HomeMy WebLinkAbout1997-11-04 - AGENDA REPORTS - N VALENCIA PLAN ANNEX (2)AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by: Jeffrey Lambert
DATE: November 4, 1997
SUBJECT: NORTH VALENCIA SPECIFIC PLAN AND ANNEXATION.(Master Case
Nos. 95-242, 96-120, 97-063), General Plan Amendment 97-001, Specific
Plan (Prezone) 97-001, Annexation and Development Agreement 96-001,
Annexation No. 95-006, Tentative Tract Map 51931, Oak Tree Permit 97-
009, Environmental Impact Report SCH # 96071077
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
Receive staff presentation and Environmental Impact Report Consultant presentation, receive
public testimony, provide direction to staff, and continue this item to the November 25, 1997
regular City Council meeting.
In November 1995, the City and the Valencia Company .entered into a non-binding
Memorandum of Understanding (MOU) regarding the potential annexation of approximately
969 acres of unincorporated Los Angeles County (MOU attached for Councilmember reference).
Approximately 770 acres of the 969 acres were vacant and the Valencia Company intended to
seek entitlements from the City for that acreage. At the time the MOU was adopted, the
Valencia Company stated their intention to request approvals for. up to 3,690 dwelling units,
approximately 850,000 square feet of commercial and 223,000 square feet of industrial uses.
At the time of the MOU adoption, entitlements to be requested included a pre -zone, an
annexation and development agreement, and environmental review. The MOU covered North
Valencia, a portion of Northbridge and an area that later became the Dollinger II annexation
(Orchard Supply Hardware center).
While the MOU contained several deal points, the main issues involved the City purchase of
approximately 285 acres of the Santa Clara River for conservation and recreational uses for $1.5
million with the understanding that, in turn, the Valencia Co. would use the funds toward
landscaping and recreational uses. The City has an $800,000 Habitat Conservation Fund (State)
grant received for the express purpose of purchasing riparian areas for long-term public
ownership and stewardship. These funds will be lost if not spent by March 1998. The MOU also
recognized the need for flood control improvements and the possibility for public financing of
public infrastructure.
Continued To: ( -zs-qI
Agenda Ie :. (0
In the spring 1996, the City approved a. pre -zone for the North Valencia Annexation area
according to the designations of the City's General Plan. These zones included CC, CTC, BP and
RM. In June 1996, the City submitted an application with LAFCO to annex North Valencia.
Portions of the original project area covered by the MOU located north of Newhall Ranch Road
have already been annexed to the City as part of the Dollinger II and Northbridge. Annexations.
In January 1997, the Valencia Company modified their original entitlement application which
now includes an annexation and development agreement, a General Plan amendment and zone
change to create a North Valencia Specific Plan, a parent tentative tract map to replace the
various individual tract maps, and an oak tree permit.
The Specific Plan divides the area into six planning areas: Lago De Valencia, Builder's South,
the Pony League, South River Village, the Valencia Industrial Center, and the Santa Clara River
Conservation Area. Within the planning areas, the applicant is proposing 2,000 dwelling units
(750 single family detached, 1,250 multi -family attached), 636,000 square feet of
commercial/retail, 167,000 square feet of industrial/business park space, a 6.5 -acre elementary
school site, a 15.2 -acre lake/park, a 12.4 -acre community park, 4.9 acres of neighborhood parks,
355.6 acres of open space and over 5 miles of trails.
In June of 1997, staff presented an overview of the North Valencia Specific Plan and outlined
a Planning Commission review schedule. We are currently on target to complete the Planning
Commission's review of this project according to this schedule.
PLANNING COMMISSION ACTION
The Planning Commission has conducted extensive public hearings and discussions over the last
several months. The Commission has raised more than one hundred (100) issues associated
with this project and nearly all of these issues are being addressed by the applicant. Issue areas
are generally associated with the Santa Clara River buffer and bank stabilization, the design
and function of the lake, school district mitigations, and circulation. On Thursday, October 30,
1997 the Planning Commission took its final action to recommend approval of the North
Valencia Specific Plan and Annexation to the City Council. Upon completion of Planning
Commission resolutions these documents will be forwarded to the City Council for consideration.
Perhaps the most important element of the Planning Commission's deliberations on this project
is the treatment of the Santa Clara River edge. The Commissicn supports the buried bank
stabilization alternative in the EIR. This alternative installs bank stabilization materials on
the inland side of the upland buffer and buries it. This allows for reduced impact on the river
habitat and also requires the applicant to revegetate the upland preserve to ensure a buffer for
riparian habitat. The City Council has received a revised Specific Plan document which has
been amended to reflect the changes required by the Planning Commission and staff from its
original submittal. This document is attached for the City Council's consideration.
ALTERNATIVE ACTIONS
Approve the North Valencia Specific Plan in concept and direct staff to return with the
appropriate resolutions and ordinances to accomplish this action.
Other direction as determined by the City Council.
FISCAL IMPACT
The North Valencia Specific Plan and Annexation has been analyzed by an outside economic
consultant to determine the fiscal impact of this project to the City's General Fund. The project
is assumed to be build out within five years and will have the following impact, organized by
year of build out (in 000s):
Year 1
Year 2
Year 3
Year 4
Year 5
Post Project
($190)
($140)
($50)
$120
$160
$160
These figures are largely due to the emphasis on residential construction in the early phases of
the project. The commercial components will generate significant retail sales taxes to the City
in later years of the project and in post project build out years.
ATTACHMENTS
1. Specific Plan
2. Memorandum of Understanding
3. Overview of project and entitlements requested
4.' City Benefits from the North Valencia Annexation Memorandum
5. Final EIR. (forwarded earlier under separate cover)
6. Ordinance No. 97-19 (Specific Plan Zone Change)
7. Ordinance No. 97-20 (Annexation and Development Agreement)
8. Draft Annexation and Development Agreement (to be delivered under separate cover)
9. Draft Resolution No. 97-126 (Certifying the Environmental Impact Report and Adopting
a Statement of Overiding Considerations)
10. Draft Resolution No. 97-127 (Approving General Plan Amendment No. 97-001, Tentative
Tract Map 51931, Annexation No. 95-006, and Oak Tree Permit 97-009)
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CITY OF SANTA CLARITA
DEPARTMENT OF COMMUNITY DEVELOPMENT
NOTICE OF PUBLIC HEARING
APPLICATION: Master Case Numbers 95-242, 96-120, 97-041 and 97-063 for
Annexation 95-006 (North Valencia Annexation), General Plan
Amendment 97-001, Prezone 97-001, Annexation and Development
Agreement 96-001, Vesting Tentative Tract Map (VTTM) 51931,
Oak Tree Permit 97-009 and North Valencia Annexation and
Specific Plan Final Environmental Impact Report (EIR)
SCH#96071077.
PROJECT LOCATION: Annexation of approximately 858 acres generally located east of
Anza Drive, south of Newhall Ranch Road, west of Bouquet
Canyon Road and Valencia Blvd, and north of Magic Mountain
Parkway and the Auto Center in the unincorporated area of Los
Angeles County adjacent to the City of Santa Clarita boundaries.
PROJECT DESCRIPTION: Proposed annexation of 858 acres, of which approximately 706
acres are vacant and are subject to the entitlement requests of the
Valencia Company to create a North Valencia Specific Plan. The
proposed entitlements include an annexation and development
agreement, a General Plan amendment and prezone from the Los
Angeles County zoning to City zone SP (Specific Plan) and OS
(Open Space) to create a North Valencia Specific Plan, a vesting
tentative tract map for 138 lots to accommodate up to 2,000
dwelling units and an oak tree permit. The project request
includes certification of the North Valencia Annexation and
Specific Plan Final EIR.
The North Valencia Specific Plan has six planning areas: Lago de
Valencia, Bouquet South, the Pony League, South River Village,
the Valencia Industrial Center, and the Santa Clara River
Conservation Area. Within the planning areas, the project
proponent is requesting approval of 2,000 dwelling units (750
single family detached, 1,250 multi -family attached), 636,000
square feet of commercial/retail uses, 167,000 square feet of
industrial/business park space, a 6.5 acre elementary school site,
a private 15.2 acre lake/park, a 12.4 acre community park, 4.9
acres of neighborhood parks, 355.6 acres of open space and over 5
miles of multi -use trails.
As part of this project, the City Council will consider ordinances
97-19 to adopt a Prezone for the Specific Plan, Ordinance 97-20 to
adopt an Annexation and Development Agreement, Resolution 97-
126 to certify the Environmental Impact Report SCH#96071077
and to adopt a Statement of Overriding Considerations, and
Resolution 97-127 to adopt a General Plan Amendment to amend
the Land Use Map and Valley Center Concept Text to allow for the
Specific Plan, VTTM 51931, Oak Tree Permit and Haul Route.
PROJECT PROPONENT: Valencia Company
The first City Council Public Hearing to discuss the merits of this project and the
environmental documents will be conducted by the City of Santa Clarita City Council on:
DATE: November 4, 1997
TIME: At or after 6:30 p.m.
LOCATION: Century Room
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
A Final Environmental Impact Report (Final EIR) has been prepared for the project. A copy
of the Final EIR which includes an identification of the potential environmental impacts of this
project is available for public inspection at the Planning Division Public Counter at 23920
Valencia Boulevard, Third Floor, at the Main Valencia Library, and at the Canyon Country
Library. A copy of the. proposed Specific Plan is available for inspection at the Planning Division
Public Counter.
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
in written correspondence delivered to the City of Santa Clarita at, or prior to, the public
hearing.
For further information regarding this proposal, you may contact the City of Santa Clarita,
Department of Planning and Building Services, 23920 Valencia Boulevard, Third Floor, Santa
Clarita, CA 91355; Telephone: (805) 255-4330. Project Planner: Laura Stotler
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Posted: Santa Clarita City Hall Published: The Newhall Signal
Sheriffs Department on Tuesday, October 14; 1997
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Page 1
NORTH VALENCIA ANNEXATION
MEMORANDUM OF UNDERSTANDING
Preamble
This Memorandum of Understanding (MOU) is designed to summarize the basic elements of
understanding of the City and Valencia Company regarding the annexation of approximately
969 acres presently located in the County.
The purpose of this MOU is to make sure that the City and Valencia Company have reached a non-
binding understanding with respect to certain points that are fundamental to both the City and
Valencia Company and without which, the time and effort that will go into negotiating and
approving an Annexation and Development Agreement would not be warranted. The City and
Valencia Company also recognize that each of the points outlined below is essential to
proceeding with the negotiation and approval of the Annexation and Development Agreement.
e City and Valencia Company recognize that there are significant benefits to both the City and
Valencia Company if the Annexation Area outlined in the Project Summary attached hereto as
Exhibit 1 is annexed into the City.
City Benefits
1. FISCAL IMPACT
The fiscal impact of this annexation will be revenue neutral.
2. SANTA CLARA RIVER
A. The City intends to acquire a permanent 285± acre river conservation and recreational
use easement for the benefit of the community over the Santa Clara River and its
tributaries within the annexation area. The easement and the development project
boundaries will be defined as the area covered by the proposed Army Corps of Engineers
permit shown on the River Area Summary attached hereto as Exhibit 2. The easement
will convert to fee simple ownership once flood control improvements are complete.
B. The City intends to acquire the river conservation and recreational use easement and
the river greenbelt and trail easements for the appraised value or not to exceed $1.5
million using funds targeted for habitat protection and enhancement, construction of
trails, landscaping of greenbelt areas and other purposes. It is intended that the $1.5
million will be used for the 285± acre river acquisition which includes wetlands, riparian
habitat and approximately 5.5 miles of multipurpose trails and greenbelt consistent with
Exhibit 2. This includes an interim trail alignment from Bouquet Canyon Bridge to the
South Fork Trail northwest of the Valencia bridge. Valencia Company will use this $1.5
million to landscape and improve the river greenbelt areas for the purposes of habitat
enhancement and recreational uses consistent with adopted plans.
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Page 2
C. Valencia Company will continue to maintain existing revegetation areas and may elect
to provide new revegetation and/or mitigation banking and maintenance in the easement
area in cooperation with the City.
"01011W4
A. The City will be assured that the approximately 20 acre Lake Park proposed within the
Valencia Del Lago project will be reasonably accessible to the general public for
recreational use. Valencia Company will reserve the right to also provide private
recreation areas in the project area.
B. The park land and recreational improvements as proposed .within the annexation area
satisfy the City s Quimby park requirements.
4. PONY LEAGUE
The City will be assured that the Wm. S. Hart Pony League will have long term use of their
existing playing fields and access from Valencia Blvd.
5. LIGHT RAIL RIGHT-OF-WAY
Valencia Company will commit to reserve an adequate right-of-way for future light rail purposes
within the annexation area adjacent to the river conservation and recreation use easement.
6. GENERAL PLAN CONSISTENCY
The intensity of development within the proposed annexation area is consistent with the City's
General Plan Valley Center Concept. The proposed developments are substantially consistent
with the Santa Clara River Park Project, the Santa Clara River Trails EIR and the Parks and
Recreation Master Plan.
7. LONGTERM MAINTENANCE
The City and Valencia Company intend that landscape maintenance districts (LMDs) or similar
maintenance financing mechanisms will be established at the time of development.
Valencia Company. Benefits
1. ENTITLEMENTS
A. The City intends that entitlements for projects that are approved by the County prior to
annexation will continue to be governed by the conditions imposed by the County and the
County's rules and regulations to the extent possible.
B. The City intends, if requested by Valencia Company, to accept projects and project
documentation being processed by the County for the South River, Valencia Del Lago,
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Page 3
Tibbets Industrial and Builders South projects for continued processing in the City.
C. The City and Valencia Company will use good faith efforts to process the entitlements,
development plans and permits for the density and intensity of development shown on the
Project Summary (Exhibit 1) in accordance with the schedule shown on the Project
Schedule attached hereto as Exhibit 3.
D. Valencia Company will reserve the right to construct flood control and other reasonably
necessary improvements as required by regulatory agencies.
2. BOUQUET SENIOR HOUSING
The City intends to consider waiving a portion of the Bridge and Thoroughfare (B&T) fees for
the 192 -unit, income and deed restricted Bouquet Senior Housing project in a percentage
similar to that waived for other income restricted senior housing projects in the City and to use
a portion of the remaining B & T fees for pedestrian improvements.
3. PUBLIC FINANCING
The City will consider, at Valencia Co's request, establishing a Community Facilities Districts
(CFD), assessment districts, tax increment infrastructure financing districts, integrated
financing districts, [revenue increment financing vehicles to be considered] and/or other public
financing mechanisms in the annexation area for the construction of eligible public facilities
including but not limited to roads, bridges, water and sewer facilities, lakes, parks, trails, flood
control structures, etc., through the issuance of fused or variable interest rate (taxable or tax
exempt) bonds. The terms and conditions of any financing shall be in compliance with the City
debt policy.
Conclusion
Neither the City nor Valencia Company intend this MOU to be a contract or to be bound by this
MOU. No formal agreement will exist until an formal Annexation and Development Agreement
has been approved and executed by the City and Valencia Company The City intends to
consider the term of the Annexation and Development Agreement to be 15 years.
Upon execution of the MOU, City and Valencia Company will commence the pre -zone; the
Annexation and Development Agreement, and a Mitigated Negative Declaration. Subsequent
development proposals will be subject to environmental review in accordance with the
California Environmental. Quality Act (CEQA).
The City and Valencia Company intend to execute a conveyance agreement setting forth the terms
and conditions of the river and trails acquisition. It is the intent of both parties to reach
mutual agreement on entitlements prior to conveyance of the river area.
Unless and until an Annexation and Development Agreement is approved and executed, either the
City or Valencia Company may, at any time and for any reason, refuse to proceed with and
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Page 4
withdraw from the negotiations.
By executing this MOU, the City and Valencia Company again wish to confirm that what is set
forth in this MOU represents the basic and fimdamental elements of understanding of the City
and Valencia Company regarding the basis for their going forward with the negotiation of an
Annexation and Development Agreement.
The foregoing sets forth our Memorandum of Understanding as of November,' , 1995.
Oorge
F A CLARITA
A. ara lho
City Manager
ATTEST:
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City Cler
Approved as to form:
City Attorney
sAcAadva ceWoOety
VALENCIA CO ANY
Thomas Dierclonue
President
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Mark Subbotin
Senior Vice President
NORTH VALENCIA
SPECIFIC PLAN AND ANNEXATION
OVERVIEW OF PROJECT AND ENTITLEMENTS
GENERAL PLAN DESIGNATION. SURROUNDING LAND USE. ZONING
The City's General Plan designates the annexation area, including the Specific Plan area, as BP
(Business Park), CTC (Commercial Town Center), CC (Community Commercial) and RM
(Residential Moderate). A portion of the project area is in the Valley Center Concept (VCC) and
Significant Ecological Area (SEA) overlay areas. In March 1996 the City Council pre -zoned the
annexation area BP (Business Park), CTC (Commercial Town Center), CC (Community
Commercial) and RM (Residential Moderate) in accordance with the General Plan.
As part of this proposal, the applicant is requesting a General Plan amendment to change the
land use map designation of the Specific Plan area to SP (Specific Plan). Minor modifications
to the Valley Center Concept (VCC) narrative are proposed.
The applicant is requesting that the area covered by the Specific Plan be re -zoned (pre -zoned)
to Specific Plan, with the Specific Plan document designating the land uses and development
standards within the annexation area.
Within the proposed annexation area are several properties of varying ownership with existing
prezone designations approved in March 1996 that are not part of the Specific Plan area. The
prezone for the existing developed area of the Valencia Industrial Center is BP (Business Park).
The prezone for the MWD easement, the Arco Center and the CLWA water pumping facility is
CC (Community Commercial). The prezone for the Southern California Gas Co. facility is CTC
(Commercial Town Center).
The following table sets forth information as it pertains to the Specific Plan area of the project
site and surrounding areas, including planning categories, prezoning, and land use designations:
Project
North
South
General Plan and Pre -Zoning
CC, CTC, BP,RM, (VCC), (SEA)
RS, RM; CC, L.A. Co. A-2-5
Land Use
Vacant
Northbridge Annexation, Single and
Multi -family Residential,
Commercial (Best Buy Center),
unincorporated Los Angeles County.
CTC, CC (VCC) Valencia Town Center, Valencia Auto
Center, K -mart Center, Avignon
(U/C)
West CTC, BP (SEA) Valencia Industrial Center, Vacant,
Santa Clara River
East CC (SEA) Commercial (Burger King and Del
Rio Center), Vacant, Santa Clara
River
BP- (Business Park), CC (Community Commercial) CTC- (Commercial Town Center), RS
(Residential Suburban), RM (Residential Moderate), SEA (Significant Ecological Area), VCC
(Valley Center Concept). L. A. Co. A-2-5 ( Heavy Agriculture- 5 acre minimum lot size) is a
zoning designation for Los Angeles County.
I4 11XIR"
The North Valencia annexation area is uninhabited and contains both undeveloped and
developed area, including a portion of the Valencia Industrial Center, an Arco gas station, a
CLWA pump station and a Southern California Gas Co. facility. The Specific Plan area proposed
by the applicant is vacant and relatively flat. The major site opportunities and constraints of
the Specific Plan area are the four main watercourses (the Santa Clara River, San Francisquito
Creek, Bouquet Creek, and the South Fork), the Alquist-Priolo Special Studies Zone for the San
Gabriel fault, the existence of major and secondary highways and bridges within the project area
(Magic Mountain Parkway, McBean Parkway, Avenue Scott, Avenue Tibbitts, Newhall Ranch
Road, Bouquet Canyon Road and Valencia Boulevard), several public facilities and easements
including the MWD aqueduct, the Castaic Lake Water Agency (CLWA) pump station, a
Southern California Gas Co. facility, and Southern California Edison power line easements, and
existing bank stabilization along Bouquet Creek, portions of the Santa Clara River, San
Francisquito Creek, and the South Fork. The development proposed under the Specific Plan is
considered to be an infill project as it is largely surrounded by developed property.
The developable areas are proposed to be graded, with borrow sites located on the northeast
corner of McBean Parkway and Newhall Ranch Road and on the Center City Site. No grading
is proposed in the river, other than as necessary to construct bank stabilization. The total
amount of proposed grading as noted on the applications submitted by the applicant is 2,152,300
cubic yards (895,900 cubic yards of cut and 1,256,400 cubic yards of fill). The. applicant is
presently modifying the preliminary grading plans to reduce the amount of proposed earth
movement. The discussion of grading will be postponed to a future meeting following release
of the environmental impact report for this project.
The majority of the Specific Plan area is located within the Valley Center Concept Overlay area
of the General Plan. Significant Ecological Area (SEA) designations overlay the Santa Clara
River and the San Francisquito Creek portions of the Specific Plan area.
The Specific Plan area is divided into six planning areas: Lago de Valencia, South River Village,
Bouquet South, Pony League, Valencia Industrial Center, and the Santa Clara River
Conservation Area. Each of the six planning areas is discussed in detail in the following
paragraphs.
Lago de Valencia (SP Page 36)
This project area is located in the northwestern portion of the Specific Plan area and is within
the Valley Center Concept Overlay, Marketplace Component of the General Plan. The site is
bordered to the west by San Francisquito Creek, to the north by Newhall Ranch Road, to the
east by Bouquet Creek and to the south by the Santa Clara River. The main access points to
Lago de Valencia are provided by Newhall Ranch Road, McBean Parkway, and Avenue Scott.
The project site is bisected by an MWD aqueduct easement and an Alquist-Priolo Special Studies
Zone for the San Gabriel fault.
The Valencia de Logo project area contains 222.1 acres divided into several component land
uses: 92.9 acres of residential, 11.7 acres of commercial, 31.3 acres of recreational, 41.1 acres
of open space, a 6.5 acre elementary school, 2.6 acres of paces, and 36 acres of roadways. The
recreational uses include a 12.4 -acre public Community Park, a private 15.2 -acre lake park, a
private 1 -acre beach club around the lake and a 2.7 acre neighborhood park that will preserve
the four Valley Oaks located in this planning area. The open space on Lago de Valencia includes
37.1 acres of primary buffer area, 3.6 acres of river trail area, and A -acres of a flood control road
that is planned to become part of the river trail.
The maximum number of dwelling units on the Lago de Valencia site would be 1,100 units.
The residential areas within Lago de Valencia are divided into nine planning areas and between
three different product types—Single Family Detached, Cluster Residential and Attached
Residential. Planning areas 1 through 8 will have a density that ranges between 5 and 18
dwelling units per acre, and will have a maximum height of 35 feet. The maximum proposed
residential height for planning area 9 would be 50 feet and would be located along Newhall
Ranch Road. Noise berms and walls are proposed along McBean Parkway and Newhall Ranch
Road to reduce noise impacts upon future residents.
Staff is concerned that adequate density be provided for the overall Logo de Valencia project
area in order to meet General Plan goals of providing higher residential densities consistent
with the Valley Center Concept. For this reason, staff has recommended that the minimum
overall density for. the project area not be below a moderate density, or 6.7 dwelling units per
acre, as defined in the Unified Development Code. A copy of the Valley Center Concept
narrative from the City's General Plan Land Use Element is attached.
The Lago de Valencia commercial area would have a maximum of 110,000 square feet. The
proposed floor area ratio (FAR) for the entire site is not to exceed 0.375 in order to be consistent
with the City's General Plan.
South River Village (SP Page 60)
This project area is located in the southwestern portion of the Specific Plan area and is within
the Valley Center Concept Overlay, Retail Component of the General Plan. The site is bordered
to the west by a Southern California Edison easement, to the north by the Santa Clara River,
to the east by McBean Parkway and to the south by Magic Mountain Parkway. The major
arterial access points to South River Village are provided from Magic Mountain Parkway and
McBean Parkway. Creekside Road would be extended to provide access to this planning area,
as will the Valencia Town Center's private Main Street and to the Avignon condominium project
that is now under construction. The project site is bordered to the south by a 225 -foot wide
Southern California Edison power line easement adjacent to the Santa Clara River. A.6 -acre
Southern California Gas Co. facility is located in the southwest portion of the South River
Village area. This area is presently excluded from the applicant's Specific Plan request,
however, staff is recommending that this area be included. A storm drain was recently
constructed by the City on the South River Village project area adjacent to McBean Parkway.
The South River Village project area contains 92:7 acres divided into several component land
uses: 35.9 -acres of residential, 17.8 -acres of commercial, 2.2 -acres of recreational, 22:4 -acres of
open space, and 14.4 -acres of roadways.- The recreational use proposed includes a 2.2 -acre
public park that will provide a staging area, including parking, for the Santa Clara River trail
system The open space on South River Village includes 20.4 -acres of primary buffer area and
2 acres of river trail area. There is no existing bank stabilization along the Santa Clara River
adjacent to the South River Village area with the exception of protection for the bridge
abutments for McBean Parkway and the new stormdrain outlet.
The maximum number of dwelling units on the South River Village planning area would be 900
units. The residential area within South River Village provides for Cluster Residential and
Attached Residential product type at allowable densities between 7 and 35 dwelling units per
acre with a maximum height of 50 feet located along Magic Mountain Parkway.
The commercial component of South River Village includes 184,000 square feet of commercial
uses. The proposed floor area ratio (FAR) for the site is not to exceed 0.375. The maximum
proposed height would be 50 feet. A private drive is proposed as an extension of Creekside Road
and would provide a primary access point to the commercial uses. Other access driveways are
proposed from McBean Parkway and Magic Mountain Parkway.
Bouquet South (SP Page 52)
The Bouquet South planning area is located at the southwest corner of Bouquet Canyon Road
and Newhall Ranch Road. It is vacant and is bordered to the west by Bouquet Creek, which has
previously been channelized, and to the south by the Santa Clara River and a CLWA water
pumping station that is excluded from the Specific Plan area. Bank stabilization existing along
the portion of the Santa Clara bordering the Bouquet South project. An existing flood control
road surrounds the Bouquet South site and is proposed to be converted to a portion of the River
Trail. The Bouquet South site is located within the Valley Center Concept Overlay on the City's
General Plan.
The Bouquet South project area is 24.7 acres and is proposed for the following uses: 19.3 -acres
commercial, 1.3 -acres community trails, 3.7 -acres roadways, and 0.4 acres for water wells. The
proposed commercial area would have a maximum of 184,000 square feet. The proposed floor
area ratio (FAR) for the entire site is not to exceed 0.375. The maximum proposed height would
be 50 feet.
Pony League (SP Page 55)
The Pony League planning area is located in the southeast portion of the project site at the
terminus of Cinema Drive at Valencia Boulevard. This planning area is 53.1acres and is
proposed for the following uses: 13 -acres commercial, 17.2 -acres recreation, 20 -acres open space,
and 2.9 -acres roadways. The triangular-shaped site is presently bordered to the north and east
by the Santa Clara River, to the south by the South Fork and to the west by Valencia Boulevard.
The site is presently 12 feet lower than Valencia Boulevard. Approximately 300,000 cubic yards
of fill will be imported from the City Center site (located by Newhall Ranch Road and Bouquet
Canyon) to raise the level of the commercial area to match the level of the roadway. Cinema
Drive would be extended to serve the site and would also provide entry to the existing 172 -acre
Pony League ballfields that will remain. A traffic circle is proposed at the terminus of.the
Cinema Drive extension that will provide for a separation between the ball fields and
commercial uses.
Bank stabilization has been placed along a portion of the project site at the Valencia Boulevard
bridge, adjacent the South Fork, to allow for bridge construction. The City is presently
constructing a portion of the River Trail fronting the project site along Valencia Boulevard,
including bridge modification. This portion of the River Trail would be relocated between the
planned Pony League commercial center and the ballfields at the time the site develops.
The Pony League commercial area would have a maximum of 180,000 square feet. The proposed
floor area ratio (FAR) for the entire site is 3:1 in order to be consistent with the midpoint of the
City's General Plan for the Office/ Financial Corridor within the Valley Center Concept Overlay
area.
Valencia Industrial Center (SP Page 72)
The Valencia Industrial Center project area is 18.4 acres in size and is located adjacent to the
confluence of the Santa Clara River and San Francisquito Creek in the western portion of the
Specific Plan area, adjacent to existing industrial uses in the Valencia Industrial Center. The
Valencia Industrial Center planning area is proposed for the following uses: 7.7 -acres industrial,
9.3 -acres open space, and 1.4 -acres roads. As proposed, the Valencia Industrial Center business
park area would have a maximum of 167,000 square feet of light industrial uses. The proposed
floor area ratio (FAR) for the entire site is not to exceed 1:1. The open space proposed for the
site includes 8.5 acres of primary buffer area and`0.8 acres of community trails. There is an
existing flood control road along San Francisquito Creek bordering a portion of the site that is
proposed to be converted to a portion of the River Trail.
Santa Clara River Conservation Area (SP Page 76)
The Santa Clara River, San Francisquito Creek, Bouquet Creek and the South Fork
watercourses comprise the dominant physical feature in the North Valencia Specific Plan and
link the various planning areas in the Specific Plan. The Santa Clara River Conservation
planning area in the Specific Plan is comprised of two components, a 295.6 acre Santa Clara
River Conservation Area that includes the river, community trails/open space, and roadways
and an upland preserve zone that include portions of the Lago de Valencia, Pony League, South
River Village and Valencia Industrial Center planning areas. The Santa Clara River
Conservation Area includes 295.6 acres with the following uses: 264.3 -acres river areas, 24.2 -
acres community trails/open space, 7.1 -acres roadways. The Upland Preserve Zones include a
total of 84 acres divided among the other planning areas as follows: 37.1 acres on Lago de
Valencia, 18.0 acres on the Pony League, 20.4 acres on South River Village, and 8.5 acres in the
Valencia Industrial Center.
SPECIFIC PLAN PREZONING
The entire Specific Plan area and the Southern California Gas facility are proposed to be
prezoned Specific Plan. For purposes of clarification, a zone change entitlement is for properties
already within the City and a prezone is an entitlement that applies to unincorporated land
outside the City. A property must be prezoned before it can be annexed and the prezoning takes
effect the day annexation occurs. Since all of the subject property in the North Valencia Specific
Plan project is in unincorporated Los Angeles County, all zoning discussed is prezoning.
RELATION OF THE TRACT MAP TO THE SPECIFIC PLAN
The tentative tract map divides the 706.6 acre Specific Plan area into a total of 138 lots to
accommodate up to 2,000 dwelling units. Planning areas within the Specific Plan relate to the
lots on the tentative tract map 51931. This tentative tract map is different from ones the City
generally processes because of the odd shaped lots provided for the river, primary buffer areas,
and trails. While lots are provided for the various commercial areas, these lot configurations
are likely to change as the individual commercial areas record. The same is true for the
residential planning areas since the product type is unknown at this time.
In order to ensure that adequate access and parking area provided to each of the commercial
areas, the Planning Commission has recommended that a condition be placed on the project to
require that a detailed site plan including be approved for each commercial planning area by the
Director of Planning and Building Services prior to the recordation of any individual lot in the
planning area. The Commission has recommended the same condition for each of the nine
residential planning areas on Lago de Valencia due to concerns over access and circulation.
The total number of lots may not be increased unless the site is re -subdivided in the future.
Since the proposed Specific Plan includes plans for single family fee lots, it is understood that
resubdivison of the area is likely to occur. Should this occur, these further subdivisions would
need to be consistent with the General Plan as well as the Specific Plan, and would be heard by
the Planning Commission as provided for in the Subdivision Map Act.
Draft Environmental Impact Report
A Draft EIR for this project has been prepared for the City by Impact Sciences, Inc. The Draft
EIR process began in July 1996 with the release of a Notice of Preparation (N.O.P.). A revised
N.O.P. was circulated in May 1997 because of changes in the project description, namely the
addition of a Specific Plan General Plan amendment request. The Draft EIR was released for
a 45 -day public review beginning on August 1, 1997 and ending on September 15, 1997. Copies
of the Draft EIR are available for at the Planning Counter, the Valencia Library, the Canyon
Country Library and the Newhall Library. Written comments received during the public review
period, as well as Draft EIR comments received from the Planning Commission, have been
answered and incorporated into the Final EIR. The Mitigation Monitoring Program has been
incorporated into the Final EIR. The Commission has made recommendations to the Council
concerning certification of the Final EIR and a Statement of Overriding Considerations (SOC).
Environmental impact analysis issue areas addressed in the Draft EIR include agricultural
resources, air quality, biota, cultural resources, education, fire protection, flood, geotechnical
hazards, human made hazards, library services, noise, parks and recreation,
population/housing/employment, Sheriff services, solid waste disposal, trafficlaccess, utilities;
energy resources, visual resources, water service, and wastewater disposal. For each issue area,
a summary, introduction, existing conditions, identification of project impacts, project mitigation
measures, cumulative impacts, cumulative impact mitigation measures and unavoidable
significant impacts are discussed. The Draft EIR addresses both bank stabilization at the
river's edge (project) and buried bank stabilization (option) which have been proposed as part
of this project. The Draft EIR has identified five issue areas with unavoidable significant
impacts: agricultural resources, air quality, biota, solid waste disposal and visual resources. An
explanation of the significant impacts to agriculture, air quality and visual impacts are provided
in this report.
Agricultural Resources (DEIR Section 4.18)
Two -hundred and eighty-four acres of the project area are considered prime agricultural land
as defined by the Department of Conservation. Of this land, approximately 195 acres are
presently dry farmed for the production of barley and this land is primarily divided between the
South River Village and Lago de Valencia project areas. This proposed loss of farmland is a
continuation of a trend toward conversion of use in Los Angeles County. Table 4.18-3 (DEIR
Page 4.18-10 documents conversion of important farmlands in Los Angeles County. Specific to
this project site is the fact that the existing agricultural resource areas are divided by
waterways, roadways, the MWD easement and surrounded by existing industrial, commercial
and residential development. These are all factors which diminish the agricultural value of the
Specific Plan project area.
The loss of 284 acres of prime agricultural land is considered an unavoidable significant project
and cumulative impact since prime agricultural land is an irreplaceable resource and no feasible
mitigation exists for its conversion. The agricultural resource impacts would be considered
significant for the buried bank stabilization option.
In previous cases, the Commission has raised concern over the presence of pesticides from past
agricultural uses in the Santa Clarita Valley. A Human Health Risk Assessment was prepared
in 1990 for the Newhall Town Center (a 62 -acre former agricultural property) site to determine
the extent of low-level pesticide residues in the soil --such as DDT. It was determined by the Los
Angeles County Department of Health Services that the residual pesticide levels are considered
"de minimum" and acceptable. On page 4.20-15 in the Human Made Hazards section of the
Draft EIR it is stated that, given the proximity of the study site to the subject property, that the
subject property is under the same land owner and that similar agricultural practices occurred
on both sites, it is assumed that the risk level is similar between the two sites. Therefore,
pesticide use from past agricultural activities is not considered to be a significant project or
cumulative impact for either bank stabilization option.
Air Quality (DEIR, Section 4.4)
This project would generate both construction -related and operation -related pollutant emissions
from both stationary and mobile sources. The City has not established thresholds of significance
for air quality impacts and recognizes the threshold recommendations of the South Coast Air
Quality Management District (SCAQMD). The anticipated emissions of carbon monoxide (CO),
reactive organic compounds (ROC), oxides of nitrogen (NO.) and particulate matter (PM,,) would
exceed the SCAQMD thresholds of significance for both construction -related and operation -
related impacts.
While the air quality impacts are anticipated to exceed the SCAQMD thresholds, the project is
consistent with the Southern California Association of Governments (SCAG)1997 Air Quality
Management Plan (AQMP). This plan recognizes that projects consistent with the population
forecasts identified in the Growth Management Chapter of the Regional Comprehensive Plan,
such as this project, are considered consistent with the 1997 AQMP forecasts for the area. The
Draft EIR does contain many potential implementation measures. identified by the SCAQMD
for both construction -related and operation -related impacts. While these mitigation measures
may help reduce emissions, no feasible mitigation exists which would reduce these emissions
to below the SCAQMD's levels of significance. Therefore, construction -related and operation -
related impacts are considered unavoidably significant. The construction -related and operation -
related impacts would be the same for the buried bank stabilization option.
Even with the mitigation measures, the cumulative air quality impacts of this project are
considered significant because the rate of growth in vehicle miles traveled would exceed the rate
of growth in population and employment on the site. The cumulative impacts would be the same
for the buried bank stabilization option.
Visual Resources (DEIR Section 4.8)
While the majority of the site will remain as open space (436 acres out of 707 acres), the
proposed project would change the visual character of the site because of the conversion of a
significant amount of land from open space/agricultural uses to a man-made urban environment.
The proposed project would be most visible from McBean Parkway, Newhall Ranch Road, Magic
Mountain Parkway, Bouquet Canyon Road, Valencia Boulevard, the future extension of Avenue
Scott, and from the existing and future residential neighborhoods to the north and south of the
project site.- Since the project is an infill development and development of the site is envisioned
in the General Plan, the proposed project is not considered to be an unavoidable significant
impact.
However, the project does involve bank stabilization along the river's edge which would result
in a significant alteration to the basic visual character of the region and river itself. The loss
of riparian vegetation and placement of bank stabilization would be a significant and
unavoidable impact. While the visual impacts would be less from the buried bank stabilization
option, the bank stabilization may be exposed in the event that future flooding erodes the
existing banks and upland preserve zone. This would result in the exposure of bank
stabilization and would be considered significant.
The Draft EIR contains several before and after photo representations of the project beginning
with Figure 4.8-2 on DEIR Page 4.8-8.
Noise (DEIR. Section 4.5)
Construction -related noise could intermittently exceed the noise standards and, therefore,
mitigation measures have been provided to reduce these short-term impacts to less than
significant levels. During project operation, increases in roadway traffic volumes may result in
increased noise levels both on and off the project site. Mitigation measures have been identified
to require future site design to incorporate noise reduction features such as building orientation,
setbacks, berms and walls, to reduce noise impacts so as not to exceed noise standards adopted
by the City through its Noise Element and Noise Ordinance. After mitigation, no significant
project -related noise impacts would occur. No unavoidable on- or off-site significant noise
cumulative impacts would occur. The project and cumulative impacts would be the same for the
buried bank stabilization option.
Geotechnical Hazards (DEIR Section 4.1)
The Planning Commission has asked several questions about the project site relating to seismic
hazards, oil wells, grading and groundwater which are addressed in the Draft EIR. The project
site is relatively flat, with an elevation range from 1,075 feet to 1,125 feet. The site is vacant
and a majority of it has previously been modified through grading and farming activities. The
predominant geologic features of the site are the presence of the San Gabriel Fault and
watercourses, namely the Santa Clara River. The Draft EIR addresses geotechnical hazards
associated with the project through four subsections: earth materials, geologic
structure/landslides, seismicity, and groundwater. Although prior to mitigation, the proposed
project may result in potential impacts associated with geotechnical hazards, implementation
of the identified mitigation measures will reduce these impacts to levels less than significant.
The site ishisected by the San Gabriel Fault Alquist-Priolo Special Studies Zone. This zone will
pass through a portion of the Santa Clara River and the proposed 12.4 acre community park.
A maximum probable magnitude of 6.3 is given for the San Gabriel Fault; however, a seismic
event along this fault has not occurred for at least 1,300 years. A geologic study has been
prepared for this project and a 50 -foot building setback zone is shown on VTTM 51931 for this
Alquist-Priolo Zone. This setback, along with building code standards, will provide seismic
safety for future school and park structures. The use of the fault zone for open space and
recreational activities is considered an acceptable use.
The Draft EIR identifies three oil wells on the project site. These oil wells have been
abandoned. According to the Draft EIR., no significant hydrocarbons were found on the project
site. Draft EIR Section 4.20, Risk of Upset(Human-Made Hazards, Page 4.20-13 states that if
development occurs on the project site where oil production has occurred, each area must be
remediated per State law. Mitigation measures have been provided to address the wells to
ensure that proper abandonment procedures are followed and, therefore, no significant impacts
relating to the presence of oil wells are anticipated.
The applicant is proposing to grade portions of the project site. The applicant has provided a
Cut and Fill map which shows a total of 2,152,
300 cubic yards of grading is proposed (895,900
cubic yards of cut and 1, 256,400 cubic yards
of fill). Total
grading for each
project area and the
borrow site location is provided as follows:
i
Cut (vdss)
Fill(yds')
Total (vdsg)
Borrow site
Lago de Valencia 820,900
538,900
1,359,800
McBean and Newhall
Ranch Road
South River Village 58,000
214,000
272,000 _
City Center Site
Bouquet South 16,000
198,000
214,000
City Center Site
Pony League 0
300,000
300,000
City Center Site
Valencia Industrial 1,000
5,500
6,500
City.Center Site
A geotechnical report has been prepared for the project which includes standards to follow for
grading. Project specific grading plans will be required prior to.any grading on the project site
and these are to be proposed in accordance with the geotechnical report. No additional grading
has been identified for the buried bank stabilization option. A haul route showing the borrow
sites for project grading will be provided to the Commission at the hearing.
Groundwater levels on the project site range from zero at the Santa Clara River to 17.7 feet in
depth in upland areas and these figures fluctuate seasonally and yearly depending upon
recharge. Development with more hardscape will permit less rainfall to percolate into the
ground, whereas development with open areas, i.e., park land, allow substantial water recharge.
As proposed, project construction activities are not expected to extend into the water table,
except at bridge abutments for bridge construction and for bank stabilization. Page 4.1-12 of
the Draft EIR states that it is anticipated that the proposed project would not significantly
decrease the level of the water table due to reducing the amount of permeable surfaces on the
project site; therefore, no significant impacts are anticipated. Additional information concerning
water can be found in the Draft EIR Water Service Section 4.9 and will be addressed in the
upcoming staff report and presentation scheduled for August 19, 1997.
Bank Stabilization
Bank stabilization is a critical issue for this project given the existence of several large
watercourses on the site (Santa Clara River, South Fork, San Francisquito Creek and Bouquet
Creek). The project proposed two methods of bank stabilization --at the river's edge or set back
and buried. The project description assumes that bank stabilization will be constructed at the
river's edge, with the project option being construction of bank stabilization set approximately
125 feet back from the river's edge and then buried. This distinction between the project (river's
edge) and the option (set back and buried) bank stabilization methods is carried throughout the
Draft EIR and each section includes an analysis for each method. For both of these options,
bank stabilization will be at the river's edge and visible at bridge abutment and stormdrain
locations. A discussion of both bank stabilization methods is included on page 81 of the Specific
Plan.
There is existing river edge bank stabilization (rip -rap) in the project area located at the
confluence of Bouquet Creek and the Santa Clara River by the Bouquet South planning area and
the east side of the Lago de Valencia planning area. Bank stabilization (grouted rip -rap) occurs
by the City s existing River Trail at the southern edge of the planning area adjacent to the South
Fork. The west side of San Francisquito Creek by the existing industrial center and a portion
of the east side south of the Newhall Ranch Road bridge has bank stabilization (concrete liner)
similar to that visible on the South Fork by the South Fork trail. As proposed for this project,
bank stabilization may utilize LACDPW approved rip -rap, ungrouted rip -rap, reinforced
concrete, and soil cement along the entire project boundary adjacent to the Santa Clara River.
Under the buried bank stabilization option, the linear feet of stabilization would be the same,
however, only 27.96 acres would be impacted. These are worse case scenarios, and the actual
need for bank stabilization may be less. This need will not be determined until the final
engineering plans are completed for VTTM 51931. The Visual Resources Section of the Draft
EIR shows before and after photo representations for both proposed methods of bank
stabilization on Figures 4.8-8 and 4.8-9. Both of these methods of bank stabilization would have
significant visual impacts. However, it is obvious by the photo representations that the buried
bank stabilization option is visually the superior method for flood protection.
Flood Protection (Draft EIR Section 4.2)
The project site is located within the Santa Clara River basin and its 1,634 square mile
watershed. There are approximately 26,100 linear feet of river/stream banks along the project
site, of which approximately 11,700 are already improved with bank stabilization. As mentioned
in the previous section of this staff report, the remaining 14,400 linear feet of river/stream
banks would be improved with bank stabilization under either bank stabilization option.
A Preliminary Drainage Concept has been prepared for this project and has been reviewed and
accepted by the City's Engineering Division and is used as a basis for analysis in the Draft EIR.
Although the proposed project involves annexation into the City of Santa Clarita, the Los
Angeles County Department of Public Works (LACDPW), Flood Control Division would maintain
authority of flood control improvements and storm drainage systems proposed as part of the
project if the bank stabilization is located at the river's edge and of a material approved by the
LACDPW. If the buried bank stabilization option or if a material is chosen for the river's edge
stabilization that is not acceptable to LACDPW, then the City would accept maintenance
responsibility for the facility.
Several questions have been raised to the Commission regarding the appropriate storm event
to use for flood protection planning. Generally, the Federal Emergency Management Agency
(FEMA) Flood Insurance Rate Map (FIRM) 100 -year flood hazard area is accepted as the
floodplain boundary. The Los Angeles County Public Works, Flood Control Division analyzes
conditions based on a 50 -year Capital storm event (Capital Flood) which assumes flows and bulk
in excess of those flows anticipated by either the 100 -year or even the 500 -year FEMA storm
event. The Drainage Concept for the project was prepared using the County Capital Flood
which is consistent with the County's Comprehensive Plan for flood control.
The Capital Flood model is derived from 50 -year frequency rainfall values and is patterned after
actual major extra -tropical storms observed in the Los Angeles region. The model makes the
following assumptions:
The design storm is assumed to occur on already saturated soils over a period of four
days, with the maximum rainfall falling on the fourth day. During the 24-hour period
of maximum rainfall, rainfall intensity typically increases during the first 70 to 90
percent of the period and decreased in the remaining time. Furthermore, approximately
80 percent of the amount of the 24-hour rainfall falls within the same 70 to 90 percent
of the period.
In converting rainfall to runoff, rainfall that is not lost due to the hydrologic processes
of interception,evaporation, transpiration, depression storage, infiltration, or percolation
is assumed to be surface runoff.
The natural portions of the watershed are assumed to have been burned by fie which
decreases soil infiltration. The effect of burning the watershed can increase the design
runoff rate from 10 to 20 percent.
A bulking factor is assumed. In the area where a watershed is burned, the runoff would
carry with it a large layer of eroded top soil, burned trees and brush, which is referred
to as debris. To account for the quantity of debris, the design flow rate is artificially
increased by a percentage increase in flow rate, or bulking factor.
For the proposed project, the amount of runoff would increase from 5,989 cubic feet per second
(cfs) to 6,053 cfs, but the amount of debris volume would be reduced from 10,633 cubic yards (cy)
to 1,059 cy. Such reductions in debris volume are due to the reduction in erosive areas on the
project site that are capable of producing bulked flows containing debris. The buried bank
stabilization option would have a reduction in runoff from an existing 5,989 cfs to 5,381 cfs after
development, with a reduction in debris volume from 10,633 cy to .0 cy.
The FEMA standards were developed to facilitate flood insurance coverage and the 100 -year and
500 -year floods area based on historical records. The FEMA standard for flood insurance is
based upon the depths of flooding that have been recorded throughout history (the higher the
water, the more likely flood damage would occur) with the 100 -year flood level becoming the
"base level". It was assumed that any land above this 100 -year or base flood elevation, would
be considered reasonably safe and free from flood hazard. As proposed, 67 percent of the
proposed development is outside the 100 year flood line. With bank stabilization, all of the
developed area would be assumed to be free from flood hazard. The 100 -year flood hazard line
is shown in Section 4.6 Biota, Figure 4.6-1, Existing Biological Resources.
The project would include other storm water facilities including 8,500 linear feet of mainline
stormdrains of various sizes consistent with the design requirements of the City. The Drainage
Concept for the project includes provisions to comply with National Pollutant Discharge
Elimination System (NPDES) program requirements. This program requires that all flood
control facilities be in compliance with the General Permit for the City. The Drainage Concept
includes the following features to address NPDES and other local water quality issues:
Consistency with the Natural River Management Plan (NRMP) for the Santa Clara River
which provides for long-range management, conservation, and enhancement of the
resources within the NRMP Study Area (of which this project is a part).
• Water quality basins/filters to capture and/or filter first flush flows. The "first -flush
storm (first storm after a dry period which is large enough to contain the accumulated
pollutants from the watershed) is assumed be the first 0.5 inch of runoff from the
impervious portions of the development. Water quality basins/filters are proposed west
of McBean Parkway on the north side of the Santa Clara River and on the south side of
the Santa Clara River on the South River Village site.
• The lake is designed to double as a stormwater facility. The lake biofilter system would
utilize plant materials and thickened gravel (24 to 36 inches in depth) to flush nitrates,
phosphates and metals from the water. Wetland plants will be located upstream,
adjacent to the biofilters and would filter nutrients, oils and greases out of the water.
Lake overflows may occur during larger storm events and these would empty into the
Santa Clara.
• Best Management Practices (BMP). would also be implemented to minimize pollutants
and sedimentation entering the storm drain system.
Mitigation measures have been developed for flood protection and are identified in the Draft
EIR beginning on page 4.22-36 and are based on LACDPW flood control requirements, the
Drainage Concept and Drainage Water Quality Management Plan, and water quality
requirements of the Regional Water Quality Control Board. With the implementation of the
mitigation measures identified, no unavoidable significant flooding, erosion, sediment -related,
or water quality impacts from the proposed project or bank stabilization option are anticipated
to occur.
Biota (Draft EIR Section 4.6)
Existing Site Characteristics
A majority of the 858 acre project site is vacant and is comprised of a number of both naturally
occurring as well as humanly -altered vegetation communities, including agricultural fields,
coastal sage scrub, cottonwood -willow riparian woodland, alluvial scrub, mule fat scrub, riparian
scrub, and disturbed/ruderal fields. Of these habitat communities, coastal sage scrub,
cottonwood -willow riparian woodland, riparian scrub and alluvial scrub are special status
vegetation communities because they support rare, threatened, or endangered plant or wildlife
species; are diminishing on a regional basis and or special concern to resource agencies; are of
particular value to wildlife or native plant species; or come under the jurisdiction of Fish and
Game or the Army Corps. Agricultural fields and cottonwood -willow riparian woodland
represent the two dominant plant communities on the site.
The project contains habitat for a variety of special -status animal species. The riparian habitats
of the Santa Clara River and San Francisquito Creek support four state -and/or federally -listed
threatened or endangered species [the unarmored threespine stickleback (fish), arroyo
southwestern toad, least Bell's vireo (bird), and southwestern willow flycatcher (bird)]. Due to
historic and existing disturbances in the central, eastern, and northern upland portions of the
site, upland areas support a limited flora with little structural variety. The low quality of
vegetation has substantially reduced wildlife species abundance and diversity in upland areas;
therefore, these areas are considered to be of relatively low biological value. Riparian areas are
of relatively good quality, even though much of the upland habitat immediately adjacent to the
riparian areas has been eliminated, and are considered of high biological value.
Project Impacts to Site Vegetation
Project implementation will result in the loss of 167.3 acres (93%) of agricultural fields, 91.9
acres (77%) of disturbed/ruderal fields, 4.0 acres (100%) of coastal sage scrub, 31.4 acres (10%)
of cottonwood -willow riparian woodland, 9.7 acres (47%) of alluvial scrub, 3.4 acres (100%) of
mule fat scrub, and 6.6 acres (100%) of riparian scrub. A portion of the cottonwood -willow
riparian woodland and alluvial scrub habitat will be temporarily lost as a result of bank
stabilization construction and will be replanted upon completion of the stabilization.
The.project does contain oak trees which have been determined to be regionally significant by
the City and are protected by the City's Oak Tree Preservation Ordinance and Guidelines. The
applicant has provided an oak tree report that identifies five oak trees in the project area. None
are proposed for removal. Four of these trees are Valley Oaks (three are heritage size) located
on the northwestern portion of the project area (Lago de Valencia Planning Area) and one oak
is a Coast Live Oak located in the Santa Clara River floodway east of McBean Parkway. The
applicant is proposing to create a 2.7 acre neigborhood park that will act as an oak tree
preserve to protect the four Valley Oaks. Specific Plan Exhibit 15 (following page 45) shows the
neighborhood park concept plan. With implementation of the mitigation measures
recommended for this project that require compliance with the Oak Tree. Ordinance, no
significant impacts to oak trees are anticipated under either bank stabilization option.
Significant Ecological Area
A portion of the site is located within a Significant Ecological Area (SEA) as identified by the
City of Santa Clarita. The County of Los Angeles SCV Areawide Plan identifies portions of the
project area as being within SEA 19 (San Francisquito Creek) and SEA 23 (Santa Clara River).
In 1976, the County of Los Angeles established 62 SEAS to delineate and preserve areas with
sensitive environmental conditions and/or resources within the County. These SEAs were
originally delineated on a USGS topographic map using aerial photographs, topographic
features, field studies, and historic records. The resultant SEA boundary maps were general
in nature and broadly outlined the biotic resources to be included in each area. However, more
detailed written descriptions were provided that defined reasons why areas were defined as
SEAS. The original number of SEAS under County jurisdiction have been reduced to 29 SEAS
as a result of annexations to individual cities.
The County allows development within SEAS as long as the development is 'highly compatible'
with the natural resource being protected. The City General Plan and Unified Development
Code (UDC) also allow for development within an SEA provided a biology study has been
completed and the development is compatible with the resource. Since the SEAS were identified
on a broad scale, the purpose of providing a site specific biology study is to determine accurate
existing resource boundaries on individual properties. A biology study has been completed for
the North Valencia project and provides a basis for planning a buffer areas for the project which
include protection for the SEA resources. This buffer study has been reviewed by an
independent team of biologists known as the Scientific Advisory Team (SAT) and their findings
are included in Appendix 4.6 of the Draft EIR. The current SEA boundaries are shown on
Figure 4.6-1, Existing Biological Resources. A report from Steven Nelson dated June 1997 and
titled "The 1976 Significant Ecological Areas Study for the County of Los Angeles" is attached
to this report.
A total of 20.2 acres of habitat within the SEA boundaries (representing approximately 7% of
the total SEA habitat area) will be disturbed or converted to urban development as a result of
this project. Approximately 13.8 acres (4.6 % of the total SEA total) will be temporarily
disturbed as a result of river edge bank stabilization construction. Within the SEA boundaries,
6.4 acres of SEA habitat would be permanently lost. The locations of these impacts are
generally along the northern and southern bank of the Santa Clara River just west of McBean
Parkway, and along the east bank of San Francisiquito Creek at the proposed Avenue Scott
bridge. Draft EIR Figure 4.6-4 on page 4.6-68 shows the general locations of permanent impacts
within SEAS. Additional impacts would occur to the SEA as a result of equestrian trails (which
presently exist), project construction and grading activities, and bank stabilization and bridge
maintenance activities.
The buried -bank stabilization would result in the temporary removal of 2.6 acres of SEA habitat
and the permanent removal of 1.8 acres, representing a total of 4.4 acres of SEA habitat impacts
(which is substantially less than the 20.2 acres of SEA habitat impacted should stabilization be
constructed at the river's edge. The temporary loss will occur until bank stabilization
construction is completed and the area is revegetated. The permanent loss of 2.6 acres under
this bank stabilization option is 3.8 acres less than the permanent loss of 6.4 acres under the
proposed project. The loss of any significant ecological area is considered a significant,
uninitigable project and cumulative impact for both bank stabilization options.
Wildlife Corridors
Most of the land within the floodplain of the Santa Clara River and San Francisquito Creek
within and in the vicinity of this infill project area has essentially been developed for residential,
commercial, industrial, and agricultural uses. Other than remnants of natural vegetation in the
hills above the two river systems, and the river systems themselves, the Angeles and Los Padres
National Forests represent the only substantial undeveloped native habitat areas in the region.
Therefore, riparian and upland habitats of the Santa Clara River and San Francisquito Creek
serve as important north -south and east -west wildlife movement corridors that effectively link
these remaining open space areas. The Santa Clara River also extends west to open space
habitats within the Santa Susana Mountains via small tributary creeks. These linkages are
particularly important for larger mammals with large home range sizes such as mule deer,
mountain lion, bobcat, fox, and coyote. Upland areas, such as sage scrub and grassland
habitats, in combination with the riparian zone, would provide the proper mixture of food items
and cover that various species need for survival.
As proposed, the project will preserve and enhance various amounts of upland habitat of varying
widths up to 150 feet, adjacent to both river systems that will allow some species, especially
larger mammals, to use these areas as movement corridors. Implementation of the project will
not substantially interfere with the movement of any terrestrial wildlife species; therefore, no
significant impacts upon terrestrial wildlife movement corridors is anticipated. This is true for
both bank stabilization options.
Primary Buffer- Upland Habitat
The characteristics, quality, and extent of upland habitat that is necessary to protect the
diversity of wildlife species dependent upon riparian habitat may vary depending on the
geographic region and the particular requirements of the riparian species to be protected.
Impact Sciences performed a review of literature as well as limited, focused field studies and
identified a general minimum of at least 100 feet of high quality upland habitat as measured
from the outer edge of the riparian habitat associated with the Santa Clara River and San
Francisquito Creek as an acceptable amount of adjacent habitat necessary to preserve wildlife
diversity within the project area.
Because most of the upland habitat currently adjacent to the riparian edge is comprised of
agricultural and disturbed/ruderal fields and, as stated previously, is considered to be of low
biological value, the applicant would need to revegetate these areas with appropriate native
upland habitat (i.e., dry riparian Great Basis sage scrub, coastal sage scrub, or scrub/grassland
mix) that either historically occurred in the area or that would be of higher biological value to
riparian and upland wildlife species. No development will be allowed within the upland habitat
buffer.
Areas on the project site that are to be graded and revegetated after construction may take
years to be fully restored, depending on the nature of the area to be restored. Riparian habitat
areas may take up to 50 years. Revegetation would also occur next to the proposed River Trails.
In order to restrict access to the habitat buffer, an appropriate barrier such as fence will be
erected between the upland habitat area and the trail corridor.
A number of mitigation measures are proposed to minimize impacts on biological resources,
most of which will mitigate impacts to less than significant levels. However, impacts upon the
riparian ecosystem as a result of vegetation removal, increased human and domestic animal
uses, and overall cumulative impacts remain significant.
DMS and Santa Clarita Valley Cumulative Buildout Scenarios
The Draft EIR. has included cumulative analysis for the issue areas addressed under the County
Development Monitoring System (DMS) which include wastewater disposal, library services,
water service, education . The Draft EIR contains a "DMS Buildout Scenario" to assess
cumulative impacts for the various issue areas addressed by the County DMS. The DMS
Buildout Scenario entails buildout of only the subdivision and parcel maps listed in the County's
DMS plus the proposed project. The County DMS lists all pending, approved, and recorded
projects involving land divisions located on unincorporated lands in the Santa Clarita Valley and
within the City of Santa Clarita. The City analyzes projects based upon the County's DMS while
the City's Infrastructure Master Plan is under development. Once the Infrastructure Master
Plan is adopted, the City will use that data to form the basis for its own development
mitigation/monitoring system.
The Draft EIR has included cumulative analysis for various issues based on the "Santa Clarita
Valley (SCV). Cumulative Buildout Scenario." This scenario is more encompassing than the DMS
Buildout Scenario and includes the buildout of all lands under the current land use designations
indicated on the Los Anzeles County Santa Clarita Valley Area Plan and the City s General
Plan, plus the proposed project, plus all known active pending General Plan Amendment
requests for additional urban development in the unincorporated areas of the Santa Clarita
Valley and the City of Santa Clarita.
The Draft EIR contains Table 3.0-2 that compares the County DMS review to the City's
development review process. A copy of this table is attached to this report.
Fire Protection (Draft EIR Section 4.15)
The project site is located in an area designated as a Very High Fire Hazard Severity Zone
(previously known as Fire Zone 4) by the County of Los Angeles Fire Department. Fire service
including paramedics would be provided by Fire Station 111 located at 26829 Seco Canyon Road,
while future Fire Station 126, planned for the intersection of Magic Mountain Parkway and
Citrus Street/Town Center Drive is under construction. Upon completion, Fire Station 126
would be approximately 0.5 miles from the project site and would become the primary
responder. Ambulance service would be provided by a private ambulance company through a
franchise agreement with the City.
The project construction standards will meet Fire Department requirements, including
provisions for adequate emergency access to the River Trail. It is possible that, upon final
review of the proposed lake island, the Fire Department may require two accesses. The same
may be true for access to the Hart Pony League ballfields. Design changes relating to Fire
Department requirements would occur during subsequent map review.
New fire services would be provided through developer fees. The City presently has a joint
agreement with the County to charge an identical fire fee which is updated yearly. In addition,
tax revenues will provide for the County operation and maintenance of the fire stations. The
project would meet all fire requirements for site design and construction. The project is not
anticipated to diminish staffing or result in increased response times. Therefore, no significant
project fire protection services impacts are anticipated.
The cumulative impacts upon fire services have been analyzed using the Santa Clarita Valley
Cumulative Buildout Scenario. Development within the Santa Clarita Valley Planning Area
would be required to pay a developer fee used to mitigate impacts to fire protection services.
As the Santa Clarita Valley Planning Area builds out, the level of fire protection services would
be increased to keep pace with increased demands; therefore, no significant cumulative fire
protection related impacts are anticipated as a result of Valley buildout. The proposed bank
stabilization option is not anticipated to change fire services and, therefore, would not create
any additional project or cumulative impacts.
Library Services (Draft EIR Section 4.14)
Development of the project would place demands upon facilities and books at the three County
libraries that serve the Santa Clarita Valley --Valencia Library, Newhall Library and Canyon
Country Library. Existing valley -wide library square footage total 33,868 square feet and items
total 404,309. Based on a valley -wide population of 172,877 persons from the latest (February
1997) figures projected by the County of Los Angeles Urban Research Department the library
facilities and book items in the Santa Clarita Valley area are at 0.20 square feet per capita and
2.34 books per capita, respectively. Existing library space is below the County's library planning
standard of 0.35 square feet per capita for facilities; however, library items exceed the planning
standard of 2.0 items per capita. Based on the library planning guidelines, it is anticipated that
this project would require a total of 2,086 square feet of library facilities with 11,920 additional
volumes for the library system's collection.
Funding for library operations and expansion has been raised as a concern in this community.
In 1994 the County Board of Supervisors adopted a community facilities district to fund library
services, including the unincorporated Santa Clarita Valley. On June 3, 1997, Proposition L was
passed by a 2/3 majority which assessed a special yearly tax of $22/parcel for library services.
Additional funding for libraries is available through an interim fee imposed by the County of
$336.00 per unit on all new residential development to mitigate library impacts while the
County works on a study to implement a permanent library fee.
The potential impacts upon library can be mitigated through payment of a fee to fund new
library construction and materials. Based on the interim library mitigation fee of $336.00 per
unit, the estimated fees that could be collected from this project to pay for new library
construction and item purchases would be a maximum of $672,000, if all approved units are
constructed. A mitigation measure requiring payment of the current County interim fee, or
applicable County fee if the Board of Supervisors acts on a permanent fee, to be paid at building
permit would mitigate project impacts upon library services to a less than significant level.
The cumulative impacts of Santa Clarita Valley growth, including this project, upon library
services has been analyzed using the County's DMS (See Table 4.14-1, Draft EIR page 4.14-9)
and a Santa Clarita Valley Buildout Scenario (See Table 4.14-3, Draft EIR page 4.14-11).
Buildout with the proposed project would result in a total additional demand at DMS buildout
of 44,338 square feet and 253,358 items. Under the Santa Clarita Valley Cumulative Buildout
analysis, buildout with the proposed project would create a total additional demand of 130,994
square feet and 536,048 items. It is anticipated that all new development would pay the
suggested interim or permanent library fee to mitigate impacts on a case-by-case basis using
either buildout scenario. Therefore, no additional mitigation would be necessary to address
cumulative library services impacts. Likewise, project and cumulative library services impacts
for the buried bank stabilization option would be less than significant.
Wastewater Disposal (Draft EIR Section 4.10)
The project would be served by the Valencia Water Reclamation Plant (WRP) (County Sanitation
District 32) and the Saugus Water Reclamation Plant (District 26) and, upon buildout, is
anticipated to generate 0.48 million gallons of wastewater daily. The project includes the
construction of wastewater lines to serve the project. Given the existing combined treatment
capacity of Districts 26 and 32 of 19.1 million gallons per day (mgd) and existing demand of 15.9
mgd, wastewater from the proposed project could be treated at both the Valencia and Saugus
WRPs with no significant project impacts, under either bank stabilization method, to the
wastewater treatment system.
The cumulative impacts of this project upon wastewater disposal have been analyzed using the
County's DMS Buildout Scenario, the Santa Clarita Valley Cumulative Buildout Scenario, and
the County Sanitation Districts of Los Angeles County Facilities Plan for the Santa Clarita
Valley Joint Sewerage System. Presently, the Saugus and Valencia WRPs are in the midst of
a planned expansion that would have a combined total projected 2015 capacity of approximately
34.1 mgd of wastewater.
Under the County DMS analysis, with the proposed project, total generation would increase by
0.48 mgd, to a total generation at DMS Buildout of 27.61 mgd for both Districts 26 and 32
combined (Draft EIR Table 4.10-3, page 4.10-9). Given that the existing combined capacity for
Districts 26 and 32 is 19.10 mgd and that their capacities are not anticipated to be expanded
the additional 9.0 mgd (to 28.1 mdg) until 1999-2000, development of this scenario without
treatment plant expansion would result in a significant wastewater treatment and disposal
impact if all pending, approved, and recorded projects were to come on-line before the year 2000.
With the requirement that all new development projects obtain assurance of adequate capacity
in the receiving truck sewers and treatment plants, and with payment of the District's
Connection Fee to assure continual expansion of District facilities, no significant impacts under
this scenario are anticipated.
Wastewater Disposal under the Santa Clarita Valley Cumulative Buildout Scenario, however,
shows a different buildout picture (Draft EIR Table 4.10-4, page 4.10-11). Under this scenario,
wastewater created would be 47.4 mgd (including Newhall Ranch's estimated wastewater
generation of 7.7 mgd). Of this total, 39.7 mgd are assumed to be treated at the Saugus and
Valencia WRPs and 7.7 mgd area assumed to be treated at the proposed Newhall Ranch WRP
which would treat wastewater generated by development pursuant to the Newhall Ranch
Specific Plan. Using the Sanitation Districts' generation factors, buildout of the Saugus and
Valencia WRPs would increase the amount of wastewater generated in these two districts to
39.7 mgd, which is 5.6 mgd more than the planned plant expansion of 34.1 mgd by 2015. The
Valencia WRP will be able to accommodate an additional 3 mgd expansion in the future,
bringing the total capacity of these two districts to 37.1; however, this potential for expanded
capacity is still 2.6 mgd less than needed for the Santa Clarita Valley at buildout. If buildout
of the Santa Clarita Valley was permitted to occur without provision of additional treatment
capacity at either the Saugus and Valencia WRPs, or another site, significant wastewater
disposal impacts would occur. However, with safeguards in place such as payment of connection
fees for expansion no significant cumulative wastewater treatment impacts would occur.
The County Sanitation Districts of Los Angeles County Facilities Plan for the Santa Clarita
Valley Joint Sewerage System which is presently under preparation is the third cumulative
scenario analyzed. This scenario looks at the buildout of the CSDLAC Facilities Plan which has
a horizon year of 2015 and estimates the future wastewater generation for the probable future
service area of County Sanitation Districts 26 and 32 in order to anticipate future wastewater
treatment needs. The CSDLAC Facilities Plan bases its projections for wastewater generation
on the adopted SCAG population projection for the year 2015 and assumes that Newhall Ranch
wastewater will be treated at a future Newhall Ranch WRP. According to CSDLAC estimates,
total flows projected to the Saugus and Valencia WRPs in 2015 would be 34.1 mgd, which is
equal to the proposed treatment capacity. As a result, cumulative wastewater disposal impacts
are not anticipated to be significant. Since the proposed bank stabilization option would not
impact wastewater disposal, cumulative impacts from the proposed bank stabilization option
would, likewise, be less than significant.
Water Service (Draft EIR Section 4.9)
The North Valencia Specific Plan area is located within the wholesale water service area of the
Castaic Lake Water Agency (CLWA) and within the retail water service area of Valencia Water
Company (VWC). These service areas are shown on Draft EIR. Figure 4.9-2 on page 4.9-4. The
water used on the site is primarily from groundwater wells and is for agricultural uses. The
Metropolitan Water District (MWD) also maintains the existing Foothill Feeder --Santa Clara
Valley Pipeline, proposed Second Barrel, and the .Santa Clara River Spillway traverse the
proposed project area. In addition, MWD's proposed West Valley Conveyance --Santa Clara
Feeder and interconnection structure (West Valley Project) may also traverse the proposed
project area. Water service would not be affected by either method of bank stabilization.
As the site develops, the proposed uses would increase water demands on the site and within
the VWC service area for both potable and non -potable uses. Infrastructure would need to be
extended for reclaimed water service, however, no infrastructure expansion would be necessary
for potable water service. The total projected water demand upon buildout for the project is
1,339.0 acre feet, with 1,272.05 acre feet from the VWC for potable uses and 66.95 acre feet from
the CLWA reclaimedmater service lines for non -potable uses. Since the future availability of
reclaimed water is unknown, the Draft EIR. analysis assumes that all water demand would be
met by potable sources.
Castaic Lake Water Agency (CLWA)
As required by law for wholesalers, CLWA has stated that it intends to serve all parts of its
service area, including the proposed project. As part of the subdivision review process, water
availability is reviewed by the City through the County of Los Angeles DMS to determine
whether or not there would be sufficient water for the subdivision, given the demands from
existing development at other subdivisions which are approved and/or recorded. According to
March 1997 DMS information, current water demand within the CLWA service area is 46,369
acre-feet per year and water supply is 96,119 acre-feet per year. Future demand for the
purveyors, based on the pending, approved and recorded projects in the County's DMS as of
November 1996 is 66,267 acre-feet per year, or 72.1 percent of CLWA's future supply of 91,656
acre-feet per year. CLWA requires new development to pay a connection fee to finance these
improvements prior to the issuance of building permits.
Valencia Water Company (VWC)
The existing water demand within the Valencia Water Company, the water retailer for the
project site, service area is 19,720 acre-feet per year and existing water supply is 45,000 acre-
feet per year. Future water demand in its service area, based on pending,. approved, and
recorded projects in the County's DMS is 29,782 acre-feet per -year, or 66.2 percent of the VWC's
supply of 45;000 acre-feet per year. The VWC has indicated that it will serve the proposed
project. After buildout of these projects, net water availability for the VWC service area would
be 15,218 acre-feet per year. Thus, water supplies are available to serve the project and no
significant water impacts are anticipated under either method of bank stabilization.
Cumulative impacts upon water service based on the County DMS were analyzed for the VWC
plus the proposed project. Total cumulative demand would be for 30,811 acre feet of water,
which would be 14,189 acre-feet less that the proposed projected supply of 45,000 acre-feet per
year. As a result, given existing and near -future water supplies of VWC; there is adequate
water for the project and no cumulative water supply impacts would occur under either method
of bank stabilization.
Under the Santa Clarita Valley Cumulative Buildout scenario, total water demand would be
129,502 acre-feet per year, which is 12,802 acre-feet per year more than CLWA's 2010 projected
water supply of 116,700 acre-feet per year. Even without this project, water demand at buildout
would exceed CLWA projected supplies, which would be a significant impact. CLWA is,
however, in the process of updating its Capital Facilities Program and preparing an integrated
water resources plan (IWRP) in order to address long-range future needs of the four water
purveyors within its service area, including the VWC. The CLWA is currently looking to
purchase 7,500 acre-feet per year of additional water from other SWP purveyors and an
additional 35,000 acre-feet per year as part of a Monterey Agreement that will transfer water
rights from agricultural to urban uses. Pursuant to a CLWA resolution adopted in January
1996, the CLWA is studying changes in the CLWA method of water allocation. With these
CLWA efforts, it is not unreasonable to assume that water could be made available to
development within the CLWA service area as it builds out. However, because neither CLWA
nor VWC have yet to fully expand their source of supply, there is the potential. for the
cumulative impacts on CLWA and VWC to be significant.
Reclaimed Water
The project is proposing use of up to 66.95 acre-feet generated by the Saugus and Valencia
WRPs from future CLWA reclaimed water service lines to provide on-site irrigation for common
landscaped areas, the lake, the park and, possibly, the school. The City has a ccontractual right
to 500,000 gallons of reclaimed water per year (1.5 acre-feet), with a maximum of 10,000 gallons
per day. Given that the combined water reclamation plants treat 15.19 million gallons of
wastewater daily, which is equivalent to 17,015 acre-feet per year, adequate reclaimed water
exists to serve the proposed project. Infrastructure to deliver reclaimed water from the Valencia
WRP to the project site has been planned by CLWA, but has not yet been constructed.
All Santa Clarita Valley projects using reclaimed water must meet all applicable Federal Clean
Water Act waterquality standards (including NPDES) which would reduce water quality
impacts to below existing thresholds of significance pursuant to the Water Quality Control Plan
for the Los Angeles Region. In addition, the design and installation of each on-site reclaimed
water system is subject to State and County Health Department requirements to ensure the
safety of the public health. State regulations require that the domestic wastewater be treated
in a comprehensive fashion to achieve total pathogen/virus deactivation so that the treated
effluent is suitable for various types of uses, including unrestricted body contact sports. The
Valencia WRP operates within State standards for effluent water quality; the water quality
data, together with the plant performance data obtained from the Valencia WRP demonstrates
that the use of the reclaimed water for irrigation would pose no undue risks to the public as long
as the reclaimed water would not be accidentally misused or consumed, and the effluent quality
from Valencia WRP continues to be within State standards. Therefore, no cumulative water
quality impacts associated with reclaimed water are anticipated with the project using either
method of bank stabilization.
Solid Waste Disposal (Draft EIR Section 4.11)
Upon buildout and assuming no solid wastes from the proposed project would be recycled, the
proposed project would generate approximately 40,428 pounds of solid waste per day, which is
equivalent to approximately 7,378 tons per year and would include household -type hazardous
wastes. However, given the City's current overall waste diversion rate of 47 percent, it is
estimated that the project will actually generate 20,214 pounds of solid waste per day, which
is equivalent to 3,689 tons per year. Cumulative development within the Santa Clarita Valley
area would generate 626,230 tons per year of solid waste. The project's 7,378 tons per year
would represent 1.2 percent of the Valley total and an approximately 6 percent increase in the
incorporated City.
The City is presently served by three private trash haulers that provide residential, commercial
and industrial trash collection. Currently, most solid waste collected within Los Angeles County
by private haulers is disposed of within the County. Recently, the Los Angeles County Regional
Planning Commission gave expansion approval to the Chiquita Canyon Landfill for 23.0 million
tons which will add an additional 22 years to the landfill capacity. This is a major landfill
(receives more than 50,000 tons of solid waste per year) and is the primary landfill that serves
the Santa Clarita Valley. It is located near Val Verde, approximately 5 miles from the project
site. Approximately 2 percent of the City's solid waste is sent to the Sunshine Canyon landfill
located in Sylmar.
Utilities: Energy Resources (Draft EIR Section 4.12)
The Draft EIR analyzes impacts upon electricity and gas resources serving the Santa Clarita
Valley. There are several electrical facilities within the project area. The Southern California
Edison Company (SCE) maintains easements in the northern and western portion of the South
River Village planning area for 220 kilovolt (kV) tower transmission lines within a 225 -foot
easement. The SCE 66 kV lines are located at the southern part of South River Village and
have a 25 -foot easement. These 66 kV power lines will be relocated prior to development of the
proposed project. The western edge of the Lago de Valencia site contains a SCE easement for
66kV lines. The Pony League site has SCE easements for 120 kV lines along its southern
boundary. Additionally, SCE maintains underground facilities in McBean Parkway, Bouquet
Canyon Road, Valencia Boulevard and Avenue Tibbitts.
The project area is also served by the Southern California Gas Company (SCG)which maintains
underground facilities in McBean Parkway, Bouquet Canyon Road, Valencia Boulevard, Magic
Mountain Parkway and Avenue Tibbitts. SCG also maintains an above ground facility at the
western edge of the South River Planning Area that would remain. At buildout the project
would consume at total of 2,669,626 therms of energy annually. Given that supplies of natural
gas and electricity are adequate, and no element of this project would require excessive use of
any of these energy resources, no significant impact on energy resources are anticipated form
project implementation for either bank stabilization option.
The cumulative impacts upon energy resources have been evaluated based on the SCV
Cumulative Buildout Scenario. Under this scenario including the proposed project, total natural
gas consumption would be 1,108.4 million cubic feet per month. The project's share would be
12.2 million cubic feet per month which would represent 1.1 percent of the total. Although
natural gas is currently readily available, it is not possible at this time to predict that natural
gas will always be available as an energy resource to the Santa Clarita Valley or that alternative
energy sources would not be available to replace natural gas in the future. From a relatively
short-term perspective (i.e.25 years), it is realistic to say that natural gas will be available to
serve Santa Clarita as it builds out with no significant impact. This would be true for both bank
stabilization methods.
Under this cumulative impact scenario, total electrical consumption would be 1,969.1 million
kWh per year. Electricity that would be consumed by the project (33,147;661kWh) would
represent 1.6 percent of this total. Because electricity is currently readily available through a
variety of energy resources, it is reasonable to predict that electricity will always be available
as an energy resource to Santa Clarita as it builds out. This would be true for both bank
stabilization methods.
Sheriff Services (Draft EIR Section 4.19)
The project site is served by the County of Los Angeles Sheriffs Department Santa Clarita
Valley Substation and by the Department of California Highway Patrol (CHP). The Santa
Clarita Valley Sheriff station maintains a staff of 166 sworn officers, and serves an area of 656
square miles and a population of approximately 170,000 (including the incorporated City). The
Sheriffs Department currently has a response time to the project site for emergency calls of
approximately 5 to 15 minutes, and non -emergency calls take approximately 15 to 40 minutes.
The CHP patrols a service area of approximately 700 miles and the Santa Clarita station is
staffed by 60 road patrol officers and nine special duty officers. At this time the level of
protection service from these agencies is considered adequate.
Implementation of the project would increase demand for police protection and traffic -related
services on the project site and the local vicinity in terms of personnel and equipment needed
to adequately serve the project site at buildout. The project would require the services of 5.5
additional sworn officers based on the City's deployment levels. Although the project would
increase demands for Sheriffs services, since the City contracts with the County for police
protection, these service demands can be met through the allocation of funding by the City to
the Sheriffs Department generated by the project as it builds out, which occurs through normal
contractual procedures; therefore, no significant impacts to the Sheriffs Department would be
created by this project with either bank stabilization method.
Impacts to the CHP would occur through project implementation. Through increased revenued
generated by the project as it builds out (via motor vehicle registration fees paid by new on-site
residents and businesses), funding for additional staffing and equipment would be available to
the CHP and could be allocated by CHP Headquarters in Sacramento to the Santa Clarita Valley
station to meet future demands. Therefore, no significant project -related impacts to the CHP
are anticipated under either bank stabilization method.
Since the Sheriff and CHP stations that serve the City are operating at acceptable levels,
increased cumulative development demands would be met by increases in law enforcement
staffing and equipment which would be funded by increased taxes paid by new development;
therefore, no unavoidable significant impacts related to Sheriffs and CHP services would occur
as a result of cumulative development. Since bank stabilization will not have an affect upon
police services, this cumulative impact would remain the same under either bank stabilization
option.
Traffic/Access (Draft EIR.-Section 4.3)
Main access roadways for the project are Magic Mountain Parkway, McBean Parkway, Bouquet
Canyon Road, Newhall Ranch Road, Avenue Scott, Avenue Tibbitts and Valencia Boulevard.
A traffic impact analysis was prepared for the project using the Santa Clarita Valley
Consolidated Traffic Model (SCVCTM), 1996 Update and Validation that was developed jointly
between the City and the County of Los Angeles. The project study area is generally between
The Old Road to the west, McBean Parkway to the south, San Fernando and Bouquet Canyon
Roads to the east and Copperhill Road to the north. Circulation system performance is
measured by means of level of service (LOS) and is based on future peak hour intersection
volumes in relation to intersection capacity. For arterial and highway roadway segments, the
performance criterion of V/C > 1.00 is used as a threshold of significance. In all cases, project
contribution of more than one percent is considered to be a measurable impact and would result
in a significant project impact. The Traffic Study analyzes 1 and 2 year project impacts
(approximately two years from the present), interim year project impacts (seven to ten years
from the present with appropriate development and transportation system assumptions) and
cumulative impacts (long-term buildout based on the City General Plan and the Los Angeles
County Santa Clarita Area Plan.) The project also analyzes Congestion Management Program
(CMP) roadways and provides for their mitigation as required by the CMP.
The project is anticipated to generate 22,600 average daily trips (ADT) with the first two years
of development of which 7,170 (31.7%) would come from residential land uses and the rest from
non-residential land uses. At project buildout, it will produce 52,400 ADT with 16,050 trips
(30.6%) generated from residential uses and the remainder from non-residential uses. The
traffic impact analysis, using both the City of Santa Clarita performance standards and CMP
standards, found that the intersection of Valencia Boulevard and Magic Mountain Parkway, I-5
northbound ramp at Magic Mountain Parkway and also Bouquet Canyon Road and Soledad
Canyon Road would be significantly impacted and some other twelve are impacted. The project
would generate approximately 260 transit trips per hour during peak traffic periods that would
need to be accommodated by the local transit system. Draft EIR. Table 4.3-5, Table 4.3-6 and
Table 4.3-7 on pages 4.3-26,4.3-27 and 4.3-31 provide a summary of proposed year 1 and 2
intersection impacts and mitigation. Draft EIR Table 4.3-9, Table 4.3-10 and Table 4.3-11 on
pages 4.3-35, 4.3-39 and 4.3-40 provide a summary of proposed interim year impacts and
improvements.
The project must pay for or actually construct its fair share of off-site improvements or a
combination of improvements that equitably act as its fair share. With fair share contributions
towards the improvements identified, funding through existing revenue sources, CMP credit
surpluses, and other mitigation measures recommended in this section in place, project traffic
and access impacts would be reduced to below a level of significance.
Primary access to the residential areas will be take from collector streets and direct access to
residential communities from major highways will be prohibited except as necessary for public
safety as determined by the Director of Planning and Building Services.
SCAG is presently conducting a study of rail corridors which may affect the proposed project
were they to be implemented. Most of these corridors run along the Santa Clara River and
would have significant environmental impacts. The applicant has stated in the November 1995
Memorandum of Understanding with the City Council that they will provide a rail right-of-way
easement when a preferred alignment is identified. SCAG anticipates that the rail corridor
study would be completed in Spring 1998.
Cultural Resources (Draft EIR Section 4.7)
A record search and field survey was conducted on the undeveloped portions of the project site.
No direct impacts on cultural resources are anticipated, either at the project level or
cumulatively, since no cultural resources were found on the surface of the site, and no known
deposits of prehistoric or historic significance were discovered during the records search. In the
event that a subsurface deposit of culturally significant materials are discovered during grading,
a mitigation measure has been identified that will require construction activities to stop while
a qualified archaeologist evaluates the resources. Anticipated impacts would be the same for
either method of bank stabilization.
Population/Housing/Employment (Draft EIR. Section 4.17)
The proposed land uses of this project will result in 2,000 housing units, providing housing for
5, 960 persons, and generate approximately 1, 950 jobs. Housing units proposed will contribute
a 2.1 percent increase in housing stock in the Santa Clarita Valley. Jobs generated would
account for 1.7 percent of the employment opportunities projected for the Valley. The proposed
project is consistent with the City s General Plan land use designations for the project site, and
growth projections for the City of Santa Clarita and the Santa Clarita Valley. Therefore, the
proposed project would not result in unavoidable project -specific or cumulative impacts, under
eitherbank stabilization method.
Human Made Hazards (Draft EIR Section 4.20)
The proposed North Valencia Annexation is not expected to include any uniquely hazardous land
uses. Commercial and industrial uses are likely to use and store chemicals and/or substances
which are typically found in urban settings.- As noted in an earlier staff report, there are three
abandoned oil wells on the site that are not considered hazardous. There is also an idle Texaco
oil pipeline that is filled with water and development would be setback from this pipeline. A
series of Southern California Edison electrical transmission lines traverse portions of the site.
There is no scientific consensus as to whether electromagnetic fields (EMFs) related to
transmission/distribution lines pose a health threat; therefore, neither the State nor the City
have adopted thresholds for significance related to EMFs. Only recreation, open space areas,
utilities, drainage structures, parking and roadways are proposed within power line easements.
High pressure gas mains maintained by the Southern California Gas Company occur along the
project site; however, these are no different than others in the City and these lines are regularly
inspected. Previous pesticide use due to agricultural activities has been discussed in an earlier
staff report on Agricultural Resources. No unavoidable significant project or cumulative impacts
with either bank stabilization method are anticipated due to abandoned oil wells, EMF
exposure, development close to gas lines, development near an oil pipeline, or previous pesticide
use.
cd\council\nvlcc I.iJI
CITY OF SANTA CLARITA
INTEROFFICE MEMORANDUM
TO: Mayor Smyth and Councilmembers
Chairman Cherrington and Planning Commissioners
Chairman Stigile and Parks Commi i ners
FROM: George Caravalho, City Manager
DATE: August 12, 1997
SUBJECT: City Benefits from the North Valencia Annexation
The Planning Commission is presently considering the North Valencia Annexation and
Specific Plan project. The City Council gave preliminary consideration to this annexation in
1995 and adopted a Memorandum of Understanding (MOU) for the North Valencia
Annexation in November 1995. The North Valencia Annexation includes a total of 858 acres
of vacant land and developed industrial and commercial uses. The vacant portion of the
annexation area is approximately 706 acres under the ownership of the applicant, Newhall
Land and Farming, and is included as part of a North Valencia Specific Plan request. The
North Valencia Specific Plan includes a request for 2,000 dwelling units (750 single family
and 1,250 multi -family), 636,000 square feet of commercial uses and 167,000 square feet of
industrial uses. The project also includes a 12.4 acre community park,.a 2.7 acre public oak
preserve area, a 2.2 acre River Trail staging area, and 5.5 miles of community serving trails
as part of the City's River Trail system.
This memo outlines the benefits of this annexation to the City. It is worth remembering that
this project is an annexation, and any City benefits may not be included in the project should
development be pursued under the jurisdiction of Los Angeles County.
FISCAL BENEFITS FOR THE CITY
The Annexation of North Valencia will fiscally offset the Northbridee Annexation. A
fiscal impact analysis was done prior to the adoption of the MOU in November 1995.
This analysis showed that the North Valencia Annexation would offset the negative
fiscal impact of the developed residential Northbridge Annexation and, together, the
effect of these annexations on the City would be fiscally neutral. The City is presently
revising this fiscal impact analysis to reflect the current development proposal.
• The project will increase the .a and copulation base of the City. Upon annexation and
build -out the project will add 858 acres and 5,600 residents to the City which will
increase the tax base for the City and increase the City's population by which tax
revenues are reapportioned to the cities. The annexation includes approximately 125
acres of already developed industrial uses in the Valencia Industrial Center and the
North Valencia Annexation Benefits Memo
August 12, 1997
Page 2
ArcoGasStation at the corner of Valencia Boulevard and Bouquet Canyon Road.
These developed areas have an assessed value in excess of $50 million.
RECREATIONAL BENEFITS FOR VALLEY RESIDENTS
A_5.5 -mile expansion of the City's River Trail System.The County has not developed
and maintained regional trails in the Santa Clarita Valley like the City's trail program.
• A developed 12.4 -acre City park to satisfy Quimby Act and school requirements This
park would be located adjacent to 6 acres owned by the Metropolitan Water District's
(MWD whose land may be available for future park expansion. A joint -use agreement
would be instituted between the City and Saugus School District regarding the use and
maintenance of the park. In contrast, the County would accept the MWD land to
satisfy Quimby requirements like the County did for previous subdivisions (e.g.
Northbridge Park and North Park Park.) and may not require that this parkland be
developed (e.g. Pamplico Park). The County would also give Quimby credit for the
water area of the private lake.
Fifty percent of the shoreline of the orivate lake would be accessible to the p ibiir
through the paseo system as agreed to following negotiations with the City.
The lease ae-reement for the i)rivate Hart Pony Leazue ballfields would be increased
from 1 I a 15 -year lease.
• Two public park areas 2.2 acres and 2.7 acres would be located adiac nt to the River
Trail. One of these areas would provide an oak tree preserve and the other would
provide a staging area for the regional trail system, including public parking. These
mini -park areas along the River Trail System aie consistent with the River Park
concept of the City's Santa Clara River Park Project. These mini -parks would not be
provided under the County.
SANTA CLARA RIVER CORRIDOR PLANNING
$1.5 million purchase of the Santa Clara River using Brant monie The City has an
$800,000 Habitat Conservation Fund (state) grant it has received for the express
purpose of purchasing riperian areas for long-term public ownership and stewardship.
These funds, as well as the opportunity to purchase as portion of the Santa Clara River
from Newhall Land and Farming, will be lost if not spent by March 1998. We are now
on a 1 year time extension for this grant. The total amount of grant monies available
to purchase riparian areas is $1.5 million (none of this money is from the General
Fund). By contrast, the County has not shown movement toward acquiring open space
along the Santa Clara River Corridor for public ownership.
North Valencia Annexation Benefits Memo
August 12, 1997
Page 3
under the MOU of November 1995. This would also become formalized as a deal point
in the Annexation and Development Agreement.
The river purchase would encompass approximately 390 acres of open space along the
Santa Clara River corridor (55% of the 706 acre North Valencia Specific Plan area).
The purchase would include approximately 295.6 acres of river and riparian area, 84
acres of upland preserve habitat buffer (no development zone) and 9.7 acres of River
Trail area. This is substantially more open space than the 285 acres envisioned as part
of the November 1995 MOU. None of this would be provided should the project proceed
under the County.
The open space Upland Preservp Habitat Buffer and adjacent River Trail lots provide
Precedent for tfuture provision of substantial open space, trails, and parks along the
Santa Clara River corridor for public use and habitat protection.
PLANNING BENEFITS FOR THE CITY
•The project would include landscaped center medians on the major highways
tbrouehout the profit (Valencia Boulevard, McBean Parkway, Magic Mountain
Parkway, Avenue Scott, Newhall Ranch Road, Bouquet Canyon Road). Recently, the
County has not been approving beautification measures such as landscaped center
medians because of on-going maintenance costs. The County has sought to eliminate
landscape maintenance districts (LMDs) where possible.
Roads within the annexation area would include bikeways and would be built to City.
not County. standards. City policy is to provide either permanent City -required Class
I (bike trails) or Class 2 (on -street bikelanes) bikeways on or parallel and adjacent to
major highways through this project including Newhall Ranch Road, Magic Mountain
Parkway, McBean Parkway, Bouquet Canyon Road, Avenue Tibbits, Avenue Scott and
Valencia Boulevard. If this project area develops under the County, rather than the
City, bikeways would not be provided.
within the Valley Center Concept area of the City's General Plan As identified in the
General Plan, the Valley Center is a key planning area of the Valley and is envisioned
as a focal point for Valley -wide regional serving uses. The annexation area is
completely surrounded on four sides by the City of Santa Clarita (Please see attached
annexation area map) and is a logical.expansion of the City. If this area is developed
under the County, then the City will lose jurisdiction and authority to control the type
of land uses that will occur in this key Valley area.
City requested a Specific Plan that would not be nrenared under the County The City
and the applicant have Specific Plan allows the City to provide specific planning
guidance for this area, including provisions for increased open space, more parking,
design guidelines favoring pedestrian oriented development, transit amenities, etc...
North Valencia Annexation Benefits Memo
August 12, 1997
Page 4
that would not be applicable should the project develop under the County zoning
standards.
• The nr000cad Buried Bank Stabilization o„t: n would tweserve a maioriv of the
natural river edge by allowing bank stabilization for the project to be constructed an
average distance of 125 feet back from the river. Once constructed, the area excavated
for the bank stabilization would be backfilled and revegetated and preserved as high
quality upland habitat. This method of bank stabilization is dramatically different
from the existing river edge bank stabilization (ungrouted and grouted rip rap or
concrete) favored by Los Angeles County Public Works, Flood Control Division.
• A rail corridor would be reserved hrough this project area as agreed to as part of the
November 1995 MOU. This rail corridor is presently being studied by SCAG and no
favored corridor has been established at this time. The intent of the rail corridor is to
link the City's Metrolink line to the Ventura rail corridor along SR 126.
OTHER IMPORTANT PROJECT CONSIDERATIONS
The Draft Environmental Impact Report (EIR) for the project is presently open for a 45 -
day public review period (August 1, 1997 through September 15, 1997). In order to
encourage public comments on the document, the Planning Commission has opened the
public hearing process early to allow for focused discussions on each Draft EIR issue
area during the public review period. These Draft EIR focused discussions are
anticipated to be completed by the end of August and the public will still have over two
weeks to left in the public review period to submit written comments and present their
concerns to the Planning Commission. The Planning Commission public hearing will
remain open throughout the Draft EIR public comment period and until the Planning
Commission is ready to make a recommendation concerning this project. Thus, the
City's public hearing process offers the public numerous opportunities to ask questions
about the project and the environmental document during the 45 -day public review
period.
A delay in the public comment period would jeopardize the ability of the City to keep
all of the $1.5 million for the river purchase. Furthermore, the additional time is not
necessary since the Planning Commission is making an effort to allow ample time for
public review and comment on the Draft EIR document.
• The Saugus Union School District is in favor of this project and has already executed
an agreement with Newhall Land and Farming.
• The Hart School District has indicated a preliminary opposition to the project based on
concerns about adequate school mitigation. The Hart District and Newhall Land and
Farming are presently negotiating a new agreement to mitigate development impacts
to schools. There was a "Hart Settlement Agreement" that agreed to a fee of $2.84 per
square foot for residential uses (with $1.56 paid directly to Hart). This agreement
North Valencia Annexation Benefits Memo
August 12, 1997
Page 5
provides fees well in excess of the present State school requirement of $1.84 per square
foot for residential uses and $0.30 per square foot for new commercial/industrial
development. The County has recently approved residential development with the
condition that any negotiated fee agreement would be applicable; however, in the event
that an agreement cannot be reached, the State fee would be considered adequate
mitigation.
The City desires to encourage the Hart District and Newhall Land and Farming to
negotiate an agreement between themselves. However, it is likely that an agreement
will not be reached before the Planning Commission and the City Council are asked to
make a recommendation concerning the North Valencia Annexation and Specific Plan
project. This would include making a recommendation as to the adequacy of school
mitigation. Staff recommends that this issue be considered in light of the overall
benefits of the project for the community. The recommended school mitigation
measure in the Draft EIR is similar to that supported by County counsel and supports
the school mitigation fees established by the State.
• This project has been analyzed using the County Development Monitoring System
(DMS) and, like the County, mitigation measures and conditions of approval for this
project would be based on the DMS analysis.
GAC:LHS:lep
S: \cd\current\ nvlm4.lhs
(Informational Copy to the Hart District)
ORDINANCE NO. 97-19
AN ORDINANCE OF CITY COUNCIL OF THE CITY OF SANTA CLARITA
APPROVING PREZONE 97-001 (MASTER CASE 97-041) FOR ANNEXATION
NO. 95-006 (NORTH VALENCIA) TO ALLOW FOR SPECIFIC PLAN 97.001,
WHICH CHANGES THE ZONING CLASSIFICATION FROM LOS ANGELES
COUNTY ZONE C2, M11/2, and A2-5 TO CITY OF SANTA CLARITA.;ZONES
SPECIFIC PLAN (SP) AND OPEN SPACE (OS) AND AMENDS PORTIONS OF
ORDINANCE 96-12, AND ADOPTION OF THE NORTH VALENCIA SPECIFIC PLAN
TO ESTABLISH SPECIAL DEVELOPMENT STANDARDS TO ALLOW FOR THE
DEVELOPMENT OF A 706.6 ACRE PRI
VALENCIA SPECIFIC PLAN AREA LOCA
VALENCIA ANNEXATION AREA IN THE
ANGELES COUNTY ADJACENT TO'
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
...................... .
..........................
FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. The North Valencia Anne
east of Anza Drive, south
and Valencia B
Center in the un
Santa Clarita.
acres within the
of Avenue Houk
of
a 15 approximately 858 acres generally located
1 Ranch. Road, west of Bouquet Canyon Road
h of Magic. Mountain Parkway and the Auto
if Los Atzgeles County adjacent to the City of
is Specific Plan area is approximately 706.6
inexaton area and is generally located south
Drive and the west side of San Francisquito
3 west of Bouquet Canyon Road and Valencia
untain Parkway and the Auto Center in the
County adjacent to the City of Santa Clarita.
In November 1995, the City and the Valencia Company entered into a non-
bMtUg .M �orandum of Understanding (MOU) regarding certain aspects of the
potential 8nnexation`of approximately 969 acres or unincorporated area in the
North Valera la area. At the time the MOU was adopted, the Valencia Company
stated their intention to request approvals for up to 3,690 dwelling units,
approximatel :850,000 square feet of commercial uses, and 223,000 square feet
of industrial uses. Entitlements to be requested at the time of MOU approval
included`a prezone, an annexation and development agreement, and tract maps.
A Prezone for the North Valencia Annexation area was approved in March 1996.
The City Council authorized the filing of an annexation request with LAFCO in
June 1996. Following the prezone, the applicant submitted entitlement requests
which are subject to environmental review. The annexation request is on hold at
the request of the City, pending approval of the environmental review document
and approval of the requested entitlements.
Ord. 97-19
Page 2
C. On June 5, 1996, the applicant submitted the following entitlement requests:
(Master Case No. 97-120) Annexation and Development Agreement 96-001,
Annexation 95-006, Conditional Use Permit 96-010, TPM 20496 (Builder's South),
TPM 20669 (Valencia Industrial Center), TPM 18417 (Pony League'Y; TPM 24516
(Overall Project Area), VTTM 51931 (Lago de ValencYa), VTTM 51281 (South
River) and VTTM 44832 (Arbor Park). Incomplete letters.were sent on these
entitlement requests in July and staff noted that an Oak Tree Permit would also
be required. In January 1997, the applicant formally withdrew.the application
for a CUP and all of the tract and parcel maps except fo VTTMX1931. l'he
applicant submitted the following entitlement requests: a Specifie Plan doeument
including a comprehensive plan of development: and development standards for
the North Valencia Specific Plan area and Prezone 97-001 to change the zoning
within the area to the City zone SP (Spulfie Plan),, Following review of the
specific plan document and revised site plan, staffrecommended that a general
plan amendment be filed in order for the requested entitlements to be consistent
with the City's General Plan. On March 12, 1997, the applicant filed a request
for an oak tree permit (OTP 97-009) t6ti llow for possible encroachment upon oak
trees, and a general plan amendment (GPA 97-001) to: 1) Revise the text of the
Land Use Element Valley Center Concept narrative. allowing for a North Valencia
Specific Plan; and 2) revise the General PIan Land Use Map.
d. The applicant requests`an annexation, a general plan amendment including an
amendment to the text of the land Use Element Valley Center Concept narrative
and an amendment to the Land Use Map, a prezone to specific plan, and adoption
of a specifie plan document including a comprehensive plan of development and
development standards for the North Valencia Specific Plan area. The
development application includes the proposed annexation of approximately 858
acres of unincorporated Los Angeles County land located adjacent to the City
boundary The entire 858 acres .was previously prezoned to City zoning
designations through Ordinance No. 96-12. _ This request would amend portions
of Ordinance No. 96-12 to establish the City of Santa Clarita Zone Specific Plan
(SP) over 706.6 acres on the areas known as the North Valencia Specific Plan
area. The ren,a,;n
'ng acreage in the annexation area would remain as previously
prezoned, by Ordinance No. 96-12. The Specific Plan request includes
entitlements for up to 2,000 dwelling units (750 single family detached, 1,250
multi -family attached), 636,000 square feet of commercial/retail, 167,000 square
feet of industriallbusiness park space, a 6.5 -acre elementary school site, a 15.2 -
acre lake/park, a 12.4 -acre community park, 4.9 acres of neighborhood parks,
'355.6 acres of open space and over 5 miles of trails, Vesting Tentative Tract Map
51931 to subdivide 706 acres into 138 lots, an oak tree permit to allow
construction within 200 feet of the oak trees with no removals or encroachments
proposed, and review and certification of the Environmental Impact Report
(SCH#96071077) prepared for this project. An "Annexation and Development
Ord. 97-19
Page 3
Agreement" was also requested, which will be presented to and approved by the
City Council through Ordinance No. 97-20.
e. The original North Valencia Specific Plan request
California Gas Facility located on Magic Mountain
has been included within the Specific Plan area ;in ac
principles. The North Valencia Specific Plan ar
pipeline property which is excluded from the Specific
area is proposed tobeprezoned Open Space (OS) is
the surrounding uses proposed in the Specific Plan
f. The General Plan presently designates
(CTC), Community Commercial (CC
Moderate (RM) with a Valley Center Ci
The General Plan does not specifical
area ideal for a specific plan; howeue
100 contiguous acres under smile a
zoning standards of the City's Unified
presently Los Angeles County zones_.0
prezoned City of Santa Clarita zones
a 5' acre Southern
however, this area
with good planning
Ae'd by the MWD,
Commercial Town Center
siness : Park (BP), and Residential
CYverlay on. the majority of the site.
ntion.the North Valencia site as an
site does meet'the minimum size of
ip as identified in the Specific Plan
tapment Code. Zoning on the site is
1i2, aril A2-5 and has already been
C.'Ci BP, and RM.
g. The North Valencia Specific Plan area is vacant, generally flat, and was used for
agricultural purposes. The portion of the annexation area not included in the
Specific Planis flat and already developed with industrial and commercial uses.
Major features of the annexation area include the Santa Clara River, the South
Fork of the Santa Clara River, San Francisquito Creek, Bouquet Creek, a portion
ofthe:San GabrikFaultAlquist-Priolo Special Studies Zone, the MWD aqueduct
pipeline; and electrical transmission corridors.
h Article$ 'Specific Plans Sec. 65451 et sig of the California Planning and Zoning
Laws defines thO.contents which must be included in a specific plan as follows:
(a) A specific plan shall include a text and a diagram or diagrams which specify
all of the:followina in detail:
(1) The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major
components of public and private transportation, sewage, water drainage,
solid waste disposal, energy, and other essential facilities proposed to be
located within the area covered by the plan and needed to support the
land uses described in the plan.
Ord. 97-19
Page 4
(3) Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
resources, where applicable.
(4) A program of
programs, public works projects,
carry out paragraphs (1), (2), and;
(b) The specific plan shall include a
plan to the general plan.
i. Section 17.16.030 of the City's
general requirements and perfc
Specific Plan Zone shall:
(a) Include a minimum of
(b) Be determined by
Planning Commission.
regulations,
necessary to,
Code (UDC) identifies
i specific plan zone. A
the recommendation of the
(c) Provide for the development of a comprehensively planned community within
the zone that is.superior to development otherwise allowable under alternate
✓thin the zone in a manner consistent with the
development and growth policies of the City.
(e) Provide. for the construction, improvement, or extension of transportation
facilities; public utilities, and public services required by development within the
zone.
The design of the project concentrates development within areas previously used
for agricultural uses and includes preservation of approximately 295.6 acres of
open space as part of the Santa Clara River Conservation Area as identified in
the North Valencia Specific Plan document. The project proposes grading on
approximately 281 acres of the 858 acre annexation site. The total amount of
grading involves approximately 1.4 million cubic yards of cut and 2.7 million
cubic yards of on-site fill and 1.5 million cubic yards of off-site earth to be
imported. Movement of 850,000 cubic yards of the necessary off-site fill has been
approved from the northeast corner of McBean Parkway and Newhall Ranch
Road through Conditional Use Permit 96-013 (MC#96-236) and from the area
known as the Center City Specific Plan area located east of the present terminus
of Newhall Ranch Road, east of Bouquet Canyon Road.
Ord. 97-19
Page 5
k. The City of Santa Clarita prepared an Initial Study for the project which
determined that the project may have a significant effect on the environment and
that an environmental impact report must be prepared. A Notice of Preparation
(NOP) for the annexation, annexation and development agreement, tentative
tract maps, conditional use permit, and oak tree. permit.. was mailed in July 1996
to affected agencies. A scoping meeting was. held at the Valencia Town Center
Conference Room on August 7, 1996 to obtain information fromthe public as to:
issues which should be addressed in the environmental=document A substantial
revision to the project occurred in January 1997, which included the withdrawal
of the conditional use permit application and six afthe tentative maps, and the
subsequent filing of a request for a prezone, specific plan document,'. eneral plan
amendment, and revised vesting tentativetract map 51931. Following the
revisions to the project, a subsequent NOPwas.prepared and mailed in May
1997.
1. The North Valencia Specific Plan.Drift Environmental Impact Report (DEIR)
was circulated for review and comment by:the affected' governmental agencies
and all comments received have been wnsideredi, The, review period for the DEIR
was from August 1, 1997 t0 September 15, 1997. Late- comments were accepted
until September 22, 1997 to allow for mail delays. A Final EIR (FEIR) dated
October 1997 was prepared in_accordance.with CEQA and includes the DEIR,
responses to comments received on the DEIR, minor corrections and clarifications
to the EIR text, and'a Mitigation Monitoring and Reporting Program (MMRP).
i!MH=onP97-19.
of staff; public and .1
Commission comments on the project and
he applicant has made corrections and modifications to the proposed
n docu went text and to Vesting Tentative Tract Map 51931. None of
ific Plan changes or modifications would result in additional
ntal impacts ..The FEIR was recommended for adoption by the
ommission simultaneously herewith pursuant to Resolution P97-19.
The Planning. Commission went on a field visit to the North Valencia site on
Saturday,.May 31' i997 at 9:00 a.m., beginning in the Council Chambers for the
purpose of becoming familiar with the site and its conditions.
n. The City Council held a study session on this project on June 3, 1997 and
received an informational report on the status of this project. At that Council
Study Session the Council approved a preliminary processing schedule for this
j. project which identified various Planning Commission public hearing dates and
Specific project topics to be discussed at each of these meetings. The goal of this
processing schedule was to reduce redundancy and allow the Commission and the
public to better prepare for the meetings. This processing schedule allowed for
each issue area of the Draft EIR to be discussed in a public forum during the
Draft EIR public comment period to allow for maximum public participation, with
numerous opportunities for the public to ask questions and receive information
concerning the environmental document and the project.
Ord. 97-19
Page 6
o. The Planning Commission received an informational presentation about the
North Valencia Specific Plan proposal at their regularly scheduled meeting on
June 17, 1997, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. This presentation was given by staff to distribute
copies of the proposed North Valencia Specific Plan dated June 1997. and the
proposed Vesting Tentative Tract Map 51931 version da,ed. une 13, 1997, to
provide the Commission with a background on the project application and to,.
provide the Commission with a review of the entitlements requested.
P. The Draft Environmental Impact Repor
distributed to the Planning Commissi
This document was circulated for a 45-d
1997 and ending on September 15, 1997.
one week to end on September 22, 199
have been delayed in the mail _.,
q. The Planning Commission
commencing.on July 1, It
August 5, 1997, August 13y
2,1997, September 10,40 9
1997, and October 30, 1997
at City Hall, 23920 Valend
On October 30 :19917, the F
the City Council adopt
IbU'I 1V I I ) Ior ims proj'ecz was
the public on August 1, 1997.
review beginning on August 1,
is review period was extended
of letters that may
ed public hearings on this issue
on July 9, 1997, July 23, 1997,
197, August 25, 1997, September
97, October 7, 1997, October 15,
ings have been held at 7:00 p.m.
Clarita.
sion adopted a recommendation that
approving the requested prezone,
S. The City Council: held duly noticed public hearings on this project commencing
on November 4, 1997 bn'November 4, 1997, the City Council certified the FEIR
for•this,',project (Resolution 97-126), held the first reading of this ordinance,
waived further reading of the ordinance, and continued this item for a second
reading on pyember 25, 1997. On November 25, 1997, the City Council having
waived further reading, completed the second reading in order to approve the
North Valeneia Annexation and Specific Plan, including: (a) approval of prezone
97-001,to`allow for a specific plan, which includes a zoning reclassification from
Los Angeles County Zone C2, Ml 1/2, and A2-5 to City of Santa Clarita Zone
Specific Plan (SP) and Open Space (OS); and (b) the adoption of the Specific Plan
document which establishes special development standards for the North
Valencia Specific Plan area.
SECTION 2. Based upon the above findings of fact, oral and written testimony and
other evidence received at the public hearings held for the project, and upon studies and
investigations made by the Planning Commission and the City Council and on its behalf, the
City Council further finds as follows:
Ord. 97-19
Page 7
a. At the hearings described above, the City Council considered staff presentations,
staff reports, Planning Commission staff reports and resolutions, applicant
presentations, public testimony on the proposal, and the FEIR prepared for the
project.
b. The Specific Plan provides for development standards and types of public and
private improvements that will not cause serious public health problems, since
access, water, sewage disposal, fire prosection, and;sohd waste disposal are
addressed in the MMRP and Conditions of Anprovatz
C. The project complies with the general requirements and perforinah mstandards
for the Specific Plan Zone and the Open Space Zone:. The North Valencia Specific
Plan is consistent with the intent of the Specific P1an:Zone which was created to:
facilitate development of certain areas by pernntting.. greater flexibility and
consequently, more creative and imaginative designs; promote more economical
and efficient use of land while providing a;;harmomousi.v ety of choices, higher
level of amenities, and preservation of natural and scenic qualities of open space
and waterways; and ensure that development substantially conforms to the
approved plans. The Open Space'.Zone,proposed'over the MWD property is
consistent with the existing and planned use.. the site and with the surrounding
uses existing and envisioned n'the North Valencia Specific Plan. The area
included in the Specific Plan Zone and the Open Space Zone was previously
prezoned by adoption of Ordinance 95-12'and that ordinance is herein amended
to reflect this prezone request as shown on the attached map (Exhibit A).
d ' The. Final .Environmental Impact Report identifies certain significant
environmental' effects.:. The Final Environmental Impact Report identifies
feasible: mitigation measures for each of these impacts with the exclusion of air
quality, visual resources, agricultural resources, solid waste disposal, and biota,
. which camiot be avoided through mitigation. The identified mitigation measures
have been incprporated into the Mitigation Monitoring Reporting Plan (MMRP)
and conditions of approval for the project.
Based upon the foregoing facts and findings, the City Council
finds as
AFEK including the Draft EIR, Responses to Comments, Text Changes to the
EIR and Mitigation Monitoring and Reporting Plan (MMRP), and the Statement
of Overriding Considerations for this project have been prepared and circulated
in compliance with the California Environmental Quality Act (CEQA). The
Planning Commission adopted Resolution P97-19 recommending that the City
Council certify the FEIR and adopt a Statement of Overriding Considerations.
The City Council certified the FEIR and adopted the Statement of Overriding
Considerations through adoption of Resolution 97-126.
7
Ord. 97-19
Page 8
b. This project as modified by the Planning Commission and City Council will not
adversely affect the health, peace, comfort or welfare of persons residing in the
area; nor be materially detrimental to the use, enjoyment, or,. valuation of
property in the vicinity of the project site; nor jeopardize,, endanger or otherwise
constitute a menace to the public health, safety, or general:cvelfare since the
project conforms with the City's General Plane Unified bevelopment Code and is
compatible with surrounding land uses
C. The applicant has substantiated the findings for approval of a Specific, Plan and
Zone Change. The Specific Plan document includes the items required' of a
Specific Plan by Article 8-- Specific Plans See'85451 et seq of the, alifornia
Planning and Zoning Laws.
SECTION 4. The City Council hereby
change from Los Angeles County Zone C2, M1
Plan (SP) and Open Space (OS) as shown on the
Ordinance 96-12, and adopts the North Valer
development standards) as amended by,the P]
herein incorporated by reference (Exhibii'B).
SECTION 5. This
after adoption.
shall
M
Prezone 9'7-001 consisting of a zone
L2-5 to City of Santa Clarita Specific
map (Exhibit A), amends portions of
ie Plan document (including special
)mmission"and the City Council and
12:01 a.m. on the thirty-first day
passage of this Ordinance and cause
Ord. 97-19
Page 9
PASSED AND APPROVED this
ATTEST:
SHARON L. DAWSON
CITY CLERK
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES ) §
CITY OF SANTA CLARITA )
day of , 19_.
I, Sharon L. Dawson, City Clerk o£the City
foregoing Ordinance No. was regularly inti
a regular meeting of the City Council' on the
19 . That thereafter, said Ordinance was du
of the City.Council on the
following vote, to wit:
AYES:
NOES:
ABSENT:
9
HAMILTON C. E
CITY COUNCIL
hereby certify that the
upon its first reading at
lay of
and passed at a regular meeting
, 19 by the
CITY CLERK
ORDINANCE NO. 97-20
AN ORDINANCE OF CITY COUNCIL OF THE CITY OF SANTA CLARITA
APPROVING THE ANNEXATION AND DEVELOPMENT AGREEMENT
NO. 96-001 WITH THE VALENCIA COMPANY FOR THE ANNEXATION OF
858 ACRES OF PROPERTY AND THE DEVELOPMENT OF 706.6 ACRES
OF SUCH PROPERTY KNOWN AS THE NORTH VALENCIA SPECIFIC
PLAN AREA LOCATED SOUTH OF NEWHALL RANCH ROAD, WEST OF
BOUQUET CANYON ROAD AND VALENCIA BOULEVARD, NORTH OF
MAGIC MOUNTAIN PARKWAY AND THE AUTO CENTER, AND EAST OF
ANZA DRIVE
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. A prezone (MC: 95-242 / PZ: 95-006) was approved on April 16, 1996 by
the City Council for portions of the North Valencia Annexation area
through Ordinance No. 96-12. An annexation request for the North
Valencia Annexation (Annexation No. 95-006) was filed with LAFCO in
June, 1996 following the direction of the Council on June 11, 1996
(Resolution 96-84). Following the prezone and filing of the annexation
request by the City, the Valencia Company ("Applicant") submitted the
entitlement requests noted below for a portion of the annexation area
known as the North Valencia Specific Plan Area. The City's annexation
request is on hold at LAFCO at the request of the .City and the
applicant pending approval of the project's environmental review
document and entitlement requests.
b. On June 5, 1996, the applicant submitted the following entitlement
requests (Master Case No 96-120): Annexation and Development
Agreement 96-001, Annexation 95-006, Conditional Use Permit 96-010,
TPM 20496 (Builder's South), TPM 20669 (Valencia Industrial Center),
TPM 18417 (Pony League), TPM 24516 (Overall Project Area), VTTM
51931(Lago.De Valencia), VTTM 51281 (South River) and VTTM 44832
(Arbor Park). Incomplete letters were sent on these entitlement
requests in July with staff noting that an Oak Tree Permit would also
be required. In January 1997, the applicant formally withdrew the
application for a conditional use permit and all of the tract and parcel
maps with the exception of VTTM 51931. The applicant then submitted
the following entitlement requests: a Specific Plan document including
a comprehensive plan of development with specialized development
standards for the North Valencia Specific Plan area; Prezone 97-001 to
change the zoning within the area to the City's SP (Specific Plan)
zoning designation; Oak Tree Permit 97-009 to allow for possible
encroachment upon oak trees; and General Plan Amendment 97-001
amending the text of the Land Use Element Valley Center Concept
narrative to allow for a -North Valencia Specific Plan, as well as an
amendment to the General Plan Land Use Map.
c. The development application includes the proposed annexation of
approximately 858 acres of unincorporated Los Angeles County land
located adjacent to the City boundary. The applicant's request amends
portions of Ordinance No. 96-12 to establish the City of Santa Clarita
prezone SP (Specific Plan) over 706.6 acres of the proposed annexation
area: the remaining acreage in the annexation area will be as
previously prezoned by Ordinance No. 96-12. The Specific Plan request
includes entitlements for up to 2,000 dwelling units (750 single family
detached; 1,250 multi -family attached), 636,000 square feet of
commercial/retail use, 167,000 square feet of industrial/business park
space, a 6.5 -acre elementary school site, a 15.2 -acre lake/park, a 12.4 -
acre community park, 4.9 acres of neighborhood parks, 355.6 acres of
open space, and over 5 miles of community trails, Vesting Tentative
Tract Map 51931 to subdivide 706.6 acres into 138 lots, an Oak Tree
Permit to allow construction within 200 feet of the oak trees with no
removals or encroachments currently proposed, and review and
certification of the Environmental Impact Report (SCH#96071077)
prepared for the project.
The site is known as the North Valencia Specific Plan area and is
generally located south of Newhall Ranch Road, west of Bouquet
Canyon Road and Valencia Boulevard, north of Magic Mountain
Parkway and the Auto Center, and east of Anza Drive.
d. The Annexation and Development Agreement has been processed
concurrently with the entitlement requests listed in Section 1(c) above.
The approval of General PlanAmendment 97-001 would designate the
site as SP (Specific Plan) and would implement the Valley Center
Concept of the General Plan. The Annexation and Development
Agreement is consistent with the City's General Plan and Zoning Land
Use classifications, and the intensity of development allowed in the
Specific Plan area with: l) Council approval of the Specific Plan General
Plan Amendment; 2) approval of a zone change on the property to SP
(Specific Plan); 3) adoption of the project's Specific Plan Document; 4)
approval of a zone change for the Metropolitan Water District (MWD)
site to OS (Open Space); 5) approval of Vesting Tentative Tract Map
51931; 6) approval of Oak Tree Permit 97-009; and 7) review and
certification of the Environmental Impact Report prepared for the
project.
e. The City Council's approval of Ordinance 97-19 prezones 706.6 acres of
the annexation property to SP (Specific Plan). City Council adoption of
Resolution 97-126 certifies the Final Environmental Impact Report for
the project, and Council adoption of Resolution 97-127 approves the
project's entitlements as listed above. With these actions complete, the
Annexation and Development Agreement is found to be consistent with
the goals, policies, general land uses and implementation programs
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contained in the General Plan, including the Circulation Element.
Furthermore, the Annexation and Development Agreement makes
reasonable provision for the use of certain real property for commercial,
industrial, residential, public facilities and parks, and open space
development.
f. The Annexation and Development Agreement was processed in the time
and manner prescribed by State and local law.
g. The Planning Commission held duly noticed public .hearings on the
North Valencia Annexation and Specific Plan (and related entitlements)
commencing on July 1, 1997 and continuing on July 9, 1997, July 23,
1997, August 5, 1997 August 13, 1997, August 19, 1997, August 25,
1997, September 2, 1997, September 10, 1997, September 24, 1997,
October 7, 1997, October 15, 1997, and October 30, 1997. These public
hearings have been held at 7:00 p.m. at the City Council Chambers,
23920 Valencia Boulevard, Santa Clarita.
h. Discussion specifically regarding the deal points of the Annexation and
Development Agreement were held by the Planning Commission at the
public hearings of October 15, 1997 and October 30, 1997. These
hearings were held at the City Hall Orchard Rooms and City Council
Chambers, respectively, at 23920 Valencia Boulevard, Santa Clarita,
commencing at 7:00 p.m. At these hearings the Planning Commission
received staff reports and testimony from the public and the applicant.
i. Duly noticed public hearings regarding the Annexation and
Development Agreement were held by the City Council on November
25, 1997 and December 9, 1997 at the City Council Chambers, 23920
Valencia Boulevard; Santa Clarita, commencing at 6:30 p.m. .
SECTION 2. Based upon the above findings of fact, oral and written testimony and
other evidence received at the public hearings held for the project, and upon studies
and investigations made by the City Council and on its behalf, the City Council
further finds as follows:
a. At the hearings described above, the City Council considered staff
presentations, staff reports, Planning Commission resolutions, applicant
presentations, and public testimony on the Annexation and
Development Agreement.
b. The 15 -year Annexation and Development Agreement includes, but is
not limited to, the following deal -points:
1. Annexation Cooperation. The applicant and the City will
cooperate to complete the annexation of the Annexation Area
into the City.
2. Santa Clara River Conservation Area. The applicant will convey
295.6 acres of the Santa Clara River, for $1.5 million, to the
City, subject to a river conservation easement granted to the
California Department of Fish and Game. The boundaries of the
River Conservation Area and contiguous Planning Areas may be
modified upon the mutual agreement of the applicant and City.
An approved Corps - of Engineers Permit will establish
boundaries where bank stabilization work will be permitted. If
such boundaries are revised, the City agrees to make
corresponding minor modifications to the River Conservation
Area and contiguous Planning Area boundaries, consistent with
the Specific Plan..
3. River Improvements. The Development Agreement incorporates
a "System for Landscaping and Improvement of River
Conservation Area." This System will include the following: a
list of pre -approved plants, trees, flowers, bushes,etc. that may
be planted within the River Conservation Area; a list of the
types of pre -approved improvements that may be made within
and along the River Conservation Area; specification of
maintenance criteria for landscaping and improvements; a
phasing plan for installing landscaping and improvements; a
requirement that the applicant expend $1.5 million on River
Conservation Area landscaping and improvements for habitat
enhancement and recreational use; release of the applicant's
responsibility for maintenance, repair, replacement and
restoration of applicant installed landscaping and other
improvements (with the exception of any required riparian
mitigations in the river adjacent to the project's Lago de
Valencia planning area. The agreement recognizes that the cost
of River Conservation Area landscaping and improvements is
likely to exceed the $1.5 million commitment by the applicant
and provides that if the cost of such exceeds $1.5 million, the
City shall use reasonable efforts to reimburse the applicant for
such excess to the extent that the City has funds available from
grants or other sources.
4. Bank Stabilization. The area disturbed due to the
implementation of the Buried Bank Stabilization Option will be
revegetated and preserved as high quality upland habitat (after
construction of the buried bank stabilization element).
5. Maintenance. The applicant shall work with the City to
establish a Landscape Maintenance District for the maintenance
of improvements.
rd
6. Buried Bank Stabilization Materials. The applicant will be
permitted to use gunite, grouted rip -rap, ungrouted rip -rap, soil
cement or other approved bank stabilization materials
throughout the Annexation Project as approved by the City.
When bank stabilization has been completed within the River
Conservation Area and the City has accepted the work, the City
shall thereafter be responsible for the maintenance, repair,
replacement and restoration of all stabilization materials used
within the accepted area.
Upland Preserve Zone. The property within the upland preserve
zone will become a habitat preserve , and will cease being used
for agricultural and farmland purposes.
8. Lake Park Access. The applicant will include in the Lago de
Valencia CC & R's a provision describing the public's access
rights (through the paseo and City's trail system) to the Lake
Park, in accordance with the Specific Plan.
9. Pony League Ballfields. Following the completion of
development of the commercial portion of the Pony League
Planning Area, the applicant will provide the William S. Hart
Pony League with a 15 year lease for the use of the playing
fields; and will provide a signalized intersection on Valencia
Boulevard with access available during all phases of
construction.
10. Light Rail Right -of Way. Nothing in the Specific Plan, the
Annexation and Development Agreement or any other project
approval will preclude future actions by the City to identify and
reserve commuter rail and commuter rail stations in locations
currently under review in the Southern California Association of
Governments Ventura - Santa Clarita Rail Right -of -Way
Restoration Study.
11. Valencia Industrial Center - Bus Stop Pads. The applicant will
install 8' x 20' bus stop pads at up to 20 locations within the
Valencia Industrial Center at locations to be agreed upon by the
applicant and the City.
12. Roads to City Standards. New roads will be constructed to City
standards, as opposed to County standards.
13. Landscaped Center Medians. Roads improved to major highway
standards within and adjacent to the Specific Plan Project will
provide landscaped center medians designed to City standards.
14. Traffic Calming Measures. Traffic calming measures will be
included in the Specific Plan Project to reduce traffic speed and
enhance safety.
15. Elementary School Site. In accordance with the terms of an
agreement between Saugus Union School District and the
applicant, a 6.5 acre school site will be conveyed to the Saugus
Union School District, within the project's Lago de Valencia
planning area. The site will be centrally located and integrated
into the City's trail and paseo system.
16. Improvement of Community Park. The applicant will dedicate
and improve (with turf and trees) a 12.4 acre community park
in the project's Lago de Valencia planning area. The park will
be available for joint use in connection with the opening of the
elementary school, and .will also include an area for a multi-
purpose building. A joint use agreement will be entered into
between the City and the Saugus Union School District. In
addition, the applicant will work to acquire permission to use
and improve the adjacent six acre MWD property for additional
park lands.
17. Extension of City's River Trail System. The project will include
a 5.5 mile extension of the City's river trail system, and the
construction of bike trails, as identified in the project's
conditions of approval. This area of extension is in addition to
the River Conservation Area.
18. Neighborhood Parks. The applicant will dedicate and construct
two neighborhood parks of 2.2 and 2.7 acres respectively. The
2.7 acre park will be located in the project's Lago de Valencia
planning area, adjacent to the river trail and River Conservation
Area. The 2.2 acre park will be located in the project's South
River Village and will provide a staging area for access to the
river trail and River Conservation Area.
19. Pedestrian Qvercrossing Bridges. Two pedestrian bridges, one
over McBean Parkway and one over Newhall Ranch Road, will
be constructed.
20. Design of Commercial Sites. Commercial sites will be designed
to be pedestrian -friendly and to avoid conflicts with on-site auto
traffic wherever possible.
21. Avenue Scott Crossing on San Francisquito Creek. The existing
at grade crossing of Avenue Scott at San Francisquito Creek will
be upgraded to a bridge crossing.
Cl
22. Elimination of Uncertainty. The Annexation and Development
Agreement will eliminate uncertainty in planning for and
securing orderly development of the Annexation Project.
23. Installation of Infrastructure Improvements. The Annexation
and Development Agreement assures progressive installation of
infrastructure improvements.
24. The Annexation and Development Agreement confirms that all
discretionary project approvals are complete unless deemed
otherwise by the Specific Plan.
25. The Annexation and Development Agreement allows for
flexibility in final design by allowing for administrative
modifications, modifications to the size and configuration of
commercial, industrial and residential lots, modifications to
design and configuration of the planning areas of Lago de
Valencia and South River Residential tracts, and modifications
to lot design standards. Such modifications are subject to the
Annexation and Development Agreement's Applicable Rules, the
project's Specific Plan and the project's conditions of approval,
and are subject to the approval of the Director of Planning and
Building Services. The applicant will not be permitted to
increase the number of residential units in the project, or
increase the amount of square feet of commercial/industrial area
approved under the Annexation and Development Agreement
modification provisions.
26. The Annexation and Development Agreement confirms the
vesting of Annexation Project Approvals including the rules,
regulations, official policies, fees, and exactions as of the date
that Valencia's application for VTTM 51931 was deemed
complete.
27. Bridge and Thoroughfare Fees/Roadway Improvements. The
City and the applicant confirm that they anticipate a Bridge and
Thoroughfare District ("B&T District") to be formed to finance
the acquisition, development and.maintenance of transportation
improvements subject to approval by Los Angeles County of such
district. Additional transportation improvements lying outside
of the B&T District (as identified in the EIR) may also be
required to mitigate the Annexation Project's traffic impacts
("Non-B&T Improvements). The applicant's B&T Fees shall not
exceed the lesser of the City's or the County's B&T fees when
formed, subject to annual increases in accordance with. the CPI.
The applicant will be responsible for its share of the costs of
Non-B&T Improvements (as agreed upon by the City) and the
applicant's share shall not exceed that amount. B&T fees shall
be payable, or secured, at issuance of building permits.
28. Infrastructure Phasing Plan. The Annexation and Development
Agreement confirms that the Infrastructure Phasing Plan, as
identified in the Specific Plan, serves and fulfills the same
purpose as a Development Monitoring System ("DMS"), and that
if the City adopts a DMS, the Infrastructure Phasing Plan shall
be deemed consistent with and. will satisfy the DMS.
29. Reimbursement. The Annexation and Development Agreement
will provide for reimbursement by other developers on a fair
share basis for any amounts the applicant expends for public
improvements benefitting lands outside of the Annexation
Project area.
30. Satisfaction of Parkland Obligations. The Annexation and
Development Agreement provides that the dedication of various
parks fully satisfy any and all parkland dedication requirements
applicable to the Annexation Project and each of the Planning
Areas and that no further dedications or in -lieu fees will be
required. To the extent that parks and other recreation areas
exceed the City's parkland requirements, the applicant shall be
authorized to transfer credits for such excess to other
Valencia/Newhall projects located outside of the Project area.
31. Public Financing Mechanisms. The City acknowledges that the
applicant may seek to utilize the establishment of Mello -Roos
Community Facilities Districts pursuant to Section 53311, et.
seg., covering all or a portion of the Property, to enable the
issuance of bonds for improvements contemplated under the
Annexation and Development Agreement. The City shall
cooperate with the applicant in establishing such districts as
follows:
(1) for all non-residential areas of the Project,
(2) for residential areas of the Project, only if provision is
made to pay off bonds issued by such district which
encumber any residence, prior to occupancy of that
residence, unless the City Council specifically approves a
district absent the forgoing condition, and
(3) City will not object to agreements made by and
between the applicant and public agencies other than
City for establishment of such districts.
32. Standard Development Agreement Provisions. The Annexation
and Development Agreement will be 15 years, provided that, as
to any lot or parcel for which a final map has been recorded by
development has not been completed; the term of the Annexation
and Development Agreement and the Applicable Rules shall
remain in effect for an additional five-year period.
C. The Annexation and Development Agreement is consistent with the
General Plan and Specific Plan as amended by the City Council
(General Plan Amendment 97-001).
I The Annexation and Development Agreement complies with the
Development Code and other applicable ordinances, standards, policies,
and regulations, including such standards as identified in the project's
approved Specific Plan.
e. The Annexation and Development Agreement will not:
1. Adversely affect the health, peace, comfort or welfare of persons
residing or working the surrounding area;
2. Be materially detrimental to the sue, enjoyment, or valuation of
property of other persons located in the vicinity of the site; or,
3. Jeopardize, endanger, or otherwise constitute a menace to the
public health, safety, or general welfare.
L The Annexation and Development Agreement provides for clear and
substantial public benefit to the City and residents along with a
schedule for delivery of the benefit.
g. The Annexation and Development Agreement provides a schedule for
the development to be constructed in phases to be initiated within
specified time periods.
h. The construction of public facilities are required in conjunction with the
development including, but not limited to, vehicular or pedestrian rights
of way, drainage and flood control facilities, parks and other
recreational facilities, community trails, sewers or sewage treatment
facilities, and road improvements adequate to serve the development.
i. The Annexation and Development Agreement, together with the
Specific Plan and adopted conditions of approval, satisfies the following
findings of Section 17.030.010 of the Unified Development Code:
1. Provides for the prohibition of one or more uses normally listed
as permitted and/or accessory, subject to the Director's review,
or subject to permit in the zone where placed; and,
2. Limits future development and specifies conditions under which
further development, not included within the agreement would
occur; and,
3. Requires a faithful performance bond where deemed necessary
to, and in amount deemed sufficient to, guarantee the faithful
performance of specified terms, conditions, restrictions, and/or
requirements of the agreement. In lieu of the required bond, the
applicant may deposit with the City Clerk and assign to the
City, certificates of deposit or savings and loan certificates or
shares equal in amount to the same conditions as set forth
herein; and,
4. Requires .specified design criteria for the exteriors of building
and other structures, including signs; and,
5. Requires special yards, open spaces, and buffer areas, fences and
walls, landscaping, and parking facilities, including vehicular
and pedestrian ingress and egress; and,
6. Regulates nuisance factors such as noise, vibration, smoke, dust,
dirt, odors, gases, garbage, heat, and the prevention of glare or
direct illumination of adjacent properties; and,
7. Regulates operating hours and other characteristics of operation
adversely affecting normal neighborhood schedules and functions
on surrounding property.
SECTION 3. Based upon the foregoing facts and findings, the City Council hereby
finds as follows:
a. A Final Environmental Impact Report (FEIR), Mitigation Monitoring
and Reporting Plan (MMRP), and Statement of Overriding
Considerations for this project have been prepared, circulated in
compliance with the California Environmental Quality Act (CEQA), and
adopted as certified as required by the Act.
b. The project is compatible with existing development in the area, and
consistent with the City's General Plan and Zoning as amended
(General Plan Amendment 97-001).
C. The applicant has substantiated the findings for approval of a 15 -year
Annexation and Development Agreement.
SECTION 4. The City Council hereby approves Annexation and Development
Agreement 96-001.
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SECTION 5. This Ordinance shall become effective at 12:01 a.m. -on the thirty-first
day after adoption.
SECTION 6. The City Clerk shall certify as to the passage of this Ordinance and
cause it to be published in the manner prescribed by law.
PASSED AND APPROVED this
ATTEST:
SHARON L. DAWSON
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §
CITY OF SANTA CLARITA )
day of 19_.
HAMILTON C. SMYTH
MAYOR
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby
certify that the foregoing Ordinance No. 97-20 was regularly introduced and placed ;upon its
first reading at a regular meeting of the City Council on the day of
, 19_. That thereafter, said Ordinance was duly adopted and
passed at a regular meeting of the City Council on the—day of
_, 19—by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEM 3ERS:
ABSENT: COUNCILMEM 3ERS:
CITY CLERK
JJL:JDR:lep
council\ord9720jdr
11
RESOLUTION NO. 97-126
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA
RECOMMENDING CERTIFICATION OF FEIR SCH#96071077,
AND RECOMMENDING ADOPTION OF A
STATEMENT OF OVERRIDING CONSIDERATIONS THAT WEIGHS PROJECT
BENEFITS AGAINST THE PROJECTS SIGNIFICANT UNAVOIDABLE IMPACTS
FOR MASTER CASE NOS. 95-242, 96-120, 97-041, 97-063 FOR
ANNEXATION NO. 95-006 (NORTH VALENCIA), GENERAL PLAN AMENDMENT 97-001
TO THE LAND USE ELEMENT TEXT AND LAND USE MAP, PREZONE 97-001 TO
SPECIFIC PLAN (SP) AND OPEN SPACE (OS), ANNEXATION AND DEVELOPMENT
AGREEMENT 96-001, VESTING TENTATIVE TRACT MAP 51931, OAK TREE
PERMIT 97-009 AND HAUL ROUTE TO ALLOW FOR THE 858 ACRE
NORTH VALENCIA ANNEXATION AND DEVELOPMENT OF A 706.6 ACRE PROPERTY
WITHIN THE ANNEXATION AREA KNOWN AS
THE NORTH VALENCIA SPECIFIC PLAN AREA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. TheCityCouncil does hereby make the following findings of fact:
a. The North Valencia Annexation area is approximately 858 acres generally located
east of Anza Drive, south of Newhall Ranch Road, west of Bouquet Canyon Road
and Valencia Boulevard, and north of Magic Mountain Parkway and the Auto
Center in the unincorporated area of Los Angeles County adjacent to the City of
Santa Clarita. The North Valencia Specific Plan area is approximately 706.6
acres within the North Valencia Annexation area and is generally located south
of Avenue Hopkins and east of Anza Drive and the west side of San Francisquito
Creek, south of Newhall Ranch Road, west of Bouquet Canyon Road and Valencia
Boulevard, and north of Magic Mountain Parkway and the Auto Center in the
unincorporated area of Los Angeles County adjacent to the City of Santa Clarita.
b. In November 1995, the City and the Valencia Company entered into a non-
binding Memorandum of Understanding (MOU) regarding certain aspects of the
potential annexation of approximately 969 acres of unincorporated area in the
North Valencia area. At the time the MOU was adopted, the Valencia Company
stated their intention to request approvals for up to 3,690 dwelling units,
approximately 850,000 square feet of commercial uses, and 223,000 square feet
of industrial square footage. Entitlements to be requested at the time of MOU
approval included a prezone, an annexation and development agreement, and
tract maps.
C. A prezone (MC: 95-242, PZ: 95-006) was approved on April 16, 1996 by the City
Council for portions of the North Valencia Annexation area through Ordinance
Rew 97.126
No. 96-12. An annexation request for the North Valencia Annexation
(Annexation No. 95-006) was filed with LAFCO in June, 1996 following the
direction of the City Council on June 11, 1996 (Resolution 96-84). Following the
prezone and filing of the annexation request by the City, the Valencia Company,
herein referred to as the "applicant", submitted the entitlement requests noted
above for a portion of the annexation area known as the North Valencia Specific
Plan Area, which are subject to environmental review. The City's annexation
request is on hold at LAFCO at the request of the City and the applicant pending
approval of the environmental review document and the above entitlements.
d. On June 5, 1996, the applicant submitted the following entitlement requests
(Master Case No. 96-120): Annexation and Development Agreement 96-001,
Annexation 95-006, Conditional Use Permit 96-010, TPM 20496 (Builder's South),
TPM 20669 (Valencia Industrial Center), TPM 18417 (Pony League), TPM 24516
(Overall Project Area), VTTM 51931 (Valencia Del Lago), VTTM 51281 (South
River) and VTTM 44832 (Arbor Park). Incomplete letters were sent on these
entitlement requests in July with staff noting that an Oak Tree Permit would
also be required. In January 1997, the applicant formally withdrew the
application for a conditional use permit and all of the tract and parcel maps
except for VTTM 51931. The applicant then submitted the following -entitlement
requests: a Specific Plan document, including a comprehensive plan of
development and development standards for the North Valencia Specific Plan
area, and Prezone 97-001 to change the zoning within the area to the City zone
SP (Specific Plan). Following review of the Specific Plan document and revised
site plan, staff recommended that a general plan amendment be filed in order for
the requested entitlements to be consistent with the City's General Plan. On
March 12, 1997 the applicant filed a request for an oak tree permit (OTP: 97-009)
to allow for possible encroachment upon oak trees, and a general plan
amendment (GPA: 97-001) to modify the text of the Land Use Element Valley
Center Concept narrative to allow for a North Valencia Specific Plan, and to also
allow for an amendment to the Land Use Map.
The development application includes the proposed annexation of approximately
858 acres of unincorporated Los Angeles County land located adjacent to the City
boundary. This request would amend portions of Ordinance No: 96-12 to
establish the City of Santa Clarita prezone Specific Plan (SP) over 706.6 acres on
the areas known as the North Valencia Specific Plan area. The remaining
acreage in the annexation area would remain as previously prezoned by
Ordinance No. 96-12. The Specific Plan request includes entitlement for up to
2,000 dwelling units (750 single family detached, 1,250 multi -family attached),
636,000 square feet of commercial/retail, . 167,000 square feet of
industrial/business park space, a 6.5 -acre elementary school site, a 15.2 -acre
lakelpark, a 12.4 -acre community park, 4.9 acres of neighborhood parks, 355.6
acres of open space and over 5 miles of community trails, a Vesting Tentative
Tract Map (VTfM 51931) to subdivide 706 acres into 138 lots, an oak tree permit
✓a
Reso 97-126
to allow construction within 200 feet of the oak trees with no removals or
encroachments currently proposed, and review and certification of the
Environmental Impact Report (SCH#96071077) prepared for the project.
e. The original North Valencia Specific Plan request excluded a .6 acre Southern
California Gas Facility located on Magic Mountain Parkway; however, the City
proposes to include this area within the Specific Plan area to avoid the issue of
spot zoning. The North Valencia Specific Plan area is bisected by the
approximately 13 acre Metropolitan Water District (MWD) property which is
excluded from the Specific Plan prezone; however, the City proposes to prezone
this area Open Space (OS) in order to be consistent with the surrounding uses
proposed in the Specific Plan.
f. On June 25, 1991, the City Council adopted Resolution No. 91-98, adopting the
General Plan of the City of Santa Clarita and Certifying the Environmental
Impact Report. The City's General Plan presently designates the annexation
area as Commercial Town Center (CTC), Community Commercial (CC), Business
Park (BP), and Residential Moderate (RM), with a Valley Center Concept (VCC)
Overlay on the majority of the site and a Significant Ecological Area (SEA)
Overlay over.the Santa Clara River and San Francisquito Creek. The General
Plan does not specifically mention the North Valencia site as an area ideal for a
specific plan; however, the site does meet the minimum size of 100 contiguous
acres under single ownership as identified in the Specific Plan zoning standards
of the City's Unified Development Code . Zoning on the site is presently Los
Angeles County zones C2, M11/2, and A2-5 and has already been prezoned City of
Santa Clarita zones CTC (Commercial Town Center), CC (Community
Commercial), BP (Business Park), and RS (Residential Moderate).
g. The North Valencia Specific Plan area is vacant, generally flat, and was used for
agricultural purposes. The approximately 153 acres of the annexation area that
is excluded from the Specific Plan is flat and improved with industrial,
commercial and public utility uses. Major features of the annexation area include
the Santa Clara River, the South Fork of the Santa Clara River, San Francisquito
Creek, Bouquet Creek, a portion of the San Gabriel Fault Alquist-Priolo Special
Studies Zone, the MWD aqueduct pipeline and electrical transmission corridors.
h. The design of the project concentrates development within areas previously used
for agricultural uses and includes preservation of approximately 348.3 acres of
the Santa Clara River and San Francisquito Creek and 84 acres of upland buffer
area located adjacent to the River and Creek as identified in the North Valencia
Specific Plan document. The project proposes grading on approximately 281
acres of the 858 acre. project site. The total amount of grading involves
approximately 1.4 million cubic yards of cut and 2.7 million cubic yards of on-site
fill, with earth to be imported from the northeast corner of McBean Parkway and
Newhall Ranch Road through Conditional Use Permit No. 96-013 (MC#96-236)
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and from the area known as the Center City Specific Plan area located east of the
present terminus of Newhall Ranch Road, east of BouquetCanyonRoad.
i. The City of Santa Clarita prepared an Initial Study for the project which
determined that the project may have a significant effect on the environment and
that an environmental impact report must be prepared. ANotice of Preparation
(NOP) for the annexation, annexation and development agreement, tentative
tract maps, conditional use permit and oak tree permit was mailed in July 1996
to affected agencies. A scoping meeting was held at the Valencia Town Center
Conference Room on August 7, 1996 to obtain information from the public as to
issues which should be addressed in the environmental document. Following a
revision to the project with the withdrawal of the conditional use permit
application, withdrawal of tentative tract maps and submittal of the prezone,
specific plan document, general plan amendment, and revised Vesting Tentative
Tract Map 51931 applications, a subsequent NOP was prepared and mailed in
May 1997.
j. The Planning Commission went on a field visit to the North Valencia site on
Saturday, May 31, 1997 at 9:00 a.m., beginning in the Council Chambers for the
purpose of becoming familiar with the annexation and Specific Plan area.
k. The City Council held a study session on this project on June 3, 1997 and
received an informational report on the status of this project. At that Council
Study Session the Council approved a preliminary processing schedule for this
project which identified various Planning Commission public hearing dates and
specific project topics to be discussed at each of these meetings. The goal of this
processing schedule was to reduce redundancy and allow the Commission and the
public to better prepare for the meetings. This processing schedule allowed for
each issue area of the Draft Environmental Impact Report (DEER) to be discussed
in a public forum during the DEIR public comment period, allowing for maximum
public participation with numerous opportunities for the public to ask questions
and receive information concerning the environmental document and the project.
The Planning Commission received an informational presentation about the
North Valencia Specific Plan proposal at their regularly scheduled meeting on
June 17, 1997, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. This presentation was given by staff to distribute
copies of the proposed North Valencia Specific Plan dated June 1997 and the
proposed Vesting Tentative Tract Map 51931 version dated June 13, 1997, to
provide the Commission with a background on the project application, and to
provide the Commission with a review of the entitlements requested.
in. The North Valencia Specific Plan DEIR (SCH#96071077) was circulated for
review and comment by the affected governmental agencies and all comments
received have been considered. The DEIR was distributed to the Planning
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Commission, the public and affected governmental agencies for a 45 -day public
review period beginning on August 1, 1997 and ending on September 15, 1997.
Late comments were accepted until September 22, 1997 to allow for mail delays.
n. Following the processing schedule set by the Council on June 3, 1997, the
Planning Commission held duly noticed public hearings on the North Valencia
Annexation and Specific Plan and related entitlements commencing on July 1,
1997 and continuing on July 9, 1997, July 23, 1997, August 5, 1997, August 13,
1997, August 19, 1997, August 25, 1997, September 2, 1997, September 10, 1997,
September 24, 1997, October 7, 1997, October 15, 1997, and October 30, 1997.
These public hearings have been held at 7:00 p.m. at the City Council Chambers,
23920 Valencia Boulevard, Santa Clarita.
Five of the public hearings were held between August 5, 1997 and September 2,
1997 which was during the public comment period. These public hearings were
held for the purpose of providing an opportunity for the Commission and the
public to consider focused discussions on each of the environmental issue areas
discussed in the DEIR.. These hearings, however, did not limit the public
testimony to the topic at hand, but allowed for comments/questions regarding all
materials presented throughout the DEIR.
o. The DEIR prepared for the project identified an option for bank stabilization at
the River/Creek edge: as termed throughout the DEIR., the "proposed project"
included the placement of 2.7 miles of bank stabilization along the edge of the
Santa Clara River and San Francisquito Creek_ This bank stabilization would be
visible from within the project site and would also be visible to the public along
major roadway corridors. The option presented in the DEIR included the use of
buried bank stabilization set back from the River/Creek edge approximately 100
feet. The Buried Bank Stabilization Option was identified and mitigated
separately throughout the DEIR, as the impacts of this option dffiered from the
impacts of the proposed project (which incorporated bank stabilization along the
edge of the River/Creek). During the course of the public hearings, the Planning
Commission determined that the Buried Bank Stabilization Option was the
preferred option. However, the Commission received public testimony from the
project biologist and a third party biologist indicating that, with heavy
revegetation efforts, a 75 foot setback from the River edge in the project's Lago
de Valencia planning area was adequate. The Commission therefore accepted a
setback approximately 25 feet less than what was originally analyzed in the
DEIR for the Lago de Valencia planning area only, and has recommeded that the
City Council also accept such a setback.
P. The Final Environmental Impact Report (Final EIR) herein incorporated by
reference as Exhibit A, includes the DEIR and the following: responses to written
comments on the DEIR, responses to public testimony regarding DEIR issues
raised at the public hearings during the public comment period, modifications to
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the DEIR text, and the Mitigation Monitoring and Reporting Program (MMRP).
The DEIR was provided to the Commission on August 1, 1997 and the remaining
Final EIR documents were prepared and provided to the Planning Commission
on October 3, 1997. The Proposed Specific Plan Text dated June 1997, herein
incorporated by reference as Exhibit B, also contains specific development
standards and policies that mitigate potential environmental impacts which were
considered by the Planning Commission. Discussions regarding the annexation
and development agreement commenced during the public hearing of October 15,
1997, and continued at the hearing on October 30, 1997. The Planning
Commission considered the Draft EIR, the Final EIR, information provided in
staff reports, the general plan amendment text, the proposed specific plan, the
entitlement requests, the deal points of the annexation and development
agreement, and public testimony prior to recommending project approval to the
City Council.
q. A duly noticed public hearing was held by the City Council on November 4th,
1997, commencing at 6:30 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Council considered the project's
Draft EIR, the Final EIR, information provided in staff reports, the general plan
amendment text, the proposed specific plan document, the entitlement requests,
the Planning Commission's considerations, and public testimony regarding the
project.
SECTION 2. The City Council of the City of Santa Clarita does hereby make the
following findings of fact:
a. The California Environmental Quality Act (CEQA) requires decision -makers to
balance the benefits of a proposed project against its unavoidable environmental
impacts. If the benefits of a proposed project outweigh the unavoidable adverse
environmental effects, the adverse effects may be considered "acceptable' by
adopting a "Statement of Overriding Considerations." This statement sets forth
the project benefits or reasons why the Lead Agency is in favor of approving and
weighs these benefits against the project's adverse environmental impacts
identified in the Final Environmental Impact Report that cannot be mitigated to
a level less than significant.
b. CEQA requires decision -makers to adopt a mitigation monitoring and reporting
program (MMRP) for those mitigation measures which are conditions of the
project.
SECTION 3. The City Council does hereby find that the Final EIR for the North
Valencia Annexation 95-006, Prezone 97-001, General Plan Amendment 97-001, North Valencia
Specific Plan 97-001, Vesting Tentative Tract Map 51931, and Oak Tree Permit 97-009 identifies
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cumulative project impacts and project specific impacts. Environmental impacts identified in
the Final EIR are summarized as follows:
a. The DEIR, herein incorporated by reference as Exhibit A, identifies the following
issue areas as significant but unavoidable: Air Quality; Visual Resources;
Agricultural Resources; Solid Waste Disposal; and Biota.
b. The DEIR identifies the following issue areas as significant but feasibly mitigable
to a less than significant level: Geotechnical Hazards; Flooding; Noise; Cultural
Resources; Human Made Hazards; Traffic/Access; Water Service; Wastewater
Disposal; Utilities (Energy Resources); Fire Protection; Sheriff Services; Parks
and Recreation; Library Services; Education; and Population/
Housing/Employment.- A mitigation monitoring reporting program has been
prepared to mitigate these potentially significant impacts to a less than
significant level and is included as part of the Final EIR.
C. The DEIR identifies the following issue areas as less than significant: Biota -
Creation of Upland Preserve Zone; and Parks and Recreation - Connection to
Existing Trail System.
SECTION 4. Based upon the testimony and other evidence received, and upon studies
and investigation made by theCity Council and on its behalf, the City Council further finds:
a. That the Final Environmental Impact
complete, and has been prepared
Environmental Quality Act (CEQA).
Report for this project is adequate,
in accordance with the California
b. That the City Council has reviewed and considered the Final EIR in reaching its
recommendation.
C. That changes and alterations have been required and incorporated into the North
Valencia Specific Plan and related entitlements which avoid or substantially
lessen the significant environmental effect because feasible mitigation measures
included in the MMRP are made conditions of approval for this project.
SECTION 5. Based upon the testimony and other evidence received, and upon studies
and investigation made by the City Council and on its behalf, the City Council further finds that
the Final EIR analyzes a range of project alternatives.
a. Alternative 1, the No Project Alternative. This Alternative is required by the
CEQA Guidelines and it compare the impacts which might occur if the site is left
in its present condition with those that would be generated by the project as
proposed. The No Project Alternative is considered to be the "environmentally
superior' alternative since the following environmental areas would not be
affected without the implementation of the project: public services and utilities,
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solid waste, education, libraries, parks and recreation, fire/Sheriff services, gas
and electricity, visual resources, traffic/access, air quality, and noise. However,
this alternative is less desirable in terms of sedimentation/runoff and effects of
agricultural operations, and does not provide the upland habitat which the
proposed project with the Buried Bank Stabilization Option includes. This
alternative was therefore rejected.
b. Alternative 2, Buildout According to the City of Santa Clarita General Plan. The
purpose of this alternative is to describe the impacts of developing the site
according to the General Plan land use designations and to compare such impacts
with those generated by the proposed project. Under Alternative 2, impacts
associated with geotechnical resources/grading, biota, cultural resources, fire
protection, agricultural resources, and human made hazards would be similar to
the proposed project. Impacts generated by Alternative 2 associated with flood,
traffic and access, air quality, noise, water service, wastewater, solid waste,
utilities, housing, and education would be greater than the proposed project.
Impacts generated by Alternative 2 associated with library services, parks and
recreation, employment and Sheriff services would be less than those anticipated
under the proposed project. The Buried Bank Stabilization Option under
Alternative 2 would have the same impacts as this option under the proposed
project. This alternative was rejected because overall it has greater
environmental impacts than the project. On the basis of environmental impacts
alone, this alternative is not environmentally superior to the proposed project.
C. Alternative 3, The Biological Alternative. The purpose of this Alternative is to
provide more clustering of units, by reducing the residential footprint, thereby
providing more open space and fewer impacts to biological resources. The
number of residential units would remain the same. Under Alternative 3,
impacts associated with geotechnical resources, library services, fire protection,
Sheriff demands, and population/housing/employment would be similar to the
proposed project. This alternative would allow only clustered units and a smaller
residential footprint which would be preferred to the proposed project in terms
of flood, traffic/access, air quality, biota, cultural resources,_ visual, water,
wastewater, solid waste, utilities, education, parks and recreation, agricultural
resources and human made hazards. The Buried Bank Stabilization Option
under Alternative 3 would have the same impacts as this option under the
proposed project. On the basis of environmental impacts alone, this Alternative
is "environmentally superior' to the proposed project. This Alternative would not
meet project objectives in that it would not provide as great a variety or mix of
residential housing types as the proposed project nor would it meet the
anticipated housing market conditions over several years. Alternative 3 would
limit the range of housing opportunities, and would not reflect the housing
opportunities demand under which the project site could be developed.
Therefore, Alternative 3, the Biological Alternative, was rejected.
Resp 97.126
d. Alternative 4, The 20 Percent Reduced Density Alternative. This Alternative
would reduce dwelling units and commercial square footage on the site by 20
percent, down to 1,600 residential units, 508,000 commercial square feet, and
167,000 square feet of industrial uses. Alternative 4 would have a reduced
project footprint to reflect reduced unit counts. Impacts under this alternative
associated with geotechnical resources, flood, traffic/access, biota, cultural
resources, air quality, noise, water service; wastewater, solid waste, utilities,
education; library services and fire/Sheriff services, parks and recreation,
agricultural resources and human made hazards would be less than the proposed
project. The Buried Bank Stabilization Option under Alternative 4 would have
the same impacts as the proposed project. Alternative 4 is an "environmentally
superior" project, but it does not meet the project objectives of providing a mix
of residential and commercial opportunities as it reduces the number of housing
units available and reduces commercial square footage. The reduction of housing
units does not meet the project objectives of responding to economic conditions
by providing as great a variety of housing types. The reduction of commercial
square feet reduces the subsequent tax base available to the City to support
public services as compared to the project objectives. Alternative 4 has been
rejected in favor of the proposed project because this Alternative would limit
housing and employment opportunities, and thus would not accommodate the
housing or employment demands of the regional area under which the project site
could be developed.
e. Alternative 5, The 40 Percent Reduced Density Alternative. This Alternative
results in a 40 percent reduction in residential units and commercial square
footage. The reduction would result in a total of 1,200 residential units, and
381,600 square feet of commercial uses. Other aspects of the project would
remain consistent with the proposed project. In reducing the project by 40
percent, Alternative 5 will create a reduced development footprint for both
residential and commercial uses. This Alternative also includes a grade
separated crossing of Avenue Scott at Bouquet Canyon Road and a bridge over
Bouquet Creek Channel for Avenue Scott. Impacts under this alternative
associated with geotechnical resources, flood, traffic/access, biota, cultural
resources, air quality, noise, water service, wastewater, solid waste, utilities,
education, library services, fire/Sheriff services, parks and recreation,
agricultural resources and human made hazards would be less than the proposed
project. The Buried Bank Stabilization Option under Alternative 5 would have
the same impacts as the option under the proposed project. Alternative 5 is an
"environmentally superior" project, but was rejected over the proposed project
because it does not meet the project objectives of providing a mix of residential
and commercial opportunities. This Alternative reduces the number of housing
units available and reduces commercial square footage. The reduction of housing
units does not meet the project objectives of responding to economic conditions
by providing a great variety of housing types. The reduction of commercial
square feet reduces the subsequent tax base available to the City to support
9
Reso 97.126
public services as compared to the project objectives, Alternative 5 would not
accommodate the housing or employment demands of the regional area under
which the project site could be developed.
SECTION 6. By adoption of this Resolution, the City Council finds that the Final EIR
identifies certain significant environmental effects and feasible mitigation measures that
mitigate potential significant impacts to levels less than significant for each of these impacts
with the exclusion of Air Quality, Visual Resources, Agricultural Resources, Solid Waste
Disposal, and Biota. In accordance with CEQA Sections 15091 and 15093, a description of each
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 identified in the Final EIR is detailed below:
a. Air Quality: Construction -related emissions would be generated by on-site stationary
sources, heavy-duty construction vehicles, construction worker vehicles, and energy use.
Operation -related emissions would be generated by on-site and off-site stationary
sources and by mobile sources. During both the construction and operation phases,
emissions of carbon monoxide (CO), reactive organic compounds (ROC), oxides of
nitrogen (Nog) and particulate matter (10 micron) (PMIo) would exceed thresholds of
significance recommended by the South Coast Air Quality. Management District
(SCAQMD). Furthermore, the actual rate of growth in vehicle miles traveled, and hence
vehicular air emissions caused by the proposed residential and non-residential uses of
the project would occur at a higher rate than the rate of growth associated with the
expected on-site resident and employee population.
The Buried Bank Stabilization Option's construction -related and operation -related
emissions are also considered unavoidably significant.
Mitigation Measures: Mitigation measures Al through A76 as identified in the Final
EIR would reduce the magnitude of construction -related and operation -related emissions
to some extent. However, no feasible mitigation exists which would reduce these
emissions to below the SCAQMD's recommended thresholds of significance. This is
inconsistent with the Air Quality Management Plan performance standards; therefore,
the cumulative air quality impacts of the proposed residential uses, non-residential uses,
and impacts due to construction of the Buried Bank Stabilization Option would be
unavoidably significant.
b. Visual Resources: The project isaninfill development of a developed urban area. This
area is envisioned by the City of Santa Clarita General Plan for the type of development
proposed. The change in character of the project site would represent the replacement
of open space/agricultural uses with urban uses but is not considered an unavoidable
significant impact because such uses already occur immediately surrounding the project
site. However, bank stabilization at the rivers edge is a significant alteration to the
basic visual character of the region, as well as to the river -itself. The loss of riparian
vegetation and the associated change in visual character of the River and Creek due to
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Reap 97-126
the placement of bank stabilization along the River/Creek edge would be significant and
unavoidable.
In the event that the preferred buried bank stabilization were to remain buried, no
significant impacts would occur as most of the existing.riparian vegetation along the
banks would remain. However, the buried bank lining may become exposed in the event
that future flood waters erode the existing banks and intervening upland preserve zone,
exposing the buried reinforced concrete lining. In the event such erosion and exposure
were to occur in the future, impacts of this option would be similar to the proposed
project and would be significant, albeit further removed from the watercourse.
Mitigation Measures: With the implementation of the buried bank stabilization and
mitigation measures VQ1 through VQ6 (as identified in the Final EIR), the visual
impacts of the project will be reduced to a less than significant level. This finding
assumes that the buried bank stabilization will remain buried. If the buried bank lining
is exposed due to future flood water erosion, then the impacts to visual resources will be
considered unavoidably significant.
C. Agricultural Resources: The cumulative conversion of prime agricultural land to urban
uses constitutes a loss of an irreplaceable resource and would result in the loss of 284
acres of prime agricultural land. No feasible mitigation exists for this conversion and
it would be an unavoidable significant impact. Like the proposed project, the Buried
Bank Stabilization Option would result in the loss of the conversion of all of the available
agricultural land in the site, and is thus considered to have an unavoidably significant
impact.
Mitigation Measures: The Final EIR identifies three mitigation measures listed as AG1,
AG2 and AG3 which would reduce the magnitude of the project's impacts to agricultural
resources. However, no feasible mitigation exists which would reduce these impacts to
a less than significant level, therefore the project's impacts to agricultural resources
remain unavoidable and significant.
d. Solid Waste: Upon buildout and assuming no solid wastes from the proposed project
would be recycled (a worst-case scenario), the proposed project would generate
approximately 40,428 pounds of solid waste per day, which is equivalent to
approximately 7,378 tons per year. However, given the City's current overall waste
diversion rate of 47 percent, it is estimated that the project will actually generate 20,214
pounds of solid waste per day, which is equivalent to 3,689 tons per year. The project
may also generate household -type hazardous wastes. Cumulative development within
the Santa Clarita Valley area would generate 626,230 tons per year of solid waste, as
well as hazardous waste. The project's 7,378 tons per year would represent 1.2 percent
of this Valley total and an approximately 6 percent increase in the incorporated City
area. Land suitable for landfill development or expansion is quantitatively finite and
limited due to numerous environmental, regulatory and political constraints. Until long-
term landfill space or other disposal alternatives will be adequate to serve the existing
and future uses for the forseeable future, project and cumulative solid waste and
hazardous waste impacts within the City will be considered unavoidably significant.
11
Peso 97.126
As with the proposed project, landfill space is finite and until long-term space or other
disposal alternatives are identified, the solid waste impacts of the project with the
Buried Bank Stabilization Option and cumulative solid waste and hazardous waste
impacts are considered unavoidably significant.
Mitigation Measures: As identified in the Final EIR, mitigation measures SW 1 through
SW17 would reduce the magnitude of the project's solid waste impacts to some extent.
However, no feasible mitigation exists which would reduce these impacts to a less than
significant level. The cumulative solid waste impacts of the proposed project, along with
the implementation of the Buried Bank Stabilization Option, will remain unavoidably
significant.
e. Biota: Temporary and permanent direct impacts on biological resources will occur as a
result of the following project -related actions or activities: construction and grading for
urban lots, roads, parks, recreational areas, buildings, and other facilities and
structures; construction of the Avenue Scott bridge over San Francisquito Creek and the
Santa Clara River; and maintenance activities associated with bank stabilization,
bridges, water quality basins, and storm drain outlets. Project implementation will
result in the permanent loss of 165.4 acres of agricultural fields, 89.3 acres of
disturbed/ruderal fields, 3.97 acres of coastal sage scrub, 4.74 acres of cottonwood -willow
riparian woodland, 0.83 acres of alluvial scrub, 3.41 acres of mule fat scrub, and 6.56
acres of riparian scrub. A portion of the cottonwood -willow riparian woodland and
alluvial scrub habitat will be temporarily lost as a result of bank stabilization activities
and will be replanted upon completion of the stabilization.
Although the project proposes mitigation measures which will reduce impacts to the
riparian ecosystem and wildlife species that utilize the riparian and upland habitats, it
is assumed that human and domestic animal use of adjacent habitat areas will continue
to occur as a result of project implementation and cannot be entirely prevented, despite
signage and barriers. With respect to equestrian use, enforcement of rules and
regulations will be difficult and the trails may invite access by other non -compatible uses
such as off-road vehicles. Therefore, the effects of these project activities -on the riparian
resources of the site remains an unavoidable significant impact.
The loss of wildlife habitat and open space areas as a result of development within the
proposed project site represents an unavoidable significant cumulative impact to
biological resources. Unavoidable significant cumulative impacts include -the loss of
riparian habitat, disturbance to riparian wildlife due to nearby urban development, and
effects on habitat for the unarmored three -spine stickleback and least Bell's vireo.
The implementation of the Buried Bank Stabilization Option results in a net loss of
habitat that is less than the construction of bank lining at the River/Creek edge.
However, losses to these habitats are still considered to have an unavoidably significant
impact to biological resources. Potentially significant unavoidable impacts could occur
12
Rego 97.126
to the three special -status fish species as a result of sedimentation, erosion, and loss of
riparian habitat along the edges of the river channel, and to special -status bird species
potentially nesting in the riparian vegetation (and in the case of burrowing owl, within
the upland agricultural and ruderal fields). In the event of a substantial flood event, or
as a result of ongoing flooding and erosion over time, the preserved upland habitat areas
may eventually erode so much as to be of little or no value as upland habitat. This loss
of upland habitat would substantially affect the overall ability of the riparian ecosystem
to maintain the current level of terrestrial species diversity and abundance. Therefore,
this loss would be considered an unavoidable significant impact under this option. In
addition, because there will still be only 67 percent of the remaining upland habitat that
meets the 100 -foot minimum preservation criteria (with exception given to the 75 -foot
setback in the project's Lago de Valencia planning area), the resultant impact on the
riparian ecosystem remains a significant unavoidable impact under the Buried Bank
Stabilization Option. The overall permanent conversion of 2.6 acres of habitat within
the SEAS to urban development represents a net loss of SEA habitat. This loss is also
considered an unavoidable impact under this option.
Mitigation Measures: As identified in the Final EIR, mitigation measures 131 through
B40 and the Buried Bank Stabilization Option mitigation measures would reduce the
magnitude of the project's biota impacts to some extent. However, no feasible mitigation
exists which would reduce these impacts to less than significant with project
implementation. The cumulative impacts of the project, including the construction of the
buried bank stabilization lining, would be unavoidably significant.
SECTION 7. Based upon the testimony and other evidence received, and upon studies
and investigation made by the City Council and on its behalf, the Council further finds that the
North Valencia Annexation, North Valencia Specific Plan and related entitlements will have
community. benefits. The City Council finds that the following benefits are overriding
considerations which support adoption of a Statement of Overriding Considerations:
a. The project recommended for approval by the City Council implements the Valley
Center Concept of the General Plan with implementation of the General Plan
Amendment as proposed.
b. The project will provide the City with infrastructure including improvements to
portions of major highways designated on the City's Master Plan of Arterial
Highways as follows: Newhall Ranch Road, Magic Mountain Parkway, Bouquet
Canyon Road, Valencia Boulevard, McBean Parkway, Avenue Scott and Avenue
Tibbitts.
C. The project is consistent with: 1) the City's General Plan and Zoning Land Use
Classifications; and 2) the intensity of development allowed in the Specific Plan
area with: City Council approval of the Specific Plan General Plan Amendment
approval of a zone change to SP (Specific Plan Zone) as identified in the Specific
Plan for this project, adoption of the Speck Plan document, and the approval of
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Reso 97.126
a zone change for the Metropolitan Water District (MWD) site to OS (Open Space).
d. The project proposes a range of uses including residential, commercial, industrial
and recreational in support of City's General Plan Goals and Policies. Appendix A
of the Specific Plan, herein incorporated by reference as Exhibit C, includes a
detailed explanation of how the North Valencia Specific Plan project integrates the
goals and policies of the. City's General Plan. The following are a sample of the
goals, policies and implementation features of the City's General Plan which are
supported by the project:
The project supports the Land Use Element including policies promoting a mixed-
use town center, with higher density residential, in proximity to public
transportation, as follows:
Policy 3.1 "Promote the development of City centers where more
intensive land uses will be encouraged."
Policy 3.3 "Identify a primary town center ...which encourage(s) a
pedestrian orientation and can accommodate a clustered mix
of commercial, entertainment, recreation, town
square/meeting place(s), multi -use complexes, and
multi -modal transportation activity opportunities."
Policy 3.6 "Locate higher density residential development in -close
proximity to regional and sub -regional centers and public
transportation corridors."
The Project supports the Open Space and Conservation Element including policies to
preserve special natural features and protect the natural environment as follows:
Policy 1.6 Link buffer areas, wherever possible, to. provide for
contiguous areas of open space.
Policy 3.7 Preserve to the extent feasible natural riparian habitat
and ensure that adequate setback is provided between
riparian habitat and surrounding urbanization.
The project supports the Air Quality Element which seeks to reduce pollution from
automobiles by relating land uses to transportation, facilitating non -automotive
travel, and encouraging a jobs/housing balance, including the following.
Goal 10 "To reduce vehicle emissions by creating an urban form that
efficiently utilizes urban infrastructure and services."
Policy 10.1 "Contribute to the reduction of vehicle miles traveled by
achieving a more reasonable job/housing balance."
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Policy 10.2 'Develop and encourage efficient transportation systems and
land use patterns which minimize total trips and vehicle
miles traveled."
Goal 12 "To reduce mobile source emissions by promoting a shift
from single occupancy to higher occupancy vehicles."
The project supports the Housing Element which has numerous sections calling for
mixed use projects, flexibility in standards, a mix of housing types, and using the
specific plan process, as shown in the following sections:
Policy 1.4 'Promote the development of compatible mixed use projects
in order to create a village concept, with various interacting
uses ... to stimulate activity."
Program La "Alternative Development Standards. Use the specific plan
process ... to permit alternative housing design where such
projects result in attractive, desirable housing types,
including affordable housing."
Program Lc "Specific Plan/Planned Development. Permit flexible
development standards in specific plans ... that encourage
housing developments which meet the needs of the
community. Flexible development standards should allow
for clustering, and a variety of site design characteristics as
appropriate."
Policy 2.2 "Locate higher density residential development and
housing ... in close proximity to public transportation. and
commercial land uses..."
Policy 3.3 "Encourage a mix of housing types and densities in new large
scale development."
Policy 3.11 "Consider alternative development standards where
practical ... to promote desired housing types and benefits...."
The project supports the Community Design Element, which in the following
policies are also supportive of this theme, as follows:
Policy 2.2 "Provide for residential uses in proximity to
business/commercial centers in a manner which promotes
the neighborhood/village/town center planning concept and
maintains... the concept of the Valley Center."
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Policy 3.3 "Encourage the establishment of mixed use and village
commercial centers..., urban open spaces, and the effective
use of street furniture in downtown areas.
Policy 3.4 "Encourage design and uses of commercial districts and
related housing that add pedestrian orientation and that
provide for safe and secure daytime and nighttime
activities."
e. The North Valencia project will provide various residential housing opportunities
for different economic levels with a mix of single family and multi -family dwelling
units as required by the Housing Element of the General Plan, the Housing
Allocation for the City of Santa Clarita as set forth by SCAG (Southern California
Association of Governments) in the Regional Housing Needs Assessment (RHNA)
and the City's Comprehensive Housing Affordability Strategy (CHAS) component
of the City's Comprehensive Plan prepared for the Federal Department of Housing
and Urban Development (HUD).
f. The project provides significant public benefits including employment
opportunities, increased residential densities in proximity to transportation
corridors, an improved circulation network including improvements to portions of
Newhall Ranch Road, Magic Mountain Parkway, Bouquet Canyon Road, McBean
Parkway, Avenue Scott and Avenue Tibbitts, identification and preservation of a
riparian buffer area along the Santa Clara River and San Francisquito Creek
Significant Ecological Areas (SEAS), and significant expansion of the City's River
Trail system of bicycle, pedestrian and equestrian paths.
SECTION 8. By adoption of this Resolution, the City Council has reviewed and
considered the environmental information contained in the Final EIR (SCH#96071077) and
determines that it is adequate and in compliance with the California Environmental Quality Act
(Public Resources Code, Section 21000 et seq.). In compliance with CEQA Section 15093, the
Planning Commission has considered the project benefits as balanced against the unavoidable
adverse environmental effects and hereby determines that the benefits outweigh the
unavoidable adverse environmental effects; therefore, the City Council determines that this
resolution comprises a Statement of Overriding Considerations (SOC) and the adverse
environmental effects are considered acceptable. The Planning Commission recommends that
the City Council certify the Final EIR documents and adopt a Statement of Overriding
Considerations (SOC).
SECTION 9. By the adoption of this Resolution, the City Council approves certification
of the environmental impact report and adoption of a Statement of Overriding Considerations
that identifies the benefits of the project as balanced against its unavoidable environmental
risks, but has not granted any approval or entitlement on this project.
SECTION 10. The City Clerk shall certify the adoption of this Resolution.
16
Reso 97-126
SECTION 11. The Council 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 _ day of ,1997
ulNXIM
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify
that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita
at a regular meeting thereof, held on the _ day of , 1997, by the following
vote of the City Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
cd\council\nvlccre l.eir
17
RESOLUTION NO. 97-127
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA
APPROVING MASTER CASE NOS. 95-242, 96-120, 97-041, 97-063 FOR ANNEXATION
NO. 95-006 (NORTH VALENCIA), GENERAL PLAN AMENDMENT 97-001 TO THE
LAND USE ELEMENT TEXT AND LAND USE MAP,
VESTING TENTATIVE TRACT MAP 51931, OAK TREE PERMIT 97-009 AND HAUL
ROUTE TO ALLOW FOR THE 858 ACRE NORTH VALENCIA ANNEXATION AND
DEVELOPMENT OF A 706.6 ACRE PROPERTY WITHIN THE ANNEXATION AREA
KNOWN AS THE NORTH VALENCIA SPECIFIC PLAN AREA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. The North Valencia Annexation area is approximately 858 acres generally
located east of Anza Drive, south of Newhall Ranch Road, west of Bouquet
Canyon Road and Valencia Blvd., and north of Magic Mountain Parkway and
the Auto Center in the unincorporated area of Los Angeles County adjacent to
the City of Santa Clarita. The North Valencia Specific Plan area is
approximately 706.6 acres within the North Valencia Annexation area and is
generally located south of Avenue Hopkins and east of Anza Drive and the
west side of San Francisquito Creek, south of Newhall Ranch Road, west of
Bouquet Canyon Road and Valencia Blvd., and north of Magic Mountain
Parkway and the Auto Center in the unincorporated area of Los Angeles
County adjacent to the City of Santa Clarita.
b. In November 1995, the City and the Valenica Company entered into a non-
binding Memorandum of Understanding (MOU) regarding certain aspects of
the potential annexation of approximately 969 acres of unincorporated area in
the North Valencia area. At the time the MOU was adopted, the Valencia
Company stated their intention to request approvals for up to 3,690 dwelling
units, approximately 850,000 square feet of commercial uses, and 223,000
square feet of industrial uses. Entitlements to be requested at the time of
MOU approval included a prezone, an annexation and development agreement,
and tract maps. The MOU specifically indicated that any annexation would
be subject to environmental review.
C. A prezone (MC95-242, PZ95-006) was approved on April 16, 1996 by the City
Council for portions of the North Valencia Annexation area through Ordinance
No. 96-12. An annexation request for the North Valencia Annexation
(Annexation No. 95-006) was filed with LAFCO in June 1996 following the
direction of the City Council on June 11, 1996 (Resolution 96-84). Following
the prezone and filing of the annexation request by the City, the Valencia
Company, herein referred to as the "applicant", submitted entitlement requests
noted above for a portion of the annexation area known as the North Valencia
Reso. 97-127
Page 2
Specific Plan Area which are subject to environmental review. The City's
annexation request is on hold at LAFCO at the request of the City and the
applicant pending approval of the environmental review document and the
above entitlements.
d. On June 5, 1996, the applicant submitted the following entitlement requests:
(Master Case No. 97-120) Annexation and Development Agreement 96-001,
Annexation 95-006, Conditional Use Permit 96-010, TPM 20496. (Builder's
South), TPM 20669 (Valencia Industrial Center), TPM 18417 (Pony League),
TPM 24516 (Overall Project Area), VTTM 51931 (Valencia Del Lago), VTTM
51281 (South River) and VTTM 44832 (Arbor Park). Incomplete letters were
sent on these entitlement requests in July and staff noted that an Oak Tree
Permit would also be required. In January 1997, the applicant formally
withdrew the application for a CUP and all of the tract and parcel maps except
for VTTM 51931. The applicant submitted the following entitlement requests:
a Specific Plan document including a comprehensive plan of development and
development standards for the North Valencia Specific Plan area and Prezone
97-001 to change the zoning within the area to the City zone SP (Specific
Plan). Following review of the specific plan document and revised site plan,
staff recommended that a general plan amendment be filed in order for the
requested entitlements to be consistent with the City's General Plan. On
March 12, 1997, the applicant filed a request for MC 97-041, OTP 97-009 to
allow for possible encroachment upon oak trees, and a general. plan
amendment to the text of the Land Use Element Valley Center Concept
narrative to allow for a North Valencia Specific Plan and an amendment to the
Land Use Map
The development application includes the proposed annexation of
approximately 858 acres of unincorporated Los Angeles County land located
adjacent to the City boundary. This request would amend portions of
Ordinance No. 96-12 to establish the City of Santa Clarita prezone Specific
Plan (SP) over 706.6 acres on the areas known as the North Valencia Specific
Plan area. The remaining acreage in the annexation area would remain as
previously prezoned by Ordinance No. 96-12. The Specific Plan request
includes entitlement for up to 2,000 dwelling units (750 single family detached,
1,250 multi -family attached), 636,000 square feet of commercial/retail, 167,000
square feet of industrial/business park space, a 6.5 -acre elementary school site,
a 15.2 -acre lake/park, a 12.4 -acre community park, 4.9 acres of neighborhood
parks, 355.6 acres of open space and over 5 miles of community trails; Vesting
Tentative Tract Map 51931 to subdivide 706 acres into 138 lots; An oak tree
permit to allow construction within 200 feet of the oak trees with no removals
or encroachments are proposed; and review and certification of the
Environmental Impact Report (SCH#96071077) prepared for this project. A
development agreement was also requested.
Reso. 97-127
Page 3
d. The original North Valencia Specific Plan request excluded a .6 acre Southern
California Gas Facility located on Magic Mountain Parkway; however, the City
proposes to include this area within the Specific Plan area to avoid the issue
of spot zoning. The North Valencia Specific Plan area is bisected by the
approximately 13 acre MWD property which is excluded from the Specific Plan
prezone; however, the City proposes to prezone this area Open Space (OS) in
order to be consistent with the surrounding uses proposed in the Specific Plan.
e. On June 25, 1991, the City Council adopted Resolution No. 91-98, adopting the
General Plan of the City of Santa Clarita and Certifying the Environmental
Impact Report. The City's General Plan presently designates the annexation
area as Commercial Town Center (CTC), Community Commercial (CC),
Business Park (BP), and Residential Moderate (RM), with a Valley Center
Concept (VCC) Overlay on the majority of the site and a Significant Ecological
Area (SEA) Overlay over the Santa Clara River and San Francisquito Creek
The General Plan does not specifically mention the North Valencia site as an
area ideal for a specific plan; however, the site does meet the minimum size of
100 contiguous acres under single ownership as identified in the Specific Plan
zoning standards of the City's Unified Development Code. Zoning on the site
is presently Los Angeles County zones C2, M11h, and A2-5 and has already
been prezoned City of Santa Clarity zones CTC (Commercial Town Center), CC
(Community Commercial), BP (Business Park), and RS (Residential Moderate).
f. The North Valencia Specific Plan area is vacant, generally flat, and was used
for agricultural purposes. The approximately 153 acres of the annexation area
that is excluded from the Specific Plan is flat and improved with industrial,
commercial and public utility uses. Major features of the annexation area
include the Santa Clara River, the South Fork of the Santa Clara River, San
Francisquito Creek, Bouquet Creek, a portion of the San Gabriel Fault Alquist-
Priolo Special .Studies Zone, the MWD aqueduct pipeline and electrical
transmission corridors.
g. The design of the project concentrates development within areas previously
used for agricultural uses and includes preservation of approximately 348.3
acres of the Santa Clara River and San Francisquito Creek and 84 acres of
upland buffer area located adjacent to the River and Creek as identified in the
North Valencia Specific Plan document. The project proposes grading on
approximately 281 acres of the 858 acre project site. The total amount of
grading involves movement of approximately 1.4 million cubic yards of on-site
cut, 2.7 million cubic yards of on-site fill and 1.5 million cubic yards of off-site
earth to be imported. Movement of approximately 850,000 cubic yards of the
necessary off-site fill has been approved from the northeast corner of McBean
Parkway and Newhall Ranch Road through conditional use permit No. 96-013
(MC# 96-236). The remaining earth would be imported from the area known
Reso. 97-127
Page 4
as the Center City Specific Plan area located east of the present terminus of
Newhall Ranch Road, east of Bouquet Canyon Road. A haul route for imported
earth is included within the Specific Plan document, however, specific haul
route approval would be required at the time of grading permit.
h. The City of Santa Clarity prepared an Initial Study for the project which
determined that the project may have a significant effect on the environment
and that an environmental impact report must be prepared. A Notice of
Preparation (NOP) for the annexation, annexation and development agreement,
tentative tract maps, conditional use permit and oak tree permit was mailed
in July 1996 to affected agencies. A scoping meeting was held at the Valencia
Town Center Conference Room on August 7, 1996 to obtain information from
the public as to issues which should be addressed in the environmental
document. Following a substantial revision to the project with the withdrawal
of the conditional use permit application and six of the tentative maps in
January 1997 and filing of a request for a prezone, specific plan document,
general plan amendment, and revised vesting tentative tract map 51931, a
subsequent NOP was prepared and mailed in May 1997.
i. The Planning Commission went on a field visit to the North Valencia site on
Saturday, May 31, 1997 at 9:00 a.m., beginning in the Council Chambers for
the purpose of becoming familiar with the annexation and Specific Plan area.
j. The City Council held a study session on this project on June 3, 1997 and
received an informational report on the status of this project. At that Council
Study Session the Council approved a preliminary processing schedule for this
project which identified various Planning Commission public hearing dates and
specific project topics to be discussed at each of these meetings. The goal of
this processing schedule was to reduce redundancy and allow the Commission
and the public to better prepare for the meetings. This processing schedule
allowed for each issue area of the Draft EIR to be discussed in a public forum
during the Draft EIR. public comment period to allow for maximum public
participation, with numerous opportunities for the public to ask questions and
receive information concerning the environmental document and the project.
k. The Planning Commission received an informational presentation about the
North Valencia Specific Plan proposal at their regularly scheduled meeting on
June 17, 1997, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard,. Santa Clarita. This presentation was given by staff to distribute
copies of the proposed North Valencia Specific Plan dated June 1997 and the
proposed Vesting Tentative Tract Map 51931 version dated June 13, 1997, to
provide the Commission with a background on the project application and to
provide the Commission with a review of the entitlements requested.
C!
Reso. 97-127
Page 5
1. The North Valencia Specific Plan Draft Environmental Impact Report (DEIR)
was circulated for review and comment by the affected governmental agencies
and all comments received have been considered. The DEIR (SCH496071077)
was distributed to the Planning Commission, the public and affected
governmental agencies for a 45 -day public review period beginning on August
1, 1997 and ending on September 15, 1997. Late comments were accepted
until September 22, 1997 to allow for mail delays.
m. Following the processing schedule set by the Council on June 3, 1997, the
Planning Commission held duly noticed public hearings on the North Valencia
Annexation and Specific Plan and related entitlements commencing on July 1,
1997 and continuing on July 9, 1997, July 23, 1997, August 5, 1997, August 13,
1997, August 19, 1997, August 25, 1997, September 2, 1997, September 10,
1997, September 24, 1997, October 7, 1997, October 15, 1997 and October 30,
1997. These public hearings have been held at 7:00 p.m. at the City Council
Chambers and Orchard Rooms, 23920 Valencia Boulevard, Santa Clarita.
Five of the public hearings were held between August 5, 1997 to September 2,
1997 which was during the public comment period. These public hearings
were held for the purpose of providing an opportunity for the Commission and
the public to consider focused discussions on each of the environmental issue
areas discussed in the DEIR.
n. The Final EIR , herein incorporated by reference as Exhibit A, includes the
Draft EIR and the following: responses to written comments on the DEIR,
responses to public testimony regarding Draft EIR, issues raised at the public
hearings during the public comment.period, modifications to the Draft EIR
text, and the Mitigation Monitoring and Reporting Program (MMRP). The
Draft EIR was provided to the Commission on August 1, 1997 and the
remaining Final EIR documents were prepared and provided to the Planning
Commission on October 3, 1997. The Proposed Specific Plan Text dated June
1997, herein incorporated by reference as Exhibit B, also contains specific
development standards and policies that mitigate potential environmental
impacts and was considered by the Planning Commission. The Planning
Commission has considered the Final EIR, as well as information provided in
staff reports, the amendment text and through public testimony, prior to
recommending project approval.
o. The City of Santa Clarita Development Review Committee met and supplied
the applicant with draft conditions of approval.
P. The project proposes the extension of all utility services to the project site.
5
Reso. 97-127
Page 6
q. Article 8-- Specific Plans Sec 65451 et seq. of the California Planning and
Zoning Laws defines the contents which must be included in a specific plan as
follows:
(a) A specific plan shall include a text and a diagram or diagrams which
specify all of the following in detail:
(1) The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of
major components of public and private transportation, sewage, water
drainage, solid waste disposal, energy, and other essential facilities
proposed to be located within the area covered by the plan and needed
to support the land uses described in the plan.
(3) Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural
resources, where applicable.
(4) A program of implementation measures including regulations,
programs, public work projects, and financing measures necessary to
carry out paragraphs (1), (2), and (3).
(b) The specific plan shall include a statement of the relationship of the
specific plan to the general plan.
Section 17.16.030 of the City's Unified Development Code (UDC) identifies
general requirements and performance standards for a specific plan zone. A
Specific Plan Zone shall:
(a) Include a minimum of 100 contiguous acres.
(b) Be determined by the Council after considering the recommendation of
the Planning Commission.
(c) Provide for the development of a comprehensively planned community
within the zone that is superior to development otherwise allowable
under alternate regulations.
(d) Provide for development within the zone in a manner consistent with
the General Plan and with related development and growth policies of
the City.
Reso. 97-127
Page 7
(e) Provide for the construction, improvement, or extension of
transportation facilities, public utilities, and public services required by
development within the zone.
S. A duly noticed public hearing was held on November 4, 1997 at 7:00 in the
City Council Chambers, 23920 Valencia Boulevard.
SECTION 2. Based upon the above findings of fact, oral and written testimony and
other evidence received at the public hearings held for the project, and upon studies and
investigations made by the City Council find as follows:
a. At the hearing described above, the City Council considered staff and
consultant presentations, staff reports, applicant presentations,. and public
testimony on the proposal, and the FEIR, prepared for the project.
b. The Specific Plan complies with Article 8 --Specific Plans Sec 65451 et seq. of
the California Planning and Zoning Laws by including the required text and
diagrams which specify all of the detail as described in Section Lq of this
Resolution No. P97-20.
C. The design of the subdivision and the type of improvements will not cause
serious public health problems, since water, sewage disposal, fire protection
and other public services and utilities are addressed in the Specific Plan,
MMRP and. Conditions of Approval.
d. The project complies with the general requirements and performance standards
for the Specific Plan Zone. The project is consistent with the intent of the
Specific Plan Zone which was created to: facilitate development of certain areas
by permitting greater flexibility and consequently, more creative and
imaginative designs; promote more economical and efficient use of land while
providing a harmonious variety of choices, higher level of amenities, and
preservation of natural and scenic qualities of open space; and ensure that
development substantially conforms to the approved plans.
e. Following a redesignation of the North Valencia Specific Plan area to SP
(Specific Plan) and the MWD ownership area to OS (Open Space) on the City's
General Plan land use map, prezone SP (Specific Plan Zone) and OS (Open
Space) as identified in the Specific Plan for this project and adoption of the
Specific Plan, this Specific Plan project will be consistent with the City's
General Plan and Zoning Ordinance.
f. The City Council has adopted a Statement of Overriding Considerations for
those impacts in the project which cannot be mitigated to less than significant
levels and certified the FEIR for the project (Resolution 97-126).
Reso. 97-127
Page 8
SECTION 3.- Based upon the foregoing facts and findings, the City Council hereby
find as follows:
a. An FEIR, Mitigation Monitoring and Reporting Plan (MMRP) and a Statement
of Overriding Considerations for this project have been prepared and circulated
in compliance with the California Environmental Quality Act and adopted as
certified as required by that Act.
b. This project as modified by the Planning Commission and City Council will not
adversely affect the health, peace, comfort or welfare of persons residing in the
area; nor be materially detrimental to the use, enjoyment, or valuation of
property in the vicinity of the project site; nor jeopardize, endanger or
otherwise constitute a menace to the public health, safety, or general welfare
since the project conforms with the zoning ordinance and is compatible with
surrounding land uses.
C. The project is compatible with existing development in the area, consistent
with the City's General Plan and Zoning, and consistent with the . State
Planning and Zoning Laws.
d. The applicant has substantiated the findings for approving a general plan
amendment, haul route, vesting tentative tract map and oak tree permit.
SECTION 4. The City Council hereby approves the following entitlements requested
under Master Case Nos. 95-242, 96-120, 97-041, and 97-063: General Plan Amendment 97-
001 to the amend the Land Use Element Text and Land Use Map with text and map changes
attached hereto as Exhibit "A", Vesting Tentative Tract Map 51931, Oak Tree Permit 97-009
and a haul route and subject to the VTTM conditions which are attached hereto and
incorporated herein by this reference as Exhibit "B", which includes the MMRP which is
incorporated herein by this reference as Exhibit "C".
SECTION 5. 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
Reso. 97-127
Page 9
PASSED, APPROVED AND ADOPTED this
L-14W0DRIIA
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss
CITY OF SANTA CLARITA )
day of 1997.
MAYOR
I Sharon L. Dawson City Clerk of the City of Santa Clarita do hereby certify that the foregoing
Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular
meeting thereof, held on the day of 1997 by the following vote
of Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
Reso. 97-127
Page 10
Exhibit A
General Plan Text and Map Changes
Incorporated by Reference
ECO
Reso. 97-127
Page11
Exhibit B
Conditions of Approval
Incorporated by Reference
11
Reso. 97-127
Page 12
sAcd\council\res97127.flf
Exhibit C
Mitigation Monitoring and Reporting Program
Incorporated by Reference
12
Master Case 85.242
Draft Conditions ofAppmvat
Page 1
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP 51931
GENERAL CONDITIONS
GC 1. The approval of this Vesting Tentative Tract Map (Map) shall expire two years
from the date of conditional approval, finless modified with a. approved
development agreement.
GC 2. The subdivider may file for an extension tithe conditionally approved Map prior
to the date of expiration for a period of time not to exceed one year, If such an
extension is requested, it must be filed no latex than 60 days prior to expiration.
Subsequent extensions may be requested and c6uld .be granted as provided by
law or an approved development agreement.`'
GC 3. The applicant shall be responsible fox notifying the Department of Planning and
Building Services in writing of any cbange'.in ownership; designation of a new
engineer, or change in the status' of the developer, within 30 days of said change.
GC 4. Unless otherwise apparent from the context, the term "applicant" shall include
the applicant and any other pers4ris, corporation, or other entity making use of
this grant. The applicant shall defend, indemnify, and hold harmless the City
of Santa Carita, its agents, officers, and employees from any claim, action, or
proceeding againstthe City or its ;agents, officers, or employees to attack, set
aside, void, or annul the approval of this Subdivision by the City, which action
provided for iriGovernmentCode Section 66499.37. In the event the City
becomes aware of any such claim, action, or proceeding, the City shall promptly
notsfy the applicant, or if.the City fails to. cooperate fully in the defense, the
applicant shall not thereafter be responsible to defend, indemnify, or hold
harmless., Gity. Nothing contained in this Condition prohibits the City from
participating m the defense of any claim, action, or proceeding, if both the
following'accur :1)j';The City bears its own attorney's fees and costs; and, 2) the
City defends the action in good faith. The applicant shall not be required to pay
or perform any'settlement unless the settlement is approved by the applicant.
GC 6: Details shown on the Vesting Tentative Tract Map are not necessarily approved.
Any details which are inconsistent with the requirements of ordinances, general
conditions of approval, or City policies and not modified by the adopted specific
plan must be specifically approved.
GC 6. At any point in the development process, a stop -work order shall be considered
in effect upon the discovery of any historic artifacts and/or remains, at which
time the City shall be notified. The applicant shall hire a qualified consultant
that the City approves to study the site and recommend a course of action, to the
satisfaction of the City.
Master Case 95242
Draft Conditions ofAppmval
Page 2
GC 7. In lieu of establishing the final spec locations of structures on each lot at this
time, the owner, at the time of issuance of building permits, agrees to develop
the property in conformance with the City Code, the Specific Plan, and other
appropriate ordinances, including but not limited to the Building Code, Plumbing
Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning
Ordinance, Oak Tree Ordinance, Undergrounding _ of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and FireCode,.
Improvements and other requirements map be imposed pursuant to such codes
and ordinances in accordance with vested nghts as provided for .in ;the
Government Code.
GC 8. A grading permit shall be required
purpose of this project.
GC 9. This grant shall not be effective for
owner of the property involved (if.otl
Planning and Building Services Depa
aware of, and agree to acceptall of
GC 10. The Sanitation Dish
Code to charge a fee
Sewerage System ,e
wastewater attribute
A connection fee his'
also
grading to occur for the
Ge permittee and the
have filed with the
stating that they are
grant.
are empowered bythe`California Health and Safety
the privilege of connecting to the Sanitation Districts'
ncreasing the existing strength and/or quantity of
to aparticular parcel or operation already connected.
luired to. .construct an incremental expansion of the
)mmodate the proposed project which will mitigate the
the present Sewerage System. Payment of a connection
before a permit to connect to the sewer is issued.
GC 11. Individual developments associated with the proposed project may require a
Distracts :permit for Industrial Wastewater Discharge. Project developers should
'contactthe.Sanitation Districts' Industrial Waste Section in order to reach a
determination on.this matter. If this permit is necessary, project developers
shall forward a Copy of final plans for proposed development(s) to the Districts
for review aii4 proval prior to the issuance of building permits.
GC n. The applicant may establish a Community. Services District or other entity in
addition'to or in place of a Homeowner's Association to ensure maintenance of
facilities described in the Specific Plan subject to the approval of the City.
AND COMMUNITY SERVICES
PR 1. The applicant is required to provide approximately 18 acres of park land that
fulfill their Parkland Dedication requirements as identified in the Subdivision
Ordinance.
Master Case 95-242
Draft Conditions of Approval
Page 3
PR 2. A Homeowner's Association (HOA) shall have responsibility and authority of
property owned by the HOA, including but not limited to, slope maintenance,
landscaping, irrigation, recreation facilities and trees.
PR 3. A special landscape maintenance assessment district shall be formed having the
responsibility and authority of all maintenance, including, but `not limited to,
landscaping, irrigation, street trees, trails and medians within the City right of
way. The Landscape Maintenance District shall be annexed into the City-wide
major arterial Landscape Maintenance District. .
PR 4. Trees planted within fourteen (14) feet/ d the City`iight-of--way in commercial
developments on major arterials will be subject to the Parkway Influence Area
as identified in City Ordinance 90-15. Trees planted within this area will be
maintained to City standards by the property owner,.
PR 5. The applicant shall provide access to, and egress from, slopes which are to be
maintained by a Landscape Mainte xance Dlstrlct I"OA by the dedication of
easements or other legal means satisfactory:;to the City Attorney.
PR 6. Street trees shall be provided to the satisfactiou'a£ the Parks, Recreation, and
Community Services Department dJse trees: from the Cities approved Master
Street Tree List, available froum the City Arborist. The irrigation and
maintenance of these trees shall be per City Ordinance 90-15.
PR 7. Provide final landscape and irzagatioa plans for review and approval of the
parks, Recreatien ;and ComulUnit
y `Services Department. Drought resistant
plant material and water efficient" irrigation systems should be utilized in the
PR 8. Median constructionand landscaping improvements shall be made within and
adjacent to the,tract frontage. Such improvements shall be made in accordance
tivfth City standards and to the reasonable satisfaction of the Director of Parks,
Recreation, and Community Services. These improvements shall include the
median improventients on Avenue Scott, McBean Parkway, Magic Mountain
Parkway, Valencia Boulevard and Bouquet Canyon Road and other streets
containing.possible traffic calming features. An increased median landscaping
program on Newhall Ranch Road including some mature trees and shrubs shall
be implemented.
CORRIDORS, CLASS I BICYCLE, PEDESTRIAN AND EQUESTRIAN
W
PR 9. The applicant will be required to provide for multiple -use and bike trail right-of-
way, including trail improvements such as trail surfacing, signing, striping and
fencing as depicted in the Specific Plan to the satisfaction of the Director of
Parks, Recreation, and Community Services Department and the City Engineer.
Master Case 95-242
Draft Conditions ofApproval
Page 4
The applicant, with approval from the Director of Parks, Recreation and
Community Services, may be granted minor reductions in the width of trail due
to topographic or biologic considerations. The Class I bike trails shall be 12 feet
in width and the Class II bike trails shall provide for 12 feet of additional right-
of-way (six feet on each side of the street). All multiple use, Itrails shall be
constructed with a minimum 16 foot wide section (12 feet paved bike trail and
4 feet paved for pedestrians) to a 30 foot wide section (.12, $eet of paved bike
:
trail, 4 feet paved pedestrian, 4 feet of Iancapingand 10 .feet of equestrian.
trail). All trails are to be constructed asidentified in th6:p "-A's EIR. These
improvements shall include:
A. The Newhall Ranch Road bridge over Saqj
Creek shall accommodate Class I bike trailci'&
bridges. The Newhall Ranch Road bridge.ghall
foot wide Class I bike trail bridge unde'rcio:
Francisquito Creek. These improvements will
are widened triggered by traffic dem'and;-;
B. The McBean Parkway
to include a 10 foot wide (
seperation connection bet
side of the river and the.�h
as part of this project On
On
the west shall beco'n's"truc
on the south side of these
e modified to include a 12
on, the west side of San
tiated.when these bridges
a Cladii River shall be modified
Le east side of the bridge with a
Or Trail terminus on the south
north side of the river proposed
tened, an enhanced sidewalk on
The applicant shall provlde.-a.bpnd for a Class I bikeway undercrossing on
Lquet Canyon Road bridge on the north side of the Santa Clara River. This
lition may be. eliminated should this same condition subsequently be added
different project such as the Central City Specific Plan.
DThe applicant shall provide a 10 foot paseo on the north side of Magic
Mountain Parkway frm.McBean Parkway along the project's frontage. In
addition, a''Class .ltbike lane shall be provided on both sides of McBean Parkway
from Newh Ranch Road to the Santa Clara River and on the west side
between the Santa Clara River and Magic Mountain Parkway.
E. The.,,applicant shall replace the portion of temporary Class I bike trail on the
north.,$ ., I de of Newhall Ranch Road and construct a permanent Class I bike trail
between Hillsborough Parkway and the Newhall Ranch Road bridge over San
Francisquito Creek. On the portion from Grandview Drive to McBean Parkway,
the bike lanes' surface will be asphalt until the adjacent property is developed
at which time the bike lane will be upgraded to a concrete surface. However, if
the asphalt deteriorates significantly prior to the development of the adjacent
property, the applicant will upgrade the bike lane at that time.
Master Case 95.242
Draft Conditions ofAppnoaal
Page 5
F. A Class II bike trail shall be constructed on the north or south side of Avenue
Scott between McBean Parkway and the bridge over San Francisquito Creek to
the satisfaction of the Director of Parks, Recreation and Community Services.
G. The applicant shall construct a bike trail along the existing' Los Angeles
County Flood Control District access road located on the west side of San
Francisquito Creek from Newhall Ranch Road southbound past Avenue Scott
and will continue as a 16 foot wide trail (12 feet paved and Striped for bikes and
4 feet paved for pedestrians) south along the eastern, boundary. of,the Valencia
Industrial Center. to the west edge of the annexation area,The limit>'of
improvements to the existing flood control,, access. road shall be fenced;;"signed
and striped. All such improvements shall be. subject to the app rov4.bf'the Los
Angeles County Flood Control District
H. A 16 foot wide trail (12 feet paved and striped far bikes and 4 feet paved for
pedestrians) shall be constructed along the east ernedge,of San Francisquito
Creek from Newhall Ranch Road :;running along the west, south and east
boundaries of "Lago de Valencja"% !! The trail would ,continue easterly across
Bouquet Creek and continue southbound around.tiie western and southern
perimeter of the "Bouquet'South" planning area. At the undercrossing of the
trail on both east and west sides of Avenue <S11 11ott, both east and west side of
Newhall Ranch Road and'.
nd the north side of Bouquet Canyon Road and the north
side of McBean Parkway the trail may be reduced to 12.feet in width plus any
additional width far fencing and signage that is required.
I— The applicant, shall modify, the 'existing temporary trail along Valencia
Boulevard from Bouquet Canyon Road to the eastern limits of the "Pony League"
planning area to riake:a 16 foot wide trail (12 feet paved and striped for bikes
and 4 feet paved for pedestrian uses) where the trail will be re-routed around the
proposed commercial development and the trail width will be increased to 30 feet
(12 foot raved and striped for bikes, 4 foot paved pedestrian, 4 feet of
I
andscaping and,10 feet for equestrian uses) along the eastern beundary of the
existing baseball fields. From this point to the South Fork of the Santa Clara
River, the frail reverts to a 16 foot wide trail. An alternative to the relocation
of this trait around the proposed commercial development may be considered
provided access is made to the Pony League and this alternative is approved by
the Director of Parks, Recreation and Community Services and the Director of
Planning and Building Services.
J'_'The applicant shall construct a 16 foot wide trail (12 feet paved and striped
for bikes and 4 feet paved for pedestrians) along the northern boundary of the
"South River" planning area from McBean Parkway to the western edge of the
project area. At a point connecting with the equestrian trail the trail widens to
30 feet in width (12 feet striped and paved for bikes, 4 feet paved for
pedestrians, 4 feet of landscaping and 10 feet for equestrians) and continues
westerly to the project boundary.
K. A paseo 8 feet wide shall be constructed a point beginning at the southeast
corner of Newhall Ranch Road and McBean Parkway extending southbound on
Master Case 95.242
Draft Conditions ofApprooat
Page 6
McBean Parkway and connecting to the existing 10 foot wide sidewalk on the
McBean Parkway bridge south of the Santa Clara River. The applicant would
also provide a pedestrian bridge across McBean Parkway midway between
Avenue Scott and Newhall Ranch Road.
L. The applicant shall install a paseo (8
paseo north of Newhall Ranch Road throi
pedestrian bridge across Newhall Ranch,,
M. The applicant shall install equestr
west of McBean Parkway and near the
the Director of Parks, Recreation and
applicant shall install trail marker pos
trails through the project site.
OPEN SPACE AREA
the existing
the entrances to the river
fields to the satisfaction of
Services. In addition, the
D, feet along the equestrian
PR 10. The - applicant will be required` to provide .access to designated Significant
Ecological Areas (SEA's) and the upland preserve area as depicted in the Specific
Plan to the satisfaction of the Director of the Park Recreation, and Community
Services Department and "Director `of Planning and Building Services.
PR 11. The applicant will; be required toprovide property access control to the upland
preserve zone as specified in the Specific'Plan to the satisfaction of the Director
df the Parks, Reereation, and Community Services and Director of Planning and
AND ELIMINATION SYSTEM (NPDES)
NP 1. AH on site activities shall be subject to the City's stormwater management
program and the;;"besfmanagement practices" identified in the City's NPDES
permit.
The project applicant shall be responsible for providing all required materials
and documentation to satisfactorily complete the storm drain transfer process
recognized'by the City of Santa Clarita. Complete acceptance of the storm drain
for ongoing maintenance, by the County of Los Angeles; is required before the
City of Santa Clarita will release any bond monies posted for the construction
of said storm drain infrastructure.
NP 3. Provide a stormwater program identification stencil, subject to the approval of
the City Engineer, at all catch basins adjacent to or constructed in conjunction
with this project.
Master Case 95.242
Draft Conditions ofApprooad
Page 7
CONSTRUCTION. PHASE
NP 4. Keep debris and pollutants off exposed surfaces; provide and use trash cans and
recycling receptacles at the construction site. Sweep and remove. debris, litter,
and any dry materials; do not hose -off surfaces or bury..,Nastes Dispose of all
wastes properly at approved facilities.
NP 5. Keep dumpsters covered and check for leaks. Provide a retentianc
.urb or
around dumpsters to contain any leakage:` Never clean a dunpster by ho
down.
NP IT. All hazardous materials used during, and wastes resulting from, construction
shall beprotected from vandalism and shall be stored in an enclosed area under
lock and: key in marked covered containers until they can be removed and
disposed of in the appropriate manner at an approved facility.
Educate the project manager and construction staff. The City will provide copies
4"best management practices" (BMP) brochures and information on recycling
and storm drain protection. The employer shall use the information in these
brochures to provide water quality training, and spill prevention and clean-up
as part of construction worker orientation. Contact the Stormwater Utility
Public Information Officer at (805) 286-4133 for assistance.
Master Case 95.242
.Draft Conditions ofApprooat
Page 8
RESIDENTIAL USES
NP 13. Keep dumpsters covered and check for leaks. Provide a retention curb or wall
around dumpsters to contain any leakage. Never clean a dumpster by hosing -
down.
NP 14. On-site landscaping activities shall be subject to ;the "best management
practices" identified in the City's NPDES permit.
NP 15. The project applicant shall form a homeowner's association. The homeowner's
association shall provide information toowners
.. the of alllli
' dweng 'units
regarding the pollution prevention and system maintenance requirements of the
City's NPDES permit. The City willprovide ,copies of "best management
practices" (BMP) brochures and information on `recycling and surface water
runoff pollution control. The homeowners assoeiatwn'shall use the information
in these brochures to provide water quality awareness,iand,spill prevention and
clean-up as part of residential orientation and ongoing grounds and building
maintenance. Contact the( ,StOrmwater. Utility Public Information Officer
at (805) 286-4133 for assistance."
NP 18. All parking areas are to be cleaned and maintained to minimize surface runoff
pollution Tlns shall include regular sweeping of all parking areas to remove
solid wastes All Jiquid contaminants (such as vehicle or machine fluids) shall
be contained on the site for clean up and disposal at an approved waste site. Do
not clean parking areas by hosing down, or any other method that results in
washing over the parking surface and into the City's municipal storm drain
Forpbrking lots having more that twenty-five parking spaces and located in
areas potentially exposed to stormwater, submit a parking facilities management
plan for review and approval by the City Engineer. The parking facilities
management plan must include scheduled sweeping, oil clarifiers, wastewater
collection sumps, or other equally effective measures to remove debris from
parking lots and prevent contamination to storm drainage systems.
NP 20. Vehicle washing facilities shall be paved and well marked as the washing area.
Signs shall be posted indicating that oil changing and washing with solvents is
prohibited within the washing area. The facility shall be designed to collect all
water from washing activities and be contained on-site to prevent transmission
Master Case 95-242
Draft Conditions of Approval
Page 9
to the storm drain system. Vehicles shall be washed with a biodegradable,
phosphate -free detergent.
NP 21. Vehicle wash wastewater must be recycled or conveyed to a sewage treatment
plan through an approved wastewater collection system„(sanitary sewer). The
applicant does have the option of obtaining a site specific NPDES permit for the
wastewater discharge from the California Regional Water,Quality Control Board
in lieu of this condition.
NP 25. For parking lots having more than twenty-five parking spaces and located in
areas potentially exposed to stormwater, submit a parking facilities management
plan for review and approval by the City Engineer.. The. parking facilities
management plan must include scheduled sweeping, oil clarifiers, wastewater
collection sumps, or other equally effective measures to remove debris from
parking lots and prevent contamination to storm drainage systems.
Vehicle>wasbing facilities shall be paved and well marked as the washing area.
Signs shall be posted indicating that oil changing and washing with solvents is
prohibited within the washing area. The facility shall be designed to collect all
water from washing activities and be contained on-site to prevent transmission
to the storm drain system. Vehicles shall be washed with a biodegradable,
phosphate -free detergent.
NP 27. Vehicle wash wastewater must be recycled or conveyed to a sewage treatment
plant through an approved wastewater collection system (sanitary sewer). The
Master Case 95442
Draft Conditions ofAppmnai
Page 10
applicant does have the option of obtaining a site specific NPDES permit for the
wastewater discharge from the California Regional Water Quality Control Board
in lieu of this condition.
NP 28. Hazardous materials and wastes shall be protected from vandalism, and be
stored in an enclosed area under lock and key in marked covered containers.
NP 29. The City will provide copies of "best management practices" (BMP) brochures.
and information on recycling and storm drain protection Tho employer shall use
the information in these brochures to provide wateri quality training, and spill
prevention and clean-up as part of new -employee orientation; the employer shall
also conduct annual review training sessions for all employees. Contact the
Stormwater Utility Public Education Officer at {805) 286-4133 for assistance.
NP 30. All waste receptacles on the exterior of the building shall be maintained in an
enclosure that is constructed with a retention curb fo confine any potential
leakage.
NP 31. All automotive uses (including fueling, repair; parts, and related services) shall
prevent the transmission to:. any stormdrain infrastructure any oil, grease, fuel,
acid, lubricant, antifreeze;' detergent, paint, or other material identified as a
pollutant. The storage, handling, recycling, and/or disposal of these materials
must be done in a safe manner according t;o industry standards.
NP 32. All facility operations with food preparation and serving uses shall provide for
the proper dispaW of food waistes and of waste water generated from cleaning
activities. Disposal of wash water shall be made to the sanitary sewer, including
he.washing of,all kitchen equipment, dishware, utensils, floors, and mats.
Disposal of food by-products and/or wastes may also be for pick-up by an
approved:;waste hauler. Food wastes must not be washed into any part of the
,;storm dram i1.nfrastructure system.
........................
AND RECREATIONAL FACILITIES MANAGEMENT
Apply and handle pesticides and herbicides and keep detailed records in
accordance` with existing state regulations (California Title 3, Division 6,
Pesticides and Pest Control Operation). The regulations cover a list of approved
chemicals, product and application, information, equipment use and maintenance
procedures, and record keeping.
Apply and handle fertilizers in strict accordance with the label directions.
NP 35. Use mechanical control of vegetation whenever possible, such as mowing with
tractor -type or pushmowers and hand cutting with gas or electric powered weed
trimmers.
NP 36. Use hand weeding where practical and feasible.
Master Case 95-242
Draft Conditions ofAppnouad
Page 11
NP 37.
NP 38.
NP 39.
NP 40.
NP 41.
NP 42.
NP 43.
Consider the use of beneficial insects to control pests as part of a Preventative
Maintenance Program.
Store materials in enclosed sheds or buildings or under cover on
surface. _.
Provide secondary containment around materials if
from a spill could flow outdoors.
Keep only the minimum amount of hazardous mai
Periodically check areas for spills, leaks, or unsafe
Do not overwater landscaped areas, especia
fertilizer/pesticide applications. Adjust waterinj
minimize non-stormwater runoff.
Avoid chemical applications
pollutant runoff in stormwa:
or if material
storage
when irrigating after
ations and amounts to
the amount of
NP 44. Require all employees and: contractors who generate landscape waste to dispose
of it at a Permittee -approved composting location or permitted landfill; include
such provisions in landscape maintenance contracts.
NP 45. Place temporarily!Istockpiled material away from water courses, and berm or
cover stockpiles to:.prevent material releases to the storm drain system.
NP 46.Vlaitttain trash receptacles to hold refuse generated by the public.
NP 47. Collect trash and`dBbris.from bins and along water bodies to minimize the
amount of trash and debris that may contact.the water.
NP 48 Collect trash imd debris from within waterbodies.
All.'driveways shall have a minimum stacking distance of -
4.:'20
f -a. '20 feet from face of curb off of residential, local collectors.
b. 40 feet from face of curb off of secondary or major highways.
c. 100 feet from face of curb off of secondary or major highways with
potential traffic signal.
Master Case 95.242
Draft Conditions ofApprooal
Page 12
TR 2. All access points to residential shall have landing area of:
a. Minimum of 50 feet (stacking) with maximum 6% grade with no driveways
or access to the side.
b. Minimum of 20 feet (stacking) with maximum 6% grade with no driveways
or access to the sides of the access.points in a short cul-de-sac..
c. Minimum of 100 feet (stacking) with 6% grade at signalized intersection
and no driveways or access.
TR 3. Check all sight visibility requirements
driveway with street). Follow the late
requirements.
TR 4. Access should intersect with a public street at 90 degrees or as -close to 90
degrees as topography permits (no less than;8,0degrees).
TR 8. Curb radii for the access points should tie large enough to allow trucks in and
antin a reasonable; manner Use applicable templates for size and type of
TR 9. Prior to the issuance of. building Occupancy Permits for any units, the
^intersections listed below shall be in place and shall include their required
number o£ lanes and operational traffic signals. The applicant may phase
such improvements as appropriately determined by subsequent traffic studies,
subject to the approval of the Director of Transportation and Engineering
Services and the Director of Planning and Building Services. Such
intersection improvements are required at the following locations:
abound Ramps & Magic Mountain Parkway:
Southbound Right to shared Southbound Left/Southbound Right.
b. I-5 Northbound Ramps & Magic Mountain Parkway:
Convert 2nd Northbound Left to shared Northbound Left/Northbound Right.
Master Case 95.242
Draft Conditions ofApprouat
Page 43
C. I-5 Southbound Ramps & Valencia Blvd. (applicant to bond for fair share
only):
Add 2nd Southbound Left, 2nd & 3rd Eastbound Through, direct Southbound
on ramp and 2nd & 3rd Westbound through.
Convert Westbound Right to free right.
d. I-5 Northbound Ramps & Valencia Blvd.-
only):
lvd.only):
Add 2nd Northbound Left, 2nd Northbou
Through, Eastbound Right, and 2nd, 3rd
e. Bouquet Canyon Road & Newhall F
Convert 2nd Eastbound Through to
f. Bouquet Canyon Road & Soledad C
Convert 3rd Westbound Through to
Right.
g. McBean Parkway & Magic
Add 4th Northbound Throi:
Add Eastbound Right.
h.
i.
J•
In.
Valencia Blvd. &
Add 2nd Southbc
only):
Add 3rd
Right.
fair share
Right.
(applicant to pay fair share only):
plicant to pay fair share only):
to shared Southbound
Ranch Road (applicant to pay fair share only):
& Eastbound Through lanes.
& Newhall Ranch Road (applicant to pay fair share
Through & Eastbound Through lanes, add Eastbound
Rockwell Canyon Road & McBean Parkway (applicant to pay fair share only):
Add 2nd Southbound Left.
Convert Southbound Through to Southbound Right.
Convert 2nd Southbound Through to shared Southbound
Through/Southbound Right.
Tourney Road & Valencia Blvd. (applicant to pay fair share only):
Add 3rd Westbound Through.
Master Case 95-242
Draft Conditions ofAppmval
Page 14
n. McBean Parkway & Newhall Ranch Road:
Add 4th Southbound Through.
TR 10. Prior to the issuance of a building Occupancy Permit for any
project, the applicant shall modify the following intersections
with the minimum indicated number of lanes:
a. McBean Parkway & Creekside Road:
North & South Bound with 3 Through
East & West Bound with 1 Through, 1
Valencia Blvd. & Cinema Drive:
Southbound, add 1 Right lane.
Northbound, add 1 Left lane.
'this
access)
TR 11. The applicant is obligated to signalize_the following intersections at the time
b. Avenue Scott & `B"i"C" Streets:;
East & West Bound: 3 Through lanes, 1 Left, and 1 Right.
C. Magic Mountain'Parkway & To Center/"H" Street:
East &;.West Bovnd.: 3 Through lanes, 1 Left, and 1 Right.
d. Magic Mountain Parkway;& South River Villagef'F" Street:
t &
EasWest Bound: 3 Through lanes, 1 Left, and 1 Right.
TR 12. The applicant 1s required to install 3 -inch traffic signal conduits with 12 pair #19
interconnect cable along all secondary and major arterials (on and off site),
between the proposed traffic signals and the closest adjacent traffic signal, at
least on two.directions. This interconnect conduit and cable shall also be
required along new frontage improvements to interconnect existing traffic
signals . Allimprovement plans for the above interconnect shall be approved by
The applicant is required to construct the extension of Avenue Scott -Hillsborough
Drive from McBean Parkway to Newhall Ranch Road with operational traffic signals
at each end. This road to be with minimum of two lanes (one each direction), and
shall meet all other City standards.
TR 14. Prior to any building Occupancy Permit of the second phase, the applicant shall
submit to the City Traffic Engineer a Supplemental Traffic Study demonstrating that
(a) all indicated roads with required number of lanes, as shown on Figure III -9 of the
traffic study (interim setting roadway system) are in place and operational (copy
Master Case 95.242
Dmft Conditions ofAppm"al
Page 15
attached); or (b) the specified roads which are not in place are not needed to mitigate
the traffic impacts of the project under the circulation conditions at the time the
permit is to be pulled.
TR 15. Prior to any building Occupancy Permit of the second phase, the,; applicant shall
submit to the City Traffic Engineer a Supplemental Traffic Study demonstrating that
(a) all indicated intersections, with required number of lanes, as shpwn on Figure III -
10 of the traffic study (intersection lane configurations interim setting) are in place,
signalized and operational (copy attached); or (b) the speed intersections which are
not in place are not needed to mitigate the traffic impacts of the project under. the
circulation conditions at the time the permit is.to be milled
TR 16. The applicant is to pay the calculated fair -share to improve and mitigate the
impacted intersections and roadways by this project., as, shown on Table V-5 and
Table V-6 of the traffic study contained in theapprovedEnvironmental Impact
Report.
TR 17. The applicant may install traffic calming: features which may include narrow street
and private driveway sections,,w.hich shall be ofa method and location to the
satisfaction of the Director of Transportation and Engineering Services and Director
of Planning and Building Services. Roadway designs including traffic calming
features shall be submitted to the City'Traffic Engineer prior to approval.
TR 18. No gates for residential: areas are approved other than one gate on "A" Street to serve
the.island in Planning Area 8 ui the Lago'de Valencia Area (two gates should a
second. means of access,be provided to the island), one gate on `B" Street to serve
Pi
anning„Area 1 in the' Lago de Valencia Area and one gate at the terminus of "E”
Street to serve lot 64 air South River.
TR 19. The applicants :limited to traffic signals identified in the Specific Plan and analyzed
in the EIft.
TR 20 :Driveway access to ?lot 25 in the Lago de Valencia area (which is designated
residential but may have limited commercial uses) shall be taken from "I" Street.
Access and parking for the elementary school and park site shall be subject to the
review and approval of the Director of Transportation and Engineering Services and
the Director of Planning and Building Services prior to recordation of the final map.
Th6*.6vblicant is allowed to install two roadways to access the island on Planning
Area 8 in the Lago de Valencia Area. The design of these roadways shall be to the
satisfaction of the Director of Planning and Building Services and the City Engineer.
TR 23. The applicant shall record an easement for reciprocal access between adjacent
commercial and industrial lots within the project boundary.
Master Case 95-242
Draft Conditions ofAppmual
Page 16
ENGINEERING CONDITIONS
EN 1. The owner, at the time of issuance of permits or other grants of
develop the property in accordance with vested City codes and
ordinances such as the Building Code, Plumbing Code, Gradii
Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrc
Ordinance, Sanitary Sewer and Industrial Waste Ordinance't Elecf
Code.
EN 2. The applicant shall file a map which must 1
a licensed land surveyor or registered civil
through the City Engineer prior to being
applicant shall note all offers of dedication
EN 3. The applicant shall label driveways as "Priv ate
satisfaction of the Department as applicable..to any
EN 4. The applicant shall quitclaim or
structures.
EN 5. If the subdivider intends to
phasing plan that must bei
EN 6. The applicant shall
EN 7."
EN 8. If the
the
lot
the
agrees to
.ng of Utilities
Code and Fire
by'or under: the direction of
The map shall be processed
the County Recorder. The
,e on the face of the map.
way;. and Fire Lane" to the
on or phase of the final map.
any proposed
the applicant must provide a
division.
the last legally created lot as a
sfaction of the City Engineer.
center of private and future streets where
of record title interests appear on the map, the applicant shall
lry guarantee. If said signatures do not appear on the map, a title
otee>is needed showing all fee owners and interest holders.
EN 9. ' Prior to final annroval`of the tract/parcel man the applicant shall submit a notarized
affidavit to the City Engineer, signed by all owners of record at the time of filing of
the map with the City, stating that any proposed condominium building has not been
constructed dr'that all buildings have not been occupied or rented and that said
building will"not be occupied or rented until after the filing of the map with the
The applicant shall place standard condominium/residential planned development/
commercial planned development notes on the final map to the satisfaction of the
City Engineer and Planning and Building Services Department.
EN 11. The applicant shall dedicate to the City the right to prohibit the construction of
structures within open space/common lots.
Master Case 9544.2
Draft Conditions ofAppruval
Page 17
EN 12. Applicant's street and grading plans and all construction permitted by such plans
shall comply with the requirements of the approved oak tree report and be in full
compliance with the approved tentative map.
EN 13. The applicant shall design intersections with a tangent section from "beginning of
curb return" (BCR) to BCR. .. .....
EN 14. The applicant shall dedicate future streets beypud-the t unds on all streets
the tract boundary or extend turnarounds beyond the tree . t boundaries within.1,
adjacent ownerships.
EN 15. Where applicable, the applicant shall pay feesfor.signing and striping :4.streets as
determined by the City Traffic Engineer or shsffpre'pa-re signing and striping plans
for all multi -lane highways within or abutting* ih6.ifib subdivision to e satisfaction of
Aivi th
the City Engineer.
i
EN 16. The applicant shall record reciprocal access and maintenance dice agreements to
encumber specific parcels as approvedbyI the EngineerC.. ' the City Attorney.
.: ..... and
EN 17 The subdivider is required to install distributianliiei and individual service lines for
community antenna television. , service .(CATV) for; all development.
EN 18. The applicant shall installi"Iboxei and posts. per City standards. Secure approval
m posp an
of U.S. Postal Service prior to installation.
EN 19. The applicant applicant shAlt,'contact the , City Department of Parks, Recreation and
... ...... ..
... mmunity Services or.streeVAr e6, location, species, and approved method of
.
EN 20. The applicant shall n 6 . t - an I t : or record easements within areas proposed to be
granted, . dedicA , t , ed� or offered for dedication for public streets or highways, access
F.
179 �i, S, building restriction rights, : or other easements until after the final map is filed
..:.,mth the County Recorder unless such easements are subordinated to the proposed
grant or dedication. ':lf easements are granted after the date of tentative approval,
a subordination must be executed by the easement holder prior to the filing of the
B
maI parcel map.
Lt shall provide letter(s) of slope easement(s) and drainage acceptance as
the City Engineer.
The applicant shall obtain approval of the City Engineer and the City Attorney for
proposed homeowners association maintenance agreements prior to recordation of
any final map phase.
Master Case 95-242
Draft Conditions ofApprouat
Page 18
EN 23. The applicant shall include a disclosure in the CC&R's to comply with the Geologist's
recommendations in the Geology Report for restrictions on watering, irrigation,
planting and recommend types of plants.
EN 24. The subdivider, by agreement with the City Engineer, may guarantee installation of
improvements as determined by the City Engineer through faithful performance
bonds, letters of credit or any other acceptable means
EN 25. The applicant shall construct off-site improvements as
monitoring plan for this project. It is the We resp(
acquire the necessary right-of-way and/or easements s,
State Subdivision Map Act.
EN 26. The applicant shall provide a horizontal and
the City Engineer and the City Traffic Engi
EN 27. The applicant shall provide for sight
satisfaction of the City Traffic Engin
EN 28. The applicant shall design
Highways to provide a 35 ml
of -way may be necessary to
EN 29. The applicant shall
minimum of four fe
EN 30.
from
EN 31.
to the orovisiois of the
to the satisfaction of
or curves to the
-ets with General Plan
street. Additional right -
outside sidewalks, or provide a
sidewalks. Additional dedication
centerline of all local streets without creating jogs of
jog may be used where a street right-of-way changes
full -width sidewalks at all walk returns.
EN 32.* The applicant shall design a 350 -foot minimum centerline radius on all local public
streets with a minimum distance of 40 feet between curbs and a 350 -foot minimum
radius on all streets where grades exceed ten percent.
EN'33-.;The applicant shall design the minimum centerline radius on a local public street
with: an intersecting street on the concave side to comply with design speeds. per City
of Santa Clarita "Requirements for Street Plans" and sight distance per City
EN 34. The applicant shall design local public streets to have minimum centerline curve
radii which will provide centerline curves of 100 feet minimum length. Reversing
curves need not exceed a radius of 1,500 feet and any curve need not exceed a radius
Master Case 95.242
Draft Conditions of Approval
Page 19
of 3,000 feet. The length of curve outside of the BCR is used to satisfy the 100 -foot
minimum requirement.
EN 35. Compound curves are preferred over broken -back curves. The applicant shall design
broken -back curves to be separated by a minimum of 200 feet tangent (1,000 feet for
multi -lane highways).
EN 36. The central angles of the right-of-way radius returns shalf not differ by more
ten degrees on local public streets.
EN 37. The applicant shall provide standard prol
street intersections, including intersect
Highways, and 27 feet where all General
EN 38. The applicant shall construct a slough wa
height of slope is greater than five feet
adjacent to the street right-of-way
EN 39. The applicant shall construct
street drainage or slopes.
EN 40. The applicant shall
and sidewalk.
EN 41. The
when
rn radii of 13 feet at all local
streets with General Plan
vs intersect.
right-of-way when the
,and the sidewalk is
easements needed for
be abandoned with standard curb, gutter,
within 25 feet upstream of any catch
EN 42. Priori to bond release; the &pplicant shall repair any broken or damaged curb, gutter,
sidewalk and;pavement on streets within or abutting the subdivision.
EN 43. The,applzcant shall construct' additional pavement on partially improved highways
toTrovide a Striped (left-turahight-turn) lane at entrance street intersections as
approved by the Ci .3raffic Engineer.
The applicant'shall provide and install street name signs prior to occupancy of
building(s).
The applicant shall dedicate the right to restrict vehicular access on all properties
abutting major or secondary highways within the limits of the subdivision.
applicant shall construct wheelchair ramps at all intersections within the project
site.
EN 47. Details related to typical street sections shown on the tentative map are not
necessarily approved. Complete improvements will be required on all roads identified
on the tentative map and must be constructed -per City standards or any alteration
Master Case 93-242
Draft Conditions of Approval
Page 20
thereof approved by the City Engineer. Specific requirements for the sequence of
improvements will be made during each phase of the project and final map.
Sidewalks are required on both sides of all streets unless their deletion is specifically
approved by the location of an adjacent trail or paseo on the same side, of the street
unless provided otherwise in the Specific Plan.
EN 48. The subdivider shall install and dedicate mainline sewers and serve each lot or
structure with a separate house lateral or have. approved and branded, sewer plans on
file with the City Engineer prior to approval o£,the final map.
EN 49. The subdivider shall send a print of the la
District, with the request for annexation.
assured in writing.
EN 50. The applicant shall pay sewer reimbu
Engineer or the County of Los Angeles
EN 51. Off-site improvements are to
Engineer and consistent with
EN 52. The applicant shall grant
purpose of ingress, egress
constructed for this land:
EN 53. Easements are
determine the f
EN 54.
in
EN 55. The
to the County Saisitation
such annexation, must be
t charges asdetermined by the City
the recording of, s map.
by the City Traffic
the City; appropriate agency or entity for the
I nd maintenance of all public infrastructure
satisfaction of the City Engineer.
to review by the City Engineer to
as required to review documents and plans for final
L Section 21.36.010(c) of the Subdivision Ordinance.
plan which must be approved prior to approval
EN 56 The applicant's grading plan shall be based on a detailed engineering geotechnical
report which must be specifically approved by the geologist and/or soils engineer and
show all recommendations submitted by them. It must also substantially agree with
the tentative map and conditions as approved by the Advisory Agency.
pplicant shall eliminate all geologic hazards associated with this proposed
pment, or delineate restricted use areas approved by the consultant geologist
satisfaction of the City Engineer.
EN 58. The applicant shall dedicate to the City the right to prohibit the erection of buildings
or other structures within all restricted use areas.
Master Case 96.242
Draft Conditions ofApprooal
Page 21
EN 59. The applicant shall submit drainage plans and necessary support documents to
comply with Engineering requirements. These must be approved to the satisfaction
of the City Engineer prior to filing of the map.
EN 60. Specific recommendations will be required from the coasnitant(s regarding the
suitability for development of all lots/parcels designed as ungrad6d site lots. The
applicant shall file a report with the State Real Estate Cominissipnu indicating that
additional geologic and/or soils studies may be required for;ungradedste lots/parcels
by the Soils and Geology Section.
EN 61. The applicant shall provide drainage facilities to remove the flood hazard and
dedicate and show necessary easements and/or rights-of-way on the final map.
EN 62. The applicant shall place a note of flood hazard on the final map and delineate the
areas subject to flood hazard. The applicant must dedicate to the City the right to
restrict the erection of buildings in the -ft 64hazard areas. .
EN 63. The applicant shall show on the map "the City` lbod Contiol District's right-of-way
for all revised floodway/floodplain areas. A'perrmt `will be required for any
construction affecting the right-of-way.or facilities
EN 64. The applicant shall provide for the proper distribution of drainage.
EN 65. The applicant shall show and label ali natural drainage courses on lots where a note
of flood hazard is allowed.
EN 66. Specific drainage requirements for the site will be established at grading permit
EN 67. The.:applicazit . shall adjust; relocate, and/or eliminate lot lines, lots, streets,
easements, grading, geotechnical protective devices, and/or physical improvements
to comply with ordinances, policies, and standards in effect at the date the City
determined the application to be complete all to the satisfaction of the City Engineer,
EN, 8. All non single family residential driveways shall be constructed using the City of
Santa Claritaalley intersection design #101-0 Type "C". The applicant shall obtain
approval .from the City Traffic Engineer for the location of all driveways. Driveways
along major highways will be limited to those shown on the approved specific plan.
Prior to final approval, unless superseded by an approved development agreement,
the applicant shall enter into a written agreement with the City of Santa Clarita
whereby the subdivider agrees to pay to the City a sum (to be determined by the City
Council) times the factor per development unit for the purpose of contributing to the
proposed Bridge and Thoroughfare Benefit District to implement the highway
element of the General Plan as a means of mitigating the traffic impact of this and
Master Case 95.242
Draft Conditions ofApprovad
Page 22
other subdivisions in the area. The form of security for performance of said
agreement shall be as approved by the City. .
The agreement shall include the following provisions:
Upon establishment of the District and the area of
a special Engineering and Transportation Service:
required for work prior to formation of the District;
a sum of $5,300.00 (or greater as determined:by thi
per development unit to be credited toward; the i
District. The subdivider may construct off-site mpr
lieu of paying fees established for the Districts
Engineer.
Factors for development units are as
Development Units Factors
Single -Family Per Unit
1.0
Townhouse Per Unit
0.8
Apartment Per Unit
0
Commercial Per Acre
5 0
Industrial Per Acre':C
The proiect is in
'shall be paid to
event funds are
)er may demand
-times the factor
its of equivalent no in
to approval o£ the City
Bridge and Thoroughfare District.
EN 70 The. area included within the project° shall be annexed to an existing landscape
maintenance district or,..form a new district to finance the cost of annual
maintenance ;of the iedian and parkway landscape. The applicant will be
responm
sible fir. all comonarea and median landscaping until such time that
homeowners associations an, districts are formed and implemented.
EN 71 Applicant shall acquire permits from the Army Corps of Engineers and the California
"Department of Fish' & Game prior to issuance of grading permits or the
commencement of any work within any natural drainage course.
Applicant shall comply with all state requirements for construction within a special
studies zone: A site specific geology report must be submitted for any structures for
public :occupancy to be constructed within the special zone. The reports must be
reviewed and approved by a City representative. Once approved, copies of the report
must be sent to the state geologist to be kept on permanent file.
EN 73. The project applicant shall be responsible for providing all required materials and
documentation to satisfactorily complete the storm drain transfer process recognized
by the City of Santa Clarita. Unless modified by an approved development
agreement, complete acceptance of the storm drain for ongoing maintenance, by the
Master Case 95.242
Draft Conditions ofApprooal
Page 23
County of Los Angeles, is required before the City of Santa Clarita will release any
bond monies posted for the construction of said storm drain infrastructure.
TRANSIT PLANNING
GENERAL
TS 1. Where feasible along all arterials, landscaped strips separating side, walks from
curb shall be installed, to the satisfaction of tlie'City Engineer
TS 2. For all cul de sacs which back up to
shall be provided.
........................
TS 3.- For all blocks which exceed 1,000 feet in length!and are located between parallel
streets, a mid -block pedestrian linkage between the two :Parallel streets shall be
provided to the satisfaction of the Director, of Planning and $wilding Services.
ADDITIONAL CONDITIONS FOR
TS 4. For all multi -family complexes,.. ch border ari intersection involving one or more
arterials, a pedestrian access point: shall be provided within 200 feet of the
intersection.
TS 5. The $200 per unit transit mitigation fee shall be charged or credit given for
improvements made ai.identified m the adopted ordinance for each residential unit
and s;,payable upon recordation of the 1 final Map.
PROJECTS
TS 6. Direct and separate pedestrian linkages shall be provided between the public right-of-
way;;and entrances to commercial buildings, and between commercial buildings
within a development .
TS 7 For all non -retail commercial buildings (i.e.: office or industrial uses), required
parking should be located to the side or rear of the building.
For all non -retail commercial buildings, the main entrance of the building should be
oriented t
to he street, and shall be highly visible from the street.
non -retail commercial buildings, a pedestrian linkage between the main
and the sidewalk shall be provided.
TS 10. For all retail commercial projects which do not front on major highways, the main
entrance of the building shall be oriented to the street, and shall be highly visible
from the street.
Master Case 95.242
Draft Conditions ofApproual
Page 24
TS 11. For all retail commercial projects which do not front of major highways, a pedestrian
linkage between the main entrance and the sidewalk shall be provided.
The following conditions, which are specific to the project, shall apply:
TS 12. At proposed major bus stops in the project area, bus
trash receptacles which reflect the architecture of ac
installed, to the satisfaction of the Transit Division,
TS 13. Pedestrian access shall be provided to all
park, schools, zipper walkway system, pa.
TS 14. In accordance with the City's Transportation
Element of the General Plan, pedestrian-fri
throughout the project area.
SOLID WASTE
REFUSE/RECYCLABLES
WM 1. Each enclosure shall
accommodate projected
areas to serve the builc
WM 2. A
011M
for
shelters and
Lent shall be
Plan and the Circulation
sign shall be encouraged
of an adequate :container capacity sufficient to
cyclables design and shall be located in appropriate
ins and/or containers shall be provided to allow for the
refuse:: and recytlable materials generated by the project.
;r type shall.lie as described below.
owners are encouraged to include design features in the
ects,to assist in the removal and separation of refuse and
5 may include: roll-out compartments below the sink; built -
reproof; cleanable, secure chutes for collecting and loading
For multi -family unit apartment projects, refuselrecycling enclosure(s) shall be
designed to comply with the physically disabled requirements of Title 24.
enclosures shall not be placed immediately adjacent to residential
otherwise authorized by the Planning & Building Services and Fire
WM 6. For rental projects, the owner or agent shall inform all tenants about recycling, the
refuselrecycling collection program including the location of the enclosure(s), and the
materials to be recycled.
Master Case 95.242
Draft Conditions of Approval
Page 25
CONSTRUCTION DETAILS FOR REFUSE/RECYCLING
WM 7. Dimensions of the refuse/ recycling enclosure shall accommodate containers per City
standards.
WM 8. The design and selection of building materials for enclosures shall be compatible with
surrounding building architecture.
WM 9. Multi -Family attached residential unit refuse collection and red
provided for two three -cubic yard collections bins, oiW for
recyclables (107" X 84") for the first 20 units and two additional
for each additional 20 units, thereafter subject1o.review by the
& Building Services.
WM 10. Office and General Commercial refuse collection: and_,recycling space shall be
provided for two three -cubic yard collection bins (107" X 4 or..168" X 53.5") for the
first 10,000 square feet of gross floor area and (84" XZ . 3 :5"') one three -cubic yard
collection bin for the next 20,000 square feet., Space for drop box collection of
recyclables may be provided in Iieu of three -cubic yard bin service. Projects in
excess of 40,000 square feet shall be reviewed ova case by case basis.
WM 11. Retail refuse collection and recycling space shallbe provided for two three -cubic yard
collection bins (107" X 84 or 168".X 53.5") for'the first 8,000 square feet and two
additional three-cubic:.yard bins for each 8,600 square feet or fraction thereafter.
Refuse space for drop box collection of recyclables may be provided in lieu of three-
cubic.vard bin service_::
WM 12. In.4trial;refuse collection and recycling space shall be provided for two three -cubic
yard collection bins for the first 20,000 square feet of gross floor area (107" X 84" or
168" X 53.5"): and one three -cubic yard collection bin (84" X 53.5") for each 10,000
square feet'or fraction thereafter. Space for drop box collection of recyclables may
be provided in lieu of,three-cubic yard bins.
Institutional - Refuse collection and recycling space shall be provided in the form of
allocated space fora minimum of two three -cubic yard collection bins (107" X 84").
The walls oeach refuse/recycling enclosure shall be six (6) feet in height, with an
exterior surface finish compatible to the main structure(s).
Signs -I that clearly identify recyclables and refuse collection and loading area(s) and
the materials accepted therein shall be posted at points of access to each recycling
enclosure area per City standards.
WM 16. Each enclosure shall have metal frames and gates with self-closing hinges designed
with cane bolts in front of the block walls to secure gates when in the open position.
The main gate opening of any bin enclosure must be at least 84 inches wide.
Master Case 95.242
Draft Conditions of Approval
Page 26
WM 17. The full width of the pavement area in front of each refuse/recycling enclosure shall
have a maximum 2% slope away from the enclosure to allow manipulation of bins
and drainage.
WM 18. Driveways or travel aisles shall be designed to provide
collection vehicle and personnel movement.
WM 19. A six (6)inch high continuous concrete curb
interior perimeter of the enclosure per City
WM 20. A minimum four (4) foot wide, six (6) inch
be constructed in front of each refuseh
collection service is provided per City stat
WM 21. All new enclosures for multi -family ap
separate pedestrian access to avoid use
WM 22. Wherever feasible, developers
recycled materials to construct
WM 23. A minimum vertical cle
all truck pick-up areas.
WM 24. No enclosure shall be
a public.right of way.
WM
WM 26.
PLAN
of at
the.
apron with 2`fo slope "shall
sure at the>noint' where
be designed with a
use bnldine materials made of
feet shall be maintained at
and visible to or observable from
an access shall be adequately illuminated by a free
determined appropriate by the Planning & Building
shall be designed to include individual area
The develope'and/or owner of proposed developments utilizing refuselrecycling
enclosures ix their project shall submit a written recycling plan in coordination with
the Public Works Department. This plan shall be submitted 60. days prior to
occupancy per City standards.
DIVISION
PL 1. The Final Map shall be developed in substantial conformance with the Vesting
Tentative Tract Map approved by the Planning Commission.
bfaster Case 95242
Draft Conditions ofApproval
Page 27
PL 2. It is hereby declared and made a condition of this permit that if any condition hereof
is violated, or if any law, statute, or ordinance is violated, the permit shall be
suspended and the privileges granted hereunder shall lapse, provided that the
applicant has been given written notice to cease such violation and has failed to do
so for a period of 30 days.
PL 3. All requirements of the Zoning Ordinance, approved Specific Plan andof.the specific
zoning of the subject property must be complied with unless set forth in the permit
and/or shown on the submitted site plan.
PL 4. All mitigation measures identified in the approve& environmental impact report
Mitigation Monitoring and Reporting Program (MAW) for the. .pioj;ect shall be
to the satisfaction of the Director of Planning and Building Services
PL 5. The applicant shall include a disclos
Restrictions informing prospective hoi
community does not provide or imply that
a similar non -gated community.
PL 6. The applicant shall provide Ian
transportation system could be
PL 7. The applicant shall provide veh cule
during all phases of construction of
PL 8. The applicant shall
in the approved Ei
PL 9.
Covenants, Conditions and
at living within a gated
ifety is being provided beyond
&R's indibating that a light rail
the oro ect site at a future date.
ig Pony League ball fields
of land.
tabilization alternative as identified
with the exception of the required
on, any grading or construction activity within
the applicant to. submit a plan subject to the
and Building Services.
PL 10. Lots for each commercial project area, each residential planning area and each
industrial lot shallbe submitted for Development Review and approval to the
'Planning and Building`Services prior to the issuance of building permits.
PLA1. The applicant shall submit plans and obtain approval for any construction or
landscapingwith the Metropolitan Water District's property or easements. The
applicant shall notify the utility a minimum of two working days prior to any work
within these properties.
The City shall hire an On -Site Environmental Monitor prior to site development
within any riparian or upland preserve area. This person shall be an environmental
consultant and will be conducting on-site inspections during project development to
ensure compliance with the approved Mitigation Monitoring and Reporting Program.
The applicant shall be responsible for all costs associated with hiring and payment
of the On -Site Environmental Monitor.
PL 13. Construction of Avenue Tibbetts shall be limited to those areas outside the biological
resource line as approved by the Planning Commission. The applicant shall post a
bond for construction of Avenue Tibbetts within the biological resource line because
Master Case 95-242
Drat$ Conditions of Approval
Page 28
this roadway is identified in the City's General Plan Circulation Element. However,
the General Plan also requires the. protection of Significant Ecological Areas.
Therefore, the Planning Commission requests that the City Council initiate a
General Plan Amendment to the Circulation Element to develop alternatives to the
future extension of Avenue Tibbetts in this area and across the Santa Clara River.
Avenue Tibbetts shall only be constructed within the biological resource area if no
alternative is approved through the General Plan Amendment process..
PL 14. The applicant will be permitted to use gunite, €
other approved bank stabilzation material for
satisfaction of the City Engineer.
PL 15. The applicant may modify multiple fam
Unified Developemnt Standards subject
approval of the Director of Planning and
PL 16. Note "h" shall be added to Tentative Map
map for conveyance purposes only (such a
improvement requirements. Residential p
to be 20 acres minimum size. Commercial
be the aggregate area of lots shown onAl
include trails where appropriate.
FLF:lep
rip -rap or
ion to the
by a patldng, study and
3t as, follows: "A large lot parcel
er�.maybe recorded without any
zcept for water company lots are
ustrial -lot::.minimum acreage will
map. River and buffer lots will