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HomeMy WebLinkAbout2002-01-24 - RESOLUTIONS - GV RANCH LAND USE ELEMENT (2)RESOLUTION 02-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING GENERAL PLAN AMENDMENT NO. 97-003 "A", AN AMENDMENT TO THE LAND USE ELEMENT LAND USE MAP, (MASTER CASE NO. 97-212), FOR THE PURPOSE OF DESIGNATING RESIDENTIAL SUBURBAN (RS) LAND USE ON 1,169.2 ACRES AND COMMUNITY COMMERCIAL (CC) LAND USE ON 89.8 ACRES AND 6.1 ACRES OF CALTRANS PROPERTY TO BE ACQUIRED BY THE APPLICANT LOCATED EAST OF STATE ROUTE 14, GENERALLY NORTH OF PLACERITA CANYON ROAD, AND WEST OF THE SAND CANYON COMMUNITY FOR THE PURPOSE OF IMPLEMENTING THE GOLDEN VALLEY RANCH PROJECT THE CITY COUNCIL OF THE CITY OF SANTA CLARITA HEREBY RESOLVES AS FOLLOWS: SECTION 1. The City Council does hereby find and determine as follows: a. On June 25, 1991, the City Council adopted Resolution No. 91-98, adopting the General Plan of the City of Santa Clarita and certifying the Final Environmental Impact Report. b. The applicant, PacSun LLC, formally requested certain project entitlements related to the Golden Valley Ranch development on November 6, 1997 (Master Case 97-212). Such entitlement requests included an amendment to the General Plan Land Use Map (GPA 97-003 'W') to designate approffimately 89.8 acres to a Community Commercial (CC) land use designation and 1,169.2 acres to a Residential Suburban (RS) land use designation. The 1,259 acre project site is owned by PacSun LLC. 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. C. The Golden Valley Ranch project area is located on 1,259 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. Placenta Canyon State Park, located within the Angeles National Forest, is south of the site. The Angeles National Forest is primarily east and south of the site, though about 150 acres in the southeastern portion of the site are within the National Forest boundary. This includes the portion of the site south of Placenta Canyon Road. State Route 14 (the Antelope Valley Freeway) borders the northwestern edge of the site. Placenta Canyon Road primarily runs along the site's southern edge, though it transects the southeastern portion 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, currently under construction, is located immediately north of the project site. The Santa Clara River is about two miles to the north. The community of Newhall is Resolution Na. 02-14 Page 2 located to the west of the site, Canyon Country is located to the north, and the Sand Canyon community is located to the east. The Golden Valley Ranch annexation is an uninhabited annexation, as defined by the Cortese -Knox Local Government Reorganization Act of 1985. d. The Golden Valley Ranch project area is currently vacant, unincorporated land located east of the City of Santa Clarita. Portions of the site were grazed for many years. The dominant natural feature on the project site is the significant topography. Site elevations range from 1,600 feet to 2,200 feet above mean sea level. Several prominent ridgelines are located on the site, five of which the City has designated as primary or secondary ridgelines on the City's General Plan. Four blue line streams also cross through the site. Los Angeles County and the City of Santa Clarita have existing and planned development to the north, east and south of the project site. e. The Land Use Element of the General Plan contains a section titled "Future Consideration for Master Planning'. Within this section, a description of the Santa Fe Ranch (Golden Valley Ranch) project area is provided, with a brief discussion of the anticipated development mix to occur in this area. Specifically, the direction provided in this section is as follows: "This is an area of approximately 1,300 acres located south of the Antelope Valley Freeway at the Golden Valley Road interchange. It is characterized by mountains and hills with oak studded canyons containing blue -line streams. The primary focus of development will be the area near the Golden Valley Road interchange. A roadway connection to the proposed residential areas near the terminus of Via Princessa is also anticipated. This area may be appropriate fora regionally oriented commercial center with related residential uses. The, development should be done in an environmentally sensitive manner that maintains the significant environmental resources that are found in the area." (General Plan Land Use Element, page L-63). £ The applicant's original entitlement requests are as follows. Please note, however, that the applicant has developed a new, reduced project for the City Council's consideration (Alternative 7), which recommends modification to the below original entitlement requests. ■ An annexation from the County of Los Angeles into the City of Santa Clarita; ■ An amendment to the General Plan Land Use Element Land Use Map (GPA 97-003 "A") to designate approximately 89.8 acres of the Golden Valley Ranch area to a Community Commercial land use designation and the remaining 1,220.2 acres to a Residential Suburban land use designation. An additional 6.1 acres along the east-side-of.State-Route 14 which the applicant Resolution No. 02-14 Page 3 is acquiring from Caltrans would also be designated Community Commercial as part of this General Plan Amendment; ■ A prezone request was filed to designate 1,220.2 acres of the Golden Valley Ranch area as Residential Suburban (RS) and 89.8 acres as Community Commercial (CC). 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; ■ Tentative Tract Map (TTM) 52414 to subdivide the subject site into 847 single-family parcels, two commercial parcels, one park parcel, one school parcel, two water tank parcels, and numerous open space lots; ■ A Conditional Use Permit to allow grading over 100,000 cubic yards and for clustering of residential development; - ■ An Oak Tree Permit to allow removals and encroachments upon oak trees; ■ A Hillside Review to allow grading on slopes in excess of 10%; and ■ Following a preliminary review of the project and preparation of an Initial Study, the applicant was informed that preparation of an environmental impact report would be required for this project. Preparation, review and certification of Environmental Impact Report (SCH No. 97121037) are requested. The applicant's new preferred project alternative (Alternative 7) requires an additional entitlement — amendment to the City of Santa Clarita General Plan Circulation Element for the removal of the Golden Valley Road connection between Via Princess and Placenta Canyon Road. Specifically, an amendment to the Circulation Element (GPA 97-003 "B") text and Master Plan of Highway & Roadway System Map is required to eliminate the Golden Valley Road connection between Via Princessa and Placenta Canyon Road within the Golden Valley Ranch area. g. Alternative 7 would involve the development of 90 gross acres (610,390 square feet) of commercial uses immediately east and adjacent to State Route 14 (Antelope Valley Freeway) with access from Golden Valley Road to the west and Holt Canyon Road to the north. The area immediately east of the commercial area would be developed for 498 residential units, to include 108 age -restricted dwelling units and 390 single-family detached homes. Access to this residential area would be provided via Golden Valley Road, Holt Canyon Road, and Via Princessa. To accomplish this residential density and commercial acreage, an amendment to the General Plan Land Use Map from Residential Estate (RE) to Residential Suburban (RS) and Community Commercial (CC) is required. A conditional use permit is also required to cluster the units within the 195.2 acre Residential Suburban (RS) designated area. The remainder of the project site (974 acres), which is designated Residential Suburban (RS), would remain as natural open space in perpetuity. Resolution No. 02-14 Page 4 h. The Land Use Element Land Use Map Amendment was referred for review to agencies serving the project area as part of the entitlement process for the Golden Valley Ranch project. Referral of the development entitlement applications, including the Land Use Element Land Use Map Amendment, was made to various agencies serving the Santa Clarita Valley. Among the agencies included in the development application review were school districts, sanitation districts, transportation agencies serving Santa Clarita, resource agencies serving the project site, Local Agency Formation Commission, Los Angeles County, public water, agencies, utility companies, transportation agencies, resource agencies, waste haulers and others. The same public agencies were mailed a Notice of Preparation in accordance with consultation requirements in the CEQA statutes and guidelines. Additionally, a public scoping meeting was held on March 12, 1998 on the Notice of Preparation and 10 public hearings (before the Planning Commission) were held to provide opportunities for the involvement of citizens, public agencies, public utility companies, and civic, education, and other community groups in this General Plan Amendment. i. The City's General Plan presently designates the Golden Valley Ranch annexation area as Residential Estate (RE). Under the Los Angeles County General Plan, the site is currently designated "Non -Urban Mllside Management" (N-1/HM). Both the City and County designations allow for a maximum density of 0.5 dwelling units per acre. The Los Angeles County zoning designation for a majority of the site is "Agriculture" (A-2-1), which allows for single-family residential uses at a maximum permitted density of one dwelling unit per acre, as well as a wide range of agricultural and recreational land uses. About 50 acres in the southeastern portion of the site are designated "Residential" (R•1-7,000) under the County Ordinance, which allows 7,000 square -foot single-family residential lots, as well as a wide range of agricultural and recreational uses. j. The Planning Commission held duly noticed public hearings on the Golden Valley Ranch entitlements, including the Land Use Element Land Use Map Amendment, on August 17, 1999 and continuing on September 7, September 21, December 7, 1999, January 4, January 18, January 20, February 1, February 10, March 7, April 18, and May 30, 2000. The Planning Commission closed the public hearing on May 30, 2000 and continued the item to the July 5, 2000 meeting for the purposes of finalizing their recommendation to the City Council. It. On July 5, 2000, the Planning Commission voted 3-1-1 to recommend certification of the Final EIR SCH No. 97121037 and adoption of a Statement of Overriding Considerations, prepared for the Golden Valley Ranch project and related entitlements. The Commission voted 4-0-1 to recommend that the City Council approve General Plan Amendment No. 97-003 "B",- an amendment to the Circulation Element text and Master Plan of Highway & Roadway System Map Resolution No. 02-14 Page 5 to allow for the elimination of the Golden Valley Road link between Via Princessa and Placerita Canyon Road. The Commission voted 3-1-1 to recommend that the City Council deny Prezone 97-001 for the Golden Valley Ranch annexation area (Annexation 1997-001). The Commission was split with a 2-2-1 vote on the following two staff recommendations, resulting in a "no action" on the part of the Commission. The recommendations are as follows: 1. Adopt Resolution P00-24, recommending that the City Council approve General Plan Amendment No. 97-003 W, an amendment to the Land Use Element Land Use Map. 2. Adopt Resolution P00-27, recommending that the City Council approve Tentative Tract Map 52414, Oak Tree Permit 97-024, Conditional Use Permit 97-017, and Hillside Review 97-022. The commissioners who recommended denial of the above staff recommendations expressed concerns related to the appropriateness of the use of the site for commercial development and the density of the clustered residential development on property with a Residential Estate (RE) General Plan land use designation. 1. The City Council held duly noticed public hearings on the Golden Valley Ranch entitlements, including the Land Use Element Land Use Map Amendment on March 27, 2001 and January 24, 2002, for purposes of making their final determination on the proposed General Plan Amendment. SECTION 2. Based upon the testimony and other evidence received, and upon studies and investigation made by the City Council, the City Council further finds and determines as follows: a. The Residential Suburban and Community Commercial land use designations are proper designations for this site because it allows for clustered residential development and commercial uses to occur in an approximate 285 acre area, preserving 974 acres of contiguous open space throughout the remainder of the 1,259 acre site. Designation of 6.1 acres in the proposed commercial area located just east of State Route 14 (which the applicant is acquiring from Caltrans) to Community Commercial would be part of the project. This development is superior to development otherwise allowable under alternate regulations (Los Angeles County Code). Up to 712 dwelling units could be constructed under the Los Angeles County Code throughout the site (as opposed to clustering proposed in the project), and in some cases, homes would be located on slopes exceeding " 50 percent. The less restrictive provisions of the County's Hillside Management Resolution No: 0244 Page 6 program would allow for approximately 258 units, or 36 percent, of the homes to be located on slopes exceeding 25 percent, many of which would be situated on ridgetops. This would result in significantly greater impacts to primary and secondary ridgelines. b. The mixed residential and commercial development, with the consideration for sensitive environmental resources and open space, for the Golden Valley Ranch area is consistent with the direction provided in the "Future Consideration for Master Planning" section of the General Plan Land Use Element. Specifically, the direction provided in this section states that, "Phis area may be appropriate for a regionally -oriented commercial center with related residential uses. The development should be done in an environmentally sensitive manner that maintains the significant environmental resources that are found in the area." (General Plan Land Use Element, page L-63). C. The proposed Land Use Element Land Use Map Amendment to designate the Residential Suburban and Community Commercial land uses over the Golden Valley Ranch project area (including the 6.1 acres to be acquired by the applicant from Caltrans), and its associated development plan, is consistent with the goals and policies of the General Plan and complies with all other applicable requirements of state law and local law. Residential clustering and commercial land use along the State Route 14 corridor with 974 acres of open space provides for comprehensive planning consistent with the Land Use Element goals, Open Space and Conservation Element goals, and Economic Development Element goals. Specifically, these goals include: ■ Land Use Goal 2: To achieve the development of a well-balanced, financially sound and functional mix of residential, commercial, industrial, open space, recreational, institutional and educational land uses. ■ Land Use Goal 5: To provide protection of the environmental setting and habitat through the location of land uses and the use of sensitive design. Economic Development Goal 2: To ensure adequate infrastructure and economic base support, the City should seek to stimulate simultaneous development of businesses and housing occurring within its boundaries and within the planning area. • Economic Development Goal 5: To ensure the City's present and future fiscal balance of municipal revenues and' expenditures is maintained. ■ Open Space Goal L -To preserve the special natural features which define the.Santa-Claritaplanning,area and:giveit its distinct form and identity. ]:T"'. V Resolution No. 02-14 r Page 7 ■ Open Space Goal 3: To protect significant ecological resources and ecosystems, including, but not limited to, sensitive flora and fauna habitat areas. ■ Open Space Goal 10: Protect the historical and culturally significant resources which contribute to community identity and a sense of history. d. The Golden Valley Ranch Draft Environmental Impact Report (Draft EIA) was circulated for review and comment by the affected governmental agencies and all comments received have been considered. The Draft EIR (SCH No. 97121037) was distributed to the Planning Commission, the public and affected governmental agencies for a 45 -day public review period beginning on August 9, 1999 and ending on September 22, 1999. Late written and oral comments received during the Planning Commission public hearings (through May 30, 2000) were accepted for inclusion in the Final EIR Response to Comments. e. The Golden Valley Ranch Revised Draft EIR was circulated for review and comment by the affected governmental agencies and all comments received have been considered. The Revised Draft EIR was distributed to the public and affected governmental agencies for a 45 -day public review period beginning on November 27, 2000 and ending on January 10, 2001. Late written and oral comments received were accepted for inclusion in the Final EIR Response to Comments. f. Certification of the Final Environmental Impact Report prepared for the Golden Valley Ranch project (SCH No. 97121037) and adoption of a Statement of Overriding Considerations was approved by the City Council as part of a separate resolution. SECTION 3. Based upon the foregoing, the City Council amends the Land Use Map of the City of Santa Clarita Land Use Element to designate Residential Suburban (RS) land use over 1,169.2 acres and Community Commercial (CC) land use over 89.8 acres within the Golden Valley Ranch project area, and designate an additional 6.1 acres that the applicant is acquiring from Caltrans to Community Commercial (CC) as shown on the tentative tract map (TTM 52414), herein incorporated as Exhibit A. SECTION 4. The City Clerk shall certify the adoption of this Resolution. Resolution Na. C(2 -14 - Page 8 PASSED, APPROVED AND ADOPTED this 24th day of January, 2002. Q Z MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF SANTA CLARITA ) I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 24th day of January, 2002, by the following vote of the Council: AYES: ' COUNCILMEMBERS: Darcy, Kellar, Smyth, Ferry NOES: COUNCILMEMBERS: Weste ABSENT: COUNCILMEMBERS: None CITY CLERK LMH S:\ pWc=mnt/gvr/re9I= doc Resolution No. 02-14 Page 9 r Exhibit A General Plan Map Changes - Land Use Element ,0091 =.I *37V.ISL- 'wow Z_ a° I � S I a a II C n i M �, V co L c c O Z �I� a U ta9 I-- ,0091 =.I *37V.ISL- 'wow Z_ a° I � S I a a II C n