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HomeMy WebLinkAbout1998-05-12 - AGENDA REPORTS - NEWHALL RANCH PROJ (4)UNFINISHED BUSINESS 074%w May 12,1998 AGENDA REPORT City Manager Appro� Item to be presented SUBJECT: A REVIEW AND DIRECTED COURSE OF ACTION REGARDING THE CITY'S CONCERNS PERTAINING TO THE NEWHALL RANCH DEVELOPMENT PROECT DEPARTMENT: Planning and Building Services RECOMMENDED ACTION Approve a final list of City issues and requested project modifications regarding the Newhall Ranch project, direct staff to deliver this list to the Los Angeles County Board of Supervisors prior to its May 26, 1998, meeting, and discuss the City's presentation for the Board of Supervisors meeting. BACKGROUND On April 2, 1998, the City Council received a status report from City staff regarding the Newhall Ranch project. At that meeting, many issues were raised and the City Council directed staff to research these issues and present their findings at the May 12� Council meeting. The City Council also discussed the Newhall Ranch project at its April 28, 1998, meeting and gave staff direction regarding the City's list of issues related to the project. A revised list of City issues and requested project modifications is attached for the City Council to review, modify, and prioritize. Responses to the questions raised at the April 2°" meeting are provided below. ANALYSIS 1. Can Los Angeles County require the reservation of the Metrolink right-of-way and park-and-ride lot/Metrolink station if the project is significantly reduced as proposed in Alternatives 5 and 6? The Environmental Impact Report (EIR) prepared by the developer, and accepted by Los Angeles County, indicates that the proposed Metrolink right-of-way for a future rail line from the Santa Clarita Valley to the City of Ventura would not be provided under either of these alternatives. This EIR also indicates that a park-and-ride lot/Metrolink station site along State Route 126 to service this line would not be provided. It is City staffs opinion that there would still be a "nexus" to require the Q P AgendaD preservation of right-of-way for the Metrolink line, station, and park-and-ride lot because of the increase in densities over the existing general plan land use designations for the project under Alternatives 5 and 6. These increased densities would in turn result in substantially increased traffic. Therefore, these proposed Metrolink reservations can still be required if either of the alternatives is adopted. 2. Can Los Angeles County require dedication of the High Country to a public agency if the project issignificantlyreduced as proposed in Alternatives 5 and 6? The EIR indicates that although the High Country would remain in its natural state, it would not be dedicated to a public agency under either of these alternatives. It is City staffs opinion that there would still be a "nexus" to require the preservation and dedication to a public agency of this area because of the increase in densities over the existing general plan land use designations under Alternatives 5 and 6. Therefore, dedication to a public agency can still be required if either of the alternatives is adopted. 3. Can Los Angeles County require restrictions placed on the use of the River Corridor if the project is significantly reduced as proposed in Alternatives 5 and 6? The EIR indicates that although there would be no construction in the River Corridor areas, there would be no restrictions placed on the use of the River Corridor under either of these alternatives. These restrictions, however, are based upon a biological study and would apply to any construction on the property, regardless of size. Therefore, it is City staffs opinion that these restrictions can be imposed if either Alternative 5 or 6 is adopted. 4. What are the impacts on school facilities if the project is not built to the number of dwelling units as proposed in the Specific Plan? State law requires developers to fully mitigate the impacts of development on school facilities when the developer is requesting a general plan amendment or zone change that will result in higher residential densities. The Newhall Ranch Specific Plan would result in a general plan amendment that would significantly increase the number of residences. Therefore, the Newhall Ranch Company must fully mitigate school facility impacts. If the project is reduced in size, then either the number of schools or the size of schools would be proportionally reduced, or both. Therefore, school facilities would not be impacted if the project is built with fewer residences than proposed by the developer. 5. What are the impacts on library, sheriff, and fire protection services for the entire Santa Clarita Valley? Both the Los Angels County Sheriffs and Fire Departments have indicated that the project would generate sufficient revenue to in turn provide service to the Newhall Ranch project consistent with services provided in the remaining unincorporated portions of Los Angeles County. The Newhall Ranch Company is subject to an interim fee to construct library facilities until such time that the Board of Supervisors adopts a permanent fee. This interim fee was designed to meet the County's Development Monitoring System requirements to mitigate impacts on library services. Alternatively, in lieu of paying a fee, the Newhall Ranch Company has made an offer to Los Angeles County to dedicate land, construct, and stock library facilities earlier than would be provided by the fee structure. 6. Prepare an independent fiscal analysis of the tax revenues and costs associated with the Specific Plan. The -City Council directed staff to hire a consultant to prepare a detailed fiscal analysis at its April 28, 1998, meeting. This analysis currently is not available; however, Administrative Services Department staff will provide a separate report on the status of this analysis at the May 12' Council meeting. ATTACHMENT Summary of City Issues Regarding Newhall Ranch JJL:VPB:lep s:\pbs\counc-d\Nw1rnch3 SUMMARY OF CITY OF SANTA CLARITA ISSUES AND REQUESTED PROJECT MODIFICATIONS RELATED TO NEWHALL RANCH MAY 12,1998 1. Metrolink Right -of -Way Reservation Issue: The Specific Plan allows for the reservation of right-of-way for Metrolink service between the Santa Clarita Valley and the City of Ventura. However, absent a development agreement or similar mechanism, there is no guarantee that the Metrolink line, station, and park-and-ride lot will be dedicated to the Metropolitan Transit Authority (MTA). City Reouest: That Los Angeles County provide a mechanism, through a development agreement or similar 2. Future Transit Needs Issue: The EIR anticipates over 18,000 weekday transit trips generated by Newhall Ranch once build -out is completed. According to City of Santa Clarita Transit Division estimates, this would result in an annual operating cost of $9,538,017 and would require a net subsidy of $6,676,612. The ultimate build -out of Newhall Ranch would generate $4,295,362, thereby creating a shortfall of $2,381,250. Additionally, there is a two-year delay between when the revenue begins generating and the transit system actually receives them. City Request: That Los Angeles County identify a funding source for this shortfall for the long term service and for the immediate capital investment needed to provide the buses. Additionally, the Specific Plan should be amended to add more "livable communities". concepts to encourage higher transit ridership. 3. Impacts to the Regional. Highway System Issue: The EIR depends upon public funding for improvements to the regional highway system such as improvements to the interchanges in Newhall Ranch along State Route 126.and the interchanges with Interstate 5 at Magic Mountain Boulevard, Valencia Boulevard, and State Route 126. However; public funding for these improvements is not guaranteed and the project would have significant impacts to the regional highway system if these improvements are not constructed prior to the construction of Newhall Ranch. City Reouest: That Los Angeles County require the developer to pay for these improvements if public funding is not secured and construction commenced before the need for these improvements occurs based upon appropriate traffic studies. 4. Trail Standards Issue: The Santa Clara River Regional Trail is not sufficiently wide enough to accommodate multiple users City Request: That Los Angeles County widen the Santa Clara River Regional Trail to 40 feet in width. 5. Maintenance, Staffing, and Programming of Public Parks Issue: The fiscal impact analysis indicates that there would be surplus tax revenues available for park recreation funding; however, there is no guarantee that revenues generated by this project will be utilized to provide park staffing. Additionally, there is no guarantee that this project will provide teen programs and anti -gang programs for the residents of Newhall Ranch, which is instrumental in reducing crime rates. City Reauest: That Los Angeles County establishes timelines for the construction, maintenance, and programming of public parks. 6. Regional/Community Sports Center Issue: Although the Specific Plan allows for multiple neighborhood parks that may adequately serve the needs of the immediate neighborhoods, there is no guarantee of a regional facility to accommodate the needs for community tournaments or league play. Absent this guarantee, future residents of Newhall Ranch seeking these facilities within the City will impact the City. City Request: That Los Angeles County require that the Newhall Ranch Company either provide a regional facility or contribute towards the expansion or construction of new regional facilities elsewhere in the Santa Clarita Valley. 7. High Country Management Issues: A conservation and recreation easement will be granted to the County of Los Angeles that will maintain public oversight; however, the management of these areas and the timing of the dedications remains unresolved. The Newhall Ranch Company proposes that the Center for Natural Lands Management manage these areas. The Newhall Ranch Company has proposed dedicating the High Country at mid -point in the development of Newhall Ranch or sooner if Portrero Valley Village development has reached the 3,000th residential building permit. City Request: That Los Angeles County require that the High Country be managed by the Santa Monica Mountains Conservancy and require these lands to be dedicated upon approval of the development agreement. 8. Impacts on the Santa Clara River Significant Ecological Area Issue: Significant riparian habitat would be removed from the River Corridor.SEA with insufficient mitigation for this impact. This SEA is the largest in the Santa Clarita Valley and supports a.variety of natural habitats including freshwater marsh, coastal sage scrub, oak woodland, and riparian woodlands. City Request: That Los Angeles County amend the Specific Plan to prohibit development in, or modification of, the existing FIA 100 Year Flood Plain and the Los Angeles County 50 year Flood Plain. Also, the City requests that the Santa Clarita Watershed Recreation and Conservation Authority manage this area. 9. Bank stabilization alternatives Issue: Even though the Newhall Ranch Company has agreed to add Specific Plan language that would allow the use of alternatives such as buried bank stabilization, they have not made a commitment to utilize this method. The Newhall Ranch Company has only agreed to allow this method as an option. City Request: That Los Angeles County amends the Specific Plan to require the buried bank stabilization along the Santa Clara River. 10. Hillside/Bidgeline Development Standards Issue: The Specific Plan's Hillside/Ridgeline development standards do not provide the fullest extent possible for protection from excessive grading and landform alteration. City Request: That Los Angeles County amend the specific plan adding stronger language requiring, instead of encouraging, sensitive landform alteration techniques and add a discretionary review procedure for significant landform alteration. 11. Guaranteed Source of Water Issue: The existing EIR mitigation measures require that a source of water be identified prior to the recordation of each subdivision map. City Request: That Los Angeles County require the identification of water sources earlier than at the recordation of the subdivision maps, and require a phasing plan that identifies the water sources for entire phases of the project. 12. School facilities Issue: The project does not guarantee that adequate school facilities will be provided. The impact of the project on the local junior high and high schools is considered to be unavoidably significant by the William S. Hart Union School District City Request: That Los Angeles County require that an agreement between the Newhall Ranch Company and the William S. Hart School District be in place prior to the approval of the General Plan Amendment and adoption of the Specific Plan. 13 Fiscal Impact Analysis Issue: The City Council has directed staff to hire a consultant to evaluate the fiscal impact analysis submitted by the Newhall Land and Farming Company. This new fiscal impact analysis will determine whether the project will generate enough tax revenue within the City of Santa Clarita to provide for the additional improvements to the roadway system within the, provide additional transit services, and provide additional parks and recreation services to accommodate the impacts of the development project. JJL:VPB:lep s:\ pbs \council \nwlrexh