HomeMy WebLinkAbout2005-01-11 - AGENDA REPORTS - CAROUSEL RANCH APPEAL MC04 375 (2)Agenda Item: 1h
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by: Jason Smisko
DATE: January 11, 2005
SUBJECT: APPEAL OF PLANNING COMMISSION'S APPROVAL OF A
TEMPORARY USE PERMIT FOR NON-PROFIT COMMERCIAL
STABLES CONSISTING OF PROGRAMS THAT PROVIDE
EQUESTRIAN THERAPY FOR CHILDREN AND YOUNG
ADULTS WITH DISABILITIES (MASTER CASE 04-375,
TEMPORARY USE PERMIT 04-020, "CAROUSEL RANCH")
DEPARTMENT: Planning and Economic Development
RECOMMENDED ACTION
City Council conduct the public hearing; close the public hearing; adopt Resolution approving
Master Case No. 04-375, Temporary Use Permit 04-020 with the attached Conditions of
Approval.
BACKGROUND
Recent Planning Commission Action
On October 19, 2004, a request for a Temporary Use Permit to operate non-profit commercial
stables consisting of a program that provides equestrian therapy for children and young adults
with disabilities for four days a week totaling 17.5 hours per week within the Sand Canyon
community in the Residential Estate zone was presented to the Planning Commission with a staff
recommendation of approval. This project includes the use of one existing 25' x 10' portable
office trailer and one existing 15' x 8' portable tack room. No construction or grading is
proposed with this application. The Planning Commission received the staff report, took public
testimony, and approved the request with a 4-1 vote. This permit is to expire on October 21,
2005.
Planning Commission Approval Appealed
Adopted:i_e1O___os= q
On November 3, 2004, this Planning Commission approval was appealed by residents near the
proposed project location noting traffic impacts and concerns with potential liability exposure to
Ravenhill Road residents. (See attached appeal letter.)
Earlier Planning Commission Action
On October 21, 2003, the Planning Commission approved Temporary Use Permit 03-020 for the
same request as contained in this proposed temporary use permit. That permit was conditioned
to expire on October 21, 2004. Carousel Ranch was required to pursue a subsequent temporary
use permit in order to continue its operations on this property beyond this date. This new
temporary use permit application was filed with the Planning Division on September 8, 2004.
Carousel Ranch Background and Operations
The three -acre property's primary use is that of a residence. In the past, this property has been
used for breeding, training and selling horses. No change to the existing residential use is
proposed with this project. Carousel Ranch is actively seeking an alternative property to this one
for its long-term location.
Carousel Ranch has made an offer to purchase a 13 acre property north of the City off of Sierra
Highway. This offer has not been accepted and the property owner is negotiating a purchase price
with Carousel Ranch. Once (and if) a purchase price for this site is agreed upon, the sale is
contingent upon Carousel Ranch's success in securing funding. The offer contains other
contingencies that include the performance of due diligence confirming that Carousel Ranch can
conduct its therapeutic riding program at the site with no restrictions or encumbrances. Other
timelines will include a 90 -day escrow and a minimum of one month to prepare the site for
Carousel Ranch services. Please refer to attached letter from Carousel Ranch summarizing its
efforts to secure a permanent site over the past year. This is important to note because Carousel
Ranch's successful acquisition of another property potentially could shorten the number of
months it would need to stay at this Ravenhill Road site.
From January 1999 through December 2002, Carousel Ranch operated at Atlasta Ranch in
Placerita Canyon. In December 2002, its lease expired and the property owner, Burbank
Creamery, chose not to negotiate any further extension. It has been operating at this location in
Sand Canyon since January 2003. Carousel Ranch has nine horses on-site for its use and
operates four days a week on Tuesdays, Wednesdays and Fridays with summer hours from 4:00
p.m. to 8:00 p.m. and from 9:00 a.m, to 1:30 p.m. on Saturdays. Non -summer hours began on
September 18, 2004, and consist of Tuesdays, Wednesdays and Fridays from 1:00 p.m. to 5:00
p.m. and from 9:00 a.m. to 2:30 p.m. on Saturdays. There are currently 72 children enrolled who
take a riding lesson once per week. The facility can accommodate one to three students at a time.
Project Description
The proposed project consists of a temporary use permit for one year to operate non-profit
commercial stables consisting of a program that provides equestrian therapy for children and
young adults with disabilities for four days a week totaling less than 20 hours per week within
the Sand Canyon community in the Residential Estate zone. The services predominantly consist
of the students riding a horse around the arena for 30 minutes accompanied by and/or under the
supervision of a therapist with volunteers/spotters adjacent as needed. The horses are
slow-moving and are specially selected and trained for this use. The stables, riding ring and
arena are existing and have been in place for previous residential and commercial uses prior to
Carousel Ranch's arrival. Occasional services include leaving the site for a "trail ride" in the
community. This project includes the use of one existing 25' x 10' portable office trailer and one
existing 15' x 8' portable tack room. No grading is proposed with this application and the
project does not encroach upon the protected zone of any oak trees.
Analysis
Temporary Use Permit
It is appropriate for this proposed project to seek a Temporary Use Permit as the applicant is
committed to ceasing operations within one year and that the business is conducted outdoors with
limited accessory uses in temporary buildings. This approval is not transferable to other users. It
is specific to Carousel Ranch's programs and operations.
Noticing/Public Outreach
Property owners within a 500 -foot radius of the subject site were notified of the application, and
a legal notice advertising the public hearing was placed in the local newspaper. A public notice
sign was also posted on-site on December 28, 2004.
Response Letters
Attached are three letters that have been received in response to the Planning Commission public
hearing noticing. Two were in support of the proposal; one was opposed. Also attached are
electronic mails from a Ravenhill Road resident. To date, no responses to the proposal have been
recieved as a result of public noticing of this Council public hearing.
Environmental Review
Pursuant to Section 15303 (New Construction or Conversion of Small Structures), the project is
categorically exempt from the California Environmental Quality Act. A Notice of Exemption
was prepared for this proposed project and was available for public review beginning at 12:00
p.m, on September 28, 2004.
General Plan Consistency
The proposed project implements General Plan Land Use Element Goal 2.2 to "promote the
development of service and neighborhood commercial activities to meet existing and future
needs. These centers must be non -intrusive, sensitive to surrounding residential land uses, and
should be located adjacent to arterial roadways." It also implements General Plan Land Use
Element Goal 4.12 to "maintain and enhance the desirable rural qualities found in the certain
existing neighborhoods which are rural in character, such as Placerita, Sand and Hasley
Canyons."
Sand Canyon Special Standards District
"The purpose of the special standards district is to maintain, preserve and enhance the rural and
equestrian character of Sand Canyon." (Section 17.16.090) Property development standards
contained in this section have a greater applicability to new construction, grading and
development and do not regulate land use situations. The use of this facility for riding stables is
consistent with the rural and equestrian character of Sand Canyon.
Parking
The UDC does not specifically require a certain number of spaces for this proposal. Current
parking consists of Carousel Ranch employees and volunteers parking on-site to the rear of the
property and patron parking adjacent to the front of the property along the side of Ravenhill Road
which also serves as an easement for other properties. Carousel Ranch volunteers and employees
access the site by using Oakwell Street, a private County road, and then park on the private
residential property. Consistent with the previous temporary use permit, the applicant is being
conditioned to designate on-site Carousel Ranch parking for up to eight cars.
Transportation and Traffic
As proposed, the City's Traffic Division anticipates that the project would generate fewer than
200 vehicle trips per week. This is approximately the equivalent of the weekly traffic generated
by three single-family houses. Therefore, traffic volumes associated with the project are
consistent with current volumes from surrounding area properties. The City's Traffic Division
had no concerns or requirements regarding this project's proposal.
In November 2004, City traffic engineers contacted the County Sheriff's Department and learned
that there have not been any reported accidents at the intersection of Ravenhill Road and
Placerita Canyon Road for the past four years. Staff also checked the intersection of Placerita
Canyon Road and Oakwell Street with the same results. (See attached November 10, 2004,
memorandum regarding traffic and safety Issues at the intersection of Ravenhill Road and
Placerita Canyon Road.)
Notable Conditions of Approval
In order to ensure minimal impact to the surrounding community, the following conditions are
included.
GC2. This temporary use permit approval is valid for one year and it expires at midnight on
October 21, 2005. If the applicant desires an extension to this expiration date, a new
temporary use permit application and subsequent approval shall be required.
PLI. The applicant shall be limited to providing equestrian therapy services up to four days per
week totaling 17.5 (seventeen and a half) hours per week.
PL2. During the summer, (mid-June through mid-September) the applicant shall be limited to
providing equestrian therapy services subject to the following hours of operation:
Tuesdays, Wednesdays and Fridays from 4:00 p.m. to 8:00 p.m. and from 9:00 a.m. to
1:30 p.m. on Saturdays.
PL3. During the time period of mid-September through mid-June, the applicant shall be limited
to providing equestrian therapy services subject to the following hours of operation:
Tuesdays, Wednesdays and Fridays from 1:00 p.m. to 5:00 p.m. and from 9:00 a.m. to
2:30 p.m. on Saturdays.
PL4. The applicant shall be limited to providing equestrian services on site to no more than 80
students per week; no more than three lessons scheduled per half hour; no more than a
total of 19 lessons on Tuesdays, Wednesdays and Fridays; and no more than a total of 28
lessons on Saturdays.
PLS. The applicant shall be limited to an on-site staff of 20 consisting of a combination of
therapists, administrative assistance, volunteers, managers and coordinators.
PL7. No lights shall be installed as part of the project.
PL9. The applicant shall arrange for regular collection and recycling of horse manure from a
local, franchised waste hauler.
PL10. No approval is given by this permit to schedule or conduct any special events,
fundraisers, festivals or shows on the property.
ALTERNATIVE ACTIONS
Any other action as directed by the Council.
FISCAL IMPACT
No fiscal impacts to the City's General Fund are anticipated with the proposed project.
ATTACHMENTS
Resolution
Conditions of Approval
Site Plan
Carousel Ranch Letter
Response Letters (3) to Planning Commission Public Hearing Notice
Electronic Mails from Ravenhill Road Resident(s)
Planning Commission Staff Report, October 19, 2004 available in the City Clerk's Reading File
Planning Commission Minutes, October 19, 2004 available in the City Clerk's Reading File
Memorandum, November 10, 2004, Carousel Ranch Traffic and Safety
AerialNicinity Map
Land Use/Zoning Map
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita
Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, on the 111h day of January,
2005, at or after 6:00 p.m. to consider an appeal of the Planning Commission's decision to approve Master
Case 04-375 (Temporary Use Permit 04-020) for the operation of Carousel Ranch, Inc. (through October
21, 2005) a non-profit commercial stables located at 26101 Ravenhill Road, consisting of a program that
provides equestrian therapy for children and adults with disabilities within the Sand Canyon community
in the Residential Estate zone.
Pursuant to Section 15303 (New Construction or Conversion of Small Structures), the project is
categorically exempt from the California Environmental Quality Act. A Notice of Exemption has been
prepared for this proposed project and it is available for public review at City Hall, Planning & Building
Services Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355
Proponents, opponents, and any interested persons may appear and be heard on this matter at that time.
For further information regarding this project, you may contact the City of Santa Clarita Department of
Planning & Building Services, 23920 Valencia Blvd., 3rd Floor, Santa Clarita, CA or telephone (661) 255-
4330, Jason Smisko, Associate Planner.
Dated: December 15,
Sharon L. Dawson, CMC
City Clerk
Publish Date: December 20, 2004
r 1 CAROUSE RANCH
mond
1` ...where hope goes round and
�j • Local realtor, Connie Clift has contacted us with 2 properties — however, both were
hillside properties that would be far to expensive to grade.
• 30 Acre parcel off of Vazquez Truck Trail and Lost Creek... 90 acre parcel that was
being considered for splitting into three 30 acre sites. Issues with lot splitting and with
potential concerns over easement for cable lines. Improvements would require huge
financial investment. Still a possible prospect, but unlikely.
• Earlier this year, we made aback up offer on apiece on Lost Canyon Road (16320 Lost
Canyon Rd.) This was a great location... but unfortunately the owner wanted to sell
three parcels together. We were only able to offer on one of the parcels... which they
were considering. In the end... all three parcels were sold together.,
• Conlin/Sand Canyon property... was offered on one final time this year, at the seller's
request... however — the seller received another offer for both pieces of land (20 acres
total) which he accepted.
• Burbank Creamery property adjacent to Atiasta Ranch — an offer for $450,000 was
submitted by Bob Kellar, however — it was rejected Mr. Kellar determined that this
was a fair and reasonable offer based on comparisons with similar properties, however,
the owner stated that he would not consider an offer at twice that amount — ruling that
property out for Carousel Ranch.
In January of this year, we investigated two properties with Rick Gould, through the City,
again determining that each was not an option.
One was at 22060 Placerita Canyon in Newhall... which is owned by the Metropolitan
Water District. We were told that huge water lines that nm underneath the property
make it impossible for us to operate on.
23801 The Old Road... -We believed that this property was part of "East Canyon
Woodlands Park) and therefore City property, however it appears that the piece that we
were looking at is privately owned and unavailable.
We assure the commission that we will continue working diligently until we resolve this
issue to our satisfaction and to yours.
Sincerely, 1
Denise Tomey and Becky Graham
Directors/Founders — Carousel Ranch
15151 Lotusgarden Drive • Canyon Country, California 91387 • (661) 252-7333
Non-profit Equestrian Therapy for Children with Special Needs
To: City Clerk November 3, 2004
Master Case 04-375, Temporary Use Permit 04-020
is 2U
Notice to Appeal the Planning Commission's approval of the above-mentioned permit.
The Residents of Ravenhill and adjoining streets listed at the end of this letter wish to appeal the
decision the City of Santa Clarita Planning Commission has made in allowing Carousel Ranch to
operate for an additional year.
The issues and concerns raised by the Residents of Ravenhill and adjoining streets at the public
hearing on October 2004, as well as the public hearing held in October 2003 continue to be valid
and of concern to the residents.
The underlining issue is the fact that a business has been operating in a residential area contrary
to the zoning of the property. This business has been operating for 23 months. This use is
inconsistent with the zoning and the regional plan for the area. The operation of this business
negatively impacts the neighborhood:
The issues:
This part of Sand Canyon is a residential area. It's zoned residential for very specific reasons.
We are residents of Santa Clarita. We pay our taxes, support our schools and wish not to have
this business on our street.
Ravenhill is a private road and the people who live on Ravenhill have a liability issue when
children ride horses down a road that has automobiles, trucks and busses going past, it's
dangerous. There are times when the children are not wearing helmets.
Four days a week cars backup at the entrance to Ravenhill making traffic ridiculous. Ravenhill
is a narrow road and this additional traffic causes the bus from the local grade school to park in
an unsafe place to let the children off.
We have not complained when cars are doubled parked blocking traffic, when children ride
down Ravenhill exposing residents to a liability that we don't need, when cars are parked
blocking access to the fire hydrants, when cars are parked in our driveways and on our property
because theirs no additional parking on an already crowded street.
Thank you:
Lance and Dorian Willis
Frank and Sandy Jackman
Dominick and Mardi Rivetti
Jack and Dorothy Cole
Doug and Jeanne Hammonds
Ron and Shawnee Dixon
Pug Riggins
Pat and Carol Riggins
Gary Alziebler
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October 4, 2004
RECEIVED
City of Santa Clarita PLANNING DIVISION
Planning Commission OCT 1 1 2004
23920 Valencia Blvd., Suite 300
Valencia, CA 91355 PLANNING A ECONOMIC DEVELOPMENT
CITY OF SANTA CLARITA
Dear Members of the Planning Commission:
The information listed below, summarizes our efforts over the past 12 months to secure a
permanent home for the operations of Carousel Ranch.
Current Prospects•
The following are the five most current prospects that we have. All of which are great
posstbilities, that unfortunately, each have their own issues, making it difficult to move
quickly. We sincerely hope that one of these prospects will be the permanent home of
Carousel Ranch. however, it will take time to work with the entities involved to either
rule them in or out.
AES — We have been working with the Placerita Canyon Homeowner's Association'and
AES (the co -generation plant located at the far end of Placenta.., beyond the gate) for
the past eight months. They are considering a possible sale or long-term land lease of a
5 acre parcel adjacent to the plant. We have already met with the plant's management
on two different occasions and submitted proposals. Upper management is scheduled to
visit Carousel Ranch on Wednesday, October 6t° to further review this proposal.
Private property owned by Alex Keith — adjacent to mobile home park located on
Vasquez and Gaspy. Mr. Keith is ready and willing to sell us a 2 acre (previously sub-
divided) parcel of his land, with the potential of a long-term land lease on an additional
2 acres. Mr. Keith was unsure as to the boundaries of this parcel... although we all
hoped and thought it was a flat piece that would be suitable for our use. Carousel
Ranch decided to invest $2,500 in having the piece surveyed, only to find out that it was
not the flat piece — but all hillside. Mr. Keith is still interested in working with us,
however, we have to investigate possible lot splits, etc., which may affect Mr. Keith's
permit with the county to build another 29 mobile homes on his part of the property.
We are in the process of investigating this with Neal Weichel (real estate agent), Mr.
Keith and the County of Los Angeles.
• Private property located off of Vasquez Canyon — owned by Deanne Dahl. Ms. Dahl
owns a 20 acre parcel and is considering the possible sale or long-term lease of a 5 acre
piece. The sub -division process has already been started by Ms. Dahl. She has been
working with our Board Vice President, Rick Delia and is coming to visit the Ranch on
Wednesday, October 66' after which we will go to see her property.
15151 Lotusgarden Drive • Canyon Country, California 91387 s (661) 252-7333
Non-profit Equestrian Therapy for Children with special Needs y
CAROUSES RANCH
... where hope goes roundandround
• The Placerita Canyon Homeowner's Association has presented new owners of a large
piece of real estate located within Placerita Canyon with a proposal to include Carousel
Ranch in their development. The owner has been considering placing a park with
equestrian use within the site — to appease the homeowners. The Association is
working to make that proposed site, the home of Carousel Ranch.
KHTS Radio — has proposed the 14 acre site (on Sierra Highway) where their radio
transmitters are located, as a possible home for the Ranch. They are in the process of
building 4 large transmitters on the property. If enough space is available after the
transmitters are placed, the Goldman's have discussed offering this as a home for the
Ranch.
Properties that were investigated and ruled out:
Real Estate Agent Neal Weichel sent out a letter to over 2000 residents of Santa Clarita, all
of whom owned ranch properties 2 acres and above. He received dozens of calls , and
after investigating each with our needs in mind, we looked at 12. All of these, with the
exception of the one on Vazquez and Gaspy (listed above in the current section) have been
ruled out. Of the 12, these were the most promising.
• Bouquet Canyon Ranch, located between Camp Scudder and Silver Gate stables. This
property was originally being considered for sale (in the $400,000 range). This
property would have been ideal for our usage, however, the owner decided he was only
interested in leasing, not selling.
• 3 acre property off of Baker Canyon Road (off of Sierra Highway). After viewing this
property, we determined that issues with traveling up this 1 '/s mile private dirt road
would cause similar neighborhood issues as we are experiencing on Ravenhill.
• Sierra Highway property — LONG and treacherous dirt road would make it inaccessible
to our clients, as well as most of the property being hillside. Costs involved in grading
would have made it impossible.
• Property off of Lost Canyon and Sand Canyon... across from Sulpher Springs
Elementary School. Property was far too small and did not have enough usable space.
While there have been well over 100 properties that we have investigated this year... most
are not worth mentioning. Some others that were of interest include:
• Acton Property owned by Mike Schwartz of Paintball USA. Mr. Schwartz offered a
portion of his acreage in Acton... however, after visiting the property and the remote
access, along with surveying our clientele, it was determined that it would have been an
unrealistic choice. The property was undeveloped with no access currently available at
all and the distance would make it prohibitive for our students.
p � 15151 Lotusgarden Drive • Canyon Country, California 91387 • (661) 252-7333
E I Non-profit Equestrian Therapy for Children with Special Needs
i _J
CAROUSES RANCH
...where hope goes roundandround
)Ji' -.1
ti
• Local realtor, Connie Clift has contacted us with 2 properties — however, both were
hillside properties that would be far to expensive to grade.
• 30 Acre parcel off of Vazquez Truck Trail and Lost Creek ... 90 acre parcel that was
being considered for splitting into three 30 acre sites. Issues with lot splitting and with
potential concerns over easement for cable lines. Improvements would require huge
financial investment. Still a possible prospect, but unlikely.
• Earlier this year, we made aback up offer on apiece on Lost Canyon Road (16320 Lost
Canyon Rd.) This was a great location... but unfortunately the owner wanted to sell
three parcels together. We were only able to offer on one of the parcels... which they
were considering. In the end... all three parcels were sold together.,
• Conlin/Sand Canyon property... was offered on one final time this year, at the seller's
request... however — the seller received another offer for both pieces of land (20 acres
total) which he accepted.
• Burbank Creamery property adjacent to Atlasta Ranch —an offer for $450,000 was
submitted by Bob Kellar, however — it was rejected. Mr. Kellar determined that this
was a fair and reasonable offer based on comparisons with similar properties, however,
the owner stated that he would not consider an offer at twice that amount — ruling that
property out for Carousel Ranch.
In January of this year, we investigated two properties with Rick Gould, through the City,
again determining that each was not an option.
One was at 22060 Placerita Canyon in Newhall... which is owned by the Metropolitan
Water District. We were told that huge water lines that run underneath the property
make it impossible for us to operate on.
23801 The Old Road... We believed that this property was part of "East Canyon
Woodlands Park) and therefore City property, however it appears that the piece that we
were looking at is privately owned and unavailable.
We assure the commission that we will continue working diligently until we resolve this
issue to our satisfaction and to yours.
Sincerely,
Denise Torrey and Becky Graham
Directors/Founders — Carousel Ranch
15151 Lotusgarden Drive • Canyon Country, California 91387 • (661) 252-7333
Non-profit Equestrian Therapy for Children with Special Needs L "=
CITY OF SANTA CLARITA
INTEROFFICE MEMORANDUM
TO: Chairperson Trautman and Members of the City Planning Commission
FROM: Lisa M. Hardy, AICP, Planning Manag1�j
DATE: November 10, 2004
SUBJECT: Carousel Ranch Impact on Traffic and Safety Issues at the Intersection of
Ravenhill Road and Placerita Canyon Road.
On October 19, 2004, the Planning Commission approved Carousel Ranch's request for a
Temporary Use Permit (TUP) to operate non-profit commercial stables consisting of a program "
that provides equestrian therapy for children and adults with disabilities at 26101 Ravenhill Road
in the Sand Canyon Community. This intersection is located in the County of Los Angeles, just
outside of the City of Santa Clarita boundaries. This memorandum is in response to the
Commission's request that staff investigate any impacts to traffic safety from Carousel Ranch's
operations. Carousel Ranch has been providing services at this location since January 2003.
Earlier this month, City traffic engineers contacted the County Sheriff's Department and learned
that there have not been any reported accidents at the intersection of Ravenhill Road and
Placerita Canyon Road for the past four years. Staff also checked the intersection of Placerita
Canyon Road and Oakwell Street with the same results. Additionally, Planning Division staff
contacted the bus transportation provider for the Sulphur Springs Union School District that has
a student pick-up/drop-off at this intersection. The office manager advised staff that its drivers
have not had any problems or difficulties providing bus service with Carousel Ranch's adjacent
operations. Finally, after the Planning Commission's October 2003 approval of Carousel
Ranch's previous TUP request, City traffic engineers requested that Los Angeles County
Department of Public Works inspect this location for proper pavement markings/striping and
signage. As a result, in May 2004, the County determined the pavement markings to be
adequate, but that two additional signs should be posted. This has since been completed.
On November 3, 2004, residents on Ravenhill Road appealed the Planning Commission's recent
approval of this permit. A tentative date for this item to be on the City Council agenda is
January 11, 2005. Staff will keep the Planning Commission informed of new details as they
become available.
If you would like to discuss this item further, please contact the project manager, Associate
Planner Jason Smisko at 661-255-4306.
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Andrew Yi, City Traffic Engineer
Fred Follstad, AICP, Senior Planner
Jason Smisko, Associate Planner
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