HomeMy WebLinkAbout1991-11-12 - AGENDA REPORTS - ZC 90 009 SINGLE FAMILY RESID (2)PUBLIC HEARING
DATE:
SUBJECT:
DEPARTMENT:
AGENDA REPORT y
City Manager Approval / :s
Item to be presente bya
Lynn M. Harris /vj/Y
November 12, 1991
Zone Change 90-009 from A-2-1 (Heavy Agriculture Zone, -minimum
lot size 1 acre) to R-1-6000 (Single=family Residential,
minimum lot size 6,000 square feet) over a portion of a 32 acre
parcel located approximately 1,000 feet west. of Rainbow Glen
Drive,. north of Via Princessa Road.' The project 'applicant is
the Santa Clarita Development Partners.
Ordinance No: 91-50
Community Development
BACKGROUND
On October 1, 1991, the Planning Commission approved. Tentative Tract Map
49647, through adoption of Resolution. P91-41 and contingentupon City Council
approval of Zone Change 90-009. The project allows the applicant to 'develop
29 single-family residential lots, 3 open space' lots and a.,,13.25 acre
remainder parcel over the 30.51 acre parcel: -
ANALYSIS
The subject property is located in the Via Princessa area and is surrounded by
vacant properties on all sides. The undeveloped site, consists of gentle- to
steep -sloping terrain.with scrub vegetation over a majority of the site. The
three open space lots total 9.16 acres and would be maintained by the 'future
Homeowners' Association.
Access to the project site would. occur from the Via Princessa Road extension.
Via Princessa is a 104 foot width highway that would extend through the site.
Two collector streets are proposed within the development area.
An initial study has been completed for the proposed project. The
environmental constraint areas include land use, traffic, erosion, fire
hazard, hillside management, and public services (i.e. schools). . At the
request of staff at the. Development Review Committee meeting, the applicant
submitted a noise study, biota report, traffic study, and cultural resources
report. It has been determined that this project would have no significant
adverse environmental impacts that could not be mitigated by the project's
design, standard City requirements, and conditions of approval. Subsequently,
a Mitigated Negative Declaration was prepared for this project pursuant to
Section 15070(b) of the California Environmental Quality Act Guidelines.
Agenda Item.
During the Planning Commission hearings on this project, the City was advised
that this project could impact one of the possible alignments of the future
State Highway 126. After reviewing the information available, the Planning
Commission approved the Tentative Tract Map. The attached staff report, dated
September 17, 1991, contains more information on this matter.
RECOMMENDATION
The Planning Commission recommends the City Council:
1. Approve the attached. Negative Declaration with the finding that the,
proposed project will not have a significant environmental effect;
2. Approve Zone Change 90-009 based on required findings; and
3. Introduce Ordinance 91-50, waive further reading, and pass to the second
reading.
ATTACHMENTS
Ordinance 91-50
Planning Commission Staff Reports
Resolution No. P91-41
Negative Declaration
FLF/366
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PUBLIC HEARING PROCEDURE
1.
Mayor Opens Hearing .
a. States Purpose of Hearing
2.
City Clerk Reports on Hearing Notice
3.
Staff Report
(City Manager)
or
(City Attorney)
or
(RP Staff)
4.
Proponent Argument (30 minutes)
5.
Opponent Argument (30_minutes)
6.
Five-minute Rebuttal (Proponent)
a. Proponent
7.
Mayor Closes Public Testimony
8.
Discussion by Council
9.
Council Decision
10.
Mayor Announces Decision
A
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING REGARDING
ZONE CHANGE 90-009, LOCATED ON THE
FUTURE EXTENSION OF VIA PRINCESSA
APPROXIMATELY 1,500 FEET WEST OF RAINBOW GLEN DRIVE
TO CREATE 29 SINGLE FAMILY LOTS,
THREE OPEN SPACE LOTS AND A
13.25 ACRE DESIGNATED REMAINDER.
THE ZONE CHANGE IS FROM A-2-1 (HEAVY AGRICULTURAL)
TO R-1-6000 (SINGLE FAMILY RESIDENTIAL)
IN THE CITY OF SANTA CLARITA
THE APPLICANT IS SANTA CLARITA DEVELOPMENT PARTNERS
PUBLIC NOTICE HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City
of Santa Clarita regarding Zone Change 90-009, located' on -the
future extension of Via Princessa approximately 1,500 feet west of
Rainbow Glen Drive to create- 29 single family lots, three open
space lots and a 13.25 acre designated remainder. The Zone.Change
is from A-2-1 (Heavy Agricultural] to R-1-6000 (Single Family
Residential) in the City of Santa Clarita. The applicant is Santa
Clarita Development Partners.
The hearing will be held by the City Council in the City Hall
Council Chambers, 23920 Valencia Blvd., 1st Floor, Santa Clarita,
the 12th day of November, 1991, ,at or after 6:30 p.m.
Proponents, opponents, and any interested persons may appear and be
heard -on this matter at that time.' Further information may be
obtained by contacting the City Clerk's Office, Santa Clarita City
Hall, 23920 Valencia Blvd., 3rd Floor, Santa Clarita.
If you wish to challenge this order 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 in written correspondence
delivered to the City Council, at, or prior to, the public hearing.
Dated: October 18, 1991
Donna M. Grindey
City Clerk
Publish Date: October 22, 1991
ORDINANCE NO. 91-50
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA CUR TA AMENDING THE OFFICIAL ZONING MAP
LOCATED ON THE FUTURE EXTENSION OF VIA PRINCESSA,
APPROXIMATELY 1,500 VEST OF RAINBOW GLEN DRIVE
(ZONE CHANGE NO. 90-009)
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN AS
FOLLOWS
SECTION 1. The City Council does hereby find and determine as follows:
a.. An application fora Zone Change was filed on July 5, 1990, by Santa
Clarita Development Partners (the 'applicant"). The property is located
approximately 1,500 feet west of Rainbow Glen Drive, on the northern and
southern sides of the future Via Princessa. The Assessor Parcel Number
for this site is 2836-014-057.
b. The Planning 'Commission held a 'duly noticed public hearing on the
application on July 16, 1991, August 6, 1991 and September 17, 1991 with a
approval occurring on October 1, 1991. At that time, the Planning
Commission adopted Resolution P91-41 approving 29 single-family
residential lots, three (3) open space lots and a remainder parcel,
S contingent on City Council approval of the zone change, excluding the
designated remainder parcel.
c. The City Council held a duly noticed public hearing to consider this
ordinance on Tuesday, November 12, 1991, at the City of Santa Clarita City
Council Chambers, 23920 Valencia Boulevard,.Santa Clarita, at 6:30 p.m.
SECTION 2. Based upon the testimony and -other evidence received at the
public hearing, and upon the study and investigation made by the Planning
Commission and the City Council, and on their behalf, the City Council further
finds and determines as follows:
a. The recommended zone change of the 17.26 acre portion will not result in a
significant negative environmental effect. Implementation of this
proposal will cause.no adverse effects in the environment which cannot be
adequately mitigated through the application of available controls. The
change in. zone will not cause substantial environmental damage or
substantial and avoidable injury to fish or wild life on their habitat,
since the project site is not located in a significant ecological area.
b. Modified conditions warrant a change of zone in the Via Princessa area
because the. applicant will construct,a portion of Via Princessa Road and
initiate and .contribute to a funding mechanism ensuring that the
construction of Via Princessa Road from the project site to San Fernando
Road occurs in a timely manner.
c. The need for the proposed -zone change exists within the.Via Princessa area
because of the developmental benefits the .project is contributing to the
City of Santa Clarita (i.e., construction of a portion of Via Princessa (a
Master Planned Highway), Open Space Lots, and natural hillside
preservation).
d. The property is a proper location for the R-1-6000 Zone (Single-family
residential, minimum lot size 6,000 square feet) within the Via Princesses
area because the project is proposing traditional single-family zoning in
conformance to the draft General Plan designation of RL (Residential Low:
1.1 - 3.3 units per acre) for a portion of the site.
e. The placement of the R-1-6000 Zone at the project location will be in the
interest of public health, safety, and general welfare, and in conformity
with good zoning practice because all necessary utilities will provide
service and all applicable development standards will be applied to the
project.
f. The proposed zone change to R-1-6000 over the 17.26 acre portion of the
30.51 acre site and subsequent development• are anticipated to be
consistent with the intent and objectives of the City's Draft General Plan.
g. In taking this action, the City Council has considered the effects of the
decision on the housing needs of the region in which the City is located
and balanced those needs against the public service needs of.the City
residents and available fiscal and environmental resources.
SECTION 3. The City of Santa Clarita City Council has reviewed and
considered the environmental information contained in the Initial Study, which
was approved by the. Planning Commission, and determines that it is in
• compliance with the California Environmental quality Act and that the proposed
project will not have a significant impact on the environment. A Negative
Declaration was prepared for this project. Based upon the findings stated
above, the City Council hereby approves the Negative Declaration.
SECTION 4. Based upon the. forgoing, the City Council does hereby
ordain that the application for a zone change, excluding the designated
reminder parcel, from A-2-1.(Heavy Agriculture,.I acre. minimum lot size) to
R-1-6000 (Single-family •Residential, 6,000 square feet minimum lot size) is
approved. The zoning boundaries, excluding the 13.25 acre remainder parcel.
shall conform to. Exhibit •A," which is the site plan for Vesting Tentative
Tract Map 49549.
ATTEST:
PASSED, APPROVED, AND ADOPTED THIS _ DAY OF , 1991.
City Clerk
Carl Boyer, MAYOR
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) ss
.CITY OF SANTA CLARITA)
I, City Clerk of the City of Santa Clarita, do
hereby certify that the foregoing Ordinance No. 91-50 was regularly introduced
and placed upon its first reading at a regular meeting of the City Council on
the _ day of 1991, that thereafter, said ordinance was duly
adopted and passed at a regular meeting of the City Council on the day .
of , 1991, by the following vote, to.wit:
AYES: COUNCIL MEMBERS
NOES: COUNCIL MEMBERS
ABSENT: COUNCIL MEMBERS
FLF/367
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CITY CLERK
CITY OF SANTA CLARITA
SUPPLEMENTAL STAFF REPORT
Master Case 90-145
Zone Change 90-009
Tentative Tract Map 49647
Conditional Use Permit No. 91-008
DATE: September 17, 1991
TO: Chairman Cherrington and Members of the Planning Commission '
FROM: Lynn M. Harris, Director of Community Development.
CASE PLANNER: Fred Follstad, Associate Planner
APPLICANT: Santa Clarita Development Partners
LOCATION: The project is located on the future extension of Via Princessa,
approximately 1,500 feet west of Rainbow Glen Drive.
A P NUMBER: 2836-014-057
REQUEST: A Zone Change to change the site from A-2-1 to R-1-6,000; and,
A Tentative Tract Map to subdivide 30.51 acres to create 29
• single family lots, three open space lots and a 13.25 acre
designated remainder; and,
A Conditional Use Permit to allow for off site transport of
148,000 cubic yards of earth.
BACKGROUND
On August 6, 1991 the Planning Commission conducted a public hearing on this
project. At that meeting the Commission tentatively approved the. Tract Map
and the Conditional Use Permit and recommended approval of the Zone Change to
the City Council subject to the adoption of the resolution. The Commission
directed staff to return at the next Commission meeting with this resolution
approving the project. ti
On August 14, 1991 the California Department of Transportation '(Caltrans)
notified the Current Planning Division of Community Development that this
project was located within one of the possible alignments of the future State
Highway 126. As it is currently mapped, the highway right-of-way would cross
the northerly 400 feet of the project site in an east -west direction.
On August 20, 1991 the Planning Commission voted to continue the item and to
renotice and reopen the public hearing at the first available hearing date due
to the possible interference with the future State Highway 126.
AGENDA ITEM 3
ANALYSIS
The item was continued to address the issues raised by the possibility of the
future State Highway 126 impacting this project. Currently, Caltrans is doing
a location study to assess the possible right-of-way impacts of the two
alternative alignments. Staff has provided an exhibit that depicts the two
proposed alignments of, the highway. The southerly route would' definitely
affect the project as submitted. Caltrans is anticipating an Environmental
Impact Report to be prepared by the end of 1992 for the project. At that time
Caltrans could possibly make a decision on which is the preferred alignment. '
Staff has identified three possible actions that the Commission may take which
are outlined below:,
1. The Commission may approve the project as submitted recognizing that the
proposed alignment is not approved but only under review by the State.
2. The Commission may direct the applicant to revise the project to'develop
the portion of the site not affected by the proposed right -of -wap of the
future Highway 126.
3. The Commission may approve the Conditional Use Permit and the Tract Map,
subject to the change of zone, while denying the Zone Change' at the
present time.
0
Staff recommends that the Planning Commission:
1. Approve the Tentative Tract Map 49647 and Conditional Use Permit
91-008, and;
2. Recommend no action on Zone Change 90-009 at this time, and;
3. Direct staff to prepare a resolution for the.project at the next
Commission meeting.
ATTACHMENTS
1. Tentative Tract Map (Exhibit A)
2. Conditions of Approval (Exhibit B)
4. Negative Declaration
FLF/344
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CITY OF SANTA CLARITA
STAFF REPORT
Master Case 90-145
Zone Change 90-009
Tentative Tract Map 49647
Conditional Use Permit No. 91-008
DATE: August 6, 1991
TO:
Chairman Cherrington and Members of the Planning.Commission
FROM:
Lynn M. Harris, Director of Community
Development�41
4aj1,1140
CASE PLANNER:
Fred Follstad, Associate Planner
APPLICANT:
Santa Clarita Development Partners
LOCATION: The project is located on the future extension of Via Princessa,
approximately 1,500 feet west of Rainbow Glen Drive.
A P NUMBER: 2836-014-057
REQUEST: A Zone Change to change the site from A-2-1 to R-1-6,000; and,
A Tentative Tract Map to subdivide. 30.51 acres to create 29
single family lots, three open space lots and a 13.25 acre
designated remainder; and,
A Conditional Use Permit to allow for off site transport of
148,000 cubic yards of earth.
PROJECT DESCRIPTION:
The applicant is proposing to change the existing zone from A-2-1 (Heavy
Agriculture, one acre minimum lot size) to R-1-6000 (Single Family
Residential, 6,000 square foot minimum lot size), to subdivide a gross total
of 30.5 acres of vacant land into: 29 single family lots an 8.1 acres; three
open space lots on 9.2 acres; and, a 13.3 acre designated remainder parcel.
Excluding the designated remainder, the proposed project has a density of 1.68
units per acre. The applicant is also requesting a Conditional Use Permit to
transport 148,000 cubic yards of material to a site on Sierra Highway
approximately 900 feet south of Rainbow Glen Drive.
The City of Los Angeles Department of Water and Power owns a strip of property
(approximately 330 feet wide and 1,370 feet long, with four .(4) electrical
transmission lines) that bisects the site. The Department of Water and Power
has fee ownership over the area and this area is not part of the project.
This property will retain its existing zoning of A-2-1.
4
i
I*
5
Grading for the proposed project consists of 303,000 cubic yards of which
148,000 cubic yards would be transported off site. The average amount of
grading per unit is 10,450 cubic yards. The proposed extension of Via
Princessa would comprise approximately 40 percent of the proposed grading.
The fill site is located on Sierra Highway approximately 900 feet south of
Rainbow Glen Drive. The City has not approved any projects for the fill site
and none are pending at this time.
The applicant is proposing to construct approximately 550 feet of Via
Princessa with this project which is from the easterly property line to a
point approximately halfway across the Department of Water and Power
property. The.applicant is offering 1,000 feet of additional dedication, and
this project is being conditioned such that no permits may ever be issued for
the remainder 'pircel'until the -highway` iii 'fully -The applicant is
also proposing a variable height crib wall adjacent to Via Princessa with a
maximum height of 22 feet.
GENERAL PLAN DESIGNATION:
Under the City of -Santa Clarita's General Plan, the site is designated as
Residential Low (1.1 to 3.3 units per acre) east of the transmission lines
with Residential Moderate (6.7 to 15 units- per..acre)..-and- Residential Low (1.1
to 3.3 units per acre) vest of the transmission lines. The proposal east of
the transmission lines, which includes the residential portion of this tract
map, is consistent with the General Plan. The proposal for a change of zone
westerly of the transmission lines is .prematures_=.since no development is
proposed in this'area at"this time.
ZONING AND LAND USES;
The subject site is a vacant 30.5 acre parcel which is bisected by property
owned by the City of Los Angeles, Department of Water and Power. The existing
zoning -for the.site is A-2-1 (Heavy Agricultural, one acre minimum lot size).
The applicant is'seeking to change the zoning on the site .to R-1-6000 (Single
Family residential, 6,000 square foot minimum lot size), which is consistent
with the General Plan with the inclusion of the open space lots. The
following table summarizes information for the project and surrounding sites.
The proposed project is located immediately south of Zone Change 90-008 and
Tract Map 49549 which was approved by the Planning Commission on March 5, 1991
with the Zone Change being approved May 28,1991 by the City Council. This
City General Plan
Zonine
Land Use
PROJECT
Residential -Low
Existing A-2-1
Vacant
Residential -Moderate
Proposed R-1-6000
Surrounding area
North
Residential-Lov
R-1-6000
Vacant, Approved
'
Tract 49549
East
Residential -Suburban
RPD -8000-4.2U
Vacant, Open Space for
Tract 35984
South
Residential -Low
RPD -5000-15U
Vacant
West
Residential -Low
A-2-1
Vacant
The proposed project is located immediately south of Zone Change 90-008 and
Tract Map 49549 which was approved by the Planning Commission on March 5, 1991
with the Zone Change being approved May 28,1991 by the City Council. This
project contains 55 single family lots on 30.2 acres of land with a density of
1.8 units per acre. The City Council approved the change of zoning to
R-1-6000.
ENVIRONMENTAL STATUS:
State law requires that all "projects" receive an environmental review and
determination. An "Initial Study• was prepared for this project which
identified possible impacts to the environment and mitigation measures. After
conducting the ."Initial Study", staff concluded that the project would not
have a significant effect on the environment, and a draft mitigated negative
declaration was prepared for this proposal subject. to the attached conditions
of approval and mitigation measures.
INTER DEPARTMENT/AGENCY REVIEW:
The Community Development -Department solicited comments and recommendations
from departments and agencies which would be affected by this project. The
Traffic Division recommended that the applicant prepare a comprehensive
traffic study of the Via Princessa area. Based on this study, the traffic
division has recommended that the applicant participate in the funding and
establishment of appropriate mechanisms whereby the City. is assured of the
construction of the extension of Via Princessa from the project site to San
Fernando Road.in a timely manner. In addition, the Traffic Division is also
requiring the applicant initiate and participate in a funding mechanism
whereby the City is assured of the widening of the bridge on Soledad Canyon
�. Road in the vicinity of Camp Plenty Road. These funding mechanisms would have
to be in place prior to the issuance of any building permits.
The applicant has entered into agreements with the William S. Hart Union and
Saugus Union School Districts. The Parks and Recreation Department requested
landscaped medians and Quimby fees. The Fire Department is requiring standard
subdivison requirements and fire flows. The staff has not received comments
or letters from the public as of the date of this staff report.
ANALYSIS
Based upon a comprehensive review of this project, staff has identified the
following concerns:
Proiect Density: The General Plan designation for the.development portion is
RL (Residential Low 1.1 - 3.3 du/ac). The density range for the project is
between 19 and 57 units over the 17.3 acre development portion, not.including
the designated remainder. This 17.3 acre portion' consists of hillside area.
with the following slope calculations:
----------------------------
Slopes Area
0 -
252
5.6
acres
25 -
SOI
4.8
acres
Over
----------=-----------------
50Z
6.9
acres
Overall, the project density is less than all other projects (both approved
and proposed) in the area and is compatible with surrounding residential
uses. The .following table illustrates residential project densities in the
Via Princessa area:
--------------------------------------------------------
Proiect
Units Per Acre
Subject Parcel
1.7
Tract
44360
(proposed
condominiums)
4.3
Tract
44359
(approved
condominiums)
4.2
Tract
48108
(approved
single-family)
2.0
Tract
-------------------------------------------------------'
49549
(approved
single-family)
2.2
The site is currently vacant with the exception of the transmission lines on
the DAP property. The- proposed subdivision would occur easterly of the
transmission towers on the southern side of Via Princessa. On the portion of
the site proposed for development, the site plan proposes approximately 8.9
acres of streets and residential lots and 8.4 acres of open space.
Rideeline Preservation Practices: The General Plan Advisory Committee (GPAC)
has identified the north -south ridge in the easterly area of the project site
as a significant ridge. A•portion of "A" and OB" Streets and proposed Lots 1,
2, and 17 through 21 would impact this ridgeline. The Via Princessa alignment
through the project area will also extend through the mapped ridge and grading
is necessary in the ridgeline area to facilitate the extension. The southerly
. portion of the ridgeline will remain as natural open space to be owned and
maintained by a future Homeowners' Association. Staff feels that ridgeline
preservation through proposed Lot 30 is beneficial because it maintains the
site's natural landform, reduces the potential adverse effects of grading, and
preserves an existing _foot trail. Further, the project will be limited to
access from Via Princessa Road and proposed "A" Street will "not extend to the
developments south of the site, thereby preserving hillsides and open space in
the vicinity of the project.
This traditional single-family tract in the Via Princessa area is appropriate
and compatible with the surrounding area. Open space areas will be maintained
by the Homeowners' Association. This would ensure that accessory structures,
such -as patios and pools, will not be situated in hillside areas, thus
avoiding inappropriate hillside development practices. The Homeowners'
Association would guarantee the permanent maintenance of slopes and open space
areas.
Off Site Transport of Materials. The applicant is requesting to transport
148,000 cubic yards of earth ,to a location on Sierra Highway. The' applicant
has proposed two different haulroutes, one using service roads for the
transmission lines and the other using Rainbow Glen Drive, Soledad Canyon Road
and Sierra Highway. Using public streets is not recommended due to the
increased number of trucks on residential streets. Staff recommends that the
service roads be utilized for the haul route.
No development plans have been filed for the proposed fill site. . The fill
site contains a large valley significantly lowerthanthe elevation of Sierra
Highway and adjacent to existing condominiums.- Staff recommends that the
Commission require that the applicant find an alternative site or obtain
development approvals on the Sierra Highway site.
Potential Zone Change of the Designated Remainder Parcel: Although not
included in the density calculations for the site, the westerly 13.25 acre
parcel is depicted as a designated remainder. Staff recommends that a zone
change over the designated remainder not be approved at this time. Staff is
recommending a conditional certificate of compliance for the remainder.
parcel. Until Via Princessa is fully constructed across the parcel and the
transmission lines, no permits could issued on this parcel. The applicant has
not submitted a development plan.for this area, therefore staff can not fully
address the environmental concerns. Staff recommends that the remainder
parcel keep the current A-2-1 zoning until a development project is submitted.
Potential Vesting of the Tentative Tract Man: Vhen the State Office of
Planning and Research (OPR) granted the City of Santa Clarita a time extension
to complete its General Plan, the OPR stipulated that the 'City could not
accept any additional Vesting maps until the General Plan was adopted. This
action lasted from June 17, 1990 to June 25, 1991. The application before you
tonight was submitted on July 5, 1990 when the City was unable to accept
vesting maps. The applicant has recently requested an approval of this map .as
a vesting map 'since the General Plan has since been approved. Staff feels
that the City can only process the' entitlements which the applicant has
submitted for review. Therefore, if the applicant wants the project to
proceed as a vesting map, staff recommends that the Commission require the
applicant to submit an application for a vesting map, with new fees, for
future consideration.
RECONMENDATIOx
0 Staff recommends that the Planning Commission:
1. Close the Public Hearing; and,
Z. Approve Tentative Tract Map 49647 and Zone Change 907008 as proposed
in concept only; and,
3. Direct the applicant to return to the Commission at a future date
after obtaining development approvals for the fill site. Staff will
prepare a Planning Commission resolution at this future date.
1. Tentative Tract -Map (Exhibit A)
2. Conditions of Approval (Exhibit B)
3. Negative Declaration
FLP/305
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VICINITY MAP
TTM 49647
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CITY OF SANTA CLARITA
NEGATIVE DECLARATION
[X] Proposed [ ] Final
PERMIT/PROJECT
MASTER CASE NO: 90-145
APPLICANT: Santa Clarita Development Partners
LOCATION OF THE PROJECT: The .project is located on the future extension of
Via Princessa,,approximately 1,500 feet west of Rainbow Glen Drive.
.DESCRIPTION OF THE PROJECT: The applicant is proposing to change the
existing zone from A-2-1 (Heavy Agriculture, one acre minimum lots size) to
R-1-6000 (Single Family Residential, 6,000 square foot minimum lot size), to
subdivide 30.5 acres of vacant land into 29 single family lots on 8.1 acres,
three open space lots totalling 9.2 acres and a 13.3 acre designated
remainder parcel. Excluding the designated remainder, the proposed project
has a density of 1.68 units per acre. The applicant is also requesting'a
Conditional Use Permit to transport 195,000 cubic yards of material to a
site on Sierra Highway approximately 900 feet south of Rainbow Glen Drive.
The City of Los Angeles Department of Water and Power owns a strip of
property (approximately 330 feet wide and 1,370 feet long, with four, (4)
electrical transmission lines) that bisects the site. The Department of
Water and Power, has fee ownership over the area and this area is not.part
of the proposed zone change or subdivision. This property will retain its
existing zoning of A-2-1.
Grading for the proposed project consists of 350,000 cubic yards of which
195,000 Cubic yards would be transported off site. The average amount of
grading per unit is 12,000 cubic yards. The proposed fill site is located
on Sierra Highway approximately 900 feet south of Rainbow Glen Drive. The
proposed dump site has no project proposed at this time.
The applicant is proposing to construct approximately 400 feet of Via
Princess, with this project. The remaining 1,150 feet of the road is
offered_ as dedication only. The applicant is also proposing a variable
height cribwall adjacent to Via=Princessa with a maximum height of 22 feet.
Based on the information contained in the Initial Study prepared for this
project, and pursuant to the. requirements of Section 15065 of the California
. Environmental Quality Act (CEQA), the City of Santa Clarita
[ ] City Council
[X] Planning Commission
[X] Director of Community Development .
OLI
finds that the project as proposed or revised will have no significant
effect upon the environment, and that a Negative Declaration shall be
adopted pursuant to Section 15070 of CEQA.
Mitigation measures for this project
[ ] are not required. [X] are attached. [ ] are not attached.
LYNN M. HARRIS i
DIRECTOR OF COMMUN EVELOPMENT
Prepared by: Fred'Follstad, Assistant Planner
�, (Name/Title)
Approved by: el�— Y'i�C ', Kevin Michel, Associate Planner
(Signature) (Name/Title)
Public Review Period From 6/26/91 To 7/16/91
Public Notice Given On 6/26/91 Hy:
[X] Legal advertisement. [X] Posting of properties. [X] Written notice.
zza==aazaaazazaaasazaz=a==zzcxaaaaazaa=aav:aasaaaaazaa=aaaa:zazaa=a==aaaaaa
CERTIFICATION DATE:
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RESOLUTION NO. P91-41
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SANTA CLARITA. APPROVING
TENTATIVE TRACT MAP NUMBER 49647 AND CONDITIONAL USE PERMIT 91-008
AND RECOMMENDING APPROVAL TO THE CITY COUNCIL OF ZONE CHANGE 90-009,
LOCATED ON THE FUTURE EXTENSION OF VIA PRINCESSA APPROXIMATELY
1.500 FEET VEST OF RAINBOW GLEN DRIVE TO CREATE 29 SINGLE FAMILY LOTS,
THREE OPEN SPACE LeTS AND A 13i25 -ACRE DESIGNATED REMAINDER,
THE ZONE CHANGE IS FROM A-2-1 TO R-1-6000 AND A CONDITIONAL USE PERMIT
TO ALLOW OFF-SITE TRANSPORT OF GRADING MATERIALS.
• THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOVS:
SECTION 1. The Planning, Commission does hereby make the
following findings of fact:
a. An application for a Tentative Tract Map (TTM 49647) and a Zone
Change (ZC 90-009) was filed with the City of Santa Clarita by
Santa .Clarita Development Partners (the •applicant') on July 5,
1990. Subsequently the applicant filed a Conditional Use Permit
on January 21, 1991. The property,. consisting of 30.51 acres,
for which this entitlement has been filed, is located. on the
future extension of Via Princessa, approximately 1,500 feet west
of Rainbow Glen Drive (Assessor Parcel Number 2836-014-057).
The applicable zoning for the property is A-2-1 (Heavy
Agriculture, one acre minimum lot size).
b. The applicant has filed a Zone Change from the existing A-2-1
(Heavy Agricultural, one acre minimum lot size) to R-1-6000
(Single Family Residential, 6,000 square foot minimumlot size);
a Tentative Tract Map to create 29 single family lots, three.
open space lots and a 13.25 acre remainder parcel; and, .a
Conditional Use Permit to allow for the off-site transport of
195,000 cubic yards of material.
d. The site consists of hilly terrain and native chaparral
vegetation exists over the site. The 30.25 acre site is vacant
with -no oak trees on-site.
e. The subject parcel is zoned A-2-1 (Heavy Agricultural Zone, one
acre minimum lot size) and is designated as RL (Residential Low,
1.1 - 3.3 dwelling units per acre) easterly of the transmission
lines with RL (Residential Low, 1.1 - 3.3 dwelling units per
acre) and RM (Residential Moderate, 6.7 to 15.0 dwelling units
per acre) vest of the transmission tovers, by the City of Santa
Clarita Draft General Plan. The proposed density for the
portion of the project east of the transmission towers is 1.70
dwelling units per gross acre.
f. Access to the project will be from Via Princessa.
g. Utilities, water service, and sewageserviceare available to
the project.
h. A preliminary initial study vas conducted for this project. As
a result, it was determined that ihe.project would not have any
significant environmental impact because- mitigation measures
have been. included in the project design and conditions of
approval. Staff prepared a Negative Declaration for this
project pursuant to the California Environmental Quality Act
provisions.
i. The surrounding land uses consist of vacant land with approved
tract maps,. designated open space and vacant -land.
j. The City of Santa•Clarita Development Review Committee (DRC) met
on July 12, 1990, and supplied the applicant with recommended
Conditions of Approval.
k. A duly noticed public hearing was held by the Planning
Commission on July 16, 1991, August 6, 1991 and September 17,
1991 at 7:00 P.M. The meeting was held at the City Council
Chambers, 23920 Valencia Boulevard, Santa Clarita.
SECTION 2. Based upon the above findings of fact, oral and
written testimony and other evidence received at the public hearing held
for the project, and upon studies and investigations made by the Planning
Commission and on its behalf, the Planning Commission further finds as
follows:
a. - At the public hearing of July 16, 1991, the Planning Commission
considered the staff report prepared for this project and
received testimony on this proposal.
b. The proposed map is consistent with the City's General Plan RL
and RM designation for the project site because the project
density of 1.70 units: per gross acre is below the range of
densities for the Residential Very Low designation.
C. The design or improvements of the proposed subdivision are
consistent with the City's General Plan.
d. This project is. compatible with land uses and densities in the
surrounding area. Lot areas are similar to surrounding single
family residential uses approved to the east and north.
e. The design and improvements of the proposed project will be
compatible with surrounding improvements.
f. The site is physically suitable for the type. of development.
The site is a part of an approved subdivision.
g. The design of the subdivision or type of improvements will -not
conflict with easements acquired by the public at large for
access through or use of property within the proposed
subdivision of Tentative Tract Map 47785. Streets and easements
are provided for in the previously approved Tract 37805.
h. The design of the subdivision or the type of improvements will
not conflict with easements, acquiredby the public at large,
for access. All easements and roads are indicated on the
proposed map and would not conflict with access or buildings.
i. The project design will not cause substantial, environmental
damage to fish or wildlife because the project, is located in a
developed residential area.
j. The project will not cause public health problems because all
utilities and project improvements have been permitted and
available for. the project. The proposed project would be
required to meet all applicable Federal, State and local
requirements for public safety and health.
k. The project design will not conflict with any natural water
course because none exist on-site. The project is not located
within a floodvay.
J. The applicant shall transport the fill material. along the
Department of Vater and Power service roads to Assessors Parcel
2836-029-040. This may be accomplished only .after development
entitlements have been acquired on said parcel.
SECTION 3. Therefore, based upon the facts and findings, the
City of Santa Clarita Planning Commission does hereby determine as
• follows:
a. All associated project impacts have been, deemed insignificant
because the Community Development Department and responsible
agencies have included all recommended project conditions into
the project. Therefore, a Negative Declaration was prepared
pursuant to Section- 15070(b) of the California Environmental
Quality Act Guidelines.
b. The project conforms to densities specified in the General Plan
and complies with the standards of the proposed R-1-6000 zone.
The project is compatible to approved single-family residential
uses.in the Sand Canyon area and will not. cause. any health or
environmental problems.
SECTION 4. Based upon the foregoing, the Planning' Commission
hereby approves Tentative Tract Nap 49647 and Conditional Use Permit
91-008, subject to the attached conditions ('Exhibit B•).
SECTION 5. The Planning Commission hereby recommends to the
City Council approval of Zone Change 90-009 with the exception of the
13.25 acre remainder parcel.
SECTION 6. The Secretary shall certify the adoption of this
Resolution and shall transmit a copy/to the applicant, the Departments of
Public Works, Fire, and Parks and Recreation.
• PASSED, APPROVED, AND ADOPTED this lat day of ctober 1991.
i
erry D. Cherrington, Chairman
Planning Commission
ATTEST:
L M. Harris, Director
C mmunity Development
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF SANTA CLARITA )
• I, Donna M. Grindey, hereby certify that the foregoing is a true copy of
a Resolution adopted .by the Planning Commission of the City of Santa
Clarita at a regular meeting thereof, held on the 15th day
of October 1991, by the following vote of the Commissions
AYES: Commissioners: Cherrington, Voodrow, Modugno,
Brathwaite, Doughman.
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAINED: Commissioners: None
FLF:317
7
DoAna M. Grinde ,
City Clerk
- PREPARED FOR:
OWNER/ DEVELOPER:
SANTA CLARITA DEVELOPMENT PARTNERS
4229 MAC ARTHUR BLVD.
NO. 207
NEWPORT BEACH, CA 92660
SAM SCHAEFER (714) 833-2242
— LEGAL DESCRIPTION:
A PORTION OF THE NW 1/4, OF THE NE 1/4 SECTION 30, T4N, R15W, SBM.
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VICINITY MAP
NO SCALE
�fy fyiv DATA SUMMARY
60'
/2' GROSS ACREAGE: 30.51 AC.
55' S DEVELOPMENT AREA: 17.26 AC.
DESIGNATED REMAINDER 13.25 AC.
EXISTING LAND USE: VACANT
PROPOSED LAND USE: RESIDENTIAL
UNITS REQUESTED: 29 SINGLE FAMILY RESIDENCES 1.68 DU/AC.
3 OPEN SPACE LOTS (LOTS 30, 31, 32)
EXISTING ZONING:. A-2-1
PROPOSED ZONING: R-1-6000
SANTA CLARITA GENERAL PLAN DESIGNATION RL 1.1 - 3.3 DU/AC.
�w 58
, /1/µf EXISTING PLAN (SCVAGP)
12' /7 /7' /2' DEVELOPMENT AREA:
U3: 17.26 AC.+
NOT A PART:03.25±)
' U3: 6.47 AC±
HM: 6.78 AC+
UTILITIES AND SERVICES
*SOUTHERN CALIFORNIA GAS CO. *SOUTHERN CALIFORNIA EDISON CO.
-SANTA CLARITA WATER CO. 'LOS ANGELES CO. SANITATION DISTRICT 1126
*WILLIAM S. HART SCHOOL DISTRICT •SAUGUS UNION SCHOOL DISTRICT
NOTES ,
1. PERMISSION TO ADJUST LOT LINES IS REQUESTED.
2. GRADING IS APPROXIMATE ONLY AND SUBJECT TO CHANGE.
3. PERMISSION TO ADJUST STREET GRADES IS REQUESTED.
4. TOTAL EARTHWORK: CUT: 303,000 CYDS.±
FILL: 155,000 CYDS.±
NO SHRINKAGE ADJUSTMENTS CALCULATED
5. NO OAK TREES ON SITE.
6. A HOMEOWNERS ASSOCIATION WILL BE CREATED
TYPICAL SECTIONS TO MAINTAIN THE SLOPES ON OPEN SPACE LOTS:.`:.
7. PERMISSION REQUESTED TO RECORD IN PHASES,
-EASEMENTS
NO EASEMENTS EXIST PER RECORD TITLE OF
CALIFORNIA, INC. POLICY. NO. W1412-12, DATED 06-22-90
ACREAGE SUMMARY
RESIDENTIAL LOTS 5.46 AC+ 31.63%
OPEN SPACE LOTS 9.16 AC+ 53.07%
DEDICATED STREETS 2.64 AC+ 15.30%
DESIGNATED REMAINER 13.25 AC+
TOTAL 30.51 AC+
11-20-90 REDUCED NO. OF LOTS _
DATE REVISION BY AP
SCALE CHK'D BY: APPROVED BY:DATE: DWG. N4 SHEET OF
1'=100' _ GUNJIT S. SIKAND #9533 I 6/27/90 ( 5090-20 1 1
TENTATIVE TRACT 49647
ENGINEERING y- >
PLANNING
SURVEYING L 6
15230 BURBANK BLVD., VAN NUYS, CA 91411-3586 $'•. , -, -.,`;
(213)873-5853 (818)787-8550 FAX:(818)901-7451
J
i
— LEGAL DESCRIPTION:
A PORTION OF THE NW 1/4, OF THE NE 1/4 SECTION 30, T4N, R15W, SBM.
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It \t \
Frr
VICINITY MAP
NO SCALE
�fy fyiv DATA SUMMARY
60'
/2' GROSS ACREAGE: 30.51 AC.
55' S DEVELOPMENT AREA: 17.26 AC.
DESIGNATED REMAINDER 13.25 AC.
EXISTING LAND USE: VACANT
PROPOSED LAND USE: RESIDENTIAL
UNITS REQUESTED: 29 SINGLE FAMILY RESIDENCES 1.68 DU/AC.
3 OPEN SPACE LOTS (LOTS 30, 31, 32)
EXISTING ZONING:. A-2-1
PROPOSED ZONING: R-1-6000
SANTA CLARITA GENERAL PLAN DESIGNATION RL 1.1 - 3.3 DU/AC.
�w 58
, /1/µf EXISTING PLAN (SCVAGP)
12' /7 /7' /2' DEVELOPMENT AREA:
U3: 17.26 AC.+
NOT A PART:03.25±)
' U3: 6.47 AC±
HM: 6.78 AC+
UTILITIES AND SERVICES
*SOUTHERN CALIFORNIA GAS CO. *SOUTHERN CALIFORNIA EDISON CO.
-SANTA CLARITA WATER CO. 'LOS ANGELES CO. SANITATION DISTRICT 1126
*WILLIAM S. HART SCHOOL DISTRICT •SAUGUS UNION SCHOOL DISTRICT
NOTES ,
1. PERMISSION TO ADJUST LOT LINES IS REQUESTED.
2. GRADING IS APPROXIMATE ONLY AND SUBJECT TO CHANGE.
3. PERMISSION TO ADJUST STREET GRADES IS REQUESTED.
4. TOTAL EARTHWORK: CUT: 303,000 CYDS.±
FILL: 155,000 CYDS.±
NO SHRINKAGE ADJUSTMENTS CALCULATED
5. NO OAK TREES ON SITE.
6. A HOMEOWNERS ASSOCIATION WILL BE CREATED
TYPICAL SECTIONS TO MAINTAIN THE SLOPES ON OPEN SPACE LOTS:.`:.
7. PERMISSION REQUESTED TO RECORD IN PHASES,
-EASEMENTS
NO EASEMENTS EXIST PER RECORD TITLE OF
CALIFORNIA, INC. POLICY. NO. W1412-12, DATED 06-22-90
ACREAGE SUMMARY
RESIDENTIAL LOTS 5.46 AC+ 31.63%
OPEN SPACE LOTS 9.16 AC+ 53.07%
DEDICATED STREETS 2.64 AC+ 15.30%
DESIGNATED REMAINER 13.25 AC+
TOTAL 30.51 AC+
11-20-90 REDUCED NO. OF LOTS _
DATE REVISION BY AP
SCALE CHK'D BY: APPROVED BY:DATE: DWG. N4 SHEET OF
1'=100' _ GUNJIT S. SIKAND #9533 I 6/27/90 ( 5090-20 1 1
TENTATIVE TRACT 49647
ENGINEERING y- >
PLANNING
SURVEYING L 6
15230 BURBANK BLVD., VAN NUYS, CA 91411-3586 $'•. , -, -.,`;
(213)873-5853 (818)787-8550 FAX:(818)901-7451