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2011-06-14 - AGENDA REPORTS - COMPASS BLUEPRINT CONCEPT (2)
Agenda Item: 18 CITY OF SANTA CLARITA AGENDA REPORT NEW BUSINESS City Manager Approval:J4 �- Item to be presented by: James Chow DATE: June 14, 2011 SUBJECT: COMPASS BLUEPRINT -CONCEPT PLAN FOR THE SOUTHERN AND WESTERN PORTIONS OF THE NORTH NEWHALL AREA DEPARTMENT: Community Development RECOMMENDED ACTION City Council receive presentation and direct staff to implement the Compass Blueprint Concept Plan as a set of guidelines for future development of the Concept Plan Area. BACKGROUND Southern California Association of Governments (SCAG) Compass Blueprint Grant In July 2009, the City received a grant from SCAG for design consultant services through their Compass Blueprint Demonstration Project Program. The City and SCAG selected Design Community and Environment (DC&E), a California-based planning and urban design firm, to prepare a land use and circulation plan that would assist the region in meeting the Compass Blueprint principles of mobility, livability, prosperity, and sustainability. The study area selected for the Compass Blueprint project is the southern and western 100 acres of the North Newhall Area. Community Outreach and Preparation of the Concept Plan The Compass Blueprint Concept Plan is the result of a collaborative community and stakeholder planning process. Participation was received from the City of Santa Clarita, Old Town Newhall Association, Newhall School District, The Master's College, local homeowner associations, property owners and business owners. In winter 2010, DC&E conducted stakeholder interviews with 10 different stakeholder groups to identify current obstacles and opportunities for redevelopment in the area. On March 25, 2010, a community workshop was held, where stakeholders and other members of the public communicated their vision and goals for the Plan Area to City staff and to each other. At the April 20, 2010 Planning Commission Study Session, the Commission received a presentation from staff and DC&E on the public input received during the community outreach process and provided their input on topics such as appropriate land uses, density ranges, architectural styles, and community character for the Plan Area. CONCEPT PLAN Following the initial community meetings and study session, DC&E prepared an economic analysis of the project and prepared the Compass Blueprint Concept Plan document. The Plan includes a few introductory sections as well as chapters discussing the concept plan, land use categories, the circulation network, and fiscal considerations, which are summarized below. Concept Plan — Land Use Alternatives Lyons Avenue Crossing Alternative: The Lyons Avenue Crossing Alternative is designed as a mixed-use village that serves as an extension of Downtown Newhall to the west. This land use alternative is facilitated by the extension of Lyons Avenue that becomes a new at -grade railroad crossing into the Plan Area, resulting in the closure of 13th Street. The proposed relocation of the 13th Street at -grade railroad crossing to Lyons Avenue is part of the City's adopted Circulation Element and facilitates improved circulation and access through this area of Newhall. The Lyons Avenue extension creates a link between the Plan Area and Downtown Newhall. Under this alternative, Lyons Avenue would connect to the future Dockweiler Drive extension and continue east to merge with Placerita Canyon Road. As shown in the Concept Plan, this alternative would consist of various land uses including commercial/office, residential medium high, mixed use, commercial corridor and open space. The Concept Plan would accommodate up to a total of approximately 327 dwelling units, and between 323,000-425,000 sq. ft. of commercial and office development, including existing development. 13th Street Crossing Alternative: The 13th Street Crossing Alternative, provides a land use plan for the Plan Area in the event that the Lyons Avenue railroad crossing is not approved by the Public Utilities Commission in the future and 13th Street remains the at -grade rail crossing. While direct linkages to Downtown are not as prominent as with the Lyons Avenue Crossing Alternative, this alternative provides a mix of uses supportive of Downtown, the Metrolink Station, and the existing auto -oriented character of Railroad Avenue. As shown in the Concept Plan, this alternative would consist of the same mix of uses as in the Lyons Avenue Alternative, however, there would be more commercial/office space and less mixed use in the 13th Street Alternative. The 13th Street Alternative would accommodate up to a total of approximately 299 dwelling units, and between 329,000-447,000 sq. ft. of commercial and office development, including existing development. z OVOV Consistency: The Compass Blueprint Concept Plan was prepared in concert with the update of the General Plan. Careful consideration was given to the goals and policies of OVOV when the Concept Plan was prepared, specifically to the North Newhall Area discussion in the Land Use Element, which limits overall development in the area to 775 residential units and 450,000 square feet of commercial and/or office uses. The proposed Concept Plan land use designations are consistent with the General Plan designation of Mixed Use Neighborhood (MX -N). In addition, the range of residential and commercial densities proposed in the Concept Plan are consistent with those outlined in OVOV. Land Use/Architectural Categories The proposed architectural styles in the Concept Plan consist of the contemporary western and mission revival styles, which are consistent with the Santa Clarita Community Character & Design Guidelines for the Newhall community. Within the Plan Area, with the exception of Railroad Avenue, the Concept Plan encourages that structures be designed in the Contemporary Western style, consistent with the rural, equestrian -character of Placerita Canyon. Along the west side of Railroad Avenue in the Plan Area, the Concept Plan promotes structures to be designed in either the Contemporary Western or Mission Revival style. Commercial Office: The commercial/office (C/O) designation is applied to areas appropriate for local serving commercial and office uses at the more intense edge of the Plan Area along the railroad. This designation is intended to foster a mix of commercial uses that will help create a sense of place in the Plan Area that is easily accessible to Downtown Newhall, the Metrolink Station and the local community. The architectural types in this zone are low -intensity, primarily one and two stories, with some three stories near the Metrolink Station. The streetscape is more urban in character, with wide sidewalks, street trees and street parking, to accommodate vehicles while enhancing the pedestrian experience. Residential Medium High: The residential medium high (RMH) designation is applied to areas appropriate for multifamily housing developments ranging from 12 to 20 du/a6. This designation is intended to provide additional housing to support those wanting to live near .transit and be within walking distance of local commercial businesses and Downtown Newhall. Such housing further diversifies the housing opportunities in Newhall while continuing to make Metrolink even more viable. The development types in this zone are between 2 and 2.5 stories and are architecturally presented to resemble large single-family houses in order to be compatible with the rural character of Placerita Canyon. This designation is located to create a transition between the rural neighborhood to the east and the more urban commercial and mixed-use areas to the north and west. A landscaped open space easement to the east, owned by the Metropolitan Water District (MWD), provides a natural buffer between the RMH area and the rural residential area further to the east in Placerita Canyon. A multi-purpose trail along Lyons Avenue and Dockweiler Drive will connect with existing equestrian trails outside of the Plan Area. Mixed Use: The mixed use (MU) designation is applied to areas appropriate for a range of land uses, with ground floor uses including retail, offices, and restaurants, and upper floors accommodating offices or residential. In the proposed mixed-use area north of Lyons Avenue 3 and east of Dockweiler Drive, uses are more varied to include institutional uses such as a school or church, to support the local community. This designation is intended to support an active pedestrian environment in the Plan Area that provides residents and workers convenient access to everyday retail needs in the Plan Area and Downtown, as well as close proximity to public transit. This designation is also placed to activate the intersection of Lyons Avenue and Dockweiler Drive (in the Lyons Avenue Crossing Alternative) that links the Plan Area with Downtown and encourages pedestrians to walk between areas. The architectural types in this zone are higher -intensity near the Metrolink Station and lower -intensity north of Lyons, between 20 and 30 dwelling units per acre, with commercial uses incorporated up to 25 percent of the total floor area. The mixed-use area abutting the MWD right-of-way will have transitional densities, increasing in density in a westerly direction from the MWD right-of-way toward Dockweiler Drive. Street frontages throughout this zone are pedestrian -oriented and defined by nonresidential building facades at the back of the sidewalk. Circulation Network The purpose of this section of the Concept Plan is to describe the overall roadway network within the Plan Area and provide conceptual cross sections for each street category. As described in the Concept Plan, circulation is currently limited and constrained by the railroad, with only Railroad Avenue and a few unimproved local roadways providing access to the small cluster of developments in the Plan Area. Additional improvements are needed to support future growth, provide internal connectivity, and enhance vehicular, pedestrian and equestrian access to Downtown Newhall, the Metrolink Station, The Master's College and nearby communities. The proposed roadway network is designed to mimic block patterns in adjacent Downtown Newhall, while considering the character of adjacent land uses in the design of individual streets. New roadways are primarily extensions of existing roadways within or on the periphery of the Plan Area, and follow a pattern outlined in the City's adopted Circulation Element. Existing roadways are enhanced, where appropriate, to support the adjacent land uses designated in the Concept Plan. As shown in Figures 5 and 6 of the Concept Plan, there are two alternatives with slight variations in the roadway network. In the Lyons Avenue Crossing Alternative, Lyons Avenue is extended to become the new at -grade railroad crossing into the Plan Area from Railroad Avenue. In the 13th Street Crossing Alternative, the existing at -grade crossing remains at 13th Street. In both scenarios, 13th Street and Lyons Avenue intersect with the future Dockweiler extension, which forms a new north -south corridor in the Plan Area. Placerita Canyon Road is realigned west of Aden Avenue to connect with the new Lyons Avenue extension. Local roads and unimproved "free streets" are provided to foster internal connectivity and break up larger blocks. Locations for these streets are flexible and will depend on the design of future developments. within each block. The rural character of Placerita Canyon, reflected in the existing unimproved roadways, is transferred, where appropriate, to the design of individual streets. For example, free streets within the RMH designation are designed without curbs and gutters. Sidewalks are flush with the grade to lead to a more rural street character. A multi-purpose trail is also provided on 'the south side of Lyons Avenue and on the east side of Dockweiler Drive, abutting the RMH designation, connecting with existing equestrian trails outside of the Plan Area. Fiscal Considerations The development of the Plan Area in accordance with the Concept Plan will generate increased revenues for the City of Santa Clarita. The City can utilize some of these revenues to invest back into development of the area and to support public services. This chapter of the Concept Plan addresses two key considerations, including potential increases in redevelopment property tax increment funds and potential fiscal impacts of General Fund revenues and costs associated with buildout of the Plan Area. Conclusion As mentioned above, the Compass Blueprint Concept Plan was prepared jointly with the General Plan update with key considerations given to the input received during the stakeholder interviews and community workshop. The Plan serves as a conceptual road map for future planning and community discussion and is intended to be used by the City as a guide for future development in the Plan Area. ALTERNATIVE ACTIONS Other action as determined by the City Council and Redevelopment Agency. FISCAL IMPACT The action taken tonight will not have a direct fiscal impact on the City's General Fund or Redevelopment Funds. 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