Agenda Item: 2 CITY OF SANTA CLARITAPLANNING COMMISSIONAGENDA REPORTPUBLIC HEARINGSPLANNING MANAGER APPROVAL:DATE: July 16, 2024SUBJECT: RIVERVIEW (MASTER CASE 21-205)APPLICANT: Peter VanekLOCATION: 22500 Soledad Canyon RoadCASE PLANNER: Justin SauderRECOMMENDED ACTIONPlanning Commission:1. Receive staff presentation;2. Open the public hearing to receive testimony from the public;3. Provide direction to staff on project-related issues; and4. Continue the meeting to a date certain.REQUESTThe applicant, Integral Communities, is proposing a development consisting of a residential component with 318 residential units and a non-residential component with an approximately 127,000 square-foot light manufacturing building on the subject property. The project also includes a proposal to subdivide the subject property into five parcels with a Tentative Map that would allow for the creation of condominium lots for the residential units.MEETING SCHEDULEThe project will be introduced at the July 16, 2024, Planning Commission meeting. The meeting will provide an opportunity for the community and the Planning Commission to receive a project introduction, discuss the project, and ask questions of the applicant and staff. Staff will work with the applicant to address comments and bring the item back for consideration at the September 17, 2024, Planning Commission meeting, based on direction from the Planning Commission.
PROJECT DESCRIPTION The project is located at 22500 Soledad Canyon Road (-011-018) within the Mixed-Use Corridor (MXC) zone in the community of Saugus. The project is also within the Jobs Creation Overlay Zone (JCOZ) and the High Fire Hazard Severity Zone (HFHSZ). The project site is directly adjacent to the Santa Clarita Metrolink Station and was formally utilized as the Saugus Speedway. Currently, there is a swap meet on Sundays and Tuesdays at the subject property. The property is approximately 35 acres in size and the majority of the site is relatively flat and paved, except for the northwest portion of the site which consists of a previously disturbed, remnant hillside. The overall cross slope of the site is approximately 14%. The project includes a Tentative Map that would divide the site into five planning areas. Four of the planning areas would contain the residential component of the project and the fifth planning area with contain the non-residential, light manufacturing component. The four residential planning areas are on approximately 28 acres which would contain 318 total residential units. This total includes 122 detached single-family condos and 196 attached townhomes, 22 of which are identified as affordable for low income households. o Planning Area 1 would include 17 buildings with 95 single-family attached units. o Planning Area 2 would include 60 single-family detached units. o Planning Area 3 would include 62 single-family detached units. o Planning Area 4 would include 31 buildings with 101 single-family attached units. The residential portion would also include several on-site amenities for residents including a pool, spa, bathroom, barbeque grills, picnic tables, dog park, tot lot, chess gaming tables, fire pit, and a community garden. There are also five seating nooks spread throughout the site which include benches, bike racks, and dog waste stations. Parking areas and landscaping are included within each planning area. Planning Area 5 encompasses approximately seven acres and includes an industrial building on the northwestern portion of the site. The building would include 116,790 square feet of light manufacturing and 10,000 square feet of office/mezzanine space with a maximum building height of 39 feet. The project also includes various on-site improvements such as landscaping, an employee break area, paving, parking and lighting, and 18 docking stations for trucks. The building is being contemplated for a light manufacturing use but there is currently no tenant proposed for the building. Should the project be approved, the applicant has agreed to record an irrevocable offer of dedication to the City of Santa Clarita for Planning Area 5. The offer of dedication would allow the City to take possession of the seven acres within Planning Area 5 in the event the applicant is unable to secure a tenant for the light manufacturing portion of the project either on the third anniversary after the map recordation, or when the Building Official issues a final certificate of occupancy for the last residential unit, whichever is soonest. Background
The subject site was formally utilized as the Saugus Speedway but its origins as an entertainment venue date back to 1926 when a rodeo was hosted for the first time. The rodeo continued ntertainment was introduced with auto racing on a dirt track. The annual rodeo was still held, but the property was also utilized as a race track known as Bonelli Stadium. Both auto racing and rodeos continued on the property for several years until the dirt race track was permanently covered in asphalt in 1956, and rodeos were no longer hosted. Auto racing continued, but in 1995 it was announced that the grand stands around the race track were deemed unsafe due to structural damage and the remainder of the racing season was cancelled. The subject property would no longer host races and has since been utilized for a swap meet. The swap meet currently still operates on Sunday and Tuesday mornings. Although the subject property has a diverse background as an entertainment venue, the Saugus Speedway site is not listed as a historic site by the City of Santa Clarita Historic Preservation Ordinance. The Santa Clarita Valley Historical Society provided a letter commending the applicant for the inclusion of project design features to honor the Saugus Speedway such as naming residential streets after legendary race car drivers and incorporating the checked flag color scheme into the community park. The letter from the Santa Clarita Valley Historical Society is attached for reference. Entitlements The following entitlements are included in the application: Architectural Design Review (ADR): New construction projects contemplated by the underlying zone require an ADR to ensure consistency with the City of Santa (City) Community Character and Design Guidelines (CCDG). Conditional Use Permit (CUP): The industrial building is being contemplated for a light manufacturing use which requires approval of a CUP in the MXC zone. Development Review (DR): New construction projects contemplated by the underlying (UDC). Hillside Development Review (HDR): Projects proposed on properties with an average cross slope in excess of 10% are subject to an HDR. An HDR is also required for grading excavations or fills exceeding 1,500 cubic yards. The project would exceed the minimum threshold for both cross slope, and grading excavations and fills. Initial Study (IS): Qualifying projects under the California Environmental Quality Act (CEQA) require an IS to identify potential environmental impacts that may exist with the approval of the project. In this case, a Mitigated Negative Declaration (MND) was prepared and will be discussed later in this report. Landscape Plan Review (LPR): New projects incorporating the installation of landscape require an LPR to ensure all landscaping complies with all provisions of the UDC and General Plan. Minor Use Permit (MUP): Floor area ratios (FAR) and residential densities less than the minimum required under the MXC zone are subject to approval of an MUP. Oak Tree Permit (OTP): An OTP is required for the removal, relocation, encroachment,
or impacts to oak trees. The project would involve the removal of nine (9) oak trees including one (1) heritage oak tree. Tentative Map (TTM): A TTM is required for a subdivision of land consisting of four or more lots. The project is subject to the approval of the Planning Commission due to the CUP, OTP, and TTM. GENERAL PLANNING AND ZONING Land Use and Zoning Designations The subject property has a General Plan Land Use designation and Zoning designation of MXC. Section 17.35.010 of the UDC identifies the MXC zone as contemplating mixed use development that may be either vertical or horizontal, with the nonresidential uses being consistent with those uses in the Neighborhood Commercial (CN) and Community Commercial (CC) districts. The residential density range in mixed use corridors shall be a minimum of 11 units to a maximum of 30 units, while the minimum floor area ratio (FAR) for the nonresidential portion shall be .25 and the maximum shall be 1.0. Overlay Zones The subject property is located in the JCOZ. Section 17.38.015 of the UDC identifies that the pto 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 will: (1) attract and promote the creation of high-quality jobs overall jobs/housing balance; and (3) provide greater employment opportunities throughout the entire City. The JCOZ identifies design standards that supersede those of the underlying zone. In this case, new industrial buildings between 35 and 55 feet in height are permitted-by-right and do not require a CUP for height. Surrounding Land Uses To the west of the subject property are existing businesses, and to the east is the Santa Clarita Metrolink Station. The areas north and south of the project site are vacant. Undeveloped land zoned Public/Institutional that is owned by the City is directly south of the project site across the Union Pacific Railroad, and further south is the Whittaker Bermite property. The Santa Clara River is to the north across Soledad Canyon Road. Below, Table 1 summarizes the General Plan Land Use and Zoning designations surrounding the subject property. A zoning map of the surrounding area is attached for reference. Table 1 - Existing General Plan Land Use and Zoning Designations Location General Plan Zoning Land Use
Project Site: Mixed Use Corridor Mixed Use Corridor Open Air Market/swap meet at the former Saugus Speedway site North: Open Space Open Space Santa Clara River, across Soledad Canyon Road South: Public/Institutional Public/Institutional Undeveloped land, across the Union Pacific Railroad East: Specific Plan Specific Plan Santa Clarita Metrolink Station, across Commuter Way West: Community Commercial Community Commercial Existing businesses including a rehabilitation center Access The residential component would gain full access from the existing signalized ingress/egress to the Santa Clarita Metrolink Station on Commuter Way and would also gain right-in access from two new driveways on Soledad Canyon Road. The industrial component would also include two new driveways on Soledad Canyon Road. The westerly driveway would only allow right turns into the site and right turns out of the site. The easterly driveway would include a new traffic signal which would allow for ingress and egress with full right and left turn movements. ANALYSIS General Plan Consistency The project was analyzed for compliance with the Goals, Objectives and Policies of the General Plan. The following apply: Objective H1-2: Enhance opportunities for affordable housing production on appropriate sites located near transit and services. Objective LU4.1: Promote creation of strong regional and local economies. Policy LU3.4.1: Promote the inclusion of green spaces, neighborhood parks, and other gathering places that allow neighbors to meet one another and encourage Policy LU3.1.2: Provide a mix of housing types within neighborhoods that accommodate households with varied income levels. The project would provide a range of housing types available to different income levels near transit services, community amenities, and a light manufacturing use located on Soledad Canyon Road adjacent to the Santa Clarita Metrolink Station. The Housing Element identifies zoning capacity for the City to provide its fair share of the
Regional Housing Needs Allocation (RHNA) for the Southern California Council of Governments (SCAG) region. During the extensive Housing Element review process, the City was able to provide sufficient Suitable Sites to accommodate its capacity throughout the market-rate, moderate-income, low-income, and very low-income categories, resulting in a Certified Housing Element through the State. The project site is identified as Suitable Site #23 in the Housing Element. Given its proximity to the Santa Clarita Metrolink Station, the project site was projected to have a capacity for 792 residential units with 225 units designated for low-income households and 567 units designated for moderate-income households. As proposed, the 296 market-rate units and 22 low-income -rate and low-income categories. However, the proposed project would not entirely meet the obligation for the units identified in the Housing Element for this Suitable Site. Failure to provide units in the designated income categories on this site could require the City to find alternative Suitable Sites to ensure adequate capacity remains to maintain a compliant Housing Element. Consistency with the UDC Hillside Development & Grading As identified in the Initial Study/Mitigated Negative Declaration (IS/MND), the subject property was previously disturbed by grading and construction and was utilized as a rodeo and the Saugus Speedway; more recently the Saugus Swap Meet. The site has also been previously disturbed by the construction of Soledad Canyon Road and the Union Pacific Railroad. Although the average cross slope for the site is approximately 14%, the majority of the site is flat with a previously graded/disturbed remnant hillside on the northwest portion of the property. The difference in elevation from the highest portion of the property to the lowest and flattest portion of the property is approximately 105 feet. The project includes the creation of a seven-acre pad for a 127,000 square-foot industrial building where the remnant of the remaining hill is located. Creation of the pad would require the cut and fill of approximately 800,000 cubic yards of material and is anticipated to balance on-site. Specifically, the remnant hillside would be graded/cut and used to fill in lower portions of the subject property. Grading of the hill would make the seven-acre pad for the non-residential component consistent in grade with the majority of the subject property. JCOZ & Height The project is within the JCOZ which contemplates new industrial structure height of up to 55 feet without a CUP. The 55-foot threshold was defined for industrial structures within the JCOZ to allow for a usable interior floor-to-ceiling height identified by builders and operators of industrial uses. The project proposes an overall building height of 39 feet, consistent with heights contemplated by the JCOZ and typical of other recently approved industrial buildings within the City. Site Design & Parking
During the plan review process, staff has determined that the project meets the design standards for both industrial and residential development within the MXC zone, with the exception of the minimum FAR for the industrial portion and the minimum required density for the residential portion. The FAR is calculated by dividing the total area of the building by the total area of the site. The industrial building is approximately 127,000 square feet and the site is approximately 1,533,000 square feet. The minimum required FAR for the non-residential component is .25 (which would be approximately 383,000 square-feet of non-residential development) and the proposed FAR is approximately .08 with the proposed 127,000 square-foot building. Pursuant to UDC Section 17.35.010.A.1, a FAR that is less than the minimum requires approval of a MUP. The site zoning calls for residential density within the range of 11 dwelling units per acre minimum, to a maximum of 30 dwelling units per acre. The project has a proposed density of nine units per acre. For comparison, the minimum number of units required by the zoning at the subject site is 385 and there are 318 units proposed. Pursuant to UDC Section 17.35.010.A.1, the residential portion of the project is also subject to the approval of a MUP because the minimum required density is not met. The UDC defines on-site parking for office uses at a rate of one space per 250 square feet and light manufacturing at one space per every 500 square feet. The UDC requires 274 on-site spaces for the non-residential component, and a total of 219 parking spaces are provided. However, projects within the JCOZ may request a 20% parking reduction with appropriate justification. The Transportation Demand Program provides justification for the reduction with rideshare programs and bicycle amenities such as showers and bike lockers. The 219 parking stalls are anticipated to meet the needs for the proposed use and the 20% reduction has been applied to the parking required for this project. The non-residential component is required to provide a total of 44 electric vehicle (EV) capable parking spaces on-site and 44 would be provided. Of the 44 EV-capable parking spaces required, a minimum of 11 must be operational electric vehicle charging stations and 11 would be provided. The UDC defines on-site parking for the residential component at a rate of two enclosed parking spaces for two or more-bedroom units and one guest parking space for every two units. The UDC requires a total of 796 on-site parking spaces and 819 would be provided including 636 enclosed parking spaces and 183 guest parking spaces. Guest parking will be distributed throughout the site, including 24 guest parking spaces in excess of the UDC requirement of 159 guest parking spaces. A site plan of the project is attached for reference. Architecture is consistent with the Community Character Design Guidelines for the community of Saugus. The proposed design of the light manufacturing building is conceptual and the final design requires review and approval of an ADR. However, as proposed, the building includes both horizontal and vertical articulation, varying rooflines, warm and neutral colors, and appropriate building materials such as precast concrete and brick. The building demonstrates 360-degree architecture with enhanced architectural treatments on the primary frontage
facing Soledad Canyon Road. The truck loading docks would be located to the rear of the building and would be screened from public view and the residential component by the building. All roof mounted equipment, such as air conditioning equipment, would also be screened from public view by the parapet. In addition, a significant number of 24-inch, 36-inch, 48-inch, and 60-inch box trees would be planted along the frontage of the industrial appearance. Many of the species of trees proposed on-site are evergreen and would reach approximate heights ranging from 35 feet to 100 feet tall at maturity, obscuring views of the building. The project includes retaining walls, the highest of which would measure ten feet. However, most of the retaining walls would not be visible, or be only partially visible, from the public view along Soledad Canyon Road. Landscape would be incorporated to obscure views of the publicly visible retaining walls. The residential component offers a variety of different architectural styles and elevations that are consistent and appropriate with the Community Character Design Guidelines and specifically for the community of Saugus. The detached dwelling units offer three different architectural styles in the form of a Modern Mission style, an Italianate style, and a Spanish Colonial style. All three styles demonstrate 360-degree architecture with enhanced architectural elements such as decorative tile on the primary elevation as well as elevations that are facing Soledad Canyon Road. Each style exhibits stucco siding, s-tile roofs, varying roof lines, window trim, and neutral, earth tone colors. The attached dwelling units also incorporate 360-degree architecture with enhanced elements on the primary elevation and elevations that front Soledad Canyon Road or Commuter Way. The attached residential buildings are consistent with the style of Modern Mission and Spanish Colonial and exhibit stucco siding, s-tile roofs, varying roof lines, window trim, decorative window shutters and window trim, decorative iron railing, and neutral, earth tone colors. The restroom building located at the community pool also exhibits 360-degree architecture comprised of stucco siding, an s-tile roof, and neutral colors to be consistent with the design of the residential buildings. Elevations, renderings, and landscape plans for the project are attached for reference. Oak Trees There are a total of 10 oak trees on or near the project site. Of the 10 oak trees identified, nine would be removed due to construction and grading activity, including the one heritage oak tree. The project would be conditioned to comply with all requirements of the Oak Tree Preservation ordinance in the UDC including mitigation, replacing oak trees, and monitoring the health of newly planted oak trees. The nine oak trees to removed are valued at $155,544 by the International Society of Arboriculture (ISA). The project would plant eight mitigation oak trees with an ISA valuation of $158,000 which exceeds the replacement value of the oak trees on site. These eight new Coast Live Oak trees would be located at the project entrances and within the community parks at varying box sizes ranging from 60-inch to 96-inch box trees In addition to the eight mitigation oak trees, the applicant is proposing to plant an additional 22 oak trees throughout the entire project site for a total of 30 new oak trees. Of these, the
non-residential component would include six Coast Live Oak trees at a 60-inch box size located at the two project driveways and 13 Cork Oaks along the project frontage. The overall landscaping plan proposes over 700 trees throughout the project site. The applicant will be required to work with the Urban Forestry Division to provide a final mitigation plan for the oak trees to be mitigated as part of the project approval. An existing and proposed Oak Tree exhibit is attached for reference. Housing The residential portion of the project would be divided into four different planning areas and would include 318 residential units including 122 detached single-family condos and 196 attached townhomes. Planning Area 1 would include 17 buildings with single-family attached units which includes 95 rowtown units. There would be four different plan types offered in the rowtown with a carriage or one-bedroom unit, and three plans that offer three-bedroom units. All units include private outdoor space in the form of either a balcony or a patio. Planning Area 2 would include 60 single-family detached cluster units and Planning Area 3 would include 62 single-family detached cluster units. The detached units would include four different plan types with three- and four-bedroom unit configurations. All units include private outdoor space in the form of a backyard. Finally, Planning Area 4 would include 31 buildings with a total of 101 single-family attached backyard town units. These attached units would include three different plan types with one, three, and four-bedroom unit configurations and would include private outdoor space in the form of a backyard. As previously stated, the project site is identified as a Suitable Site in the Housing Element. The proposed 22 dwelling units available for low-income households would contribute to onal Housing Needs Allocation. If approved, the applicant would be required to work with the Housing Division to record an affordability covenant for 55 years and plan for the proposed affordable units. Jobs Housing Balance A goal of the General Plan is to achieve a balanced ratio of jobs to housing with at least 1.5 jobs per household for the entire City. The non-residential component of the project is projected to provide approximately 204 jobs and the residential component includes 318 dwelling units with a job to housing ratio of 0.64 jobs for every one dwelling unit. A tenant for the light industrial building has not been determined at this time, so the estimate was calculated by utilizing an industry standard from SCAG with one employee for every 829 square feet of light manufacturing floor area and one employee for every 200 square feet of office space. Off-Site Improvements
Off-site improvements associated with the project would be completed by the applicant and include installation of a traffic signal at the easterly driveway of the industrial component, street trees, sidewalk, curb, gutter, and the relocation of street lights along the project frontage on Soledad Canyon Road and Commuter Way. In addition, improvements along the frontage of the project site on Soledad Canyon Road include median modification, a bus stop, street widening and right-of-way dedication for a right-turn pocket at the intersection of Soledad Canyon Road and Commuter Way. Commuter Way must also be widened to accommodate three northbound lanes with one right-turn lane and two left turn lanes. Signal modifications are required at the intersection of Soledad Canyon Road and Commuter Way to accommodate eastbound U-turn movements. These improvements would be subject to the approval and permitting process of the Public Works Department and would be conditioned accordingly by the Engineering and Traffic Engineering Divisions. ENVIRONMENTAL IS/MND The project is subject to CEQA. An IS/MND was prepared for the project by SWCA Environmental Consultants (SWCA) and circulated for a public review period from June 25, 2024, to July 16, 2024. The IS/MND analyzed potential impacts to seven areas and determined that, with mitigation, none of the impacts from the project would be significant. The IS/MND is attached for reference. Areas for Mitigation The IS/MND identified the seven areas as having impacts that, with mitigation, would be less than significant. The seven areas with mitigation measures are air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, noise, and tribal cultural resources. All other areas analyzed would have either less than significant impacts or no impacts. The majority of the potential impacts can be reduced to a level of less than significant with mitigation measures that are considered standard best management practices. However, there is a mitigation measure and a project design feature that are unique for the proposed project as outlined below: Noise The project site is bordered by a rehabilitation center to the west that has been identified as a potential sensitive receptor. As such, to minimize the impacts of construction and grading noise, a mitigation measure has been included to grade the hill from the east to the west so that the hill itself would act a noise barrier. Once the hillside has been graded, a temporary sound wall would be constructed on the property line that reduce noise impacts on the rehabilitation facility. Also, it should be noted that the UDC requires a noise study to determine the ambient noise level of the project area due to the proximity to the Union Pacific Railroad. The noise study must measure the ambient Community Noise Equivalent Level (CNEL). If the ambient
noise level exceeds 60 CNEL, the noise study must propose mitigations or recommendations to reduce interior noise levels of the residential units to 45 CNEL. The noise study will be conditioned to be submitted along with construction drawings to the Building and Safety Division. Air Quality The project proposes design features intended to reduce emissions of criteria air pollutants and green house gas emissions such as the use of electric appliances and electric fire places rather than natural gas-powered appliances. Comments received regarding the IS/MND have been attached for reference. NOTICING All notices required by law were completed which consisted of a legal advertisement in The Signal newspaper on June 25, 2024, direct mailing to owners within 1,000 feet of the projcet site, and the placement of a sign on the subject property on July 1, 2024. As of the writing of this staff report, staff has received no correspondence from the community. CONCLUSION Staff recommends the Planning Commission open the public hearing, provide direction to staff, and continue the meeting to a date certain. ATTACHMENTS Overall Site Plan and Tentative Tract Map Non-Residential Development Plans (Site Plan, Landscaping, Renderings and Elevations) Residential Development Plans (Site Plan, Landscaping, Oak Trees, Renderings and Elevations) Comments on Initial Study - Mitigated Negative Declaration SCVHS Support Letter Preliminary TDM Program (available in the Planning Commission reading file) Fiscal Impact and Economic Benefit Analysis (available in the Planning Commission reading file) Draft Initial Study - Mitigated Negative Declaration (available in the Planning Commission reading file) Public Notice
SENT VIA E-MAIL: July 11, 2024 [email protected] Justin Sauder, Associate Planner City of Santa Clarita, Planning Division 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 Mitigated Negative Declaration (MND) for the Proposed Riverview Development Project (Proposed Project) (SCH No.: 2024061060) South Coast Air Quality Management District (South Coast AQMD) staff appreciate the opportunity to review the above-mentioned document. The City of Santa Clarita is the California Environmental Quality Act (CEQA) Lead Agency for the Proposed Project. To provide context, South Coast AQMD staff has provided a brief summary of the project information and prepared the following comments, which are organized by topic of concern. South Coast AQMD Project Information in the MND Based on the information provided in the MND, the Proposed Project includes constructing 318 single-family units and a 126,790-square-foot light industrial building on a 35.2-acre property.1 The Proposed Project is located at 22500 Soledad Canyon Way in Santa Clarita.2 The proposed project site would be split into five planning areas (PAs), where PAs 1, 2, 3, and 4 are dedicated to residential development, while PA 5 is for a light manufacturing building.3 The light industrial building would provide 18 dock doors and generate approximately 609 average daily truck trips.4 According to aerial photographs, South Coast AQMD staff found that the nearest sensitive receptor is within 100 feet northwest of the Proposed Project site. The site preparation and grading are expected to begin in late 2024 and conclude by December 2025, with building construction commencing in 2026 and lasting for over four to five years.5 South Coast AQMD Comments on the MND Recommendation on Siting New Sensitive Land Uses (Residential Areas) The Proposed Project is located within the land use and zoning designation of Mixed-Use Corridor (MXC),6 which allows the use of the proposed property.7 However, South Coast AQMD is concerned about the potential health impacts of siting the manufacturing building that generates 1 MND. Page 1. 2 Ibid. 3 Ibid. Pages 5 and 7. 4 Appendix A - Health Risk Assessment. Page 12. 5 Ibid. Page 10. 6 Ibid. Page 4. 7 Ibid. Page 20.
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2 609 daily truck trips8 that are in close proximity to existing and new sensitive land uses since the operation generates and attracts heavy-duty diesel-fueled trucks that emit Diesel Particulate Matter (DPM). Based on the aerial photographs, South Coast AQMD staff found that the nearest existing sensitive receptor is within 100 feet northwest of the Proposed Project site at 22722 Soledad Canyon Road. Also, according to the IS-MND, Figure 3. Site Plan, it is estimated that the loading docks/truck idling would be less than 500 feet from existing and proposed residential areas. When the health impacts from the Proposed Project are added to the existing background, both existing and new residents living in the surrounding communities will likely face even greater exposure to air pollution and bear a disproportionate burden of increasing health risks. Moreover, the proposed high-density residential area will be north of the Southern Pacific Railroad line. Consequently, the lead agency is recommended to follow CARB and South Coast AQMD land-use guidance to ensure that sensitive receptors are not heavily affected by the warehouse truck activities and other sources of emissions. This guidance includes: 1) The CARBAir Quality and Land Use Handbook: A Community Health Perspective9 is a general reference guide for evaluating and reducing air pollution impacts associated with new projects that go through the land use decision-making process with additional guidance on strategies to reduce air pollution exposure near high-volume roadways 10 Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning11 includes suggested policies that local governments can use in their General Plans or through local planning to prevent or reduce potential air pollution impacts and protect public health. It is recommended that the Lead Agency review this Guidance Document as a tool when making local planning and land use decisions. By adhering to these essential guidance documents and implementing proactive Mitigation Measures (MMs), the Lead Agency can avoid, eliminate, or reduce the adverse impacts of warehouse and truck activities on public health, ensuring that vulnerable communities are adequately protected from disproportionate exposure to air pollution. Recommend Revision to Air Quality Mitigation Measure In the air quality section of the MND, the regional and localized construction and operational emissions have been quantified and compared to South Coast AQMD Air Quality Significance Thresholds,12 and the results are presented in Table 7.13 However, the localized 8 Appendix A - Health Risk Assessment. Page 12. 9 Air Quality and Land Use Handbook: A Community Health Perspective can be found at: http://www.arb.ca.gov/ch/handbook.pdf. 10 https://www.arb.ca.gov/ch/landuse.htm. 11 South Coast AQMD. 2005. Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning. Available at: http://www.aqmd.gov/docs/default-source/planning/air-quality-guidance/complete-guidance-document.pdf. 12 South Coast AQMD Air Quality Significance Thresholds. Available at: https://www.aqmd.gov/docs/default-source/ceqa/handbook/south-coast-aqmd-air-quality-significance-thresholds.pdf. 13 Ibid. Page 24.
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3 construction emissions show an exceedance for PM10. The mitigation measure MM AIR-114 is proposed all off-road diesel-powered construction equipment of 50 hp or more used for the project construction at a minimum meets the California Air Resources Board Tier 2 emissions standards equipped with level 3 diesel particulate filtersThe MND concludes that with the implementation of MM AIR-1, the Proposed Project-related emissions would be less than significant.15 Even though the implementation of MM AIR-1 could reduce the impacts, South Coast AQMD staff recommends that the Lead Agency revise the MM AIR-1 to ensure the use of the cleanest technology, which currently is Tier 4 equipment, as it is available and feasible to reduce the impacts from the construction activities further. Health Risk Reduction Strategies Many strategies are available to reduce exposures, including, but not limited to, building filtration systems with MERV 13 or better, or in some cases, MERV 15 or better is recommended, building design, orientation, location, vegetation barriers, landscaping screening, etc. Enhanced filtration units are capable of reducing exposures. However, enhanced filtration systems have limitations. For example, in a study that South Coast AQMD conducted to investigate filters,16 a cost burden is expected to be within the range of $120 to $240 per year to replace each filter panel. The initial start-up cost could substantially increase if an HVAC system needs to be installed and if standalone filter units are required. Installation costs may vary and include costs for conducting site assessments and obtaining permits and approvals before filters can be installed. Other costs may include filter life monitoring, annual maintenance, and training for conducting maintenance and reporting. In addition, because the filters would not have any effectiveness unless the HVAC system is running, there may be increased energy consumption that the Lead Agency should evaluate in the Final MND. It is typically assumed that the filters operate 100 percent of the time while residents are indoors, and the environmental analysis does not generally account for the times when the residents have their windows or doors open or are in common space areas of the project. These filters have no ability to filter out any toxic gases. Furthermore, when used filters are replaced, replacement has the potential to result in emissions from the transportation of used filters at disposal sites and generate solid waste that the Lead Agency should evaluate in the Final MND. Therefore, the presumed effectiveness and feasibility of any filtration units should be carefully evaluated in more detail prior to assuming that they will sufficiently alleviate exposures to diesel particulate matter emissions. South Coast AQMD Rules, Permits, and Responsible Agency Based on the information in Appendix A Air Quality and Greenhouse Gas Analysis, the Proposed Project would require the use of a new 500-horsepower diesel backup generator.17 Hence, air permits from South Coast AQMD will be required, and the role of South Coast AQMD would change from a Commenting Agency to a Responsible Agency under CEQA. In addition, if South Coast AQMD is identified as a Responsible Agency, per CEQA Guidelines Sections15086, the 14 Ibid. Page 26. 15 Ibid. Page 25. 16 This study evaluated filters rated MERV 13 or better. Available at: http://www.aqmd.gov/docs/defaultsource/ceqa/handbook/aqmdpilotstudyfinalreport.pdf. Also, see South Coast AQMD's 2012 Peer Review Journal article at https://onlinelibrary.wiley.com/doi/10.1111/ina.12013. 17 Appendix A. Air Quality and Greenhouse Gas Analysis. Page 2.
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4 Lead Agency is required to consult with South Coast AQMD. In addition, CEQA Guidelines Section 15096 sets forth specific procedures for a Responsible Agency, including making a decision on the adequacy of the CEQA document for use as part of evaluating the applications for air permits. For these reasons, the Final MND should include a discussion about any new stationary and portable equipment requiring South Coast AQMD air permits and identify South Coast AQMD as a Responsible Agency for the Proposed Project. The Final MND should also include calculations and analyses for construction and operation emissions for the new stationary and portable sources, as this information will also be relied upon as the basis for the permit conditions and emission limits for the air permit(s). Please contact South -3385 for questions regarding what types of equipment would require air permits. For more general information on permits, please visit Southttp://www.aqmd.gov/home/permits. Conclusion The Lead Agency is recommended to revise the CEQA analysis to address the aforementioned comments and provide the necessary evidence to sufficiently support the conclusions reached. If the requested information and analysis are not included in the final CEQA document, either the Final MND or other type of CEQA document, the Lead Agency should provide reasons for not doing so. Pursuant to California Public Resources Code Section 21092.5(b) and CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead Agency shall consider the MND for adoption together with any comments received during the public review process and notify each public agency when any public hearings are scheduled. Please provide South Coast AQMD with written responses to all comments contained herein prior to the adoption of the Final MND. When responding to issues raised in the comments, detailed reasons supported by substantial evidence in the record to explain why specific comments and suggestions are not accepted must be provided. In addition, if the Lead Agency decides to adopt the Final MND, please provide South Coast AQMD with notice of any scheduled public hearing(s). Thank you for the opportunity to provide comments. South Coast AQMD staff is available to work with the Lead Agency to address any air quality questions that may arise from this comment letter. Please contact Danica Nguyen, Air Quality Specialist, at [email protected] should you have any questions. Sincerely, Sam Wang Sam Wang Program Supervisor, CEQA-IGR Planning, Rule Development & Implementation SW:DN LAC240626-01 Control Number DOC 7265483.SCV
July 10, 2024 Ref. DOC 7256553 VIA EMAIL [email protected]. Justin Sauder, Associate Planner City of Santa Clarita, Planning Division 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 Dear Mr. SauderSecond Response to Riverview Development Project The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (MND) for the subject project located in the City of Santa Clarita on June 27, 2024. Previous comments submitted by the Districts in correspondence dated September 15, 2023 (copy enclosed), still apply to the subject project with the following updated information: 1. Section 1.4.5 Utility and Drainage Improvements, Page 9: The second paragraph states “Prior to issuance of the first building permit, the site would be required to be annexed into the County Sanitation District, per Development Review Committee Comments.” Please note that the parcel is already annexed into the Santa Clarita Valley Sanitation District. 2. The proposed project is located approximately one-half mile from the Saugus Water Reclamation Plant, which is owned and operated by the Districts. As such, the MND should consider and evaluate, if necessary, any potential impacts on the proposed project. 3. All other information concerning Districts’ facilities and sewerage service contained in the document is current. If you have any questions, please contact the undersigned at (562) 908-4288, extension 2742, or [email protected]. Very truly yours, Patricia Horsley Environmental Planner Facilities Planning Department PLH:ts Enclosure
DOC 7026107.DSCVA Century of Service
September 15, 2023Ref. DOC 7026091 VIA EMAIL [email protected] Mr. Reece LaBountyProject Coordinator Alliance Land Planning & Engineering, Inc. 2248 Faraday Avenue Carlsbad, CA 92008 Dear Mr. LaBounty: Will Serve Letter for Tentative Tract Map No. 83605 The Santa Clarita Valley Sanitation District (District) received your will serve letter request for the subject project, located in the City of Santa Clarita, on September 12, 2023. We offer the following comments regarding sewerage service: 1. The wastewater flow originating from the proposed project will discharge directly to the Districts’ Soledad Canyon Sections 1, 2, 3, and 4 Trunk Sewer, located in Soledad Canyon Road west of Commuter Way. The Districts’ 15–inch diameter trunk sewer has a capacity of 4 million gallons per day (mgd) and conveyed a peak flow of 2.3 mgd when last measured in 2018. A 6-inch diameter or smaller direct connection to a Districts’ trunk sewer requires a Trunk Sewer Connection Permit issued by the Districts. An 8-inch diameter or larger direct connection to a Districts’ trunk sewer requires submittal of Sewer Plans for review and approval by the Districts. For additional information, please contact the Districts’ Engineering Counter at (562) 908-4288, extension 1205, or [email protected]. 2. The District operates two water reclamation plants (WRPs), the Saugus WRP and the Valencia WRP, which provide wastewater treatment in the Santa Clarita Valley. These facilities are interconnected to form a regional treatment system known as the Santa Clarita Valley Joint Sewerage System (SCVJSS). The SCVJSS has a capacity of 28.1 mgd and currently processes an average recycled flow of 18.4 mgd. 3. The expected increase in average wastewater flow from the project, described in the application as 195 attached townhomes, 122 detached townhomes, and 68,000 square-feet of commercial buildings, is 89,402 gallons per day, after all structures on the project site are demolished. For a copy of the Districts’ average wastewater generation factors, go to www.lacsd.org, under Services, then Wastewater Program and Permits and select Will Serve Program, and click on the Table 1, Loadings for Each Class of Land Uselink. 4. The District is empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the District’s Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the District for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the District’s Sewerage System. For more information and a copy of the Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the District will determine the user category
Mr. Reece LaBounty 2 September 15, 2023
DOC 7026107.DSCVA Century of Service
(e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, the developer should contact the District’s Wastewater Fee Public Counter at (562) 908-4288, extension 2727. 5. In order for the District to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the District’s wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions of District’s facilities must be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity of the District’s treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service, but is to advise the applicant that the District intends to provide this service up to the levels that are legally permitted and to inform the applicant of the currently existing capacity and any proposed expansion of District’s facilities. If you have any questions, please contact the undersigned at (562) 908-4288, extension 2708 or at [email protected]. Very truly yours, Donna J. Curry Customer Service Specialist Facilities Planning Department DC:sw cc: A. Schmidt A. Howard
SENT VIA ELECTRONIC MAILJuly 03, 2024 Justin SauderAssociate PlannerCity of Santa Clarita, Planning Division23920 Valencia Boulevard, Suite 302Santa Clarita, CA [email protected]: MITIGATED NEGATIVE DECLARATION FOR THE RIVERVIEW DEVELOPMENT PROJECT DATED JUNE 25, 2024, STATE CLEARINGHOUSE NUMBER2024061060Dear Justin Sauder, The Department of Toxic Substances Control (DTSC) received a Mitigated Negative Declaration (MND) for the Riverview Development Project (Project). The proposed project will construct 318 residential units (122 detached single-family condos and 196 attached townhomes and an approximate 127,000 square-foot light manufacturing industrial building. The Project also includes a community recreation area, and other on-site improvements including on-site parking and landscaping. The Project site is approximately 35.2 acres in size on a property formerly occupied by the Saugus Speedway and is directly adjacent to the existing Santa Clarita Metrolink Station.After reviewing the Project, DTSC recommends and requests consideration of the following comments:
Justin SauderJuly 3, 2024 Page 2 1. If buildings or other structures are to be demolished on any project sites included in the proposed project, surveys should be conducted for the presence of lead-based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above-mentioned chemicals should be conducted in compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildings should be conducted in accordance with DTSC's Preliminary Endangerment Assessment (PEA) Guidance Manual. 2. DTSC recommends that all imported soil and fill material should be tested to assess any contaminants of concern meet screening levels as outlined in the PEA Guidance Manual. Additionally, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material are suitable for the intended land use. The soil sampling should include analysis based on the source of the fill and knowledge of the prior land use. Additional information can be found by visiting DTSC’s Human and Ecological Risk Office (HERO) webpage. DTSC appreciates the opportunity to comment on the MND for the Riverview Development Project. Thank you for your assistance in protecting California’s people and environment from the harmful effects of toxic substances. If you have any questions or would like any clarification on DTSC’s comments, please respond to this letter or via email for additional guidance.
Justin SauderJuly 3, 2024 Page 3 Sincerely,Tamara Purvis Associate Environmental Planner HWMP - Permitting Division – CEQA Unit Department of Toxic Substances Control [email protected]: (via email)Governor’s Office of Planning and Research State Clearinghouse [email protected] Biddulph Senior Project Manager SWCA Environmental Consultants [email protected] Dave Kereazis Associate Environmental PlannerHWMP-Permitting Division – CEQA UnitDepartment of Toxic Substances Control [email protected] Scott WileyAssociate Governmental Program Analyst HWMP - Permitting Division – CEQA Unit Department of Toxic Substances [email protected]
State of California Natural Resources AgencyGAVIN NEWSOM,GovernorDEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, DirectorSouth Coast Region3883 Ruffin RoadSan Diego, CA 92123(858) 467-4201www.wildlife.ca.gov July 11, 2024Justin SauderCity of Santa Clarita23920 Valencia Boulevard, Suite 302Santa Clarita, CA [email protected] Justin Sauder:The California Department of Fish and Wildlife (CDFW) has reviewed the Mitigated Negative Declaration (MND) from the City of Santa Clarita (City; Lead Agency) forRiverview Development Project (Project). Thank you for the opportunity to provide comments and recommendations regarding those activities involved in the Project that may affect California fish and wildlife. Likewise, we appreciate the opportunity to provide comments regarding those aspects of the Project that CDFW, by law, may be required to carry out or approve through the exercise of its own regulatory authority under the Fish and Game Code.for fish and wildlife resources and holds those resources in trust by statute for all the people of the State [Fish & G. Code, §§ 711.7, subdivision (a) & 1802; Pub. Resources Code, § 21070; California Environmental Quality Act (CEQA) Guidelines, § 15386, subdivision (a)]. CDFW, in its trustee capacity, has jurisdiction over the conservation, protection, and management of fish, wildlife, native plants, and habitat necessary for biologically sustainable populations of those species (Id., § 1802). Similarly, for purposes of CEQA, CDFW is charged by law to provide, as available, biological expertise during public agency environmental review efforts, focusing specifically on projects and related activities that have the potential to adversely affect State fish and wildlife resources.CDFW is also submitting comments as a under CEQA (Pub. Resources Code, § 21069; CEQA Guidelines, § 15381). CDFW expects that it may need to exercise regulatory authority as provided by the Fish and Game Code, including lake and streambed alteration regulatory authority (Fish & G. Code, § 1600 et seq.). Likewise, to the extent implementation of the Project as proposed may resul Justin Sauder City of Santa ClaritaJuly 11, 2024Page 2 of 17 as defined by State law, of any species protected under the California Endangered Species Act (CESA) (Fish & G. Code, § 2050 et seq.), or CESA-listed rare plant pursuant to the Native Plant Protection Act (NPPA; Fish & G. Code, § 1900 et seq.), CDFW recommends the Project proponent obtain appropriate authorization under the Fish and Game Code. Forward Planning The Project proposes the construction of 318 single-family residential units and a 126,790 square foot building for light manufacturing use. The single-family residential units would be constructed towards the center of the Project site and the manufacturing building would be constructed in the northwest corner of the Project site. Within the residential area, community recreation amenities (i.e., dog park, pool, garden area, community lawn, etc.) would be constructed for community use. Vehicular access to the residential area of the Project site would be provided by three proposed driveways along Soledad Canyon Road. Vehicular access to the manufacturing building would be provided by a main driveway and a secondary right-turn in-and-out driveway. Approximately 819 parking spaces would be constructed for residential use and 219 parking spaces would be constructed near the manufacturing building. Additionally, four drainage basins would be constructed on site for stormwater management. Landscaping would occur throughout the Project site with trees, various shrubs, grasses, and ground cover. Furthermore, a 5-foot-high retaining wall is proposed along the northern side of the site, south of Soledad Canyon Road. Off-site improvements include a bus stop with a permanent shelter, a new bus turnout, new curb and gutters, base paving, and 5-foot minimum sidewalk along Soledad Canyon Road and Commuter Way. Moreover, existing Southern California Edison-owned streetlights along Soledad Canyon Road and Commuter Way would be removed and replaced with City standard streetlights. Lastly, the Project would also involve construction of a new telecommunications conduit for installation of fiber-optic cable along Soledad Canyon Road. Site preparation and grading activities will commence in late 2024 and be concluded by December 2025. Building construction would begin in 2026 and be phased over four to five years. The 35.2-acre Project site is located at 22500 Soledad Canyon Way in the City. The Project site is bound by Soledad Canyon Road to the north, Commuter Way to the east, Bouquet Canyon Road to the west, and a Southern Pacific railroad line used by Metrolink. is 2836-011-018. The Project site is separated from the Santa Clara River by Soledad Canyon Road and was formerly occupied by the Saugus Speedway.
Justin Sauder City of Santa ClaritaJuly 11, 2024Page 3 of 17 A general biological survey was conducted on September 23, 2022, and findings from the survey were compiled in a Biological Resources Technical Report (BRTR). Focused surveys for coastal California gnatcatcher (Polioptila californica californica; Endangered Species Act (ESA) listed-threatened species and California Species of Special Concern (SSC)) were also conducted between April and June 2023.The majority of the Project site is developed and generally flat with undeveloped hillsides in the northwestern corner of the Project site. Native vegetation within the impacted areas of the Project site includes 0.10 acre of California buckwheat (Eriogonum fasciculatum) scrub, 9.94 acres of California sagebrush (Artemisia californica) scrub, and 0.97 acre of chamise chaparral (Adenostoma fasciculatum) scrub. No special-status plants or natural communities were observed within the Project site during surveys. Additionally, no water features were identified within the Project site. Results from focused surveys indicated that no coastal California gnatcatcher were observed or audibly detected. During the general survey, a variety of common bird species were observed along with California ground squirrel (Otospermophilus beecheyi) and western fence lizard (Sceloporus occidentalis). The undeveloped areas of the Project site may provide suitable habitat for slender mariposa lily (Calochortus clavatus var. gracilis; California Rare Plant Rank (CRPR) 1B.2)(Bombus crotchii; CESA candidate species), southern California legless lizard (Anniella stebbinsi; SSC), California glossy snake (Arizona elegans; SSC), horned lizard (Phrynosoma blainvillii; SSC), coastal whiptail (Aspidoscelis tigris stejnegeri; SSC), and San Deigo desert woodrat (Neotoma lepida intermedia; SSC). Nine mitigation measures are incorporated in the MND to avoid, minimize, and/or mitigate adverse Project impacts on slender mariposa lily, SSC, nesting birds, and oak tree . Additionally, mitigation measures detailing exterior lighting, invasive plant species prevention, biological monitoring, and stormwater pollution prevention are also included. CDFW offers the comments and recommendations below to assist the City in adequately avoiding and/or mitigating fish and wildlife (biological) resources. Additional comments or other suggestions may also be included to improve the document. CDFW recommends the measures or revisions below be included in a science-based monitoring program that contains adaptive management EQA mitigation, monitoring and reporting program (Pub. Resources Code, § 21081.6; CEQA Guidelines, § 15097). The Project will impact Justin Sauder City of Santa ClaritaJuly 11, 2024Page 4 of 17 The Project may result in temporal or permanent loss of suitable -disturbing activities may cause death or injury of adults, eggs, and larva; burrow collapse; nest abandonment; and reduced nest success. The Project site lies within the current range of C (CDFW 2024a). As with any flying specieareas that have suitable nesting habitat and floral resources. Additionally, the BRTR in the Project site (page 25). The on-site vegetation provides foraging opportunities and there is limited nesting potential within the undeveloped northwestern area of the Project site. Cbumble bee primarily nest underground in abandoned small mammal burrows but may also nest under perennial bunch grasses or thatched annual grasses, under-brush piles, in old bird nests, and in dead trees or hollow logs (Williams et al. 2014; Hatfield et al. 2018). While the Project site may provide limited nesting habitat, the possibility of Cconsidering that the general survey was a single survey conducted two years ago outside the timeframe (April to August) for highest detection probability. In addition to limited surveys, tbee to be foraging and/or nesting within the Project site. The MND also does not A mitigation measure should be incorporated in the MND to include focused surveys to confirm presence/ prior to Project activities. undetected resulting in incidental take of a CESA protected species. If presence of for this species. The California Fish and Game Commission accepted a stage of the CESA listing process. The Project may substantially reduce and adversely modify habitat as well as reduce and potentially impair the viability of populations of species without considering the likelihood that special status species on adjacent and nearby natural lands may rely upon the habitat that occurs on the proposed Project site. In addition, Ranking of S1/S2. This means that the (often 5 or fewalso listed as an invertebrate of conservation priority under the California Terrestrial and Vernal Pool Invertebrates of Conservation Priority (CDFW 2017).
Justin Sauder City of Santa ClaritaJuly 11, 2024Page 5 of 17 The MND should be amended to provide a discussion on habitat and adjacent to the bumble bee. If the Project may impact bee, the MND should provide measures to minimize, and/or mitigate potential impacts to as well as habitat supporting the species. The discussion should be of a depth and scope that a CESA Incidental Take Permit can be issued based on the analysis provided in the MND. The Project proponent shall retain a qualified entomologist with the appropriate handling permits to conduct focused surveys. Focused surveys shall Survey Considerations for California Endangered Species Act Candidate Bumble Bee Species (CDFW 2023). Focused surveys shall also be conducted throughout the entire Project site during the appropriate bee occurs. Survey results, including negative findings, shall be submitted to CDFW and the City prior to implementing Project ground-disturbing activities. -the Project proponent shall coordinate with CDFW and obtain appropriate take authorization from CDFW (pursuant to Fish & Game Code, § 2080 et seq). The Project proponent shall comply with the mitigation measures detailed in the take authorization issued by CDFW. The Project proponent shall provide a copy of a fully executed take authorization to the City prior to implementing Project ground-disturbing activities and vegetation removal. MM-BIO-1 does not adequately offset Project-related impacts on slender mariposa lily. Project ground-disturbing activities (i.e., grading, vegetation removal) would result in loss of suitable habitat, loss of population, and direct mortality of slender mariposa lily. Seed collection alone is not sufficient to offset Project impacts. According to the California Natural Diversity Database, there are recorded observations of slender mariposa lily near the Project site (CDFW 2024b). Additionally, the MND also states that there is a moderate potential for slender mariposa lily to occur on the Project site (page 28). While CDFW concurs that focused surveys should be done during the appropriate bloom period for highest detection probability, we disagree that protocol surveys and seed collection makes impacts to the species less than Justin Sauder City of Santa ClaritaJuly 11, 2024Page 6 of 17 significant with mitigation. Compensatory mitigation should be provided if any individual slender mariposa lily is observed, especially since this rare plant is threatened in California. CDFW is also concerned that the MND does not provide biological justification as to why a count of 20 individuals is the minimum threshold. If slender mariposa lily is observed on the Project site, there is a possibility for multiple bulbs to exist underground that may or may not have bloomed. Moreover, handing seeds to a local organization for restoration opportunities does not guarantee successful creation of a slender mariposa lily population. As currently written, Mitigation Measure BIO-1 does not commit to mitigation that would adequately offset the direct loss of slender mariposa lily, nor does it adopt specific performance standards and actions pertaining to management of mitigation actions. The MND does not disclose where or when the seeds would be used in restoration projects. If restoration projects do not utilize the seeds until several years after collection, they may become inviable. Moreover, the mitigation measure does not provide success criteria for these restoration projects to ensure successful mitigation is achieved. In addition to no success criteria, long-term management actions for these restoration projects is not outlined in the mitigation measure. With limited information and no enforceable actions regarding the restoration projects, the proposed mitigation would be considered deferred. Impacts on rare flora could be considered a significant effect on the environment. Plants with a CRPR of 1B are rare throughout their range, endemic to California, and are seriously or fairly threatened. Most of the plants that are ranked 1B have declined significantly over the last century. The additional threat rank of 0.1 indicates a species with over 80 percent of its occurrences threatened in California. The additional threat rank of 0.2 indicates a species with 20 to 80 percent of its occurrences threatened (CNPS 2024). Impacts to CRPR 1B plant species and their habitat meet the definition of endangered, rare, or threatened species (CEQA Guidelines, § 15380). Some CRPR 3 and 4 species meet the definitions of endangered, rare, or threatened under CEQA. Impacts to CRPR 1B plant species and their habitat may result in a mandatory finding of significance because the Project would have the potential to threaten to eliminate a plant community and substantially reduce the number or restrict the range of an endangered, rare, or threatened species (CEQA Guidelines, § 15065). Additionally, Mitigation Measure BIO-1 is considered deferred mitigation [CEQA Guidelines, § 15126.4(a)(1)(B)]. Insufficient mitigation may result in unmitigated temporal or permanent impacts to a rare plant species. Subsequently, the Project would continue to have a substantial adverse direct, indirect, and cumulative effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species by CDFW.
Justin Sauder City of Santa ClaritaJuly 11, 2024Page 7 of 17 The City should revise MM BIO-1 to incorporate the underlined language and omit language in strikethrough: Prior to issuance of a grading permit, the Applicant shall have a qualified biologist (the Applicant shall submit the qualifications of the biologist to the City for review and approval) conduct a focused rare plant survey for slender mariposa lily within the undeveloped portion of the project site during the appropriate blooming period (March through June). The survey would consist of three passes, with one in April, May, and June. Reference site checks would be made for the species to determine if the species is blooming in the project vicinity. The surveys would conform to the Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Natural Conducting and Reporting Botanical Inventories for Federally Listed, Proposed and Candidate Plants (2000). The results of the surveys would be documented in a report and submitted to the City. If the presence of slender mariposa lily is detected, Should the species be found at a count of 20 or higher, no Project activities shall commence. The Project proponent shall coordinate with CDFW to discuss avoidance of the slender mariposa lily on site. If complete avoidance is unattainable, the Project proponent shall provide site at no less than 2:1. The total habitat acreage within the mitigation land shall be no less than 2:1. The Project proponent shall acquire CDFW approved mitigation land that has presence of slender mariposa lily and is located in the same watershed as the Project site. The mitigation land shall also provide equivalent or greater habitat value than that of the Project site. The Project proponent shall protect replacement habitat in perpetuity under a conservation easement dedicated to a local land conservancy or other appropriate entity that has been approved to hold and manage mitigation lands pursuant to Assembly Bill 1094. Recordation of the conservation easement shall occur prior to commencement of Project activities. An appropriate endowment shall also be provided for the long-term monitoring and management of mitigation lands. then construction of the occupied location shall be delayed until the individuals have gone to seed. Seeds shall be collected once the seed has matured, but prior to the seed capsules opening to disperse the seed. Seeds shall be stored in breathable paper bags in a cool, dry, and dark place. The seeds would then be donated to a City-approved local conservation organization (e.g., Friends of the Santa Clara River) to be used in restoration projects. - The Project proponent shall retain a certified botanist to draft a Habitat Management and Monitoring Justin Sauder City of Santa ClaritaJuly 11, 2024Page 8 of 17 Plan (HMMP) and submit it to the City and CDFW for review and approval prior to Project activities. The HMMP shall outline initial and long-term management and maintenance activities that would occur on mitigation lands. The HMMP shall provide measurable goals and success criteria for establishing self-sustaining populations (e.g., percent survival rate, absolute cover). Maintenance activities outlined in the HMMP shall include measures pertaining to control of exotic vegetation, irrigation schedule, and protection from future maintenance activities. The mitigation measure proposed in the MND may not be sufficient to minimize Project impacts on SSC. Direct impacts to SSC could result from Project activities (e.g., equipment staging, mobilization, and grading); ground disturbance; vegetation clearing; trampling or crushing from construction equipment, vehicles, and foot traffic. Project ground-disturbing activities such as vegetation removal will also result in habitat destruction, causing the death or injury of adults, juveniles, eggs, or hatchlings. The MND states that southern California legless lizard, desert woodrat have a moderate to high potential to occur on the Project site during Project activities (page 29). To reduce Project impacts, Mitigation Measure BIO-2 Pre-construction Wildlife Survey and Mitigation Measure BIO-3 Biological Monitoring are incorporated into the MND. Mitigation Measure BIO-2 states that if SSC are found, they would be relocated to a City approved off-site location with suitable habitat. Injury or death of SSC may occur during the transit process when relocating a species from one area to another. With a high level of risk involved in relocating species, SSC should be allowed to move actively relocated. In addition to relocation of SSC, the mitigation measures do not outline any compensatory mitigation if SSC presence is confirmed. Given that habitat loss on a local and regional scale is a major cause of population decline for these SSC, removal of confirmed SSC habitat would be considered a significant impact and should be mitigated appropriately. A California Species of Special Concern is a species, subspecies, or distinct population of an animal native to California that currently satisfies one or more of the following (not necessarily mutually exclusive) criteria: 1) if the species is extirpated from the State or, in the case of birds, is extirpated in its primary season or breeding role; 2) if the species is listed as threatened or endangered under ESA-, but not CESA-, threatened, or endangered; 3) if the species meets the State definition of threatened or endangered but has not Justin Sauder City of Santa ClaritaJuly 11, 2024Page 9 of 17 formally been listed; 4) if the species is experiencing, or formerly experienced, serious (noncyclical) population declines or range retractions (not reversed) that, if continued or resumed, could qualify it for State threatened or endangered status; and, 5) if naturally small populations exhibiting high susceptibility to risk from any factor(s), that if realized, could lead to declines that would qualify it for CESA threatened or -endangered status (CDFW 2024c). CEQA provides protection not only for CESA-listed species, but for any species including but not limited to SSC that can be shown to meet the criteria for State listing. These SSC meet the CEQA definition of rare, threatened, or endangered species (CEQA Guidelines, § 15380). The MND does not provide mitigation for potential impacts on SSC. Inadequate avoidance, minimization, and mitigation measures for impacts to sensitive or special status species will result in the Project continuing to have a substantial adverse direct, indirect, and cumulative effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special-status species by CDFW. The City should revise MM BIO-2 to incorporate the underlined language and omit language in strikethrough: Prior to issuance of a grading permit, a qualified biologist (the Applicant shall submit the qualifications of the biologist to the City for review and approval) shall conduct a survey of the proposed impact areas and 50-foot buffer within 72 hours of the proposed activities. Any coastal whiptail, Southern California legless lizard, shall be passively unaffected by the Project. If the Project requires SCC to be removed, disturbed, or otherwise handled, the qualified biologist shall obtain all appropriate permits and prepare a species-specific list (or plan) of proper handling and passive relocation protocols. The list (or plan) of protocols shall be implemented during Project construction and activities/biological construction monitoring. The City/qualified biologist may coordinate with CDFW to prepare a passive relocation plan and shall be submitted to CDFW for review and comment prior to implementing Project ground-disturbing activities. would be relocated to a City-approved off-site location in suitable habitat for each species. If a San Diego desert woodrat midden is discovered during the survey, then the qualified biologist shall erect a fence with a 50-foot buffer around the midden. Adequate space should be provided for sufficient foraging habitat at the discretion of the qualified biologist in coordination with CDFW. If young are present, no work shall occur within the fenced area until the young have left the nest. If the woodrat midden cannot be left in place, the qualified biologist shall prepare a list (or plan) of proper handling and relocation Justin Sauder City of Santa ClaritaJuly 11, 2024Page 10 of 17 protocols. The plan shall be submitted to CDFW for review and comment prior to Project ground-disturbing activities. would methodically relocate the midden material to suitable habitat (dense shrubs) within 50 feet of its location and outside of the project disturbance limits. The procedure would be implemented at a rate that would allow for the woodrat to flush from the midden. The results of the survey would be documented in a letter report to be submitted to the City. - For SSC that have been confirmed and/or are expected to occur within the Project site, the Project proponent shall provide compensatory mitigation for temporary and permanent loss of any habitat supporting SSC. There shall be no net loss of habitat supporting SSC [CEQA Guidelines, § 15370(e)]. Compensatory mitigation shall be provided within the Project boundary at no less than 2:1. Mitigation shall provide appropriate habitat (depending on the species), refugia, and habitat structures that supports that species (e.g., woody material, rocks, brush piles, pools, burrows). Any proposed mitigation area/plan shall include a discussion on the territory size; nesting, breeding, foraging, and refuge locations; invasive, non-native plant and wildlife species present; food availability; and how all life cycle functions will be mitigated. Any mitigation plan for SSC shall be distributed and approved by CDFW prior to Project activities. The replacement habitat shall be protected in perpetuity under a conservation easement dedicated to a local land conservancy or other appropriate entity, which should include an appropriate endowment to provide for the long-term management of mitigation lands. CEQA requires that information developed in environmental impact reports and negative declarations be incorporated into a database [i.e., CNDDB], which may be used to make subsequent or supplemental environmental determinations [Pub. Resources Code, § 21003, subd. (e)]. Accordingly, please report any special status species detected by completing and submitting CNDDB Online Field Survey Form (CDFW 2024d).The Project proponent should ensure that data was submitted data properly, with all data fields applicable filled out, prior to finalizing/adopting the environmental document. The data entry should also list pending development as a threat and then update this occurrence after impacts have occurred. The Project proponent should provide CDFW with confirmation of data submittal. CDFW recommends updating the MNDproposed Biological Resources Mitigation Measures to include mitigation measures recommended in this letter. Mitigation measures must be fully enforceable through permit conditions, agreements, or other legally binding instruments [Pub. Resources Code, § 21081.6; CEQA Guidelines, § 15126.4(a)(2)]. As such, CDFW has provided comments and recommendations to assist the City in developing mitigation measures that are (1) consistent with CEQA Guidelines section 15126.4; (2) specific; (3) detailed (i.e., responsible party, timing, specific actions, location), and (4) clear for a measure to be fully enforceable and implemented successfully via mitigation monitoring and/or Justin Sauder City of Santa ClaritaJuly 11, 2024Page 11 of 17 reporting program (Pub. Resources Code, § 21081.6; CEQA Guidelines, § 15097). The City mitigation measures. Per Public Resources Code section 21081.6(a)(1), CDFW has provided the City with a summary of our suggested mitigation measures and recommendations in the form of an attached Draft Mitigation and Monitoring Reporting Plan (MMRP; Attachment A). The Project, as proposed, could have an impact on fish and/or wildlife, and assessment of filing fees is necessary. Fees are payable upon filing of the Notice of Determination by the City and serve to help defray the cost of environmental review by CDFW. Payment of the fee is required in order for the underlying Project approval to be operative, vested, and final (Cal. Code Regs, tit. 14, § 753.5; Fish & Game Code, § 711.4; Pub. Resources Code, § 21089). CDFW appreciates the opportunity to comment on the Project to assist the City in adequately analyzing and minimizing/mitigating impacts to biological resources. CDFW requests an opportunity to review and comment on any response that the City has to our comments and to receive notification of any forthcoming hearing date(s) for the Project [CEQA Guidelines, § 15073(e)]. Questions regarding this letter or further coordination should be direct to Julisa Portugal, Environmental Scientist, at [email protected] or (562) 330-7563. Sincerely, Jennifer Turner For Victoria Tang Environmental Program Manager South Coast Region EC: California Department of Fish and Wildlife Jennifer Turner Steve Gibson Frida Diaz-Barriga Cindy Hailey
Justin Sauder City of Santa ClaritaJuly 11, 2024Page 12 of 17 [CDFW] California Department of Fish and Wildlife. 2017. California Terrestrial and Vernal Pool Invertebrates of Conservation Priority. Available at: https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=149499&inline [CDFW] California Department of Fish and Wildlife. 2023. Survey Considerations for California Endangered Species Act Candidate Bumble Bee Species. Available at: https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=213150&inline [CDFW] California Department of Fish and Wildlife. 2024a. Cro CDFW [ds3095]. Available at: https://data.ca.gov/dataset/crotchs-bumble-bee-range-cdfw-ds3095 [CDFW] California Department of Fish and Wildlife. 2024b. California Natural Diversity Database. Available at: https://wildlife.ca.gov/Data/CNDDB [CDFW] California Department of Fish and Wildlife. 2024b. Threatened and Endangered Species. Available at: https://wildlife.ca.gov/Conservation/CESA [CDFW] California Department of Fish and Wildlife. 2024d. Submitting Data to the CNDDB. Available at: https://wildlife.ca.gov/Data/CNDDB/Submitting-Data. [CNPS] California Native Plant Society. 2024. California Rare Plant Ranks. Available at: https://www.cnps.org/rare-plants/california-rare-plant-ranks Hatfield, R., Jepsen, S., Foltz Jordan, S., Blackburn, M., Code, Aimee. 2018. A Petition to the State of California Fish and Game Commission to List Four Species of Bumblebees as Endangered Species. Williams, P. H., R. W. Thorp, L. L. Richardson, and S.R. Colla. 2014. Bumble bees of North America: An Identification guide. Princeton University Press, Princeton, New Jersey. 208pp Justin SauderCity of Santa Clarita July 11, 2024 Page 13 of 17 CDFW recommends the following language to be incorporated into a future environmental document for the Project. The Project proponent shall retain a qualified entomologist with the appropriate handling permits to conduct focused surveys. Focused surveys shall Survey Considerations for California Endangered Species Act Candidate Bumble Bee Species. Focused surveys shall also be conducted throughout the entire Project site during the appropriate flying season to ensure no missed including negative findings, shall be submitted to CDFW and the City prior to implementing Project ground-disturbing activities. Prior to Project activities Project Proponent/ Qualified Entomologist the Project proponent shall coordinate with CDFW and obtain appropriate take authorization from CDFW (pursuant to Fish & Game Code, § 2080 et seq). The Project proponent shall comply with the mitigation measures detailed in the take authorization issued by CDFW. The Project proponent shall provide a copy of a fully executed take authorization to the City prior to implementing Project ground-disturbing activities and vegetation removal.Prior to Project activities Project Proponent Prior to issuance of a grading permit, the Applicant shall have a qualified biologist (the Applicant shall submit the qualifications of the biologist to the City for review and Prior to issuance of grading permits Project Proponent/ Justin SauderCity of Santa Clarita July 11, 2024 Page 14 of 17 approval) conduct a focused rare plant survey for slender mariposa lily within the undeveloped portion of the project site during the appropriate blooming period (March through June). The survey would consist of three passes, with one in April, May, and June. Reference site checks would be made for the species to determine if the species is blooming in the project vicinity. The surveys would Surveying and Evaluating Impacts to Special Status Native Plant Populations and Natural Communities (2018); and Botanical Inventories for Federally Listed, Proposed and Candidate Plants (2000). The results of the surveys would be documented in a report and submitted to the City. If the presence of slender mariposa lily is detected, no Project activities shall commence. The Project proponent shall coordinate with CDFW to discuss avoidance of the slender mariposa lily on site. If complete avoidance is unattainable, the Project proponent shall provide rare plants observed on site at no less than 2:1. The total habitat acreage within the mitigation land shall be no less than 2:1. The Project proponent shall acquire CDFW approved mitigation land that has presence of slender mariposa lily and is located in the same watershed as the Project site. The mitigation land shall also provide equivalent or greater habitat value than that of the Project site. The Project proponent shall protect replacement habitat in perpetuity under a conservation easement Qualified Biologist
Justin SauderCity of Santa Clarita July 11, 2024 Page 15 of 17 dedicated to a local land conservancy or other appropriate entity that has been approved to hold and manage mitigation lands pursuant to Assembly Bill 1094. Recordation of the conservation easement shall occur prior to commencement of Project activities. An appropriate endowment shall also be provided for the long-term monitoring and management of mitigation lands. The Project proponent shall retain a certified botanist to draft a Habitat Management and Monitoring Plan (HMMP) and submit it to the City and CDFW for review and approval prior to Project activities. The HMMP shall outline initial and long-term management and maintenance activities that would occur on mitigation lands. The HMMP shall provide measurable goals and success criteria for establishing self-sustaining populations (e.g., percent survival rate, absolute cover). Maintenance activities outlined in the HMMP shall include measures pertaining to control of exotic vegetation, irrigation schedule, and protection from future maintenance activities. Prior to Project activities Project Proponent/ Certified Botanist Prior to issuance of a grading permit, a qualified biologist (the Applicant shall submit the qualifications of the biologist to the City for review and approval) shall conduct a survey of the proposed impact areas and 50-foot buffer within 72 hours of the proposed activities. Any coastal whiptail, Southern California legless lizard, California unaffected by the Project. If the Project requires SCC to be removed, disturbed, or otherwise handled, the qualified biologist shall obtain all appropriate permits and prepare a species-specific list (or plan) of proper handling and Prior and during Project activities Qualified Biologist/ Project Proponent Justin SauderCity of Santa Clarita July 11, 2024 Page 16 of 17 passive relocation protocols. The list (or plan) of protocols shall be implemented during Project construction and activities/biological construction monitoring. The City/qualified biologist may coordinate with CDFW to prepare a passive relocation plan and shall be submitted to CDFW for review and comment prior to implementing Project ground-disturbing activities. If a San Diego desert woodrat midden is discovered during the survey, then the qualified biologist shall erect a fence with a 50-foot buffer around the midden. Adequate space should be provided for sufficient foraging habitat at the discretion of the qualified biologist in coordination with CDFW. If young are present, no work shall occur within the fenced area until the young have left the nest. If the woodrat midden cannot be left in place, the qualified biologist shall prepare a list (or plan) of proper handling and relocation protocols. The plan shall be submitted to CDFW for review and comment prior to Project ground-disturbing activities. For SSC that have been confirmed and/or are expected to occur within the Project site, the Project proponent shall provide compensatory mitigation for temporary and permanent loss of any habitat supporting SSC. There shall be no net loss of habitat supporting SSC. Compensatory mitigation shall be provided within the Project boundary at no less than 2:1. Mitigation shall provide appropriate habitat (depending on the species), refugia, and habitat structures that supports that species (e.g., woody material, rocks, brush piles, pools, burrows). Any proposed mitigation area/plan shall include a discussion on the territory size; nesting, breeding, foraging, and refuge locations; invasive, non-native plant and wildlife species Prior to Project activities Project proponent Justin SauderCity of Santa Clarita July 11, 2024 Page 17 of 17 present; food availability; and how all life cycle functions will be mitigated. Any mitigation plan for SSC shall be distributed and approved by CDFW prior to Project activities. The replacement habitat shall be protected in perpetuity under a conservation easement dedicated to a local land conservancy or other appropriate entity, which should include an appropriate endowment to provide for the long-term management of mitigation lands. The MND should be amended to provide a discussion on habitat adjacent to the Project site. The discussion should also bumble bee. If the Project may impact Crobumble bee, the MND should provide measures to bumble bee as well as habitat supporting the species. The discussion should be of a depth and scope that a CESA Incidental Take Permit can be issued based on the analysis provided in the MND. Prior to adopting CEQA document Lead Agency Santa Clarita Valley Historical Society | PO Box 221925, Newhall CA 91322-1925 | scvhs.org Planning CommissionCity of Santa Clarita23920 W. Valencia Blvd.Santa Clarita, CA 91355March 12, 2024On behalf of the Santa Clarita Valley Historical Society Board of Directors, I am writing to express our appreciation for the inclusion of appropriate historic elements into the design plans for the Riverview project, which is slated for the old Saugus Speedway property.The Saugus Speedway holds a special place in the hearts of many residents in and beyond our community, serving as an important motorsports venue for decades– and before that, as a rodeo grounds that drew as many as 18,000 spectators at atime. We applaud the efforts of the Riverview development team to pay homage to this iconic landmark.The development team worked closely with the Historical Society to ensure that the spirit of the Saugus Speedway is preserved and celebrated within Riverview. From honoring legendary drivers in residential street names to the infusion of theSpeedway’s color scheme and “checkered flag” design into a community park, as well as a representation of the grandstands “roof” appearance from rodeo days, and more, the proposed plans reflect the importance of preserving our local history for future generations.By embracing the historical legacy of the Saugus Speedway, Riverview has the opportunity to create a distinctive identity that makes it unique from other projects while fostering a sense of pride and connection for its future residents.The Santa Clarita Valley Historical Society commends the development team for its decision to bring an important piece of our valley’s past into the future. Webelieve the current design plans for Riverview are a fitting tribute to the enduring legacy of the Saugus speedway and look forward to seeing them come to fruition.Sincerely,LEON WORDENVice President, Santa Clarita Valley Historical Society
CITY OF SANTA CLARITACOMMUNITY DEVELOPMENT DEPARTMENT23920 Valencia Boulevard, Suite 302Santa Clarita, CA 91355 NOTICE OF PUBLIC HEARING APPLICATION: Master Case 21-205: Architectural Design Review 21-025, Conditional Use Permit 21-014, Development Review 21-019, Initial Study 21-008, LandscapePlan Review 21-015, Minor Use Permit 21-027, Oak Tree Permit 21-003, and Tentative Tract Map 83605PROJECT APPLICANT: Integral CommunitiesPROJECT LOCATION: 22500 Soledad Canyon Road (Assessor’s Parcel Number 2836-011-018)PROJECT DESCRIPTION: The applicant, Integral Communities, is requesting to construct 318 residential units (122 detached single-family condos and 196 attached townhomes, 22 of which are identified as affordable) and an approximately 127,000 square-foot light manufacturing industrial building. The project also includes a community recreation area, and other on-site improvements including on-site parking and landscaping. The project site is approximately 35.2 acres in size on a property former occupied by the Saugus Speedway, and is directly adjacent to the existing Santa Clarita Metrolink Station. The site is zoned Mixed Use Corridor, is within the Jobs Creation Overlay Zone and the Alquist Priolo Fault Zone.The City of Santa Clarita Planning Commission will conduct a public hearing on this matter on the following date:DATE: Tuesday, July 16, 2024TIME: At or after 6:00 p.m.LOCATION: City Hall, Council Chambers23920 Valencia Blvd., First FloorSanta Clarita, CA 91355The Planning Commission agenda can be found at www.santaclarita.gov/agendasby July 12, 2024.ENVIRONMENTAL REVIEW: An Initial Study (IS) and draft Mitigated Negative Declaration (MND) has been prepared for the proposed project and is available for a period of public review, during which the City of Santa Clarita Community Development Department will receive comments, beginning at noon on June 25, 2024, and ending at noon on July 16, 2024. During the public review period, a copy of the draft IS/MND and all supporting documents will be located in the City Clerk’s office located in the City Hall building at 23920 Valencia Boulevard, Suite 120, Santa Clarita, CA 91355. In addition, a copy will be available on the Planning Division’s website. https://santaclarita.gov/planning/environmentalIf you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. If you wish to have written comments included in the materials the Planning Commission receives prior to the public hearing, it must be submitted to the Community Development Department by Friday, July 5, 2024.For further information regarding this proposal, you may contact the project planner, by appointment, at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255-4330. Website: www.santaclarita.gov/planning. Send written correspondence via e-mail [email protected], or by US mail to: City of Santa Clarita Planning Division, 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Justin Sauder, Associate Planner.Patrick LeclairPlanning ManagerPublished: The Signal, June 25, 2024 PROPOSED PROJECT SITE22500 Soledad Canyon RoadAssessor’s Parcel Number 2836-011-018