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HomeMy WebLinkAbout2005-01-25 - AGENDA REPORTS - RIVERPARK PROJ (2)PUBLIC HEARING DATE: SU13JECT: DEPARTMENT: Agenda Item: —41 W W CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval: Item to be presented by: January 25, 2005 RIVERPARK PROJECT Planning and Economic Development RECOMMENDED ACTION City Council receive the staff report; open the public hearing for testimony; provide direction to staff on project related issues; and continue the public hearing to the March 22, 2005 City Council Meeting. BACKGROUND APPLICATION In 2002, Newhall Land (herein referred to as the "applicant" and the owner of the property) submitted an application for a General Plan amendment, zone change, tentative tract map, conditional use permit, hillside review permit, an oak tree permit and an adjustment to subdivide 695.4 acres into 545 lots consisting of 439 single family dwellings, 744 multi -family units, two commercial parcels and lots for parks, utilities, roadways, and open space. Staff processed the application which included several development review committee meetings with City staff and 11 Planning Commission meetings (included nine public hearings) that went from March 2, 2004 to December 21, 2004. CURRENT PROJECT DESCRIPTION Substantial revisions have been made to the project as a result of comments from public agencies, members of the public, and the Planning Commissioners. A complete description of the project as currently proposed is set forth on Attachment A, Project Description, attached to this report. A summary of the current project and entitlements is set forth below. Winum To.,AZL",?,� 2 , �� CURRENT PROJECT SUMMARY The project now proposes the development of 1,123 dwelling units (reduced from the 1,183 originally proposed), together with related infrastructure, including 419 detached single-family dwellings located in Areas A-1, A-2 and B, and 704 multi -family units including 380 for -sale condominiums or townhouses on three lots in Area C (northeastern portion of the site), and 324 apartments on two lots in Area D (northwestern portion of the site behind the existing Von's shopping center on Bouquet Canyon Road). The streets in Areas A-1, B and C would be private and gated, but built to City standards. A portion of Santa Clarita Parkway (one traffic lane in each direction with enhanced landscaping in the remaining right-of-way) would be built as part of the project, and would divide Areas A-2 and B. The project also proposes an approximately one -acre commercial site (reduced from 3 acres) generally located at the southeast comer of Newhall Ranch Road and Bouquet Canyon Road, with a maximum of 16,000 square feet of general commercial -type uses (i.e., retail, restaurant establishments), together with related infrastructure. At build -out, the project would necessitate the extension of Newhall Ranch Road, including the Newhall Ranch Road/Golden Valley Road Bridge, to the Soledad Canyon Road flyover. This extension would complete the Cross Valley Connector, and the applicant would contribute, through right-of-way dedication and bridge and thoroughfare fees, nearly $24,000,000 to this segment of the Cross Valley Connector. Based upon the project's traffic study, the project would be allowed to occupy up to 500 units prior to the extension of Newhall Ranch Road to the Soledad Canyon Road flyover. The project also proposes a 29 -acre active/passive park (located between Areas A- I and A-2 and abutting the Santa Clara River) that would be dedicated to the City, three primary private recreational facilities (one each in Areas A-1, C, and D), and four secondary private recreational lots (two in Area A- I and two in Area B). The project would include a public trail system that would connect the Class I trail along Newhall Ranch Road to the Santa Clara River Trail. Within the project, the Santa Clara River Trail would consist of a 12 -foot equestrian trail, a four -foot pedestrian trail, and a 12 -foot Class I bike lane with a minimum of 7 feet of landscaping. Three of the four secondary private recreation lots would also provide connections to the City-wide trail system. In addition, the project includes buried bank stabilization, and erosion or toe protection, to protect Newhall Ranch Road and the residential and commercial areas. Implementation of the project would result in the removal of 17 oak trees, 14 of which would be relocated on-site, primarily within the passive portion of the 29 -acre active/passive park, and 3 encroachments. A majority of the project development would occur outside of the existing Significant Ecological Area (SEA) boundaries with the exception of a portion of the residential development in Area A-2 , graded slopes within A-2, and B, as well as portions of the bank stabilization, toe or erosion projection, proposed trails and portions of the Newhall Ranch Road, including all of the Newhall Ranch Road/Golden Valley Road Bridge and associated piers and abutments. Project site grading would require the movement of approximately 9.1 million cubic yards of earth, which would be balanced on site. Approximately 3.6 million cubic yards of the 9.1 million cubic yards will consist of remedial grading. The project now proposes preservation of approximately 350 acres (increased from 330 acres) of the Santa Clara River and adjacent upland areas predominately in its natural state. In addition, the project applicant has agreed to dedicate approximately 130 acres of the South Fork of the Santa Clara River and open space on-site adjacent to Central Park. CURRENT ENTITLEMENT SUMMAR Y General Plan Amendment The applicant is proposing a general plan amendment to accommodate the project's design layout of residential units, commercial uses, and open space. Currently, the General Plan designations for the project site are RM (Residential Moderate), IC (hidustrial Commercial), CC (Community Commercial), CO(SEA, VCQ (Commercial Office with an Significant Ecological Area overlay and Valley Center Concept designation), and CC(VCQ (Conummity Commercial with a Valley Center Concept designation). These general plan designations would allow approximately 3,000,000 to 13,000,000 square feet of commercial square footage (with some of that industrial for the IC designation) and roughly 3,000 to 15,000 dwelling units without considering any of the on site constraints. The applicant's proposal consists of changing the general plan designations to RM(SEA, VCQ and CC(VCQ which would allow, without considering any of the site constraints, 7,616 dwelling units (I I dwelling units per acre) and approximately 49,000 commercial square feet. The applicant is proposing 1,123 dwelling units and 16,000 commercial square feet. In either case, the Riverpark project is well below what could be permitted by the City's General Plan and the applicant's proposed General Plan amendment. The applicant is also proposing to maintain the SEA and VCC overlay designations that already exist on the site. The SEA overlay would extend over the Santa Clara River, as that overlay is currently shown on the General Plan map. The existing VCC designation would also be adjusted to include only the residential and commercial areas of the project, and to exclude the Santa Clara River. The proposed General Plan Amendment also includes defining the specific alignments for Santa Clarita Parkway and Newhall Ranch Road as shown on Vesting Tentative Tract Map 53425. Zone Chan A zone change is being requested by the applicant to amend the zoning designations of the site from RM, IC, CO(PD), CC(PD), CC, and MHP to RM(PD) and CQPD) [are these correct?]. The applicant is proposing the amendment to be consistent with the General Plan Amendment and to accommodate the project's design layout of residential units, commercial uses, and open space. The existing zoning designations using the Hillside Ordinance's average cross slope density calculations (average cross slope of the entire project site is 14.8 %) would allow approximately 3,023 dwelling units, 3,400,000 commercial square feet, and 500,000 industrial square feet. The applicant's proposal consists of changing the zoning designations to RM(PD) and CQPD). The RM(PD) designation would allow (using the Hillside Ordinance's average cross slope density calculations) up to 6,667 dwelling units. The CQPD) designation would allow (not using the Hillside Ordinance, as the proposed three acres are flat) approximately 49,000 commercial square feet. As noted, the applicant is proposing 1,123 dwelling units and 16,000 commercial square feet. The applicant would also continue to include the PD overlay on the entire project which requires new development, such as the applicant's Riverpark project, to obtain a conditional use permit. Tract Map The project is proposing to subdivide the site's 695.4 acres into 419 singe family lots, five multi -family lots (for 704 multi -family units), and lots for commercial, recreation/parks, utilities, roadways, and open space. The detached single family housing would be located in Residential Areas A- 1, A-2, and B. The lots in these Residential Areas would range in size from 5,000 to 9,418 square feet and would include development on approximately 83.9 acres of the 695.4 acre site. The average single family lot size would be 5,775 square feet. The project would also construct 704 multi -family units on five lots in Residential Areas C (380 for sale condominiums/townhouses) and D (324 rental apartments ). The project proposes a one acre commercial lot at the southeast comer of Newhall Ranch Road and Bouquet Canyon Road. A maximum of 16,000 square feet of general commercial type uses (retail, restaurant establishments) could be situated on the site. Conditional Use Permit A conditional use permit (CUP) is being requested, as is required because of the existing and proposed Planned Development (PD) Overlay zone on the project site. The project proposal also requires a CUP to allow residential building heights in Areas C and D in excess of two stories and 35 feet tall (up to a maximum of 50' or three stories), approval of the Hillside Innovative Application to allow for development on two ridgelines classified by the City as secondary ridgelines, and vehicular gating of Planning Areas A-1, B, and C. Oak Tree Permit The applicant is requesting an oak tree permit to remove 17 healthy oak trees and to encroach upon three (3) oak trees within the protected zone. Fourteen of the 17 oak trees are proposed to be relocated on site. Three of the 14 trees proposed for relocation are of heritage size. There are a total of 87 oak trees within the project site. Hillside Review Permit A Hillside Permit is required for the proposed development on slopes with an average cross slope of greater than 10 and development on ridgelines classified by the City as secondary ridgelines. The intent of the hillside ordinance is to "regulate the development and alteration of hillside areas and ridgelines, to minimize adverse effects of hillside development and to provide for the safety and welfare of the City of Santa Clarita while allowing for the reasonable development of hillside areas." (UDC Section 17.80.010.) An Innovative Application is required to develop on City -identified ridgelines classified as secondary ridgelines. The Riverpark project proposes encroachment on two ridgelines classified by the City as secondary ridgelines. Both of these ridgelines are located both on and off the project site. The applicant is requesting under the Hillside Pen -nit and Conditional Use Permit that the project site be considered an "innovative project" in order to encroach upon these two ridgelines. The first City -classified secondary ridgeline enters the project site from the north, to the east of the future intersection of Santa Clarita Parkway and Newhall Ranch Road. Approximately 1,690 linear feet or 45% of the northern portion of the ridgeline was impacted and graded by the construction of the CLWA Rio Vista Water Treatment Plant and Administrative Offices. The project would impact the remaining southern portion of the ridgeline (approximately 55% or 2,062 linear feet). However, approximately 700 or 34% of the 2,062 linear feet would be impacted as a result of the extension of Newhall Ranch Road and the Santa Clarita Parkway. The remaining 1,362 linear feet or 66% of the 2,062 linear feet would be impacted by a portion of the residential development in Area B. The second City -classified secondary ridgeline also enters from the north into Planning Area C on the eastern portion of the project site. A majority of this ridgeline is located off-site, however; only approximately 29% or approximately 597 linear feet of the ridgeline is located on the project site. Moreover, after further research and comparison, the ridgeline as shown on the City's Ridgeline Map is incorrect. This ridgeline actually extends approximately 372 linear feet into the project site, not 597 linear feet as shown on the City's Ridgeline Map. Therefore, the project would impact (as a result of Planning Area C development) approximately 225 of the 372 linear feet of the ridgeline. Included in the Planning Commission's recommendation to the City Council is the Commission's determination that the project meets all of the required innovative findings, as the project employs a site design that tailors the development to the site and minimizes impacts to the significant natural topographic prominent features (Santa Clara River, central canyon, etc.) within the project site; and the project leaves a substantial portion of the project site as open space, by concentrating development on the flatter and disturbed portions of the site. In addition, the Planning Commission believed that the Riverpark project provides the following specific benefits related to the innovative application: • Preservation and dedication of approximately 450 acres of open space, including approximately 350 acres of the Santa Clara River; • Dedication to the City of Santa Clarita and improvement of a 29 -acre active/passive park; • Extension of over two miles of the Santa Clara River Regional Trail, including construction of a bike/pedestrian/equestrian bridge over the LA DWP Aqueduct; • Extension of nearly two miles of Class I (roadway separated trail) along Newhall Ranch Road; • Dedication of approximately 130 acres of the South Fork of the Santa Clara River, including adjacent upland area — the property is located between Valencia Boulevard and Wiley Canyon Bridge; and, • Contribution, through right-of-way dedication and bridge and thoroughfare fees, of nearly $25,000,000 to the construction of this segment of the Cross Valley Connector. Adiustmen An adjustment is being requested by the applicant to allow for a 16 -foot front yard setback on traditional garage facing street designs, so long as 95% to 100% of the garages on these lots are set back a minimum of 5 feet from the front elevation. All driveways shall be 20 feet long (20 percent adjustment). The minimum front yard setbacks in the RM zone are 20 feet. Also requested under the adjustment is an increase to the height of the sound walls to a maximum of seven feet in order mitigate noise levels. The maximum height of property line walls outside of front yard setbacks is six feet. The proposed walls will be used as property line walls and sound walls where lots are adjacent to Newhall Ranch Road or Santa Clarita Parkway. ENVIRONMENT4L IMPACTREPORT A Draft Environmental Impact Report for the Riverpark project ("Draft EIR") was prepared and circulated for review and comment by affected governmental agencies and the public. All issues raised by comments on the Initial Study, and by comments on the Notice of Preparation (NOP) and the Revised NOP have been considered, in compliance with CEQA. The Notice of Availability/Notice of Completion for the Draft EIR was filed, posted and advertised on March 2, 2004, and the public review period extended for 60 days, from March 3, 2004 through 5:00 p.m. on May 3, 2004, in accordance with CEQA. After release of the Draft EIR for public comment, the Draft EIR's Biological Resources section was revised due to the recent detection of the presence of a special status species (Western Spadefoot Toad) on the project site, and a revised Notice of Availability/Notice of Completion was filed, posted and advertised on March 24, 2004, and the public review period for that revised section extended for 45 days, from March 24, 2004 through May 10, 2004. The Draft EIR addresses the following environmental factors: Geotechnical Hazards (§ 4.1), Flood (Hydrology; § 4.2), Traffic (§ 4.3), Air Quality (§ 4.4), Noise (§ 4.5), Biological Resources (§ 4.6), Land Use (§ 4.7), Cultural Resources (§ 4.18), Visual Resources (§ 4.16), Water Service (§ 4.8), Water Quality (§ 4.8.1), Wastewater Disposal (§ 4.21), Solid Waste Disposal (§ 4.9), Education (§ 4.10), Library Services (§ 4.11), Parks and Recreation (§ 4.12), Fire Services (§ 4.13), Sheriff Services (§ 4.14), Population, Housing and Employment (§ 4.17), Agricultural Services (§ 4.19), Human -Made Hazards (§ 4.15) and Floodplain Modification (§ 4.20). The DEIR also includes a detailed Project Description (§ 1.0), Environmental and Regulatory Setting Section (§ 2.0), Project Alternatives (§ 6), Cumulative Impacts (§ 3.0 and §§ 4.1 through 4.21), and Growth Inducing Impacts (§ 7.0). Unavoidable significant impacts have been identified in the following sections: Air Quality; Traffic/Access; Biological Resources; Solid Waste Disposal; Visual Resources; Agricultural Resources; and Noise. The Final Environmental Impact Report (Final EIR) was prepared for the project after the review period had concluded. The Final EIR contains: (1) revised Draft EIR pages reflecting minor revisions to the original document based on issues raised by the commentators, minor revisions to the project, and/or issues raised by staff-, (2) all of the written comment letters received by the City both during and following the comment periods on the Draft EIR and Revised Draft EIR Section 4.6; (3) detailed Responses to Comments, including 6 comprehensive topical responses and detailed responses to the comment letters (each of the commentators has received a copy of the Final EIR); (4) transcripts of the Public Hearing Testimony before the Planning Commission; (5) detailed Responses to Public Hearing Testimony; (6) the Mitigation Monitoring and Reporting Program (MMRP), which includes all of the required mitigation measures and identifies who is responsible for their implementation; (7) Appendices to the Final EIR and, by incorporation by reference; (8) the complete Draft EIR. On December 1, 2004, the Final EIR was forwarded to the Planning Commission, members of the public who commented on the Draft EIR, and to commenting agencies, and was placed in the same libraries where the Draft EIR had been placed. On December 21, 2004, the Final EIR for the Riverpark project was recommended by the Planning Commission to the City Council for certification in a vote of 4: 1. On December 22, 2004, the Final EIR in CD format was forwarded to the City Council for their review. PLANNING COMMISSION RECOMMENDAT The Planning Commission held nine public hearings on the Riverpark project and closed the public hearing on August 31, 2004, at which time it conceptually recommended approval of the project to the City Council. At that meeting, the Planning Commission directed staff to prepare all of the necessary documents, incorporating all direction and changes received from the Planning Commission, for a recommendation of approval to the City Council. At the December 21, 2004 meeting, the Planning Commission in a 4:1 vote recommended approval of the project and associated entitlements to the City Council. Substantial revisions were made to the project by the Planning Commission primarily due to comments from public agencies, members of the public, and the Planning Commissioners. These revisions are as follows: * Vehicular gating of single-family internal streets in Areas Al and B, and the internal street in the multi -family Area C (but not in Area A2 where public access to the park is required), and conversion of the gated streets from public to private streets. • Reroute the equestrian trail in the area adjacent to the L.A. Aqueduct from the river bottom to the pedestrian bike trail, and widen the pedestrian/bike bridge over the aqueduct from 15' to 20' to accommodate equestrian traffic. • Construct Santa Clarita Parkway with two vehicle lanes rather than six (four potential future lanes will be landscaped). • Convert Area C (420 units) from apartments to condominium/townhomes, resulting in a reduction in density in this area from 420 units to 380 units. • Revise the Park Plan per the Parks and Recreation Commission's recommendation, which necessitated the removal and relocation of two additional oak trees. Additional Parks and Recreation Commission revisions included: Relocate the drainage to the western boundary of the active area of the park. (The previous proposal included drainage through the park site, bisecting the active area.) • Change and widen the shape of the active park to create the best use of the developed active park. • Relocate 5 homes to the other side of street 'M' to provide over 300' of additional street frontage. • Add a drivable pathway to the park to allow police and emergency vehicles a route to pass through the park. • Adjust the southern grade of the active park (results in the relocation of two non -heritage oak trees within the developed park) to bring the grade of the park to closer to street level. Dedicate to the City the open space adjacent to Central Park. Subject to CLWA approval, install a temporary trail fi7om the Riverpark project boundary north of Newhall Ranch Road near Santa Clarita Parkway to an established dirt trail accessing Central Park. Redesign Area D — eliminating grading on the nose of the ridgeline facing the Emblem neighborhood resulting in the relocation of apartment buildings further away from the Emblem neighborhood, providing a decorative wall and landscaping along the area between the existing commercial area and the nose of this ridge, and recording a "no building or structures restriction" on the open space lot between these apartment buildings and the Emblem community. 0 Dedicate to the City approximately 30 off-site acres of the South Fork of the Santa Clara Dedicate to the City approximately 30 off-site acres of the South Fork of the Santa Clara River, including the adjacent upland area, located between Valencia Boulevard and Magic Mountain Parkway, and approximately 100 additional acres of the South Fork of the Santa Clara River from the Magic Mountain Parkway bridge south to the Wiley Canyon Bridge, for a total of approximately 130 acres. Although the adjustment to reduce the front yard setback from 20 to 16 feet was granted, require all driveways to be 20 feet long and all single-family lot widths to be 50 feet. Finally, the most substantial revision made by the Commission was to revise the project to move the development further away from the River corridor to preserve the mature riparian resources located along the western portion of the project starting near the Burger King property in the west and ending at the park site, excluding the affected portion of the Newhall Ranch Road extension. Santa Clara River Boundary Limits Prior to the applicant making the revisions to push the project further away from the Santa Clara River, staff provided the Planning Commission at the July 20, 2004 Planning Commission meeting with a brief summary describing different scenarios that could be used to establish the limits of the Santa Clara River corridor on the Riverpark site. These consisted of the (1) Resource boundary, (2) Federal Emergency Management Agency (FEMA) 100 -year storm boundary, (3) Q -Cap boundary, and the (4) Natural River Management Plan boundary. The Planning Commission directed the applicant to revise the site plan to reflect the Resource boundary line scenario, as the Commission felt that it established the true edge of the River corridor. It's important to note that all of the scenarios were used to establish a River corridor "boundary line" only and that the applicant is complying with all of the FEMA, NRMP, and Q -cap requirements. The following is a brief Summary of the Resource boundary scenario recommended by the Planning Commission and is reflected in the site plan that is before the City Council tonight: e Resource Line Scenario (Recommended by the Planning Commission) This scenario was created in large part due to analysis in the DEIR and comments from CDFG and several environmental groups. The DEIR indicates that habitat on the western portion of the project site, along the edge of the river, is of relatively high biological value. Other high-value habitat along the river on the eastern portion of the site would not be impacted by the project. This scenario would require pulling back the bank stabilization along the western portion of the Riverpark site where a mature riparian resource edge exists. This scenario would preserve the mature resources along river edge and create the DEIR recommended 100 foot upland preserve from the eastern commercial parcel to the western boundary of the active park, excluding the affected portion of Newhall Ranch Road which is a fixed alignment and cannot be modified. This revision recommended by the Planning Commission, combined with additional Commission directed requirements in this area of the project, resulted in a reduction of 20 single family lots, as well as the loss of approximately two of the three commercial acres proposed by the project. This scenario would also preserve the higher value riparian resources on the project site and would result in these portions of the project complying with the DEIR recommended 100 foot upland preserve (areas where at least 100 feet of upland habitat from the riparian resource occurs). The remaining portions of the project that would not adhere to this standard consist of lower value habitat adjacent to areas that have historically been disturbed by agricultural operations (Area A2) and areas characterized by high bluffs (portions of Area B) which limits the use of this upland zone by riparian species. Finally, the remaining encroachments within the I 00 -foot upland preserve occur due to the extension of Newhall Ranch Road and the Santa Clara River Regional Trail (primarily on the eastern portion of the project site where topography necessitates its location along the River). Brief summaries of the other three River corridor scenarios are included in Attachment A, titled Project Description, that is attached to this report. The above described revisions have resulted in a reduction of residential units from 1, 183 to 1,123, including the conversion of Area C to condominiums/townhomes. Additionally, the commercial acreage was reducedfrom a total of three acres to one acre. In addition, the Planning Commission directed staff to incorporate the following requirements into the conditions of approval for the project: • Enhanced landscaping along Newhall Ranch Road and Santa Clarita Parkway to further buffer these proposed residential units from the roadways. • Require the Newhall Ranch Road/Golden Valley Road Bridge and bridge abutments to be subject to the City's Cross Valley Connector Aesthetics' Guideline Book. • Require the applicant to pay 25% of the costs associated with the construction of a pedestrian bridge over Newhall Ranch Road providing regional trail access from Central Park to the Santa Clara River Regional Trail. If feasible, the pedestrian bridge should be located in Area D and the western portion of Area A-1. • Install two guzzlers along the Santa Clara River for enhancement of this identified wildlife corridor. • Enhance the Pipeline corridor under the Newhall Ranch Road Bridge for its potential use for on-site wildlife mobility. • Final colored elevations of the residential units and the final site plan shall be submitted to and approved by the Planning Commission prior to issuance of a building permit. • Provision of a decorative wall and landscaping from the wall located on the eastern property line of the "Von's" commercial center to the western terminus of the ridgeline separating Area D development from the Emblem community. • Submission of a detailed gating plan illustrating consistency with the City's Unified Development Code standards for gating prior to issuance of a fine grading permit. The Planning Commission, in recommending approval of the project to the City Council found that the project meets all of the innovative findings contained within the City's Hillside Ordinance as it employs a site design that tailors the development to the site and minimizes impacts to the significant natural topographic prominent features (Santa Clara River, central canyon, etc.) within the project site; and the project leaves a substantial portion of the project site as open space and concentrates development on the flatter and disturbed portions of the site. In addition, the Planning Commission believed that the Riverpark project provides the following specific substantial benefits related to the innovative application: I . Preservation and dedication of approximately 440 acres of open space, including approximately 338 acres of the Santa Clara River and 10 acres of open space adjacent to the City's Central Park; 2. Dedication and improvement to the City of Santa Clarita of a 29 acre active/passive park; 3. Extension of over two miles of the Santa Clara River Regional Trail; including bridging over the LA DWP Aqueduct; 4. Extension of nearly two miles of Class 1 (roadway separated trail) along Newhall Ranch Road; 5. Dedication of approximately 130 acres of the South Fork of the Santa Clara River, including adjacent upland area — the property is located between Valencia Boulevard and Wiley Canyon Bridge; and, 6. Contribution, through right-of-way dedication and bridge and thoroughfare fees, of approximately $24,000,000 to this segment of the Cross Valley Connector. FISCAL IMPAC As stated above, the last unfunded link (Newhall Ranch Road) for the Cross Valley Connector runs through the Riverpark project site. Based on the 1, 123 dwelling units currently depicted on the project site, in addition to providing the right-of-way for this unfunded link, the project would provide the following: Cost Breakdown Based on 2003 Estimates Cross Valley Connector (Bouquet to Soledad Flyover) 6 Lane Road / 4 Lane Bridge No Rive1park With Riverp Design $3,000,000 $3,000,000 *ROW Acquisition $ 10,000,000 $0 Construction $ 26,500,000 $ 26,500,000 Contingency /Overhead $ 10,000,000 $ 10,000,000 Subtotal $ 49,500,000 $ 39,500,000 ** B&T Contribution N/A - $ 13.139.000 Total $ 49,500,000 $ 26,361,000 * ROW acquisition cost expected to be higher — based upon 2000 estimate and based upon past ROW acquisition on similar projects being higher than estimated. **B&T obligation cited above is based upon 1, 123 residential units and a one -acre commercial site ALTERNATIVE ACTIONS 1. Other action as determined by the City Council. ATTACHMENTS Attachment A: Riverpark project description Attachment B: Riverpark Vesting Tentative Tract Map - Staff Reports for the Planning Commission meetings held on March 2, 2004, April 20, 2004, April 29, 2004, May 13, 2004, May 18, 2004, June 15, 2004, June 29, 2004, July 20, 2004, August 31, 2004, October 5, 2004, November 16, 2004, and December 21, 2004 available in the City Clerk's Reading File - Minutes from the 12 Planning Commission meetings available in the City Clerk's Reading File - Planning Commission Resolutions PO4-31 and PO4-32 available in the City Clerk's Readin File el ATTACHMENT A RIVERPARK PROJECT DESCRIPTION PROJECT DESCRIPTION PROJECT SUMMARY The project includes the development of 695.4 acres of land for 1,123 single- and multi -family units, a maximum of 16,000 square feet of commercial uses, and recreational/park uses, along with associated infrastructure, and open space within 6 planning areas. The project also includes the construction of a portion of Santa Clarita Parkway, approximately 9,000 linear feet of buried bank stabilization, 1,500 linear feet of erosion or toe protection, a neighborhood park, and related infrastructure. Implementation of the project would result in the removal of 17 oak trees, 14 of which would be relocated on-site. The project, at build -out, also necessitates the extension of Newhall Ranch Road, including the Newhall Ranch Road/Golden Valley Road Bridge, to the Soledad Canyon Road flyover. Below, is the updated Riverpark Statistical Summary reflecting all of the revisions directed by the Planning Commission. Riverpark Statistics Summary date 12/14/04 Land Use Acres Dwelling Units Residential Uses Single Family 78.4 419 d.u. Multi -Family 73.4 704 d.u. Subtotals 151.8 1,123 d.u. Non Residential Uses Commercial 1.3 16,000 s.f. Subtotals 1.3 16,000 s.f. Recreation and Open Space Active/Passive Park (includes 1.7 ac WO basin) 28.7 Open Space Santa Clara River Corridor (including adjacent upland areas) 76.1 346.8 River Trail/Open Space 7.7 City Maintained Slope Lots Adj. to 10.4 Public Right of Way Private Recreation 1.2 Subtotals 470.9 Community Facilities Roadways 69.6 Water Quality Basin (serving area Al) 1.8 Subtotals 71.4 I otals 695.4 1,123 d.u./ 16,000 s.f. Riverpark Project January 25, 2005 Page 2 of 9 Residential Component The project includes the development of 1,123 dwelling units, including 419 detached single- family dwellings and 704 multi -family units. Detached single family housing would be located in Planning Areas A-1, A-2 and B. This housing type is characterized by traditional single family lots with minimum lot sizes of 5,000 square feet and a gross density of 4.91 single family dwelling units per acre. The single-family lots would consist of fee lots where homeowners would own the land and home. The lots would range in size from 5,000 to 9,418 square feet and would include development on approximately 83.9 acres of the 695.4 acre site. The average single family lot size would be 5,775 square feet. The project applicant would also construct multi -family units on three lots in Planning Area C (380 for sale condominiums/townhomes) located at the northeastern portion of the site, and two lots in Planning Area D (324 rental apartment) located in the northwestern portion of the site behind the existing Von's shopping center on Bouquet Canyon Road. Commercial Component The project proposes a one -acre commercial site at the southeast comer of Newhall Ranch Road and Bouquet Canyon Road in Planning Area E. It is expected that a maximum of 16,000 square feet of general commercial -type uses (retail, restaurant establishments) could be situated on the site. Recreation/Park Component The proposed project includes lots dedicated to public park areas and development of a public trail system. A 29 -acre park (5 acre active area, 0.5 acre passive area, and 23.5 acre open space area) would be dedicated to the City and would be located between Planning Areas A- I and A-2. The applicant would obtain Quimby credit for the 5 acres of active park, with the remaining acreage proposed as mitigation for the project's oak tree impacts (discussed below). The park would abut the Santa Clara River and includes a public trail system that would connect the Class I trail along the extension of Newhall Ranch Road to the Santa Clara River Trail. The 2 -mile extension of the Santa Clara River Trail would contain a 12 -foot equestrian trail, four -foot pedestrian trail, and a 12 -foot Class I bike lane with a minimum of 7 feet of landscaping; a pedestrian/bike/equestrian bridge would extend this trail over the Los Angeles Department of Water and Power Aqueduct. In addition, the project would include 3 primary pn . vate recreational facilities, one each in Planning Areas A-1, C, and D. Additionally, the applicant is proposing 4 secondary private recreational lots, 2 in Planning Area A -I and 2 in Planning Area B. Three of the 4 secondary private recreation lots would also provide connections to the City- wide trail system. Open Space/Conservation Component A portion of the Santa Clara River is located within the project site, and extends along the site's southern boundary. The General Plan has designated a Significant Ecological Area (SEA) overlay for portions of the project site. The City has defined the boundaries of this SEA as those Riverpark Project January 25, 2005 Page 3 of 9 areas within the Federal Emergency Management Act (FEMA) 100 -year flood boundary. Approximately 350 acres of the Santa Clara River and adjacent upland areas would be maintained predominately in their natural state. A majority of the project development would occur outside of the existing SEA boundaries, with the exception of portions of residential lots located in Area A-2 (Lots 338 -352), graded slopes within Areas A-2, and B, as well as the bank stabilization, toe or erosion projection, proposed trails and portions of the Newhall Ranch Road, including all of the Newhall Ranch Road/Golden Valley Road Bridge and associated piers and abutments. Newhall Ranch Road/Golden Valley Road and Santa Clarita Parkway The Circulation Element of the City's General Plan shows two major arterial roadways planned through the Riverpark project site. The first is Newhall Ranch Road, including the Newhall Ranch Road/Golden Valley Road Bridge, which runs along the northern portion of the site in an east/west direction and forms the last unbuilt, unfunded segment of the "Cross Valley Connector". The second major arterial roadway is Santa Clarita Parkway, which runs through the center of the project site in a north/south direction, dividing Planning Areas A-2 and B. The applicant is proposing to construct a portion of Santa Clarita Parkway from Newhall Ranch Road to an area just north of the Santa Clara River. There will be access points off of both roadways for the development. The following is a list of the Cross Valley Connector segments starting at the Interstate 5/126 Interchange and ending at the Golden Valley Road/14 Freeway interchange and the status of each Interstate 5/126 Interchange to the Newhall Ranch Road/Rye Canyon Road intersection is in the environmental stage and is fully funded. Construction is anticipated to begin in mid -2005 with completion in mid -2006. Newhall Ranch Road/Rye Canyon Road intersection to the Newhall Ranch Road/Bouquet Canyon Road intersection is built. Newhall Ranch Road/Bouquet Canyon Road intersection to the Santa Clara River just north of the Soledad Canyon Road "Flyover" is being analyzed in the Riverpark EIR and will also be analyzed in a separate EIR/EIS being prepared for this segment. Area just south of the Santa Clara River to an area just south of Soledad Canyon Road (named the Soledad Canyon Road/Golden Valley Road flyover, which is a bridge over Soledad Canyon Road) is under construction. From the terminus of the Soledad Canyon Road/Golden Valley Road flyover to the Golden Valley Road/Sierra Ifighway intersection is built. Golden Valley Road/Sierra Ffighway intersection to the 14 Freeway is built and will be opening shortly. As noted above, the Riverpark EIR analyzes the extension of Newhall Ranch Road (including Riverpark Project January 25, 2005 Page 4 of 9 the Newhall Ranch Road/Golden Valley Road Bridge over the Santa Clara River) from Bouquet Canyon Road to the Soledad Canyon Road/Golden Valley Road flyover, with construction of 4 to 6 vehicle lanes, a landscaped median and a Class I trail. The Riverpark project, by itself, would necessitate the construction of only two lanes on Newhall Ranch Road, including the Newhall Ranch Road/Golden Valley Road Bridge, for its full build -out, not 4 to 6 vehicle lanes. In addition, the City is also addressing the extension of Newhall Ranch Road, including the construction of the Newhall Ranch Road/Golden Valley Road Bridge, in a separate EIR/EIS. This separate environmental document is being prepared for two reasons: (1) although Newhall Ranch Road would provide access to the proposed project, this roadway is primarily needed to alleviate existing traffic congestion in the City, and is necessary with or without the Riverpark project, and (2) the City has utilized state and federal funding sources on other portions of the Cross Valley Connector (Newhall Ranch Road) and will likely be utilizing them on this portion of the roadway as well. Given the potential use of federal funding sources and the time considerations associated with state/federal review, and the fact that the roadway projects are independently necessary regardless of the Riverpark project, it was determined that two separate environmental analyses would be conducted. A small portion of this extension of Newhall Ranch Road is located off-site (at the northem boundary above Planning Area B of the project site); however, CLWA has given permission to construct the road in that location on their property. Lastly, the applicant is proposing to construct a portion of Santa Clarita Parkway with a total of two lanes (one in each direction), a landscaped median, and Class I trail, from Newhall Ranch Road southerly approximately 1,500 linear feet. The project does not include the construction of the Santa Clarita Parkway Bridge over the Santa Clara River. The applicant has also agreed to provide enhanced landscaping in the right-of-way needed for 4 additional lanes. Grading and Bank Stabilization Project site grading would require the movement of approximately 9.1 million cubic yards of earth, which would be balanced on site. Approximately 3.6 million cubic yards of the 9.1 rn�i Ilion cubic yards would consist of remedial grading. Bank stabilization would be installed along ponions of the Santa Clara River within the project site. The applicant is proposing to use buried bank stabilization adjacent to Planning Areas E and A-1, and toe or erosion protection adjacent to Planning Area B and the Newhall Ranch Road/Golden Valley Road Bridge abutment. Approximately 3,000 linear feet of bank stabilization is necessary to protect Newhall Ranch Road and approximately 6,000 linear feet of bank stabilization is necessary to protect the residential and commercial areas. The buried bank stabilization would extend from the western tract boundary (adjacent to Planning Area E) and terminate in the general area of the future Santa Clarita Parkway Bridge east of Planning Area A- 2 and west of Planning Area B. Toe protection (exposed soil cement) is being proposed at the base of the bluff (approximately 1,500 linear feet in length) below Planning Area B. A combination of buried bank stabilization and concrete would be utilized in the area of Newhall Ranch Road/Golden Valley Road Bridge. The area between the end of the toe protection Riverpark Project January 25, 2005 Page 5 of 9 adjacent to Planning Area B and the Newhall Ranch Road/Golden Valley Road Bridge abutment would not include any type of bank stabilization. Utilities All required utilities and services are currently at locations adjacent to the project site and would serve the project site. Natural gas service would be supplied by Southern California Gas Company, electric service would be supplied by Southern California Edison, and telephone service would be supplied by Pacific Bell. Water service would be provided by the Santa Clarita Water Company Division of Castaic Lake Water Agency (CLWA). The project also includes the construction of a pedestrian bridge over the Los Angeles Department of Water and Power Aqueduct. Lastly, wastewater for the site would be treated by the Saugus Water Reclamation Plant and the Valencia Plant. Oak Trees The project site includes 87 oak trees consisting of 25 California Live oaks, 15 Valley oaks, one Blue oak, and 46 Scrub oaks. Of the 87 oak trees on the Riverpark project site, ten are of heritage size. Two of the 10 heritage oak trees are dead (one Live oak and a Valley oak) and will be removed. A majority (67) of the project site's oak trees are found near the center of the project site in a canyon which is proposed to be dedicated to the City as part of the 29 -acre active/passive park. The remaining oak trees are scattered widely throughout the site. The proposed development would remove 17 oak trees (three Scrub oaks and 14 Valley oaks). Of the 17 healthy oak tree removals, 14 (Valley oaks) are proposed to be relocated within the project site. Three of the 12 trees proposed for relocation are of heritage size. The two previously mentioned dead oak trees on site do not require a permit for removal. Mitigation for the removal/relocation of the oaks includes the dedication of oak tree habitat (the central canyon) and the planting of additional oak trees on site. In addition to the oak trees that would be removed and relocated, project development would encroach within the protected zones of three oak trees. Two of the encroachments are Live oaks of which one is of heritage size and the third encroachment is a heritage Valley oak. PHYSICAL CHARACTERISTICS OF THE SITE The northern portion of the project site is characterized by southwest to southeast trending ridges that descend from plateaus elevated up to about 350 feet above the Santa Clara River. The proposed project site contains hillside areas with slopes in excess of 10 percent. Two ridgelines classified by the City as secondary ridgelines cross portions of the site (in Planning Areas B and C, respectively) and another ridgeline classified by the City as a secondary ridgeline occurs just north of the project site. No primary ridgelines exist on the site. A substantial portion of the ridgeline classified as a secondary ridgeline that extends into Planning Area B has been disturbed Riverpark Project January 25, 2005 Page 6 of 9 by development of the CLWA administrative offices and treatment plant. The portion of the City -Classified secondary ridgeline that appears to extend into Planning Area C in fact is the result of a mapping error. Elevations on the site range from approximately 1,155 feet above sea level along the river to 1,490 feet above sea level along the northeastern comer of the site. Slopes range from gentle to moderately steep with the steepest slopes in the side canyons. A portion of the Santa Clara River traverses the southern portion of the project site EXISTING USES ON SITE The project site is predominantly vacant, but has been disturbed by human activity. The site includes several buildings presently used for a construction business. A modular building houses the office of the construction company. A metal shed (maintenance shop) and a red wooden building are the only permanent structures currently on the parcel. The project site also includes existing water wells, the CLWA pipeline, easements for the Los Angeles Aqueduct and the Kern River Company. Other utility structures such as Southern California Edison electrical transmission lines traverse portions of the project site. Portions of the site were previously used for agricultural purposes. CURRENT GENERAL PLAN DESIGNATIONS COMPARED TO PROJECT Currently, the City's General Plan designations for the project site include RM (Residential Moderate), RM(SEA) (Residential Moderate with a Significant Ecological Area Overlay), IC(SEA) (Industrial Commercial with a Significant Ecological Area Overlay), CC (Community Commercial), CO(SEA) (Commercial Office with an Significant Ecological Area overlay) , and CC(SEA) (Community Commercial with a Significant Ecological Area Overlay). In addition, the Valley Center Concept Overlay (VCQ encompasses the entire project site. These General Plan designations would allow approximately 3,000,000 to 13,000,000 square feet of commercial square footage (with a small portion of that space for industrial square footage for the IC designation) and roughly 3,000 to 15,000 dwelling units. The Riverpark project is substantially lower in density and intensity that what could be permitted under the City's General Plan. The project applicant is requesting a General Plan Amendment to designate the site RM with VCC and SEA overlays where appropriate. A small portion of the site (approximately I acre) would be designated CC (VCQ. The project proposes to develop 419 single-family homes and 704 multi -family units on 151.8 acres of land within the 695.4 acres of the site proposed for an RM designation. This results in an overall gross density of 1.6 dwelling units per acre. The RM land use designation allows for densities ranging from 6.7 to 15 units per acre with a mid range density of 11 dwelling units per acre. Although the proposed development density for residential is less than the range described in the General Plan, the General Plan does not prohibit lower densities and the RM designation is necessary to allow both single- and multi -family units in the project. Riverpark Project January 25, 2005 Page 7 of 9 The CC General Plan land use designation allows for a floor area ratio (FAR) range from .25 to .5: 1, with a midpoint FAR of .375: 1. This project proposes a maximum of 16,000 square feet of commercial floor area or a floor area ratio of .22:1 which is below the maximum square footage allowed. SANTA CLARA RIVER BOUNDARY LIMITS Below is a brief Summary of each of the remaining other three scenarios that were referenced in the agenda report which include the FEMA, Q -Cap, and NRMP scenarios: * Existing FEMA Boundary The City's boundary limits of the Santa Clara River SEA are based on FEMA's existing 100 year storm limit elevation. However, the FEMA line does not reflect the location of riparian resources along the River. The Riverpark DEIR identifies a "resource line" that corresponds to the actual riparian or SEA like resources on the Riverpark site. Moreover, the FEMA flood hazard zone would be modified upon the completion of floodway improvements (i.e. bank stabilization), as the once affected property would no longer be subject to flood hazard. Under this scenario, the bank stabilization for the project would be "pulled back" in Area A2 (disked field) as well as the eastern portion of Area Al. However, the FEMA Boundary scenario would permit the removal of substantial riparian resources in the western portion of Area Al (these riparian resources are outside of the SEA/FEMA line), an area that the DEIR indicates has high value and that CDFG would like to preserve. In summary, utilizing the FEMA boundary scenario as the project's grading limits would remove up to 40 residential lots from Areas A -I and A-2, and the entire proposed 3 acre commercial area. In addition, this scenario would move the active neighborhood park northerly and further into the canyon, necessitating the removal or relocation of more oak trees and additional residential lots to maintain similar active park acreage as the applicant's proposal. Portions of Newhall Ranch Road would be located within the FEMA boundary or SEA; since the road alignment is fixed, a "pull back" of bank stabilization in these affected areas was not considered. An important note on this scenario is that the FEMA boundary scenario was chosen for purposes of establishing a River boundary line for the Planning Commission's and City Council's review. The FEMA line is used primarily to establish an elevation, based upon present site conditions that would be at least one foot above FEMA's 100 year storm event. In summary, if a hydrology analysis supports it, a project could encroach much further into the River corridor than Riverpark and meet FEMA requirements provided that flood protection was required and the building pad was elevated in accordance with FEMA requirements. The revised Riverpark project, as recommended by the Commission, complies with all of the FEMA requirements. 0 Q -Cap Line The County's Q -cap is based on a theoretical four-day storm event occurring right after the watershed has been burned with a resulting flow or runoff rate being increased by bulking, yielding a peak flow that is 32 %to 80% higher than a 50 -year storm over an unbumed-unbulked watershed. The County's Q -cap yields greater design flows than FEMA's methodology for Riverpark Project January 25, 2005 Page 8 of 9 calculating the 100 -year and 500 -year floods. An important note and as with the FEMA 100 -year line, the Q -cap line corresponds to the present maximum floodway elevation of a capital storm. The land within the Q -cap line can be developed as long as bank stabilization is installed, there are no significant upstream or downstream hydrologic impacts and required elevations are met. Alternative 2 analyzed within the DEIR, a "pullback" of the bank stabilization to correspond to the Q -cap line or upland preserve/buffer setback line, whichever is more restrictive. It's important to note that this alternative and all the other alternatives would meet the Q -cap requirements; however, this alternative would also push development back behind the existing Q -cap line, whereas the others alternatives would meet the requirements of the Q -cap without pushing development back. The DEIR indicates that this alternative would result in the loss of 54 single family lots in Al, 24 single family lots in A2, one acre of commercial land, and four acres of the active park. However, the applicant provided a more detailed analysis at the Commission level which indicates that this scenario would result in the loss of up to 75 lots in Areas Al and A2. Additionally, two acres of the commercial area would be eliminated as well as three acres of the active park. As with the FEMA scenario, the active park would be pushed back farther into the canyon, resulting in the removal/relocation of more oak trees and additional residential lots. The revised Riverpark project, as recommended by the Commission, would comply with all of the Q -cap requirements. 0 Natural River Management Plan (NRMP) Boundary On November 30, 1998, the Army Corps of Engineers (ACOE), California Department of Fish and Game (CDFG), and the Regional Water Quality Control Board (RWQCB) approved the Natural River Management Plan (NRMP) for the Santa Clara River. The NRMP is a long-term master plan that provides for various infrastructure improvements on the lands adjacent to the Santa Clara River and portions of two of its tributaries. More specifically, the NRMP governs a portion of the main -stem of the Santa Clara River from Castaic Creek to the Riverpark eastern project boundary. The NRMP was prepared in response to an ACOE request to prepare a long- range management plan for projects and activities potentially affecting the Santa Clara River and San Francisquitc, Creek. The certified EIRJEIS prepared in conjunction with the NRMP, analyzed impacts, primarily biota and hydraulic, associated with the implementation of various infrastructure improvements (bank stabilization, bridges, utility crossings, storm drain outlets, etc.) along and within portions of the Santa Clara River, including those portions within the Riverpark site. In summary, the NRMP EIRJEIS reviewed and evaluated the hydrological and biological context and impacts of these river -related improvements and imposed conditions to mitigate their potential impacts to a less than significant level. In addition to locating bridges and utility crossings, the NRMP established a "top of bank stabilization" line for development projects adjacent to the Santa Clara River. The cur -rent project design complies with the NRMP requirements. The applicant has, with the exception of two locations, moved the bank stabilization further back or away from the River as compared to what was permitted in the NRMP. The two exceptions were necessary to save a Riverpark Project January 25, 2005 Page 9 of 9 heritage oak tree (#74) and the second occurs at the Newhall Ranch Road/Golden Valley Road bridge and is necessary to accommodate a change in the alignment for the bridge partially as a result of accommodating a trail connection from the Class I bike trail on Newhall Ranch Road to the Santa Clara River Trail. Additionally, the applicant has removed a significant portion of bank stabilization that was permitted under the NRMP, by pulling a portion of the project away from the River. With regards to the NRMP boundary, the applicant would have been permitted to develop the property with an additional 69 single family homes and two more acres of commercial than what is currently being proposed by the applicant. NOTICE OF CONTINUED PUBLIC HEARING CITY OF SANTA CLARITA CITY COUNCIL NOTICE IS HEREBY GIVEN that the City Council of the City of Santa Clarita, at its regular meeting held January 25, 2005, continued a public hearing on RIVERPARK PROJECT - A request by Newhall Land to develop 695.4 acres in the center of the City located at the terminus of Newhall Ranch Road, east of Bouquet Canyon Road between the Castaic Lake Water Agency property and the Santa Clara River, north of Soledad Canyon Road to March 22, 2005. The continued public hearing will be held at or after 6:00 p.m. in the Council Chamber at 23920 Valencia Blvd., Santa Clarita, California. Dated this 26'h day of January, 2005. SHARON L. DAWSON, CITY CLERK STATE OF CALIFORNIA COUNTY OF LOS ANGELES SS. AFFIDAVIT OF POSTING CITY OF SANTA CLARITA 1, SHARON L. DAWSON, being first duly swom, deposes and says that she is the duly appointed and qualified City Clerk of the City of Santa Clarita and that on January 26,2005, she caused the above notice to be posted at the door of the Council Chamber located at 23920 Valencia Blvd., Santa Clarita, California. '&� Z�� 94te� SHARON L. DAWSON, CITY CLER—K Santa Clarita, California PublicHearings/CONTPH.doc