AGENDA ITEM NO. 11.A.1 DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING COMMISSION STAFF REPORT ______________________________________________________________________ CASE NO.: PD-S-1048 and TT5993 HEARING DATE: May 3, 2017 ______________________________________________________________________ Donna Rosser STAFF CONTACT: (805) 583-6872 REQUEST: Tentative Tract Map to subdivide an 11.7-acre site and Planned Development Permit to construct 48 detached single-family residences and the project Mitigated Negative Declaration and Mitigation Monitoring Plan RECOMMENDATION: Approve TT5993 and PD-S-1048, subject to conditions, and adopt the project Mitigated Negative Declaration and Mitigation Monitoring Plan APPLICANT: Darling Development Group S. V. Unified School Dist. 30770 Russell Ranch Rd, #I 875 E. Cochran Street Westlake Village, CA 91362 Simi Valley, CA 93065 Attn: Dick Darling Attn: Ron Todo (805) 379-2111 (805) 306-4500 GENERAL PLAN / Medium Density Residential / Residential Medium (RM) ZONING: LOCATION: 3050 Kadota Street PDS1048 TT5993 PC Staff Report (ks) CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP PROJECT DESCRIPTION The applicant proposes to construct ‘The Belwood Enclave’ consisting of 48 detached single-family residences and a water retention basin on an 11.7-acre site at 3050 Kadota Street. The site contains an existing elementary school being sold by the School District. The site is currently being used as a church and pre-school that will be removed. The applicant listened to several Planning Commission Meetings both online and in the audience to obtain a better understanding of the City’s vision for development. The applicant asked the City to delay the public hearing for two weeks in order to revise the side and rear elevations to meet the City Residential Guidelines articulation on all four sides of the building. The proposed single-family residences will consist of three single-story floor plans with four bedrooms, as detailed below. NUMBER OF SQUARE LOTS PLAN GARAGE UNITS FOOTAGE PROPOSED 486 sq. ft. 1, 4, 8, 12, 18, 23, 26, 28, 31, 34, Plan 1 2,433 sq. ft. 13 2-car garage 37, 42, 47 468 sq. ft. 3, 6, 9, 11, 15, 17, 19, 21, 25, 30, Plan 2 2,656 sq. ft. 16 2-car garage 32, 35, 39, 41, 44, 48 479 sq. ft. 2, 5, 7, 10, 13, 14, 16, 20, 22, 24, Plan 3 2,815 sq. ft. 19 2-car garage 27, 29, 33, 36, 38, 40, 43, 45, 46 Each of the three plans provides three elevation designs including: Ranch, Traditional, and Spanish. The developer will construct tan split-face block walls behind Lots 1-6 and all public exposed walls. Vinyl fencing is proposed between the lots. The residences incorporate design features based on style including: concrete S-tile roofs; concrete Slate-tile roofs; concrete Shake-tile roofs; faux clay pipes; foam trim around windows; decorative lighting; decorative garage doors with windows; decorative courtyard fencing; board and batten siding; rafter tails; horizontal siding; shutters; gable end siding; arched soffit; columns; and stone veneer. Additional siding is proposed for Lots 13, 29, 31, 32 and 40 due to public exposure, as shown on Sheet SP-2 of the Architectural plans. The stucco colors are predominately beige and gray with white and brown trim colors. The Spanish design style will have a 20/30 sand finish stucco to create a smoother texture. A 16/20 sand finish is provided for the Ranch and Traditional design styles. Refer to the front elevations on the following pages and the plan exhibits provided as Attachment B. PDS1048 TT5993 PC Staff Report (ks) 2 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP PLAN 1 SPANISH RANCH TRADITIONAL PDS1048 TT5993 PC Staff Report (ks) 3 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP PLAN 2 SPANISH RANCH TRADITIONAL PDS1048 TT5993 PC Staff Report (ks) 4 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP PLAN 3 SPANISH RANCH TRADITIONAL PDS1048 TT5993 PC Staff Report (ks) 5 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP The proposed project density of the 11.7-acre site is 4.3 dwelling units per acre. The Residential Medium Density (RM) zoning designation permits up to 5 dwelling units per acre. The project layout consists of two new public streets with cul-de-sacs at the end of the streets for turnaround, and additional residences on Kadota Street, Big Springs Avenue, and Fannin Street. Each residence will have a minimum 20-foot deep driveway. The existing utility poles on Kadota Street are required to be undergrounded (Condition *A-16, Resolution Exhibit C). STREET LAYOUT ’ B ‘ T E E R T S D E S O P O R P KADOTA STREET RETENTION BASIN COMMUNITY DOG PARK A retention basin will be located at the corner of Kadota Street and Big Springs Avenue. The retention basin will be enclosed by a tubed steel fence that will also serve as a community dog park for the residences of ‘The Belwood Enclave’. This will be a private dog park with a locked gate for residents only due to the retention basin maintenance requirement that it must be maintained by the Homeowner’s Association (Condition A-3, Resolution Exhibit B). PDS1048 TT5993 PC Staff Report (ks) 6 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP COMMUNITY DOG PARK/RETENTION BASIN A traffic study has been prepared by Interwest Consulting Group (Attachment B), which indicated the project will generate approximately 457 daily trips, with 36 vehicle trips during the AM peak hour (9 inbound and 27 outbound) and 48 vehicle trips during the PM peak hour (30 inbound and 18 outbound). The analysis has concluded that traffic associated with the proposed Belwood Enclave project will be 13 trips less than the current daily operations of the church and pre-school on the local street system or peak hour operations on Kadota Street, Big Springs Avenue, and Fannin Street. The two new cul-de-sac streets connecting to Kadota Street will intersect Jacinto Avenue and Mineral Wells Drive. It should be noted that they will not align perfectly, the westerly street will be offset approximately 25 feet west of Jacinto Avenue and the easterly street will be offset approximately 10 feet west of Mineral Wells. These offsets are relatively small and are both to the west, preventing Kadota Street left turn conflicts. The City’s Traffic Division concurs with the traffic study and street alignment, and has determined that the proposed improvements and existing pavement width will adequately serve the projected traffic. The project is subject to the City’s Park Dedication Ordinance. Pursuant to Rancho Simi Recreation and Park District and based on the current “In-Lieu Park Dedication Fee Schedule Table of Values”, it is anticipated that the cash-in-lieu amount will be $186,720.00, based on $3,890 per residential unit. The park fees must be deposited with the Park District before the Final Map is approved by the City of Simi Valley (Condition E-1, Resolution Exhibit B). NEIGHBORHOOD COUNCIL The Executive Board of Neighborhood Council #3 (NC #3) heard the project on February 16, 2017 and recommended approval by a vote of 13:0:0. The audience vote was 15:1:0. A summary of NC #3 meeting is attached as Attachment A. ISSUES No issues have been identified. PDS1048 TT5993 PC Staff Report (ks) 7 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP ANALYSIS To approve the proposed project, it must be found that the Planned Development Permit (PD-S-1048) is consistent with the findings pursuant to City of Simi Valley Municipal Code (SVMC) Section 9-52.050.F and the Tentative Tract Map (TT5993) meets the findings pursuant to the California Government Code (CGC) and SVMC Section 9-61.060, as follows: 1. PD/TT Finding: The Planned Development Permit and Tentative Tract Map are consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan [SVMC Section 9-52.050.F(1)/California Government Code 66473.5 and 66474(a) & (b)], in that the General Plan Land Use designation of the site is Medium Residential. The purpose of this land use designation is to encourage a predominantly single-family residential environment with a wide range of lot sizes, but an overall density similar to the bulk of single-family developments on the valley floor. The proposed single- family residential development is also consistent with the following General Plan Policies: a. General Plan Land Use Element Policy LU-12.1 states: “Promote the design of new development to provide a positive sense of uniqueness to aid neighborhood identity and also to be compatible with existing surrounding neighborhoods.” The proposed Spanish, Ranch, and Traditional architectural design styles will provide a sense of uniqueness from the existing neighborhood with the proposed front porches and a more enhanced facade. The project maintains compatibility with the existing neighborhood by proposing only single-story residences in an area that has only single-family residences. b. General Plan Land Use Element Policy LU-11.6 states: “Promote the integration of noncommercial activity centers in residential neighborhoods to provide a focal point and facilitate neighbor interaction.” The proposed retention basin/community dog park provides a central location for residences of ‘The Belwood Enclave’ to meet and obtain a sense of community. The location of the retention basin/community dog park provides a focal point for the neighborhood. PDS1048 TT5993 PC Staff Report (ks) 8 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP The General Plan designations, zoning, and land uses of surrounding properties in the neighborhood are summarized in Table 1. Table 1 GENERAL PLAN ZONING LAND USE Existing Elementary Subject Medium Residential Medium School use as a Site: Residential (RM) Church and Preschool Medium Residential Medium Single-family North: Residential (RM) residences Medium Residential Medium Single-family South: Residential (RM) residences Medium Residential Medium Single-family East: Residential (RM) residences Medium Residential Medium Single-family West: Residential (RM) residences 2. PD Finding: The project is in full compliance with this Development Code and the Municipal Code [SVMC Section 9-52.050.F(2)], in that the proposed 48-unit detached single-family residential development is permitted on the Residential Medium Density-zoned parcel. The Residential Medium zone requires a minimum lot size of 8,000 square feet and the applicant proposes lot sizes from 8,017 to 12,836 square feet. The proposed single-family residential development complies with the development standards per the City of Simi Valley Municipal Code, as summarized in Table 2. Table 2 SVMC STANDARD Required Provided Building Height Maximum two [SVMC Section 9-32.140(A)(1)] stories, not to 17’ 6” up to 25’ 4” exceed 30’ Building Setbacks [SVMC Section 9-24.050] Front 20’ minimum, 50% of 15’6” up to 40’3” units on a block may have a 15’ setback to the living space Rear 20’ minimum 20’ up to 65’ 2” Interior Sides 6’ for 1-story home 6’ up to 18’ minimum Streetside 10’ minimum 10’ up to 21’5” PDS1048 TT5993 PC Staff Report (ks) 9 CASE NO. PD-S-1048 and TT5993 APPLICANT: DARLING DEVELOPMENT GROUP SVMC STANDARD Required Provided Landscaping 50% minimum of Entire front yards [SVMC Section 9-33.030(C)&(D)] front yard and parkways are landscaped with landscaped with drought tolerant drought tolerant plants and parkway plants, excluding landscaping driveways and walkways Vehicle Parking 2-car enclosed 2-car enclosed [SVMC Section 9-34.060] garage garage As summarized in the following tables, the proposed development is consistent with the required mandatory standards and 11 optional standards for single- family residential projects. MANDATORY STANDARDS FOR ALL RESIDENTIAL PROJECTS [SVMC 9-24.060.(A)] STANDARD PROPOSED The roof treatment for garages or carports Attached garages are integrated with the shall be similar to that of the main design of the residential dwellings. structure. Fencing materials shall be slumpstone, The conceptual landscape plan indicates wrought iron, textured concrete block or that fencing materials shall be other similarly constructed walls. All slumpstone, tubular steel, textured property line walls and fences shall be no concrete block or other similar materials. further than one inch from any property Condition C-1, Resolution Exhibit C, line. requires a final fencing and wall plan that depicts decorative fencing. Physical security devices shall be All proposed residences will be prewired incorporated into the design of the for security system as stated on the Floor project. Plans per Condition *A-17, Resolution Exhibit C. All above ground utility equipment visible Applicant must provide a Final Utility from the street shall be screened by the Equipment Screening Program for all use of landscaping or a low wall matching above-ground utilities per Condition *A- the building décor. 11, Resolution Exhibit C. Off-site improvements related to a phase Condition *A-18, Resolution Exhibit C, shall be accomplished concurrent with or requires that the applicant must submit a prior to that phase of a multi-phased Phasing Plan, if phasing is proposed. project. Roof equipment, except for solar energy No roof equipment is proposed. equipment, shall be screened from view of adjacent parcels and street rights-of- way by means which are architecturally integrated into the structure. PDS1048 TT5993 PC Staff Report (ks) 10