HomeMy WebLinkAbout2009-11-24 - AGENDA REPORTS - SD FOR HAPPY VALLEY CMTY (2)Agenda Item: 111' q
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARING City Manager Approval:
Item to be presented by: Jason Killebrew
DATE: November 24, 2009
SUBJECT: A REQUEST TO AMEND TITLE 17 OF THE MUNICIPAL CODE
(MASTER CASE 09-032; UNIFIED DEVELOPMENT CODE
AMENDMENT 09-003) TO ALLOW FOR THE CREATION OF A
SPECIAL STANDARDS DISTRICT FOR THE HAPPY VALLEY
COMMUNITY
DEPARTMENT: Community Development
RECOMMENDED ACTION
City Council introduce and pass to a second reading on December 8, 2009, an ordinance entitled:
"AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA ADOPTING A NEGATIVE DECLARATION AND APPROVING MASTER
CASE 09-032, UNIFIED DEVELOPMENT CODE AMENDMENT 09-003, TO AMEND
TITLE 17 (THE UNIFIED DEVELOPMENT CODE) OF THE SANTA CLARITA
MUNICIPAL CODE, AND CREATE A SPECIAL STANDARDS DISTRICT FOR THE
HAPPY VALLEY COMMUNITY."
BACKGROUND
Residents of the Happy Valley neighborhood originally approached the City in 2003 with an
interest in establishing a special standards district. In coordination with neighborhood
representatives, staff took some preliminary steps in identifying a district boundary and met with
residents in the area. However, shortly thereafter, efforts to form a special standards district lost
momentum and all work stopped.
At the April 15, 2008, Planning Commission meeting, residents of the Happy Valley
neighborhood voiced their opposition to a five -lot subdivision in the Happy Valley
neighborhood. The Planning Commission heard their concerns and suggested that they revisit
their proposal to establish special standards that could help to identify and preserve the unique
Ordinance passed to
Second reading
qualities of their neighborhood. This suggestion spurred renewed interest on the part of the
Happy Valley residents to pursue the creation of a special standards district.
At the residents' request, staff met with five representatives of the Happy Valley neighborhood
on September 1, 2008, to review a new proposal for a special standards district. The residents
provided staff with a draft document and a proposed district boundary. Staff reviewed and
researched the proposal and on February 5, 2009, staff met with and provided extensive
comments to the residents of Happy Valley on the proposed standards and district boundaries.
In its review of the draft special standards prepared by the neighbors, staff determined that many
of the residents' requests would be best implemented through the creation of Covenants,
Conditions & Restrictions (CC&Rs) and the establishment of a Homeowner's Association to
administer the CC&Rs. City staff also informed the neighborhood representatives that many
items requested to be part of a special standards district are already covered through various
sections of the City's Unified Development Code or can be investigated further by City staff
outside the creation of a new special standards district. Staff did prepare new language for a
proposed Happy Valley Special Standards District, which is limited in scope and comparable to
the provisions of the Sand Canyon and Placerita Canyon Special Standards Districts. The
meeting concluded with the residents requesting time to review all of the materials provided by
City staff and to decide their next course of action.
On March 4, 2009, the City of Santa Clarita initiated an application for a resident -driven
proposal to establish a Happy Valley Special Standards District in an approximately 273 -acre
area of the City, generally bounded by Apple Street to the west, Happy Valley Drive to the north,
a Southern California Edison easement to the east and Oakbridge Lane to the south.
On August 6, 2009, staff attended a community meeting hosted by residents of the Happy Valley
community. Staff answered questions and provided information regarding the proposed district
standards. Approximately 61 residents attended this 90 -minute meeting. Overall, the residents
who attended this meeting supported the Happy Valley Special Standard District proposal.
Planning Commission
On September 1, 2009, City staff presented the proposed district to the Planning Commission.
During the public comment portion of the hearing, residents excluded from the proposed district
boundaries voiced concerns for inclusion into the Happy Valley Special Standards District. Staff
then presented an alternative boundary for the proposed district to the Planning Commission,
addressing the concerns of these residents. The Planning Commission, in a 5-0 vote,
recommended that the City Council adopt the Negative Declaration prepared for the project and
approve Master Case 09-032, with the proposed alternative boundary for the creation of a special
standard district described in Exhibit "A" and "B" to the attached ordinance.
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PROJECT DESCRIPTION
Project Area
Happy Valley is an area located in the Newhall community of the City of Santa Clarita. Happy
Valley is generally located north of Oakbridge Lane and local mountain ranges containing large
oak tree groves (See Exhibit "A"). Numerous streets within this area are lined with large oak
trees and no sidewalks or curbs, presenting a hybrid of a rural and suburban community
character. Some of the major streets in the area include Market, 8th, Cross, and Valley Streets.
The area has been historically comprised of single-family ranch homes, with a variety of
architectural styles reflecting a rustic, ranch character. There are a variety of lot sizes and
configurations throughout the area, which provides a neighborhood layout that is different from
many areas of the City.
Proposed Special Standards
The proposed special standards include provisions for animal keeping, community character, oak
tree preservation, and street development standards. The proposed special standards are
summarized in Exhibit `B", attached hereto, and would serve to maintain, preserve and enhance
the Rustic California ranch style character of the Happy Valley neighborhood. No construction is
proposed with this project. The special standards shall be incorporated into the Special Zones and
Standards Chapter (Section. 17.16.110) of the Unified Development Code (UDC). In addition to
the proposed code amendment, a Happy Valley Special Standard District boundary will be
created; mapping the area to which the special standards are applicable (Exhibit "A").
ANALYSIS
The proposed amendments to the UDC include the addition of language to Chapter 17.16 Special
Zones and Standards section of the UDC and the creation a Happy Valley Special Standards
District map. Descriptions of these changes include:
• Happy Valley Special Standards District Map
Create a district map, showing boundaries of Happy Valley based off of a prepared legal
description. (Exhibit "A")
• 17.16 Special Zones and Standards
Create specific development standards for the Happy Valley Special Standards
District. (Exhibit `B")
The proposal is consistent with the development goals and policies of the General Plan.
Consistent with Goal 4 of the General Plan, the Happy Valley Special Standards District would
ensure that development in this neighborhood is consistent with the overall community character
and that the standards would preserve and enhance the rustic California ranch character of the
Happy Valley neighborhood. Also, the proposed special standards would not be in conflict with
the UDC.
Environmental Review
An Initial Study was prepared in accordance with the California Environmental Quality Act
(CEQA). The Initial Study determined that all impacts related to the proposed modifications are
considered to be less than significant. Therefore, a Negative Declaration was prepared in
accordance with Section 15070 of CEQA. Future development guided by the proposed
modifications to the UDC would be required to complete environmental review in compliance
with CEQA. The Negative Declaration was posted and advertised on August 11, 2009, in
accordance with CEQA. The public review period was opened from August 11, 2009, through
September 1, 2009.
Public Review
As required by the Unified Development Code, the public notice was placed in The Signal
Newspaper advertising Master Case 09-032. In addition, notices were mailed to residents within
the district boundaries and 1000 feet outside of the district. To date, no comments have been
submitted.
ALTERNATIVE ACTIONS
1. Deny the request to establish a Special Standard District for the Happy Valley Community.
2. Other action as determined by the Council.
FISCAL IMPACT
No negative fiscal impact is anticipated as a result of the proposed modifications to the Unified
Development Code.
ATTACHMENTS
Ordinance - Happy Valley Special Standards District
Exhibit "A" - Happy Valley Map
Exhibit "B" - Happy Valley Special Standards
Planning Commission Staff 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, 1St Floor, Santa Clarita,
California, on the 24th day of November, 2009, at or after 6:00 p.m. to consider the
approval of Master Case 09-032 (Unified Development Code (UDC) Amendment
09-003) proposal to amend sections of the City's Municipal Code to establish special a
special standards district for the Happy Valley Community.
A draft negative declaration has been prepared for this project and the public review
period was from August 11, 2009 to September 1, 2009. A copy of the draft negative
declaration and all supporting documents are at the Planning Division public counter
located in the City Hall Building at 23920 Valencia Boulevard, Suite 302, Santa Clarita,
CA 91355. A copy of the draft negative declaration (without all supporting documents)
is available at the Los Angeles County Library, Valencia Branch.
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 Community
Development Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, CA
91355; (661) 255-4330, Jason Killebrew, Assisfant Planner I.
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: November 2, 2009
Sharon L. Dawson, MMC
City Clerk
Publish Date: 11/03/2009
S\ciuy\public hearings\09 Iiapp Valle\ ?d C09-032 doe
4k-
ORDINANCE NO. 09 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA ADOPTING A NEGATIVE DECLARATION AND APPROVING MASTER
CASE 09-032 UNIFIED DEVELOPMENT CODE AMENDMENT 09-003 TO AMEND TITLE
17 (THE UNIFIED DEVELOPMENT CODE) OF THE SANTA CLARITA MUNICIPAL
CODE, AND CREATE A SPECIAL STANDARDS DISTRICT
FOR THE HAPPY VALLEY COMMUNITY
WHEREAS, the City of Santa Clarita General Plan requires the implementation of the
City of Santa Clarita Unified Development Code (UDC) to be in compliance with the
Government Code of the State of California;
WHEREAS, the City of Santa Clarita Planning Division is proposing the Happy Valley
Special Standards District requiring amendments to the UDC;
WHEREAS, the City of Santa Clarita Planning Division has initiated Unified
Development Code Amendment 09-003 (Master Case 09-032) to modify Title 17 of the City of
Santa Clarita Municipal Code;
WHEREAS, Unified Development Code Amendment 09-003 includes modifications to
the UDC attached as Exhibit "A" and `B", (the project);
WHEREAS, the proposed amendments and Happy Valley Special Standards District Map
are consistent with and further implement the Goals and Policies of the City of Santa Clarita
General Plan;
WHEREAS, the Planning Commission conducted a duly noticed public hearing on the
project on September 1, 2009, at City Hall, 23920 Valencia Boulevard, Santa Clarita, CA 91355.
Notice of the time, place, and purpose of the aforementioned meeting was duly noticed in
accordance with Government Code 65090. At this meeting, the Planning Commission adopted
Resolution P09-23, recommending that the City Council adopt an ordinance approving Master
Case 09-032, consisting of Unified Development Code Amendment 09-003 and adopting the
Negative Declaration prepared for the project; and
WHEREAS, the City Council of the City of Santa Clarita conducted a duly noticed public
hearing on the project on November 24, 2009, at City Hall, 23920 Valencia Boulevard, Santa
Clarita, CA 91355. Notice of the time, place, and purpose of the aforementioned meeting was
duly noticed in accordance with Government Code 65090. At the November 24, 2009 Council
meeting, the City Council considered the staff report, staff presentation, and public testimony on
the proposed amendments, introduced the ordinance to modify the Unified Development Code
and passed the ordinance to a second reading on December 8, 2009.
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THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA,
DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The proposed amendments to the Unified Development Code and
creation of the Happy Valley Special Standards District are consistent with the City of Santa
Clarita General Plan.
SECTION 2. The proposed amendments to the Santa Clarita Unified Development
Code identified in Exhibit "A" are hereby adopted. The proposed creation of a Happy Valley
Special Standards District identified in Exhibit `B" are hereby adopted.
SECTION 3. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS.
Based upon the foregoing facts and findings in the Initial Study prepared for the project, the City
Council further finds, approves, and determines as follows:
a. An Initial Study and a Negative Declaration have been prepared for this project in
compliance with the California Environmental Quality Act (CEQA).
b. The Initial Study has been circulated for review and comment by affected governmental
agencies and the public and all comments received, if any, have been considered. The
document was posted and advertised on August 11, 2009, in accordance with CEQA.
The public review period was open from August 11, 2009, through September 1, 2009.
C. Staff found that there were no impacts created as a result of the proposed project and a
Negative Declaration has been prepared for the project in accordance with the CEQA.
The Negative Declaration reflects the independent judgment of the City of Santa Clarita.
d. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the City Council is based is the Master Case
09-032 project file within the Community Development Department and is in the custody
of the Director of Community Development.
SECTION 4. That if any portion of this Ordinance is held to be invalid, that portion
shall be stricken and severed, and the remaining portions shall be unaffected and remain in full
force and effect.
SECTION 5. This Ordinance shall be in full force and effect thirty (30) days from its
passage and adoption.
SECTION 6. The City Clerk shall certify to the passage of this Ordinance and shall
cause the same to be published as required by law.
0eq
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PASSED, APPROVED AND ADOPTED this 8th day of December, 2009.
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing Ordinance 09- was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 24th day of, November, 2009. That thereafter, said
Ordinance was duly passed and adopted at a regular meeting of the City Council on the 8th day
of December, 2009, by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
AND I FURTHER CERTIFY that the foregoing is the original of Ordinance and
was published in The Signal newspaper in accordance with State Law (G.C. 40806).
CITY CLERK
3
FA
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL ORDINANCE
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Ordinance 09- , adopted by the City Council of the City of
Santa Clarita, CA on December 8, 2009, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
52009.
Sharon L. Dawson, MMC
City Clerk
By
Susan L. Caputo, CMC
Deputy City Clerk
4
THE HAPPY VALLEY SPECIAL STANDARDS DISTRICT
IN THE CITY OF SANTA CLARITA,
COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA
SEE DETAIL
AT RIGHT
N. LINE P.M. 14920
W. LINE P.M.
M.B. 187161-62 —
14563 M.B. 161176-77
N.W. COR. PCL
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N. LINE .35001
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DATE: OCT. 14, 2009
DRAWN BY: CHECKED BY:
C.G. VAN DREY L.J. JORDAN
8TH STREET
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S. LINE P.M. 6067
M.B. 116192 93 N.E. COR. P.M. 6o67
M.B. 116/92-93
WILDWOOD DEBRIS DISPOSALAREA
F.M. 20959-6 (364 -1222 -RW 6)
S. LINE P.M.19950
DAVEY AVE. M.B. 227/47-48
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THIS MAP IS NOT INTENDED TO REPRESENT A FIELD SURVEY
AND SHOULD BE USED FOR REFERENCE ONLY
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Exhibit B — Draft (November 2009)
17.16.110 Happy Valley Special Standards District
A. Purpose. The purpose of the special standards district is to maintain, preserve and enhance
the rustic California ranch character of the Happy Valley neighborhood.
Happy Valley is an area located in the Newhall community of the City of Santa Clarita.
Happy Valley is situated just north of Wildwood Canyon and local mountain ranges
containing large oak tree groves. Numerous streets within this area are lined with large oak
trees with no sidewalks or curbs, presenting a hybrid of a rural and suburban community
character.
The area has been historically comprised of single-family ranch homes, with a variety of
architectural styles reflecting a rustic character. There are a variety of lot sizes and
configurations throughout Happy Valley. Many of the homes located within Happy Valley
are on varying sized lots, providing a neighborhood layout different from most areas of the
City. These special characteristics make Happy Valley a unique area of the City, which these
special standards intend to preserve.
B. Community Character and Design Guidelines. Development of new single-family homes
shall utilize the concepts contained within the single-family residential design guidelines
section of the Community Character and Design Guidelines.
C. Property Development Standards. The following requirements shall apply in all zones in
the area identified as Happy Valley on the official zoning map and as described in subsection
(D) of this section:
Animal Keeping. Animals which are kept or maintained as pets shall be
permitted to continue when in accordance with the requirements of Sections
17.17.010, 17.17.020 and 17.17.030 of this code.
a. Large animals such as horses, cows and similar animals are permitted
pursuant to the requirements set forth in Section 17.13.010 (Keeping of
Large Animals).
b. Small animals such as sheep, goats, dogs, rabbits, and birds and similar
animals weighing less than three hundred (300) pounds are permitted
pursuant to the requirements set forth in Section 17.13.020 (Keeping of
Small Animals).
2. Oak Trees Preservation. The purpose of this section is to protect and preserve
oak trees in the City of Santa Clarita in accordance with the requirements of this
section and Section 17.17.090 of this code.
a. "Heritage Oak Tree" shall be defined as any oak tree measuring one
hundred eight (108) inches or more in circumference, measured four and
one-half (4.5) feet above the natural grade surround such tree.
i. The Planning Commission and/or City Council may classify any oak
tree, regardless of size, as a heritage oak tree if it is determined that the
tree has historic, aesthetic and or environmental qualities of major
significance or prominence to the community.
ii. The removal of Heritage Oak Tress shall be strongly discouraged even
if mitigation is offered as an alternative.
b. Pursuant to requirements set forth in Section 17.17..020 (Property
Development Standards: Agriculture and Residential Zones), all new
residential development shall require the planting of one twenty-four (24)
inch box tree in the required front yard area to the satisfaction of the
Director of Community Development. This requirement may be waived or
modified by the Director of Community Development where it is found to
be impractical due to topographical conditions, is not keeping with the
neighborhood or otherwise will not benefit the area. The planting of oak
trees or other native trees shall be encouraged for this requirement.
3. Street Development Standards. Any new development shall adhere to the
following standards or provide the following amenities:
a. Street lights, in accordance with City standards, shall be installed only at
road -to -road intersections.
b. Street curb, gutters, and sidewalks shall not be required of new
development. In areas which currently have sidewalks, sidewalks for new
development shall be installed in order to provide streetscape consistency,
as appropriate.
C. Minimum City and Los Angeles County Fire Department standards for all-
weather access shall be provided.
d. Fences and gates may remain legal non -conforming until demolished or
modified, after which time compliance with the City's UDC is required.
D. Legal Description of District Boundaries. THE BOUNDARY OF THE HAPPY VALLEY
SPECIAL STANDARDS DISTRICT, LOCATED IN THE CITY OF SANTA CLARITA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF VALLEY STREET AS
SHOWN ON F.M. 20959-3, SAID MAP ALSO FILED AS LOS ANGELES COUNTY FLOOD
CONTROL DISRTICT RIGHT OF WAY MAP 364 -1222 -RW 3, AND THE WESTERLY
PROLONGATION OF THE NORTH TRACT BOUNDARY LINE OF TRACT MAP 35001
M.B. 946/43-44 THENCE EASTERLY ALONG SAID NORTH TRACT BOUNDARY LINE
TO A POINT ON THE WESTERLY- LINE OF PARCEL MAP 14563 M.B. 161/76-77, SAID
WESTERLY LINE SHOWN ON SAID PARCEL MAP AS NORTH 0400111" WEST 350.89
FEET THENCE NORTH ALONG SAID WESTERLY LINE TO THE SOUTHWESTERLY
LINE OF A 150.00 FOOT WIDE SOUTHERN CALIFORNIA EDISON RIGHT OF WAY
SHOWN ON THE LICENSED SURVEYORS MAP L.S. 31/38-45 THENCE
SOUTHEASTERLY ALONG SAID SOUTHWESTERLY LINE TO A POINT ON THE
SOUTHEAST LINE OF LOT 122 OF TRACT MAP 1059 M.B. 17/94-95, SAID SOUTHEAST
LINE SHOWN ON SAID TRACT MAP AS SOUTH 25001' WEST 1065.38 FEET THENCE
SOUTHWESTERLY ALONG SAID SOUTHEAST LINE TO THE NORTHEAST CORNER
OF PARCEL MAP 6067 M.B. 116/92-93 THENCE SOUTHERLY ALONG THE EAST
PARCEL MAP BOUNDARY LINE TO THE SOUTH PARCEL MAP BOUNDARY LINE OF
SAID PARCEL MAP THENCE WESTERLY ALONG SAID SOUTH PARCEL MAP
BOUNDARY LINE TO A POINT ON AN EASEMENT FOR DEBRIS BASIN TO THE LOS
ANGELES COUNTY FLOOD CONTROL DISTRICT SHOWN ON F.M. 20959-6, SAID MAP
ALSO FILED AS LOS ANGELES COUNTY FLOOD CONTROL DISRTICT RIGHT OF
WAY MAP NO. 364 -1222 -RW 6 THENCE ALONG THE PERIMETER OF SAID
EASEMENT THE FOLLOWING COURSES: NORTH 38051'34" WEST 77.61 FEET, NORTH
33°51'41" WEST 30.00 FEET, SOUTH 56'08'19" WEST 60.00 FEET, SOUTH 33051'41"
EAST 45.64 FEET, HAPPY VALLEY SPECIAL STANDARDS DISTRICT, SOUTH
12055'45" EAST 157.06 FEET THENCE SOUTH 03055'45" EAST 345.00 FEET TO THE
NORTH RIGHT OF WAY LINE OF DAVEY AVENUE, 40.00 FEET WIDE, AS DESCRIBED
IN DEED 4604-26 OF OFFICIAL RECORDS OF THE COUNTY OF LOS ANGELES, TO
THE COUNTY OF LOS ANGELES FOR ROAD EASEMENT PURPOPSES AND SHOWN
ON F.M. 20959-6, SAID MAP ALSO FILED AS LOS ANGELES COUNTY FLOOD
CONTROL DISRTICT RIGHT OF WAY MAP NO. 364 -1222 -RW 6 THENCE EASTERLY
ALONG SAID NORTH RIGHT OF WAY LINE OF DAVEY AVENUE TO THE
NORTHEASTERLY RIGHT OF WAY LINE OF WILDWOOD CANYON ROAD, 40.00
FEET WIDE, AS DESCRIBED IN DEED 8806-130 OF OFFICIAL RECORDS OF THE
COUNTY OF LOS ANGELES, TO THE COUNTY OF LOS ANGELES FOR ROAD
EASEMENT PURPOSES AND SHOWN ON F.M. 20959-6, SAID MAP ALSO FILED AS
RIGHT OF WAY MAP NO. 364 -1222 -RW 6 THENCE SOUTHEASTERLY ALONG SAID
NORTHEASTERLY RIGHT OF WAY LINE OF WILDWOOD CANYON ROAD TO THE
SOUTH LINE OF PARCEL MAP 19950 M.B. 227/47-48 THENCE EASTERLY ALONG
SAID SOUTH LINE 147.85 FEET TO THE BEGINNING OF A LINE PARALLEL WITH
AND DISTANT 125.00 FEET EAST, MEASURED AT RIGHT ANGLES, OF THE EAST
RIGHT OF WAY LINE OF WILDWOOD CANYON ROAD, 40.00 FEET WIDE, SHOWN ON
THE LAST MENTIONED PARCEL MAP THENCE SOUTHEASTERLY ALONG SAID
PARALLEL LINE 310.53 FEET TO A LINE PERPINDICULAR TO THE LAST DESCRIBED
COURSE THENCE NORTHEASTERLY ALONG SAID PERPINDICULAR LINE 10.00
FEET TO A LINE PARALLEL WITH AND DISTANT 135.00 FEET EAST, MEASURED AT
RIGHT ANGLES, OF THE EAST RIGHT OF WAY LINE OF WILDWOOD CANYON
ROAD, 40.00 FEET WIDE, AS DESCRIBED IN DEED 8806-130 OF OFFICIAL RECORDS
OF THE COUNTY OF LOS ANGELES, TO THE COUNTY OF LOS ANGELES FOR ROAD
EASEMENT PURPOSES AND SHOWN ON THE LOS ANGELES COUNTY FLOOD
CONTROL DISTRICT RIGHT OF WAY MAP NO. 470 -9101 -RW 1 THENCE
SOUTHEASTERLY ALONG SAID PARALLEL LINE 120.00 FEET TO A LINE
PERPINDICULAR TO THE LAST DESCRIBED COURSE THENCE NORTHEASTERLY
ALONG SAID PERMNICULAR LINE 75.00 FEET TO A LINE PARALLEL WITH AND
DISTANT 210.00 FEET EAST, MEASURED AT RIGHT ANGLES, OF THE EAST RIGHT
OF WAY LINE OF HAPPY VALLEY SPECIAL STANDARDS DISTRICT. WILDWOOD
CANYON ROAD, 40.00 FEET WIDE, AS DESCRIBED IN DEED 8806-130 OF OFFICIAL
RECORDS OF THE COUNTY OF LOS ANGELES, TO THE COUNTY OF LOS ANGELES
FOR ROAD EASEMENT PURPOSES AND SHOWN ON LOS ANGELES COUNTY FLOOD
CONTROL DISRTICT RIGHT OF WAY MAP NO. 470 -9101 -RW 1 THENCE
SOUTHEASTERLY ALONG SAID PARALLEL LINE TO A POINT ON NORTHERLY LINE
OF RECORD OF SURVEY 115/22, SAID NORTHERLY LINE SHOWN ON SAID RECORD
OF SURVEY AS NORTH 80045'00" EAST 465.55 FEET THENCE EASTERLY ALONG
SAID NORTHERLY LINE TO ITS NORTHEASTERLY TERMINUS AND CONTINUING
ALONG THE PERIMETER OF SAID RECORD OF SURVEY THE FOLLOWING
COURSES: SOUTH 57'01'10" EAST 280.04 FEET, NORTH 78055'20" EAST 319.66 FEET,
SOUTH 20044'20" WEST 132.69 FEET, SOUTH 58°07'50" WEST 614.25 FEET
THENCE SOUTHWESTERLY ALONG THE PROLONGATION OF THE LAST
DESCRIBED COURSE TO THE CENTERLINE OF WILDWOOD CANYON ROAD AS
SHOWN ON THE LAST MENTIONED RECORD OF SURVEY THENCE
NORTHWESTERLY ALONG THE CENTERLINE OF WILDWOOD CANYON ROAD TO
THE NORTHEASTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF
PARCEL MAP 26026 M.B. 329/41-42 THENCE SOUTHWESTERLY FROM SAID
INTERSECTION TO THE SOUTHWESTERLY TERMINUS OF SAID NORTHWESTERLY
LINE THENCE SOUTHWESTERLY ALONG THE PROLONGATION OF SAID
NORTHWESTERLY LINE TO THE WESTERLY LINE OF LOT 56 OF TRACT 2703 M.B.
28/20-27, SAID WESTERLY LINE SHOWN ON SAID TRACT MAP AS NORTH 23°16'
WEST 931.60 FEET THENCE NORTHWESTERLY ALONG SAID WEST LINE TO A 2
INCH IRON PIPE TAGGED "RCE 21649" SHOWN AS THE SOUTHEASTERLY
TERMINUS OF A LINE SHOWN ON RECORD OF SURVEY 163/86 AS NORTH 36047'08"
WEST 363.11 FEET THENCE ALONG THE PERIMETER OF SAID RECORD OF SURVEY
THE FOLLOWING COURSES: NORTH 36°47'08" WEST 363.11 FEET, NORTH 16°52'40"
EAST 153.93 FEET, NORTH 75°27'30" WEST 40.03 FEET, SOUTH 72°41'01" WEST 519.61
FEET, THENCE SOUTH 84°55'44" WEST 133.80 FEET TO THE NORTHEAST TERMINUS
OF A LINE ON THE SOUTHEASTERLY LINE OF PARCEL MAP 2293 M.B. 46/95 SHOWN
AS NORTH 30052'00" EAST 180.70 FEET THENCE SOUTHWESTERLY ALONG THE
SOUTHEASTERLY LINE OF THE LAST MENTIONED PARCEL MAP THE FOLLOWING
COURSES: SOUTH 30°52'00" WEST 180.70 FEET, SOUTH 60°16'40" WEST 234.01 FEET
TO THE SOUTHEAST TERMINUS OF A LINE ON THE EASTERLY LINE OF LOT 69 OF
TRACT MAP 38300 M.B. 1008/1-12 SHOWN AS NORTH 43002'28" WEST 151.00 FEET
THENCE ALONG THE TRACT BOUNDARY LINE OF THE LAST MENTIONED TRACT
MAP THE FOLLOWING COURSES NORTH 43002'28" WEST 151.00 FEET NORTH
05051'28" WEST 406.50 FEET NORTH 37003'00" WEST 414.24 FEET NORTH 23010'16"
EAST 200.32 FEET, NORTH 66°49'44" WEST 75.00 FEET, NORTH 59°29'43" EAST 126.61
FEET, NORTH 23010'16" EAST 40.84 FEET, SOUTH 85033'26" WEST 660.00 FEET,
NORTH 23010'16" EAST 338.31 FEET, SOUTH 85°33'26" WEST 29.65 FEET, SOUTH
85030'00" WEST 480.94 FEET, NORTH 04°32'00" WEST 208.70 FEET, SOUTH 85030'00"
WEST 208.70 FEET, NORTH 21°51'51" WEST 69.47 FEET, SOUTH 85°30'00" WEST
139.31 FEET, THENCE NORTH 04032'00" WEST TO THE CENTERLINE OF MAPLE
STREET, AS SHOWN ON THE LAST MENTIONED TRACT MAP THENCE EASTERLY
ALONG THE CENTERLINE OF MAPLE STREET TO THE CENTERLINE INTERSECTION
OF MAPLE STREET AND APPLE STREET, SHOWN ON TRACT MAP 1437 M.B. 20/54-55
THENCE NORTH ALONG THE CENTERLINE OF APPLE STREET TO THE EASTERLY
PROLONGATION OF THE NORTH LINE OF LOT 18 OF THE LAST MENTIONED TRACT
MAP THENCE WESTERLY ALONG SAID PROLONGATION OF SAID LOT 18 TO A LINE
PARALLEL WITH AND DISTANT 152 FEET WEST, MEASURED AT RIGHT ANGLES,
OF THE CENTERLINE OF APPLE STREET THENCE NORTHERLY ALONG SAID
PARALLEL LINE 190 FEET TO A LINE PERPINDICULAR TO THE NORTH LINE OF THE
LAST MENTIONED LOT 18 THENCE EASTERLY ALONG SAID PERPINDICULAR LINE
TO THE WEST RIGHT OF WAY LINE OF APPLE STREET, 40 FEET WIDE, AS SHOWN
ON THE LAST MENTIONED TRACT MAP THENCE NORTHERLY ALONG SAID WEST
LINE 40 FEET TO A LINE PERPINDICULAR TO SAID WEST RIGHT OF WAY LINE
THENCE WESTERLY ALONG SAID PERPINDICULAR LINE TO A LINE PARALLEL
WITH AND DISTANT 170 FEET WEST, MEASURED AT RIGHT ANGLES, OF THE
CENTERLINE OF APPLE STREET THENCE NORTHERLY ALONG SAID PARALLEL
LINE 100 FEET TO THE NORTH LINE OF LOT 17 OF THE LAST MENTIONED TRACT
MAP THENCE WESTERLY ALONG SAID NORTH LINE 217.98 FEET TO THE
SOUTHEAST CORNER OF TRACT MAP 25339 M.B. 737/11-12 THENCE NORTHERLY
ALONG THE EAST TRACT BOUNDARY LINE OF SAID TRACT MAP TO THE
NORTHWEST CORNER OF PARCEL 4 OF PARCEL MAP 7400 M.B. 93/63-64 THENCE
EASTERLY ALONG THE NORTH LINE OF SAID PARCEL 4 AND ITS EASTERLY
PROLONGATION TO THE CENTERLINE OF APPLE STREET, 60 FEET WIDE AS
SHOWN ON THE LAST MENTIONED PARCEL MAP THENCE NORTHERLY ALONG
THE CENTERLINE OF APPLE STREET TO THE WESTERLY PROLONGATION OF THE
NORTHERLY PARCEL MAP BOUNDARY LINE OF PARCEL MAP 14920 M.B. 187/61-62
THENCE EASTERLY ALONG SAID NORTH PARCEL MAP BOUNDARY LINE TO THE
EAST PARCEL MAP BOUNDARY LINE OF SAID PARCEL MAP THENCE SOUTHERLY
ALONG SAID EAST PARCEL MAP BOUNDARY LINE TO A POINT ON THE NORTH
LINE OF LOT 4 OF TRACT MAP 1437 M.B. 20/54-55, SAID POINT SHOWN AS THE
NORTHEAST CORNER OF LOT 7 OF TRACT MAP 25344 M.B. 694/57-58 THENCE
SOUTHERLY ALONG THE EAST LINE OF SAID LOT 7 TO A LINE PARALLEL WITH
AND DISTANT 50 FEET SOUTH, MEASURED ALONG THE EAST LINE OF SAID LOT 7,
OF THE NORTH LINE OF THE LAST MENTIONED LOT 4 THENCE EASTERLY ALONG
SAID PARALLEL LINE TO THE EASTERLY SIDE LINE OF A 17 FOOT WIDE
EASEMENT SHOWN ON THE LOS ANGELES COUNTY FLOOD CONTROL DISTRICT
RIGHT OF WAY MAP 364 -1222 -RW 2 THENCE SOUTHEASTERLY ALONG SAID
EASTERLY SIDE LINE TO A LINE PARALLEL WITH AND DISTANT 150 FEET SOUTH,
MEASURED AT RIGHT ANGLES, OF THE NORTH LINE OF THE LAST MENTIONED
LOT 4 THENCE EASTERLY ALONG SAID PARALLEL LINE TO A LINE PARALLEL
WITH AND DISTANT 150 FEET WEST, MEASURED AT RIGHT ANGLES, OF THE WEST
RIGHT OF WAY LINE OF VALLEY STREET, 60 FEET WIDE, AS SHOWN ON THE LAST
MENTIONED FLOOD CONTROL RIGHT OF WAY MAP THENCE SOUTHERLY ALONG
SAID PARALLEL LINE 100 FEET TO A LINE PARALLEL WITH AND DISTANT 250
FEET SOUTH, MEASURED AT RIGHT ANGLES, OF THE NORTH LINE OF THE LAST
MENTIONED LOT 4 THENCE EASTERLY ALONG THE LAST MENTIONED PARALLEL
LINE 30 FEET TO A LINE PARALLEL WITH AND DISTANT 120 FEET WEST,
MEASURED AT RIGHT ANGLES, OF THE WEST RIGHT OF WAY LINE OF VALLEY
STREET, 60 FEET WIDE AS SHOWN ON THE LOS ANGELES COUNTY FLOOD
CONTROL DISTRICT RIGHT OF WAY MAP 364 -1222 -RW 2 THENCE SOUTHERLY
ALONG THE LAST MENTIONED PARALLEL LINE 80 FEET TO THE NORTH LINE OF
LOT 5 OF TRACT MAP 1437 M.B.20/24-55 THENCE WESTERLY ALONG THE NORTH
LINE OF SAID LOT 5 160 FEET TO THE SOUTHEAST TRACT BOUNDARY CORNER OF
TRACT MAP 25344 M.B. 694/57-58 THENCE SOUTHERLY FROM SAID SOUTHEAST
TRACT BOUNDARY CORNER TO A POINT ON THE NORTH LINE OF LOT 6 OF TRACT
MAP 1437 M.B. 20/54-55, SAID POINT BEING DISTANT 280 FEET WEST, MEASURED
ALONG THE NORTH LINE OF SAID LOT 6, OF THE WEST RIGHT OF WAY LINE OF
VALLEY STREET, 70 FEET WIDE, AS SHOWN ON THE LOS ANGELES COUNTY
FLOOD CONTROL DISTRICT RIGHT OF WAY MAP 364 -1222 -RW 2 THENCE
EASTERLY ALONG SAID NORTH LINE AND IT EASTERLY PROLONGATION TO THE
THE CENTERLINE OF VALLEY STREET AS SHOWN ON F.M. 20959-3, SAID MAP
ALSO FILED AS RIGHT OF WAY MAP 364 -1222 -RW 3 THENCE NORTHERLY ALONG
THE CENTERLINE OF VALLEY STREET TO THE POINT OF BEGINNING BASIS OF
BEARINGS: THE DIRECTION OF ALL LINES MENTIONED IN THE ABOVE
DESCRIPTION ARE THE DIRECTIONS AS SHOWN ON THE REFERENCED MAP THE
ABOVE DESCRIBED LAND IS SHOWN ON EXHIBIT `B" WHICH IS ATTACHED
HERETO. THIS LEGAL DESCRIPTION WAS PREPARED FOR AND FROM
INFORMATION PROVIDED BY THE PLANNING DEPARTMENT OF
COMMUNITY DEVELOPMENT OF THE CITY OF SANTA CLARITA. SCRIVENER: C.G.
VANDREY, CHECKED BY: L.J. JORDAN, DATE: OCTOBER 14, 2009
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Iq
CITY OF SANTA CLARITA
STAFF REPORT
MASTER CASE NO. 09-032
UNIFIED DEVELOPMENT CODE AMENDMENT 09-003
DATE: September 1, 2009
TO: Chairperson and Members of the Planning Commission
FROM: Paul D. Brortman, Director of Community Development
Lisa M. Webber, AICP, Planning Manager
CASE PLANNER: Jason Killebrew, Assistant Planner I
APPLICANT: City of Santa Clarita
LOCATION: Citywide
REQUEST: The City of Santa Clarita is requesting approval to amend Chapter 17 of the
City's Municipal Code (the Unified Development Code (UDC)) to add special
standards to the Happy Valley community within the Newhall area of the City
of Santa Clarita. Proposed amendments include creating a Special Standards
District, where the area would have specific development requirements as it
pertains to development within the area. In addition, a legal description that
was prepared for this project identifies the district boundaries as shown on the
proposed District Map (Exhibit "A").
BACKGROUND
Residents of the Happy Valley neighborhood originally approached the City in 2003 with an
interest in establishing a special standards district. In coordination with neighborhood
representatives, staff took some preliminary steps in identifying a district boundary and met with
residents in the area. However, shortly thereafter, efforts to form a special standards district lost
momentum and all work stopped.
At the April 15, 2008, Planning Commission meeting, residents of the Happy Valley
neighborhood voiced their opposition to a five -lot subdivision in the Happy Valley neighborhood.
The Planning Commission heard their concerns and suggested that they revisit their proposal to
establish special standards that could help to identify and preserve the unique qualities of their
neighborhood. This suggestion spurred renewed interest on the part of the Happy Valley residents
to pursue the creation of a special standards district.
At the residents' request, staff met with five representatives of the Happy Valley neighborhood on
September 1, 2008, to review a new proposal for a special standards district. The residents
provided staff with a draft document and a proposed district boundary. Staff reviewed and
Master Case 09-032
September 1, 2009
Page 2 of 4
researched the proposal and on February 5, 2009, staff met with and provided extensive
comments to the residents of Happy Valley on the proposed standards and district boundaries.
In its review of the draft special standards prepared by the neighbors, staff determined that many
of the residents' requests would be best implemented through the creation of Covenants,
Conditions & Restrictions (CC&Rs) and the establishment of a Homeowner's Association to
administer the CC&Rs. City staff also informed the neighborhood representatives that many
items requested to be part of a special standards district are already covered through various
sections of the City's Unified Development Code or can be investigated further by City staff
outside the creation of a new special standards district. Staff did prepare new language for a
proposed Happy Valley Special Standards District, which is limited in scope and comparable to
the provisions of the Sand Canyon and Placerita Canyon Special Standards Districts. The
meeting concluded with the residents requesting time to review all of the materials provided by
City staff and to decide their next course of action.
On March 4, 2009, the City of Santa Clarita initiated an application for a resident -driven proposal
to establish a Happy Valley Special Standards District in an approximately 273 -acre area of the
City, generally bounded by Apple Street to the west, Happy Valley Drive to the north, a Southern
California Edison easement to the east and Oakbridge Lane to the south.
On August 6, 2009, staff attended a community meeting hosted by residents of the Happy Valley
community. Staff answered questions and provided information regarding the proposed district
standards. Approximately 61 residents attended this 90 -minute meeting. Overall, the residents
who attended this meeting supported the Happy Valley Special Standard District proposal.
PROJECT DESCRIPTION
Project Area
Happy Valley is an area located in the Newhall community of the City of Santa Clarita. Happy
Valley is generally located north of Oakbridge Lane and local mountain ranges containing large
oak tree groves (See Exhibit "A"). Numerous streets within this area are lined with large oak trees
and no sidewalks or curbs, presenting a hybrid of a rural and suburban community character.
Some of the major streets in the area include Market, 8th, Cross and Valley Streets.
The area has been historically comprised of single-family ranch homes, with a variety of
architectural styles reflecting a rustic, ranch character. There are a variety of lot sizes and
configurations throughout the area, which provides a neighborhood layout that is different from
many areas of the City.
Proposed Special Standards
The proposed special standards include provisions for animal keeping, community character, oak
tree preservation and street development standards. The proposed special standards are
summarized in Exhibit `B", attached hereto, and would serve to maintain, preserve and enhance
the rustic California ranch style character of the Happy Valley neighborhood. No construction is
proposed with this project. The special standards shall be incorporated into the Special Zones and
Standards Chapter (Section. 17.16.110) of the Unified Development Code (UDC). In addition to
Master Case 09-032
September 1, 2009
Page 3 of 4
the proposed code amendment, a Happy Valley Special Standard District boundary will be
created; mapping the area to which the special standards are applicable (Exhibit "A").
ANALYSIS
The proposed amendments to the UDC include the addition of language to Chapter 17.16 Special
Zones and Standards section of the UDC and the creation a Happy Valley Special Standards
District map. Descriptions of these changes include:
❑ Happy Valley Special Standards District Map
Create a district map, showing boundaries of Happy Valley based off of a prepared legal
description.
❑ 17.16 Special Zones and Standards
Specific Development Standards were created for, Happy Valley Special Standards
District.
The proposal is consistent with the Unified Development Code and the development goals and
policies of the General Plan. The proposed special standards would not be in conflict with the
UDC. Consistent with Goal 4 of the General Plan, the Happy Valley Special Standards District
would ensure that development in this neighborhood is consistent with the overall community
character and that the standards would preserve and enhance the rustic California ranch character
of the Happy Valley neighborhood.
NOTICING/PUBLIC COMMENT
The project has been duly noticed in accordance with the requirements of Section 17.01.100 of
the UDC with an ad in the Signal Newspaper and public notification. Notices were sent to
residents within the proposed district boundaries and residents within a 1000 foot radius outside
the proposed district boundaries. In addition, staff has received three (3) letters of opposition
(attached to this staff report) to the proposed district boundaries. City staff has also received
several phone calls for general information regarding the proposed special standard district.
ENVIRONMENTAL STATUS
An Initial Study was prepared in accordance with the California Environmental Quality Act
(CEQA). The Initial Study determined that all impacts related to the proposed modifications are
considered to be less than significant. Therefore, a Negative Declaration was prepared in
accordance with Section 15070 of CEQA. Future development guided by the proposed
modifications to the UDC would be required to complete environmental review in compliance
with CEQA.
R.
Master Case 09-032
September 1, 2009
Page 4 of 4
RECOMMENDATION
Staff recommends that the Planning Commission:
1) Open the public hearing;
2) Receive testimony from the public; and
3) Adopt Resolution P09-23 recommending that the City Council adopt the Negative
Declaration prepared for the project and approve Master Case 09-032, consisting of
Unified Development Code Amendment 09-003 amending the Unified Development Code
as described in the attached Exhibits "A" and `B".
ATTACHMENTS
Resolution P09-23
Proposed District Map (Exhibit "A")
Proposed UDC Amendments (Exhibit `B")
Zoning Map
Negative Declaration and Initial Study
Letters of Opposition
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