HomeMy WebLinkAbout2000-10-24 - AGENDA REPORTS - NEWHALL PARTNERS GVR PROJ (2)The settlement agreement also stipulated that if both of the properties (previously VM
48892 and VTTM 45022) were resubmitted with new maps within five years of the date the
settlement agreement was finalized that they would be exempt from the City's Ridgeline
Preservation and Hillside Development Ordinance, and any additions or amendments to
the City's currently existing ordinances affecting density or setbacks, and any new City
development fees.
On August 11, 1997, The Zephyr Newhall, LP (herein referred to as the "applicant- and the
owner of both properties) submitted entitlement requests for a vesting tentative tract map
and conditional use permit to subdivide 34.5 acres into 101 single family detached
condominium units, which included the extension of Golden Valley Road within the
development area. After City of Santa Clarita planning staff reviewed the project,
numerous modifications were made to the submittal and a revised project was re -submitted
to the City on February 23, 1999 which consisted 176 units.
On October 3, 2000, the Planning Commission recommended to the City Council to approve
the 147 Unit Code Complaint 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.
PROJECT DESCRIPTION
The project site is currently undeveloped, vacant, and in primarily a natural state with
native vegetation, oak trees, and varying hilly terrain. Graded dirt roads provide access to
portions of the project site where topography allows. The site is also surrounded by vacant
hilly terrain and existing residential and school uses.
The applicant is proposing to develop the 61.23 acre project site into 185 lots - 177
residential lots (176 of which are proposed for the construction of residential homes and one
45,320 square foot residential lot that will remain vacant), 2 open space lots, 1 recreation
lot, 4 street lots, and 1 recreational vehicle storage lot which will all be maintained by a
Homeowner's Association. In addition, the square footage of a majority of the single family
homes would range from 2,000 to 2,800 which keeps in mind the setback requirements.
The project also includes a 7.64 acre "remainder parcel" located on the southwest side of the
site. The remainder parcel will remain vacant until such time the applicant comes in with
a new submittal for the property. The 7.64 acres is included in the total project acreage.
The applicant is also requesting a zone change to incorporate the PD (Planned
Development) overlay zone on the property, thereby allowing for the development of private
drives internal to the project site; a variance to allow for lot widths less than the 50 feet
required under the City's Unified Development Code (UDC), front yard setbacks of up to 8
feet from back of sidewalk, and lot sizes less than the 5,000 square foot minimum lot size
required under the UDC, a conditional use permit to implement the PD (Planned
Development) overlay zone, and an oak tree permit that would allow for the removal of up
to seven oak trees.
The project would be required to construct the entire 116 -feet of right-of-way for Golden
Valley Road which extends fi-oin the existing roadway that currently ends at Green
Mountain Road and goes westerly approximately 2,700 feet through the northern portion of
the site to its intersection with Sierra Highway. The alignment shown on the project site is
consistent with the alignment set forth in the City's Master Plan of Arterial Highways. The
applicant is required to fully improve the six -lane divided highway link from its current
terminus to Sierra Highway. The roadway will consist of 5' landscaped parkways, 5'
sidewalks, a 14? landscaped median, a 12' bike lane on the north side of the road, and 6
vehicle lanes (3 on each side).
PROJECT ANAYLSIS
CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT)
The Environmental Impact Report for the project has identified four environmental areas
that would have significant impact that could not be mitigated. These are project specific
impacts on a primary ridgeline, project specific and cumulative air pollutant generation,
cumulative biotic resource and open space impacts, and cumulative solid waste impacts. In
addition, there are two (Energy neral Resources and Population/Housing) environment
areas where no significant imp /Mi al
acts would occur. The remaining environmental areas in the
EIR have been identified where significant impact would occur, however, mitigation
measures have been recommended to reduce the impacts to less than significant levels.
Further information on the above issues can be obtained in the DEIR located in the City
Council's reading file. The EIR Consultant will also be making a brief overview
presentation regarding the EIR.
GOLDEN VALLEY ROAD
6 Lanes versus 4 lanesl Truck Traffic
At the Planning Commission meetings, several members of the a4jacent neighborhoods
requested that consideration be given to downsizing Golden Valley Road from six to four
lanes and eliminating trucks from using Golden Valley Road between State Route 14 and
Sierra Highway. Staff reviewed the request and offered the public and the Commission the
following background information:
After elimination of State Route 126 through the City in 1992, the City Council directed
staff to prepare amendments to the City's General Plan Circulation Element and designate
a revised roadway system to accommodate the future traffic needs. After several years of
studies, this amendment was approved by the City Council in 1997. The City Council
approved the concept of developing an east/west corridor extending from Interstate 5 to
State Route 14 via the development of Newhall Ranch Road and Golden Valley Road as
detailed below. Several other roadway segments are also included in the plan to form a
system of roads needed to accommodate future traffic volumes.
Golden Valley Road is designated as a major highway with a raised center median in the
Circulation Element of the General Plan. Although the roadway will initially be striped for
four travel lanes, the cross section has been designed to accommodate six travel lanes in the
future where traffic volumes are warranted. The existing Golden Valley Road between
Green Mountain Drive and SR -14 is striped for four lanes, however, also has the capacity
for six lanes within the existing dedicated right-of-way without any modifications to
curbs or medians.
This project will connect the existing Golden Valley Road from State Route 14 to Sierra
Highway for a distance of about three thousand feet. Golden Valley Road is currently
under construction from Golden Triangle Road near Soledad Canyon Road to Sierra
Highway.
The City Council recently approved and directed staff to continue the design process for
building the overcrossing of Golden Valley Road at Soledad Canyon Road. Future extension
of this roadway to the north will cross the Santa Clara River and connect Golden Valley
Road to Newhall Ranch Road. When the entire link is completed, the corridor will fulfill
the City Council's approved concept of a continuous roadway between Interstate 5 and
State Route 14.
Although not readily apparent to general public, trucks are allowed to travel along most
mAjor and secondary highways throughout the City. There are only a few exceptions where
a more logical or more convenient truck route alternative is provided for a street. Streets
like Orchard Village Road, McBean Parkway, Bouquet Canyon Road, Seco Canyon Road,
Haskell Canyon Road, Decoro Drive and several others are examples of streets where
residential properties back to the street and trucks are also allowed to use the street.
There is no justification to elizainsite trucks from using Golden Valley Road between State
Route 14 and Sierra Highway. Once the roadway is extended, it will provide the logical
route for some trucks to access the Santa Clarita Business Park near Soledad Canyon Road,
as well as other City destinations. The development of Santa Clarita Business Park which
was approved by the City Council has assumed Golden Valley Road as one of the access
points to the industrial park. In addition, by restricting truck traffic on Golden Valley Road
it would just reroute the trucks through other street that are residential neighborhoods
such as Via Princessa. Based on the above, staff does not recommend restricting trucks on
Golden Valley Road.
Golden Valley Road is a significant link in the City's roadway network, and is proposed to
connect from BR -14 through the project site to ultimately Plum Canyon Road.
The Planning C01211nission requested direction on the process of recommending Golden
Valley Road to the City Council for four lanes rather than for six lanes and restricting truck
traffic on Golden Valley Road. The Assistant City Attorney has stated that the Planning
Comrriission can not require the applicant to do a General Plan Amendment to downsize
Golden Valley Road from six lanes to four lanes or restrict truck traffic. There is no nexus
between the applicant's project and downsizing Golden Valley Road/restricting truck traffic
on Golden Valley Road other than the applicant's requirement to build the road.
However, the Assistant City Attorney stated that if the Planning Commi sion wishes to
recommend Golden Valley Road to provide a maximum of four lanes, the planning
Cornmi sion as part of their recommendation to the City Council can recommend that,
"staff research the possibility of a General Plan Amendment to the Circulation Element for
downsizing Golden Valley Road from six lanes to four lanes and restrict truck traffic on