HomeMy WebLinkAbout1997-07-08 - AGENDA REPORTS - PROJECT UPDATE NEWHALL RANCH R (2)City Manager Approi
Item to be presented
UNFINISHED BUSINESS
DATE: JULY 8, 1997
SUBJECT: NEWHALL RANCH PROJECT UPDATE
DEPARTMENT: Community Development
On June 11, 1997, the Los Angeles County Regional Planning Commission continued the
meeting schedule for the Newhall Ranch project to the date of July 28, 1997. Although the
public testimony portion of the hearing was technically closed on April 4, 1997, the Regional
Planning Commission left open the option to call upon individuals whom they would like to
question regarding the proposal. The July 28, 1997 meeting will be held to further discuss
the Newhall Ranch Specific Plan and to open up the public testimony portion of the project
discussing the Draft Development Agreement.
Los Angeles County planning staff and the Newhall Ranch Company have made the
following changes to the project:
Elimination of the 15 Estate lots from the High Country; totaling a reduction of 30
units (15 dwelling units and 15 second units).
Dedication of the High Country at the 3000th building permit issuance in Potrero
Valley Village, or at the mid -point of Newhall Ranch development, whichever occurs
first.
A requirement for environmental analysis and a conditional use permit if
construction of a road in the Salt Creek Canyon Wildlife corridor is later proposed.
Agreement to include public agency oversight for the High Country by granting an
easement to Los Angeles County for conservation of resources, public access, and
recreation, consistent with the proposed Resource Management Plan.
Agreement to grant an easement to Los Angeles County for both the conservation of
resources and for public access and recreation within the River Corridor consistent
with the Resource Management Plan.
The addition of an equestrian trail to the Regional River Trail along the north side
of the Santa Clara River.
Withdrawal of the proposed deletion of Pico Canyon Road from the County Master
Plan of Highways, with a stipulation that the Specific Plan will not be conditioned to
construct or fund any offsite portion of that highway.
A commitment to seek Caltrans approval and funding to construct a traffic signal at
the intersection of State Route 126 and Chiquito Canyon Road, along with first
construction at that intersection ( in response to the concerns of the Val Verde
community).
Apr-"rROVED en :31
Agreement to withdraw the proposal to reorganize and annex the Riverwood Village
to the Newhall School District (at the request of the Castaic Union School District
and Town Council).
Reduction of development in the San Martinez Grande area by 5.6 acres, thereby
eliminating 190 Medium residential dwelling units.
Reduction of development between State Route 126 and the River corridor by 304
dwelling units, and 39,000 square feet of commercial area.
The combination of two neighborhood parks, along with the addition of ten acres to
the combined park site, adjacent to the Santa Clara River to create one larger
community park site.
A total of 867 residential units, along with 39,000 square feet of commercial area, have been
removed from the Newhall Ranch Specific Plan proposal.
Attached is Newhall Ranch's response to the issues the City raised in its April 1, 1997 letter
to Regional Planning Commissioner Sadie Clark. Staff has reviewed the attached status
report and has found it factually accurate.
RROW05616101%,917M Met,
Receive the information presented and provide staff direction with regard to the
future tracking of and/or position on the Newhall Ranch project.
Newhall Ranch Company Status Report of City Issues
GAC:JDR:lep
council \arnrprg2.jdr
SUMMARY OF CITY OF SANTA CLARITA
ISSUES IN REGARD TO THE NEWHALL RANCH
As of June 27, 1997
1. Build Newhall Ranch according to the City's development standards.
Resolved: Hillside/Bidgeline standards are similar to City's and are much
higher than County grading ordinance minimums. Bicycle trails are
provided adjacent to all highways, which meets standard in draft
City Circulation Plan.
Continuing City to review Oak Banking Program, proposed in Section 4.3.4 of
Review: the Development Agreement. Newhall Ranch Company states the
program would result in planting of oaks many years in advance of
any tree removals, and would provide 5:1 replacement for any
heritage tree removals.
Future City will comment on conformance with other City standards when
Subdivision subdivisions are proposed in Newhall Ranch.
Issue:
2. Provide justification for amendments to the Los Angeles County and Santa
Clarita Valley Area Plans.
Resolved: A comprehensive (152 page) discussion of the project's conformity
with policies of each of the above General Plans is provided in
Appendix 2 of the DEIR and Chapter 7 of the Specific Plan.
Newhall Ranch meets County policies for location of new
development: e.g., proximity to infrastructure, employment,
shopping, regional highways. Fiscal Impact Analysis for project
indicates the project pays for the services it requires and generates
a surplus of revenues to the County and the City. SCAG
projections for L.A County indicate 3 million person increase by
2015. State Department of Finance projections are similar,
indicating 4 million person increase by 2020. Increase in households
would require 25,900 housing units annually to 2015 Countywide,
and nearly 30,000 annually between 2015 and 2020. Newhall
Ranch meets only one year's housing needs in all of L. A. County.
Not Resolved: Size of project is still an issue. A total 867 housing units have been
removed to resolve specific issues such as preserving riparian
vegetation and mesic meadow, improving views of River. A
complete list of project changes to date is being prepared for the
County Planning Commission and will be reviewed by City. City
staff will evaluate the public benefits provided by the project, as
listed in the Development Agreement (See Section 2.1).
3. Santa Clara River and High Country: 11 dedicate to the Santa Monica
Mountains Conservancy or other Southern California agency, and 21
dedicate upon Specific Plan approval.
Resolved: An easement for the conservation of resources, public access and
recreation in the Nigh Country will be granted to Los Angeles
County, which resolves the issue of ensuring that a local public
agency will have oversight for this area.
Continuing Center for Natural Lands Management was recommended by and
Review: manages land for The Nature Conservancy and others. Newhall
Ranch Company to provide additional background information and
references and will set meeting with Executive Director, Sherry
Teresa.
Not Resolved: Original proposal was to dedicate the High Country after
recordation of the Visitor Center. NRC has made revised offer to
dedicate High Country at mid -point of Newhall Ranch
development, or sooner if Potrero Valley Village development has
reached 3,OOOth residential building permit. Dedication would be
delayed for period in which unsuccessful lawsuits hold up project
development.. Successful lawsuits would not extend dedication
time.
4. Describe proposed changes to SEA 23.
Resolved: Newhall Ranch Company provided information that total open
space along the River includes the adjusted SEA and adjacent Open
Area. The combined area contains 155 more acres of sensitive
habitat types than did the original SEA boundary. River Corridor
Plan requires temporary removal of 41 acres of riparian vegetation,
which would be replaced. Future Corps of Engineers 404 permits
and Fish and Game permits are required prior to development.
Newhall Ranch Company will provide map illustrating SEA
changes as part of the Final EIR.
S. Discuss alternatives for bank stabilization of the River.
Future Newhall Ranch Company has agreed that other types of bank
Subdivision stabilization would be acceptable if approved for the Newhall
Issue: Ranch portions of the River by the County of L.A.; if the alternative
would provide a superior appearance to ungrouted rip -rap; and if
the alternative was proven to be cost effective in terms of
construction and maintenance costs. Specifications for bank
stabilization would be approved prior to construction of
individual subdivisions. This language will be added to Specific
Plan if acceptable to the County.
6. Ensure that future developers will provide for non -motorized modes of
transportation at future subdivision stages.
Resolved: The Specific Plan reduces vehicle trips in several ways: it provides
an extensive trail system (approximately 50 miles in length);
dedicates or reserves Metrolink line and station site (see below);
provides bus pull -ins on highways in locations determined by the
transit -provider; and provides standards under which home
occupations (home based businesses) can occur.
Newhall Ranch Company has also agreed to add the following
language to Section 2.4 Transit of the Specific Plan: "Developers
of future subdivisions in the Specific Plan are encouraged to
consider provisions for new transportation technologies which are
cost effective and for which there is sufficient consumer demand."
7. The applicant should be responsible for restoration of the Metrolink line.
Resolved: As requested by the City Council, the Development Agreement
provides that Newhall Ranch subdivisions which contain a portion
of the Metrolink right-of-way and station site shall be conditioned
to offer the dedication of that portion of the right-of-way and/or
station site to MTA for a period of 6 months following approval of
the tentative subdivision map. If dedication is accepted, MTA must
landscape and maintain the dedicated area. If MTA does not accept
dedication at the time of subdivision, MTA would be given right of
first refusal to purchase the right-of-way and station site at
appraised fair market value for the term of the Development
Agreement.
8. Address the financing of future transit need for the Droiect at buildout.
Resolved: The Fiscal Impact Analysis in the DEIR substantiates that gasoline
taxes and Proposition A and C Sales taxes generated by the project
would provide a surplus of tax revenues beyond expenses to
serve the project, from which the County could provide transit to
the project.
Not Resolved: County General Fund revenues do not necessarily return to the
Santa Clarita Valley. The City continues to seek assurance from
the County that the City will riot have to subsidize transit service
in Newhall Ranch.
9. Provide assurance that Newhall Ranch will require future subdividers to
incorporate residential design standards to accommodate solid waste
recycling efforts.
Continuing The Newhall Ranch DEIR contains mitigation measures which
Discussion: require applicants for future multi -family, commercial and
industrial subdivisions to provide adequately sized, accessible and
convenient areas for collecting and loading recyclable materials; to
meet all future state and county regulations and procedures for the
use, collection and disposal of solid and hazardous wastes; and to
provide educational/instructional materials to the first -purchaser of
each residential unit.
Not Resolved: In addition, City staff is drafting a policy oriented statement on
solid waste which Newhall Ranch Company will consider for
inclusion in the Specific Plan.
10. Describe the financing, maintenance and staffing of public parks.
Resolved: The project will more than meet its 199 acre Quimby park
obligation through the dedication of 334 acres of land for
community and neighborhood parks and provision of park
improvements under the Development Agreement totaling $12.3
million dollars. (Unexpended dollars will be increased annually
according to the Consumer Price Index.). As discussed in the
Development Agreement, the project provides a total 2,482 acres
of Quimby credit.
Continuing City staff is continuing discussions with Newhall Ranch Company
Discussion: regarding specific park improvements.
Not Resolved: While the project Fiscal Impact Analysis indicates that there would
be surplus tax revenues available which could fund recreation
programs for Newhall Ranch residents, there is no guarantee that
the County would provide such programs. The City staff continues
to seek such assurances from the County.
11. Tie the proiect's trail system into the Santa Susana Mountains from the
Santa Clara River.
Resolved: Pedestrian and bicycle access will be provided from the regional
Santa Clara River. trail across the River (on the Potrero Valley
Road bridge) and on Community and Local trails to the High
Country. Trails in the High Country would be built by Newhall
Ranch Company. Newhall Ranch Company agrees to consult with
the City and other appropriate public agencies regarding the design
of trails to assure appropriate connections to the Santa
Clarita Woodlands Park.
Not Resolved: Newhall Ranch Company and the project biologist are opposed to
equestrian access. from the regional River Trail to the High Country
because of the presence of endangered species and sensitive
habitats in the River. However, the Specific Plan permits an
equestrian trail head to be sited at the Visitor Center at the entrance
to the High Country. Additionally, equestrian access could be
provided from the Pico Canyon Trail through Grave Canyon (in the
lower elevations of the High Country), from which equestrians
could access other High Country trails.which would provide
connections to trails in the Santa Clarita Woodlands Park.
12. Directly connect the nroiect's trail system and the Citv's trail system.
Resolved: Newhall Land has agreed that segments of the regional River Trail
on their property between I-5 and Newhall Ranch will be precisely
located, and trail right-of-way will be designated when the
underlying property is subdivided.
13. Discuss the effects of Proposition 218 on the project, and the effects of
Newhall Ranch on Henry Mayo Newhall Memorial Hospital.
Resolved: The effects of Proposition 218, to the extent currently known, will
be included in the Final EIR and will be reviewed by City staff.
Proposition 218 effects on Newhall Ranch would not reduce the
tax surplus to the City, and the County will continue to receive a
significant surplus. Newhall Ranch Company indicates that
coordination between the Hospital and the Company has occurred
and that the Hospital is confident that locations for possible health
care facility expansion can be provided within the Specific Plan area
if desired in the future. -
14. The following issues have been identified as requiring additional review at
the time each Newhall Ranch subdivision is proposed in the future:
• Project compliance with all applicable NPDES Permit requirements.
• Traffic performance evaluations at each subdivision stage.
• Proper phasing and financing for transit service to the site.
• Environmental review and public notification for any construction near the Salt
Creek corridor.
• Proper landform grading techniques.
• Project compliance with, and incorporation of, Best Management Practices.
• Minimization of non -point source pollutants throughout the Newhall Ranch site.
• Individual Stormwater Pollution Prevention Programs for subdivisions, where
appropriate.
• Designs accommodating transit service to all future development sites.
• The development of a major sports center for community tournaments/league play.
• Teen programs and anti -gang programs for the residents of Newhall Ranch.
• The inclusion of air quality mitigation measures at all stages of development.
JUL-0E-1997 11:07 FROM
SANYA MONICA MOUNTAINS CONSERVANCY
M&SAND CDMIt POR CONSERvANCYSiVDIES
$730 WNUZ CANYON ROAD
MAL19V, CALIFORNIA 90263
PHONE (310)$494200
FAX (3 102 $494207
July 8, 1997
Mr. George Caravaiho
City Manager
City of Santa Clarita
23920 Valencia Boulevard
Santa Clarita, CA 913SS
TO 91605259BI25 P.02
Via Facsimile
Newhall Ranch Open Space Dedication
Dear George:
In a recent staff summary prepared for the City Council on the status of the Newhall Ranch
Project, the question of public open space dedication was Iisted'as resolvedly the promise of
developer to donate an open space easement to Los Angeles County. In our view, none of the
fundamental issues were resolved by Newhall's cosmetic gesture.
A major selling point of Newhall Ranch has been the public benefits, not the least of which is
4,000 acres of open space and the trails and recreational amenities that not only this development,
but the entire Santa Clarita Valley will demand in the early years of the 21' Century. But as
Newhall is now proposing it, the legal entitlement will accrue to the developer upon approval of
the Development Agreement, but the public benefits, i.e., when real people can actually enjoy its
trails, scenic vistas, and open spaces, will wait until the nextgeneration. That's right. Somewhere
ten to fifteen years hence will the first Santa Clarita Valley resident be able to legally set foot on
the Newhall Ranch open space exercising his or her right on quasi public land. Meanwhile the
Development Agreement, which vests Newhall's development rights will be approved this year.
Equally important as timing, is the provision of appropriate open space management. Between
land acquired by the Santa Monica Mountains Conservancy and its joint powers partners, and
County dedicated land within the Santa Clarita Woodlands, an equal amount. of open space has
already been set aside as will be eventually dedicated by Newhall. This existing open space is
serving the needs of nature and people. Mentryville will soon open as an historical setting for
interpretation of tum -of -the -century oil pioneers, trails are already open throughout the 3,000 acre
Chevron acquisition.
These existing trails will stop short at Newhall's boundary. A private organization, operating
Agenda ltem'_�3
I .:
i
JUL-06-1997 11:07 FROM
Mr. George Caravalho
July 8, 1997
Page 2
TO 91605259@125
Page 2
from Sacramento—without public hearings or public accountability—will actually control the
land and decide who and under what circumstances the public will actually get to benefit from
the pretty pictures in Newhall's brochures.
No, George, the open space issue is far from settled. Newhall may have assured that they would
not be able to break -faith and bulldoze the open space (by donating a conservation easement to
Los Angeles County), but they have done nothing to advance actual use and public enjoyment of
the 4,000 acre open space that is touted as a prime reason for approving the largest single
development in Los Angeles County history.
The private Center for Natural Lands Management, headquartered out of Sacramento, that
Newhall has slated to actually own and control the open space may be qualified to do the
biological research called for in the EIR, but it takes real-world experience, legal authority,
seasoned park rangers, and dedicated volunteers to actually make an open space usable by the
public. That is the issue at stake and it is not resolved byNewhall's most recent moves.
Sincerely,
T. EDI&STON, AICA
ve Director