TT5993 and PD-S-1048 Request for Tentative Tract Map to subdivide 11.7-acre site and Planned

90 Pages·2017·5.83 MB·English

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:
[phone]

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
[phone] [phone]
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.

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CASE NO. PD-S-1048 and TT5993
APPLICANT: DARLING DEVELOPMENT GROUP

PLAN 1

SPANISH

RANCH

TRADITIONAL

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APPLICANT: DARLING DEVELOPMENT GROUP

PLAN 2

SPANISH

RANCH

TRADITIONAL

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CASE NO. PD-S-1048 and TT5993
APPLICANT: DARLING DEVELOPMENT GROUP

PLAN 3

SPANISH

RANCH

TRADITIONAL

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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
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T
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D
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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).

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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.

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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.

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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”
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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.

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