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HomeMy WebLinkAbout2001-11-27 - AGENDA REPORTS - ROBINSON RANCH OAK TREE PERMIT (2)AGENDA REPORT City Manager Approval Item to be presented by: UNFINISHED BUSINESS DATE: November 27, 2001 SUBJECT: AN APPEAL BY TED ROBINSON, JR. OF THE PLANNING COMMISSION'S DENIAL OF AN OAK TREE PERMIT TO ALLOW THE REMOVAL OF TWO HERITAGE OAK TREES ON SAND CANYON ROAD FOR TWO SEPARATE REQUIRED ROADWAY IMPROVEMENTS FOR THE ROBINSON RANCH PROJECT. DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council receive the staff report, receive public testimony and adopt a resolution which upholds the Planning Commission denial of Master Case 99-399 and direct staff to prepare the appropriate environmental documentation and modifications to the conditions of approval. BACKGROUND As part of the Robinson Ranch conditions of approval for its golf course development consisting of 73 single-family units and two 18 -hole golf courses, it was required to complete a series of public road improvements. Three of these required street improvements, which were mitigation measures through the project's EIR, include the signalization and road widening at the intersection of Sand Canyon Road and Lost Canyon Road and the installation of left turn lanes from Sand Canyon Road onto Live Oak Springs Canyon Road and onto the Robinson Ranch entry road. At the time staff required these conditions (1996), and Robinson Ranch accepted them, the specific improvements had not been designed nor engineered. As part of the Robinson Ranch project, an oak tree report and mitigation program were completed and implemented. However, the report did not anticipate that future road design improvements would result in the proposed removal of the two Heritage Oak trees. The applicant is requesting to remove two Heritage Oak trees in order to install road improvements to meet the project's conditions of approval and to meet the design criteria of City engineering principles. The project has two site locations. Site A, adjacent to the southeast corner of Lost Canyon Road and Sand Canyon Road and Site B, adjacent to the southeast corner of Live Oak Springs Canyon Road and Sand Canyon Road. Both trees are located in the City of Santa Clarita's right-of-way. On August 1, 2000, the Planning Commission received the staff report and public testimony for this item. Subsequently, the Planning Commission continued this item to a date uncertain and Agenda Item:. Master Case No. 99.399 Oak Tree Permit 99.045 City Council Staff Report November 27, 2001 Page 2 directed staff to review alternative road improvements to the proposed project that would avoid removing the Heritage Oak trees. The Traffic and Planning Divisions prepared analyses and sketches of variations to the proposed project design. On February 6, 2001, the Planning Commission received an additional staff report and reviewed analyses and sketches of variations to the proposed project design prepared by the Traffic and Planning Divisions. Following discussion, the Planning Commission directed staff to return with a resolution of denial for this project and recommended that City Council approve a substandard roadway design. On March 6, 2001 the Planning Commission adopted Resolution P01-07 formally denying Master Case 99-399 and Oak Tree Permit 99-045. This item was originally scheduled to be heard by the City Council on October 23, 2001. However, staff recommended a continuance tonight's meeting to allow staff time to make a presentation to the annual meeting of the Sand Canyon Homeowners Association, which was occurring on October 24, 2001. ANALYSIS This project presents the Council with two significant issues to render direction. First, the applicant is currently prevented from completing its conditions of approval because the City's Planning Commission has denied an oak tree permit to remove Heritage Oaks based on a road improvement project design which meets the City's minimum standards. Second, the Council could emphasize the preservation of two Heritage Oaks which would probably result in a substandard level of service and/or road improvement design; or, it could recommend the full -required project road improvements resulting in the need to approve the removal of the two Heritage Oak trees. Alternatives, analysis, pros and cons for each of these scenarios are discussed in detail in this staff report. Supplemental information is contained in the Council's reading file. Traffic/ Circulation The intent of the road improvements required along Sand Canyon Road is to mitigate the impacts associated with the Robinson Ranch project. The improvements include signalizing the intersection of Sand Canyon Road and Lost Canyon Road, widening the approaches to this intersection, and installing southbound left -turn lanes from Sand Canyon Road onto Live Oak Springs Canyon Road and the Robinson Ranch entry road. A number of alternatives to that identified in the EIR were prepared by staff to address the issues at the intersections and are highlighted below. Each one of these alternatives would save the Heritage Oak trees. Attached to this staff report is a complete copy of the complete staff analysis of the proposed alternatives. Sand Canyon Road and Lost Canyon Road Intersection The current intersection configuration is one shared left-turn/throughhight-turn lane in the Master Case No. 99.399 Oak Tree Permit 99.045 City Council Staff Report November 27, 2001 Page 3 north, south and east directions and one shared left-turn/through lane and a right -turn lane in the westerly direction. The intersection currently has stop signs in all four directions. The improvement identified included the addition of a left turn lane and a signal that necessitated the removal of the oak tree. • Alternative 1-Signalization only: Signalize the intersection and maintain the existing lane geometry. Since separate left -turn lanes would not be provided, and in order to reduce conflicts, each approach would have to have its own green phase. The signal control device is not able to detect if a vehicle is turning left or traveling through the intersection. In order to account for the possibility that any vehicle on a particular approach may turn left, the other three approaches would have to be stopped. This creates a situation in which the intersection operates inefficiently. • Alternatives 2 & 3-Signalization with minor widening: Widen the northbound and southbound approaches only enough to provide separate left -turn lanes and install the traffic signal. The only difference between Alternative 2 and Alternative 3 is the addition of a separate right -turn lane on the southbound approach of Sand Canyon Road. These alternatives do not meet the needed level of service. • Alternative 4 -Sand Canyon median: Install a median along Sand Canyon Road, south of Lost Canyon Road. The Heritage Oak under consideration at this intersection would remain and be located within the proposed median. In order to construct this alternative, a significant portion of the property located at the southeast corner would have to be acquired and the residence razed. • Alternative 5 -Roundabout: Widen the intersection and install a roundabout in the center, requiring a 75 -foot radius. Sand Canyon Road and Lost Canyon Road (west of Sand Canyon Road) are both classified as Major Arterials in the City's General Plan Circulation Element and require a design speed of 50 — 55 miles per hour. A radius of 75 feet is necessary to accommodate this design speed and would be similar to the roundabout proposed in the Project Study Report for The Old Road/Hasley Canyon Road/I-5 ramp intersection. This alternative requires the widening of the Lost Canyon bridge and additional right-of-way dedication from several different properties. • Alternative 6 -Realignment to the west: Widen Sand Canyon Road to the west rather than to the east, both north and south of Lost Canyon Road. The Heritage Oak under consideration at this intersection would remain east of the intersection. In order to construct this alternative with the same lane geometries as the proposed project alternative, a significant portion of the property located at the southwest comer would have to be acquired and the residence would have to be razed. • Alternative 7-In4ieu fee: The applicant pays a fee equal to the full cost of the roadway improvements assumed under the proposed project alternative. No improvements would be made at the current time. The City would regularly monitor and evaluate the Master Case No. 99.399 Oak Tree Permit 99.045 City Council Staff Report November 27, 2001 Page 4 intersection and would improve the intersection at a later date as directed by the City Council. • Alternative 8 -No project: The City Council removes the condition requiring the widening and installation of a traffic signal at the Sand Canyon Road/Lost Canyon Road intersection. No fees would be collected from the applicant for any future improvement, and the status quo would be maintained. Sand Canyon Road/Live Oak Springs Canyon Road and Sand Canyon Road/Robinson Ranch Entry Road Both of these intersections currently have one shared left-turn/through lane on the southbound approach and one shared right-turn/through lane on the northbound approach. The westbound approaches both have one right -turn lane and one left -turn lane. There is currently a stop sign on the westbound approach at each intersection. The original improvement plans included the widening of Sand Canyon Road to accommodate left -tern lanes at both intersections. This required the removal of the Heritage Oak at the Live Oak Springs Canyon Road intersection. • Alternative 1 & 2 -Multi -way traffic signal or stop: Two alternatives would be to maintain the existing configuration and install either a multi -way stop or signal at both intersections. These alternatives would result in insufficient stacking distances. Alternative 3 -Prohibit left turns: This alternative would be to prohibit left turns at both Live Oak Springs Canyon Road and the Robinson Ranch entry road through the use of appropriate signing. Southbound motorists that desired access to either of these two roadways would have to continue south and make a U-turn at the closest appropriate location. The closest intersection at which a U-turn could be made is at Sand Canyon Road and Warm Springs Road. This intersection is 1.5 miles south of Live Oak Springs Canyon Road. Alternative 4 -Realignment to the west: Instead of widening Sand Canyon Road on the east side, it could be widened to the west. The widening would have to extend north and south of Live Oak Springs Canyon Road and the Robinson Ranch entry road for several hundred feet to provide the proper transition to/from the Sand Canyon Road alignment. This alternative would require the removal five healthy oak trees on the west side of Sand Canyon Road. • Alternative 5 -In -Lieu fee: The applicant pays a fee equal to the full cost of the roadway improvements assumed under the proposed project alternative. No improvements would be made at the current time. The City would regularly monitor and evaluate the Robinson Ranch entry road and Live Oak Springs Canyon Road intersections and would improve them at a later date as directed by the City Council. 0 Alternative 6 -No project: The City Council removes the condition requiring the widening Master Case No. 99.399 Oak Tree Permit 99.045 City Council Staff Report November 27, 2001 Page 5 of Sand Canyon Road, south of Live Oak Springs Canyon Road. No fees would be collected from the applicant for any future improvement, and the status quo would be maintained. Oak Trees /Mitigation The City's Unified Development Code defines a Heritage Oak tree as "any oak tree measuring 108 inches or more in circumference (which = 34 -inch diameter).... measured four and one- half feet above natural grade surrounding each tree." The Site A Heritage Oak tree has an approximate 53 -inch trunk diameter. The Site B Heritage Oak has an approximate 41 -inch trunk diameter. Using a formula from the International Society of Arborists (ISA), the two oaks have a combined value of $223,400.00. As part of the proposed project, Robinson Ranch and the City's Oak Tree Consultant developed a mitigation program to plant replacement trees of equal ISA value. The mitigation proposal, attached and recommended by the former City Oak Tree Consultant includes: • Transplantation of six Quercus Agrifolias previously approved for removal by City Council and Planning Commission within the golf course property. • Planting 50 (fifty) 15 -gallon Quercus Agrifolias at Robinson Ranch equestrian trail edges where appropriate. Each of these oaks is approximately four years old and 10 feet tall. • Locating the six transplanted trees in areas more visible and accessible to the public such as locations adjacent to the newly created residential streets, clubhouse, entry road, parking lot, and putting green. • Monitoring the 56 oak trees for a period of ten years with monthly reports to be kept on-site and annual reports to be furnished to the Director of Planning and Building Services of the City of Santa Clarita. • Mitigation oaks for this project will not be attributed to the mitigation required of the entire golf course development. • The mitigation program for the mitigation oaks to be planted totals $233,900.00, which equals the ISA value of the proposed removals. Staff asked Robinson Ranch to investigate whether or not either of these oak trees could be transplanted. The project's environmental consultants, Frank Hovore and Mike Pruitt, conducted field research and determined that these oaks were not candidates for transplanting due to their size, location on a two-lane road, location near public utilities and inability to safely transport. Need for the Improvement In the 1996 certified Robinson Ranch EIR, it was determined that this development contributes to some area traffic impacts and that it should be responsible for mitigating its share of those impacts. Regarding the intersection of Sand Canyon Road and Lost Canyon Road, the EIR stated, "A traffic signal as warranted should be installed at this intersection by the applicant. A reimbursement mechanism shall be created so that future additional traffic will pay a fair share portion of the cost of this traffic signal." Master Case No. 99.399 Oak Tree Permit 99.045 City Council Staff Report November 27, 2001 Page 6 The EIR added mitigation measures consisting of the construction of two separate left turn lanes on Sand Canyon Road at the project's entry road and at Live Oak Springs Canyon Road so that vehicles turning left/east would have reduced conflicts with traffic. The City's Planning Commission and City Council concurred with these mitigation measures and adopted them as conditions of approval for the development. Community Response Regarding the southeast corner of Live Oak Springs Canyon Road and Sand Canyon Road, staff has received a variety of opinions in response to the proposed project. Thirteen letters were received (sample attached) requesting that the tree be removed for vehicular safety reasons related to sight distance visibility. In contrast, staff received a petition (V page attached) with 71 signatures opposing removal of this tree. On October 24 2001, the annual meeting of the Sand Canyon Homeowners Association was held at the Robinson Ranch clubhouse. Approximately 180 residents were in attendance including six staff members. Staff made a presentation highlighting the various options available at each intersection. An informal show of hands of those in attendance was taken on whether or not the improvements were desired. An overwhelming majority of the residents felt the no improvements should be installed at the Live Oak Springs Canyon/Sand Canyon intersection and that no signal be installed at the Lost Canyon/Sand Canyon intersection. PLANNING COMMISSION ACTION As previously noted, this item was presented to the Planning Commission twice with a formal denial of the request occurring on March 6, 2001. In their unanimous decision, the Planning Commission denied the request after a lengthy review. The Commission believed that the need for the traffic improvements did not support the findings required to remove the heritage trees at this time. ALTERNATIVE ACTIONS 1. Direct staff to return with a resolution that approves the project as proposed and analyzed in the EIR. 2. Any of the alternatives as described within the staff report. 3. Other action as determined by the Council. It should be noted that if the Council directs the applicant to complete an improvement that is inconsistent with the project's certified EIR, additional environmental analysis may be required that may require additional City Council action at a future date. Master Case No. 99.399 Oak Tree Permit 99.045 City Council Staff Report November 27, 2001 Page 7 FISCAL IMPACT The proposed project is not known to have a fiscal impact on the City. However, there may be legal costs caused by possible future accident litigation if the existing condition is exacerbated by increased traffic at the two intersections. ATTACHMENTS 1. City Council Resolution 2. Engineering Memorandum, October 2, 2001 3. Resolution POI -07 — Planning Commission Denial 4. Location Map 5. Memorandum, Kay Greeley, May 24, 2000 6. Transplanting letter, Mike Pruitt, January 14, 2000 7. Sample letter requesting tree removal from Sand Canyon and Live Oak Springs 8. 1" page of petition opposing removal from Sand Canyon and Live Oak Springs READING FILE 1. Initial Study and Mitigated Negative Declaration for Master Case 99-399 2. Mitigation Program 3. Planning Commission Minutes 4. Planning Commission Staff Reports for the Project. GAC:JJL:JES:FLF:lep pbs/coun61/99399sr 11-27