Loading...
HomeMy WebLinkAbout2006-05-23 - AGENDA REPORTS - NV2 DEVAGMT CUP (2)Agenda Item: CITY OF SANTA CLARITA AGENDA REPORT PUBLIC HEARING City Manager Approval: Item to be presented by: Aimee Schwimmer DATE: May 23, 2006 SUBJECT: AMENDMENT TO NV 2 DEVELOPMENT AGREEMENT AND CUP FOR HERITAGE PARK LIGHTS AND WIRELESS EQUIPMENT INSTALLATION DEPARTMENT: Community Development RECOMMENDED ACTION City Council approve Resolution to consider the Addendum (Exhibit C) to the Final Environmental Impact Report (SCH No. 98111201) prepared for the North Valencia 2 Specific Plan and approve Master Case No. 04-205 consisting of Conditional Use Permit 04-015, for the installation of eight light poles with a 80 -foot maximum height limit with a wireless communication antenna in Heritage Park in compliance with the site plan (Exhibit D), subject to the conditions of approval (Exhibit A), and authorize the City Manager or designees to execute the lease agreement with Nextel Communications for the lease of one of the light poles and area for equipment cabinet at Heritage Park. Council introduce and pass to second reading an Ordinance entitled: ORDINANCE FOR THE DEVELOPMENT AGREEMENT AMENDMENT (DA04-001), REMOVING THE CONDITION TO INSTALL THE COPPERHILUDECORO PEDESTRIAN BRIDGE, AND ADDING A REQUIREMENT TO INSTALL THE EIGHT FIELD LIGHTS, AND TO DEDICATE THE REMAINING 36.8 ACRES OF UPLAND PRESERVE ZONE AS STATED IN THE AMENDMENT KNOWN AS EXHIBIT B. BACKGROUND North Valencia 2 Specific Plan The NV 2 Specific Plan was approved by the City in 2000 and is nearly built out. The NV 2 Specific Plan included the development of approximately 600 acres with up to 1,900 residential units and approximately 200,000 square feet of commercial uses. In addition to the park, the NV LanOrdinance passed to Adopted:- Second reading 2 approval also required the construction of recreational amenities, including four pedestrian bridges and various trail improvements within the NV 2 area. As a result of this project, Newhall Land dedicated approximately 58 acres of San Francisquito Creek to the City of Santa Clarita. Finally, the approval of the NV 2 project required the creation of an Upland Preserve zone of approximately 61.1 acres along San Francisquito Creek which the City was required to purchase. NV2 Development Agreement The NV 2 Development Agreement between the City of Santa Clarita and Newhall Land requires that the City purchase the 61.1 -acre Upland Preserve upon completion of landscaping and trail improvements within this zone. However, the agreement did grant the City with the ability to extend the timing of this purchase up to six years. These improvements were completed and accepted in 2004 and the City exercised the six-year extension. An agreed upon purchase price of $613,800 for this property was established in the Development Agreement. The City is also required to pay interest on the amount due for the period of the six-year extension at a rate of prime plus one percent. Newhall Land, in conjunction with its recently approved Riverpark project, agreed to donate 24.27 acres of this 61.1 acre Upland Preserve zone to the City. In addition, Newhall Land, as part of its oak tree mitigation plan, agreed to donate an additional two acres of Upland Preserve. In light of these recent donations, the City is presently obligated to purchase the remaining 34.8 acres ($350,000 not including interest) by 2010. Heritage Park Heritage Park is approximately 17 acres and is located at the northwest comer of Newhall Ranch Road and McBean Parkway. The park was constructed by Newhall Land in accordance with the North Valencia 2 (NV 2) Specific Plan and Development Agreement, which required the Park to be installed and dedicated to the City of Santa Clarita. Heritage Park was dedicated to the City in April 2005. Heritage Park presently includes three lighted tennis courts, restroom/maintenance building, tot lot, three multi-purpose fields, two parking lots and various walkways and trails. Lighting of the field space within the park was not required by the NV 2 Development Agreement. The park was constructed in conjunction with the development of the NV 2 Specific Plan area. The park is bounded by Newhall Ranch Road to the south, McBean Parkway to the east, San Francisquito Creek to the west, and multi -family units within the Specific Plan area to the north. Planning Commission Recommendation On March 7, 2006, the Planning Commission unanimously adopted a resolution that recommended the City Council approve a Resolution that considers the addendum to the NV 2 EIR and approves the conditional use permit for the installation of eight field light poles 80 feet in height with the use of wireless antenna at Heritage Park, and adopt an ordinance to the amend the NV 2 Specific Plan Development Agreement public benefits provided by Newhall Land. ENTITLEMENTS REQUESTED Conditional Use Permit A conditional use permit has been requested by Newhall Land to install eight light poles around the perimeter of two playing fields in Heritage Park. Heritage Park contains two primary multi-purpose fields and one secondary field. The multi-purpose fields are located along the Newhall Ranch Road frontage. Each light pole is proposed be 80'-0" in height. The NV 2 Specific Plan requires a conditional use permit be approved for structures that exceed 35 feet in height. A conditional use permit has been requested by Nextel Communications to install a wireless antenna on one of the proposed field light poles. This antenna would be mounted to pole #8, shown on the attached site plan of Heritage Park. The NV 2 Specific Plan requires installation and operation of wireless equipment to receive approval of a conditional use permit. The antenna would be installed on the pole at 62'-0" height, and would be located on the pole below the light bulbs. This antenna is considered a co -location because it would be mounted to a structure (the light pole). Nextel would also install an equipment shelter, which would be approximately 14'-0" tall, in the park. The shelter would be located outside of the playing fields and pedestrian paths, and would be located to the closest light pole (light pole #8) in the area of the California Bear and the oak tree, though it will not encroach on the oak. City staff has worked with Nextel Communications to ensure the design of the equipment shelter contains a theme similar to the California Bear. The equipment shelter will have a mural painted on the outside that depicts a historical event in the Santa Clarita Valley, such as the St. Francis Dam Break. A site plan of Heritage Park, and details of the light poles and the equipment shelter are attached to this report. Amendment to the NV 2 Development Agreement This proposed amendment to the NV 2 Development Agreement would amend the public benefits provided by Newhall Land. With the proposed amendment, Newhall Land will no longer install a pedestrian bridge, and instead install eight field lights at Heritage Park and dedicate 34.8 acres of the Upland Preserve. The NV 2 Development Agreement requires that Newhall Land install four pedestrian bridges in the NV 2 area. Three pedestrian bridges have been installed. The pedestrian bridge that has not been constructed is the Decoro/Copperhill bridge. A pedestrian bridge will be installed in the West Creek project area which is located in proximity (3/4 mile) to the Decoro/Copperhill pedestrian bridge area. Because the West Creek pedestrian bridge is located in close proximity to the area of the Decoro/Copperhill pedestrian bridge area, the Decoro/Copperhill pedestrian bridge is no longer warranted. The pedestrian bridge installation costs will exceed the cost of the installation of the eight field lights, which has resulted in the dedication 34.8 acres of Upland Preserve by Newhall Land, which was originally required to be purchased by the City from Newhall Land. The installation of the lights at Heritage Park and the dedication of 34.8 acres of Upland Preserve will be an equal monetary public benefit. In evaluating this proposal, staff wanted to ensure that the improvements or benefits offsetting the elimination of the pedestrian bridge remain within the NV 2 project boundaries. The installation of field lights within Heritage Park, along with the elimination of the City's purchase obligation of the NV 2 Upland Preserve Zone, meet this objective. A vicinity map showing the location of Heritage Park, the Upland Preserve, the existing NV 2 pedestrian bridges, the Decoro/Copperhill bridge area, and the West Creek pedestrian bridge is attached to this report. The First Amendment to the NV2 Development Agreement is also attached. Addendum to the NV2 Environmental Impact Report With the entitlement and the amendment to the development agreement requested, an addendum to the NV 2 EIR was completed. This addendum analyzed the installation and operation of the lights at Heritage Park, the installation of wireless antenna on one of the light poles and the construction of an accessory equipment cabinet for the antenna. This addendum concluded that there would be no impacts to the adjacent land and uses as a result of the installation and operation of the eight field lights and wireless equipment. A photometric study, prepared by Musco Lighting (the lighting contractor) illustrates that there will be very little light spillage, less than one foot candle on adjacent residential buildings, and that the light will be clearly directed towards the fields. This photometric plan that demonstrated impacts from the lights would be less than significant on the adjacent land and uses. The addendum concluded that the modified project (amendment to the NV 2 Development Agreement and conditional use permit) does not increase the severity of the already insignificant impacts, or create any new substantial environmental impacts. The addendum is attached to this report. ANALYSIS General Plan Consistency The requested conditional use permit and development agreement amendment promotes the goals and policies in the City's General Plan, more specifically, Policy 3.1, which states, "Improve existing athletic fields with lights and equipment as recommended by the City Department of Parks and Recreation." This policy is met because this 17.59 -acre park has two athletic fields that will have eight lights installed if this conditional use permit is approved. Environmental Review An Addendum to the certified Final Environmental Impact Report (Final EIR) prepared for the NV 2 Specific Plan Project has been prepared for this project. Preparation of an Addendum to this certified Final EIR is supported by the analysis provided within the document which does not identify any new significant environmental effects, or a substantial increase in the severity of previously identified significant effects that would require major revisions to the Final EIR, or any new information of substantial importance, as provided in Public Resources Code Section 21166 or in the CEQA Guidelines Sections 15162 through 15164, inclusive. Although public notification of an addendum to an EIR is not required by CEQA, the addendum was included on the notice of tonight's hearing. Elimination of Pedestrian Bridge Installation Requirement Planning staff and Newhall Land began discussions in 2004 regarding the elimination of the Copperhill Drive pedestrian bridge. The West Creek project, developed by Newhall Land, located in unincorporated Los Angeles County and adjacent to NV 2 includes the installation of a pedestrian bridge over Copperhill Drive approximately 3/4 mile north of the NV 2 required Decoro/Copperhill pedestrian bridge. The West Creek pedestrian bridge will be located between the future West Creek Elementary School and Rio Norte Junior High School. Residents west of Copperhill within West Creek and Tesoro Del Valle would have the ability to utilize the bridge to access Rio Norte Junior High School, commercial centers on the east side of Copperhill Drive and the San Francisquito Creek Trail (which provides access to Valencia High School). Residents east of Copperhill Drive in West Creek and adjacent areas (including parts of NV 2) would be able to utilize the bridge for access to the future West Creek Elementary School. In light of the West Creek pedestrian bridge, the NV 2 Decoro/Copperhill pedestrian bridge is no longer warranted and staff recommends that its installation requirement be removed from the NV 2 Development Agreement. The elimination of the NV 2 Decoro/Copperhill pedestrian bridge installation would result in a savings to Newhall Land of approximately $520,000. In return for the elimination of this improvement, staff recommends that Newhall Land install eight field lights in Heritage Park. The total cost of the field lights is $215,000. The remaining savings to the applicant of $305,000 would be eliminated through the dedication, rather than purchase, of 34.8 acres of North Valencia 2 Upland Preserve Zone to the City. This land dedication results in a savings to the City of $350,000 (not including interest). The total value of these changes to the City is $565,000. Lighting — Valencia Heritage Park Pursuant to the City's General Plan, a community park (such as Heritage Park) is intended to serve a larger population and be located in close proximity to public transportation and major roadways. A majority of the acreage contained in a community park should be dedicated to playing fields. Community parks are the backbone of the City's park system as they provide the place where the vast majority of programmed youth and adult sports occur. The City of Santa Clarita Department of Parks, Recreation and Community Services developed a Parks and Recreation Master Plan in 1995 that encourages the lighting of athletic fields due to a need for lighted field space within the City of Santa Clarita. The City's General Plan Parks Element also encourages the lighting of playing fields. Additionally, the City's Parks Division has seen an increased demand for lighted fields due to practice and league play during the evening hours. This demand is due to growth in the popularity of both youth and adult sports since incorporation. As indicated above, the park is bounded to the north by existing multi -family units, which were approved as a part of the NV 2 Specific Plan. Disclosure documents signed by these homeowners indicated that field lighting would likely occur at Heritage Park. A photometric study, prepared by Musco Lighting (the lighting contractor), illustrates that there will be very little light spillage, less than one foot candle on adjacent residential buildings, and that the light will be clearly directed towards the fields. Lighting systems today redirect spill light toward the field, significantly reduce glare, and maintain the natural night sky and stars. These improved lighting systems have been recently utilized in Central Park, Bridgeport Park and Valencia High School. Taller standards reduce the number of needed light standards and allow for the lights to be better directed at the play fields. Consistent with other lighted community parks, the lights would be off when the fields are not in use and in any case no later than 10:00 PM daily. Wireless Communication/ Cellular Facility One of the proposed eight light standards, light pole #8, would include a cellular antenna. The antenna would be mounted to the 80'-0" light poles at the 62'-0" height. The antenna would be mounted to the pole underneath the light bulbs. The color of the antenna would match the poles, and the antenna would be mounted flush to the poles. An unmanned equipment building would be constructed within the park. This equipment cabinet would be located outside of the pedestrian paths and play areas at the park. The cabinet is proposed to be installed in the area of the existing California Bear, which depicts scenes of Santa Clarita Valley, past and present. City staff has worked with Nextel Communications to design the equipment cabinet to continue the design theme of the California Bear. The applicant has agreed to incorporate a mural of a significant event of the Valley's history, such as the St. Francis Dam break. Approval of this request is a community benefit because it would eliminate the need for Nextel to locate a stand-alone cellular tower in this general area and the City would lease this facility to Nextel. Public Notice Prior to the Planning Commission hearing, public notice was sent to property owners within 1,000 feet of Heritage Park in compliance with the public noticing requirements in the City's UDC. Because more than 1,000 property owners are within 1,000 foot radius of the project site, an eighth of a page legal notice was published in the newspaper. Also, the applicant posted a public hearing sign on the project site with information on the proposed entitlements and tonight's hearing. During the Planning Commission hearing, speakers testified in opposition to the installation of the lights at Heritage Park. The concerns included spillage from the lights onto the adjacent homes and San Francisquito Creek. The applicant submitted a photometric study that confirms that light spillage onto the adjacent homes would be minimal, and there would be no spillage onto San Francisquito Creek from the lights in the park. Prior to the hearing before the City Council, Heritage Park was posted with the notice of the hearing. Notices of tonight's hearing were sent to property owners within 1,000 feet of Heritage Park and an eighth of a page notice was published in the newspaper 21 days prior to the hearing. 0 To date, staff has not recieved public comments on the proposal. ALTERNATIVE ACTIONS Other direction, as determined by the Council. FISCAL IMPACT The fourth pedestrian bridge described in the Development Agreement for the North Valencia 2 Specific Plan has not been constructed by Newhall Land. Newhall Land has installed a similar pedestrian bridge within a mile of the future bridge, therefore, the bridge that has not been installed is no longer warranted. To outweigh the costs of the pedestrian bridge installation, and to comply with the public benefit requirements for North Valencia 2, the eight light poles would be installed by Newhall Land, and the remaining Upland Preserve Area would be dedicated to the City, and therefore, no longer need to be purchased from Newhall Land. The installation of the eight light poles at Heritage Park, and the dedication of the Upland Preserve Area to the City of Santa Clarita would be consistent with the cost that Newhall Land would bear for the installation of the future pedestrian bridge, therefore, Newhall Land is providing public benefits and complying with their monetary obligation of the North Valencia 2 Development Agreement. The lease for use of the light pole and equipment area between Sprint/Nextel and the City of Santa Clarita would total $2,000 to $3,000 per month. This lease income would be a positive benefit to the City. ATTACHMENTS Resolution Ordinance Conditions of Approval (Exhibit A) Addendum to the Final EIR (without attachments) -Exhibit C First Amendment to the NV 2 Development Agreement -Exhibit B Heritage Park Site Plan (Exhibit D) Vicinity Map Light Pole/Antenna/Equipment Cabinet Details Planning Commission packet available in the City Clerk's Reading File Creekside Valencia Contiguous Area Report available in the City Clerk's Reading File CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita in the City Hall Council Chambers, 23920 Valencia Boulevard, 1" Floor, Santa Clarita, California, on the 23rd day of May, 2006, at or after 6:00 p.m. to consider the approval of: A conditional use permit application to exceed the 50 foot height limit for the installation of lights for multi-purpose fields at Valencia Heritage Park. The eight field light standards would each be a maximum of 80 feet high. One of the light standards would include a wireless communication antenna. hi addition, an unmanned equipment cabinet would be constructed within the park boundaries. This project also includes an amendment to the North Valencia 2 Development Agreement. hi summary, this amendment would add the installation of these lights as one of the Development Agreement project benefits; eliminate the requirement to install a pedestrian bridge (Copperhill Drive Pedestrian Bridge) that has not been constructed and is no longer warranted; and, dedicate 36.8 acres of the NV 2 Upland Preserve area to the City of Santa Clarita. An Addendum to the certified Final Environmental Impact Report (Final EIR) prepared for the North Valencia No. 2 Specific Plan Project (SCH NO. 98111201) has been prepared for this project. Preparation of an addendum to this certified Final EIR is supported by the analysis provided within the addendum which does not identify any new significant environmental effects, or a substantial increase in the severity of previously identified significant effects that would require major revisions to the Final EIR, or any new information of substantial importance, as provided in Public Resources Code Section 21166 or in CEQA Guidelines, Section 15162 through 15164, inclusive. As a result, and in accordance with CEQA Guidelines, Section 15164, the City determined that an EIR Addendum is the appropriate document to prepare as only minor corrections and changes to the Final EIR were necessary. A copy of this Addendum is available for review at the City of Santa Clarita City Hall Planning Division. 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 Department of Community Development, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA 91355; (661) 255-4330, Aimee Schwimmer, AICP, Associate Planner. 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 the City Council, at, or prior to, the public hearing. Dated: May 2, 2006 Sharon L. Dawson, CMC City Clerk Publish Date: May 2, 2006 0 "