HomeMy WebLinkAbout2024-07-09 - ORDINANCES - APPROVE ZC 22-001 SP 22-002 MC 22-105ORDINANCE NO. 24-3
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, APPROVING ZONE CHANGE 22-001, AND SPECIFIC PLAN 22-002
(MASTER CASE 22-105) TO AMEND THE CITY OF SANTA CLARITA'S ZONING
MAP AND CHANGE THE ZONING DESIGNATION OF ASSOCIATED ASSESSOR'S
PARCEL NUMBERS FROM REGIONAL COMMERCIAL TO SPECIFIC PLAN
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council makes the following findings of fact:
A. The City of Santa Clarita (City) included the Town Center Specific Plan (TCSP) (Project)
as part of the Santa Clarita 2025 Plan on March 23, 2021.
B. The TCSP is a long -rang planning document that provides a framework for new
development within the specific plan area (SPA).
C. The TCSP includes the following entitlements:
1. General Plan Amendment 22-003 to amend the General Plan Land Use Map in order
MER to designate the entirety of the SPA as Specific Plan (SP).
2. Zone Change 22-001 to amend the zoning map in order to designate the entirety of
the SPA as SP.
3. Specific Plan 22-002 to create the TCSP document.
D. The SPA includes approximately I I I acres of largely urbanized land and is divided into
four distinct subareas. The SPA is approximately one mile east of the Interstate-5 freeway
and is generally bounded by Magic Mountain Parkway to the north, Valencia Boulevard to
the south and east, and McBean Parkway to the west, creating a roughly triangular project
site. The McBean Regional Transit Center is directly adjacent to the southwest corner of
the SPA.
E. The four subareas within the SPA include:
Valencia Town Center: Measuring approximately 68 acres in size, the Valencia Town
Center Subarea is the largest subarea within the SPA. The subarea is primarily
characterized by the existing Valencia Town Center Mall, The Patios lifestyle center,
and the eastern portion of Town Center Drive. The total complex includes
approximately one million square feet of retail and commercial space.
Town Center East: Separated from the Valencia Town Center Subarea by Citrus Street,
the Town Center East Subarea is approximately 23 acres in size and primarily built out
with existing structures and surface parking. The subarea contains approximately
245,000 square feet of public services, office space, personal services, and retail space.
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Primary uses include the Valencia Branch of the Santa Clarita Public Library, two
private office buildings and a small commercial/retail center. Other uses include the
former Santa Clarita Station of the Los Angeles County Sheriff's Department, Los
Angeles County Fire Department Station 126, Santa Clarita Superior Court, and
government offices for Los Angeles County.
Town Center Drive: The Town Center Drive Subarea represents a transition from the
retail mall and lifestyle uses associated with the Valencia Town Center Subarea into a
total of 460,000 square feet of office space, entertainment, dining, personal services,
and specialty retail uses that front on Town Center Drive. Prominent land uses include
several office buildings measuring between four and six stories in height with ground -
floor retail, restaurants, and services, a twelve -theater Regal Cinema, several one and
two-story retail/office buildings, and two multi -level shared parking structures. The
subarea is primarily built -out and is approximately 16 acres in size.
• McBean and Valencia: At approximately four acres, this is the smallest of the
subareas but occupies a prominent location on the northwest corner of Valencia
Boulevard and McBean Parkway. The majority of the property is vacant, but in 2016
the property was entitled for the construction of a five -story hotel and free-standing
restaurant.
F. The City conducted an extensive public outreach program, including meetings with the
on% general public, focus groups with the business and development community, in -person
interviews of businesses within the SPA, an online survey and also on the City's social
media platforms.
OM
G. On June 14, 2011, the City Council adopted Resolution No. 11-61, adopting the City's
General Plan, and Resolution No. 11-62 certifying the Final Environmental Impact
Report analyzing the General Plan. The City's General Plan presently designates the
SPA as Regional Commercial (CR).
H. The entirety of the SPA has an underlying zoning designation of CR.
I. Zone Change 22-001 will change the zoning designation of APNs 2861-058-036; 2861-
058- 044; 2861-058-059; 2861-058-060; 2861-058-061; 2861-058-062; 2861-058-063;
2861-058- 085; 2861-058-073; 2861-058-081; 2861-058-083; 2861-058-082; 2861-058-
077; 2861-058- 080; 2861-058-079; 2861-058-075; 2861-058-074; 2861-058-078; 2861-
058-076; 2861-058- 072; 2861-058-084; 2861-058-071; 2861-058-064; 2861-058-065;
2861-058-065; 2861-058- 066; 2861-058-045; 2861-058-041; 2861-058-046; 2861-009-
022; 2861-009-041; 2861-009- 040; 2861-009-909; 2861-009-908; 2861-009-902; 2861-
009-901; 2861-009-903; 2861-009- 904; 2861-009-905; 2861-009-906; 2861-009-907;
2861-009-038; 2861-009-032; 2861-009- 042; 2861-062-049; 2861-062-040 from CR to
SP.
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J. The SPA is entirely surrounded by the CR zone with land uses including major retail
centers, automobile dealerships, high -density residential developments, professional and
medical office buildings, and a fuel sales use. Land uses beyond the immediate boundaries
of the SPA include low to moderate density housing, and a private golf course.
K. The goals of the TCSP are as follows:
1. Define a Vision for Development: Create a timeless, long-term vision for
development within the SPA that is consistent with the City's General Plan and
Housing Element.
2. Provide a Balance of Land Uses: Create a balanced mix of retail, dining,
entertainment, hospitality, commercial, and residential opportunities to further
establish the SPA as a premier regional destination.
3. Create Great Places: Create a distinct sense of place that is unique to the SPA via
creative use of urban design, iconic architecture, signature vistas, a vibrant public
realm, and gathering spaces.
4. Establish a Flexible Framework: Create a flexible framework for future development
that is practical, buildable, and fosters the potential for numerous development
possibilities.
L. The environmental impacts of the proposed TCSP were reviewed under the CEQA (Public
"O Resources Code §§ 21000, et seq.) and the regulations promulgated thereunder (14
California Code of Regulations §§ 15000, et seq., the CEQA Guidelines). In accordance
with CEQA, the City of Santa Clarita is the lead agency and the City Council is the
decision -making body for the TCSP.
M. The City determined that a Program Environmental Impact Report (EIR) must be
prepared for the Project. The City determined that the following areas must be addressed
in the Draft Program EIR (DEIR) for the Project: aesthetics, air quality, cultural
resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous
materials, land use and planning, public services, transportation, tribal cultural resources,
and utilities and service systems.
N. 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 December 6,
2023, and ending on January 8, 2024.
O. A duly noticed scoping meeting was held at City of Santa Clarita City Hall on December
13, 2023, to obtain information from the public as to issues that should be addressed in
the EIR.
P. The City prepared a DEIR, for the TCSP, that addressed all issues raised in comments
received on the NOR The DEIR 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 DEIR was advertised on March 5, 2024, for a
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45- day public review period that ended on April 19, 2024, at 5:00 p.m. in accordance with
CEQA. The comment period was subsequently extended through April 29, 2024. Staff
received written comments throughout the comment period as well as oral testimony at the
April 16, 2024, and May 21, 2024 Planning Commission meetings, and at the June 25,
2024, City Council meeting for the TCSP.
Q. The Planning Commission held a duly -noticed public meeting on the Project on April 16,
2024. 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 presentation on the Draft EIR, and the Planning Commission
received public testimony regarding the Project. The Planning Commission provided staff
with recommendations for minor amendments to the text of the TCSP, asked for additional
information on the California Green Building Code and continue the public hearing to their
regularly scheduled meeting on May 21, 2024.
R. At its duly notice meeting on May 21, 2024, the Planning Commission received a
presentation from staff on the follow-up items from the April 16, 2024, meeting,
and a summary of responses to comments on the DEIR.
S. The Draft Final EIR (DFEIR) includes the DEIR, comments on the DEIR, and the
following: responses to written comments on the DEIR. The DEIR was presented to the
Planning Commission on April 16, 2024, and May 21, 2024. On May 15, 2024, a copy of
own the responses to comments from the Draft Final EIR was made available for public review
on the City of Santa Clarita's website.
T. The Draft Final EIR, including a Statement of Overriding Considerations for the
project prepared and circulated in compliance with CEQA.
U. After considering the matter, the Planning Commission by unanimous vote recommended
the City Council adopt a Statement of Overriding Considerations for those impacts of the
TCSP that cannot be mitigated to less than significant levels, and recommends certification
of the DFEIR and the Mitigation Monitoring and Reporting Plan (MMRP), and approve
the Master Case 22-105 by Resolutions Nos. P24-009 and P24-010, adopted on May 21,
2024.
V. The City Council held a duly noticed hearing on the TCSP on June 25, 2024, and certified
the Final EIR prepared for the TCSP and approved Master Case 22-105 with associated
entitlements for the project.
W. A copy of the Town Center Specific Plan is attached as Exhibit "A".
X. The location of the documents and other materials that constitute the record of proceedings
upon which the decision of the City Council is based, for the Master Case 22-105 project
file, with the Community Development Department; the record specifically is in the
00% custody of the Director of Community Development.
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SECTION 2. GENERAL FINDINGS FOR MASTER CASE 22-105. Based on the above
findings of fact and recitals and the entire administrative record, including, without limitation,
the entire TCSP DEIR, oral and written testimony, and other evidence received at the public
hearings, reports, and other transmittals from City staff to the City Council, and upon studies
and investigations made by the City Council, the City Council finds, as follows:
1. The proposal is consistent with the General Plan;
The TCSP is consistent with the following Goals, Policies and Objectives
identified within the General Plan:
Policy LU 1.1.5: Increase infill development and re -use of underutilized sites within, and
adjacent to, developed urban areas to achieve maximum benefit from existing
infrastructure and minimize loss of open space, through re -designation of vacant sites for
higher density and mixed use, where appropriate.
Policy LU 1.2.2: In Valencia, promote business development, job creation, and expansion
of regional commercial, civic, cultural, and entertainment uses, to create a vibrant Town
Center serving as a community focal point for the entire Santa Clarita Valley.
Policy LU 4.1.1: Promote expansion and enhancement of the Valencia Town Center to
provide a focal point for cultural, civic, educational, and shopping activities serving the
entire Santa Clarita Valley.
Policy LU 4.1.3: Direct business creation and expansion for larger companies within and
adjacent to existing and planned business centers and major transportation corridors.
Policy LU 4.2.3: Encourage businesses to locate in all appropriate areas of the community
to encourage job creation in closer proximity to workforce housing.
Policy C 1.2.1: Develop coordinated plans for land use, circulation, and transit to
promote transit -oriented development that concentrates higher density housing,
employment, and commercial areas in proximity to transit corridors.
Policy CO 1.5.5: Promote concentration of urban uses within the center of the Santa
Clarita Valley through incentives for infill development and rebuilding, in order to limit
impacts to open space, habitats, watersheds, hillsides, and other components of the
Valley's natural ecosystems.
2. The proposal is allowed within the applicable underlying zone and complies with all
other applicable provisions of this code;
The underlying General Plan Land Use and Zoning designation for the entirety of the
SPA is Regional Commercial (CR). The CR zone contemplates the highest intensity of
commercial and residential development in the City, with a maximum floor area ratio
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(FAR) of 2.0 and a maximum of 50 residential units per acre, respectively. All future
development within the SPA will be consistent with the specifications of the CR zone
regarding unit density and FAR. As such, the TCSP is consistent with the General Plan
regarding the type and intensity of development contemplated within the SPA.
3. 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 TCSP provides a long-term vision for development within the SPA and supersedes
applicable portions of the SCMC. However, the TCSP will be consistent with
specifications of the underlying zone for both commercial floor area and residential
density. The TCSP is consistent with the level and development intensity contemplated by
the General Plan. No new construction is associated with the approval of the TCSP itself,
and any future development projects proposed within the SPA will be subject to both the
requirements and standards of the plan itself as well as the SCMC.
4. 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:
a. The design, location, shape, size, and operating characteristics are suitable for
the proposed use;
The underlying General Plan Land Use and Zoning designation for the entirety of the
SPA is Regional Commercial (CR). The CR zone contemplates the highest intensity
of commercial and residential development in the City, with a maximum floor area
ratio (FAR) of 2.0 and a maximum of 50 residential units per acre, respectively. All
future development within the SPA will be consistent with the specifications of the
CR zone regarding unit density and FAR. The TCSP is consistent with the General
Plan regarding the type and intensity of development contemplated within the SPA.
b. The highways or streets that provide access to the site are of suff cient width and
are improved as necessary to carry the kind and quantity of traffic such proposal
would generate;
Because the SPA is located within one-half of a mile of the McBean Regional
Transit Center, an identified major transit stop, and because the TCSP represents a
regulatory document that will create a mix of uses with emphasis on alternative
transportation within the urban center of Santa Clarita, the City's vehicle miles
traveled (VMT) ordinance screens out the project from further analysis. Hence, the
TCSP will not result in a significant impact to VMT.
Projects that propose new construction will be required to provide a traffic analysis
that identifies impacts to level of service (LOS). Mitigation measures will be
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required on a project -by -project basis that may include, but not be limited to,
physical improvements to intersections, roadways, and/or adjustments to traffic
signal timing.
c. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are
readily available; and
Impacts to public services were analyzed as part of the DEIR prepared for the project
and determined that they would be less than significant.
d. 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.
Impacts to the provision of utilities were analyzed as part of the DEIR prepared
for the project and determined that they would be less than significant.
SECTION 3. ZONE CHANGE FINDINGS FOR MASTER CASE 22-105. The TCSP is
adopted as Exhibit "A" and the Zoning Map is amended to show a zone change from CR to
SP as set forth in attached as Exhibit `B,". Based on the above findings of fact and recitals
and the entire record including, without limitation, the DEIR, oral and written testimony, and
other evidence received at the public hearings, reports, and other transmittals from City staff
.•. to the Planning Commission, and upon studies and investigations made by 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 proposed zone change would adopt the TCSP and re -designate the underlying
zone from CR to SP. The purpose of this re -designation is to provide a specific set of
development standards and requirements that fulfill the identified goals of the TCSP
in a manner that is more efficient than the current SCMC allows. Examples include
the adoption of a streamlined permitting system, and specific design incentives that
will incentivize the types of land uses, both residential and commercial, that have
been identified as desirable by the City Council and the community. Together, these
will serve to achieve the General Plan goals, policies and objectives identified in
Section 2, above.
2. That a need for the proposed zone classification exists within such area;
The purpose of this re -designation is to provide a specific set of development
om standards and requirements that fulfill the identified goals of the TCSP in a manner
that is more efficient than the current SCMC allows. Examples include the adoption
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am
of a streamlined permitting system, and specific design incentives that will
incentivize the types of land uses that have been identified as desirable by the City
Council and the community. Together, these will serve to achieve the General Plan
goals, policies and objectives identified in Section 2, above.
3. That the particular property under consideration is a proper location for said
zone 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
As identified previously, the TCSP is a long-range planning document that
provides a vision for future development within the SPA. The TCSP will not
only be consistent with the commercial and residential density requirements of
the underlying zone, but will also incentivize the types of land uses identified by
the City Council and the community as desirable, and fulfills several goals,
objectives and policies identified in the Land Use, Circulation and Conservation
Elements of the General Plan.
b. That the proposed change is consistent with the adopted General Plan for
the area unless a General Plan Amendment is filed concurrently and
so" approve with said zone change.
As identified previously, the TCSP will be consistent with the commercial and
residential density requirements of the underlying zone. Further, the permitted
use chart included with the TCSP includes commercial and residential use types
that are currently contemplated by the underlying zone. The TCSP will result in
future development that is consistent with the type, nature, and intensity of
development contemplated within the SPA by the General Plan.
SECTION 4. The City Council hereby approves this ordinance to allow for a
Zone Change for the Town Center Specific Plan as described herein and shown in
Exhibit B.
SECTION 5. This ordinance shall be in full force and effect thirty (30) days from
its passage and adoption.
SECTION 6. The City Clerk shall certify to the passage of this ordinance and shall
cause the same to be published as required by law.
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PASSED, APPROVED, AND ADOPTED this 9t" day of July, 2024.
ATTEST:
CITY CLERK
DATE:
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. 24-3 was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 25th day of June 2024. That thereafter, said
Ordinance was duly passed and adopted at a regular meeting of the City Council on the 9' day
of July, 2024, by the following vote, to wit:
AYES: COUNCILMEMBERS: Weste, Gibbs, McLean, Miranda, Smyth
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No.
24-3 and was published in The Signal newspaper in accordance with State Law (G.C.
40806).
CITY CLERK
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L
EXHIBIT A
Town Center Specific Plan
Incorporated by Reference
Document can be found at
h=s://santaclarita.gov_/planning/specific-plans/
ONR
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EXHIBIT B: ZONING DESIGNATION
Specific Plan (SP)
Zoning