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HomeMy WebLinkAbout2005-01-11 - AGENDA REPORTS - LAND USE CHANGE STONECREST (2)PUBLIC HEARING DATE: SUBJECT: DEPARTMENT: Agenda Item: n CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval: Item to be presented by: January 11, 2005 LAND USE DESIGNATION CHANGE FOR THE UPPER STONECREST ANNEXATION AREA Planning and Economic Development RECOMMENDED ACTION City Council conduct a Public Hearing and then adopt a Resolution adopting the Negative Declaration and approving General Plan Amendment 04-005, and introduce an Ordinance approving Prezone 04-002, and pass to second reading an Ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA TO APPROVE PREZONE NO. 04-002 (MASTER CASE 04-411) FOR THE UPPER STONECREST ANNEXATION AREA GENERALLY LOCATED IN CANYON COUNTRY ABUTTING THE EASTERN CITY BOUNDARY NORTH OF SOLEDAD CANYON ROAD. BACKGROUND In January 2001, the City initiated the Stonecrest Annexation at the request of a majority of area property owners. At that time, the Stonecrest annexation consisted of 453 single family residential units, known today as "Lower Stonecrest". The annexation progressed to the point that an application was submitted to the Local Agency Formation Commission (LAFCO). However, during the LAFCO process, the County of Los Angeles changed its policy regarding the operation of Landscape Maintenance Districts (LMD) and will no longer continue to operate a LMD once it is annexed into the City. This change in policy resulted in the need for the City to take over the operation of the LMD in Stonecrest. Because the City's operation of the LMD will require an adjustment to the fees currently being paid, a ballot election, consistent with State law, must occur prior to the annexation. Due to the legal issues and technicalities associated with such a ballot, the annexation has been delayed. As the annexation progressed, the area to the north and east of Lower Stonecrest was developed Ordinance passed to Adopted: D Second reading with 178 single family residences. Because these homes were not developed at the time the original Stonecrest annexation began, they were never given the opportunity to be included in the annexation. Residents of this newly constructed area, known as "Upper Stonecrest", approached City staff with the desire to be included in the annexation. Staff met with residents of Upper Stonecrest who expressed strong support for annexation. Based on this, staff included Upper Stonecrest in the Stonecrest annexation. The State of California Cortese-Knox-Hertzburg Local Government Reorganization Act of 2000 requires that area proposed to be annexed be prezoned consistent with the City's General Plan before annexation. Lower Stonecrest underwent a General Plan Amendment and Prezone in 2002. Upper Stonecrest, which was only recently included, has not. ANALYSIS Project Descr�ption GPAIPrezone Upper Stonecrest is currently designated by the City's General Plan (GP) as Residential Estate (RE). It has not been prezoned. The area was developed in the County at a density/development standard consistent with the City's Residential Suburban (RS) designation. Therefore, to make the City's GP designation and prezoning consistent with the existing development, staff proposes that the area's GP designation be amended from RE to RS (see Exhibit A of attached Resolution) and that it be prezoned RS (see Exhibit A of attached Ordinance). The site is built out. The GP amendment and prezone would not result in additional development potential of the site. The proposed RS General Plan designation and Prezone are consistent with the abutting City zoning to the west and the prezoned area of the original Stonecrest annexation to the south. The proposed designation/prezone is also compatible with the RE General Plan designations of the unincorporated areas to the north and east. PLANNING COMMISSION HEARING/ACTION The Planning Commission held a public hearing on December 7, 2004. After consideration of all relevant materials and information presented to them, including testimony made by one property owner (discussed below), the Commission unanimously voted to recommend that the City Council approve the project. The Commission's staff report and recommendation for approval are in the Council's reading file located in the City Clerk's office. At the public hearing, the property owner of two undeveloped parcels located in the southeast comer of the annexation area and totaling about 13 acres, asked that his parcels be excluded from the annexation. These parcels were part of the tract map that created Upper Stonecrest. Because the Commission was considering only the GPA and Prezone and not the boundaries of the annexation, the Commission took action on the items being considered and directed staff to discuss the issue with the property owner. Upon further discussion with the property owner, staff has agreed to exclude these two properties from the annexation area (see attached map). These properties will not be included in the legal description and map being prepared for the annexation and which the Council will consider with the Resolution of Application tentatively scheduled for the Council meeting of January 25, 2004. The General Plan Amendment and Prezone of these properties will not affect the properties, as they will not be annexed. ALTERNATIVE ACTIONS Council may choose not to adopt the Resolution and Ordinance and not pass the Ordinance to second reading on January 25, 2005. Other direction as determined by the City Council. FISCAL IMPACT This application will change the General Plan designation and Prezone Upper Stonecrest to ensure that the existing development is consistent with the City's General Plan and Unified Development Code upon annexation. No further development is proposed nor would be authorized with these actions. These actions in themselves will have no fiscal impact to the City. However, these actions will allow the City to amend the existing annexation application to include Upper Stonecrest. The annexation of Upper Stonecrest will have a fiscal impact. The Fiscal Impact Analysis prepared for the annexation of Upper Stonecrest indicates both a short and long term negative fiscal impact. In 10 years, the combined total of City expenditures will exceed revenues by about $98,000. In 30 years, this figure will be about $49,000. The fiscal impacts of the Lower Stonecrest annexation were considered by the Council in 2002 prior to the submittal of the application for annexation to LAFCO. In 2003, the City Council adopted several guidelines for consideration of annexations. Two of these guidelines allow the Council to consider fiscally negative annexations if it is determined that the annexation would result in a public benefit and/or a benefit to the health, safety, general welfare, and economic well-being of the City's citizens. As mentioned, residents of Upper Stonecrest approached the City regarding annexation. Not only do the residents seek the improved services that the City has to offer, but most feel that the City is better equipped and more motivated than the County to address the impacts of expanded aggregate mining operations in Soledad Canyon. These residents, many of whom look directly onto Soledad Canyon, live within about 1/2 mile of proposed mining operations and will be directly impacted. Their participation in the City's attempt to limit mining operations in the area may prove beneficial. Upper Stonecrest is also the last developed tract on the eastern boundary of the City. It is accessed only through Lower Stonecrest, and for all intents and purposes, is no different than Lower Stonecrest. Both Upper and Lower Stonecrest are essentially a single community and should be treated as such. Annexing only Lower Stonecrest would split the community. Lower Stonecrest. Both Upper and Lower Stonecrest are essentially a single community and should be treated as such. Annexing only Lower Stonecrest would split the community. ATTACHMENTS Map of Revised Annexation Area Resolution Ordinance Fiscal Impact Analysis - Upper Stonecrest available in the City Clerk's Reading File 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. to consider Master Case 04-411, which consists of: I . A General Plan Amendment (04-005) and Prezoning (04-002) of "Upper Stonecrest", generally located in the Canyon Country area north of Soledad Canyon Road and the Antelope Valley Freeway along the easterly boundary of the City of Santa Clarita in the unincorporated area of the County of Los Angeles. The approximately 261 -acre site is developed with 178 single- family residences and a private park/open space. No development is proposed. The General Plan Amendment, from Residential Estate (RE) to Residential Suburban (RS), and Prezone to Residential Suburban (RS) are necessary to ensure that the existing development is consistent with the City's General Plan and zoning upon annexation into the City of Santa Clarita; 2. A Negative Declaration that was prepared for the project and was circulated for public comment, in accordance with the California Environmental Quality Act requirements, from November 8, 2004 to December 7, 2004 and is available at the City of Santa Clarita Planning Division Counter; and, 3. Authorization for the City Manager, or his designee, to initiate the annexation of "Upper Stonecrest." The hearing will be held by the Santa Clarita City Council in the City Hall Council Chambers, 23920 Valencia Boulevard, Ist floor, on the I Ith day of January, 2005, at or after 6:00 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the Planning Division, Kai Luoma, AICP, Senior Planner (661) 255-4330, Planning and Economic Development, 23920 Valencia Boulevard, Santa Clarita, CA, 91355. If you wish to challenge this action 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 City Council, at, or prior to, the public hearing. Dated: December 20, 2004 Sharon L. Dawson, CMC City Clerk Publish Date: December 20, 2004