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HomeMy WebLinkAbout2000-11-28 - AGENDA REPORTS - NEWHALL PARTNERS GVR (2)CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval 4t Item to be presented : Vince Bertoni CONTINUED PUBLIC HEARING DATE: November 28, 2000 SUBJECT: NEWHALL PARTNER'S GOLDEN VALLEY ROAD PROJECT DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council receive the staff report, receive public testimony, close the public hearing and take the following actions: 1. Approve the attached Memorandum of Understanding with Zephyr Newhall L.P. regarding construction of Golden Valley Road between Sierra Highway and Green Mountain Drive. 2. Adopt a Resolution certifying for the Final Environmental Impact Report prepared for the Newhall Partners Golden Valley Road project; 3. Introduce an Ordinance for Zone Change 99-001 and pass to a second reading on December 12, 2000. 4. Adopt Resolutions approving Conditional Use Permit 97-013, Variance 99-001, and Oak Tree Permit 99-001; and Adopt a Resolution approving Vesting Tentative Tract Map 48892 (150 units). BACKGROUND On October 3, 2000, the Planning Commission recommended to the City Council to approve the 147 Unit Code Compliant Alternative Three Project identified in the EIR rather than the applicant's project proposal of 176 units that include variances, a conditional use permit, and zone change. The Planning Commission believed that the applicant should comply fully with the City's Unified Development Code. Subsequently, the applicant appealed the Planning Commission's recommendation to the City Council. On October 24, 2000, the City Council opened the public hearing, received staffs report and public testimony on the project. The City Council directed staff to return to this Council meeting with resolutions and an ordinance for an improved project design and address issues that include an improved private park, open space paseos, Golden Valley Road (that includes bus turn outs, funding, striping, and truck traffic), drainage, Sierra Highway Pedestrian Bridge, and the William S. Hart School District mitigation agreement. Adopted:&`no- 6,0 CC) -151 Agenda Item -L PROJECT DESCRIPTION Following the October 24, 2000 City Council meeting, staff worked with the applicant on the previously stated issues and have returned with an improved project design. The new project design includes 150 units that will consist of 5,000 square foot lots and the street frontage widths required by the Unified Development Code. The street design has been modified slightly for a more enhanced circulation pattern as shown on the site plan. The applicant is still requesting a zone change and conditional use permit for private street right of way widths and variances to allow for 8 to 13 foot front yard setbacks and to allow for one reversed corner lot a 10 foot setback rather than the required 20 foot setback. In addition, staff removed a condition that prohibited the applicant to gate the project. By removing the condition, it allows the applicant more flexibility of "upscaling" the project. If the applicant chooses to gate the project site in the future, the request would require approval of a conditional use permit by the Planning Commission. The project site will also include the 1 1% to 1 slope as originally proposed along Sierra Highway. Also, in order to accommodate the 150 lots, the applicant omitted the RV lot on the project site. The project site's slopes along Sierra Highway will also be enhanced with contour grading and consist of trees, landscaping and shrubs. In addition, the mitigation oak trees have been conditioned to be located in the open space lots (157 and 185) to the satisfaction of the City s Oak Tree Specialist. PROJECT ANALSYS OVERLOOK/PASEOS/PRIVATE PARK The developer is proposing approximately a Y4 acre passive overlook area in the southeastern corner of Lot 158 and a meandering paseo walkway through Lot 158, to serve as a passive recreational amenity for area residents. The overlook will be developed with decomposed granite surfacing, turf, a viewing area with benches, a temporary irrigation system, and native vegetation. A connecting 10' -wide paseo walkway will extend from the 8' meandering walkway required along Future Golden Valley Road, through the overlook, and westward along the project's boundary. Lot 158 will be owned and maintained by the Homeowner's Association. The developer is also including a private park site located within the tract boundaries. The private park will include a pool area, parking lot, tot lot, and an open grass play area. As mitigation for project oak tree impacts, the developer will be required to plant oak trees on Lot 158 at locations as agreed with the engineer of record. A temporary irrigation system will be required for the duration of the establishment period, and the trees shall be generally located along the paseo walkway for inspection and maintenance. GOLDEN VALLEY ROAD Truck Traffic The City Council directed staff to study the feasibility of a separate right turn lane going eastbound on Golden Valley Road just before the Golden Valley Road/Sierra Highway intersection to encourage trucks to use the Placenta Canyon Road off -ramp. Staff researched this possibility and concluded that there is an exclusive eastbound right turn lane that could be added just before the Golden Valley Road/Sierra Highway intersection going towards the project site and the Montecetio Development. This lane would help encourage trucks coming from the Santa Clarita Business Park not to use Golden Valley Road but rather use the Placerita Canyon Road off -ramp. Golden Valley Road funding At the October 24th Council meeting it was recognized that the link of Golden Valley Road being constructed by the applicant is a critical link to the City's circulation system. It was further recognized that the cost of constructing the roadway is a burden that is too large for this project. The roadway is estimated to cost $7.5 million dollars. Of this amount the developer is requesting that the City contribute approximately $4.3 million dollars. A Memorandum of Understanding (MOU)was drafted defining the City's contribution to the project outlining a mechanism to provide the needed funds. Existing Bridge and Thoroughfare District (B&T District) policy allows the cost of work within the road right-of-way to be reimbursable from the District. The project proposes to construct three shear keys to stabilize both the development and the roadway. This work is mostly outside the Golden Valley Road right-of-way. The applicant is requesting that the City reimburse the City's share of this work. The City recognizes that the grading work outside the right-of-way will benefit both the City and the Developer. Because of this, the City is working with the County of Los Angeles to revise the Eastside B&T District and is proposing to add the cost of the City's share of this work to the District. By adding the cost to the District the cost will become reimbursable through the District. After the successful revision of the Eastside District the requested funds would become available through the B&T District in the form of credits. These credits could be used to pay future B&T fees in the District. It should be noted that the MOU is contingent on the successful revision of the Eastside B&T District. Golden Valley Road Striping The City Council also directed staff to research the possibility of striping Golden Valley Road along the project's frontage for four lanes until the striping of six lanes of traffic is warranted. Golden Valley Road is designated as a six -lane major arterial in the City's General Plan Circulation Element, north of SR -14. The existing Golden Valley Road between Green Mountain Drive and SR -14 is currently striped for 4 lanes, however, has the capacity for the striping of six lanes within the existing dedicated right-of-way when warranted. Golden Valley Road along the project's frontage will also be striped for four lanes until such time that the striping of six lanes is warranted. Golden Valley Road is a significant link in the City's roadway network, and is projected to carry considerable volumes of traffic. The Circulation Element was developed and adopted to accommodate the traffic volumes that are projected for buildout of the General Plan Land Use Element. All the Elements in the General Plan were developed to be consistent with each other so that it provides the City with clear direction for the future. Bus Turn Outs The City Council directed staff to research the possibility of incorporating bus turnouts on Golden Valley Road along the project's frontage. After researching the possibility of bus turnouts on the eastbound and westbound sides of Golden Valley Road between Sierra Highway and Green Mountain Drive, staff believes there is warrant for two bus turnouts on the south side and one on the north side closer to Sierra Highway with the possibility of an additional turnout on the north side closer to Green Mountain Drive. Staff has incorporated language in the form of conditions of approval that would require the applicant to provide three turnouts along the project's frontage on Golden Valley Road with the possibility of a fourth one if feasible to the satisfaction of the City Engineer. The fourth turnout would be looked at more closely when the street improvement plans are submitted. The bus stops would include a stylized bus bench, trash receptacle, and a stylized bus shelter that complements the architecture of the project. SIERRA HIGHWAY PEDESTRIAN BRIDGE The City Council directed staff to research the feasibility of locating a pedestrian bridge over Sierra Highway to the future proposed high school. Staff has researched this issue and found that the pedestrian bridge over Sierra Highway may be feasible. Thus, staff has incorporated into the conditions of approval that the applicant shall conduct an analysis for an appropriate pedestrian bridge location for crossing Sierra Highway within the project site, and dedicate an irrevocable easement for the area needed to construct a pedestrian bridge and proper ramping. A preliminary pedestrian bridge design is required to determine the area needed for the pedestrian bridge and ramps. The estimate cost for a pedestrian bridge construction is between $600,000 and $1,200,000 dependent on the type of design required by the area constraints. DRAINAGE Questions were asked about the drainage impacts of the project on the Friendly Valley Golf Course at the October 24th Council Meeting, which resulted in the City Council directing staff to further research this issue for the November 28, 2000 meeting. Since the area has experienced heavy erosion during periods of heavy rains the applicant was asked after the City Council meeting by staff to submit information showing that the project would have no impact on the downstream area. The applicant submitted a drainage study that was expanded from the original drainage study to look closely at the effect of the development after runoff compared to that of the existing condition of the site. The results of the study showed that the new project design will increase the time of concentration of the runoff thereby creating no drainage impact to the downstream properties. However, the applicant has agreed to be conditioned to contribute $300.00 per project unit for improvements toward the Honby Channel. WILLIAM S. HART SCHOOL DISTRICT The applicant and school district have not reached an agreement on school fees above the statutory law, thus the applicant will be required to pay the current Statutory School Fees. Under current State law, the applicant is required to pay a minimum of $1.93 per square foot of assessable residential space, as defined in the Government Code 65995. As a result of this law, the applicant would be required to pay at a minimum approximately $747,296.00, calculating each home at 2,200 square feet. The applicant agrees with this provision and is not in agreement with the School District's request of $1,723,696.00. As stated previously the City Council may not condition the project to provide school facilities mitigation in excess of that mandated by state law. However, the applicant and school districts are free to provide for different or additional mitigation by agreement. Staff has conditioned the applicant that no building permits will be issued until all of the applicable school mitigation fees are paid to the districts. FISCAL IMPACT The fiscal impact of the project would consist of a major arterial road (Golden Valley Road) being fully constructed and improved by the applicant. The applicant would be required to pay for the cost of construction of the road which would include a reimbursement program set up between the applicant and the City. This program would help reimburse the applicant with some of the costs of the road. If the project site is never developed the City at some point in the future would need to build this significant million dollar plus arterial roadway link that is identified in the Circulation Element of the City's General Plan. ALTERNATIVE ACTION 1. Other action as determined by the Council. ATTACHMENTS Site Plan (Applicant's 150 Unit Project) MOU for Golden Valley Road Funding Resolutions for Oak Tree Permit, Variance, Conditional Use Permit, EIR, VTTM 48892 Ordinance for Zone Change Summary of Changes October 24, 2000 City Council Agenda Report (reading file) Planning Commission Resolutions (reading file) Planning Commission Staff Reports (reading file) Draft Environmental Impact Report (reading file) Final Environmental Impact Report (reading file) Mitigation Monitoring Program (reading file) Financial Analysis (reading file) JJL:VPB:JWH pbs\current\1997\97143\art MEMORANDUM OF UNDERSTANDING This Memorandum of Understanding ("MOU") between the City of Santa Clarita and Zephyr Newhall L.P., the applicantlowner of Tract No. 48892 (cumulatively the "Parties"), is entered into this _ day of November, 2000. The purpose of this document is to outline the terms and conditions for the approval, entitlement, and improvement of Golden Valley Road from its terminus at Green Mountain Road to Sierra Highway in conjunction with the approval and development of Tract No. 48892. RECITALS 1. The City of Santa Clarita ("City") is an incorporated municipality located in the County of Los Angeles. 2. Zephyr Newhall L.P. ("Zephyr") is the applicant of Vesting Tentative Tract Map No. 48892 ("48892"). 3. 48892 consists of former approved Vesting Tentative Map No. 48892 and former Vesting Tentative Map No. 46022. Both maps were deemed expired under a Settlement Agreement dated February 16, 1996. 4. 48892 was re -submitted in 1998 and deemed complete in July 1999. 6. 48892 requested approval of 186 lots, including 176 residential lots, private streets, and several variances. 6. On October 3, 2000, the Planning Commission of the City of Santa Clarita recommended Alternative Three of the FEIR to the City Council, consisting of 147 residential lots that each conform to the City's UDC. 7. 48892 has been conditioned with the improvement of Golden Valley Road ("GVR"). Using the design proposed by the applicant, it is estimated to cost approximately $7,600,000. This design will stabilize both GVR and the development. 8. A cost estimate was prepared at the City's direction by Land Design Consultants, Inc. Alan E. Seward Engineering Geology Inc. prepared a technical analysis, dated June 19, 2000 with an addendum dated October 16, 2000. These reports support the cost estimate of GVR as specified in paragraph 7 above. 9. It is in the best interest of the City to have GVR improved by 48892 with the cost shared by both the applicant and the City. GVR is a major arterial link in the City and part of the City's Master Circulation Plan, and is therefore considered a B&T District improvement. 10. 48892 is within the Eastside B&T District. The Eastside District is currently being revised. The resulting fee amount is unknown. Under the Settlement Agreement the tract is required to pay B&T fees in the amount of $2,000. The current fee is $10,000. This is considered an interim fee since the District is being revised. 11. It is understood that by the payment of the $2,000 B&T fee, the reimbursement of road construction cost would be limited by the amount of fees paid. This would leave nearly all of the cost unreimbursed. 12. It is also understood that by the payment of the $10,000 interim B&T fee, the reimbursement of the road construction cost would be limited to the cost of the improvements within the right-of-way, leaving all work outside the right-of-way unreimbursed 13. It is proposed to add the City's share of grading outside the right-of-way to the B&T District during the revision. Because of this, it is further understood that the B&T fee for the tract must be based on the unknown higher rate per the future revised District to qualify for the requested reimbursement of work inside and outside the right-of-way. 14. The following agreement will apportion the cost of this work between the City and the applicant matching the benefit of each as closely as is practical using B&T policies proposed in the revised District. 15. Upon the completion of the District revision, the B&T fee is expected to increase to an unknown amount. 16. The following agreement will be based on the higher unknown rate with the applicant's obligation limited to the $10,000 interim fee. The increased amount (difference between the B&T obligation at $10,000 and the obligation at the unknown higher rate), is to be borne by the District. 17. 48892 submitted a Financial Analysis dated July 15, 2000 to the City demonstrating the financial impact to 48892 of improving GVR with 176 lots. 48892 submitted an addendum to the Financial Analysis dated October 16, 2000 showing the financial impact to 48892 of improving GVR with 147 lots. 18. The City Council instructed staff on October 24, 2000 to enter into an agreement to participate in the financing of GVR, thereby enabling 48892 to improve GVR. 19. The MOU contained herein outlines the terms and conditions under which the Parties have agreed to work together for the approval, entitlement, and improvement to Golden Valley Road and 48892. AGREEMENT Note: This Agreement is contingent upon the successful completion of the revised B&T District and its inclusion of work outside the GVR right-of-way, the final approval of Tract No. 48892 and the implementation by Zephyr of said approval. 20. The current "interim" B&T fee in the Eastside District is $10,000 per unit. The fee is expected to increase to a fee amount between $15,000 and $20,000. 21. The agreement must be based on the higher rate. 22. The entire cost of the roadway and grading are fully reimbursable within the right-of- way. The cost of the work outside the right-of-way is to be shared as described below. 23. The Parties hereby agree that 48892 will pay a B&T fee of $10,000 instead of the $2,000, as specified in the Settlement Agreement. 24. The difference between the $10,000 B&T obligation and the unknown higher rate will be borne by the District. 25. 48892 has been conditioned to pay its B&T fees at the time it pulls building permits for the homes it will construct. 26. The cost of GVR, for the purpose of illustration, can be separated into three components. These include the area within the right-of-way ("A"), the area north of the right-of-way ("B"), and the area south of the right-of-way ("C"). The cost of GVR, estimated at $7,500,000, is allocated as follows: Area "A" $3,500,000 Area "B" $2,000,000 Area "C" $2,000,000 27. The City Council has determined that 48892 should receive reimbursement from the estimated $7,500,000 as follows: Area "A" 100% of actual approved B&T costs $3,500,000.00* Area "B" 50% of actual costs of grading $1,000,000.00** Area "C" 63% of actual cost of grading $1.260.000.00** $5,760,000.00 B&T fees to be paid <$1.500A00.00> Total Reimbursement $4,260,000.00 Standard B&T reimbursement (inside R/W) <$2.000.000.00> Additional B&T reimbursement (outside RIM $2,260,000.00 28. It is understood that the schedule above is an outline of the economic terms and conditions of the reimbursement schedule requested by the City Council to 48892. 29. The City is not responsible for additional costs that may be incurred by the improvement of GVR. 30. The City will issue B&T credits ("Credits") for the amount to reimburse the applicant. Credits may be sold to and used by other developers in the Eastside District to satisfy B&T obligations. Credit will be given to the applicant when GVR is accepted by the City. Credit will be given in units based on the revised fee. * This amount is a "not to exceed" number. The actual amount will be based on the approved cost of the actual B&T work. ** Area A and B costs are a not -to -exceed number and are limited to the percentage of the volume of earth within the areas shaded green and blue on the sections that are a part of the June 19, 2000 Seward Report, which are outside the GVR right-of-way. ACCEPTED AND AGREED TO BY: Applicant - Tract 48892 Zephyr Newhall L.P. By: Robert Wilcox Zephyr Partners LLC ITS: General Partner Hevl.ed 1vivw wrs-W ,4eaMA. The City of Santa Clarita By. PUBLIC NOTICE NOTICE IS HEREBY GIVEN that on November 28, 2000, the City Council of the City of Santa Clarita introduced an Ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING ZONE CHANGE NO. 99-001 (MASTER CASE 97-143) FOR THE NEWHALL PARTNERS GOLDEN VALLEY ROAD PROJECT LOCATED SOUTHEAST OF SIERRA HIGHWAY AND WEST OF THE GREEN MOUNTAIN DRIVE / GOLDEN VALLEY ROAD INTERSECTION A certified copy of the complete text of the ordinance is posted and may be read in the City Clerk's Office, 23920 Valencia Boulevard, Suite 301, Santa Clarita, and/or a copy may be obtained from that office. Dated this 30'h day of November, 2000 a` Sharon L. Dawson, CMC, City Clerk City of Santa Clarita STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF SANTA CLARITA ) 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 by Thursday, November 30, 2000, she caused a certified copy of the subject ordinance to be posted and made available for public review in the City Clerk's office and a copy of the ordinance summary to be published as required by law. 1-� -' --'' _• Sharon L. Dawson, CMC, City Clerk City of Santa Clarita