Agenda Item: 1
CITY OF SANTA CLARITA
AGENDA REPORT
PUBLIC HEARINGS
CITY MANAGER APPROVAL:
DATE: July 12, 2022
SUBJECT: PROPOSED EXPANSION OF ETERNAL VALLEY MEMORIAL
PARK
DEPARTMENT: Community Development
PRESENTER: Andy Olson
RECOMMENDED ACTION
City Council:
1. Conduct the public hearing.
2. Adopt a resolution for a Mitigated Negative Declaration and approving Master Case 20-231, consisting of Ridgeline Alteration Permit 20-001, Hillside Development Review (4)20-005, Development Review 21-015, Architectural Design Review 21-022, Oak Tree Permit (2)21- 011, and Initial Study 20-007, to allow for the expansion of the Eternal Valley Memorial Park, located at 23287 Sierra Highway (Assessor Parcel Numbers: 2827-008-057 and 2827- 008-059) within the City of Santa Clarita, subject to the attached Conditions of Approval (Exhibit A).
BACKGROUND
On June 7, 2022, the Planning Commission conducted a public hearing for the proposed project.
During the public hearing, the applicant requested the Planning Commission revise the project to replace the decorative block wall with a tubular steel fence. The block wall, as recommended by staff, would serve to provide a visual and sound buffer along Needham Ranch Parkway.
With a 3-0 vote, the Planning Commission adopted a resolution recommending the City Council adopt the Mitigated Negative Declaration and approve Master Case 20-231 with two suggestions: 1) proceeding with the block wall as proposed and as recommended by staff; and 2) for the applicant to work with City Staff to enhance the architecture of the proposed mausoleum.
The applicant has prepared updated architectural renderings, as shown in the attached Mausoleum plans, that address the Planning Commission recommendation.
The existing cemetery, today known as Eternal Valley Memorial Park, has been established since the late 1800s. On January 18, 1957, the Los Angeles County Regional Planning Commission acknowledged that “a cemetery has been established as a proper use on the property.” They further acknowledged that this lot “can continue to be used as a cemetery without additional approval from the Regional Planning Commission.” On July 15, 1969, the Deputy County Counsel issued a memorandum reaffirming that the project site was legally established as a cemetery.
As a result, the expansion area has been previously entitled by the County of Los Angeles (County) for cemetery use. However, the applicant is seeking approval to expand the cemetery use into areas that were previously undisturbed. The grading and development work are subject to review by the City of Santa Clarita (City). An application was filed on October 9, 2020, and deemed complete on July 8, 2021, for the grading and development of this cemetery expansion.
PROJECT DESCRIPTION
Setting
The project site is surrounded by undeveloped land, the existing Eternal Valley Memorial Park cemetery grounds, and a business park, the recently developed Center at Needham Ranch (CANR), and includes a designated significant ridgeline. The site is currently vacant and previously approved as cemetery use by the County.
The existing Eternal Valley Memorial Park has been established for over a century, with grave markers as early as 1882 on site, and the proposed expansion area is within the acknowledged boundaries of the historic cemetery use. The project site is zoned Open Space (OS). A zoning map, aerial vicinity map, and site plan are attached.
Project Description
The project involves the grading of the vacant land, including the existing protected ridgeline at the top of the existing cemetery. Grading would involve the cutting and filling of approximately 92,600 cubic yards of earth, along with over-excavation of 100,300 cubic yards of earth. The grading work would require no import or export of earth and includes minor encroachment into the ridgeline.
The site is partially disturbed by grading for CANR and Needham Ranch Parkway. There is also an existing service road for a water tower located south of the project site. The proposed grading would create a 2:1 slope adjacent to Needham Ranch Parkway, which would be landscaped to provide a buffer between the cemetery and adjacent uses. A six-foot tall decorative block wall would be located at the top of the 2:1 slope to provide further screening. Grading within the cemetery, behind the block wall, would create a gentle 5:1 slope, creating new lawn burial space.
The project also includes construction of a new loop road, consistent with those throughout the existing park. The loop road would connect to the existing service road accessing Needham Ranch Parkway; however, while the access on Needham Ranch Parkway would be used occasionally for processionals, primary access for the memorial park would remain located on
Sierra Highway. The new lawn burial area would be developed in phases, as shown in the attached landscape plan, with burials initially located close to the existing cemetery.
Landscaping along the interior of the block wall would be planted immediately upon completion of grading. To ensure that a sufficient landscape buffer is established, no burials would be permitted within 120 feet of the right-of-way until at least two years after the planting and subsequent growth of all landscaping along Needham Ranch Parkway. All portions of the graded area which are not landscaped upon completion of grading would be hydroseeded for stabilization until they are developed in the future.
The overall expansion area would create roughly 13 acres of new cemetery inventory area, generating area for approximately 15,000 casketed burial spaces and 6,000 cremation inurnment spaces. The construction of a new mausoleum is also proposed as part of the project. The mausoleum would be consistent with the existing architecture throughout the project site and would be set into the hillside. The structure would be 3,655 square feet and 22.5 feet in height, providing space for 780 caskets along with 560 cremation niches.
Land Use & Zoning
The existing cemetery and the proposed expansion area have a General Plan land use designation and are zoned as OS. There is a mixture of land use and zoning designations surrounding the project site, as described in Table 1 below. The CANR is to the west and south of the project site and is being built out in accordance with the project approved by the City Council in 2003.
Table 1 – Land Use & Zoning
General Plan
Designation
Zoning
Designation Current Land Use
Project
Site OS OS Undeveloped, partially disturbed open space
North UR3
MXC UR3
Undeveloped hills
Faith Community Church
Multifamily apartments, preschool, and gas
station/convenience store along Newhall Avenue
East CR CR
Existing commercial/industrial uses and vacant land along Sierra Highway
State Route 14
South BP* BP*
Vacant land
CANR Phase 1
Future Los Angeles County Fire Department station site and helipad
West BP* BP* CANR Phase 2
OS = Open Space, UR3 = Urban Residential 3, MXC = Mixed Use Corridor, CR = Regional Commercial, BP = Business Park *Subject to CANR Development Agreement
ANALYSIS
General Plan Consistency
The proposed expansion of the existing cemetery would increase capacity of the memorial park, ensuring that this important public service can be continued to meet future needs. The project is
consistent with the following Land Use and Planning objectives and policies, as well as the following Conservation and Open Space goals and policies:
Objective LU 1.3: Plan for density and intensity of development that respects and is reflective of the natural terrain.
Policy LU 1.3.2: Substantially retain the integrity and natural grade elevations of significant natural ridgelines and prominent landforms that form the Valley's skyline backdrop.
Objective LU 2.1: Provide adequate, suitable sites for housing, employment, business, shopping, public facilities, public utility facilities, and community services to meet current needs and the anticipated needs of future growth.
Policy LU 2.2.1: Identify areas of scenic or aesthetic value to the community, and minimize the designation of uses in these areas that would diminish their aesthetic quality.
Objective LU 8.1: Work with service providers to plan for adequate community facilities and services to meet the needs of present and future residents.
Objective LU 9.1: Coordinate land use planning with provision of adequate public services and facilities to support development.
Goal CO 2: Conserve the Santa Clarita Valley’s hillsides, canyons, ridgelines, soils, and minerals, which provide the physical setting for the natural and built environments.
Policy CO 3.5.2: Where appropriate, promote planting of trees that are native or climactically appropriate to the surrounding environment, emphasizing oaks, sycamores, maple, walnut, and other native species in order to enhance habitat, and discouraging the use of introduced species such as eucalyptus, pepper trees, and palms except as ornamental landscape features.
Goal CO 6: Preservation of scenic features that keep the Santa Clarita Valley beautiful and enhance quality of life, community identity, and property values.
The City’s General Plan Land Use Element speaks to the need for adequate public facilities and community services in the City, for both current and future needs. As the only active cemetery in the City, the Eternal Valley Memorial Park fills an important role in providing a unique and essential public service to citizens both inside and outside the City’s boundaries. The proposed location of the expansion is uniquely suited to provide additional cemetery space, as it is adjacent to the existing cemetery use, supported by existing support infrastructure such as chapels and cemetery supplies, and previously approved by the County for cemetery use.
In addition, the existing ridgeline is already disturbed from prior grading and activity. The project would not substantially impact the ridgeline as a scenic resource and would not substantially alter the physical environment. Visual impact would be minimal from the east and the landscaping and buffer wall would enhance the views of the site from the west. Construction
of a landscaped, park-like setting along the ridgeline will create a greater scenic resource than other more intensive types of development.
Unified Development Code Consistency
Because the land use has previously been approved by the County, as described above, no additional entitlements are required for the cemetery land use. However, the project will require the following entitlements.
Ridgeline Alteration Permit and Hillside Development Review
The project would be consistent with the intent and development standards of the Ridgeline Preservation Overlay Zone, the protected area surrounding the Significant Ridgeline. The project would not create any danger to the public health, safety, or general welfare, as the site would be properly graded in accordance with all laws, ordinances, and regulations and would be required to obtain a grading permit from the City’s Engineering Services Division.
The partially disturbed ridgeline is far away from, and would not impact the visual character of, existing neighborhoods and communities. The site would use creative design and remain sloped, with substantial landscaping installed, and the appearance of the existing mountains would not be depreciated. In addition, a buffer area would be installed adjacent to Needham Ranch Parkway, including landscaping, oaks and other trees, and a decorative block wall. The project would also plant an estimated 25 coast live oak trees and 37 holly oak trees.
Grading would not substantially change the natural character of the ridgeline and would mimic the existing topography to the greatest extent possible, as shown in the attached Visual Simulations. While the ridgeline would be modified, it would remain the high point as viewed from both the east and the west. The site would continue to slope towards the existing cemetery on the east and towards Needham Ranch Parkway on the west as it does today. No natural landmarks or prominent natural features would be disturbed or altered.
The project includes only one building, the proposed mausoleum, which is set into the hillside and is architecturally consistent with the existing buildings on site, as shown in the attached Mausoleum Plans. The mausoleum would use typical earth-tone colors, is within the height limits of the OS zone, and is not visually obtrusive. Landscaping would meet all applicable requirements, including the requirements of the Unified Development Code (UDC), any engineering requirements for slope stability, and Los Angeles County Fire Department Fuel Modification Unit requirements.
The proposed loop road would follow the proposed slopes and would be consistent with existing internal roads, resulting in a natural extension of the existing cemetery. The project site would be buffered from Needham Ranch Parkway and adjacent uses with landscaping and a decorative block wall. View corridors and scenic vistas would not be disrupted.
Architectural Design Review and Development Review
The project was reviewed through the Development Review Committee process and meets all applicable UDC requirements. The proposed revised architecture of the mausoleum is consistent
with other buildings on site, and the proposed roadway, burial lawns, and landscaping would be consistent with the existing cemetery. Finally, the project would be within the previously established cemetery boundaries.
Oak Tree Permit
Encroachment into the protected zone of one or more oak trees requires the approval of an Oak Tree Permit. The project would not remove any protected oak trees; however, it may encroach into the protected zones of up to three oak trees, including one coast live oak and two scrub oaks.
With the approval of the Ridgeline Alteration Permit, Hillside Development Review, Development Review, Architectural Design Review, and Oak Tree Permit, the project would be consistent with the City’s General Plan and UDC, subject to the attached Conditions of Approval (Exhibit A of the resolution).
ENVIRONMENTAL
An Initial Study (IS) was prepared for the project, which analyzed the potential impacts of the proposed project. Based on the findings of the IS, a Mitigated Negative Declaration (MND) was prepared. The IS/MND was circulated for public review and comment beginning May 17, 2022, and closing on June 7, 2022. Mitigation measures have been drafted for biological resources, cultural resources, geology and soils, and tribal cultural resources.
Two comment letters were received regarding the IS/MND. One letter from the Los Angeles County Sheriff’s Department discussed increased daytime population, temporary construction safety measures, secondary access, and roadway width. The applicant is providing a Knox box on the secondary access road off of Needham Ranch Parkway to provide emergency access. The second comment letter from Los Angeles County Fire Department discussed compliance with the conditions of approval, all applicable codes and ordinances, and the Fuel Modification Plan requirements for the Fire Hazard Severity Zone. The comment letters are included in the attached draft Final IS/MND.
In accordance with Assembly Bill (AB) 52, the applicable Native American tribe was notified of the proposed project and offered an opportunity to consult. On February 2, 2022, the Fernandeño Tatavium Band of Mission Indians (FTBMI) requested consultation under AB 52, and on May 11, 2022, staff held a consultation meeting with the FTBMI. The FTBMI provided their recommended minor revisions to mitigation measures on June 2, 2022, and consultation was formally concluded on June 6, 2022.
NOTICING
All noticing requirements for a public hearing have been completed as required by Section
17.06.110 of the UDC. On June 21, 2022, 382 property owners and residents within a 1,000-foot radius of the subject property were notified of the public hearing by mail. A public notice was placed in The Signal on June 21, 2022, and a sign describing the public hearing was placed on the subject property on June 28, 2022. To date, the Department of Community Development has not received any comment letters on the proposed project.
CONCLUSION
The proposed expansion of the Eternal Valley Memorial Park is consistent with the types of uses envisioned for the OS land use and zoning designation and with the cemetery use previously acknowledged by the County for the project site. Therefore, staff has drafted the necessary findings for approval of a Ridgeline Alteration Permit, Hillside Development Review Permit (Class 4), Development Review Permit, Architectural Design Review Permit, Oak Tree Permit (Class 2), and Initial Study/Mitigated Negative Declaration, subject to the attached Conditions of Approval (Exhibit A of the resolution).
FISCAL IMPACT
The project would have no fiscal impact on the City.
ATTACHMENTS
Public Hearing Notice
Resolution
Vicinity and Zoning Maps
Site/Grading/Landscape Plans
Visual Simulations
Mausoleum Plans
Draft Final IS-MND (available in the City Clerk's Reading File)