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HomeMy WebLinkAbout2023-09-12 - ORDINANCES - SHADOWBOX STUDIOS PROJ MC 21-109ORDINANCE NO. 23-8 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING ZONE CHANGE 21-001 (MASTER CASE 21-109) TO AMEND THE CITY OF SANTA CLARITA' S ZONING MAP AND CHANGE THE ZONING DESIGNATION OF ASSESSOR'S PARCEL NUMBERS 2834-002-046, 2834-003- 044, 2834-016-041, 2834-017-021, 2834-001-014, 2834-005-041, 2834-004-045, 2834-014-043, AND 2834-015-021 FROM NON -URBAN 5 TO MIXED -USE NEIGHBORHOOD, AND ESTABLISH THE JOBS CREATION OVERLAY ZONE ACROSS ASSESSOR'S PARCEL NUMBERS 2834-021-034, 2834-001-034, 2834-011-021, 2834-010-043, 2834-008-039, 2834- 001-015, 2834-006-041, 2834-007-045, 2834-013-041, 2834-021-023, 2834-005-041, 2834-004- 045, 2834-014-043, AND 2834-015-021 THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact: A. An application for Master Case 21-109, the Shadowbox Studios Project (Project), was filed by the Project applicant, LA Railroad 93, LLC (the "applicant"), with the City of Santa Clarita (City) on May 28, 2021. The entitlement requests (collectively "Entitlements") include: 1. Architectural Design Review 21-016 for the review of the Project architecture to ensure consistency with the applicable provisions of the Unified Development Code (UDC), the General Plan, and other applicable requirements. 2. Conditional Use Permit 21-010 to allow for construction of a film and television studio campus in the Mixed -Use Neighborhood (MXN) zone, and for new development within the Planned Development Overlay zone. 3. Development Review 21-012 to allow for the construction of a film and television studio campus development in compliance with the applicable provisions of the UDC, the General Plan, and other applicable requirements. 4. General Plan Amendment 21-002 to amend the General Plan Land Use Map in order to designate the entirety of the Shadowbox Studios Project site as MXN, and a text amendment to the Land Use Element for the North Newhall Area (NNA) allowing for a total of up to 1,585,000 square feet of non-residential development. 5. Hillside Development Review 21-001 to allow for development on property with an average cross slope in excess of 10 percent. 6. Minor Use Permit 21-016 to allow for the reduction in residential density below the minimum required density for the MXN zone. 7. Oak Tree Permit (Class 4) 421-001 to allow for the removal of 12 oak trees, including 6 heritage trees. Page 1 of 16 8. Ridgeline Alteration Permit 21-001 to allow for the development within the Ridgeline r•. Preservation zone. 9. Zone Change 21-001 to amend the zoning map in order to designate the entirety of the Shadowbox Studios Project site as MXN and to apply the Jobs Creation Overlay Zone (JCOZ) over a portion of the Shadowbox Studios Project site. 10. Tentative May 83513 to subdivide the 93-acre Shadowbox Studios Project site into five lots. B. The approximately 93-acre Shadowbox Studios Project (Project) site is located at the northeast corner of Railroad Avenue and 13th Street, and is located within the Non -Urban 5 (NU5) and MXN zones and General Plan land use designations. C. The NU5 land use and zoning designation on the northerly section, approximately 51.1 acres of the Project site, does not permit the development of the film and television studio use. Therefore, the applicant is seeking a General Plan Amendment and Zone Change of the NU5 portion of the Project site to MXN. D. Zone Change 21-001 will change the zoning designation of APNs 2834-002-046, 2834-003- 044, 2834-016-041, 2834-017-021, 2834-001-014, 2834-005-041, 2834-004-045, 2834-014- 043, 2834-015-021 from NU5 to MXN. E. The City Council adopted Ordinance 19-04 on August 27, 2019, to establish the JCOZ for purposes of promoting the General Plan objective to create strong regional and local economies by attracting high quality jobs within targeted industries of aerospace, biomedical, entertainment, and technology. The JCOZ provides specific design standards for development within the defined overlay zone, including height allowance of 55 feet. The applicant is seeking the establishment of the JCOZ over the southerly portion of the Project site for the development of the studio facility and sound stage buildings to a height of 55 feet. F. Zone Change 21-001 will establish the JCOZ over approximately 53.4 acres of the Project site, that portion located south of Placerita Creek, APNs 2834-021-034, 2834-001-034, 2834- 011-021, 2834-010-043, 2834-008-039, 2834-001-015, 2834-006-041, 2834-007-045, 2834- 013-041, 2834-021-023, 2834-005-041, 2834-004-045, 2834-014-043, 2834-015-021. G. In accordance with the California Environmental Quality Act ("CEQA;" Public Resources Code, §21000 et seq.), the City is the lead agency and the City Council is the decision - making body for the Project. H. The City determined that an Environmental Impact Report (EIR) must be prepared for the Project. The City determined that the following areas must be addressed in the EIR for the Project: aesthetics, air quality, biological resources, cultural resources, energy consumption, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use planning, noise, population and housing, public services, transportation/traffic, tribal cultural resources, utilities and service systems, and wildfire. Page 2 of 16 I. A Notice of Preparation (NOP) for the Project EIR was circulated to affected agencies, pursuant to CEQA and the CEQA Guidelines, for 30 days, beginning on March 29, 2022, and ending on April 28, 2022. Agencies that received the NOP include, but are not limited to, the County of Los Angeles, Los Angeles Regional Water Quality Control Board, California Department of Fish and Wildlife, South Coast Air Quality Management District, law enforcement agencies, school districts, water agencies, and utility companies serving the Santa Clarita Valley in accordance with CEQA's consultation requirements. Comments from public agencies, organizations, and members of the public were received in response to the NOP for the Project. A scoping meeting was held at City of Santa Clarita City Hall on April 21, 2022, to obtain information from the public as to issues that should be addressed in the EIR. Notice of the scoping meeting was published in The Signal newspaper on March 29, 2022. Approximately 30 people attended the scoping meeting. The topics of concern, that were raised at the meeting, included traffic, flood and drainage, preservation of Placerita Creek, and preservation of the Placerita Canyon Special Standards District (PCSSD). K. The City prepared a Draft EIR for the Shadowbox Studios Project that addressed all issues raised in comments received on the NOP. The Draft EIR was circulated for review and comment by affected governmental agencies and the public, in compliance with CEQA. Specifically, the Notice of Availability/Notice of Completion for the Draft EIR was advertised on April 6, 2023, for a 45-day public review period that ended on May 22, 2023, at 5:00 p.m. in accordance with CEQA. Staff received written comments throughout the comment period as well as oral testimony at the April 18, 2023, May 16, 2023, and June 20, 2023, Planning Commission meetings for the Project. L. The Planning Commission held a duly -noticed public meeting on the Project on April 18, 2023. The Planning Commission opened the public hearing for the Project and received a presentation from staff on the Project setting, requested Entitlements, and Project description. Staff also made a detailed presentation on the Draft EIR Sections (Biological Resources, Cultural Resources, Geology and Soils, Transportation/Traffic, and Tribal Cultural Resources). In addition, the Planning Commission received a presentation from the applicant and public testimony regarding the Project. The Planning Commission provided staff direction to bring the Shadowbox Studio Project back to the Planning Commission at the May 16, 2023, meeting with additional information regarding traffic and proposed roadway improvements, PCSSD, emergency evacuation, oak trees, Placerita Creek, and Project aesthetics. The Planning Commission continued the item to the May 16, 2023, Planning Commission meeting. M. On May 16, 2023, the Planning Commission received a presentation from staff on the follow- up items from the April 18, 2023, meeting, along with a presentation from the applicant, and public testimony. The Planning Commission provided staff direction to bring the Shadowbox Studio Project back to the Planning Commission at the June 20, 2023, meeting with a draft resolution and conditions of approval for the Planning Commission to consider. The Planning Commission continued the item to the June 20, 2023, Planning Commission meeting. Page 3 of 16 N. On June 20, 2023, the Planning Commission received a presentation from staff on the follow- up items from the April 18, 2023, and May 16, 2023, meetings, along with the applicant's presentation, and public testimony. Additional time was needed to respond to all comments received on the Draft EIR. The Planning Commission directed staff to bring the Shadowbox Studio Project back to the Planning Commission at the July 18, 2023, meeting with a draft resolution and conditions of approval for the Planning Commission to consider. The Planning Commission continued the item to the July 18, 2023, Planning Commission meeting. O. On July 18, 2023, the Planning Commission considered the staff report, Draft Final EIR, resolutions, and conditions of approval prepared for the Project. At the close of the public hearing, the Planning Commission in a 5-0 vote, recommended the City Council certify the Final EIR prepared for the Project and approve Master Case 21-109 and its associated entitlements in accordance with the conditions of approval, as amended. P. The City Council held a duly noticed hearing on Master Case 21-109 on August 22, 2023. At the close of the public hearing, the City Council certified the Final EIR prepared for the Project and approved Master Case 21-109 with associated entitlements for the Project. In addition, the City Council introduced, and passed the ordinance to a second reading on September 12, 2023. Q. The location of the documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based, for the Master Case 21-109 Project file, is with the Community Development Department; the record specifically is in ..� the custody of the Director of Community Development. SECTION 2. GENERAL FINDINGS FOR MASTER CASE 21-109. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Project EIR, oral and written testimony and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission and the City Council, and upon studies and investigations made by the Planning Commission and the City Council, the City Council finds as follows: A. The proposal is consistent with the General Plan; The Shadowbox Studios Project is consistent with the Goals, Objectives, and Policies of the General Plan of the City. More specifically, the Project is consistent with the following portions of the Land Use Element of the General Plan: Economic Vitality Goal LU4: A diverse and healthy economy. • Objective LU4.2: Promote job creation, focusing on employment generators in the technical and professional sectors. o Policy LU4.2.1: Pursue business attraction and expansion programs for clean industries that provide job opportunities for local residents, particularly in the areas of film/entertainment, biotechnology, aerospace, and technology. .•� Page 4 of 16 -- o Policy LU4.2.2: Achieve a balanced ratio of jobs to housing through business expansion and economic development programs, with a goal of at least 1.5 jobs per household. In addition, the Shadowbox Studios Project is consistent with the economic development strategies, practices, and policies of the Economic Development Element of the General Plan as follows: Jobs/Housing Balance: The City has an aggressive goal to achieve a 2:1 jobs/housing balance. One of the biggest goals in pursuing the jobs/housing balance is to attract high - paying, high -quality jobs. To accomplish this goal, the City will focus on the targeted industry clusters, which include aerospace, technology, biomedical, and film/entertainment. Development Objectives: The City will continue to evaluate each development proposal on its individual merits, thereby allowing flexibility for economic generating and jobs - producing uses: • Encouraging business opportunities throughout all facets of the community, supporting burgeoning villages of industry throughout the Santa Clarita Valley; • Applying non-traditional height, design, and planning standards for appropriate projects and uses that generate significant impact to the economy; and • Encouraging increased density in non-residential projects in appropriate locations to increase quality jobs and achieve the desired jobs/housing balance. The Project proposes to develop a full -service film and television studio campus, a targeted industry under the City's General Plan to bring employment opportunities to the City. The Project is expected to generate over 2,000 direct employment opportunities in the City. B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code; The Shadowbox Studios Project requires the approval of entitlements consisting of a General Plan Amendment, Zone Change, Tentative Map, Conditional Use Permit, Minor Use Permit, Oak Tree Permit, Hillside Development Review, Ridgeline Alteration Permit, Development Review, and Architectural Design Review in accordance with the City's UDC. With approval of the General Plan Amendment, Zone Change, and the approval of the associated entitlements, the proposed Project would comply with the underlying zone and all other applicable provisions of the UDC. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and The Project was evaluated in accordance with the UDC, as well as the City's General Plan. The Project was designed to be in keeping with the provisions of the UDC as well as the goals and policies of the City's General Plan. The Project is located within the NNA of the PCSSD and has been designed to meet the development standards identified in the PCSSD Page 5of16 for the NNA as outlined below: Public Participation/Outreach Be subject to public participation and outreach led by the applicant(s) or the applicant's representative, at the onset of and during conceptual planning and prior to formal submittal of a proposed project to the City. Outreach would include, but is not limited to, the Placerita Canyon Property Owners' Association. • The applicant has conducted ongoing outreach in the community, dating back to October of 2020. The applicant has hosted multiple meetings with homeowner groups, including the Placerita Canyon Property Owners' Association, Placerita Canyon Corporation, Circle J Ranch Homeowner's Association, as well as with individual residents in the Placerita Canyon. In addition, the applicant has met with The Master's University, the Newhall School District, the property owner of the adjacent Arch Street commercial center, and a number of other organizations. Traffic Intrusion/Gateways • Be internally and externally pedestrian -oriented, and have equestrian and bicycle amenities and accommodations; • The proposed Project is a closed studio campus so the internal pedestrian orientation is designed to support studio operations. Externally to the site, and at the direction of staff, the applicant has incorporated a Class I trail, which consists of a separated right-of-way including a two-way path for bicycles, and a pedestrian path, along the Project frontage of 13th, Arch, and 12th Streets. The Class I trail would not preclude equestrian use. • Understand and acknowledge that any development at these locations will increase existing vehicular traffic and create new vehicular traffic, and that there will be impacts to equestrian and pedestrian circulation in the existing neighborhood, and therefore to minimize those impacts, special attention must be given to mitigate impacts caused by such identified access points; • The Project has been designed to concentrate Project related traffic at the proposed intersection of 13th Street and Arch Street. In response to community outreach, the applicant committed to eliminating Project related ingress at Gate 3 (12th Street). Gate 3 would serve as emergency ingress only. Project related traffic would be permitted to exit Gate 3 by way of a right -turn only out onto 12th Street, away from Placeritos Boulevard and away from the residential uses in Placerita Canyon. The Project would include multi -use Class I trails along the frontage at 13th, Arch, and 12th Streets to provide for pedestrian, equestrian, and bicycle connections from Placerita Canyon to Railroad Avenue. • Layout and orientation of any developments shall be designed to discourage and where possible prevent additional trips into Placerita Canyon caused by or resulting from such developments; Page 6 of 16 —` The Project has been designed to concentrate Project related traffic at the intersection of 13th and Arch Streets by locating the main Project entrance (Gate 1) and secondary entrance (Gate 2) at the proposed signalized intersection of 13th and Arch Streets. No Project related trips would be permitted to enter the Project site from the 12th Street driveway (Gate 3). Gate 3 would allow Project related egress, by way of a right -turn only out of Gate 3, westbound toward Arch Street. Gate 3 would provide emergency ingress only. As designed, vehicle traffic related to the Project, would be directed away from Placerita Canyon Road and Placeritos Boulevard. Gates 1 and 2 are setback from the intersection of 13th and Arch Streets, designed with multiple vehicle lanes in order to provide ample on -site queuing of Project related traffic. • Include defined entry gateways or monuments into the PCSSD, at Railroad Avenue, complete with landscaping and architectural elements with signage expressly stating there is no through traffic allowed; • The City's planned Dockweiler Drive Extension project, if approved, would change the circulation pattern from Railroad Avenue at 13th Street. As such, there would be through access from the intersection at 13th Street and Railroad Avenue. The applicant has offered to provide entry signage into Placerita Canyon with "No through traffic" signs at Placeritos Boulevard and/or Placerita Canyon Road. The Conditions of Approval (Exhibit A) require the applicant to design and install gateway signage. • A traffic study shall be prepared for all new developments that are projected to generate two hundred fifty (250) or more new daily trips, within the areas encompassed by the NNA. The traffic study shall analyze those potentially impacted intersections within the NNA area and those that lie within a one (1) mile radius of the subject development site. • A Transportation Analysis, in compliance with the City's Transportation Analysis Update, was prepared for the Project and has been included as Technical Appendix L to the Draft EIR, whose findings have been incorporated into the proposed Project design. Buffering and Transitions • Preserve the existing rural equestrian community, generally known as Placerita Canyon, and provide adequate buffers and graduated transitional design to ensure existing neighborhood protection and compatibility of character resulting from any proposed development; • The Project proposes building heights ranging from 18 to 55 feet. Taller buildings have been situated on the central (studio buildings) and western portions (office, parking structure, and warehouse) of the Project site, further from residential uses to the east and south. Single - story buildings (catering facilities) would be situated at the southeast portion of the Project site, along 12th Street, where the Project site is closer to residential uses. The Metropolitan Water District (MWD) Page 7 of 16 right-of-way is approximately 200-feet wide and separates the Project ,.R site from the nearest residential uses to the east. The applicant is proposing use of the MWD right-of-way to provide excess parking and a plant nursery in support of studio operations. There is an existing row of mature pepper trees located within the MWD right-of-way, along the unpaved alley behind the existing homes on Alderbrook Drive that would remain in place. Incorporate the current Santa Clarita Valley Trails Advisory Committee (SCVTAC) network of multi -use trails into adjacent neighborhoods which shall have rural and equestrian characteristics; and • The SCVTAC is no longer an active committee. However, multi -use trails have been incorporated into the Project design to provide connectivity from the adjacent neighborhoods. At staff s direction, the applicant has incorporated a multi -use, Class I trail along the Project frontage of 13th, Arch, and 12th Streets. In addition, the applicant would be conditioned to contribute to a future multi -use Class I trail connecting Dockweiler Drive to the Jan Heidt Metrolink Station. Require use of the MWD right-of-way as a landscaped buffer (subject to MWD approval) between the NNA within the PCSSD and the rest of Placerita Canyon, which landscaping shall consist of low water, low maintenance landscape material. • Any use of the MWD right-of-way is subject to approval of MWD. The MWD right-of-way is improved with a water transmission pipeline and the right-of-way is needed for operation and maintenance of the MWD facilities therein. The adjacent residential properties to the east of the Project site are separated from the MWD right-of-way by an unpaved alleyway. A row of mature pepper trees line the length of the unpaved alleyway. The alleyway and the existing trees are proposed to remain in their existing condition with the Project. The applicant proposal includes installation of a 12-foot wall, just east of the alleyway and pepper trees. The applicant proposes to use the MWD right-of-way for additional parking and to store plant materials that would support the studio production. The plant nursery allows the applicant to store plant materials that are used in the soundstage sets while providing greenery and buffering from adjacent uses, but is portable in the event of MWD maintenance activities. Architecture • Consist of three hundred sixty (360) degree architectural design with pedestrian - scaled building massing and forms where adjacent to existing residences, with the use of landscaping to visually soften hard edges of buildings; • Each building has been designed with 360-degree architecture, using an architectural theme that is consistent with the Community Character and Design Guidelines for the Newhall community. • Structures shall have varied building heights and designs shall create east/west sight lines. Building heights up to thirty-five (35) feet may be permitted. Page 8 of 16 Additional height, not to exceed fifty (50) feet, may be permitted subject to the approval of a conditional use permit; • Structures are varied in height, from 18 feet to 55 feet. The single - story catering buildings are approximately 18 feet in height at the southeast corner of the Project site, where buildings are nearest residential uses, to maintain lower profile, and allow east/west sight line. Development has been set back from Placerita Creek, maintaining an east/west sightline along the creek and base of the northerly hillside. The studio buildings are located centrally on the Project site and are 55 feet at the peak of the pitched roofline. Buildings along the western portion of the site include a three-story, 48-foot office building, 45-foot parking structure, and a two-story, 50-foot warehouse building. The Project request includes a Zone Change in order to implement the JCOZ over the southerly portion of the Project site, which, if approved, would permit the 55-foot building height as proposed. • Have transitional densities, as described above, decreasing in density and height in an easterly direction towards the MWD right-of-way away from Railroad Avenue, to include the MWD right-of-way as a landscaped buffer and detached single-family residences adjacent to the MWD right-of-way; and • The Project has been designed to locate taller buildings on the central and western portions of the Project site, further from residential uses to the east and south. The single -story catering facilities are situated at the southeast portion of the Project site, along 12th Street, where the Project site is closer to residential uses. The MWD right-of-way separates the Project site from the nearest residential uses to the east. The applicant is proposing use of the MWD right-of-way to provide excess parking and a plant nursery in support of studio operations. There is an existing row of mature pepper trees located within the MWD right-of-way, along the unpaved alley behind the existing homes on Alderbrook Drive, that will remain in place. • Building heights shall be subject to the same Unified Development Code requirements that apply to all of Placerita Canyon. There are multiple zoning designations on properties within the PCSSD including residential, mixed -use, and commercial zoning designations. Each zoning designation dictates the allowable height. The Project request includes a Zone Change in order to implement the JCOZ over the southerly portion of the Project site, which would permit the 55-foot building heights as proposed with this Project. Flood Control • Waterway bottoms and sides shall not be improved with concrete or hard impervious surfaces and shall be maintained in a natural appearance; • The existing alignment and natural soft bottom of Placerita Creek would remain intact with the Project. The banks of the creek would be stabilized with buried rock bank protection that would have soil fill on Page 9 of 16 top and be re -vegetated to preserve the natural appearance of the creek. Fencing shall not be permitted to cross riverbeds or waterways in a manner which denies or interferes with easy trail access; and • The fencing plan for the Project does not interfere with any existing trail access, nor does it impact existing waterways. On -site flood control mitigation would provide assistance or relief to other hydrology/drainage impacts within Placerita Canyon due to changes of topography on NNA properties. • The Project proposes bank stabilization in order to limit erosion of Placerita Creek. A Hydrology Study and Low Impact Development Report were prepared to assess the existing and post -construction stormwater runoff. Hydromodifications, including an infiltration/detention basin and underground infiltration chambers, have been incorporated into the Project design to ensure that the volume and rate of flow from stormwater runoff into the creek would not exceed the existing conditions. Housing Types • It is not the City's intent to see affordable housing located on this site; and • The desired housing type in the NNA will attract residents who will assist in the economic revitalization of Downtown Newhall (Old Town Newhall). • This is not applicable as the Project proposal does not include residential uses. Economic Development • Based on the area's proximity to the nearby Metrolink station and Old Town Newhall, development in the NNA would be supportive of revitalization efforts, with an appropriate mix of retail, office, restaurant, and general commercial square footage combined with neighboring and integrated housing types. • The Project proposes a full -service film and television studio campus near Metrolink and bus line services, anticipated to employ over 2,000 people and would have positive impact on indirect employment in the NNA and Old Town Newhall Specific Plan areas. Recreation • Include a site -specific and a community -based recreational component. • Private on -site amenities are proposed offering passive and active recreation opportunities including the Shadow Oak Park situated in the center of the catering buildings, a half basketball court, outdoor seating areas between studio buildings, and a dog park. The Project proposal includes a public amenity in the form of a multi -use Class I trail along the Project frontage of 13th, Arch, and 12th Streets. In addition to the NNA development standards, the PCSSD has general criteria for all new development in the PCSSD. Many of these criteria are duplicative with NNA development standards. A discussion on the Project's conformance with the applicable general development standards of the PCSSD is outlined here: Page 10 of 16 • Trails. Riding and hiking trails shall be provided as depicted on the latest Placerita Canyon Backbone Trails exhibit on file with Parks, Recreation and Community Services, to the satisfaction of the Director of Parks, Recreation and Community Services; Trails shall be fenced to the satisfaction of the Director of Parks, Recreation and Community Services, with fences of a rustic wood appearance; AV Trail access shall be provided at all river crossings; AF There shall be no obstructions including, but not limited to, landscaping, trash receptacles, or other similar structures within a designated trail; and AF Fencing shall not be permitted to cross riverbeds in such a manner as to deny trail access. • The inclusion of multi -use Class I trails described in the NNA discussion above has been incorporated into the Project design at the direction of staff through the Development Review Committee process, in response to the trail requirements identified in the PCSSD. The Project fencing does not conflict or deny access to existing trails. • A property maintenance or homeowner maintenance association shall be established to maintain the private access route, private roads and drives, trail easements and other specific project amenities in all new residential projects of greater than four (4) dwelling units and all new commercial, industrial and institutional projects; • This does not apply to the Project specifically, as all roadways and trails adjacent to the Project are public; however, the Project will be conditioned, as appropriate, to ensure maintenance of applicable amenities and landscaped areas. • Street lights, in accordance with City standards, shall be installed only at road -to - road intersections; exterior lighting shall be designed to minimize off -site illumination, within the requirements for public safety. Exterior lighting on residential parcels shall be of top -shielded design to prevent direct off -site illumination; hoods shall be used to direct light away from adjacent parcels. Exterior lighting on nonresidential parcels shall be prohibited except where necessary for the safety ofpedestrian and vehicular traffic, as determined by the City. To minimize off - site illumination where lights are required, cut-offfixtures in keeping with a rural equestrian architectural style will be specified; • Any street light improvements associated with the Project's proposed roadway design will be designed in conformance with the City's requirements. As it pertains to the on -site lighting, the applicant has prepared a site -specific lighting plan to ensure that necessary lighting is provided for safety and security while minimizing offsite effects from fixture glare. Specifically, the applicant is utilizing cut-off fixtures and back -light -control options as well as proposing the use of energy management controls in conjunction with occupancy sensors that will reduce the light output when motion is not detected. River bottoms and sides shall not be improved with concrete. Fencing shall not be permitted to cross riverbeds in such a manner as to deny trail access; Page 11 of 16 • Placerita Creek would not be channelized with concrete side walls or floor. The Project fencing would not deny access to existing trails. Bridges shall be limited to those required for public safety and shall be designed to accommodate equestrian access; • The studio campus is proposed to be a private, closed campus. The proposed bridge within the Project site is not part of, or accessible to, the larger Placerita Canyon area, as it is located within a private development. The bridge is designed to be of the same height as the existing Placerita Creek bridge crossing on Railroad Avenue. All new residential projects of greater than four (4) dwelling units and all new commercial, industrial and institutional projects (including expansion thereoJ) shall connect to public sewer systems. Utilities shall be undergrounded to the nearest off - site connection; and • The applicant has completed a sewer area study as outlined in the Draft EIR for the Project and would be conditioned to connect to the public sewer system as well as underground utility services. Existing and future drainage shall be accommodated to provide adequate carrying capacity and erosion protection and shall not create or extend detrimental hazards or consequences upstream. • The Project has been designed to ensure that the site drainage would not increase the volume or rate of flow from the current condition. Accordingly, with implementation of the associated conditions of approval including the Mitigation Monitoring and Reporting Plan (MMRP), the Project will not impact the public health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity of the Project site. D. The proposal is physically suitable for the site. The factors related to the proposal's physical suitabilityfor the site shall include, but are not limited to, the following: The design, location, shape, size, and operating characteristics are suitable for the proposed use; With the conditions of approval, including the MMRP, the Project will be suitable for the site and the uses entitled with the Project. 2. The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate; The Project completed a detailed traffic analysis to evaluate the impacts of the Project. The traffic analysis has identified roadway improvements to ensure the public roadways are sufficiently improved to support the additional Project traffic. The Project conditions of approval require the applicable improvements to be completed before the Building Official issues the first Certificate of Occupancy. 3. Public protection services (e.g., Fire protection, Sheriffprotection, etc.) are readily Page 12 of 16 available; and The Project site is located in an established, urban environment that is serviced by existing law enforcement and fire protection services. The applicant must pay applicable fees to the law enforcement and fire protection agencies to assist in offsetting any impacts to the services necessary to properly service the Project. 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. The Project is in a portion of the City that is surrounded by developed communities with access to the necessary utilities to service the Project site. A detailed analysis for the provisions of utilities was completed for the Project in the Draft EIR determining that adequate services are available to meet the needs of the Project site. SECTION 3. ZONE CHANGE FINDINGS FOR ZONE CHANGE 21-001. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Project EIR, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission and the City Council, and upon studies and investigations made by the Planning Commission and the City Council, the City Council finds as follows: A. Principles and Standards for Zone Changes. The Council shall approve a Zone Change only after the applicant substantiates all of the following required findings: 1. That modified conditions warrant a revision in the zoning map as it pertains to the area under consideration; The Project site is approximately 93 acres, located at the northeast corner of Railroad Avenue and 13th Street and has two different zoning designations. The southerly portion of the Project site is MXN (approximately 42.4 acres), and the northerly portion, including the portion of the Project site within Placerita Creek, is NU5 (approximately 5 1. 1 acres). The dual zoning on the Project site presents challenges for a cohesive development of the site due to the nature of the allowable uses for each of the zoning designations. The MXN zone contemplates a mix of multi -family residential and commercial uses, where the NU5 zone contemplates single-family homes on larger one -acre lots. There are also physical constraints that, in practical application, isolate the northerly NU5 portion of the site from other single-family uses. Specifically, the MWD property immediately east of the Project site, and Placerita Creek and the hillside at the northeast corner of the Project site provide a physical separation between the Project site and other single-family homes to the east and north. Accordingly, the Project site warrants consideration of a revision to the zoning map as shown on the Zone Change Exhibit (Exhibit A) to establish consistent zoning classification across the entire Project site. The requested zone change would change the zoning classification of approximately 51.1 acres, currently zoned NU5, to MXN. In addition to the Zone Change request that would establish MXN zoning designation Page 13 of 16 over the entire Project site, the proposed request would add the southerly portion of the Project site (south of Placerita Creek) to the JCOZ. This would add approximately 53.4 acres to the JCOZ. The JCOZ applies to the construction of office and industrial buildings within the defined overlay zone areas to facilitate development in targeted industries in the City. At the time the JCOZ was established, it was applied to areas with high focus on employment, located adjacent to freeways or major transportation corridors, and areas where existing built environment or where future comparable building height is contemplated. The JCOZ applies additional development standards to office and industrial buildings specifically to "support the General Plan objective of promoting the creation of strong regional and local economies via the implementation of strategic land use planning policies. Specifically, the JCOZ overlay zone will: (1) attract and promote the creation of high -quality jobs within the City's four targeted industries, which include aerospace, biomedical, entertainment, and technology, and other industries at the discretion of the Director; (2) enhance the City's overall jobs/housing balance; and (3) provide greater employment opportunities throughout the entire City." Under the JCOZ, the office and studio buildings would be permitted to a height of 55 feet without a Conditional Use Permit (CUP). The current MXN zoning designation permits the studio use with approval of a CUP and the MXN zone allows for a 50-foot building height without the need for a CUP. As such, the current zoning designation already contemplates the use and a comparable building height as would be permitted On% under the JCOZ. Notably, the sound stage buildings reach a height of 55 feet at the ridge of the roof. The office building, warehouse/production support building, and the parking structure, exclusive of elevator shafts, are 50 feet in height or less, consistent with the MXN zone. The Zone Change to establish the JCOZ over the south portion of the Project site, as well as the MXN zone on the northerly portion of the Project site is warranted for the studio use, which is a targeted industry under the City's General Plan objectives for economic development, located along a major transit corridor (Railroad Avenue) with access to State Route 14. 2. That a need for the proposed zone classification exists within such area; The proposed change to the zone classification is desirable to allow for the development of a film and television studio campus. The Project site currently has two zoning classifications; the NU5 zoning classification would not permit the studio use. In addition, the NU5 portion of the site is physically isolated from other single-family uses in the immediate vicinity. The proposed change to the zone classification for the northerly portion of the Project site is required to allow for a cohesive development. The incorporation of the Project site into the JCOZ is necessary to meet the objectives of the General Plan, as discussed in Sections 2 and 3 above. 3. That the particular property under consideration is a proper location for said zone Page 14 of 16 EXHIBIT A City of Santa Clarita Zoning Map Shadowbox Studios Existing Job Creation Overlay Zone (JCOZ) RAI LR OA-U-- AVENUE m Proposed 12"22 classification within such area: a. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; and The proposed Zone Change would permit the studio campus Project that supports the goals and objectives of the General Plan as described above in Sections 2 and 3. The proposed Zone Change is in conformance with good zoning practice. b. That the proposed change is consistent with the adopted General Plan for the area unless a General Plan Amendment is filed concurrently and approve with said zone change. A General Plan Amendment was filed concurrently with the Zone Change request. For the reasons provided above, the Planning Commission can recommend the City Council make this finding. SECTION 4. The City Council hereby approves this ordinance to allow for a Zone Change for the Shadowbox Studios Project as described herein and shown in Exhibit A. SECTION 6. This ordinance shall be in full force and effect thirty (30) days from its passage and adoption. SECTION 7. The City Clerk shall certify to the passage of this ordinance and shall cause the same to be published as required by law. PASSED, APPROVED, AND ADOPTED this 121h day of September, 2023. ATTEST: CITY CLERK ?/01s/,:;23 DATE i .exeo✓2i V'OR Page 15 of 16 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 23-8 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 22nd day of August 2023. That thereafter, said Ordinance was duly passed and adopted at a regular meeting of the City Council on the 12t" day of September, 2023, by the following vote, to wit: AYES: COUNCILMEMBERS: McLean, Smyth, Miranda, Gibbs NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None RECUSED: COUNCILMEMBERS: Weste AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 23-8 and was published in The Signal newspaper in accordance with State Law (G.C. 40806). CITY CLERK --7 P" Page 16 of 16