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2024-06-25 - AGENDA REPORTS - MC 22 105 ZONE CHANGE
O Agenda Item: 4 CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARINGS CITY MANAGER APPROVAL: Lj ' DATE: June 25, 2024 SUBJECT: TOWN CENTER SPECIFIC PLAN (MASTER CASE 22-105) DEPARTMENT: Community Development PRESENTER: David Peterson RECOMMENDED ACTION City Council: 1. Receive staff presentation. 2. Open the public hearing to receive testimony from the public. 3. Adopt resolutions approving The Town Center Specific Plan (Master Case 22-105) and certifying the Final Program Environmental Impact Report, including a Statement of Overriding Consideration and Mitigation Monitoring and Reporting Program. 4. Introduce and pass to a second reading an ordinance entitled: "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." BACKGROUND Request The request includes General Plan Amendment 22-003, Zone Change 22-001, and Specific Plan 22-002 for the creation of the Town Center Specific Plan (TCSP). The TCSP would provide a long-term vision for development within the specific plan area (Area) to create a balanced mix of land uses identified by the City Council and the community as desirable and further establish the Valencia Town Center area as a regional destination. Page 1 Packet Pg. 105 O Origin Santa Clarita 2025 (SC 2025) is the City of Santa Clarita's (City) strategic plan developed in 2020 and launched in 2021 based on feedback from the public and direction of the City Council. The goal of the City's strategic plan is to provide a blueprint for key projects through 2025 by prioritizing resources, achieving milestones, and maintaining the City's commitment to offering the highest quality services and facilities for current and future residents, businesses, and visitors. The General Plan identifies the Valencia Town Center area as a "major [center] of the community" and"... a focal point for cultural, civic, educational, and shopping activities serving the entire Santa Clarita Valley. " As such, a specific plan provides the ideal mechanism for providing long-term, managed development that both achieves a balance of commercial and residential land uses and continues to establish the Valencia Town Center area as a premier destination within the community. In an ever -evolving and complex regulatory environment, the recent introduction and implementation of legislation by the State of California has diminished the ability of municipalities to retain local land use authority within their jurisdictions. Given the importance of the Valencia Town Center area within the community and the region, and in light of potential future state legislation that could further reduce the City's ability to review development projects, the creation of a specific plan for the Valencia Town Center area was included as a project within the SC 2025 plan. Goals The goals of the TCSP are as follows: • Define a Vision for Development: Create a timeless, long-term vision for development within the Area that is consistent with the City's General Plan and Housing Element. • Provide a Balance of Land Uses: Create a balanced mix of retail, dining, entertainment, hospitality, commercial, and residential opportunities to further establish the Area as a premier regional destination. • Create Great Places: Create a distinct sense of place that is unique to the Area via creative use of urban design, iconic architecture, signature vistas, a vibrant public realm, and gathering spaces. • Establish a Flexible Framework: Create a flexible framework for future development that is practical, buildable, and fosters the potential for numerous development possibilities. Public Outreach Guidance for the creation and refinement of the TCSP was done in part via a robust, ongoing public outreach process. This included a variety of workshops and focus groups with the general public, the development community, and the business community. An online survey and in - person interviews were also conducted with business owners and tenants within the Area. Page 2 Packet Pg. 106 O • Summary of Key Feedback: Key areas of feedback received consistently during the public outreach process both aligned with and helped define the City's goals for the TCSP. A summary of feedback includes: o The specific plan should encourage enhanced shopping, dining, and entertainment opportunities. o Although attracting the correct tenant mix is important, making the Valencia Town Center area a great, unique place to spend time is equally important. o New residential development should be balanced with new commercial development. o The plan's vision should be timeless, and contemplate long-term market trends, not simply trends of the present. o The plan's vision should also be flexible, maximizing its ability to react to changing conditions over time and provide the best possible use of the space within the Area. o The plan should be accessible, practical, and buildable by offering a realistic development framework that will attract desirable land uses. Project Description The Area 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 Area. Unlike other specific plans, the TCSP does not include a static site plan. Rather, it establishes a flexible framework to guide overall development. Several potential development scenarios were analyzed by the Draft Program Environmental Impact Report (DEIR) and prepared in conjunction with the TCSP, including a maximum practical buildout scenario. This scenario includes approximately 2,200 residential units and 600,000 square feet of new commercial space. It is important to note that these scenarios do not represent the actual ultimate buildout of the Area, but rather demonstrate concepts that reflect the framework elements and standards established by the TCSP. The underlying General Plan Land Use and Zoning designation for the entirety of the Area 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. The TCSP will be consistent with these requirements, and all future development will be reviewed for consistency with these standards. As such, the TCSP is consistent with the General Plan regarding the type and intensity of development contemplated within the Area. The Area includes approximately 111 acres of largely urbanized land and is divided into four distinct subareas: Page 3 Packet Pg. 107 O Valencia Town Center: Measuring approximately 68 acres in size, the Valencia Town Center Subarea is the largest subarea within the Area. 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 and a large surface parking field. 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. Primary uses include the Valencia Branch of the Santa Clarita Public Library, two multi -story 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 to the construction of a five -story hotel and a free-standing restaurant. Structure The contents of the TCSP have been structured into three chapters: An introduction that provides a brief summary of the project. A collection of development standards that describes requirements and guidelines for all development within the Area. • An implementation strategy for review of future projects. A draft copy of the TCSP is attached. Benefits The following benefits are proposed within the TCSP to guide development within the Area: Page 4 Packet Pg. 108 O • Flexible Zoning and Land Use Regulations: The TCSP would not require buildings or particular uses to be established in specific locations. The development standards are meant to be flexible, help guide development, and encourage a mix of uses throughout the Area. • CEQA Streamlining: A DEIR has been prepared for the TCSP that contemplates various buildout scenarios within the Area. All projects that comply with the vision, framework elements, and development standards established within the TCSP will require no additional environmental review under CEQA. • Expedited Permit Processing: The TCSP contains its own permitted use chart (PUC) that establishes allowable uses for each subarea within the Area. The proposed PUC streamlines permit processing time and entitlement fees for projects that propose uses which the community and City Council have identified as desirable and appropriate for the area. • Enhanced Design Standards: Projects will be eligible to receive design benefits when proposing mixed -use projects that meet the vision of the TCSP. • Contemporary Parking Standards: The TCSP recommends a modernized approach to parking that reflects current industry standards, helps create great places, enhances pedestrian mobility, and is consistent with the existing legislative framework. General Plan and Zoning Adoption of the TCSP would be consistent with the following General Plan goals, policies, and objectives: • 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. Page 5 Packet Pg. 109 O Affordability A buildout concept analyzed for the TCSP includes approximately 2,200 residential units throughout the Area. The City's Housing Element identifies the need for 446 affordable units on specific properties within the Area. Because of this, the DEIR prepared for the TCSP contemplated 20 percent of units within the Area as being affordable. As required by the state, and in order to satisfy the TCSP goals for both compliance with the City's Housing Element and to facilitate the implementation of a plan that is practical, flexible, and buildable, applicants will be strongly encouraged to include affordable units in any project that proposes a residential component. Surrounding Land Uses The Area 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 Area include low- to moderate -density housing, and a private golf course. General Plan Amendment and Zone Change Although the TCSP will be consistent with the specifications of the underlying zone, the creation of a specific plan necessitates changing the underlying General Plan Land Use and Zoning Designations from CR to Specific Plan (SP). Maps of these proposed changes are attached. The adopted specific plan would then become the regulatory framework for all development within the Area. In addition, the following language would be included in the Land Use Element of the General Plan, under Item F, Specific Plans: The Town Center Specific Plan (TCSP) was adopted in 2024 and encompasses approximately I I I acres of land in the community of Valencia. The specific plan area is bound by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McBean Parkway to the west, with a 3.7-acre portion of the TCSP area located adjacent to the McBean Regional Transit Center. The primary goals of the TCSP are to create a balanced mix of residential, commercial, retail, dining, and entertainment uses with a robust jobs -to -housing balance; create a distinct sense of place; create a flexible framework for future development that fosters the potential for numerous development possibilities; and create a practical, timeless, and buildable plan that is consistent with the General Plan and implements the Housing Element. Planning Commission Public Hearings The TCSP was brought before the Planning Commission during their regular meetings on April 16, 2024, and May 21, 2024. After hearing staff s presentations detailing the project and Page 6 Packet Pg. 110 O the associated environmental analysis, considering public testimony, and after their own deliberation, the Planning Commission, by unanimous vote, adopted resolutions recommending the City Council certify the Draft Final Environmental Impact Report (DFEIR) and approve Master Case 22-105. Included in the Planning Commission's motion were a series of recommended minor text amendments to the TCSP document itself for consideration by the City Council. These include language for: • Outdoor dining and merchandise; • Maintenance of micro -mobility vehicles; • Parking management strategies; • Private funding of improvements; • Construction management plans; and • Requirements for electric vehicle charging stations. A complete list of proposed text changes is attached for the City Council's consideration and potential inclusion in the specific plan. Analysis As previously stated, Chapter one of the TCSP includes an introduction to the document. Development Framework & Standards: The development framework and standards contained in Chapter Two of the TCSP include the building blocks, details, and examples of the contents of the TCSP. The framework and standards identified are intended to establish the components, expectations, and general requirements for all future development plans prepared in accordance with the TCSP. The TCSP encourages a balanced mix of residential and non-residential uses throughout the Area and emphasizes the importance of proper placemaking to create a sense of space for the community. Each framework element further articulates a vision for the Area in greater detail and provides a comprehensive, flexible mechanism for its implementation. Development standards are included with the framework elements and provide specific requirements in areas where additional detail and guidance is needed. Taken in concert, the framework elements and development standards provide the blueprint to achieve the vision identified by the TCSP. Entitlement proposals submitted within the Area that are consistent with the development framework and standards will enjoy the streamlining and benefits provided by the TCSP described in the Project Description section above. The submission of a Conditional Use Permit (for review and decision by the Planning Commission), and all other required entitlement applications may be submitted for a proposed project that meets the spirit and intent of the TCSP, but otherwise requires a modification to any requirement, framework, or development standard to the TCSP, with the exception of an increased allowance for floor area ratio and residential unit density. Page 7 Packet Pg. 111 O The sixteen individual development framework and standards are organized into four groups and are summarized below. A detailed description of each element is contained within the Planning Commission agenda report from their regular meeting on April 16, 2024. This document has been included in the reading file. Land Use: The Land Use section of the development framework and standards provides a narrative for a flexible plan, a mix of commercial uses and housing opportunities, and further describes how each of these elements can be executed throughout the Area in future development. o Element LU1 - Balance of Land Uses: This element establishes the TCSP's requirement for a balance of land uses. These requirements incentivize mixed use development, require an economic study to be performed to measure progress as the Area is built out or when over 25,000 square feet of existing commercial space is proposed to be demolished, and allow the City to require development plans to be submitted on a sub -area basis instead of aproject-by-project basis. o Element LU2 - Plan Flexibility: This element establishes the benefits included within the TCSP as described in the Project Description section, above. o Element LU3 - Permitted Use Chart: This element includes a permitted use chart (PUC) that includes entitlement requirements for projects within the Area. Any land uses that are not included in the PUC within the TCSP are subject to the Unified Development Code (UDC) for the CR zone. Placemakin2: This section of the development framework and standards provides the narrative that describes how the TCSP will meet the identified need to develop the Area into a great place for the community to enjoy. As important as the TCSP's goal for creating a balanced mix of land uses, when done in lock -step the goals of balance and placemaking will not only attract the right mix of land uses, but create a vibrant, exciting and visually interesting environment where visitors can shop, dine, be entertained, live, work, or spend time. o Element PM1 - Development Blocks: This element establishes the requirement for the shape and size of future development blocks to define the urban fabric, provide visual interest, character, and create great spaces within the Area. o Element PM2 - Signature Vistas: This element defines how signature vistas must be created throughout the Area. A signature vista is a deliberate placemaking strategy where a prominent building, monument, fountain, public art piece, public space, or common space is positioned at a strategic point along a visual axis or at the end of a visual axis. o Element PM3 - Architectural Design: Projects must choose from a palette of five architectural styles, each of which reflects a different design philosophy. These various standards include the tradition of the City's current architectural requirements for the community of Valencia as defined by the Community Character and Design Guidelines, honor the history of architectural styles that are currently within the Area, including art deco, mission revival and contemporary, and add an allowance for the neo-classical style which is not currently found within the Area. The thoughtful application of these styles Page 8 Packet Pg. 112 O will create a unique character that defines and identifies the Area within the community and the region. o Element PM4 - Building Specifications: Appropriate, practical, and purpose -driven development standards for the built environment incentivize a balanced mix of commercial and residential uses and, in concert with other design elements, create great and unique places throughout the Area. Building height requirements are included in this element. Highlights include a maximum height threshold of 7 stories for mixed use buildings, while single -use residential structures would have a height threshold of 3 stories. Expansions to the existing mall would have a height threshold of 55 feet, while new, stand-alone retail structures would have a threshold of 40 feet. Heights that exceed these thresholds would be subject to a CUP. o Element PM5 - Gathering Spaces: Gathering spaces that are conveniently located throughout the Area, that utilize architecture and building mass to define space, and that act as focal points along significant vistas all contribute to creating great places that foster community involvement, encourage pedestrianism, create vibrant outdoor settings for retail and dining, establish community character and create recognizable landmarks. The TCSP establishes a hierarchy of gathering areas and requires at least one public space of an acre or more in size within the Valencia Town Center subarea, while also requiring a series of smaller common spaces, each of which measuring at least 2,500 square feet. o Element PM6 - Gateways: Gateways are specific locations or areas that serve as entry points to the Area. Gateways are distinct features that signal the transition from the surrounding area and establish a tone that reflects what those entering the Area can expect. There are currently five gateways leading into the Area, and three potential gateway locations pending future development. Major gateways represent primary entrances into a subarea at signalized intersections with major public streets, while minor gateways represent secondary entrances without signalized intersections. This element defines gateway standards including the use of monumental architecture, signage, landscaped areas, and access to pedestrian traffic. • Mobility: This section of the development framework and standards defines requirements for the overall mobility network within the Area. Together these standards will develop a mobility network that provides a safe, efficient, convenient, and attractive system of facilities for vehicle, bicycle, and pedestrian traffic that integrates into the City's streets, sidewalks, paseos, bike trails, the McBean Regional Transit Center, and bus stops surrounding the Area. o Element MO 1 - Roadway Network: This element defines the hierarchy of external and internal streets that both surround and are within the Area. The TCSP defines two types of private streets within the Area: major connectors; and internal roadways. The TCSP requires the extension of the existing Town Center Drive from its current terminus near the west entrance to the Valencia Town Center Mall to Citrus street. Further, new streets within the Area would include Class II bike trails within their alignments to facilitate safe, efficient bicycle travel across the site. o Element MO2 - Pedestrian Streetscapes: Creating pedestrian -friendly streetscapes fosters vibrant, livable, and sustainable communities. Well -designed pedestrian infrastructure, such as sidewalks, plazas, and walkways, can encourage social interaction, create lively street -scenes, support local businesses, and create inviting public spaces. To accomplish this, the TCSP includes standards that facilitate outdoor dining and displays of Page 9 Packet Pg. 113 O merchandise, provide safe, convenient pedestrian access, and establish attractive parkways. o Element MO3 - Pedestrian and Bicycle Networks: This element requires new development within the Area to provide pedestrian and bicycle connectivity to adjacent development blocks within the Area as well as peripheral streets, sidewalks, paseos, bicycle trails, the McBean Regional Transit Center, and bus stops in order to form a comprehensive network of multi -modal transportation. o Element MO4 - Pedestrian Bridge Connectivity_: This element focuses on enhancing accessibility to the three existing pedestrian bridges that connect the community to the Valencia Town Center subarea of the Area. All development within the Area that occurs adjacent to an existing pedestrian bridge will be required to provide a landing area that provides direct access into the Area, includes a shaded seating area and wayfinding signage. Further, the landing area must have connectivity to adjacent development within the Area. The element also encourages the relocation of the existing pedestrian bridge that spans McBean Parkway to a location closer to the McBean Regional Transit Center. o Element MO5 - Micro Mobility: Micro -mobility refers to the use of small, lightweight, modes of transportation for short -distance travel within urban areas. These modes of transport typically include electric scooters, electric bicycles, and other compact vehicles. Micro -mobility is well -suited for "last -mile" transportation, bridging the gap between public transit stations or bus stops and a final destination, and can also provide quick and efficient transportation between subareas within the Area. Although not required, the TCSP provides guidelines for the placement of micro -mobility stations and their maintenance. o Element MO6 - Transit Drop -Off Zones: A drop-off zone refers to designated areas where taxis and services such as Santa Clarita Transit, and transportation network companies (for example Uber and Lyft), pick up or drop off passengers. The purpose of a zone is to provide a convenient and safe area for quick pick-ups and drop-offs without obstructing traffic flow. The TCSP requires at least two drop-off zones be located in the Valencia Town Center subarea, and one within each of the remaining subareas. Guidelines are also provided about the location of drop-off zones and amenities that should be provided. Parking: Parking within the Area must provide direct, convenient access to shopping, dining, entertainment, employment, and residential opportunities in a manner that maximizes the efficient use of available space. The TCSP contemplates the utilization of wrapped, structured parking over surface parking because it serves to reduce the time and distance required for visitors, employees, and residents to travel between their vehicle and their ultimate destination, or destinations. Further, wrapped parking structures in alignment with signature vistas, public and common spaces, a robust pedestrian street scene, and an interconnected, on -site pedestrian network will create a more comfortable and visually interesting environment than traveling across open surface parking fields on foot. This encourages pedestrianism throughout the Area, and fosters a "park once" philosophy. Finally, a balanced on -site mix of uses will take advantage of shared parking opportunities between residential units and commercial space, both within the project and throughout the Area. Page 10 Packet Pg. 114 O o Element PK1 - Parking Strategy: This element defines the parking strategy for the Area, and is based both on the existing context of existing parking on -site, as well as research performed on parking requirements from other similar commercial and mixed -use properties throughout Southern California. New commercial space would be parked at a rate of 3.5 spaces per 1,000 square feet, while both residential and hospitality projects would be parked a rate consistent with the UDC. Implementation Chapter three of the document outlines strategies for the implementation of the stated goals of both the TCSP and the development framework and standards. Together these strategies provide the regulatory framework for ensuring that a balanced mix of commercial and residential land uses occur throughout the plan area. The TCSP proposes a four -pronged approach that includes: Comparison to Analyzed Buildout Scenarios: The explicit intent of the TCSP is to ensure that a balanced mix of uses is developed within the Area. Residential and non-residential uses must be provided in lock -step, with projects providing combinations of retail, dining, entertainment, hospitality, commercial, and residential uses on an ongoing basis as new development and redevelopment occurs within the Area. Both the Low and Full Buildout Scenarios analyzed with the project provide conceptual examples of the development framework and standards proposed in the TCSP and act as a general blueprint for comparison of future development projects. Although the actual buildout of the Area will occur over time and the physical location and square footage of structures, as well as the exact mix of land uses, will vary from the analyzed scenarios, all development must conform to a similar balance of commercial and residential land uses and be consistent with the urban form that is depicted in these scenarios. 2. Incentives for Mixed Use Development: A process that incentivizes mixed use development. This process provides the potential for additional residential square footage with the inclusion of commercial square footage within the same project. Projects that only propose multi -family residential units must either provide a significant community amenity with their project, or it will not qualify for benefits that apply to mixed use projects, and be subject to review and approval by the Planning Commission. 3. Required Economic Study: A requirement for economic studies to be performed by developers to measure progress as the Area is built out. Specifically, these reports are triggered by proposed residential development over time and/or when proposed projects include the demolition of 25,000 square feet of existing commercial space or more. 4. Subarea Plan Submittal: An allowance for the City to have development plans submitted on a subarea basis, as opposed to a project -by -project basis. In addition to providing implementation strategies focused on mixed use development within the Area, Chapter Three also provides other regulatory requirements associated with projects proposed within the TCSP including: • Level of Service Anal: New entitlement projects must submit a traffic study for review by the City. The purpose of these studies will be to identify impacts to the level of service Page 11 Packet Pg. 115 O (LOS) on the street network surrounding the Area and identify mitigations in the form of physical, or other types of improvements that must be made to impacted intersections. Funding of improvements to the impacted intersections will be made at the expense of the developer. • Construction Management Plan: Following entitlement approval and prior to construction, all projects must create a construction management plan to detail short-term impacts to traffic, haul routes, and on -site parking and traffic management. • Transportation Demand Management Plans: A transportation demand management plan must be submitted with all projects that include a commercial component that generates 50 full- time employees or more and/or includes a multi -family component of 100 residential units or more. All development within the Area will be conducted by the private development community. Similarly, all improvements will be funded by private developers, unless otherwise identified by the City. Environmental DEIR The DEIR for the TCSP analyzed three conceptual buildout scenarios; the low and full buildout scenario and a high buildout scenario. The full buildout scenario includes approximately 2,200 residential units and nearly 600,000 square feet of net -new commercial space. The high buildout scenario exceeds the intensity of the full buildout scenario by 15 percent and was included to provide a more conservative analysis of the project. The DEIR concluded that the following would result in less than significant impacts with mitigation: • Cultural Resources • Geology and Soils • Hazards and Hazardous Materials • Tribal Cultural Resources All other areas were deemed to be less than significant without mitigation. Notably, because the Area is located within half 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 requires no additional VMT analysis. An LOS analysis would be required for each new project within the Area in the Implementation chapter of the TCSP. Page 12 Packet Pg. 116 O A summary of mitigation measures is included in the Executive Summary of the DEIR, which is attached. The DEIR determined that the project would result in a significant and unavoidable impact on air quality related to a net increase in criteria pollutants. The TCSP's operational emissions are generated by area sources, energy sources, and mobile sources. The net increase of operational emissions from the TCSP would not exceed the regional thresholds of significance established by the Southern California Air Quality Management Department, except for volatile organic compounds (VOC) under the full buildout scenario and VOC and PMio (particulate matter) under the high buildout scenario. Therefore, the Project would result in a cumulatively considerable net increase in criteria pollutants for which the South Coast Air Basin is non - attainment under the National Ambient Air Quality Standards or the California Ambient Air Quality Standards. However, the TCSP would not include any direct demolition or development. Future individual development projects within the Specific Plan would be required to comply with mitigation measures which require implementation of energy efficiency and transportation measures to reduce emissions to the extent feasible. In addition, the TCSP could result in fewer operational impacts on air quality than if the Area was built entirely under the current UDC. Public Comments The comment period for the DEIR began on March 5, 2024, and closed on April 29, 2024. During that time, the City received written comments from the following parties: • California Department of Toxic Substances Control; • Los Angeles County Fire Department; • Los Angeles County Sheriff's Department; • Western States Regional Council of Carpenters (WSRCC); and • Sierra Club, Santa Clarita Chapter. Comments received were generally regarding: • Greenhouse gas emissions; • Air quality emissions; • The benefits of local hire policies; and • The need to recirculate the DEIR. A summary of responses to these comments is contained within the Planning Commission agenda report for its regular meeting on May 21, 2024. A complete response to comments is included in the DFEIR. This document is included in the reading file. Responses to comments were provided on June 15, 2024, to all agencies that provided comments. Following the conclusion of the DEIR comment period, the City received additional comments from the WSRCC and from another organization, UNITE HERE Local 11. Comments from the Page 13 Packet Pg. 117 O WSRCC did not raise any new, substantive issues, but did recommend a series of mitigation strategies to further reduce air quality emissions. Each of these is either addressed by the plan or represents a program the City currently implements. Further, projects that are submitted within the Area will be subject to additional mitigation measures at the discretion of the City beyond what is already required by the TCSP. Similarly, UNITE HERE Local 11 comments did not raise any new issues regarding the adequacy of the DEIR and require no additional responses. Noticing All public noticing required by law has been completed including an advertisement placed in The Signal newspaper and by noticing all interested parties on June 4, 2024, as well as two sign postings on the project site on June 11, 2024. ALTERNATIVE ACTION Other actions as determined by the City Council. FISCAL IMPACT The project was funded entirely by a $500,000 LEAP Grant from the California Department of Housing and Community Development in September 2020. There is no impact to the General Fund. All financial obligations for future development would be the responsibility of project applicants. ATTACHMENTS Public Hearing Notice Proposed Text Changes to the Town Center Specific Plan Project Resolution CEQA Resolution Zone Change Ordinance May 212024 Staff Report and Minutes (availible in the City Clerk's Reading file) April 16 2024 Staff Report and Minutes (availible in the City Clerk's Reading file) Page 14 Packet Pg. 118 CITY OF SANTA CLARITA COMMUNITY DEVELOPMENT DEPARTMENT 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 NOTICE OF PUBLIC HEARING PROJECT TITLE: TOWN CENTER SPECIFIC PLAN APPLICATION: Master Case 22-105: General Plan Amendment 22-003, Zone Change 22-001, Specific Plan 22-002 PROJECT APPLICANT: City of Santa Clarita PROJECT LOCATION: The project area consists of approximately I I I -acres and is bound by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McBean Parkway to the west, with a 3.7-acre portion located on the southwest side of McBean Parkway, adjacent to the McBean Regional Transit Center. PROJECT DESCRIPTION: The Town Center Specific Plan (TCSP) is a long-range land use plan that establishes a vision for the Specific Plan Area (SPA). Goals for the plan include: 1) Creating a balanced mix of retail, dining, entertainment, commercial, and residential opportunities to further establish the SPA as a regional destination; 2) Creating a distinct sense of place that is unique to the SPA via creative use of urban design, architecture, and public spaces; 3) Creating a flexible framework for future development that fosters the potential for numerous development possibilities; and 4) Creating a timeless plan that is consistent with the objectives of the General Plan and Housing Element. The TCSP will not result in any new construction, but rather provide a regulatory framework and vision for future development within the SPA. PLANNING COMMISSION ACTION: On May 21, 2024, the Planning Commission voted 5-0 to recommend that the City Council certify the Draft Final Environmental Impact Report prepared for the project and approve the proposed project. Included in the Planning Commission's motion was a request to make six minor text amendments to the body of the TCSP document. ENVIRONMENTAL REVIEW: A Draft Environmental Impact Report (DEIR) was prepared to identify the project's potential environmental impacts and was available for public review from March 5, 2024 to April 29, 2024. A Notice of Availability was posted and advertised to the public upon release of the DEIR. The City of Santa Clarita City Council will conduct a public hearing on this matter on the following date: DATE: Tuesday, June 25, 2024 TIME: At or after 6:00 p.m. LOCATION: City Hall, Council Chambers 23920 Valencia Blvd., First Floor Santa Clarita, CA 91355 If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. If you wish to have written comments included in the materials the City Council receives prior to the public hearing, those comments must be submitted to the Community Development Department by Friday, June 14, 2024. For further information regarding this proposal, you may contact David Peterson, Senior Planner, by appointment, at the City of Santa Clarita Permit Center: 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone: (661) 284- 1406. Website: http://www.santaclarita.gov/planning. Send written correspondence via e-mail to dpetersonksantaclarita. gov, or by US mail to: City of Santa Clarita Planning Division, 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: David Peterson, Senior Planner. Mary Cusick, MMC City Clerk Published: The Signal, June 4, 2024 Packet Pg. 119 4.b PROPOSED TEXT ADDITIONS TO THE TOWN CENTER SPECIFIC PLAN (Recommended language appears in blue underlined text) • Chapter 2 — Development Framework and Standards: o Element M02 — Pedestrian Streetscapes, pages 2-62 and 2-64. The following is recommended to be added to the requirements for Outdoor Dining within the Activity Zone of the public realm: • Furniture in the Activity Zone is strongly encouraged to be brought indoors during hours when the business is not in operation. The following is recommended to be added to the requirements for outdoor display of merchandise within the Activity Zone of the public realm: • Merchandise displayed in the Activity Zone is strongly encouraged to be brought indoors during hours when the business is not in operation. Element M05 — Micro Mobility, page 2-75. The following is recommended to be added to the development standards identified within the element: All maintenance of micro -mobility stations and the removal of abandoned vehicles is the responsibility of the property owner or station operator. Timelines for the prompt removal of abandoned vehicles may be conditioned at the discretion of the Director of Community Development. • Element PK1— Parking Strategy, page 2-79. The following is recommended to be added to Other Parking Standards: All parking must comply with Tier 2 standards within the California Green Building Code for electric vehicle charging stations. Except in cases where good cause is shown, and subject to the Discretion of the Director of Community Development, 50% of the required number of stations must be fully installed prior to occupancy, or comply with current Tier 2 California Green Building requirements for the number of fully installed stations, whichever is higher. • At the discretion of and to the satisfaction of the Director of Community Development, a parking management plan describingthe he operation of on -site, project -related parking enforcement must be prepared. Packet Pg. 120 4.b • Chapter 3 - Implementation: o 3. Illustrative Full Buildout Plan, page 3-12. The following is recommended to be added to Financing Strategies: Section 65451 of the California Government Code requires that a specific plan include financing measures necessary to implement a proposed project. Typically, a variety of S financing measures can be used to finance project construction; they include but are not a limited to special assessment districts, general obligation bonds, exactions, and other 2 private financing methods. All of the required and proposed improvements, including the U provision of significant community amenities, within the SPA are the financial Cn responsibility of the property owner(s) and future builder(s)., c m o 4. Development Review Process, page 3-13. The following is recommended to be added to Construction Traffic & Access Management c Plans: Construction Traffic and Access Management Plans are used to avoid construction - related safety hazards and to reduce disruptions of traffic operations. Construction Traffic and Access Management Plans will be required of development project applicants, to address temporary traffic impacts that could occur during the construction of the TCSP. The plans will be subject to approval by the City of Santa Clarita Department of Public Works. They will address construction traffic routing (e.g., detours and/or lane closures) and traffic control (e.g., with signage and construction flaggers), as well as vehicle, bicycle, and pedestrian safety. The plans will also be required to identify designated haul routes and construction staging areas, construction crew parking, emergency access provisions, traffic control procedures, and avoidance of traffic safety impacts during construction. The construction management plan will coordinate and ensure business, resident, and customer parking, traffic flow, and business operations are maintained throughout the construction period. Construction management plans must be prepared in coordination when two or more nroiects are to be in construction simultaneouslv within the SPA Packet Pg. 121 4.c RESOLUTION NO. 24- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE GENERAL PLAN AMENDMENT 22-003 (MASTER CASE 22-105), FOR THE TOWN CENTER SPECIFIC PLAN IN THE CITY OF SANTA CLARITA, CALIFORNIA THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE 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 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 111 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. Primary uses include the Valencia Branch of the Santa Clarita Public Library, two Page 1 of 9 Packet Pg. 122 4.c 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 c a 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 cCL restaurant. r F. The City conducted an extensive public outreach program, including meetings with the c m v c general public, focus groups with the business and development community, in -person c interviews of businesses within the SPA, an online survey and also on the City's social media platforms. 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. 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. J. 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. Page 2 of 9 Packet Pg. 123 4.c 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. K. The environmental impacts of the proposed TCSP were reviewed under the CEQA (Public 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. L. 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 a in the Draft Program EIR (DEIR) for the Project: aesthetics, air quality, cultural .2 resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous a materials, land use and planning, public services, transportation, tribal cultural resources, CO and utilities and service systems.; c a� M. 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, c 2023, and ending on January 8, 2024. N. 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. O. 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 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 for the TCSP. P. The Planning Commission public hearings for the Project were duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal newspaper, and through on -site posting 14 days before the hearing. A courtesy notice was also sent to all property owners east of Citrus Street in the Town Center East subarea. 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 Page 3 of 9 Packet Pg. 124 4.c 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 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. The City Council adopted Zone Change 22-001 and Specific Plan 22-002 via a separate ordinance. 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 custody of the Director of Community Development. 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 Page 4 of 9 Packet Pg. 125 4.c 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 (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. Page 5 of 9 Packet Pg. 126 4.c 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 Santa Clarita Municipal Code (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 suitability for 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 ofsufficient 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 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 a m co m r c m U c 0 Page 6of9 Packet Pg. 127 4.c c. Public protection services (e.g., Fire protection, Sheriprotection, 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. SPECIFIC FINDINGS FOR GENERAL PLAN AMENDMENT 22-105. A text amendment to the General Plan and an amendment to the General Plan Land Use Map is attached as Exhibit "A" and Exhibit "B", respectively, and incorporated by reference. Based on the above findings and the entire record, including, without limitation, the entire 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: A. I: Properties which benefit from increased density or intensity of development resulting from the General Plan Amendment shall fully mitigate their increased sewer impact at the time that development occurs on the properties. The TCSP is long-range planning document that provides a vision for future development within the SPA. No new construction is included with the proposal. The DEIR included an analysis of the provision of public utilities and determined that he project would not create a significant impact. All new construction projects would be required to complete all necessary technical studies and connect to the sanitary sewer system on a case -by -case basis. The proposed General Plan amendment is consistent with other elements of the City's General Plan pursuant to Government Code Section 65300.5; The General Plan identifies the Valencia Town Center area as a "major [center] of the community" and "... a focal point for cultural, civic, educational, and shopping activities serving the entire Santa Clarita Valley. " The proposed General Plan amendment is consistent with the goals, policies and objectives of other elements of the City's General Plan and will maintain integrated, consistent and compatible policies. Specifically, as discussed in Section 2 above, the Land Use Element, Circulation Element and Conservation Element include goals, objectives, and policies that increase opportunities for infill development, promote strengthening the local economy, promote the SPA as a regional destination, actively direct and incentivize high quality employers to the SPA, encourage a mixture of c a m co m r c m U c 0 Page 7 of 9 Packet Pg. 128 4.c residential and commercial uses that are transit and pedestrian oriented, and focus development away from natural areas within the Santa Clarita Valley. SECTION 4. The City Council hereby approves Master Case 22-105, including General Plan Amendment 22-003, for the Town Center Specific Plan. SECTION 5. RELIANCE ON RECORD. Each and every one of the findings and determinations in this resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 6. LIMITATIONS. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 7. SUMMARIES OF INFORMATION. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 8. A copy of this resolution will be mailed to the Applicant and to any other person requesting a copy. SECTION 9. The City Clerk shall certify to the adoption of this resolution and certify this record to be a full, complete, and correct copy of the action taken. PASSED, APPROVED, AND ADOPTED this 25th day of June, 2024. ATTEST: CITY CLERK DATE: MAYOR Page 8 of 9 Packet Pg. 129 4.c 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 Resolution No. 24- was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 251h day of June, 2024, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK c a U m Q. co L m r c m U c 3 0 Page 9 of 9 Packet Pg. 130 4.c EXHIBIT A: TEXT AMENDMENT TO THE CITY OF SANTA CLARITA GENERAL PLAN The following language would be included in the Land Use Element of the General Plan, under Item F, Specific Plans, Approved Specific Plans: The Town Center Specific Plan (TCSP) was adopted in 2024 and encompasses approximately I I I acres of land in the community of Valencia. The specific plan area is bound by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McKean Parkway to the west, with a 3.7-acre portion of the TCSP area located adjacent to the McKean Regional Transit Center. The primary goals ofthe TCSP are to create a balanced mix ofresidential. commercial. retail dining, and entertainment uses with a robust jobs -to -housing balance; create a distinct sense M ofplace; create a flexible framework for future development that fosters the potential for . numerous development possibilities; and create a practical, timeless, and buildable plan that is consistent with the General Plan and implements the Housing Element. Q, U) L U c 3 0 Packet Pg. 131 4.c EXHIBIT B: LAND USE DESIGNATION u d 0 a Packet Pg. 132 4.d RESOLUTION NO. 24- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 2023120123) FOR MASTER CASE 22-105 (GENERAL PLAN AMENDMENT 22- 003, ZONE CHANGE 22-001, SPECIFIC PLAN 22-002), MAKING THE REQUIRED FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTION OF THE MITIGATION MONITORING AND REPORTING PROGRAM THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE 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. The entitlement requests (collectively Entitlements) include: 1. General Plan Amendment 22-003 to amend the General Plan Land Use Map in order 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. Specific Plan 22-002 to create the TCSP document. B. The approximately 111-acre Town Center Specific Plan Project (Project) site is located in the community of Valencia and is bounded by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and generally by McBean Parkway to the west, with a 3.7- acre portion of the Project site located on the southwest side of McBean Parkway connecting to the McBean Regional Transit Center. The Project site is located within the Regional Commercial (CR) zone and General Plan land use designation and the City's Jobs Creation Overlay Zone (JCOZ). C. 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 Project site as CR. D. The General Plan Amendment and Zone Change for the Project site is to establish the Town Center Specific Plan as the long-range land use plan for the Project area. The current CR zoning designation allows for a FAR of 2:1 (87,120 square feet of floor area per acre) and residential density between a minimum of 18 units and a maximum of 50 units per acre. The Town Center Specific Plan maintains this FAR of 2:1 and the residential densities of up to 50 units per acre. E. The Project site is immediately surrounded on all sides by land with a General Plan land use designation and zoning classification of CR, with the exception of the McBean Regional Transit Center (zoned PI-Public/Institutional), which is located immediately west of the Page 1 of 10 Packet Pg. 133 4.d McBean and Valencia Subarea. Land to the west of the Specific Plan Area, across McBean Parkway, is designated and zoned as CR, with PI and Open Space zoning beyond. Land to the south and east, across Valencia Boulevard, is designated and zoned as CR, with Urban Residential 4, Urban Residential 3, and Urban Residential 2 zoning beyond. Land to the north, across Magic Mountain Parkway, is designated and zoned CR with Specific Plan designation (the North Valencia Specific Plan) farther to the north. Uses adjacent to the TCSP Area include auto dealerships and retail commercial uses to the north; restaurants, banks, supermarket, retail commercial uses, a medical office building, and Santa Clarita City Hall to the south; banks, medical clinics, restaurants, and retail stores to the east; and multifamily residential uses, a hotel, restaurants, retail stores, the Santa Clarita Conference Center, and Santa Clarita McBean Regional Transit Center to the west. F. The Project site is an approximately 111-acre site and includes four subareas: Subarea 1 (Valencia Town Center), Subarea 2 (Town Center East), Subarea 3 (Town Center Drive, a and Subarea 4 (McBean and Valencia). The Project is a long-range land use plan that establishes the vision of the City for the Town Center Specific Plan area as a regional destination incorporating a balanced mix of uses. The Town Center Specific Plan �- co Environmental Impact Report (EIR) identifies three buildout scenarios that represent low buildout, full buildout, and high buildout scenarios of uses, which are anticipated to include a mix of residential, commercial, retail, dining and entertainment uses. The intent v of these three scenarios is to frame the anticipated buildout of the Town Center Specific c Plan area with the low estimate representing a scaled -back version of the City's envisioned 0 full buildout of the Town Center Specific Plan area and the high estimate being additional c growth beyond the City's envisioned full buildout. The estimates are for planning and analysis purposes only and do not compel the construction or redevelopment of any o individual property. G. The environmental impacts of the proposed Project were reviewed under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., CEQA) 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 Town Center Specific Plan Project. H. The City determined that an Environmental Impact Report (EIR) must be prepared for the Project to evaluate potential environmental impacts related to the following topics: aesthetics, air quality, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, land use and planning, noise, public services, transportation, tribal cultural resources, and utilities and service systems. 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 December 6, 2023, and ending on January 8, 2024. Agencies that received the NOP include, without limitation, the State Clearinghouse, the County of Los Angeles, Los Angeles Regional Water Quality Control Board, South Coast Air Quality Management District, law enforcement agencies, school districts, water agencies, and utility companies serving the Page 2 of 10 Packet Pg. 134 4.d Santa. Clarita Valley in accordance with CEQA's consultation requirements. Comments from public agencies were received in response to the NOP for the Project. 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. environmental topics of concern were raised at the meeting. K. The City prepared a Draft EIR, for the Town Center Specific Plan Project, that addressed all issues raised in comments received on the NOR The Draft EIR was circulated for review and comment by affected governmental agencies and the public, in compliance with CEQA. Specifically, the Draft EIR was circulated for public review and comment from March 5, 2024, to April 29, 2024 (extended from April 19, 2024). A Public Notice of Availability (NOA) of the Draft EIR was mailed to all organizations and individuals previously requesting notice and was published in The Signal on March 15, 2024. The City received written comments throughout the comment period. L. The Planning Commission public hearings for the Project were duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal 21 days prior to the public hearing and through on -site posting 14 days prior to the public hearing. M. The Planning Commission held a duly -noticed public meeting on the Project on April 16, 2024, and on May 21, 2024. The Planning Commission opened the public hearing for the Project and received presentations from staff on the Project setting, requested Entitlements, and Project description. Staff also made a detailed presentation on the Draft EIR. N. 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 recommended 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. O. The City Council held a duly noticed hearing on Master Case 22-105 on June 25, 2024. At the close of the public hearing, the City Council certified the Final EIR prepared for the Project and approved Master Case 22-105 with associated entitlements for the Project. P. 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 22-105 project file, with the Community Development Department; the record specifically is in the custody of the Director of Community Development. Page 3 of 10 Packet Pg. 135 4.d SECTION 2. CEQA REQUIREMENTS. The City Council makes the following findings of fact: A. CEQA provides that "public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]" (Pub. Resources Code, § 21002). The procedures required by CEQA "are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects" (Id.). B. CEQA's mandates and principles are implemented, in part, through the requirement that agencies adopt findings before approving projects for which EIRs are required. For each significant environmental effect identified in an EIR for a proposed project, the approving agency must issue a written finding reaching one or more of three permissible conclusions: (1) "[c]hanges or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR," (2) "[s]uch changes or alterations are within the responsibility and jurisdiction of another public agency or can and should be adopted by such other agency," or (3) "[s]pecific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR." (CEQA Guidelines § 15091.) CEQA defines "feasible" to mean capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal and technological factors. (CEQA §21061.1; CEQA Guidelines §15364.). C. The concept of "feasibility" also encompasses the question of whether a particular alternative promotes the underlying goals and objectives of a project. "Feasibility" under CEQA, then, encompasses "desirability" to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors. D. CEQA requires that the lead agency exercise its independent judgment in reviewing the adequacy of an EIR and that the decision of a lead agency in certifying a Final EIR and approving a project not be predetermined. The City Council has conducted its own review and analysis, and is exercising its independent judgment when acting as herein provided. Page 4 of 10 Packet Pg. 136 4.d E. CEQA requires decision -makers to adopt a Mitigation Monitoring and Reporting Program (MMRP) for those mitigation measures identified in the Final EIR that would mitigate or avoid each significant impact identified in the EIR and to incorporate the mitigation monitoring and reporting program, including all mitigation measures, as a condition of Project approval. F. CEQA requires that the responses to comments in the Final EIR demonstrate good faith and a well -reasoned analysis, and not be overly conclusory. In response to several of the comments received, portions of the Draft EIR have been revised. Although new material has been added to the Draft EIR through preparation of the Final EIR, this new material provides clarification to points and information already included in the Draft EIR and is not considered to be significant new information or a substantial change to the Draft EIR or to the Project that would necessitate recirculation. G. CEQA Guidelines § 15003 notes that state courts have held that the purpose of an EIR is to inform other governmental agencies and the public generally of the environmental impacts of a proposed project. CEQA does not require technical perfection or exhaustive treatment of issues in an EIR, but rather adequacy, completeness, and a good -faith effort at full disclosure. SECTION 3. CEQA FINDINGS. The City Council finds that the Final EIR for Master Case 22-105 (Specific Plan Adoption 22-002; General Plan Amendment 22-003; Zone Change 22-001) identifies and discloses Project -specific impacts and cumulative Project impacts. Environmental impacts identified in the Final EIR, findings, and facts in support of findings are herein incorporated as CEQA Facts and Findings referred to as Exhibit A, incorporated by reference and identified as follows: A. The Final EIR identifies significant but mitigated impacts, as set forth in Section 5.3 of Exhibit A. Changes or alterations have been required in, or incorporated into, the Project that will avoid or reduce these potential impacts to a less -than -significant level. B. The Final EIR also identifies less -than -significant impacts, as set forth in Section 5.2 of Exhibit A. C. The less -than -significant impacts set forth in Section 5.2 of Exhibit A will not contribute to cumulative impacts. D. The MMRP, included as Chapter 4 of the Final EIR, which is incorporated by reference, is required to mitigate Project impacts. E. The Final EIR identifies effects determined to be significant and unavoidable but mitigated to the extent possible, as set forth in Section 5.4 of Exhibit A. SECTION 4. CONSIDERATION OF A REASONABLE RANGE OF ALTERNATIVES. Based upon the above recitals and the entire record, including the Town Center Specific Plan Project Final EIR, oral and written testimony and other evidence received at the public Page 5 of 10 Packet Pg. 137 4.d hearings held on the Project and the Final EIR and otherwise, upon studies and investigation made by the City Council, and upon reports and other transmittals from City staff to the City Council, the City Council further finds the Final EIR analyzes a reasonable range of Project alternatives that would feasibly attain most of the basic objectives of the Project, would lessen any of the significant impacts of the Project, and adequately evaluates the comparative merits of each alternative. A. The objectives of the Project are specified in the Final EIR and Section 2.2 of Exhibit A. These objectives are used as the basis for comparing the Project alternatives and determining the extent that the objectives would be achieved relative to the proposed Project. B. Alternative 1 — No Project/No Build Alternative. This alternative is required by the CEQA Guidelines and compares the impacts that might occur if the site is left in its present condition with those that would be generated by the proposed Project. Under this Alternative, the buildings and other improvements in the Town Center Specific Plan Area would remain and no new development or redevelopment would occur. Individual building tenants might change over time, but the overall mix of uses in the Town Center Specific Plan Area would remain, primarily consisting of various commercial, retail, restaurant, office, and civic uses. This alternative would have the least impact compared to the Project as it would not alter the existing conditions. Alternative 1 is the only alternative that would not result in any new significant and unavoidable impacts and would not require any of the mitigation measures proposed by the Project. Consequently, Alternative 1 would be considered the environmentally superior alternative. However, the alternative would not attain any of the Project Objectives as summarized in Section 2.2 of the CEQA Facts and Findings (Exhibit A). C. Alternative 2 — No Project/Infill Development and Redevelopment Under Existing_ZoningZoning and General Plan Designations Alternative. Under this alternative, the Town Center Specific Plan Area would be further built out in accordance with the existing applicable zoning regulations and General Plan land use designation criteria. The entire approximately 111- acre Specific Plan Area is zoned Regional Commercial (CR) and has an equivalent General Plan Land Use designation of Regional Commercial (CR). The density standards in the CR zone are 18-50 units per acre for residential uses and a floor area ratio (FAR) of 2:1 for non- residential uses. The proposed Specific Plan would not change these density standards. Consequently, buildout under Alternative 2 is assumed to be the same as the Project in terms of the future number of residential units and square footage of non-residential uses, i.e., the Project's low, full, and high buildout scenarios also apply to Alternative 2. However, the primary difference between the Project and Alternative 2 is that the Project would implement a Specific Plan that would regulate the buildout of the Town Center Specific Plan Area in a cohesive and coordinated manner to create a variety of community benefits, including a pedestrian -friendly environment, circulation improvements, parks/plazas, trails/paseos, and monumental architecture. Without these regulations, buildout of the Town Center Specific Plan Area would be expected to occur largely on a parcel -by -parcel basis without a governed unified approach. Page 6 of 10 Packet Pg. 138 4.d Alternative 2 would not meet the Project Objectives, as summarized in Section 2.2 of the CEQA Facts and Findings (Exhibit A), and would have greater impacts on aesthetics, air quality, GHG emissions, and transportation. Therefore, Alternative 2 is infeasible. D. Alternative 3 — Reduced Scale Specific Plan Alternative. Under this alternative, the Los Angeles County government center in Subarea 2 (Town Center East) would be excluded from the Specific Plan Area. In this alternative, the remaining portions of Subarea 2 would continue to be within the Specific Plan Area, including the existing 31,000-square-foot retail/commercial center along Citrus Street, the two private office buildings near Valencia Boulevard, and the City -owned land. Subarea 1 (Valencia Town Center), Subarea 3 (Town Center Drive), and Subarea 4 (McBean and Valencia) would also remain within the Specific Plan Area. Under Alternative 3, buildout of Subareas 1, 3, and 4 would be the same as buildout under the proposed Project. Except for the Los Angeles County government center, which would remain, buildout of Subarea 2 would be similar to buildout of the Project. Given the reduction a. in acreage, total buildout projections of Alternative 3 would be less than those of the proposed Project. Buildout of Alternative 3 would be within the range of the Project'sco �. low and full buildout scenarios, but is not expected to achieve the Project's high buildout scenario. As there are no current plans to end the operations of the Los c Angeles County government center, Alternative 3 is intended to evaluate a scenario in ci which Los Angeles County continues to utilize its government center into the future 3 indefinitely. 0 Alternative 3 would reduce but not eliminate air quality impacts associated with the Project. This alternative would also reduce impacts related to energy, greenhouse gas emissions, hazards and hazardous materials, noise, public services, and utilities and service systems. Therefore, Alternative 3 is identified as the environmentally superior alternative, other than the No Project/No Build Alternative (Alternative 1). SECTION 5. FINDINGS FOR CERTIFICATION OF THE FINAL EIR. Based upon the above recitals and the entire record, including, without limitation, the Town Center Specific Plan Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Final EIR, upon studies and investigation made by the City Council, and upon reports and other transmittals from City staff to the City Council, the City Council finds: A. That the Final EIR for the Project is adequate, complete, has been prepared in accordance with CEQA, and should be certified on that basis. B. That the City Council has independently reviewed and considered the Final EIR in reaching its conclusions. C. That the Final EIR was presented and reviewed prior to taking final action to recommend certification of the Final EIR and approval of the Town Center Specific Plan Project. Page 7 of 10 Packet Pg. 139 4.d D. That, in accordance with CEQA Guidelines Section 15091, the Final EIR includes a description of each potentially significant impact and rationale for finding that changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect, as detailed in Exhibit A attached hereto. The analyses included in the Final EIR to support each conclusion and recommendation therein is hereby incorporated into these findings. E. That, in accordance with Public Resources Code Section 21081, modifications have occurred to the Project to reduce significant effects. F. That, in accordance with Public Resources Code Section 21081 and CEQA Guidelines Section 15091, changes and alterations have been required and incorporated into the Project that avoid or substantially lessen its significant environmental effects, with the exception of operational air quality impacts, because feasible mitigation measures, including those in the MMRP, are made conditions of approval for the Project. a a G. The Final EIR identifies one significant unavoidable adverse impact of the Project related :t to operational air quality emissions, as set forth in Section 7.0 of Exhibit "A." Changes or 4. alterations have been required in, or incorporated into, the Project that will lessen this T Project impact but that will not avoid or reduce all of the potential impact to a less -than- c significant level. This remaining significant impact is balanced against Project benefits v and is found to be overridden by the Project benefits, as stated in the Statement of 3 Overriding Considerations in Section 6, below. 0 H. That the Final EIR reflects the decision -maker's independent judgment and analysis. c I. That a MMRP has been prepared and is recommended for adoption to enforce the mitigation measures required by the Final EIR and Project approvals. The documents and other materials which constitute the record of proceedings on which this decision is based are under the custody of the Director of Community Development and are located at the City of Santa Clarita, Community Development Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, California 91355. SECTION 6. STATEMENT OF OVERRIDING CONSIDERATIONS. Based upon the above recitals and the entire record, including the Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Final EIR and otherwise, upon studies and investigation made by the City Council, and upon reports and other transmittals from City staff to the City Council, the City Council finds that there is substantial evidence that supports the conclusion that the Town Center Specific Plan will result in community benefits, including specific economic, legal, social, technological and other benefits, that outweigh the one significant effect of the Project on the environment that cannot be mitigated to a level less than significant. a. One significant unavoidable impact relates to operational air quality emissions, as further described in Exhibit "A" attached hereto and incorporated herein by this reference. Page 8 of 10 Packet Pg. 140 4.d b. The benefits of the Town Center Specific Plan outweigh its one significant unavoidable impact that cannot be mitigated to a level below significant. These benefits are listed in Section 7.3 of Exhibit "A" SECTION 7. The City Council has reviewed and considered the Draft Final EIR (SCH No. 2023120123), and hereby determines that it is adequate and in compliance with CEQA. Accordingly, the City Council certifies the Final EIR and associated documents, and adopts the MMRP. SECTION 8. By the adoption of this Resolution, the City Council has not granted any approval or entitlement on this Project. SECTION 9. RELIANCE ON RECORD. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 10. LIMITATIONS. The City Council's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 11. SUMMARIES OF INFORMATION. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 12. A copy of this resolution will be mailed to the applicant and to any other person requesting a copy. SECTION 13. The City Clerk shall certify to the adoption of this resolution and certify this record to be a full, complete, and correct copy of the action taken. Page 9 of 10 Packet Pg. 141 4.d PASSED, APPROVED, AND ADOPTED this 25th day of June, 2024. MAYOR ATTEST: CITY CLERK a DATE: t m Q. co L r- STATE OF CALIFORNIA ) v c COUNTY OF LOS ANGELES ) ss. c CITY OF SANTA CLARITA ) I, Mary Cusick, City Clerk, of the City of Santa Clarita, do hereby certify that the foregoing Resolution No. 24- was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 25th day of June, 2024, by the following vote AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK Page 10 of 10 Packet Pg. 142 4.d EXHIBIT A Draft EIR; Final EIR; and Mitigation Monitoring Reporting Program for the Town Center Specific Plan SCH No. 2023120123 Incorporated by Reference Document can be found at https://santaclarita.gov/planning/environmental-impact-reports-under-review/town- . center-specific-plan-2/ t m Q. CO L U c 3 0 Packet Pg. 143 4.e ORDINANCE NO. 24- 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 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 111 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. Page 1 of 9 Packet Pg. 144 4.e 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 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. 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. Page 2 of 9 Packet Pg. 145 4.e 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 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 Page 3 of 9 Packet Pg. 146 4.e 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 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 custody of the Director of Community Development. Page 4 of 9 Packet Pg. 147 4.e 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 c a U m 06 co L c m U c 3 0 Page 5 of 9 Packet Pg. 148 4.e (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 suitability for 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 ofsufcient 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 c a U m 06 co L r_ m U c 3 0 Page 6 of 9 Packet Pg. 149 4.e 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, Sheriprotection, 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 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 Page 7 of 9 Packet Pg. 150 4.e 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 ofpublic 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 a 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 a the City Council and the community as desirable, and fulfills several goals, cCL objectives and policies identified in the Land Use, Circulation and Conservation Elements of the General Plan. U b. That the proposed change is consistent with the adopted General Plan for 3 the area unless a General Plan Amendment is filed concurrently and approve with said zone change. R 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. Page 8 of 9 Packet Pg. 151 4.e PASSED, APPROVED, AND ADOPTED this 9th day of July, 2024. MAYOR 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- was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 251h day of June 2024. That thereafter, said Ordinance was duly passed and adopted at a regular meeting of the City Council on the 9th day of July, 2024, by the following vote, to wit: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 24- and was published in The Signal newspaper in accordance with State Law (G.C. 40806). CITY CLERK Page 9 of 9 Packet Pg. 152 4.e EXHIBIT A Draft Town Center Specific Plan Incorporated by Reference Document can be found at hLtps://santaclarita.gov/planning/specific-plans Packet Pg. 153 EXHIBIT B: ZONING DESIGNATION 4.e I if "k Specific Plan (SP) Zoning II II 1 III 4 AD) O Agenda Item: 1 CITY OF SANTA CLARITA 41) PLANNING COMMISSION AGENDA REPORT PUBLIC HEARINGS PLANNING MANAGER APPROVAL: DATE: May 21, 2024 SUBJECT: The Town Center Specific Plan (Master Case 22-105) - Response to Comments APPLICANT: City of Santa Clarita LOCATION: Approximately 111 acres generally bounded by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McBean Parkway to the west CASE PLANNER: David Peterson RECOMMENDED ACTION Planning Commission: 1. Receive staff presentation; 2. Open the public hearing and receive testimony from the public; 3. Close the public hearing; and 4. Adopt Resolution P24-09, recommending the City Council certify the Draft Final Environmental Impact Report (SCH No. 2023120123) prepared for the project; 5. Adopt Resolution P24-10, recommending the City Council approve the Town Center Specific Plan under Master Case 22-105 and associated entitlements; and 6. Take other action as determined by the Planning Commission. REQUEST The request includes General Plan Amendment 22-003, Zone Change 22-001, and Specific Plan 22-002 for the creation of the Town Center Specific Plan (TCSP). The TCSP would provide a long-term vision for development within the specific plan area (SPA) to create a balanced mix of land uses identified by the City Council and the community as desirable and further establish the Valencia Town Center area as a regional destination. Page 1 Packet Pg. 11 O BACKGROUND At the regular meeting on April 16, 2024, staff presented an overview of the TCSP and received feedback from the public and Planning Commission. Staff also provided a summary of the Draft Program Environmental Impact Report (DEIR), and the associated statement of overriding consideration and mitigation measures. The Planning Commission continued the public hearing to May 21, 2024, and directed staff to return with: Recommended language that reflects the Planning Commission's direction for minor amendments to the proposed TCSP document; Additional information on a handful of items the Planning Commission directed staff to research; and A discussion of responses to comments to the DEIR. PROJECT DESCRIPTION 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. The SPA includes approximately 111 acres of largely urbanized land and is divided into four distinct subareas. Unlike other specific plans, the TCSP does not include a static site plan. Rather, it establishes a flexible framework to guide overall development. Several potential development scenarios were analyzed by the DEIR and prepared in conjunction with the TCSP. It is important to note that these scenarios do not represent the actual ultimate buildout of the SPA, but rather demonstrate concepts that reflect the framework elements and standards established by the TCSP. A detailed summary and analysis of the proposed TCSP was provided in the staff report prepared for the April 16, 2024, Planning Commission meeting, and is included in the reading file. ANALYSTS Proposed Amendments A portion of the Planning Commission's motion included proposed amendments to the text of the draft TCSP in specific areas. The following is a summary of the recommended amendments, and the full, proposed text is attached for reference. • Furniture in the Activi . Zone: Chapter Two of the TCSP includes requirements for outdoor dining and/or the display of merchandise in the Activity Zone of the public realm within Element MO2 - Pedestrian Streetscapes. New proposed language would encourage all outdoor street furniture and merchandise in the Activity Zone to be brought indoors when an associated business is not open. Maintenance of Micro -Mobility: Chapter Two of the TCSP incudes requirements for micro - mobility infrastructure within Development Framework and Standard M05 - Micro Mobility. Page 2 Packet Pg. 12 O New proposed language alerts potential operators of micro -mobility services that the City may place conditions on operators regarding the timeframe by which vehicles must be returned to the station they are associated with. • Parking Management Plans: Chapter Two of the TCSP defines parking requirements within Development Framework and Standard PKI - Parking Strategy. New proposed language would include, at the discretion of the City, the ability to require a parking management plan for ongoing operation of any project approved within the SPA. • Private Funding of Significant Community Amenities: Chapter Three of the TCSP includes a declaration that all required and proposed improvements within the SPA are the financial responsibility of the property owner or future builder. For clarity, new proposed language adds a specific reference to the need for significant community amenities to be funded entirely by developers of projects the amenity is associated with. • Coordination of Construction Management Plans: Chapter Three of the TCSP includes a requirement for all projects approved within the SPA to prepare a construction management plan to address a variety of temporary on -site and off -site impacts due to construction. New proposed language specifies the need for all construction management plans for projects that are built contemporaneously to be prepared in coordination with one another. Additional Information During the April 16, 2024, public hearing, members of the Planning Commission requested staff return with additional information on the following topics: • Electric Vehicle Charging Stations: The TCSP requires electric vehicle charging stations to be provided at a rate and in locations identified by Tier 2 of the CalGreen Code, which exceeds the City's current requirement for the baseline provision of electric vehicle (EV) charging stations. The Planning Commission requested additional information on the difference between the City's current baseline requirement and the proposed Tier 2 requirement. The tables, below, compare the City's current requirement for new development under the baseline CalGreen Code and the Tier 2 requirement that would be implemented for projects within the SPA. The example in the table contemplates a new conceptual commercial development and a new conceptual residential development that each result in 100 new parking spaces. The tables indicate how many of the conceptually required parking spaces must be either clean are or EV. Page 3 Packet Pg. 13 O TABLE 1: Commercial Project: 100 New Parking Spaces Current City Tier 2 Requirement Requirement Number of "Clean Air" 0 10 Vehicles' Number of EV Spaces 17 (4 installed) (13 pre- 40 (13 installed) wired) (27 pre -wired) ' Required to be "zero emitting, fuel efficient, and/or carpool/vanpool vehicles. TABLE 2 Residential Project: 100 New Parking Spaces Current City Tier 2 Requirement Requirement Number of "Clean Air" N/A N/A Vehicles' Number of EV Spaces 50 (10 installed) (40 75 (20 installed) pre -wired) (55 pre -wired) ' Required to be "zero emitting, fuel efficient, and/or carpool/vanpool vehicles. • Affordable Housing at The Collection: The Planning Commission requested information on whether The Collection, a commercial property in Oxnard which is a part of the RiverPark Specific Plan, included a requirement for affordable housing. The City of Oxnard is currently implementing a 10% inclusionary housing requirement citywide. However, the RiverPark Specific Plan requires 15% of new housing units to be affordable. Requirements for Photo -Voltaic Solar: The Planning Commission requested information about whether new multi -family and commercial structures are required to have photo- voltaic solar facilities installed prior to occupancy. The current Energy Code generally requires this. The only caveat to this is if the building can demonstrate a level of energy efficiency in its design that would not require the installation of solar facilities. ENVIRONMENTAL The comment period for the DEIR began on March 5, 2024, and closed on April 29, 2024. During that time, the City received written comments from the following parties: • California Department of Toxic Substances Control; • Los Angeles County Fire Department; • Los Angeles County Sheriff's Department; • Western States Regional Council of Carpenters; and • Sierra Club, Santa Clarita Chapter. The complete response to comments is included in the Final Draft EIR (FDEIR), and are summarized below: Page 4 Packet Pg. 14 O California Department of Toxic Substances Control (DTSC) Comment: The DTSC notes that there are active and non -active sites under their jurisdiction that could impact future construction activities. Response: The DEIR includes mitigation measures for the current remediation project located within the SPA at 23740 Magic Mountain Parkway, and a second located adjacent to the SPA at 24375 Valencia Boulevard. The DTSC suggested that their database be consulted for determining the location and nature of any other sites within the SPA. However, this has been completed and is described in the DEIR. • Comment: The DTSC suggests that the City should coordinate with its offices should any additional hazardous sites be discovered. Response: The DEIR identified all hazardous sites within and adjacent to the SPA. Should additional sites be discovered, the City will coordinate with the DTSC as needed. Los Angeles County Fire Department (LACFD) Comment: The LACFD has no comments regarding the DEIR, however the comment letter does include a reminder that various design features must be incorporated in all future projects. Response: These will be required as part of any development review process for proposed proj ects. Los Angeles County Sheriff's Department (LASD) Comment: The LASD notes that the TCSP will result in additional residential and commercial density which will increase the demand for public safety services. Response: The residential density as well as the commercial intensity of the TCSP is consistent with the specifications of the underlying zone and is, therefore, consistent with the level of development contemplated by the General Plan. The City meets regularly with the LASD regarding the existing contract for services. As development occurs, the City will continue to work with the LASD to ensure appropriate services are being provided for the community. • Comment: The LASD recommends the need for construction management plans as development occurs. Response: This is currently required as part of the TCSP. Western States Regional Council of Carpenters (WSRCC) Comment: The WSRCC provided research and opinions regarding the potential for the use of a local workforce to reduce greenhouse gas (GHG) and air pollution emissions. The comment further discusses training programs they implement to reduce the spread of the COVID-19 virus. Response: The DEIR concluded that impacts to GHG emissions from the TCSP would be less than significant. Also, COVID-19 is not an issue analyzed under CEQA, so the Page 5 Packet Pg. 15 O comment is noted. Comment: The WSRCC contends that the DEIR failed to properly assess the TCSP's energy impacts and suggests an alternative methodology for doing so. Response: Assessment for potential impacts to energy must satisfy two tests: 1) whether the project would result in wasteful or inefficient consumption of energy resources; and 2) whether the project conflicts with State or local renewable energy plans and programs. After applying six criteria identified in Appendix F of the CEQA Guidelines, the DEIR found that the TCSP would not use energy inefficiently and would not conflict with energy plans. Further, the methodology proposed in the WSRCC's comment does not identify how their suggested methodology would assist in determining the level of impact from the project. Comment: The WSRCC contends that the DEIR failed to properly analyze impacts associated with GHG emissions and is not consistent with the California Air Resources Board (GARB) 2022 Scoping Plan. Response: The DEIR provides a robust analysis of how the Project complies with the CARB Scoping Plan. Further, the project itself would be consistent with the various reduction strategies included in the CARB Scoping Plan, as it incorporates a mix of commercial and residential land uses, has direct access to mass transit, and incorporates design standards that promote pedestrianism as well as bicycle and micro -mobility transportation. Last, the DEIR identifies that the TCSP meets the screening criteria within the City's Vehicle Miles Travelled (VMT) ordinance. Accordingly, the TCSP would have less than significant impacts from VMT. Comment: The WSRCC contends that additional mitigation measures should be incorporated regarding air quality. Response: The comment does not describe what additional measures should be taken, however, it specifically identifies that a proposed mitigation measure states the projects should only consider including various reduction strategies. However, the TCSP includes requirements for several of these strategies including the installation of electric vehicle charging stations at the maximum voluntary rate required by the CalGreen Code, travel demand management plans for residential and commercial projects, and encouraging the use of electric landscaping equipment for landscape maintenance activities. • Comment: The WSRCC contends that the DEIR should be recirculated to address concerns included in the comment letter. Response: CEQA Guidelines requires recirculation only if "significant new information" is presented. "Significant new information" is defined by four specific criteria: 1) a new significant impact; 2) a substantial increase in the severity of an impact; 3) a feasible alternative or mitigation measure that is considerably different from others that have been analyzed; and 4) that the DEIR is fundamentally inadequate. Based on this definition, the WSRCC comment letter has not identified any new information that would require recirculation. • Comment: The WSRCC provided a draft technical report regarding local hire requirements and suggestions for GHG modelling. Page 6 Packet Pg. 16 O • Responses: The comment does not address the adequacy of the DEIR, and is noted. The Sierra Club, Santa Clarita Chapter (SCSC) Comment: The SCSC notes a concern for the lack of affordable housing in the Project. Note that this is a comment regarding a policy, and not a comment on the DEIR specifically. Response: The TCSP strongly encourages the inclusion for 20% of units constructed in the SPA to be affordable; under the full buildout scenario this equates to approximately 440 units. Comment: The SCSC notes the increase in traffic and associated air pollution. Response: Mitigation measures included with the DEIR would reduce impacts on air pollution from traffic. Further, the TCSP requires all proposed projects to submit a traffic study to identify impacts to the surrounding roadway network which could result in additional mitigations to address level of service. • Comment: The SCSC asserts that the DEIR's traffic analysis was prepared using data from May of 2022 and is, therefore, outdated. Response: Caltrans guidelines provide that traffic data prepared on or after January 31, 2022 reflects post -pandemic conditions. Comment: The SCSC states that the TCSP should be designed for safe and convenient walking, bicycling and pedestrian access, include "complete streets", and accessibility to public transportation. Response: This is a comment on policy, and not a comment on the DEIR specifically. The TCSP includes specific design guidelines that require all of these to be implemented with proposed projects in the SPA. Comment: The SCSC is concerned about providing enough parks and recreational space as well as the need to plant more trees. Response: This is a comment on policy, and not a comment on the DEIR itself. The TCSP proposes standards for the provision of gathering spaces that range in size between large public spaces of at least one -acre in size to smaller, community spaces that must be a minimum of 2,500 square feet in size. Further, the TCSP would rely on the existing UDC regarding landscaping and tree planting with special emphasis placed on gateways to the SPA. • Comment: The SCSC suggests that the TCSP be evaluated for potential hydrology and water quality impacts. Response: The entire SPA is almost completely urbanized, and any proposed project within the SPA must comply with all applicable law regarding low impact development. Comment: The SCSC asks that recycled water be used for irrigation. Response: The City will continue to partner with the Santa Clarita Valley Water Agency regarding this issue. Last, the comment notes the importance of drought tolerant and native landscaping. These standards exist in the City's UDC and are a part of every Page 7 Packet Pg. 17 O landscape plan review performed by the City. Comment: The SCSC recommends that the solid waste disposal capacity be reevaluated, particularly based on the status of Chiquita Canyon Landfill. Response: The DEIR identified that, should Chiquita Canyon Landfill close, there would still be sufficient capacity at other landfills for future projects developed within the SPA. Comment: The SCSC requests consideration for the inclusion of performance standards in the TCSP. Response: The TCSP includes a comprehensive set of design standards for land use, placemaking, mobility, and parking along with a robust implementation plan to ensure the goals of the TCSP are realized. NOTWING The public hearing of April 16, 2024 was continued to a date certain, and required no additional public notification. As of the drafting of this document, staff has not received any additional public comment other than those described. ATTACHMENTS RESOLUTION P24-09 P24-09 - EXHIBIT A-CEQA FINDINGS P24-09 - EXHIBIT B-FINAL EIR-MMRP RESOLUTION P24-10 P24-10 - EXHIBIT A-GPA AND ZONE CHANGE P24-10 - EXHIBIT B-GP TEXT CHANGE P24-10 - EXHIBIT C-TOWN CENTER SPECIFIC PLAN PROPOSED TEXT AMENDMENTS SUPPLEMENTAL MATERIAL - APRIL 16, 2024 STAFF REPORT (AVAILABLE IN THE PLANNING COMMISSION READING FILE) Page 8 Packet Pg. 18 1.a RESOLUTION NO. P24-009 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 2023120123) FOR MASTER CASE 22-105 (GENERAL PLAN AMENDMENT 22-003, ZONE CHANGE 22-001, SPECIFIC PLAN 22-002), MAKING THE REQUIRED FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTION OF THE MITIGATION MONITORING AND REPORTING PROGRAM THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The Planning Commission makes the following findings of fact, and recommends that the City Council make 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. The entitlement requests (collectively "Entitlements") include: 1. General Plan Amendment 22-003 to amend the General Plan Land Use Map in order 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. B. The approximately 111-acre Town Center Specific Plan Project (Project) site is located in the community of Valencia and is bounded by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and generally by McBean Parkway to the west, with a 3.7-acre portion of the Project site located on the southwest side of McBean Parkway connecting to the McBean Regional Transit Center. The Project site is located within the Regional Commercial (CR) zone and General Plan land use designation and the City's Jobs Creation Overlay Zone (JCOZ). C. 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 Project site as CR. D. The General Plan Amendment and Zone Change for the Project site is to establish the Town Center Specific Plan as the long-range land use plan for the Project area. The current CR zoning designation allows for a FAR of 2:1 (87,120 square feet of floor area per acre) and residential density between a minimum of 18 units and a maximum of 50 units per acre. The Town Center Specific Plan maintains this FAR of 2:1 and the residential densities of up to 50 units per acre. Packet Pg. 19 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 2 of 10 E. The Project site is immediately surrounded on all sides by land with a General Plan land use designation and zoning classification of CR, with the exception of the McBean Regional Transit Center (zoned PI-Public/Institutional), which is located immediately west of the McBean and Valencia Subarea. Land to the west of the Specific Plan Area, across McBean Parkway, is designated and zoned as CR, with PI and Open Space zoning beyond. Land to the south and east, across Valencia Boulevard, is designated and zoned as CR, with Urban Residential 4, Urban Residential 3, and Urban Residential 2 zoning beyond. Land to the north, across Magic Mountain Parkway, is designated and zoned CR with Specific Plan designation (the North Valencia Specific Plan) farther to the north. Uses adjacent to the TCSP Area include auto dealerships and retail commercial uses to the north; restaurants, banks, supermarket, retail commercial uses, a medical office building, and Santa Clarita City Hall to the south; banks, medical clinics, restaurants, and retail stores to the east; and multifamily residential uses, a hotel, restaurants, retail stores, the Santa Clarita Conference Center, and Santa Clarita McBean Regional Transit Center to the west. F. The Project site is an approximately 111-acre site and includes four subareas: Subarea 1 (Valencia Town Center), Subarea 2 (Town Center East), Subarea 3 (Town Center Drive, and Subarea 4 (McBean and Valencia). The Project is a long-range land use plan that establishes the vision of the City for the Town Center Specific Plan area as a regional destination incorporating a balanced mix of uses. The Town Center Specific Plan Environmental Impact Report (EIR) identifies three buildout scenarios that represent low buildout, full buildout, and high buildout scenarios of uses, which are anticipated to include a mix of residential, commercial, retail, dining and entertainment uses. The intent of these three scenarios is to frame the anticipated buildout of the Town Center Specific Plan area with the low estimate representing a scaled -back version of the City's envisioned full buildout of the Town Center Specific Plan area and the high estimate being additional growth beyond the City's envisioned full buildout. The estimates are for planning and analysis purposes only and do not compel the construction or redevelopment of any individual property. G. The environmental impacts of the proposed Project were reviewed under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the "CEQA Guidelines"). hi accordance with CEQA, the City of Santa Clarita is the lead agency and the City Council is the decision -making body for the Town Center Specific Plan Project. The City's Planning Commission is a recommending body for the Project. H. The City determined that an Environmental Impact Report (EIR) must be prepared for the Project to evaluate potential environmental impacts related to the following topics: aesthetics, air quality, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, land use and planning, noise, public services, transportation, tribal cultural resources, and utilities and service systems. 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. Agencies that received the NOP include, but are not limited Packet Pg. 20 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 3 of 10 to, the State Clearinghouse, the County of Los Angeles, Los Angeles Regional Water Quality Control Board, 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 were received in response to the NOP for the Project. 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. environmental topics of concern were raised at the meeting. K. The City prepared a Draft EIR, for the Town Center Specific Plan Project, that addressed all issues raised in comments received on the NOR The Draft EIR was circulated for review and comment by affected governmental agencies and the public, in compliance with CEQA. Specifically, the Draft EIR was circulated for public review and comment from March 5, 2024, to April 29, 2024 (extended from April 19, 2024). A Public Notice of Availability (NOA) of the Draft EIR was mailed to all organizations and individuals previously requesting notice and was published in The Signal on March 15, 2024. Staff received written comments throughout the comment period. L. The Planning Commission public hearings for the Project were duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal 21 days prior to the hearing and through on -site posting 14 days prior to the hearing. M. 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 detailed presentation on the Draft EIR. N. Based upon staff presentations and staff reports, the Planning Commission finds that the Project will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Project be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the Project site; nor will the Project jeopardize, endanger, or otherwise constitute a menace to the public health, safety, or general welfare since the Project is compatible with surrounding land uses. O. 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 22-105 project file, with the Community Development Department; the record specifically is in the custody of the Director of Community Development. SECTION 2. CEQA REQUIREMENTS. The Planning Commission of the City does recommend that the City Council make the following findings of fact: A. CEQA provides that "public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially Packet Pg. 21 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 4 of 10 lessen the significant environmental effects of such projects[.]" (Pub. Resources Code, § 21002). The procedures required by CEQA "are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects" (Id.); B. CEQA's mandates and principles are implemented, in part, through the requirement that agencies adopt findings before approving projects for which EIRs are required. For each significant environmental effect identified in an EIR for a proposed project, the approving agency must issue a written finding reaching one or more of three permissible conclusions (1) "[c]hanges or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR," (2) "[s]uch changes or alterations are within the responsibility and jurisdiction of another public agency or can and should be adopted by such other agency," or (3) "[s]pecific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR." (CEQA Guidelines § 15091.) CEQA defines "feasible" to mean capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal and technological factors. (CEQA §21061.1; CEQA Guidelines §15364.); C. The concept of "feasibility" also encompasses the question of whether a particular alternative promotes the underlying goals and objectives of a project. "Feasibility" under CEQA, then, encompasses "desirability" to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors; D. CEQA requires that the lead agency exercise its independent judgment in reviewing the adequacy of an EIR and that the decision of a lead agency in certifying a Final EIR and approving a project not be predetermined. The Planning Commission has conducted its own review and analysis, and is exercising its independent judgment when acting as herein provided; E. CEQA requires decision -makers to adopt a Mitigation Monitoring and Reporting Program (MMRP) for those mitigation measures identified in the Final EIR that would mitigate or avoid each significant impact identified in the EIR and to incorporate the mitigation monitoring and reporting program, including all mitigation measures, as a condition of Project approval; Packet Pg. 22 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 5 of 10 F. CEQA requires that the responses to comments in the Final EIR demonstrate good faith and a well -reasoned analysis, and not be overly conclusory. In response to several of the comments received, portions of the Draft EIR have been revised. Although new material has been added to the Draft EIR through preparation of the Final EIR, this new material provides clarification to points and information already included in the Draft EIR and is not considered to be significant new information or a substantial change to the Draft EIR or to the Project that would necessitate recirculation; and G. CEQA Guidelines § 15003 notes that state courts have held that the purpose of an EIR is to inform other governmental agencies and the public generally of the environmental impacts of a proposed project. CEQA does not require technical perfection or exhaustive treatment of issues in an EIR, but rather adequacy, completeness, and a good -faith effort at full disclosure. SECTION 3. CEQA FINDINGS. The Planning Commission recommends that the City Council find that the Final EIR for Master Case 22-105 (Specific Plan Adoption; General Plan Amendment 22-003; Zone Change 22-001) identifies and discloses Project -specific impacts and cumulative Project impacts. Environmental impacts identified in the Final EIR, findings, and facts in support of findings are herein incorporated as CEQA Facts and Findings referred to as Exhibit A, and identified as follows: A. The Final EIR identifies significant but mitigated impacts, as set forth in Section 5.3 of Exhibit A. Changes or alterations have been required in, or incorporated into, the Project that will avoid or reduce these potential impacts to a less -than -significant level. B. The Final EIR also identifies less -than -significant impacts, as set forth in Section 5.2 of Exhibit A. C. The less -than -significant impacts set forth in Section 5.2 of Exhibit A will not contribute to cumulative impacts. D. The MMRP, included as Chapter 4 of the Final EIR, which is incorporated by reference, is required to mitigate Project impacts. E. The Final EIR identifies effects determined to be significant and unavoidable but mitigated to the extent possible, as set forth in Section 5.4 of Exhibit A. SECTION 4. CONSIDERATION OF A REASONABLE RANGE OF ALTERNATIVES. Based upon the above recitals and the entire record, including the Town Center Specific Plan Project Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Final EIR and otherwise, upon studies and investigation made by the Planning Commission, and upon reports and other transmittals from City staff to the Planning Commission, the Planning Commission further finds and recommends that the City Council find that the Final EIR analyzes a reasonable range of Project alternatives that would feasibly attain Packet Pg. 23 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 6 of 10 most of the basic objectives of the Project, would lessen any of the significant impacts of the Project, and adequately evaluates the comparative merits of each alternative. A. The objectives of the Project are specified in the Final EIR and Section 2.2 of Exhibit A. These objectives are used as the basis for comparing the Project alternatives and determining the extent that the objectives would be achieved relative to the proposed Project. B. Alternative 1 — No Project/No Build Alternative. This alternative is required by the CEQA Guidelines and compares the impacts that might occur if the site is left in its present condition with those that would be generated by the proposed Project. Under this Alternative, the buildings and other improvements in the Town Center Specific Plan Area would remain and no new development or redevelopment would occur. Individual building tenants might change over time, but the overall mix of uses in the Town Center Specific Plan Area would remain, primarily consisting of various commercial, retail, restaurant, office, and civic uses. This alternative would have the least impact compared to the Project as it would not alter the existing conditions. Alternative 1 is the only alternative that would not result in any new significant and unavoidable impacts and would not require any of the mitigation measures proposed by the Project. Consequently, Alternative 1 would be considered the environmentally superior alternative. However, the alternative would not attain any of the Project Objectives as summarized in Section 2.2 of the CEQA Facts and Findings (Exhibit A). C. Alternative 2 — No Project/Infill Development and Redevelopment Under Existing_ZoningZoning and General Plan Designations Alternative. Under this alternative, the Town Center Specific Plan Area would be further built out in accordance with the existing applicable zoning regulations and General Plan land use designation criteria. The entire approximately 111- acre Specific Plan Area is zoned Regional Commercial (CR) and has an equivalent General Plan Land Use designation of Regional Commercial (CR). The density standards in the CR zone are 18-50 units per acre for residential uses and a floor area ratio (FAR) of 2:1 for non- residential uses. The proposed Specific Plan would not change these density standards. Consequently, buildout under Alternative 2 is assumed to be the same as the Project in terms of the future number of residential units and square footage of non-residential uses, i.e., the Project's low, full, and high buildout scenarios also apply to Alternative 2. However, the primary difference between the Project and Alternative 2 is that the Project would implement a Specific Plan that would regulate the buildout of the Town Center Specific Plan Area in a cohesive and coordinated manner to create a variety of community benefits, including a pedestrian -friendly environment, circulation improvements, parks/plazas, trails/paseos, and monumental architecture. Without these regulations, buildout of the Town Center Specific Plan Area would be expected to occur largely on a parcel -by -parcel basis without a governed unified approach. Packet Pg. 24 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 7 of 10 Alternative 2 would not meet the Project Objectives, as summarized in Section 2.2 of the CEQA Facts and Findings (Exhibit A), and would have greater impacts on aesthetics, air quality, GHG emissions, and transportation. Therefore, Alternative 2 is infeasible. D. Alternative 3 — Reduced Scale Specific Plan Alternative. Under this alternative, the Los Angeles County government center in Subarea 2 (Town Center East) would be excluded from the Specific Plan Area. In this alternative, the remaining portions of Subarea 2 would continue to be within the Specific Plan Area, including the existing 31,000-square-foot retail/commercial center along Citrus Street, the two private office buildings near Valencia Boulevard, and the City -owned land. Subarea 1 (Valencia Town Center), Subarea 3 (Town Center Drive), and Subarea 4 (McBean and Valencia) would also remain within the Specific Plan Area. Under Alternative 3, buildout of Subareas 1, 3, and 4 would be the same as buildout under the proposed Project. Except for the Los Angeles County government center —which would remain—buildout of Subarea 2 would be similar to buildout of the Project. Given the reduction in acreage, total buildout projections of Alternative 3 would be less than those of the proposed Project. Buildout of Alternative 3 would be within the range of the Project's low and full buildout scenarios, but is not expected to achieve the Project's high buildout scenario. As there are no current plans to end the operations of the Los Angeles County government center, Alternative 3 is intended to evaluate a scenario in which Los Angeles County continues to utilize its government center into the future indefinitely. Alternative 3 would reduce but not eliminate air quality impacts associated with the Project. This alternative would also reduce impacts related to energy, GHG emissions, hazards and hazardous materials, noise, public services, and utilities and service systems. Therefore, Alternative 3 is identified as the environmentally superior alternative, other than the No Project/No Build Alternative (Alternative 1). SECTION 5. FINDINGS FOR CERTIFICATION OF THE FINAL EIR. Based upon the above recitals and the entire record, including, without limitation, the Town Center Specific Plan Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Final EIR, upon studies and investigation made by the Planning Commission, and upon reports and other transmittals from City staff to the Planning Commission, the Planning Commission further recommends the City Council find: A. That the Final EIR for the Project is adequate, complete, has been prepared in accordance with CEQA, and should be certified on that basis. B. That the Planning Commission has independently reviewed and considered the Final EIR in reaching its conclusions. C. That the Final EIR was presented and reviewed prior to taking final action to recommend certification of the Final EIR and approval of the Town Center Specific Plan Project. Packet Pg. 25 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 8 of 10 D. That, in accordance with CEQA Guidelines Section 15091, the Final EIR includes a description of each potentially significant impact and rationale for finding that changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect, as detailed in Exhibit A attached hereto. The analyses included in the Final EIR to support each conclusion and recommendation therein is hereby incorporated into these findings. E. That, in accordance with Public Resources Code Section 21081, modifications have occurred to the Project to reduce significant effects. F. That, in accordance with Public Resources Code Section 21081 and CEQA Guidelines Section 15091, changes and alterations have been required and incorporated into the Project that avoid or substantially lessen its significant environmental effects, with the exception of operational air quality impacts, because feasible mitigation measures, including those in the MMRP, are made conditions of approval for the Project. G. The Final EIR identifies one significant unavoidable adverse impact of the Project related to operational air quality emissions, as set forth in Section 7.0 of Exhibit "A." Changes or alterations have been required in, or incorporated into, the Project that will lessen this Project impact but that will not avoid or reduce all of the potential impact to a less -than - significant level. This remaining significant impact is balanced against Project benefits and is found to be overridden by the Project benefits, as stated in the Statement of Overriding Considerations in Section 6, below. H. That the Final EIR reflects the decision -maker's independent judgment and analysis. That a MMRP has been prepared and is recommended for adoption to enforce the mitigation measures required by the Final EIR and Project approvals. The documents and other materials which constitute the record of proceedings on which this decision is based are under the custody of the Director of Community Development and are located at the City of Santa Clarita, Community Development Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, California 91355. SECTION 6. Statement of Overriding Considerations. Based upon the above recitals and the entire record, including the Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Final EIR and otherwise, upon studies and investigation made by the Planning Commission, and upon reports and other transmittals from City staff to the Planning Commission, the Planning Commission further recommends the City Council find that there is substantial evidence that supports the conclusion that the Town Center Specific Plan will result in community benefits, including specific economic, legal, social, technological and other benefits, that outweigh the one significant effect of the Project on the environment that cannot be mitigated to a level less than significant. Packet Pg. 26 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 9 of 10 One significant unavoidable impact relates to operational air quality emissions, as further described in Exhibit "A" attached hereto and incorporated herein by this reference. b. The benefits of the Town Center Specific Plan outweigh its one significant unavoidable impact that cannot be mitigated to a level below significant. These benefits are listed in Section 7.3 of Exhibit "A". SECTION 7. The Planning Commission recommends that the City Council review and consider the Final EIR (SCH No. 2023120123), and hereby determines that it is adequate and in compliance with CEQA. Accordingly, the Planning Commission recommends the City Council certify a Final EIR and associated documents, and adopt the MMRP. SECTION 8. By the adoption of this Resolution, the Planning Commission has not granted any approval or entitlement on this Project. SECTION 9. Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 10. Limitations. The Planning Commission's analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the major limitations on analysis of the Project is the Planning Commission's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 11. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 12. A copy of this Resolution will be mailed to the applicant and to any other person requesting a copy. SECTION 13. This Resolution is the Planning Commission's final decision and will become effective immediately upon adoption. SECTION 14. The Planning Commission Secretary shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. Packet Pg. 27 1.a Resolution P24-009 Master Case 22-105 May 21, 2024 Page 10 of 10 PASSED, APPROVED, AND ADOPTED this 215t day of May, 2024. TIM BURKHART, CHAIRPERSON PLANNING COMMISSION ATTEST: RACHEL CLARK, SECRETARY PLANNING COMMISSION STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF SANTA CLARITA ) I, Rachel Clark, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 21 st day of May, 2024, by the following vote of the Planning Commission: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: PLANNING COMMISSION SECRETARY Packet Pg. 28 1.b PLANNING COMMISSION RESOLUTION NO. P24-009 EXHIBIT "A" STATEMENT OF FACTS AND FINDINGS REGARDING THE ENVIRONMENTAL EFFECTS FOR THE TOWN CENTER SPECIFIC PLAN PROJECT SCH NO. 2023120123 Lead Agency: CITY OF SANTA CLARITA 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 May 21, 2024 Packet Pg. 29 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. Packet Pg. 30 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report TABLE OF CONTENTS 1.0 STATEMENT OF FACTS AND FINDINGS......................................................................1 2.0 PROJECT SUMMARY....................................................................................................3 2.1 Description of Project Proposed for Approval.............................................................. 3 2.2 Statement of Objectives................................................................................................ 4 3.0 ENVIRONMENTAL REVIEW/PUBLIC PARTICIPATION.................................................7 4.0 INDEPENDENT JUDGMENT AND FINDING..................................................................9 5.0 ENVIRONMENTAL IMPACTS AND FINDINGS.............................................................11 5.1 Effects Determined to Have No Impact in the EIR.....................................................11 5.2 Effects Determined to Be Less Than Significant Without Mitigation in the EIR......... 13 5.3 Effects Determined to Be Mitigated to Less -Than -Significant Levels in the EIR....... 19 5.4 Effects Determined to Be Significant and Unavoidable but Mitigated to the ExtentPossible........................................................................................................... 25 5.5 Alternatives to the Proposed Project..........................................................................26 6.0 CERTIFICATION OF THE FINAL EIR...........................................................................37 6.1 Findings.......................................................................................................................37 6.2 Conclusions................................................................................................................37 7.0 STATEMENT OF OVERRIDING CONSIDERATIONS...................................................39 7.1 Introduction........................................................................................................ 39 7.2 Significant Unavoidable Impacts........................................................................40 7.3 Overriding Considerations..................................................................................40 8.0 STATEMENT OF LOCATION AND CUSTODIAN OF DOCUMENTS ............................45 May 2024 i Packet Pg. 31 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 Packet Pg. 32 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 1.0 STATEMENT OF FACTS AND FINDINGS The California Environmental Quality Act (CEQA) requires that a Lead Agency make specific findings prior to approving a project that would generate a significant impact on the environment. In this Statement of Facts and Findings, the Lead Agency identifies the significant impacts of the Project, presents facts supporting the conclusions reached in the analysis, makes one or more of three potential findings for each impact, and explains the reasoning behind the agency's findings. This Statement of Facts and Findings has been prepared in accordance with CEQA, specifically Public Resources Code (PRC) Section 21081 and CEQA Guidelines Section 15091. CEQA Guidelines Section 15091 (a) provides that: No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The three findings available for the Statement of Facts and Findings pursuant to CEQA Guidelines Section 15091 are as follows: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR. The City of Santa Clarita (City), the CEQA Lead Agency, finds and declares that the Town Center Specific Plan Project Final Environmental Impact Report (EIR) has been completed in compliance with CEQA and the CEQA Guidelines. The City's Planning Commission recommends that the City Council find and certify that the EIR was reviewed, and information contained in the EIR was considered prior to approving the Town Center Specific Plan Project, herein referred to as the "Project." Based upon its review of the EIR, the Planning Commission recommends that the City Council find that the EIR is an adequate assessment of the potentially significant environmental impacts of the Project, represents the independent judgment and analysis of the City, and sets forth an adequate range of alternatives to this Project. The EIR for the Project is composed of the following elements: • Town Center Specific Plan Project Initial Study (December 2023) • Town Center Specific Plan Project Draft EIR and Technical Appendices (March 2024) • Town Center Specific Plan Project Final EIR (May 2024) May 2024 1 Packet Pg. 33 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 2 Packet Pg. 34 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 2.0 PROJECT SUMMARY 2.1 DESCRIPTION OF PROJECT PROPOSED FOR APPROVAL DESCRIPTION OF THE PROJECT The Town Center Specific Plan (Project) is located in the community of Valencia in the City of Santa Clarita (City). The Town Center Specific Plan Area (Specific Plan Area) is bounded by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and generally by McBean Parkway to the west, with a 3.7-acre portion of the Specific Plan Area located on the southwest side of McBean Parkway connecting to the McBean Regional Transit Center. Citrus Street bisects the Specific Plan Area from north to south. Town Center Drive traverses the Specific Plan Area, connecting to both McBean Parkway and Magic Mountain Parkway and forming a loop road around the Valencia Town Center Mall, which is one of the primary existing land uses in the Specific Plan Area. The Specific Plan Area is approximately 111 acres in size and comprises four subareas: • Subarea 1 — Valencia Town Center • Subarea 2 — Town Center East • Subarea 3 — Town Center Drive • Subarea 4 — McBean and Valencia The City's goals for the Specific Plan are to create a mix of residential, commercial, retail, dining and entertainment uses with a robust jobs -to -housing balance; create a distinct sense of place; create a flexible framework for future development that fosters the potential for numerous development possibilities; and create a practical, timeless and buildable plan that is consistent with the City's General Plan and implements the Housing Element. In general, the Specific Plan content is presented in three chapters, including an introduction and the proposed Specific Plan's vision and goals; a development framework and standards chapter that seeks to establish the components, expectations, and general requirements for all future development plans for sites within the Specific Plan area and provides development and design standards regulating future development in the Specific Plan Area; and an implementation plan that could be utilized to implement the goals of the Specific Plan. Within the Specific Plan Area, the existing Regional Commercial (CR) zone allows for a floor area ratio (FAR) of 2:1 (87,120 square feet of floor area per acre) and the provision for residential densities between a minimum of 18 units and a maximum of 50 units per acre. The Specific Plan maintains this FAR of 2:1 and the residential densities of up to 50 units per acre. While no development is currently proposed, in general, the Specific Plan would incentivize mixed -use development and promote a blend of residential, commercial, and recreational spaces, integrating different land uses and creating a walkable community. The Specific Plan envisions the development of nodes within the Specific Plan Area, which includes, programmable gathering space and other smaller gathering spaces such as public May 2024 3 Packet Pg. 35 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report plazas, courtyards, amphitheaters, pedestrian streets, parklets, children's playgrounds, and parks. AGREEMENTS, PERMITS, AND APPROVALS This EIR is intended to inform and provide clearance under CEQA for all governmental approval actions necessary to authorize the project to proceed. These approvals include those listed below. City of Santa Clarita • Recommendation by the Planning Commission for approval by the City Council that the EIR was prepared in accordance with CEQA and other applicable codes and guidelines. • Recommendation by the Planning Commission for approval by the City Council of the Project or an alternative to the Project. • Certification of the EIR prepared for the Project. • Adoption of the Town Center Specific Plan. • General Plan Amendment to amend the General Plan Land Use Map in order to designate the entirety of the Town Center Specific Plan Project site as the Town Center Specific Plan, and a text amendment to the Land Use Element. • Zone Change to amend the zoning map in order to designate the entirety of the Town Center Specific Plan Project site as Specific Plan. 2.2 STATEMENT OF OBJECTIVES The underlying purpose of the Project is to provide a long-range land use plan that establishes the City's vision for the Town Center Specific Plan area as a regional destination incorporating a balanced mix of uses. The City's goals for the Specific Plan are to create a mix of residential, commercial, retail, dining and entertainment uses with a robust jobs -to -housing balance; create a district sense of place; create a flexible framework for future development that fosters the potential for numerous development possibilities; and create a practical, timeless, and buildable plan that is consistent with the City's General Plan and implements the Housing Element. The Vision and Goals of the proposed Specific Plan together constitute the Project objectives, and are as follows: The Vision Statement for the Proposed Specific Plan is: The Santa Clarita Town Center is a lively hub that embodies a spirit of community, inviting people from all walks of life to live, work, shop, play, and socialize. It features a balance of retail, office, restaurants, recreational, hospitality, and residential spaces, seamlessly integrated with a pedestrian and bike friendly setting. The Town Center features an efficient multimodal transportation system, providing easy connectivity to regional and local trail systems. The Town Center provides a community identity and is a vibrant place for people to gather, socialize, and celebrate in the City of Santa Clarita. May 2024 4 Packet Pg. 36 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report The primary goals of the proposed Specific Plan are to: • Create a balanced mix of uses within the Town Center Specific Plan area that combines commercial and service opportunities with a residential environment that creates a more livable and pedestrian oriented space. • Further establish and enhance the Specific Plan Area as a regional destination for employment, entertainment, dining, retail, and services. • Provide a long-term vision for development within the most intensive commercial and residential district of the City of Santa Clarita that facilitates the goals, objectives, and policies of the General Plan including, but not limited to, the creation of a robust jobs -to - housing balance, and implements the City's Housing Element. May 2024 5 Packet Pg. 37 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 6 Packet Pg. 38 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 3.0 ENVIRONMENTAL REVIEW/PUBLIC PARTICIPATION The City of Santa Clarita conducted an extensive review of this Project, which included a Draft EIR and a Final EIR, including technical reports, along with a public review and comment period. The following is a summary of the City's environmental review of this Project: • Pursuant to the provision of CEQA Guidelines Section 15082, as amended, the City of Santa Clarita circulated a Notice of Preparation (NOP) to public agencies, organizations, and members of the public who had requested such notice for a 30-day period. The NOP was submitted to the State Clearinghouse and filed with the Los Angeles County Clerk on December 6, 2023, with the 30-day review period ending on January 8, 2024. • The NOP public review period ran for 30 days. The City received response letters from State and regional public agencies; these comment letters were included in Appendix A of the Draft EIR. • A duly noticed scoping meeting was held at the City of Santa Clarita City Hall, Carl Boyer Room, on December 13, 2023, 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 and was sent to agencies, interested parties, and individuals who requested to be notified of the Project. • The Draft EIR was distributed for public review, and a Notice of Availability (NOA) and Notice of Completion (NOC) were filed with the State Clearinghouse. The Draft EIR was circulated for public review and comment from March 5, 2024, to April 29, 2024 (extended from April 19, 2024). A Public Notice of Availability (NOA) of the Draft EIR was mailed to all organizations and individuals previously requesting notice and was published in The Signal on March 15, 2024. The City submitted the complete Draft EIR with appendices to the State Clearinghouse and filed the Notice of Availability (NOA) with the Los Angeles County Clerk for posting during the Draft EIR comment period. • The Project and the EIR were presented at two duly noticed Planning Commission meetings held on April 16, 2024, and May 21, 2024. • The City received a total of seven comment letters on the Draft EIR from public agencies and organizations regarding the merits of the Project or questions regarding the Project. The City prepared responses to all written comments. The comments and responses are contained in Section 2.0, Comments on the Draft EIR and Responses, of the Final EIR. • In accordance with CEQA, the City provided written responses to the public agencies that commented on the Draft EIR at least 10 days prior to certification of the EIR. • Hearings before the City Council are expected following a recommendation from the Planning Commission. May 2024 7 Packet Pg. 39 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 8 Packet Pg. 40 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 4.0 INDEPENDENT JUDGMENT AND FINDING The City solicited proposals from independent consultants to prepare the Town Center Specific Plan Project EIR. Subsequently, the City selected and retained Michael Baker International, Inc. (Michael Baker) to prepare the Town Center Specific Plan Project EIR. Michael Baker prepared the EIR under the supervision and direction of the City of Santa Clarita staff. All findings set forth herein are based on substantial evidence in the record as indicated with respect to each specific finding. FINDING: The EIR for the Project reflects the City's independent judgment. The City has exercised independent judgment in accordance with PRC Section 21082.1(c)(3) in retaining its own environmental consultant and directing the consultant in the preparation of the EIR. The City has independently reviewed and analyzed the El R and accompanying studies and finds that the report reflects the independent judgment of the City. The Planning Commission has considered all the evidence presented in its consideration of the Project and the EIR, including, but not limited to, the Final EIR and its supporting studies, written and oral evidence presented at hearings on the Project, and written evidence submitted to the City by individuals, organizations, regulatory agencies, and other entities. On the basis of such evidence, the Planning Commission finds that, with respect to each environmental impact identified in the review process, the impact (1) is less than significant and would not require mitigation; (2) is potentially significant but would be avoided or reduced to a less -than -significant level by implementation of identified mitigation measures; or (3) would be significant and not fully mitigated but would be, to the extent feasible, lessened by implementation of identified mitigation measures. The Final EIR identifies certain significant adverse environmental effects of the Project which cannot be avoided or substantially lessened. Prior to approving this Project, the Planning Commission also recommends that the City Council adopt a Statement of Overriding Considerations which finds, based on specific reasons and substantial evidence in the record (as specified in Section 7.0), that certain identified economic, social, or other benefits of the Project outweigh such unavoidable adverse environmental effects. May 2024 9 Packet Pg. 41 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 10 Packet Pg. 42 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 5.0 ENVIRONMENTAL IMPACTS AND FINDINGS 5.1 EFFECTS DETERMINED TO HAVE NO IMPACT IN THE EIR The Town Center Specific Plan Project EIR found that the Project would have no impact on a number of environmental topic areas, as listed below. A detailed analysis of these topic areas is provided in the Initial Study, included as Appendix A of the Draft EIR. FINDING: The EIR for the Project reflects the City's independent judgment. The City has exercised independent judgment in accordance with PRC Section 21082.1(c)(3) in retaining its own environmental consultant and directing the consultant in the preparation of the EIR. The City has independently reviewed and analyzed the EIR and accompanying studies and finds that the report reflects the independent judgment of the City. Aesthetics b) Would the project substantially damage scenic resources, including, but not limited to, primary/secondary ridgelines, trees, rock outcroppings, and historic buildings within a state scenic highway? Agriculture and Forestry Resources a) Would the Project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b) Would the Project conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Would the Project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? d) Would the Project result in the loss of forestland or conversion of forestland to non - forest use? e) Would the Project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forestland to non -forest use? Biological Resources b) Would the Project have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? c) Would the Project have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, May 2024 11 Packet Pg. 43 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? f) Would the Project conflict with the provisions of an adopted habitat conservation plans, natural community conservation plan, or other approved local, regional, or state habitat conservation plan? g) Would the Project affect a Significant Ecological Area (SEA) or Significant Natural Area (SNA) as identified on the City of Santa Clarita SEA Delineation Map? Geology and Soils e) Would the Project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? h) Would the Project involve development and/or grading on a slope greater than 10% natural grade? j) Would the Project result in the destruction, covering, or modification of any unique geologic or physical feature? Hazards and Hazardous Materials e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? Hydrology and Water Quality g) Would the Project place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Would the Project place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Would the Project expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Would the Project result in inundation by seiche, tsunami, or mudflow? 1) Would the Project result in other modification of a wash, channel creek, or river? Land Use and Planning a) Would the Project disrupt or physically divide an established community (including a low-income or minority community)? May 2024 12 Packet Pg. 44 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report c) Would the Project conflict with any applicable habitat conservation plan, natural community conservation plan, and/or policies by agencies with jurisdiction over the project? Noise e) For a project located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Utilities and Service Systems g) Would the Project comply with federal, state, and local statutes and regulations related to solid waste? Wildfire a) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Project substantially impair an adopted emergency response plan or emergency evacuation plan? b) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the Project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? 5.2 EFFECTS DETERMINED TO BE LESS THAN SIGNIFICANT WITHOUT MITIGATION IN THE EIR The Town Center Specific Plan Project EIR found that the Project would have a less -than - significant impact on a number of environmental topic areas, as listed below. A detailed analysis of these topic areas is provided in the Initial Study prepared for the Project, included as Appendix A of the Draft EIR, and in Sections 4.1 through 4.11 and Section 4.13 of the Draft EIR. FINDING: The City of Santa Clarita Planning Commission, having reviewed and considered the information contained in the Initial Study, Draft EIR and Technical Appendices, Final EIR, May 2024 13 Packet Pg. 45 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report and administrative record, finds that based on substantial evidence in the record, impacts related to the following topics, to the extent they result from the Project, would be less than significant. Aesthetics a) Would the Project have a substantial adverse effect on a scenic vista? c) In non -urbanized areas, would the Project substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Would the Project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Cumulative Aesthetics Impacts Air Quality d) Would the Project expose sensitive receptors to substantial pollutant concentrations? e) Would the Project create objectionable odors affecting a substantial number of people? Biological Resources a) Would the Project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special -status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? d) Would the Project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Would the Project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Cultural Resources a) Would the Project cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? c) Would the Project disturb any human remains, including those interred outside of dedicated cemeteries? Energy a) Would the Project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? May 2024 14 Packet Pg. 46 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report b) Would the Project conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Cumulative Energy Impacts Geology and Soils a) Would the Project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Would the Project result in substantial soil erosion or the loss of topsoil? c) Would the Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Would the Project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? f) Would the Project result in a change in topography or ground surface relief features? g) Would the Project result in earth movement (cut and/or fill) of 10,000 cubic yards or more? i) Would the Project result in the destruction, covering, or modification of any unique geologic or physical feature? Greenhouse Gas Emissions a) Would the Project generate greenhouse gas emission, either directly or indirectly, that may have a significant impact on the environment? b) Would the Project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Cumulative Greenhouse Gas Emissions Impacts Hazards and Hazardous Materials a) Would the Project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Would the Project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving explosion or the May 2024 15 Packet Pg. 47 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report release of hazardous materials into the environment (including, but not limited to oil, pesticides, chemicals, fuels, or radiation)? c) Would the Project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? g) Would the Project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Would the Project expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Would the Project expose people to existing sources of potential health hazards (e.g., electrical transmission lines, gas lines, oil pipelines)? Cumulative Hazards and Hazardous Materials Impacts Hydrology and Water Quality a) Would the Project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? b) Would the Project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Would the Project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Would the Project otherwise substantially degrade water quality?? k) Would the Project result in changes in the rate of flow, currents, or the course and direction of surface water and/or groundwater? m) Would the Project impact stormwater management in any of the following ways: Potential impact of project construction and project post -construction activity on stormwater runoff? May 2024 16 Packet Pg. 48 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report ii) Potential discharges from areas for materials storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas or loading docks, or other outdoor work areas? iii) Significant environmentally harmful increase in the flow velocity or volume of stormwater runoff? iv) Significant and environmentally harmful increases in erosion of the Project Site or surrounding areas? v) Stormwater discharges that would significantly impair or contribute to the impairment of the beneficial uses of receiving waters or areas that provide water quality benefits (e.g., riparian corridors, wetlands, etc.)? vi) Cause harm to the biological integrity of drainage systems, watersheds, and/or water bodies? vii) Include provisions for the separation, recycling, and reuse of materials both during construction and after project occupancy? Land Use and Planning b) Would the Project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Cumulative Land Use and Planning Impacts Mineral and Energy Resources a) Would the Project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Would the Project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? c) Would the Project use nonrenewable resources in a wasteful and inefficient manner? Noise a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Would the Project result in generation of excessive groundborne vibration or groundborne noise levels? c) Would the Project result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) Would the Project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? May 2024 17 Packet Pg. 49 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report Cumulative Noise Impacts Population and Housing a) Would the Project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Would the Project displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere (especially affordable housing)? c) Would the Project displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Public Services a) Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: i) Fire protection? ii) Police protection? iii) Schools? iv) Parks? v) Other public facilities? Cumulative Public Services Impacts Recreation a) Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Would the Project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Transportation a) Would the Project conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? May 2024 18 Packet Pg. 50 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report b) Would the Project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? c) Would the Project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Would the Project result in inadequate emergency access? Cumulative Transportation Impacts Utilities and Service Systems a) Would the Project exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board. b) Would the Project require or result in the relocation or construction of new or expanded water, wastewater treatment, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects. c) Would the Project require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. d) Would the Project have sufficient water supplies available to serve the Project from existing entitlements and resources, or are new or expanded entitlements needed. e) Would the Project result in a determination by the wastewater treatment provider, which serves or may serve the project that it [does not have] adequate capacity to serve the project's projected demand in addition to the provider's existing commitments. f) Would the Project be served by a landfill with sufficient permitted capacity to accommodate the Project's solid waste disposal needs. Cumulative Utilities and Service Systems Impacts 5.3 EFFECTS DETERMINED TO BE MITIGATED TO LESS -THAN - SIGNIFICANT LEVELS IN THE EIR The Town Center Specific Plan Project EIR found that the Project would have a less -than - significant impact with mitigation incorporated on a number of environmental topic areas, as listed below. A detailed analysis of these topic areas is provided in Sections 4.3, 4.5, 4.7, and 4.12 of the Draft EIR. FINDING: The City of Santa Clarita Planning Commission having reviewed and considered the information contained in the Draft EIR and Technical Appendices, Final EIR, and administrative record, finds, pursuant to PRC Section 21081 (a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or alterations have been required in, or incorporated into, May 2024 19 Packet Pg. 51 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report the Project, which would avoid or substantially lessen to below a level of significance potentially significant environmental effects identified in the Draft E/R. The potentially significant adverse environmental impacts that can be mitigated are listed below. The City of Santa Clarita Planning Commission finds that based on substantial evidence in the record, the impacts discussed below, to the extent they result from the Project, would be less than significant after implementation of mitigation measures identified in the Final E/R. CULTURAL RESOURCES The Project's impacts related to cultural resources that can be mitigated or are otherwise less than significant are discussed in Section 4.3, Cultural Resources, of the Draft EIR. Identified impacts include potential substantial adverse effects related to archaeological resources. Findings Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR. Facts in Support of Findings Soils throughout the Specific Plan Area have been previously disturbed from excavation and grading activities. Any archaeological resources that may have existed may have been previously disturbed from existing and past development. Additionally, according to the South Central Coastal Information Center records search conducted for the Project, no archaeological resources have been recorded in the Project Site. However, future development within the Specific Plan Area could require ground -disturbing activities at greater depths than existing foundations. Thus, it cannot be precluded that future grading activities would not encounter, and potentially damage or destroy, previously unidentified archaeological resources. Mitigation Measure MM-CR-1, which involves assessment by a qualified archaeologist, preparation and execution of Research Design and Data Recovery Program in the event that unidentified archaeological resources are discovered, avoidance or preservation -in -place, as well as collection, treatment, and curation of discovered significant archaeological resources, would reduce potential impacts to such resources during construction and cumulative impacts to a less -than -significant level. Mitiaation Measure MM-CR-1: Treatment of previously unidentified archaeological deposits: If suspected prehistoric or historical archaeological deposits are discovered during construction, all work within 60 feet of the discovery must be redirected and a qualified archaeologist meeting the Secretary of the Interior's Professional Qualification Standards must assess the situation and make recommendations regarding the treatment of the discovery. For significant cultural resources meeting the definition of a historical resource per CEQA Guidelines Section 15064.5(a) or a unique archaeological resource per PRC Section 21083.2(g) as determined by the City of Santa Clarita, if avoidance and preservation -in -place is not feasible, a Research Design and Data Recovery Program to mitigate impacts must be prepared by the consulting archaeologist and approved by the City of Santa Clarita before being implemented using professional archaeological methods. Before construction activities are allowed to resume in the affected area, the Data Recovery Program must be completed to the satisfaction of May 2024 20 Packet Pg. 52 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report the City of Santa Clarita. Work may continue on other parts of the construction site while consultation and treatment are concluded. All significant archaeological resources collected must be taken to a properly equipped archaeological laboratory, where they must be cleaned, analyzed, and prepared for curation. At a minimum, and unless otherwise specified in any treatment plans prepared for the development, all resources must be identified, analyzed, catalogued, photographed, and labeled. At the close of construction, the collection must be donated to a public institution with a research interest in the materials and the capacity to care for the materials in perpetuity. Accompanying notes, maps, and photographs must also be filed at the repository, as appropriate. The cost of curation is assessed by the repository and is the responsibility of the project applicant. All costs must be borne by the project applicant. GEOLOGYAND SOILS The Project's impacts related to geology and soils that can be mitigated or are otherwise less than significant are discussed in Section 4.5, Geology and Soils, of the Draft EIR. Identified impacts include potential impacts to paleontological resources. Findings Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR. Facts in Support of Findings The Project area is sensitive for paleontological resources. Mitigation Measures MM-GEO-1 through MM-GEO-5, which involve implementation of a Worker's Environmental Awareness Program, monitoring, preparation and execution of a paleontological treatment plan in the event inadvertent discovery of fossils, as well as collection, treatment, curation, and reporting of discovered significant paleontological resources, would reduce potential impacts to such resources during construction and cumulative impacts to a less -than -significant level. Mitiaation Measures MM-GEO-1 Before starting construction for development projects in the Town Center Specific Plan Area, the applicant must retain a qualified professional paleontologist as defined by Society for Vertebrate Paleontology (SVP) (2010) standards. The paleontologist must create a Worker's Environmental Awareness Program pamphlet that is provided as training to construction personnel to understand regulatory requirements for the protection of paleontological resources. Additionally, the paleontologist must conduct training class(es) that include examples of paleontological resources to look for and protocols to follow if discoveries are made. The paleontologist must develop Project -specific training and supply any supplemental materials necessary to execute the training. M M-GEO-2 Paleontological resources monitoring must be conducted under the guidance of a qualified professional paleontologist and by a qualified paleontological resource monitor(s) as defined by SVP (2010) standards during grading/excavation activities for development projects building out the TSCP Area, unless it is demonstrated to May 2024 21 Packet Pg. 53 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report the satisfaction of the City of Santa Clarita that such grading/excavation activities would be limited to engineered fill materials and/or the younger Quaternary Alluvium that makes up the surface layer. Monitoring must include visual inspection of excavated or graded area and trench sidewalls. The monitor has authority to temporarily halt or divert construction equipment in order to investigate and salvage finds. The paleontological monitor has the authority to take sediment samples and test for microfossils at the discretion of the qualified professional paleontologist. If no significant fossils are exposed or the qualified professional paleontologist otherwise finds that the scientific value of the resource is exhausted, the qualified professional paleontologist may determine that full-time monitoring is no longer necessary or, with the approval of the City, may reduce or eliminate monitoring. MM-GEO-3 Should a paleontological resource be encountered when a monitor is not on -site or a potentially significant resource is encountered that requires additional investigation or cannot be quickly salvaged by the paleontological monitor, all construction must cease within 50 feet of the discovery and the qualified professional paleontologist must be immediately notified. If the monitor is present at the time of discovery, then the monitor may temporarily divert the construction equipment around the find and notify the qualified professional paleontologist. The qualified professional paleontologist must then visit the site and assess the resource for its scientific significance. Project excavations may continue elsewhere, monitored by a paleontological resource monitor. The qualified professional paleontologist must evaluate the find and contact the City as soon as possible with recommendations as to the significance and potential treatment of the find. Depending on the nature of the find, the determination of significance may require additional excavation, potentially including the preparation and execution of a Paleontological Testing Plan. If significant, depending on the nature of the resource, treatment may require the preparation and execution of a Paleontological Treatment Plan. The City, acting with the advice of the qualified professional paleontologist, must determine the significance and treatment of the discovered resources. MM-GEO-4 All significant fossils collected must be prepared in a properly equipped paleontology laboratory to a point ready for permanent curation to the satisfaction of the City. Preparation must include the careful removal of excess matrix from fossil materials and stabilizing and repairing specimens, as necessary. Any fossils encountered and recovered must be prepared to the point of identification. Following the initial laboratory work, all fossil specimens must be identified to the lowest taxonomic level, analyzed, photographed, and catalogued, before being delivered to an accredited local museum repository for permanent curation and storage. All costs must be borne by the project applicant. MM-GEO-5 At the conclusion of laboratory work and preparation for museum curation, a final report must be prepared describing the results of the paleontological monitoring efforts and submitted to the City of Santa Clarita. The report must include a summary of the field and laboratory methods, an overview of the geology and paleontology in the Project vicinity, a list of taxa recovered (if any), an analysis of fossils recovered (if any) and their scientific significance, and recommendations. If the monitoring efforts produced fossils, then a copy of the report must also be submitted to the May 2024 22 Packet Pg. 54 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report designated museum repository. Accompanying notes, maps, and photographs must also be filed at the repository. The cost of curation is assessed by the repository and is the responsibility of the Project applicant. HAZARDS AND HAZARDOUS MATERIALS The Project's impacts related to hazards and hazardous materials that can be mitigated or are otherwise less than significant are discussed in Section 4.7, Hazards and Hazardous Materials, of the Draft EIR. Findings Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR. Facts in Support of Findings There is an active Leaking Underground Storage Tank site within the Town Center Specific Plan Area, specifically at the former Los Angeles County Sheriff Station, located at 23740 Magic Mountain Parkway. This site is undergoing ongoing remediation of a leaking underground gasoline tank (GeoTracker Case #T0603704904). In addition, there is an active site that is located just west of the Specific Plan Area, specifically at 24375 Valencia Boulevard, that is associated with remediation of hydrocarbon -contaminated soil and groundwater due to a leaked pipeline (GeoTracker Case #SL2048Y1711). Mitigation Measure MM-HAZ-1, which involves the submittal of letters of completion for remediation actions or letters indicating contamination would not exceed applicable thresholds for occupancy from the applicable oversight agency (e.g., Los Angeles Regional Water Quality Control Board [LARWQCB]), would reduce the potential to create a significant hazard to the public or environment to a less -than -significant level. Mitigation Measure MM-HAZ-1: Prior to development approval for future development within 200 feet of the leaking underground storage tank (Case # T0603704904) site associated with the Los Angeles County Sheriff Station, located at 23740 Magic Mountain Parkway, a letter of completion for remediation actions or letter indicating contamination would not exceed applicable thresholds for occupancy from the applicable oversight agency (e.g., LARWQCB) shall be submitted to the City of Santa Clarita. Prior to development approval for future development within 100 feet of the western boundary of Subarea 4 (McBean and Valencia), a letter of completion for remediation actions (Case # SL2048Y1711), located at 24375 Valencia Boulevard, or letter indicating contamination would not exceed applicable thresholds for occupancy from the applicable oversight agency (e.g., LARWQCB) shall be submitted to the City of Santa Clarita. TRIBAL CULTURAL RESOURCES The Project's impacts related to tribal cultural resources that can be mitigated or are otherwise less than significant are discussed in Section 4.12, Tribal Cultural Resources, of the Draft EIR. Identified potential impacts include those related to a substantial adverse change in the May 2024 23 Packet Pg. 55 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report significance of a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources or local register, and significant to a California Native American Tribe. Findings Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR. Facts in Support of Findings The Project area is sensitive for tribal cultural resources based on AB 52 consultation with the Fernandeno Tataviam Band of Mission Indians regarding the Project's location. Mitigation Measures MM-TCR-1 through MM-TCR-3, which involve periodic inspection of construction sites, archaeological assessment and tribal consultation on disposition and treatment of discovered tribal cultural resources, monitoring during ground disturbance in the event that significant tribal cultural resources are discovered, and coordination with the County Coroner if human remains or funerary objects are encountered, would reduce potential tribal cultural resources impacts to during construction and cumulative impacts to a less -than -significant level. Mitiaation Measures MM-TCR-1 In the Event of an Inadvertent Discovery: If cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior Professional Qualification Standards retained by the project applicant shall assess the find. Work on the portions of the project outside of the buffered area may continue during this assessment period. Should the find be deemed significant, as defined by CEQA, the Project applicant shall retain a professional tribal monitor procured by the FTBMI to observe all remaining ground -disturbing activities including, but not limited to, clearing, grading, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, leveling, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work. MM-TCR-2 Disposition and Treatment of Inadvertent Discoveries: The Lead Agency and/or Project applicant shall, in good faith, consult with the FTBMI on the disposition and treatment of any tribal cultural resource encountered during all ground disturbing activities. MM-TCR-3 In the Event of Inadvertent Discovery, Human Remains: If human remains or funerary objects are encountered during any activities associated with the Project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code shall be enforced for the duration of the Project. a) Inadvertent discoveries of human remains and/or funerary object(s) are subject to California State Health and Safety Code Section 7050.5, and the subsequent disposition of those discoveries shall be decided by the Most Likely Descendant (MLD), as determined by the Native American Heritage Commission (NAHC), should those findings be determined as Native American in origin. May 2024 24 Packet Pg. 56 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 5.4 EFFECTS DETERMINED TO BE SIGNIFICANT AND UNAVOIDABLE BUT MITIGATED TO THE EXTENT POSSIBLE The Town Center Specific Plan Project EIR found that the Project would have a significant and unavoidable impact related to air quality during operation. A detailed analysis of this topic area is provided in Section 4.2 of the Draft EIR. FINDING: The City of Santa Clarita Planning Commission having reviewed and considered the information contained in the Draft EIR and Technical Appendices, Final EIR, and administrative record, finds, pursuant to PRC Section 21081 (a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or alterations have been required in, or incorporated into, the Project, which would lessen the significant environmental effect identified in the Draft EIR to the extent feasible but not to a less -than -significant level. Therefore, the City of Santa Clarita finds, pursuant to PRC Section 21081(a)(3) and CEQA Guidelines Section 15091(a)(3), that specific economic, legal, social, technological, or other considerations, make infeasible the mitigation measures or Project alternatives identified in the DraftEIR, and, therefore, the Project would cause significant unavoidable impacts related to air quality during Project operation, as summarized below. AIR QUALITY As described above, identified significant air quality impacts are associated with operation, as detailed in Section 4.2, Air Quality, of the Draft EIR. Findings 1. Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR. 2. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or Project alternatives identified in the Draft EIR. Facts in Support of Findings Under the Project's full buildout scenario, the net increase of operational emissions would exceed the regional thresholds of significance established by the South Coast Air Quality Management District (SCAQMD) for volatile organic compounds (VOC). Under the Project's high buildout scenario, the net increase of operational emissions would exceed the regional thresholds of significance established by the SCAQMD for VOC and respirable particulate matter (PM,o). Therefore, under these buildout scenarios, the Project would result in a cumulatively considerable net increase in criteria pollutants for which the South Coast Air Basin is non -attainment under the National Ambient Air Quality Standards or the California Ambient Air Quality Standards. As such, regional operational impacts and impacts related to the implementation of the South Coast Air Quality Management District (SCAQMD) Air Quality Management Plan would be potentially significant. However, as a Specific Plan, the Project would not include any direct demolition or development. Future individual development projects within the Specific Plan would be required to comply with Mitigation Measure MM-AQ-1, which requires implementation of energy efficiency and transportation measures to reduce emissions to the extent feasible. As no mitigation May 2024 25 Packet Pg. 57 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report measures are feasible at the Specific Plan level to reduce impacts to a less than significant level, thus, the impact would be significant and unavoidable. Mitigation Measure M M-AQ-1: To reduce emissions at the site -specific level, prior to issuance of a building permit for each project implementing the Town Center Specific Plan and to the satisfaction of the City of Santa Clarita, the applicant must develop and commit to implementing a list of project-specific/building-specific emission reduction features. Such features must include, without limitation: • Transportation Demand Management (TDM) Program Plans will be required by the following projects: o Multi -family residential developments with 100 or more units o Any mixed use or commercial project that generates 50 full-time employees or more. TDM Program Plans must meet the satisfaction of the City's Traffic and Transportation Planning Division (or future iteration thereof) prior to the issuance of a building permit. • Consideration of energy -efficient design features beyond those required by Title 24 of the California Code of Regulations and the CALGreen Code, as adopted by the Santa Clarita Municipal Code. • Consideration of electric landscape maintenance equipment. 5.5 ALTERNATIVES TO THE PROPOSED PROJECT As set forth in these findings, the implementation of the Project would not in result in significant impacts that are considered unavoidable, with the exception of impacts related to air pollutant emissions during operation. CEQA requires that an EIR include an analysis of a reasonable range of feasible alternatives to a proposed project capable of avoiding or substantially lessening any significant adverse environmental impact associated with the project. The Draft EIR addressed the environmental effects of alternatives to the Project. A description of these alternatives, a comparison of their environmental impacts to those of the Project, and the City's findings are listed below. These alternatives are compared against the Project relative to the identified Project impacts, summarized in the sections above, and to the Project objectives, as stated in Section 2.2, Statement of Objectives, above. In making the alternatives findings below, the City of Santa Clarita certifies that it has independently reviewed and considered the information on alternatives provided in the EIR, including the information provided in the comments on the Draft EIR and the responses thereto. DISCUSSION OF ALTERNATIVES CONSIDERED BUT REJECTED Alternatives that were considered but rejected during the scoping process for detailed evaluation in the EIR are discussed below. May 2024 26 Packet Pg. 58 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report Reduced Residential Density Alternative The Reduced Residential Density Alternative consists of a version of the Town Center Specific Plan that decreases the currently allowable residential density of 18-50 units per acre. While this alternative has the potential to reduce the significant air quality impacts of the proposed Project by reducing the residential buildout of the Specific Plan Area, it would be inconsistent with the City's Housing Element. In particular, this alternative would be inconsistent with the goals, objectives, and policies of City's Housing Element related to identifying and maintaining adequate sites for housing to accommodate the City's regional housing need. Portions of the Town Center Specific Plan Area are identified in the City's Housing Element as housing opportunity sites and reducing the allowable residential density would have an adverse effect on the City's ability to meeting its Regional Housing Needs Allocation obligations. In addition, reducing the allowable residential density is prohibited by various recent amendments to California law, including Senate Bill (SB) 330 (which amended Public Resources Code Section 66300), which prohibits a city from enacting a policy, standard, or condition that would have the effect of reducing the intensity of land use within an existing general plan land use designation or zoning district. Consequently, in accordance with CEQA Guidelines Section 15126.6(f), this alternative is infeasible and was rejected from further consideration. Commercial -Intensive Alternative A Commercial -Intensive Alternative in which commercial land uses would be prioritized over residential land uses was considered as an option for the Town Center Specific Plan. However, commercial uses generate more vehicle trips than residential uses per square foot. Accordingly, developing more commercial uses in lieu of residential uses would not reduce the significant and unavoidable air quality impacts of the Project. In addition, like the Reduced Residential Density Alternative, the Commercial -Intensive Alternative would be inconsistent with the goals, objectives, and policies of City's Housing Element related to identifying and maintaining adequate sites for housing to accommodate the City's regional housing need, as portions of the Specific Plan Area are identified in the City's Housing Element as housing opportunity sites. Finally, the Commercial - Intensive Alternative would not satisfy the basic project objectives of the Project related to creating a balanced mix of uses within the Specific Plan Area. Therefore, in accordance with CEQA Guidelines Section 15126.6(f), this alternative was rejected from further consideration. Enhanced Residential Uses Alternative The Enhanced Residential Uses Alternative consists of prioritizing residential land uses over commercial land uses. While reducing commercial land uses could reduce the Project's trip generation and, as a result, reduce the Project's significant and unavoidable air quality impacts, this alternative would not satisfy the basic objectives of the Project related to creating a vibrant place and a balanced mix of uses within the Town Center Specific Plan Area. In addition, the Enhanced Residential Uses Alternative would adversely affect the City's jobs -to -housing ratio which would conflict with the goals, objectives, and policies of the City's General Plan, related to job growth, including Policy LU 4.2.2: 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. Therefore, in accordance with CEQA Guidelines Section 15126.6(f), this alternative was rejected from further consideration. May 2024 27 Packet Pg. 59 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report Other Land Uses Land uses other than a mix of residential, commercial, and hospitality uses were rejected from consideration because they would not meet any of the basic Project objectives of creating a vibrant place and a balanced mix of uses or enhancing the Specific Plan Area as a regional destination for employment, entertainment, dining, retail, and services. Alternative Sites Alternative sites were rejected from consideration, as the intention of the Town Center Specific Plan is to develop a land use plan for the subject site. Therefore, establishing a Specific Plan for an alternative site would not satisfy the basic Project objective of providing a long-term vision for development within the most intensive commercial and residential district of the City of Santa Clarita. DISCUSSION OF ALTERNATIVES SELECTED FOR ANALYSIS IN THE EIR The following alternatives were selected for evaluation in the Draft EIR: • Alternative 1: No Project/No Build Alternative • Alternative 2: No Project/Infill Development and Redevelopment Under Existing Zoning and General Plan Designations Alternative • Alternative 3: Reduced Scale Specific Plan Alternative May 2024 28 Packet Pg. 60 ICI r- O Me = W cg U- Q E co cv N _ o c > 0Ew co co V d d � •O 0 CL 0a = v O CL N N N i E +O+ E _ O N UV ED _ _ O = N a� `o w (s;uawwoo o; asuodsoN - ueld oijioadS aa;uao umol) SJNIdNIJ ` Z)30-V 1181HX3 - 60-tZd :juauayoejjV a) cB U O U) U) cu U cu Q E E c O O O cu a) L 0 a� cu a) O U cu a) 0 U cu Q E cB a) E O a) 0 c O 0 Q E O U cu O U a) O O Q r � � L C IL 2_ m m m m m m m m w U_ O U_ U_ U_ U_ U_ U_ U_ a) Q N l6 C N C Ul 2 N .0 C Ul N .0 m Ul 'EC Ul .0 C ( 2 C Ul C Ul 2N C (a 0 : C cm N U) C N -O a) C rn Z- m �_ U) N U) a) C . _rn +- E U) m N a) C ul .rn +- m O U) '- Un �_ C ul Un a) C ul Un a) C ._ Un �_ C _rn - E U) m ul Un a) C (�j w U) � J m U) C !_' J m U) c: - m J C !_• U) � J� J M U) L U) C '= J L .' 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Thus, the projected impacts of the proposed plan or alternative plans would be compared to the impacts that would occur under the existing plan. " Here, if the proposed Town Center Specific Plan is not approved, it is uncertain whether the Specific Plan Area would remain mostly unchanged from its current configuration or if portions of the Specific Plan would be redeveloped or further built out with additional uses and increased density in accordance with the existing zoning regulations. Thus, as described below, this EIR evaluates two "no project" alternatives: Alternative 1: No Project/No Build; and Alternative 2: No Project/Infill Development and Redevelopment Under Existing Zoning and General Plan Designations. Alternative 1: No Project/No Build Alternative Under the No Project/No Build Alternative, the buildings and other improvements in the Town Center Specific Plan Area would remain and no new development or redevelopment would occur. Individual building tenants might change over time, but the overall mix of uses in the Specific Plan Area would remain, primarily consisting of various commercial, retail, restaurant, office, and civic uses. Findings 1. Alternative 1 would eliminate the significant and unavoidable impacts associated with air quality during operation. 2. Alternative 1 would reduce or eliminate the less -than -significant impacts with mitigation or less -than -significant impacts for aesthetics, cultural resources, energy, geology and soils, greenhouse gas emissions, noise, public services, transportation, tribal cultural resources, and utilities and service systems. 3. Alternative 1 would result in similar impacts for hazards and hazardous materials. 4. Alternative 1 would result in potentially greater impacts for land use and planning. 5. Alternative 1 would not meet any of the basic Project objectives and is, therefore, rejected as infeasible. 6. The findings of the Project set forth in this document and the overriding social, economic, and other issues set forth in the Statement of Overriding Considerations provide support for the Project and the elimination of this alternative from further consideration. Facts in Support of Findings: Under the Alternative 1, the Town Center Specific Plan Project would not be implemented. The buildings and other improvements in the Town Center Specific Plan Area would remain and no new development or redevelopment would occur. Individual building tenants might change over time, but the overall mix of uses in the Specific Plan Area would remain. As no construction or new operational activities would occur under this alternative, this alternative would not generate construction emissions and would not increase the generation of operational emissions from the site. This alternative would eliminate the significant and unavoidable air quality impacts that would May 2024 30 Packet Pg. 62 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report occur during Project operations. In addition, as no construction or new operational activities would occur under this alternative, the less -than -significant impacts with mitigation or less -than - significant impacts for aesthetics, cultural resources, energy, geology and soils, greenhouse gas emissions, noise, public services, transportation, tribal cultural resources, and utilities and service systems would be eliminated. However, this alternative would result in similar impacts related to hazards and hazardous materials and potentially greater impacts related to land use and planning for the following reasons: • As discussed above, a leaking underground storage tank site was identified within the Specific Plan Area, and a contaminated site with hydrocarbon -contaminated soil was identified adjacent to and outside the Specific Plan Area. Remediation for both cases is ongoing and would be required to be completed at these sites to the satisfaction of the oversight agency even if there is no new redevelopment or redevelopment under Alternative 1. Therefore, impacts related to hazards and hazardous materials would be less than significant and similar to the mitigable impacts of the Project. • Alternative 1 would not provide housing in a transit -rich area, result in circulation improvements, or create a more livable and pedestrian oriented space within the site, portions of which have been identified as housing opportunity sites by the City's Housing Element. As such, Alternative 1 would not implement the City's land use plans to the same extent as the Project. Therefore, land use impacts under this alternative would be less than significant but would be greater when compared to the less -than -significant impacts of the Project. In addition, Alternative 1 would not achieve the underlying purpose of the Project to provide a long-range land use plan that establishes the City's vision for the Town Center Specific Plan Area as a regional destination incorporating a balanced mix of uses. Similarly, the No Project/No Build Alternative would not meet any of the Project objectives, as identified below in Table 2. Table 2 Annlicabilitv of Proiect Obiectives for Alternative 1 Alternative 1: No Project/No Build Project Objective Alternative The Santa Clarita Town Center is a lively hub that embodies a spirit of community, Does Not Meet inviting people from all walks of life to live, work, shop, play, and socialize. It features a balance of retail, office, restaurants, recreational, hospitality, and residential spaces, seamlessly integrated with a pedestrian and bike friendly setting. The Town Center features an efficient multimodal transportation system, providing easy connectivity to regional and local trail systems. The Town Center provides a community identity and is a vibrant place for people to gather, socialize, and celebrate in the City of Santa Clarita. Create a balanced mix of uses within the Town Center Specific Plan area that Does Not Meet combines commercial and service opportunities with a residential environment that creates a more livable and pedestrian oriented space. Further establish and enhance the Specific Plan Area as a regional destination for Does Not Meet employment, entertainment, dining, retail, and services. Provide a long-term vision for development within the most intensive commercial Does Not Meet and residential district of the City of Santa Clarita that facilitates the goals, objectives, and policies of the General Plan including, but not limited to, the creation of a robust jobs -to -housing balance, and implements the City's Housing Element. May 2024 31 Packet Pg. 63 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report Alternative 2: No Project/Infill Development and Redevelopment Under Existing Zoning and General Plan Designations Alternative Under Alternative 2, the Town Center Specific Plan Area would be further built out in accordance with the existing applicable zoning regulations and General Plan land use designation criteria. The entire approximately 111-acre Specific Plan Area is zoned Regional Commercial (CR) and has an equivalent General Plan Land Use designation of Regional Commercial (CR). The density standards in the CR zone are 18-50 units per acre for residential uses and a floor area ratio (FAR) of 2:1 for non-residential uses. The proposed Specific Plan would not change the density standards. Consequently, buildout under Alternative 2 is assumed to be the same as the Project in terms of the future number of residential units and square footage of non-residential uses, i.e., the Project's low, full, and high buildout scenarios also apply to Alternative 2. However, the primary difference between the Project and Alternative 2 is that the Project would implement a Specific Plan that would regulate the buildout of the Town Center Specific Plan Area in a cohesive and coordinated manner to create a variety of community benefits, including a pedestrian -friendly environment, circulation improvements, parks/plazas, trails/paseos, and monumental architecture. Without these regulations, buildout of the Town Center Specific Plan Area would be expected to occur largely on a parcel -by -parcel basis without a governed unified approach. Findings 1. Alternative 2 would result in greater significant and unavoidable impacts after mitigation associated with air quality during operation. 2. Alternative 2 would result in greater impacts associated with greenhouse gas emissions, which would be potentially significant. 3. Alternative 2 would result in greater less -than -significant impacts for aesthetics and transportation. 4. Alternative 2 would eliminate the Project's mitigation measures associated with cultural resources, geology and soils, hazards and hazardous materials, and tribal cultural resources, and impacts would be similar and less than significant. 5. Alternative 2 would result in similar less -than -significant impacts for energy, land use and planning, noise, public services, and utilities and service systems. 6. Alternative 2 would partially achieve some of the Project objectives but to a lesser degree than the Project. 7. Alternative 2 would not eliminate or substantially reduce any of the Project's significant impacts and, conversely, would result in greater significant and unavoidable impacts and is, therefore, rejected as infeasible. 8. The findings of the Project set forth in this document and the overriding social, economic, and other issues set forth in the Statement of Overriding Considerations provide support for the Project and the elimination of this alternative from further consideration. Facts in Support of Findings: In comparison to the Project, Alternative 2 would result in similar impacts associated with energy, land use and planning, noise, public services, and utilities and service systems. As Alternative 2 would not involve adoption of a Specific Plan with an accompanying CEQA document, equivalent May 2024 32 Packet Pg. 64 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report mitigation measures for cultural resources (archaeological resources), geology and soils (paleontological resources), and tribal cultural resources would not apply comprehensively to future development activity under Alternative 2. While certain future individual development projects under Alternative 2 may require project -specific CEQA documentation with mitigation imposed to protect such resources, it is expected that certain future development projects would be exempt from CEQA (e.g., ministerial). As a result, specific mitigation measures under CEQA may not be implemented. Nevertheless, any such exempt projects would still be subject to California law governing discovery of human remains, archaeological discoveries, paleontological discoveries, and Native American artifacts. Consequently, while it cannot be assumed that future grading activities on -site under Alternative 2 would not encounter, and potentially impact, previously unidentified resources, the contrary is equally valid, i.e., by complying with applicable law such resources would be adequately protected. With regard to active contaminated sites, given that both identified cases are open and currently subject to oversight agency review, as with the Project, any future development resulting from Alternative 2 on or adjacent to these sites would be required to address contamination issues at these sites to the satisfaction of the oversight agency. Therefore, impacts related to significant hazards to the public or the environment under Alternative 2 would be less than significant, and similar to the mitigable impacts of the Project. However, this alternative would result in potentially greater impacts related to air quality and greenhouse gas emissions for the following reasons: • Buildout under Alternative 2 is assumed to be the same as the Project in terms of the future number of residential units and square footage of nonresidential uses, i.e., the Project's low, full, and high buildout scenarios also apply to Alternative 2. During operations, similar to the Project, air quality impacts under Alternative 2 would exceed the regional thresholds of significance established by the SCAQMD for VOC during the full buildout scenario and VOC and PM,o during the high buildout scenario. Unlike the Project, since Alternative 2 would not involve adoption of a Specific Plan with a corresponding CEQA document, Alternative 2 would not be subject to the mitigation measures included in this EIR which require implementation of emission reduction features. Thus, emissions from Alternative 2 would be greater than those of the Project after mitigation. • Alternative 2 would not put in place a Specific Plan that would provide additional regulations and provisions to guide the buildout of the Town Center Specific Plan Area, including those related to reducing GHG emissions, including the enhancement of multi - modal transportation opportunities, improving access to the McBean Regional Transit Center, providing for affordable housing, and requiring the installation of EV charging stations at the highest voluntary CALGreen standards. As a result, Alternative 2 would be less consistent with the plans, policies, regulations, and GHG emissions reduction actions/strategies outlined in the California Air Resources Board's 2022 Scoping Plan, Southern California Association of Governments' 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy, and the Santa Clarita General Plan than the Project. The incremental increase in GHG emissions under Alternative 2 would be a potentially significant impact on the environment. In addition, Alternative 2 would not achieve the underlying purpose of the Project to provide a long-range land use plan that establishes the City's vision for the Town Center Specific Plan Area May 2024 33 Packet Pg. 65 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report as a regional destination incorporating a balanced mix of uses. Similarly, Alternative 2 would not meet some of the Project objectives and would only partially meet the others, as identified below in Table 3. Table 3 Applicability of Proiect Obiectives for Alternative 2 Alternative 2: No Projectllnfill Development and Redevelopment Under Existing Zoning and General Plan Designations Project Objective Alternative The Santa Clarita Town Center is a lively hub that embodies a spirit of community, Partially Meets inviting people from all walks of life to live, work, shop, play, and socialize. It features a balance of retail, office, restaurants, recreational, hospitality, and residential spaces, seamlessly integrated with a pedestrian and bike friendly setting. The Town Center features an efficient multimodal transportation system, providing easy connectivity to regional and local trail systems. The Town Center provides a community identity and is a vibrant place for people to gather, socialize, and celebrate in the City of Santa Clarita. Create a balanced mix of uses within the Town Center Specific Plan area that Partially Meets combines commercial and service opportunities with a residential environment that creates a more livable and pedestrian oriented space. Further establish and enhance the Specific Plan Area as a regional destination for Does Not Meet employment, entertainment, dining, retail, and services . Provide a long-term vision for development within the most intensive commercial Does Not Meet and residential district of the City of Santa Clarita that facilitates the goals, objectives, and policies of the General Plan including, but not limited to, the creation of a robust jobs -to -housing balance, and implements the City's Housing Element. Alternative 3: Reduced Scale Specific Plan Alternative Under Alternative 3, the Los Angeles County government center in Subarea 2 (Town Center East) would be excluded from the Specific Plan Area. In this alternative, the remaining portions of Subarea 2 would continue to be within the Specific Plan Area, including the existing 31,000- square-foot retail/commercial center along Citrus Street, the two private office buildings near Valencia Boulevard, and the City -owned land. Subarea 1 (Valencia Town Center), Subarea 3 (Town Center Drive), and Subarea 4 (McBean and Valencia) would also remain within the Specific Plan Area. Under Alternative 3, buildout of Subareas 1, 3, and 4 would be the same as buildout under the proposed Project. Except for the Los Angeles County government center —which would remain—buildout of Subarea 2 would be similar to buildout of the Project. Given the reduction in acreage, total buildout projections of Alternative 3 would be less than those of the proposed Project. Buildout of Alternative 3 would be within the range of the Project's low and full buildout scenarios, but is not expected to achieve the Project's high buildout scenario. As a reduced -scale alternative, Alternative 3 is intended to potentially reduce the overall impacts of the Project, including its significant air quality impacts. In addition, as there are no current plans to end the operations of the Los Angeles County government center, Alternative 3 is intended to evaluate a scenario in which Los Angeles County continues to utilize its government center into the future indefinitely. May 2024 34 Packet Pg. 66 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report Findings 1. Alternative 3 would reduce, but not eliminate, the Project's significant and unavoidable impacts associated with air quality during operation. 2. Alternative 3 would result in similar less -than -significant impacts for aesthetics, land use and planning, and transportation. 3. Alternative 3 would result in similar less -than -significant impacts with mitigation for cultural resources, geology and soils, hazards and hazardous materials, and tribal cultural resources. 4. Alternative 3 would reduce, but not eliminate, the less -than -significant impacts for energy, greenhouse gas emissions, noise, public services, and utilities and service systems. 5. Alternative 3 would not eliminate or substantially reduce any of the Project's significant impacts and is, therefore, rejected as infeasible. 6. The findings of the Project set forth in this document and the overriding social, economic, and other issues set forth in the Statement of Overriding Considerations provide support for the Project and the elimination of this alternative from further consideration. Facts in Support of Findings: As Alternative 3 would be within the range of the full buildout scenario, it would still exceed the regional thresholds of significance established by the SCAQMD for VOC, as with the Project, but would avoid the Project's exceedance in regional thresholds for PM,o under the high buildout scenario. Like the Project, Mitigation Measure MM-AQ-1 of this EIR would be required for Alternative 3, which would require implementation of emission reduction features. However, as described for the Project, since implementation of the development would introduce land use intensification in the Specific Plan Area, it cannot be determined with certainty that mitigation would reduce impacts below SCAQMD's thresholds in all cases. Therefore, while operational air quality impacts under Alternative 3 may be less than those of the Project, impacts under Alternative 3 would remain significant and unavoidable. Of further note, while the air pollutant emissions attributable to Alternative 3 would be less than those of the Project, the total air pollutant emissions generated from Project's 111-acre area would not be measurably reduced, as the under Alternative 3 the Los Angeles County government center would continue to operate and generate air pollutants from vehicles accessing the facility, onsite combustion of fossil fuels, maintenance activities, and other area sources. As a reduced -scale alternative and reduction in acreage, Alternative 3 would have reduced impacts associated with energy, greenhouse gas emissions, noise, public services, and utilities and service systems. Impacts related to aesthetics, land use and planning, and transportation would remain less than significant. However, based on anticipated ground -disturbing activities, Alternative 3 would still require mitigation measures associated with cultural resources, geology and soils, hazards and hazardous materials, and tribal cultural resources. Alternative 3 would meet all Project objectives, as shown below in Table 4, but to a lesser extent when compared to the Project, which includes the high buildout scenario excluded by Alternative 3. May 2024 35 Packet Pg. 67 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report Table 4 Applicability of Project Objectives for Alternative 3 Alternative 3: Reduced Scale Specific Plan Project Objective Alternative The Santa Clarita Town Center is a lively hub that embodies a spirit of community, Meets inviting people from all walks of life to live, work, shop, play, and socialize. It features a balance of retail, office, restaurants, recreational, hospitality, and residential spaces, seamlessly integrated with a pedestrian and bike friendly setting. The Town Center features an efficient multimodal transportation system, providing easy connectivity to regional and local trail systems. The Town Center provides a community identity and is a vibrant place for people to gather, socialize, and celebrate in the City of Santa Clarita. Create a balanced mix of uses within the Town Center Specific Plan area that Meets combines commercial and service opportunities with a residential environment that creates a more livable and pedestrian oriented space. Further establish and enhance the Specific Plan Area as a regional destination for Meets employment, entertainment, dining, retail, and services . Provide a long-term vision for development within the most intensive commercial Meets and residential district of the City of Santa Clarita that facilitates the goals, objectives, and policies of the General Plan including, but not limited to, the creation of a robust jobs -to -housing balance, and implements the City's Housing Element. May 2024 36 Packet Pg. 68 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 6.0 CERTIFICATION OF THE FINAL EIR The Planning Commission hereby recommends that the City Council declare that no new significant information as defined by the CEQA Guidelines Section 15088.5 has been received by the Planning Commission after circulation of the Draft EIR that would require recirculation of the Draft EIR. The Planning Commission hereby recommends that the City Council certify the Final EIR based on the following findings and conclusions. 6.1 FINDINGS The Project would have the potential for creating significant adverse impacts. These significant adverse environmental impacts have been identified in the Draft EIR and will require mitigation as set forth in the Findings. Significant adverse impacts which cannot be mitigated to a level of insignificance after mitigation include air quality impacts during Project operation. 6.2 CONCLUSIONS 1. All significant environmental impacts from the implementation of the Project have been identified in the Draft EIR and, with implementation of the mitigation measures identified, will be mitigated to less -than -significant levels, with the exception of air quality impacts during Project operation. 2. Alternatives to the Project, which could potentially achieve the basic objectives of the Project, have been considered and rejected in favor of the Project. 3. Environmental, economic, social, and other considerations and benefits derived from the development of the proposed project, as further discussed in Section 7.0, override and make infeasible any alternatives to the Project or further mitigation measures beyond those incorporated into the Project. May 2024 37 Packet Pg. 69 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 38 Packet Pg. 70 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 7.0 STATEMENT OF OVERRIDING CONSIDERATIONS 7.1 INTRODUCTION The City of Santa Clarita is the Lead Agency under CEQA for preparation, review, and certification of the Final EIR for the Town Center Specific Plan Project. As the Lead Agency, the City is also responsible for determining the potential environmental impacts of the proposed action and which of those impacts are significant, and which can be mitigated through imposition of mitigation measures to avoid or minimize those impacts to a level of less than significant. CEQA then requires the Lead Agency to balance the benefits of a proposed action against its significant unavoidable adverse environmental impacts in determining whether or not to approve the Project. In making this determination, the City is guided by CEQA Guidelines Section 15093, which provides as follows: a) CEQA requires the decision -making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable." b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final El R and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091. In addition, PRC Section 21081(b) requires that where a public agency finds that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in an SEIR and thereby leave significant unavoidable effects, the public agency must also find that overriding economic, legal, social, technological, or other benefits of the project outweigh the significant effects of the project. Pursuant to PRC Section 21081(b) and the CEQA Guidelines Section 15093, the City has balanced the benefits of the Project against the one unavoidable adverse impact associated with the Project and has adopted all feasible mitigation measures with respect to this impact. The City also has examined alternatives to the Project, none of which both meet the Project objectives and is environmentally preferable to the Project for the reasons discussed in the Statement of Facts and Findings (above). The Planning Commission, having reviewed and considered the information contained in the Town Center Specific Plan Draft EIR, the Final SEIR, including responses to comments, and the May 2024 39 Packet Pg. 71 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report public record in its entirety, hereby recommends that the City Council adopt this Statement of Overriding Considerations, which balances the Project's benefits against the one unavoidable adverse impact in reaching a decision on this Project. 7.2 SIGNIFICANT UNAVOIDABLE IMPACTS Although all potential project impacts have been substantially avoided or mitigated as described in the preceding findings, there is no complete mitigation for Project impact related to air quality impacts associated with operation. Details of this significant unavoidable adverse impact were discussed in the EIR and are summarized or were otherwise provided in the Statement of Facts and Findings (above). 7.3 OVERRIDING CONSIDERATIONS The Planning Commission hereby recommends that the City Council find that each of the specific economic, legal, social, technological, environmental, and other considerations, and the benefits of the Project separately and independently outweigh the remaining significant, adverse impact related to air quality impacts associated with operation and is an overriding consideration independently warranting approval of the Project. The remaining significant adverse impact identified in Section 7.2, above, is acceptable in light of each of these overriding considerations, and the substantial evidence that supports the enumerated benefits of the Project can be found in the Statement of Facts and Findings herein, the Final EIR, the Project itself, and the record of all proceedings in connection with the approval of the Project. In the event that any court decision or regulatory action results in a determination that there are additional remaining significant impacts resulting from the City's approval of the Project that cannot be avoided even with the incorporation of all feasible mitigation measures into the Project, the Statement of Facts and Findings and Statement of Overriding Considerations herein shall be deemed to apply to such additional remaining significant impacts. The specific economic, legal, social, technological, environmental, and other considerations, and the benefits of the Project that outweigh the significant unavoidable impact of the Project are: 1. The Project would achieve various objectives that will provide a benefit to the community, namely: a. Creates a balanced mix of uses within the Town Center Specific Plan area that combines commercial and service opportunities with a residential environment that creates a more livable and pedestrian oriented space. b. Further establishes and enhances the Specific Plan Area as a regional destination for employment, entertainment, dining, retail, and services. c. Creates a distinct sense of place that is unique to the Specific Plan area via creative use of urban design, iconic architecture, signature vistas, a vibrant public realm, and gathering spaces. d. Establishes a vision, framework, and development and design standards that provide for a coordinated and cohesive approach to redevelopment and infill development in the Town Center Specific Plan area. May 2024 40 Packet Pg. 72 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report e. Provides for implementation of the Specific Plan over time with a continual balanced mix of residential and commercial uses while maintaining a favorable jobs -to -housing ratio. f. Provides for enhanced connectivity to the McBean Regional Transit Center. g. Includes development and design standards to ensure development is attractive and consistent with the visual character of the Project area. h. Provides for appropriate development block sizes and a modified grid pattern of internal roads to guide development in an organized manner that will organically create great places. i. Provides for an efficient vehicular and multi -modal circulation system that ensures ease of movement throughout the site. 2. The Project implements the goals and policies of the City of Santa Clarita's General Plan, including, but not limited to: • 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. 3. Establishment of the Town Center Specific Plan will serve to promote the production of housing units to meet the City's identified housing needs. Consistent with the objectives of the City's Housing Element, the Town Center Specific Plan eliminates unneeded regulatory constraints to the production of housing through the establishment of objective development May 2024 41 Packet Pg. 73 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report and design standards, streamlining the CEQA process, and eliminating the public hearing process for residential and mixed use projects within the Town Center Specific Plan area. 4. The Town Center Specific Plan provides for the extension of Town Center Drive to Citrus Street, and potentially to Valencia Boulevard, thereby creating enhanced vehicular, bicycle, and pedestrian circulation and expanding upon the existing pedestrian -friendly streetscape. 5. The Town Center Specific Plan provides for the development of programmable gathering spaces and other smaller gathering spaces such as public plazas, courtyards, amphitheaters, pedestrian streets, parklets, children's playgrounds, and parks for the benefit of the community, the City, and its residents and visitors. At least one large public space (at least one acre in size) will be provided that will be large enough to be programmed for community events including concerts, farmers and specialty markets, viewing 4th of July fireworks, plays, lectures, art displays, and celebrations. Common spaces (at least 2,500 square feet in size) will be provided at various locations and may include village lawns, well - shaded gathering areas, playgrounds, areas for small musical performances, appropriately - sized water features or fountains, gardens, and sitting areas. In addition to their intrinsic recreation and leisure value, benefits of gathering spaces include acting as focal points along significant vistas, contributing to creating great places that foster community involvement, encouraging pedestrianism, creating vibrant outdoor settings for retail and dining, establishing community character, and creating recognizable landmarks. 6. The Town Center Specific Plan provides for the development of various pedestrian and bicycle paths and circulation improvements that provide recreational benefits in addition to multi -modal transportation benefits. An extensive and functional network of pedestrian and bicycle paths throughout the Specific Plan area will be provided that include robust linkages across the full extent of the Specific Plan area. The onsite pedestrian and bicycle network will integrate into the City's existing sidewalks, paseos, paseo bridges and bicycle paths, and bus stops surrounding the Specific Plan area. The existing pedestrian bridges will be enhanced with landing areas that have direct pedestrian connectivity into adjacent developments within the Specific Plan area and are equipped with wayfinding signage. 7. The Town Center Specific Plan embodies the tenets of sustainable development and implements many of the intents of the California Air Resource Board's Climate Change Scoping Plan and the Southern California Association of Governments' Regional Transportation Plan/Sustainable Communities Plan, as it consists of infill, mixed -use, pedestrian -friendly development with a balance of jobs and housing in a transit rich location with access to a variety of multi -modal transportation opportunities. These sustainable development attributes contribute to reductions in vehicle miles traveled per capita, air pollutant and greenhouse gas emissions, and energy and water consumption. 8. The development projects implementing the Specific Plan will be designed and constructed to incorporate environmentally sustainable design features in compliance with or exceeding code requirements, including the California Green Building Standards (CALGreen) Code. These sustainable design features in particular include providing electric vehicle charging infrastructure in accordance with the highest voluntary CALGreen standards, unbundling of parking from residential uses, and various other energy -efficiency measures, onsite renewable energy generation, recycling infrastructure, enhanced indoor air quality, and water conservation measures. By integrating sustainable features into the design and May 2024 42 Packet Pg. 74 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report construction of future development in the Specific Plan area, the Project reduces energy and water usage and waste generation. Therefore, the Santa Clarita Planning Commission, having reviewed and considered all of the information contained in the Draft EIR, Final EIR, and the public record, recommends that the City Council adopt the Statement of Overriding Considerations, which balances the Project's benefits against the unavoidable adverse impact related to operational air quality in reaching a decision on this Project. May 2024 43 Packet Pg. 75 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report This page intentionally left blank. May 2024 44 Packet Pg. 76 1.b Planning Commission Recommended Statement of Facts and Findings for the Town Center Specific Plan Project Final Environmental Impact Report 8.0 STATEMENT OF LOCATION AND CUSTODIAN OF DOCUMENTS Pursuant to Public Resources Code Section 21081.6(a)(2) and CEQA Guidelines Section 15091(e), the City of Santa Clarita, as the Lead Agency, shall specify the location and custodian of the documents of other materials that constitute the record of proceedings upon which its decision has been based. A copy of the EIR and all other materials that constitute the record is in the custody of the Director of Community Development and located in the City Hall Building at 23920 Valencia Boulevard, Suite 302, Santa Clarita, California, 91355. May 2024 45 Packet Pg. 77 1.c PLANNING COMMISSION RESOLUTION No. P24-09 EXHIBIT B Final EIR; and Mitigation Monitoring Reporting Program for the Town Center Specific Plan SCH No. 2023120123 Incorporated by Reference Document can be found at https://santaclarita.gov/planning/environmental-impact-reports-under-review/town-center-specific- lan-2 Packet Pg. 78 1.d RESOLUTION NO. P24-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE MASTER CASE 22-105 (GENERAL PLAN AMENDMENT 22-003, ZONE CHANGE 22-001, SPECIFIC PLAN 22-002) FOR THE TOWN CENTER SPECIFIC PLAN IN THE CITY OF SANTA CLARITA, CALIFORNIA THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The Planning Commission makes the following findings of fact, and recommends that the City Council make 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 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 111 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. Primary Packet Pg. 79 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 2 of 10 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 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; 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; 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; 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. Packet Pg. 80 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 3 of 10 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. K. The environmental impacts of the proposed TCSP were reviewed under the CEQA (Public 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. The City's Planning Commission is a recommending body for the Project; L. 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; M. 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. N. 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; O. 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 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 for the TCSP; P. The Planning Commission public hearings for the Project were duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal newspaper, and through on -site posting 14 days before the hearing. A courtesy notice was also sent to all property owners east of Citrus Street in the Town Center East subarea; 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 Packet Pg. 81 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 4 of 10 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 18, 2023 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 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 recommends 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"), by Resolution No. P24-009, adopted on May 21, 2024. V. A draft copy of the Town Center Specific Plan is attached at Exhibit "C". W. 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 22-105 project file, 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 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 Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission 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 Packet Pg. 82 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 5 of 10 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 (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 Packet Pg. 83 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 6 of 10 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 suitability for 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 ofsufcient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate; Because the SPA is located within 1/z 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 analyzis. 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 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, Sheriprotection, 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. Packet Pg. 84 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 7 of 10 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. SPECIFIC FINDINGS FOR GENERAL PLAN AMENDMENT 22-105. A text amendment to the General Plan is attached as Exhibit "A". Based on the above findings and the entire record, including, without limitation, the entire 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 Planning Commission, the Planning Commission finds, as follows: A. Properties which benefit from increased density or intensity of development resulting from the General Plan Amendment shall fully mitigate their increased sewer impact at the time that development occurs on the properties. The TCSP is long-range planning document that provides a vision for future development within the SPA. No new construction is included with the proposal. The DEIR included an analysis of the provision of public utilities and determined that he project would not create a significant impact. All new construction projects would be required to complete all necessary technical studies and connect to the sanitary sewer system on a case -by -case basis. B. The proposed General Plan amendment is consistent with other elements of the City's General Plan pursuant to Government Code Section 65300.5; The General Plan identifies the Valencia Town Center area as a "major [center] of the community" and"... a focal point for cultural, civic, educational, and shopping activities serving the entire Santa Clarita Valley. " The proposed General Plan amendment is consistent with the goals, policies and objectives of other elements of the City's General Plan and will maintain integrated, consistent and compatible policies. Specifically, as discussed in Section 2 above, the Land Use Element, Circulation Element and Conservation Element include goals, objectives, and policies that increase opportunities for infill development, promote strengthening the local economy, promote the SPA as a regional destination, actively direct and incentivize high quality employers to the SPA, encourage a mixture of residential and commercial uses that are transit and pedestrian oriented, and focus development away from natural areas within the Santa Clarita Valley. SECTION 4. ZONE CHANGE FINDINGS FOR MASTER CASE 22-105. The Zoning Map is amended to show a zone change from CR to SP as set forth in attached as Exhibit "B," and incorporated by reference. Based on the above findings of fact and recitals and the entire Packet Pg. 85 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 8 of 10 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 Planning Commission, the Planning Commission recommends that the City Council find, 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: That modified conditions warrant a revision in the zoning map as it pertains to the area under consideration; The proposed zone change would 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 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 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 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. 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 inconformity 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. Packet Pg. 86 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 9 of 10 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. 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 5. The Planning Commission recommends the City Council approve Master Case 22-105; General Plan Amendment 22-003; Zone Change 21-001; and Specific Plan 22-002. SECTION 6. Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 7. Limitations. The Planning Commission's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the Planning Commission's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 8. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 9. A copy of this Resolution will be mailed to the Applicant and to any other person requesting a copy. SECTION 10. This Resolution is the Planning Commission's final decision and will become effective immediately upon adoption. SECTION 11. The Planning Commission Secretary will certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. Packet Pg. 87 1.d Resolution P24-010 Master Case 22-105 May 21, 2024 Page 10 of 10 PASSED, APPROVED, AND ADOPTED this 21st day of May, 2024. TIM BURKHART, CHAIRPERSON PLANNING COMMISSION ATTEST: RACHEL CLARK, SECRETARY PLANNING COMMISSION STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF SANTA CLARITA ) I, Rachel Clark, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 21sT of May 2024, by the following vote of the Planning Commission: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: PLANNING COMMISSION SECRETARY Packet Pg. 88 1.e Exhibit A: (L w L) Q a U) d c d U c 3 0 H Proposed General Plan Land Use Designation and Zoning Designation Amendment Packet Pg. 89 Existing Land Use and Zoning Designation Regional Commercial (CR) Land Use Designation & Zoning Designation WN IL Cn 0 t7� Proposed Land Use and Zoning Designation Specific Plan (SP) Land Use Designation & Zoning Designation Ld 0 &1, Z" L:'t Cn 0 t7� 1.f EXHIBIT B: TEXT AMENDMENT TO THE CITY OF SANTA CLARITA GENERAL PLAN The following language would be included in the Land Use Element of the General Plan, under Item F, Specific Plans, Approved Specific Plans: The Town Center Specific Plan ( SP) was adopted in 2024 and encompasses approximately 111 acres of land in the community of Valencia. The specific plan area is bound by Maw Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McBean Parkway to the west, with a 3.7-acre portion of the TCSP area located adjacent to the McBean Regional Transit Center. The primary_ goals of TCSP are to create a balanced mix ofresidential, commercial, retail, dining, and entertainment uses with a robust jobs -to -housing balance; create a distinct sense of place; create a flexible framework for future development that fosters the potential for numerous development possibilities; and create a practical, timeless, and buildable plan that is consistent with the General Plan and implements the Housing Element. Packet Pg. 92 1.g PLANNING COMMISSION RESOLUTION No. P24-10 EXHIBIT C DRAFT TOWN CENTER SPECIFIC PLAN Incorporated by Reference Document can be found at https://santaclarita.2ov/plannin2/specific-plans/ Packet Pg. 93 1.h PROPOSED TEXT ADDITIONS TO THE TOWN CENTER SPECIFIC PLAN (Recommended language appears in blue underlined text) • Chapter 2 — Development Framework and Standards: o Element M02 — Pedestrian Streetscapes, pages 2-62 and 2-64. The following is recommended to be added to the requirements for Outdoor Dining within the Activity Zone of the public realm: • Furniture in the Activity Zone is strongly encouraged to be brought indoors during hours when the business is not in operation. The following is recommended to be added to the requirements for outdoor display of merchandise within the Activity Zone of the public realm: • Merchandise displayed in the Activity Zone is strongly encouraged to be brought indoors during hours when the business is not in operation. Element M05 — Micro Mobility, page 2-75. The following is recommended to be added to the development standards identified within the element: All maintenance of micro -mobility stations and the removal of abandoned vehicles is the responsibility of the property owner or station operator. Timelines for the prompt removal of abandoned vehicles may be conditioned at the discretion of the Director of Community Development. • Element PK1— Parking Strategy, page 2-79. The following is recommended to be added to Other Parking Standards: • At the discretion of and to the satisfaction of the Director of Community Development, a parking management plan describing the operation of on -site, project -related parking enforcement must be prepared. Packet Pg. 94 1.h • Chapter 3 - Implementation: o 3. Illustrative Full Buildout Plan, page 3-12. The following is recommended to be added to Financing Strategies: Section 65451 of the California Government Code requires that a specific plan include financing measures necessary to implement a proposed project. Typically, a variety of financing measures can be used to finance project construction; they include but are not limited to special assessment districts, general obligation bonds, exactions, and other private financing methods. All of the required and proposed improvements, including the provision of significant community amenities, within the SPA are the financial responsibility of the property owner(s) and future builder(s). o 4. Development Review Process, page 3-13. The following is recommended to be added to Construction Traffic & Access Management Plans: Construction Traffic and Access Management Plans are used to avoid construction - related safety hazards and to reduce disruptions of traffic operations. Construction Traffic and Access Management Plans will be required of development project applicants, to address temporary traffic impacts that could occur during the construction of the TCSP. The plans will be subject to approval by the City of Santa Clarita Department of Public Works. They will address construction traffic routing (e.g., detours and/or lane closures) and traffic control (e.g., with signage and construction flaggers), as well as vehicle, bicycle, and pedestrian safety. The plans will also be required to identify designated haul routes and construction staging areas, construction crew parking, emergency access provisions, traffic control procedures, and avoidance of traffic safety impacts during construction. The construction management plan will coordinate and ensure business, resident, and customer parking, traffic flow, and business operations are maintained throughout the construction period. Construction management plans must be prepared in coordination when two or more projects are to be in construction simultaneously within the SPA. Packet Pg. 95 Tuesday, May 21, 2024 CITY OF SANTA CLARITA PLANNING COMMISSION Regular Meeting - Minutes - 6:00 PM CALL TO ORDER Chair Burkhart called the meeting to order at 6:00 p.m. ROLL CALL City Council Chambers Chair Burkhart, Vice -Chair Ayala, Commissioner Berlin, Commissioner Eichman, and Commissioner Ostrom were all present. FLAG SALUTE Vice -Chair Ayala led the flag salute. COMMISSION SECRETARY ANNOUNCEMENT Rachel Clark gave the secretary announcement. APPROVAL OF MINUTES Rachel Clark read that changes would be made to the April 16, 2024, meeting minutes to reflect that Michael Platt is with Centennial, a property owner within the Town Center Specific Plan area and to clarify that Commissioner Eichman would like to encourage more "affordable" housing. A motion was made by Commissioner Berlin and seconded by Commissioner Ostrom to approve the minutes, as amended, from the April 16, 2024 meeting. Said motion carried by a voice vote of 5-0. CONTINUED PUBLIC HEARINGS ITEM 1 THE TOWN CENTER SPECIFIC PLAN (MASTER CASE 22-105) - RESPONSE TO COMMENTS The Town Center Specific Plan would provide a flexible, long-range vision for a balanced mix of retail, dining, entertainment, hospitality and commercial and residential uses across a 111-acre specific plan area within the Regional Commercial (CR) zone in the community of Valencia. RECOMMENDED ACTION: Planning Commission: 1. Receive staff presentation; 2. Open the public hearing and receive testimony from the public; 3. Close the public hearing; and 4. Adopt Resolution P24-09, recommending the City Council certify the Draft Final Environmental Impact Report (SCH No. 2023120123) prepared for the project; 5. Adopt Resolution P24-10, recommending the City Council approve the Town Center Specific Plan under Master Case 22-105 and associated entitlements; and 6. Take other action as determined by the Planning Commission. David Peterson, Senior Planner, presented on the item. Vice -Chair Ayala requested that, prior to public comments, staff communicate to the public the primary goals of the project. David Peterson responded that the plan focuses on three things, balance, flexibility, and creating great places. He noted that the plan has a variety of different design requirements and design incentives to help us achieve that goal. There were no public speakers on this item. Chair Burkhart opened and closed the public comment portion of the public hearing at 6:17 p.m. Commissioner Berlin commended staff on a clear staff report and hard work. She noted her hope that Transit headways for routes servicing the McBean Transit Center, which are currently 50 minutes to an hour and are not conducive for transit use, be examined while updating the Transit Service Development Plan. Commissioner Berlin asked that an option be added to the Transit Demand Management plan (TDM) for a peak -period shuttle service to major employment sites and Metrolink stations throughout the City, and be paid for by developers, to encourage use of public transit. She also requested that considerations be made, by Centennial and other property owners, to include mobility scooters (and the like) for ADA accessibility to get through the mall and SPA. Commissioner Berlin asked staff to confirm that approved "affordable" housing would remain as "affordable" for a period of 55 years. David Peterson confirmed that is the case. Commissioner Berlin asked that senior housing is considered as well. Commissioner Berlin requested that future contracts include the timeframe requirement for scooter (or micro -mobility) retrieval, similar to a prior BIRD contract with the City. David Peterson responded confirming that the TCSP does not preclude such requirements. Commissioner Berlin asked for clarification regarding the Electric Vehicle (EV) chart as it relates to the 50% additional required per the (Green Code) Tier 2 requirement and if that is operational at opening. David Peterson provided clarification while noting that it does not preclude the Commission from asking for more to be provided at occupancy, consistent with previous projects approved by the Planning Commission. Chair Burkhart asked what would trigger the complete installation of the pre -wired spaces to become operational. David Peterson deferred to the Building Code and noted that this could be looked at and addressed by the Code as projects come in. The Commissioners discussed the triggers and percent of required EV spaces that are operational Page 2 at opening. The Commission agreed to recommend that 50% of EV spaces be operational at opening, with incorporated language to include "except for good cause shown, subject to the Director's discretion." David Peterson stated that the proposed text updates will include the Planning Commission's text additions and changes for City Council's consideration. Commissioner Berlin reiterated her request that the option be added to the TDM for a peak - period shuttle service and, as previously discussed, the BIRD contract language be used as reference. She also requested that "no overnight parking" signs as part of parking management noting concern of residents parking in commercial parking for extended periods. David Peterson stated that the current plan provides flexibility to incorporate those signs, at the property owner's discretion. Chair Burkhart asked if there is an existing code to regulate period of time for commercial parking. David Peterson noted that private property owners can establish requirements on their properties. Patrick Leclair clarified that the code does allow for time limit requirements but due to the mixed -use nature of the plan, flexibility would be needed to condition projects, as needed, to find balance for the shared parking between residential, guest, and commercial parking. Chair Burkhart agreed and mentioned that enforcement would be difficult due to commercial operations. Vice -Chair Ayala requested clarification on location of residential parking. David Peterson noted that parking specifics will be reviewed as development is proposed. Vice -Chair Ayala asked about the expected economic impact would be as a result of this project. David Peterson responded that a specific study has not been done but by nature of the project that it would be a significant positive impact over time as development is completed to the Jobs Housing Balance, to the community, and other economic indicators. Vice -Chair Ayala also asked about plans for public amenities and community spaces to create economic development. David Peterson provided information on requirements within the TCSP for those spaces and amenities. Vice -Chair Ayala asked about the fuel storage tank located at the Sheriff's station. David Peterson stated that a mitigation measure as part of the TCSP requires any development within a specific distance of that tank would be required to provide a certification ensuring the location is safe for development. Vice -Chair Ayala asked about the timeline of development. David Peterson noted that the Plan provides a vision for development over the next 40-50 years but anticipates some short-term improvement to the area. Vice -Chair Ayala asked how the remodeling would enhance the accessibility and inclusivity of the mall. David Peterson referenced the placemaking and how it addresses and contemplates accessibility and incentivizes use of the spaces. Vice -Chair Ayala asked how the Plan ensures public safety and security of visitors during and Page 3 after construction. David Peterson noted that the construction management plan and continued public safety services that will address these impacts and resources are reviewed and adjusted on an ongoing basis. Commissioner Ostrom shared concerns regarding cost, impact, and marketability as it relates to the requirement of installed EV spaces. Vice -Chair Ayala noted the continued need for sustainability (solar). The Commissioners discussed different EV charger capacity types, ease of use, access, consumer/developer cost. Vice -Chair Ayala asked if the state requires a specific type of EV charger. Patrick Leclair noted that there is no requirement and is at the property owner's discretion. A motion was made by Commissioner Berlin and seconded by Vice -Chair Ayala adopting Resolution P24-09, recommending the City Council certify the Draft Final Environmental Impact Report (SCH No. 2023120123) prepared for the project and adopting Resolution P24-10, recommending the City Council approve the Town Center Specific Plan under Master Case 22- 105 and associated entitlements, with aforementioned recommendations regarding 50% EV chargers operational at opening and shuttle service option for the TDM. Said motion carried by a roll -call vote of 5-0. RESULT: APPROVED AS AMENDED [UNANIMOUS] MOVER: Renee Berlin, Chair SECONDER: Patsy Ayala, Commissioner AYES: Eichman, Ostrom, Burkhart, Berlin, Ayala PUBLIC HEARINGS ITEM 2 MASTER CASE 23-210: FERRY COURT INDUSTRIAL BUILDING TENTATIVE PARCEL MAP Tentative parcel map to create two airspace commercial condominium parcels associated with an existing, two-story, 17,995 square -foot industrial building at 26332 Ferry Court. RECOMMENDED ACTION: Planning Commission: 1. Receive Staff s report; 2. Conduct the public hearing; 3. Find that Master Case 23-210 is exempt from additional review under the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.) Section 15301 as a Class 1 Categorical Exemption; and 4. Adopt Resolution P24-07, approving Master Case 23-210, Tentative Parcel Map 84330, to allow for the subdivision of one commercial lot into two airspace condominium Page 4 parcels associated with an existing industrial building located at 26332 Ferry Court (Assessor's Parcel Number: 2836-070-004), subject to the attached Conditions of Approval (Exhibit A); and 5. Take other action as determined by the Planning Commission. Mikaela Manion, Associate Planner, presented on the item. Vice -Chair Ayala asked about expected impacts to traffic. Mikaela Manion responded that this project will not impact tenants or operations as it is to divide airspace only. There were no public speakers on this item. Chair Burkhart opened and closed the public comment portion of the public hearing at 6:55 p.m. A motion was made by Commissioner Ostrom and seconded by Commissioner Eichman finding Master Case 23-210 exempt from additional review under the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.) Section 15301 as a Class 1 Categorical Exemption and adopting Resolution P24-07 approving Master Case 23-210, Tentative Parcel Map 84330, to allow for the subdivision of one commercial lot into two airspace condominium parcels associated with an existing industrial building located at 26332 Ferry Court (Assessor's Parcel Number: 2836-070-004), subject to the attached .:onclitions of Annroval (Exhibit A). Mid motion carried by a roll -call vote of 5-U. RESULT: APPROVED [UNANIMOUS] MOVER: Dennis Ostrom, Commissioner SECONDER: Lisa Eichman, Commissioner AYES: Eichman, Ostrom, Burkhart, Berlin, Ayala PLANNING MANAGER'S REPORT Patrick Leclair gave the Planning Manager's report providing an update to the anticipated Planning Commission meeting schedule. PLANNING COMMISSIONERS' REPORT There were no reports made by the Planning Commission. PUBLIC PARTICIPATION Addressing the Planning Commission were Marcos Montoya, Robert McSweeney, Kevin McDonald, R. Weston Monroe, Lorraine Cuomo, and Duncan Mandel providing comments in opposition to the Wiley Canyon Project. Two additional written comments were provided by Geovanni Jarquin and Jose Ruelas in opposition to the Wiley Canyon Project. In addition, Missy provided comments on the Town Center Specific Plan. Page 5 ADJOURNMENT A motion was made at 7:18 p.m. by Commissioner Ostrom and seconded by Commissioner Eichman to adjourn the meeting. Said motion carried by a voice -vote of 5-0. ATTEST: PLANNING COMMISSION SECRETARY PLANNING COMMISSION CHAIR Page 6 O Agenda Item: 2 CITY OF SANTA CLARITA 41) PLANNING COMMISSION AGENDA REPORT PUBLIC HEARINGS PLANNING MANAGER APPROVAL: DATE: April 16, 2024 SUBJECT: The Town Center Specific Plan (Master Case 22-105) APPLICANT: City of Santa Clarita LOCATION: Approximately 111 acres generally bounded by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McBean Parkway to the west CASE PLANNER: David Peterson RECOMMENDED ACTION Planning Commission: 1. Receive staff presentation; 2. Open the public hearing to receive testimony from the public; 3. Provide direction to staff on project -related issues; and 4. Continue the public hearing to May 21, 2024. REQUEST The request includes General Plan Amendment 22-003, Zone Change 22-001, and Specific Plan 22-002 for the creation of the Town Center Specific Plan (TCSP). The TCSP would provide a long-term vision for development within the specific plan area (SPA) to create a balanced mix of land uses identified by the City Council and the community as desirable and further establish the Valencia Town Center area as a regional destination. BACKGROUND Origin Santa Clarita 2025 (SC 2025) is the City of Santa Clarita's (City) strategic plan developed in 2020 and launched in 2021 based on feedback from the public and direction of the City Council. The goal of the City's strategic plan is to provide a blueprint for key projects through 2025 by prioritizing resources, achieving milestones, and maintaining the City's commitment to offering the highest quality services and facilities for current and future residents, businesses, and visitors. Page 1 Packet Pg. 51 O The General Plan identifies the Valencia Town Center area as a "major [center] of the community" and "... a focal point for cultural, civic, educational, and shopping activities serving the entire Santa Clarita Valley. " As such, a specific plan provides the ideal mechanism for providing long-term, managed development that both achieves a balance of commercial and residential land uses and continues to establish the Valencia Town Center area as a premier destination within the community. In an ever -evolving and complex regulatory environment, the recent introduction and implementation of legislation by the State of California has degraded the ability of municipalities to retain local land use authority within their jurisdictions. Given the importance of the Valencia Town Center area within the community and the region, and in light of pending future state legislation that could further reduce the City's ability to review development projects, the creation of a specific plan for the Valencia Town Center area was included as a project within the SC 2025 plan. Staff secured $500,000 of LEAP Grant funds from the California Department of Housing and Community Development in September 2020 with the intent of hiring a consultant to draft the plan document and conduct the associated environmental analysis. In May of 2022, the City led a contract with Michael Baker, International to perform the work. Because of grant funding, there has been no impact on the City's General Fund as a result of the project. Goals The goals of the TCSP are as follows: • 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. • 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. • 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. • Establish a Flexible Framework: Create a flexible framework for future development that is practical, buildable, and fosters the potential for numerous development possibilities. Public Outreach Guidance for the creation and refinement of the TCSP was done in part via a robust, ongoing public outreach process. This included a variety of workshops and focus groups with the general public, the development community, and the business community. An online survey and in -person interviews were also conducted with business owners and tenants within the SPA. The outreach effort included: • Public Workshops: Two workshops were conducted with the general public. The first was held on May 4, 2023, and provided an opportunity for the over 300 attendees to provide feedback, ask questions, and receive information from City staff and the consultant team on the specific plan. A second public workshop was conducted on February 29, 2024, allowing City staff and the consultant team to provide the general public with information about how the feedback received in the 2023 workshop was proposed to be implemented into the plan itself. Page 2 Packet Pg. 52 O Focus Groups: A series of focus groups were held with the development community, and the local business community, including the Santa Clarita Valley Economic Development Corporation, Santa Clarita Valley Chamber of Commerce, and the Valley Industrial Association. One of the goals of the TCSP is to create a plan that is both practical and buildable, and that provides a timeless vision for development in the SPA, so focus group sessions concentrated on current trends in the construction market, real estate market, and the condition of the local and state economies. • Online Survey and Interviews: Between March 20, 2023, and May 8, 2023, an online survey was made available to business owners and tenants within the SPA. During that timeline, City staff also walked the SPA and conducted in -person interviews with individual commercial tenants on -site. Summary of Key Feedback: Key areas of feedback received consistently during the public outreach process both aligned with and helped define the City's goals for the TCSP. A summary of feedback includes: o The specific plan should encourage enhanced shopping, dining, and entertainment opportunities. o Although attracting the correct tenant mix is important, making the Valencia Town Center area a great, unique place to spend time is equally important. o New residential development should be balanced with new commercial development. o The plan's vision should be timeless, and contemplate long-term market trends, not simply trends of the present. o The plan's vision should also be flexible, maximizing its ability to react to changing conditions over time and provide the best possible use of the space within the SPA. o The plan should be accessible, practical, and buildable by offering realistic incentives that will attract desirable land uses. PROJECT DESCRIPTION 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. The SPA includes approximately I I I acres of largely urbanized land and is divided into four distinct subareas: 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. 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. Page 3 Packet Pg. 53 O 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. Unlike other specific plans, the TCSP does not include a static site plan. Rather, it establishes a flexible framework to guide overall development. Several potential development scenarios were analyzed by the Draft Program Environmental Impact Report (DEIR) and prepared in conjunction with the TCSP. It is important to note that these scenarios do not represent the actual ultimate buildout of the SPA, but rather demonstrate concepts that reflect the framework elements and standards established by the TCSP. Structure The contents of the TCSP have been structured into three chapters: • An introduction that provides a brief summary of the project. • A collection of development standards that describes requirements and guidelines for all development within the SPA. • An implementation strategy for review of future projects. A draft copy of the TCSP is attached. Incentives The following incentives are proposed within the TCSP to guide development within the SPA: • Flexible Zoning and Land Use Regulations: The TCSP would not require buildings or particular uses to be established in specific locations. The development standards are meant to be flexible, help guide development, and encourage a mix of uses throughout the SPA. • CEQA Streamlining: A DEIR has been prepared for the TCSP that contemplates various buildout scenarios within the SPA. All projects that comply with the vision, framework elements, and development standards established within the TCSP will require no additional environmental review under CEQA. • Expedited Permit Processing: The TCSP contains its own permitted use chart (PUC) that establishes allowable uses for each subarea within the SPA. The proposed PUC streamlines permit processing time and reduces permit fees for projects that propose uses which the community and City Council have identified as desirable and appropriate for the area. • Enhanced Design Standards: Projects will benefit from increased building height and square footage when proposing mixed -use projects that meet the vision of the TCSP. • Contemporary Parking Standards: The TCSP recommends a modernized approach to parking that reflects current industry standards, helps create great places, and enhances pedestrian mobility. Page 4 Packet Pg. 54 O GENERAL PLAN AND ZONING General Plan and Unified Development Code Consistency 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. As such, the TCSP is consistent with the General Plan regarding the type and intensity of development contemplated within the SPA. The TCSP is consistent with the following General Plan goals, policies, and objectives: • 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. Relationship to the 6rh Cycle Housing Element The 6' Cycle Housing Element outlines the City's housing goals for 2021 through 2029. State law requires regular updates to ensure compliance with changes in state housing laws, and demonstrate the ability to meet future housing needs. The City's share of the Regional Housing Needs Assessment is 10,031 dwelling units for the 6`' Cycle Housing Element. Of this allocation, 5,131 units are in the low- to very low-income category, 1,672 units in the moderate -income category, and 3,228 units in the above moderate -income category. The Housing Element has identified 27 sites in the City, including sites within the TCSP, that could accommodate lower- and moderate -income dwelling units. Page 5 Packet Pg. 55 O The Full Buildout Scenario within the TCSP includes approximately 2,200 residential units throughout the SPA. The City's Housing Element identifies the need for 446 affordable units on specific properties within the SPA. Because of this, the DEIR prepared for the TCSP contemplated 20% of units within the SPA as being affordable. As required by the state, and in order to satisfy the TCSP goals for both compliance with the City's Housing Element and to facilitate the implementation of a plan that is practical, flexible, and buildable, applicants will be strongly encouraged to include affordable units to any project that proposes a residential component. Jobs Creation Overlay Zone The entirety of the SPA is located within the Jobs Creation Overlay Zone (JCOZ). The JCOZ incentivizes high -quality employment projects by providing streamlined permitting and a variety of design incentives. Relationship to the Municipal Code The TCSP is intended to supplement, and in some cases supersede, the requirements of the City of Santa Clarita's Municipal Code, Titles 16 and 17 (i.e. The City's Unified Development Code (UDC)). The provisions of the specific plan would supersede regulations of the UDC on the same topic but otherwise, all applicable requirements of the UDC that are not covered by the specific plan apply to development within the SPA. Surrounding Land Uses 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. General Plan Amendment and Zone Change Although the TCSP will be consistent with the specifications of the underlying zone, the creation of a specific plan necessitates changing the underlying General Plan Land Use and Zoning Designations from CR to Specific Plan (SP). A map of the proposed change is attached for reference. In addition, the following language would be included in the Land Use Element of the General Plan, under Item F, Specific Plans: The Town Center Specific Plan (TCSP) was adopted in 2024 and encompasses approximately 111 acres of land in the community of Valencia. The specific plan area is bound by Magic Mountain Parkway to the north, Valencia Boulevard to the south and east, and by McBean Parkway to the west, with a 3.7-acre portion of the TCSP area located adjacent to the McBean Regional Transit Center. The primary goals of the TCSP are to create a balanced mix of residential, commercial, retail, dining, and entertainment uses with a robust jobs -to -housing balance; create a distinct sense of place; create a flexible framework for future development that fosters the potential for numerous Page 6 Packet Pg. 56 O development possibilities; and create a practical, timeless, and buildable plan that is consistent with the General Plan and implements the Housing Element. ANALYSIS Development Framework & Standards: The development framework and standards contained in chapter two of the TCSP include the building blocks, details, and examples for the contents of the Town Center Specific Plan. The framework and standards identified are intended to establish the components, expectations, and general requirements for all future development plans prepared in accordance with the TCSP. The TCSP encourages a balanced mix of residential and non-residential uses throughout the SPA and emphasizes the importance of proper placemaking to create a sense of space for the community. Each framework element further articulates a vision for the SPA in greater detail and provides a comprehensive, flexible mechanism for its implementation. Development standards are included with the framework elements and provide specific requirements in areas where additional detail and guidance is needed. Taken in concert, the framework elements and development standards provide the blueprint to achieve the vision identified by the TCSP. Entitlement proposals submitted within the SPA that are consistent with the development framework and standards will enjoy the incentives provided by the TCSP described in the Project Description section above. The Director of Community Development may allow the submission of a Conditional Use Permit (for review and approval by the Planning Commission), and all other required entitlement applications, for a proposed project that meets the spirit and intent of the TCSP, but otherwise requires a modification to any requirement, framework, or development standard to the TCSP, with the exception of an increased allowance for floor area ratio and residential unit density. The sixteen individual development framework and standards are organized into four groups. Each is summarized below: • Land Use: The Land Use section of the development framework and standards provides a narrative for a flexible plan, a mix of commercial uses and housing opportunities, and further describes how each of these elements can be executed throughout the SPA in future development. o Element LU1 - Balance of Land Uses: This element establishes the TCSP's requirement for a balance of land uses within the SPA and includes: ■ A process that incentivizes mixed use development. This process provides the potential for additional residential square footage with the inclusion of commercial square footage within the same project. Projects that only propose multi -family residential units must either provide a significant community amenity with their project (see Element PM4 - Building Specifications, Building Height, below), or it will not qualify for incentives that apply to mixed use projects, and be subject to review and approval by the Planning Commission. ■ A requirement for an economic study to be performed by developers to measure progress as the SPA is built out. Specifically, these reports are triggered by proposed residential development over time and/or when proposed projects include the demolition of 25,000 square feet of existing commercial space or more. ■ An allowance for the City to have development plans submitted on a subarea basis, as opposed to a project -by -project basis. o Element LU2 - Plan Flexibility: This element establishes the incentives included within the TCSP as described in the Project Description section, above. Page 7 Packet Pg. 57 O o Element LU3 - Permitted Use Chart: This element includes a permitted use chart (PUC) that includes entitlement requirements for projects within the SPA and, as such, streamlines the review process for the types of uses identified by the City Council and community as being desirable. Any land uses that are not included in the PUC within the TCSP are subject to the UDC for the CR zone. Placemakine: This section of the development framework and standards provides the narrative that describes how the TCSP will meet the identified need to develop the SPA into a great place for the community to enjoy. As important as the TCSP's goal for creating a balanced mix of land uses, when done in lock -step the goals of balance and placemaking will not only attract the right mix of land uses, but create a vibrant, exciting and visually interesting environment where visitors can shop, dine, be entertained, live, work, or spend time. o Element PM1 -Development Blocks: This element establishes the requirement for the shape and size of future development blocks to define the urban fabric, provide visual interest, character, and create great spaces within the SPA. This would be accomplished via: The required extension of Town Center Drive between its existing terminus at the west entrance of the Valencia Town Center mall through to Citrus Street. A further extension of Town Center Drive through the Town Center East subarea between Citrus Street and Valencia Boulevard is also encouraged. The extension of Town Center Drive will act as the backbone for future development blocks. The use of variable development block size, building size, orientation, and architecture to create visual axes, define sightlines and create internal spaces for the community to enjoy. Another key component is the use of a modified grid pattern of roadways within the SPA. This strategy discourages the repetitive use of 90-degree intersections and long, straight roadway alignments in order to create sightlines that terminate with architectural focal points and create more visual interest among and between development blocks. o Element PM2 - Signature Vistas: This element defines how signature vistas must be created throughout the SPA. A signature vista is a deliberate placemaking strategy where a prominent building, monument, fountain, public art piece, public space, or common space is positioned at a strategic point along a visual axis or at the end of a visual axis. o Element PM3 - Architectural Design: Projects must choose from a palette of five architectural styles, each of which reflects a different design philosophy. These various standards either demonstrate the tradition of the City's current architectural requirements for the community of Valencia as defined by the Community Character and Design Guidelines, honor the history of architectural styles that are currently within the SPA, or provide a vision for a new architecture style moving forward. The thoughtful application of these styles will create a unique character that defines and identifies the SPA within the community and the region. The palette of possible architectural styles includes: ■ Valencia Community Architecture: Reflecting the tradition of development for the community, applicants may propose projects that are consistent with the City's current Community Character and Design Guidelines for Valencia. Page 8 Packet Pg. 58 O ■ On -Site Architectural S , les: Reflecting the history of architectural styles throughout the SPA, the following three architectural styles are currently reflected in the built environment on -site: Contemporary: Contemporary architectural style refers to the design philosophy and approach to building that reflects the current trends, cultural context, and technological advancements of the present era. The style emphasizes innovation, creativity, and adaptability while incorporating elements of minimalism, sustainability, and functionality. Contemporary architecture is characterized by clean lines, geometric shapes, open spaces, and the use of modern materials such as glass, steel, and concrete. Spanish/Mediterranean Revival: These similar architectural styles combine elements such as stucco exteriors, tile roofing, arched openings, wrought iron details, and courtyards to create buildings that exude warmth, elegance, and charm. Drawing from both Spanish and Mediterranean architectural influences, this style features a harmonious blend of textures, colors, and forms, often characterized by whitewashed walls, terracotta roofs, and ornate detailing. Art Deco: The art deco architectural style emerged in the early twentieth century and is characterized by its bold geometric shapes, streamlined forms, and lavish ornamentation. The art deco style often features symmetrical facades, stepped setbacks, and decorative motifs such as sunbursts, symmetric lines, and chevrons. Common materials used in Art Deco architecture include concrete, steel, glass, and polished stone. ■ New Architectural Style: The following reflects a new style that is not currently contemplated by the Community Character and Design Guidelines within the community of Valencia, and no examples exist within the SPA. Neoclassical: The neoclassical architectural style, prevalent from the late eighteenth to the early nineteenth century, is characterized by a revival of classical Greek and Roman architectural principles and motifs. Buildings in this style often feature symmetrical facades, columns, pediments, and other elements inspired by ancient Greek and Roman architecture. Common materials used in Neoclassical architecture include stone, marble, and stucco, which are employed to create imposing and dignified edifices. Element PM3 also provides requirements for other architectural standards including: ■ Discouraging Repetition: To provide balance and interest, no single style will be implemented repetitively within a single subarea. ■ Iconic Buildings: With some of the largest and tallest structures in the City, the scale of existing development within the SPA lends itself to the inclusion of buildings that make an architectural statement. These types of structures should exhibit significant articulation, ornamentation, features, height, and mass within the chosen architectural style that serve as primary anchor points for signature vistas. Iconic buildings define the spaces around them, acting as major landmarks, and providing a regional signature for the SPA. ■ Signage: Although general standards for signage would rely on the UDC, the TCSP includes new requirements for wayfinding signage, monument signs, and wall -mounted projecting signs. ■ Lighting: Like signage requirements, general standards for lighting would be relied on in the UDC. However, the TCSP identifies standards for design, height, and consistency between subareas. Page 9 Packet Pg. 59 O o Element PM4 - Building Specifications: Appropriate, practical, and purpose -driven development standards for the built environment incentivize a balanced mix of commercial and residential uses and, in concert with other design elements, create great and unique places throughout the SPA. This element defines specific standards for the physical development of projects, including: ■ Setbacks: Setbacks will rely on standards in the UDC, with the exception of projects within the public realm. (See Pedestrian Streetscapes in the Mobility section, below) ■ Floor Area Ratio: Projects within the SPA cannot exceed a floor area ratio of 2.0, which is consistent with the floor area ratio of the underlying CR zone. ■ Residential Density: Projects within the SPA cannot exceed a residential density of 50 units per acre, nor include less than 18 units per acre, which is consistent with the residential density of the underlying CR zone. ■ Building Height: Standards for building height incentivize mixed use development within the SPA. For purposes of projects within the TCSP, mixed use includes 1) a mixture of residential and commercial uses; 2) a mixture of hospitality uses and residential or other non- residential uses; or 3) a combination of office use and other types of non-residential uses within the same building. Structures that comply with the following height thresholds are subject to a Development Review Permit, Architectural Design Review Permit as well as other entitlements defined by the Permitted Use Chart. Structures containing professional and/or medical office uses only - 6 stories. Structures containing professional and/or medical office and other types of commercial uses - 7 stories. Structures containing multi -family residential uses only - 3 stories. ■ If a multi -family project includes one or two floors of commercial uses, an additional floor of residential may be added for each floor of commercial space added. Overall height may not exceed 7 stories. ■ In lieu of the inclusion of a commercial floor, multi -family projects or residential mixed -use projects may add an additional floor of residential by providing a significant community amenity to the SPA above and beyond those already required as part of the development. The type or combination of types of community amenities provided must be determined by the Director of Community Development and is subject to an Administrative Permit, with notification to the Planning Commission and City Council on the date action is taken. Examples of significant community amenities include, but are not limited to: 1) providing a public space within the SPA; 2) providing a major gateway feature; 3) the addition of a new or relocation of an existing pedestrian bridge; 4) providing an improvement to pedestrian bridge landing zones; 5) providing a transit hub; and/or 6) constructing the extension of Town Center Drive. Structures containing hospitality uses only - 6 stories. ■ An additional floor of hospitality may be added with the inclusion of meeting space and a single ball room measuring at least 15,000 square feet. Expansions to the Valencia Town Center Mall - 55 feet. Stand-alone retail structures - 40 feet. Monumental architecture - 40 feet. Wrapped Parking Structures - Equivalent to the number of floors included in the wrapped portion of the structure. Unwrapped parking structures developed in conjunction with other buildings - 5 stories or the maximum height of the building(s) the parking structure is associated with, whichever is less. Page 10 Packet Pg. 60 O Unwrapped parking structures not developed in conjunction with other buildings - 3 stories. Consistent with the UDC, treatments that exceed the maximum height thresholds defined above may be approved provided that the treatment does not exceed 10 feet in height, the treatment would be compatible with the architectural design, and the treatment would provide additional architectural articulation and/or screening of rooftop equipment. Building Types: The TCSP contemplates a variety of building types including podium buildings, wrapped buildings, courtyard buildings, and parking structures. Each are described in this element. Building Orientation: This requires main building facades to be street fronting. Vehicle access is encouraged to be on a different frontage than the main building frontage. Landscapes: Landscaping standards would rely on the UDC. o Element PM5 - Gathering Spaces: Gathering spaces that are conveniently located throughout the SPA, that utilize architecture and building mass to define space, and that act as focal points along significant vistas all contribute to creating great places that foster community involvement, encourage pedestrianism, create vibrant outdoor settings for retail and dining, establish community character and create recognizable landmarks. The TCSP establishes a hierarchy of gathering areas including large, public serving spaces, more intimate neighborhood focused spaces, and smaller private spaces. Each type of gathering space is summarized below: Public Spaces: Public gathering spaces are large areas intended for the use and enjoyment of the general public. Public spaces should be large enough to be programmed for community events including concerts, farmer's and specialty markets, viewing 4' of July fireworks, plays, lectures, art displays, and celebrations. At least one public space is required within the Valencia Town Center subarea and measure at least one -acre in size. Common Spaces: Common Spaces are areas intended for the use and enjoyment of both the general public and residents of multi -family and mixed -use buildings in their vicinity. They are smaller and more intimate than public spaces and may include village lawns, well shaded gathering areas, playgrounds, areas for small musical performances, appropriately sized water features or fountains, gardens, and sitting areas. Common spaces are required with new development that includes a residential component, measure at least 2,500 square feet in area, and be situated within a convenient walking distance from other common areas. Residential Tenant Spaces: Tenant spaces are shared areas accessible only to the residents of multi -family or mixed -use developments and may include fitness centers, clubhouses, multipurpose rooms, swimming pools, rooftop decks, lounge areas, common courtyards, and barbecue areas. Required tenant space is required at a rate of 50 square feet per studio unit, 75 square feet per one -bedroom unit, and 100 square feet per unit with two or more bedrooms. As an option, tenant space may be committed common space. Private Spaces: Private spaces are areas accessible to individual tenants of multi -family or mixed -use developments and generally included as balconies. Required tenant space is required at a rate of 25 square feet per studio unit, 38 square feet per one -bedroom unit and 50 square feet per unit with two or more bedrooms. As an option, private space may be committed to tenant space. o Element PM6 - Gateways: Gateways are specific locations or areas that serve as entry points to the SPA. Gateways are distinct features that signal the transition from the surrounding area and establish a tone that reflects what those entering the SPA can expect. There are currently five Page 11 Packet Pg. 61 O gateways leading into the SPA, and three potential gateway locations pending future development. Major gateways represent primary entrances into a subarea at signalized intersections with major public streets, while minor gateways represent secondary entrances without signalized intersections. This element defines gateway standards including the use of monumental architecture, signage, landscaped areas, and access to pedestrian traffic. • Mobili : This section of the development framework and standards defines requirements for the overall mobility network within the SPA. Together these standards will develop a mobility network that provides a safe, efficient, convenient, and attractive system of facilities for vehicle, bicycle, and pedestrian traffic that integrates into the City's streets, sidewalks, paseos, bike trails, the McBean Regional Transit Center, and bus stops surrounding the SPA. o Element MO - Roadway Network: This element defines the hierarchy of external and internal streets that both surround and are within the SPA. The TCSP refers to the public streets that surround and bisect the SPA, including Magic Mountain Parkway, McBean Parkway, Valencia Boulevard and Citrus Street as peripheral streets. The TCSP defines two types of private streets within the SPA: major connectors; and internal roadways. Each type is summarized below: Major Connectors: Major connectors provide primary access ways through the SPA. The extension of Town Center Drive will serve as the major connector for east -west vehicle, bicycle and pedestrian traffic. Major connectors are characterized as two vehicle traffic lanes (one in each direction), with Class II bike lanes, on -street parking, and curb extensions/bulb outs. Major connectors are also bordered by a more significant public realm space than other types of roads within the SPA. Internal Roads: Internal roads include the majority of the on -site network for vehicular travel and also form a critical linkage for bicycle travel throughout the SPA. Internal roads are divided into two types: Type A: Type A internal roads are characterized by two vehicle traffic lanes (one in each direction) and must include either a Class II bike lanes or parallel on -street parking. They also include parkway landscaping within the public realm in addition to sidewalks. Type B: Type B internal roads are characterized by two vehicle traffic lanes (one in each direction) which are adjacent to the curb and sidewalk. Type B internal roads are intended to provide simple vehicle travel in less prominent areas within the SPA. Element MO 1 also includes requirements for other types of roadway improvements including roundabouts, intersection bulb -outs and crosswalks. o Element MO2 - Pedestrian Streetscapes: Creating pedestrian -friendly streetscapes fosters vibrant, livable, and sustainable communities. Well -designed pedestrian infrastructure, such as sidewalks, plazas, and walkways, can encourage social interaction, support local businesses, and create inviting public spaces. To accomplish this, the TCSP includes standards for three distinct zones that occupy the space between street -fronting building facades and the adjacent major connector or internal road. The maximum width between a building fagade and the adjacent curb is 30 feet. The three sidewalk zones are defined as follows: Activi , Zone: When required, the activity zone is located between the fagade of a building and the pedestrian zone. The activity zone is intended to establish a lively street scene by providing space for outdoor dining, displays of merchandise and seating areas. Activity zones have a maximum width of 18 feet, but are encouraged to vary in width along the length of the major connector. Activity zones may create recesses in the building fagade beyond the back Page 12 Packet Pg. 62 O of sidewalk provided that the distance between the faeade and the Pedestrian zone is no wider than 18 feet. The activity zone is required for major connectors and optional for internal roads. Pedestrian Zone: The pedestrian zone provides a clear, unobstructed sidewalk for pedestrians measuring a minimum of 6 feet in width. The pedestrian zone is required for all major connectors and internal roads. Parkway: When required, the parkway zone is located between the pedestrian zone and the road. This zone contemplates parkway landscaping, street trees, street furniture, light fixtures, and wayfinding signage. The minimum width for the parkway zone is 6 feet. The parkway zone is required for major connectors and Type A internal roads, but optional for Type B internal roads. Element M02 also includes requirements for various public realm amenities including: ■ Outdoor Diningplay of Merchandise: Both outdoor dining and displays of merchandise may occur in the activity zone with ministerial review and approval by the City. ■ Pedestrian Scale Architecture: Requires enhanced architectural and aesthetic treatments for the ground -floor of building facades fronting a major connector and encourages the same for Type A internal roads. ■ Landscapes: Landscaping is required for parkway zones adjacent to major connectors and Type A internal roads. Landscaping must provide street trees of a demonstrated specimen, size, distribution, and frequency that creates a consistent vertical landscaping element along the entire frontage of the roadway. ■ Street Furniture: Street furniture can be located in the activity zone or parkway zone, and be of a consistent type along any individual frontage. ■ Bicycle Parking: Bicycle parking is allowed in the activity zone or parkway zone and is encouraged to be provided at a rate that exceeds current CalGreen standards. ■ Way Finding Signage: Non -digital wayfinding signage is allowed in the parkway zone. ■ A -Frame Signage: A -frame signage advertising businesses may be placed in the activity zone or non -landscaped portions of the parkway zone. ■ Temporary On -Street Events: The TCSP encourages a portion or portions of the extension of Town Center Drive to be designed to be temporarily closed to vehicle traffic for community events. These events would be subject to a temporary use permit. o Element M03 - Pedestrian and Bicycle Networks: This element requires new development within the SPA to provide pedestrian and bicycle connectivity to adjacent development blocks within the SPA as well as peripheral streets, sidewalks, paseos, bicycle trails, the McBean Regional Transit Center, and bus stops in order to form a comprehensive network of multi -modal transportation. The element also provides standards that distinguish between sidewalks and paseos as summarized below: Sidewalks: Sidewalks are the primary form of pedestrian travel in the SPA, have a minimum width of 6 feet, and are generally part of the public realm along major connectors and internal roads. Paseos: Paseos are pedestrian pathways that provide mid -block connections and traverse inward across development blocks. Paseos are typically designed to enhance opportunities for pedestrian travel away from major connectors and public roads, and provide access to inward -facing commercial land uses within a development block including shops, cafes, and restaurants as well as interior features like public spaces and common spaces. Paseos may also accommodate bicycle traffic and have a minimum width of 8 feet. Page 13 Packet Pg. 63 O o Element MO4 - Pedestrian Bridge Connectivity: This element focuses on enhancing accessibility to the three existing pedestrian bridges that connect the community to the Valencia Town Center subarea of the SPA. All development within the SPA that occurs adjacent to an existing pedestrian bridge will be required to provide a landing area that provides direct access into the SPA, includes a shaded seating area and wayfinding signage. Further, the landing area must have connectivity to adjacent development within SPA. The element also encourages the relocation of the existing pedestrian bridge that spans McBean Parkway closer to the McBean Regional Transit Center. o Element MO5 - Micro Mobility: Micro -mobility refers to the use of small, lightweight, modes of transportation for short -distance travel within urban areas. These modes of transport typically include electric scooters, electric bicycles, and other compact vehicles. Micro -mobility is well - suited for "last -mile" transportation, bridging the gap between public transit stations or bus stops and a final destination, and can also provide quick and efficient transportation between subareas within the SPA. Although not required, the TCSP provides guidelines for the placement of micro - mobility stations and their maintenance. o Element MO6 - Transit Drop -Off Zones: A drop-off zone refers to designated areas where taxis and services such as Santa Clarita Transit, and transportation network companies (for example Uber and Lyft), pick up or drop off passengers. The purpose of a zone to provide a convenient and safe area for quick pick-ups and drop-offs without obstructing traffic flow. The TCSP requires at least two drop-off zones be located in the Valencia Town Center subarea, and one within each of the remaining subareas. Guidelines are also provided about the location of drop-off zones and amenities that should be provided. Parking: Parking within the SPA must provide direct, convenient access to shopping, dining, entertainment, employment, and residential opportunities in a manner that maximizes the efficient use of available space. As such, the TCSP contemplates the utilization of wrapped, structured parking over surface parking because it serves to reduce the time and distance required for visitors, employees, and residents to travel between their vehicle and their ultimate destination, or destinations. Further, wrapped parking structures in alignment with signature vistas, public and common spaces, a robust pedestrian street scene, and an interconnected, on -site pedestrian network will create a more comfortable and visually interesting environment than traveling across open surface parking fields on foot. This encourages pedestrianism throughout the SPA, and fosters a "park once" philosophy. Finally, a balanced on -site mix of uses will take advantage of shared parking opportunities between residential units and commercial space, both within the project and throughout the SPA. From a parking perspective, the SPA is dominated by the over 4,300 parking spaces distributed throughout 14 surface parking lots and one parking structure that surround the Valencia Town Center Mall within the Valencia Town Center subarea. This has created a significant mass of surface parking along the southern, eastern and northern mall frontages. In some cases, visitors and patrons must walk almost 900 feet from lots located on the northeast corner of the subarea to the nearest entrance of the mall. Further, many of the outlying parking lots go largely unused throughout the year, with peak demand only occurring once per year during the holiday season. This configuration is inefficient, inconvenient, and underutilizes the space within the subarea. The majority of parking within the Town Center Drive subarea is provided by two large parking structures, each with five decks of parking. Additional surface parking is provided along the length of Page 14 Packet Pg. 64 O Town Center Drive. Parking in this subarea is efficient, and convenient, providing direct access to shops, dining, entertainment, and employment options. The Town Center East subarea consists of several properties and several individual property owners. Each property provides parking for the use or uses on site but with little to no connectivity to other properties or surface lots. There is no pooled or shared parking within the subarea and access to the Valencia Town Center subarea, directly to the west, is limited. Although no surface parking has been constructed within the McBean and Valencia subarea, code required parking has been included as part of the approved entitlement for hospitality and restaurant space. o Element PK1 - Parking Strategy: This element defines the parking strategy for the SPA, and is based both on the existing context of existing parking on -site, as well as research performed on parking requirements from other similar commercial and mixed -use properties throughout Southern California. Parking in the Valencia Town Center and Town Center Drive subareas is currently provided at a blanket rate of either 1 space per 250 square feet (4 per 1,000 square feet) or 1 space per 200 square feet (5 per 1,000 square feet) depending on the location. Parking is provided by land use type in the Town Center East and McBean and Valencia subareas. The following parking requirements are included for all subareas within the TCSP: ■ Commercial Parking: Commercial uses must provide 1 space per 285 square feet (3.5 per 1,000 square feet). ■ Residential Parking: Residential parking will rely on the UDC for mixed use development. This includes 1 space for studio units and one -bedroom units and 2 spaces for units with 2 bedrooms or more. Guest parking must be provided at a rate of space per unit, but can be shared with commercial parking with the submittal of a parking demand analysis. ■ Hospitality Parking: Hospitality uses must provide 1 space per room, plus 1 space per 285 square feet plus parking for additional commercial or residential uses. ■ Parking Demand Analysis: Any parking that does not meet the minimum requirements is subject to a parking demand study. Additional parking requirements include: ■ As part of mitigation measures within the DEIR prepared for the project, all new development must comply with Tier 2 standards within the California Green Building Code for electric vehicle charging stations. ■ Bicycle parking is encouraged to be provided at a rate that exceeds the current CalGreen code. Implementation Chapter three of the document outlines strategies for the implementation of the stated goals of both the TCSP as well as the development framework and standards. Together these strategies provide the regulatory framework for ensuring that a balanced mix of commercial and residential land uses occur throughout the plan area. The TCSP proposes a four -pronged approach that includes: Comparison to Analyzed Buildout Scenarios: The explicit intent of the TCSP is to ensure that a balanced mix of uses is developed within the SPA. Residential and non-residential uses must be provided in lock -step, with projects providing combinations of retail, dining, entertainment, hospitality, commercial, and residential uses on an ongoing basis as new development and Page 15 Packet Pg. 65 O redevelopment occurs within the SPA. Both the Low and Full Buildout Scenarios provide conceptual examples of the development framework and standards proposed in the TCSP and act as a general blueprint for comparison of future development projects. Although the actual buildout of the SPA will occur over time and the physical location and square footage of structures, as well as the exact mix of land uses, will vary from the analyzed scenarios, all development must conform to a similar balance of commercial and residential land uses and be consistent with the urban form that is depicted in these scenarios. 2. Incentives for Mixed Use Development: A process that incentivizes mixed use development. This process provides the potential for additional residential square footage with the inclusion of commercial square footage within the same project. Projects that only propose multi -family residential units must either provide a significant community amenity with their project (see Element PM4 - Building Specifications, Building Height, above), or it will not qualify for incentives that apply to mixed use projects, and be subject to review and approval by the Planning Commission. Required Economic Study: A requirement for economic studies to be performed by developers to measure progress as the SPA is built out. Specifically, these reports are triggered by proposed residential development over time and/or when proposed projects include the demolition of 25,000 square feet of existing commercial space or more. 4. Subarea Plan Submittal: An allowance for the City to have development plans submitted on a subarea basis, as opposed to a project -by -project basis. In addition to providing implementation strategies focused on mixed use development within the SPA, Chapter Three also provides other regulatory requirements associated with projects proposed within the TCSP including: • Level of Service Anal: New entitlement projects must submit a traffic study for review by the City. The purpose of these studies will be to identify impacts to the level of service (LOS) on the street network surrounding the SPA and identify mitigations in the form of physical, or other types of improvements that must be made to impacted intersections. Funding of improvements to the impacted intersections will be made at the expense of the developer. • Construction Management Plan: Following entitlement approval and prior to construction, all projects must create a construction management plan to detail short-term impacts to traffic, haul routes, and on -site parking and traffic management. • Transportation Demand Management Plans: A transportation demand management plan must be submitted with all projects that include a commercial component that generates 50 full-time employees or more and/or includes a multi -family component of 100 residential units or more. All development within the SPA will be conducted by the private development community. Similarly, all improvements will be funded by private developers, unless otherwise identified by the City. ENVIRONMENTAL Program Draft Environmental Impact Report An initial study was prepared for the project by Michal Baker International and identified the following areas for analysis: Page 16 Packet Pg. 66 O • 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 • Utilities and Services Systems The DEIR for the TCSP analyzed three conceptual buildout scenarios, the low and full buildout scenario and a high buildout scenario. The full buildout scenario includes approximately 2,200 residential units and nearly 600,000 square feet of net -new commercial space. The high buildout scenario exceeds the intensity of the full buildout scenario by 15% and was included to provide a more conservative analysis of the project. The DEIR concluded that the following would result in less than significant impacts with mitigation. • Cultural Resources • Geology and Soils • Hazards and Hazardous Materials • Tribal Cultural Resources All other areas were deemed to be less than significant without mitigation. Notably, because the SPA is located within '/2 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 requires no additional VMT analysis. An LOS analysis would be required for each new project within the SPA in the implementation chapter of the TCSP. A summary of mitigation measures is included in the Executive Summary of the DEIR. One notable mitigation includes: Hazards and Hazardous Materials: Mitigation measure MM-HAZ-1 refers to an existing underground fuel storage tank and a transmission pipeline that are currently being remediated for leaks. One of the sites is within the SPA at 23740 Magic Moutnain Parkway, within the Town Center East subarea. Remediation efforts are ongoing and groundwater monitoring wells are in place. The second case is located at 24375 Valencia Boulevard, is not located within the SPA, and was analyzed because it is within '/4 mile of the SPA boundary. Remediation activities have been active since 2014, and a Human Health Risk Assessment has concluded that due to the depth of the release human contact with impacted soil is unlikely. • MM-HAZ-1: Prior to development approval for future development within 200 feet of the leaking underground storage tank (Case # T0603704904) site associated with the Los Angeles County Sheriff Station, located at 23740 Magic Mountain Parkway, a letter of completion for remediation actions or letter indicating contamination would not exceed applicable thresholds for occupancy from the applicable oversight agency (e.g., LARWQCB) shall be submitted to the City of Santa Clarita. Page 17 Packet Pg. 67 O Prior to development approval for future development within 100 feet of the western boundary of Subarea 4 (McBean and Valencia), a letter of completion for remediation actions or letter indicating contamination would not exceed applicable thresholds for occupancy at the leaking underground storage tank (Case # SL2048Y1711) site associated with the Newhall Land and Farm Company, located at 24375 Valencia Boulevard, from the applicable oversight agency (e.g., LARWQCB) shall be submitted to the City of Santa Clarita. The DEIR determined that the project would result in a significant and unavoidable impact for air quality related to a net increase in criteria pollutants. The TCSP's operational emissions are generated by area sources, energy sources, and mobile sources. The net increase of operational emissions from the TCSP would not exceed the regional thresholds of significance established by the SCAQMD, except for VOC under the full buildout scenario and VOC and PM,o under the high buildout scenario. Therefore, the Project would result in a cumulatively considerable net increase in criteria pollutants for which the South Coast Air Basin is non -attainment under the National Ambient Air Quality Standards or the California Ambient Air Quality Standards. However, the TCSP would not include any direct demolition or development. Future individual development projects within the Specific Plan would be required to comply with Mitigation Measure MM-AQ-1, below, which requires implementation of energy efficiency and transportation measures to reduce emissions to the extent feasible. • MM-A -1: To reduce emissions at the site -specific level, prior to issuance of a building permit for each project implementing the Town Center Specific Plan and to the satisfaction of the City of Santa Clarita, the applicant shall develop and commit to implementing a list of project -specific and/or building -specific emission reduction features. Such features shall include but are not limited to: o Transportation Demand Management (TDM) Program Plans will be required by the following projects: ■ Multi -family residential developments with 100 or more units ■ Any mixed use or commercial project that generates 50 full-time employees or more. ■ TDM Program Plans shall be reviewed and approved by the City. o Consideration of energy -efficient design features beyond those required by Title 24 and the CALGreen Code. o Consideration of electric landscape maintenance equipment. The UDC currently requires a TDM for projects that include a commercial component which generates 50 full-time employees or more. However, the requirement for both commercial components and residential components as described in the mitigation are included in the proposed implementation chapter of the TCSP. The development framework and standards chapter of the TCSP includes a design standard to include electric vehicle charging stations at a rate and in locations that are consistent with Tier 2 requirements of the CalGreen Code. This exceeds the City's current requirement for these facilities. For all future projects that require a final landscape approval, a condition will be added that strongly encourages the use of electric equipment for landscape maintenance. Because of this, certification of the final EIR requires the City Council to consider adoption of a Statement of Overriding Consideration (SOC). Page 18 Packet Pg. 68 O All requirements of AB52 and SB 18 regarding tribal culural resources have been completed. Alternatives Three alternatives to the TCSP were analyzed in the DEIR, including: 1. No project alternative: Under this alternative, the SPA would remain and no new development would occur. There could be changes to tenants over time, but the overall mix of uses within the SPA would remain. 2. Development under the existing General Plan land use and zoning designations: Under this alternative, development would continue, but without the guidance of the TCSP, relying entirely on the General Plan and UDC. This could result in greater impacts than the proposed project. 3. Reduced scale alternative: This alternative, property owned by Los Angeles County in the Town Center East subarea would be removed from the SPA, thus reducing the scope of the TCSP. Alternative one, the no project alternative, was determined to be the environmentally superior alternative. However, in cases where the no project alternative is envrionmentally superior, CEQA requires identification of the next environmentally superior alternative. Although alternatives two and three would continue to result in a significant and unavoidable impact to air quality, alternative three would eliminate the impact to PMIo and, as such, is identified as the environmentally superior alternative. Notice of Preparation A Notice of Preparation was filed with the County of Los Angeles on December 8, 2023, with a public review period that concluded on January 8, 2024. A scoping meeting was held on December 13, 2023, at Santa Clarita City Hall. During the public review period, comments were received from The Los Angeles County Sanitation Districts and the California Department of Transportation and are included in the DEIR. Comment Period The 45-day comment period for the PDEIR began on March 5, 2024 with an original conclusion date of April 19, 2024. However, due to an administrative error by The Signal Newspaper, the comment period was extended through April 29, 2024. NOTICING All notices required by law were completed which consisted of a one -eighth page legal advertisement in The Signal newspaper on March 26, and courtesy notices were delivered to businesses on the east side of Citrus Street. As of the writing of this staff report, staff has received no correspondence from the community. ATTACHMENTS Draft Town Center Specific Plan Proposed Land Use and Zoning Designations Page 19 Packet Pg. 69 Town Center ecif ic Clarita, California DRAFT Packet Pg. 70 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2•a TABLE OF CONTENTS CHAPTER 1: INTRODUCTION 1. Specific Plan Area ................................................ 1-1 2. Purpose...............................................................1-6 3.Vision & Goals......................................................1-7 4. Plan Structure & Authority..................................1-8 CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARPr- 1. Purpose & Intent.................................................2-1 2. Applicability........................................................2-2 3. Subarea Context..................................................2-3 4. Development Plan...............................................2-4 5. Development Framework & Standards ................ 2-8 Land Use Element LU1— Balance of Land Uses ....................... 2-8 Element LU2 — Plan Flexibility ............................... 2-11 Element LU3 — Permitted Uses .............................. 2-12 Placemaking Element PM1— Development Blocks ..................... 2-19 Element PM2 — Signature Vistas ............................ 2-20 Element PM3 — Architectural Design .....................2-23 Element PM4 — Building Specifications ..................2-37 Element PM5 — Gathering Spaces .......................... 2-45 Element PM6 — Gateways.....................................2-48 Mobility Element M01— Roadway Network ....................... 2-51 Element M02 — Pedestrian Streetscapes .............. 2-61 Element M03 — Pedestrian & Bicycle Networks .... 2-70 Element M04— Pedestrian Bridge Connectivity.... 2-73 Element M05 — Micro Mobility ............................. 2-75 Element M06 — Transit Drop -Off Zones ................ 2-76 Parking Element PK1— Parking Strategy ............................ 2-78 CHAPTER 3: IMPLEMENTATION & ADMINISTRATION 1. Implementing Documents & Actions .................. 3-1 2. Program Environmental Impact Report .............. 3-2 3. Illustrative Full Buildout Plan ............................... 3-4 4. Development Review Process............................3-13 5. Adequate Infrastructure and Utilities ................3-15 6. Administration..................................................3-19 TABLE Packet Pg. 71 0 2.a Packet Pg. 72 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 1. SPECIFIC PLAN AREA The Town Center Specific Plan (TCSP) is located in the City of Santa Clarita (City), within the community of Valencia. The Specific Plan Area (SPA) is approximately one mile east of the Interstate-5 freeway, and 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 (Figure 1-1). SUBAREAS The SPA includes approximately 111 acres of largely urbanized land and is divided into four distinct subareas (Figure 1-2). VALENCIA TOWN CENTER Measuring 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. Surrounding these uses is a large surface parking lot and a single parking structure, which is internally accessed by vehicular traffic via a two-lane ring road. TOWN CENTER EAST Separated from the Valencia Town Center Subarea by Citrus Street, a two-lane public street that provides a north -south connection between Valencia Boulevard and Magic Mountain Parkway, the Town Center East Subarea is 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. 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 offices of the Los Angeles County Planning Division, Building and Safety Division, and Fire Department. 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, a two-lane interior street with angled surface parking. 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 acres. MCBEAN AND VALENCIA At 4 acres, this is the smallest of the subareas but occupies a prominent location on the northwest corner of Valencia Boulevard and McBean Parkway; two major thoroughfares within the community of Valencia. 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. Initial grading has occurred, but at the time this document was published, no construction had commenced. Notably, the subarea is adjacent to the City's McBean Regional Transit Center. CHAPTER 1: IN Packet Pg. 73 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 1-1. Regional Location Specific Plan Area u - FIN /i J Central %0 = v Yet 1?< Canyon SixFlags_ �\ High School c� Magi - Mountain Hart - - Valency gF el kJo �ir� S o F a d a t! C a rt y© Shang ClaraRlVef kM1t.l' :ry Country Club aCJzraRi.e� j',eit'1 A"aLi,c !Lie . -G� 1� E Soledad•Ganyon+ a n ta-C l a ka ' ` m - - _ Sri r _. " - $\ College T of the _ Canyons�Y Go�ldeng rr a :Ta: - _ Ualle Hi h f _ `•rya r _ � � � � F �° ._ t'. %Ac.Brar. Pk y Stevenson fy Ranch _ Newhall in _ a..�,. - ,. - -. C,Vista Vats ncra w - 3nvc .. t. v `�t� Goll Course r_ _ Iac ONi(a �•i 3t °� `.nn Av(, r(P r ,� a c e r i t a C a A 0 F,500 3,000 6,000 <' �j ZIP 1 r [+ n, rState F n S Hart 4- Feet Regional eilj� w Par Source: City of Santa Clarita, Michael Baker International, ESRI CHAPTER 1: INTRODUCTION Packet Pg. 74 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 1-2. Santa Clarita Specific Plan Area and Subareas 11 9 IN ` TOWN CENTER I DRIVE 1 1 SUBAREA TOWN CENTER J EAST SUBAREA J . VALENCIA I �I TOWN CENTER l SUBAREA f•j f MCBEAN & \ •� VALENCIA ' /.' SUBAREA % I` �►' MCBEAN REENTER! TRANSIT CENTER (MRTC) Source: City of Santa Clarita, Michael Baker International, ESRI LEGEND Specific Planning Area Boundary Sub Area Boundary CHAPTER 1: IN Packet Pg. 75 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ZONING The underlying General Plan Land Use and Zoning designation for the entirety of the SPA is Community Commercial (CR) (Figure 1-3). The CR zone contemplates the highest commercial and residential development in the City. All future development within the SPA will be consistent with specifications of the CR zone regarding unit density and Floor Area Ratio (FAR). The SPA is also 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. The Santa Clara River is located approximately % mile north of the SPA. The entirety of the SPA is also located within the Jobs Creation Overlay Zone (JCOZ). The JCOZ incentivizes high -quality employment projects by providing streamlined permitting and a variety of design incentives. Location: Valencia Town Center Figure 1-3. Zoning and Land Use Plan CHAPTER 1: INTRODUCTION Packet Pg. 76 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a MOBILITY As indicated above, the SPA is bordered by three major thoroughfares, including Magic Mountain Parkway, Valencia Boulevard, and McBean Parkway, and is also bisected by Citrus Street (Figure 1-4). Access into the SPA can be taken from several points along these streets, some of which are signalized while others are not. Importantly, the McBean Regional Transit Center is located directly across from the southwest corner of the SPA. Here, 18 different bus routes provide service to points around the Santa Clarita Valley as well as service to locations outside the Santa Clarita Valley. The SPA can be also be accessed by three pedestrian bridges, and, in addition to sidewalks, a paseo system provides access to the SPA from the north and south. Figure 1-4. Existing Mobility Network x � Pedesfur. 9!iYges NkWean ReVM21 tranv[ CeMm �W 9. e 63 Source: City of Santa Clarita, Michael Baker International, ESRI DEMOGRAPHIC & ECONOMIC SNAPSHOT An estimated 121,000 people live within a 10-minute drive from Valencia Town Center across approximately 42,000 households. In 2023, Valencia Town Center ranked in the top 15 percent of Super Regional Malls in the United States, attracting an estimated 9.4 million visitors annually. Most visitors at Valencia Town Center stay for over an hour. Figure 1-5 demonstrates locations within the Valencia Town Center and Town Center Drive Subareas that receive the highest amount of visitor traffic. Figure 1-5. Visitor Activity Heat Map Source: DLR Group, Michael Baker International, Placer Al CHAPTER 1: IN Packet Pg. 77 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2. PURPOSE The purpose of the TCSP is to provide a long-range vision for development within the SPA by establishing a timeless and flexible framework of standards and guidelines to create a balance of land uses, incorporate great placemaking, and continue to establish the SPA as a regional destination where the community can live, work, and play. Location: Valencia Town Center "The TCSP builds upon the General Plan's vision and guiding principles." CHAPTER 1: INTRODUCTION Packet Pg. 78 SANTA CLARITA TOWN CENTER SPECIFIC PLAN IVISION & GOALS GOALS The Goals of the TCSP are as follows: 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. 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. 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. ESTABLISH A FLEXIBLE FRAMEWORK Create a flexible framework for future development that is practical, buildable, and fosters the potential for numerous development possibilities. CHAPTER 1: IN Packet Pg. 79 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 4. PLAN STRUCTURE & AUTHORITY PLAN ORGANIZATION The TCSP is organized into three chapters: CHAPTER 1: INTRODUCTION Chapter 1 provides a brief introduction to the TCSP and establishes the vision and goals for the SPA. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Chapter 2 contains 16 framework elements and associated standards to guide future development within the SPA. CHAPTER 3: IMPLEMENTATION Chapter 3 provides implementation mechanisms for the specific plan in addition to the Development Framework & Standards defined in Chapter 2. PLAN AUTHORITY The TCSP is established through the authority granted to the City of Santa Clarita by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. The Government Code authorizes cities to adopt specific plans either by resolution or by ordinance as regulation. All standards and procedures of the Unified Development Code (UDC) are applicable and remain in effect except where superseded by the TCSP. RELATIONSHIP TO OTHER DOCUMENTS GENERAL PLAN Like other specific plans within the City, the TCSP serves to implement goals, objectives, and policies of the City's General Plan. The TCSP builds upon the General Plan's vision and guiding principles. It seeks to promote a diversity of land uses that support the needs of residents, continues to foster the development of a strong local economy, creates great public spaces, and focuses development in a manner and location that minimizes impacts on the environment. The TCSP Development Framework & Standards encourage projects that are contextually sensitive. Because the framework and development standards included in the TCSP are consistent with the specifications of both the underlying land use and zoning designations of the General Plan and UDC, the TCSP is consistent with the General Plan. Further, the TCSP is consistent with the following General Plan goals, policies, and objectives: • 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. CHAPTER 1: INTRODUCTION Packet Pg. 80 SANTA CLARITA TOWN CENTER SPECIFIC PLAN • 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. 6TH CYCLE HOUSING ELEMENT The 61h Cycle Housing Element outlines the City's housing goals for 2021 through 2029. State law requires regular updates to ensure compliance with changes in State housing laws and demonstrate the ability to meet future housing needs. A major component of this update is the 61h Cycle Regional Housing Needs Assessment (RHNA), in which the State estimates each region's housing needs for all income groups. The City's share of the RHNA is 10,031 dwelling units for the 61h Cycle Housing Element. Of this allocation, 5,131 units are in the low- to very low-income category, 1,672 units in the moderate -income category, and 3,228 units in the above moderate -income category. The Housing Element has identified 27 sites in the City, including sites within the TCSP, that could accommodate lower- and moderate - income dwelling units. Figure 1-6. Housing Element Sites Source: City of Santa Clarita, Michael Baker Internat COMMUNITY CHARACTER & DESIGN GUIDELINES The City's Community Character & Design Guidelines (CC&DG) supplement the design -related goals and policies of the General Plan and UDC by offering guidance for architectural standards for new commercial and residential projects. The document identifies a variety of styles that capture the unique character of each major community within the City. Similarly, Chapter 2 of the TCSP identifies five architectural styles for use within the SPA. These styles pay homage to existing architectural styles within the SPA, continue the vision established by the CC&DG for the community of Valencia, and provide a blueprint for a unique architectural character within the SPA going forward. NON -MOTORIZED TRANSPORTATION PLAN The Non -Motorized Transportation Plan (NMTP) was adopted in September 2020. It designates an ambitious 237-mile active transportation system and introduces policies, programs, projects, and other recommendations to create an environment that increases, improves, and enhances active transportation in the City and makes walking and biking a safe, healthy, and enjoyable means of transportation and recreation. Among the elements of the NMTP CHAPTER 1: II, Packet Pg. 81 SANTA CLARITA TOWN CENTER SPECIFIC PLAN are several innovations in active transportation planning for Santa Clarita, including recommendations for Bicycle Boulevards and Class IV- Cycle Tracks (Separated/Protected Bikeways). The NMTP includes an implementation strategy that details the sequencing and priorities for the selection and installation of new pedestrian and bicycle facilities. The NMTP recommends the installation of Class II bike lanes on Citrus Street through the SPA and on Magic Mountain Parkway Figure 1-7. Non -motorized Transportation Plan ayeL� re��a' HELMERS ELEMENTARY CORPORATE �YAR Bn ELEMENT 0 a � r u �d CIA s a MCBEAN RE TRANSIT CY ot�r oulevard f�1'� •mac E�G}s`o a9 COLLEGE OF THE CANYONS d LEARNING NRYMAY%� POST HIGH �r*+ NEWHAL i 1 e HOSPI Source: City of Santa Clarita's Non -Motorized Transportation Plan along the northern boundary of the SPA (Refer to Figure 1-7: Non - motorized Transportation Plan). The bike facility development will provide connectivity throughout the SPA and neighboring areas south to the regional South Fork Trail via the existing paseo connection. In addition, the NMTP lays out policies for bicycle parking and supporting infrastructure. m e Vt y, **M.*• T y , v a C SANTA CLARITAO METROLINN STATION �_ * Via Prig, a 0 E + ♦ A r -llcF Specific Plan Area Proposed Facilities ■ ■ ■ ■ ■ Bike Path (Class 1) ■ ■ ■ ■ ■ Bike Lane (Class 11) women Bike Route (Class 111) ■ • ■ ■ w Separated Bikeway (Class IV) • . . • . Multi -Use Trail Existing Facilities - Bike Path (Class 1) - Bike Lane (Class II) - Bike Route (Class 111) - Multi -Use Trail Paseo Planned Facilities in L.A. County = Bike Path (Class 1) Bike Lane (Class II) ------- Bike Route (Class IIq Existing Facilities in L.A. County Bike Lane (Class 11) Street 0 Metrolink Station School Destination Park / Open Space River or Creek CHAPTER 1: INTRODUCTION Packet Pg. 82 r r t F Lill r �. .Al a ik (4 THE RESIDENTIAL OR MIXED -USE DEVELOPMENTS CAN OPEN INTO AN INTERNAL COURTYARD PROVIDING A PRIVATE GATHERING SPACE. LOCATION: Los ANGELES, CALIFORNIA Ar 3 s 'Amw M. _ - Development z o I r-'kk Standards Packet Pg. 84 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 1. PURPOSE & INTENT The Development Framework & Standards contain the building blocks, details, and examples for the contents of the Town Center Specific Plan (TCSP). The framework and standards identified in this chapter are intended to establish the components, expectations, and general requirements for all future development plans prepared in accordance with the TCSP. The TCSP encourages a balanced mix of residential and non-residential uses throughout the Specific Plan Area (SPA) and emphasizes the importance of proper placemaking to create a sense of space for the community. Each framework element further articulates a vision for the SPA in greater detail and provides a comprehensive, flexible mechanism for its implementation. Development standards are included with the framework elements and provide specific requirements in areas where additional detail and guidance is needed. Taken in concert, the framework elements and development standards provide the blueprint to achieve the vision identified by the TCSP. Unlike other specific plans, the TCSP does not include a static site plan. Rather, it establishes a flexible framework to guide overall development. Several potential development scenarios were analyzed by the Environmental Impact Report (EIR) and prepared in conjunction with the TCSP. These development scenarios are included in the Development Plan section of this chapter. It is important to note that these scenarios do not represent the specific or precise ultimate buildout of the SPA, but rather demonstrate concepts that reflect the framework elements and standards established by the TCSP. Entitlement proposals submitted within the SPA that are consistent with the Framework Elements and comply with the Development Standards will enjoy the incentives provided by the TCSP relative to the underlying zone. These include streamlined permitting, enhanced project design features, and streamlined review under the California Environmental Quality Act (CEQA). CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 85 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 2. APPLICABILITY Permitted uses included in Table 2-2, as well as the Framework and Development Standards contained in this plan, provide specific requirements and guidance for development within the SPA. The TCSP is intended to supplement, and in some cases replace, the requirements of the City's Unified Development Code (UDC), Titles 16 and 17 of the Santa Clarita Municipal Code. The provisions of this specific plan supersede regulations of the UDC on the same topic (e.g., the requirements and recommendations for numbers of parking spaces in Element PK1 of this chapter supersede the parking requirements of the UDC), but otherwise all applicable requirements of the UDC that are not covered by this specific plan apply to development within the SPA. While this specific plan supersedes certain sections of the UDC, where not expressly superseded, the reviewing provision of other sections of the UDC remain in effect, including but not limited to those sections pertaining to Variances, Adjustments, Conditional Use Permits, Minor Use Permits, Home Occupation Permits, etc. If a conflict occurs between a requirement of this specific plan and the UDC, the provisions of the TCSP shall control. The Framework Elements and Standards apply to all new construction within the SPA. Development and land use(s) that were lawfully established, and exist within the SPA as of the effective date of this specific plan are affected by this specific plan as follows: • Existing development and land use(s) that comply with all applicable requirements of this specific plan shall continue to operate, and may be altered or replaced, only in compliance with the TCSP. • Existing and previously -permitted development that does not comply with the requirements of this specific plan may continue to operate and may be sold or otherwise transferred in compliance with the City's regulations for nonconformities found in UDC 17.05 (Legal Nonconforming Uses, Lots and Structures). For renovations of existing buildings, the portion of the building or structure that is renovated must comply with the development standards established within the TCSP. When a renovation includes a cumulative expansion of greater than 50 percent of approved building area, the entire building and project site is required to comply with the TCSP. The City shall interpret, administer, and enforce the provisions of this chapter. The provisions of this chapter shall be interpreted in a manner that best fulfills the spirit and intent of the TCSP. The Director of Community Development may allow the submission of a Conditional Use Permit, and all other required entitlement applications, for a proposed project that meets the spirit and intent of the TCSP, but otherwise requires a modification to any requirement, framework, or development standard within the TCSP, with the exception of an increased allowance for Floor Area Ratio (FAR) and residential unit density. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 86 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 3. SUBAREA CONTEXT The TCSP is divided into four subareas. A summary of each subarea is provided below, along with improvements that could occur as new development and land use(s) are proposed within each subarea. VALENCIA TOWN CENTER Measuring 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. Over half of the acreage in the subarea is covered by surface parking and, as such, the majority of new construction within the SPA is contemplated here. • p' The entirety of this 16-acre subarea has been built out with over 450,000 square feet of office, retail, dining, and entertainment space. Although redevelopment is possible here, the TCSP contemplates an emphasis on continuing to attract the types of tenants and land uses identified as desirable to the City Council and the community within existing commercial space. TOWN CENTER EAST Like the Town Center Drive Subarea, the majority of the 23 acres within the Town Center East Subarea are built out. However, the TCSP contemplates a mixture of redevelopment within the subarea as well as a focus on the attraction of tenants and land uses within existing commercial space on -site. MCBEAN & VALENCIA At four acres, this is the smallest of the subareas, but occupies a prominent location on the northwest corner of Valencia Boulevard and McBean Parkway; two major thoroughfares within the community of Valencia. In 2016, the City Planning Commission approved a 134-room hotel and 4,000 square -foot restaurant within this subarea. The TCSP will not impact the existing approval, but does contemplate the potential for the review of alternative entitlement proposals in the future that are consistent with the TCSP. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 87 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 4. DEVELOPMENT PLAN The Development Plans presented in this section depict an illustrative example of potential built -out scenarios based on the principles included in the Development Framework & Standards defined by the TCSP. Two conceptual plans were developed, a Low Buildout Scenario and a Full Buildout Scenario, each representing a different conceptual intensity. Representations of each buildout scenario are presented in Figure 2-1 and Figure 2-2. The Low Buildout Scenario includes approximately 487,000 square feet of net -new commercial space and approximately 1,400 dwelling units. It also contemplates the demolition and replacement of a portion of the existing Valencia Town Center Mall footprint, including the former Sears space and a small portion of The Patios adjacent to the former Sears space, to create a better overall connection throughout the site. The scenario identifies replacing these areas with mixed -used development. Town Center Drive is extended in this scenario but directs traffic around the northern portion of the Valencia Town Center Mall. Some internal streets are created, providing additional space for new development to occur. The Full Buildout Scenario includes approximately 584,000 square feet of net -new commercial space and approximately 2,200 residential units. The scenario extends beyond the Low Buildout Scenario assumptions by including the replacement of the existing Valencia Town Center Mall food court, JCPenney space, and explores potential redevelopment scenarios for the Town Center East Subarea. The alignment of Town Center Drive is also reconfigured to provide more direct east -west access across the site. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 88 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2•a Figure 2-1. Low Buildout Scenario FL , _t—E—I—I--_.— Li Eg Y, Esleuy 1 I Q� &isvry _ �Ml AoroYg Re�vlY - _ — '�� � �• tiY1Y '."`.. •.: Rk�In9 ElMtly � f Bulldog. EC�Au - _. -„ Mr. rMB �r gmdm p :-- �•�� �C'�1 Chu Q .. / � �E j, �. woo i v �.00• e NICBEAlI REGIONAL'° a Ems" T �F� LEGEND L CU TRANSIT t:@NiER j /-� .... _.� svEClFicwnw araEB wunluxr RE —AL erv¢ Q • IMRTG J m.a fxyp. • : •i/.� ' - i �. .-> • - 5lB EE0.NUIlY AR£A BtluNmM . . - *._ } • p PAR-RIALHIBE MTEL �I _ " r - s r .e ' BrtERFu�srREFr morn�Mera. aBoposEooFFice E L K_ Ma, xl,' r . '•f - ■ .. ■ GARAGE ACCESS + .. � � E%ISiNGBEiA1L IXIETINGOFFICE •� _ - ' x VEHICLE ACCESS FOBEM�Y V CU 46 a Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 89 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-2. Full Buildout Scenario m W Z J W W u � O W � 2 4•J MA l MO NTAiN PARKWAY ED +r ;p, V , e _a'. fmnt5poee -,.�➢ a �— Re°eY ■ f ■ r 1,y�/� Po*.q ue L3iJL.hJLJlp WLJ1JLlIJ� y � 1, F J �4 —1�� �� 9. •iAen� I � ,, J k .00,� •♦ R90 � �. '♦ . �. MCBEANREGIONAL=,` LEGEND --RANiMUNTER ` r xESIOF.h.�Al. -i - _ =: Iwcwffs,n xeo-usEl .pt �.MRT'llb . ,' SP€CIFICRLAR ARFR BOuIanY CMIC "�' F "i n.. b .s' : • a @ ' V� � ,g '�t e_� � SHN 0.gNVNG A]EA 9glYMRY •'�,; °mil• �.( A" ; •art �" --.. - _ RARKINGSFRUCfU� IpIEL MAJOR CONNFCi�R SIRHT � k � c ��.. NRERNALSEFffEf � RROR05F➢RETAIL - IT✓095El PFFICE ' -� - - ■ ■ ■ ■ GARAGEAtt E55 • • •. •—EHI—ACLE55=0 EE3if Y t fXSTNGREi0.1L EYGIINGOFFICE Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI L RMMpIR.� CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 90 Table 2-1. List of Framework & Standards LAND USE PLACEMAKING • MOBILITY c PARKING LU1: Balance of Land Uses PM1: Development Blocks M01: Roadway Network PK1: Parking Strategy LU2: Plan Flexibility PM2: Signature Vistas M02: Pedestrian Streetscapes LU3: Permitted Uses PM3: Architectural Design M03: Pedestrian & Bicycle Networks PM4: Building Specifications M04: Pedestrian Bridge Connectivity PM5: Gathering Spaces M05: Micro Mobility PM6: Gateways M06: Transit Drop -Off Zones c a d a U) L d d U c 3 O t7 C CU (L d a U) d c d U c 3 O CU L 0 d I_ C.) a Packet Pg. 91 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 5. DEVELOPMENT FRAMEWORK & STANDARDS LAND USE The Land Use section of the TCSP provides a narrative for a flexible plan, a mix of commercial uses and housing opportunities, and further describes how each of these elements can be executed throughout the SPA in future development. A Permitted Use Chart (PUC) is also provided that establishes a comprehensive list of uses contemplated in each subarea and includes their associated required entitlement(s). Figure 2-3. Mixed -use Development Examples ELEMENT LU1- BALANCE OF LAND USES DESCRIPTION The explicit intent of the TCSP is to ensure that a balanced mix of uses is developed within the SPA. Residential and non-residential uses must be provided in lock -step, with projects providing combinations of retail, dining, entertainment, hospitality, commercial, and residential uses on an ongoing basis as new development and redevelopment occurs within the SPA. Both the Low and Full Buildout Scenarios provide conceptual examples of the Development Framework & Standards discussed in this chapter and act as a general blueprint for comparison of future development projects. Although the actual buildout of the SPA will occur over time and the physical location and square footage of structures, as well as the exact mix of land uses, will vary from the analyzed scenarios, all development must conform to a similar balance of commercial and residential land uses and be consistent with the urban form that is depicted in these scenarios. For the purposes of this chapter, mixed use refers to: 1. A mixture of residential and commercial uses; 2. A mixture of a hospitality use(s) and residential or non- residential uses; and 3. A combination of office use and other types of commercial uses within the same building. To ensure a balance of commercial and residential land uses, the entirety of the SPA must maintain a jobs -housing balance of at least 2.7 to 1, as analyzed under the Full Buildout Scenario. CONTEXT Currently, the entire built environment within the SPA includes non- residential land uses. The TCSP contemplates moving toward a balanced mix of both commercial and residential land uses. As such, mixed -use developments are incentivized within the SPA as it helps maximize land efficiency by allowing multiple land uses to coexist in the same space. By providing a variety of services and amenities in one area, mixed -use developments create convenient and accessible CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 92 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a neighborhoods. Residents can live, work, and play in one place, reducing commute times and enhancing overall quality of life. Fostering a diverse mix of uses within an area cultivates an environment where employees and residents actively engage in local work and patronize nearby businesses. This relationship contributes to the success of local enterprises, creating a mutually beneficial cycle where the presence of residents and businesses both enhance the vitality of the community. With residential, commercial, and recreational spaces coexisting, mixed -use developments promote social interaction and a sense of community. Mixed -use development is contemplated in all subareas of the SPA and can be facilitated in a variety of ways. While some subareas are more developed and may only result in new tenants within existing buildings, others provide space for new development or redevelopment. The TCSP contemplates new residential units in conjunction with commercial development which may bring a range of potential housing types to the SPA including apartments, condominiums, and townhomes. Additional housing choices help to create new options for a more urban living environment. The Full Buildout Scenario within the TCSP includes approximately 2,200 residential units throughout the SPA. The City's Housing Element identifies the need for 446 affordable units on specific properties within the SPA. Because of this, the EIR prepared for the TCSP contemplated 20% of units within the SPA as being affordable. As required by the state, and in order to satisfy the TCSP goals for both compliance with the City's Housing Element and to facilitate the implementation of a plan that is practical, flexible, and buildable, applicants are strongly encouraged to include affordable units to any project that proposes a residential component. To position the TCSP for success, in conjunction with residential uses, retail, dining, entertainment, hospitality, and commercial uses should support the attractiveness of the evolving SPA and encourage pedestrian -oriented development that enhances the sense of place that is characteristic of the Valencia Town Center. Overall, mixed -use development within the SPA should seek to grow and improve the economy by taking advantage of a larger regional attraction of visitors while also capturing the economic benefits of on -site residential uses. At no time, however, should residential growth occur in a manner that outpaces or is out of balance with commercial growth. LOCATION A balanced mix of land uses must be provided throughout the entire SPA. This applies to both new development projects and redevelopment projects. EXECUTION To ensure a balanced mix of commercial and residential land uses, all projects are subject to the following development standards: 1. Single -Use Residential Projects Structures containing multi -family uses only, must provide a significant community amenity to the SPA above and beyond those already required as part of the development. The type, or combination of types, of community amenities provided must be determined by the Director of Community Development and is subject to an Administrative Permit, with notification to the Planning Commission and City Council on the date action is taken. Examples of significant community amenities include, but are not limited to: • Providing a public space within the SPA; • Providing a major gateway feature; • The addition of a new or relocation of an existing pedestrian bridge; • Providing an improvement to pedestrian bridge landing zones; • Providing a transit hub; and/or • Constructing the extension of Town Center Drive. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 93 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Single -use residential projects that do not provide a significant community amenity: • Are subject to a Minor Use Permit with review and approval by the Planning Commission via the public hearing process. • Are not eligible for the design incentive to share guest parking spaces with commercial parking spaces. Figure 2-4. Single -Use Condominium/Apartment Building Example (Residential Location: One Paseo, San Diego, California 2. Development Progress At the discretion of the Director of Community Development, the City may require an economic study to be included with an entitlement submittal that contains the 2301h, 5601h, 8001h, 1,1001h, 1,4501h, 1,800th, and 2,000th residential unit proposed within the SPA and/or that includes demolition of existing non-residential space of 25,000 square feet or more. The economic study must: • Be prepared by a qualified firm approved by the Director of Community Development. • Include an overall economic assessment of the SPA at the time of submittal, using 2023 as the baseline for comparison. • Include an assessment of how the proposed development will impact the economy of the SPA. Metrics to be considered must include, but are not limited to: o A demonstration of how the project meets the TCSP's goal of balanced development based on the Low and/or Full Buildout Scenarios. o Job creation or loss. o Sales tax creation or loss. o Jobs -Housing Balance within the SPA. o A demonstration of net -new commercial space. • Include other areas of analysis at the discretion of the Director of Community Development. If the study cannot demonstrate consistency with the overall vision of the TCSP, at their discretion, the Director of Community Development may: • Declare that the proposed project does not meet the overall intent of the TCSP and must be modified; or • Require the inclusion of a significant community amenity in a manner consistent with item number one, above. 3. Subarea Plans At the discretion of the Director of Community Development, the City may require conceptual development plans for an entire subarea. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 94 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ELEMENT LU2 - PLAN FLEXIBILITY DESCRIPTION The TCSP is a flexible plan that establishes a pliable framework to guide overall development. There is no set site plan within this document, rather a plan that will adapt as development is proposed and new uses are introduced throughout the SPA. Developers can benefit from streamlined permitting which will save time and money, flexible design requirements, shared parking, among others. CONTEXT The entirety of the SPA has a General Plan Land Use and Zoning Designation of Regional Commercial (CR). Specifications for the CR zone include a maximum residential density of 50 units per acre, a minimum residential density of 18 units per acre, and a commercial FAR of 2.0. The height thresholds for most types of buildings is 35 feet, with office buildings having a threshold of five stories under the JCOZ. Currently, new development projects and tenant improvement projects are subject to the UDC, including a Permitted Use Chart (PUC) that determines appropriate entitlements required, as well as design requirements for residential and commercial land uses. Depending on the type of entitlement required, as well as other specific characteristics, projects may be subject to review and approval by the Director of Community Development, or by the Planning Commission or the City Council via the public hearing process. Further, individual projects may be subject to analysis under the CEQA. LOCATION The TCSP provides a flexible framework for development that applies to projects throughout the SPA. EXECUTION The following tools have been established within the TCSP to encourage and help incentivize development within the SPA: 1. Flexible Zoning and Land Use Regulations The TCSP does not require buildings or particular uses to be established in specific locations. Instead, it allows for developers to be creative and make the best use and design of their properties. The development standards are meant to be flexible, help guide development, and encourage a mix of uses throughout the SPA. 2. CEQA Streamlining An EIR has been certified for the TCSP that contemplates the various buildout scenarios within the SPA. The EIR identifies various CEQA streamlining provisions that are available to development projects implementing the TCSP. Many projects that comply with the vision, framework elements, and development standards established within the TCSP will require no additional environmental document under CEQA. 3. Expedited Permit Processing The TCSP contains its own PUC that establishes allowable uses for each subarea within the SPA. This new PUC streamlines permit processing time and reduces permit fees for projects that propose uses which the community and City Council have identified as desirable and appropriate for the area. 4. Enhanced Design Standards Developers will benefit from increased building height when proposing mixed -use projects that meet the vision of the TCSP. S. Contemporary Parking Standards The TCSP recommends a modernized approach to parking that reflects current industry standards, helps create great places, and enhances pedestrian mobility. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 95 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ELEMENT LU3 - PERMITTED USES Table 2-2 represents the PUC for the TCSP and identifies permitted and prohibited land uses in the SPA by subarea. A parcel and building within the SPA shall only be occupied by land uses allowed in that subarea, as shown in the PUC. Any one or more land use(s) identified by the PUC as being allowable within a specific subarea may be established on any parcel within that subarea, subject to the planning permit requirement listed in the PUC, and in compliance with all applicable requirements of this specific plan. Entitlements identified in the PUC are subject to Division 3 (Applications) of the UDC. Definitions for land uses are pursuant to UDC Sections 17.11 (Definitions) and 17.42 through 17.49 (Use Classifications), unless otherwise explicitly provided within the specific plan. Land uses not listed in the PUC are subject to Division 5 of the UDC and assume the zoning designation of CR. If a particular land use is not identified in the PUC, nor is listed within the UDC as a permittable use within the CR zone, it is not allowed within the TCSP. The Director of Community Development shall have the discretion to determine other similar and compatible land uses in accordance with UDC 17.04 (Interpretations). Table 2-2 identifies permittable and prohibited land uses within the SPA as follows: • "P" identifies land uses that are Permitted By Right. • "AP" identifies land uses that require an Administrative Permit. • "M" identifies land uses that require a Minor Use Permit. • "C" identifies land uses that require a Conditional Use Permit. • 'T" identifies land uses that require a Temporary Use Permit. • "X" identifies land uses that are prohibited. *A land use that is shown as "P" in the PUC is subject to compliance with all applicable provisions of this specific plan and in compliance with UDC 17.23 (Class II Applications — Discretionary). An Administrative Permit, Architectural Design Review Permit, and/or Development Review Permit, may be required for uses that are shown as "P" within the PUC. Multiple entitlements may apply to each project based on the development proposed. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 96 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Table 2-2. Town Center Specific Plan Permitted Use Chart Residential Caretaker's Residence X X X X a Community Care Facility X X X X Joint Living and Working Quarters (Live/Work Units) M M M M Multi -Family Residential P M M M a U) Mixed Use P P P P L Commercial c Airport X X X X o Animal Day Care M M M M ~ Animal Grooming and Pet Stores P P P P Banks and Financial Services P P P P a Business Support Services P P P P Lr- 5 Call Centers X M MI M d a- U) Convention Center M M M M d Day Care for Children or Adults API AP API AP V Drive -Through Automated Teller Machine (ATM) AP AP AP AP 3 Eating and Drinking Establishments 0 Banquet Facilities without Alcohol P P P PCU L Banquet Facilities with Alcohol AP AP AP AP Bars and Alcohol Drinking Establishments AP M AP AP Beer Garden/Micro-Brewer/Wine Bar AP AP AP AP E Catering Establishmentsl P P P P Q Fast Food Restaurants with Drive -Through M M M M NOTE: Any uses not shown are subject to the UDC 1 This use is allowed only on an upper floor or behind a primary ground floor use. 2 No two such establishments shall be located within 300 feet of one another. 3 Subject to the Temporary Use Permit requirements established in UDC 17.23.200 (Temporary Use Permit) and UDC 17.67 (Temporary Uses). CHAPTER 2: DEVELOPMENT FRAMEWORK I Packet Pg. 97 3 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Table 2-2. Town Center Specific Plan Permitted Use Chart Full Service Restaurants without Alcohol Full Service Restaurants with Alcohol Ghost Kitchensl Hookah Bar/Cigar Club2 Limited Service Restaurants without Alcohol Limited Service Restaurants with Alcohol Take Out/Delivery Equipment Repair- Consumer Electronicsl Equipment Repair- Small Engine/Equipment Farmer's Market, Permanent Heliport Lodging Bed and Breakfasts Hotels - with or without Conference Space Motels Medical Services and Urgent Care (Non -Surgical) Nightclubs2 Personal Services Professional Offices Commercial [Cont.] P P P P a AP AP AP AP 2 4- P P P P a M M M M U) L d P P P P c d AP AP AP AP V c P P P P o P P P P ~ c X X X X CU (L M M M M X X X X a U) L X X X X; c P P P P V AP P AP AP M M M M CU L P P P P P P P P E NOTE: Any uses not shown are subject to the UDC 1 This use is allowed only on an upper floor or behind a primary ground floor use. 2 No two such establishments shall be located within 300 feet of one another. 3 Subject to the Temporary Use Permit requirements established in UDC 17.23.200 (Temporary Use Permit) and UDC 17.67 (Temporary Uses). a CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 98 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Table 2-2. Town Center Specific Plan Permitted Use Chart Commercial [Cont.] Recreation, Commercial Amusement Center- Up to Three (3) Electronic Devices Amusement Center- Four (4) and more Electronic Devices Amusement Park Indoor Entertainment Indoor Sports and Recreation Outdoor Entertainment <2500 SF Outdoor Entertainment>2500 SF Outdoor Sports and Recreation Retail, General Retail, Specific Carpet and Flooring Stores Convenience Store <3,500 SF Department Stores Drugstores Feed and Tack Stores Firearm Sales Stores Garden Supply Stores Liquor Stores2 Nurseries- Retail Sale Secondhand Stores Supermarket/Grocery >3,500 SF Swap Meets and Flea Markets P P P P AP AP AP AP C C C C AP AP AP AP AP AP AP AP AP AP AP AP M M M M M M M M P P P P P P P P P P P P P P P P P P P P X X X X X X X X X X X X C C C C X X X X M M M M P P P P X X X X NOTE: Any uses not shown are subject to the UDC 1 This use is allowed only on an upper floor or behind a primary ground floor use. 2 No two such establishments shall be located within 300 feet of one another. 3 Subject to the Temporary Use Permit requirements established in UDC 17.23.200 (Temporary Use Permit) and UDC 17.67 (Temporary Uses). CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 99 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Table 2-2. Town Center Specific Plan Permitted Use Chart Commercial [Cont.] Thrift Stores C Tobacco Paraphernalia Stores2 C Vendors, Long -Term X Schools, Instructional P Schools, Vocational API Tattoo Parlors2 AP Vehicle Sales and Services Boat and Camper/Recreational Vehicle Repair Boat and Camper/Recreational Vehicle Sales and Rental Car Wash, Automated Self -Service (No Attendants) Car Wash, Full -Service (Provides Attendants) Fuel Sales Motorcycle Sales and Services Truck, Large Vehicle Repair Sales and Rental Truck, Large Vehicle Repair Services Vehicle Rentals Vehicle Repair and/or Maintenance Veterinary Clinics C C C C C C X X X M P M AP API AP M AP M X X X X X X X X X X X X X X X X P P P P X X X X X X X X X X X X X X X X X X X X M M M M NOTE: Any uses not shown are subject to the UDC 1 This use is allowed only on an upper floor or behind a primary ground floor use. 2 No two such establishments shall be located within 300 feet of one another. 3 Subject to the Temporary Use Permit requirements established in UDC 17.23.200 (Temporary Use Permit) and UDC 17.67 (Temporary Uses). a d a U) L d c d U c 3 0 c CU a d a U) L d c d U c 3 0 CU L 0 c d E a CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 100 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Table 2-2. Town Center Specific Plan Permitted Use Chart Industrial Recycling Collection of Trucks and/or Bins as an Accessory Use X X X X Recycling Center, Small X X X X Recycling Center, Large X X X X Vending Machines as an Accessory Use X X X X Studios, Recording- Music M1 M1 X X Studios, Recording- Radio AP AP AP AP Public and Semi -Public Ambulance or Paramedic Dispatch X M X X Corporate Yards X X X X Museums (Private and Public) P P P P Parks, Public and Private P P P P Places of Community Assembly C C C C Private Primary and Secondary Schools C1 C C1 C Public Primary and Secondary Schools C1 C C1 C Rehabilitation Facility C1 C C1 C1 Utility Substation X X X X Agricultural Uses Horticulture- For Commercial Sale X X X X NOTE: Any uses not shown are subject to the UDC 1 This use is allowed only on an upper floor or behind a primary ground floor use. 2 No two such establishments shall be located within 300 feet of one another. 3 Subject to the Temporary Use Permit requirements established in UDC 17.23.200 (Temporary Use Permit) and UDC 17.67 (Temporary Uses). CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 101 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Table 2-2. Town Center Specific Plan Permitted Use Chart Accessory Use Alcohol Sales AP AP AP AP a Accessory Structure P P P P Firearm Sales AP AP AP AP Q- Gambling M M M M L Helipad C C C C c U Live Entertainment, Indoor P P P P 3 Live Entertainment, Outdoor AP M AP M 0 Other Accessory Use P P P P Structured Parking P P P P i2 a - Temporary Use Temporary Uses3 P P P P a U) Farmer's Market3 P P P P NOTE: Any uses not shown are subject to the UDC 1 This use is allowed only on an upper floor or behind a primary ground floor use. 2 No two such establishments shall be located within 300 feet of one another. 3 Subject to the Temporary Use Permit requirements established in UDC 17.23.200 (Temporary Use Permit) and UDC 17.67 (Temporary Uses). c d U c 3 0 H CU L 0 d E a CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 102 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a OPEACEMAKING As important as the TCSP's goal for creating a balanced mix of land uses, is the goal to simultaneously make great, unique places that further establishes the SPA as a regional destination and creates a true Town Center. Done in lock -step, these two goals will not only attract the kinds of land uses desired by the City Council and the community, but create a vibrant, exciting, and visually interesting environment where visitors can shop, dine, be entertained, live, work, or simply spend time. Components of successful placemaking include: • Using unique, iconic architecture that honors the history of the community, integrates into existing design, and looks to the future for inspiration. • Creating definitive visual interest by combining architecture, building massing, a thoughtfully designed public realm, and pathways to create signature vistas throughout the SPA. • Creating larger public spaces that can be programed for events, community celebrations, markets, exhibits, and more. • Creating a series of smaller, more intimate common spaces for gatherings, live music, or relaxing. • Encouraging outdoor dining. • Creating gateway features at key entry points that define the space and establish an expectation of aesthetics once inside. ELEMENT PM1- DEVELOPMENT BLOCKS DESCRIPTION The basis for realizing the TCSP's vision starts with appropriately - sized development blocks that utilize orientation of structures, architecture, and an internal road network centered around a modified grid pattern. Combined, these four factors provide the foundation for creating great places, compelling site lines, and enhanced visual interest throughout the SPA. CONTEXT Currently, no meaningful grid pattern of internal roads exists within the SPA other than within the Town Center Drive Subarea. The Valencia Town Center Subarea is characterized by a large surface parking lot with a ring road for vehicular traffic within the site. The Town Center East Subarea is comprised of various independently - owned properties with little or no connectivity. Finally, the McBean and Valencia Subarea is currently vacant. The inclusion of appropriate development block sizes and a modified grid pattern of internal roads will serve to guide development in an organized manner that will organically create great places. LOCATION Appropriate block sizes, the creative use of building orientation, architectural massing, and a modified grid network of internal roadways is required throughout the SPA for all proposed development or redevelopment projects. EXECUTION 1. Extension of Town Center Drive To serve as an anchor for the creation of future development blocks in the Valencia Town Center, Town Center Drive must be extended between its current terminus at the western entry to the Valencia Town Center Mall, east to Citrus Street. A further extension is encouraged between Citrus Street and Valencia Boulevard to CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 103 SANTA CLARITA TOWN CENTER SPECIFIC PLAN establish an anchor for development blocks in the Town Center East Subarea. 2. Block Size and Shape Development blocks should be appropriately sized for the subarea in which they are located and follow the shape defined by a modified grid pattern of internal roads. Block shapes should vary, and the repetitive use of rectangular and/or square blocks is discouraged. Block edges may be linear or curved. 3. Building Size and Orientation Within blocks, buildings should be appropriately sized and oriented to create public and common spaces. Additionally, space should be left between buildings to facilitate cross -block pedestrian mobility and prevent the creation of monolithic structures. 4. Modified Grid Pattern Internal roads must be designed in a modified grid pattern. To create visual interest, repetitive use of long, straight roadways and 90- degree intersections are discouraged. S. Building Mass and Architecture Building mass and architecture should be utilized to direct and terminate sightlines and to create signature vistas. ELEMENT PM2 - SIGNATURE VISTAS DESCRIPTION A signature vista is a deliberate placemaking strategy where a prominent building, monument, fountain, public art piece, public space, or common space is positioned at a strategic point along a visual axis or at the end of a visual axis. Visual axes could include internal roads, intersections, or pathways. The goal is to create an impactful amenity that enhances the unique character of the SPA and helps create an identifiable sense of space. CONTEXT Signature vistas can help in organizing and structuring urban spaces, guiding people's movement and creating a sense of order. These can aid in wayfinding by providing a recognizable landmark at the end of a street or pathway, helping people navigate the urban environment. There are currently three examples of signature vistas within the SPA: 1) the length of Town Center Drive that begins at McBean Parkway and ends at the western entrance to the Valencia Town Center Mall; 2) the interior pedestrian pathways within The Patios as visitors approach a central plaza and water feature from the west, east, north, and south; and 3) the colonnade within the Los Angeles County Government Center in the Town Center East Subarea. LOCATION Signature vistas should be created at locations including, but not limited to, key intersections, prominent junctions of paths and/or trails, the terminus of or along established site lines, gateway locations, public and common spaces, and the center of roundabouts. EXECUTION The following are guidelines for the creation of signature vistas: 1. The required extension of Town Center Drive should be aligned to create signature vistas along its length. The entire CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 104 SANTA CLARITA TOWN CENTER SPECIFIC PLAN alignment of the extension should not be straight, but rather include one or more changes in direction to create more visual interest and more than a single sightline. 2. Incorporate prominent architectural features including, but not limited to, increased massing, tower elements, and prominent rooflines. 3. Where appropriate, utilize monumental architecture, large fountains, or other significant focal points. 4. Use architectural elements such as arches, colonnades, or landscape elements such as tree -lined avenues to draw the viewer's eye towards the focal point. 5. Utilize building massing along pedestrian paths that guide sightlines and terminate in common spaces and/or with significant architectural features. 6. Create transitional spaces that gradually reveal signature vistas. 7. Incorporate landscaping and vegetation to frame the signature vistas and create a sense of depth and perspective. 8. Use lighting effects to frame the signature vistas and create a dramatic visual impact. e 2-5. Examples of Signature Vistas Location: Old Town Newhall, Santa Clarita, CA; Signature vista using prominent architecture Location: Pasadena, CA; Signature vista using architecture and corner treatment Location: Glendale, CA; Signature vista using landmark and public gathering space CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 105 BUILDING MASSING AND FACADE TREATMENT CREATES INTEREST AND BREAKS MONOTONY WHILE RETRAINING A COHESIVE LOOK AND FEEL OF THE PLACE. RECESSES ON THE UPPER FLOORS PROVIDE OPPORTUNITY FOR UPPER FLOOR TERRACES. LOCATION: THE PASEO COLORADO, PASADENA, CALIFORNIA SANTA CLARITA TOWN CENTER SPECIFIC PLAN ELEMENT PM3 -ARCHITECTURAL DESIGN DESCRIPTION Defining architectural character will provide coherence and a unified visual identity to the SPA. By drawing from the past, embracing the present, and looking towards the future, the TCSP will contribute to a well -integrated and forward -looking community design that respects its roots while embracing contemporary style. This approach aims to create a balanced and cohesive urban environment by respecting the context of on -site architecture, meeting current standards for functionality and sustainability, and fostering creativity to anticipate future architectural trends. Architectural character refers to the distinct qualities and features that define the overall appearance, style, and identity of a space. It encompasses various elements, including form, materials, details, and overall design language. The objective of defining the architectural character is to encourage functionality, sustainability, and integration of buildings with the surroundings. CONTEXT The built environment within the SPA is reflective of numerous architectural styles that evolved over time without an overall vision for long-term development. As such, there is little architectural cohesion between subareas within the SPA. The Valencia Town Center Subarea consists of no fewer than five architectural styles between the original mall structure itself, The Patios, and the various larger retail locations including JCPenney, Macy's, and the former Sears. Subsequent fagade improvements to the western and northern entrances to the Valencia Town Center Mall reflect a more contemporary style similar to The Patios. However, there is very little architectural cohesion between styles within this subarea. Most of the structures within the Town Center East Subarea were constructed from the 1970s to the present, and reflect a contemporary architectural style mixed with natural materials, new materials, and attached accents. Common building materials consist of stucco, native stone, glass, and wood. Examples include the Bank of America building, medical office plaza, and the Los Angeles County Government Center, which includes the Valencia Branch of the Santa Clarita Public Library. The Town Center Drive Subarea contains a set of integrated architectural styles that define its character. Constructed between the late 1990s and early 2000s, the subarea is dominated by several office buildings in the art deco style, while smaller retail buildings include Spanish and contemporary styles. Although vacant, the McBean and Valencia Subarea includes an entitled hotel and restaurant which has yet to be constructed. The approved architecture for the project is consistent with the City's Community Character and Design Guidelines (CC&DG) standards for the community of Valencia and reflects a more contemporary style. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 107 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-6. Existing Architecture in the SPA a CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 108 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Figure 2-7. Architectural Styles in the SPA Contemporary_ N Art Deco r �i CHAPTER 2: DEVELOPMENT FRAMEWORI I Packet Pg. 109 SANTA CLARITA TOWN CENTER SPECIFIC PLAN LOCATION Architectural standards are applicable to all new development and redevelopment projects within the SPA. Architectural standards must be applied to unwrapped parking structures (or unwrapped portions of wrapped parking structures) to the satisfaction of the Director of Community Development. EXECUTION Projects must choose from a palette of five architectural styles, each of which reflects a different design philosophy. These various standards either demonstrate the tradition of the City's current architectural requirements for the community of Valencia as defined by the CC&DG, honor the history of architectural styles that are currently within the SPA, or provide a vision for a new architecture style moving forward. The thoughtful application of these styles will create a unique character that defines and identifies the SPA within the community and the region. The palette of possible architectural styles includes: 1. Valencia Community Architectural Style Reflecting the tradition of development for the community, applicants may propose projects that are consistent with the City's current CC&DG for Valencia. This style is reflected by a mixture of natural elements and contemporary style. Structures are highly articulated and generally characterized by materials including native stone, textured or smooth stucco, tile, wood, and timber. Roofing materials include clay or cement tiles, shingles, and/or brushed metal. Finishes that are reflective, highly polished, mirrored, or corrugated are not consistent with this style. Examples throughout the community of Valencia include Bridgeport Marketplace, Valencia Crossroads, the Madison at Town Center Apartments, and Monticello. 2. On -Site Architectural Styles Honoring the history of architectural styles throughout the SPA, the following three architectural styles are currently reflected in the built environment on -site: Contemporary Architectural Style Contemporary architectural style refers to the design philosophy and approach to buildings that reflects the current trends, cultural context, and technological advancements of the present era. The style emphasizes innovation, creativity, and adaptability while incorporating elements of minimalism, sustainability, and functionality. Contemporary Architecture is characterized by clean lines, geometric shapes, open spaces, and the use of modern materials such as glass, steel, and concrete. Unlike traditional architectural styles tied to specific historical periods, Contemporary Architecture is constantly evolving and is shaped by the ever - changing societal tastes. Contemporary Architecture is contemplated as an appropriate style within the CC&DG for the community of Valencia. Examples can be found within The Patios portion of the Valencia Town Center Mall, and Town Center Drive. Overall Building Design • Sleek, minimalist design with clean lines and geometric forms • Asymmetrical shapes and open floor plans that prioritize functionality and flexibility. • Focus on maximizing natural light and ventilation. Walls • Variety of wall materials including concrete, glass, brushed metal, and wood. • May feature exposed concrete or brushed metal beams. • Glazing to create a seamless connection between indoor and outdoor spaces. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 110 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Roofs • Although articulation of rooflines is preferred, green roofs, solar panels, and other sustainable features are often integrated into roof designs. Articulation and Decorative Elements • Favor simplicity and restraint in articulation and decorative elements. • Clean lines, minimalist detailing, and geometric shapes. • Decorative elements serve a functional purpose. Windows and Doors • Large and expansive, allowing for maximum natural light and views. • Floor -to -ceiling windows, sliding glass doors, and pivot doors blurring the boundaries between indoor and outdoor spaces. • Frames may be made of aluminum or steel for a sleek, modern look. Materials and Colors • Traditional options like concrete and steel to innovative alternatives such as glass -reinforced concrete and engineered timber. • Focus on the form and texture of the materials. • Neutral color palettes, including shades of white, gray, black, and earth tones. • Accents of bold colors or natural materials may be used selectively to add visual interest and contrast. Figure 2-8. Examples of Contemporary Architectural Style CHAPTER 2: DEVELOPMENT FRAMEWORK J Packet Pg. III SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Spanish/Mediterranean Revival These similar architectural styles combine elements such as stucco exteriors, tile roofing, arched openings, wrought iron details, and courtyards to create buildings that exude warmth, elegance, and charm. Drawing from both Spanish and Mediterranean architectural influences, this style features a harmonious blend of textures, colors, and forms, often characterized by whitewashed walls, terracotta roofs, and ornate detailing. With a focus on indoor -outdoor living and a sense of timeless sophistication, Spanish/Mediterranean Revival Architecture evokes a tranquil and inviting ambiance, particularly suited to regions with warm climates and rich cultural heritage. Elements of Spanish and Mediterranean Architecture can be found at the Valencia Town Center Mall in the Valencia Town Center Subarea, and low-rise commercial buildings within the Town Center Drive Subarea. Overall Building Design • Asymmetrical, articulated buildings with a focus on indoor - outdoor living. • Emphasis on tower or spire elements. • Courtyards and central patios serving as focal points for social gatherings and providing natural ventilation and light to interior spaces. Walls • Stucco or smooth exterior surfaces. • May feature textured finishes. • Typically, whitewashed appearance. Roofs • Clay tile roofing, either flat or low-pitched. • Typically, terracotta or red in color and help to deflect the intense heat of the sun, maintaining comfortable interior temperatures. • Focus on tower or spire elements. Articulation and Decorative Elements • A variety of articulated surfaces, both vertical and horizonal. • Arched openings, including doorways, windows, and arcades. • Decorative wrought ironwork, such as window grilles, balconies, and gates. • Wooden beams and corbels may be exposed. Windows and Doors • Arched or rounded shapes. • Wooden shutters and doors. Materials and Colors • Stucco, tile roofs, wooden doors, shutters, exposed beams, and wrought iron. • Earth tones such as white, cream, beige, brown, and terracotta with darker accent colors where appropriate. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 112 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-9. Examples of Spanish/Mediterranean Revival Architectural Style CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 113 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Art Deco The Art Deco architectural style emerged in the early twentieth century and is characterized by its bold geometric shapes, streamlined forms, and lavish ornamentation. Influenced by various artistic movements, the art deco style often features symmetrical fagades, stepped setbacks, and decorative motifs such as sunbursts, symmetric lines, and chevrons. Common materials used in Art Deco Architecture include concrete, steel, glass, and polished stone, which are employed to create sleek and glamorous structures. The style is known for its opulence and luxury, with buildings incorporating intricate detailing, stylized sculptures, and vibrant color schemes to evoke a sense of modernity and sophistication. Elements of the Art Deco style can be found in multi -story office buildings in the Town Center Drive Subarea. Overall Building Design • Bold geometric shapes, symmetrical compositions, and sleek lines. • Streamlined forms with a vertical emphasis, sometimes incorporating setbacks to create tiered articulation. • Creates a sense of classic urban design, sophistication, and luxury. Walls • Typically, smooth and often adorned with decorative elements such as geometric patterns, stylized motifs, and/or brushed metal. • Stucco, plaster, or polished stone may be used to create a sleek and elegant finish. • Emphasis on vertical elements and lines. Roofs • Flat or low-pitched, with articulated decorative elements. • Parapets or stepped setbacks. Articulation and Decorative Elements • Lavish ornamentation and decorative elements. • Stylized motifs such as sunbursts, chevrons, and geometric patterns. • Reliefs, intricate metalwork, and decorative grilles. Windows and Doors • Arranged in symmetrical patterns and may feature geometrically -shaped openings. • Large windows that may be set within metal frames, often with decorative mullions or grilles. • Doors may also incorporate geometric motifs and decorative details, such as elaborate handles or carved panels. Materials and Colors • Variety of materials used in contrasting combinations. • Smooth or polished stone, concrete, stucco, metal, and glass. • Bold and vibrant colors with rich jewel tones such as emerald green, sapphire blue, ruby red, and gold are frequently used to accentuate the decorative elements. • Emphasize the sense of opulence and luxury. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 114 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Figure 2-10. Examples of Art Deco Architectural Style it -.-- 7-- =w" -7 771 sn cam - vw wat� CHAPTER 2: DEVELOPMENT FRAMEWORK I Packet Pg.iL5—� SANTA CLARITA TOWN CENTER SPECIFIC PLAN 3. New Architectural Style The following reflects a new style that is not currently contemplated by the CC&DG within the community of Valencia, and no examples exist within the SPA. Neoclassical The Neoclassical architectural style, prevalent from the late-18th to the early-19th century, is characterized by a revival of classical Greek and Roman architectural principles and motifs. Buildings in this style often feature symmetrical fagades, columns, pediments, and other elements inspired by ancient Greek and Roman architecture. Neoclassical structures exude a sense of grandeur, order, and balance, with an emphasis on proportion, symmetry, and harmony. Common materials used in Neoclassical Architecture include stone, marble, and stucco, which are employed to create imposing and dignified edifices. This style became particularly popular for civic buildings, government institutions, and monuments, reflecting the ideals of democracy, reason, and enlightenment. Overall Building Design • Grand and impressive designs that emulate symmetry. • Symmetrically proportioned with a sense of balance and harmony. • Prominent features such as columns, pediments, and porticos. Walls • Stone or brick that gives the appearance of solidity and permanence. • Smooth and may be adorned with decorative elements such as pilasters or columns. Roofs • Flat or low-pitched with simple profiles. • Parapet or balustrade. Articulation and Decorative Elements • Classical ornamentation and decorative elements. • Columns —Ionic, Doric, and Corinthian orders supporting entablatures. • Pediments, friezes, cornices, and balustrades. Windows and Doors • Arranged in symmetrical patterns. • Windows may be framed by pilasters or decorative moldings. • Doors often feature pediments or entablatures supported by columns or pilasters. Materials and Colors • Materials that give the appearance of solidity and permanence including stone, marble, or brick. • Materials left in their natural state or painted in muted earth tones such as white, beige, or gray. • Occasionally, colorful accents or decorative elements may be added. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 116 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-11. Examples of Neoclassical Architectural Style CHAPTER 2: DEVELOPMENT FRAMEWORK J Packet Pg. 117 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 4. Selection and Demonstration of Style Architectural styles should be implemented throughout the SPA in a manner that promotes cohesion and identity. However, to provide balance and interest, no single style should be implemented repetitively within a single subarea. All development projects within the SPA must include a narrative that details how proposed structures comply with the guidelines of the selected architectural styles. S. Iconic Buildings Identified by the General Plan as a major community center, the SPA represents one of the most significant and recognizable destinations in the Santa Clarita Valley and northern Los Angeles County. Home to some of the largest and tallest structures in the City, the scale of existing development within the SPA lends itself to the inclusion of buildings that make an architectural statement. These types of structures should exhibit significant articulation, ornamentation, features, height, and mass within the chosen architectural style that serve as primary anchor points for signature vistas. Iconic buildings define the spaces around them, acting as major landmarks and providing a regional signature for the SPA. As examples, the Old Town Newhall Library and Newhall Crossings complex in Old Town Newhall are iconic buildings within the context of the Old Town Newhall Specific Plan. For comparison, iconic buildings within the SPA would reflect the context and character reflective of requirements outlined in the TCSP. 6. Additional Standards • Three hundred sixty (360) degree architectural treatments must be included. • Fagades fronting peripheral streets and major connectors must contain additional architectural treatments. • In addition to colored elevations, three-dimensional architectural renderings must be provided for projects exceeding two stories or 35 feet in height. • All three-dimensional renderings must be provided in color • Renderings must demonstrate the structure(s) from the northern, southern, eastern, and western elevations, plus other elevations deemed necessary by the Director of Community Development. • When requested by the City, renderings must demonstrate projects with associated landscaping at time of completion, and at a maturity 10 years after the time of building completion. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 118 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 7. Other Architectural Elements —Lighting • General lighting standards throughout the SPA shall be consistent with those identified in UDC Section 17.51.050 (Outdoor Lighting Standards). • With individual projects, lighting fixtures shall comply with the architectural style of the project they are associated with. • Lighting must comply with the standards included in Table 2.3. • All light standards along the extension of Town Center Drive, within the Valencia Town Center Subarea, and Town Center East Subarea must be of consistent design and height with light standards along the existing alignment of Town Center Drive between McBean Parkway and the western entrance of the Valencia Town Center Mall. Table 2-3. Liehtine Standards rOMMMmaximum t! n g Ty p e Height Appropriate Locations Other Requirements Furnishing Zone, pedestrian bridge Pedestrian 14 feet landing areas, plazas, Scale Lighting paseos, and other public gathering areas • To be consolidated with Streetlights traffic signal(s) where (double mast 25 feet Median possible arms) • Provide for banners • Maximum one per block at the Streetlights intersection (single mast 25 feet Bulb -out areas arms) • To be consolidated with traffic signal(s) where possible Furnishing Zone, pedestrian bridge landing areas, Bollards 4 feet pedestrian/multiuse paths, plazas, paseos, and other public gathering areas Sculptural Roundabouts, plazas, • As approved by the Lighting N/A bulb -outs, entrances, Director of Community gateway elements Development String Lights N/A Paseos, plaza areas • Minimum 10-foot clearance from ground Landscape 1 foot Any landscaped area Lighting CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 119 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 8. Other Architectural Elements — Signage • General signage standards throughout the SPA shall be consistent with those identified in UCD Section 17.51.080 (Sign Regulations), unless otherwise identified by this Specific Plan. • Sign programs for individual subareas and/or projects are encouraged. Sign programs for the Valencia Town Center and Town Center Drive must be complementary or consistent. • Informational and wayfinding signs must be consistent in size and design within the Valencia Town Center Drive and Town Center Drive Subareas. • External informational and wayfinding signs may have a maximum dimension of 6 feet in height by 4 feet in width and be two-sided. Digital content is permissible, but only for signage that is not visible from the public right-of-way and not located within the parkway zone within the public realm. • One monument sign may be located at the main entrance to each primary entrance of individual developments within the SPA. • One monument sign may be located at gateways and must not exceed the following dimensions: o Major Gateway: 8 feet in height by 15 feet in width. o Minor Gateway: 6 feet in height by 8 feet in width. o Monument signs are encouraged to be incorporated into decorative architectural features. Architectural features are not considered as part of the sign area. • For any type of structure (including parking structures) of three stories or more, and in addition to a primary wall sign, a single projecting sign may be approved subject to a Sign Review Permit and the following development standards: o For buildings of three or four stories, the projecting sign may have a maximum dimension of 12 feet in height by 4 feet in width, and a minimum ground clearance of 15 feet. o For buildings of five to seven stories, the projecting sign may have a maximum dimension of 25 feet in height by 4 feet in width, and a minimum ground clearance of 20 feet. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 120 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ELEMENT PM4 - BUILDING SPECIFICATIONS DESCRIPTION Appropriate, practical, and purpose -driven development standards for the built environment will incentivize a balanced mix of commercial and residential uses and, in concert with other design elements, create great and unique places throughout the SPA. Development standards for building specifications include: 1. Setbacks to create comfortable pedestrian environments, and establish distances between buildings and other features including property lines, roads, and other buildings; 2. Density requirements for commercial square footage and the quantity of residential units to ensure the intensity of development within the SPA will be consistent with the General Plan; 3. Building height requirements to help define the SPA aesthetically and architecturally and focus on creating mixed use development; and 4. A palette of building types and building orientation standards to provide guidance for functional spaces and maximize aesthetics throughout the SPA. CONTEXT The underlying General Plan land use designation as well as the zoning designation of the entirety of the SPA is CR. The CR zone is defined as being "...applied to central and regional commercial districts in the planning area, generally located around the Valencia Town Center and other major community centers. This designation is intended to promote the development of regional focal points for commercial, entertainment, cultural, and business uses serving the public and drawing from a market area encompassing the entire Santa Clarita Valley. Multiple family dwellings... may be allowed in this zone." The CR zone represents the most intensive commercial and residential zone within the City, and contemplates twice the commercial density of other zones, while also contemplating the highest residential density of up to 50 units per acre. Commercial and residential density specifications for the TCSP are consistent with those of the CR zone. The entirety of the SPA is also included within the JCOZ. Various design incentives are included in the JCOZ to promote the creation of projects that provide high -quality employment opportunities. Note that for the purposes of the TCSP, mixed use includes: 1. A mixture of residential and commercial uses; 2. A mixture of a hospitality uses and residential or other commercial uses; or 3. A combination of office use and other types of commercial uses within the same building. LOCATION Specifications for buildings apply to all new development and redevelopment projects within the SPA. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 121 SANTA CLARITA TOWN CENTER SPECIFIC PLAN EXECUTION Projects within the SPA are subject to the following requirements: 1. Setbacks • General setback requirements throughout the SPA are consistent with Chapter UDC 17.53 (Property Development Standards — Commercial and Industrial), 17.55 (Property Development Standards — Mixed Use), and 17.57 (Property Development Standards — Residential) unless otherwise identified by this Specific Plan. • Setbacks from major connectors and internal roads must comply with the Element M02 Pedestrian Streetscape which defines the widths of the Sidewalk Zones (Parkway, Pedestrian and Activity zones). Where there are inconsistencies with UDC, the Specific Plan will prevail. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 122 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2. Floor Area Ratio (FAR) • The maximum FAR for the overall SPA must not exceed 2.0. • The maximum FAR for developments within the SPA must not exceed 2.0 as indicated by Figure 2-12. Figure 2-12. FAR of 1 Lot 2 Lot 3 Source: City of Santa Clarita, Michael Baker International Lot 4 1 Lot 5 0 Right of Way Lot line Lot lines dissolved due to the site consolidation 0 Single lot developments (Maximum FAR- 2.0) 0 Multiple lot developments (Maximum average FAR for all lots combined= 2.0) Open space - Buildings CHAPTER 2: DEVELOPMENT FRAMEWORK J Packet Pg. 123 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 3. Residential Density • The maximum residential density for the overall SPA must not exceed 50 units per acre. • Residential, or mixed -use projects with a residential component, must not exceed a density of 50 residential units per acre and not include less than 18 residential units per acre. 4. Building Height The following building height thresholds are permitted by right for the following structures: • Structures containing professional and/or medical office uses only — six stories. • Structures containing a mix of commercial uses — seven stories. • Structures containing multi -family residential uses only —three stories. o An additional floor of residential may be added with the inclusion of a level of ground floor commercial use(s), for a total of five stories. o Two additional levels of residential may be added with the inclusion of two lower levels of commercial land uses, for a total of seven stories. o In lieu of the inclusion of a commercial floor, multi -family projects or residential mixed -use projects may add an additional floor of residential by providing a significant community amenity to the SPA above and beyond those already required as part of the development. The type or combination of types of community amenities provided must be determined by the Director of Community Development and is subject to an Administrative Permit, with notification to the Planning Commission and City Council on the date action is taken. Examples of significant community amenities include, but are not limited to: 1) providing a public space within the SPA; 2) providing a major gateway feature; 3) the addition of a new or relocation of an existing pedestrian bridge; 4) providing an improvement to pedestrian bridge landing zones; 5) providing a transit hub; and/or 6) constructing the extension of Town Center Drive. • Structures containing hospitality uses only — six stories. o An additional floor of hospitality may be added with the inclusion of meeting space plus a single ballroom measuring at least 15,000 square feet. • Expansions to Valencia Town Center Mall — 55 feet. • Stand-alone retail structures — 40 feet. • Maximum height for monumental architectural elements — 40 feet. o Monumental architecture includes statement elements that are used as focal points within public spaces and signature vistas, and serve as visual anchors within the SPA. Examples include, but are not limited to, large fountains, arches, spires, and public monuments. • Wrapped parking structures — Equivalent to the number of floors included in the wrapped portion of the structure. Note that unwrapped portions of parking structures must not constitute the primary frontage of the building. • Unwrapped parking structures developed in conjunction with other buildings — five stories or the maximum height of the building(s) the parking structure is associated with, whichever is less. • Unwrapped parking structures not developed in conjunction with other buildings —three stories. • At the discretion of the Director of Community Development, treatments that exceed the maximum height thresholds CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 124 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2•a defined by this section may be approved without a Conditional Use Permit provided that: 1) the addition does not exceed 10 feet in height; 2) the allowance would be compatible with the architectural design of the associated project; and 3) the allowance would provide additional architectural articulation and/or screening of rooftop equipment that could not otherwise be achieved within the height thresholds defined by this section. • Total height of the structure must be measured from the lowest adjacent grade to the highest point of the structure. Loading docks that extend below the grade of the finished floor must not be counted as the lowest grade. • To avoid structural monotony and increase visual interest, projects must include the use of non -repetitive building heights and unique rooflines. S. Building Types The following types of structures are encouraged within the SPA. Where appropriate, several of these building types may be incorporated into a single structure. Podium/Mixed-Use Buildings Podium/mixed-use buildings are structures that incorporate a vertical mix of multiple functions within a single structure. These buildings typically include apartments and condominiums on the upper floors and commercial spaces including retail stores, offices, restaurants, and cafes on the lower floors. Other potential configurations may include a mix of commercial uses with office or hospitality space occupying the upper floors and retail uses on the lower floors. Figure 2-13. Podium/Mixed-Use Building Example (mixed -use) Location: Bethany, OR CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 125 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Wrap Buildings Wrap buildings refers to a residential, commercial, or mixed -use building constructed to surround or partially enclose a parking structure. This design provides more convenient parking for tenants of the wrapped portion of the structure and is a more aesthetically pleasing alternative to stand-alone parking structures. Figure 2-14. Wrap Building Example r V 0! FFON t __— Location: San Marcos, CA Courtyard Buildings A courtyard building refers to a structure where one or more buildings are arranged around a central open space or courtyard. The courtyard is typically an enclosed or semi -enclosed area that serves as a focal point within the building complex. It provides an area for social interaction, relaxation, or recreational activities. Figure 2-15. Courtyard Building Example Location: Arlington, VA L�f 12 CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 126 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2•a Freestanding Structured Parking with Commercial Freestanding structured parking refers to a type of parking facility that is not directly attached to another structure. It is a stand-alone parking structure that is designed to accommodate vehicles. This type of parking facility is often multilevel and can be constructed independently, providing parking spaces for cars in a designated area. The ground floor of the structure can be partly or fully dedicated to commercial use, thus activating the pedestrian realm. Figure 2-16. Example of Freestanding Parking Garage with Commercial on the Ground Floor Location: Athens GA 6. Building Orientation and Access • All buildings along streets, whether a major connector or internal road, must have their main fagades oriented toward the highest order of street level in accordance with the street hierarchy. • Entry to garages, parking lots, and loading areas are encouraged to be from internal roads, and not from a major connector. 7. Landscaping • Landscaping for projects must be consistent with the requirements in UDC 17.51.030 (Landscaping and Irrigation Standards). CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 127 ` a • f -. �! cr. ' I R jr it '� * ty�` - '. R OIL 44 .' yy r :fw 5 R THE FURNITURE ZONE AND WINDOW ZONES OF THE SIDEWALK ARE USED FOR OUTDOOR DINING WHILE KEEPING THE PEDESTRIAN ZONE CLEAR OF OBSTRUCTION. LOCATION: CASTRO STREET, MOUNTAIN VIEW, CALIFORNIA W hL SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ELEMENT PM5 - GATHERING SPACES DESCRIPTION Gathering spaces that are conveniently located throughout the SPA, that utilize architecture and building mass to define space, and that act as focal points along significant vistas, all contribute to creating great places that foster community involvement, encourage pedestrianism, create vibrant outdoor settings for retail and dining, establish community character, and create recognizable landmarks. The TCSP establishes a hierarchy of gathering areas including large public serving spaces, more intimate neighborhood -focused spaces, and smaller private spaces that will serve both the entire community as well as residents and employees within the SPA. CONTEXT Although community events are held regularly within the Valencia Town Center and Town Center Drive Subareas, there are no large, dedicated public spaces within the entirety of the SPA. Event examples, including viewing 41h of July Fireworks, a seasonal circus, and a seasonal ice-skating rink, are generally held within the large surface parking lot adjacent to the Valencia Town Center Mall or on a portion of Town Center Drive. LOCATION At least one large public space must be developed within the Valencia Town Center Subarea, but others may be located in any area of the SPA. Common spaces must be located throughout the SPA, and each should be located within a convenient walking distance of other common spaces. Residential tenant and private spaces are required for each project that include a multi -family residential component. EXECUTION The following development standards apply to the creation of gathering spaces: 1. Public Gathering Spaces Public gathering spaces are large areas intended for the use and enjoyment of the general public. Public gathering spaces: • Should be large enough to be programmed for community events including concerts, farmers and specialty markets, viewing 41h of July fireworks, plays, lectures, art displays, and celebrations. At least one public gathering space must be provided within the Valencia Town Center Subarea. • May use hardscape, turf, synthetic surfaces, or a combination of these as appropriate. • Must be at least one acre in size. • Are encouraged to be located along or near a major connector. • Are encouraged to be located adjacent to or near an iconic building. • Are encouraged to be lined by ground floor dining and retail uses to create a vibrant outdoor environment. • Must have significant pedestrian and bicycle connectivity to other portions of the SPA. • Must have convenient access to parking and transit services. • Must be the focal point of a signature vista. • Must be bordered by buildings with significant massing in order to create a defined space. • Are encouraged to be located in conjunction with other venues or event spaces such as a hospitality use with conference/convention space. • Are encouraged to contain community amenities including monumental architecture and public art. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 129 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-17. Examples of Small and Large Public Gathering Spaces -4#, L A �n f NJ CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 130 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 2. Common Spaces Common spaces are required areas intended for the use and enjoyment of both the general public and residents of multi -family and mixed -use buildings in their vicinity. Common spaces: • Are smaller and more intimate than public spaces and may include village lawns, well -shaded gathering areas, playgrounds, areas for small musical performances, appropriately -sized water features or fountains, gardens, and sitting areas. • Must be at least 2,500 square feet in size and can be counted toward the overall requirement for residential tenant spaces (below). • May be provided as many individual spaces, or fewer larger spaces. • Are encouraged to use architecture of surrounding buildings to help define the space. • Are encouraged to be either the focal point of a significant vista or located along a visual axis. • May use hardscape, turf, synthetic surfaces, or a combination of these as appropriate. • Are encouraged to be lined with or near neighborhood -serving retail, dining, or services to help engage the space. • Must have excellent pedestrian access and be located within a convenient walking distance from other common spaces. 3. Residential Tenant Spaces Residential tenant spaces are shared areas accessible only to the residents of multi -family or mixed -use developments and may include fitness centers, clubhouses, multipurpose rooms, swimming pools, rooftop decks, lounge areas, common courtyards, barbecue areas, among others. The total square footage for tenant spaces must be calculated via the following ratios: • 50 square feet / Studio unit • 75 square feet / One -bedroom unit • 100 square feet / Two -or -more bedroom unit • Square footage for residential tenant space may, instead, be partially or totally committed toward common space. 4. Private Spaces Private spaces are areas accessible to individual tenants of multi- family or mixed -use developments and generally included as balconies. The amount of private space provided per unit type is defined by the following: • 25 square feet / Studio unit • 38 square feet / One -bedroom unit • 50 square feet / Two -or -more bedroom unit. • Square footage for private space may, instead, be partially or totally committed toward common space or tenant space. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 131 SANTA CLARITA TOWN CENTER SPECIFIC PLAN ELEMENT PM6 - GATEWAYS DESCRIPTION Gateways are specific locations or areas that serve as entry points to the SPA. Gateways are distinct, welcoming features that signal the transition from the surrounding area and establish a tone that reflects what those entering the SPA can expect. Figure 2-18. Examples of Gateway Features Location: Left Picture- Carmel Arts and design District Carmel, IN Existing major gateways include: (Figure 2-19) • Town Center Drive and McBean Parkway entering the Town Center Drive Subarea. • Mall Entrance and Valencia Boulevard entering the Valencia Town Center Subarea. • Cheri Fleming Auto Center Drive and Magic Mountain Parkway entering the Valencia Town Center Subarea. CONTEXT There are currently five gateways leading into the SPA, and three potential gateway locations pending future development. Major gateways represent primary entrances into a subarea at signalized intersections of major public streets, while minor gateways represent secondary entrances without signalized intersections. Right Picture -Fulton Market District Chicago IL Existing minor gateways include:(Figure 2-19) • Mall Entrance and McBean Parkway entering the Town Center Drive Subarea. • Theater Drive and Magic Mountain Parkway entering the Town Center Drive Subarea. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 132 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Future major gateways are anticipated at the following locations: (Figure 2-19) • Citrus Street at the intersections of Magic Mountain Parkway and Valencia Boulevard. These gateways would mark the entrance to the primary north -south vehicular corridor bisecting the SPA. • Town Center Drive at Valencia Boulevard. This gateway would be created with the potential future extension of Town Center Drive east of Citrus Street. This gateway would enter the Town Center East Subarea. LOCATION Specifications apply to all new and refreshed gateways throughout the SPA. EXECUTION All existing gateways are encouraged to be refreshed and new gateways must be developed according to the following standards: 1. At major gateways, design should be grand, include the use of monumental architecture, capturing and project a sense of welcoming to the SPA. An appropriate aesthetic and thematic approach should be used. 2. Major gateways should feature both sides of the entrance, either by spanning the roadway or using vertical elements on both sides of the roadway. 3. Emphasis should be on vegetation around gateway elements. 4. Gateway elements should create an attractive and interesting view that leads visually into the SPA. 5. Gateway elements should encourage pedestrian traffic around and into the SPA. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 133 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Figure 2-19. Existing and Future Gateways C�•Y�G C�tlr U 'Y�J G�'..��7�', MCBEAN REGIONAL * TRANSIT CENTER { (MRTC) Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI LEGEND _ . � SPECIFIC RAN AREA EOUNDANY SUE PLANNING AREA BOUNDARY MAIOR CONNECTORSFREET INTERNALSTRFIT INTERNAL STREET ■ ■ GARAGE ACCESS .. PELESTRIANUNLYSTREET( ITT- VEHICLE ACCESS FOR EMERGENCY EXIST NG M AIOR .-I- EXIST I NG MINOR GATEWAYS FUTURE MAIOR GATEWAYS c d U) a� U c 3 0 a U) L d c d U 0 CIO 4H �I d ci 2 a CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 134 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2•a O�O MOBILITY An overall mobility network that provides safe, efficient, convenient, and attractive facilities for vehicle, bicycle, and pedestrian traffic is critical to the daily operation of development within the SPA. A successful mobility network will: • Create great places by establishing visual axes for significant vistas. • Define great spaces by creating vibrant, pedestrian -scale street scenes. • Create a robust east -west connection through the SPA with the required extension of Town Center Drive to Citrus Street and, potentially, to Valencia Boulevard. • Provide key linkages for multiple modes of transportation throughout the SPA. • Integrate into existing City trails, pedestrian bridges, and sidewalks surrounding the SPA. • Enhance opportunities for businesses by providing efficient multi -modal access to and throughout the SPA. • Contribute to a "park once" strategy, by creating better pedestrian and micro -mobility connectivity between subareas within the SPA. • Enhance on -site safety while reducing traffic congestion and air pollution. ELEMENT M01- ROADWAY NETWORK DESCRIPTION The basis for realizing the TCSP's vision starts with appropriately - sized development blocks that utilize orientation of structures, architecture, and an internal road network centered around a modified grid pattern. Combined, these factors provide the foundation for creating great places, compelling site lines, and enhanced visual interest throughout the SPA. The foundation for this is based upon the establishment of a hierarchy of roads with appropriate design features that not only establish the overall shape of development, but also provide for the safe and efficient movement of vehicle, bicycle, and pedestrian traffic. Further, appropriate roadway design helps define the larger pedestrian space within the public realm and create signature vistas throughout the SPA. CONTEXT Currently, no meaningful grid pattern of internal roads exists within the SPA other than within the Town Center Drive Subarea. The Valencia Town Center Subarea is characterized by a large surface parking lot with a ring road for vehicular traffic within the site. The Town Center East Subarea is comprised of various independently - owned properties with little or no connectivity. Finally, the McBean and Valencia Subarea is currently vacant. The inclusion of appropriate development block sizes and a modified grid pattern of internal roads will serve to guide development in an organized manner that will organically create great places. LOCATION The established roadway hierarchy and additional development standards for roadway design apply to all subareas within the SPA. 135 CHAPTER 2: DEVELOPMENT FRAMEWORK Packet Pg. SANTA CLARITA TOWN CENTER SPECIFIC PLAN EXECUTION All roadway improvements within the SPA are subject to the following development standards: 1. Street Hierarchy The hierarchy of streets and roads surrounding and within the SPA include: Peripheral Streets Peripheral streets include existing public rights of way that border or bisect the SPA including Magic Mountain Parkway, McBean Parkway, Valencia Boulevard, and Citrus Street. These streets are subject to improvement commiserate with impacts to traffic service levels as development within the SPA occurs, and at the expense of the developer. Note that all other road types within the SPA, other than peripheral streets, will be privately -owned and maintained. Major Connectors Major connectors provide primary access ways through the SPA. The extension of Town Center Drive will serve as the major connector for east -west vehicle, bicycle, and pedestrian traffic. Major connectors are characterized as two vehicle traffic lanes (one in each direction), with Class II bike lanes, on -street parking, and curb extensions/bulb- outs. Major connectors are also bordered by a more significant public realm space than other types of roads within the SPA. Internal Roads Internal roads include the majority of the on -site network for vehicular travel and also form a critical linkage for bicycle travel throughout the SPA. Internal roads are divided into two types: • Type A: Type A internal roads are characterized by two vehicle traffic lanes (one in each direction) and must include either a Class II bike lane or parallel on -street parking. They also include parkway landscaping within the public realm, in addition to sidewalks. Preference should be given to Type A internal roads that provide a Class II bike lane to establish a robust network of bicycle paths throughout the SPA, connect to bicycle lanes on major connectors, and ultimately integrate with the City's surrounding trail network. Type A internal roads are the preferred type of internal roads, and should be located in more visible areas throughout the SPA. • Type B: Type B internal roads are characterized by two vehicle traffic lanes (one in each direction) which are adjacent to the curb and sidewalk. Type B internal roads are intended to provide simple vehicle travel in less prominent areas within the SPA. 2. Street Specifications Major connectors and internal roads must comply with the following specifications: Table 2-4. Street Specifications Major Type A Type B Specification Connectors Internal •..d Internal •..d Number of 2 2 2 Lanes Curb -to -Curb 60 to 72 feet 38 feet 26 feet' Width Minimum 12 feet 11 feet 11 feet Lane Width Class II Bike 6 feet 6 feetZ -- Lane Width Class II Bike Lane Buffer Minimum 2 feet Minimum 2 feet -- Width On -Street 16 feet — Angled 10 feet — Paralle12 Parking Width 10 feet - Parallel 1 Also subject to Los Angeles County Fire Department requirements. 2Type A internal roads must include either Class II bike lanes or parallel parking, with Class II lanes being preferred. 3 Major connectors must include on -street parking. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 136 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Figure 2-20. Map of Suggested Roadway Network = g . Er_ . • ........... ................ Q, .` . Ne MCREAN REGIONAL •` TRANSITCENTER (MRTC) Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI LJ \J LTV LPJ N LEGEND �. � SPECIFIC PLAN AREA6GI1N6ARV . � SN9 PLANNING AREA BGl1NpARY M1111111ECT-0R$TREET INTERNALSTREET 1111 INTERNALSTREET-111— ■ . GABAGEACCEES ..... .EBESTRIAN GNEV STREET/ VEHICLE ACCE55 FOR EMERGENCY -Type B Internal streets is dependent on the d... np— 0...h block. a V CL N U c 3 0 F_ c IM a U a� a U c 0 0 Y I_ t v ca Y Q CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 137 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-21. Cross -Section of Major Connector with Angled Parking on ■■ ism MR No RUN• • ■� ■■ ■ „ r� ° i� • � ._. ` � �_ " it � � a Source: City of Santa Clarita, Michael Baker International, Streetmix Figure 2-22. Example of Major Connector Location: Cambridge, MA CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 138 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-23. Cross -Section of Major Connector with Parallel Parking L pmg tM— as Source: City of Santa Clarita, Michael Baker International, Streetmix Figure 2-24. Cross -Section of Type A Internal Road with Parallel Parking 41� Source: City of Santa Clarita, Michael Baker International, Streetmix CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 139 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-25. Cross -Section of Type A Internal Road with Bike Lanes 1 1� Source: City of Santa Clarita, Michael Baker International, Streetmix Figure 2-26. Cross -Section of Type B Internal Road WIN IBM; pa� no ■ ■ NP� ■■ Source: City of Santa Clarita, Michael Baker International, Streetmix no c (L v d Q U) L d d U 0 c (L v d Q U) L d d U c 3 0 H CU 0 c d E t v 2 a CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 140 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 3. Roundabouts Roundabouts are encouraged at intersections throughout the SPA because they serve to reduce vehicle speed, reduce traffic congestion, increase vehicle safety, reduce the number of conflict points with pedestrians and bicyclists, and reduce vehicle emissions when compared to traditional signalized intersections and/or intersections with four-way stops. Roundabouts are subject to the following standards: • Roundabouts must be of an appropriate size to fit the context in which they are located and consider issues including, but not limited to, traffic volumes, desired vehicle speeds, and line -of - site in their design. • Roundabouts must include safe pedestrian crossings and are encouraged to use enhanced concrete/paving designs in lieu of traditional painted crosswalks as noted below. • Roundabouts are encouraged to be located as focal points or along visual axes within signature vistas. • Roundabouts must have landscaping, monumental architecture, fountains, public art and/or other architectural features located in their center. However, central features should be designed to not block line -of -sight for vehicle operators using the roundabout. Figure 2-27. Roundabout vs Intersection Conflict Points Roundabout 7 1 � 1 k i�v I �xe A r 08 'Vehicle conflicts ❑8 Pedestrian conflicts Intersection t l 1 1 J • 32 Vehicle •conflicts ❑ 24 Pedestrian conflicts Source: github.com/CitiesSkylinesMods/TMPE/issues/73, Accessed ApHI3, 2022 Figure 2-28. Bike Navigation Through the Roundabout Source: Michael Baker International CHAPTER 2: DEVELOPMENT FRAMEWORI I Packet Pg. 141 Mh ROUNDABOUTS ARE ENCOURAGED TO BE LOCATED AS FOCAL POINTS OR ALONG VISUAL AXES " WITHIN SIGNATURE VISTAS. LOCATION: OLD TOWN NEWHALL, SANTA CLARITA, CALIFORNIA }# Fs f , iri K•a. a:\ , -•4 n F €, l ,L 7' Packet Pg. 142 `� t t \ SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-29. Example of Roundabouts Along East-West and North -South Connectors Location: Santa Clarita, CA Figure 2-30. Examples of Mini Roundabouts on Internal Streets Location: Left Picture- Edmonds WA; Right Picture -Maryland 4. Additional Requirements The following are additional requirements related to the roadway network throughout the SPA: Bulb -outs Bulb -outs enhance pedestrian safety, contribute to traffic calming, and help create a sense of place by adding visual interest to intersections. Bulb -outs throughout the SPA: • Must be provided at intersections with a major connector. • Are strongly encouraged to be provided at intersections with Type A internal roads. • Must provide architectural treatments including landscaping, lighting fixtures, street furniture, and/or non -view obscuring architectural elements such as pony walls. • Bulb -outs must be provided at all mid -block crosswalks on major connectors. CHAPTER 2: DEVELOPMENT FRAMEWORK J Packet Pg. 143 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-31. Bulb -out Examples Location: Bridgman, Mi Crosswalks Crosswalks must be provided at all intersections throughout the SPA. Crosswalks are subject to the following design requirements: • Must be clearly marked and highly visible. • Must include traffic control measures including, but not limited to, stop signs. • Must include decorative paving at intersections with major connectors. • Mid -block crosswalks are encouraged, when appropriate and with traffic control measures, in areas along major connectors where long distances exist between intersections. S. Signature Vistas Major connectors, and both types of internal roads must be used as visual axes to create signature vistas throughout the SPA. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 144 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ELEMENT M02 - PEDESTRIAN STREETSCAPES DESCRIPTION Creating pedestrian -friendly streetscapes fosters vibrant, livable, and sustainable communities. Well -designed pedestrian infrastructure, such as sidewalks, plazas, and walkways, can encourage social interaction, support local businesses, and create inviting public spaces. This contributes to a sense of community, enhances the quality of life, and improves the overall attractiveness of an area. Figure 2-33. Green Space Examples Location: Bethesda, MD CONTEXT The portion of Town Center Drive within the Town Center Drive Subarea and western portion of the Valencia Town Center Subarea represents the only effective street scene in the SPA. It will serve as the foundation for the required extension of Town Center Drive from its current terminus at the western entrance to the Valencia Town Center Mall, through the Valencia Town Center Subarea to Citrus Street as well as a potential extension to Valencia Boulevard. LOCATION Streetscape requirements apply to all major connectors and internal roads within the SPA. EXECUTION Improvements within the public realm are subject to the following development standards. 1. Sidewalk Zones All roads must contain one or more of the following sidewalk zones, depending on the type of road. The maximum combined width of all sidewalk zones from building fagade to curb is 30 feet. Activity Zone When required, the activity zone is located between the fagade of a building and the Pedestrian Zone. The activity zone is intended to establish a lively street scene by providing space for outdoor dining, displays of merchandise, and seating areas. Activity Zones have a maximum width of 18 feet, but are encouraged to vary in width along the length of the major connector. Activity Zones may create recesses in the building fagade beyond the back of sidewalk, provided that the distance between the fagade and the Pedestrian zone is no wider than 18 feet. Pedestrian Zone The pedestrian zone provides a clear, unobstructed sidewalk for pedestrians measuring a minimum of 6 feet in width. Parkway Zone When required, the parkways zone is located between the pedestrian zone and the road. This zone contemplates parkway landscaping, street trees, street furniture, light fixtures, and wayfinding signage. The minimum width for the parkway zone is 6 feet. CHAPTER 2: DEVELOPMENT FRAMEWORK J Packet Pg. 145 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Sidewalk zones are required as follows: Table 2-5. Sidewalk Zones Activity Zone Pedestrian Zone Parkway Zone Type 18' Maximum 6' Minimum 6' Minimum IRA .. P. On. •-. -. •-. -. •-. -. .- Internal •... .- Internal •... Figure 2-34. Sidewalk Zones MIXED -USE BUILDING .a,.�... SIDEWALK ZONES Source: City of Santa Clarita, Michael Baker International, Streetmix 2. Public Realm Amenities Public realm amenities include elements that create a more pleasant, comfortable pedestrian environment within the public realm. These include, but are not limited to, outdoor dining and display of merchandise, pedestrian -scale architectural features, street furniture, street trees, and landscaping. Public realm amenities are generally contemplated for the activity and parkway zones within the public realm. Together, these elements function in concert to create vibrant street scenes and to define smaller, intimate spaces within a larger urban context. For major connectors, the theme and style of public realm amenities must be consistent along the entire alignment. Outdoor Dining Individual commercial tenants such as restaurants, cafes, ice cream parlors, and bakeries may place street furniture for outdoor dining in the activity zone subject to the following design standards: • Outdoor dining is subject to review and approval of the Director of Community Development. • Outdoor dining may not encroach into the pedestrian zone, obstruct any accessible walkway, other business, parking spaces, bicycle parking, or other space required by local, state, or federal building or safety codes. • The width of the outdoor dining area must not exceed the frontage width of the individual tenant space. • Furniture must be of an appropriate scale to fit the space and must not be affixed to the ground. • Furniture must be made of durable material and well maintained without stains, rust, tears, splinters, or discoloration. c ca FL a� a L a� Y a� U c 3 0 c c2 a U a� a L a� Y U c 3 0 c� L 0 c a� E t U Y Q CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 146 SANTA CLARITA TOWN CENTER SPECIFIC PLAN • Umbrellas must be constructed of fade resistant, durable materials and have a minimum clearance of 7 feet between the ground and the lowest edge of the umbrella, and not be taller than 9 feet overall. • Striped or heavily patterned materials are discouraged. • Above -grade planters or pots used as part of the outdoor dining space must be a minimum height of 2 feet and a maximum height of 4 feet. All landscaped material must be kept in healthy condition. • Each outdoor dining use may have one menu board measuring no more than 9 square feet. Menu boards may not be affixed to building frontages or the ground. • No off -site signage is permitted, and any proposed signage to be located upon umbrellas, barriers or similar are subject to the approval of the Director of Community Development. Figure 2-35. Sidewalk Dining Examples Location, Miami Beach, FL CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 147 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Outdoor Display of Merchandise Individual retail tenants may display merchandise in the activity zone subject to the following development standards: • Outdoor display of merchandise is subject to review and approval of the Director of Community Development. • Outdoor display of merchandise may not encroach into the pedestrian zone, obstruct any accessible walkway, other business, parking spaces, bicycle parking, or other space required by local, state, or federal building or safety codes. • The width of the outdoor display of merchandise area must not exceed the frontage width of the individual tenant space. • Merchandise is limited to one display per business and must be displayed during regular business hours only. • Displays may not be affixed to the ground or building fagade Pedestrian -Scale Architecture: Pedestrian -scale architecture refers to treatments on the first floor of street facing building fagades that enhance the pedestrian experience and help define the public realm as a space. Pedestrian - scale elements must be included for fagades along major connectors and is encouraged for fagades along Type A internal roads. Examples include, but are not limited to: • Enhanced architectural details and finishes. • Additional building articulation. • Varied building setbacks. • Awnings. • Large windows. • Decorative lighting. Figure 2-36. Pedestrian Scale Design Figure 2-37. Exam pie of Light Pole Jul, I / Location: Long Beach, CA EM CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 148 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Landscaping For frontages along major connectors and Type A internal roads, landscaping must be provided in the parkway zone. Landscaped parkways are not required to occupy the entire width of the parkways zone, but should be designed to provide a comfortable setback between the pedestrian zone and street. Street trees must be included and be of a specimen size and distribution frequency that creates a consistent vertical landscaping element along the entire alignment of the adjacent roadway. Location: Irvine, CA Street Furniture Street furniture provides the opportunity to relax and gather within the public realm. Street furniture may be located within the activity zone or within the parkway zone. Furniture within the parkway zone should be of a consistent style and material along the entire alignment of major connectors. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 149 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-39. Street Furniture Examples writ r w":z-F si f C ca a a� a a� c a� U c 3 0 r— m a .v a> CL N L U c 3 0 0 a� t U c� Y Q CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 150 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Bicycle Parking Bicycle parking, including bicycle racks and/or lockers, must be provided in the public realm along major connectors and Type A internal roads and may be placed in the activity and parkway zones. Providing bicycle parking at a rate that exceeds the requirements of the California Building Code is strongly encouraged. Bicycle parking facilities are also encouraged to be decorative whenever feasible. Wayfinding Signage Wayfinding signage may be placed in the parkway zone, subject to the following development standards: • Wayfinding signage must have a maximum dimension of 6 feet in height by 4 feet in width. • Wayfinding signage must not contain digital content within the public realm. • Wayfinding signage must not be located in a manner that obstructs line -of -site for vehicle or bicycle operators. • Wayfinding signage must not encroach into the pedestrian zone. Figure 2-40. Wayfinding Signage Examples Location: Madrid, Spain Jr CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 151 SANTA CLARITA TOWN CENTER SPECIFIC PLAN A -Frame Signage A -frame signage may be placed in the activity zone or parkway zone, subject to the following standards: • A single A -frame sign may be placed in front of each individual commercial tenant space during operating hours of the associated business. • A -frame signs must be no taller than 36 inches in height with a maximum sign area of 7 square feet per side. • A -frame signage must not be affixed to the ground. • When located in the parkway zone, a -frame signs may not be placed within a landscaped area or planter. Temporary On -Street Events Incorporating design features in the extension of Town Center Drive that allow for a portion, or portions of, its alignment to be closed to vehicle and bicycle traffic for temporary events is strongly encouraged. Events including, but not limited to, festivals, seasonal celebrations, street markets, art shows, and live music would occur both within the public realm as well as the street alignment itself. Events are subject to the review and approval of the Director of Community Development via the Temporary Use Permit Process. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 152 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-41. Temporary Use Examples e� 3 5z VP, 0 A k: Location: Top left- New York City, NY; top right- New York City, NY; Bottom right- Los Angeles, CA bottom left- Brea, CA. I CHAPTER 2: DEVELOPMENT FRAMEWORK j Packet Pg. 153 SANTA CLARITA TOWN CENTER SPECIFIC PLAN ELEMENT M03 - PEDESTRIAN & BICYCLE NETWORKS DESCRIPTION A vital component of the TCSP is the creation of an extensive and functional network of pedestrian and bicycle paths throughout the SPA. The networks must provide robust linkages across the full extent of the SPA, both to the east and west as well as to the north and south. To do so, development must focus on creating pedestrian and bicycle facilities that are safe, accessible, convenient, practical, and attractive that integrate into the City's existing sidewalks, paseos, paseo bridges and bicycle paths, and bus stops surrounding the SPA. Special emphasis should be placed on improving pedestrian bridge connectivity between the SPA and the McBean Regional Transit Center. Improving pedestrian mobility ensures that all individuals have equal access to essential services, amenities, and public spaces. Improving pedestrian mobility and creating a pedestrian -friendly environment also fosters vibrant, livable, and sustainable communities. Well - designed pedestrian infrastructure, such as sidewalks, paseos, plazas, and walkways, can encourage social interaction, support local businesses, and create inviting public spaces. This contributes to a sense of community, enhances the quality of life, and improves the overall attractiveness of an area. Establishing a comprehensive network of bike infrastructure and supporting facilities in the SPA and connecting it to surrounding trails will improve bike connectivity and encourage more people to choose cycling as a sustainable and efficient mode of transportation. This not only benefits individual cyclists but also contributes to reducing traffic congestion, improving air quality, and promoting healthier and more livable communities. CONTEXT No integrated pedestrian or bicycle networks exist within the SPA and, as such: • Walking or riding between subareas is impractical, time consuming, and emphasizes reliance on transportation by car. This, in turn, diminishes the ability for visitors, employees, and residents within the SPA to "park once" while on -site. • There are no convenient pedestrian or bicycle pedestrian paths across the SPA that form linkages between the peripheral streets that define its boundary. This forces pedestrians and bicycle riders using the existing City trail network to take longer routes around the perimeter of the SPA to reach their destinations. LOCATION Pedestrian and bicycle networks must be developed throughout the SPA. EXECUTION The following development standards apply to the creation of robust pedestrian and bicycle networks that provide connectivity throughout the SPA and are integrated into the City's sidewalk and trail network along peripheral streets. 1. Pedestrian Path Standards Pedestrian paths, including sidewalks and paseos, provide for the safe and efficient flow of foot traffic in the SPA. Each type of pedestrian path is subject to the following development standards: CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 154 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Sidewalks Sidewalks are the primary form of pedestrian travel in the SPA, have a minimum width of 6 feet, and are generally part of the public realm along major connectors and internal roads. Paseos Whereas sidewalks form the primary pedestrian network along streets and the perimeters of development blocks, paseos are pedestrian pathways that provide mid -block connections and traverse inward across development blocks. Paseos are typically designed to enhance opportunities for pedestrian travel away from major connectors and public roads, and provide access to inward - facing commercial land uses within a development block including shops, cafes, and restaurants as well as interior features like public spaces and common spaces. Paseos are subject to the following development standards: • Paseos must be a minimum of 8 feet in width, with 10 feet being preferred. • Paseos may accommodate pedestrian and bicycle traffic. • Commercial uses are strongly encouraged to front along paseos. • Paseos are encouraged to be used as visual axes for the creation of signature vistas in conjunction with water features, monuments, architectural elements, and public art. • Paseos must incorporate seating areas, landscaping, and appropriate lighting. Figure 2-42. Examples of Paseos (Commercial and Residential Areas) Location Pasadena, CA L" IJ CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 155 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-43. Examples of Paseos Location: New York City, NY 2. Network Connectivity Connectivity of Development Blocks • Developments within individual blocks must provide direct access to all other adjacent development blocks via sidewalks and crosswalks and are encouraged to provide access via paseos. • Developments within individual blocks must provide bicycle access via Class II bicycle lanes on major collectors and/or Type A internal roads to other adjacent development blocks. • Both pedestrian and bicycle networks must contain wayfinding signage. Connectivity to Peripheral Streets Developments that are adjacent to peripheral streets must provide direct pedestrian access to facilities in the public right-of-way including sidewalks, trails, paseos, pedestrian bridges, and bus stops. Project design must coordinate with the City's Non -Motorized Master Plan regarding integration with future projects planned within the public right-of-way. c c� a a� a L Y c a� U c 3 0 c cU (L a� a (0 L 0) Y r_ 4) U c 3 0 c� L 0 Y E V Y Y Q CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 156 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a ELEMENT M04 - PEDESTRIAN BRIDGE CONNECTIVITY DESCRIPTION Three existing pedestrian bridges provide a safe method of pedestrian travel over peripheral streets and provide key linkages between the surrounding community and the SPA. Enhancing the appeal of these facilities will provide connections to a comprehensive walking path and paseo network within the SPA, encourage pedestrianism to and from the McBean Regional Transit Facility, and incent pedestrianism to and throughout the site. CONTEXT There are currently three pedestrian bridges that connect the surrounding trail network in the community with the SPA. However, each of the landing spots within the SPA should be enhanced to not only provide better access to the interior of the SPA, but to also make the pedestrian experience more enjoyable. Each bridge spans one of the major thoroughfares bordering the SPA, and each land within the Valencia Town Center Subarea. • McBean Parkway, directly south of the intersection with Mall Entry: This bridge provides the primary trail linkage between the McBean Regional Transit Center to the west and the SPA to the east. Within the SPA, the bridge lands at a sidewalk on the west side of a two-lane ring road that provides vehicle access to the surface parking lot near the western edge of The Patios. The nearest pedestrian access point into the interior of the SPA is approximately 275 feet south of the bridge's landing spot. Magic Mountain Parkway, directly east of the intersection of Cheri Fleming Auto Center Drive: This bridge provides the primary linkage between the existing trail system to the north and the SPA to the south. Within the SPA, the bridge lands near the southeastern corner of the intersection behind an existing fast food restaurant and then turns south, crossing a two-lane ring road that provides vehicle access to the surface parking lot near the food court of the Valencia Town Center Mall. • Valencia Boulevard, west of the intersection with Citrus Street: This bridge provides the primary linkage between the existing trail system to the south and the SPA to the north. Within the SPA, the bridge lands at the sidewalk west of the intersection. The nearest pedestrian access point into the SPA is nearly 600 feet west at the primary southern entrance into the Valencia Town Center Mall. LOCATION Development standards apply to all existing and future pedestrian bridges that connect the SPA with the surrounding community. EXECUTION 1. Landing Area Design Pedestrian bridge landing areas are subject to the following requirements: • Proposed projects that are adjacent to existing or new pedestrian bridges must provide a pedestrian bridge landing area. • Pedestrian bridge landing areas must: o Be of an appropriate size to provide a shaded seating area and have direct pedestrian connectivity into adjacent developments within the SPA. o Be equipped with wayfinding signage. 2. Bridge Relocation The relocation of the McBean pedestrian bridge to a location south of the existing bridge, and north of the intersection of McBean Parkway and Valencia Boulevard is strongly encouraged to enhance pedestrian access between the SPA and the McBean Regional Transit Center. Future bridge design should accommodate comfortable use by pedestrian and bicycle traffic. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 157 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-44. Pedestrian Bridge Location ¢ f 7 9 Exist r� RM MCEM �'k` iorill PoteWiW kk nsit New Bridge a 5m � M.mot t. n At a A GIC` Potential Plaza/ (JAf"glAf pPilo,`0 Greenspace '4R1{yyA' �I CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 158 SANTA CLARITA TOWN CENTER SPECIFIC PLAN ELEMENT M05 - MICRO MOBILITY DESCRIPTION Micro -mobility refers to the use of small, lightweight, modes of transportation for short -distance travel within urban areas. These modes of transport typically include electric scooters, electric bicycles, and other compact vehicles. Micro -mobility is well -suited for "last -mile" transportation, bridging the gap between public transit stations or bus stops and a final destination, and can also provide quick and efficient transportation between subareas within the SPA. CONTEXT There are currently no micro -mobility stations within the SPA. LOCATION Design standards for micro -mobility apply to the entire SPA. EXECUTION Micro -mobility must comply with the following development standards: 1. Micro -mobility stations should be located in high activity areas including, but not limited to, the Regal Cinema, The Patios, public and common spaces, pedestrian bridge landing areas, major employment areas, and transportation drop-off zones. 2. Stations should be located in areas that present minimal conflict with vehicle traffic. 3. All maintenance of micro -mobility stations and the removal of abandoned vehicles is the responsibility of the property owner or station operator. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 159 SANTA CLARITA TOWN CENTER SPECIFIC PLAN ELEMENT M06 - TRANSIT DROP-OFF ZONES DESCRIPTION A drop-off zone refers to designated areas where taxis and services such as Santa Clarita Transit, and transportation network companies (for example Uber and Lyft), pick-up or drop-off passengers. The purpose of the zone is to provide a convenient and safe area for quick pick-ups and drop-offs without obstructing traffic flow. CONTEXT Eight locations for Santa Clarita Transit services are currently located within the SPA, but there are no designated drop-off areas for transportation network companies. LOCATION A minimum of two drop-off zones must be created within the Valencia Town Center Subarea, and one drop-off zone must be created within the remaining subareas. EXECUTION Drop-off zones are subject to the following requirements: 1. Location Drop-off zones must: • Be within a convenient walking distance from significant amenities and/or destinations within the SPA. • Be able to accommodate both Santa Clarita Transit services as well as transportation network companies and taxicabs. • Be located in areas that avoid the potential for vehicle and pedestrian conflict to the greatest extent possible. 2. Design Drop-off zones must include the following: • Adequate space to allow for vehicle storage and turn arounds • A shaded seating area. • Wayfinding signage. Figure 2-45. Example Drop off Areas 5-minute Pedestrian Shed s i IN I , v AA M - hM k _ r Source: City of Santa Clarita, Michael Baker International, ESRI CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 160 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a PARKING A successful, comprehensive vehicle and bicycle parking strategy that provides safe, convenient, and attractive facilities is a vital component for the efficient daily operation of development within the SPA. Benefits include: • Enhanced, convenient access to shopping, dining, entertainment, employment, and residential opportunities. • Integration of wrapped parking structures that maximize available space and integrate into signature vistas within the SPA to create a more interesting visual environment in place of large surface parking lots. • Integration into an interconnecting pedestrian network and vibrant street scene that fosters a "park once" philosophy. Figure 2-46. Examples of Pedestrian Movement in Parking Area CHAPTER 2: DEVELOPMENT FRAMEWORK I Packet Pg. 161 SANTA CLARITA TOWN CENTER SPECIFIC PLAN ELEMENT PK1- PARKING STRATEGY DESCRIPTION Parking within the SPA must provide direct, convenient access to shopping, dining, entertainment, employment, and residential opportunities in a manner that maximizes the efficient use of available space. As such, the TCSP contemplates the utilization of wrapped, structured parking over surface parking because it serves to reduce the time and distance required for visitors, employees, and residents to travel between their vehicle and their ultimate destination, or destinations. Further, wrapped parking structures in alignment with signature vistas, public and common spaces, a robust pedestrian street scene, and an interconnected, on -site pedestrian network will create a more comfortable and visually interesting environment than travelling across open surface parking lots on foot. This encourages pedestrianism throughout the SPA and fosters a "park once" philosophy. Finally, a balanced on -site mix of uses will take advantage of shared parking opportunities between residential units and commercial space, both within the project and throughout the SPA. CONTEXT From a parking perspective, the SPA is dominated by the over 4,300 parking spaces distributed throughout 14 surface parking lots and one parking structure that surround the Valencia Town Center Mall within the Valencia Town Center Subarea. This has created a significant mass of surface parking along the southern, eastern, and northern mall frontages. In some cases, visitors and patrons must walk almost 900 feet from lots located on the northeast corner of the subarea to the nearest entrance of the mall. Further, many of the outlying parking lots go largely unused throughout the year, with peak demand only occurring once per year during the holiday season. This configuration is inefficient, inconvenient, and underutilizes the space within the subarea. The majority of parking within the Town Center Drive Subarea is provided by two large parking structures, each five decks in height. Additional surface parking is provided along the length of Town Center Drive. Parking in this subarea is efficient and convenient, providing direct access to shops, dining, entertainment, and employment options. The Town Center East Subarea consists of several properties and several individually -owned properties. Each property provides parking for the use or uses on -site, but with little to no connectivity to other properties or surface lots. There is no pooled or shared parking within the subarea and access to the Valencia Town Center Subarea, directly to the west, is limited. Although no surface parking has been constructed within the McBean and Valencia Subarea, code required parking has been included as part of the approved entitlement for hospitality and restaurant space. Under Assembly Bill (AB) 2097, the City has a restricted ability to define parking minimums for projects because the SPA is within mile of the McBean Regional Transit Center. However, AB 2097 does not remove the obligation for the provision of parking. LOCATION Parking requirements apply throughout the entire SPA for all development and redevelopment projects. EXECUTION 1. Parking Rates Commercial Parking • Commercial uses must provide 1 space per 285 square feet of commercial space (3.5 spaces / 1,000 square feet). • Parking for outdoor dining or outdoor display of merchandise within the activity zone of the public realm is exempt from parking rate requirements. CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 162 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Residential Parking Residential projects must provide parking according to the following schedule: • Units with two or more bedrooms: Two enclosed or structured parking spaces. • Studio units or units with one bedroom: One enclosed or structured parking space. • Guest parking: % space per unit. This may be shared with commercial parking spaces, subject to a parking analysis and approval of the Director of Community Development. • Enclosed parking spaces should include storage space for tenants. If spaces are not enclosed, storage space must be provided within the tenant's living space. Hospitality Parking • One parking space must be provided per room, plus parking for additional commercial or residential uses. A parking demand study that includes a parking analysis and survey data conducted by a licensed traffic engineer, or other traffic professional acceptable to the Director of Community Development, must be submitted for any proposed project that does not meet the minimum parking requirements identified above, per the Director's Policy dated March 6, 2024. 2. Other Parking Standards Unless otherwise identified within the TCSP, parking lot design and landscape standards must be consistent with UDC Chapters 17.51.030 (Landscaping and Irrigation Standards) and 17.51.060 (Parking Standards) • Wrapped, structured parking is strongly encouraged over surface parking. • Angled and parallel on -street parking provided on major connectors and Type A internal roads may be counted toward on -site parking requirements for developments they are associated with. • Loading areas must be provided at a rate consistent with UDC Chapter 17.51.060.E (Loading Areas), unless otherwise determined by the Director of Community Development. • All projects must comply with Tier 2 standards within the California Green Building Code for electric vehicle charging stations. • Pedestrian paths shall connect parking lots to main building entrances and prominent entry features within the SPA with minimal vehicular conflicts. Enhanced colors and textured materials and/or landscaping must be incorporated into pedestrian paths within parking lots. • Shared parking agreements are encouraged between various compatible uses. Shared parking agreements are subject to UDC Chapter 17.51.060.N (Modification of Off -Street Parking Requirements). • Bicycle parking is subject to the requirements of the California Green Building Code. However, exceeding identified requirements is encouraged to provide greater bicycle access throughout the SPA. CHAPTER 2: DEVELOPMENT FRAMEWORK d Packet Pg. 163 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 2-47. Example of Parking with Bulb -outs Location: Long Beach, CA Figure 2-48. Example of Protected Bike Lane with Parking Location: Kansas City, ,WO CHAPTER 2: DEVELOPMENT FRAMEWORK & STANDARDS Packet Pg. 164 i '% iip?w TvA b ""THE TCSP ESTABLISHES A HIERARCHY OF GATHERING AREAS INCLUDING LARGE PUBLIC SERVING SPACES, MORE INTIMATE NEIGHBORHOOD —FOCUSED SPACES, AND SMALLER PRIVATE SPACES THAT WILL SERVE BOTH THE ENTIRE COMMUNITYAS WELL AS RESIDENTS AND EMPLOYEES WITHIN THE SPA."' LOCATION: SANTA CLARITA, CALIFORNIA A Implementatio & Administratian I SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 1. IMPLEMENTING DOCUMENTS & ACTION This chapter includes the primary steps and components necessary to implement and administer the Town Center Specific Plan (TCSP). GENERAL PLAN AMENDMFr"-r To ensure internal document consistency, the City of Santa Clarita General Plan shall be amended concurrently with adoption of the TCSP. The following amendments shall occur as part of General Plan Amendment (GPA) 24-003: • Amend the General Plan Land Use Map to change the land use designation of parcels located within the Specific Plan Area (SPA) from Regional Commercial (CR) to Specific Plan (SP); and • Amend all other narrative and element maps in the General Plan to reflect and incorporate the new SP designation. ZONING CODE & ZONING MAP AMENDMENT Section 17.28.110 Specific and Corridor Plans of the Santa Clarita Zoning Code shall be amended to list the TCSP. The Zoning Map shall be amended to rezone all lands within the TCSP area from CR to SP. The Zoning Map Amendment shall occur concurrently with City Council approval of the TCSP and GPA. UNIFIED DEVELOPMENT CODE COMPLIANCE The TCSP provides new development standards and streamlined procedures for the properties within the SPA. All properties within the TCSP area remain subject to the Santa Clarita Municipal Code except where superseded by the TCSP. More specifically, all future development within the SPA shall comply with and follow all of the standards and procedures of Titles 16 and 17 of the Santa Clarita Municipal Code, collectively referred to as the Unified Development Code (UDC). Where the regulations of the TCSP differ from the provisions of the UDC, such regulations shall supersede the provisions of the UDC and the TCSP shall govern. All uses and all development within the SPA must comply with the development framework and standards in Chapter 2, and all other provisions set forth in this Specific Plan in addition to all other provisions of law. Any failure to comply with the Development Standards, Design Guidelines, or any other provision of this Specific Plan shall constitute a violation of the Municipal Code. Any such violations shall be subject to the enforcement provisions of the Municipal Code. Figure 3-1. Santa Clarita Zoning Map CHAPTER 3: IMPLEMENTATION & A I Packet Pg. 167 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2. PROGRAM ENVIRONMENTAL IMPACT REPORT A Program Environmental Impact Report (Program EIR) has been prepared for this Specific Plan in accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15168—Program EIR. CEQA Guidelines Section 15165 requires the preparation of a Program EIR where a phased project is to be undertaken and where the total undertaking comprises a project with significant environmental effects. The TCSP is anticipated to be implemented through a series of multiple development projects over many years, many of which will require discretionary development permit approvals and will therefore require consideration of CEQA. However, many such future actions will not require additional CEQA documentation, as they will be either be exempt from CEQA or will be within the scope of the TCSP Program EIR. Section 1.6 of the Program EIR describes various methods for utilizing the Program EIR for future activities, which include but are not limited to CEQA Guidelines Section 15168(c) for use of a Program EIR with later activities; CEQA Guidelines Section 15152 for tiering; CEQA Guidelines Sections 15162-15164 for subsequent or supplemental CEQA documentation and addendums; CEQA Guidelines Section 15182 for projects pursuant to a specific plan; and CEQA Guidelines Section 15183 for projects consistent with a community plan or zoning. MITIGATION MONITORING & REPORTING Public Resources Code Section 21081.6 requires that a reporting or monitoring program be adopted to ensure compliance with the mitigation measures included in the Program EIR during implementation of the TCSP project. The City has prepared a Mitigation Monitoring and Reporting Program (MMRP) in conjunction with the preparation of the Final Program EIR for the TCSP. The MMRP summarizes the required mitigation for impacts attributable to the project; identifies the party responsible for monitoring project compliance with the mitigation measures; and identifies the time period or project phase in which the mitigation measures are to be completed. TRANSPORTATION DEMAND MANAGEMENT (TDM) The UDC currently requires a TDM plan for projects that include a commercial or mixed -use development which generates 50 or more full-time employees. As set forth in the Program EIR, Air Quality Mitigation Measure-1 (MM-AQ-1), the TCSP also requires a TDM for mixed residential developments with 100 or more units. ELECTRIC VEHICLE CHARGING STATION Chapter 2: Development Framework & Standards includes a design standard to include electric vehicle charging stations at a rate, and in locations, that are consistent with Tier 2 requirements of the CalGreen Code. ELECTRIC LANDSCAPING EQUIPMENT All future projects that require a final landscape approval will include a condition that strongly encourages the use of electric (not gas - powered) equipment for landscape maintenance. CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 168 5� y � 4v a�,p 't s . ,; ! ■. Stam .4, aR i ;4 f �n v a, 1 5Fa` s "THE TCSP IS ANTICIPATED TO BE IMPLEMENTED BYA SERIES OF DEVELOPMENT PROJECTS OVER MANY YEARS. THE PRECISE DEVELOPMENT PROGRAM, LOCATIONS, AND DETAILS WILL BE DETERMINED BY THESE FUTURE DEVELOPMENTS." _ LOCATION: VALENCIA TOWN CENTER, CALIFORNIA s— i SANTA CLARITA TOWN CENTER SPECIFIC PLAN 3. ILLUSTRATIVE FULL BUILDOUT PLAN The TCSP is anticipated to be implemented by a series of development projects over many years. The precise development program, locations, and details will be determined by these future developments. Chapter 2: Development Framework & Standards provides detailed articulation of the vision, goals, policies, and expectations for future development within the SPA. It also establishes specific standards that set the key parameters of development, yet allows room for creativity and innovation. Chapter 2 of the TCSP: • Requires individual and collective development projects to meet the ongoing objectives of the City for the SPA; and • Allows future development the ability to exercise creativity, reflect and respond to market conditions and realities, and evolve over time. The TCSP also serves as an overall tool and method to incentivize the desired development. This is accomplished with a streamlined development application and environmental review process. The vast majority of projects that are consistent and compliant with and fully implement the TCSP may be approved administratively by the City's Community Development Department and with a streamlined environmental review, saving the City and applicants valuable time and resources. Each development application will be reviewed for compliance with the TCSP, specifically Chapter 2: Development Framework & Standards. Chapter 2 articulates the building blocks, expectations, and general requirements of the TCSP. It contains the Illustrative Full -Build Scenario (Figure 3-2), which illustrates the vision, goals, expectations, and essential components of the Specific Plan. There are many components and layers of planning that comprise the Illustrative Full -Build Scenario. The following figures highlight several of the key components of the Illustrative Full Build Scenario: • Land Use (refer to Figure 3-3) • Suggested Major Connectors and Internal Roads (refer to Figure 3-4) • Gathering Spaces & Pedestrian Mobility (refer to Figure 3-5) The purpose of the figures above, is to better identify these essential elements of the specific plan. These figures will be used to help evaluate future development proposals for consistency with, and implementation of, the TCSP. It is important to note that the Buildout Scenario does not serve as a rigid blueprint for development, but rather as a source of guidance and inspiration for future endeavors, considering the community's goals, market trends, and long-term needs. The Full Buildout Scenario and figures do, however, articulate the essential components of this Specific Plan and guide the necessary coordination of future development projects in the SPA as they implement the TCSP. The figures identify and enumerate the key components and relevant amounts of each of the components that make up the Illustrative Plan. These figures will provide guidance for review of compliance with the overall development program and ensure coordination of the essential elements for each, and between each, development project for the entire SPA and subareas. CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 170 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a For example, Figure 3-3 Land Use, is a generalized land use map that reflects the proposed building types and primary land uses in the Illustrative Plan — Full Buildout Scenario. Figure 3-2 provides an overview of the spatial relationships between and the relative sizes and proportions of the different uses and building types envisioned for the SPA. This and the other component plans are instructive, not Location: Valencia Town Center mandatory. The exact boundaries and precise mix of future uses and building types will be determined and implemented with approval of proposed developments. The plan reflects land area presumed to be necessary to accommodate the full buildout. Deviations are allowed, provided future developments do not materially prevent or limit the full buildout. Location: Valencia Town Center CHAPTER 3 : IMPLEMENTATION & ADM Packet Pg. 171 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 3-2. Full -Build Scenario UTM MUMo r '♦ MD M Glt MOUNTAIN P' RKW'II m1i W ALENCIAWN CENTERUB AREA e� _ o RMGM Owl' MCBEANREGIONAL � .�"` / ��._ • `� /' TRANSIT CENTER [MRTC) / u€ Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI LEGEND � � s SPEOFI[0.AM AREA BOEMMY - � Sl1B ttA1NNG AFEA 30UblRY AR MFCFOR SiNHF • • • • • oENInE .,, , �navr:Faa=aa RESRIN�AL CM[. IINLU9E�NMEPU5.1 RARgXGSFRUCiUPE HOIEL NIOV03➢ A L � E EXSi.GREiAIL EX6TINGOFFEE c t4 ,z U) U c 0 F_ c a d U) d c d U C `O r CU L 0 C d E t V a CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 172 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Figure 3-3. Land Use R- IP I I MQOE N I ® auum le.� UT=Go= 0D aQ4IQ� w �� j 1.000 � •�.�`�� LEGEND MCBEAN REGIONAL TRANSIT CENTER . SPE FICP ANAR ABOUNOARY OFFICE (MRTCI . SUH MANNINGAREAROUNbIRV I/ •y • RETAIL MAJOR CONNECTOR STREET INTERNALSTREET MIXFUUSE ■ . . ■ GARAGEA c— ...... PE—TRIANON—TREET/ HOTEL V EHI CLE AC C— FOR EMERGENCY Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI CHAPTER 3 : IMPLEMENTATION & AD Packet Pg. 173 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 3-4. Suggested Major Connectors and Internal Roads i� +� W 90z ♦A` �. 'V [oCfe nm H-1 �UDMM woo MCBEAN REGIONAL \ TRANSIT CENTER (MRTC) V , Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI I V✓ LEGEND � , � SPECIFIC PLAN AREA Rd NNNARY . � SN9PLANNIN6 ANEA 60NN�AFV n RSONNEETER STREET I� INTENNAL SIPEEi-TYPEA I� INTENNAL STREET -TYPE E' ■ . . ■ GAPFGE A(EE55 ...... — STRIANONLYSTREET( YERICLEACCE55FOR—RGENCY 'Type B lnlernal streets is dependent- the develo _ofeach block. c d v v U) L d d U c 3 0 H c CU (l C.) Q) U) Q) U c 0 H CU L Wt Q) I_ t C) a CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 174 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a Figure 3-5. Gathering Spaces and Pedestrian Mobility 9 16 ON � n a_E_I � Nl'JLl:A1.l III ' •I,I_• TOWN CENTER DR II W.IEWTE611R, �Cm • f�JD pG�1 •• MCBEAN REGIONAL TRANSIT CENTER j f (MRTC) I ` ,P 0.UL•33LJGi�.� � I ram; � a • Source: City of Santa Clarita, Michael Baker International, DLR Group, ESRI �) L7:.CJll 1_A °.L•JG�YiLY:I ' L ME c J Ca z Z W J a LEGEND SPECIFIC PLAN AREA RIBLIC GATHERING SMCE �.� SUBARM BOUNDARY PEDESTRNN BRIDGE (PROMS.) ■ ■ i ■ SIDEWALK PEDEftR WIN. � O (IXISTING) PEDFSTRUH/BIKE KITH CHAPTER 3 : IMPLEMENTATION & AD Packet Pg. 175 SANTA CLARITA TOWN CENTER SPECIFIC PLAN SPECIFIC PLAN COMPLIANCE Each development application will be reviewed for compliance with the TCSP, specifically Chapter 2: Development Framework & Standards. Fully compliant plans will generally be approved by the Director of Community Development. The Director of Community Development shall have the authority to require conditions of approval as necessary to comply with the framework elements, development standards and design guidelines in Chapter 2 of the TCSP. Applicants may then proceed with the satisfaction of any conditions of approval, and preparation of construction plans and building permit applications. Plans that the City does not deem to be fully compliant must demonstrate to the satisfaction of the Director of Community Development that: 1. They are consistent with the vision, goals, and framework elements of the TCSP; and 2. Will not preclude or prevent future compliance and implementation of the specific goals and design elements of the TCSP. Plans that fail these standards may be denied by the City or modified by the applicant. BALANCE OF LAND USES The Full Buildout Scenario within the TCSP includes approximately 2,200 residential units throughout the SPA. The City's Housing Element identifies the need for 446 affordable units on specific properties within the SPA. Because of this, the EIR prepared for the TCSP contemplated 20% of units within the SPA as being affordable. As required by the State, and in order to satisfy the TCSP goals for both compliance with the City's Housing Element, and to facilitate the implementation of a plan that is practical, flexible, and buildable, applicants are strongly encouraged to include affordable units to any project that proposes a residential component. As important as the TCSP's goal of creating a balanced mix of land uses, is the goal to simultaneously make great, unique places that further establish the SPA as a regional destination and creates a true town center. As described more fully in Chapter 2, this mix and balance of land uses and the placemaking amenities and design elements must be done in lock -step to: • Attract the kinds of land uses desired by the City Council and the community; and also • Create a vibrant, exciting, and visually interesting environment where visitors can shop, dine, be entertained, live, work, or simply spend time. At no time should residential growth occur in a manner that outpaces, or is out of balance with commercial growth and the placemaking framework elements. Chapter 2 further establishes the following four compliance tests and requirements to ensure that all development projects implement and achieve the desired balance of uses and amenities: DEMONSTRATE COMPLIANCE WITH ILLUSTRATIVE PLAN All development applications shall demonstrate compliance with the TCSP, including the Development Framework & Standards established in Chapter 2. RESIDENTIAL PROJECTS Each development project with a residential component: 1. Shall include a significant commercial component consistent with the Illustrative Plan; or 2. Shall provide a significant community amenity to the SPA above -and -beyond those already required as part of the development; or CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 176 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 3. Single -use residential projects that do not provide a significant community amenity: a. Are subject to a Minor Use Permit with review and approval by the Planning Commission via the public hearing process; and b. Are not eligible for the design incentive to share guest parking spaces with commercial parking spaces. DEVELOPMENT PROGRESS/ECONOMIC STUDY At the discretion of the Director of Community Development, the City may require an economic study to be included with an entitlement submittal that contains the: 230th, 560th, 800th, 1,100th, 1,450th, 1,800th, and 2,000th residential unit proposed within the SPA and/or that includes demolition of existing non-residential space of 25,000 square feet or more. The economic study must: 1. Include an assessment of how the proposed development will impact the economy of the SPA and the City; 2. Demonstrate how the project meets the TCSP's goal of balanced development based on the Low and/or Full Buildout Scenarios; and 3. Achieves the desired Jobs -Housing Balance within the SPA. If the study cannot demonstrate consistency with the overall vision of the TCSP, at their discretion, the Director of Community Development may: 1. Declare that the proposed project does not meet the overall intent of the TCSP and require the proposed project be modified; or 2. Require the inclusion of a significant community amenity in a manner consistent with item number two, above. SUBAREA PLANS At the discretion of the Director of Community Development, the City may require conceptual development plans for an entire subarea as set forth in Section 3.1.14 Subarea Conceptual Development Plans, below. LOT CONSOLIDATION It is the intent of the TCSP to actively encourage the voluntary consolidation and coordination of small and strategically located properties by owners working in concert with the City. Comprehensively planned development results in greater land use efficiencies, improved design, and reduced incremental costs typically associated with larger scale projects. Existing legal land uses and development that do not meet the requirements of this Specific Plan shall be permitted to continue indefinitely under legal nonconforming status, subject to the nonconforming regulations of UDC 17.05 (Legal Nonconforming Uses, Lots and Structures). This market -driven approach is intended to ensure that Specific Plan implementation benefits current businesses and landowners as well as future landowners, developers, and the larger Santa Clarita community. LAND DEVELOPMENT & COMMUNITY BENEFIT INCENTIVES Chapter 2: Development Framework & Standards of the TCSP includes a package of incentives that are available to promote and facilitate a variety of desirable project and community benefits, including consolidation and coordination of property and projects for appropriate plan implementation and compliance. The incentives will be requested and granted as part of the review and approval of development applications. CHAPTER 3 : IMPLEMENTATION & AD Packet Pg. 177 SANTA CLARITA TOWN CENTER SPECIFIC PLAN FINANCING STRATEGIES Section 65451 of the California Government Code requires that a specific plan include financing measures necessary to implement a proposed project. Typically, a variety of financing measures can be used to finance project construction; they include but are not limited Location: Old Town Newhall, Santa Clarita, California to special assessment districts, general obligation bonds, exactions, and other private financing methods. All of the required and proposed improvements within the SPA are the financial responsibility of the property owner(s) and future builder(s). CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 178 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 4. DEVELOPMENT REVIEW PROCESS DEVELOPMENT PLAN SUBMITTAL REQUIREMENTS All development applications shall follow the processes and submittal requirements of the UDC except as otherwise required in and superseded by the TCSP. SUBAREA CONCEPTUAL DEVELOPMENT PLANS At the discretion of the Director of Community Development, the City may require conceptual development plans for an entire subarea. VOLUNTARY AND INCENTIVIZED SUBAREA PLANS It is the intent of the TCSP to provide for coordinated and integrated development at the earliest possible point in the development review process and to discourage uncoordinated, piecemeal, inconsistent, or contradictory development. The cohesive, coordinated development will occur most effectively through the voluntary efforts of individual and/or multiple property owners through a subarea conceptual development plans process. Chapter 2: Development Framework & Standards includes a package of available incentives for the preparation of a subarea conceptual development plan. REQUIRED SUBAREA PLANS The Director of Community Development may require preparation of a subarea conceptual development plan for all existing properties in, and all projects proposed within, the SPA or subarea if it the Director of Community Development finds that a project -specific application(s) would result in piecemeal development that ultimately prevents or precludes future development of adjacent properties in a manner consistent with the TCSP. CONSTRUCTION TRAFFIC & ACCESS MANAGEMENT PLANS Construction Traffic and Access Management Plans are used to avoid construction -related safety hazards and to reduce disruptions of traffic operations. Construction Traffic and Access Management Plans will be required of development project applicants, to address temporary traffic impacts that could occur during the construction of the TCSP. The plans will be subject to approval by the City of Santa Clarita Department of Public Works. They will address construction traffic routing (e.g., detours and/or lane closures) and traffic control (e.g., with signage and construction flaggers), as well as vehicle, bicycle, and pedestrian safety. The plans will also be required to identify designated haul routes and construction staging areas, construction crew parking, emergency access provisions, traffic control procedures, and avoidance of traffic safety impacts during construction. The construction management plan will coordinate and ensure business, resident, and customer parking, traffic flow, and business operations are maintained throughout the construction period. LOCAL TRANSPORTATION ASSESSMENT REQUIRED All development projects will be reviewed in accordance with the Santa Clarita Local Transportation Assessment Guidelines for studying a project's effects on the transportation system. The purpose of the Local Transportation Assessment is to provide an in-depth project review to determine if operational improvements are needed to accommodate a project. The Local Transportation CHAPTER 3 : IMPLEMENTATION & ADI.I Packet Pg. 179 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 10 2.a Assessment Report includes vehicle operations analysis (intersection and segment level of service (LOS) and identifies any local transportation improvements required to accommodate the development while maintaining an acceptable LOS. This report will be reviewed by the City's Public Works Department as part of the decision -making process. The cost of any required improvements will be the responsibility of the developer. The Local Transportation Assessment is required to be completed to the satisfaction of the City's Public Works Department prior to the issuance of a land use entitlement and is required for projects generating 50 or more net new trips during either the AM or PM peak hours. Alternatively, a Local Transportation Assessment can be prepared to cover the projected buildout of a TCSP subarea or the entire SPA. Projects consistent with the development buildout analyzed in Local Transportation Assessment covering the applicable subarea or entire SPA shall be required to contribute their fair share of any required improvements identified within such Assessment, to the satisfaction of the City's Public Works Department. CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 180 SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a 5. ADEQUATE INFRASTRUCTURE AND UTILITIES The TCSP area has adequate Infrastructure and utilities for the existing and anticipated future development. This includes water supply, sewer, stormwater, power supply, gas supply, solid waste disposal, and telecom systems serving the SPA. It also includes public realm elements such as roadway network, access to the SPA, and parking which have been discussed in previous sections. The General Plan and the existing CR zone currently plan for and allow a floor area ratio (FAR) of 2.0 and residential densities up to 50 units per acre. The CEQA documentation for the General Plan Update accounted for the capacity and supply of basic utilities such as gas, electricity, water, sewer, and stormwater to support the FAR of 2.0 and density of 18 to 50 units per acre. The TCSP is consistent with and does not change or increase the land use or density allowed by the General Plan or existing CR zone, and therefore does not impact or affect the adequacy of the infrastructure for the area. Any development in the SPA will be required to submit detailed plans for utilities provided to the structure. These will be in accordance with the building permit package requirements set forth by the City of Santa Clarita. Costs to provide gas, electricity, sewer, water, and telecommunication to each development area will be borne by the developers to the extent that off -site infrastructure is required. Below is a discussion on status of primary utilities serving the SPA. 12020 Urban Water Management Plan for Santa Clarita Valley Water June 2021 Agency, /https://yourscvwater.com/sites/default/files/SCVWA/SCVWA-2020- UWMP-Volume-I_FINAL.pdf, accessed March 19, 2024 WATER Water is provided to SPA by Santa Clarita Valley (SCV) Water. SCV Water has evaluated the long-term water needs (water demand) within its service area and has compared these needs against existing and potential water supplies. Demand projections are based on applicable population projections and county and City land use plans, and account for conservation as well as climate change impacts and other relevant factors. Results indicate that the total projected water supplies available to the SCV Water service area over the 30-year projection during normal, single -dry, and multiple -dry year (five-year drought) periods are sufficient to meet the total projected water demands throughout the Valley provided that SCV Water continues to utilize available SWP Table A Supply Reliability (See Table 1), and will continue to incorporate conjunctive use (coordinated use of surface water and groundwater), water conservation, water transfers, recycled water, and water banking as part of the total water supply portfolio and management approach to long-term water supply planning and strategy1. CHAPTER 3 : IMPLEMENTATION & AD Packet Pg. 181 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Table 3-1. SWP Table A Supply Reliability Wholesaler (Supply Source) 2020 2025 2030 2035 2040-2050 Average Water Year(0 SWP Table A Supply 55,216 53,312 51,408 50,456 49,504 %ofTable AArnett ntidi 58% 56% 54% 539/ 52% Single -Dry Year SWP Table A Supply(e) 6,664 7,616 8,568 9,520 10,472 %ofTable AAmount(e} 7% 8% 9% 10% 11% SWP Table A Supplyln 4,760 4,760 4,760 4,760 4,760 %ofTable AAmountt't 5% 5% 5% 5% 5% Multiple -Dry Year19i SWP Table A Supply(g) 23,800 23,800 23,800 23,800 23,800 % of Table A Amonnttdi 25% 25% 25% 25% 25% Notes: (a) Supplies to SCV Water are based on DWR analyses presented in its 2019 DCR, assuming existing SWP facilities and current regulatory and operational constraints (except as otherwise indicated in Note 0. (b) Table A supplies include supplies allocated in one year that are carried over for delivery the following year. (c) Based on average deliveries over a repeat of the study's historic hydrologic period of 1922 through 2003. (d) Supply as a percentage of SCV Water's Table A Amount of 95,200 AF. (e) Based on a repeat of the worst case historic single dry year of 1977 (from 2019 DCR) (f) Based on the worst -case actual allocation of 2014. (g) Supplies shown are annual averages over five consecutive dry years, based on a repeat of the historic five-year dry period of 1988-1992. SEWER The City of Santa Clarita owns the local -serving sewer lines and the Los Angeles County Sanitation Districts owns trunk sewers in the project vicinity, with maintenance provided by Los Angeles County Sewer Maintenance Division (SMD). The City of Santa Clarita's Public Works Department ensures that the public sewer infrastructure is correctly designed and adequately sized prior to transfer of the sanitary sewer system to the County of Los Angeles SMD for maintenance. A sewer area study is required to be submitted by the developer to assess adequate sizing of the any new portion or connection to the sanitary sewer. The SPA has trunk lines on Magic Mountain Parkway and McBean Parkway to serve the project. Quick Structural Rating Report Priority List from the July 2018 City of Santa Clarita Sewer System Management Plan does not indicate any repairs needed to the sewer lines surrounding SPA2. STORMWATER The City of Santa Clarita has a network of stormwater infrastructure, including curbs, gutters, and storm drains, that prevent flooding on local streets by redirecting water into the Santa Clara River. The City is required to comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) Municipal Separate Storm Sewer System (MS4) Permit for stormwater and non- stormwater discharges from the MS4 within the coastal watersheds of Los Angeles County. In order to meet the standards created by the MS4 permit, there are a variety of stormwater quality control measures that can be implemented such as Green Street Low Impact Development (LID) practices within transportation corridors, such as City streets, roadways and parking areas. The developers are highly encouraged to use best management practices as discussed in City of Santa Clarita Green Streets Selection Guidance Manual for handling stormwater runoff. The use of stormwater treatment techniques such as bioswales, Silva Cells, and permeable paving is encouraged in landscape and parking areas. 2City of Santa Clarita SSMP, https://santaclarita.gov/wp- County of Los Angeles SSMP, content/uploads/sites/42/migration/City SSMP 2020.pdf, accessed March 19, https://www.lacsd.org/home/showpublisheddocument/970/63763756595463000 2024. 0 accessed March 19, 2024. 3 City of Santa Clarita Green Streets Selection Guidance Manual, https://filecenter.santa-clarita.com/GreenSC/2021-01- 15 B351 Santa%20Clarita%20GS%20LID%20Guidance%20Manual web.pdf, accessed March 19, 2024. C f>3 a tJ N CL N aD C N U C 3 O CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 182 SANTA CLARITA TOWN CENTER SPECIFIC PLAN Figure 3-6. Existing SIVID Sanitary Sewer Facilities JHR Legend SM D Sewer Manholes Other �rpk5 C:." SMDSewer Lines Clay Lined Clay Cement Lined Cement ABS Plastic k. — Other Agape pit I Trunk Main Lines Village iu 111-.7, C iu L1 7- _J LA County Parcels LA County Boundary JN , NCWBLV� -VALENCIA-- BLVD cial it'l .'�Cjty Hall LACounty_StreetMap Y-0 Cities and Communities F CHAPTER 3: IMPLEMENTATION & ADPacket Pg. 183l An SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a GAS Southern California Gas Company (SoCalGas) provides gas supply to the SPA. ELECTRICITY Southern California Edison provides electricity to the SPA. The use of solar panels to provide shade in parking areas is encouraged. Creative use of solar panels for building facades and roofs is also encouraged. Additionally, the provision of shade through the use of trees and temporary/permanent structures is encouraged. TELECOMMUNICATION AT&T and Comcast provide telecommunication services to the SPA. SOLID WASTE DISPOSAL The City's current franchised waste hauler is Burrtec Waste Industries, Inc. (Burrtec), which provides trash and recycling services for multi -family and commercial properties in the City of Santa Clarita. The developer will work with the City's franchised waste hauler for solid waste management services including bulk item pickup, cardboard recycling, and compactor services. The developer will provide detailed solid waste management plans per the City's requirements when submitting any entitlement package. CHAPTER 3 : IMPLEMENTATION & ADMINISTRATION Packet Pg. 184 6. ADMINISTRATION OWNERSHIP & MAINTENANCE PRIVATE OWNERSHIP & MAINTENANCE Except as explicitly proposed and approved as part of the project entitlement, or as already owned and maintained by the City, all proposed improvements will be owned, maintained, and managed by the project developer. PARKWAYS & PUBLIC AREAS The TCSP includes the development of public gathering spaces, and landscape parkways that propose pedestrian activities and provide an aesthetic backdrop to development. The maintenance of these common areas shall be the responsibility of the developer(s), a Property Owners Association (POA), or a maintenance assessment district established for all projects within the TCSP. For public areas with enhanced improvements, the developer shall enter into a bonded maintenance agreement ensuring maintenance of all landscaping and appurtenances within the right-of-way until such time a maintenance assessment district, homeowners association (HOA), POA, or other such mechanism is established for the maintenance of all landscaping and appurtenances. PRIVATE DEVELOPMENT LANDSCAPED AREAS Landscaping, private recreational amenities, and open areas will also be developed in conjunction with private development proposals. The maintenance of these areas will be the responsibility of individual property owner(s) or a POA. SANTA CLARITA TOWN CENTER SPECIFIC PLAN 2.a NONCONFORMING USES Any uses, lots, or structures that become legal nonconforming as a result of the adoption of the TCSP shall be subject to the provisions and requirements of UDC 17.05 (Legal Nonconforming Uses, Lots and Structures). See also Chapter 2, Section 2. Applicability, regarding legal nonconforming uses. AMENDMENTS All proposed or required amendments to the TCSP shall follow the requirements and procedures of UDC 17.28.110 (Specific and Corridor Plans, subsection H, Adoption and Amendments). SEVERABILITY In the event that any regulation, condition, program, policy, or provision of this Specific Plan, or the application thereof to any person or circumstance, is held to be invalid or unconstitutional by any court of competent jurisdiction, such regulation, condition, program, policy, or provision shall be deemed separate, distinct, and independent, and shall not affect the validity of the remaining provisions of this Specific Plan, or applications thereof that can be implemented without the invalid provision or application, unless the deletion of such regulation, condition, program, policy, or provision would result in a material change so as to cause compliance or enforcement of the Specific Plan to be unreasonable. CHAPTER 3 : IMPLEMENTATION & AD Packet Pg. 185 2.b (L w L) Q a U) d _ d U _ 3 0 H Proposed General Plan Land Use Designation and Zoning Designation Amendment Packet Pg. 186 Existing Land Use and Zoning Designation Regional Commercial (CR) Land Use Designation & Zoning Designation 071� 1 4, , //,� Cn L) 0 t7- Proposed Land Use and Zoning Designation . rfi Specific Plan (SP) Land Use Designation &,} Zoning Designation - , i I , Tuesday, April 16, 2024 CITY OF SANTA CLARITA PLANNING COMMISSION Regular Meeting Minutes 6:00 PM CALL TO ORDER Chair Burkhart called the meeting to order at 6:00 p.m. ROLL CALL City Council Chambers Chair Burkhart, Vice -Chair Ayala, Commissioner Berlin, Commissioner Eichman, and Commissioner Ostrom were all present. FLAG SALUTE Commissioner Eichman led the flag salute. COMMISSION SECRETARY ANNOUNCEMENT Rachel Clark gave the secretary announcement. APPROVAL OF MINUTES Rachel Clark read that changes would be made to the March 19, 2024, meeting minutes to make clarifications to Commissioner Berlin's comments and requests regarding medical rideshare, the entrance on Wiley and Calgrove, requests for renderings of the development, traffic simulations, and parking signage. A motion was made by Commissioner Berlin and seconded by Commissioner Ostrom to approve the minutes, as amended, from the March 19, 2024 meeting. Said motion carried by a voice vote of 5-0. PUBLIC HEARINGS ITEM 1 FARMER BOYS DRIVE -THROUGH RESTAURANT (MASTER CASE 23-190) A request to construct and operate a drive -through restaurant on a vacant parcel within the existing Copperhill Shopping Center. RECOMMENDED ACTION: 1. Receive staff presentation; 2. Conduct the public hearing; 3. Determine that the project is exempt from environmental review pursuant to California Environmental Quality Act Guidelines § 15303, as a Class 3 categorical exemption consisting of the construction and location of small facilities or structures; 4. Adopt Resolution P24-06, approving Master Case 23-190 (Architectural Design Review 23-027, Conditional Use Permit 23-011, Development Review 23-025) for the development of a new drive -through restaurant, Farmer Boys (Assessor's Parcel Number 2810-136-008), subject to the attached Conditions of Approval (Exhibit A); and 5. Take other action as determined by the Planning Commission. Lauren Eber, Assistant Planner II, presented on the item. The public comment portion of the public hearing was opened at 6:09 p.m. Sean Landess, of the applicant team, spoke on behalf of the project. Vice -Chair Ayala asked the applicant about the number of employees during business hours, the maximum capacity for the dining areas, and hours of operation. Sean Landess responded that they anticipate about 18 employees, with only six during each shift, the indoor dining area has a capacity of about 58 people, the outdoor dining has a capacity of about 18 people, and operating hours would be 6:00 a.m. to midnight. Commissioner Ostrom asked for more information on the stacking capacity of the drive -through queue. Commissioner Berlin also asked if the stacking would affect the adjacent fire station. Ian Pari, Senior Traffic Engineer, noted that the applicant provided a queuing analysis which demonstrates that it would not extend into the parking lot or on Copper Hill or impact the fire station. Chair Burkhart asked if there is a contingency plan in place should the stacking be more than anticipated per the queuing analysis. Sean Landess responded that additional staff would take orders in the drive through to allow more time for order preparation and relieve drive -through congestion. Commissioner Berlin asked if the nearby Starbucks drive -through would conflict with this proposed drive -through. Sean Landess responded that it is not believed to be an issue. Vice -Chair Ayala asked about the required number of parking spaces. Lauren Eber responded that 27 spaces are required but 30 spaces are being provided. The public comment portion of the public hearing was closed at 6:19 p.m. A motion was made by Commissioner Berlin and seconded by Commissioner Eichman to determine that the project is exempt from environmental review pursuant to California Environmental Quality Act Guidelines § 15303, as a Class 3 categorical exemption consisting of the construction and location of small facilities or structures and adopting Resolution P24-06, approving Master Case 23-190 (Architectural Design Review 23-027, Conditional Use Permit 23-011, Development Review 23-025) for the development of a new drive -through restaurant, Farmer Boys (Assessor's Parcel Number 2810-136-008), subject to the attached Conditions of Approval (Exhibit A). Said motion was carried by a roll -call vote of 5-0. Page 2 RESULT: APPROVED [UNANIMOUS] MOVER: Renee Berlin, Commissioner SECONDER: Lisa Eichman, Commissioner AYES: Eichman, Ostrom, Burkhart, Berlin, Ayala ITEM 2 THE TOWN CENTER SPECIFIC PLAN (MASTER CASE 22-105) The Town Center Specific Plan would provide a flexible, long-range vision for a balanced mix of retail, dining, entertainment, hospitality and commercial and residential uses across a 111-acre specific plan area within the Regional Commercial (CR) zone in the community of Valencia. RECOMMENDED ACTION: Planning Commission: 1. Receive staff presentation; 2. Open the public hearing to receive testimony from the public; 3. Provide direction to staff on project -related issues; and 4. Continue the public hearing to May 21, 2024. David Peterson, Senior Planner, presented on the item. Chair Burkhart asked how a balance of residential/commercial development is contemplated and also if any additional substations or fire stations for public safety are proposed. David Peterson described the approach and strategies to assist in keeping balance and discussed the process of obtaining those. He also noted that at this time, public safety agencies have not yet provided comment but would be addressed as part of the process as development projects are proposed. Commissioner Berlin asked how is it ensured that an entitled project is built noting concern that a project would be started but not completed. David Peterson responded that the City does not have anything that would require a project to be built, per the Unified Development Code (UDC) the grading activates the permit, but sometimes forces are beyond control that would dictate completion of a project. Vice -Chair Ayala asked for clarification on fire station location, and how sustainability features are incorporated into the project. David Peterson noted that the fire station will remain on Citrus Avenue and that the California Green Building Code and Tier 11 for electric vehicle spaces would be applied for sustainability. Public comment portion of the public hearing was opened at 7:09 p.m. Michael Platt of Centennial, a property owner within the Town Center Specific Plan Area, spoke on behalf of the project. There were two speakers in support of the project noting the support of the incorporation of denser housing, placemaking, communal interaction, and pedestrianism while also requesting additional focus and incentives for environmental stewardship. Page 3 There was one speaker in opposition of the project requesting to delay the project and for additional public participation. There were three speakers that spoke in a neutral position or did not disclose their position with requests to relocate bike lines for safety, extend the Environmental Impact Report (EIR) review period, and to expand the public outreach. There were also comments noting support of the "park once" concept and the need for more placemaking. Additional comments requested clarification on the term "encouraged," as it relates to the percentage of affordable units, and the incorporation of green spaces. David Peterson provided details related to "green items" noting emphasis on alternative transportation, connectivity to the McBean Transit, and pickup and drop off for rideshare. He also noted that the term "encouraged" takes place during the review process of each affordable housing development project referencing the Housing Element. He also provided more details on landscaping requirements and green spaces. Commissioner Berlin asked for more details on the public outreach efforts and the number people that attended. David Peterson stated that there were public workshops with one having 300-400 people in attendance and the other about 30 people in attendance, focus groups with the development and business community, social media outreach, online business survey (60-65 responses), and that staff walked the site and talked to tenants and operators. Public comment portion of the public hearing was closed at 7:35 p.m. Commissioner Eichman asked how affordable housing is determined. Commissioner Berlin asked if it includes workforce housing. Dave Peterson and Patrick Leclair, Planning Manager, referenced the Housing Element and that the income bracket is defined by the State annually. Karl Berger, the City Attorney, provided more details on the housing and income categories and how they are determined. Commissioner Eichman would like to encourage more "affordable" housing. Commissioner Eichman asked if this would connect to the paseo system and if bikes are allowed on the paseos sharing concern for speed and safety. David Peterson confirmed that it is adjacent to the pedestrian bridges and would link to the paseo system by way of sidewalks and other improvements. He also noted that per the micro -mobility section of the Specific Plan it would require adherence to rules of the road but will bring more details on the allowance of electric bikes and scooters on the paseo system. Chair Burkhart noted pedal assist bikes are permitted on City trails. Commissioner Berlin requested clarification from the City Attorney on workforce housing. Karl Berger noted that it determined by local jurisdiction. Commissioner Berlin echoed Commissioner Eichman in reaching the goal of 20% affordable/attainable housing by using a term stronger than "encouraged." David Peterson and Patrick Leclair responded noting consistency with the City's General Plan and UDC. It is also mentioned that per the Housing Element, there is an action item Page 4 to analyze an Inclusionary Housing Ordinance citywide including for specific plans such as this on that will be reviewed in the near future. Commissioner Eichman asked if The Collections property (Oxnard) has an affordable component there. David Peterson noted that it will be researched and provided. Commissioner Ostrom asked if this would create condos for the buildings. David Peterson noted that it would be at the discretion of the owner but it would not preclude a project with condos. Commissioner Berlin asked if buildout could be a combination of the low and full (high) build - out scenarios, if there could be a requirement for a construction/access plan for developers to coordinate in the instance of multiple developments at one time, and if a certain number of parking spaces would need to be maintained during construction. David Peterson noted that there is potential for a combination of scenarios. He also will provide draft language for the implementation of projects to coordinate development and that parking during development is analyzed on a case -by -case basis. Commissioner Berlin suggested to the property owner to consider a business interruption fund to assist in business retention during development. Commissioner Berlin asked the City Attorney if the project were to be approved now, how would it be affected by AB2097 (bundling of parking spaces). Karl Berger stated that the City of Santa Clarita is a General Law city, and is subject to state law. Due to concerns of potential unbundling of parking and spillover into commercial areas, Commissioner Berlin requested enforceable parking signage, a more frequent transit service, information on when road and other improvements are triggered, and asked if there could be a specified number of EV chargers operational at occupancy. David Peterson noted an addition to the implementation section to provide flexibility to develop a parking management program and include signage for future developments. He also noted that the improvements could be conditioned on a by project or by subarea basis dependent on how projects are submitted. He will also bring back specifics on Tier II EV charger requirements. Commissioner Berlin asked to include language that would require 100% of a community amenity to be paid (not just fair share) to benefit from the additional floor incentive. She also asked to add to encourage businesses in the Public Realm to bring in or secure outdoor items after hours, asked to note the potential of conditions for maintenance and collection of micro - mobility vehicles, and asked to clarify the road and trail types required for internal roads to provide more direction. Vice -Chair Ayala asked if there are concerns of delay due to CEQA for projects that are submitted after approval of the Specific Plan. David Peterson stated that if they meet the vision and requirements of the plan, no additional CEQA would be required but a traffic analysis would need to be submitted to determine impacts to level of service. Vice -Chair Ayala requested a traffic simulation, more community gathering spaces (use of roof space/terraces), she also asked for clarification on the certification for remediation of the Page 5 hazardous locations. David Peterson noted that this Specific Plan is a framework and that specific roads will be analyzed as developments are submitted. He also provided more information on the requirements and status of the remediation certification of the locations deemed hazardous. Vice -Chair Ayala recommends that the developer provide more energy sustainability, and consider opportunities to include a business center, museums, wholesale store, community event spaces, ways to incorporate public transportation using the City's trolley, EV charging in all parking areas, and potential solar carports in future projects. Commissioner Berlin asked if CalGreen requires solar. David Peterson will bring back more information on requirements. She also asked if a project could be submitted if it is not included in the permitted use chart. David Peterson noted that it could be but may require additional permitting. The project meeting schedule was discussed by the Commission. A motion was made by Commissioner Eichman and seconded by Vice -Chair Ayala to continue he item to the May 21, 2024, meeting. Said motion carried by a roll -call vote of 5-0. RESULT: APPROVED [UNANIMOUS] MOVER: Lisa Eichman, Commissioner SECONDER: Patsy Ayala, Vice -Chair AYES: Eichman, Ostrom, Burkhart, Berlin, Ayala PLANNING MANAGER'S REPORT Patrick Leclair provided a meeting forecast. Commissioners Berlin and Eichman noted a conflict for the July 2 meeting. Commissioner Berlin expressed concern for the balance of items to be heard at upcoming meetings. PLANNING COMMISSIONERS' REPORT There were no reports from the Commission. PUBLIC PARTICIPATION Addressing the Planning Commission were Kari McCoy, regarding LEAP Children's Museum, and Len Unkeless providing supportive comments on the Town Center Specific Plan and additional comments as it relates to handicap accessibility, transportation, and parking through the development. Page 6 ADJOURNMENT A motion was made at 8:24 p.m. by Commissioner Ostrom and seconded by Commissioner Eichman to adjourn the meeting. Said motion carried by a voice -vote of 5-0. ATTEST: PLANNING COMMISSION SECRETARY PLANNING COMMISSION CHAIR Page 7