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HomeMy WebLinkAbout2001-09-25 - AGENDA REPORTS - FAIR OAKS RANCH PROJ (2)CITY OF SANTA CLARITA AGRT- IA R.RPOR.T i L City Manager Approval --,Z Item to be presented by: Jeffrey Lambert ` y` NEW BUSINESS DATE: September 25, 2001 SUBJECT: CITY COUNCIL DIRECTION ON THE PROPOSED L.A. COUNTY FAIR OAKS RANCH PROJECT, PHASE II (PARDEE HOMES) DEPARTMENT: Department of Planning and Building Services RECOMMENDED ACTION City Council to receive status report on the Fair Oaks Ranch Project, Phase II, proposed by Pardee Homes in unincorporated Los Angeles County, and provide feedback to staff regarding the City's position on this development proposal. BACKGROUND Phase II of the Fair Oaks Ranch Project, proposed by Pardee Homes, is scheduled for a public hearing before the Los Angeles County Regional Planning Commission on Wednesday, October 17, 2001. Following a project update, City staff is seeking the Council's feedback and direction regarding the City's position on the Fair Oaks Ranch proposal. Phase II of the Fair Oaks Ranch development would result in the construction of 1,240 units on 155 acres just outside the eastern boundary of the City of Santa Clarita. Specifically, Phase II involves the construction of 751 single-family homes, 336 multi -family dwellings, 153 luxury apartments, a six -acre public park, and dedication of 321 acres of open space. Due to topographic conditions on the site, the development would be clustered in the northern portion of the property, adjacent to Lost Canyon Road and southeast of the Antelope Valley Freeway. Historically, the area located immediately east of the Antelope Valley Freeway has served as a buffer between the Valley's urbanized environment and the rural character found in the Sand Canyon community to the east. This area also transitions to protected open space within the Angeles National Forest boundary to the east and south. The site is prominently visible from the Antelope Valley Freeway corridor. Continued To: m�ro��� q, 2 oo I Agenda Item:. 4� In Summer 2000, the City Council, in their Council comments, directed staff to critique the Phase II Fair Oaks Ranch proposal and work with Los Angeles County staff to ensure that the City's issues related to ridgeline protection, grading, density, land use, trails, and project design/aesthetics are addressed and that the project is consistent with the overall character of the east Santa Clarita Valley. Over the past year, City councilmembers and staff have participated in the development review process for Fair Oaks Ranch, Phase II (Tentative Tract Maps 52938 and 52833) by attending meetings and providing Los Angeles County Planning staff with written comments on the project's design and environmental effects. These letters, dated September 20, 2000, May 8, 2001, and September 5, 2001, are attached for your information. These letters detail the City's concerns regarding a number of development -related issues including contour grading, pedestrian -friendly street amenities and linkages, landscaped medians and parkways, landscaping along slopes and the SR14 corridor, 360 -degree architecture, trails and transit routes. In addition, City councilmembers and staff have participated in numerous meetings with representatives from Pardee Homes in an attempt to address the City's issues and develop measures to reduce the adverse impacts and improve the proposal's overall character and visual quality. At these meetings, the City has made numerous requests that Pardee Homes provide a written response to the issues listed in the City's comment letters. Although Pardee Homes has verbally offered a number of possible solutions to address the various issues, the City has not received a written response or a commitment from the applicant that these project modifications will be included as part of the final project. Therefore, at this time, the City's issues remain unresolved. ALTERNATIVE ACTIONS 1. Other actions as determined by the City Council FISCAL IMPACTS No fiscal impacts are anticipated by the recommendation listed in this report. ATTACHMENTS 1. Letter to L.A. County Department of Regional Planning dated September 20, 2000 2. Letter to L.A. County Department of Regional Planning dated May 8, 2001 3. Letter to L.A. County Department of Regional Planning dated September 5, 2001 4. Fair Oaks Ranch, Phase II Vicinity Map JJL:VPB:LMH s: \ pbs \ gvr \ arfairoaks.doc City of Santa Clarita 23920 Valencia Blvd. Phone Suite 300 (661) 259-2489 Santa Clarita Fax Califomia 91355.2196 (661) 259-8125 Website: www.santa-clarita.com September 20, 2000 Donald Culbertson, Acting Administrator Current Planning Branch Department of Regional Planning County of Los Angeles 320 West Temple Street Los Angeles, California 90012 Re: City of Santa Clarita Comments on Proposed TTM 52833 Dear Mr. Culbertson: Thank you for the opportunity to review and provide input on Tentative Tract Map 52833, proposed by Pardee Construction Company. As stated on the application form, the proposal involves the construction of 1,033 residential units on 602 acres just outside the eastern boundary of the City of Santa Clarita. Due to topographic conditions on the site, it appears that the development would be clustered in the northern portion of the property, adjacent to Lost Canyon Road and southeast of the Antelope Valley Freeway. Historically, the area located immediately east of the Antelope Valley Freeway has served as a buffer between the Valley's urbanized environment and the rural character found in the Sand Canyon community to the east. This area also transitions to protected open space within the Angeles National Forest boundary to the east and south. Visually, from the Antelope Valley Freeway corridor, proposed project area contributes significantly to the experience of the passing motorist and the image of the City of Santa Clarita and the Valley as a whole. It is critical that the density, scale, landform and architectural design of development along this prominent corridor be sensitive to the land use and aesthetic impacts that could result from project implementation. The proposed residential density of 1.7 units per acre, combined with the clustered subdivision design, will intensify an area intended to serve as a transition to lower -density uses. The City supports clustered developments to minimize the disruption of natural resources and to preserve land as permanent open space. However, we encourage the County planners to work with the developer to increase the lot size and reduce the density of the development area. The City of Santa Clarita is currently in the process of considering a mixed-use development proposal on a 1,300 -acre site located immediately south of the Fair Oaks Ranch development. This project, Tentative Tract Map is PRINTED ON RECYCLED PAPER Letter of Response to TTM 52833 September 20, 2000 Page 2 52414/Golden Valley Ranch, extends over 1,266.2 acres and would allow 50 acres of commercial uses and 634 units on 177.93 acres. The remainder of the property, +/-1,030 acres would be dedicated as permanent open space. Originally, this project proposed 866 units in three separate development clusters across the project site. Through the Planning Commission public hearing process, the project scope was reduced in response to community concerns related to the protection of the wildlife corridor, ridgeline preservation, oak trees, views from the Angeles National Forest, and general land use incompatibility. Given the proximity of TTM 52833 to the Golden Valley Ranch site, it is likely that the proposed project site would have many of the same ecological and biological characteristics and issues. The City of Santa Clarita, like the County, is committed to the protection of the environment, the prevention of land use conflicts, and a high quality of life for Valley residents. The project, as proposed, could compromise the visual quality of the area and intensify an area intended for lower density development. Again, thank you for the opportunity to comment on the proposed Tentative Tract Map 52833. If you ave any questions, please contact Lisa Hardy, Associate PlanneF:,at (661)255-4330. .Mibert, AICP of Planning & Building Services cc: George Caravalho, City Manager Vincent P. Berton, Planning Manager JJL:LH s:\pbs\current\gvr\fairoaks.doc Letter of Response to TTM 52833 September 20, 2000 Page 3 bcc: Conal McNamara, Supervisor Antonovich's Office City of Santa Clarita 23920 Valencia Blvd. Phone Suite 300 (661) 259-2489 Santa Clarita Fax Califomia 91355-2196 (661) 259-8125 Website: www.santa•clarita.com May 8, 2001 Donald Culbertson, Acting Administrator Current Planning Branch Department of Regional Planning County of Los Angeles 320 West Temple Street Los Angeles, California 90012 Re: City of Santa Clarita Comments on Phase II of the Fair Oaks Ranch Project (Tentative Tract Maps 52938 and 52833) Dear Mr. Culbertson: In follow-up to our September 20, 2000, letter, the City of Santa Clarita has prepared additional comments on Tentative Tract Maps 52938 and 52833, proposed by Pardee Construction Company, for your review and consideration prior to the Regional Planning Commission hearing process. City Planning staff recently met with representatives from Pardee Construction Company and has participated in a tour of the project site. Phase II of the Fair Oaks Ranch development involves the construction of 738 single-family homes, 336 multi -family dwellings, 153 luxury apartments, a six -acre public park, and dedication of 321 acres of open space just outside the eastern boundary of the City of Santa Clarita. The City recognizes that the project density, as proposed, for the Fair Oaks Ranch development (1,620 units) is far below that allowed in the approved Fair Oaks Ranch Specific Plan (3,500 units). This will result in increased open space with greater sensitivity to the area's ecological resources and viewshed. However, it is important to note that this project will further urbanize an area designated for low-density development and will compromise the natural environment and viewshed from the 14 Freeway corridor and areas throughout the east Santa Clarita Valley. For these reasons, the City strongly recommends that the County require the following design -related measures to improve the overall character and appearance of this development. Contour Grading. Site preparation for the project, as proposed, requires a substantial amount of hillside grading which will have an irreversible impact on the visual character of the area. The City requests that site preparation be sensitive to the natural landforms and incorporate contour grading. This will help to minimize disruption of view corridors, retaining the integrity of on-site and off-site views. PRINTED ON RECYCLED PAPER Letter of Response to Phase II, Fair Oaks Ranch May 8, 2001 Page 2 Pedestrian -Friendly Street Amenities. Phase I and Phase II of the Fair Oaks Ranch development will include the full range of land uses that, when combined, can create a truly livable community. The project at buildout will include the following components: a wide mix of housing types ranging from luxury apartments to single-family detached homes; a neighborhood commercial center; an elementary school; a public park; private homeowner association facilities; and open space with a trail system connecting to the Valley's regional system. However, little is provided in the way of pedestrian linkages between these land uses. As part of project implementation, the City recommends that pedestrian - friendly street amenities be incorporated to provide a landscape and hardscape with visual interest, continuity, and shade. These street amenities would enhance the pedestrian experience and encourage residents to walk to the nearby facilities. Street features could include accent paving, street furniture (benches), tree grates, canopies, and pedestrian -level signage. Intersection corners could be designed with added landscaping treatments and incorporate other decorative elements such as low walls and special paving. The development should incorporate special paving at pedestrian crossings and at street intersections to visually cue the oncoming motorist to reduce their speed. The texture and color of special paving would serve as a tangible cue for motorists to reduce their speed and pay increased attention to their surroundings. This would also enhance the pedestrian experience, both in terms of visual appeal and safety. Landscaped Medians and Parkways. The Fair Oaks Ranch development should incorporate landscaped medians along the major streets within the development, building on and extending Santa Clarita's existing network of roadway medians. Along with providing aesthetic appeal and consistency, medians control vehicle turning movements and serve to calm traffic and reduce noise. Medians should include special paving material, trees and shrub planting. Landscaped parkways should also be incorporated throughout the development to soften the road hardscape, add color, and create a more pedestrian -friendly environment by providing a buffer between pedestrians and vehicles. Landscaped parkways should be five feet in width and located between the curb and sidewalk. These areas could include trees, shrubs and groundcovers. Vines could also be used to screen walls along these corridors. The addition of planted medians and parkways within new development is strongly encouraged as landscaping is integral to the beautification of these streets and can create a `green corridor' look which incorporates more of the natural environment found in outlying, undeveloped areas. Landscaping along Slopes and SR 14 Corridor. The Fair Oaks Ranch development will be visible from the SR 14 corridor and areas to the west Letter of Response to Phase II, Fair Oaks Ranch May 8, 2001 Page 3 within the City of Santa Clarita. The City requests that HOA -maintained and County -maintained slopes be heavily landscaped beyond the County standards to soften the appearance of these manufactured, graded areas both within the development and from locations across the Santa Clarita Valley. 360 -Degree Architecture. The City strongly recommends that the project be conditioned to incorporate design features into the architecture of the residential structures, especially along the rear building facades. Building articulation and decoration would break-up the mass of the structure and the monotony that can result from a long, continuous row of housing. These decorative elements should be provided for the side and rear building facades, as well as the front fagade, when these areas are visible from public right-of- ways. Incorporating features that create architectural interest will give more character to the development and create a higher -quality residential product. Trails. Trails to be constructed in the open space as part of the Fair Oaks Ranch development should comply with City trail standards with regard to grade, fencing, and landscaping, as these trail linkages will connect to the Valley's regional trail system. Transit Routes. The Fair Oaks Ranch development should include bus bays designed to Santa Clarita Transit standards along roadways designated for transit service. In addition, bus shelters, benches and trash receptacles are a very visible part of the streetscape. All transit amenities within the Fair Oaks Ranch development should be aesthetically pleasing and compliment the architecture of the development. The majority of the recommendations listed above focus on the provision of streetscape elements that, when combined, transform a typical residential subdivision into a livable, quality community. The recommended pedestrian, landscaping and architectural elements would strengthen the framework already established through the development's healthy land use mix. Without these elements, the City has strong concerns about the visual impact this development may have. It is critical to the City that the visual quality of the area not be compromised as part of the Fair Oaks Ranch development. Again, thank you for the Tract Maps 52938 andel Hardy, Senior Plana , Sincerely, *6nity to comment on the proposed Tentative If you have any questions, please contact Lisa 255-4949. J. La&bert, AICP r of Planning & Building Services Letter of Response to Phase II, Fair Oaks Ranch May 8, 2001 Page 4 cc: Mayor and City Councilmembers George Caravalho, City Manager Conal McNamara, Supervisor Antonovich's Office JJL:VPB:LMH:kdl s:\pbs\current\gvr\fairoaksldoc City of Santa Clarita 23920 Valencia Blvd. Phone Suite 300 (661) 259-2489 Santa Cladta Fax Califomia 91355-2196 (661) 259-8125 Website: www.santa-cladta.com September 5, 2001 Hsiao-ching Chen Department of Regional Planning Impact Analysis Section, Room 1348 County of Los Angeles 320 West Temple Street Los Angeles, California 90012 Re: City of Santa Clarita Comments on the Draft Supplemental Environmental Impact Report for the Fair Oaks Ranch Project (Tentative Tract Maps 52938 and 52833) Dear Ms. Chen: Thank you for the opportunity to review and provide comments on the Draft Supplemental Environmental Impact Report (EIR) prepared for Phase II of the Fair Oaks Ranch project. The City of Santa Clarita has been involved in the development review process for Tentative Tract Maps 52938 and 52833 and has provided Los Angeles County Planning staff with written comments on the project's design and environmental effects. These letters, dated September 20, 2000 and May 8, 2001, are attached for your review and consideration in preparing the Final Supplemental EIR. The comments provided in this letter focus on the EIR's analysis of Visual Qualities. The EIR states that approximately 10 million cubic yards of soil would be moved and balanced on-site to accommodate the project design. The EIR also states that the site will be visible from State Route 14 and major roadways located within the City of Santa Clarita including Sierra Highway, Soledad Canyon Road, Via Princessa and Sand Canyon Road. This will have an irreversible impact on the visual character of the eastern Santa Clarita Valley. The area located east of the State Route 14 corridor is predominantly undeveloped and serves as a buffer between the denser suburban development to the west and the rural community to the east. Urbanization of this area will compromise the natural environment and intensify the area's land use mix. The conditions/mitigation measures listed in the EIR do not include any provision for contour grading or other measures to preserve or enhance the natural landforms within the proposed grading area. The City recognizes that over 500 acres will remain as undeveloped open space which will retain major on-site natural feature, however, the Supplemental EIR fails to fully address the adverse visual impact that will result from the movement of 10 million cubic yards of earth and the creation of manufactured PRINTED ON RECYCLED PAPER • Letter of Response to Supplemental EIR for Fair Oaks Ranch September 5, 2001 Page 2 slopes and building pads. The City requests that the County further consider measures to mitigate the visual impacts resulting from the creation of engineered slopes and the elimination of natural features within the proposed grading envelope. Specifically, the City requests that the County work with the developer to soften the graded slopes along the southern and eastern portions of the residential development area. The City of Santa Clarita disagrees with the EIR's characterization of the 1,240 -unit development as a "low-density, planned community" (p. 3-26). Although the project proposes less units than originally anticipated in the Specific Plan, the visual simulations provided in the Visual Qualities section of the Supplemental EIR confirm that the Fair Oaks Ranch development is a higher -density, clustered development which includes a large, multi -family residential component. These visual simulations also suggest that little attempt has been made to provide visual relief from State Route 14 as motorists will view the rear fagade of a long, continuous row of housing with minimal landscaping and no architectural variety. To improve the project's aesthetics, the City requests that the County require (1) additional landscaping in areas visible from surrounding roadway corridors and (2) architectural treatments on all structures located on the development's periphery to soften off-site views. The project's landscaping plan should be augmented with mature trees, shrubs and ground cover for all HOA - maintained and County -maintained slopes visible from surrounding public corridors, including State Route 14. Heavily -landscaped slopes with mature vegetation would improve the appearance of these manufactured, graded areas both within the development and from locations across the Santa Clarita Valley. As part of the design review, the County should also condition the project to incorporate design features into the architecture of the residential structures, especially along the rear building facades. Building articulation and decoration would add architectural interest, break-up the mass of the two- story structures, and reduce the monotonous effect of these linear rows of housing. These decorative elements should be provided for the side and rear building facades, as well as the front £made, when these areas are visible from public right-of-ways. Without the application of further mitigations to reduce the disruption of the site's natural topography and post -development appearance, the City has strong concerns about the visual impact this development may have. It is critical to the City that the visual quality of the area not be compromised as part of the Fair Oaks Ranch development. Again, thank you for the opportunity to comment on the Draft Supplemental EIR for Tentative Tract Maps 52938 and 52833. If you have any questions, please contact Lisa Hardy, Senior Planner, at (661) 255-4949. Letter of Response to Supplemental EIR for Fair Oaks Ranch September 5, 2001 Page 3 Sincerely, Lambert, AICP of Planning & Building Services Attachments cc: Mayor Weste and City Councilmembers George Caravalho, City Manager Conal McNamara, Deputy, Supervisor Antonovich's Office JJL:VPB:LMH s:\pbs\current\gvr\fairoaksldoc FAIR OAKS RANCH, PHASE II VICINITY MAP