMH). The PD overlay would be maintained. Tentative Tract May 62322 A tentative tract map is required to subdivide the subject property for 407 residential condominium units and one commercial parcel. A homeowner's association will maintain all common recreational areas, landscape setbacks, streets and driveways. Conditional Use Permit 05-021 A conditional use permit is required to implement the PD overlay, to exceed a building height of 35 feet and to establish live -work units in the CN zone. Circulation and Parking Main access for the project will be provided via Gladding Way, which is already improved with a traffic signal. In addition, secondary access will be provided by a new private street ("QQ" Street) at the western end of the property. As mitigation measures, right turn lanes will be constructed at both entrances for vehicles traveling westbound on Soledad Canyon Road. "QQ" Street will be a limited access point with only right -in, right -out and left -in movements. Interior access includes Gladding Way, a network of main collector streets and shorter driveway -spurs. The collector streets will have a width of 26 to 36 feet, while the driveway -spurs will have a width of 26 feet. Most of the garages are accessed off of the driveway -spurs. All of the interior streets and driveways will be privately maintained. Each residential and live -work unit will have an attached two -car garage for a total of 814 covered spaces. In addition, the site plan shows 810 guest parking spaces including a mix of parallel and 90 degree spaces spaced throughout the complex. Parking for the commercial center will be reviewed in the future by the Development Review Committee. Open Space and Pedestrian Circulation Each unit will have a patio and/or balcony with an area ranging from 150 to 300 square feet. In addition, several common recreational areas will be provided including a large "village green" area in the center of the complex, a main recreation facility with a swimming pool at the terminus of Gladding Way, satellite recreation areas at the west and east side of the complex and other smaller recreational areas. Combined, they provide 3.3 acres of common recreational space. The subject property is bordered by two public trails -- one along Soledad Canyon Road and the other along the Santa Clara River. Residents will be able to access the trail along Soledad Canyon Road from both Gladding Way and "QQ" Street. In addition, four connections will be provided to the trail along the Santa Clara River. Walkways and parkways will be provided along the main collector streets. In addition, interior pathways will connect the residential units to all common recreational areas and both off-site public trails. The applicant will also construct a pedestrian bridge west of the subject property to provide better connection to the commuter rail station. A new bus stop with a turn -out lane will be constructed in front of the project west of the Gladding Way intersection. Bus stops without tum -out lanes will also be constructed on the other side of Gladding Way and west of the subject property near the pedestrian bridge. Architecture and Building Height Colored elevations of all the proposed structures have been reviewed by the City's Design Consultant for consistency with the City's Design Guidelines and the City Council and Planning Commission's desire for high quality commercial and multiple -family residential development. The architectural styles follow Spanish and Italian designs and include stucco exteriors with arches and building projections, tile roofing, stone accents and rich colors. The live -work and rowhouse units will be three stories with a maximum height of 40 feet for the body of the building and 50 feet for any architectural projections. The townhome and triplex units will be two stories with a maximum height of 35 feet. The commercial center will be one story but will have a faux second floor to give the appearance of a taller structure. The commercial center will have a maximum height of 35 feet for the body of the building and 50 feet for any architectural projections. Landscaping and Setbacks Conceptual landscaping plans have been reviewed by the City's Landscape Review Consultant to ensure the plant materials selected complement the natural landscape of the area, the environmental conditions of the region and the City's Landscape Development Guidelines. Street trees will be required along Soledad Canyon Road and within the street medians for the length of the property. To improve the appearance of the property, the Planning Commission requested the applicant completely cover the flood control channel along the western half of the property. This will allow the planting of turf and ground cover above the channel. Native trees and shrubs will planted in areas visible from the Santa Clara River. GENERAL PLAN, ZONING AND SURROUNDING USES The General Plan land use classification for the subject property is currently Commercial Office (CO) with a Valley Center Concept (VCC) overlay. The zoning is also CO with a Planned Development overlay (CO -PD). The CO category includes both commercial and commercial recreational businesses that offer goods for retail sale and professional businesses housed in offices. However, the subject property was identified in the City's Housing Element as suitable for high density residential housing due to its flat topography and proximity to the commuter rail station. In addition, the VCC Overlay provides for residential densities of up to 50 dwelling units per acre. The proposed residential densities of 14.5 units per acre and floor -area ratio for the commercial and live -work units are consistent with the proposed General Plan and zoning designations. Land uses to the north and west include the Santa Clara River and the Riverpark development currently under construction, which have a General Plan and zoning designation of Residential Moderate (RM). Land uses to the east include a mobile home park, soccer field and bowling. The mobile home park has a General Plan designation of RM and is zoned Mobile Home Park (MHP). The soccer field and bowling alley have a General Plan and zoning designation of Community Commercial (CC). Land uses to the south include the railroad right-of-way, industrial, commercial uses and vacant land. The General Plan and zoning designations for these areas include Open Space (OS), Business Park (BP) and Specific Plan (SP). Refer to the table below for a complete summary of the General Plan, zoning and land use of the subject property and surrounding properties. CC — Community Commercial RM — Residential Moderate OS — Open Space BP — Business Park SEA — Significant Ecological Area ENVIRONMENTAL IMPACT REPORT SP — Specific Plan MHP — Mobile Home Park VCC — Valley Center Concept Overlay PD — Planned Development Overlay In December 2004, staff prepared an Initial Study, which determined an Environmental Impact Report (EIR) would be required. An environmental consultant was subsequently hired to prepare the report. In April 2005, staff circulated the Notice of Preparation (NOP) and on May 11, 2005 a Scoping Meeting was conducted. The Draft Environmental Impact Report (DEIR) was completed in November 2005 and circulated for review from November 3, 2005 to December 19, Pla4AGZ6 "16 Iyt. + d U�.�se, �(( It �� i. �a ii� S ,aI4l,�ii 4 i��lll iii Subject Property CO-VCC CO -PD Vacant North RM-VCC RM Vacant riverbed, Riverpark SEA (along river development currently under area) construction East CC MHP Mobile home park & soccer field CC Bowling alley South OS OS Railroad BP BP Industrial, commercial uses and vacant land Southwest SP SP Vacant land, future Whittaker-Bermite development West RM-VCC RM Vacant riverbed SEA (along river area CC — Community Commercial RM — Residential Moderate OS — Open Space BP — Business Park SEA — Significant Ecological Area ENVIRONMENTAL IMPACT REPORT SP — Specific Plan MHP — Mobile Home Park VCC — Valley Center Concept Overlay PD — Planned Development Overlay In December 2004, staff prepared an Initial Study, which determined an Environmental Impact Report (EIR) would be required. An environmental consultant was subsequently hired to prepare the report. In April 2005, staff circulated the Notice of Preparation (NOP) and on May 11, 2005 a Scoping Meeting was conducted. The Draft Environmental Impact Report (DEIR) was completed in November 2005 and circulated for review from November 3, 2005 to December 19, P11b11 The DEIR addresses the following environmental factors: Land Use and Planning; Population, Employment and Housing; Aesthetics and Visual Resources; Traffic and Circulation; Air quality; Noise; Hydrology and Drainage; Water Supply; Schools/Education; Parks and Recreation; and Solid Waste. The DEIR also includes a detailed Project Description, Environmental Setting Section, Project Alternatives and a Cumulative Impacts Section at the end of each section. Mitigation measures were able to reduce impacts to a less than significant level in most areas. However a Statement of Overriding Considerations (SOC) would be required to address the following significant unavoidable impacts: • Traffic — the project would result in a one percent impact at the intersection of Bouquet Canyon Road/Soledad Canyon Road in the Interim Year (2015) Scenario. Since the intersection is built -out with no feasible mitigation, it is considered a significant impact; • Air Quality — the project would result in criteria pollutants exceeding the daily emissions thresholds of ROC, NOx and PM10 during construction and for ROC during project operation. Since these impacts would still occur after mitigation, it is considered a significant impact; • Noise — the project could result in the temporary exposure to high noise levels from automobile racing at the Saugus Speedway site, if such racing were to occur in the future. Although racing has not occurred on the site since 1994, the use was included as a `worst case" scenario and would be considered a significant impact; and • Solid Waste — the project could not conclude that adequate landfill disposal capacity will be available to serve the project. Since reliable landfill disposal capacity in the region is not available, it is considered a significant impact. On February 7, 2006, the Draft Final EIR was forwarded to the Planning Commission and commenting agencies and persons. The Draft Final EIR includes comments received on the Draft EIR and detailed responses to the written comment letters. A Final EIR will be prepared upon conceptual approval of the project by the City Council. Responses to any comments received up to and during the Council's public hearings on this project will be prepared and included in the Final EIR. PLANNING COMMISSION RECOMMENDATION The Planning Commission held four meetings on the project from December 6, 2005 to March 7, 2006. On the third meeting, the Commission conceptually approved the project and directed staff to prepare all the necessary documents for a recommendation of approval to the City Council. On March 7, 2006, the Planning Commission voted 5-0 recommending approval of the project and associated entitlements to the City Council. The Commission found the project to be creative and consistent with the City's goals to locate higher density residential housing in close proximity to transit and major roadway corridors. While the applicant's original project included the pedestrian bridge and the workforce housing component, significant revisions and enhancements were made to the project as recommended by staff and the Planning Commission. These included the following: • Recreational Amenities -- Creating a large and centrally located "village green" area, relocating the main recreational area adjacent to the Santa Clara River and adding two satellite recreational areas: one at the eastern end and one at the western end of the complex. These improvements increased the common recreational areas from 2.5 acres to 3.3 acres; • Density -- Reducing the density from 437 units to 407 units; • Mix of Uses — Adding the live -work and rowhouse units to create a better mix of unit types; • Parkways -- Requiring sidewalks with parkways with trees along most of the interior collector streets; • Flood Control Channel -- Completely covering and landscaping the flood control channel along the western half of the property; • Utilities — Agreeing to pay $300,000 to go towards the future undergrounding of utilities along Soledad Canyon Road; • Trails Improvement — Widening the trail along Soledad Canyon Road from 10 feet to 16 feet to allow separate lanes for bicyclists and pedestrians; and • Design Enhancements — Creating a faux second floor for the commercial center so it better integrates with the surrounding residential structures. Providing two architectural styles for the townhome and triplex product. Requiring decorative pavers at key private street intersections and along the driveway spurs to break up and improve the appearance of paved areas. ALTERNATIVE ACTIONS Other actions as determined by the City Council. FISCAL IMPACT Staff completed a fiscal impact analysis that evaluated the potential economic impact to the City's General Fund as the property is operational and fully developed. The report was based on the development of 407 residential units and an 8,000 square foot commercial center. In conclusion, the project will have cumulative revenues to the City's General Fund greater than the cumulative expenditures to the General Fund. The fiscal impact also took into consideration the various fees the applicant would be required to pay the City including Bridge and Thoroughfare fees, Quimby (parkland) fees, Transit Impact fees and Library Impact fees. ATTACHMENTS 1. Zoning Map 2. General Plan Map 3. Aerial Photograph 4. Project site plan, elevations and conceptual landscape plans 5. Planning Commission Staff Reports, Resolutions and Attachments available in the City Clerk's Reading File 6. Draft Final EIR available in the City Clerk's Reading File City of Santa Clarita Notice of Public Hearing PUBLIC 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 Blvd., First Floor, Santa Clarita, California, on the 25`s day of April, 2006, at or after 6:00 p.m. to consider Master Case 04-444 (Soledad Village); Environmental Impact Report SCH No. 2005041100; General Plan Amendment 04-006; Zone Change 04-004; Tentative Tract Map 62322; and Conditional Use Permit 05-021. The applicant, Newhall Land and Farming Company is requesting approval of the Soledad Village project, as revised. The project as revised included a proposal to develop the previously graded 30 -acre subject property with a 407 -unit residential condominium complex (including 22 live -work units), an 8,000 square foot commercial center, associated private recreational areas and on-site public and private circulation improvements. Requested entitlements include a General Plan Amendment to change the land use designation from CO-VCC (Commercial Office—Valley Center Concept) to RMH-VCC (Residential Medium High—Valley Center Concept) and CN-VCC (Commercial Neighborhood—Valley Center Concept); a Zone Change to change the zoning from CO -PD (Commercial Office—Planned Development) to RMH-PD (Residential Medium High—Planned Development) and CN -PD (Commercial Neighborhood—Planned Development); a Tentative Tract Map to subdivide the property; and a Conditional Use Permit to implement the PD overlay, to establish 22 live -work units and to exceed a building height of 35 feet. The project is located on the North side of Soledad Canyon Road between Bouquet Canyon Road and Golden Valley Road (at the intersection of Soledad Canyon Road and Gladding Way, APN 2849-027- 001, 002, 003, 004 and 2849-001-029). A Draft Final Environmental Impact Report (Draft FEIR) has been prepared for the project to identify potential environmental impacts. The Draft FEIR has been available for public review since November 3, 2005. The Draft FEIR includes all of the written comments received on the Soledad Village Draft FEIR and detailed responses to the written comment letters. 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 Los Angeles County Library Valencia and Canyon Country branches. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. 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, on 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, Santa Clarita, CA 91355; Telephone: (661) 255-4330. Project Planner: Jason C. Mikaelian, AICP. Dated: April 4, 2006 Sharon L. Dawson, CMC City Clerk Publish Date: April b, 2006 E E cs d x 1V CL y a ilii a f f i � t 1V CL y a SOLEDAD VILLAGE ENVIRONMENTAL IMPACT REPORT SCH NO. 2005041100 (On file in the Planning Division)