HomeMy WebLinkAbout2002-01-24 - AGENDA REPORTS - GV RANCH DEV PROJECT (2)CITY OF SANTA CLARITA
AGENDA REPORT
City Manager
Item to be presented`by: Lisa Hardv
PUBLIC HEARING
DATE: January 24, 2002
SUBJECT: GOLDEN VALLEY RANCH DEVELOPMENT PROJECT
MASTER CASE NO. 97-212, GENERAL PLAN
AMENDMENT 97-003, PREZONE 97-001, ANNEXATION
NO. 97-001, TENTATIVE TRACT MAP 52414,
CONDITIONAL USE PERMIT 97-017, OAK TREE PERMIT
97-024, HILLSIDE REVIEW NO. 97-022,
ENVIRONMENTAL IMPACT REPORT SCH# 97121037
DEPARTMENT: Planning and Building Services
RECOMMENDED ACTION
Receive staff presentation and applicant presentation, open the public hearing,
receive public testimony, close the public participation portion of the public
hearing, and act upon the project through one of the following actions.
(1) Deny the applicant's entitlement requests by passing the resolution of denial
for the Golden Valley Ranch project; or
(2) Approve the revised Golden Valley Ranch project (Alternative 7) by passing
the resolutions of approval and ordinance, certifying the Final Environmental
Impact Report and adopting a Statement of Overriding Considerations.
BACKGROUND
City Council Process
At this meeting, staff will present the components of Golden Valley Ranch Project
Alternative 7, the applicant's preferred project alternative that was introduced to
the City Council by the applicant on June 12, 2001, and technical studies related
to geology. Below is a brief overview of the City Council hearing process for the
Golden Valley Ranch project.
On May 8, 2001, the City Council denied the Golden Valley Ranch project. At the
Council's request, the resolution of denial for the Golden Valley Ranch project was
modified to reflect additional findings to support the Council's decision to deny
s'1 1� ►�
�; rR s,,g os� �� o�-� 3 Agenda Item:
_i u i�/Sa r ,rso /Uo. GL/I /y ��d 46. Oz -/J'
Master Case 97-212
Page 2
the project. At the June 12, 2001, City Council meeting, the City Council
considered a modified resolution of denial for the Golden Valley Ranch project,
which would rescind Resolution 01-48 (the original project denial) and expand
upon the findings to support the City Council's previous decision to deny the
Golden Valley Ranch project. At the June 12`" meeting, the City Council received
public testimony from PacSun, LLC representatives and from the public. At this
time, PacSun, LLC put forth to the City Council a further revised project
(Alternative 7) that involved a reduction in the number of single-family units,
inclusion of senior housing, the addition of a turnkey elementary school, and a
financial contribution to the Committee on Aging, among other modifications.
Following public testimony and Council discussion at the June 12, 2001 meeting,
the City Council rescinded Resolution 01-48, which was adopted by the Council on
May 8, 2001 to deny without prejudice the Golden Valley Ranch project. The City
Council indicated that it would consider the new project alternative (Alternative
7) at a later date after the applicant and City staff had completed several tasks.
These tasks include the following:
1. PacSun LLC to prepare a new geotechnical report to address the issue of
ancient landslides and geology -related site hazards.
2. City to retain a geologist to conduct an independent peer review of the
applicant's geotechnical reports, at PacSun, LLC's expense.
3. PacSun, LLC to conduct a community outreach process with the Canyon
Country community.
4. PacSun, LLC to modify the proposed Tentative Tract Map 52414 to reflect
the proposed project changes (school site, senior housing, and residential
unit reduction).
Included in the Council's June 12, 2001, motion was the setting of a public
hearing on August 30, 2001 for the Council to review the proposed changes to the
project and for a resolution of denial and a resolution for other options to be
prepared for that meeting. The August 30, 2001 special City Council meeting was
continued to a date uncertain, as requested by the applicant, to allow additional
time to complete further geotechnical investigative work.
Project Location
The Golden Valley Ranch project area is located on 1,259 vacant and uninhabited
acres in the Santa Clarita Valley, in unincorporated Los Angeles County. The
site is situated east of and adjacent to the City of Santa Clarita. State Route 14
(Antelope Valley Freeway) borders the northwestern edge of the site. Placerita
Canyon Road primarily runs along the site's southern edge. The Angeles
National Forest is primarily east and south of the site. Placerita Canyon State
Park, located within the forest, is south of the site. The Disney Company's Golden
Oak Ranch is also located immediately south of the site along the north side of
Placerita Canyon Road. The 1,800 -unit Fair Oaks Ranch development (Pardee
Homes), currently under construction, is located immediately north of the project
Master Case 97-212
Page 3
site. The Canyon Country community is located to the north and the Sand
Canyon community is located to the east.
Original Project Components
On November 6, 1997, PacSun LLC submitted Master Case No. 97-212,
requesting approval to construct 866 single-family detached units and
approximately 50 net acres of commercial on 1,259 acres. Originally, the
applicant was proposing to cluster development within three natural "bowls" on-
site, while locating the 610,930 square foot commercial development along the
Antelope Valley Freeway corridor. As part of this project, Golden Valley Road
was proposed to be extended through the project site as a secondary highway from
SR -14 to Placerita Canyon Road, connecting the three residential clusters. A
10.6 -acre elementary school site and a 9.9 -acre park site were proposed in the
Cluster 3 area, northeast of the Placerita Canyon Road/Golden Valley Road
intersection. Approximately 66 percent of the site (865 acres) was proposed to be
left as open space with a series of hiking, biking, and equestrian trails. Project
implementation would require 545 acres to be graded totaling 13,482,000 cubic
yards of earthen material. Entitlement requests included an annexation to the
City of Santa Clarita, an annexation/prezone, General Plan amendment, tentative
tract map, a conditional use permit, hillside review, and an oak tree permit.
Revised Project Description (Alternative 7)
Alternative 7 was proposed by the applicant to the City Council in response to
public concerns regarding overall project density in the Cluster 1 area and
concern for elementary school overcrowding. This alternative would cluster all
development in Cluster 1, eliminating Clusters 2 and 3 and the Golden Valley
Road extension between Via Princessa and Placerita Canyon Road. This
alternative involves 530 single-family units on 195 acres, of which 140 units
would be designated for residents 55 years or older. The remaining 390 market -
rate units would be comprised of 76 5,000 square foot lots, 165 5,500 square foot
lots, 96 6,000 square foot lots, and 53 10,000 square foot lots.
The commercial acreage would not change from the original project — 610,930
square feet of commercial development would occur on 89.8 gross acres (50 net
acres). The project involves the provision of an improved three -acre trailhead
staging area, the dedication of 974 acres of natural open space, and provision of a
graded 1.6 -acre pad for a Los Angeles County Fire Department station.
Alternative 7 also provides for the applicant to construct a 10 -acre turnkey
elementary school in the Cluster 1 area and monetary contributions to the City of
Santa Clarita to offset the cost for open space maintenance and to the Committee
on Aging for senior -related activities and services.
Specifically, PacSun, LLC has agreed to contribute $100,000 in two annual
installments to the City of Santa Clarita for maintenance of the open space area
and a $30,000 per year total assessment from the residential area for ongoing
open space maintenance. In conjunction with the age -restricted housing, the
Master Case 97-212
Page 4
applicant will also contribute $100,000 in two annual installments to the
Committee on Aging and a $20 per year per home annual assessment for senior -
related services.
Project implementation would require 9.5 million cubic yards of cut and fill, with
7.0 million cubic yards of remedial grading. As part of site preparation, three
dead trees and 23 live oak trees, of which three are heritage, would be removed of
the 3,616 on-site oak trees.
Requested Entitlements
The requested entitlements include the following:
1. A General Plan amendment (GPA 97-003 "A") was filed to change the current
Residential Estate land use designation on the 1,259 -acre Golden Valley
Ranch project site, as shown on the General Plan Land Use Map. The
applicant requests that approximately 89.8 acres be changed to a Community
Commercial (CC) land use designation and 1,169.2 acres be changed to a
Residential Suburban (RS) land use designation. An additional 6.1 acres
along the east side of State Route 14 which the applicant is acquiring from
Caltrans would also be designated Community Commercial as part of this
General Plan amendment.
2. A General Plan amendment was filed (GPA 97-003 `B") to modify the
Circulation Element text and the Master Plan of Highway & Roadway System
Map for the purpose of eliminating the Golden Valley Road link between Via
Princessa and Placerita Canyon Road.
3. A Prezone request (PZ97-001) was filed to for the purpose of designating
Residential Suburban (RS) zoning on 1,169.2 acres, and Community
Commercial (CC) zoning on 89.8 acres, to allow for annexation of uninhabited
land commonly known as Golden Valley Ranch Annexation (Annexation 1997-
001) to the City of Santa Clarita. An additional 6.1 acres along the east side
of State Route 14 which the applicant is acquiring from Caltrans would also
be designated Community Commercial as part of this prezone request.
4. An Annexation request was filed with the City of Santa Clarita to annex all of
the proposed 1,259 -acre Golden Valley Ranch prezone area, plus the 6.1 acres
the applicant is acquiring from Caltrans along SR 14;
5. Tentative Tract Map 52414 (Alternative 7) was proposed to subdivide the
subject site into the following:
- 390 single-family residential parcels;
- 1 parcel (future condo map) to accommodate 140 age -restricted single-
family homes;
- two commercial parcels;
- one elementary school site;
Master Case 97-212
Page 5
- one trailhead staging area site;
- one water tank site;
- one fire station site; and
- numerous open space lots.
6. A Conditional Use Permit was filed to allow grading activity over 100,000
cubic yards and for the clustering of residential development. The proposed
clustered development is concentrated within a natural "bowl" in order to
minimize the disruption to ridgelines and biological resources.
7. An Oak Tree Permit is requested to allow the removal of up to 23 live oak
trees. The oak tree report indicates that the project would require the
removal of three dead trees and 18 live oak trees within the graded area. An
additional five oak trees located adjacent to the graded area may require
removal. Of the 23 live oak trees, three are heritage oak trees. The 1.259 -acre
project site contains 3,616 oak trees, of which 88 trees are heritage oaks.
8. A hillside review was filed to allow grading on slopes in excess of 10%
9. The applicant has requested the review and certification of the Environmental
Impact Report (EIR) prepared for this project.
New Geotechnical Analysis & Peer Review
Per the Council's direction in June 2001, PacSun, LLC retained Allan E. Seward
Engineering Geology, Inc. (AES) to prepare a new geologic and geotechnical
report for the Golden Valley Ranch property. On October 31, 2001, staff received
the Geologic and Geotechnical Report, Investigation of Maximum Landslide
Depths Relative to the Feasibility of Development, prepared by AES. The study
focused primarily on evaluating the presence or absence of deep-seated mega -
landslides (greater than 100 feet deep) on the site which may underlie previously
recognized landslides. AES's conclusions are listed on page 28 of the report as
follows:
1. It is the opinion of this firm that a deep-seated mega -landslide as postulated
by others does not exist beneath the Golden Valley Ranch (TTM 52414) and
hence does not impede the feasibility of the proposed development.
2. The landslides in the area of the proposed development (TTM 52414) can be
mitigated by complete removal and recompaction without adversely affecting
the proposed development or off-site properties.
City staff retained Cotton, Shires and Associates, Inc. to conduct a peer review of
the AES geologic and geotechnical report. Their scope of work included a review
of all prior geologic studies prepared for the property, geotechnical site
reconnaissance, review of AES's methodology and conclusions, and preparation of
the peer review report to the City of Santa Clarita.
Master Case 97-212
Page 6
In their December 7, 2001 letter to the City, William R. Cotton of Cotton, Shires
and Associates, Inc. concurs with AES's conclusions regarding the mega -landslide
issue. Specifically, the letter states, "Using geomorphic and geologic data, we
conclude that a large landslide does not underlie the subject property. We find
that the geologic model presented by AES is consistent with the available geologic
database, and is the most likely explanation for features and data observed in the
region."
In addition, Cotton, Shires and Associates, Inc. prepared a supplemental review
letter dated January 7, 2002, for the City to evaluate the potential geotechnical
constraints with respect to the geotechnical feasibility of the proposed
development. Specifically, in this second phase of their analysis, Cotton, Shires
and Associates, Inc. examined landslides, slope instability of other hillslopes,
debris flow impacts, locally adverse groundwater conditions, potentially expansive
earth materials, and susceptibility to severe seismic ground shaking. Following is
an excerpt from the Conclusions and Recommended Action section of the January
7, 2002, letter.
"In our opinion, the proposed development has been demonstrated to be
feasible from a geotechnical standpoint. Based on our review of the
geologic and geotechnical database, we are in general agreement with the
locations, sizes and depths of identified landslide masses. In addition, we
concur with the methods of slope stability analyses used by AES, as well as
the results of those analyses and the slope remediation measures
anticipated for this project. If designed and constructed with the
recommendations and geotechnical design criteria provided by AES, the
proposed development should not result in unanticipated off-site impacts"
(page 5).
The City's Engineering Division has also reviewed these documents and agrees
with the process and methodology of the peer reviews and accepts the conclusions
and recommendations provided in the geotechnical review letters prepared by
Cotton, Shires and Associates, which have determined the project feasibility. The
Engineering Services Section will conduct a thorough review of the subsequent
geologic and geotechnical investigation reports submitted with the project grading
plans prior to issuance of a grading permit, if the project is approved by the City
Council.
City Staff Review of Tentative Tract Map 52414
In November 2001, the revised tentative tract map was circulated for review and
comment by internal City departments and external agencies to determine project
compliance with planning, engineering, parks, and fire department standards and
requirements. The conditions of approval were modified to reflect the new revised
project. A development review committee meeting was held in December 2001 to
review the project map with the applicant. The tentative map has been revised
by the applicant to respond to staff comments. Staff has determined that the
Master Case 97-212
Page 7
tentative map, with the conditions of approval, complies with City design
requirements.
Community Outreach
Since June 2001, PacSun, LLC has conducted a community outreach effort with
the community of Canyon Country and specific neighborhood groups in proximity
to the Golden Valley Ranch site. PacSun, LLC conducted meetings with the
following groups:
• Friendly Valley residents — August 6, 2001
• Sand Canyon Homeowners Association Board of Directors — August 7,
2001
• Placerita Nature Center Directors and Docents — August 8, 2001
Shadow Oaks Homeowners Association Board of Directors — August 13,
2001
• Golden Valley Ranch community meeting hosted by PacSun, LLC — August
14, 2001
• Golden Valley Ranch community meeting hosted by PacSun, LLC —
September 25, 2001
In addition, PacSun, LLC conducted site tours of the Golden Valley Ranch
property on August 18, 2001 and September 8, 2001, which were attended by
approximately 50 persons. The minutes of these meetings are available in the
Council's reading file.
CEQA Process / Environmental Impact Report
The Draft Environmental Impact Report for the Golden Valley Ranch project was
circulated from August 9, 1999 to September 22, 1999. During the Planning
Commission hearing process, a number of issues were identified regarding traffic
and circulation, risk to upset/human health and safety, and geology. In addition,
several alternatives (beyond those included in the Draft EIR) to the proposed
project were developed and recommended for further environmental analysis.
This warranted preparation and circulation of a Revised Draft EIR, which
includes revisions to five sections of the original Draft EIR. The Revised Draft
EIR was recirculated for a 45 -day review and comment period from November 27,
2000 to January 10, 2001.
The Draft EIR identified three environmental areas that would have significant
impacts that could not be mitigated to a less -than -significant level. These are Air
Quality (both construction and operations -related), Biology, and Aesthetics/Light
and Glare. Eight environmental areas were identified where significant impacts
would occur; however, mitigation measures have been recommended to reduce
impacts to less than significant levels. These are Hydrology, Noise, Land
Use/Population, Traffic, Public Services, Public Utilities, Hazards, and Cultural
Resources.
Master Case 97-212
Page S
On July 5, 2000, the Planning Commission recommended certification of the Final
EIR and adoption of a statement of overriding considerations, following
circulation of the Revised Draft EIR prior to City Council's consideration of the
project.
Circulation Element Amendment
As part of Alternative 7, PacSun, LLC is requesting the removal of the Golden
Valley Road link between Via Princessa and Placerita Canyon Road, which is
designated as a secondary highway. The Planning Commission recommended
that the City Council amend the Circulation Element to eliminate this roadway
link. The City's Transportation and Engineering Services Department has
conducted an analysis of the removal of this link from the City's circulation
network. Their analysis found that removal of this roadway link would
redistribute traffic to other roadway links within the area including Soledad
Canyon Road, Sierra Highway, Lost Canyon Road, Sand Canyon Road and
portions of Placerita Canyon Road. Though the traffic increases would be small
and would not change the level of service (LOS) at General Plan buildout, they
would add to a condition that is projected to be undesirable.
School District Mitigation & School Construction Schedule
PacSun, LLC, the project applicant, has executed a School Facilities Funding and
Mitigation Agreement with the Sulphur Springs Elementary School District,
dated December 5, 2001, and the William S. Hart Union High School District
dated January 17, 2001, for the proposed 530 -unit Golden Valley Ranch
development.
Pursuant to the new mitigation agreement between Sulphur Springs Elementary
School District and PacSun, LLC, the elementary school shall be ready for
occupancy three years after approval of the developer's first grading plan for the
residential portion of the project east of Golden Valley Road extension. The entire
residential area (including the elementary school pad) will be graded at one time
over a 10-12 month period. It will take an additional 12-15 months to complete
the elementary school improvements.
The construction, sale and closings of the first phase of homes (between Golden
Valley Road and Via Princessa) will generate some elementary -age students.
However, as stated in the mitigation agreement, the Sulphur Springs School
District has accepted the responsibility for interim student housing at the Fair
Oaks Ranch Elementary School prior to the completion of the Golden Valley
Ranch Elementary School. The Fair Oaks Ranch Elementary School is located
less than one mile from the Golden Valley Ranch property and will not be at full
enrolment at that time.
Master Case 97-212
Page 9
FISCAL IMPACT
Golden Valley Ranch Economic Analysis
An economic analysis for the Golden Valley Ranch project was prepared by
Stanley R. Hoffman Associates, Inc. in response to Planning Commission concerns
related to the commercial component and how this may affect existing commercial
establishments along Soledad Canyon Road. The Golden Valley Ranch Economic
Analysis is available in the Council's reading file.
Fiscal Impact Analysis
The City of Santa Clarita Administrative Service's Finance Division has reviewed
the Golden Valley Ranch Economic Analysis report and has completed an
independent analysis of its own in order to better understand the fiscal impacts
that this development will have on the City. The fiscal impact analysis shows
that the project would yield a net positive impact to the City's General Fund
ranging from $1.13 million to $1.16 million annually after 10 years based on the
buildout of 50 commercial acres and the residential area. The City calculations
and the report's revenues show a positive net impact to the City after
expenditures are considered.
ALTERNATIVE ACTIONS
(1) Deny the applicant's entitlement requests by passing the resolution of denial
for the Golden Valley Ranch project; or
(2) Approve the revised Golden Valley Ranch project (Alternative 7) by passing
the resolutions of approval and ordinance, certifying the Final Environmental
Impact Report and adopting a Statement of Overriding Considerations.
(3) Provide direction to staff and continue the item for further Council
consideration.
(4) Other actions as determined by Council.
ATTACHMENTS (included with Agenda Report
1. Resolution to Deny without Prejudice Master Case No. 97-212
2. Resolution to Certify the FEIR and Adopt a Statement of Overriding
Considerations for Master Case No. 97-212
3. Resolution to Approve General Plan Amendment 97-003 "A' - an Amendment
to the Land Use Element Land Use Map
4. Resolution to Approve General Plan Amendment 97-003 "B" — an Amendment
to the Circulation Element text and Master Plan of Highway & Roadway
System Map
Master Case 97-212
Page 10
5. Ordinance to Approve Prezone No. 97-001
6. Resolution to Approve Master Case No. 97-212 (TTM 52414, Oak Tree Permit
97-024, Conditional Use Permit 97-017, Hillside Review 97-022)
7. "Exhibit B" - Project Conditions of Approval, January 24, 2002
8. Letter dated December 7, 2001 from Cotton, Shires & Associates, Inc. to Lisa
Hardy, City of Santa Clarita, regarding Geologic Review of Mega -Landslide
Issue
9. Letter dated January 7, 2002 from Cotton, Shires & Associates, Inc. to Lisa
Hardy, City of Santa Clarita, regarding Feasibility -Level Geotechnical Review
ATTACHMENTS (distributed separately)
1. "Exhibit All - Tentative Tract Map 52414 — Alternative 7, January 2002
2. Final EIR, January 2002 - Volume I, EIR Text & Appendices A -D
3. Final EIR, January 2002 - Volume II, Appendix E (Response to Comments)
4. Mitigation Monitoring and Reporting Program (MMRP) for the Golden Valley
Ranch Project — Alternative 7, January 2002
READING FILE
1. School Facilities Funding Agreement Between the Sulphur Springs School
District and PacSun, LLC, December 5, 2001
2. School Facilities Funding and Mitigation Agreement By and Between The
William S. Hart Union High School District and PacSun, LLC for Tentative
Tract Map 52414, January 17, 2001
3. Revised Draft EIR, November 2000
4. Response to Comments on Draft EIR & Revised Draft EIR, February 2001
5. Golden Valley Ranch Economic Analysis, prepared by Stanley R. Hoffman
Associates, December 2000
6. Memorandum from Steve Stark, Director of Administrative Services, dated
March 21, 2001, regarding City's review of Golden Valley Ranch Economic
Analysis
7. Meeting minutes of community meetings held August -September 2001
8. City Council Agenda Reports
9. Planning Commission Resolutions
10. Planning Commission Staff Reports
11. Correspondence
LMH
S:\pbs\current\gvr\ ccar97212e.doc
All Reading File material available for review in the Dept. of Planning and
Building Services
City of Santa Clarita
Golden Valley Ranch
Final
Environmental
Impact Report
State Clearinghouse Number 97121037
Volume I
EIR Text
Appendices A-0
January 2002
P I_ n r E n g n e e r s
art•.t ,a-�c,,, e�"4.rr ..y -,a
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that on January 24, 2002, 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
APPROVING PREZONE NO. 97-001 (MASTER CASE 97-212) FOR THE GOLDEN
VALLEY RANCH ANNEXATION AREA (ANNEXATION 1997-001) LOCATED
GENERALLY EAST OF STATE ROUTE 14, GENERALLY NORTH OF PLACERITA
CANYON ROAD, AND WEST OF THE SAND CANYON COMMUNITY ADJACENT
TO AND OUTSIDE THE EXISTING CITY LIMITS
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 304, Santa Clarita, and/or a copy may be
obtained from that office.
Dated this 28th day of January, 2002.
V -V
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF SANTA CLARITA )
Sharon L. Dawson, CMC, 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 Monday,
January 28, 2002, 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.
114
-OL" �
Sharon L. Dawson, CMC, City Clerk
City of Santa Clarita