Santa Clarita City Council
August 22, 2023

Agenda Item: 1

CITY OF SANTA CLARITA

PLANNING COMMISSION

AGENDA REPORT

PUBLIC HEARINGS
PLANNING MANAGER APPROVAL:

DATE: July 18, 2023
SUBJECT: Shadowbox Studios (Master Case 21-109)
APPLICANT: LA Railroad 93, LLC
LOCATION: Northeast Corner of Railroad Ave and 13th Street CASE PLANNER: Erika Iverson

RECOMMENDED ACTION
Planning Commission:

1. Receive staff presentation; and continue the public hearing on the item;

2. Close the public hearing;

3. Adopt Resolution P23-11, recommending the City Council certify the Draft Final Environmental Impact Report (SCH No. 2022030762) prepared for the project;

4. Adopt Resolution P23-12, recommending the City Council approve the Shadowbox Studios Project under Master Case 21-109, including, Architectural Design Review 21-016; Conditional Use Permit 21-010; Development Review 21-001; General Plan Amendment 21-002; Hillside Development Review 21-001; Minor Use Permit 21- 016; Oak Tree Permit (Class 4) 421-001; Ridgeline Alteration Permit 21-001; Zone Change 21-001; and Tentative Tract Map 83513, subject to the conditions of approval; and

5. Take other action as determined by the Planning Commission.

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. 1 Packet Pg. 9

PURPOSE OF THE MEETING
The intent of this meeting is to respond to Planning Commission direction from the June 20, 2023 Planning Commission meeting, provide the Planning Commission a response to comments received during the Draft Environmental Impact Report (EIR) public comment period, and make a recommendation to the City Council for the approval of Master Case 21-109 for the Shadowbox Studios Project.

Tuesday, April 18, 2023 Project introduction, summary of Draft EIR, public comments - Completed
Tuesday, May 16, 2023 Response to Planning Commission and public comments - Completed
Tuesday, June 20, 2023 Response to Planning Commission and public comments - Completed
Tuesday, July 18, 2023 Response to Planning Commission and public comments, Final EIR, and recommendation to City Council
Date to be determined City Council Public Hearings
JUNE 20, 2023 PLANNING COMMISSION MEETING FOLLOW-UP
At the regular meeting of the Planning Commission on June 20, 2023, staff provided a staff report and presentation in response to comments and requests for additional information as directed by the Planning Commission at the May 16, 2023 meeting. The Planning Commission received the staff report, applicant’s presentation, and testimony from the public. The Planning Commission requested additional clarification on the topic of emergency operations, and directed staff to address the remaining questions, and bring back a recommendation on the project at the July 18, 2023 meeting for consideration.

Further discussion on the topic of street improvements associated with the project, emergency evacuation, and emergency operation plans is provided below.

Street Improvement Plans
As outlined in the previous agenda report for the June 20, 2023 Planning Commission meeting, the Transportation Assessment (TA) prepared for the project analyzed the project both with and without the completion of the City of Santa Clarita’s (City) planned extension of Dockweiler Drive. The proposed street improvements for the project would be required with or without the completion of the connection to Dockweiler Drive. The specific street improvements that would be required for the project prior to the first Certificate of Occupancy include (see Condition of Approval EN51):
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• Widening of the rail crossing at 13th Street and Railroad Avenue from two traffic lanes to five traffic lanes. In addition to widening of the intersection, the railroad crossing would be upgraded to meet the current safety standards, as directed by the California Public Utilities Commission (CPUC);
• Widening of 13th Street from two traffic lanes to six traffic lanes, Arch Street from twotraffic lanes to six traffic lanes, and 12th Street from two traffic lanes to three traffic lanes; • Installation of a four-leg, signalized intersection at 13th Street and Arch Street; • Installation of a four-leg, signalized intersection at Arch Street and 12th Street; and • Installation of a three-leg, half-signalized intersection at Placerita Canyon Road and Dockweiler Drive.

In addition, if the Dockweiler Drive extension is not completed at the time of the project, the following intersection improvement would be required in place of the three-leg intersection at Placerita Canyon Road and Dockweiler Drive (see Condition of Approval EN52):
• Extend Arch Street to Placerita Canyon Road and complete the two-leg intersection of Placerita Canyon Road and Arch Street.

Prior to the approval of any of the street improvement plans the project Conditions of Approval would require (see Condition of Approval TR8):
• The applicant to prepare and obtain all necessary approvals for construction phasing and traffic detour plans to the satisfaction of the City Engineer. The detour may require additional interim roadway and intersection improvements for the duration of the detour, to the satisfaction of the City Engineer, and require that access to the Placerita Canyon neighborhood be maintained for the duration of the roadway construction.

Emergency Evacuation
It is important to note; the street improvements outlined above will be required to be installed prior to occupancy of the project (see Conditions of Approval EN51 and EN52). These improvements are necessary to accommodate the vehicle traffic associated with the project but also serve to reduce the existing emergency evacuation time out of the Placerita Canyon area.

The Emergency Evacuation Analysis prepared for the project compared the existing evacuation time under the current roadway condition, to the proposed project including the roadway conditions described above. For purposes of determining the most conservative assessment, the analysis included a study scenario that assumed that all evacuation routes would be directed through the intersection of Railroad Avenue and 13th Street and assumed Dockweiler Drive would not be available. The assessment concludes that the evacuation time out of Placerita Canyon would be reduced almost by half under the project conditions. The current evacuation time is approximately 154 minutes. With the project, and with the street improvements described above, the evacuation time is reduced to 87 minutes. Therefore, the existing evacuation time that would be experienced today, would be improved with the installation of the roadway improvements identified in the TA for the project, even without the connection to Dockweiler Drive being available. As indicated above, the street improvements will be required to be in place before the first building occupancy for the project, and the applicant will be required to submit a construction phasing and traffic detour plan before street improvement plans are 1 Packet Pg. 11

approved for the project that ensures access to Placerita Canyon remains open during the roadway construction.

The potential for an additional point of access to the project site has been discussed in previous Planning Commission hearings on the project. In particular, the possibility of a new rail crossing at 15th Street and Railroad Avenue has been discussed and the Applicant has indicated that this is not feasible in light of policies of the California Public Utilities Commission (CPUC), Southern California Regional Rail Authority (SCRRA), and the Federal Highway Administration. Since the time of the last Planning Commission meeting on June 20, 2023, the CPUC provided a response to a public inquiry about an additional crossing at 15th Street that indicates that a crossing at 15th Street is generally not supported and is contrary to the policy seeking to reduce the number of at-grade crossings. The correspondence is provided as an attachment to the staff report.

As discussed above, the evacuation time from the Placerita Canyon area would be reduced with the installation of the street improvements outlined above. In addition to completing those street improvements, the applicant would be required to prepare a site-specific Emergency Operation Plan (EOP) prior to the building occupancy. The EOP must include an evacuation plan for the studio campus and must include a training program for all security personnel and tenants of the studio campus to ensure preparedness in the event of an emergency. The EOP must identify opportunities that would allow for the studio facility to shelter in place, and must identify opportunities that would allow for the studio facility to access the Metropolitan Water District right of way to the northeast as a means of evacuation in an emergency (see Condition PL11). In addition, the studio facility would be required to have security personnel onsite 24 hours per day and would be required to establish a contact phone number for site operations, to be posted at each entry gate, visible to the public (see Condition PL12).

A full list of the Conditions of Approval is provided in Exhibit A of Resolution P23-12.

SUMMARY OF RESPONSES TO DRAFT EIR COMMENTS
During the public review period from April 6, 2023, to May 22, 2023, staff received comment letters from 21 public agencies, organizations, and the public on the Draft Environmental Impact Report (EIR). In addition, staff received several comment letters and opinions on the project from the public during the public hearing process for consideration by the Planning Commission.

These comments have been provided to the Planning Commission throughout the public hearing process and incorporated into the record for consideration. The Draft Final EIR was issued to the Planning Commission for review on July 6, 2023, was posted on the City’s website, and an email notification was sent to the list of interested parties. As the Planning Commission is a recommending body to the City Council, if the project and EIR are recommended for approval to the City Council, the final responses to all comments will be sent out to all commenters a minimum of 10 days in advance of the City Council hearing to certify the Final EIR and act on the project. The following is a summary of the draft responses to the Draft EIR comments. The complete response to the Draft EIR comments is attached to Resolution P23-11 Exhibit B: Draft Final EIR.
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PUBLIC AGENCIES
California Department of Fish and Wildlife, dated May 22, 2023 The letter provided by the California Department of Fish and Wildlife (CDFW) includes comments and recommendations related to the impacts to Crotch’s Bumble Bee, mountain lion, Coastal California Gnatcatcher, as well as streams and associated natural communities, and nesting birds and includes recommendations on mitigation measures to address these impacts.

Revisions were made to Section 4.3, Biological Resources of the Draft EIR (see Section 3.0, Errata and Clarifications of this Final EIR) to provide clarification on the potential for Crotch’s Bumble Bee and the mountain lion to occur on the project site. In addition, revisions were made to include additional mitigation measures as recommended by CDFW. As indicated in response A1-5, Crotch’s bumble bee was not listed as a potential candidate for special status at the time of the literature review for the Biological Resources Assessment report, which was conducted on January 18, 2022 and was not under consideration as a candidate for special status at the time of the Notice of Preparation (NOP) for the Draft EIR, which was published on March 29, 2022, establishing the baseline conditions for biological resources at that time (per CEQA Guidelines Section 15125). The candidacy status of Crotch’s bumble bee was reinstated by the California Fish and Game Commission, on September 30, 2022. Mitigation Measures MM-BIO-6 through MM-BIO-9 were incorporated into the Draft EIR and would reduce any potential impacts to the Crotch’s Bumble Bee to a less-than-significant level. Focused site surveys are currently underway to confirm that the absence of Crotch’s bumble bee on the Project Site. Nonetheless, the mitigation measures MM-BIO-6 through MM-BIO-9 that have been incorporated into the Draft EIR would mitigate any impact to a less than significant level. As indicated in response A1-6, revisions were made to the Draft EIR to clarify the low potential on the project site for the mountain lion to occur. Specifically, the project site is not within a natural landscape block; the nearest blocks are within the Santa Susana Mountains southwest of I-5 and the San Gabriel Mountains east of SR-14. The CDFW mountain lion habitat suitability dataset predicts relatively low probability of use within the project site, similar to the urban center of the City. All other impacts were addressed in the Draft EIR, the appendices, and applicable mitigation measures are anticipated to fully address these concerns. Detailed responses to these comments are included in Exhibit B of Resolution P23-11, addressed and referenced as Comment Letter A1.

Metrolink - Southern California Regional Rail Authority, dated May 22, 2023 The letter provided by SCRRA provides general comments for purposes of project design adjacent to the railroad right of way. The comments in this letter are addressed and referenced as Comment Letter A2 in Exhibit B of Resolution P23-11.

South Coast Air Quality Management District (SCAQMD), dated May 19, 2023 The letter provided by SCAQMD includes recommended revisions to the project-level air quality mitigation measures, operational emissions from stationary and portable sources, Localized Significant Thresholds (LSTs) for construction and operational emissions analysis, health risk impacts during operation, and information about SCAQMD air permits that the Lead Agency should include in the Final EIR. The Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23-11) corrected Section 2.0 - Project Description of the Draft EIR to 1 Packet Pg. 13

identify the required air permit from SCAQMD for any operation equipment emitting air pollutants. As indicated in response A3-7, Section 2.5.2 - Other Agencies, was revised to clarify instances of operational equipment that would require an air permit from the SCAQMD. This does not create any new or increased significant impact that was not already identified in the Draft EIR. The comments in this letter are addressed and referenced as Comment Letter A3 in Exhibit B of Resolution P23-11.

Los Angeles County Fire Department (LACFD), dated May 12, 2023 The letter provided by the LACFD requests corrections on the requirements for fire hydrants and fire flow requirements. The Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23-11) corrected the number of on- and off-site hydrant requirements as well as the required fire flow rates in Section 4.13 - Public Services, Section 4.16 - Utilities and Service Systems, and Section 4.17 - Wildfire of the Draft EIR in response to the comments from LACFD. The project would be required to comply with all applicable LACFD code, as adopted by the City, and ordinance requirements for construction, access, water mains, fire flows, and fire hydrants at LACFD building plan check review and before the Building Official issues building permits and certificates of occupancy. The corrections do not result in the project creating any new or increased significant impact. The letter also lists routine design standards, standard requirements, and terms of approval to be incorporated during the plan check process in regards to the Final Map, Water System, Fuel Modification, and the Forestry Division. These comments do not address the adequacy of the Draft EIR; therefore, no further response is required. The comments in this letter are addressed and referenced as Comment Letter A4 in Exhibit B of Resolution P23-11.

Los Angeles County Sheriff’s Department, dated May 18, 2023 The letter provided by Los Angeles County Sheriff’s Department includes recommendations for landscaping, security monitoring, and lighting. The comments in this letter are addressed and referenced as Comment Letter A5 in Exhibit B of Resolution P23-11.

Los Angeles County Sanitation Districts, dated May 22, 2023 The letter provided by Los Angeles County Sanitation Districts provided clarification of the anticipated wastewater to be generated by Alternative 2. The Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23-11) corrected the wastewater assumption for Alternative 2 in Section 5 - Alternatives of the Draft EIR. The change does not result in the project creating any new or increased environmental impact. The comments in this letter are addressed and referenced as Comment Letter A6 in Exhibit B of Resolution P23-11.

Los Angeles County Metropolitan Transportation Authority (Metro), dated May 22, 2023 The letter provided by Metro advises the project applicant regarding rail operations and applicable requirements for construction and operation adjacent to the rail right of way. The comments in this letter are addressed and referenced as Comment Letter A7 in Exhibit B of Resolution P23-11.
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Santa Clarita Valley Water Agency (SCV Water), dated May 1, 2023 The letter provided by SCV Water provides comments on the potential for a reduction in groundwater recharge due to an increase in impervious surface area. The comments in this letter are addressed and referenced as Comment Letter A8 in Exhibit B of Resolution P23-11.

ORGANIZATION COMMENTS
Southwest Mountain States Regional Council of Carpenters (SWRCC), dated April 17, 2023 The letter provided by SWRRC provides comments and opinions on the potential use of a local hire construction workforce to reduce greenhouse gas (GHG) and air pollutant emissions. The comments in this letter are addressed and referenced as Comment Letter O1 in Exhibit B of Resolution P23-11.

Coalition for Responsible Equitable Economic Development Los Angeles (CREED), dated May 12, 2023
The letter provided by CREED requests an extension of the public review period and access to documents referenced in the Draft EIR. The comments in this letter are addressed and referenced as Comment Letter O2 in Exhibit B of Resolution P23-11.

Sierra Club, dated May 15, 2023
The letter provided by Sierra Club provides comments on topics related to zoning, flooding and hydrology, traffic and air pollution, and public safety. The comments in this letter are addressed and referenced as Comment Letter O3 in Exhibit B of Resolution P23-11.

Supporters Alliance for Environmental Responsibility (SAFER), dated May 18, 2023 The letter provided by SAFER comments on a concern that the Draft EIR did not impose all feasible mitigation measures. The comments in this letter are addressed and referenced as Comment Letter O4 in Exhibit B of Resolution P23-11.

Southwest Mountain States Regional Council of Carpenters, dated May 18, 2023 The letter provided by SWRRC provides comments and opinions on the potential use of a local hire construction workforce, use of project design features, GHG impacts, noise impacts, hazardous materials impacts, transportation impacts, biological impacts, land use, and energy impacts. These impacts were addressed in the Draft EIR, the appendices, and applicable mitigation measures are anticipated to fully address these concerns. Detailed responses to these comments are addressed and referenced as Comment Letter O5 in Exhibit B of Resolution P23-

11. Coalition for Responsible Equitable Economic Development Los Angeles, dated May 22, 2023 The letter provided by CREED restates comments from the May 12, 2023, CREED Letter, and 1 Packet Pg. 15

provides several comments on the biological resources impacts, air quality impacts, health impacts from emissions, noise impacts, transportation impacts, GHG impacts, compliance with the City’s General Plan, compliance with the 2022 Scoping Plan, and compliance with the SCAG RTP/SCS, and use of project design features. Section 4.7 - Greenhouse Gas Emission of the Draft EIR was revised in response to comments from CREED regarding the assumption for the mobile emissions for project operation. As indicated in response O6-63 to ensure the analysis accounted for the trip estimates utilized in the project TA. This slight increase in GHG emissions from the increase in trips, does not change the significance determination for the project which is based on consistency with the State and regional GHG reduction plans. This revision does not change the significance determination for the analysis. Additionally, the Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23-11) corrected Section 4.5 - Energy of the Draft EIR to clarify the electric vehicle (EV) charging stations would be installed, as required under California Green Building Code, and are, therefore, not a project design feature. As indicated in response O6-23, whether the provision of EV charging stations and EVready parking spaces was presented as a project design feature or code requirement, their provision would contribute to the reduction in the project’s energy consumption. These changes do not result in the project creating any new or increased significant environmental impact that is not already identified in the Draft EIR and do not otherwise change the Draft EIR’s analysis of impacts related to energy. All other impacts from the CREED letter were addressed in the Draft EIR, the appendices, and applicable mitigation measures are anticipated to fully address these concerns. Detailed responses to these comments are addressed and referenced as Comment Letter O6 in Exhibit B of Resolution P23-11.

Friends of the Santa Clara River (FSCR), dated May 22, 2023 The letter provided by FSCR provides comments on hydrology. These impacts were addressed in the Draft EIR, the appendices, and applicable mitigation measures are anticipated to fully address these concerns. Detailed responses to the comments are addressed and referenced as Comment Letter O7 in Exhibit B of Resolution P23-11.

Placerita Canyon Property Owners Association (PCPOA), dated May 22, 2023 The letter provided by PCPOA provides several comments on the Draft EIR analysis related to aesthetics, land use planning, population and housing, transportation, and wildfire. The Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23-11) corrected Section 2.0 - Project Description to clarify the roadway improvements analyzed as part of the project in response to comments received from the PCPOA claiming that the analysis relating to traffic assumed that the Dockweiler improvement and extension will be completed before the project is operational. As indicated in response O8-5, the Tentative Map included as Appendix B of the Draft EIR depicts the proposed roadway improvements; the clarifications in the Project Description do not add new information, but clarify the components of the proposed street widening, signalization, and widening of the rail crossing and also specify the improvement at Placerita Canyon Road and Arch Street if Dockweiler Drive is not extended. In addition, Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23-11) added a column to Table 17 of the TA (Appendix L of the Draft EIR) to identify the level of service impacts in the table similar to Table 16. This does not result in any new or increased significant impact that was not already identified in the Draft EIR. All other comments were addressed in 1 Packet Pg. 16

the Draft EIR, the appendices, and applicable mitigation measures are anticipated to fully address these concerns. Detailed responses to these comments are addressed and referenced as Comment Letter O8 in Exhibit B of Resolution P23-11.

Santa Clarita Organization for Planning and the Environment (SCOPE), dated May 22, 2023 The letter provided by SCOPE provides comments on the Draft EIR analysis related to general plan consistency, GHG emissions, light and glare impacts, biological resources, and noise. These impacts were addressed in the Draft EIR, the appendices, and applicable mitigation measures are anticipated to fully address these concerns. Detailed responses to the comments are addressed and referenced as Comment Letter O9 in Exhibit B of Resolution P23-11.

PUBLIC COMMENTS
Several public comment letters were received during the public review period that express support for or opposition to the Project, or provide suggestions and opinions on the merits of the Project or components of the Project. As these letters do not address the adequacy of the Draft EIR, no responses were provided, but these letters have been included in the record for consideration by the decision makers and are included as Attachment 1in the Draft Final EIR. A summary of the public comment letters received addressing adequacy of the Draft EIR is provided below.

Greg Hargrove, dated April 24, 2023
The letter provided by Greg Hargrove provides comments on the Draft EIR analysis related to evacuation. The comments in this letter are addressed and referenced as Comment Letter P1 in Exhibit B of Resolution P23-11.

John Fossa, dated May 22, 2023
The letter provided by John Fossa provides comments on the consistency with the Placerita Canyon Special Standards District, traffic, site access and emergency evacuation. The comments in this letter are addressed and referenced as Comment Letter P2 in Exhibit B of Resolution P23-

11. M. Teresa Todd, dated May 22, 2023
The letter provided by M. Teresa Todd provides comments onsite access, transportation infrastructure, emergency evacuation, and land use. The comments in this letter are addressed and referenced as Comment Letter P3 in Exhibit B of Resolution P23-11.

Cynthia Harris, dated May 23, 2023
The letter provided by Cynthia Harris provides comments on oak tree removals and carbon sequestration. The comments in this letter are addressed and referenced as Comment Letter P4 in Exhibit B of Resolution P23-11.
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PUBLIC COMMENTS
Following release of the Draft Final EIR, City staff received a letter requesting a continuance of the July 18, 2023, Planning Commission hearing from a representative of the PCPOA. The request, included as an attachment for consideration by the Planning Commission, calls for recirculation of the Draft EIR prior to certification due to information that has been incorporated into the Final EIR Errata and Clarifications Section (Section 3.0 in Exhibit B of Resolution P23- 11). Discussion of the comments received and clarifications incorporated into the Final EIR Errata and Clarification Section is provided above, and detailed responses are included in the Draft Final EIR (Exhibit B of Resolution P23-11). The revisions made in the Errata and Clarifications Section correct, clarify, or make insignificant modifications to information that is in the Draft EIR and does not change the basic findings of the Draft EIR. Recirculation is not required unless new “significant” information is added to a Draft EIR. According to Section 15088.5 of the CEQA Guidelines “New information added to an EIR is not “significant” unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including feasible project alternative) that the project’s proponents have declined to implement”.

In addition, since the June 20, 2023 Planning Commission hearing, staff has received one letter in opposition to the Project and thirteen letters of support as of the writing of this staff report.

The letters are included as an attachment for consideration by the Planning Commission.

CONCLUSION
Based on the direction from the April 18, 2023, May 16, 2023, and June 20, 2023 Planning Commission meetings and the public record, staff recommends the Planning Commission adopt Resolution P23-11, recommending the City Council certify the Draft Final Environmental Impact Report (SCH No. 2022030762) prepared for the project, and adopt Resolution P23-12, recommending the City Council approve the Shadowbox Studios Project under Master Case 21- 109, including, Architectural Design Review 21-016; Conditional Use Permit 21-010; Development Review 21-001; General Plan Amendment 21-002; Hillside Development Review 21-001; Minor Use Permit 21-016; Oak Tree Permit (Class 4) 421-001; Ridgeline Alteration Permit 21-001; Zone Change 21-001; and Tentative Map 83513, subject to the Conditions of Approval (Exhibit A of Resolution P23-12).

ATTACHMENTS
Resolution P23-11
P23-11-EXHIBIT A-CEQA Findings
P23-11-EXHIBIT B-Final EIR-MMRP
Resolution P23-12
P23-12-EXHIBIT A-Draft Conditions
P23-12-EXHIBIT B-Zone Change Exhibit
P23-12-EXHIBIT C-GPA Text Change
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Architectural Site Plan
Building Elevations
Landscape Concept
Parking Plan
Lighting Photometric Plan
Tentative Tract Map
CPUC Letter
Public Comment Letters
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RESOLUTION NO. P23-11

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

SANTA CLARITA, CALIFORNIA, RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 2022030762) FOR MASTER CASE 21-109 (ARCHITECTURAL DESIGN REVIEW 21-016, CONDITIONAL USE PERMIT 21-010, DEVELOPMENT REVIEW 21-012, GENERAL PLAN AMENDMENT 21- 002, HILLSIDE DEVELOPMENT REVIEW 21-001, MINOR USE PERMIT 21-016, OAK TREE PERMIT (CLASS 4) 421-001, RIDGELINE ALTERATION PERMIT 21-001, ZONE CHANGE 21-001, AND TENTATIVE MAP 83513), INCLUDING REQUIRED FINDINGS

OF FACT, AND ADOPTION OF

THE MITIGATION MONITORING AND REPORTING PROGRAM

THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. FINDINGS OF FACT. The Planning Commission makes the following findings of fact, and recommends that the City Council make the following findings of fact:

A. An application for Master Case 21-019, the Shadowbox Studios Project, was filed by the project applicant, LA Railroad 93, LLC (the “applicant”), with the City of Santa Clarita (City) on May 28, 2021. The entitlement requests (collectively “Entitlements”) include:

1. Architectural Design Review 21-016 for the review of the project architecture follows the applicable provisions of the Unified Development Code (UDC), the General Plan, and other applicable requirements.

2. Conditional Use Permit 21-010 to allow for construction of a film and television studio campus in the Mixed-Use Neighborhood (MXN) zone, and for new development within the Planned Development Overlay zone.

3. Development Review 21-012 to allow for the construction of a film and television studio campus development in compliance with the applicable provisions of the UDC, the General Plan, and other applicable requirements.

4. General Plan Amendment 21-002 to amend the General Plan Land Use Map in order to designate the entirety of the Shadowbox Studios Project site as MXN, and a text amendment to the Land Use Element for the North Newhall Area.

5. Hillside Development Review 21-001 to allow for development on property with an average cross slope in excess of 10 percent.

6. Minor Use Permit 21-016 to allow for the reduction in residential density below the minimum required density for the MXN zone.

7. Oak Tree Permit (Class 4) 421-001 to allow for the removal of more than 13 oak trees, including 7 heritage trees.

8. Ridgeline Alteration Permit 21-001 to allow for the development within the Ridgeline Preservation zone.

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Attachment: Resolution P23-11 (Shadowbox Studios (MC21-109)) Resolution P23-11
Master Case 21-109
July 18, 2023

9. Zone Change 21-001 to amend the zoning map in order to designate the entirety of the Shadowbox Studios Project site as MXN; and to apply the Jobs Creation Overlay Zone (JCOZ) over a portion of the Shadowbox Studios Project site.

10. Tentative Map 83513 to subdivide the 93-acre Shadowbox Studios Project site into five lots.

B. The approximately 93-acre Shadowbox Studios Project (Project) site is located at the northeast corner of Railroad Avenue and 13th Street, and is located within the MXN and Non-Urban 5 (NU5) zones and General Plan land use designations. The Project site is also located within the area designated by the General Plan as the North Newhall Area (NNA), and located within the Placerita Canyon Special Standards District (PCSSD).

C. On June 14, 2011, the City Council adopted Resolution No. 11-61, adopting the City’s General Plan, and Resolution No. 11-62 certifying the Final Environmental Impact Report analyzing the General Plan. The City’s General Plan presently designates the Project site MXN and NU5.

D. The current NU5 land use and zoning designation on the northern portion of the Project site does not permit the development of the proposed studio use; therefore, the applicant is seeking a General Plan Amendment and Zone Change for the northerly portion of the Project site to MXN.

E. The General Plan established a development limitation for non-residential floor area in the NNA. The Project proposal exceeds the non-residential floor area for the NNA; therefore, the applicant is seeking a General Plan Amendment to increase the allowable non-residential floor area in the NNA.

F. The General Plan text for the NNA specifies that building heights in the NNA are subject to the Unified Development Code requirements that apply to all of Placerita Canyon. The applicant is seeking a General Plan Amendment to the General Plan text to clarify the allowable height to be consistent with the applicant’s associated Zone Change request.

G. The current MXN zoning designation has a maximum building height of 50 feet. The applicant is seeking a Zone Change for a portion of the Project site, south of Placerita Creek, to overlay the Jobs Creation Overlay Zone (JCOZ), which permits a 55-foot building height as well as a change to the General Plan text regarding building height in the North Newhall Area.

H. Surrounding land uses include a mix of residential, commercial, and public utility/transportation uses. The Metro rail line is immediately adjacent to the west of the Project site, with Railroad Avenue and commercial uses beyond. A homeowner associationmaintained hillside is immediately adjacent to the north of the Project site with single-family residential uses beyond. The Metropolitan Water District (MWD) owns property immediately adjacent to the east of the Project site with single-family residential uses

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Attachment: Resolution P23-11 (Shadowbox Studios (MC21-109)) Resolution P23-11
Master Case 21-109
July 18, 2023

beyond. Commercial uses are located immediately to the south of Project site, with singlefamily residential uses located beyond to the southeast.

I. The Project site is an approximately 93-acre site located at the northeast corner of the intersection of Railroad Avenue and 13th Street. The Project includes the development of a

1.3 million square-foot film and television studio campus consisting of 19 sound stages, a 565,000 square-foot warehouse support building, a 200,000 square-foot office building, 30,000 square-foot catering facility, a four-story (five parking level) parking structure, a 5,600 square-foot maintenance building, and associated surface parking.

J. The Project includes use of 11.4 acres of the MWD property immediately east, for surplus parking. Use of the MWD property is subject to approval by MWD and is not required for operation of the Project. Any parking provided on MWD property would be in excess of the required parking for the Project.

K. The environmental impacts of the proposed Project were reviewed under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”). In accordance with CEQA, the City of Santa Clarita is the lead agency and the City Council is the decision-making body for the Shadowbox Studios Project. The City’s Planning Commission is a recommending body for the Project.

L. The City determined that an Environmental Impact Report (EIR) must be prepared for the Project. The City determined that the following areas must be addressed in the EIR for the Project: aesthetics, air quality, biological resources, cultural resources, energy consumption, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use planning, noise, population and housing, public services, transportation/traffic, tribal cultural resources, utilities and service systems, and wildfire.

M. A Notice of Preparation (NOP) for the Project EIR was circulated to affected agencies, pursuant to CEQA and the CEQA Guidelines, for 30 days, beginning on March 29, 2022, and ending on April 28, 2022. Agencies that received the NOP include, but are not limited to, the County of Los Angeles, Los Angeles Regional Water Quality Control Board, California Department of Fish and Wildlife, South Coast Air Quality Management District, law enforcement agencies, school districts, water agencies, and utility companies serving the Santa Clarita Valley in accordance with CEQA’s consultation requirements. Comments from public agencies, organizations, and members of the public were received in response to the NOP for the Project.

N. A scoping meeting was held at City of Santa Clarita City Hall on April 21, 2022, to obtain information from the public as to issues that should be addressed in the EIR. Notice of the scoping meeting was published in The Signal newspaper on March 29, 2022. Approximately 30 people attended the scoping meeting. The topics of concern, that were raised at the meeting, included traffic, flood and drainage, preservation of Placerita Creek, preservation of the PCSSD.

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O. A site tour of the Project site with the Planning Commission was held February 21, 2023, to provide the Planning Commission context for the site setting and surroundings.

P. The City prepared a Draft EIR, for the Shadowbox Studios Project, that addressed all issues raised in comments received on the NOP. The Draft EIR was circulated for review and comment by affected governmental agencies and the public, in compliance with CEQA.

Specifically, the Notice of Availability/Notice of Completion for the Draft EIR was advertised on April 6, 2023, for a 45-day public review period that ended on May 22, 2023, at 5:00 p.m. in accordance with CEQA. Staff received written comments throughout the comment period as well as oral testimony at the April 18, 2023, May 16, 2023, and June 20, 2023 Planning Commission meetings for the Project.

Q. The Planning Commission public hearings for the Project were duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal, through on-site posting 14 days prior to the hearing, and by direct first-class mailing to property owners and occupants within 1,000 feet of the Project site.

R. The Planning Commission held a duly-noticed public meeting on the Project on April 18, 2023. The Planning Commission opened the public hearing for the Project and received a presentation from staff on the Project setting, requested Entitlements, and Project description. Staff also made a detailed presentation on the Draft EIR Sections (Biological Resources, Cultural Resources, Geology and Soils, Transportation/Traffic, and Tribal Cultural Resources). In addition, the Planning Commission received a presentation from the applicant and public testimony regarding the Project. The Planning Commission provided staff direction to bring the Shadowbox Studio Project back to the Planning Commission at the May 16, 2023, meeting with additional information regarding traffic and proposed roadway improvements, PCSSD, emergency evacuation, oak trees, Placerita Creek, and Project aesthetics. The Planning Commission continued the item to the May 16, 2023, Planning Commission meeting.

S. On May 16, 2023, the Planning Commission received a presentation from staff on the follow-up items from the April 18, 2023, meeting, along with a presentation from the applicant, and public testimony. The Planning Commission provided staff direction to bring the Shadowbox Studio Project back to the Planning Commission at the June 20, 2023, meeting with a draft resolution and Conditions of Approval for the Planning Commission to consider. The Planning Commission continued the item to the June 20, 2023, Planning Commission meeting.

T. On June 20, 2023, the Planning Commission received a presentation from staff on the follow-up items from the April 18, 2023, and May 16, 2023, meetings, along with the applicant’s presentation, and public testimony. Additional time was needed to respond to all comments received on the Draft EIR. The Planning Commission directed staff to bring the Shadowbox Studio Project back to the Planning Commission at the July 18, 2023, meeting with a draft resolution and Conditions of Approval for the Planning Commission to

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consider. The Planning Commission continued the item to the July 18, 2023, Planning Commission meeting.

U. On July 18, 2023, the Planning Commission received a presentation from staff on the follow-up items from the April 18, 2023, May 16, 2023, and June 20, 2023 meetings, along with the applicant’s presentation, and public testimony. The Planning Commission considered the staff report, Draft Final EIR, Resolutions, and Conditions of Approval.

V. The Draft EIR was presented to the Planning Commission on April 18, 2023. On July 18, 2023, the Planning Commission considered the Draft Final EIR prepared for the Project, as well as information provided in staff reports, presented to the Planning Commission from experts, and presented in public testimony, including letters submitted to the Planning Commission, prior to recommending approval of the Project. The Draft Final EIR for the Project has been prepared in compliance with CEQA.

W. Based upon staff presentations, staff reports, applicant presentations, and public comments and testimony, the Planning Commission finds that the Project will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Project be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the Project site; nor will the Project jeopardize, endanger, or otherwise constitute a menace to the public health, safety, or general welfare since the Project conforms with the zoning ordinance and is compatible with surrounding land uses. The Project proposes the extension of all utilities and services to the Project site. Currently, all required utilities and services are available at locations adjacent to the Project site.

X. The location of the documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based, for the Master Case 21-109 project file, with the Community Development Department; the record specifically is in the custody of the Director of Community Development.

SECTION 2. CEQA REQUIREMENTS. The Planning Commission of the City does recommend that the City Council make the following findings of fact:

A. CEQA provides that “public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]” (Pub. Resources Code, § 21002). The procedures required by CEQA “are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects” (Id.);
B. CEQA’s mandates and principles are implemented, in part, through the requirement that agencies adopt findings before approving projects for which EIRs are required. For each significant environmental effect identified in an EIR for a proposed project, the approving agency must issue a written finding reaching one or more of three permissible conclusions:

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(1) “[c]hanges or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR,”
(2) “[s]uch changes or alterations are within the responsibility and jurisdiction of another public agency or can and should be adopted by such other agency,” or (3) “[s]pecific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.” (CEQA Guidelines §15091.) CEQA defines “feasible” to mean capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, legal and technological factors. (CEQA §21061.1; CEQA Guidelines §15364.);
C. The concept of “feasibility” also encompasses the question of whether a particular alternative promotes the underlying goals and objectives of a project. “Feasibility” under CEQA, then, encompasses “desirability” to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors;
D. CEQA requires that the lead agency exercise its independent judgment in reviewing the adequacy of an EIR and that the decision of a lead agency in certifying a Final EIR and approving a project not be predetermined. The Planning Commission has conducted its own review and analysis, and is exercising its independent judgment when acting as herein provided;
E. CEQA requires decision-makers to adopt a Mitigation Monitoring and Reporting Program (MMRP) for those mitigation measures identified in the Final EIR that would mitigate or avoid each significant impact identified in the EIR and to incorporate the mitigation monitoring and reporting program, including all mitigation measures, as a condition of Project approval;
F. CEQA requires that the responses to comments in the Final EIR demonstrate good faith and a well-reasoned analysis, and not be overly conclusory. In response to several of the comments received, portions of the Draft EIR have been revised. Although new material has been added to the Draft EIR through preparation of the Final EIR, this new material provides clarification to points and information already included in the Draft EIR and is not considered to be significant new information or a substantial change to the Draft EIR or to the Project that would necessitate recirculation; and
G. CEQA Guidelines § 15003 notes that state courts have held that the purpose of an EIR is to inform other governmental agencies and the public generally of the environmental impacts

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of a proposed project. CEQA does not require technical perfection or exhaustive treatment of issues in an EIR, but rather adequacy, completeness, and a good-faith effort at full disclosure.

SECTION 3. CEQA FINDINGS. The Planning Commission recommends that the City Council find that the Draft Final EIR for Master Case 21-109 (Architectural Design Review 21- 016; Conditional Use Permit 21-010; Development Review 21-001; General Plan Amendment 21-002; Hillside Development Review 21-001; Minor Use Permit 21-016; Oak Tree Permit (Class 4) 421-001; Ridgeline Alteration Permit 21-001; Zone Change 21-001; and Tentative Map 83513) identifies and discloses Project-specific impacts and cumulative Project impacts.

Environmental impacts identified in the Draft Final EIR, findings, and facts in support of findings are herein incorporated as CEQA Facts and Findings referred to as Exhibit A, and identified as follows:

A. The Draft Final EIR identifies significant but mitigated impacts, as set forth in Section 5.3 of Exhibit A. Changes or alterations have been required in, or incorporated into, the Project that will avoid or reduce these potential impacts to a less-than-significant level.

B. The Draft Final EIR also identifies less-than-significant impacts, as set forth in Section 5.2 of Exhibit A.

C. The less-than-significant impacts set forth in Section 5.2 of Exhibit A will not contribute to cumulative impacts.

D. The MMRP, attached as Exhibit B, which is incorporated by reference, is required to mitigate Project impacts.

SECTION 4. CONSIDERATION OF A REASONABLE RANGE OF ALTERNATIVES.

Based upon the above recitals and the entire record, including the Shadowbox Studios Project Draft Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Draft Final EIR and otherwise, upon studies and investigation made by the Planning Commission, and upon reports and other transmittals from City staff to the Planning Commission, the Planning Commission further finds and recommends that the City Council find that the Draft Final EIR analyzes a reasonable range of Project alternatives that would feasibly attain most of the basic objectives of the Project, would lessen any of the significant impacts of the Project, and adequately evaluates the comparative merits of each alternative.

A. The objectives of the Project are specified in the Draft Final EIR and Section 2.3 of Exhibit A. These objectives are used as the basis for comparing the Project alternatives and determining the extent that the objectives would be achieved relative to the proposed Project.

B. Alternative 1 – No Project/No Development Alternative. This alternative is required by the CEQA Guidelines and compares the impacts that might occur if the site is left in its present

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condition with those that would be generated by the proposed Project. Under this alternative, no development or redevelopment would occur beyond what exists today, and the site remains in its current state.

This alternative would have the least impact compared to the Project, however it would have potentially greater impacts related to wildfire, hydrology and water quality, land use and planning, and population and housing, and would not attain any of the Project Objectives as summarized in Section 2.3 of the CEQA Facts and Findings (Exhibit A). Therefore, this alternative is infeasible.

C. Alternative 2 – Existing Zoning. This Alternative would allow development of uses that are consistent with the Project site’s existing zoning designations, which are MXN for 40.6 acres located south of Placerita Creek, and NU5 for the 51.1-acre balance of the Project site that extend north across Placerita Creek. Approximately 1.8 acres would be dedicated for public right-of-way.

The Existing Zoning Alternative would propose mixed use development on the MXN portion of the site in accordance with State and Local Density Bonus Law, for a total unit count of 924 units, and 50,000 square feet of commercial floor area. A total of 50 units of detached residential housing would be included in the NU-5 area southerly of the creek.

This Alternative would provide the same Placerita Creek stabilization as the Project, but would not construct a bridge across Placerita Creek, would not include any development of the area north of Placerita Creek, nor propose use of the MWD right-of-way. The roadway circulation for this Alternative anticipates a three-legged intersection at 13th and Arch Streets. Alternative 2 would not meet the Project Objectives, as summarized in Section 2.3 of the CEQA Facts and Findings (Exhibit A), and would have greater impacts on air quality, energy consumption, GHG emissions, public services, transportation, utilities and service systems, and wildfire. Therefore, Alternative 2 is infeasible.

D. Alternative 3 – Reduced Studio Project. The Reduced Studio Alternative, would include the same type of uses (i.e., sound stages, workshops and warehouses, production offices, and other support facilities), design, architecture, and layout as proposed by the Project while reducing the square footage by approximately 24 percent. Accordingly, development of the

93.5-acre Project site under Alternative 3 would total approximately 980,000 square feet.

This Alternative would have the same overall development footprint and similar building massing and require the same amount of grading. This Alternative would require construction of the bridge over Placerita Creek and would include the same roadway improvements as the Project.

This alternative would reduce impacts associated with the Project: air quality, energy consumption, GHG emissions, public services, transportation, and utilities and service systems, and is generally considered environmentally superior to the Project; however, it would require the same mitigation measures as the Project to ensure impacts in these areas remain less than significant.

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SECTION 5. FINDINGS FOR CERTIFICATION OF THE FINAL EIR. Based upon the above recitals and the entire record, including, without limitation, the Shadowbox Studios Project Draft Final EIR, oral and written testimony and other evidence received at the public hearings held on the Project and the Draft Final EIR, upon studies and investigation made by the Planning Commission, and upon reports and other transmittals from City staff to the Planning Commission, the Planning Commission further recommends the City Council find:

A. That the Draft Final EIR for the Project is adequate, complete, has been prepared in accordance with CEQA, and should be certified on that basis.

B. That the Planning Commission has independently reviewed and considered the Draft Final EIR in reaching its conclusions.

C. That the Draft Final EIR was presented and reviewed prior to taking final action to recommend certification of the Final EIR and approval of the Shadowbox Studios Project.

D. That, in accordance with CEQA Guidelines Section 15091, the Draft Final EIR includes a description of each potentially significant impact and rationale for finding that changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effect, as detailed in Exhibit A attached hereto. The analyses included in the Draft Final EIR to support each conclusion and recommendation therein is hereby incorporated into these findings.

E. That, in accordance with Public Resources Code Section 21081, modifications have occurred to the Project to reduce significant effects.

F. That, in accordance with Public Resources Code Section 21081 and CEQA Guidelines Section 15091, changes and alterations have been required and incorporated into the Project that avoid or substantially lessen its significant environmental effects because feasible mitigation measures, including those in the MMRP, are made conditions of approval for the Project.

G. That the Draft Final EIR reflects the decision-maker’s independent judgment and analysis.

H. That a MMRP has been prepared and is recommended for adoption to enforce the mitigation measures required by the Draft Final EIR and Project approvals.

The documents and other materials which constitute the record of proceedings on which this decision is based are under the custody of the Director of Community Development and are located at the City of Santa Clarita, Community Development Department, 23920 Valencia Boulevard, Suite 302, Santa Clarita, California 91355.

SECTION 6. The Planning Commission recommends that the City Council review and consider the Draft Final EIR (SCH No. 2022030762), and hereby determines that it is adequate

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and in compliance with CEQA. Accordingly, the Planning Commission recommends the City Council certify a Final EIR and associated documents, and adopt the MMRP.

SECTION 7. By the adoption of this Resolution, the Planning Commission has not granted any approval or entitlement on this Project.

SECTION 8. Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 9. Limitations. The Planning Commission’s analysis and evaluation of the Project is based on the best information currently available. It is inevitable that in evaluating a Project that absolute and perfect knowledge of all possible aspects of the Project will not exist.

One of the major limitations on analysis of the Project is the Planning Commission’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 10. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 11. A copy of this Resolution will be mailed to the applicant and to any other person requesting a copy.

SECTION 12. This Resolution is the Planning Commission’s final decision and will become effective immediately upon adoption.

SECTION 13. The Planning Commission Secretary shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken.

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PASSED, APPROVED, AND ADOPTED this 18th day of July, 2023.

RENEE BERLIN, CHAIRPERSON

PLANNING COMMISSION
ATTEST:

RACHEL CLARK, SECRETARY

PLANNING COMMISSION

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss

CITY OF SANTA CLARITA )
I, Rachel Clark, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 18th of July 2023, by the following vote of the Planning Commission:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

PLANNING COMMISSION SECRETARY

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EXHIBIT “A”

STATEMENT OF FACTS AND FINDINGS

REGARDING THE ENVIRONMENTAL EFFECTS

FOR THE

SHADOWBOX STUDIOS PROJECT
SCH NO. 2022030762
Lead Agency:

CITY OF SANTA CLARITA
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
July 18, 2023

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TABLE OF CONTENTS

1.0 STATEMENT OF FACTS AND FINDINGS......................................................................1

2.0 PROJECT SUMMARY ....................................................................................................3

2.1 Description of Project Proposed for Approval ..............................................................3

2.2 Statement of Objectives................................................................................................7

3.0 ENVIRONMENTAL REVIEW/PUBLIC PARTICIPATION.................................................9

4.0 INDEPENDENT JUDGMENT AND FINDING ................................................................11

5.0 ENVIRONMENTAL IMPACTS AND FINDINGS.............................................................13

5.1 Effects Determined to Have No Impact in the EIR.....................................................13

5.2 Effects Determined to Be Less Than Significant Without Mitigation in the EIR.........15

5.3 Effects Determined to Be Mitigated to Less-Than-Significant Levels in the EIR.......18

5.4 Alternatives to the Proposed Project ..........................................................................33

6.0 CERTIFICATION OF THE FINAL EIR ...........................................................................45

6.1 Findings.......................................................................................................................45

6.2 Conclusions ................................................................................................................45

7.0 STATEMENT OF LOCATION AND CUSTODIAN OF DOCUMENTS............................47

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1.0 STATEMENT OF FACTS AND FINDINGS
The California Environmental Quality Act (CEQA) requires that a Lead Agency make specific findings prior to approving a project that would generate a significant impact on the environment.

In this Statement of Facts and Findings, the Lead Agency identifies the significant impacts of the Project, presents facts supporting the conclusions reached in the analysis, makes one or more of three potential findings for each impact, and explains the reasoning behind the agency’s findings.

This Statement of Facts and Findings has been prepared in accordance with CEQA, specifically Public Resources Code (PRC) Section 21081 and CEQA Guidelines Section 15091. CEQA Guidelines Section 15091(a) provides that:

No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding.

The three findings available for the Statement of Facts and Findings pursuant to CEQA Guidelines Section 15091 are as follows:

1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.

3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

The City of Santa Clarita (City), the CEQA Lead Agency, finds and declares that the Shadowbox Studios Project Final Environmental Impact Report (EIR) has been completed in compliance with CEQA and the CEQA Guidelines. The City’s Planning Commission recommends that the City Council find and certify that the EIR was reviewed, and information contained in the EIR was considered prior to approving the Shadowbox Studios Project, herein referred to as the “Project.” Based upon its review of the EIR, the Planning Commission recommends that the City Council find that the EIR is an adequate assessment of the potentially significant environmental impacts of the Project, represents the independent judgment and analysis of the City, and sets forth an adequate range of alternatives to this Project.

The EIR for the Project is composed of the following elements:
• Shadowbox (formerly Blackhall) Studios Project Initial Study (March 2022) • Shadowbox Studios Project Draft EIR and Technical Appendices (April 2023) • Shadowbox Studios Project Final EIR and Mitigation Monitoring and Reporting Program (July 2023)

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2.0 PROJECT SUMMARY

2.1 DESCRIPTION OF PROJECT PROPOSED FOR APPROVAL

DESCRIPTION OF THE PROJECT
The Project Site is located in the southwestern portion of Santa Clarita, in the Newhall community, approximately 2 miles east of Interstate 5 (I-5), 2 miles west of the Antelope Valley Freeway (State Route 14), and 2 miles south of the Santa Clara River. The Project Site is situated at the northeastern corner of Railroad Avenue and 13th Street and bounded by 12th Street, Arch Street, and 13th Street on the south; a railroad right-of-way (ROW) and Railroad Avenue on the west; Metropolitan Water District (MWD) ROW on the east; and slopes maintained by the adjacent residential uses to the north.

The Project Site is a 93.5-acre area that is generally rectangular in shape and comprises an undeveloped piece of land that has been cleared of the majority of its natural vegetation. The Project Site also includes an additional 11.4-acre property owned by MWD. The central and southern portions of the Project Site that make up the majority of the Project Site have been disturbed by past uses, are relatively flat, and are characterized by low, ruderal plants and gravel driveways. The northern portion of the Project Site includes natural features, such as a prominent ridgeline, which transects the northeastern corner of the Project Site, and a natural creek and creek wash area (Placerita Creek).

The Project Developer, L.A. Railroad 93, LLC, proposes to develop a full-service film and television studio campus on the Project Site that would consist of approximately 475,500 square feet of sound stages; approximately 565,400 square feet of workshops, warehouses, and support uses; approximately 209,300 square feet of production and administrative offices; and approximately 35,600 square feet of catering and other specialty services. Upon completion, the campus would have an overall building area of approximately 1,285,800 square feet.

Eight buildings, which would contain 19 sound stages, would be constructed in the central portion of the Project Site, south of Placerita Creek. A three-story office building and a four-story (fivelevel), 1,072-space parking structure are proposed in the southwestern corner of the Project Site.

In addition, a two-story support building would extend along the remaining portion of the western boundary (i.e., Railroad Avenue) of the Project Site, south of Placerita Creek. Other ancillary and specialty use buildings, including three catering buildings and mechanical building with a substation, would be located to the east and southeast of the main entrance at the intersection of Arch Street and 13th Street.

Approximately 13 percent or 528,156 square feet of the Project Site would be landscaped. Thirteen of the 16 oak trees on the Project Site, including seven heritage trees, would be removed to accommodate Project development; three coast live oak trees on the ridge at the north end of the Project Site would be preserved with no anticipated encroachment. However, the Project would replace the removed trees with 211 oak trees, as well as 450 trees of different non-oak varieties.

A plant nursery is also proposed along the entire length of the parking area proposed in the adjacent MWD ROW along the eastern boundary of the Project Site to the south of Placerita Creek and adjacent to the alley behind the residences along Alderbrook Drive (subject to agreement with MWD). The plant nursery, which would be composed of plants in containers,

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would provide not only plants for use on the Project sound stages, when needed, thus reducing the need for importing materials from off-site, but also additional visual screening from the Placerita Canyon neighborhood. In addition, the Project would include a small private park (i.e., Shadow Oak Park) in the center of a courtyard formed by the three catering buildings. Patios are provided in front of each of the catering buildings. Furthermore, several outdoor seating and picnic areas are proposed for the Project Site – two along the western façade of the proposed support building and outdoor break areas between the stage buildings, as well as a basketball half court along the western façade of the proposed support building (between the two picnic areas) and a small dog park at the northern end of the proposed support building.

In addition to the 1,072-space parking structure, approximately 455 surface parking spaces, including 221 vehicle parking spaces, 15 delivery van spaces, and 219 trailer parking spaces, would be provided throughout the main campus immediately adjacent to the buildings. An additional 1,157-space employee parking lot is proposed on the north side of Placerita Creek, for a total of 2,684 parking spaces on the Project Site. This employee parking lot would be connected to the main campus by an all-weather bridge and would be served by an internal shuttle system to provide easy access for employees. Subject to an agreement with MWD, the Project also proposes to utilize the adjacent MWD ROW along the eastern boundary of the Project Site, south of Placerita Creek, to provide approximately 257 trailer parking spaces for production personnel and base camp parking.

The main entrance to the proposed campus would be provided north of the intersection of Arch Street and 13th Street and would be set back from the intersection to accommodate the queueing of vehicles entering the campus in the Project’s entrance driveway rather than on 13th Street or Arch Street. The main entrance would have three lanes of ingress (all through lanes) and three lanes of egress (two through lanes and one exclusive right-turn lane) at the intersection of Arch Street and 13th Street. In addition to the main entrance, two other gates would be provided to access the Project Site. The entrance to Gate 2 would be located immediately east of the main entrance at the eastern leg of the intersection of Arch Street and 13th Street. This gate would be access-controlled (unmanned) and would have two lanes of ingress and two lanes of egress.

Gate 2 would also be set back to accommodate the queueing of vehicles entering the campus.

The entrance to Gate 3 would be located along 12th Street immediately east of the proposed catering buildings. This gate would also be access-controlled (unmanned) and would provide Project-related egress-only and be restricted to a right-turn movement onto 12th Street. Gate 3 would provide for emergency ingress and egress. A metal sliding gate would also be provided within the MWD ROW, east of Gate 3 at the southeasternmost corner of the Project Site along 12th Street adjacent to the alley behind Alderbrook Drive, to provide emergency access.

The Project would also be conditioned to construct a Class I multi-purpose path along the Project frontage on 12th, Arch, and 13th Streets. In addition, the Project would be conditioned to either (1) pay an in-lieu fee to contribute toward improvements or (2) construct a connection to provide a link for pedestrians and bicyclists between the Project Site and the Jan Heidt Newhall Metrolink Station and Old Town Newhall dining and entertainment district. The Class I multi-purpose path would be a completely separate right-of-way for the exclusive use of bicyclists and pedestrians with the path visibly marked.

A 12-foot tall security fence primarily made of woodcrete would be installed along the majority of the perimeter of the Project Site. Open rail wrought iron fencing would be installed along the

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southwestern corner of the Project Site, adjacent to the proposed office building. In addition, closed-circuit television (CCTV) security cameras would be installed throughout the Project Site.

These surveillance cameras would be monitored full-time at a manned security station on-site.

Furthermore, licensed security personnel would be provided to patrol the Project Site at all times (i.e., 24 hours per day, seven days per week). Additional stage security would also be provided at key entry points to and within individual building areas.

The Project would be required to comply with the California Building Standards Code, as well as the California Green Building Standards (CALGreen) Code, which requires implementation of energy-efficient light fixtures and building materials into the design of new construction projects, as well as high-efficiency plumbing fixtures. Other sustainability features that would be incorporated into the Project include the implementation of an energy management system specific to lighting, provision of EV charging stations and conduit for future EV parking spaces, and rooftop photovoltaic systems and solar panels.

In addition to the development of the campus on the Project Site, the Project includes several offsite improvements beyond the landscaping and Class I multi-purpose path described above.

These additional off-site improvements include the following:
• Proposed improvements at the frontage of the Project on 13th Street, Arch Street, and 12th Street, including a Class I multi-purpose path to afford walking and biking opportunities within the community and to the nearby Metrolink Station and Old Town Newhall dining and entertainment district;
• Widening of 13th Street, Arch Street, and 12th Street and installation of traffic signals at the intersections of 13th Street and Arch Street and 12th Street and Arch Street; • Installation of public hydrants along the frontage of the Project on 13th, Arch, and 12th Streets and at the intersection of 13th Street and Railroad Avenue; • Required railroad crossing improvements at 13th Street that consist of the following:
- Widening of the rail crossing at 13th Street and Railroad Avenue; - Install a bike path/trail on the north side of the crossing; - Accommodate a wider turning radius for larger vehicle at the crossing; - Increase efficiency on the 13th Street westbound dedicated right-turn lane at Railroad Avenue, including a pork chop island;
- Install new railroad exit gates;
- Implement vertical grading to install drainage on Railroad Avenue and 13th Street; - Modify the Railroad Avenue storage lengths for left turns to accommodate the revised geometry;
- Implement Americans with Disabilities Act (ADA) requirements for pedestrians; - Modify/widen the railroad track (vertical changes only) to accommodate the revised geometry; and
- Implement line-of-sight requirements at the grade crossing.

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If the Dockweiler Drive Extension Project is not completed prior to the completion of Project construction, the Project would be conditioned to extend Arch Street to Placerita Canyon Road and complete the two-legged intersection of Placerita Canyon Road and Arch Street, as indicated in the Tentative Tract Map included in Appendix B of the Draft EIR.

In conjunction with the Project, the following modifications to the Dockweiler Drive Extension Project are proposed:
• Roadway improvements to 13th Street, Arch Street, 12th Street and Placerita Canyon Road that differ from previous approved plans, including accommodating the additional lane geometry at the Arch Street/13th Street intersection to widen the railroad crossing; • Pedestrian and bike bridge from the Jan Heidt Newhall Metrolink Station on Railroad Avenue to the future extension of Dockweiler Drive;
• Modify the turning radius at the intersection of 13th Street and Railroad Avenue to accommodate WB-67 semi-truck dimensions; and
• Implement temporary storm drain improvements to accommodate surface water runoff from Dockweiler Drive prior to completion of the Project.

AGREEMENTS, PERMITS, AND APPROVALS
This EIR is intended to inform and provide clearance under CEQA for all governmental approval actions necessary to authorize the project to proceed. These approvals include those listed below.

City of Santa Clarita
• Recommendation by the Planning Commission for approval by the City Council that the EIR was prepared in accordance with CEQA and other applicable codes and guidelines. • Recommendation by the Planning Commission for approval by the City Council the Project or an alternative to the Project.
• Certification of the EIR prepared for the Project.
• Architectural Design Review for all new development projects. • Conditional Use Permit for all new development within the Planned Development Overlay and for studio use within the MXN zone.
• Development Review for all new development projects.
• Minor Use Permit for the provision of less than the minimum residential density required in the MXN zone.
• Landscape Plan Review to make a determination that all proposed landscaping is consistent with the standards established within the Unified Development Code. • Hillside Review for the development on natural slopes in excess of 10 percent average slope.
• Tentative Map to subdivide the Project Site into five lots.

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• Oak Tree Permit for the encroachment into the protected zone and removal of oak trees. • Zone Change to modify the boundaries of the Jobs Creation Overlay Zone to incorporate the portion of the Project Site zoned MXN, south of Placerita Creek, and to change the zoning of the northern portion of the site from NU5 to MXN. • General Plan Amendment to modify the General Plan Land Use Designation from NU5 to MXN to remain consistent with the proposed Zone Change and to make text changes to the discussion regarding the North Newhall Area as discussed in the Land Use Element of the General Plan to address allowable development potential and building height in the area.
• Ridgeline Alteration Permit for proposed development activity within 100 feet vertically and/or horizontally from a designated significant ridgeline as identified in the Land Use Element of the General Plan.
• Other discretionary and ministerial permits and approvals that may be deemed necessary, including, but not limited to, grading permits and building permits.

Other Agencies
To allow for construction in or near Placerita Creek and for other off-site improvements, the following permits would be required:
• Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers • Clean Water Act Section 401 Permit from the Los Angeles Regional Water Quality Control Board
• California Fish and Game Code Section 1602 Streambed Alteration Agreement from the California Department of Fish and Wildlife
• California Public Utilities Commission authorization letter for the modifications to the railroad crossing
• South Coast Air Quality Management District (South Coast AQMD) air permits for operation of equipment emitting air pollutants, including, but not limited to, emergency generators and fire water pumps.

In addition to the specific discretionary actions listed above, other discretionary and ministerial permits and approvals may be or will be required, including, but not limited to, grading permits, excavation permits, foundation permits, and building permits.

2.2 STATEMENT OF OBJECTIVES
The underlying purpose of the Project is to provide a state-of-the-art, full-service film and television campus that would provide independent media production facilities in Santa Clarita.

The Project’s specific objectives are as follows:
• Design and construct economically-viable and technologically-advanced sound stages, creative office, and production support spaces with the infrastructure, parking, and technology to attract high-profile film, television, and streaming projects that require

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facilities designed to meet the specifications and demands of the movie, television, and entertainment industry and to allow flexibility to incorporate future technology advances. • Promote economic growth in Santa Clarita, particularly in the Newhall community, by encouraging the support for the entertainment industry by creating a secure campus environment, where media and entertainment-related uses are consolidated with preproduction, post-production, story development, and administrative offices in order to maximize creativity and productivity.
• Maximize the use of the entire property to create a studio campus environment that creates a range of new media-related employment opportunities that cater to movie, television, and entertainment industries, as well as construction jobs, providing opportunities for local growth and improving the City’s jobs to housing balance. • Develop a studio campus along a transit corridor that is easily accessible by public transportation, where media and entertainment-related uses are consolidated with preproduction, production, story development, and administrative offices within a single site to promote sustainability and reduce vehicle miles traveled (VMT), resulting in corresponding reductions in air pollutant and greenhouse gas (GHG) emissions. • Enhance the identity of the Newhall community as a movie, television, and entertainment industry area.
• Enhance the visual appearance of the Project Site by providing architecturally distinct development, while maintaining consistency with the design standards of the immediately adjacent Old Town Newhall Specific Plan area.
• Design a campus that would commemorate the filmmaking heritage of Santa Clarita. • Provide off-site improvements to enhance and/or provide pedestrian and bike connections to adjacent communities and the Jan Heidt Newhall Metrolink Station for the benefit of the existing residents of the adjacent communities and future employees of the Project.

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3.0 ENVIRONMENTAL REVIEW/PUBLIC PARTICIPATION
The City of Santa Clarita conducted an extensive review of this Project, which included a Draft EIR and a Final EIR, including technical reports, along with a public review and comment period.

The following is a summary of the City’s environmental review of this Project:
• Pursuant to the provision of CEQA Guidelines Section 15082, as amended, the City of Santa Clarita circulated a Notice of Preparation (NOP) to public agencies, organizations, and members of the public who had requested such notice for a 30-day period. The NOP was submitted to the State Clearinghouse and filed with the Los Angeles County Clerk on March 29, 2022, with the 30-day review period ending on April 28, 2022. • The NOP public review period ran for 30 days. The City received comment letters from State, regional, and local public agencies, as well as comment letters and comment cards from local organizations and individuals; these comment letters were included in Appendix A of the Draft EIR.
• A scoping meeting was held at the City of Santa Clarita City Hall, Century Conference Room on April 21, 2022, to obtain information from the public as to issues that should be addressed in the EIR. Notice of the scoping meeting was published in The Signal newspaper on March 29, 2022 and was mailed to all property owners within 1,000 feet of the Project Site, in addition to approximately 50 agencies, interested parties, and individuals who requested to be notified of the Project. Approximately 27 persons from or members of the public attended the scoping meeting.
• The Draft EIR was distributed for public review, and a Notice of Availability (NOA) and Notice of Completion (NOC) were filed with the State Clearinghouse on April 6, 2023, to commence a 45-day review period, beginning on April 6, 2023, and ending on May 22, 2023. The NOA was filed with the Los Angeles County Clerk on April 6, 2023. The NOA was also mailed to all property owners within 1,000 feet of the Project Site, in addition to approximately 92 agencies, interested parties, and individuals who requested to be notified of the Project, and was published in The Signal on April 6, 2023.
• The Project and the Draft EIR were presented at three Planning Commission meetings held on April 18, 2023, May 16, 2023, and June 20, 2023, to solicit comments from the public and the Planning Commission on the Draft EIR. Notice of the Planning Commission meeting in April was published in The Signal newspaper on March 28, 2023. • The City received a total of 21 comment letters on the Draft EIR from public agencies and the public, as well as numerous letters from organizations and members of the public regarding the merits of the Project or questions regarding the Project. The City prepared responses to all written comments. The comments and responses are contained in Section 2.0, Comments on the Draft EIR and Responses, of the Final EIR.
• In accordance with CEQA, the City provided written responses to the public agencies that commented on the Draft EIR prior to the July 18, 2023, Planning Commission hearing. • Hearings before the City Council are expected following a recommendation from the Planning Commission.

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4.0 INDEPENDENT JUDGMENT AND FINDING
The City solicited proposals from independent consultants to prepare the Shadowbox Studios Project EIR. Subsequently, the City selected and retained Michael Baker International, Inc. (Michael Baker) to prepare the Shadowbox Studios Project EIR. Michael Baker prepared the EIR under the supervision and direction of the City of Santa Clarita staff. All findings set forth herein are based on substantial evidence in the record as indicated with respect to each specific finding.

FINDING:

The EIR for the Project reflects the City’s independent judgment. The City has exercised independent judgment in accordance with PRC Section 21082.1(c)(3) in retaining its own environmental consultant and directing the consultant in the preparation of the EIR. The City has independently reviewed and analyzed the EIR and accompanying studies and finds that the report reflects the independent judgment of the City.

The Planning Commission has considered all the evidence presented in its consideration of the Project and the EIR, including, but not limited to, the Final EIR and its supporting studies, written and oral evidence presented at hearings on the Project, and written evidence submitted to the City by individuals, organizations, regulatory agencies, and other entities. On the basis of such evidence, the Planning Commission finds that, with respect to each environmental impact identified in the review process, the impact is either less than significant and would not require mitigation or potentially significant but would be avoided or reduced to a less-than-significant level by implementation of identified mitigation measures.

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5.0 ENVIRONMENTAL IMPACTS AND FINDINGS

5.1 EFFECTS DETERMINED TO HAVE NO IMPACT IN THE EIR
The Shadowbox Studios Project EIR found that the Project would have no impact on a number of environmental topic areas, as listed below. A detailed analysis of these topic areas is provided in the Initial Study, included as Appendix A of the Draft EIR.

FINDING:

The EIR for the Project reflects the City’s independent judgment. The City has exercised independent judgment in accordance with PRC Section 21082.1(c)(3) in retaining its own environmental consultant and directing the consultant in the preparation of the EIR. The City has independently reviewed and analyzed the EIR and accompanying studies and finds that the report reflects the independent judgment of the City.

Agriculture and Forestry Resources
a) Would the Project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use?
b) Would the Project conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Would the Project conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
d) Would the Project result in the loss of forestland or conversion of forestland to nonforest use? e) Would the Project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forestland to non-forest use?
Biological Resources
f) Would the Project conflict with the provisions of an adopted habitat conservation plans, natural community conservation plan, or other approved local, regional, or state habitat conservation plan?
g) Would the Project affect a Significant Ecological Area (SEA) or Significant Natural Area (SNA) as identified on the City of Santa Clarita SEA Delineation Map? Geology and Soils
a) Would the Project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

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i) Rupture of a known earthquake fault, as delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
iii) Seismic-related ground failure, including liquefaction? e) Would he Project have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
Hazards and Hazardous Materials
e) Would the Project be located within an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport, and would the Project result in a safety hazard for people residing or working in the project area? h) Is the Project within the vicinity of a private airstrip, and would the Project result in a safety hazard for people residing or working in the project area? Hydrology and Water Quality
g) Would the Project place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map?
i) Would the Project expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam? Land Use and Planning
a) Would the Project disrupt or physically divide an established community (including a low-income or minority community)?
c) Would the Project conflict with any applicable habitat conservation plan, natural community conservation plan, and/or policies by agencies with jurisdiction over the project?
Mineral and Energy Resources
a) Would the Project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Would the Project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Noise
c) Would the Project expose people residing or working in the Project area to excessive noise levels, for a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within 2 miles of a public airport or public use airport?

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Population and Housing
b) Would the Project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere (especially affordable housing)?

5.2 EFFECTS DETERMINED TO BE LESS THAN SIGNIFICANT

WITHOUT MITIGATION IN THE EIR
The Shadowbox Studios Project EIR found that the Project would have a less-than-significant impact on a number of environmental topic areas, as listed below. A detailed analysis of these topic areas is provided in the Initial Study prepared for the Project, included as Appendix A of the Draft EIR, and in Sections 4.1 through 4.17 of the Draft EIR.

FINDING:

The City of Santa Clarita Planning Commission, having reviewed and considered the information contained in the Initial Study, Draft EIR and Technical Appendices, Final EIR, and administrative record, finds that based on substantial evidence in the record, impacts related to the following topics, to the extent they result from the Project, would be less than significant.

Aesthetics
a) Would the Project have a substantial adverse effect on a scenic vista? b) Would the Project substantially damage scenic resources, including, but not limited to, primary/secondary ridgelines, trees, rock outcroppings, and historic buildings within a state scenic highway?
c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
d) Would the Project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Cumulative Aesthetics Impacts
Air Quality
a) Would the Project conflict with or obstruct implementation of the applicable air quality plan?
b) Would the Project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or State ambient air quality standard?
c) Would the Project result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or

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state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)?
d) Would the Project expose sensitive receptors to substantial pollutant concentrations? e) Would the Project create objectionable odors affecting a substantial number of people?
Cumulative Air Quality Impacts
Biological Resources
d) Would the Project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Would the Project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance ? Cumulative Biological Resources Impacts
Cultural Resources
a) Would the Project cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5?
c) Would the Project disturb any human remains, including those interred outside of dedicated cemeteries?
Energy
a) Would the Project result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
b) Would the Project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Cumulative Energy Impacts
Geology and Soils
a) Would the Project expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:
ii) Strong seismic ground shaking?
iv) Landslides?
b) Would the Project result in substantial soil erosion or the loss of topsoil? c) Would the Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?

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d) Would the Project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? g) Would the Project result in a change in topography or ground surface relief features? h) Would the Project result in earth movement (cut and/or fill) of 10,000 cubic yards or more?
i) Would the Project involve development and/or grading on a slope greater than 10% natural grade?
i) Would the Project result in the destruction, covering, or modification of any unique geologic or physical feature?
Cumulative Geology and Soils Impacts
Greenhouse Gas Emissions
a) Would the Project generate greenhouse gas emission, either directly or indirectly, that may have a significant impact on the environment?
b) Would the Project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Cumulative Greenhous Gas Emissions Impacts
Hazards and Hazardous Materials
a) Would the Project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Would the Project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving explosion or the release of hazardous materials into the environment (including, but not limited to oil, pesticides, chemicals, fuels, or radiation)?
c) Would the Project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Would the Project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? f) Would the Project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
g) Would the Project expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? i) Would the Project expose people to existing sources of potential health hazards (e.g., electrical transmission lines, gas lines, oil pipelines)? Cumulative Hazards and Hazardous Materials Impacts

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Hydrology and Water Quality
a) Would the Project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? b) Would the Project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management in the basin?
c) Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would :
i. Result in substantial erosion or siltation on- or off-site; ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?
iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?
iv. Impede or redirect flood flows
d) In flood hazard, tsunami, or seiche zones, would the Project risk release of pollutants due to project inundation?
e) Would the Project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
f) Would the Project otherwise substantially degrade water quality? h) Would the Project place within a 100-year flood hazard area structures which would impede or redirect flood flows?
j) Would the Project result in changes in the rate of flow, currents, or the course and direction of surface water and/or groundwater?
k) Would the Project result in other modification of a wash, channel creek, or river? l) Would the Project impact stormwater management in any of the following ways:
i) Potential impact of project construction and project post-construction activity on stormwater runoff?
ii) Potential discharges from areas for materials storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas or loading docks, or other outdoor work areas?
iii) Significant environmentally harmful increase in the flow velocity or volume of stormwater runoff?

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iv) Significant and environmentally harmful increases in erosion of the Project Site or surrounding areas?
v) Stormwater discharges that would significantly impair or contribute to the impairment of the beneficial uses of receiving waters or areas that provide water quality benefits (e.g., riparian corridors, wetlands, etc.)? vi) Cause harm to the biological integrity of drainage systems, watersheds, and/or water bodies?
vii) Include provisions for the separation, recycling, and reuse of materials both during construction and after project occupancy?
Cumulative Hydrology and Water Quality Impacts
Land Use and Planning
b) Would the Project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Cumulative Land Use and Planning Impacts
Noise
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
b) Would the Project result in generation of excessive groundborne vibration or groundborne noise levels?
d) Would the Project result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? e) Would the Project result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Cumulative Noise Impacts
Population and Housing
a) Would the Project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Cumulative Population and Housing Impacts
Public Services
a) Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause

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significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services:
i) Fire protection?
ii) Police protection?
iii) Schools?
iv) Parks?
v) Other public facilities?
Cumulative Public Services Impacts
Recreation
a) Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b) Would the Project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
Transportation
a) Would the Project conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Would the Project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)?
c) Would the Project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
d) Would the Project result in inadequate emergency access? e) Would the Project conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?
Cumulative Transportation Impacts
Utilities and Service Systems
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?

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b) Would the Project have sufficient water supplies available to serve the Project from existing entitlements and resources, or are new or expanded entitlements needed? c) Would the Project result in a determination by the wastewater treatment provider which serves or may serve the Project that it has adequate capacity to serve the Project’s projected demand in addition to the provider’s existing commitments? d) Would the Project generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction?
e) Would the Project comply with federal, state, and local statutes and regulations related to solid waste?
f) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board?
g) Would the Project be served by a landfill with sufficient permitted capacity to accommodate the Project’s solid waste disposal needs?
Cumulative Utilities and Service Systems Impacts
Wildfire
a) Would the Project substantially impair an adopted emergency response plan or emergency evacuation plan?
b) Would the Project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c) Would the Project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d) Would the Project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
Cumulative Wildfire Impacts

5.3 EFFECTS DETERMINED TO BE MITIGATED TO LESS-THANSIGNIFICANT LEVELS IN THE EIR The Shadowbox Studios Project EIR found that the Project would have a less-than-significant impact with mitigation incorporated on a number of environmental topic areas, as listed below. A detailed analysis of these topic areas is provided in Sections 4.3, 4.4, 4.6, and 4.15 of the Draft EIR.

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FINDING:

The City of Santa Clarita Planning Commission having reviewed and considered the information contained in the Draft EIR and Technical Appendices, Final EIR, and administrative record, finds, pursuant to PRC Section 21081 (a)(1) and CEQA Guidelines Section 15091(a)(1), that changes or alterations have been required in, or incorporated into, the Project, which would avoid or substantially lessen to below a level of significance potentially significant environmental effects identified in the Draft EIR. The potentially significant adverse environmental impacts that can be mitigated are listed below. The City of Santa Clarita Planning Commission finds that based on substantial evidence in the record, the impacts discussed below, to the extent they result from the Project, would be less than significant after implementation of mitigation measures identified in the Final EIR.

BIOLOGICAL RESOURCES
The Project’s impacts related to biological resources that can be mitigated or are otherwise less than significant are discussed in Section 4.3, Biological Resources, of the Draft EIR. Identified impacts include potential substantial adverse effects related to candidate, sensitive, or special-status species; riparian habitat or other sensitive natural communities; and State- or federally-protected wetlands.

Findings
Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR.

Facts in Support of Findings
As potentially suitable habitat for special-status wildlife species exists on the Project Site, implementation of the Project would potentially impact existing habitat. Mitigation Measures MM-BIO-1 through MM-BIO-3 and MM-BIO-6 through MM-BIO-9, which involve implementation of best management practices (BMPs) and monitoring during construction, preconstruction surveys, avoidance measures, and floral resource replacement on- or off-site, would reduce the potential to impact candidate, sensitive, or special-status species, including the southern California rufous-crowned sparrow, Cooper’s hawk, and yellow warbler, as well as other native birds protected under the MBTA and CFGC, and Crotch’s bumble bee to a less-than-significant level.

Two sensitive plant communities, big sagebrush scrub and scale broom scrub, were identified on the northern half of the Project Site. To reduce potential significant impacts to these sensitive natural communities, implementation of Mitigation Measure MM-BIO-4 involves compensatory mitigation, including, but not limited to, on-site restoration, off-site restoration, or purchase of credits through an approved Mitigation Bank. With implementation of Mitigation Measure MMBIO-4, impacts to riparian habitat or other sensitive natural communities would be reduced to a less-than-significant level.

The Project would result in a total of 3.89 acres of temporary impacts and 2.77 acres of permanent impacts to existing jurisdictional areas on the Project Site. Mitigation Measure MM-BIO-1 requires heavy equipment to be operated in accordance with standard BMPs to prevent leaks of oil, fuel, or residues into wetlands. Permanent impacts to Placerita Creek and the two unnamed ephemeral drainages on-site would be reduced to less-than-significant levels through

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compensatory mitigation as required in Mitigation Measure MM-BIO-5. Therefore, implementation of Mitigation Measures MM-BIO-1 and MM-BIO-5 would reduce potential impacts to State- or federally-protected wetlands to less-than-significant levels.

Mitigation Measures
MM-BIO-1: The Project shall implement the following best management practices (BMPs) during construction:
• The contractor shall clearly delineate the construction limits and prohibit any construction-related traffic outside those boundaries;
• Project-related vehicles shall observe a 10-mile-per-hour speed limit within the unpaved limits of construction;
• All open trenches or excavations shall be fenced and/or sloped to prevent entrapment of wildlife species;
• All food-related trash items such as wrappers, cans, bottles, and food scraps generated during Project construction shall be disposed of in closed containers only and removed daily from the Project Site;
• No deliberate feeding of wildlife shall be allowed;
• No pets shall be allowed on the Project Site;
• No firearms shall be allowed on the Project Site;
• If vehicle or equipment maintenance is necessary, it shall be performed in the designated staging areas;
• If construction must occur at night (between dusk and dawn), all lighting shall be shielded and directed downward to minimize the potential for glare or spillover onto adjacent properties and to reduce impacts on local wildlife; and • During construction, heavy equipment shall be operated in accordance with standard BMPs. All equipment used on-site shall be properly maintained to avoid leaks of oil, fuel, or residues. Provisions shall be in place to remediate any accidental spills.
• Access routes, staging, and construction areas shall be limited to the minimum area necessary to achieve the Project goal and minimize impacts to jurisdictional resources and sensitive natural communities, including locating access routes and ancillary construction areas outside of these areas; • To the satisfaction of the City, the Applicant shall retain a qualified biologist to prepare a Wildlife Relocation and Avoidance Plan. The Wildlife Relocation and Avoidance Plan shall describe all species of special concern (SSC) that could occur within the Project Site and proper avoidance, handling, and relocation protocols. The Wildlife Relocation Plan should include species-specific avoidance buffers and suitable relocation areas at least 200 feet outside of the Project Site. The qualified biologist should submit a copy of a Wildlife

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Relocation and Avoidance Plan to CDFW for approval prior to any clearing, grading, or excavation work on the Project Site;
• To the satisfaction of the City, the Applicant shall retain a qualified biologist to conduct worker environmental awareness training. The qualified biologist shall communicate to workers that upon encounter with an SSC (e.g., during construction or equipment inspections), work must stop, a qualified biologist must be notified, and work may only resume once a qualified biologist has determined that it is safe to do so; and
• To avoid direct injury and mortality of SSC, the Applicant shall have a qualified biologist on-site to relocate wildlife of low mobility that may be injured or killed because of development. Wildlife should be protected, allowed to move away on its own (non-invasive, passive relocation), or relocated to suitable habitat adjacent to the Project Site. In areas where a SSC is found, work may only occur in these areas after a qualified biologist has determined it is safe to do so. Even so, the qualified biologist shall advise workers to proceed with caution. A qualified biologist shall be on site daily during initial ground and habitat disturbing activities as well as vegetation removal. Then, the qualified biologist shall be on site weekly or bi-weekly (once every two weeks) for the remainder of the Project phase until the cessation of all ground and habitat disturbing activities, as well as vegetation removal, to ensure that no wildlife is harmed.

The biological monitor(s) shall have appropriate handling permits or shall obtain appropriate handling permits to capture, temporarily possess, and relocate wildlife to avoid harm or mortality in connection with Project construction and activities.

A Scientific Collecting Permit is required to monitor Project impacts on wildlife resources, as required by environmental documents, permits, or other legal authorizations; and, to capture, temporarily possess, and relocate wildlife to avoid harm or mortality in connection with otherwise lawful activities (14 Cal.

Code of Regs. Section 650). The CDFW’s Scientific Collection Permits webpage (https://wildlife.ca.gov/Licensing/Scientific-Collecting#53949678) provides additional information.

If any SSC are harmed during relocation or a dead or injured animal is found, work in the immediate area shall stop immediately, the qualified biologist should be notified, and dead or injured wildlife be documented immediately. A formal report shall be sent to CDFW within three calendar days of the incident or finding.

The report shall include the date, time of the finding or incident (if known), and location of the carcass or injured animal and circumstances of its death or injury (if known). Work in the immediate area may only resume once the proper notifications have been made and additional mitigation techniques have been identified to prevent additional injury or death.

MM-BIO-2: A qualified biological monitor familiar with special-status species with potential to occur on the Project Site shall be present during initial ground disturbance or vegetation removal activities. The biological monitor shall have the authority to

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temporarily stop work if one or more individuals of these special-status species are observed; the monitor shall then relocate these individuals to suitable undisturbed habitat, outside the areas directly and indirectly affected by ground disturbance activities.

MM-BIO-3: Construction activities should occur outside of the bird breeding season (generally February 1 to August 31) to the extent practicable. If construction must occur within the bird breeding season, then no more than three days prior to initiation of ground disturbance and/or vegetation removal, a nesting bird preconstruction survey shall be conducted by a qualified biologist within the disturbance footprint plus a 100-foot buffer (500 feet for raptors), where feasible. If the Proposed Project is phased or construction activities stop for more than one week, a subsequent preconstruction nesting bird survey shall be required prior to each phase of construction.

Preconstruction nesting bird surveys shall be conducted during the time of day when birds are active (typically early morning or late afternoon) and shall factor in sufficient time to perform this survey adequately and completely. A report of the nesting bird survey results, if applicable, shall be submitted to the property owner/developer for review and approval prior to ground and/or vegetation disturbance activities.

If nests are found, their locations shall be flagged. An appropriate avoidance buffer for passerines is generally 100 feet and up to 500 feet for raptors; however, the buffer distance may be modified by a qualified biologist depending upon the species and the proposed work activity. The avoidance buffer shall be determined and demarcated by a qualified biologist with bright orange construction fencing or other suitable material that is clearly visible to construction personnel and heavy equipment operators. Active nests shall be monitored periodically by a qualified biologist until it has been determined that the nest is no longer being used by either the young or adults. No ground disturbance shall occur within this buffer until the qualified biologist confirms that the breeding/nesting is completed, and all the young have fledged. If no nesting birds are observed during preconstruction surveys, no further actions would be necessary.

MM-BIO-4: Impacts to sensitive vegetation communities shall be avoided to the greatest extent feasible. Compensatory mitigation for impacts to big sagebrush scrub and scale broom scrub communities, such as on-site restoration, off-site restoration, or purchase of credits through an approved Mitigation Bank or through applicant sponsored mitigation (e.g., on-site restoration), to reduce impacts to sensitive vegetation communities shall be accomplished at a minimum ratio of 1:1; however, the final ratio shall be determined and approved by the California Department of Fish and Wildlife (CDFW) prior to issuance of a grading permit. If on-site or off-site restoration is feasible, a Restoration Plan shall be prepared and submitted for approval by the CDFW prior to initiating construction or any site disturbance. At a minimum, the Restoration Plan shall include the following:
• A description of the purpose and goals of the restoration • Identification of success criteria and performance standards • Methods of site preparation
• Irrigation plan and schedule

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• Best management practices
• Maintenance and monitoring program
• Adaptive management strategies
• Key stakeholders and responsible parties
• Funding
• Contingencies
MM-BIO-5: Compensatory mitigation for temporary and permanent impacts to land subject to the jurisdiction of U.S. Army Corps of Engineers (USACE), Regional Water Quality Control Board (RWQCB), and/or CDFW, such as purchase of credits through an approved Mitigation Bank or through applicant sponsored mitigation (e.g., on-site restoration), shall be accomplished at a minimum ratio of 1:1; however, the final ratio shall be determined and approved by the USACE, RWQCB, and/or CDFW prior to impacting state- or federally regulated waters. If on-site restoration would occur, a Restoration Plan, as identified in Mitigation Measure MM-BIO-4, shall be prepared and submitted for approval by CDFW, USACE, and RWQCB prior to initiating construction or any site disturbance.

MM-BIO-6: The Permittee must retain a qualified biologist with the appropriate take authorization (if such authorizations are available to biologists at the time of survey) to conduct surveys to determine presence/absence. A survey must be conducted at least one year before the City issues a grading permit. The survey must review the entire Project Site by a qualified biologist familiar with the species’ behavior and life history.

A minimum of three surveys must also be conducted during peak flying season when the species is most likely to be detected above ground, between March 1 to September 1. The qualified biologist must utilize a non-lethal survey methodology and obtain appropriate photo vouchers for species confirmation. During the surveys, the biologist must identify inactive small mammal burrows and other potential nest sites with visible flags to reduce the risk of take. Survey results, including negative findings, must be submitted to CDFW applying for appropriate permits. At a minimum, a survey report provide the following:
a) A description and map of the survey area, focusing on areas that could provide suitable habitat for Crotch’s bumble bee. The map must show surveyor(s) track lines to document that the entire site was covered during field surveys. b) Field survey conditions that include name(s) of qualified biologist(s) and brief qualifications, date and time of survey, survey duration, general weather conditions, survey goals, and species searched.
c) Map(s) showing the location of nests/colonies.
d) A description of physical (e.g., soil, moisture, slope) and biological (e.g., plant composition) conditions where each nest/colony, if any, is found. A sufficient description of biological conditions, primarily impacted habitat, must include native plant composition (e.g., density, cover, and abundance) within impacted habitat (e.g., species list separated by vegetation class, density, cover, and abundance of each species).

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MM-BIO-7: If Crotch’s bumble bees are detected, the qualified biologist must identify the location of any nests within and adjacent to the Project Site. A 15-meter no disturbance buffer zone must be established around any identified active nest(s) to reduce the risk of disturbance or accidental take. A qualified biologist may expand the buffer zone as necessary to prevent disturbance or take.

MM-BIO-8: If Crotch’s bumble bee is detected and impacts to Crotch’s bumble bee cannot be feasibly avoided, the Permittee must consult with CDFW and obtain appropriate take authorization from CDFW (pursuant to California Fish and Game Code Section 2080, et seq). Appropriate authorization from CDFW under the California Endangered Species Act (CESA) may include an Incidental Take Permit (ITP) or a Consistency Determination in certain circumstances, among other options (California Fish and Game Code Sections 2080.1, 2081). Early consultation is encouraged, as significant modification to the Project and mitigation techniques may be required to obtain an ITP. The California Fish and Game Code may require that CDFW issue a separate CEQA document before issuing an ITP for the Project unless the Project’s CEQA document addresses all Project impacts on CESA endangered, threatened, and/or candidate species.

MM-BIO-9: Any floral resource associated with Crotch’s bumble bee that will be removed or damaged by the Project must be replaced at not less than 1:1. Floral resources must be replaced as close to their original location as feasible. If active Crotch’s bumble bee nests are identified and floral resources cannot be replaced within 200 meters of their original location, floral resources must be planted in the most centrally available location relative to identified nests. This location should be not more than

1.5 kilometers from any identified nest. Replaced floral resources may be split into multiple patches to meet distance requirements for multiple nests. These floral resources must be maintained in perpetuity and be replanted and managed as needed to ensure the habitat is preserved.

CULTURAL RESOURCES
The Project’s impacts related to cultural resources that can be mitigated or are otherwise less than significant are discussed in Section 4.4, Cultural Resources, of the Draft EIR. Identified impacts include potential substantial adverse effects related to archaeological resources.

Findings
Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR.

Facts in Support of Findings
Due to initial discoveries of artifacts during the field reconnaissance, the Project Site was determined to be highly sensitive for archaeological resources. Consequently, there is a potential for additional cultural resources to be uncovered from ground-disturbing activities during Project construction and implementation of off-site improvements. Mitigation Measures MM-CR-1 through MM-CR-5, which involve implementation of a worker’s environmental awareness program (WEAP), monitoring, preparation and execution of an archaeological testing plan in the event that unidentified cultural resources are discovered, avoidance or preservation-in-place, as well as

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collection, treatment, and curation of discovered sensitive archaeological resources, would reduce potential impacts to such resources during construction and cumulative cultural resources impacts to a less-than-significant level.

Mitigation Measures
MM-CR-1: Prior to the start of construction, the Project applicant shall retain a cultural resources principal investigator, who meets the Secretary of the Interior’s Professional Qualification Standards for Archaeology. This principal investigator shall create a Worker’s Environmental Awareness Program (WEAP) pamphlet that shall be provided as training to construction personnel to understand the requirements for the protection of cultural resources. This training shall include examples of archaeological cultural resources to look for and protocols to follow if discoveries are made. The principal investigator shall develop the training and supply any Projectspecific supplemental materials necessary to execute the training.

MM-CR-2: Archaeological resources monitoring shall be conducted by a cultural resources principal investigator, who meets the Secretary of the Interior’s Professional Qualification Standards for Archaeology, during Project-related earth-disturbing activities pursuant to the California Office of Historic Preservation standards.

Monitoring shall entail visual inspection of Project-related earth-disturbing activities (i.e., grubbing and grading, trenching, shoring, mass excavation, footings, utility installation, etc.) on a full-time basis unless the cultural resources principal investigator deems that construction monitoring can be conducted on a part-time basis or is no longer required.

MM-CR-3: If previously unidentified cultural resources are discovered, the cultural resources principal investigator, who meets the Secretary of the Interior’s Professional Qualification Standards for Archaeology, shall have the authority to divert or temporarily halt ground-disturbing activities in the area of discovery to allow for evaluation. The principal investigator shall evaluate the find and contact the City of Santa Clarita as soon as possible with recommendations as to the significance and proper treatment of the find. Depending on the nature of the find, the determination of significance may require additional excavation, potentially including the preparation and execution of a Phase II Archaeological Testing Plan. The City of Santa Clarita, acting with the advice of the consulting principal investigator, shall determine the significance and treatment of the discovered resources. If the resources are Native American in origin, then the City of Santa Clarita shall notify consulting tribes and seek their input as to the significance and treatment of the find.

MM-CR-4: Avoidance and preservation-in-place are the preferred treatment for both archaeological sites and tribal cultural resources, but avoidance is not always feasible. For significant cultural resources meeting the definition of a historical resource per CEQA Guidelines Section 15064.5(a) or a unique archaeological resource per PRC Section 21083.2(g) as determined by the City of Santa Clarita, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the City of Santa Clarita before being carried out using professional archaeological methods. Before construction activities are allowed to resume in the affected area, the Data Recovery Program

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shall be completed to the satisfaction of the City of Santa Clarita. Work may continue on other parts of the Project while consultation and treatment are concluded.

If human remains are encountered, work within 50 feet of the discovery shall be suspended, and the City of Santa Clarita shall be contacted immediately. The City of Santa Clarita shall, in turn, contact the Los Angeles County coroner. If the remains are deemed Native American in origin, the coroner shall contact the Native American Heritage Commission, which shall identify a most likely descendant in compliance with PRC Section 5097.98 and CEQA Guidelines Section 15064.5. The most likely descendant shall have up to 48 hours to visit the site and make recommendations as to the treatment and final deposition of the remains. Work may be resumed at the landowner’s discretion but shall only commence after consultation and treatment have been concluded to the satisfaction of the City of Santa Clarita. Work may continue on other parts of the Project Site while consultation and treatment are conducted.

MM-CR-5: All archaeological resources collected during the course of Project construction (including those collected during the Phase I Investigation and other pre-Project identification efforts) shall be taken to a properly-equipped archaeological laboratory, where they shall be cleaned, analyzed, and prepared for curation. At a minimum, and unless otherwise specified in any treatment plans prepared for the Project, all resources shall be identified, analyzed, catalogued, photographed, and labeled. At the close of the Project, the collection shall be donated to a public institution with a research interest in the materials and the capacity to care for the materials in perpetuity. Accompanying notes, maps, and photographs shall also be filed at the repository, as appropriate. The cost of curation is assessed by the repository and is the responsibility of the Project applicant.

At the conclusion of monitoring and laboratory work, a final report shall be prepared describing the results of the cultural mitigation monitoring efforts. The report shall include a summary of the field and laboratory methods, an overview of the cultural background of the Project vicinity, a catalog of cultural resources recovered, an analysis of cultural resources recovered and their scientific significance, and recommendations. A copy of the report shall also be submitted to the designated museum repository (if applicable).

GEOLOGY AND SOILS
The Project’s impacts related to geology and soils that can be mitigated or are otherwise less than significant are discussed in Section 4.6, Geology and Soils, of the Draft EIR. Identified impacts include potential impacts to paleontological resources.

Findings
Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR.

Facts in Support of Findings
The Project area is sensitive for paleontological resources. Grading or shallow excavations within the Saugus Formation have the potential to uncover significant vertebrate fossils, resulting in a potential to significantly impact previously undiscovered fossils during ground-disturbing activities.

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Mitigation Measures MM-GEO-1 through MM-GEO-5, which involve implementation of a WEAP, monitoring, preparation and execution of a paleontological treatment plan in the event inadvertent discovery of fossils, as well as collection, treatment, and curation of discovered sensitive paleontological resources, would reduce the potential to damage such resources to a less-thansignificant level.

Mitigation Measures
MM-GEO-1: Prior to the start of construction, the Project applicant shall retain a qualified professional paleontologist as defined by Society for Vertebrate Paleontology (SVP) (2010) standards. The paleontologist shall create a Worker’s Environmental Awareness Program pamphlet that shall be provided as training to construction personnel to understand regulatory requirements for the protection of paleontological resources. The training class(es) shall include examples of paleontological resources to look for and protocols to follow if discoveries are made.

The paleontologist shall develop Project-specific training and supply any supplemental materials necessary to execute the training.

MM-GEO-2: Paleontological resources monitoring shall be conducted under the guidance of the qualified professional paleontologist and by a qualified paleontological resource monitor(s) as defined by SVP (2010) standards. Monitoring shall entail the visual inspection of excavated or graded area and trench sidewalls. The monitor shall have the authority to temporarily halt or divert construction equipment in order to investigate and salvage finds. The paleontological monitor shall have the authority to take sediment samples and test for microfossils at the discretion of the qualified professional paleontologist. If no significant fossils have been exposed or the qualified professional paleontologist has otherwise found that the scientific value of the resource has been exhausted, the qualified professional paleontologist may determine that full-time monitoring is no longer necessary or, with the approval of the City, may reduce or eliminate monitoring.

MM-GEO-3: In the event that a paleontological resource is encountered when a monitor is not onsite or a potentially significant resource is encountered that requires additional investigation or cannot be quickly salvaged by the paleontological monitor, all construction shall cease within 50 feet of the discovery and the qualified professional paleontologist shall be notified immediately. If the monitor is present at the time of discovery, then the monitor shall have the authority to temporarily divert the construction equipment around the find and notify the qualified professional paleontologist. The qualified professional paleontologist shall then visit the site and assess the resource for its scientific significance. Project excavations shall continue elsewhere, monitored by a paleontological resource monitor. The qualified professional paleontologist shall evaluate the find and contact the City as soon as possible with recommendations as to the significance and potential treatment of the find. Depending on the nature of the find, the determination of significance may require additional excavation, potentially including the preparation and execution of a Paleontological Testing Plan. If significant, depending on the nature of the resource, treatment shall require the preparation and execution of a Paleontological Treatment

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Plan. The City, acting with the advice of the qualified professional paleontologist, shall determine the significance and treatment of the discovered resources.

MM-GEO-4: All significant fossils collected shall be prepared in a properly-equipped paleontology laboratory to a point ready for permanent curation. Preparation shall include the careful removal of excess matrix from fossil materials and stabilizing and repairing specimens, as necessary. Any fossils encountered and recovered shall be prepared to the point of identification. Following the initial laboratory work, all fossil specimens shall be identified to the lowest taxonomic level, analyzed, photographed, and catalogued, before being delivered to an accredited local museum repository for permanent curation and storage.

MM-GEO-5: At the conclusion of laboratory work and preparation for museum curation, a final report shall be prepared describing the results of the paleontological mitigation monitoring efforts associated with the Project. The report shall be prepared for the lead agency and the Project applicant. The report shall include a summary of the field and laboratory methods, an overview of the geology and paleontology in the Project vicinity, a list of taxa recovered (if any), an analysis of fossils recovered (if any) and their scientific significance, and recommendations. If the monitoring efforts produced fossils, then a copy of the report shall also be submitted to the designated museum repository. Accompanying notes, maps, and photographs shall also be filed at the repository. The cost of curation is assessed by the repository and is the responsibility of the Project applicant.

TRIBAL CULTURAL RESOURCES
The Project’s impacts related to tribal cultural resources that can be mitigated or are otherwise less than significant are discussed in Section 4.15, Tribal Cultural Resources, of the Draft EIR.

Identified potential impacts include those related to a substantial adverse change in the significance of a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources or local register, and significant to a California Native American Tribe.

Findings
Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the significant environmental effects as identified in the final EIR.

Facts in Support of Findings
The Project area is sensitive for tribal cultural resources based on the presence of California scrub oak, resources found during field reconnaissance surveys, and tribal consultation regarding the Project’s location. Mitigation Measures MM-TCR-1 through MM-TCR-7, which involve implementation of a WEAP; monitoring; preparation and execution of an archaeological testing plan and consultation with the Fernandeño Tataviam Band of Mission Indians, as well as coordination with the County Coroner, in the event that unidentified tribal cultural resources are discovered; and collection, treatment, and disposition of discovered sensitive tribal archaeological resources, would reduce potential impacts to tribal cultural resources during construction to a less-than-significant level.

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Mitigation Measures
MM-TCR-1: In conjunction with Mitigation Measure MM-CR-1, prior to the start of construction, a qualified representative of the Fernandeño Tataviam Band of Mission Indians shall be retained to conduct a Tribal Cultural Resources Worker Environmental Awareness Program (WEAP) training for construction personnel regarding the aspects of Tribal Cultural Resources and the procedures for notifying the Fernandeño Tataviam Band of Mission Indians should Tribal Cultural Resources be discovered.

MM-TCR-2: The Project applicant shall retain a professional Native American monitor procured by the Fernandeño Tataviam Band of Mission Indians to observe all soil disturbing activities, such as site clearance and grubbing, grading, and excavation. The Fernandeño Tataviam Band of Mission Indians shall assign a Native American monitor to each grading or other earthwork machine engaged in ground disturbing activity that is active more than 100 feet from any other grading or other earthwork machine. If tribal cultural resources are encountered, the Native American monitor shall have the authority to request that ground-disturbing activities cease within 60 feet of discovery to assess and document potential finds in real time.

MM-TCR-3: In the event that tribal cultural resources are discovered during Project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease, and a cultural resources principal investigator, who meets the Secretary of the Interior’s Professional Qualification Standards for Archaeology, shall assess the find. The principal investigator and tribal monitor shall have the authority to request grounddisturbing activities cease within the area of a discovery. Work on the other portions of the Project outside of the buffered area may continue during this assessment period. Consultation between the Fernandeño Tataviam Band of Mission Indians tribal monitor and lead agency shall occur to determine further action required for any inadvertent discoveries of tribal cultural resources. Depending on the nature of the find, the determination of significance may require additional excavation, potentially including the preparation and execution of a Phase II Archaeological Testing Plan. The City of Santa Clarita, acting with the advice of the consulting principal investigator and the Fernandeño Tataviam Band of Mission Indians, shall determine the significance and treatment of the discovered resources.

MM-TCR-4: Prior to the disposition of any inadvertent discovery of tribal cultural resources, the Fernandeño Tataviam Band of Mission Indians shall be consulted on the treatment and reburial location of the tribal cultural resources. The Fernandeño Tataviam Band of Mission Indians shall be given first right of refusal for the treatment, disposition, and possible collection/caretaking of tribal cultural resources. The Fernandeño Tataviam Band of Mission Indians consider collection as a last resort and prefer tribal cultural resources either remain in-situ, or if required, be reburied.

MM-TCR-5: Prior to the disposition of any materials suspected to be indicative of a midden, a cultural resources principal investigator, who meets the Secretary of the Interior’s Professional Qualification Standards for Archaeology, and the Fernandeño Tataviam Band of Mission Indians archaeologist shall assess the find and confirm whether it is funerary in nature. Once confirmed it is not suspected to be funerary1.b Packet Pg. 64
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associated, the midden shall be left in-situ whenever possible. If it is not possible to leave the midden in-situ, the Fernandeño Tataviam Band of Mission Indians shall be consulted for a treatment plan.

MM-TCR-6: If human remains or funerary objects are encountered during any activities associated with the Project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7050.5, which shall be enforced for the duration of the Project. Should the find be determined as Native American in origin, the Most Likely Descendant (MLD), as determined by the Native American Heritage Commission (NAHC), shall be notified and consulted to provide recommendations to the landowner for the treatment of the human remains. However, pursuant to PRC Section 5097, the ultimate decision regarding the subsequent disposition of those discoveries shall be made by the landowner and the City of Santa Clarita.

MM-TCR-7: A copy of any and all archaeological documents created as a part of the Project (isolate records, site records, survey reports, testing reports, and monitoring reports) shall be provided to the Fernandeño Tataviam Band of Mission Indians.

5.4 ALTERNATIVES TO THE PROPOSED PROJECT
As set forth in these findings, the implementation of the Project would not result in significant impacts that are considered unavoidable. CEQA requires that an EIR include an analysis of a reasonable range of feasible alternatives to a proposed project capable of avoiding or substantially lessening any significant adverse environmental impact associated with the project.

The Draft EIR addressed the environmental effects of alternatives to the Project. A description of these alternatives, a comparison of their environmental impacts to the Project, and the City’s findings are listed below. These alternatives are compared against the Project relative to the identified Project impacts, summarized in the sections above, and to the Project objectives, as stated in Section 2.2, Statement of Objectives, above.

In making the alternatives findings below, the City of Santa Clarita certifies that it has independently reviewed and considered the information on alternatives provided in the EIR, including the information provided in the comments on the Draft EIR and the responses thereto.

DISCUSSION OF ALTERNATIVES SELECTED FOR ANALYSIS IN THE EIR Alternatives that were considered but rejected during the scoping process for detailed evaluation in the EIR are discussed below.

Reduced Grading Alternative
The Reduced Grading Alternative would reduce the amount of grading north of Placerita Creek on the Metropolitan Water District property and lower the back-cut on the Project Site north of the creek. As with the Project, this alternative would involve the Placerita Creek excavation and planted bank stabilization to mitigate existing peak flow deficiencies. Similarly, the creek would be widened to the same extent as the Project. The bridge across Placerita Creek would also be constructed to connect to the employee parking lot north of the creek. Accordingly, this alternative would not result in any reduction to the permanent jurisdictional impacts identified for the Project.

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Approximately 120,000 cubic yards of dirt would be required as earthen fill to raise the main studio property elevation approximately one to two feet above the 100-year floodplain south of the Placerita Creek. The 100-year flood surface on the Project Site and the surrounding area would be eliminated through the addition of compacted earthen fill and the construction of storm drain systems originating at 12th and 13th Streets and conveying water to Placerita Creek.

However, the Reduced Grading Alternative would no longer use the graded dirt from the north side of Placerita Creek as fill to elevate the Project Site south of the creek. As a result, an off-site replacement source of earthen fill material would be required to raise the Project Site. The impacts of trucking in 120,000 cubic yards of dirt across the City of Santa Clarita and over the 13th Street rail crossing would result in approximately 8,000 truck trips over a 16- to 20-week period. Impacts to local traffic, noise, and air quality caused by the earth import trucking process could result in significant impacts to the Newhall community.

Additionally, the Reduced Grading Alternative would reduce the available parking at the employee surface parking lot north of Placerita Creek by a minimum of 100 spaces. Replacement parking would have to be met through the construction of a two-level parking structure, instead of a surface parking lot, north of the creek. Accordingly, the addition of a second-level parking deck to the employee surface parking lot would extend development north of the creek, which may have a greater visual impact when compared to the Project due to the addition of mass and the reduction in open space. Therefore, in accordance with CEQA Guidelines Section 15126.6(f), this alternative was rejected from further consideration.

Alternative Sites
Whittaker Bermite Property
The Whittaker-Bermite property is an undeveloped 996-acre site located in the center of the City of Santa Clarita and roughly bounded by Soledad Canyon Road on the north, Golden Valley Road on the east, Railroad Avenue on the west, and Circle J Ranch on the south. This former munition testing and manufacturing site has contamination issues, which include perchlorate, volatile organic compounds, and both soil and groundwater contamination. The property has undulating terrain, consisting of ridges and canyons. Accordingly, the City has identified many more ridgelines on the property when compared to the Project Site. In addition, the California Geological Survey maps the northern portion of the property within an Alquist-Priolo fault zone (associated with the San Gabriel fault zone). Furthermore, due to the undeveloped nature of the property, public infrastructure, including roads, sewer lines, water lines, and storm drain system, does not exist. As a result, development of the Project on this property would require extensive grading and excavation due to the existing topography and would be subject to more geological issues and hazards. Because public infrastructure is not currently available, major off-site public improvements would be required to serve the Project. Accordingly, this alternative would result in greater impacts related to air quality, energy, GHG emissions, geology and soils, hazards and hazardous materials, hydrology and water quality, noise, public services, and utilities. This alternative would also potentially have greater impacts related to biological resources, cultural resources, and tribal cultural resources due to the undeveloped nature of the property. Therefore, in accordance with CEQA Guidelines Section 15126.6(f), this alternative was rejected from further consideration.

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Saugus Speedway Property
The Saugus Speedway property is a 40-acre site located immediately adjacent to the Santa Clarita Metrolink Station to the east and the Whittaker Bermite property to the southeast. The Saugus Speedway was first used as an auto racetrack and currently hosts the Saugus Swap Meet. The property has a history dating back to the early 1920s when Edmund Richard “Hoot” Gibson, a western film star and rodeo champion, built a ranch and rodeo grounds, where he hosted many shows and which were used as a movie set. In 1937, William and Mary Bonelli purchased the ranch, where they held rodeos and eventually built a quarter-mile dirt track. Bonelli Ranch Stadium was home to numerous car events. Later, the track was expanded to one-third mile, paved, and its name changed to Saugus Speedway. The paved track enabled the transition to stockcars, which was the primary race event through 1995, until the races stopped due to the decaying grandstands.

Similar to the Project Site, the property is relatively flat. However, the majority of the property is within an Alquist-Priolo fault zone (associated with the San Gabriel fault zone). Accordingly, development of the Project on this property would require additional geotechnical investigation.

Since the property is already limited in size with less than half the area of the 93.5-acre Project Site, it would not be able to accommodate the Project as proposed by the Applicant or provide as many employment opportunities as the Project to further the City’s goal to provide more jobs in the City. In addition, this property is included on the City’s inventory of sites suitable for housing development; development of the Project on this site would affect the City’s ability to meet the State’s Regional Housing Needs Allocation requirement and may have a potentially significant impact on population and housing. Therefore, in accordance with CEQA Guidelines Section 15126.6(f), this alternative was rejected from further consideration.

Blue Cloud Movie Ranch
The Blue Cloud Movie Ranch property is a 250-acre site located in the northeastern portion of the Saugus community. The property already supports a working movie set and film and entertainment production facility and is located away from sensitive receptors. However, it is not within a transit priority area or high quality transit area designated by the Southern California Association of Governments or in proximity to multiple transit options. Santa Clarita Transit Routes 4 and 14 provide transit service along Bouquet Canyon Road with a one-hour headway.

Although development of the Project on this property would generate the same employment opportunities, which would contribute to improving the jobs/housing balance in the City, this alternative may potentially result in greater impacts to air quality, energy, GHG emissions, and transportation due to the lack of transit opportunities that encourage the use of alternative modes of transportation, which are afforded the Project Site. Therefore, in accordance with CEQA Guidelines Section 15126.6(f), this alternative was rejected from further consideration.

The following alternatives were selected for evaluation in the Draft EIR:
• Alternative 1: No Project Alternative
• Alternative 2: Existing Zoning Alternative
• Alternative 3: Reduced Studio Alternative (Environmentally Superior Alternative) Table 1 provides a comparison of environmental impacts for each of the alternatives in relation to environmental impacts associated with the Project.

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Alternative 1: No Project Alternative
In accordance with the CEQA Guidelines, the No Project Alternative for a project on an identifiable property consists of the circumstance under which the project does not proceed. CEQA Guidelines Section 15126.6(e)(3)(B) states that, “in certain instances, the no project alternative means ‘no build’ wherein the existing environmental setting is maintained.” Accordingly, for purposes of this analysis, Alternative 1, the No Project Alternative, assumes that no development would occur on the Project Site. The Project Site would continue to be vacant and occasionally used for special events.

Findings

1. As there are no significant and unavoidable impacts identified under the Project, Alternative 1 would have no improvement in this regard.

2. Alternative 1 would reduce or eliminate the less-than-significant impacts with mitigation or less-than-significant impacts for aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials (with the exception of wildfire risk), noise, public services, transportation, tribal cultural resources, and utilities and service systems.

Table 1
Summary Comparison of the Impacts of the Alternatives
Impact Topic Project
Alternative1
No Project
Alternative 2
Existing Zoning
Alternative 3
Reduced Density
Aesthetics LTS Less/NI Similar/LTS Similar/LTS
Air Quality LTS Less/NI Greater/LTSM Less/LTS
Biological Resources LTSM Less/NI Less/LTSM Similar/LTSM Cultural Resources LTSM Less/NI Less/LTSM Similar/LTSM
Energy LTS Less/NI Greater/LTS Less/LTS
Geology and Soils LTSM Less/NI Less/LTSM Similar/LTSM
GHG Emissions LTS Less/NI Greater/LTSM Less/LTS
Hazards and Hazardous Materials LTS Greater/PSI Greater/LTS Similar/LTS Hydrology and Water Quality LTS Greater/LTS Similar/LTS Similar/LTS Land Use and Planning LTS Greater/LTS Similar/LTS Similar/LTS Noise LTS Less/NI Greater/LTS Similar/LTS
Population and Housing LTS Greater/LTS Greater/LTS Similar/Beneficial Public Services LTS Less/NI Greater/LTS Less/LTS
Transportation LTS Less/NI Greater/PSI Less/LTS
Tribal Cultural Resources LTSM Less/NI Less/LTSM Similar/LTSM Utilities and Service Systems LTS Less/NI Greater/PSI Less/LTS Wildfire LTS Greater/PSI Greater/LTS Similar/LTS
Notes:

LTS = Less Than Significant Similar = Impact Similar to the Project LTSM = Less Than Significant with Mitigation Greater = Impact Greater than the Project NI = No Impact Less = Impact Less than the Project
PSI = Potentially Significant Impact

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3. Alternative 1 would result in potentially greater impacts for wildfire, hydrology and water quality, land use and planning, and population and housing.

4. Alternative 1 would not meet any of the basic Project objectives and is, therefore, rejected as infeasible.

5. The findings of the Project set forth in this document provide support for the Project and the elimination of this alternative from further consideration.

Facts in Support of Findings:

Under the Alternative 1, the Shadowbox Studios Project would not be implemented, and no development would occur on the Project Site. The Project Site would continue to be vacant and occasionally used for special events. Because no construction or new operational activities would occur under this alternative, the less-than-significant impacts with mitigation or less-thansignificant impacts for aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials (with the exception of wildfire risk), noise, public services, transportation, tribal cultural resources, and utilities and service systems would be eliminated. However, this alternative would result in potentially greater impacts related to hydrology and water quality, land use and planning, population and housing, and wildfire for the following reasons:
• Alternative 1 would not implement stormwater treatment controls that would be included in the Project or stabilize Placerita Creek as proposed under the Project to improve water quality and stormwater flows. Therefore, impacts under this alternative would be less than significant but would be greater when compared to the less-than-significant impacts of the Project.
• Alternative 1 would not contribute to meeting local and regional goals of developing areas within a Transit Priority Area (TPA) and High Quality Transit Area (HQTA) or developing an entertainment use in one of the City’s four targeted industry sectors as identified in the City’s General Plan Economic Development Element. Therefore, impacts under this alternative would be less than significant but would be greater when compared to the lessthan-significant impacts of the Project. • Alternative 1 would not contribute to meeting local and regional goals of developing areas within a TPA and HQTA, and the City would continue to be housing-rich as the employment opportunities that would be provided by the Project would not occur.

Therefore, land use impacts would be less than significant but would be greater when compared to the less-than-significant impacts of the Project. • Alternative 1 would not implement ignition-resistant landscapes, ignition-resistant structures, specified fire safety measures, or fuel modification zones. Accordingly, Alternative 1 may result in a potentially significant impact related to wildfire if the Project Site is left undeveloped and the shrubs and chaparrals untreated. Therefore, impacts related to wildfire under this alternative would be greater when compared to the less-thansignificant impacts of the Project.

In addition, Alternative 1 would not achieve the underlying purpose of the Project to provide a state-of-the-art, full-service film and television campus that would provide independent media

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production facilities in Santa Clarita. Similarly, the No Project Alternative would not meet any of the Project objectives, as identified below in Table 2.

Alternative 2: Existing Zoning Alternative
Alternative 2, the Existing Zoning Alternative, would allow the development of uses that are consistent with the Project Site’s existing zoning designations, which are MXN (Mixed Use Neighborhood) for the 40.6-acre portion of the Project Site south of Placerita Creek and NU5 (Non-Urban 5, one dwelling unit per acre) for the 51.1-acre portion of the Project Site north and a small area south of Placerita Creek. Approximately 1.8 acres would be dedicated for public ROW improvements on 12th, 13th, and Arch Streets.

The MXN designation provides for a base density of up to 18 dwelling units per acre plus inclusion of commercial uses. The Existing Zoning Alternative proposes to develop the Project Site at the 18- Table 2
Applicability of Project Objectives for Alternative 1
Project Objective
Alternative 1:

No Project
Alternative
Design and construct economically-viable and technologically-advanced sound stages, creative office, and production support spaces with the infrastructure, parking, and technology to attract high-profile film, television, and streaming projects that require facilities designed to meet the specifications and demands of the movie, television, and entertainment industry and to allow flexibility to incorporate future technology advances.

Does Not Meet
Promote economic growth in Santa Clarita, particularly in the Newhall community, by encouraging the support for the entertainment industry by creating a secure campus environment, where media and entertainment-related uses are consolidated with preproduction, post-production, story development, and administrative offices in order to maximize creativity and productivity.

Does Not Meet
Maximize the use of the entire property to create a studio campus environment that creates a range of new media-related employment opportunities that cater to movie, television, and entertainment industries, as well as construction jobs, providing opportunities for local growth and improving the City’s jobs to housing balance.

Does Not Meet
Develop a studio campus along a transit corridor that is easily accessible by public transportation, where media and entertainment-related uses are consolidated with preproduction, production, story development, and administrative offices within a single site to promote sustainability and reduce vehicle miles traveled (VMT), resulting in corresponding reductions in air pollutant and greenhouse gas (GHG) emissions.

Does Not Meet
Enhance the identity of the Newhall community as a movie, television, and entertainment industry area.

Does Not Meet
Enhance the visual appearance of the Project Site by providing architecturally distinct development, while maintaining consistency with the design standards of the immediately adjacent Old Town Newhall Specific Plan area.

Does Not Meet
Design a campus that would commemorate the filmmaking heritage of Santa Clarita. Does Not Meet Provide off-site improvements to enhance and/or provide pedestrian and bike connections to adjacent communities and the Jan Heidt Newhall Metrolink Station for the benefit of the existing residents of the adjacent communities and future employees of the Project.

Does Not Meet

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unit-per-acre level, for a total of 725 units. An additional 27.5 percent density bonus (199 units) is proposed on the MXN portion of the Project Site in accordance with State and Local Density Bonus Law based on the provision of 15 percent of the units as low-income apartments within the MXN area. The NU5 allowed density would be requested as a Clustered Density planning area in order to develop the area south of the creek as an NU5 overall density cluster site. Accordingly, this alternative would include 924 multi-family dwelling units, comprising a mix of rental apartments and for-sale attached dwelling units, and 50 single-family detached units. Alternative 2 proposes to provide the same Placerita Creek stabilization as the Project. This alternative would also include a

2.4-acre park and incorporate trails along the creek and throughout the development area. The area north of Placerita Creek would remain as natural open space and could be dedicated to the City of Santa Clarita for open space use.

Findings

1. As there are no significant and unavoidable impacts identified under the Project, Alternative 2 would have no improvement in this regard.

2. Alternative 2 would reduce, but not eliminate, the less-than-significant impacts with mitigation or less-than-significant impacts for biological resources, cultural resources, geology and soils, and tribal cultural resources.

3. Alternative 2 would result in similar impacts for aesthetics, hydrology and water quality, and land use and planning.

4. Alternative 2 would result in greater impacts for air quality, energy, greenhouse gas emissions, hazards and hazardous materials, noise, population and housing, public services, transportation, utilities and service systems, and wildfire.

5. The findings of the Project set forth in this document provide support for the Project and the elimination of this alternative from further consideration.

Facts in Support of Findings:

In comparison to the Project, Alternative 2 would result in similar impacts relative to aesthetics, hydrology and water quality, and land use and planning. Alternative 2 would have slightly less impacts relative to biological resources, cultural resources, geology and soils, and tribal cultural resources due to reduced development/disturbance and preservation of the northern portion of the Project Site. However, this alternative would result in potentially greater impacts related to air quality, energy, greenhouse gas emissions, hazards and hazardous materials, noise, population and housing, public services, transportation, utilities and service systems, and wildfire for the following reasons:
• Alternative 2 would result in the exceedance of the regional thresholds of significance established by the South Coast AQMD for VOC, NOX, CO, PM10, and PM2.5. These exceedances are attributed predominantly to natural gas combustion from natural gas fireplaces in the proposed residences under this alternative. Because the operational emissions would exceed the regional thresholds for all of the analyzed criteria pollutants, Alternative 2 would result in a cumulatively considerable net increase in criteria pollutants for which the South Coast Air Basin is non-attainment under the National Ambient Air Quality Standards (O3 and PM2.5) or the California Ambient Air Quality Standards (O3, PM10, and PM2.5), and, as such, on-site operational impacts would be significant without

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mitigation. However, installation of electric fireplaces only would reduce all criteria pollutant emissions below the South Coast AQMD regional thresholds. • The residential and commercial development under Alternative 2 would result in a higher demand for natural gas and transportation fuel than the Project. Although Alternative 2 would not result in the inefficient, wasteful, and unnecessary use of energy and would result in a less-than-significant impact related to energy, impacts would be greater when compared to the less-than-significant impacts of the Project. • The residential development under Alternative 2 would generate a greater quantity of GHG emissions than the Project. Elimination of natural gas fireplaces, as discussed above, could reduce emissions, which would still be greater than the Project. Therefore, Alternative 2 would result in a greater impact when compared to the less-than-significant impacts of the Project.
• The northern portion of the Project Site north of Placerita Creek would remain vacant and undeveloped under Alternative 2. The existing conditions of the Project Site could have the potential to facilitate fire spread, particularly since the northeastern portion of the Project Site is adjacent to the areas with untreated, surface shrub and chaparral fuels. Accordingly, Alternative 2 may result in a significant impact related to wildfire if the northern portion of the Project Site is left undeveloped and the shrubs and chaparrals untreated. Therefore, impacts related to hazards related to wildland fires and wildfire under this alternative would be greater when compared to the less-than-significant impacts of the Project. • The multi-story multi-family residential buildings under Alternative 2 would be located across from the Alderbrook Drive residences and separated only by the MWD property.

This alternative would not have the buffer that would be provided by the plant nursery and surface parking proposed by the Project and may result in slightly higher permanent noise impacts from the proposed residences, particularly those on the upper floors, when compared to the Project. These noise levels would not be different from the noise generated in the Project area. Accordingly, noise impacts under this alternative would be less than significant but would be greater than those of the Project. • Alternative 2 would introduce a population of approximately 2,786 persons to the Project Site. Although this alternative would be developed consistent with the zoning designations of the Project Site, this increase in population would account for 49.8 percent and 30 percent of the City’s population and housing growth projections, respectively, between 2022 and 2026, and 1.3 percent and 1 percent of the County’s population and housing growth projection, respectively, for the same period. The increase in housing would reduce the City’s jobs/housing balance from 1.20 to 1 to 1.19 to 1. Although Alternative 2 would not contribute to meeting the City’s aggressive goal of a 2 to 1 jobs/housing balance, this alternative would be consistent with the County’s forecasted population and housing growth between 2022 and 2026. As such, this alternative would not induce unplanned growth in the Project area, and related impacts would be less than significant but would be greater when compared to the less-than-significant impacts of the Project. • Alternative 2 would introduce a permanent population of approximately 2,786 persons to the Project Site, which would, in turn, increase demand for fire and police protection services, as well as libraries. However, as with the Project, development under Alternative 2 would be designed in accordance with the California Fire Code, the County’s Fire Code,

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and LACoFD’s requirements. Similarly, development under Alternative 2 would include several design features and security measures that would reduce the opportunity for criminal activity to occur on-site. Furthermore, the City undergoes an annual review of budget and need for capital improvement projects. The Capital Improvement Program ensures that the City has adequate funding for public facility improvements, such as the public library. Therefore, as with the Project, impacts to fire and police protection and libraries under Alternative 2 would be less than significant but would be greater than the less-than-significant impacts of the Project due to the additional increase in population, including residents, on the Project Site.
• Alternative 2 would generate 8,551 daily trips as compared to the 6,993 daily trips generated by the Project. Because Alternative 2 would primarily consist of residential uses, it is anticipated to generate a higher vehicle miles traveled (VMT) per capita than the Project’s 14.0 VMT per employee. However, this alternative would provide housing less than 0.5 mile from the Jan Heidt Newhall Metrolink Station, which would encourage residents of the development to utilize transit as an alternative to driving to their places of employment. Nonetheless, due to the greater number of daily trips generated under this alternative, impacts related to transportation would be greater when compared to the lessthan-significant impacts of the Project. • The residential and commercial development under Alternative 2 would result in water demand and solid waste and wastewater generation that are greater than those identified for the Project. Accordingly, impacts to utilities and service systems under this alternative may be potentially significant and greater when compared to the less-than-significant impacts of the Project.

In addition, Alternative 2 would not achieve the underlying purpose of the Project to provide a state-of-the-art, full-service film and television campus that would provide independent media production facilities in Santa Clarita. Similarly, Alternative 2 would not meet most of the Project objectives, as identified below in Table 3.

Table 3
Applicability of Project Objectives for Alternative 2
Project Objective
Alternative 2:

Existing Zoning
Alternative
Design and construct economically-viable and technologically-advanced sound stages, creative office, and production support spaces with the infrastructure, parking, and technology to attract high-profile film, television, and streaming projects that require facilities designed to meet the specifications and demands of the movie, television, and entertainment industry and to allow flexibility to incorporate future technology advances.

Does Not Meet
Promote economic growth in Santa Clarita, particularly in the Newhall community, by encouraging the support for the entertainment industry by creating a secure campus environment, where media and entertainment-related uses are consolidated with preproduction, post-production, story development, and administrative offices in order to maximize creativity and productivity.

Does Not Meet
Maximize the use of the entire property to create a studio campus environment that creates a range of new media-related employment opportunities that cater to movie, television, and Does Not Meet

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Alternative 3: Reduced Studio Alternative
Alternative 3, the Reduced Studio Alternative, would include the same type of uses (i.e., sound stages, workshops and warehouses, production offices and other support facilities), design, architecture, and layout as proposed by the Project while reducing the square footage by approximately 24 percent. Accordingly, development of the 93.5-acre Project Site under Alternative 3 would total approximately 980,000 square feet, comprising 400,000 square feet of sound stages; 396,000 square feet of workshops, warehouses, and support uses; 140,000 square feet of production and administrative offices; and 44,000 square feet of flex/catering and other specialty services.

Overall building massing for Alternative 3 would remain similar to, or only slightly reduced from, the Project. Although this alternative would reduce the development’s square footage, Alternative 3 would require the same amount of grading as the Project, including the portion of the Project Site within MWD property for use as an excess parking field. As with the Project, Alternative 3 would construct a bridge over Placerita Creek and develop the north parking lot. Because this alternative would disturb the same footprint as the Project, 13 oak trees would be removed with the same number of replacement trees as the Project. Perimeter walls, fencing, and perimeter landscaping, as well as all off-site improvements, would remain the same as the Project. The duration of construction of this alternative is anticipated to be the same as the Project.

Findings

1. As there are no significant and unavoidable impacts identified under the Proposed Project, Alternative 3 would have no improvement in this regard.

2. Alternative 3 would reduce, but not eliminate, the less-than-significant impacts with mitigation or less-than-significant impacts for air quality, energy, greenhouse gas emissions, public services, transportation, and utilities and service systems. entertainment industries, as well as construction jobs, providing opportunities for local growth and improving the City’s jobs to housing balance.

Develop a studio campus along a transit corridor that is easily accessible by public transportation, where media and entertainment-related uses are consolidated with preproduction, production, story development, and administrative offices within a single site to promote sustainability and reduce vehicle miles traveled (VMT), resulting in corresponding reductions in air pollutant and greenhouse gas (GHG) emissions.

Does Not Meet
Enhance the identity of the Newhall community as a movie, television, and entertainment industry area.

Does Not Meet
Enhance the visual appearance of the Project Site by providing architecturally distinct development, while maintaining consistency with the design standards of the immediately adjacent Old Town Newhall Specific Plan area.

Meets
Design a campus that would commemorate the filmmaking heritage of Santa Clarita. Does Not Meet Provide off-site improvements to enhance and/or provide pedestrian and bike connections to adjacent communities and the Jan Heidt Newhall Metrolink Station for the benefit of the existing residents of the adjacent communities and future employees of the Project.

Does Not Meet

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3. Alternative 3 would result in similar impacts for aesthetics, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, tribal cultural resources, and wildfire.

4. The findings of the Project set forth in this document provide support for the Project and the elimination of this alternative from further consideration.

Facts in Support of Findings:

In comparison to the Project, Alternative 3 would result in similar impacts relative to aesthetics, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, tribal cultural resources, and wildfire. Alternative 2 would have slightly reduced impacts relative to air quality, energy, greenhouse gas emissions, public services, transportation, and utilities and service systems due to a slight reduction in building footprints by 24 percent.

However, Alternative 3 would not meet all Project objectives, as shown below in Table 4. Although Alternative 3 would result in a slight reduced building footprint, it would require the same amount of grading and disturb the same footprint as the Project. Thus, Alternative 3 would not maximize the use of the entire Project Site, reducing media-related opportunities as compared to the Project.

Table 4
Applicability of Project Objectives for Alternative 3
Project Objective
Alternative 3:

Reduced Studio
Alternative
Design and construct economically-viable and technologically-advanced sound stages, creative office, and production support spaces with the infrastructure, parking, and technology to attract high-profile film, television, and streaming projects that require facilities designed to meet the specifications and demands of the movie, television, and entertainment industry and to allow flexibility to incorporate future technology advances.

Meets
Promote economic growth in Santa Clarita, particularly in the Newhall community, by encouraging the support for the entertainment industry by creating a secure campus environment, where media and entertainment-related uses are consolidated with preproduction, post-production, story development, and administrative offices in order to maximize creativity and productivity.

Meets
Maximize the use of the entire property to create a studio campus environment that creates a range of new media-related employment opportunities that cater to movie, television, and entertainment industries, as well as construction jobs, providing opportunities for local growth and improving the City’s jobs to housing balance.

Does Not Meet
Develop a studio campus along a transit corridor that is easily accessible by public transportation, where media and entertainment-related uses are consolidated with preproduction, production, story development, and administrative offices within a single site to promote sustainability and reduce vehicle miles traveled (VMT), resulting in corresponding reductions in air pollutant and greenhouse gas (GHG) emissions.

Meets
Enhance the identity of the Newhall community as a movie, television, and entertainment industry area.

Meets

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Enhance the visual appearance of the Project Site by providing architecturally distinct development, while maintaining consistency with the design standards of the immediately adjacent Old Town Newhall Specific Plan area.

Meets
Design a campus that would commemorate the filmmaking heritage of Santa Clarita. Meets Provide off-site improvements to enhance and/or provide pedestrian and bike connections to adjacent communities and the Jan Heidt Newhall Metrolink Station for the benefit of the existing residents of the adjacent communities and future employees of the Project.

Meets

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6.0 CERTIFICATION OF THE FINAL EIR
The Planning Commission hereby recommends that the City Council declare that no new significant information as defined by the CEQA Guidelines Section 15088.5 has been received by the Planning Commission after circulation of the Draft EIR that would require recirculation of the Draft EIR.

The Planning Commission hereby recommends that the City Council certify the Final EIR based on the following findings and conclusions.

6.1 FINDINGS
The Project would have the potential for creating significant adverse impacts. These significant adverse environmental impacts have been identified in the Draft EIR and will require mitigation as set forth in the Findings.

6.2 CONCLUSIONS

1. All significant environmental impacts from the implementation of the Project have been identified in the Draft EIR and, with implementation of the mitigation measures identified, will be mitigated to less-than-significant levels.

2. Alternatives to the Project, which could potentially achieve the basic objectives of the Project, have been considered and rejected in favor of the Project.

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7.0 STATEMENT OF LOCATION AND CUSTODIAN OF

DOCUMENTS
Pursuant to Public Resources Code Section 21081.6(a)(2) and CEQA Guidelines Section 15091(e), the City of Santa Clarita, as the Lead Agency, shall specify the location and custodian of the documents of other materials that constitute the record of proceedings upon which its decision has been based. A copy of the EIR and all supporting documents are available at the City Clerk’s Office, located in the City Hall Building at 23920 Valencia Boulevard, Suite 120, Santa Clarita, California, 91355.

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Attachment: P23-11-EXHIBIT A-CEQA Findings (Shadowbox Studios (MC21-109)) PLANNING COMMISISON RESOLUION No. P23-11

EXHIBIT B
Final EIR; and
Mitigation Monitoring Reporting Program for the Shadowbox Studios Project SCH No. 2022030762
Incorporated by Reference
Document can be found at
https://www.santa-clarita.com/city-hall/departments/community-development/planningdivision/environmental-impact-reports-under-review/shadowbox-studios-project

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Attachment: P23-11-EXHIBIT B-Final EIR-MMRP (Shadowbox Studios (MC21-109)) RESOLUTION NO. P23-12

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SANTA CLARITA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE MASTER CASE 21-109 (ARCHITECTURAL DESIGN REVIEW 21- 016, CONDITIONAL USE PERMIT 21-010, DEVELOPMENT REVIEW 21-012, GENERAL PLAN AMENDMENT 21-002, HILLSIDE DEVELOPMENT REVIEW 21-001, MINOR USE PERMIT 21-016, OAK TREE PERMIT (CLASS 4) 421-001, RIDGELINE ALTERATION PERMIT 21-001, ZONE CHANGE 21-001, AND TENTATIVE MAP 83513) FOR THE

DEVELOPMENT OF THE SHADOWBOX STUDIOS PROJECT IN THE CITY OF SANTA

CLARITA, CALIFORNIA

THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. FINDINGS OF FACT. The Planning Commission makes the following findings of fact, and recommends that the City Council make the following findings of fact:

A. An application for Master Case 21-019, the Shadowbox Studios Project, was filed by the project applicant, LA Railroad 93, LLC (the “applicant”), with the City of Santa Clarita (City) on May 28, 2021. The entitlement requests (collectively “Entitlements”) include:

1. Architectural Design Review 21-016 for the review of the project architecture follows the applicable provisions of the Unified Development Code (UDC), the General Plan, and other applicable requirements.

2. Conditional Use Permit 21-010 to allow for construction of a film and television studio campus in the Mixed-Use Neighborhood (MXN) zone, and for new development within the Planned Development Overlay zone.

3. Development Review 21-012 to allow for the construction of a film and television studio campus development in compliance with the applicable provisions of the UDC, the General Plan, and other applicable requirements.

4. General Plan Amendment 21-002 to amend the General Plan Land Use Map in order to designate the entirety of the Shadowbox Studios Project site as MXN, and a text amendment to the Land Use Element for the North Newhall Area.

5. Hillside Development Review 21-001 to allow for development on property with an average cross slope in excess of 10 percent.

6. Minor Use Permit 21-016 to allow for the reduction in residential density below the minimum required density for the MXN zone.

7. Oak Tree Permit (Class 4) 421-001 to allow for the removal of more than 13 oak trees, including 7 heritage trees.

8. Ridgeline Alteration Permit 21-001 to allow for the development within the Ridgeline Preservation zone.

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9. Zone Change 21-001 to amend the zoning map in order to designate the entirety of the Shadowbox Studios Project site as MXN; and to apply the Jobs Creation Overlay Zone (JCOZ) over a portion of the Shadowbox Studios Project site.

10. Tentative Map 83513 to subdivide the 93-acre Shadowbox Studios Project site into five lots.

B. The approximately 93-acre Shadowbox Studios Project (Project) site is located at the northeast corner of Railroad Avenue and 13th Street, and is located within the MXN and Non-Urban 5 (NU5) zones and General Plan land use designations. The Project site is also located within the area designated by the General Plan as the North Newhall Area (NNA), and located within the Placerita Canyon Special Standards District (PCSSD).

C. On June 14, 2011, the City Council adopted Resolution No. 11-61, adopting the City’s General Plan, and Resolution No. 11-62 certifying the Final Environmental Impact Report analyzing the General Plan. The City’s General Plan presently designates the Project site MXN and NU5.

D. The current NU5 land use and zoning designation on the northern portion of the Project site does not permit the development of the proposed studio use; therefore, the applicant is seeking a General Plan Amendment and Zone Change for the northerly portion of the Project site to MXN.

E. The General Plan established a development limitation for non-residential floor area in the NNA. The Project proposal exceeds the non-residential floor area for the NNA; therefore, the applicant is seeking a General Plan Amendment to increase the allowable non-residential floor area in the NNA.

F. The General Plan text for the NNA specifies that building heights in the NNA are subject to the Unified Development Code requirements that apply to all of Placerita Canyon. The applicant is seeking a General Plan Amendment to the General Plan text to clarify the allowable height to be consistent with the applicant’s associated Zone Change request.

G. The current MXN zoning designation has a maximum building height of 50 feet. The applicant is seeking a Zone Change for a portion of the Project site, south of Placerita Creek, to overlay the Jobs Creation Overlay Zone (JCOZ), which permits a 55-foot building height as well as a change to the General Plan text regarding building height in the North Newhall Area.

H. Surrounding land uses include a mix of residential, commercial, and public utility/transportation uses. The Metro rail line is immediately adjacent to the west of the Project site, with Railroad Avenue and commercial uses beyond. A homeowner associationmaintained hillside is immediately adjacent to the north of the Project site with single-family residential uses beyond. The Metropolitan Water District (MWD) owns property immediately adjacent to the east of the Project site with single-family residential uses

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beyond. Commercial uses are located immediately to the south of Project site, with singlefamily residential uses located beyond to the southeast.

I. The Project site is an approximately 93-acre site located at the northeast corner of the intersection of Railroad Avenue and 13th Street. The Project includes the development of a

1.3 million square-foot film and television studio campus consisting of 19 sound stages, a 565,000 square-foot warehouse support building, a 200,000 square-foot office building, 30,000 square-foot catering facility, a four-story (five parking level) parking structure, a 5,600 square-foot maintenance building, and associated surface parking.

J. The Project includes use of 11.4 acres of the MWD property immediately east, for surplus parking. Use of the MWD property is subject to approval by MWD and is not required for operation of the Project. Any parking provided on MWD property would be in excess of the required parking for the Project.

K. The environmental impacts of the proposed Project were reviewed under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”). In accordance with CEQA, the City of Santa Clarita is the lead agency and the City Council is the decision-making body for the Shadowbox Studios Project. The City’s Planning Commission is a recommending body for the Project.

L. The City determined that an Environmental Impact Report (EIR) must be prepared for the Project. The City determined that the following areas must be addressed in the EIR for the Project: aesthetics, air quality, biological resources, cultural resources, energy consumption, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use planning, noise, population and housing, public services, transportation/traffic, tribal cultural resources, utilities and service systems, and wildfire.

M. A Notice of Preparation (NOP) for the Project EIR was circulated to affected agencies, pursuant to CEQA and the CEQA Guidelines, for 30 days, beginning on March 29, 2022, and ending on April 28, 2022. Agencies that received the NOP include, but are not limited to, the County of Los Angeles, Los Angeles Regional Water Quality Control Board, California Department of Fish and Wildlife, South Coast Air Quality Management District, law enforcement agencies, school districts, water agencies, and utility companies serving the Santa Clarita Valley in accordance with CEQA’s consultation requirements. Comments from public agencies, organizations, and members of the public were received in response to the NOP for the Project.

N. A scoping meeting was held at City of Santa Clarita City Hall on April 21, 2022, to obtain information from the public as to issues that should be addressed in the EIR. Notice of the scoping meeting was published in The Signal newspaper on March 29, 2022. Approximately 30 people attended the scoping meeting. The topics of concern, that were raised at the meeting, included traffic, flood and drainage, preservation of Placerita Creek, preservation of the PCSSD.

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O. A site tour of the Project site with the Planning Commission was held February 21, 2023, to provide the Planning Commission context for the site setting and surroundings.

P. The City prepared a Draft EIR, for the Shadowbox Studios Project, that addressed all issues raised in comments received on the NOP. The Draft EIR was circulated for review and comment by affected governmental agencies and the public, in compliance with CEQA.

Specifically, the Notice of Availability/Notice of Completion for the Draft EIR was advertised on April 6, 2023, for a 45-day public review period that ended on May 22, 2023, at 5:00 p.m. in accordance with CEQA. Staff received written comments throughout the comment period as well as oral testimony at the April 18, 2023, May 16, 2023, and June 20, 2023 Planning Commission meetings for the Project.

Q. The Planning Commission public hearings for the Project were duly noticed in accordance with the noticing requirements for each of the Entitlements. The Project was advertised in The Signal, through on-site posting 14 days before the hearing, and by direct first-class mailing to property owners and occupants within 1,000 feet of the Project site.

R. The Planning Commission held a duly-noticed public meeting on the Project on April 18, 2023. The Planning Commission opened the public hearing for the Project and received a presentation from staff on the Project setting, requested Entitlements, and Project description. Staff also made a detailed presentation on the Draft EIR Sections (Biological Resources, Cultural Resources, Geology and Soils, Transportation/Traffic, and Tribal Cultural Resources). In addition, the Planning Commission received a presentation from the applicant and public testimony regarding the Project. The Planning Commission provided staff direction to bring the Shadowbox Studio Project back to the Planning Commission at the May 16, 2023, meeting with additional information regarding traffic and proposed roadway improvements, PCSSD, emergency evacuation, oak trees, Placerita Creek, and Project aesthetics. The Planning Commission continued the item to the May 16, 2023, Planning Commission meeting.

S. On May 16, 2023, the Planning Commission received a presentation from staff on the follow-up items from the April 18, 2023, meeting, along with a presentation from the applicant, and public testimony. The Planning Commission provided staff direction to bring the Shadowbox Studio Project back to the Planning Commission at the June 20, 2023, meeting with a draft resolution and Conditions of Approval for the Planning Commission to consider. The Planning Commission continued the item to the June 20, 2023, Planning Commission meeting.

T. On June 20, 2023, the Planning Commission received a presentation from staff on the follow-up items from the April 18, 2023, and May 16, 2023, meetings, along with the applicant’s presentation, and public testimony. Additional time was needed to respond to all comments received on the Draft EIR. The Planning Commission directed staff to bring the Shadowbox Studio Project back to the Planning Commission at the July 18, 2023, meeting with a draft resolution and Conditions of Approval for the Planning Commission to

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consider. The Planning Commission continued the item to the July 18, 2023, Planning Commission meeting.

U. On July 18, 2023, the Planning Commission received a presentation from staff on the follow-up items from the April 18, 2023, May 16, 2023, and June 20, 2023 meetings, along with the applicant’s presentation, and public testimony. The Planning Commission considered the staff report, Draft Final EIR, Resolutions, and Conditions of Approval.

V. The Draft EIR was presented to the Planning Commission on April 18, 2023. On July 18, 2023, the Planning Commission considered the Draft Final EIR prepared for the Project, as well as information provided in staff reports, presented to the Planning Commission from experts, and presented in public testimony, including letters submitted to the Planning Commission, prior to recommending approval of the Project. The Draft Final EIR for the Project has been prepared in compliance with CEQA.

W. Based upon staff presentations, staff reports, applicant presentations, and public comments and testimony, the Planning Commission finds that the Project will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Project be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the Project site; nor will the Project jeopardize, endanger, or otherwise constitute a menace to the public health, safety, or general welfare since the Project conforms with the zoning ordinance and is compatible with surrounding land uses. The Project proposes the extension of all utilities and services to the Project site. Currently, all required utilities and services are available at locations adjacent to the Project site.

X. The location of the documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based, for the Master Case 21-109 project file, with the Community Development Department; the record specifically is in the custody of the Director of Community Development.

SECTION 2. GENERAL FINDINGS FOR MASTER CASE 21-109. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Shadowbox Studios Project EIR, oral and written testimony, and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find, as follows:

A. The proposal is consistent with the General Plan;
The Shadowbox Studios Project is consistent with the Goals, Objectives, and Policies of the General Plan of the City of Santa Clarita. More specifically, the Project is consistent with the following portions of the Land Use Element of the General Plan:

Economic Vitality
Goal LU4: A diverse and healthy economy.

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• Objective LU4.2: Promote job creation, focusing on employment generators in the technical and professional sectors.
o Policy LU4.2.1: Pursue business attraction and expansion programs for clean industries that provide job opportunities for local residents, particularly in the areas of film/entertainment, biotechnology, aerospace, and technology. o Policy LU4.2.2: Achieve a balanced ratio of jobs to housing through business expansion and economic development programs, with a goal of at least 1.5 jobs per household.

In addition, the Shadowbox Studios Project is consistent with the economic development strategies, practices, and policies of the Economic Development Element of the General Plan as follows.

Jobs/Housing Balance: The City of Santa Clarita has an aggressive goal to achieve a 2:1 jobs/housing balance. One of the biggest goals in pursuing the jobs/housing balance is to attract high-paying, high-quality jobs. To accomplish this goal, the City will focus on the targeted industry clusters, which include aerospace, technology, biomedical, and film/entertainment.

Development Objectives: The City will continue to evaluate each development proposal on its individual merits, thereby allowing flexibility for economic generating and jobsproducing uses:
• Encouraging business opportunities throughout all facets of the community, supporting burgeoning villages of industry throughout the Santa Clarita Valley; • Applying non-traditional height, design, and planning standards for appropriate projects and uses that generate significant impact to the economy; and • Encouraging increased density in non-residential projects in appropriate locations to increase quality jobs and achieve desired jobs/housing balance.

The Project proposes to develop a full-service film and television studio campus, a targeted industry under the City’s General Plan to bring employment opportunities to the City. The Project is expected to generate over 2,000 direct employment opportunities in the City.

B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code;
The Shadowbox Studios Project requires the approval of entitlements consisting of a General Plan Amendment, Zone Change, Tentative Map, Conditional Use Permit, Minor Use Permit, Oak Tree Permit, Hillside Development Review, Ridgeline Alteration Permit, Development Review, and Architectural Design Review in accordance with the City’s UDC. With approval of the General Plan Amendment, Zone Change, and the approval of the associated entitlements, the proposed Project would comply with the underlying zone and all other applicable provisions of the UDC.

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C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and
The Project was evaluated in accordance with the UDC, as well as the City’s General Plan.

The Project was designed to be in keeping with the provisions of the UDC as well as the goals and policies of the City’s General Plan. The Project is located within the North Newhall Area (NNA) of the Placerita Canyon Special Standards District (PCSSD) and has been designed to meet the development standards identified in the PCSSD for the NNA as outlined below:

Public Participation/Outreach
• Be subject to public participation and outreach led by the applicant(s) or the applicant’s representative, at the onset of and during conceptual planning and prior to formal submittal of a proposed project to the City. Outreach would include, but is not limited to, the Placerita Canyon Property Owners’ Association. • 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 Canyon Corporation, Circle J Ranch Homeowner’s Association, as well as with individual residents in the Placerita Canyon. In addition, the applicant has met with The Master’s University, the Newhall School District, the property owner of the adjacent Arch Street commercial center, and a number of other organizations.

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.
• 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 (12
th Street). Gate 3 would serve as

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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. 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. Gates 1 and 2 are setback from the intersection of 13th and Arch Streets, 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 City’s planned Dockweiler Drive Extension project would change 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 into Placerita Canyon with “No through traffic” signs at Placeritos Boulevard and/or Placerita Canyon Road. The Conditions of Approval (Exhibit A) require the applicant to design and install gateway signage. • 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.
• A TA, in compliance with the City’s TAU, was prepared for the 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

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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. Singlestory 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 multi-use trails have been incorporated into the project design to provide connectivity from the adjacent neighborhoods. At staff’s direction, the applicant has incorporated a multi-use, Class I trail along the project frontage of 13th, Arch, and 12th Streets. In addition, the applicant would be conditioned to contribute to future multi-use Class I trail connecting Dockweiler Drive to the Jan Heidt Metrolink Station. • 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. 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

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portable in the event of MWD maintenance activities.

Architecture
• Consist of three hundred sixty (360) degree architectural design with pedestrianscaled 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 singlestory 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 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 • 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

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PCSSD including residential, mixed-use, and commercial zoning designations. Each zoning designation dictates the allowable height.

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. • 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.
• 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.
• 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
• It is not the City’s intent to see affordable housing located on this site; and • 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
• Based on the area’s proximity to the nearby Metrolink station and Old Town 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.

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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.

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. A discussion on the project’s conformance with the applicable general development standards of the PCSSD is outlined here:
• 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.
• Street lights, in accordance with City standards, shall be installed only at road-toroad 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

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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 offsite illumination where lights are required, cut-off fixtures in keeping with a rural equestrian architectural style will be specified;
• Any street light improvements associated with the project’s proposed roadway design will be designed in conformance with the City’s 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. • 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; • 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 offsite 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.
• The project has been designed to ensure that the site drainage would not increase the volume or rate of flow from the current condition Accordingly, with implementation of the associated conditions of approval including the Mitigation, Monitoring and Reporting Plan (“MMRP”), the Project will not impact the public health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity of the Project site.

D. The proposal is physically suitable for the site. The factors related to the proposal’s physical suitability for the site shall include, but are not limited to, the following:

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1. The design, location, shape, size, and operating characteristics are suitable for the proposed use;
With the Conditions of Approval, including the MMRP, the Project will be suitable for the site and the uses entitled with the Project.

2. The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate;
The Project completed a detailed traffic analysis to evaluate the impacts of the Project.

The traffic analysis has identified roadway improvements to ensure the public roadways are sufficiently improved to support the additional Project traffic. The Project Conditions of Approval require the applicable improvements before the Building Official issues a certificate of occupancy.

3. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily available; and
The Project site is located in an established, urban environment that is serviced by existing law enforcement and fire protection services. The applicant must pay applicable fees to the law enforcement and fire protection agencies to assist in offsetting any impacts to the services necessary to properly service the Project.

4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.

The Project is in a portion of the City that is surrounded by developed communities with access to the necessary utilities to service the Project site. A detailed analysis for the provisions of utilities was completed for the Project in the Draft EIR determining that adequate services are available to meet the needs of the Project site.

SECTION 3. SPECIFIC FINDINGS FOR GENERAL PLAN AMENDMENT 21-002.

Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find, as follows:

A. Properties which benefit from increased density or intensity of development resulting from the General Plan Amendment shall fully mitigate their increased sewer impact at the time that development occurs on the properties.

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A sewer area study was prepared for the Project and reviewed by the City Engineer to ensure there is adequate capacity for the Project’s increased sewer impact.

B. The proposed General Plan amendment is consistent with other elements of the City’s General Plan pursuant to Government Code Section 65300.5; The southerly portion of the Project site (approximately 42.4 acres) has a land use designation of MXN, and the northerly portion (approximately 51.1 acres), including the portion of the Project site within Placerita Creek has a land use designation of NU5. The applicant is requesting an amendment to the General Plan land use designation to apply the MXN land use designation across the entire 93 acre Project site.

In addition, the Project site is located within an area specifically identified in the General Plan as the NNA. The General Plan establishes a maximum residential density of 775 units and a maximum of 450,000 square feet of non-residential (commercial) development (excluding parking facilities) for the NNA. As such, the applicant is seeking a text amendment to the General Plan to increase the maximum allowable commercial floor area.

Specifically, the applicant is seeking to increase the maximum commercial floor area by 1,135,000 square feet for a total of 1,585,000 square feet of commercial floor area in General Plan for the NNA. This would allow for build out of the proposed studio project as well as building out of the balance of the NNA. The applicant is also requesting a text amendment to clarify the height allowances specified in the NNA. To reflect the inclusion of JCOZ overlay on the southerly portion of the Project site. The text amendments are provided in Exhibit C.

The proposed General Plan amendment is consistent with the goals, policies and objectives of other elements of the City’s General Plan and will maintain integrated, consistent and compatible policies. Specifically, as discussed in Section 2 above, the Land Use Element, and Economic Development Element of the General Plan include goals, objectives, and policies that identify the film and entertainment industry as a targeted business sector and contemplate development consistent with the proposed Project, that would contribute to a balanced job to housing ratio as well as bring high-paying, high-quality employment opportunities into the City.

SECTION 4. ZONE CHANGE FINDINGS FOR MASTER CASE 21-109. Based on the above findings of fact and recitals and the entire record including, without limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony, and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find, as follows:

A. Principles and Standards for Zone Changes. The Council shall approve a Zone Change only after the applicant substantiates all of the following required findings:

1. That modified conditions warrant a revision in the zoning map as it pertains to the area

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under consideration;
The Project site is approximately 93 acres, located at the northeast corner of Railroad Avenue and 13th Street and has two different zoning designations. The southerly portion of the Project site is MXN (approximately 42.4 acres), and the northerly portion, including the portion of the Project site within Placerita Creek, is NU5 (approximately 51.1 acres). The dual zoning on the Project site presents challenges for a cohesive development of the site due to the nature of the allowable uses for each of the zoning designations. The MXN zone contemplates a mix of multi-family residential and commercial uses, where the NU5 zone contemplates single-family homes on larger one-acre lots. There are also physical constraints that, in practical application, isolate the northerly NU5 portion of the site from other single-family uses. Specifically, the MWD property immediately east of the Project site, and Placerita Creek and the hillside at the northeast corner of the Project site provide a physical separation between the Project site and other single-family homes to the east and north. Accordingly, the Project site warrants consideration of a revision to the zoning map as shown on the Zone Change Exhibit (Exhibit B) to establish consistent zoning classification across the entire Project site. The requested zone change would change the zoning classification of approximately 51.1 acres currently zoned NU5 to MXN.

In addition to the Zone Change request that would establish MXN zoning designation over the entire Project site, the proposed request would add the southerly portion of the Project site (south of Placerita Creek) to the JCOZ. This would add approximately 53.4 acres to the JCOZ.

The JCOZ applies to the construction of office and industrial buildings within the defined overlay zone areas to facilitate development in targeted industries in the City.

At the time the JCOZ was established, it was applied to areas with high focus on employment, located adjacent to freeways or major transportation corridors, and areas where existing built environment or where future comparable building height is contemplated. The JCOZ applies additional development standards to office and industrial buildings specifically to “support the General Plan objective of promoting the creation of strong regional and local economies via the implementation of strategic land use planning policies. Specifically, the JCOZ overlay zone will: (1) attract and promote the creation of high-quality jobs within the City’s four (4) targeted industries, which include aerospace, biomedical, entertainment, and technology, and other industries at the discretion of the Director; (2) enhance the City’s overall jobs/housing balance; and (3) provide greater employment opportunities throughout the entire City.” Under the JCOZ, the office and studio buildings would be permitted to a height of 55 feet without a Conditional Use Permit (CUP). The current MXN zoning designation permits the studio use with approval of a CUP and the MXN zone allows for 50-foot building height without the need for a CUP. As such, the current zoning designation already contemplates the use and a comparable building height as would be permitted under the JCOZ. Notably, the sound stage buildings reach a height of 55 feet at the

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ridge of the roof. The office building, warehouse/production support building, and the parking structure, exclusive of elevator shafts, are 50 feet in height or less, consistent with the MXN zone.

The Zone Change to establish the JCOZ over the south portion of the Project site, as well as the MXN zone on the northerly portion of the Project site is warranted for the studio use, which is a targeted industry under the City’s General Plan objectives for economic development, located along a major transit corridor (Railroad Avenue) with access to State Route 14.

2. That a need for the proposed zone classification exists within such area; The proposed change to the zone classification is desirable to allow for the development of a film and television studio campus. The Project site currently has two zoning classifications; the NU5 zoning classification would not permit the studio use.

In addition, the NU5 portion of the site is physically isolated from other single-family uses in the immediate vicinity. The proposed change to the zone classification for the northerly portion of the Project site is required to allow for a cohesive development.

The incorporation of the Project site into the JCOZ is necessary to meet the objectives of the General Plan, as discussed in Section 2 and 3 above.

3. That the particular property under consideration is a proper location for said zone classification within such area:
a. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice; and
The proposed Zone Change would permit the studio campus Project that supports the goals and objectives of the General Plan as described above in Sections 2 and

3. The proposed Zone Change is in conformance with good zoning practice. b. That the proposed change is consistent with the adopted General Plan for the area unless a General Plan Amendment is filed concurrently and approve with said zone change.

A General Plan Amendment was filed concurrently with the Zone Change request. For the reasons provided above, the Planning Commission can recommend the City Council make this finding.

SECTION 5. SPECIFIC FINDINGS FOR TENTATIVE MAP 83513. Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony, and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission, and

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upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find, as follows:

A. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

The Project will not obstruct any public access as a result of the proposed subdivision. No public lands are identified on, or adjacent to the Project site that currently require access through the Project site. The land necessary for the roadway improvements to facilitate the Project will be provided from the Project site along the Project frontage.

SECTION 6. SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT REVIEW 21-001.

Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony, and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find as follows:

A. That the natural topographic features and appearances are conserved by means of landform grading to blend any manufactured slopes or required drainage benches into the natural topography;
B. That natural, topographic prominent features are retained to the maximum extent possible; C. That clustered sites and buildings are utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and are compatible with existing neighborhood;
D. That building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain are utilized; E. That plant materials are conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, while meeting the standards of the Fire Department; F. That street design and improvements that serve to minimize grading alterations and emulate the natural contours and character of the hillsides are utilized; G. That grading designs that serve to avoid disruption to adjacent properties are utilized; and H. That site design and grading that provide the minimum disruption of view corridors and scenic vistas from and around any proposed development are utilized.

The north portion of the Project site contains a hillside exceeding 10% average cross-slope requiring the approval of a Hillside Development Review in accordance with the UDC, to develop the Project site. A portion of the hillside is identified as a Significant Ridgeline in the City’s General Plan Conservation Element. The balance of the Project site is relatively

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flat.

The Project includes grading at the base of the ridgeline in the northeast corner of the Project site. While grading would occur along the base of this ridgeline, the Project would still be consistent with the Conservation and Open Space Element Policies because the Project would only alter the base of the ridgeline. The peak of the ridgeline will remain wholly intact, thus maintaining the existing view of the ridgeline. In addition, all buildings would be situated on the southerly, flat portion of the Project site. There are no physical structures proposed on the hillside, thus, there are no building pads being graded into the hillside. The proposed grading will blend into and maintain the existing contours of the hillside. Planting of the graded slope will be consistent with the City’s Hillside Development Standards which requires landscape coverage and stabilization of graded slopes to be compatible with surrounding natural vegetation. In addition, the Project shall be compliant with the requirements of the Los Angeles County Fuel Modification Unit for development within a Very High Fire Hazard Severity Zone (VHFHSZ). Planting will generally consist of the use of native vegetation, and plant material that is compatible with the climate of the Santa Clarita Valley.

SECTION 7. SPECIFIC FINDINGS FOR RIDGELINE ALTERATION PERMIT 21-001.

Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony, and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find, as follows:

A. The use or development will not be materially detrimental to the visual character of the neighborhood or community, nor will it endanger the public health, safety, or general welfare;
B. The appearance of the use or development will not be substantially different than the appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline appearance in the vicinity;
C. The establishment of the proposed use or development will not impede the normal and orderly development and improvement of surrounding properties, nor encourage inappropriate encroachments to the ridgeline area;
D. The proposed use or development demonstrates creative site design resulting in a project that will complement the community character and provide a direct benefit to current and future community residents of not only the proposed use or development, but the residents of the City as a whole;
E. The use or development minimizes the effects of grading to the extent practicable to ensure that the natural character of the ridgeline is preserved; F. The proposed use or development is designed to mimic the existing topography to the greatest extent possible through the use of landform contour grading; and G. The proposed use or development does not alter natural landmarks and prominent natural features of the ridgelines.

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The hillside in the northeast corner of the Project site is identified as a Significant Ridgeline in the City’s General Plan Conservation Element. The Project includes grading at the base of the ridgeline in the northeast corner of the Project site; however, the peak of the ridgeline would not be altered by the proposed grading. Thus, the ridgeline will remain intact and the grading will not be materially detrimental to the visual character in the vicinity. The proposed grading along the base of the ridgeline is designed to tie into the existing topography of the slope in order to maintain the existing character of the hillside along the northern portion of the Project site. As indicated in Section 6 above, the graded slope will be landscaped in accordance with the City’s Hillside Development Standards and will be planted with oak trees as part of the Project’s oak tree mitigation plan.

SECTION 8. SPECIFIC FINDINGS FOR OAK TREE PERMIT (CLASS 4) 421-001.

Based on the above findings of fact and recitals and the entire record, including, without limitation, the entire Shadowbox Studios Project EIR, oral and written testimony, and other evidence received at the public hearings, reports, and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find as follows:

A. The approving authority shall make one (1) or more of the following findings before granting an oak tree permit:
a. The condition or location of the oak tree(s) requires cutting to maintain or aid its health, balance, or structure;
b. The condition of the tree(s) with respect to disease, danger of falling, proximity to existing lots, pedestrian walkways or interference with utility services cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices;
c. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of an oak tree to enable reasonable use of the subject property which is otherwise prevented by the presence of the tree and no reasonable alternative can be accommodated due to the unique physical development constraints of the property; or d. The approval of the request will not be contrary to or in conflict with the general purpose and intent of the code.

The Project site contains 16 oak trees that are protected by the City’s Oak Tree Preservation Ordinance. The Project consists of the removal of 12 oak trees, including six heritage-sized oak trees. Of the 12 removals, four of the oaks are proposed to be relocated throughout the site. Removals and relocated oak trees will require mitigation in accordance with the City’s Oak Tree Ordinance. The City would require replacement oak trees to be planted in the landscaped areas of the Project site to offset the loss of the removed oak trees. If planting on-site is not practicable, the applicant may donate the replacement oak trees to the City or provide the equivalent monetary value of the replacement trees to the City’s Oak Tree Fund.

Therefore, the Project includes Conditions of Approval to provide additional justification, which includes grading plan details, cross-sections, reappraisals, and a transplant study, before any proposed removal to be reviewed and approved by the City. The compliance with the City’s Oak Tree Preservation Ordinance, including the Standards for Performance

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of Permitted Work of the Oak Tree Preservation Guidelines, ensures that the Project would not conflict with any local policies or ordinances protecting biological resources and impacts.

B. No heritage oak tree shall be removed unless one (1) or more of the above findings are made and the review authority also finds that the heritage oak tree’s continued existence would prevent any reasonable development of the property and that no reasonable alternative can be accommodated due to the unique physical constraints of the property. It shall further be found that the removal of such heritage oak tree will not be unreasonably detrimental to the community and surrounding area.

There are six heritage-sized oak trees proposed for removal. An assessment of each tree has been provided in the applicant’s Oak Tree Report. The heritage size trees are numbered as trees No. 1 through No. 5, and No. 7 in the Oak Tree Report. The City Arborist reviewed the Oak Tree Report and found the assessment of each tree to be consistent with the conditions observed upon site inspection. As stated in the Oak Tree Report, trees No. 1 and 2 have structural defects and/or stem failures; trees No. 3, 4, and 5 have suffered fire damage and resultant scarring and decay; and tree No. 7 has structural defects and disease. Due to the potential for structural failure of trees No. 1, 2, 3, 4, 5, and 7, within the active studio campus, the trees are proposed for removal.

SECTION 9. The Planning Commission hereby recommends the City Council approve Master Case 21-109; Architectural Design Review 21-016; Conditional Use Permit 21-010; Development Review 21-012; General Plan Amendment 21-002; Hillside Development Review 21-001; Minor Use Permit 21-016; Oak Tree Permit (Class 4) 421-001; Ridgeline Alteration Permit 21-001; Zone Change 21-001; and Tentative Map 83513 for the development of the Shadowbox Studios Project, in the City of Santa Clarita, California, subject to the Conditions of Approval (Exhibit A).

SECTION 10. Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 11. Limitations. The Planning Commission’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist.

One of the major limitations on analysis of the project is the Planning Commission’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

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SECTION 12. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 13. A copy of this Resolution will be mailed to the Applicant and to any other person requesting a copy.

SECTION 14. This Resolution is the Planning Commission’s final decision and will become effective immediately upon adoption.

SECTION 15. The Planning Commission Secretary will certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken.

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PASSED, APPROVED, AND ADOPTED this 18th day of July, 2023.

RENEE BERLIN, CHAIRPERSON

PLANNING COMMISSION
ATTEST:

RACHEL CLARK, SECRETARY

PLANNING COMMISSION

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss

CITY OF SANTA CLARITA )
I, Rachel Clark, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 18th of July 2023, by the following vote of the Planning Commission:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

PLANNING COMMISSION SECRETARY

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EXHIBIT A
RESOLUTION P23-12
MASTER CASE 21-109 (ARCHITECTURAL DESIGN REVIEW 21-016, CONDITIONAL USE PERMIT 21-010, DEVELOPMENT REVIEW 21-012, GENERAL PLAN AMENDMENT 21-002, HILLSIDE DEVELOPMENT REVIEW 21-001, MINOR USE PERMIT 21-016, OAK TREE PERMIT 421-001, RIDGELINE ALTERATION PERMIT 21-001, ZONE CHANGE 21-001, AND TENTATIVE MAP 83513)

DRAFT CONDITIONS OF APPROVAL

GENERAL CONDITIONS
GC1. These project approvals expire if the approved use is not commenced within two years from the date of this approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita’s (City) Unified Development Code (UDC).

GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval is terminated along with any associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre-commencement approval period. Once commenced, any discontinuation of the use approved with this project for a continuous period of two years or more terminates the approval of this use along with any associated vested rights to such use. The use may not be re-established or resumed after the two-year period.

Discontinuation includes cessation of a use regardless of intent to resume.

GC3. The permittee may file for an extension of the conditionally-approved project before the date of expiration. If such an extension is requested, it must be filed not later than 60 days before the date of expiration.

GC4. Unless otherwise apparent from the context, the term “permittee” includes the permittee and any other persons, corporation, or other entity making use of this grant. The permittee must defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this project by the City, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City will promptly notify the permittee. Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) the City bears its own attorneys’ fees and costs; and 2) the City defends the action in good faith.

The permittee is not required to pay or perform any settlement unless the settlement is approved by the permittee.

GC5. The permittee and property owner must comply with all inspections requirements as deemed necessary by the Director.

GC6. The project site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date-stamped

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Draft Conditions of Approval

July 18, 2023
July 18, 2023, unless revisions and/or additional conditions are specifically required herein.

GC7. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with the Conditions of Approval, are binding upon Permittee’s successors in interest. The Conditions of Approval may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the Santa Clarita Municipal Code (SCMC).

GC8. Any proposed deviations from the Exhibits, Project Description, or Conditions of Approval must be submitted to the Director for review and approval. Any unapproved deviations from the project approval will constitute a violation of the permit approval.

GC9. When exhibits and/or written Conditions of Approval are in conflict, the written Conditions of Approval prevail over the exhibits.

GC10. The effectiveness of this project will be suspended for the time period that any Condition of Approval is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Condition of Approval is invalidated by a court of law, the project must be reviewed by the City and substitute conditions may be imposed.

GC11. The Permittee is responsible for ascertaining and paying all City fees as required by the SCMC. This condition serves as notice, pursuant to Government Code § 66020(d) that the City is imposing development impact fees (DIFs) upon the project in accordance with the Mitigation Fee Act (Government Code § 66000, et seq.) and the SCMC. The permittee is informed that it may protest DIFs in accordance with Government Code § 66020.

GC12. The Permittee must sign these Conditions of Approval, as set forth below, to acknowledge acceptance, within 30 days from the date of approval by the Planning Commission.

GC13. This decision is not effective until Permittee acknowledges acceptance of all project conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By use of the entitlements granted by a development application, the Permittee acknowledges agreement with the Conditions of Approval.

GC14. The City will only issue permits for the development when the construction documents (e.g., building plans) substantially comply with the approved plans. Substantial conformity is determined by the Director.

GC15. Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any application and/or plans which are defective as to, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any entitlements granted by this approval null and void. Construction must cease until all requirements of this approval are complied with. Development entitlements may be withheld until violations of the SCMC are abated.

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Packet Pg. 106 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
GC16. The City will not issue a final Certificate of Occupancy until the Permittee complies with all project conditions.

GC17. Permittee must reimburse the City for all attorneys' fees expended by the City that are directly related to the processing of this project. The City will not issue a Final Certificate of Occupancy or other final occupancy approval until all attorneys' fees are paid by the Permittee.

PLANNING DIVISION
PL1. The permittee is granted approval for the following entitlements for the Shadowbox Studios Project associated with Master Case 21-109:
a. Tentative Map 83513;
b. General Plan Amendment 21-002;
c. Zone Change 21-001;
d. Conditional Use Permit 21-010;
e. Minor Use Permit 21-016;
f. Hillside Development Review 21-001
g. Ridgeline Alteration Permit 21-001;
h. Oak Tree Permit 421-001;
i. Development Review 21-012; and
j. Architectural Design Review 21-016.

PL2. The permittee is granted approval to construct the proposed film and television studio project in accordance with the approved plans on file with the Planning Division.

PL3. The permittee must comply with the Mitigation Monitoring and Reporting Program (MMRP) prepared for the Final Environmental Impact Report (EIR) prepared for the project (SCH No. 2022030762), which is incorporated by reference.

PL4. Parking must be provided in accordance with the approved parking plan and the parking demand study on file with the Planning Division.

PL5. All vehicle traffic associated with the film and television studio operation must enter at Gate 1 or Gate 2 as labeled on the approved plans on file with the Planning Division.

Gate 3, as labeled on the approved plans on file with the Planning Division, is restricted to egress only and must be designed as a right turn exit, westbound on 12th Street.

Emergency service only is permitted to use Gate 3 as an entrance.

PL6. Vehicle traffic during the hours of 10:00 p.m. to 6:00 a.m. must use Gate 1 for entrance and exit. Large trucks (53-foot) are not permitted to enter or exit the North parking lot or the Metropolitan Water District (MWD) parking area between 10:00 p.m. and 6:00 a.m.

PL7. If permission is granted by MWD, the permittee may utilize 11.4 acres of the MWD property, immediately adjacent to the east, to provide excess parking and storage for plants associated with film and television studio use. All plant material must be maintained in good condition. Storage of empty pallets, plant containers, or dead plant material is prohibited. No other outdoor storage is permitted on the MWD property.

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Packet Pg. 107 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
PL8. The permittee may install a 12-foot tall perimeter fencing along the property line in conformance with the fencing plan on file with this application. The fencing along the west property line, facing Railroad Avenue must be staggered so that there is a minimum 2-foot step back in the face wall, with step backs provided at a ratio of 150 feet to 50 feet.

PL9. Incidental outdoor filming is permitted on the studio facility campus. Outdoor sets or soundstages are not permitted. Any incidental outdoor filming between the hours of 10:00 p.m. to 6:00 a.m. will require issuance of a film permit by the Santa Clarita Film Office.

PL10. All lighting must be directed down and shielded from neighboring uses. Drive aisle and parking lot lighting must utilize energy management controls and occupancy sensors to reduce lighting levels to the maximum extent possible when parking areas are not occupied in conformance with the Lighting Design Criteria on file with this application.

PL11. The permittee must prepare and submit a site-specific Emergency Operation Plan (EOP) to the Director before the Building Official issues a Certificate of Occupancy. The EOP must include an evacuation plan for the studio campus and must include a training program for all security personnel and tenants of the studio campus to ensure preparedness in the event of an emergency. The EOP must identify opportunities that would allow for the studio facility to shelter in place, and must identify opportunities that would allow for the studio facility to access the MWD right of way to the northeast as a means of evacuation in an emergency.

PL12. The studio facility must have security personnel on-site 24 hours per day and must establish a contact phone number for site operations, to be posted at each entry gate, visible to the public.

PL13. The architecture of the proposed project must be consistent with the approved conceptual architectural plans on file with this application and conform to the Community Character and Design Guidelines (CCDG) for the Newhall community.

PL14. The maximum building height for each structure must be consistent with the approved conceptual architectural plans on file with this application.

PL15. All roof-mounted equipment must be screened from public view.

PL16. All ground-mounted mechanical equipment must be identified on the site plan and screened from public view.

PL17. All utility connections must be designed to coordinate with the architectural elements of the building.

PL18. No signage is included within this approval and is subject to a separate permit. The permittee must submit a sign program before the installation of signs on the project site.

PL19. Heavy construction (including grading operations and earth movement) is limited to the hours of 7:00 a.m. to 5:00 p.m., Monday through Friday, and between 8:00 a.m. and 5:00 p.m. on Saturdays unless otherwise approved by the Director of Community Development upon formal written notification.

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Packet Pg. 108 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
PL20. The existing row of mature pepper trees located along the MWD property must remain in place. The permittee development plans, including grading plans, building permit plans, and landscape plan must identify the existing trees on the site plan and must not include any improvements that necessitate removal of the pepper trees.

PL21. Placerita Creek is not permitted to be channelized with exposed concrete. The existing natural creek bottom must be maintained. Creek bank stabilization must be designed with buried rock stabilization that allows for natural revegetation in conformance with the Tentative Map on file with this application and subject to the satisfaction of the City Engineer.

PL22. The permittee must obtain all necessary approvals or permits from the California Department of Fish and Wildlife, Army Corps of Engineers, and the Regional Water Quality Control Board before the Building Official issues grading permits.

PL23. The permittee must install Placerita Canyon gateway signage at the entrance into Placerita Canyon at Placeritos Boulevard, and at Placerita Canyon Road to the satisfaction of the Director of Community Development. The plan must incorporate express language to state that no through traffic is allowed. The proposed gateway signage must be presented to the Placerita Canyon Property Owners Association before approval by the Director of Community Development. The permittee must obtain applicable encroachment permits and license agreement from the City Engineer for the construction and installation of any portion of the gateway signage located within the public right of way.

Landscape Conditions
LR1. Before final landscape plan approval, plans must be approved by the Fire Department Fuel Modification Unit.

LR2. Before the issuance of grading permit(s) the permittee must provide final landscape, lighting and irrigation plans in conformance with the Water Efficient Landscape Ordinance for Planning Division review and approval. The plan must be prepared by a California-registered landscape architect and be designed with the plant palette suitable for Santa Clarita (Sunset Western Garden Book Zone 18, minimum winter night temperatures typically 20º to 30º F; maximum summer high temperatures typically 105º F to 110º F). The landscape design plan must meet the design criteria of the State Water Efficiency Landscape Ordinance as well as all other current SCMC/UDC requirements.

LR3. Final landscape plans must contain all elements as listed in the checklist for preliminary landscape plans and conform to the Landscaping and Irrigation Standards in the UDC (§17.51.030). The following elements must be addressed on the final landscape plans:
(a) Landscape plans must show plant material to screen, at maturity, all trash enclosures, transformer boxes, vault boxes, backflow devices, and other exterior mechanical equipment. Screening material may include trees, shrubs (15-gallon minimum size), clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures must be screened with both shrubs and clinging vines;

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Packet Pg. 109 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
(b) Landscape plans shall show all lighting fixtures, base dimensions, and typical finish elevations;
(c) An earthen berm or headlight hedge, measuring thirty-six (36) inches in height, must be installed where vehicle lights on the property are directed towards public streets or residential properties. The headlight hedge must be a dense growing, minimum 15-gallon, evergreen shrub, measuring a minimum of thirtysix (36) inches in height and touching leaf to leaf at the time of landscape inspection;
(d) The permittee must place water-conserving mulching material on all exposed soil in planting areas not covered by turfgrass. Mulching material may include, without limitation, shredded bark, river rock, crushed rock, pea gravel, etc., and must be at least two (2) inches deep;
(e) Before occupancy, the permittee must install all proposed irrigation and landscape, including irrigation controllers, staking, mulching, etc., to the satisfaction of the Director of Community Development. The Director may impose inspection fees for more than one landscape installation inspection; and (f) Before occupancy, the permittee must submit to the Director of Community Development a letter from the project landscape architect certifying that all landscape materials and irrigation have been installed and function according to the approved landscape plans.

ENGINEERING SERVICES DIVISION
General Requirements
EN1. At issuance of permits or other grants of approval, the permittee agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.

EN2. Before the City Engineer, or designee, issues a grading permit, the permittee must demonstrate compliance with UDC Section 17.51.007 (Connected City Infrastructure Program) requiring conduit from a location to be determined in the public right-of-way to the Minimum Point of Entry or similar location within the project area that serves as the main telecommunications closet. Conduit for this condition must be identified on development plans.

EN3. Before the City Engineer, or designee, issues a grading permit, the permittee must obtain septic system removal permit from the Building Official for any existing septic system(s) on-site. The location of the existing septic system must be shown on the grading plan.

EN4. Before the Building Official issues a Certificate of Occupancy, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site must be installed underground.

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Packet Pg. 110 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
EN5. Before the City Engineer, or designee, issues grading permit, the permittee must obtain the necessary approval from SCV Water Agency to remove and relocate the 6” ACP water line per the approved Plan. Thereafter, the 6” ACP water line easement must be vacated by the permittee to the satisfaction of the City Engineer EN6. Before the City Engineer, or designee, issues grading permit or Tract Map approval, whichever comes first, the permittee must update its improvement plans per the MWD letter dated January 13, 2022, which is incorporated by reference, and obtain its approval for the proposed improvements within their 250-foot-wide fee-property right-of-way, including the desilting basin on (APN: 2833-001-271), to the satisfaction of the City Engineer.

EN7. Before the dual 60” RCB storm drain plan approval, the permittee must obtain all necessary approvals and maintenance easement from MWD for the proposed offsite grading and construction of desilting basin on its property (APN: 2833-001-271) as shown on Tract Map 83513, to the satisfaction of the City Engineer.

EN8. Before the City Engineer, or designee, issues grading permits, the permittee must obtain all necessary approvals and permits from the California Public Utilities Commission and Metrolink associated with this project, to the satisfaction of the City Engineer.

EN9. Before the City Engineer, or designee, issues grading permits or final map approval, whichever comes first, the permittee must dedicate and record, by a separate instrument, the following documents with Los Angeles County (County) Recorder’s Office for the Dockweiler Drive Extension Project:

A. Sufficient right-of-way dedication to the City of Santa Clarita along the project frontage on 12th Street, 13th Street and Arch Street as required per the Dockweiler Drive Extension project plans, to the satisfaction of the City Engineer; B. On-site storm drain easement(s) to the City of Santa Clarita for the installation and maintenance of the proposed storm drain (36” RCP) and LID mitigation system as shown on the Dockweiler Drive Extension project & Shadowbox Studio plans, to the satisfaction of the City Engineer; and C. On-site temporary construction easement to the City of Santa Clarita for the Dockweiler Drive roadway improvements, storm drain & LID system installation and staging area for the Dockweiler Drive Extension Project, to the satisfaction of the City Engineer.

Subdivision Requirements
EN10. Before the Building Official issues the first building permit, a Tract Map prepared by or under the direction of a person licensed to practice land surveying in the State of California must be approved by the City and filed in the Office of the County Recorder, in compliance with applicable City, County, and State Subdivision Map Act.

EN11. Tentative map approval is subject to the permittee's acceptance of the following conditions for acquisition of easements/right-of-way along Arch Street, 13th Street, and Railroad Avenue:

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Draft Conditions of Approval

July 18, 2023
A. The permittee must secure, at the permittee's expense, sufficient title, or interest in land to permit construction of any required off-site improvements.

B. If the permittee is unable to acquire sufficient title or interest to permit construction of the required off-site improvements, the permittee must notify the City of this inability not less than six months before consideration of the Tract Map. In such case, the City may thereafter acquire sufficient interest in the land, which will permit construction of the off-site improvements by the permittee.

C. The permittee must pay all of the City's costs of acquiring said off-site property interests pursuant to Government Code Section 66462.5. Permittee must pay such costs regardless of whether the Tract Map is recorded or whether a reversion occurs.

The cost of acquisition may include, without limitation, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses, and/or damages as provided under Code of Civil Procedures Sections 1268.510-.620, and overhead.

D. The permittee agrees that the City will have satisfied the 120-day limitation of Government Code Section 66462.5 and the foregoing conditions relating thereto when it files its eminent domain action in superior court within said time.

E. At the time the permittee notifies the City as provided in “B” hereinabove, the permittee shall simultaneously submit to the City in a form acceptable to the City all appropriate appraisals, engineering specifications, legal land descriptions, plans, pleadings, and other documents deemed necessary by the City to commence its acquisition proceedings. Said documents must be submitted to the City for preliminary review and comment at least 30 days before the permittee's notice described hereinabove at “B”
F. The permittee agrees to deposit with the City, within five days of request by the City, such sums of money as the City estimates to be required for the costs of acquisition.

The City may require additional deposits from time-to-time.

G. The permittee shall not sell any lot/parcel/unit shown on the Tract/Parcel Map until the City has acquired said sufficient land interest.

H. If the superior court thereafter rules in a final judgment that the City may not acquire said sufficient land interest, the permittee agrees that the City may initiate proceedings for reversion to acreage.

I. The permittee must execute any agreements mutually agreeable before approval of the Tract Map as may be necessary to assure compliance with the foregoing conditions.

J. Failure by the permittee to notify the City as required by “B” hereinabove, or simultaneously submit the required and approved documents specified in “E” hereinabove, or make the deposits specified in “F” hereinabove, shall constitute permittee's waiver of the requirements otherwise imposed upon the City to acquire necessary interests in land pursuant to Section 66462.5. In such event, subdivider

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Packet Pg. 112 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
shall meet all conditions for installing or constructing off-site improvements notwithstanding Section 66462.5.

EN12. Before the Tract Map is filed with the County Recorder, the permittee may not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements; unless subordinated to the proposed grant or dedication. If easements are granted after the date of tentative map approval, subordination must be executed by the easement holder before the filing of the Tract Map.

EN13. Before Tract Map approval, the permittee must label driveways as "Private Driveway and Fire Lane" on the map, as directed by the City Engineer.

EN14. Before Tract Map approval, the permittee must vacate and/or relocate easements running through proposed structures, as directed by the City Engineer.

EN15. Before Tract Map approval, the permittee must offer in dedication any necessary easements (sewer, storm drain) for public improvements.

EN16. Before Tract Map approval, the permittee must post bonds for all proposed public improvements associated with the project, to the satisfaction of the City Engineer.

EN17. At map check submittal, the permittee must provide a preliminary subdivision report. A final subdivision guarantee is required before Tract Map approval.

EN18. Before Tract Map approval, the permittee must provide a Will Serve Letter stating that Community Antenna Television service (CATV) will be provided to this project.

EN19. Before Tract Map approval, the permittee must provide a Will Serve Letter from all necessary utilities, stating that service will be provided to this property.

EN20. Before Tract Map approval, the permittee must offer in dedication to the City the right to prohibit the erection of building(s) and other structures within open space.

EN21. Before Tract Map approval, the permittee must place a note on the map, prohibiting the lot owners within this development from interfering with the established drainage and from erecting concrete block walls or similar solid constructions, except as approved by the City Engineer.

EN22. Before Tract Map approval, the permittee must pay street maintenance fees to cover the cost of one-time slurry seal of public streets within the development.

EN23. Before Tract Map approval, the permittee must show on the map all Los Angeles County Flood Control District Easements. A permit will be required for any construction affecting these right-of-way or facilities.

EN24. Before Tract Map approval, the permittee must show on the map easements for maintenance purposes to the City of Santa Clarita for all drainage systems, Placerita Creek bank protections, W.Q.T./debris/desilting basins, and LID mitigation devices that are to be maintained by Drainage Benefit Assessment Area (DBAA), to the satisfaction of the City Engineer.

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Packet Pg. 113 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval

July 18, 2023
Grading and Geology Requirements
EN25. Before the City Engineer, or designee, issues grading permit, the permittee must submit a grading plan consistent with the approved Plan, oak tree report, and conditions of approval. The grading plan must be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations, including seismic hazards associated with liquefaction.

EN26. Before grading plan approval, the permittee must acquire applicable permits from the Army Corps of Engineers, California Department of Fish and Wildlife, and the Regional Water Quality Control Board. A copy of the permits, or a response letter from each agency indicating a permit is not required, must be submitted to the City Engineer, or designee before Plan approval.

EN27. Before the City Engineer, or designee, issues grading permit, the permittee must obtain a Letter of Permission for grading over all easements, such as SCV Water Agency line and sewer main, from each easement holder.

EN28. Before the City Engineer, or designee, issues grading permit, the permittee must obtain a Letter of Permission from Southern California Regional Rail Authority (SCRRA) for the proposed grading and improvements shown on its property per Tentative Map 83513.

EN29. Before grading plan approval, the permittee must obtain all necessary approvals from the County and City for the relocation of existing 18” sewer main (PC03-08).

EN30. Before the Building Official issues a building permit, the permittee must relocate the 18” sewer main (PC03-08) and 6” ACP water main to the satisfaction of the City Engineer.

EN31. Before the Building Official issues a building permit, the permittee must construct all grading and drainage facilities within the project site, obtain rough grade certifications, and a compaction report approved by the City Engineer.

Drainage Requirements
EN32. Before grading plan approval, the permittee must submit the 36” RCP storm drain plans along with the associated LID mitigation system connected with the Dockweiler Extension project to Los Angeles County Department of Public Works, Land Development Division for review and approval.

EN33. Before the 36” RCP storm drain plans approval, the permittee must obtain written approval from the Los Angeles County Flood Control District of all easements needed for future maintenance by the District.

EN34. Before grading plan approval, the permittee must submit the LID mitigation plans associated with the 36” RCP storm drain to Engineering Services Division for review and approval; and provide maintenance easement to the satisfaction of the City Engineer.

EN35. Before the Building Official issues a building permit, the permittee must construct the 36” RCP storm drain connected with the Dockweiler Drive Extension project to the satisfaction of Los Angeles County Flood Control District and the associated LID mitigation system to the satisfaction of the City of Santa Clarita.

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Packet Pg. 114 Attachment: P23-12-EXHIBIT A-Draft Conditions (Shadowbox Studios (MC21-109)) Master Case 21-109
Draft Conditions of Approval