HomeMy WebLinkAbout1999-10-26 - AGENDA REPORTS - NORTH VALENCIA 2 SP ANNEX (2)AGENDA REPORT
City Manager Approval
PUBLIC HEARING Item to be presented 4: Vince Bertoni
DATE: October 26, 1999
SUBJECT: NORTH VALENCIA NO.2 SPECIFIC PLAN AND
ANNEXATION (MASTER CASE NOS. 98-183, 99-055),
GENERAL PLAN AMENDMENT 98-002, ANNEXATION
NO. 98-02, SPECIFIC PLAN (PREZONE) 98-003,
ANNEXATION AND DEVELOPMENT AGREEMENT 98-
001, VESTING TENTATIVE TRACT MAP (VTTM) 44831
OPTION A, VTTM 44831 OPTION B, VTTM 52667,
CONDITIONAL USE PERMIT 98-006, OAK TREE PERMIT
98-020, HILLSIDE REVIEW 99-002, ENVIRONMENTAL
IMPACT REPORT SCH# 98111201
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
Receive staff and consultant presentation, open the public hearing, receive public
testimony, provide direction to staff for processing, continue the public hearing to
a date certain.
PURPOSE OF THIS MEETING
The purpose of this meeting is to have staff and the environmental consultant
provide a coordinated presentation to introduce the North Valencia No. 2 Specific
Plan, related entitlements and associated environmental impacts. This meeting
would also provide an opportunity to receive public testimony and begin Council
discussion. Staff recommends that the public hearing be continued to November
9, 1999 to allow for additional public testimony, Council deliberation, closure of
the public hearing and directives to staff for adoption of the Specific Plan and
entitlements and certification of the FEIR. The adoption of the resolutions and
first reading of the ordinances would occur on November 23, 1999 with the
ordinance second readings and adoption following on December 14, 1999.
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BACKGROUND
Non-binding Memorandum of Understanding
On July 14, 1998, the City and the Valencia Company entered into a non-binding
Memorandum of Understanding (MOLT) regarding the potential annexation of
approximately 1,054 acres located in unincorporated Los Angeles County that
included the North Valencia No. 2 Specific Plan and North Valencia 2 Annexation
area and the North Park Annexation area. At the time that the MOU was
adopted, the applicant, Valencia Company, stated their intention to request
entitlement for up to 2,500 dwelling units and a maximum of 310,000 square feet
of commercial/mixed uses. Existing Los Angeles County approved entitlements in
the Specific Plan area include 67,000 sq. ft. Plaza del Rancho retail center
(Newhall Ranch Road and Dickason Drive), 80,000 sq. ft. retail center at the
northeast corner of Copper Hill Drive and Newhall Ranch Road, and
approximately 45 acres within the Valencia Industrial Center.
While the non-binding MOU contained several deal points, the main issues
involved the sale of approximately 111 acres of San Francisquito Creek and
upland preserve zone between Newhall Ranch Road and Copper Hill Drive to the
City for the proposed price of $613,800. The Valencia Company would construct
the River Trail and multi -use trail within this sale area and provide landscaping.
Other main provision of the non-binding MOU included the use of buried soil
cement bank stabilization, administrative approvals for subsequent development
of the project area, agreement with the Los Angeles County North River Park and
Trail Agreement (allows up to 50 percent Quimby Credit for parklands within the
MWD easement) and granting of a 30 -foot multi -use trail easement and $140,000
toward construction of a portion of the River Trail along the Santa Clara River
between the first North Valencia project to Interstate 5. The non-binding MOU
formed the basis for the proposed development agreement deal points considered
by the Planning Commission.
Project Description
The North Valencia No. 2 Specific Plan and annexation is located on
approximately 598 acres north of Newhall Ranch Road, west of McBean Parkway
and generally south and east of Copper Hill Drive and south of Decoro Road. The
North Valencia No. 2 Specific Plan proposes a mix of residential, non-residential,
public facilities, a park and open space uses. Approximately 65 acres of the area
is already developed. City entitlements are requested for the remaining area and
include 1,900 residential units and 210,000 square feet of commercial uses.
This project includes the following entitlement requests: North Valencia No. 2
Annexation, the North Park Annexation, the North Valencia No. 2 Specific Plan,
the General Plan Amendment to the Land Use Element to create a North
Valencia No. 2 Specific Plan, the General Plan Amendment to the Circulation
Element to modify roadway cross sections as described in the Specific Plan, the
Prezone (zone change) to the Specific Plan Zone for approximately 596.2 acres, the
Annexation 'and Development Agreement between the Valencia Company and the
City, Vesting Tentative Tract (VTTM) 44831 Option A, VTTM 44831 Option B,
VTTM 52667, the Conditional Use Permit (CUP) to allow grading in excess of
100,000 cubic yards and to specify a haul route, the Hillside Review Permit to
allow grading on slopes over 15% with innovative design, the Oak Tree Permit to
allow removal of 24 of the 55 oak trees (Option A) or to allow removal of 13 of the
55 oak trees (Option B), and the environmental document and statement of
overriding considerations (SOC).
The North Valencia No. 2 Specific Plan is divided into three Planning Areas and
nine sub -areas. The Eastcreek Planning area is locate east of San Francisquito
Creek, has four sub -areas and would have a maximum of 1,200 dwelling units and
150,000 square feet of commercial uses. The future junior high school and 15.9 -
acre City Park are located within the Eastcreek Planning area. Decoro South is
the second Planning Area and is located on the west side of the creek. It includes
Valencia High School, the Plaza del Rancho retail center and a portion of the
Valencia Industrial Center. Specific Plan sub -areas five, six and seven are
located within Decoro South which would have a maximum of 700 dwelling units
and 60,000 square feet of commercial uses.
The third Planning Area is San Francisquito Creek which is divided into two sub-
areas, the creekbed and an Upland Preserve Zone. Proposed extensions of the
River Trail and multi -use trail would be located within the upland preserve zone.
The North Valencia No. 2 Specific Plan contains two land use scenarios (Options
A and B), the primary difference being the location of a future junior high school
and public park either at the northwest corner of Newhall Ranch Road and
McBean Parkway or the northwest corner of Decoro Drive and McBean Parkway.
The Hart School District has indicated that locating a school at the corner of
Decoro Drive and McBean Parkway (Option B) has been abandoned because of
the cost of mitigating liquefaction concerns. During the Planning Commission
consideration of the project and the development agreement deal points, there
was an assumption that Option B was the most likely development scenario. In
response to concerns over the school location, a third land use option has been
proposed addressing land uses if no public school is located within the specific
plan area.
On January 5, 1999, the City Council held a study session on the North Valencia
No. 2 Specific Plan and annexation project. A second Council study session was
held on July 6, 1999 and Council comments from this study session are
summarized in a later section of this report.
Prezone and Annexation
On February 9, 1999, the City Council approved a prezone for the North Valencia
No. 2 Specific Plan and North Park areas according to the designations of the
City's General Plan. These zones included RE (Residential Estate), RS
(Residential Suburban), RMH (Residential Medium High), RH (Residential High),
CN (Neighborhood Commercial), CC (Community Commercial), and BP (Business
Park). Although prezoned together, the North Valencia No. 2 and North Park
Annexations are proceeding independently because the North Valencia No. 2
annexation is uninhabited and the North Park annexation is inhabited. On June
22, 1999, the City Council authorized the City to file an application to annex the
North Valencia No. 2 Specific Plan area with LAFCO, with all LAFCO filing fees
to be paid by the Valencia Company. The next step is for the County to forward a
proposed tax transfer to the City, anticipated to occur in November 1999. The
City is also in the midst of a Stormwater Utility fee election for the North
Valencia area that will be finalized at the November 9, 1999 Council meeting.
Property owners within the North Valencia No. 2 annexation area must approve
the Stormwater Utility fee in order for the annexation to proceed. The inhabited
North Park Annexation is still in the preliminary stage because property owner
petitions showing at least 60% support of the North Park Annexation have not yet
been submitted to staff.
Environmental Impact Report
An Initial Study and Notice of Preparation (NOP) for this project were circulated
in November 1998. A scoping meeting attended by approximately ten people was
held in December 1998. Subsequently, a Draft EIR was prepared by Impact.
Sciences that analyzes twenty environmental issue areas raised through the NOP
and scoping meeting process.
The Draft EIR identified five environmental areas that would have significant
impacts that could not be mitigated. These are Air Quality (Project and
Cumulative), Biota (Project and Cumulative), Solid Waste (Project and
Cumulative), Visual Impacts (Project) and Agricultural Resources (Project and
Cumulative). Thirteen environmental areas were identified where significant
impacts would occur; however, mitigation measures have been recommended to
reduce impacts to less than significant levels. These are Geotechnical Resources,
Hydrology/Flood, Traffic/Circulation, Cultural Resources, Human Made Hazards,
Sheriff Services, Parks and Recreation, Utilities, Noise, Water Service, Libraries,
Waste Water and Fire Protection. There are two environmental areas where no
significant impacts would occur (no mitigation required). These are Education
and Population/Housing/Employment.
The draft environmental impact report (DEIR) was circulated for public comment
from March 31, 1999 to June 17, 1999 (79 days). During the public comment
period, the Planning Commission held 11 public hearings to discuss various
sections of the DEIR. These public hearings included some focused presentations
and discussions on a variety of topics such as grading, bank stabilization,
significant ecological areas, biology and trails.
A Final EIR (FEIR) was presented to the Commission in September that included
responses to the written and verbal comments received during the public review
period, DEIR text modifications based upon the public comments, and a
Mitigation, Monitoring and Reporting Program. In an effort to respond to every
issue raised, the FEIR distributed to the Council includes a response to every
environmental comment received at all Planning Commission public hearings.
The Commission held three hearings in September where the Final EIR was
discussed. The Planning Commission recommended certification of the Final EIR
and adoption of a statement of overriding considerations.
Planning Coimnission Recommendations
The Planning Commission held 20 hearings on the proposed project including
discussion of the environmental impacts, Specific Plan provisions, other requested
entitlements (oak tree permits, hillside grading, general plan amendment and
tentative tract maps) and development agreement deal points. The main concerns
expressed by the Planning Commission included the location of the public trails
and equestrian access, sustainability, hillside grading, geology, the location of the
proposed City Community Park, the Upland Preserve Zone and SEA habitat
protection, oak tree preservation, Quimby credit for the MWD easement,
adequacy of schools and water service.
The Planning Commission made the following recommendations on significant
project issues:
• Re -location of the multi -use trail on the west side of the creek to a location
closer to Dickason Drive, an at -grade trail crossing at Decoro Drive and
Dickason Drive and the addition of a equestrian accessible trail head at
Dickason Drive and Newhall Ranch Road.
• Approved the location of the river trail on the eastside within the Upland
Preserve Zone, but adjacent to the outermost margin except at bridge
crossings or where necessary because of topography. The Commission found
that a 100 -foot buffer that includes the trails was an adequate habitat buffer.
The Commission also supported narrowing of the buffer and trail at bridge
undercrossings.
• Re -design of the grading on the Eastcreek project to preserve all except four
scrub oaks and five Coast Live oaks impacted for construction of Decoro Drive
bridge. The Commission also required the establishment of an Oak Tree
Habitat Restoration area.
• Directed nearly 70 changes to the Specific Plan text, particularly to the
permitted uses chart, following extensive discussion of development
standards, general plan consistency, livability and sustainability, mixed use,
pedestrian and transit connections, trail locations, traffic calming, parking,
gates, density and building heights.
• Directed that if no school is located within the Specific Plan area, then
development proposed within Eastcreek sub -areas one and three would return
to the Commission for approval.
The Planning Commission made the following deal point recommendations on the
development agreement issues:
• Approval of the 15 -year development agreement with changes to ensure that
the applicant would construct the 15.9 -acre Community Park (up to $lmillion)
and to provide CPI increases where costs are specified.
Acceptance that the Quimby requirement for this project is 15.9 acres based on
the County North River Park and Trail Agreement, not 17.1 acres as would
otherwise be required by the City formula. Also, agreement to allow 50 percent
Quimby credit for the parkland within the MWD easement (11 acres) toward the
15.9 acre Community Park on site B. Site B was the site primarily considered by
the Commission.
• Agreement to pay $613,800 or appraised value (which ever is less) for the
Upland Preserve Zone. If the City does not purchase the Upland Preserve
Zone, then the developer will not build the River Trail. There is no identified
funding source for the purchase.
• Agreement to provide administrative approval for future subdivision and
development within this area provided such development is consistent with
the Specific Plan.
• Agreement that the developer will provide a 30 -Foot wide multi -use trail
easement and $140,000 toward the construction of the Santa Clara River Trail
from the South River Project (North Valencia 1) over the old Railroad Bridge
to the I-5.
The Commission voted 4-1 to recommend certification of the FEIR and approval of
the Specific Plan, development agreement and other related entitlements. The
Specific Plan dated October 1999 distributed to the Council reflects the changes
recommended by the Planning Commission.
Several issues were cited as reasons for the dissenting Commissioner's vote on the
Specific Plan and FEIR. These included Specific Plan concerns that the River
Trail should be located outside, not within, the minimum 100 -foot SAT setback,
that Decoro Bridge should not be constructed as proposed and that the project
development agreement should include a turnkey 17.1 -acre City Community Park
and construction of a park on the 7 -acre Los'Angeles County parksite north of
Summerhill Lane.
Concerns over the adequacy of the analysis of water service impacts, seismic
impacts, school impacts, particularly Valencia High School and the future junior
high school, and traffic impacts relating to the need for joint adoption of the
Valencia B&T district were also cited by this Commissioner as reasons for not
supporting the FEIR. Additionally, concerns that the development agreement
only trades deficits and does not provide real benefits to the City and that the
developer should construct the River Trail and give the river to the City,
regardless of whether or not the City purchases the upland preserve area were
also expressed.
COUNCIL STUDY SESSION COMMENTS
On July 6, 1999, the Council held a study session and requested certain
information be provided. The information requested includes the following: a
pedestrian/equestrian mobility plan, trail cross sections including equestrian
uses, a trailhead to accommodate equestrians, information on the width of the
river, provisions for preserving the upland biota, information on historic flooding
patterns, discussion of Quimby and the proposed park and recreational areas, the
school mitigation agreement, conceptual design guides for the commercial uses.
FISCAL IMPACT
A fiscal impact analysis has been prepared for the North Valencia 2 annexation.
The fiscal impact analysis shows that the North Valencia 2 annexation would be
marginally positive for the City following a five-year project build out.
UNDER SEPARATE COVER
1) Planning Commission Resolution P99-019 (Environmental Impact Report
Recommendation)
2) Planning Commission Resolution P99-020 (Project Approval
Recommendation)
3)
4)
5)
6)
7)
8)
9)
Proposed Deal Points Recommended by the Planning Commission
Revised Specific Plan (One binder- includes Planning Commission
revisions and revised tentative tract maps)
Revised VTTM 44831 Option A (Eastcreek-school at Newhall Ranch Road
and McBean Parkway)
Revised VTTM44831 Option B (Eastcreek—school at Decoro Drive and
McBean Parkway)
Revised VTTM 52667 (Decoro South)
Draft EIR (Two binders)
Final EIR (One binder)
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NOTICE OF CONTINUED PUBLIC HEARING
CITY OF SANTA CLARITA
CITY COUNCIL
NOTICE IS HEREBY GIVEN that the City Council of the City of Santa Clarita, at its
regular meeting held October 26, 1999, continued a public hearing on
14. NORTH VALENCIA NO.2 SPECIFIC PLAN AND ANNEXATION (MASTER CASE NOS. 98-183,
99-055), GENERAL PLAN AMENDMENT 98-002, ANNEXATION N0.98-02, LAN SPEC
(PREZONE) 98-003, ANNEXATION AND DEVELOPMENT AGREEMENT 98 IFIC P
-001, VESTING
TENTATIVE TRACT MAP (VTTM) 44831 OPTION A, VTTM 44831 OPTION B, VTTM 52667,
CONDITIONAL USE PERMIT 98-006, OAK TREE PERMIT 98.020, HILLSIDE REVIEW 99-002,
ENVIRONMEN'T'AL IMPACT REPORT SCH#98111201 — Approval of the North Valencia No. 2
Specific Plan and North Valencia 2 Annexation and related entitlements. The 596-acreproject is
generally located north of Newhall Ranch Road, south of Decoro Drive and Copperhill Drive, west of
McBean Parkway, and east of Copperhill Drive.
to November 9, 1999. The continued public hearing will be held at or after 6:30 p.m. in the
Council Chamber at 23920 Valencia Blvd., Santa Clarita, California.
Dated this 27th day of October, 1999.
SHARON L. DAWSON, CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS AFFIDAVIT OF POSTING
CITY OF SANTA CLARITA 1
SHARON L. DAWSON, being first duly sworn, deposes and says that she is the
duly appointed and qualified City Clerk of the City of Santa Clarita and that on October 27,
1999, she caused the above notice to be posted at the door of the Council Chamber located at
23920 Valencia Blvd., Santa Clarita, California.
SHARON LDgWSON,;CITY RELC K
-contph Santa Clarita; California