Agenda Item: 2
CITY OF SANTA CLARITA
PLANNING COMMISSION
AGENDA REPORT
CONTINUED PUBLIC HEARING
PLANNING MANAGER APPROVAL:
DATE: June 18, 2024
SUBJECT: Wiley Canyon Mixed Use Project (Master Case 20-238) APPLICANT: Wiley Canyon, LLC
LOCATION: West side of Wiley Canyon Road, between Calgrove Boulevard and Hawkbryn Avenue
CASE PLANNER: Erika Iverson
RECOMMENDED ACTION
Planning Commission:
1. Receive the staff presentation in response to Planning Commission direction;
2. Continue the public hearing to receive testimony from the applicant and the public;
3. Provide direction to staff on the hearing schedule; and
4. Continue the public hearing.
REQUEST
The applicant, Wiley Canyon, LLC, is requesting approval of an Architectural Design Review, Conditional Use Permit, Development Review, Minor Use Permit, Oak Tree Permit, and Tentative Map to allow for the development of a mixed-use project consisting of a senior-living facility with 130 independent living units, 61 assisted-living units, and 26 memory care beds; 8,914 square feet of commercial floor area; and 379 multi-family apartment units.
BACKGROUND
At the regular meeting of the Planning Commission on March 19, 2024, staff presented an overview of the proposed Wiley Canyon Mixed Use Project (Project), and the Draft Environmental Impact Report (DEIR). Following the staff presentation, applicant’s presentation, and testimony from the public, the Planning Commission requested additional information on various topics and directed staff to bring back additional information prior to considering a recommendation on the Project. The intent of this meeting is to respond to Planning Commission 2 Packet Pg. 262
direction from the March 19th public hearing and to receive direction from the Planning Commission on the public hearing schedule and preparation of a recommendation on the Project.
Staff is proposing the following dates for the project hearing schedule:
March 19, 2024 Project introduction, summary of DEIR, and public comments
June 18, 2024 Applicant Response to Planning Commission and public comments
TBD Response to Planning Commission and public comments
TBD Final EIR and project determination
MARCH 19, 2024 PLANNING COMMISSION FOLLOW-UP
At the March 19th meeting, staff provided an overview of the project and DEIR. The Planning Commission requested clarification and additional information on a number of topics from staff and the applicant as follows:
• Parking Plan
• Traffic Circulation and Access
• Incorporation of Residential Amenities
• Landscaping at Project Boundaries
• Additional Renderings
• Discussion on the Geotechnical Analysis
• Evacuation Operations for the Senior Facility
• Construction Management Plan
• Community Outreach
Following the March 19th public hearing, staff met with the applicant to outline the questions and requests for additional information on the above topics and outline a schedule to respond to questions in advance of the pending June 18th public hearing. Since that meeting, the applicant has worked to revise the site plan based on the feedback from the Planning Commission and public comments. A revised site plan, along with site sections that detail changes that have been made to the plan, are included as an attachment for consideration by the Planning Commission and will be further discussed in the applicant presentation at the June 18th public hearing.
Additional discussion on the revised proposal as it relates to the topics above is provided as follows:
Parking Plan
In response to comments raised by the Planning Commission regarding the adequacy of the parking provided, the applicant has revised the site plan to accommodate 50 additional parking spaces for a total of 1,016 parking spaces provided. In order to provide additional parking, the design of the landscape berm along the west property line, adjacent to the Caltrans right of way was modified. Due to the impending 2 Packet Pg. 263
construction of the 18-foot tall Metro sound wall, slated to commence in late 2024, the applicant has removed the proposed berm along the westerly property line of Planning Area 3 (the berm is proposed to remain along Planning Area 1). Elimination of the berm allows for additional parking stalls at the south west portion of the project site. A section detail is provided below showing the landscape buffer of approximately 23 feet between the parking and the Caltrans right-of-way. There is an existing chain-link fence along the property line, which the applicant is proposing to replace with a new wrought iron fence. There is an additional 23 feet of Caltrans right-of-way before the new 18- foot tall Metro sound wall for a total of over 40 feet between the Metro wall and the parking area (Section with key map is attached).
As summarized in the table below, the Mixed Use Development Standards of the Unified Development Code (UDC) require that the Project provide a total of 943 parking spaces. The Project proposal originally included 966 parking spaces, which resulted in 23 parking spaces above the UDC requirement. A parking demand study was also prepared for the Project and concluded that the parking supply of 966 parking spaces was adequate to accommodate all uses on the Project site, with the peak parking demand calculated to be 734 spaces.
Land Use Parking Ratio Units Required
Spaces
Proposed
Spaces
Multi-family 2+
Bedrooms
2 covered/Unit 203 units 406 406
Multi-family Studio/1
Bedroom
1 covered/Unit 176 units 176 196
Multi-family - Guest 0.5/Unit 379 units 190 194
Independent Senior 0.5/Unit 130 units 65 65
Independent Senior - 0.125/Unit 130 units 17 17
2 Packet Pg. 264
Guest
Residential Care Facility 0.5/Bed or
Unit
87 units 44 44
Commercial 1/200 SF 8,914 SF 45 45
Unassigned N/A N/A 0 49
TOTAL 943 1,016
With the proposed revisions to the site plan, the project would provide a total of 1,016 parking spaces, an excess of 73 parking spaces than required by the UDC. The applicant has proposed to designate 24 of the surplus parking to the multi-family units (49 surplus parking would remain unassigned). As proposed, the revised site plan would provide 602 covered (garage and carport) parking spaces designated for residential units and 194 surface parking spaces for residential guests. In total, 796 parking spaces would be allocated for the multi-family units resulting in a ratio of 2.1 spaces per unit.
As indicated in the table above, the Project proposal provides the number of parking spaces required by the UDC for the Senior Living Facility and the commercial component of the Project. As mentioned above, there are 49 surplus parking spaces that would remain unassigned, which could be utilized for all users of the Project, commercial and guests alike.
The Planning Commission requested information regarding the parking requirements for multi-family projects in the City that were approved under jurisdiction of Los Angeles County (LA County). There is not a direct comparison of parking ratios applied to multi-family development under LA County code and parking ratios for mixed-use developments under the UDC. However, there is a distinct difference between LA County and City parking requirements for residential guest parking. LA County requires ¼ space per unit for residential guests, where the City’s UDC requires ½ space per unit for residential guests in a mixed-use development.
Some specific multi-family developments located along Newhall Avenue and Sierra Highway that were approved by LA County include the Valle del Oro apartments on the north side of Newhall Avenue and the Park Sierra Apartments and River Circle Apartments off of Jakes Way. The overall parking ratios provided at these developments range from 1.1 to 2.3 spaces per unit, inclusive of resident and guest parking.
The Planning Commission also requested additional information on the location of ADA parking stalls around the Senior Living Facility. The number of required ADA parking stalls is dictated by the California Building Code. In this case, Planning Area 1 has identified 12 ADA parking stalls, or just over 5% of the parking stalls in Planning Area 1 in conformance with the building code requirements. Four of those stalls are proposed to be located at the main entrance to the Senior Living Facility. The balance are proposed to be located in pairs around the building at entrance points to the commercial space and secondary entrances to the Senior Living Facility. The final location of ADA parking stalls will be verified during the building permit plan check 2 Packet Pg. 265
process, subject to the California Building Code. Additionally, the Senior Living Facility has been designed with a covered entrance to allow for drop off and pick up of residents.
Incorporation of Residential Amenities
In response to inquiries from the Planning Commission regarding amenities for children and pets, the applicant has submitted a revised landscape concept for consideration. The updated landscape concept includes a children’s play area with playground equipment and bench seating. In addition, a dog park has been incorporated and several pet waste stations have been identified throughout the project site.
Landscaping at Project Boundaries and Additional Renderings
In response to feedback received at the March 19th meeting, the applicant revised the site plan, to shift the Senior Living Facility south. This shift results in tightening of outdoor plaza space and reduced landscaping around the base of the Senior Living Facility, but allows for a wider landscape planter along the north property line, adjacent to the mobile home park. As seen in the revised section below, the landscape planter has been widened from 5 to 11 feet. Of particular note, there is approximately 30 feet of existing buffer by way of undeveloped land on the mobile home park property, between the proposed Project property line wall and the nearest mobile home units.
This represents a total buffer of 41 feet between the mobile home units and the parking area of the proposed Project. The applicant has submitted a rendered view along the north property line to depict the north drive aisle and landscape area along the property line wall. The rendering and the complete section detail with key map are attached.
In addition, the applicant has provided a rendering of the view toward the berm wall located along the westerly property line of Planning Area 1. As noted in the discussion above, the berm wall is proposed to remain as originally designed along the westerly property boundary of Planning Area 1. The 18-foot Metro sound wall stops at this point, where the Caltrans right-of-way expands to over 40 feet between the freeway 2 Packet Pg. 266
and the Project property line. The section view is provided below with the full section details and key map provided as an attachment.
Geotechnical Analysis
The Planning Commission requested additional information regarding the geotechnical analysis for the Project. The applicant’s geotechnical consultant has prepared a response to the public hearing comments which is provided as an attachment. The geotechnical analysis for the Project includes recommendations for removal and re- compaction of soils in order to mitigate against the potential for liquefaction.
Conditions of Approval would require conformance with all recommendations of the geotechnical report which would be required to be demonstrated on construction drawings and verified through the grading and building plan check processes.
Traffic and Circulation
Wiley Canyon Road is currently two-lanes along the Project frontage to Calgrove Boulevard and there are no signalized intersections along this stretch of roadway. As discussed at the March 19th meeting, roadway improvements associated with the Project include the installation of three new roundabout intersections 1) at the project entrance on Wiley Canyon Road; 2) at Canerwell and Wiley Canyon Road; and 3) at Calgrove Boulevard and Wiley Canyon Road. In addition, a Class I trail (two-lane bicycle path and separated, five-foot wide pedestrian path) would be installed along the project frontage on Wiley Canyon Road from the project entrance to Calgrove Boulevard.
Although, Wiley Canyon Road is designated by the General Plan as a Secondary Highway, which is a four-lane road configuration, along the Project frontage, the proposed Project improvements would maintain a two-lane roadway configuration.
Based on the Project Traffic Assessment, the proposed Project would generate approximately 3,500 daily trips. The General Plan had assumed a build out of the 2 Packet Pg. 267
Project site that would generate approximately 27,000 daily trips, which had informed the designation of Wiley Canyon Road as a four-lane roadway in the General Plan.
As discussed at the March 19th meeting, the traffic volumes, inclusive of the current and expected future traffic volumes, plus the traffic volumes for the Project, along this portion of Wiley Canyon Road and Calgrove Boulevard would be between 9,000 and 10,000 vehicle trips per day. This is well below the maximum capacity of a two-lane roadway, which has a maximum capacity of 16,000 to 18,000 vehicle trips per day.
Due to the significantly lower daily trips generated by the proposed Project (3,500) than had been contemplated by the General Plan (27,000) for this site, there is not a nexus between the Project and build out of a four-lane roadway. Based on the projected future traffic volumes, including the Project trips, it is not anticipated that this portion of Wiley Canyon Road will reach the need to be four-lanes because these anticipated volumes fall well within the maximum capacity of a two-lane roadway. Nonetheless, Traffic and Transportation staff has reviewed the existing right- of-way width of Wiley Canyon Road and determined that, in the unlikely event four-lanes ever became necessary with future development, at its narrowest point, Wiley Canyon Road could be designed with four vehicle lanes and a sidewalk on either side of the roadway.
The applicant is working on preparing a traffic simulation to demonstrate the incorporation of the Project vehicle trips into the circulation on Wiley Canyon Road and expects to bring that back at a future meeting. However, the Transportation Analysis has informed the proposed roadway improvements, based on the traffic volumes expected to be generated by the Project.
As it relates to vehicle access to the site, there is one access point to the Project along Wiley Canyon Road. A secondary access is not required from a traffic circulation perspective. The Fire Department does require a secondary access for emergency service only, which is provided to Wabuska Street. The Wabuska Street access will be gated with a Fire Department knox box or similar device. This gate will not provide pedestrian access or any non-emergency vehicle access. As a result, there is little expectation that parking associated with the Project would occur on Wabuska Street because there is no direct pedestrian access at this location.
Evacuation Operations for the Senior Living Facility
The operator of the Senior Living Facility would be required, as part of its licensing process, to prepare and maintain an emergency disaster plan, which includes planning for evacuation events. The applicant is preparing to address questions by the Planning Commission as it relates to the evacuation procedures for the Senior Living Facility at the June 18th meeting.
Construction Management Plan
Construction management is addressed by staff through implementation of the project 2 Packet Pg. 268
Conditions of Approval. At the March 19th meeting, the Planning Commission requested information about construction management for both the proposed roadway improvements and the on-site construction. As part of the plan check process for street improvements, applicants are required to submit construction phasing and traffic control/detour plans for the roadway improvements. Separately, before grading permits are issued, the applicant is required to prepare a haul route application and comply with specific operation standards for the dirt haul operation including hours of operation between 8:30 a.m. to 3:30 p.m., provision for street sweeping services along the haul route, and providing traffic control and flagging personnel along the haul route. In addition, the applicant is required to repair any pavement damaged by the dirt hauling operation before a building permit is issued, and must make a security deposit before a grading permit is issued, for haul route pavement repair.
The Planning Commission asked specifically how the posted 3-ton weight limit on Wiley Canyon Road is addressed and expressed interest in keeping construction related traffic on the project site. The 3-ton limit is in place to protect the road and it is expected that construction equipment would exceed the limitation. However, as discussed above, conditions of approval, typical of all development projects, would require pavement repair along the haul route to repair any damage to Wiley Canyon Road related to those activities. As it relates to onsite construction, the applicant is working to prepare a construction phasing plan which would identify the construction sequence for the various project components and identify the on-site construction staging areas to accommodate parking and equipment storage for the duration of construction activities. This ensures ample space is allocated onsite for all phases of construction to eliminate construction related parking off-site.
Community Outreach
In response to comments by the Planning Commission, the applicant has conducted additional outreach to the community. Specifically, the applicant held two community meetings, on June 10, 2024 and June 11, 2024 on the Project site. Invitations to these meetings were sent to the HOA groups of Hidden Valley, Rancho La Salle, and The Oaks, as well as residents of the Mulberry Mobile Home Park and the Oakridge neighborhood.
NEXT STEPS
The applicant has submitted a revised site plan for consideration by the Planning Commission.
There are items that the applicant continues to work to address and would be provided to the Planning Commission at a future meeting.
At this time, the comment period on the DEIR has closed. There were 9 letters received from responsible agencies, 4 letters from interested organizations, and 45 public comment letters from 29 individual commenters. In addition, a form letter comment card was submitted with 79 signatures from residents in the Mulberry Mobile Home Park. Staff is working with the applicant and the technical consultants to address the comments that have been received and prepare the Final EIR.
2 Packet Pg. 269
Based on feedback from the Planning Commission on June 18th, staff anticipates returning to the Planning Commission with response to outstanding questions and/or additional comments at a date that is yet to be determined. This is expected to be followed by an additional meeting to consider a recommendation on the Project and Final EIR with responses to all comments.
CORRESPONDENCE
Separate from response on the DEIR, staff has received one email addressed to the Planning Commission which is provided as an attachment. Additionally, several written comment cards were submitted after the close of the Planning Commission hearing on May 21, 2024. Those written comment cards are attached.
ATTACHMENTS
Revised Site Plan
Revised Conceptual Landscape Plan
Site Sections
Rendering - Interior North Drive Aisle
Rendering - Berm Wall
Geotecnical Memo
Planning Commission Correspondence
Comment Cards
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Attachment: Revised Site Plan (Wiley Canyon Mixed Use Project (MC20-238)) /0
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2.b
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Attachment: Revised Conceptual Landscape Plan (Wiley Canyon Mixed Use Project (MC20-238)) /0/1/2/3/4/5/6/7/1/i255/0/3/1/6/7/9/10/i255/11/12/11
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Attachment: Rendering - Berm Wall (Wiley Canyon Mixed Use Project (MC20-238)) ALLAN E. SEWARD
ENGINEERING GEOLOGY, INC.
Geological And Geotechnical Consultants
27825 Smyth Drive, Valencia, California 91355 661-294-0065
June 3, 2024 Job No. 24-2593-9
Wiley Canyon, LLC
c/o Sheridan Ebbert Development
13120 Telfair Avenue
Sylmar, CA 91342
Attention: Mr. Scott Sheridan
Subject: Response to Public Hearing Comments
Wiley Canyon Mixed-Use Project (Master Case 20-238)
Reference: GEOTECHNICAL REPORT
Review of Tentative Tract Map, dated 5/26/21
Tentative Tract Map No. 083295
Santa Clarita, California
Dated: June 15, 2021 – Job No.: 21-2593-4
Dear Mr. Sheridan:
This letter has been prepared in response to public comments regarding the liquefaction potential for the proposed Wiley Canyon Mixed- Use project, raised by member s of the public during the March 19, 2024 planning commission hearing. In particular, there was a concern regarding the performance of the proposed one- to four-story senior-living and multi-family structures during an earthquake if liquefaction occurs at the site.
This company was founded by Allan E. Seward in 1978 and has performed numerous investigations in the Santa Clarita Valley. This firm is very familiar with the Santa Clarita Valley geologic and geotechnical soil conditions. Some of the more notable approved and constructed project investigations include the Newhall Ranch Specific Plan, Old Town Newhall Library, The Plaza at Golden Valley, and 3-story Santa Clarita Valley Medical Plaza Building.
Review of the Seismic Hazard Zones Map for the Oat Mountain Quadrangle indicates that the subject site is located in a Seismic Hazard Zone of required investigation for soil liquefaction , which is typical for most of the alluvial valleys in the Santa Clarita V alley. The purpose of the Seismic Hazard Mapping Act is to delineate seismic hazard zones and direct permitting agencies (e.g., Cities) to withhold development permits for a site until the geologic and soil conditions of the project site are investigated and appropriate mitigation measures if any, are incorporated into the development plans. Liquefaction is a phenomenon where saturated sand and silt take on the
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Attachment: Geotecnical Memo (Wiley Canyon Mixed Use Project (MC20-238)) Wiley Canyon, LLC Job No.: 24-2593-9
June 3, 2024 Page 2 of 2
Allan E. Seward Engineering Geology, Inc. Geology and Geotechnology characteristics of a liquid during the intense shaking of an earthquake . Structures founded on liquefied soils may experience subsidence and/or lateral movemen t, causing subsequent damage to the structure.
The potential for liquefaction, and its possible consequences along with the mitigation measures, were analyzed based on a subsurface investigation discussed in the referenced report and the current standard of care for the profession . The analysis used an estimated Peak Ground Acceleration from a maximum considered earthquake and assumes a historic high ground water depth. The conclusion of this analysis was that the soils in upper 15 to 20 ft were susceptible to potential settlement. The recommended mitigation measure is ground improvements by removing the upper 15 to 20 ft of soil and replacing these excavated soils as a dense compacted fill. This removal and recompaction of the upper soils will be sufficient to mitigate the liquefaction and resulting settlements hazard to the proposed structures. This is a typical mitigation recommended in the Santa Clarita V alley for similar constructed projects. Our referenced geotechnical report has been reviewed by the City of Santa Clarita, the regulatory agency having jurisdiction over the project, and the City did not have any objection to the report findings and recommendations.
In summary, the proposed structures will be safe against liquefaction hazard provided the recommended geotechnical liquefaction -mitigation measures (i.e. , adequate removal and recompaction) as outlined in the referenced report are performed under observation and testing by the project geotechnical engineer of record.
This opportunity to be of continued service is appreciated. If you have any questions regarding this report, please contact us.
Respectfully submitted,
Eric J. Seward, CEG 2110 Martin Neely, MS, GE 2937
Principal Engineering Geologist Principal Geotechnical Engineer Vice President
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Attachment: Geotecnical Memo (Wiley Canyon Mixed Use Project (MC20-238)) 1 Rachel A. Clark
From: Annette Lucas <[email protected]>
Sent: Friday, May 31, 2024 12:20 AM
To: Rachel A. Clark
Subject: Public Outreach for Wiley Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.
May 31, 2024
Planning Commissioners
Rachel Clark, Planning Secretary
Re: Directed Neighborhood Outreach for the Wiley project.
Hello Commissioners and Planning Secretary
Per the Planning Commissioners direction to Tom Clark, the developer for the Wiley Project, is there a date before the June 18,2024 Planning Commission meeting that Mr. Clark is required to follow up with the neighborhood meetings?
Also, is there a notification process Mr. Clark
needs to follow?
Mr. Tom Clark called me, Annette Lucas, and ask if I would contact my group? I do not have a formal group but I have some
interested parties email addresses, not the entire Oakridge neighborhood.
Isn’t this Mr.Clarks’ responsibility no notify residents of his meetings? And what is required?
In his phone conversation with me he said, I (Annette Lucas) have a group or am well known about the Wiley Project and would I notify my contacts of the dates June 10th and June 11th. for his outreach meetings.
He said that he had contacted the three HOA’s and their meeting would be on the 10th and Oakridge and other parties would be the 11th both at 6:00 pm. at on Barn on the property.
I ask if he notified the Mulberry Mobile home residents and his reply was he had notified the Property Management Company and they had no position and called the park manager.
That is not notifying residents of the Mulberry Mobile home park in my humble opinion but may be all he is required to do.
Please advise at your earliest convenience
Annette Lucas
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CITY OF SANTA CLARITA
PLANNING COMMISSION
Regular Meeting
~ Minutes ~
Tuesday, June 18, 2024 6:00 PM City Council Chambers
CALL TO ORDER
Chair Burkhart called the meeting to order at 6:00 p.m.
ROLL CALL
Chair Burkhart, Vice-Chair Ayala, Commissioner Berlin, Commissioner Eichman, and Commissioner Ostrom were all present.
FLAG SALUTE
Commissioner Eichman led the flag salute.
COMMISSION SECRETARY ANNOUNCEMENT
Rachel Clark gave the secretary announcement.
APPROVAL OF MINUTES
A motion was made by Commissioner Berlin and seconded by Commissioner Ostrom to approve the minutes from the June 4, 2024 meeting. Said motion carried by a voice vote of 5-0.
PUBLIC HEARINGS
ITEM 1
APPEAL OF THE HEARING OFFICER APPROVAL OF THE PROMENADE FLATS MIXED USE PROJECT (MASTER CASE 21-086)
Public Hearing for Appeal 24-001 of the Hearing Officer approval of the Promenade Flats Mixed-Use Project (Master Case 21-086).
RECOMMENDED ACTION:
Staff recommends the Planning Commission:
1. Receive staff presentation;
2. Conduct the public hearing;
3. Determine that the project is exempt from environmental review pursuant to California Environmental Quality Act Guidelines § 15332, as a Class 32 categorical exemption consisting of an in-fill development project; and,
4. Adopt Resolution P24-11, denying Appeal 24-001 and affirming the Hearing Officer approval of a request by Harvard 826 Property, LLC to construct and operate the Promenade Flats Mixed-Use Project (Master Case 21-086).
Andy Olson, Associate Planner, presented on the item.
Commissioner Berlin requested the City Attorney, Ephraim “Eppi” Margolian to provide clarity of the Planning Commission’s authority as it relates to Senate Bill 330. Eppi responded with the definition of Objective Design Standards that must be applied to the project.
Chair Burkhart opened the public comment portion of the public hearing at 6:13 p.m.
Hunt Braly, Dean Arizabal (Parking Management Plan), and Brandon Helfer (parking consultant), of the applicant team, presented on behalf of the item.
Vice-Chair Ayala asked about the number of handicap accessible (ADA) spaces. Mr. Braly responded that they meet code-required parking. Carolina Henao, of the applicant team, noted that ADA parking is exceeded by 20 percent. Patrick Leclair, Planning Manager, noted that during the building plan check review process, the location and number of accessible stalls are reviewed to ensure compliance with the Building Code. Chair Burkhart posed the question if it makes sense to "overpark" ADA stalls when the number of parking stalls are a concern. He also made note that he may propose not exceed code-required ADA parking to ensure maximum available for public use.
Commissioner Berlin asked if the site would be losing parking stalls and if the IHOP restaurant would still be allocated their 30 parking spaces. Mr. Olson confirmed that the number of parking spaces on the project site would be reduced; some spaces would be shifted/dispersed across the project site but the number of spaces based on parking demand would meet requirements for existing uses.
Chair Burkhart asked if the spaces will remain convenient to the restaurant. The Commissioners expressed concerns over location, convenience, and availability of parking; guest parking and employee parking usage and enforcement; and monitoring of the parking spaces. Commissioner Eichman expressed the need to have the on-site operator as a continual requirement and concern that employees with long shifts would be cited for parking. The applicant’s parking consultant provided a response noting there would be an on-site operator to actively audit and manage the parking lot usage.
Chair Burkhart asked if there is another location within the City that requires the same level of parking management. Mr. Leclair responded that he is unaware of another that has been conditioned by the City of Santa Clarita.
Commissioner Berlin asked how many parking spaces would be available for the existing businesses during construction, additionally, she shared concern of the distance that the elderly or disabled person would need to travel from the parking stall to the IHOP during construction.
Mr. Braly noted that 152 commercial parking spaces would be available during construction and the distance between the southern parking spaces and IHOP would be similar to parking at the mall and walking to a restaurant.
Commissioner Berlin asked how the commercial tenants would receive deliveries. Mr. Braly noted that he would respond after consulting with his client after hearing the public speakers.
There were three speakers in support of the project noting support for in-fill development and mixed-use development, and a reminder to focus on long-term benefits instead of short-term complaints. There were six speakers in opposition expressing concerns of congested parking/spillover into Cinema Park, potential confrontation over parking enforcement, current spillover parking from Las Flores apartments, access to Las Flores access during construction, light spillover, and the potential impacts to employee and customer parking. Additionally, there were two speakers that were neutral or did not disclose their position noting concerns for sewer capacity and commercial delivery spaces.
There was one written comment in opposition to the project.
Exercising the right of rebuttal, Mr. Braly responded to comments. He noted that IHOP currently closes at 3:00 p.m. with no dinner service; to date, no data has been provided to indicate that off- site parking occurs at Cinema Park; and, one delivery area is available for IHOP. In reference to the number of parking spaces provided for the live/work units, he mentioned that the proposed project meets the City’s code and Senate Bill 330 does not affect the required parking. Ms.
Henao provided more detail on the number of ADA parking spaces and the excess was due to code and convenience. She also provided more details on locations of commercial delivery spaces. Mr. Braly added that any tenants could use the delivery spaces.
Chair Burkhart closed the public comment portion of the public hearing at 7:34 p.m.
Commissioner Berlin asked how many employees are currently in the center. Mr. Braly responded that there is no data but the allocated spaces are based on the City’s code.
Commissioner Berlin stated that upon her visit to the center at around 9:15 a.m., both the project parking lot and Cinema Park were busy. She also noted that during construction, the site would be short 57 spaces, requested that a condition of approval be added for the City to look at the parking management plan and be re-evaluated within six months, and if the on-site parking attendant escort people to the rear parking lot due to safety concerns. Mr. Braly noted that the construction of the new parking lot will happen prior to the construction of the new building thus giving the Las Flores residents uninterrupted access via their access gate, as required per their agreement. He also noted that the Los Angeles County Sanitation District has not provided any feedback regarding issues with the project.
Mr. Braly deferred the response to the City if the City would want to evaluate the parking management plan and states that 6 months may be too short of a time. He also stated that that the “shortage” of parking spaces is not correct as this would be prior to construction of the residential and commercial that would require those spaces.
Commissioner Berlin requested an ADA accessibility plan, construction management plan, and a parking management plan for during construction. She also asked to limit or reduce construction hours on weekends. She asked the applicant team for the size of the balconies and if there would be a permanent shade structure on the roof top. Ms. Henao responded with the approximate balcony size and confirmed that a shade structure would be provided and discussed with staff.
Commissioner Berlin suggested that the applicant implement a business interruption plan with signage during construction. She also asked if there is a condition of approval that requires the south parking lot to be built first and, if not, she requests the condition be added. Mr. Olson noted that it is not currently a condition, but that a condition could be added, should the Commission choose to do so. Mr. Braly indicated that the applicant would accept such a condition.
Commissioner Berlin asked if there is a northbound bus stop. Andy confirmed. Commissioner Berlin asked that the live/work unit be marketed as live/work for a year, prior to being able to be converted to residential.
Commissioner Eichman asked Mr. Braly to confirm that the on-site parking attendant would only be there Monday through Friday during peak hours, out of concern of additional unauthorized overnight parking. Mr. Braly responded that the schedule is not yet confirmed but if it is found that there are impacts during business hours, it can be revisited, evaluated, and enforced. The Commission discussed peak/off-peak parking activities and guest parking for residents. Mr.
Braly requested that the parking management plan be reviewed by staff and re-evaluated after six to eight months of implementation and states that they have vested interest in preventing negative parking impacts.
Vice-Chair Ayala shared her observations regarding the parking lot and requested to implement measures that ensure the parking is available for its intended uses by way of parking permits, visible signage, real-time monitoring and security personnel, and to keep communicating with tenants during the project.
Commissioner Eichman asked about noise mitigation during the 58 weeks of construction noting that the tea house restaurant, specifically, uses the outdoor space. She also shared concern of impacts to businesses during construction and also noted that once the project is built, she believes that the businesses will do well.
Commissioner Berlin asked if reduced construction hours on the weekends would be considered.
Chair Burkhart stated that it would prolong construction.
Commissioner Ostrom, in response to parking concerns, recalled that when the hospital was built, underground parking was suggested but it does not seem practical for this project.
Commissioner Berlin and Mr. Leclair confirmed the conditions as requested by the Commission to include: 1. Staff review of the Parking Management Plan before occupancy with an evaluation by the applicant in six to eight months after implementation; 2. A construction management plan, to ensure sufficient overall parking, ADA parking, and ADA access are provided during construction; 3. Marketing of the live/work units for a period of one year, prior to conversion to residential, instead of six months; 4. Permanent shade structure on roof top; and 5. Construction of the southwest parking lot prior to building construction. Mr. Leclair asked the applicant team to confirm that the roof-top solar structures could be dual purpose as shade structures. Ms. Henao confirmed that the structures fulfill both functions.
Mr. Braly confirmed that the three-hour parking is not applied on all commercial spaces but only the spaces on the north side of the building. Parking enforcement would not negatively impact employees. He also requested an exception for overnight parking for tenants with an approved need. Mr. Braly and Commissioner Berlin clarified that after eight months of the Parking Management Plan implementation, the City would evaluate the plan and provide feedback for any changes that would need to be made. Mr. Leclair suggested that condition PL5 be amended to reflect the Parking Management Plan evaluation.
A motion was made by Commissioner Berlin and seconded by Vice-Chair Ayala adopting Resolution P24-11, denying Appeal 24-001 and affirming the Hearing Officer approval of a request by Harvard 826 Property, LLC to construct and operate the Promenade Flats Mixed-Use Project (Master Case 21-086) and determining that the project is exempt from environmental review pursuant to California Environmental Quality Act Guidelines § 15332, as a Class 32 categorical exemption consisting of an in-fill development project, with aforementioned amendments. Said motion carried by a roll-call vote of 4-1.
A recess was called at 8:02 p.m. and was called back to order at 8:17 p.m. by Chair Burkhart.
RESULT: APPROVED AS AMENDED [4 TO 1]
MOVER: Renee Berlin, Commissioner
SECONDER: Patsy Ayala, Vice-Chair
AYES: Lisa Eichman, Dennis Ostrom, Renee Berlin, Patsy Ayala NAYS: Timothy Burkhart
CONTINUED PUBLIC HEARING
ITEM 2
WILEY CANYON MIXED USE PROJECT (MASTER CASE 20-238)
A request to allow for the development of a mixed-use project consisting of a senior-living facility with 130 independent living units, 61 assisted-living units, and 26 memory care beds; 8,914 square feet of commercial floor area; and 379 multi-family apartment units.
RECOMMENDED ACTION:
Planning Commission:
1. Receive the staff presentation in response to Planning Commission direction;
2. Continue the public hearing to receive testimony from the applicant and the public;
3. Provide direction to staff on the hearing schedule; and
4. Continue the public hearing.
Erika Iverson, Senior Planner, presented on the item.
Commissioner Berlin asked to confirm that although this project would not widen Wiley Canyon, there would be sufficient right-of-way for future widening, if needed. Ms. Iverson confirmed that Traffic Engineering has reviewed and, at the narrowest point, the roadway could be designed with four vehicle lanes and sidewalks. Commissioner Berlin asked about the length
of the Metro sound wall. Ms. Iverson demonstrated the approximate limit of the sound wall.
Chair Burkhart asked for clarification that 20 feet of grading and re-compaction does not mean that it will raise or lower the grade by 20 feet and, with compaction, would be relatively close to the existing grade. Ms. Iverson confirmed and deferred to the applicant to provide additional explanation of grading activities but did note that there is also import of dirt to address floodplain issues that would raise the site slightly from current grade.
The public comment portion of the public hearing was re-opened at 8:36 p.m.
Tom Clark, Glenn Adamick, Ron Ziebart, and Erick Seward spoke on behalf of the item.
There were five speakers in support citing needs for more affordable housing, walkable communities, added sidewalks and roundabouts for speed reduction and safety, reduced freeway noise, and improved landscaping. There were 15 speakers in opposition noting concerns regarding parking, local hire, hospital capacity, outreach meeting notifications, language- barrier/communication concerns, discrimination, urbanization, evacuation safety, traffic congestion, invasion of privacy, and proximity of other assisted living facilities. One speaker held a neutral position or did not disclose their position.
Exercising the right of rebuttal, Mr. Adamick responded to comments. He noted that the single means of access has been reviewed by the Fire Department and has been found to be sufficient as long as there is an emergency access provided. This access is provided via the Wabuska gated access which will only used for emergency purposes. He also noted that this project does not preclude Wiley Canyon from being expanded to four lanes in the future. He noted that local improvements would benefit the overall community. This is a suburban community with urban components but pedestrian connectivity is important. They can have outreach with the Carpenters Union. The park would be maintained by a private Landscape Maintenance District, would not use General Funds, and would be available to the public. The legal notices were distributed. Notices regarding public outreach do not have same standards as legal notices.
Commissioner Ostrom asked about liquefaction concerns and if piles would be used. Mr.
Adamick responded that with mitigation measures, liquefaction issues would be mitigated. Erick Seward provided more details on the soils and noted other projects within the area that had similar liquefaction properties and were mitigated in the same manner.
The public comment portion of the public hearing was closed at 10:06 p.m.
Vice-Chair Ayala encourages the developer to have communications with the community in Spanish. She also asked that City staff to clarify the four-lane requirement for Wiley Canyon.
Commissioner Berlin also asked for clarification of the road width required and location of the power poles. Ian Pari, Senior Traffic Engineer, provided information. Vice-Chair Ayala asked the applicant to consider providing solar and/or sustainable power. Mr. Adamick responded that there is potential for solar due to carports. Vice-Chair Ayala also asked the applicant to consider communicating with the nearby neighborhoods regarding an evacuation plan.
Commissioner Berlin asked for renderings of the sound wall without the berm from the
residential side, a rendering of berm at the sound wall gap, from eastside of Wiley from houses on hill looking down project and looking towards Towsley, requested that the installed bus stops be improved on pads, agrees with Commissioner Ayala to provide an outreach meeting with Spanish translation. She asked why Kelton Estates weren’t notified, requested the traffic simulation of emergency evacuation of Hawkbryn/Wabuska, evacuation plan for assisted living and memory care, how many employees would be sharing the 44 parking spaces for assisted living facility.
Commissioner Eichman agrees with Commissioner Berlin on her requests. She is still concerned about having only one access point (compared to Promenade Flats project that was required to have two) and the drive into the Athletic Club when entering the roundabout. Mr. Adamick stated that they are having discussions with the Athletic Club property owner. Additionally, Commissioner Eichman requests a rendering with a different perspective than provided due to the height of the berm wall and concerns of noise, a traffic simulation with roundabouts, and a simulation of traffic impacts to Wiley Canyon Elementary. She noted that she is a proponent for the four-lanes to be proactive for future growth and asks if there will be an emergency access near the Athletic Club and where overflow parking would go if there is not enough on-site.
Commissioner Eichman also asked if ADA guest parking spots would be available within the gates for the multi-family units. Mr. Adamick confirmed. She asked for more information on timing of road development plans or remedies during construction for noise and dust impacts and suggested filters for the mobile home park and Wiley Canyon Elementary. She asked the applicant to consider temporary noise barriers for the senior living while the project is under construction. Commissioner Berlin agreed.
Commissioner Berlin asked if the traffic signal and roundabout is too close. Mr. Adamick provided clarification. She echoed Commissioner Eichman’s comments regarding the second access and agrees with everything she noted and requested.
Vice-Chair Ayala asked that the applicant consider speaking to the Carpenter’s Union.
Commissioner Berlin asked that the sound wall be tempered with landscaping. She also asked that the project does not return to Commission until all information is available to be provided.
She also requested that the applicant host an outreach meeting in Spanish.
Commissioner Berlin made a motion and was seconded by Vice-Chair Ayala to continue to project to a date uncertain. Said motion carried by a roll-call vote of 5-0.
RESULT: APPROVED [UNANIMOUS]
MOVER: Renee Berlin, Commissioner
SECONDER: Patsy Ayala, Vice-Chair
AYES: Eichman, Ostrom, Burkhart, Berlin, Ayala
PLANNING MANAGER'S REPORT
Patrick Leclair gave the Planning Manager's report providing an update to the anticipated Planning Commission meeting schedule.
Commissioner Berlin asked to received a copy of the Riverview Project environmental documents as soon as available. Patrick Leclair agreed.
PLANNING COMMISSIONERS' REPORT
There were no reports made by the Planning Commission.
PUBLIC PARTICIPATION
There were no speakers for Public Participation.
ADJOURNMENT
A motion was made at 10:26 p.m. by Commissioner Ostrom and seconded by Commissioner Eichman to adjourn the meeting. Said motion carried by a voice vote of 5-0.
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ATTEST: PLANNING COMMISSION CHAIR
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PLANNING COMMISSION SECRETARY