HomeMy WebLinkAbout2025-06-24 - ORDINANCES - APPROVE MC 24 230 AMEND METROWALK 24 002soft ORDINANCE NO.25-2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, APPROVING MASTER CASE 24-230, CONSISTING OF SPECIFIC PLAN
AMENDMENT 24-002, INCLUDING AN AMENDMENT TO THE METROWALK
SPECIFIC PLAN DOCUMENT, AS SHOWN IN EXHIBIT A, SUBJECT TO THE
ATTACHED CONDITIONS OF APPROVAL (EXHIBIT B)
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1: FINDINGS OF FACT FOR MASTER CASE 24-230. The City Council
makes the following findings of fact and conclusions:
A. An application for Master Case 24-230 (Project), (Specific Plan Amendment 24-002),
was filed by the project applicant, B1uMax Santa Clarita, LLC (applicant), with the City
of Santa Clarita (City) on November 4, 2024. The property affected by this application is
located at Assessor's Parcel Numbers 2840-034-020, -021, -022; -023, -024, and -026
(Project site);
B. The approximately 20.4-acre MetroWalk Specific Plan Project (Project) site is located at
the southeast corner of Lost Canyon Road and Harriman Drive, a private street, and is
ON" located within the Specific Plan (SP) zone and General Plan land use designation. The
easternmost portion of the site is within the Santa Clara River Significant Ecological
Area (SEA) designated by Los Angeles County and included in the City's SEA Overlay
Zone;
C. Surrounding land uses include primarily multifamily residential development. The
Colony Townhomes, a multifamily residential community, is directly west of the Project
site. The Fair Oaks Ranch Community, which is comprised of multifamily and single-
family residential uses, is located to the south and west of the Project site. The existing
Metrolink rail line is immediately south of the Project site. The Vista Canyon Specific
Plan area is located north and east of the Project site, with multifamily apartments
constructed immediately north of the Project site. The Vista Canyon Multi -Modal Center
with a seven -bay bus transfer station and Metrolink rail station is located just east of the
Project site;
D. The amendment includes amendments to the MetroWalk Specific Plan allowing duplexes
and detached condominium (condo) units, reduction to setbacks between duplex and
detached condo units, eliminating planning areas, and an adjustment to the timing for
construction of the 49 affordable senior units. The Project includes the development of a
maximum of 498 residential units and a park;
.. E. On April 15, 2025, a duly noticed public hearing was held before the City of Santa
Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920
Valencia Boulevard, Santa Clarita;
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F. During this public hearing, the Planning Commission considered the staff report, the staff
presentation, the applicant presentation, and public testimony. The Planning Commission
voted 5-0 to adopt Resolution P25-05, recommending the City Council approve the
proposed Project;
G. The Project was placed on the agenda for the regular City Council meeting on May 13,
2025. Prior to opening the public hearing, the City Council voted to continue the item to
May 27, 2025; and
H. The City Council held a duly noticed hearing on Master Case 24-230 on May 27, 2025.
This ordinance, and its findings, are made based upon the evidence presented to the City
Council at its May 27, 2025, hearing including, without limitation, the staff report
submitted by the Community Development Director.
SECTION 2: CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FINDINGS. The City reviewed the environmental impacts of this Project under the California
Environmental Quality Act (Public Resources Code § 21000, et seq. CEQA) and the regulations
promulgated thereunder (14 Cal. Code of Regs. § 15000, et seq., the CEQA Guidelines). Based
upon the foregoing facts and findings, the Planning Commission recommends that the City
Council find as follows:
A. An Addendum to the Sustainable Communities Environmental Assessment (SCEA) for
this Project was prepared pursuant to CEQA Guidelines;
B. The proposed amendment would not result in any new significant impacts and would not
substantially increase the severity of any previously identified impacts;
C. There is not any new information requiring new analysis or verification, and no new
Project design features or mitigation measures required for new impacts;
D. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the Planning Commission is the Master Case 24-
230 Project file. This Project file is located within the Community Development
Department and is in the custody of the Director of Community Development; and
E. Based upon the findings set forth above, that the City Council find the Addendum to the
SCEA for this Project has been prepared in compliance with CEQA.
SECTION 3: GENERAL FINDINGS FOR MASTER CASE 24-230. Based on the
foregoing facts and findings for Master Case 24-230, the City Council determines as follows:
A. That the proposal is consistent with the General Plan;
Pursuant to Government Code section 65454, the proposed Specific Plan must be I
consistent with the General Plan by furthering the goals, objectives and policies of the
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General Plan. Specifically, the Housing Element and Land Use Element of the General
Plan include the following goals, objectives, and policies that contemplate a development
consistent with the proposed amended Specific Plan including:
Goal LU 3: Healthy and safe neighborhoods for all residents.
Objective LU 3.1: Provide for a diversity of housing types available to provide
safe and suitable homes for all economic levels, household sizes, age groups and
special needs groups within the community.
Policy LU 3.1.1: On the Land Use Map, designate adequate land for residential
use at various densities to provide a mix of housing opportunities for all segments
of the population, including attached, detached, senior, and mixed -use housing
types, which are consistent with community character and meet the region's
housing goals.
The proposed amendment to the Specific Plan would allow for a variety of housing types
including market -rate apartments, senior market -rate apartments, affordable senior
apartments, townhomes, and duplexes. This variety of housing types will allow for a
mixture of housing types that would meet the needs of the community and support the
above -referenced Goals and Objectives of the General Plan.
Goal LU 5: Enhanced mobility through alternative transportation choices and land
use patterns.
Objective LU 5.2: Coordinate land use designations with support services and
public transit in order to encourage vehicle trip reduction.
Policy LU 5.2.1: Designate higher -density residential uses in areas served by
public transit and a full range of support services.
The Project site is adjacent to the Town Center planning area of the Vista Canyon
Specific Plan as well as the Vista Canyon Multi -Modal Center, which includes a seven -
bay bus transfer station and a Metrolink rail line station providing residents access to
local and regional public transit opportunities and commercial services that would
encourage vehicle trip reduction.
Goal H.2: Promote the production of housing units, including affordable units, to
meet the City's identified housing needs.
Policy H 2.3: Encourage a variety of housing types such as single-family attached
(townhouses), multifamily units, planned unit developments, mixed use housing,
board and care facilities, and other typologies that make housing more affordable.
The proposed amendment includes 49 affordable senior housing units for low income (65
percent area median income) and provides the flexibility to have a variety of housing
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types allowed within the Specific Plan including townhomes, single-family condos,
duplexes, and multifamily units. The proposed change in the timing requirement for
construction of the affordable senior apartment units would allow more timing and
flexibility for the applicant to secure financing to build the affordable senior units,
therefore contributing to the City's goal of providing the much -needed low-income units
for the community.
B. The proposal is allowed within the applicable underlying zone and complies with all
other applicable provisions of this code;
The Project site has a General Plan Land Use designation of SP. Section 17.37.030 of the
Unified Development Code (UDC) establishes the SP zoning designation which identifies
lands in the planning area that are governed by an adopted specific plan. The MetroWalk
Specific Plan guides development of the 20.4-acre site, including "specific allowable
uses, maximum intensity standards, and development standards." The proposed
amendment would allow for greater flexibility within the plan and would not conflict
with the General Plan Use designation or the zoning designation of SP. Final product
types and site design will be reviewed as'projects as proposed and will be subject to a
Development Review and Architectural Design Review to ensure that projects comply
with the standards of the Specific Plan.
C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the
public convenience, health, interest, safety, or general welfare, or be materially
detrimental or injurious to the improvements, persons, property, or uses in the vicinity €
and zone in which the property is located; and
The MetroWalk Specific Plan Amendment has been evaluated in accordance with the
UDC, as well as the City's General Plan. The Project has been designed to be in keeping
with the provisions of the UDC as well as the goals and policies of the City's General
Plan as discussed above. The Project has been designed to complement the surrounding
development, specifically the Vista Canyon Specific Plan development immediately
north and east of the Project site. Pedestrian connectivity to the adjacent Vista Canyon
development has been incorporated into the Project to promote walkability by providing
direct links to public transit and commercial services and reduce vehicle trips. Finally, the
Project has been designed to be consistent with all applicable requirements for law
enforcement and emergency services for the Project site. Therefore, the Project will not
impact the public health, interest, safety, or general welfare, or be materially detrimental
or injurious to the improvements, persons, property, or uses in the vicinity of the Project
site.
D. The proposal is physically suitable for the site. The factors related to the proposal's
physical suitabilityfor the site shall include, but are not limited to, the following:
1. The design, location, shape, size, and operating characteristics are suitable for the
proposed use;
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am The original MetroWalk Specific Plan established the allowable uses, density, and
development standards for the Project site, and the proposed amendment will not
change the development standards in a manner where the conceptual plans would not
be suitable for the Project site. The amendment to the Specific Plan area has been
designed to be consistent and compatible with the adjacent Vista Canyon Specific
Plan, specifically to provide linkages to the Vista Canyon Multi -Modal Center as well
as to the existing and planned pedestrian trails through the Vista Canyon Specific
Plan area. With the Conditions of Approval, the Project will be suitable for the site
and the uses entitled with the Project.
2. The highways or streets that provide access to the site are of suff cient width and are
improved as necessary to carry the kind and quantity of traffic such proposal would
generate;
A detailed traffic analysis was prepared for the original MetroWalk Specific Plan to
evaluate the impacts of the Project, and it identified signalization and other roadway
improvements to ensure the public roadways are sufficiently improved to support the
additional Project traffic. The main infrastructure, including the proposed streets, is
already under construction, and the amendment does not propose to change the
streetscape. In addition, the Addendum to the SCEA did not identify any new or
significant traffic impacts. Furthermore, the Project Conditions of Approval require
the applicable improvements prior to issuance of a Certificate of Occupancy.
3. Public protection services (e.g., Fire protection, Sheriffprotection, etc.) are readily
available; and
The Project site is located in an established, urban environment that is serviced by
existing law enforcement and fire protection services. No additional impacts to public
protection services such as Fire and Sheriff protection were identified in the
addendum to the SCEA. Furthermore, the applicant will pay applicable fees to the
law enforcement and fire protection agencies to assist in offsetting any impacts to the
services necessary to properly service the Project.
4. The provision of utilities (e.g., potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is
adequate to serve the site.
The Project is in a portion of the City that is surrounded by developed communities
with access to the necessary utilities to service the Project site. The original
MetroWalk Specific Plan included an infrastructure development plan to identify
necessary on -site and off -site infrastructure improvements to connect to existing
supply and support the future development. A hydraulic analysis was also completed
for the Project determining that adequate water is available to meet the needs of the
,m" Project site. Finally, the main infrastructure to make utility connections has already
been installed on -site.
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SECTION 4: SPECIFIC FINDINGS FOR THE NO NET LOSS LAW. Based on the
above findings of fact and recitals and the entire record, including, without limitation, the
Addendum to the SCEA, 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 find as follows:
By providing flexibility of residential unit type, the proposed amendment does not change the
maximum number of permissible units. The final unit count would be determined at the time of
development based on the proposed housing units at that time. Therefore, the approval of the
requested amendments would not result in a net loss of units within the meaning of the State
housing laws at this time.
SECTION 5: APPROVALS. The City Council takes the following actions:
Adopt this ordinance approving Master Case 24-230, Specific Plan Amendment 24-002,
approving the amendment to the MetroWalk Specific Plan document (Exhibit A) for the
development of the MetroWalk Specific Plan Project, in the City of Santa Clarita, California,
subject to the Conditions of Approval (Exhibit B).
SECTION 6: RELIANCE ON RECORD. Each and every one of the findings and
determinations in this ordinance 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 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: NOTICE. This ordinance becomes effective 30 days after its passage and
adoption.
SECTION 9: EFFECTIVE DATE. The City Clerk will certify to the passage of this
ordinance and cause it to be published as required by law.
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PASSED, APPROVED, AND ADOPTED this 24`h day of June 2025.
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MAYOR
ATTEST:
CITY CLERK
DATE: L�J
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. 25-2 was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 27 h day of May 2025. That thereafter, said ordinance
was duly passed and adopted at a regular meeting of the City Council on the 24t` day of June
2025, by the following vote, to wit:
AYES: COUNCILMEMBERS: McLean, Ayala, Weste, Gibbs, Miranda
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 25-2
and was published in The Signal newspaper in accordance with State Law (G.C. 40806).
CITY CLERK
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EXHIBIT A
MASTER CASE 24-230
SPECIFIC PLAN AMENDMENT 24-002
DRAFT 2025 METROWALK SPECIFIC PLAN AMENDMENT
INCORPORATED BY REFERENCE
DOCUMENT CAN BE FOUND IN THE CITY CLERK'S READING FILE
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EXHIBIT B
MASTER CASE 24-230
SPECIFIC PLAN AMENDMENT 24-002
DRAFT CONDITIONS OF APPROVAL
In addition to all applicable provisions of the Santa Clarita Municipal Code (SCMC), B1uMax
Santa Clarita, LLC, agrees to comply with the following provisions as conditions for the City of
Santa Clarita's (City) approval of Master Case 24-230.
All conditions previously applied to the Metro Walk Specific Plan Project (Master Case 20-045)
through City Council Resolution No. 21-11 apply to this approval unless modified herein.
GENERAL CONDITIONS
GC 1. The approval of this project expires if the approved use is not commenced within two
years from the date of this approval, unless it is extended in accordance with the terms
and provisions of the City of Santa Clarita's (City) Unified Development Code (UDC).
GC2. To the extent the use approved with this project is a different use than previously
approved for the property, the prior approval must be terminated along with any
associated vested rights to such use, unless such prior approved use is still in operation,
or is still within the initial pre -commencement approval period. Once commenced, any
discontinuation of the use approved with this project for a continuous period of two years
or more must terminate the approval of this use along with any associated vested rights to
such use. The use must not be re-established or resumed after the two-year period.
Discontinuation must include cessation of a use regardless of intent to resume.
GC3. The Permittee may file for an extension of the conditionally approved project before the
date of expiration. If such an extension is requested, it must be filed not later than 60 days
before the date of expiration.
GC4. Unless otherwise apparent from the context, the term "Permittee" includes the Permittee
and any other persons, corporation, or other entity making use of this grant. The
Permittee must defend, indemnify, and hold harmless the City, its agents, officers, and
employees from any claim, action, or proceeding against the City or its agents, officers,
or employees to attack, set aside, void, or annul the approval of this project by the City,
including any related environmental approvals. In the event the City become aware of
any such claim, action, or proceeding, the City will promptly notify the Permittee. If the
City fails to notify the Permittee or if the City fails to cooperate fully in the defense, the
Permittee is not thereafter responsible to defend, indemnify, or hold harmless the City.
Nothing contained in this condition prohibits the City from participating in the defense of
any claim, action, or proceeding, if both of the following occur: 1) the City bears its own
attorneys' fees and costs; and 2) the City defends the action in good faith. The Permittee
is not required to pay or perform any settlement unless the settlement is approved by the
Permittee.
GC5. The Permittee and property owner must comply with all inspections requirements as
deemed necessary by the Director.
GC6. The project site must be developed and/or used in the manner requested and must be in
substantial conformity with the submitted plans date -stamped on file, unless revisions
and/or additional conditions are specifically required herein.
GC7. This approval runs with the land. All rights and obligations of this approval, including the
responsibility to comply with the Conditions of Approval, are binding upon Permittee's
successors in interest. The Conditions of Approval may be modified, terminated, or
abandoned in accordance with applicable law including, without limitation, the SCMC.
GC8. Any proposed deviations from the Exhibit(s), Project Description, or Conditions of
Approval must be submitted to the Director for review and approval. Any unapproved
deviations from the project approval will constitute a violation of the permit approval.
GC9. When exhibits and/or written Conditions of Approval are in conflict, the written
Conditions of Approval prevail.
GC10. The effectiveness of this project will be suspended for the time period that any Condition
of Approval is appealed whether administratively or as part of a legal action filed in a
court of competent jurisdiction. If any Condition of Approval is invalidated by a court of
law, the project must be reviewed by the City and substitute conditions may be imposed.
GC 11. The Permittee is responsible for ascertaining and paying all City fees as required by the
Santa Clarita Municipal Code (SCMC) and these Conditions of Approval. This condition
serves as notice pursuant to Government Code § 66020(d) that the City of Santa Clarita is
imposing development impact fees (DIFs) upon the Project pursuant to the SCMC and
these Conditions of Approval in accordance with the Mitigation Fee Act (Government
Code § 66000, et seq.). The Permittee is informed that it may protest DIFs in accordance
with Government Code § 66020 and that upon approval of these Conditions of Approval
by the City Council the 90-day approval period in which the Permittee may protest has
begun.
GC 12. The Permittee must sign these Conditions of Approval, as set forth below, to
acknowledge acceptance, within 30 days from the date of approval by the City Council.
GC 13. The City will only issue permits for the development when the construction documents
(e.g., building plans) substantially comply with the approved plans. Substantial
conformity is determined by the Director.
GC14. This decision is not effective until Permittee acknowledges acceptance of all Project
Conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if
there is an appeal, until a final decision has been made on the appeal. By use of the
entitlements granted by a development application, the Permittee acknowledges
agreement with the Conditions of Approval.
GC 15. Anything which is not shown on the application/plans, or which is not specifically
approved, or which is not in compliance with this section, is not approved. Any
application and/or plans which are defective as to, without limitation, omission,
dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any
entitlements granted by this approval null and void. Construction must cease until all
requirements of this approval are complied with. Development entitlements may be
withheld until violations of the SCMC are abated.
GC 16. The City will not issue a final Certificate of Occupancy until the Permittee complies with
all Project Conditions.
GC 17. Permittee must reimburse the City for all attorneys' fees expended by the City that are
directly related to the processing of this Project. The City will not issue a Final Certificate
of Occupancy or other final occupancy approval until all attorneys' fees are paid by the
Permittee.
PLANNING DIVISION
PL 1. The Permittee is approved to construct a maximum of 498 residential units, including
multifamily units as well as duplexes and detached condos, reduce the setback between
units from ten feet to seven feet, eliminate planning areas, and adjust the timing for the
construction of the affordable senior units as outlined in Condition No. PL28. The project
must be built and operated in accordance with the amended MetroWalk Specific Plan and
project description on file with the City's Planning Division under Master Case 24-230.
..• residential units within
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Planning Afeas with the following bfeakdown:
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PL8. Open space shall be provided for each residential unit at a ratio of 200 square feet
for each studio unit, 300 square feet for each one -bedroom unit, 400 square feet for
each two- or more -bedroom unit, and 650 square feet for each townhome, duplex, or
detached condo. Open space shall be provided in a combination of private and
common areas in conformance with the MetroWalk Specific Plan Open Space Plan.
PL8. Open space shall be provided for each residential unit at a ratio of 200 square feet
for each studio unit, 300 square feet for each one -bedroom unit, 400 square feet for
each two- or more -bedroom unit, and 650 square feet for each townhome, duplex, or
detached condo. Open space shall be provided in a combination of private and
common areas in conformance with the MetroWalk Specific Plan Open Space Plan.
PL28. The permittee must secure a building permit for constructing the income -restricted
senior apartments concurrently, or before, the Building Official issues a final
certificate of occupancy for the 240t` dwelling unit. The Building Official must issue 17
a final certificate of occupancy for all 50 income restricted units before or
concurrently with the final Certificate of Occupancy for the 270t` dwelling unit.
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