Planning Commission Staff Report 5-16-2023 (available in the Clerk's Reading File) — Santa Clarita City Council, August 22, 2023

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Agenda Item: 1

CITY OF SANTA CLARITA

PLANNING COMMISSION

AGENDA REPORT

PUBLIC HEARINGS
PLANNING MANAGER APPROVAL:

DATE: May 16, 2023
SUBJECT: Shadowbox Studios Project
APPLICANT: LA Railroad 93, LLC
LOCATION: Northeast corner of Railroad Avenue & 13th Street CASE PLANNER: Erika Iverson

RECOMMENDED ACTION

Planning Commission:

1. Receive the staff presentation in response to Planning Commission direction;

2. Continue the public hearing to receive testimony from the applicant and the public;

3. Close the public hearing, and provide direction to staff on the hearing schedule; and

4. Continue the Project to June 20, 2023.

REQUEST

The applicant, LA Railroad 93, LLC, is requesting approval of an Architectural Design Review, Conditional Use Permit, Development Review, General Plan Amendment, Hillside Development Review, Minor Use Permit, Oak Tree Permit, Ridgeline Alteration Permit, Tentative Tract Map, and Zone Change to allow for the development of a nearly 1.3 million square foot, full-service film and television studio campus on an approximately 93-acre site.

PURPOSE OF THE MEETING

On April 18, 2023, the Planning Commission conducted a public hearing to receive an introduction and overview of the project and the Draft Environmental Impact Report (DEIR), and to establish a tentative public hearing schedule for the project. The intent of this meeting is to respond to the Planning Commission direction from the April 18 public hearing, and to receive direction from the Planning Commission on the public hearing schedule and the preparation of recommendation for the project. On April 6, 2023, the DEIR was released for a 45-day public

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review and comment period which is set to close on May 22, 2023. Staff will prepare the Draft Final Environmental Impact Report (EIR), inclusive of responses to the comments received during the DEIR public review period and make a recommendation to the Planning Commission, following the close of the DEIR public review period.

Staff is proposing the following dates for the project hearing schedule:

Tuesday, April 18, 2023 Project introduction, summary of DEIR, public comments

Tuesday, May 16, 2023 Response to Planning Commission and public comments

Tuesday, June 20, 2023 Response to Planning Commission and public comments, Final EIR, and recommendation to City Council

August 2023/September 2023 City Council Public Hearings

APRIL 18, 2023 PLANNING COMMISSION MEETING FOLLOW-UP

At the regular meeting of the Planning Commission on April 18, 2023, staff provided an clarification and additional information on several topics as follows:

1. Traffic and Proposed Roadway Improvements

2. Placerita Canyon Special Standards District

3. Emergency Evacuation

4. Oak Trees

5. Placerita Creek

6. Project Aesthetics

Additional information is provided on these topics as follows:

1. Traffic and Proposed Roadway Improvements

All proposed projects in the City of Santa Clarita (City) are subject to review for

criteria required for analysis under state law for compliance with the California Environmental Quality Act (CEQA), and Level of Service (LOS) impacts. As outlined in the agenda report for the April 18, 2023, Planning Commission hearing and discussed in home-based work VMT per employee, and therefore found to have a less than significant impact. Although LOS is not the metric required under CEQA to evaluate transportation

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circulation network. The applicant prepared a Transportation Analysis (TA) in Engineering Division. The TA is used as the basis to determine, what, if any, roadway improvements are necessary in order to support a proposed project and ensure it does not should be incorporated to reduce VMT impacts, if any, resulting from the project. This is done by examining existing traffic counts, and looking at future traffic counts inclusive of anticipated new development along with the projected project traffic counts. In the case of Shadowbox Studios, the existing traffic counts for the TA were taken prior to the Covid-19 stay-at-home orders, and then increased by one percent per year to account for general growth in regional traffic between the year the counts were taken and 2021, when the TA was prepared. By way of reference, traffic trips have not yet returned to pre- Covid-19 stay-at-home order levels.

Again, the TA is the basis for determining any roadway improvements necessary to Shadowbox Studios project, the planned General Plan roadway improvement for the Dockweiler Drive extension further informs the design of the proposed roadway Dockweiler Drive from its current terminus, and would connect to Arch Street and reconfigure the alignment of Placerita Canyon Road, creating an intersection of Placerita Canyon Road with Dockweiler Drive. The Dockweiler Drive extension project would also create an intersection of 12th Street with Dockweiler Drive and it would widen the railroad crossing at 13th Street and Railroad Avenue.

Dockweiler Drive extension project, the applicant proposal includes offsite improvements for the studio campus use, including rights-of-way widening at 13th, Arch, and 12th project is proposing a signalized intersection at 13th Street and Arch Street, which would be the main entrance to the studio campus. The north leg of the intersection at 13th and Arch Streets is the entrance to Gate 1, the primary project entrance, and the east leg of the intersection is the entrance to Gate 2, the secondary entrance. Importantly, Gate 1 is setback over 400 feet from the intersection and is at least three vehicle-lanes wide, increasing to four vehicle lanes wide, nearest the gate. Similarly, Gate 2 is setback almost 200 feet from the intersection and is also three vehicle-lanes wide. This allows for ample on-site queuing of project related traffic, alleviating offsite queuing of project related traffic on the public streets. The project also proposes a signalized intersection at 12th Street and Arch Street. This is where the project roadway improvements would connect intersection would become Dockweiler Drive, the east and west legs of the intersection would be 12th Street, and the north leg of the intersection would be Arch Street along the project, the project proposes a half-signalized intersection at Placerita Canyon Road and Dockweiler Drive and would modify the intersection at 13th Street and Railroad Avenue.

The proposed Arch Street Lane Design is attached.

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The applicant has prepared a traffic simulation, based on the anticipated vehicle trips identified in TA, to show the peak hour vehicle movement at the proposed intersections in the immediate vicinity of the project site. The applicant has shared this simulation with City staff as well as with the Placerita Canyon Property Owners Association (PCPOA) and intends to present the simulation to the Planning Commission at the hearing on May 16, 2023. In addition, the applicant will provide information regarding the operations of their studio campus facility and queuing for the studio campus use.

improvements are sufficient to accommodate the traffic demand for the proposed studio campus. The TA also made additional off-site improvement recommendations for modifications to signal timing and/or modifications to lane striping and median configurations to a number of intersections within the TA study area, where Project related traffic would affect intersection operations. These recommendations would be incorporated as Conditions of Approval. Traffic Engineering staff will provide a presentation at the May 16, 2023, Planning Commission hearing to further discuss existing traffic conditions in the vicinity of the project site.

2. Placerita Canyon Special Standards District (PCSSD)

The PCSSD was established in recognition of the rural equestrian character of the Placerita Canyon area and provides additional development standards intended to guide development for compatibility with the existing Placerita Canyon community, and its unique identity. It is important to note that the PCSSD does not regulate use. Rather, the underlying zoning for an individual property within PCSSD regulates the use permitted on that property. The PCSSD does establish development standards for property within three areas: Residential Zones, Commercial/Industrial Zones, and the North Newhall Area (NNA). The project site is located within the NNA. Accordingly, the project was evaluated for its conformance to the NNA development standards of the PCSSD. Each category of the NNA development standards of the PCSSD is discussed below:

North Newhall Area
Public Participation/Outreach
Be subject to public participation and outreach led by the applicant(s) or the prior to formal submittal of a proposed project to the City. Outreach would

The applicant has conducted ongoing outreach in the community, dating back to October of 2020. The applicant has hosted multiple meetings with homeowner groups, including the PCPOA, Placerita well as with individual residents in the Placerita Canyon. In addition, School District, the property owner of the adjacent Arch Street commercial center, and a number of other organizations. A complete summary of the organizations and groups that the applicant has

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contacted during the application review is provided in the attached Applicant Community Outreach Summary.

Traffic Intrusion/Gateways
Be internally and externally pedestrian-oriented, and have equestrian and bicycle amenities and accommodations;
The proposed project is a closed studio campus so the internal pedestrian orientation is designed to support studio operations.

Externally to the site, and at the direction of staff, the applicant has incorporated a Class I trail, which consists of a separated right of way including a two-way path for bicycles, and a pedestrian path, along the project frontage of 13th, Arch, and 12th Streets. The Class I trail would not preclude equestrian use. In addition, the applicant would be required to provide for a Class I trail connecting Dockweiler Drive to the Jan Heidt Metrolink Station. The applicant would also be conditioned to provide a Class I trail along Railroad Avenue, from 13th Street to 15th Street.

Understand and acknowledge that any development at these locations will increase existing vehicular traffic and create new vehicular traffic, and that there will be impacts to equestrian and pedestrian circulation in the existing neighborhood, and therefore to minimize those impacts, special attention must be given to mitigate impacts caused by such identified access points; The project has been designed to concentrate project related traffic at the proposed intersection of 13th Street and Arch Street. In response to community outreach, the applicant committed to eliminating project related ingress at Gate 3 (12th Street). Gate 3 would serve as emergency ingress only. Project related traffic would be permitted to exit Gate 3 by way of a right-turn out onto 12th Street, away from Placeritos Boulevard and away from the residential uses in Placerita Canyon. As discussed above, the project would include multi-use Class I trails along the frontage at 13th, Arch, and 12th Streets to provide for pedestrian, equestrian, and bicycle connections from Placerita Canyon to Railroad Avenue.

Layout and orientation of any developments shall be designed to discourage and where possible prevent additional trips into Placerita Canyon caused by or resulting from such developments;
The project has been designed to concentrate project related traffic at the intersection of 13th and Arch Streets by locating the main project entrance (Gate 1) and secondary entrance (Gate 2) at the proposed signalized intersection of 13th and Arch Streets. No project related trips would be permitted to enter the project site from the 12th Street driveway (Gate 3). Gate 3 would allow project related egress, by way of a right turn out of Gate 3, westbound toward Arch Street. Gate 3 would provide emergency ingress only. As designed, vehicle traffic related to the project, would be directed away from Placerita Canyon Road and Placeritos Boulevard. As discussed in detail above, Gates 1 and 2 are setback from the intersection of 13th and Arch Streets,

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designed with multiple vehicle lanes in order to provide ample on-site queuing of project related traffic.

Include defined entry gateways or monuments into the PCSSD, at Railroad Avenue, complete with landscaping and architectural elements with signage expressly stating there is no through traffic allowed;

the circulation pattern from Railroad Avenue at 13th Street. As such, there would be through access from the intersection at 13th Street and Railroad Avenue. The applicant has offered to provide entry signage Boulevard and/or Placerita Canyon Road. While a design concept has not been approved, the applicant would be conditioned to work with staff and PCPOA to provide signage, if recommended for approval by the Planning Commission.

A traffic study shall be prepared for all new developments that are projected to generate two hundred fifty (250) or more new daily trips, within the areas encompassed by the NNA. The traffic study shall analyze those potentially impacted intersections within the NNA area and those that lie within a one (1) mile radius of the subject development site.
project and has been included as Technical Appendix L to the DEIR, whose findings have been incorporated into the proposed project design.

Buffering and Transitions
Preserve the existing rural equestrian community, generally known as Placerita Canyon, and provide adequate buffers and graduated transitional design to ensure existing neighborhood protection and compatibility of character resulting from any proposed development;
The project proposes building heights ranging from 18 to 55 feet.

Taller buildings have been situated on the central (studio buildings) and western portions (office, parking structure, and warehouse) of the project site, further from residential uses to the east and south. Single- story buildings (catering facilities) would be situated at the southeast portion of the project site, along 12th Street, where the project site is closer to residential uses. The Metropolitan Water District (MWD) right-of-way is approximately 200-feet wide and separates the project site from the nearest residential uses to the east. The applicant is proposing use of the MWD right-of-way to provide excess parking and a plant nursery in support of studio operations. There is an existing row of mature pepper trees located within the MWD right-of-way, along the unpaved alley behind the existing homes on Alderbrook Drive that would remain in place.

Incorporate the current Santa Clarita Valley Trails Advisory Committee (SCVTAC) network of multi-use trails into adjacent neighborhoods which shall have rural and equestrian characteristics; and
The SCVTAC is no longer an active committee. However, as

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described above, multi-use trails have been incorporated into the project design to provide connectivity from the adjacent multi-use, Class I trail along the project frontage of 13th, Arch, and 12th Streets. In addition, the applicant would be required to provide for a multi-use Class I trail connecting Dockweiler Drive to the Jan Heidt Metrolink Station. The applicant would also be conditioned to provide a Class I trail along Railroad Avenue, from 13th Street to 15th Street.

Require use of the MWD right-of-way as a landscaped buffer (subject to MWD approval) between the NNA within the PCSSD and the rest of Placerita Canyon, which landscaping shall consist of low water, low maintenance landscape material.

Any use of the MWD right-of-way is subject to approval of MWD.

The MWD right-of-way is improved with a water transmission pipeline and the right-of-way is needed for operation and maintenance of the MWD facilities therein. As a result, MWD does not approve of installation of permanent structures and permanent landscaping in their right-of-way. The adjacent residential properties to the east of the project site are separated by the MWD right-of-way and an unpaved alleyway. A row of mature pepper trees lines the length of the unpaved alleyway. The alleyway and the existing trees are proposed to remain in their existing condition with the project. The applicant proposal includes installation of a 12-foot wall, just east of the alleyway and pepper trees. The applicant proposes to use the MWD right-of-way for additional parking and to store plant materials that would support the studio production. The plant nursery allows the applicant to store plant materials that are used in the soundstage sets while providing greenery and buffering from adjacent uses, but is portable in the event of MWD maintenance activities.

Architecture
Consist of three hundred sixty (360) degree architectural design with pedestrian- scaled building massing and forms where adjacent to existing residences, with the use of landscaping to visually soften hard edges of buildings; Each building has been designed with 360-degree architecture, using an architectural theme that is consistent with the Community Character and Design Guidelines for the Newhall community.

Structures shall have varied building heights and designs shall create east/west sight lines. Building heights up to thirty-five (35) feet may be permitted.

Additional height, not to exceed fifty (50) feet, may be permitted subject to the approval of a conditional use permit;
Structures are varied in height, from 18 feet to 55 feet. The single- story catering buildings are approximately 18 feet in height at the southeast corner of the project site, where buildings are nearest residential uses and to maintain lower profile and allow east/west sight line. Development has been set back from Placerita Creek, maintaining an east/west sightline along the creek and base of the northerly

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hillside. The studio buildings are located centrally on the project site and are 55 feet at the peak of the pitched roofline. Buildings along the western portion of the site include a three-story, 48-foot office building, 45-foot parking structure, and a two-story, 50-foot warehouse building. The project request includes a Zone Change in order to implement the Jobs Creation Overlay Zone (JCOZ) over the southerly portion of the project site, which, if approved, would permit the 55-foot building height as proposed.

Have transitional densities, as described above, decreasing in density and height in an easterly direction towards the MWD right-of-way away from Railroad Avenue, to include the MWD right-of-way as a landscaped buffer and detached single-family residences adjacent to the MWD right-of-way; and As described above, the project has been designed to locate taller buildings on the central and western portions of the project site, further from residential uses to the east and south. The single-story catering facilities are situated at the southeast portion of the project site, along 12th Street, where the project site is closer to residential uses. The MWD right-of-way separates the project site from the nearest residential uses to the east. The applicant is proposing use of the MWD right-of-way to provide excess parking and a plant nursery in support of studio operations. There is an existing row of mature pepper trees located within the MWD right-of-way, along the unpaved alley behind the existing homes on Alderbrook Drive that will remain in place.

Building heights shall be subject to the same Unified Development Code requirements that apply to all of Placerita Canyon.

There are multiple zoning designations on properties within the PCSSD including residential, mixed-use, and commercial zoning designations. Each zoning designation dictates the allowable height.

As discussed above, the project request includes a Zone Change in order to implement the JCOZ over the southerly portion of the project site, which would permit the 55-foot building heights as proposed with this project.

Flood Control
Waterway bottoms and sides shall not be improved with concrete or hard impervious surfaces and shall be maintained in a natural appearance; The existing alignment and natural soft bottom of Placerita Creek would remain intact with the project. The banks of the creek would be stabilized with buried rock bank protection that would have soil fill on top and be re-vegetated to preserve the natural appearance of the creek.

An illustrative section of the proposed bank stabilization is provided in the discussion below related to Placerita Creek.

Fencing shall not be permitted to cross riverbeds or waterways in a manner which denies or interferes with easy trail access; and
The fencing plan for the project does not interfere with any existing trail access, nor does it impact existing waterways.

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On-site flood control mitigation would provide assistance or relief to other hydrology/drainage impacts within Placerita Canyon due to changes of topography on NNA properties.

As outlined in the discussion below related to Placerita Creek, the project proposes bank stabilization in order to limit erosion of Placerita Creek. A Hydrology Study and Low Impact Development Report were prepared to assess the existing and post-construction stormwater runoff. Hydromodifications, including an infiltration/detention basin and underground infiltration chambers, have been incorporated into the project design to ensure that the volume and rate of flow from stormwater runoff into the creek would not exceed the existing conditions.

Housing Types

The desired housing type in the NNA will attract residents who will assist in the economic revitalization of Downtown Newhall (Old Town Newhall).

This is not applicable as the project proposal does not include residential uses.

Economic Development
Newhall, development in the NNA would be supportive of revitalization efforts, with an appropriate mix of retail, office, restaurant, and general commercial square footage combined with neighboring and integrated housing types.

The project proposes a full-service film and television studio campus near Metrolink and bus line services, anticipated to employ over 2,000 people and would have positive impact on indirect employment in the NNA, and Old Town Newhall Specific Plan area.

Recreation
Include a site-specific and a community-based recreational component.

Private on-site amenities are proposed offering passive and active recreation opportunities including the Shadow Oak Park situated in the center of the catering buildings, a half basketball court, outdoor seating areas between studio buildings, and a dog park. The project proposal includes a public amenity in the form of a multi-use Class I trail along the project frontage of 13th, Arch, and 12th Streets, as well as provision for a multi-use Class I trail along Railroad Avenue from 13th to 15th Street, and a multi-use Class I trail connection from Dockweiler Drive to the Jan Heidt Metrolink Station.

In addition, to the NNA development standards, the PCSSD has general criteria for all new development in the PCSSD. Many of these criteria are duplicative with NNA development standards is outlined here:

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Trails.

Riding and hiking trails shall be provided as depicted on the latest Placerita Canyon Backbone Trails exhibit on file with Parks, Recreation and Community Services, to the satisfaction of the Director of Parks, Recreation and Community Services;
Trails shall be fenced to the satisfaction of the Director of Parks, Recreation and Community Services, with fences of a rustic wood appearance; Trail access shall be provided at all river crossings;
There shall be no obstructions including, but not limited to, landscaping, trash receptacles, or other similar structures within a designated trail; and Fencing shall not be permitted to cross riverbeds in such a manner as to deny trail access.

The inclusion of multi-use Class 1 trails described in the NNA discussion above, has been incorporated into the project design at the direction of staff through the Development Review Committee process, in response to the trail requirements identified in the PCSSD.

The project fencing does not conflict or deny access to existing trails.

A property maintenance or homeowner maintenance association shall be established to maintain the private access route, private roads and drives, trail easements and other specific project amenities in all new residential projects of greater than four (4) dwelling units and all new commercial, industrial and institutional projects; This does not apply to the project specifically, as all roadways and trails adjacent to the project are public; however, the project will be conditioned, as appropriate, to ensure maintenance of applicable amenities and landscaped areas. Furthermore, the project would be conditioned to maintain all private driveways and roadways on the project site.

Street lights, in accordance with City standards, shall be installed only at road-to- road intersections; exterior lighting shall be designed to minimize off-site illumination, within the requirements for public safety. Exterior lighting on residential parcels shall be of top-shielded design to prevent direct off-site illumination; hoods shall be used to direct light away from adjacent parcels. Exterior lighting on nonresidential parcels shall be prohibited except where necessary for the safety of pedestrian and vehicular traffic, as determined by the City. To minimize off- site illumination where lights are required, cut-off fixtures in keeping with a rural equestrian architectural style will be specified;
requirements. As it pertains to the on-site lighting, the applicant has prepared a site-specific lighting plan to ensure that necessary lighting is provided for safety and security while minimizing offsite effects from fixture glare. Specifically, the applicant is utilizing cut-off fixtures and back-light-control options as well as proposing the use of energy management controls in conjunction with occupancy sensors that will reduce the light output when motion is not detected. The f
the proposed energy management controls.

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River bottoms and sides shall not be improved with concrete. Fencing shall not be permitted to cross riverbeds in such a manner as to deny trail access; This has been addressed in the discussions below regarding Placerita Creek and the discussion for compliance with the NNA development standards above. Placerita Creek would not be channelized with concrete side walls or floor. The project fencing would not deny access to existing trails.

Bridges shall be limited to those required for public safety and shall be designed to accommodate equestrian access;
The studio campus is proposed to be a private, closed campus. The proposed bridge within the project site is not part of, or accessible to, the larger Placerita Canyon area, as it is located within a private development. The bridge is designed to be of the same height as the existing Placerita Creek bridge crossing on Railroad Avenue.

All new residential projects of greater than four (4) dwelling units and all new commercial, industrial and institutional projects (including expansion thereof) shall connect to public sewer systems. Utilities shall be undergrounded to the nearest off- site connection; and
The applicant has completed a sewer area study as outlined in the DEIR for the project and would be conditioned to connect to the public sewer system as well as underground utility services.

Existing and future drainage shall be accommodated to provide adequate carrying capacity and erosion protection and shall not create or extend detrimental hazards or consequences upstream.

This has been addressed in the Placerita Creek discussion below. The project has been designed to ensure that the site drainage would not increase the volume or rate of flow from the current condition.

3. Emergency Evacuation

The applicant prepared an emergency evacuation analysis in order to understand the potential impact of the project on evacuation times from the Placerita Canyon community, in the event of an emergency. The analysis compares the time to evacuate the Placerita Canyon community today, under the existing conditions, as well as the time to evacuate the Placerita Canyon Community in the future roadway condition, with the proposed project. The analysis concludes that the evacuation time under the existing condition is 154 minutes. Under the future condition with the proposed project roadway conditions, the evacuation time is reduced by more than half, to 67 minutes. The analysis considered the worst-case scenario, in which all evacuation trips would exit through the intersection of 13th Street and Railroad Avenue. It should be noted that, with the project and the extension of Dockweiler Drive, there would be an additional evacuation route out of the Placerita Canyon community that does not exist today, having the potential to further reduce the evacuation times in the analysis.

Questions were raised at the Planning Commission hearing on April 18, 2023, as to the number of access points to the project and, more specifically, questions on the possibility of an additional emergency egress point to the north or west of the project site. Potential

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locations for additional point(s) of emergency egress were identified at the April Planning Commission hearing as a railroad crossing at 15th Street and Railroad Avenue, creating a west point-of-entry to the project site, and/or a connection to the existing Metropolitan Water District (MWD) right-of-way to the north of the project site. As it relates to a new rail crossing at 15th
Commission (CPUC) indicates that for any new rail crossing, at least one, but typically two existing rail crossings would be required to be closed for any request of a new grade crossing. The CPUC does not distinguish between emergency crossing, private crossing, or public crossing so a new crossing of any kind is treated the same under their review. In general, policies from the CPUC, Southern California Regional Rail Authority (SCRAA), and the Federal Highway Administration discourage new grade crossings and require closure of at least one existing crossing with the application request for a new grade crossing. In regard to access through the MWD property as a means of emergency egress, the applicant did engage MWD regarding use of the access for emergency egress. The right of way is used for access and maintenance to MWD facilities and from time-to-time there may be maintenance and/or equipment within this area. The MWD cannot guarantee that their right-of-way will remain free and clear at all times and thus unable to preclude use of the MWD right of way as an evacuation route in the event of an emergency. There is a gate between the MWD right-of-way and the project Site, on the north side of Placerita Creek that, in an emergency, could be opened and allow egress to Angeles County Fire Department officials would use whatever access routes, including the MWD right-of-way, are deemed necessary to direct traffic out of an impacted area.

It should be further noted, that although the project, under future roadway conditions, shows an improvement in anticipated evacuation times from the Placerita Canyon community, the applicant is also studying an emergency plan for the studio campus that could be put into place upon operation of the campus. If deemed appropriate, the Planning Commission could consider the preparation of a site-specific emergency plan as a Condition of Approval.

4. Oak Trees

The applicant prepared an Oak Tree Report as part of the project analysis and is proposing to relocate four oak trees and remove nine oak trees as part of the project. A total of 18 oak trees were included in the study area of the Oak Tree Report, with 16 oak trees located on the project site, and 2 oak trees located off site. A graphic illustration, Oak Tree Map, of the locations of the existing oak trees is provided as an attachment and each tree has been assigned a number. The two trees located offsite will remain in place (Trees #6 and #17). In addition, three on-site oaks trees (Trees #14, #15, and #16) would remain in place. One tree in particular, Tree #1, was discussed at the Planning Street frontage. A picture of this tree is provided as an attachment.

The applicant has provided an Oak Narrative (attached) outlining the proposed oak tree removals, relocations, and the mitigation proposal. The current mitigation proposal

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includes the planting of 211 oak trees in various box sizes, including 17, 84-inch box sized trees. The 84-inch box sized trees are proposed to be installed at prominent locations, primarily at the project entry, most visible to the public. In addition, the where trees would be visible from public views along Railroad Avenue.

At this time, staff has not prepared the Conditions of Approval related to removal of any oak trees, but mitigation for the removal and/or relocation of any protected oak tree would be required in accordance with the
considered a tree removal when calculating the required mitigation and must be accounted for in the mitigation plan.

5. Placerita Creek

Placerita Creek traverses the project site from east to west. As part of the project analysis, the applicant prepared a Hydrology Report and a Low Impact Development Report to assess the existing and proposed drainage conditions for the project site to ensure that the project design does not increase the existing volume of, or rate of flow, for water runoff, and more importantly, to ensure the project would not cause erosion or other impacts from stormwater runoff into Placerita Creek. In order to ensure that the volume and rate of flow from stormwater runoff into the creek does not exceed the existing conditions, the project design incorporates the use of an infiltration/detention basin, and underground infiltration chambers, to capture runoff and regulate flows. The project also includes stabilization of the creek banks with buried rock bank protection that will be vegetated to maintain the natural appearance of the creek. There will be no change to the existing floor of the creek bed, which will remain in its natural, soft bottom condition. The project will not channelize the creek with concrete side walls or floor. The proposed stabilization of the creek and will be discussed by the applicant at the May 16, 2023, Planning Commission hearing.

6. Project Aesthetics

Following discussion at the Planning Commission hearing on April 18, 2023, the applicant proposed a modification to the fence line along the Railroad Avenue frontage.

The proposed 12-foot tall fencing is designed for security and privacy necessary for studio operations. The applicant proposed the use of a wood-crete fence that gives the appearance of a horizontal wood-slat fence, but has durability of a block wall. As originally designed, the fence would be installed uniformly in a straight line. The applicant has revised the fence proposal, and suggests staggering the wall in 50-foot to 150-foot sections. In addition, rather than installing trees on the interior side of the fence, the landscape plan would be revised to alternate the trees on the interior and exterior side of the fence. This will break up the massing of the wall and add texture that was lacking in the original proposal. A graphic plan view and elevation view is provided below.

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PUBLIC COMEMNTS

As of the writing of this agenda report, and since the Planning Commission hearing on April 18, 2023, staff received 16 additional email correspondences from the community, including nine in support of the project, six neutral positions, and one in opposition. The public comment period on the Draft EIR is open until May 22, 2023. At the writing of this agenda report, staff has not received specific comments on the DEIR from the any of the public agencies that were notified of the release of the DEIR. Staff has received two requests to extend the comment period on the DEIR. One such request is from the attorney representing the PCPOA requesting at least 15 days of an extension. The second request is from SCOPE, requesting an additional 120 days of extension to review the DEIR.

Extension of the public comment period is subject to the discretion of the Planning Commission. Copies of those requests, along with the new community comment letters noted above, are provided as an attachment.

CONCLUSION

The public comment period on the DEIR is set to close on May 22, 2023. Following the close of the DEIR public review period, staff will prepare the Draft Final EIR, inclusive of response to the comments received during the DEIR public review period. The Draft Final EIR would be presented to the Planning Commission at a future public hearing along with a staff recommendation on the project for consideration by the Planning Commission, tentatively set for June 20, 2023.

ATTACHMENTS
Architectural Site Plan
Arch Street Lane Design
Lighting Design Criteria
Oak Narrative
Oak Tree Map
Oak Tree 1

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Applicant Community Outreach Summary
Public Comments

The exterior lighting design approach for the Shadowbox Project is to provide necessary and appropriate illumination for the project area. The outdoor lighting should provide for night-time safety and security while minimizing adverse offsite effects from fixture glare and preserving the dark sky.

The lighting fixture selection has included exterior fixtures with site specific features to reduce glare while maintaining a safe environment for pedestrians and vehicle traffic. Exterior fixtures . Pole lighting and
building mounted lighting fixtures will be selected as cut-off fixtures with minimal light spillage to adjacent project areas and no light spillage beyond the project property lines.

Control of the exterior fixtures will be a combination of energy management controls in conjunction with occupancy sensors. The energy management system will energize the as desired
for the local control of each fixture. The lighting fixture embedded occupancy sensor will provide an automatic reduction of lighting level output (to approximately 37%) if there is no movement in the area and maintain this reduced level of lighting until the sensor detects movement. When this occurs, the lighting level will be increased in 3 seconds to 100% until movement is no longer detected and then will maintain this 100% level for 5 minutes when the light level will ramp down to 37% and this light level will be maintained until future movement is detected and the process is repeated. This minimizes unnecessary lighting while maintaining security in the area.

The intent of the lighting design is to provide no lighting in the environmentally sensitive areas. Cut-off fixtures and Back-Light-Control (BLC) options will be provided for lighting fixtures near these sensitive areas . Similarly for the perimeter areas of the property, it is the intent of the project to have no light trespass or spillage to adjacent properties.

The design criteria for lighting levels are based on Illuminating Engineering Society Standard IES RP-33-14 Lighting for Exterior Environments. This document provides recommended lighting levels for various task areas in outdoor areas. Recommended lighting levels range from .5 to 2.0 footcandles with a 3:1 average to minimum ratio depending on activity to be performed and the task difficulty. The use of LED type lighting fixtures (color temperature will be 4000-degree K for exterior fixtures) will allow the lighting system design to minimize glare from lighting fixtures and distribute the lighting evenly over the project area with higher light levels only in areas requiring increased security or safety. The parking structure roof area will be limited to 20-foot-tall pole lights (type BLC with back light control) installed at least one row from the perimeter of the building to further shield these lighting fixtures while the building interior fixtures from the surrounding neighborhood.

The lighting design demonstrates 0.0-foot candles at all property lines and complies with Section 12.51.050 (Outdoor Lighting Standards) and Section 17.39.020 (Placerita Special Standards District).

The lighting design intent is to concentrate on providing safe lighting for the project area while minimizing the impact of the lighting system on the adjacent properties and maintaining a

September 29, 2022

SHADOWBOXSTUDIOS SANTACLARITA

OAKNARRATIVE
The existing oak tree survey provided by Arboressence, includes both Quercus agrifolia (Coast Live Oak) and Quercus lobata (Valley Oak). Of the existing (18) eighteen trees included in the survey and assessment, four trees are proposed to be relocated and nine trees are proposed to be removed, and five Quercus sp. shall be protected in place.

Each tree has been evaluated for health, structure and feasibility for the purpose of protecting each tree in place. The proposed grading was evaluated to assure all means of review were taken to protect the existing oak trees. Due to the impact and potential health and safety issues, the proposed oak tree protection plan was determined. The trees proposed for removal are generally noted as having average to poor or declining health. The structural form in most cases poses a health and safety risk due to high risk of limb failures.

The oaks to be protected in place are located at the project perimeter where they will be prominent and viewable to the community. Three of these oaks (#14, #15, #16) are on the hillside near the adjacent residential community. One oak (#6) is visible at the westerly project boundary along Railroad Avenue and another tree (#17) shall remain on Arch Street.

The catering complex will feature Shadow Oak Park with two relocated oaks featured prominently at the center of the project. These relocated oaks (#8, #18) will provide a focal point and along with additional mitigation oaks, to create a shaded oasis for the studio community to gather, refresh and connect. The two oaks selected for relocation have a good health rating, have a desirable structure and are likely to thrive in their new location.

The proposed mitigation oaks will be distributed throughout the site with an emphasis on the larger specimen oaks proposed for the primary project entry. These majestic oaks shall be featured prominently and will complement the character and design standards established by the Placerita Canyon Special Standards District. As noted above, large specimen mitigation oaks will be featured in Shadow Oak Park to be appreciated by studio employees and guests. An oak woodland is proposed as a part of the Hillside Development at the north lot graded slope.

Additional oaks are proposed around the project perimeter to establish the character of the campus. In all, two hundred and eleven (211) mitigation oaks with sizes up tobox shall be featured prominently at the Shadowbox Studios campus.

In compliance with the City of Santa Clarita Oak Tree Preservation Ordinance, all relocated, protected and proposed mitigation oaks will adhere to requirements pertaining to installation, establishment, monitoring and recommendations from the Consulting Arborist.

1 Lisa Howe
From: Erika Iverson
Sent: Wednesday, May 10, 2023 7:48 AM
To: Lisa Howe
Subject: FW: Studio Project 21-109
From:Cher Gilmore <[email protected]>
Sent:Tuesday, May 9, 2023 11:18 PM
To:Erika Iverson <[email protected]>
Subject:Studio Project 21109
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

To the Planning Commission:

Please require the developer for this project to change the plan in order to save the heritage oak and other oaks on this property (12 oaks total). Old growth trees are our best tool for slowing down climate change because they absorb so much CO2far more than newly planted trees, which take about 10 years to even BEGIN absorbing carbon. How can we eventhinkof chopping down these magnificent and crucial natural wonders? And for what? Another building? This project will change the whole character of Old Town Newhall. Please allow more time for review by extending the comment period to 120 days.

Also, please copy this message to all planning commissioners.

Thank you,
Cher Gilmore
26834 Circle of the Oaks
Santa Clarita, CA 91321
6612511718
From: Erika Iverson
To: Lisa Howe
Subject: FW: Stusio Project 21-109
Date: Tuesday, May 9, 2023 7:51:06 AM
-----Original Message-----
From: Lisa <[email protected]>
Sent: Monday, May 8, 2023 10:59 PM
To: Erika Iverson <[email protected]>
Subject: Stusio Project 21-109
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Please ask the developer to change the plan to save the heritage oak and other oaks on this property.

This project will change the whole character of Old Town Newhall. Please allow more time for review by extending the comment period to 120 days.

Please copy to all planning commissioners.

Sent from my iPhone
From: Erika Iverson
To: Lisa Howe
Subject: FW: Stusio Project 21-109
Date: Monday, May 8, 2023 7:46:19 AM
From: Dan G <[email protected]>
Sent: Monday, May 8, 2023 6:09 AM
To: Erika Iverson <[email protected]>
Subject: Stusio Project 21-109
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Please ask the developer to change the plan to save the heritage oak and other oaks on this property.

This project will change the whole character of Old Town Newhall. Please allow more time for review by extending the comment period to 120 days.

Please copy to all planning commissioners.

From: Erika Iverson
To: Lisa Howe
Subject: FW: Shadowbox Studio access
Date: Wednesday, May 3, 2023 1:17:37 PM
Lisa,
Please include the below comments into the record
-----Original Message-----
From: Jason Crawford <[email protected]>
Sent: Wednesday, May 3, 2023 11:53 AM
To: Clay Rawlins <[email protected]>
Cc: Erika Iverson <[email protected]>
Subject: RE: Shadowbox Studio access
Hi -
Thanks for your email. I am cc'ing the Senior Planner for this proposed project, Erika Iverson, so she can include your email with the comments received on the project.

Jason C
__________________________
Jason Crawford
Director of Community Development
City of Santa Clarita
Phone: (661) 255-4969
-----Original Message-----
From: Clay Rawlins <[email protected]>
Sent: Wednesday, May 3, 2023 11:42 AM
To: Jason Crawford <[email protected]>
Subject: Shadowbox Studio access
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

The main entrance to the proposed Shadowbox Studio facility should be through a Railroad underpass at the intersection of 15th St. and Railroad Ave.

The topography from 13th St to Placerita Creek support this theory and the precedent has been set with the CPUC for a development in Canyon Country. The rail line can remain in service with a temporary reroute during construction of the overpass.

Extending Dockweiler Dr. into Placerita Cyn. is a very shortsighted and problematic solution.

Dockweiler Dr. should connect to Market St and not create a route to avoid Downtown Newhall.

Thanks for reading
Clay Rawlins
Santa Clarita
From: Erika Iverson
To: Lisa Howe
Subject: FW: Master Case 21-109
Date: Monday, April 24, 2023 9:32:47 AM
From: Jeff Secor <[email protected]>
Sent: Tuesday, April 18, 2023 5:36 PM
To: Erika Iverson <[email protected]>
Subject: Master Case 21-109
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

My name is Jeff Secor and we live at 21224 Placerita Canyon Road.

I worked for the City of Los Angeles for 31 years as a Building Maintenance Supervisor. What you are proposing, no pun intended, is going to be a train wreck if implemented.

We have lived in the canyon for 22 years. We thinking leaving that space open for a park would be the best for our community, but the reality is that we know it won't happen.

We see how the Dockweiler project plan owas and is being handled, with no regard to the huge traffic problems that will occur on 13th Street. Instead of taking the road to Market Street, it was all decided beforehand that you never planned to do that. As you know, virtually all of the residents of Placerita Canyon and Dockweiler were opposed to the road project.

The studio project is better than a low cost housing project, but the way these two projects are propose is not going to work. The City of Los Angeles usually doesn't listen to the voice of the communities they do projects in, such as road changes or buildings. The residents would voice their opinions about the impact it would have on their lives, but the city would go ahead anyway with whatever they wanted, many of which turn out disastrously.

We know how these projects will impact our canyon, especially traffic congestion that will be horrific if this project is not modified or scratched.

Politicians and developers want this project and may need to be open to some changes that may cost more money up front. My proposal is that Dockweiler be brought down to Market Street. It will serve the college better for their traffic needs as well.

The 13th Street train entrance should be left and upgraded somewhat, not expanded.

The studio should not have access through there. A dedicated entrance and rail crossing should be made at the extreme end of the property for their entrance and exit only. These can be done, of course, for a cost which I think in the long run will help all the parties impacted by these projects to work together.

Also, the size of the building and layout exceed what needs to be placed there as has been mentioned by other residents of the canyon. You should be listening to the concerns of those who live here, not to outsiders or people that are paid to promote the self interests of others with no regard to the human factor.

Again, the way it stands, this will be a train wreck for everyone involved in this canyon.

Thank you,
Jeff & Sharon Secor
From: Erika Iverson
To: Lisa Howe
Subject: FW: Shadow Box Project
Date: Monday, April 24, 2023 9:32:06 AM
From: Cher Gilmore <[email protected]>
Sent: Tuesday, April 18, 2023 5:24 PM
To: Erika Iverson <[email protected]>
Subject: Shadow Box Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

To the SCV Planning Commission:

First of all, please distribute this message to all commissioners.

My message: The Shadow Box Studio Project has plans that include destroying the big heritage oak in the middle of the flood plain. This is completely unnecessary. We need all the old-growth trees we can keep alive to help fight climate change, and these old oaks are supposed to be protected in this community! Please require the project to design AROUND the oak and save it.

Thank you!
Cher Gilmore
26834 Circle of the Oaks
Newhall, CA 91321
661-251-1718
From: Erika Iverson
To: Lisa Howe
Subject: FW: Shadow Box Project
Date: Wednesday, April 19, 2023 3:35:20 PM
From: Eli Bronwein <[email protected]>
Sent: Tuesday, April 18, 2023 4:51 PM
To: Erika Iverson <[email protected]>
Subject: Re: Shadow Box Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Dear Commissioner,
Please preserve the big Heritage Oak that’s located in the middle of the flood plain of the Shadow Box Project. It is not only a beautiful and historic part of the Santa Clarita Valley, but also essential to the health of the environment—reducing air pollution, stabilizing the ground during flooding, and providing an important habitat for endangered species. It would, therefore, be most advantageous to incorporate the Heritage Valley Oak into the project, thus saving it.
(Please forward this message to all the planning commissioners involved) Thank you.

Sincerely,
Elliot Bronwein
Newhall, CA 91321-1388

1 Lisa Howe
From: Erika Iverson
Sent: Thursday, May 11, 2023 7:49 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 6:21 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Re: Approve Shadowbox Studios
Ms. Erika IversonCity Planner,
As a resident of Placerita Canyon, and a direct neighbor to the proposed Shadowbox Studios project, I am writing to express my support for this project. Throughout the process, the developer has worked sidebyside with our community to ensure our thoughts, comments and questions are heard. Further, it has been great to see some of our ideas implemented in the project throughout the past couple of years. As you have seen from the renderings, our Placerita Canyon Community Characteristics have been incorporated in the project. The stages feature an equestrian aesthetic that honors our lifestyle. I want to see this lifestyle protected and to continue, and that is what Shadowbox Studios has promised to do. I recognize that development on this property will occur at some point. Ithink we want to see thousands of houses or apartments here. That would be a real traffic nightmare. This project is the next best option for our community. Moreover, I applaud the efforts from the developer on working with the City towards a trail extension and access from Placerita to downtown Newhall and Metrolink. The enhancement would be of great significance for our community. Placerita Canyon has a long history of movie ranches and filming from Disney Ranch on the South to Melody Ranch in the middle of Placerita Canyon. This city, and Placerita Canyon, have an abundance of talented people who work in the film industry. How great it would be for these people to be able to regularly work close to their homes and maybe even walk or ride their bikes to the studio. On behalf of my neighbors in Placerita Canyon, I hope the Planning Commission sees this as the best possible project for our community and the City. Please the project and allow it to move on to the next step.

Sincerely,
Todd Kostjuk
[email protected]
21726 Placerita Cyn Rd Newhall, CA 91321
Prepared by OneClickPolitics (tm) atwww.oneclickpolitics.com. OneClickPolitics provides online communications tools for supporters of a cause, issue, organization or association to contact their elected officials. For more information regarding our policies and services, please [email protected] 1 Lisa Howe
From: Erika Iverson
Sent: Thursday, May 11, 2023 7:49 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 3:04 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Josiah Patton
[email protected]
23601 Ashwood Pl Valencia, CA 91354
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:49 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 2:59 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Paul Coleman
[email protected]
1515 W H Bar Ranch Rd Payson, AZ 85541
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:49 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 2:29 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Cora McClain
[email protected]
830 W Cheyenne Rd Colorado Springs, CO 80906
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:49 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 2:20 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Casey Cole
[email protected]
4475 Westview Lane Titusville, FL 32780
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:48 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 2:19 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Saige Schupbach
[email protected]
2700 Deer Creek Drive Parker, CO 80138
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:48 AM
To: Lisa Howe
Subject: FW: SUPPORT the Shadowbox Studios Project
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 1:59 AM
To:Erika Iverson <[email protected]>
Subject:SUPPORT the Shadowbox Studios Project
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Re: SUPPORT the Shadowbox Studios Project
Ms. Erika IversonCity Planner,
I am writing to show my utmost support for the Shadowbox Studios project. As a resident of Santa Clarita, this much need project will elevate our City and build upon its reputation for a live, work, and play city for its residents.no secret that Santa Clarita has built the reputation of Hollywood north. Just last year, our City saw an increase in location filming, which generated an estimated $38.5 million in economic impact to the local community. Filming here benefits our local economy. Productions spend several millions of dollars on rentals and goods from businesses, homeowners, and nonprofits. Our local hotels, restaurants, attractions, and shopping centers receive direct compensation and generate tax revenue that helps fund roads, programs, recreation, and public safety for Santa Clarita. Queue in Shadowbox Studios. This studio will meet the growing need for studio space, not just in our City, but in Los Angeles County. Further, as demand for studio space in the SCV continues to grow, Shadowbox Studios is committed to partnering with the local film industry to buttress the film footprint in Santa Clarita. I am pleased to say the studio promises to build on the stout filmmaking heritage. For our local economy, the proposed project is estimated to generate over 2,000 onsite jobs, over 5,000 operations jobs, and approximately 4,000 construction jobs.

Also, it is slated to have over $1 billion in annual economic impact. Indeed, as Shadowbox Studios Santa Clarita builds on the centurylong legacy of SCV film production, the objective would be to help make Santa Clarita a first option for the film content creators. I urge the Planning Commission to recommend approval of this project, so it can receive its final approval from the City Council and begin construction.

Sincerely,
Ms. Barbara Myler
[email protected]
PO Box 55133 Valencia, CA 91381
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:48 AM
To: Lisa Howe
Subject: FW: SUPPORT the Shadowbox Studios Project
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 1:35 AM
To:Erika Iverson <[email protected]>
Subject:SUPPORT the Shadowbox Studios Project
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Ms. Tamara Gurney
[email protected]
26701 McBean Parkway Santa Clarita, CA 91355 Constituent Prepared by OneClickPolitics (tm) atwww.oneclickpolitics.com. OneClickPolitics provides online communications tools for supporters of a cause, issue, organization or association to contact their elected officials. For more information regarding our policies and services, please [email protected] 1 Lisa Howe
From: Erika Iverson
Sent: Thursday, May 11, 2023 7:48 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Thursday, May 11, 2023 12:12 AM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Charles Beck
[email protected]
5171 Victoria Place Westminster, CA 92683
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:47 AM
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
From:[email protected] <[email protected]> Sent:Wednesday, May 10, 2023 11:38 PM
To:Erika Iverson <[email protected]>
Subject:Approve Shadowbox Studios
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Sofía Rosales
[email protected]
Magnolia 835 col. Jacarandas Apodaca, KS 66634
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:47 AM
To: Lisa Howe
Subject: FW: SUPPORT the Shadowbox Studios Project
From:[email protected] <[email protected]> Sent:Wednesday, May 10, 2023 11:18 PM
To:Erika Iverson <[email protected]>
Subject:SUPPORT the Shadowbox Studios Project
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Karina Winkler
[email protected]
27501 Wayne Mills Place Valencia, CA 91355
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:47 AM
To: Lisa Howe
Subject: FW: SUPPORT the Shadowbox Studios Project
From:[email protected] <[email protected]> Sent:Wednesday, May 10, 2023 10:42 PM
To:Erika Iverson <[email protected]>
Subject:SUPPORT the Shadowbox Studios Project
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Jennifer AbbottAston
[email protected]
24043 Saint Moritz Drive Valencia, CA 91355
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From: Erika Iverson
Sent: Thursday, May 11, 2023 7:47 AM
To: Lisa Howe
Subject: FW: SUPPORT the Shadowbox Studios Project
From:[email protected] <[email protected]> Sent:Wednesday, May 10, 2023 10:13 PM
To:Erika Iverson <[email protected]>
Subject:SUPPORT the Shadowbox Studios Project
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Mr. Henry Rodriguez
[email protected]
18978 Soledad Canyon Rd Santa Clarita, CA 91351 Constituent Prepared by OneClickPolitics (tm) atwww.oneclickpolitics.com. OneClickPolitics provides online communications tools for supporters of a cause, issue, organization or association to contact their elected officials. For more information regarding our policies and services, please [email protected] 1 Lisa Howe
From: Erika Iverson
Sent: Thursday, May 11, 2023 7:46 AM
To: Lisa Howe
Subject: FW: SUPPORT the Shadowbox Studios Project
From:[email protected] <[email protected]> Sent:Wednesday, May 10, 2023 6:30 PM
To:Erika Iverson <[email protected]>
Subject:SUPPORT the Shadowbox Studios Project
CITY WARNING:This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Mr. Brett Thomas
[email protected]
27513 Wayne Mills Pl Valencia, CA 91355
Prepared by OneClickPolitics (tm) atwww.oneclickpolitics.com. OneClickPolitics provides online communications tools for supporters of a cause, issue, organization or association to contact their elected officials. For more information regarding our policies and services, please [email protected] From: Erika Iverson
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
Date: Tuesday, May 9, 2023 7:51:21 AM
From: [email protected] <[email protected]> Sent: Tuesday, May 9, 2023 12:09 AM
To: Erika Iverson <[email protected]>
Subject: Approve Shadowbox Studios
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Re: Approve Shadowbox Studios
Ms. Erika Iverson - City Planner,
As a resident of Placerita Canyon, and a direct neighbor to the proposed Shadowbox Studios project, I am writing to express my support for this project. Throughout the process, the developer has worked side-by-side with our community to ensure our thoughts, comments and questions are heard. Further, it has been great to see some of our ideas implemented in the project throughout the past couple of years. As you have seen from the renderings, our Placerita Canyon Community Characteristics have been incorporated in the project. The stages feature an equestrian aesthetic that honors our lifestyle. I want to see this lifestyle protected and to continue, and that is what Shadowbox Studios has promised to do. I recognize that development on this property will occur at some point. I don’t think we want to see thousands of houses or apartments here. That would be a real traffic nightmare. This project is the next best option for our community. Moreover, I applaud the efforts from the developer on working with the City towards a trail extension and access from Placerita to downtown Newhall and Metrolink. The enhancement would be of great significance for our community. Placerita Canyon has a long history of movie ranches and filming from Disney Ranch on the South to Melody Ranch in the middle of Placerita Canyon. This city, and Placerita Canyon, have an abundance of talented people who work in the film industry. How great it would be for these people to be able to regularly work close to their homes and maybe even walk or ride their bikes to the studio. On behalf of my neighbors in Placerita Canyon, I hope the Planning Commission sees this as the best possible project for our community and the City. Please the project and allow it to move on to the next step.

Sincerely,
Jefferson Henson
[email protected]
28215 Lorita Lane Santa Clarita, CA 91350 Constituent
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From: Erika Iverson
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
Date: Monday, May 8, 2023 9:59:24 AM
From: [email protected] <[email protected]> Sent: Monday, May 8, 2023 9:53 AM
To: Erika Iverson <[email protected]>
Subject: Approve Shadowbox Studios
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Kathy Unger
[email protected]
21726 Placerita Canyon Road Santa Clarita, CA 91321 Constituent Prepared by OneClickPolitics (tm) at www.oneclickpolitics.com. OneClickPolitics provides online communications tools for supporters of a cause, issue, organization or association to contact their elected officials. For more information regarding our policies and services, please contact [email protected]
From: Erika Iverson
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
Date: Monday, May 8, 2023 7:45:54 AM
From: [email protected] <[email protected]> Sent: Saturday, May 6, 2023 7:11 PM
To: Erika Iverson <[email protected]>
Subject: Approve Shadowbox Studios
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Peter Shickle
[email protected]
27538 Violin Canyon Rd, Apt 102 Castaic, CA 91384
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From: Erika Iverson
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
Date: Monday, May 8, 2023 7:45:44 AM
From: [email protected] <[email protected]> Sent: Saturday, May 6, 2023 12:50 PM
To: Erika Iverson <[email protected]>
Subject: Approve Shadowbox Studios
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Bob Dickson
[email protected]
21726 Placerita Canyon Rd Santa Clarita, CA 91321-1235 Constituent Prepared by OneClickPolitics (tm) at www.oneclickpolitics.com. OneClickPolitics provides online communications tools for supporters of a cause, issue, organization or association to contact their elected officials. For more information regarding our policies and services, please contact [email protected]
From: Erika Iverson
To: Lisa Howe
Subject: FW: Approve Shadowbox Studios
Date: Monday, May 8, 2023 7:45:33 AM
From: [email protected] <[email protected]> Sent: Saturday, May 6, 2023 12:19 PM
To: Erika Iverson <[email protected]>
Subject: Approve Shadowbox Studios
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Matt Green
[email protected]
25306 Via Dia Santa Clarita, CA 91355 Constituent
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From: Erika Iverson
To: Lisa Howe
Subject: FW: SUPPORT - Shadowbox Studios Project
Date: Monday, April 24, 2023 9:31:44 AM
From: [email protected] <[email protected]> Sent: Tuesday, April 18, 2023 4:49 PM
To: Erika Iverson <[email protected]>
Subject: SUPPORT - Shadowbox Studios Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Re: SUPPORT - Shadowbox Studios Project
Ms. Erika Iverson - City Planner,
I am writing to show my utmost support for the Shadowbox Studios project. As a resident of Santa Clarita, this much-need project will elevate our City and build upon its reputation for a live, work, and play city for its residents. It’s no secret that Santa Clarita has built the reputation of Hollywood north. Just last year, our City saw an increase in location filming, which generated an estimated $38.5 million in economic impact to the local community.

Filming here benefits our local economy. Productions spend several millions of dollars on rentals and goods from businesses, homeowners, and nonprofits. Our local hotels, restaurants, attractions, and shopping centers receive direct compensation and generate tax revenue that helps fund roads, programs, recreation, and public safety for Santa Clarita. Queue in Shadowbox Studios. This studio will meet the growing need for studio space, not just in our City, but in Los Angeles County. Further, as demand for studio space in the SCV continues to grow, Shadowbox Studios is committed to partnering with the local film industry to buttress the film footprint in Santa Clarita. I am pleased to say the studio promises to build on the community’s stout filmmaking heritage. For our local economy, the proposed project is estimated to generate over 2,000 onsite jobs, over 5,000 operations jobs, and approximately 4,000 construction jobs. Also, it is slated to have over $1 billion in annual economic impact.

Indeed, as Shadowbox Studios Santa Clarita builds on the century-long legacy of SCV film production, the objective would be to help make Santa Clarita a first option for the film content creators. I urge the Planning Commission to recommend approval of this project, so it can receive its final approval from the City Council and begin construction.

Sincerely,
Diane kenney
[email protected]
26034 Lucerne ct Valencia, CA 91355
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From: Erika Iverson
To: Lisa Howe
Subject: FW: Shadowbox Studio
Date: Monday, April 24, 2023 7:42:27 AM
-----Original Message-----
From: Linda Tarnoff <[email protected]>
Sent: Thursday, April 20, 2023 10:50 PM
To: Erika Iverson <[email protected]>
Cc: Jason Crawford <[email protected]>; Patrick Leclair <[email protected]> Subject: Shadowbox Studio
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

As this long anticipated proposal comes to the Planning Commission for review, I am writing to express my strong support. In the 21 years I have called Placerita Canyon my home, numerous projects, primarily residential, had been proposed, none of which advanced. I would like to mention that the first project brought to my attention was a proposal for over 1500 apartments which the developer at the time pulled out indicating that a project of that nature was not suitable for our area. I believe that rings true to this day.

Therefore, given the uptick in content creation, television and motion picture filming, when Shadowbox was initially proposed for the project site, I became intrigued by its potential.

No doubt, the project as configured is large with community impacts such as increased traffic which need to be addressed. Then again so would have the 2000 plus multiple unit dwellings that are lurking in the distance.

Having met with Shadowbox representatives, I feel comfortable with their ongoing commitment to work with our community to maintain our rural character in their plans, including themed architecture as well as local enhancements such as signage and both bicycle and equestrian trail connectivity.

As Shadowbox proceeds through the planning process, it is my hope that the Planning Commission view this project as an opportunity for entire Santa Clarita while taking into consideration local concerns. At some point, something is going to be built on that long vacant land. Why not it be this studio? Thank you for your due diligence review and hopefully future recommendation to the City Council for approval.

Sincerely,
Linda Tarnoff
Chair, Placerita Advisory Committee on Trails
Sent from my iPad
From: Erika Iverson
To: Lisa Howe
Subject: FW: SUPPORT - Shadowbox Studios Project
Date: Wednesday, April 19, 2023 10:35:01 AM
Lisa,
Letters continue to come in. We’ll need to continue to log letters as they come in.

Thanks
From: [email protected] <[email protected]> Sent: Wednesday, April 19, 2023 9:33 AM
To: Erika Iverson <[email protected]>
Subject: SUPPORT - Shadowbox Studios Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Sincerely,
Dr. Chris Raigosa
[email protected]
27107 Tourney Rd Santa Clarita, CA 91355 Constituent
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From: Erika Iverson
To: Lisa Howe
Subject: FW: Shadow box hearing tonight
Date: Wednesday, April 19, 2023 3:35:27 PM
-----Original Message-----
From: John Paterson <[email protected]>
Sent: Tuesday, April 18, 2023 9:00 PM
To: Erika Iverson <[email protected]>
Subject: Shadow box hearing tonight
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Hello - I spoke briefly this evening in favor of the project. I want to be clear that I live in Placerita Canyon on Oak Orchard and have for over 10 years. I support the project. I do not have business interests in Placerita.

The opponents said no one living in Placerita supported the project and that the supporters were outside the Canyon.

Not true.

John Paterson
Sent from my iPhone

ADAMSKI MOROSKI MADDEN

CU M B E R L A N D & GR E E N LLP

ATTORNEYS AT LAW
Post Office Box 3835 San Luis Obispo, California 93403-3835 T 805-543-0990 F 805-543-0980 www.ammcglaw.com
Paso Robles Office: 1948 Spring Street Paso Robles, CA 93446-1620 T 805-238-2300 F 805-238-2322 April 19, 2023
Joseph Michael Montes, Esq. VIA EMAIL
City Attorney for City of Santa Clarita
Burke Williams & Sorensen LLP
444 S. Flower Street, Suite 2400
Los Angeles, CA 90071-2953
[email protected]
Re: Master Case Number 21-109
Request for Extension of Time to Comment or Otherwise Respond to the Draft EIR Joe:

I hope this finds you well. My firm has been retained by the Placerita Canyon Property Owners Association (“PCPOA”) to represent their interests concerning the proposed Shadowbox Studios Project. My partner, Ty Green, and myself will be working on this matter. Ty’s email address is: [email protected]; my email address is: [email protected].

We understand that comments to the draft EIR are due on or before May 22, 2023. I am assuming you are aware of not only the enormity of the project but the voluminous nature of the report, over 500 pages with over 5,000 pages of appendices. It is not feasible for PCPOA to be able to substantively respond to all the draft’s details by that date.

PCPOA requests a minimum of an additional 15 days upon which to comment and present substantive responses to the Draft EIR. Moreover, we believe that, given the scope and complexity of this project, special circumstances exist to exceed the 60-day maximum review period. We therefore request that the review period be extended to allow for a total comment period of 90 days. We would appreciate your response as soon as possible given the looming deadline. Ty and I look forward to working with you and City Staff. Please feel free to contact me should you have any questions.

Very truly yours,

ADAMSKI MOROSKI MADDEN

CUMBERLAND & GREEN LLP
/s/ Jeff Hacker
JEFFREY A. HACKER
JAH:tlg
j:\clients\placerita canyon poa\corr\ltr to montes 4.19.23 re ext re draft eir.docx Joseph Michael Montes, Esq.

City Attorney for City of Santa Clarita
April 19, 2023

Page 2 ends

cc: Erika Iverson, Planner, [email protected]
Patrick LeClair, Director of Planning, [email protected] Client

Santa Clarita City CouncilAugust 22, 2023

Santa Clarita City Council
August 22, 2023