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HomeMy WebLinkAbout1998-03-24 - AGENDA REPORTS - ADOPT RESO 98 45 ORD 98 12 (2)AGENDA REPORT City Manager Approvw Item to be presented PUBLIC HEARING DATE: March 24, 1998 SUBJECT: MASTER CASE 97-124 (DEVELOPMENT AGREEMENT 97-001 FOR TRACT 42670), TO ALLOW FOR THE CITY TO ENTER AN AGREEMENT TO ALLOW FOR THE APPLICANT TO CONSTRUCT OFF SITE IMPROVEMENTS IN EXCHANGE FOR A FIFTEEN YEAR APPROVAL TERM AND FEE CREDITS. THE PROJECT IS LOCATED SOUTH OF SOLEDAD CANYON ROAD AND WESTERLY OF RUETHER AVENUE IN THE CANYON COUNTRY COMMUNITY. THE APPLICANT IS.THE SANTA CLARITA BUSINESS PARK COMPANY, MR LARRY RASMUSSEN RESOLUTION NO. 98-45 ORDINANCE NO. 98-12 DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council open the public hearing, adopt Resolution No. 98-45, approve the negative declaration prepared for the project with the finding that the project will not have a significant effect on the environment, authorize the City Manager to execute all documents required to complete the acquisition of the 12 acre property and accept the seven acre land donation subject to the approval of the City Attorney and introduce Ordinance No. 98-12 approving Development Agreement 97-001, and pass to a second reading. BACKGROUND The project site was part of Tract Map 42670, a map.that created 85 industrial lots in the Golden Valley area. The map was approved by. Los Angeles County on August 16, 1983; and is valid until August 16, 1999, due to regular time extensions, State issued extensions, and a moratorium placed on the project. The applicant is requesting a development agreement to allow for development of an approximate 220 acre site with industrial and commercial uses. The applicant's map is currently approved and valid and the development could progress without any discretionary approvals from the City: The development includes 82 remaining lots, some of which are segregated from the large central parcel. The site is primarily vacant with slopes on the large center parcel. There are existing easements to Los Angeles City Department of Water do r '" 3 e . and Power for two aqueducts and two separate sets of electrical transmission lines dissecting the site. The William S. Hart Union School District is in escrow for the possible purchase of 135 acres of land for the future development of a high school. The site, which contains numerous slopes, is located easterly of the future intersection of Via Princessa and Golden Valley Road. To develop the site to accept a school, the District must provide access and grade the site. The District needs to export approximately .1,000,000 cubic yards of material to create a buildable site. The applicant, seeing a need for a possible secondary, more freeway direct, access to the approved industrial park, began discussing the issue of possibly constructing Golden Valley Road to Sierra Highway. Preliminary engineering reports have identified a need for fill material of approximately 1,000,000 cubic yards for the road. All three parties felt this would be beneficial for a joint effort to develop this master planned highway. On February 24, 1998, the City Council directed the City Manager to enter into a Memorandum of Understanding (MOU) with the William S. Hart Union High School District to allow for cost sharing on project management, some construction costs and conceptual alignment of the road. The MOU was reviewed and approved by the School District at their March 11, 1998 meeting. A copy of the MOU is included in the reading file. At the March 3, 1998 meeting, the Planning Commission adopted Resolution P98-13 which recommended approval of Master Case 97-124 to the City Council.. The development agreement has been proposed to facilitate the construction of Golden Valley Road and other improvements. Below is a list of the deal points highlighted in the proposed development agreement: The applicant shall grade Golden Valley Road from Soledad Canyon Road to Sierra Highway to the ultimate width plus the placement of four lanes of paving. In exchange, the applicant will receive the appropriate Bridge and Thoroughfare fee credit for such improvements. The applicant shall construct Golden Triangle Road from the western boundary of the tract to its current terminus at the Mountasia entertainment facility. In exchange, the developer will receive a reimbursement agreement from future sales tax for any retail development on the project site in the vicinity of this improvement. Staff estimates that the 1.3 million dollar improvement would be repaid in seven years based on previous commercial/retail activity. The City shall acquire a 12 acre gross (5.5 acre net) parcel of land from the applicant. A request is made to have Council approve the acceptance of the acquisition in principle, subject to the necessary due diligence (Phase One Environmental Site Review, Preliminary Title Report, Fair Market Value Appraisal and other research as required) and approval of the City Attorney. The current asking price is $1.79 million, and the property would be graded by the applicant during the construction of the future Golden Valley Road. The applicant shall construct a trail from Golden Triangle Road to the new Santa Clarita recreation facility (Merle Norman building). The applicant shall donate to the City approximately seven acres of land adjacent to the east lot line of the Santa Clarita Sports Complex. A request is made to have Council approve the acceptance of the donation in principle, subject to the necessary due diligence (Phase One Environmental Site Review, Preliminary Title Report, Fair Market Value Appraisal and other research as required) and approval of the City Attorney. The applicant would provide sidewalks and street lights throughout the approved Tract Map 42670. The applicant would receive a 15 year term to develop the property with the applicable standards. FISCAL IMPACT The fiscal impacts associated with this project would be the credits issued for the construction of the different roads, the costs associated with the purchase of the 12 acre site and the costs to maintain the new road. The City Council previously approved up to $25,000 for environmental work on the proposed road as part of the MOU with the William S. Hart School District. The total fiscal impacts are not completely known at this time since the environmental and construction plans are not complete. ALTERNATIVE ACTIONS Staff has prepared a list of alternative actions the City Council could take at this evening's meeting: 1. Modify the project to include any amendments the City Council may wish to include. 2. Deny the applicant's request and allow the project to be built as approved by Los Angeles County. ATTACHMENTS City Council Resolution 98-45 City Council Ordinance 98-12 Planning Commission Resolution No. P98-13 March 3, 1998, Planning Commission Staff Report Minutes from Planning Commission Meetings Site Plan of the Project. Development Agreement 97-001 (see City Clerk's reading file) Previous conditions for TTM 42670 (see City Clerk's reading file) Approved MOU with William S. Hart High School District (see City Clerk's reading file) Initial Study and Mitigated Negative Declaration (see City Clerk's reading file) FLF1ep S A pbs\current\ n42670, flf CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING TO CONSIDER A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF SANTA CLARITA, CA AND THE SANTA. CLARITA BUSINESS PARK TO ALLOW FOR THE CONSTRUCTION OF A PORTION OF GOLDEN VALLEY ROAD FROM SOLEDAD CANYON ROAD TO SIERRA HIGHWAY IN CONJUNCTION WITH A 220 INDUSTRIAL PARK PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita to consider a development agreement between the City and Santa Clarita Business Park to allow for the construction of a portion of Golden Valley Road from Soledad Canyon Road to Sierra Highway in conjunction with approved Tract 42670, a 220 acre industrial park. In addition, the applicant would be donating land for public purposes. In exchange, the applicant would receive partial credit for the costs associated with the construction of the road, required grading activities, and increase to a fifteen year development period. The location is south of Soledad Canyon Road between Ruether Drive and Golden Oak Drive and adjacent to the Porta Bella development site. The hearing will be held by the Santa Clarita City Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, on the 24th day of March,1998, at or after 6:30 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the City Clerk's Office, Santa Clarita City Hall, 23920 Valencia Blvd., Suite #301, Santa Clarita, CA. If you wish to challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at, or prior to, the public hearing. Dated: February 26, 1998 Sharon L. Dawson, CMC City Clerk Publish Date: March 1, 1998 \cones\busnsph.gb RESOLUTION NO. 98-45 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA APPROVING THE NEGATIVE DECLARATION PREPARED FOR DEVELOPEMNT AGREEMENT NO. 97-001 (MCN 97-124) FOR THE PROPERTY LOCATED GENERALLY SOUTHERLY OF SOLEDAD CANYON ROAD AND WESTERLY OF RUETHER AVENUE IN THE CANYON COUNTRY COMMUNITY WHEREAS, THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The City Council does hereby find, determine and declare: A. A Tentative Tract Map (42670) was approved on April 16, 1983 by Los Angeles County. Time extensions have been granted for the project and the current expiration date is August 16, 1999; B. On July 25, 1997, the applicant Santa Clarita Business Park Company submitted Master Case No 97-124, Development Agreement 97-001; C. That proposed Negative Declaration was prepared for the project based on the Initial Study findings and the determination that the proposed project would not have a significant effect on the environment, would not impact resources protected by the California Department of Fish and Game, and that a finding of de minimus impact on such resources was appropriate. D. That the Planning Commission of the City of Santa Clarita conducted a public hearing on March 3, 1998, pursuant to applicable law, to consider a developemnt agreement for the City of Santa Clarita, and adopted Resolution No. P98-13, with the finding that the Negative Declaration was in compliance with the California Environmental Quality Act (CEQA), and recommending that the City Council approve Developmnet Agreement No. 97-001 and the Negative Declaration prepared for the project. E. Based upon the testimony and other evidence received,. the Council further finds and determines that the proposed Negative Declaration is consistent with the goals and policies of the adopted General Plan, and that the Negative Declaration complies with all other applicable requirements of state law and local guidelines. F. Based upon the foregoing facts and findings, the City Council hereby determines that the Negative Declaration is in compliance with CEQA and that the proposed project will not have a significant impact on the environment. SECTION 2. The Negative Declaration for the project, attached hereto as Exhibit A and by this reference incorporated herein, is hereby approved. The Director of Planning and Bulding Services is hereby directed to file the Negative Declaration with the County Clerk of the County of Los Angeles. PASSED, APPROVED AND ADOPTED this day of 19 MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Sharon 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 19_ by the following vote of Council: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: CITY CLERK s: \cd\councilre9845.flf ORDINANCE NO. 98.12 AN ORDINANCE OF CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING A DEVELOPMENT AGREEMENT WITH THE SANTA CLARITA BUSINESS PARK COMPANY TO ALLOW FOR VESTED APPROVAL OF FEE CREDITS AND COST SAVINGS FOR FUTURE ROAD CONSTRUCTION, A FIFTEEN YEAR BUILD OUT LIMIT, AND THE DEDICATION AND SALE OF LAND TO THE CITY FOR THE 220 ACRES OF SUCH PROPERTY PREVIOUSLY APPROVED AS TENTATIVE TRACT MAP NO. 42670, LOCATED SOUTH OF SOLEDAD CANYON ROAD, EAST OF PORTA BELLA AND REDVIEW DRIVE, AND WEST OF THE EXISTING GOLDEN VALLEY ROAD 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 Tentative Tract Map (42670) was approved on April 16, 1983 by Los Angeles County. Time extensions have been granted for the project and the current expiration date is August 16, 1999; b. On July 25, 1997, the applicant submitted Master Case No 97-124, Development Agreement 97-001; C. On February 24, 1998, the City Council directed the City Manager to enter into a Memorandum of Understanding (MOU) with the William S. Hart Union School District to .allow for cost sharing on project management, some construction costs, and conceptual alignment of Golden Valley Road; d. The Development Application has been proposed. to facilitate the construction of Golden Valley Road and other improvements. e. The Development Agreement was processed in the time and manner prescribed by State and local law. f. The Planning Commission a held duly noticed public hearing on the subject application on March 3, 1998. g. Discussion specifically regarding the deal points of the Development Agreement was held by the Planning Commission at the public hearing of March 3; 1998. This hearing was held at 23920 Valencia Boulevard, Santa Clarita, commencing at 7:00 p.m. At these hearings the Planning Commission received a staff report and testimony from the public and the applicant. h. The City Council held duly noticed public hearing on the project commencing on March 24, 1998. 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 Development Agreement. b. The 15 -year Annexation and Development Agreement includes, but is not limited to, the following deal -points: 1. The applicant shall grade Golden Valley Road from Soledad Canyon Road to Sierra Highway to the ultimate width plus the placement of two lanes of paving. In exchange; the. applicant will receive the appropriate Bridge and Thoroughfare fee credit for such improvements. 2. The applicant shall construct Golden Triangle Road from the western boundary of the tract to its current terminus at Mountasia to ultimate width. In exchange, the developer will receive sales tax credit from any retail development on the project site in the vicinity of the project site. 3. The applicant shall agree to sell and grade a 12 acre parcel on the southeastern portion of the site to the City for a possible maintenance facility. The price as proposed by the applicant is $7.50 persquare foot. 4. The applicant shall construct a trail from Golden Triangle Road to the new Santa Clarita recreation facility (Merle Norman building). In exchange, the applicant would receive park credits wherever possible. 5. The applicant shall dedicate lot 75 to the City which is adjacent to the Santa Clarita recreation facility. 6. The applicant would provide sidewalks and street lights throughout the approved Tract Map 42670. 7. The applicant would receive a 15 year term to develop the property with the applicable standards. C. The Development Agreement is consistent with the General Plan. d. The Development Agreement complies with the Development Code and other applicable ordinances, standards, policies, and regulations. e. The 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. The 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 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 Development Agreement satisfies the following findings of Section 17.03.010 of the Unified Development Code: 1. 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, SECTION 3. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. A Mitigated Negative Declaration has been prepared, circulated in compliance with the California Environmental Quality Act (CEQA), and adopted as certified as required by the Act. The project is compatible with existing development in the area, and consistent with the City's General Plan and Zoning. C, The applicant has substantiated the findings for approval of a 15 -year Development Agreement. SECTION 4. The City Council hereby approves Development Agreement 97 - 001. 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. El PASSED AND APPROVED this day of , 19_. MAYOR 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 Ordinance No. 98=12 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: COUNCILMEMBERS: ABSENT:. COUNCILMEM 3ERS: CITY CLERK JJL:FLF:Iep cou ciAord97124.flf RESOLUTION NO. P98-13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA RECOMMENDING APPROVAL TO THE CITY COUNCIL OF MASTER CASE 97-124 (DEVELOPMENT AGREEMENT 97-001) A DEVELOPMENT AGREEMENT WITH THE SANTA CLARITA BUSINESS PARK COMPANY TO ALLOW FOR VESTED APPROVAL OF FEE CREDITS AND COST SAVINGS FOR FUTURE ROAD CONSTRUCTION, A FIFTEEN YEAR BUILD OUT LIMPP, AND THE DEDICATION AND SALE OF LAND TO THE CITY FOR THE 220 ACRES OF SUCH PROPERTY PREVIOUSLY APPROVED AS TENTATIVE TRACT MAP NO. 42670, LOCATED SOUTH OF SOLEDAD CANYON ROAD, EAST OF PORTA BELLA AND REDVIEW DRIVE, AND WEST OF THE EXISTING GOLDEN VALLEY ROAD. THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby make the following findings of fact: a. A Tentative Tract Map (42670) was approved on April 16, 1983 by Los Angeles County. Time extensions have been granted for the project and the current expiration date is August 16, 1999; b. On July 25, 1997, the applicant submitted Master Case No 97-124, Development Agreement 97-001; C. On February 24, 1998, the City Council directed the City Manager to enter into a Memorandum of Understanding (MOU) with the William S. Hart Union School District to allow for cost sharing on project management, some construction costs, and conceptual alignment of Golden Valley Road; d. The Development Application has been proposed to facilitate the construction of Golden Valley Road and other improvements. e. The Development Agreement was processed in the time and manner prescribed by State and local law. The Planning Commission held a duly noticed public hearing on the subject application on March 3, 1998. g. Discussion specifically regarding the deal points of the Development Agreement was held by the Planning Commission at the public hearing of March 3, 1998. This hearing was held at 23920 Valencia Boulevard, Santa Clarita, commencing at 7:00 p.m. At these hearing the Planning Commission received a staff report and testimony from the public and the applicant. Page 2 SECTION 2. Based upon the above findings of fact, oral and written testimony and other evidence received at the public hearing held for the project, and upon studies and investigations made by the Planning Commission and on its behalf, the Planning Commission further finds as follows: a. At the hearings conducted on the project, the Planning Commission considered the staff report prepared for the project and received testimony on the proposal. b. At the hearings described above, the City Council considered staff presentations, staff reports, Planning Commission resolutions, applicant presentations, and public testimony on the Development Agreement. C. The 15 -year Annexation and Development Agreement includes, but is not limited to, the following deal -points: 1. The applicant shall grade Golden Valley Road from Soledad Canyon Road to Sierra Highway to the ultimate width plus the placement of four lanes of paving. In exchange, the applicant will receive the appropriate Bridge and Thoroughfare fee credit for such improvements. 2. The applicant shall construct Golden Triangle Road from the western boundary of the tract to its current terminus at Mountasia to ultimate width. In exchange, the developer will receive sales tax credit from any retail development on the project site in the vicinity of the project site. 3. The applicant shall agree to sell and grade a 12 acre parcel on the southeastern portion of the site to the City for a possible maintenance facility. The price as proposed by the applicant is $7.50 per square foot. 4. The applicant shall construct a trail from Golden Triangle Road to the new Santa Clarita recreation facility (Merle Norman building). In exchange, the applicant would receive park credits wherever possible. 5. The applicant shall dedicate lot 75 to the City which is adjacent to the Santa Clarita recreation facility. 6. The applicant would provide sidewalks and street lights throughout the approved Tract Map 42670. The applicant would receive a 15 year term to develop the property with the applicable standards. d. The Development Agreement is .consistent with the General Plan. Page 3 e. The Development Agreement complies with the Development Code and other applicable ordinances, standards, policies, and regulations. f. The 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. g. The Development Agreement provides for clear and substantial public benefit to the City and residents along with a schedule for delivery of the benefit. h. The Development Agreement provides a schedule for the development to be constructed in phases to be initiated within specified time periods. L 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. j. The Development Agreement satisfies the following findings of Section 17.03.0 10 of the Unified Development Code: 1. 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, SECTION 3. Based upon the foregoing facts and findings, the Planning Commission hereby recommends that the City Council find as follows: a. A Mitigated Negative Declaration has been prepared, circulated in compliance with the California Environmental Quality Act (CEQA), and adopted as certified Page 4 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. c. The applicant has substantiated the findings for approval of a 15 -year Development Agreement. SECTION 4. The Planning Commission hereby recommends approval to the City Council of Master Case 97-124. Page 5 PASSED, APPROVED AND ADOPTED this 3rd day of March, 998. ar Hobac , Chairperson anning Commission T: n P skamp Secretary, Planni ommission STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Sharon Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 3rd day of March, 1998, by the following vote of the Planning Commission: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: p1ngwm\res9813J1f HOBACK, BERGER, KELLAR AND KILLMEYER NONE e .W.'STT � Cl W CLEW, RESOLUTION NO. 98-45 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA APPROVING THE NEGATIVE DECLARATION PREPARED FOR DEVELOPMENT AGREEMENT NO. 97-001 (MCN 97-124) FOR THE PROPERTY LOCATED GENERALLY SOUTHERLY OF SOLEDAD CANYON ROAD AND WESTERLY OF RUETHER AVENUE IN THE CANYON COUNTRY COMMUNITY WHEREAS; THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1, The City Council does hereby find, determine and declare: A. A Tentative Tract Map (42670) was approved on April 16, 1983 by Los Angeles County. Time extensions have been granted for the project and the current expiration date is August 16, 1999; B. On July 25, 1997, the applicant Santa Clarita Business Park Company submitted Master Case No 97-124, Development Agreement 97-001; C. That a proposed Negative Declaration was prepared for the project based on the Initial Study findings and the determination that the proposed project would not have a significant effect on the environment, would not impact resources protected by the California Department of Fish and Game, and that a finding of de minimus impact on such resources was appropriate. D. That the Planning Commission of the City of Santa Clarita conducted a public hearing on March 3, 1998, pursuant to applicable law, to consider a development agreement for the City of Santa Clarita, and adopted Resolution No. P98-13, with the finding that the Negative Declaration was in compliance with the California Environmental Quality Act (CEQA), and recommending that the City Council approve Development Agreement No. 97-001 and the Negative Declaration prepared for the project. E. Based upon the testimony and other evidence received, the Council further finds and determines that the proposed Negative Declaration is consistent with the goals and policies of the adopted General Plan, and that the Negative Declaration complies with all other applicable requirements of state law and local guidelines. F. Based upon the foregoing facts and findings, the City Council hereby determines that the Negative Declaration is in compliance with CEQA and that the proposed project will not have a significant impact on the environment. SECTION 2. The Negative Declaration for the project, attached hereto as Exhibit A and by this reference incorporated herein, is hereby approved. The Director of Planning and Building Services is hereby directed to file the Negative Declaration with the County Clerk of the County of Los Angeles. PASSED, APPROVED AND ADOPTED this day of 19_ MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Sharon 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 19_ by the following vote of Council: AYES: COUNCILMEMBERS: NOES: COUNCILMEM 3ERS: ABSENT: COUNCILMEMBERS: CITY CLERK s:\ cd\councllre9845.flf CITY OF SANTA CLARITA NEGATIVE DECLARATION [x] Proposed (] Final MASTER CASE NO: 97-124 — — PERMIT/PROJECT NAME: Master Case #97-124 (Development Agreement 97-001) APPLICANT: Santa Clarita Business Park Company LOCATION OF THE PROJECT: South of Soledad Canyon Road; east of Porta Bella and Redview Drive, and west of the existing Golden Valley Road. DESCRIPTION OF THE PROJECT The applicant is requesting a development agreement to allow for fee credits and cost sharing for future road construction, a fifteen year build out limit, vesting the approvals and other various concessions. The approved Tract Map 42670 allows for the development of approximately 220 acre with an industrial park. The site is located in the BP (Business Park) zone. Based on the information contained in the Initial Study prepared for this project, and pursuant to the requirements of Section 15065 of the California Environmental Quality Act (CEQA), the City of Santa Clarita [ ] City Council [X ] Planning Commission [ ] Director of Community Development finds that the project as proposed or revised will have no significant effect upon the environment, and that a Negative Declaration shall be adopted pursuant to Section 15070 of CEQA. Mitigation measures for this project [ ] Are Not Required [x] Are Attached [ ] Are Not Attached JEFF LAMBERT =__----_=_--- —---_____---_ PLANNING MANAGER Public Review Period From February 10. 1998 To Marcb 3. 1998 Public Notice Given On February 10, 1998 By: [X] Legal Advertisement [X] Posting of Properties [X] Written Notice CERTIFICATION DATE: cmen6nd97124f[f NIINUTES OF THE MEETING OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA Tuesday March 3, 1998 7:00 p.m. ITEM 5 MASTER CASE NUMBER 97-124 (DEVELOPMENT AGREEMENT 97-001, RESOLUTION P98-13) The staff report and slide presentation were given by Fred Follstad, Associate Planner. Chairperson Hoback asked what type of uses would be proposed for the industrial park. Mr. Follstad said it would be light industrial, not heavy industrial uses. The public hearing was opened at 11:05 p.m. Larry Rasmussen, 23120 Lyons Avenue, Santa Clarita, is the applicant. He said he was available to answer any questions the Commission might have. He thanked City staff for working with them on this project. Robert C. Lee, Superintendent of the William S. Hart School District spoke in favor of this item. He said it has been a positive experience working with City staff and the applicant. Commissioner Berger asked if a high school was built in the area, where would the students be drawn from. Mr. Lee said it would be a feeder school for La Mesa Junior High School, Vera Johnson, 26534 Oak Crossing, Santa Clarita, also supported the project. She felt it was a great improvement for the area and would be a boost for the Canyon Country community. The public hearing was closed at 11:15 p.m. A motion was made by Commissioner Berger and seconded by Commissioner Kellar to adopt Resolution P98-13, approving. Master Case 97-124, subject to the conditions of approval which include the additional conditions recommended by staff. Said motion was passed by a vote of 4-0. CITY OF SANTA CLARITA STAFF REPORT MASTER CASE NO. 97-124 DEVELOPMENT AGREEMENT 97-001 DATE: Mar h 3, 1998 TO: Cl� rperson Hoback and Members of the Planning Commission FROM: Jef y Lambert, AICP, Planning Manager CASE PLANNER: Fre ollstad, AICP, Associate Planner APPLICANT: Santa Clarita Business Park Company LOCATION: South of Soledad Canyon Road, east of Porta Bella and Redview Drive, and west of the existing Golden Valley Road. REQUEST: The applicant is requesting a development agreement to allow for fee credits and cost sharing for future road construction, a fifteen year build out limit, vesting the approvals and other various concessions. The approved Tract Map 42670 allows for the development of approximately 220 acre with an industrial park. The site is located in the BP (Business Park) zone. BACKGROUND The project site was part of Tract Map 42670, a map that created 85 industrial lots in the Golden Valley area. The map was approved by Los Angeles County on August 16, 1983. The map received the normal time extensions, up to five years from approval date, to make it valid until August 16, 1988. One of the conditions for the map required an at grade railroad crossing at present day Ruether Drive. Due to delays with Southern Pacific Railroad, a quasi -governmental body, the map received an additional five years of validity. On May 19, 1993, one of the lots of the original subdivision was recorded for the development of Home Depot. With the automatic extensions issued by the State, and the additional time allowed by the recordation of the one lot, the current expiration date of the map is August 16, 1999. An additional parcel was purchased for the transportation facility for Saugus Unified School District. In addition, a portion of the site was used on a temporary basis as a golf driving range. PROJECT DESCRIPTION The applicant is requesting a development agreement to allow for development of an approximate 220 acre site with industrial and commercial uses. The applicant's map is Agenda Sten, currently approved and valid and the development could progress without any discretionary approvals from the City. The development includes 82 remaining lots, some of which are segregated Brom the large central parcel. The site is primarily vacant with slopes on the large center parcel. There are existing easements to Los Angeles City Department of Water and Power for two aqueducts and two separate sets of electrical transmission lines dissecting the site. The William S. Hart Union School District is in escrow for the possible purchase of 135 acres of land for the future development of a high school. The site, which contains numerous slopes, is located easterly of the future intersection of Via Princessa and Golden Valley Road. To develop the site to accept a school, the District must provide access and grade the site. The District needs to export approximately 1,000,000 cubic yards of material to create a buildable site. The applicant, seeing a need for a possible secondary, more freeway direct, access to the approved industrial park, began discussing the issue of possibly constructing Golden Valley Road to Sierra Highway. Preliminary engineering reports have identified a need for fill material of approximately 1,000,000 cubic yards for the road. Since all three parties felt that is a benefit for a joint effort to develop this master planned highway. On February 24, 1998, the City Council directed the City Manager to enter into a Memorandum of Understanding (MOU) with the William S. Hart Union High School District to allow for cost sharing on project management, some construction costs and conceptual alignment of the road. A copy of the MOU is attached. The development agreement has been proposed to facilitate the construction of Golden Valley Road and other improvements. Below is a list of the deal points highlighted in the proposed development agreement: • The applicant shall grade Golden Valley Road from Soledad Canyon Road to Sierra Highway to the ultimate width plus the placement of four lanes of paving. In exchange, the applicant will receive the appropriate Bridge and Thoroughfare fee credit for such improvements. • The applicant shall construct Golden Triangle Road from the western boundary of the tract to its current terminus at Mountasia to ultimate width. In exchange, the developer will receive sales tax credit from any retail development on the project site in the vicinity of the improvement. • The applicant shall agree to sell and grade a 12 acre parcel on the southeastern portion of the site to the City for a possible maintenance facility. The price as proposed by the applicant is $7.50 per square foot. • The applicant shall construct a trail from Golden Triangle Road to the new Santa Clarita recreation facility (Merle Norman building). In exchange, the applicant would receive park credits wherever possible. a recreation facility. The applicant would provide sidewalks and street lights throughout the approved Tract Map 42670. The applicant would receive a 15 year term to develop the property with the applicable standards. GENERAL PLAN DESIGNATION. SURROUNDING LAND USE, ZONING The site is presently zoned BP (Business Park) and also designated BP by the City's General Plan. The following table sets forth information as it pertains to the project site and surrounding areas, including planning categories, zoning, and land use designations: General Plan Zoning Land Use Project BP BP Vacant/Utility Corridors North IC/R.M OS/IC/MHP Mobilehome Park/Commercial/ Railroad Tracks South BP/SP/RL BP/SP/RL Industrial Uses/Porta Bella/Vacant West BP/SP BP/SP Vacant/Porta Bella/Mountasia/ Bowman High School East RMH/RS/RL RMH/RS/RL/OS Vacant/Apartments/Electric Transmission Lines ENVIRONMENTAL STATUS As part of the project review, an environmental assessment was made to evaluate the impacts of the project. It was determined that the adverse enviromnental impacts could be avoided with mitigation measures. Subsequently, a draft mitigated negative declaration was prepared for the project. Staff has not received any written comments or inquiries regarding the proposed project. INTERDEPARTMENT/INTERAGENCY REVIEW The project has been distributed Planning and Building Services conditions. Certain requirements agreement. ANALYSIS General Plan to the affected City Departments and agencies, and the Department has received comments and recommended and comments have been included in the development The subject site is designated BP by the City's General Plan. The BP category provides for clean industry, offices related . to industrial usage, research and development, limited retail commercial, and warehousing uses in a campus like setting. The General Plan also identifies 3 K this category as being expected to provide major employment for the City and the Valley. The project could be found to be consistent with the following goals and policies of the City's General Plan: 1) Goal 3, Policy 3.1 of the Land Use Element reads as follows: Promote the development of City centers where more intensive land uses will be encouraged, including the development of a regional commercial center, officelbusiness park centers, an entertainment complex, and a civic town center. 2) Goal 1, Policy 1.1 of the Circulation Element reads as follows: Improve circulation facilities to provide improved levels of service and standards of safety over current traffic operations with a priority to improve local traffic patterns. The Commission could find that the project is consistent with the General Plan. Traffic Effects The applicant is proposing to make important roadway improvements in the center of the City. The improvments would create an easier access point to the center of the City. A preliminary traffic report demonstrated that there will be increased traffic at the two intersections that were analyzed. Those intersections were the Bouquet Junction and Whites and Soledad Canyon Roads. This report showed that approximately 40% of the traffic generated by the approved portion of the project would utilize Golden Valley Road. If this link is not implemented and the project is built as approved, 40% of the trips from the project plus any other trips that would use this link, would be funneled into these two intersections which are currently operating below optimum. School District Benefits The William S. Hart Union High School District has identified the eastern portion of the City as the area in most need of an additional high school. The site met the requirements of the District and is awaiting State approval. The site is currently not serviced by any public roads. The applicant was been working with the District to negotiate the grading of the school site and working with the City for the construction of the road. Since the school site needs to export material, and the roadway needs fill material there would be a substantial cost savings for both parties. Environmental Concerns The possible construction of Golden Valley Road has not been reviewed from the environmental aspect. Staff has required as part of the mitigated negative declaration for this project, that additional environmental documentation be prepared prior to any road construction. Information that would be included in the report consists of. geology, traffic, biology, aesthetics, hydrology, public services, utilities and effects of any possible condemnations of land. The City Council has allocated funds to begin the environmental work for the road and grading for the school site. At such time the environmental work is complete, a public hearing will be held to analyze the environmental effects. RECOMMENDATION Staff recommends that the Planning Commission: 1) Approve the Mitigated Negative Declaration prepared for the project, finding that the project will not have a significant effect upon the environment; and, 2) Adopt Resolution P98-13, approving Master Case 97-124, subject to the attached conditions of approval which include the additional conditions recommended by staff. FLF1ep pingcom\sr97f 24.fif