HomeMy WebLinkAbout1994-06-29 - AGENDA REPORTS - PORTA BELLA STUDY SESSIONCITY OF SANTA CLARITA
INTEROFFICE MEMORANDUM
TO: Mayor Pederson and Members
FROM: George Caravalho, City Manage
DATE: June 29, 1994
SUBJECT: Porta Bella Study Session
On June 21, the Planning Commission concluded the initial round of public hearings on the Porta
Bella project, approving the Tract Map and Oak Tree Permit; however, these approvals are
contingent on Council approval of the Porta Bella Specific Plan, including modification to the
General Plan Circulation and Land Use Elements. The meeting tonight is not a public hearing;
rather, it will be an informal staff presentation regarding the project historyand background to date.
At some future date, the Planning Commission requests the opportunity to have a joint study
session with the City Council so that their observations regarding the project can be conveyed.
Staff will review the General Plan sections regarding the Valley Center Concept, and more
specifically, the sections in the General Plan that detail the future goals for the Bermite site, the
future Civic Center Area, and the Santa Clarita/Metrolink Transportation Center. The information
presented tonightwill be primarily conveyed through a series of slides dealing with various aspects
of the project, including:
Summary of Planning Commission hearings to date
Previous uses of the site
Relationship of the proposal to existing zoning and general plan designations
Proposed modificationsto the Circulation Network, including the "Magic/Princessa" Connector
Existing situation of the site and surrounding land uses
Proposed mix of land uses and project types, including project densities
Innovation and the Hillside Ordinance
Oak Tree Impacts
Hazardous/Toxic Wastes --status of existing clean up efforts and future requirements
Conditions and mitigation measures imposed by the Planning Commission
Relationship to the Civic Center Area
Concerns identified by the Public
Development Agreement processing
Public Hearing process before the City Council
RECOMMENDATION: Receive the staff report.
Att: Exhibit A: Vesting Tentative Tract Map 51599 and Revised Road Network
Exhibit B: Porta Bella Land Use Plan
Exhibit C: Land Use Summary Table
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PORTA BELLA
MEETING CHRONOLOGY
(MC Nos. 91-164 and 93-012)
September 12, 1993
Planning Commission
Central City Circulation Tour
September 29, 1993
City Council
Study Session
October 5, 1993
Planning Commission
Informational Meeting/ EIR Status
October 19, 1993
Planning Commission
Public Hearing
November 13, 1993
Planning Commission
Porta Bella Site Tour/ Public Hearing
November 16, 1993
Planning Commission
Public Hearing
December 21, 1993
Planning Commission
Public Hearing
January 11, 1994
Planning Commission
Planning Commission Study Session/
Public Hearing
January 18, 1994
Planning Commission
Re -scheduled to February 1, 1994
Because of the Earthquake
February 1, 1994
Planning Commission
Public Hearing
March 15, 1994
Planning Commission
Public Hearing
April 20, 1994
Planning Commission
Public Hearing
June 7, 1994
Planning Commission
Public Hearing
June 21, 1994
Planning Commission
Public Hearing.; Adoption of Resos.
P94-04 Certifying the EIR/Addendum
and P94-07 Approving the Project.
June 29, 1994
City Council
Study Session
PORTA BELLA
MEETING CHRONOLOGY
(MC Nos. 91-164 and 93-012)
September 12. 1993 Planning Commisssion Center City Circulation System Tour
The Planning Commission went on a tour of the Central Circulation System of the City on
September 12, 1993. The purpose of this tour was to see the various sites where potential
future roadways are proposed to be constructed. This tour included viewing the site and
proposed roadways in the Porta Bella Specific Plan proposal including Santa Clarita Road
and an extension of Magic Mountain Parkway.
September 29, 1994 City Council Study Session
The City Council received an information presentation on the Porta Bella proposal from the
applicant at this Study Session.. The Council was also given an update on the status of the
EIR process for this project.
October 5, 1993 Planning Commission Informational Meeting
The Planning Commission received an informational presentation about the Porta Bella
Specific Plan proposal at their regularly scheduled meeting. This presentation was given by
the applicant and his consultants, Staff updated the Commission on the status of the EIR
processing and let the applicant give a background on the project. The Commission also set
a preliminary date for a tour of the Bermite site for Saturday, November 13, 1993.
October 19. 1993 Planning Commission Public Hearings Begin
The Planning Commission received a staff report from Kevin Michel, Senior Planner, and a
review of the DEIR, save traffic/circulation issues, from the City's EIR consultants Tom
Worthington and Randy Nichols of Impact Sciences, Inc. The staff report for that hearing
reviewed existing state law and the City's General Plan and Zoning Code regarding Specific
Plans; General Plan and Zoning Conformity; the relationship of the project to the Valley
Center Concept and other elements of the General Plan; relationship to the Civic Center
Project and Central City Circulation; ridgeline preservation and hillside development,
including the issue of "innovation and a review of environmental issues and alternatives
included in the DEIR. The Commission identified areas of concern for further study and
continued the public hearing to a field visit for the Porta Bella site for Saturday, November
13, 1993 at 9:00 a.m., beginning in the Council Chambers.
Porta Bella Chronology
November 13, 1993 Planning Commission Porta Bella Site Tour
The Planning Commission held a continued public hearing which included a field trip to the
Porta Bella site, The Commission conducted a detailed site visit of the Bermite/Porta Bella
property, including 14 viewing points. The Commission continued the public hearing to the
regularly scheduled Planning Commission meeting on November 16, 1993.
November 16, 1993 Planning Commission Public Hearing
The Planning Commission discussed the field trip of November 13, 1994, identified more
areas of concern and received a presentation from the traffic consultant, Justin Farmer of
Justin Farmer Transportation Engineers, about traffic issues discussed in the DEIR and
Specific Plan. The Planning Commission continued the public hearing to the regularly
scheduled Planning Commission meeting on December 21, 1993..
December 21, 1993 Planning Commission Public Hearing
Staff provided a detailed review of the proposed land uses on the site. The staff report
focused on the potential revision to the Magic Mountain/Via Princessa corridor; the
relationship of the Porta Bella and Civic Center projects; General Plan Consistency; the issue
of "Innovative Projects" under the Ridgeline Preservation and Hillside Protection Ordinance;
and the Land Use Section (Chapter 3) of the Specific Plan. This public hearing was
continued to a study session on January 11, 1994, to address all issues other than traffic and
circulation.
January 11, 1994 Planning Commission Commission Study Session/
Public Hearing
The continued public hearing held on January 11, 1994 was a study session where the
Commission discussed issues other than traffic and circulation including consistency with the
General Plan; consistency with the Valley Center Concept; consistency with the Bermite
section of the General Plan; proposed land uses and their location; innovation and the hillside
ordinance; relationships to the Civic Center Project; relationships to the Circle J
communities; impacts on school, fire, police, and other services; public testimony received to
date; oak tree impacts; open space and recreation; and, potential development agreement
issues. The Commission continued this public hearing to the next regularly scheduled
Planning Commission meeting on January 18, 1994.
January 18, 1994 Planning Commission Public Hearing
The regularly scheduled Planning Commission meeting on January 18, 1994, was postponed
due to the Northridge Earthquake which occurred the previous day. The meeting scheduled
for January 18, 1994, was rescheduled and so noticed to February 1,1994 at 7:00 p.m. in the
meeting room at the Bank of America, 23929 Valencia Blvd, Santa Clarita.
Porta Bella Chronology
February 1, 1994 Planning Commission Public Hearing
The Planning Commission conceptually approved Phase 1 of the project and discussed the
elimination of "Z lots, the need for project compatibility adjacent to Circle J, and the need
for additional analysis of the Magic Mountain/Via Princessa Corridor. The public hearing
was continued to the regularly scheduled Planning Commission meeting on March 15, 1994.
March 15, 1994 Planning Commission Public Hearing
On March 15, 1994, the Planning Commission held a continued public hearing at 7:00 p.m.
at the William S. Hart School District Board Room, 21515 Redview Drive, Santa Clarita. At
this hearing the applicant presented the revised project to the Planning Commission. This
revised project requests approval for the following uses: 406.95 acres of open space, 41.75
acres for parks and recreation, 10 acres for schools, 56 acres for streets, 4 acres for
institutional uses, 299.8 acres for single family residential uses (1,244 units), 85 acres for
multi -family residential uses (1,667 units) and 92 acres of commercial and industrial uses.
An oak tree permit requests removal of a maximum of 104 non -heritage size oak trees and
5 heritage size oak trees out of the 182 oak trees (including 10 heritage size oaks) located on -
site. Differences between the original and revised map include an approximate 10%
reduction in residential units, the elimination of "T' lots, the elimination of a multi -family
project on lot 26 adjacent to Circle J and the use of larger lots adjacent to Circle J, and the
MagicMountain/Via Princessa corridor.
The applicant and his consultant Monica Simpson of the SWA Group made a slide
presentation on the various product types to be used in the project. The City's EIR
consultant Mr. Randy Nichols of Impact Sciences gave an initial overview of the impacts of
the proposed Magic Mountain\Via Princessa alignment. Impacts of the roadway alignments
upon Circle J were discussed. The Commission continued the hearing to the regularly
scheduled Planning Commission meeting on April 20, 1994. The FEIR Addendum was
completed on April 8, 1994 and copies were immediately made available to the public and the
Planning Commission. This FEIR Addendum included a complete analysis of the modified
project and the Magic Mountain/Via Princessa corridor, including a traffic study evaluating
this proposed modification to the General Plan network.
April 20, 1994 Planning Commission Public Hearing
At the regularly scheduled Planning Commission meeting of April 20, 1994, held at the
William S. Hart School District Board Room, the Commission conceptually approved the
project 3-1 (Woodrow dissenting vote, Doughman absent) and directed staff to return to the
Commission with conditions of approval and a resolution approving Vesting Tentative Tract
Map 51559, Oak Tree Permit 91-003, contingent on City Council approval of the Specific
Plan; certifying Final Environmental Impact Report and Addendum SC 92-041041 and
adopting a Statement of Overriding Consideration; and recommending that the City Council
shall approve the Ports. Bella Specific Plan as modified by the Commission and process a
Development Agreement with Planning Commission input. The Planning Commission
Porta Bella Chronology
continued this public hearing to the regularly scheduled meeting on June 7, 1994. The
project was renoticed for the June 7, 1994 hearing.
June 7, 1994 Planning Commission Public Hearing
At the regularly scheduled Planning Commission meeting of June 7, 1994, held in the City
Council Chambers, the Commission directed staff to make modifications to the conditions of
approval, mitigation monitoring and reporting plan and resolutions approving this project.
The Commission also asked for further information and clarification on hazardous and solid
waste clean-up issues. The Commission requested additional information regarding the 64
additional sites in addition to the 14 HWMU sites. The Commission directed staff to return
to the following meeting. The Planning Commission continued this public hearing to the
regularly scheduled meeting on June 21, 1994.
June 21, 1994 Planning Commission Public Hearin¢
The Planning Commission received updated information on the status of hazardous waste site
clean-up on the site and a presentation from Mr. Randy Nichols of Impact Sciences, the EIR
consultant for this project, on the methodology used in researching and writing the hazardous
materials discussions and mitigation measures in the EIR. A representative of the firm
handling the toxic clean-up review of the Bermite site was there to answer Commission
questions regarding the status of the additional 64 non RCRA sites that had already been
commented on and referenced in the DEIR, FEIR,.FEIR Addendum and MMRP. The
Commission also received modified conditions of approval, a mitigation monitoring and
reporting plan and resolutions approving this project as directed by the Commission on June
7, 1994. The Commission requested that staff make several minor changes to the conditions
of approval and add more support to the innovative design findings in the approval
resolution. The Commission then adopted Resolution P94-04 and P94-07 as amended thereby
certifying the EIR and approving the tract map and oak tree permit, recommending approval
of a specific plan, a general plan amendment to the highway network of the Circulation
Element, and recommending the initiation of a development agreement for this project.
June 29, 1994 City Council Studv Session
The Council will receive an information presentation from staff on the present status of this
project.
Sc OP OP
fn.
�\ BP
R um.
YY \4 MF40
T--__ OP 7C ` �' R
f n.n. ns sw
MP— Iam.V _
OS \ nY fn 0 �r B , BP
SF 4000 `
Ian.,
MF-12
fwY F-".MF-22 SF4,000 Is
SF 4,000 P,
If m,. V •�
wr � L P
SF 6,000\-w »m` OS
I SF 8,000
I»Y
MF-2. OS
s P
OS �_� S SF 6,009%\`
" lam. ».,f.
ILY / 1 NC
`- �SSF6,000 SF-F-P 11 fn�
r I fln. r'
\ MF-IS
IMY
r� SF-P t—
nm. SF 51000 • •m`
r—,WY Ism. OS
SF 5.000
1.4
21
SF
10,000` / SF u10,000n. _
Source: The SWA Group, October 1991
`" ORIGINAL LAND USE PLAN
NOT TO SCALE
OP
6m,`
MF4° \
u. 40%
os
OSMF-
� MF-12 MF-IB SF4,000
'`� \ 4^
•--l\\\ SF!a�L. BP
�\ ate. I J
OS SF6,000V-� OS '
1 ` SF 8,000 �-
I'll. OS
P
. rm.
OS 1' S. SF 6,009,-\ -�--
vrr
-AREAS WHERE CHANGES sFb;aoo r' sF-P —� ��
am.
ARE PROPOSED -� �.-1°
w \
I SF 10 NO
'j oS
L SF110
\
SF
/ nr
OS ` _ _ 10,000 /SF 10,000
Source: The SWA Group, February 25,1994 "' '" - �A�—�'-'--"�"' ���f� -
�11 REVISED LAND USE PLAN
Table 1
Revised Summary of Proposed Land Uses
Target
Percent of
Land Use
Map
Density
Land Use
Number of
Total
Percent of
Designation
Designation
Range
Area (Acres)
Units
Dwellings
Total Area.
Open Space
OS
na
406.95
na
na
40.97
Parks & Recreation
P, R
na
41.75
na
na
4.2%
Subtotal
448.70
45.1%
Schools
S
na
10.00
na
na
1.0%
Master Streets
na
na
56.00
na
na
5.6%
Institutional
[
4.00
na
na
0.4%
Subtotal
70.00
7.0%
SINGLE FAMILY RESIDENTIAL
SF 10,000
SF 10,000
24du/a
63.15
144
4.9%
6.3%
SF 8,000
SF 8,000
3-5 du/a
41.75
127
3.9%
4.2%
SF 6,000
SF 6,000
4-6 du/a
87.50
326
11.2%
8.8%
SF 5,,000
SF 5,,000
5 7 duf e
37-25
�44
64%
3-.74
SF 4,000
SF 4,000
6-8du/a
35.40
211
7.2%
3.6%
SF Z Le
SFz
9-11^du/ a
23:-7'
239
7,"
2:4%
SF Paired
SF
6-8du/a
72.00
436
15%
7.2%
Subtotal
299.80
1,244
42.7%
30.1%
MULTI-FAMLY RESIDENTIAL
MF10
MF10
8-12 dula
17.50
.175
6.0%
1.8%
MF12
MF 12
10-14 du/a
21.50
222
7.6%
2.2%
MFIS
MF 18
16-20 du/a
13.70
204
7.0%
1.4%
MF22
MF22
20-22du/a
14.30
259
8.9%
1.4%
MF40
MF40
3842du/a
18.50
532
18.3%
1.9%
Town center
TC
12-18du/a
na -
275
9.4%
na
Subtotal
85.50
1,667
57.3%
8.6%
COMMERCIAL
Town Center
TC
na
24.75
na
na
2.5%
Soledad Comm.
SC
na
12.50
na
na
1.3%
Neighborhood
NC
na
8.50
na
na
0.9%
Office Park
OF
na
19.00
na
na
1.917.
Business Park
BP
na
27.25
na
na
2.7%
Subtotal
92.00
9.3%
Total of Project Area
996.00
2,911
100.0%
100.0%
Source: The SWA Group, February 25, 1994.
VALLEY CENTER CONCEPT
General Plan Land Use Element Discussion
The Valley Center concept "is intended to create a Valley identity and
unify the communities by designating the central 'core' area of the Santa
Clarita Valley. The central core area of the Valley is the only area for
higher intensity and density for both residential and commercial office
use, thus allowing maintenance and lower profile, less intensive uses in
the surrounding communities.
Concentration of higher intensities and densities of uses into a Valley
Center Concept, and only in the Valley Center area, will foster City
identity while, at the same time, preserve and protect outlying areas
from overly intensive development. By focusing compatible higher
intensities and densities of uses into the Valley Center and allowing mid-
point densities or less elsewhere in the planning area, the Valley Center
concept becomes a growth management tool achieving greater
environmental quality objectives, both within and outside the Valley
Center area." Pages L-55 and L-56.
"The Valley Center Concept (VCC) overlay category is used to designate
that central portion of the City which has the potential for creating a
Valley -wide focal point. The purpose of the overlay is to permit and
encourage master planning at a more detailed level than the general plan
providing for a wide range of Valley -wide activities." Page L-53.
VALLEY CENTER CONCEPT
General Plan Land Use Element Components of the
Valley Center
■ Retail Component
■ Civic Center/Entertainment/Information
Component
■ Recreation/Environment Component
■ Marketplace Component
■ Office/Financial Corridor
■ Transportation Corridor
VALLEY
CENTER CONCEPT
THEME ACTIVITY AND
USE MATRIX
Table L-4
Civic Center/
Office/
Entertainment/
Recreation/
Market-
Financial
Artivtics/i Jses'
information
Environmental
Retail
place
Corridor
Civic Center/Government
P
S
S
S
S
Offices
P
S
S
S
P
Hitanciallnstitutions
S
S
S
S
P
Convention/Conte rcnce/
Meeting Centers
P
P/S
S
S
S
Communications/Media
P
Education/University
P
P/S
Library
P
P/S
Museums
P
P
Cultural Arts
P
P
S
S
-
Performing Arts
P
S
S
Entertainment
P
P
P/S
S
Theatres
P
S
S
S
Major Department Stores
P
Shops/Retail/Serviccs
S
S
P
P
S
Farmer's Market
P
-
New Car Dealerships
P
S
Restaurants
P
S
P
P
S
Nightclubs
S
S
S
S
S
Hotels
S
S
S
S
S
Tourism
S
S
S
S
S
Gardens
S
P
S
S
S
Parks
S
P
-
Swim Center
-
P
-
Plams
S
S
S
S
S
Tennis Complex
-
P
Nature Center
S
P
-
-
Teen Center
S
P
_
Riverfrout/Riverview
S
p
S
S
S
Gymnasiums
P
-
S
Trails
S
P
S
S
S
Amphitheaters
S
P
Pedestrian Opportunity
P
P
P
P
S
Transportation
P
P
P
P
P
Multi -Modal Transit Station
P
S
S
S
S
Funicular
P
-
S
P = Primary Relationship
S = Secondary/Support Relationship'
'All areas would either contain or relate to a mixture of uses,
CIVIC CENTER
General Plan Land Use Element Discussion
The Civic Center area "is located generally southeast of Bouquet
Junction and incorporates the City's "City Hall" property, a portion of the
Bermite property, and surrounding commercial street frontages. Starting
from the assumption that the City's future City Hall and Civic Center
will be located here, a theme of Information and Government was
developed. The type and variety of uses which relate to the City
Hall/Civic Center and information center theme would be pedestrian
oriented and include libraries, museums, cultural arts centers, education,
conference centers, communications centers, government, and other
offices and services grouped together with an interesting mix of shops,
restaurants, plazas, and other uses. These uses would be clustered on.
the upper elevations of the property, providing exceptional views of the
Valley.
BERMITE SITE
The Bermite Site "consists of approximately 1000 acres of land located
in the geographic center of the planning area. The area is currently
vacant and has environmental problems associated with contaminated
soils which is currently undergoing corrective measures. A substantial
opportunity exists for the City and the property owner to create a City
focus of a mix of uses including but not limited to specialty retail
commercial, office park, low to high density housing, interconnected open
space and greenbelts, educational facilities, a commuter rail station, and
public parks. Care must be taken to assure that traffic, visual, and other
environmental impacts are properly mitigated and that the ultimate plan
is in accordance with the goals and policies of the General Plan.
�J
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Exhibit 2e
$ �A
.� 0 REVISED '??LAN
LAND USE SUMMARY TABLE
0
Land Use Map Key Density Area Target # % of Total % of Total
Designation Range (Acres) of Units Dwellings Area
Open Space OS na 406-95 na na 40.9%
Parks & Recreation PR na 41.75 na na 4.2%
Subtotal 448.70 45.1 %
Schools S na 10.00 na na 1.0%
Master Streets na na 56.00 na na 5.6%
Subtotal 66.00 6.6%
Single -Family Residential
SF 10,000
SF 10,000
SF 8,000
SF 8,000
SF 6,000
SF 6,000
SF 4,000
SF 4,000
SF Paired
Sr P
Subtotal
Multi -Family Residential
2-4 du/ac
63.15
144
3-5 du/ac
41.75
127
4.6 du/ac
87.50
326
6-8 du/ac
35.40
211
6-8 .iulac
72.00
43F.
299.80
11244
4.9%
63%a
4.4%
4.2%
11.2%
8.8%
7.2%
3.6%
15 0%
72%
42.7%
30.1%
MF -10
MF -10
8-12 du/ac
17.50
175
15.0%
1.8%
MF-12
MF-12
10-14du/ac
21.50
222
2.2%
MF - 18
MF -18
16-20 du/ac
13.70
204
7.0%
1.4:'
MF-22
MF-22
20-22du/ac
1430
259
8.9%
1.4%
MF-40
MF-40
38-42du/ac
18.50
532
18.3%
L9%
Town Center
TC
6-8 du/ac
na
275
9.4%
na
Subtotal
85.50
1,667
57.3%
8.6%
Commercial
Town Center Comm.
TC
na
24.75
na
na
2 5%
Soledad Comm.
SC
na
12.50
na
na
1.3%
Nieghborhood Comm.
NC
na
8.50
na
na
0.9%
Office Park
OP
na
19.00
na
na
1.9%
Business Park
BP
na
27.25
na
na
2.7%
Institutional
I
na
4.00
na
na
0.4%
Subtotal
na
96.00
na
na
9.6%
Total of Project Area
2,911 100.0% 100.0%
Exhibit 2f
land use tabulations are approximate and subject to further verification
REVISED PLAN r/i