HomeMy WebLinkAbout2002-11-12 - AGENDA REPORTS - GATE KING PARK PROJ (2)AGENDA REPORT
City Manager
Item to be presented by: Vince Bertoni
PUBLIC HEARING
DATE: November 12, 2002
SUBJECT: DEVELOPMENT OF THE GATE KING INDUSTRIAL
PARK PROJECT WHICH INCLUDES THE SUBDIVISION
OF 584 ACRES INTO 88 LOTS.
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
City Council receive the staff report, open the public hearing for testimony, close
the public hearing and adopt the Planning Commission's recommendation which
includes the following:
1. Adopt a Resolution that certifies the Final Enviromnental Impact Report,
which includes statements of overriding considerations, prepared for the
Gate King Industrial Park project.
2. Adopt a Resolution that approves General Plan Amendment 99-003,
Tentative Tract Map 50283, Conditional Use Permit 99-013, Oak Tree
Permit 99-029, and Hillside Review 97-001.
3. Introduce and pass to second reading an ordinance that approves
Development Agreement 99-002.
4. Introduce and pass to second reading an ordinance that approves Zone
Change 99-002.
Agenda Item: /A
Continued To..
Master Case 99-264
Gate King Industrial Park Project
Page 2 of 13
BACKGROUND
Needham Ranch (Gate King Industrial Park project site) encompasses about 584
acres. Approximately 77% of the site (452.4 acres) is undeveloped, while the
remaining 23% (131.6 acres) is developed with a variety of uses.
In April of 1997, 64 oak trees were removed without permits. The tree removals
were discovered when the Los Angeles County Fire Department responded to a
report of downed power lines on the property. Upon inspecting the site, the Fire
Department notified the County Sheriff's Department that the damage to the
power line was the result of an oak tree being cut down. Sheriffs Deputies, also
noted that a number of oak trees within a canyon on the property had been cut
down and ordered the men who were cutting down the trees to stop because they
could not produce a valid oak tree permit. The property owner states that these
men had not been given permission to remove oak trees.
The City's Code Enforcement Officer received a complaint regarding the
unpermitted oak tree removals and, along with the City's oak tree consultant,
conducted an inspection of the site in June 1997. Staff noted that there were 64
tree stumps in the area where the power lines were down and estimated that
1,056 inches of diameter had been removed. The applicant submitted a retroactive
oak tree application in September 1997 and submitted a mitigation plan in
December 1997.
City staff reviewed the applicant's mitigation plan and revised it to include the
planting of 350 saplings on the applicant's property, a five year monitoring and
maintenance program for the saplings, and possible future land use restrictions.
On March 3, 1998, the Planning Commission approved a resolution which
approved the oak tree permit that included the staff recommended measures as
well as payment of $500,000 to an oak tree mitigation fund.
The applicant appealed the Planning Commission action to the City Council that
approved a Memorandum of Understanding (MOM in October 1999. The purpose
of the MOU was to outline a non-binding understanding between the City and the
applicant to move forward with submittal of applications for the development of
the site.
The MOU provides for the dedication by the applicant of approximately 150 acres
of natural open space with an approximate value of $450,000 as mitigation for
past and future oak tree removals, construction of a road link between San
Fernando Road and Sierra Highway, and development of an on-site trail system.
The applicant would be allowed to pay Bridge and Thoroughfare fees at the
building permit stage. Lastly, the City and the applicant would execute a 15
year development agreement.
On September 13, 1999, the applicant submitted entitlement requests referenced
on the first page of the agenda report to subdivide 584 acres into 60 lots to
accommodate 4.45 million square feet of industrial uses.
Master Case 99-264
Gate King Industrial Park Project
Page 3 of 13
Staff processed the application which included several development review
committee meetings with City staff and six Planning Commission public hearing
meetings that went from February 19, 2002 to July 16, 2002.
Planning Commission Action
The Planning Commission held public hearings (total of 6) on the Gate King
Industrial Park entitlements and closed the public hearing on July 2, 2002 and
made a motion to direct staff to return to the July 16, 2002 meeting with
resolutions recommending certification to the City Council for the FEIR, approval
of the "C Street Alternative Project #5," and the other requested entitlements. At
the July 16, 2002 meeting, the Planning Commission voted 5-0 to recommend
approval of the project and associated entitlements.
"C" Street Alternative #5 which was recommended by the Planning Commission
lessens the environmental impacts of the project by removing 212 fewer oak trees,
providing 16 additional open space acres, lessening the impacts on the primary
ridgeline, providing 20 additional acres of buffering between the wildlife corridor
and development activity, and moving 100,000 less cubic yards of earth as the
original proposed project.
PROJECT DESCRIPTION
Existing Uses
The project site contains both developed and undeveloped parcels. An estimated
452.4 acres (77% of the site) are currently undeveloped. The remainder of the site
is developed with a variety of uses. Along Sierra Highway, cemetery facilities
occupy about 15 acres and oil well production facilities occupy about 22 acres.
Near the Pine Street/San Fernando Road intersection are the Arklin storage
facilities (8 acres), and a concrete recycling facility and associated access roads (18
acres). Toward the end of Fine Street in the western portion of the site are about
3 acres of residential uses and an estimated 60 acres of oil and gas rights of way
easements and access roads. About 5 acres of fire roads are located throughout
the site.
Development Of The Project Site
The project involves the development of roughly one-third of the 584 acre project
site with an industrial/commercial business park and the retention or dedication
of another third of the site as natural open space. The remaining portion of the
site would consist of graded landscaped slopes, water tanks, and public and
private rights of way.
The project site recommended by the Planning Commission would involve the
development of an estimated 169.4 acres, or about 29.1% of the site, with
industrial/commercial uses.
Master Case 99-264
Gate King Industrial Park Project
Page 4 of 13
The allowable development intensity for the Industrial Commercial land use zone
is a floor to area ratio (FAR) of .75:1. For purposes of analysis, it was assumed
that the FAR for the development pads on site would be .60:1 due to development
restrictions associated with the City's Ridgeline Preservation and Hillside
Development Ordinance. Based upon the .60:1 FAR, total build out of the 169.4
buildable acres on site would yield no more than 4.43 million square feet of
industriaUcommercial development. The project site would be developed in six
phases over a five year period.
Grading
The proposed project site would involve grading of an estimated 290.4 acres, or
about 49.7% of the 584 acre site. Overall cut and fill would be balanced on site for
each development phase. The total amount of earth to be moved is estimated at
7.1 million cubic yards.
Trails, Open Space
The project includes an estimated 239.3 acres (40.5% of the site) of permanent
natural open space as shown on the site plan. The natural open space would be
dedicated to the City which would act as a passive recreational amenity for area
residents and would serve as a migratory corridor for wildlife. The 239.3 acres
scored high (30) on the Open Space Inventory Checklist because of the significant
wildlife and plant habitat on-site, oak trees, trails, and wildlife corridor. The
checklist is in the reading file for the Council's reference. The checklist is a way
for the City to determined the value of open space and whether or not it is feasible
to own or maintain for any kind of passive or recreational use.
In addition, there is another 48.8 acres of approximately 2:1 manufactured and
natural slopes that will remain open space in the industrial area. These slopes
were manufactured to create buildable pads and the slopes that were left natural
worked with design of the project. These slopes will be owned and maintained by
the applicant as they would serve no purpose for the City to take ownership of
these lots due to the steepness of the slopes and maintenance and liability
exposure. The 48.8 acres was also scored in the Open Space Inventory Checklist
to determine the feasibility of owning the slopes. The slopes scored a six which
shows that the slopes do not possess a significant resource to warrant it's
acquisition by the City.
The proposed trail system of approximately 21,000 linear feet (four miles) would
wind through the landscaped slopes and open space areas of the site. It would
provide pedestrian links for the industrial component of the project and a
recreational trail system in the open space area to provide on site recreational
trail opportunities. The system would include connections at San Fernando Road
and Sierra Highway through the industrial lots and the open space area and
would provide for a trail connection at the north end of the site on Pine Street.
Master Case 99-264
Gate King Industrial Park Project
Page 5 of 13
Wildlife Corridor
Three wildlife crossings are located adjacent to or in the vicinity of the project site. Of these,
the Los Pifietos Road corridor, located about one mile south of the San Fernando Road
crossing, is the most functional. Field observations identified evidence of several species
within the Los Pifietos corridor, including mule deer, rabbits, raccoon, gray fox, and coyote.
The potential for animal use of corridor is higher than any other crossing studied as it is
located in an area that is remote from human activity.
The proposed open space area (239 acres) that will be dedicated to the City along Sierra
Highway will allows partial access to the Los Pinetos corridor. The project impacts to this
corridor as identified in the Environmental Impact Report has been reduced to a level of less
than significant as the applicant has eliminated the industrial development along this corridor.
Oak Trees
The project site includes an estimated 11,721 oak trees which 1,041 are either
dead or have experienced severe fire damage in 1997. An estimated 9,836 of the
living oaks on site (92% of the total) are coast live oaks, while the remaining 844
oaks (8% of the total) are scrub oaks. The oaks on the project site are scattered
throughout the site, although they are concentrated within drainages.
The proposed development would directly remove 754 healthy oaks plus 100
additional healthy oak trees for the oak tree bank for a total of 854 which is
approximately 7% of the total oaks on site. Healthy oaks to be removed include
507 coast live oaks and 247 scrub oaks plus the 100 for the oak tree bank. The
854 healthy oaks do not include the 64 oak trees previously removed from Lot 28
without a City oak tree permit. Two of the 854 oaks that would be directly
removed are Heritage oaks. The applicant is also requesting to remove an
additional 743 dead/fire damaged oak trees (648 coast live oaks/95 scrub oaks)
which would bring the total oaks to be removed including the 64 retro -active
removals and 100 oak tree bank to 1,661 or 14% of the oaks on-site.
Oak Tree Bank
The applicant is requesting an "oak tree bank" that would allow for the
future removal of up to 100 additional oak trees if needed because of
grading. No heritage oaks are in the Oak Tree Bank.
The applicant is also requesting to encroach upon 336 oak trees on the project
site.
Master Case99-264
Gate King Industrial Park Project
Page 6 of 13
Site Access /Roadways
The primary access to the site would be provided by one four -lane industrial
collector street ("A" Street). "A" Street would traverse the central portion of the
site, providing access to San Fernando Road and Sierra Highway.
Three additional roads "B" Street, "C" Street, and "E" Street would provide access
to specific industrial commercial lots. These roads would consist of sidewalks and
landscaped parkways on both sides of the roadways. Pine Street would be
extended roughly 3,000 feet from its current terminus to connect to "C" Street in
the southern portion of the site. Access to the western portion of the site along
Pine Street would also be provided via an extension of "E" Street.
In addition, the applicant shall be required to mitigate the project's traffic
impacts per the Traffic Study portion of project's Environmental Impact Report
with numerous off-site street improvements including the re -striping of Lyons
Avenue and San Fernando Road to six lanes. This mitigation is also consistent
with the City's Circulation Element in the General Plan.
Project Employment
At full build out of the project site (4,430,000 industrial square feet) employment
would be estimated at 6,000-9,000 persons. About 55% of these jobs are expected
to be in the manufacturing/warehousing sector, while the remaining 45% are
expected to be office jobs.
ENTITLEMENT SUMMARY
General Plan Amendment
The applicant is requesting a General Plan Amendment to change the general
plan designations to IC (Industrial Commercial) and OS (Open Space). Currently,
the General Plan designations for the project site are RE (Residential Estate), CC
(Community Commercial), IC (Industrial Commercial), and OS (Open Space).
The applicant is proposing the general plan amendment to accommodate 4.43
million square feet of industrial park and to provide 239.2 acres of dedicated open
space to the City of Santa Clarita.
Zone Change
A zone change is being requested by the applicant to amend the zoning
designations of the site from RE, CC, IC, ICPD (Industrial Commercial Planned
Master Case 99-264
Gate King Industrial Park Project
Page 7 of 13
Development) and OS to IC, ICPD, and OS. The applicant is proposing the
amendment to be consistent with the General Plan Amendment and to
accommodate 4.43 million square feet of industrial park and to provide 236.6
acres of dedicated open space to the City of Santa Clarita.
Tract Map
The project is proposing to subdivide 584 acres (33.3 of the 584 acres are
Edison/MTA right-of-way and 19.7 of the 584 acres are streets) in 45 industrial
lots (198.4 acres), 3 water tank lots (7.7 acres), a helipad lot (2.1), 11 City
dedicated open space lots (239.2 acres), and 28 slope lots (83.2 acres) for a total of
88 lots.
Conditional Use Permit
A conditional use permit is being requested, as it is required because of the
Planned Development (PD) Overlay zone on the project site. All new
development in the PD Overlay areas of the City are required to obtain a
conditional use permit approval unless otherwise stated in a Development
Agreement.
Oak Tree Permit
The applicant is requesting an oak tree permit to remove up to 854 healthy oak
trees, 743 dead or fire damaged oak trees, and the retro -active removal of the 64
oak trees that were removed without a permit in 1997. There are a total of 11,721
live/dead/fire damaged oak trees on site (this does not include the 64 oaks
previously removed in 1997).
Hillside Review Permit
A Hillside Permit is required when development occurs in an area where the
average cross slope exceeds 10%. Average cross slopes within the project site
range from less than 10% to 50% which includes a primary ridgeline and two
secondary ridgelines on site. The applicant is requesting to develop industrial
buildings on slopes greater than 10% within the project site.
The applicant is also requesting under the Hillside Permit that the project site be
considered an "innovative project" in order to encroach upon the primary ridgeline
for the industrial lots and the industrial collector roadway on site.
The use of this designation (innovative project) allows the applicant the ability to
submit for approval a project that does not fully comply with the standards of the
City's Hillside Development and Ridgeline Preservation Ordinance as it relates to
aesthetics, grading, etc.
The Planning Commission made a recommendation to the City Council that the
project met all of the innovative findings including that the project is considered a
Master Case 99-264
Gate King Industrial Park Project
Page 8 of 13
significant community benefit as the project will be providing landscaped medians
and full street improvement from Pine Street to Sierra Highway on San Fernando
Road, a community entrance sign, Phase I, II, III environmental tests for City
land dedication, 237 acres of dedicate open space, a 9 acre alternative school site,
$1,923,500.00 cash contribution to the City, a 1.5 acre fire station site, a fire heli -
pad site, 1.3 acre dedicated parcel for the Pioneer Oil Refinery site, dedicated land
for pedestrian bridge landing area, two trail heads, and three miles of trails.
Development Agreement
Attached to the City Council's agenda report is the Development Agreement
Contract. The following are deal points that were recommended by the Planning
Commission and agreed upon by the applicant:
1. The applicant shall construct off-site landscaped medians from Pine Street to
Sierra Highway on San Fernando Road.
2. The applicant shall provide the City of Santa Clarita with a cash contribution
of $50,000.00 for a community entrance sign in the community of Newhall.
3. The applicant shall provide a Phase I, and if warranted, Phase II, and III
environmental testing for any land dedicated to the City of Santa Clarita.
4. The applicant shall dedicate 237.1 acres of open space within the project site
to the City of Santa Clarita.
5. The applicant will receive a 15 year term to develop the property with the
applicable standards.
6. The applicant will provide a lump sum contribution to the City of Santa
Clarita of $1,923,500.00 for the San Fernando Pedestrian Bridge or other San
Fernando Road Beautification improvements, an off-site Park and Ride
facility, Pioneer Oil Refinery site, and the future Newhall Community Center.
7. The applicant shall dedicate a 1.3 acre site (Lot 48A) to the City of Santa
Clarita for the Pioneer Oil Refinery site.
8. The applicant shall dedicate the appropriate amount of land within the project
site to the City of Santa Clarita for a pedestrian bridge landing area.
9. The applicant shall dedicate a 9.4 acre site to the William S. Hart High School
District within the project site's boundary upon the exercise of its option.
10. The City will establish the rate of applicable City imposed development fees,
exactions or dedications at rate, amount or proportion (with annual Consumer
Price Index adjustments) in existence on the date of the adoption of the
development agreement unless specified within the agreement.
Master Case 99-264
Gate King Industrial Park Project
Page 9 of 13
11. Maximum of 4.43 million square feet of industrial building square footage
allowed.
In addition, staff worked internally after the Planning Commission's
recommendation on timing issues and specific language. Attached with the
Development Agreement Contract are exhibits showing the phasing plans for the
cash contribution and trail system on site. In addition, on page 7 and 8 of the
Development Agreement Contract is language describing when portions of the
two million dollars is to be given to the City and when certain portions of the four
miles of trails are to be dedicated to the City.
The Development Agreement includes a section regarding "No Other Required
Discretionary Approvals." This section allows uses that are normally required to
obtain a minor use permit or conditional use permit to be permitted by right.
Thus, the use itself could not be denied but would still be required to obtain
development review approval for site plan compliance and design review for the
architecture of the buildings.
The eastern portion of the project site is designated as a Planned Development
Overlay which requires all new construction to obtain conditional use permit
approval (discretionary approval). However, during the life of the 15 year
Development Agreement specific uses would be exempt from this requirement as
described in the Development Agreement (page 6 and 7) and would just be
reviewed for site plan and architectural compliance. The western portion of the
project site does not contain a Planned Development Overlay, thus not requiring a
conditional use permit for all new construction. In addition, all the uses specified
in the that section of the Development Agreement are already permitted by right
in the western portion of the site with the exception of a furniture upholstering
use which would normally require a minor use permit without the Development
Agreement exemption.
Environmental Impact Report
An Initial Study and Notice of Preparation (NOP) for the Gate King Industrial
Park project was circulated in February of 2001. Subsequently, a Draft
Environmental Impact Report (DEIR) was prepared by the City's EIR Consultant
(Rincon Consultants, Inc.). The DEIR was circulated for public review and
comment from January 28, 2002 to March 14, 2002. The Final Environmental
Impact Report, which includes responses to agency comments and the Mitigation
Monitoring and Reporting Program, was completed for the project after the
review period had concluded.
OUTSTANDING ISSUES
Staff has been working with the applicant the past two months since the Planning
Commission's recommendation to resolve various outstanding issues related to
the Development Agreement, Conditions Of Approval, Mitigation Monitoring
Report Program, Resolutions, Ordinances, and the Site Plan.
Master Case 99-264
Gate King Industrial Park Project
Page /0 of 13
The resolutions and ordinances before the City Council tonight are consistent
with the Planning Commission's recommendation. In addition, all the documents
before the City Council tonight have also been agreed to by all the applicable
Department Heads in the City.
The applicant has agreed to all of the above documents and the Planning
Commission's recommendation with the exception of the following related to the
Development Agreement and Site Plan:
Development Agreement
Freezing of City Fees
The Development Agreement is currently set up to freeze City fees on the day the
Development Agreement is signed by the City Council.
Applicant's Request
The applicant is requesting that the City Council change the date for the
freezing of fees with the exception of B&T fees from the day the
Development Agreement is signed to the day the project was deemed
complete which was in February of 2001.
Staffs recommendation
Staff recommends that the City Council deny the applicant's request
because the February 2001 City fees are considerably less than today's
City fees. For example a Conditional Use Permit in February 2001 was
$3,805.00 where today the fee is $7,205.00. Thus, most of his fees would
be significantly less if the effective date of the agreement was when the
map was complete resulting in a significant revenue loss to the City
CPI Adjustment
The Development Agreement is currently set up to adjust the City fees annually
according to the Consumer Price Index.
Applicant's Request
The applicant is requesting that the CPI adjustments for fees is on the 5th
and 10th anniversary of the agreement rather than it be adjusted annually
which was recommended by the Planning Commission.
Staffs recommendation
Staff recommends the Planning Commission's recommendation that the
City Council approve the Development Agreement with annual Consumer
Master Case 99-264
Gate King Industrial Park Project
Page 11 of 13
Price Index adjustments for City fees rather than adjusting the fees twice
within the life of the 15 year agreement. If the applicant's request was
granted the City would lose a significant amount of revenue.
Trail_ Phasing
The applicant is requesting a different phasing plan that will be presented at the
November 12, 2002 City Council meeting.
Dedicated Open Space Lots
The Development Agreement is currently set up to dedicate 239 acres of open
space to the City of Santa Clarita with no other conditions set on the open space.
Applicant's request
The applicant is requesting that a condition be added so that the dedicated
open space lots would be maintained in perpetuity as open space and/or for
passive recreational uses only.
Staff's recommendation
Staff believes this language is not necessary as the City will ensure on its
own that it stays open space rather than a developer ensuring it stays
open space.
Site Plan
Open Space Lots not dedicated to the City as shown on the site plan
The site plan is set up so that all the applicant's natural slope lots and
manufactured slope lots (48.8 acres) are under his ownership and maintenance.
Applicant's request
The applicant is requesting that all these lots be dedicated to the City.
Staffs recommendation
These lots are natural slope lots and manufactured slope lots that the City
staff does not want due to maintenance and liability exposure, and the
unacceptable precedent it would establish. These lots also do not possess a
significant resource to warrant it's acquisition by the City as described on
page 4 of this report.
In addition, the applicant wants them dedicated to the City so he does not
have to pay B&T fees on them. These open space lots total 48.8 acres
which would require approximately 2.2 million dollars in B&T fees. This
Master Case 99-264
Gate King Industrial Park Project
Page 12 of 13
would be a significant amount of money lost to the B&T district if the lots
were dedicated to the City.
In addition, staff would like the City Council to be aware of one more item on the
site plan regarding one of the project's trail connections. The extension of the
trail system from "E" Street to the project's boundary on Pine Street varies in
width because of ownership constraints. Fire Department requires 36' of
pavement on the access road and along the area from Pine Street to
approximately 600' west of Pine Street the applicant owns 40' resulting in a four
foot trail along this portion. However, the remaining portion of this trail
connection to the primary trail system will consist of six feet.
FISCAL IMPACT
An independent Fiscal Impact Analysis for the Gate King Industrial Park was
completed by Economic & Planning Systems, Inc. (EPS) on December 7, 2001.
Since that time, the proposed project has been somewhat altered and an
Environmental Impact Report (EIR) presenting a number of alternatives has been
prepared.
The employment, retail, and fiscal impacts under each alternative identified in
the EIR vary significantly in line with the quantity of building space that could be
accommodated. The findings of the Fiscal Impact Analysis prepared by EPS is
attached, detailing the fiscal impacts to the City's Budget associated with each of
the alternative defined in the EIR.
ALTERNATIVE ACTIONS
1. Deny the project
2. Modify the project to address any Council issues
3. Other action as determined by the Council
ATTACHMENTS
Entitlement Resolution with exhibits (General Plan Map, Site plan and
Conditions of Approval)
Environmental Project Resolution
Zone Change Ordinance with exhibit (Zoning Map)
Development Agreement Ordinance with exhibit (Development Agreement
Contract which includes 6 exhibits; 2 of 6 are included with the report Cash
Contribution and Trails)
Final Environmental Impact Report (reading file)
Draft Environmental Impact Report (reading file)
Mitigation Monitoring Report Program (reading file)
Master Case 99-264
Gate King Industrial Park Project
Page 13 of 13
Development Agreement Ordinance with exhibit (Development Agreement
Contract which includes the other 4 of the 6 exhibits; Legal Description, Site
Plan, List of Fees, and School Agreement)
Staff Reports for the Planning Commission meetings for February 19, 2002;
March 19, 2002; May 7, 2002; June 4, 2002; July 2, 2002, and July 16, 2002
(reading file)
Minutes from the six Planning Commission meetings (reading file)
Planning Commission Resolutions P02-22 and P02-23 (reading file)
Addendum to Fiscal Impact Analysis — Economic Planning Systems, Inc.,
September 2002 (reading file)
Newhall School District Statement Letter (reading file)
Chamber of Commerce Support Letter (reading file)
Auto Dealers Support Letter (reading file)
Open Space Inventory Checklist (reading file)
S: \ PBS \ CURRENT\! 1999 \ 99-264 \AR1
CITY OF SANTA CLARITA
NOTICE PUBLIC HEARING
APPLICATION: Master Case Number 99-264, Tentative Tract Map 50283, Zone Change 99-002,
Hillside Review 99-004, Conditional Use Permit 99-013, Oak Tree Permit 99-029,
General Plan Amendment 99-003 and Development Agreement 99-002.
PROJECT LOCATION: The proposed project site is located in the southern portion of the City of Santa
Clarita in Los Angeles County. Specifically, the project site is situated west of the
Antelope Valley Freeway (SR 14), and is bounded by Sierra Highway to the east
and San Fernando Road to the north. Pine Street is located along the western
boundary of the project site. Undeveloped mountainous terrain is located to the
south.
PROJECT DESCRIPTION: The Planning Commission recommended approval to the City Council of "C" Street
Alternative #5 which includes all of the following entitlements: A tentative tract
map to subdivide the 584 -acre project site into 88 lots to accommodate 4.43 million
square feet of industrial square footage. A general plan amendment to change the
designations of the site from RE, CC, IC, and OS to IC and OS. A zone change from
RE, CC, IC, ICPD, and OS to IC, ICPD, and OS. A conditional use permit to
implement the Planned Development Overlay designation. A hillside review permit
to develop on land with an average cross slope of ten percent or greater and
approval for an innovative hillside permit. An oak tree permit for removal of 1,661
oak trees of the 11,721 plus oak trees on site and 336 oak tree encroachments. A
development agreement for 236.6 open space acres dedicated to the City of Santa
Clarita, a 15 -year development agreement, and other deal points. Review and
certification of the EIR prepared for the project site.
PROJECT PROPONENTS: Gate King Properties, LLC
The first Public Hearin Lr to discuss the merits of this project will be conducted by the City of Santa Clarita City
Council on:
DATE: November 12, 2002 LOCATION: City Council Chambers
TIME: At or after 6:00 p.m. 23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
An Environmental Impact Report has been prepared for the project to identify potential environmental
impacts. The Draft Environmental Impact Report (DEIR) became available for public review beginning January
28, 2002.
If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues
you or someone else raised at the public hearing described in this notice, or in written correspondence delivered
to the City of Santa Clarita at, or prior to, the public hearing.
For further information regarding this proposal, you may contact the City of Santa Clarita, Department of
Planning and Building Services, 23920 Valencia Boulevard, 302, Santa Clarita, CA 91355; Telephone: (661) 255-
4330. Project Planner: Jeff Hogan and Kelvin Parker
Posted: Santa Clarita City Hall and Los Angeles County Library (Valencia Branch)
Published: October 21, 2002