Santa Clarita City Council
November 25, 2025

Agenda Item: 1

CITY OF SANTA CLARITA

PLANNING COMMISSION

AGENDA REPORT

PUBLIC HEARINGS
PLANNING MANAGER APPROVAL:

DATE: March 19, 2024
SUBJECT: Wiley Canyon Mixed-Use Project (Master Case 20-238) APPLICANT: Wiley Canyon, LLC
LOCATION: West side of Wiley Canyon Road, between Calgrove Boulevard and Hawkbryn Avenue
CASE PLANNER: Erika Iverson

RECOMMENDED ACTION
Planning Commission:

1. Receive the staff presentation on the Project Description and Draft Environmental Impact Report;

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

3. Provide direction to staff on the hearing schedule and project concerns; and

4. Continue the public hearing.

REQUEST
The applicant, Wiley Canyon, LLC, is requesting approval of an Architectural Design Review, Conditional Use Permit, Development Review, Minor Use Permit, Oak Tree Permit, and Tentative Map to allow for the development of a mixed-use project consisting of a senior-living facility with 130 independent living units, 61 assisted-living units, and 26 memory care beds; 8,914 square feet of commercial floor area; and 379 multi-family apartment units.

PURPOSE OF THE MEETING
The intent of this meeting is to open the public hearing process, provide the Planning Commission with an introduction and overview of the proposed project and Draft Environmental Impact Report (DEIR), and establish a tentative public hearing schedule for the project. A Planning Commission Study Session was held February 21, 2023, to conduct a site visit and 1 Packet Pg. 10

provide the Planning Commission context for the site setting and surroundings. On March 1, 2024, the DEIR was released for a 45-day public review and comment period and will close on April 15, 2024.

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

March 19, 2024 Project introduction, summary of DEIR, and public comments June 18, 2024 Response to Planning Commission and public comments, Final EIR, and project determination

GENERAL PLANNING AND ZONING
The project site has a General Plan land use and zoning designation of Mixed-Use Neighborhood (MXN) and is located within an approximately 38-acre area that is specifically identified in the General Plan as the Calgrove Corridor/Smiser Ranch Special Development Area (Smiser Ranch area). The General Plan establishes a limitation on the overall allowable floor area of 830,000 square feet of total residential and commercial combined development (excluding parking facilities) in the Smiser Ranch area. The project site is also located in within the Planned Development Overlay zone.

As summarized in the table below, the surrounding land uses include a mix of commercial, residential, as well as the Interstate 5 (I-5) freeway.

Summary of Surrounding Area
General Plan Zone Land Use
North UR2 UR2 Mobile Home
South MXN MXN Commercial
East UR1 and UR2 UR1 and UR2 Single-Family
West Caltrans Right-of-Way Caltrans Right-of-Way I-5
*Urban Residential = UR

BACKGROUND
One Stop Review
In June of 2020, the applicant submitted a conceptual proposal for the development of a mixeduse project consisting of 375 multi-family units, 87 independent-living units, a 100-bed assistedliving facility, an 88-bed memory care facility, and 10,000 square feet of ground floor commercial space.

Formal Project Submittal
On October 28, 2020, the applicant submitted a formal entitlement application for the project, consisting of a four-story senior-living facility with 130 independent-living units, 61 assistedliving units, and 26 memory care beds. The senior-living facility building also included 10,000 square feet of ground floor commercial space. The project request included 375 multi-family apartment units in buildings ranging in height from two- to four-stories. Parking was provided in 1 Packet Pg. 11

a combination of surface, carport, and individual garages.

The project was reviewed by the Development Review Committee (DRC) and the applicant has worked to address comments provided throughout the DRC process. The current Project Description is summarized below under Project Description.

Community Outreach by the Applicant
The applicant was informed at the time of the One Stop Review, that community outreach was a required component of the application process in conformance with the General Plan regulations for the Smiser Ranch area. The applicant hosted two meetings on-site in October and November of 2021. In addition, the applicant has met with homeowner association groups in the area of the project site. A summary of the organizations and groups that the applicant has contacted during the application review is provided in the attached Applicant Community Outreach Summary.

Project Setting
The project is located east of I-5 and west of Wiley Canyon Road, between Hawkbryn Avenue and Calgrove Boulevard, in the community of Newhall. The project site is approximately 31 acres of vacant land, historically used as a mule ranch. The northeastern portion of the project site is separated from the proposed development by Wiley Canyon Road and consists of vacant land on an elevated hillside that will remain vacant. The South Fork Santa Clara River (creek) bisects the project site at the southern end and continues northerly into a concrete-lined channel along the west side of Wiley Canyon Road. The existing Mulberry Mobile Home Park is located immediately adjacent to the north. Uses to the east, across Wiley Canyon Road are improved with single-family uses. The properties immediately adjacent to the south are improved with commercial uses including an existing gym and medical office building. The I-5 is immediately adjacent to the west. There are 36 oak trees located on the project site and its surroundings.

PROJECT DESCRIPTION
The applicant is seeking approvals for the development of a mixed-use project on the approximately 31-acre site within three planning areas. Planning Area 1 (PA1) consists of a senior-living facility, ranging in height from one- to four-stories to a maximum height of 50 feet with ground floor commercial space. Planning Areas 2 (PA2) and 3 (PA3) consist of multifamily units ranging in height from two- to four-stories to a maximum height of 50 feet. The project also proposes to improve an approximately 80,000 square-foot lot for publicly accessible recreation space. The development of the proposed project would require several off-site roadway improvements, including the construction of three new roundabouts at the intersection of, 1) Wiley Canyon Road and the Project entrance; 2) Wiley Canyon Road at Canerwell Street; 3) Wiley Canyon Road at Calgrove Boulevard. The project would require approximately 44,000 cubic yards of cut, 59,000 cubic yards of fill, over excavation of 515,000 cubic yards, and the import of approximately 85,000 cubic yards of earth to balance the grading for the Project. The project proposes the removal of four, non-heritage oak trees and encroachment into the protected zone of 19 oak trees, including two, heritage sized oak trees.

Senior Living Facility/Commercial Component
The project would construct a 277,108 square-foot senior-living facility consisting of 130 independent living units, 61 assisted-living units, and 26 memory care beds. The senior-living 1 Packet Pg. 12

facility would range in height from one- to four-stories. The memory care wing would be located in the one-story portion of the building at its northwest corner. The building would step up to two-stories of independent units along the west portion, and then step up to four-stories along the south and east wings of the building, providing assisted and independent units. The senior-living facility would be designed with 8,914 square feet of commercial space located on the ground floor, opening to an outdoor public plaza at the southeast portion of the building.

Multi-family Units
The project proposes 379 multi-family units, ranging in size from studio units to three-bedroom units within two Planning Areas. PA2 consists of seven, three-story buildings located on the eastern portion of the project site, nearest Wiley Canyon Road. PA3 consists of eleven, two- and four-story buildings, with the four-story buildings located centrally on the project site, and twostory buildings along the western and southern edges, nearest the I-5. The multi-family units consist of 391,258 square feet of floor area.

Architecture
The project proposes a Spanish Revival architectural style, utilizing material, color, and architectural embellishments that are appropriate to this style. Primary wall surfaces are finished with light, neutral stucco appropriate for the Spanish Revival architectural style. Incorporation of arches, balconies, awnings, and shutters around windows differentiate repetitive elevations.

Stone veneer and tile accents are utilized to identify primary entrances and points of interest.

Roof forms and heights are varied breaking up long horizontal roof lines. The architecture has been reviewed by the City of Santa Clarita’s (City) architectural design consultant and been found to be in conformance with the Community Character and Design Guidelines for the community of Newhall.

Parking
As summarized in the table below, a total of 943 parking spaces are required for the project, in conformance with the Mixed Use Development Standards of the Unified Development Code (UDC).

Land Use Parking Ratio Units Required
Spaces
Multi-family 2+ Bedrooms 2/Unit 203 units 406
Multi-family Studio/1 Bedroom 1/Unit 176 176
Multi-family - Guest 0.5/Unit 379 190
Independent Senior 0.5/Unit 130 65
Independent Senior - Guest 0.125/Unit 130 17
Residential Care Facility 0.5/Bed or Unit 87 44
Commercial 1/200 SF 8,914 SF 45
TOTAL 943 Spaces
The project would provide a total of 966 parking spaces which exceeds the total number of parking spaces required for the development of the mixed-use project.

The multi-family units are proposed to be gated. The project would be required to provide 582 1 Packet Pg. 13

covered spaces, designated for the multi-family units, which would be provided in a combination of individual garages and carports located within the gated multi-family planning areas, PA2 and PA3.

In addition, the project would be required to provide 109 parking spaces designated for the senior-living facility units. These spaces would be provided within the senior-living facility planning area, PA1.

The UDC permits mixed-use developments to share commercial and guest parking spaces. As indicated in the table above, the combination of guest parking and commercial parking required is a total of 252 spaces. The project provides 275 surface parking spaces that could be shared for guest and commercial uses. The project would be conditioned to enter into a reciprocal parking agreement for purposes of ensuring shared parking. All spaces utilized as shared spaces would be required to be located outside of the gated residential parking area.

Amenity Areas and Landscaping
The conceptual landscape plan provides approximately 20% landscape coverage over the development pad. On-site landscape and recreation amenities are provided throughout the project site for the residents in both the senior-living facility and the multi-family units.

The senior-living facility is designed around central courtyard areas. The memory care wing is situated around a common outdoor courtyard that would be designed with specific programmatic sensory elements for its residents. The assisted-living and independent units are designed with outdoor spaces that offer a pool and spa deck, outdoor seating and barbeque areas, a bocce ball court, and community garden. There are also outdoor plazas designed at the facility entrance and along the commercial frontage at the ground floor.

The multi-family component is designed with two pool decks, each with outdoor seating, barbeque areas, and associated clubhouses. In addition, individual units are designed with private balconies.

The project proposal includes the development of an approximately 50,000 square-foot recreational space for active and passive play. This space is located at the southern portion of the project site, separated from the development by the creek. It would be accessible from a Class I trail on Wiley Canyon Road. A pedestrian path is proposed around the outer edge to provide a walking loop.

Oak Trees
A total of 36 oak trees are located on the project site and/or adjacent to planned roadway improvements associated with the project. The project proposes the removal of four, nonheritage oak trees that are located on the project site. In addition, there are encroachment impacts identified for 19 oak trees, including encroachment into the dripline of two heritage oak trees.

All oak tree encroachments and removals would be required to comply with mitigation in accordance with the City’s Oak Tree Ordinance.

Grading and Bank Stabilization
The project site is located within areas identified on Federal Emergency Management Agency 1 Packet Pg. 14

(FEMA) Flood Insurance Rate Maps (FIRM) as Special Flood Hazard Areas (SFHAs), including areas identified as Zone A, and Zone AO. The proposed development includes grading and modification of the creek to address the SFHAs and ensure the project will not create any adverse off-site impacts or increase the flood hazard to the surrounding area.

Development of the project includes grading activities that require up to 45,000 cubic yards of cut and 59,000 cubic yards of fill, as well as the import of up to 85,000 cubic yards of additional fill. In addition, the development activities include widening of the creek bed and bank stabilization for protection of the development pad and roadway improvements along Wiley Canyon Road. Soil cement bank protection will be utilized on creek banks to allow for regrowth of natural vegetation on creek banks. The northerly portion of the creek will remain as a concrete lined channel. Existing rip rap will be extended to transition from the existing concrete channel to the widened creek bed. The purpose of the proposed bank protection is to provide erosion and flood protection for the development pad, the creek, and Wiley Canyon Road. This proposed drainage concept is consistent with City and Los Angeles County Public Works’ applicable codes and design standards. The applicant has applied for a Conditional Letter of Map Revision (CLOMR) from FEMA for the modification to the FIRM in the area of the project site. The project would be conditioned to obtain a CLOMR prior to grading permit issuance and a Letter of Map Revision (LOMR) from FEMA to modify the FIRM prior to issuance of any building permits.

Off-site Roadway Improvements
The project would include several off-site roadway improvements along Wiley Canyon Road.

Wiley Canyon Road is currently a two-lane roadway along the project frontage to Calgrove Boulevard. The are no signalized intersections along this stretch of Wiley Canyon Road. The roadway improvements for the project include the installation of three new roundabout intersections 1) at the project entrance on Wiley Canyon Road; 2) at Canerwell and Wiley Canyon Road; and 3) at Calgrove Boulevard and Wiley Canyon Road. In addition, a Class I trail (two-lane bicycle path and separated, five-foot wide pedestrian path) would be installed along the project frontage on Wiley Canyon Road from the project entrance to Calgrove Boulevard.

The project would also improve bicycle trail connections in the vicinity of the project along Wiley Canyon Road from Lyons Avenue to Calgrove Boulevard. A Class III bicycle lane (signage to indicate a shared bicycle lane in the traffic lane) would be installed on Wiley Canyon Road from Lyons Avenue to Wabuska Street. This would transition to a Class II bicycle lane (striped bicycle lane in the traffic lane right-of-way) at Wabuska Street to the project entrance. A Class II trail would be installed on Calgrove Boulevard from Wiley Canyon Road to The Old Road. Ultimately these improvements would make bicycle path connections from existing bicycle trails at the north side of Lyons Avenue to The Old Road. This would provide for a future trail connection to Towsley Canyon Open Space, at the south side of the intersection of Calgrove Boulevard and The Old Road.

Off-site Infrastructure
The project would be required by the Santa Clarita Valley Water Agency (SCV Water) to install off-site water infrastructure. This work is outside the permitting purview of the City, but included as part of the Project Description and was included as part of the project construction assumptions for the environmental analysis. Improvements would include the following:
1 Packet Pg. 15

• Replace 50 feet of an existing six-inch water line within Old Wiley Canyon Road with an eight-inch water line.
• Replace 200 feet of an existing eight-inch water line within Old Wiley Canyon Road with a twelve-inch water line.
• Construct a new 1.5-million-gallon storage tank within the existing SCV Water tank site, located approximately 3,100 feet east of the project site. • Replace an existing undersized pump located within the existing SCV Water pump station on Peachland Avenue with a new 2,200 gallon-per-minute capacity pump.

Mixed-Use Neighborhood Zone
The project site is located in the MXN zone which is intended for mixed use development. The MXN zone establishes minimum and maximum density for residential units, and establishes minimum and maximum floor area ratios (FAR) for commercial uses. The FAR for commercial uses is 0.2, and the maximum FAR is 0.5. Based on the 31-acre project site the commercial uses should provide between 270,072 and 675,180 square feet of floor area. The required residential density is a minimum of six-units per acre and a maximum of 18-units per acre. Based on the project site area, the project should provide between 186 to 558 units.

Projects that do not meet the minimum density and/or floor area ratios established by the MXN zone, require approval of a Minor Use Permit. The commercial component of the proposed project consists of the ground floor commercial, assisted-living units, and the memory care units and has a total floor area of 69,417 square feet, which is below the minimum FAR for commercial uses in the MXN zone. The residential component consists of the independent-living senior units and the multi-family units, providing a total of 509 units in compliance with the density requirements of the MXN zone.

Smiser Ranch Area
The project site is located within the Smiser Ranch Specific Development Area in the General Plan. The Smiser Ranch area is approximately 38 acres generally consisting of the properties located east of I-5, west of Wiley Canyon Road, and north of Calgrove Boulevard. Development limitations were established for the Smiser Ranch area at the time the General Plan was established due to community input during the General Plan update process. Where the zoning designation of MXN would normally allow for the development of up to 830,000 square feet of commercial floor area, plus up to 702 residential units, the General Plan set a limitation of 830,000 square feet of floor area for the combination of commercial and residential development within the Smiser Ranch area.

The proposed project site is approximately 31 acres and proposes a total floor area of 677,280 square feet, which complies with the maximum floor area allowance under the General Plan for the Smiser Ranch area. In addition, the project proposes 509 residential units (consisting of the independent-living and multi-family units) which complies with the residential unit allowance under the General Plan.

ENTITLEMENT SUMMARY
Implementation of the project will require approval of the following entitlements:
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Architectural Design Review
An Architectural Design Review is required for the proposed building architectural design to ensure that the proposed architecture complies with all of the provisions of the Section 17.51.020 of the UDC and General Plan, and to be consistent with the City’s Community Character and Design Guidelines.

Conditional Use Permit
A Conditional Use Permit is required for new development within the Planned Development Overlay zone in accordance with Section 17.38.060 of the UDC, and gating of the multi-family units in accordance with UDC Section 17.35.020.B.

Development Review
A Development Review is required for the review of the proposed physical design and layout prior to the issuance of any building permit for subdivision developments or commercial developments in accordance with UDC Section 17.23.120.

Minor Use Permit
A Minor Use Permit is required to reduce the commercial floor area below the minimum required floor area of the MXN zone in accordance with Section 17.35.020 of the UDC, and for the transportation of approximately 85,000 cubic yards of soil within the City.

Oak Tree Permit (Class 4)
A Class 4 Oak Tree Permit is required for the encroachment and/or the removal of four or more oak trees with an approval by the Planning Commission in accordance with UDC Section

17.51.040 Oak Tree Preservation. The project includes the removal of four, non-heritage oak trees, and encroachment of 19 oak trees, including encroachment of two heritage oak trees.

Tentative Map 83295
A Tentative Map (TM) is required for the subdivision of more than four lots in accordance with the Subdivision Map Act and UDC Section 17.25.110. The project includes a request to merge and subdivide the project site into seven lots for the development of the project. The design of the subdivision and improvements would not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The project is located in an existing developed area of the City. The project would not obstruct any public access.

ENVIRONMENTAL
The proposed development constitutes a project under the California Environmental Quality Act (CEQA). After project submittal, staff determined that an Environmental Impact Report (EIR) would be required for this project pursuant to CEQA. Dudek, was awarded a contract by City Council on November 9, 2021 through a competitive bid process to assist the City with the preparation of the project EIR.

On March 24, 2022, staff circulated the Notice of Preparation for the project EIR with a 30-day comment period that closed on April 25, 2022. A Scoping Meeting was held on April 14, 2022, with approximately 58 people in attendance. The public comments, questions, and concerns 1 Packet Pg. 17

generally included changes to the existing visual characteristics, displacement of wildlife, wildland fire and emergency evacuation, increase in traffic, water quality and water supply, drainage and flooding, and increase in density. Following the Scoping Meeting, the City hosted a community meeting, in an open house format on June 30, 2022, providing the opportunity for the public to view the project proposal and engage with staff. There were approximately 40 people in attendance.

A DEIR has been completed and circulated for Planning Commission and public review for 45 days beginning March 1, 2024, and ending April 15, 2024. The DEIR is available for review at City of Santa Clarita City Hall in the City Clerk’s Office, the City of Santa Clarita Old Town Newhall Library, and is available to view online on the Planning Division website at the following web address:
<https://santaclarita.gov/planning/environmental-impact-reports-under-review/wiley-canyonmixed-use-project/> Comments received on the DEIR during the 45 public review period will be collected and will be responded to in the Final EIR.

SUMMARY OF THE PROJECT DEIR
The Wiley Canyon Project DEIR analyzes the environmental impacts of the project and identifies concerns for which there is a potential for significant environmental impacts and reasonable measures to mitigate the potential impacts. Section 4.0 Environmental Impact Analysis of the DEIR includes analyses of the impacts to each area and summarized in the below section:
• 4.1 Aesthetics
• 4.2 Air Quality
• 4.3 Biological Resources
• 4.4 Cultural Resources
• 4.5 Energy
• 4.6 Geology and Soils
• 4.7 Greenhouse Gas Emissions
• 4.8 Hazards and Hazardous Materials
• 4.9 Hydrology and Water Quality
• 4.10 Land Use and Planning
•  Mineral Resources
• 4.12 Noise
• 4.13 Population and Housing
• 4.14 Public Services
• 4.15 Recreation
• 4.16 Transportation/Traffic
• 4.17 Tribal Cultural Resources
• 4.18 Utilities and Service Systems
• 4.19 Wildfire

MITIGATION MEASURES
Mitigation measures have been applied to reduce potential significant environmental impacts 1 Packet Pg. 18

from the project and are summarized in the Executive Summary of the DEIR. If a potentially significant impact cannot be reduced to a less than significant level through the application of mitigation, it is categorized as a significant and unavoidable impact. The results of the analyses presented in the DEIR have indicated all mitigation measures would fully mitigate the potential impacts and the project would not result in any significant, unavoidable impacts. The applicant has agreed to implement all proposed mitigation measures.

PROJECT ALTERNATIVES
Section 6.0 Alternatives of the DEIR contains a discussion of the following three alternatives to the project:

1. No Project/No Build Alternative

2. Affordable Housing Alternative

3. Private Recreation Facility Alternative

4. Construction Noise Setback Alternative

EXECUTIVE SUMMARY
The Executive Summary, Section 1 of the DEIR, provides an overview of the DEIR document, and provides an outline of the document organization. An error in production of this section makes incorrect references to the Sand Canyon area of Santa Clarita. The project site is within the Smiser Ranch area as identified in the General Plan and is not within Sand Canyon. These references have been noted for correction in the Final EIR.

ENVIRONMENTAL IMPACT ANALYSIS
The following sections are summaries of the analysis in the DEIR. For a full discussion of each of the concerns analyzed below and all the conclusions reached, refer to the individual discussions in Section 4.0 of the DEIR.

4.1 Aesthetics
The Aesthetics Section of the DEIR evaluates the potential impacts related to the implementation of the project on aesthetic resources, public views, scenic vistas, as well as light and glare impacts.

Scenic Resources and Scenic Vistas
Scenic vistas within the project site’s vicinity include the Santa Susana Mountains, and the San Gabriel Mountains. Views of minor ridgelines are also visible within the vicinity of the project site. For purposes of CEQA analysis, scenic visits are evaluated from public vantage points such as a public roadway. The construction of structures on the project site would change the views from Wiley Canyon Road: however, the built project would not substantially alter the distant views of surrounding ridgelines in the vicitnty.

Although there are no designated scenic highways within the project’s vicinity, the I-5 segment adjacent the project site is eligible for designation. The project site is visible from the I-5, but there are existing residential land uses and utility and roadway infrastructure to the east that result in intervening views beyond the project site to the east. LA Metro also has plans to construct an 18-foot high sound wall between the project site and the I-5 right-of-way along with current improvements that are underway on the I-5 that would substantially obscure views into the project site.
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Given that existing views to the ridgelines from Wiley Canyon Road and the I-5 include views of intervening residential developments, implementation of the project would not substantially alter the expansive views of surrounding ridgelines, the project results in less than significant impact.

Lighting and Glare Impacts
The project would introduce new sources of light on the project site. Compliance with the City’s existing outdoor lighting restrictions would prevent off-site light spillage, require down directed lighting, and would ensure that the project’s lighting sources would not adversely affect day or nighttime views in the area. Additionally, the project elevations indicate the project would be constructed of primarily non-reflective, neutral-colored materials, therefore not anticipated to result in significant increase in glare. As such, the project light sources and building construction would not adversely affect day or nighttime views in the vicinity and result in less than significant impact.

4.2 Air Quality
The Air Quality Section of the Draft EIR discusses the potential impacts the project could have on air quality. The South Coast Air Quality Management District’s (SCAQMD) has established significance thresholds to assess the impact of project related air pollutant emissions: volatile organic compounds (VOCs), nitrogen oxides (NOx), carbon monoxide (CO), sulfur oxides (SOx), particulate matter 10 microns or less in diameter (PM10), and particulate matter 2.5 microns or less in diameter (PM2.5). The California Emissions Estimator Model was utilized to model construction and operational emissions for VOCs, NOx, CO, SOx, PM10, and PM2.5. The maximum daily operational emissions of the project would not exceed the SCAQMD thresholds and therefore, have less than significant impacts. The project would have emissions from heavy construction equipment during the construction phase that could result in a potentially significant impact. Mitigation Measure MM-AQ-1 would be imposed, which requires construction equipment features that meet applicable California Air Resources Board emissions standards, to reduce the impact to a less than significant level.

4.3 Biological Resources
The Biological Resources Section of the DEIR evaluates the potential impacts on plant and animal resources that could result from the project. Biological resource impacts are addressed in terms of potential effects that could result from project construction and operation on endangered and protected species; wetland, riparian, and other sensitive habitat; the movement of native or migratory fish and wildlife; and jurisdictional waters defined in Section 404 of the Clean Water Act.

Special Status Plant and Wildlife Impacts
Special status plants include those that are listed, or candidates for listing, as rare, threatened, or endangered by the California Department of Fish and Wildlife (CDFW), and the United States Fish and Wildlife Service. There were no special-status plants observed on the project site during seasonal rare plant surveys, jurisdictional delineation survey, or the field reconnaissance survey, therefore considered absent from the site.

Three special-status wildlife species were considered to have a moderate potential to occur on 1 Packet Pg. 20

the project site, including Cooper’s hawk, least Bell’s vireo, and Crotch bumble bee. The project site is potentially suitable habitat for these special-status species and implementation of the project would have potential impact to existing habitat. Mitigation measures MM-BIO-1 through MM-BIO-3, which require pre-construction surveys, including preconstruction bird surveys during nesting season, would be imposed to reduce potential significant impacts. Compensatory mitigation requirements are identified and would be implemented following pre-construction surveys, if warranted.

The project site supports three sensitive plant communities considered a high priority by CDFW, including Fremont cottonwood/mulefat forest (0.48 acres), Fremont cottonwood forest (1.31 acres), and the California Sycamore forest (0.12 acres). Proposed development of the project would impact 0.09 acres of the Fremont cottonwood/mulefat forest, 0.6 acres of the Fremont cottonwood forest, and 0.09 acres of the California Sycamore forest. With implementation of mitigation measure MM-BIO-4, requiring mitigation at a 1:1 ratio through on-site restoration, off-site restoration or the purchase of credits through a mitigation bank, the project would have a less than significant impact to sensitive plant communities.

Jurisdictional Waters and Wetlands
The project site includes just over an acre of federally and state protected waters. The proposed development would impact 0.19 acre of federal waters and 1.1 acre of waters under CDFW jurisdiction. MM-BIO-5 requires the applicant to obtain permits in compliance with Clean Water Act Sections 401 and 404 from the Regional Water Quality Control Board and the United States Army Corps of Engineers, respectively, as well as Streambed Alteration Agreement permit from CDFW. In addition, MM-BIO-5 requires mitigation at a ratio of 2:1 for impacts to wetlands and riparian habitat through on-site restoration or enhancement, off-site restoration or the purchase of credits through a mitigation bank. With mitigation measures incorporated, the project would have a less than significant adverse effect on state or federally-protected wetlands.

Oak Trees
The project site (including areas adjacent to off-site improvements associated with the project) contains 36 oak trees that are protected by the City’s Oak Tree Preservation Ordinance. The project proposes the removal of four, non-heritage oak trees, and the encroachment of 19 oak trees, including the encroachment of two heritage oak trees. The City’s Oak Tree Preservation Ordinance, including the Standards for Performance of Permitted Work of the Oak Tree Preservation Guidelines, would ensure that the project would not conflict with any local policies or ordinances protecting biological resources and impacts would be less than significant.

4.4 Cultural Resources
The Cultural Resources Section of the DEIR discusses the potential impacts the project could have on historical and archeological resources, or any potential to disturb any human remains.

The analysis in this section is based on the Cultural Resource Assessment, (Appendix D of the DEIR). No historical resources were identified during the course of the study, and therefore, the project would have no impact on a historical resource. There are no known archaeological resources that would be impacted by the project, but the geoarchaeological review of the project site indicates there is a potential for the site to contain subsurface archaeological deposits.

Similarly, there is no known historic burials on the project site; however, the inadvertent discovery of human remains could result in a potentially significant impact. In the event 1 Packet Pg. 21

archaeological deposits or human remains are encountered during ground disturbing activities, mitigation measures MM-CUL-1 through MM-CUL-5 are proposed to avoid accidental destruction of potentially significant archaeological resources. These mitigation measures include monitoring of ground disturbing activities by a qualified archaeologist and Native American monitor, pre-construction training for construction personnel, and procedures for inadvertent discovery of archaeological resources.

4.5 Energy Consumption
The Energy Consumption Section of the DEIR evaluates potential short- and long-term energy consumption impacts as a result of the project. The impact analysis focuses on the three sources of energy that are relevant to the project: electricity, natural gas, and transportation fuel for vehicle trips associated with the project. The project would comply with applicable state regulations under the California Building Energy Efficiency Standards and would not result in wasteful, inefficient, or unnecessary consumption of energy resources. The project would not place a substantial demand on regional energy supply or require significant additional capacity, or significantly increase peak and base period electricity demand. The project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Therefore, a less than significant impact would occur.

4.6 Geology and Soils
The Geology and Soils Section of the DEIR discusses the potential impacts the project could have regarding seismic hazards, soils constraints, and paleontological resources. The proposed grading activity includes up to 44,000 cubic yards of cut and 59,000 cubic yards of fill. In addition, up to 85,000 cubic yards of soil would be imported to the project site. Based on the information and analyses presented in the Geotechnical Report (Appendix E of the DEIR), implementation of the project would have less than significant impacts in the areas of seismic ground shaking, seismic-related ground failure, landslide hazards, erosion, and unstable soil conditions.

The project would not impact any known paleontological resources, and the potential to encounter fossil resources is low, however at depth where older geological units are present it is possible to encounter fossil resources. To avoid a potentially significant impact to any unanticipated paleontological resources, mitigation measures MM-GEO-1 through MM-GEO-4 will be implemented to require worksite training for construction personnel, monitoring of excavation work by a qualified paleontologist who can identify fossil materials, and provide instructions to avoid and recover those materials. With these measures, potential significant impacts to paleontological resources would be avoided.

4.7 Greenhouse Gas Emissions
The Greenhouse Gas Emissions Section of the DEIR analyzes the project for consistency with applicable greenhouse gas (GHG) emissions reduction plans and strategies at the local, regional, and state level, and quantifies GHG emissions generated by the project. The total amount of project-related GHG emissions from construction activities, and project operations, as well as a project consistency analysis is outlined in the Tables 4.7-4 to 4.7-8 of the DEIR. The project is consistent with or would not conflict with the plans, policies, regulations, and GHG reduction actions/strategies outlined in the 2022 Scoping Plan, 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), and the City’s General Plan. Furthermore, 1 Packet Pg. 22

because the project is consistent and does not conflict with these plans, policies, and regulations, the project’s incremental increase in GHG emissions would not result in a significant impact on the environment. Therefore, project-related impacts with regard to GHG emissions would be less than significant and no mitigation measures are required.

4.8 Hazards and Hazardous Materials
The Hazards and Hazardous Materials Section of the DEIR discusses the existing and historical hazardous conditions of the project site and analyzes potential hazards and hazardous material impacts that could occur during project construction and operation. The analysis in this section is based on the Phase I Environmental Site Assessment prepared for the project site in August of 2004 and supplemented with a current review of environmental databases, included as Appendix H of the DEIR. The project site is not listed in any of the state or federal environmental databases that identify underground fuel tank sites, hazardous waste generation sites, or hazardous waste storage and disposal sites. Construction activities are temporary in nature and would involve limited transport, use, and disposal of construction related hazardous materials that would occur in conformance with applicable federal, state, and local regulations, and as a result would not create a significant hazard to the public or environment. Similarly, long term operations of the project could involve use of hazardous materials, including cleaning products, paints, solvents, adhesives, and other chemical materials used in building maintenance which are typical for a commercial development and would not create a significant hazard to the public or environment. The project site is located in the Very High Fire Hazard Severity Zone (VHFSZ) and as a result has the potential to expose people or structures to wildland fire risks. Mitigation Measures MM-FIRE-1 through MM-FIRE-3 require construction and vegetation management procedures that reduce this impact to a less than significant level.

4.9 Hydrology and Water Quality
The Hydrology and Water Quality Section of the DEIR discusses the potential impacts the project could have with respect to water quality, drainage, and flooding.

Project construction and operation would generate a variety of potential stormwater pollutants; however, through required compliance with existing regulatory standards, the project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade the quality of surface water or groundwater.

The project would be subject to the requirements of the National Pollutant Discharge Elimination System Construction General Permit, which includes the preparation, and implementation of a Stormwater Pollution Prevention Plans (SWPPP). The SWPPP would include Best Management Practices and erosion control measures to prevent pollution in stormwater discharge.

The project site is located within areas identified on FEMA FIRM maps as SFHAs, including areas identified as Zone A, and Zone AO. The project would have to implement physical measures that affect the hydrological or hydraulic characteristics to ensure the proposed development is out of the flood hazard zone. The conceptual hydrology analysis prepared for the project identified bank improvements to address the flood hazards. Mitigation measure MMHYD-1 requires the applicant to obtain a Letter of Map Revision from FEMA to revise the current FIRM maps which would reduce impacts to a less than significant level. 1 Packet Pg. 23

4.10 Land Use and Planning
The Land Use and Planning Section of the DEIR discusses the potential impacts to land use and planning, and discusses relevant land use policies and regulations of the City and other state regional plans. The determination of consistency with applicable land use policies and ordinances is based on the City’s General Plan Elements, the City’s Municipal Code, and the Southern California Association of Governments Connect SoCal plan. The project would generally not conflict with the policies identified in the City’s General Plan Elements, specifically the project is consistent with the Land Use Element and the development characteristics called for in the Smiser Ranch area of the General Plan; therefore, implementation of the project would have a less than significant impact.

4.11 Mineral Resources
The Mineral Resources Section of the DEIR describes the existing mineral resources setting for the City and evaluate the potential impacts implementation of the project could have on these resources. The Santa Clarita Valley contains mineral resources which have been extracted historically, including gold, natural gas, and oil, however the project site is not within an existing mineral extraction area nor mineral resource zone. Implementation of the project would not result in the loss of availability of known resources; therefore, the project is anticipated to result in a less than significant impact.

4.12 Noise
The Noise Section of the DEIR discusses the potential noise and vibration impacts of the project.

Construction
The project would generate temporary construction noise at levels that exceed exterior daytime noise standards. However, construction activities would be temporary. Mitigation measures MMNOI-1 and MM-NOI-2 require stand-alone construction noise barriers and use of noise-reduced construction equipment within 200 feet of adjacent sensitive receptors in order to reduce the temporary construction noise. With mitigation measures, the temporary construction noise would still exceed the City’s exterior daytime noise standards and would result in a temporary, significant unavoidable impact.

The vibration from construction activities experienced at the nearest sensitive receptor would be below the established thresholds, therefore less than significant.

Project Operation Noise
Activities related to operation of the project were analyzed for impact to offsite receptors, including project related vehicle traffic and on-site noise generating equipment. The overall project contribution to traffic volumes result in noise level increases of less than the established significant threshold of three decibels (dBA) on the surrounding roadway segments, thus the project related vehicle traffic would have a less than significant impact.

The project’s stationary noise levels from operation of mechanical equipment, parking areas, and emergency generators would not exceed the City’s residential exterior noise standards for nearby sensitive receptors of 65 dBA during daytime hours, and 55 dBA during nighttime hours and therefore, would be less than significant. The fully developed/occupied project’s normal activities would not generate significant increases in local noise levels and mitigation would not 1 Packet Pg. 24

be required.

4.13 Population and Housing
The Population and Housing Section of the DEIR discusses the project’s contribution to population, housing, and employment growth within the City, in relation to the growth forecasts established by SCAG, and to relevant goals, policies, and objectives of the City’s General Plan.

Construction
Construction of the project would result in temporary increase in employment opportunities within the City. However, these construction jobs are not anticipated to result in population increase in the City as the need for construction workers would be accommodated within the existing Los Angeles County area labor market, and workers are not anticipated to relocate for the temporary construction period. Construction of the project would not result in substantial unplanned population growth, and therefore would be less than significant.

Operation
The project would result in new housing units within the City located on the project site with a zoning designation that contemplates multi-family housing units as part of a mixed-use development, would contribute to the regional housing needs identified in the City’s Housing Element, and would not result in unplanned housing growth, and therefore, would be less than significant.

4.14 Public Services
The Public Services Section of the DEIR discusses the potential for implementation of the project to impact the provision for public services including fire service, police protection, and other public facilities.

Fire Protection
The project site is located within the service area of Los Angeles County Fire Department (LACFD) and would not require the construction of new or expanded fire stations. The project would be required to pay development fees to offset the additional resources needed by LACFD to serve the growing City and the project itself. In addition, the project would be required to comply with Fire Code standards pertaining to building design, internal circulation, fire flows, and emergency access, sufficient to maintain desired levels of fire protection services to this area. Project impacts would be less than significant.

Police Protection
The project would result in an increase in demand on existing Los Angeles County Sheriff Department (LASD) services with the addition of new employees and residents within the LASD service area, thus would increase demand for police protection services. The project would be required to pay applicable development and law enforcement impact fees. In addition, the project would comply with state and local development regulations such as providing adequate lighting that increase safety and reduce the likelihood of crime occurring. With implementation of these project design features, payment of impact fees, and permit requirements, impacts would be less than significant.
1 Packet Pg. 25

Schools, Parks, and Other Public Facilities
Implementation of the project would result in increased number of elementary, junior high, and high school students, however the increase in the number of students is within the maximum enrollment capacity for the school sites that serve the project site. Nonetheless, the project would be required to pay applicable school impact fees to the affected school districts. These fees are intended to finance construction of school facilities needed to accommodate students coming from new developments. The project would result in modest increase in the number of residents served by the City’s park and library services; however, the project would be required to pay impact fees for purposes of developing new or rehabilitating existing park facilities, and ensuring adequate library services are provided. Impacts to schools, parks, and library services would be less than significant.

4.15 Recreation
The Recreation Section of the DEIR evaluates the potential impacts on existing recreation facilities as a result of the project. The project would introduce new residents which are anticipated to utilize the City’s existing park and recreation facilities. However, the project proposes public recreational amenities including approximately 50,000 square feet of recreation space, and a Class I bicycle trail along Wiley Canyon Road. In addition, private recreational amenities, including courtyards, pool and spa areas, and clubhouse would be provided for the senior-living facility and multi-family units. The project would also be required to pay park development impact fees for continued maintenance and future improvements to City parks.

Therefore, impacts to Recreation would be less than significant.

4.16 Transportation/Traffic
The Transportation Section of the DEIR evaluates the potential transportation impacts that may result from the project. Transportation impacts are evaluated based on Vehicle Miles Traveled (VMT) rather than the Level of Service (LOS) or any other measure of a project’s effect on automobile delay, in accordance with CEQA Guidelines.

The VMT analysis was prepared in accordance with the City’s Transportation Analysis Updates (TAU) which establishes the City’s transportation impact thresholds and provides guidance for preparation of transportation studies in the City. Based on the City’s TAU, for a residential project, the significance threshold is when a project exceeds 15 percent below the Citywide baseline VMT for home-based trips. Similarly, for employment generating projects, the significance threshold is when a project exceeds 15 percent below the Citywide baseline VMT for home-based work trips. The City’s thresholds are 19.3 VMT per capita for residential development and 15.7 VMT per employee for the commercial development. The VMT analysis shows that the project would generate an average home-based VMT per capita of 15.11 for the residential portion of the project, and an average home-based work VMT per employee of 12.31 for the commercial portion of the project. The project VMT generation for both the residential and commercial components are less than the level of significance, therefore, results in a less than significant impact.

Although LOS is not the metric required by CEQA to evaluate performance of the circulation system, the Traffic Analysis did analyze the LOS at nine intersections and includes a list of recommended improvements at the following intersections in order to improve intersections 1 Packet Pg. 26

where project traffic affects intersection operations. These recommendations will be considered by the City Traffic Engineer and incorporated as conditions of approval and, or further modified by the City Traffic Engineer:
• At Intersection #10, the project entrance, the project would construct a roundabout. • At Intersection #9, Wiley Canyon Road & Calgrove Boulevard, the project would construct a roundabout.
• At Intersection #7, I-5 Southbound & Calgrove Boulevard, the project would install a traffic signal.
• At Intersection #8, I-5 Northbound & Calgrove Boulevard, the project would construct a traffic signal.
• At Intersection #3, I-5 Northbound & Lyons Avenue, the project would contribute a fair share payment for the adjustment to signal timing.
• At Intersection #6, Wiley Canyon Road & Wabuska Street, the project would contribute a fair share payment for the construction of a new signal or roundabout intersection.

4.17 Tribal Cultural Resources
The Tribal Cultural Resources Section of the DEIR discusses the potential impacts the project could have on tribal cultural resources. The project site is located within ancestral tribal territory of the Fernandeño Tataviam Band of Mission Indians (FTBMI). There are no known tribal cultural resources on the project site; however, the unanticipated discovery of tribal cultural resources during site development could result in potential impacts. The City has consulted with FTBMI and both the City and the applicant have agreed to implement construction control measures and monitoring of ground disturbing activities to prevent accidental damage or destruction to tribal cultural resources. With those measures, as previously specified in mitigation measures MM-CUL-1 through MM-CUL-5, potential impacts would be avoided or reduced to less than significant.

4.18 Utilities and Service Systems
The Utilities and Service Systems Section of the DEIR discusses the potential impacts the project could have with respect to water supply, wastewater, storm drain, and dry utilities (electric, gas, and telecommunications) infrastructure.

Water Supply
The project would require water service provided by SCV Water. A Water Supply Assessment was prepared for the project by SCV Water and determined that SCV Water would have a sufficient water supply to meet the project’s water demand. The project would connect to the existing 12-inch water line in Wiley Canyon Road and would require connections to provide domestic and fire protection service to the project. SCV Water would require the project to construct new water utility infrastructure, described in the Project Description of this report, and was analyzed as part of the potential construction impacts for the project throughout the DEIR.

Impacts would be less than significant.

Wastewater
The project would connect sewer lines to an existing 10-inch sewer line in Wiley Canyon Road.

According to the Sewer Area Study prepared for the project, there is adequate capacity in the existing system to accommodate the additional wastewater generated by the project. Therefore, the project would not require the construction of new or expanded wastewater collection or 1 Packet Pg. 27

treatment facilities and impacts would be less than significant.

Stormwater
The project includes new storm drainage facilities to be constructed on-site. The project proposal includes the construction of three detention basins which would serve both water quality and water quantity control purposes in order to meet stormwater drainage control requirements and would ensure that on-site flood would not occur. No unique impacts would result from the proposed on-site drainage improvements beyond the impacts evaluated for the overall project footprint.

Dry Utilities
The project area is already served by electricity, natural gas, and telecommunication service providers. The project would require connections to existing infrastructure, such as electricity lines and natural gas mains in surrounding roadways. As such, the project would not require major reconstruction or expansion of existing off-site infrastructure facilities, resulting in less than significant impacts requiring no mitigation.

4.19 Wildfire
The Wildfire Section of the DEIR evaluates the potential wildfire impacts and identifies mitigation measures related to implementation of the project. The project site is designated by the State Department of Forestry and Fire Protection as a VHFHSZ. A traffic evacuation model was prepared by CR Associates (Appendix N of the DEIR), which analyzed emergency evacuation of existing land uses, as well as the project. Based on the evacuation model prepared for the project, the existing land uses in the immediate vicinity of the project site take between 42 minutes and 63 minutes to evacuate. In the case of the existing land uses with the addition of the project, the evacuation times would not increase for the areas east of the project site. The area immediately north of the project site, south of Wabuska Street, would have an increase in evacuation time of 15 minutes. There is no threshold for evacuation timeframes that projects must meet in order to avoid a CEQA impact or to be consistent with state and local codes, regulations or policies. Rather, a project’s impact on evacuation would be significant if the project would significantly impair or physically interfere with implementation of an adopted emergency response or evacuation plan. The project would replace the existing undeveloped landscape that has flammable vegetation with non-flammable landscape materials designed to comply with the LACFD fuel modification standards, constructing buildings to meet the current LACFD fire codes, as well as constructing an internal street network to provide access by emergency response vehicles, substantially reducing the fuel loads on-site. Implementation of the project would not exacerbate wildfire risks, or interfere with emergency response plans, nonetheless, mitigation measure MM-FIRE-1 through MM-FIRE-3 would ensure that vegetation management and construction management plans are in place to reduce impacts.

PROJECT ALTERNATIVES
In preparing an EIR, alternative projects must be analyzed in accordance with CEQA to determine if a revision to the project could result in an environmentally superior project that meets the project objectives. The DEIR analyzed four alternatives:

Alternative 1: No Project/No Build Alternative
All EIR documents are required to evaluate the “No Project” Alternative to evaluate the potential 1 Packet Pg. 28

impact on the environment if the project is not developed as compared with the project. Under this alternative, no development would occur, therefore all impacts would remain at current levels. Development would not be precluded with this alternative, and any future development would likely require additional analysis under CEQA.

Alternative 2: Affordable Housing Alternative
This Alternative includes the development of 837 apartment units, including 201 units designation for lower income households. The maximum height would be 65 feet, with a proposed floor area ratio of 0.63. This Alternative would not develop the recreation area located to the south of the creek. The infrastructure improvements, including the drainage basins, and off-site street improvements would remain the same as the project.

This Alternative would generally have similar impacts as the proposed project. Impacts to GHG, Population and Housing, Public Services, Recreation, Transportation, and Utilities would be slightly higher, but this Alternative would necessitate the same mitigation measures to reduce impacts to a less than significant level. This Alternative would have the same temporary significant unavoidable impact for construction noise. This Alternative generally meets the Project Objectives, though it does not provide a senior-living component or commercial component, and does not develop the same recreational space as the project.

Alternative 3: Private Recreational Facility Alternative This Alternative includes the development of a private recreational facility, including a 10,000- square foot clubhouse/restaurant. The facility would consist of eight tennis courts, seven pickleball courts, a soccer field, football field, baseball field, and outdoor basketball court. All fields would include overhead lighting. The infrastructure improvements, including the drainage basins, and off-site street improvements would remain the same as the project.

This Alternative would have greater impacts in the areas of Aesthetics, due to overhead field lighting. Impacts in the areas of Air Quality, Energy, GHG, Population and Housing, Public Services, Recreation, Transportation, and Utilities would be less than the project. Impacts in all other areas would be similar to the project, including the same temporary significant unavoidable impact for construction noise. This Alternative would not meet the primary Project Objectives to provide a mixed-use development with housing, senior-living, and commercial uses.

Alternative 4: Construction Noise setback Alternative
This Alternative includes the development of a 139-bed assisted-living facility, 47 detached condos, and 237 apartment units. The assisted-living facility would be three-stories in height and the multi-family units would range from two- to four-stories. Under this Alternative, a 200-foot open space/landscaped buffer between the mobile home park to the north and the project site would be provided. Similar recreation space to the project at the southern portion of the project site would be provided.

This Alternative would have similar or slightly lower impacts as the proposed project. Impacts to Air Quality, Energy, GHG, Population and Housing, Public Services, Recreation, Transportation, and Utilities would be slightly lower, but expected to require the same mitigation measures to reduce impacts to a less than significant level. This Alternative would eliminate the temporary significant unavoidable impact for construction noise. The Alternative generally meets the 1 Packet Pg. 29

Project Objectives; however, it does not provide the commercial component.

Project Alternative Comparison
Alternative 1, the “No Project” Alternative, would result in the least environmental impacts, and therefore would be considered the Environmentally Superior Alternative. However, Section 15126.6(e)(2) of the CEQA Guidelines states that if the Environmentally Superior Alternative is the “No Project” Alternative, the EIR shall also identify an Environmentally Superior Alternative among the other alternatives.

Of the remaining alternatives previously evaluated, Alternative 4 was found to be environmentally superior over the proposed project because it would eliminate the temporary significant construction noise impact, while still meeting the basic objectives of the project. It would not however, provide a commercial component as part of a mixed-use project that is contemplated by the MXN zoning designation on the project site.

NEXT STEPS
Staff seeks direction from the Planning Commission, following the staff presentation, applicant presentation, and public comments given at the Planning Commission hearing on March 19, 2024. The 45-day public review period on the DEIR is schedule to close on April 15, 2024.

After the close of the public review period, staff will prepare responses to comments received on the DEIR and prepare the Final EIR. A second Planning Commission hearing is anticipated June 18, 2024, upon completion of the Final EIR, where staff would respond to Planning Commission comments, present the Final EIR, and a recommendation on the Project for consideration by the Planning Commission.

NOTICING
All notices required by law were completed which consisted of a legal advertisement in The Signal newspaper on February 27, 2024, and notification of public hearing by mail to all property owners and occupants within a 1,000-foot radius of the project site. Two signs were also posted at the project site on March 5, 2024. Following the publication of the public hearing notice, and as of the writing of this staff report, staff has received 11 email correspondence from the community, including nine comments in support of the project, one in opposition to the project, and one request to extend the public review of the DEIR.

ATTACHMENTS
Site Plan
Senior Living Elevations
Multi-Family Elevations
Tentative Map
Conceptual Landscape Plan
Visual Simulations
Applicant Community Outreach Summary
1 Packet Pg. 30

Public Comments
Public Notice
DEIR Notice of Availability
1 Packet Pg. 31

STOP STOP STOP
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BREEZEWAY

BREEZEWAY
B1A
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L. S1 B3
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BREEZEWAY
B3 ABOVE
L. S1 W/D B2S
A2 A2
A2 A2 L. S1
L. S1 B3
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A2
W/D B2S

BREEZEWAY
B3 ABOVE
A2 A2 A2 A2
L. S1
B2 C1 B3
L. S1
W/D B2S A2
A2 A2 L. S1
C1
W/D B2S
W/D B2S A2 A2 A2 L. S1
SLOPE
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BLDG 5 BLDG 6
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DRAINAGE BASIN

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PRIVATE STREETS
(PRIVATE DRIVE & FIRE LANE)
OAK TREE LEGEND:

1.a
Packet Pg. 32
Attachment: Site Plan (Wiley Canyon Mixed-Use (MC20-238))

NORTH ELEVATION
1/16" = 1'-0"

EAST ELEVATION
1/16" = 1'-0"

OVERALL ELEVATIONS
1/16" = 1'-0"
Wiley Canyon Senior Community
Design Review
© Ankrom Moisan Architects, Inc
February, 2022

1.b
Packet Pg. 33
Attachment: Senior Living Elevations (Wiley Canyon Mixed-Use (MC20-238))

SOUTH ELEVATION
1/16" = 1'-0"

WEST ELEVATION
1/16" = 1'-0"
Wiley Canyon Senior Community
Design Review
© Ankrom Moisan Architects, Inc
February, 2022 OVERALL ELEVATIONS
1/16" = 1'-0"

1.b
Packet Pg. 34
Attachment: Senior Living Elevations (Wiley Canyon Mixed-Use (MC20-238))

5. 6. 9. 10. 2. 8. 1. 3. 6. 5. 11. 7. 6. 10. 9. 4.

1. WOOD PERGOLA WITH TAN
RETRACTABLE AWNING.

Tan Fabric

2. SUNBRELLA FABRIC
AWNING.

Marine Grade 4861

8. DECORATIVE METAL

RAILING
To match paint in spec.

3. CONCRETE OUTDOOR

FOUNTAIN

5. BLUE CERAMIC TILE

6. DECORATIVE CERAMIC TILE

7. WOOD FASCIA/RAFTER
TAILS
To match paint in spec.

9. ALFORD PLACE OUTDOOR

WALL LIGHT
Rubbed Bronze

10. METAL WALL ACCENT

11. WOOD BALCONY
To match paint in spec.

4. VINYL

WINDOWS/DOORS
Brown

EAGLE ROOFING - CAPISTRANO
Knoxville Blend 3628

EL DORADO - STONE VEENER
Light Tan
EXTERIOR PLASTER - 20/30

SAND FINISH
Snowbound SW 7004

MATERIAL BOARD
3/16" = 1'-0"
Wiley Canyon Senior Community
Design Review
© Ankrom Moisan Architects, Inc
February, 2022

1.b
Packet Pg. 35
Attachment: Senior Living Elevations (Wiley Canyon Mixed-Use (MC20-238)) 9 1 7 3 4 6 8 11 13 2 12 11
11'-1" 10'-1" 1'-7" Truss Heel Ceiling Height
44'-8"
Building Height
10'-1"
LEVEL MEZZ (+20'-11")
10'-1" 15 12 3 4 6 11 1 8 2 9 7
11'-1"
LEVEL 3 (+21'-2")
LEVEL 2 (+11'-1")
10'-1" 1'-7" Truss Heel Ceiling Height
44'-8"
Building Height FINISH FLOOR
10'-1"
LEVEL MEZZ (+31'-3")
10'-1" 16 1 7 9 3 6 8 2 11 4
11'-1" 10'-1" 1'-7" Truss Heel Ceiling Height
44'-8"
Building Height
10'-1" 10'-1" 8 15 1 5 5 5 8 6 15 5 LEVEL 3 (+21'-2") LEVEL 2 (+11'-1") FINISH FLOOR LEVEL MEZZ (+31'-3") LEVEL 3 (+21'-2") LEVEL 2 (+11'-1") FINISH FLOOR LEVEL MEZZ (+31'-3") GARAGE
10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR GARAGE10'-0" X 20'-0" CLEAR WM POOL EQUIP. MAIL / PARCEL PENDING 650 SF MECH. CONFERENCE 235 SF KEY FOB KEY FOB CO- WORKING LEASING / LOUNGE 2,400 SF CLUB / DINER 1,200 SF FITNESS 1,400 SF STOR LEASING OFFICE 145 SF ROOFTOP CONDENSERS SCREENED FROM VIEW 4:12 4:12 4:12
4:12 4:12 4:12
4:12
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4:12 42" HIGH PARAPET
Thursday, September 29, 2022 10:05:50 AM
R:\2022\2022-818 MBK - WILEY CANYON - SANTA CLARITA\03 DESIGN\SCHEMATIC\CAD\19-107_A2.9 - A2.11 BUILDING ELEVATIONS.DWG PA2 BUILDING 1 ELEVATIONS A2.9 WILEY CANYON, LLC 13120 TELFAIR AVENUE, SYLMAR, CA 91342 (818) 364-7505 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 ARCHITECTS ORANGE WILEY CANYON SANTA CLARITA, CALIFORNIA DATE: 09-28-2022 JOB NO.: 2022-818 MATERIAL / COLOR LEGEND LIGHT SAND FINISH STUCCO (20/30) CONCRETE TILE ROOF VINYL WINDOWS/ DOORS EAVE FOAM CORBELS FOAM TRIM DECORATIVE METAL RAILING DECORATIVE SHUTTERS DECORATIVE TILE FABRIC AWNING DECORATIVE METAL RAILING DECORATIVE IRON WALL GRILL 1234567891011 FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO THE COLOR AND MATERIAL BOARD STOREFRONT WINDOWS & DOORS ROLL UP GARAGE DOORS 1516 DECORATIVE LIGHT FIXTURE DECORATIVE POTSHELF 121314 WOOD COLUMNS & BEAMS 1. FRONT ELEVATION 1/8"=1'-0"0 4' 8' 16' 24' 3. RIGHT ELEVATION 2. LEFT ELEVATION 4. REAR ELEVATION 1 GROUND FLOOR AMENITY PLAN 1/16" = 1'-0" 4 2 3 ROOF PLAN 1/16" = 1'-0" 1.c Packet Pg. 36
Attachment: Multi-Family Elevations (Wiley Canyon Mixed-Use (MC20-238)) 2022-09-30
2022-818
Date
JobNo.

PA2Elevation 01 MATERIALBOARD

WILEYCANYON,LLC
SantaClarita,CA

WILEYCANYON
1 ExteriorPlaster
20/30SandFinishtomatchPaintSpecs
2 4 WoodFascia/RafterTails
TomatchPaintSpecC
8 DecorativeCeramicTile
LaQuintaMalibuCeramicTile-30839
DecorativeGable
Ironwork
TomatchPaintSpecD
5 FoamTrim,Lintels&Sills
TomatchPaintSpecC
11DecorativeLights
TomatchPaintSpecD
12 6
StorefrontWindows&Doors
TomatchPaintSpecD
DecorativeRailing,Brackets,&Ironwork
TomatchPaintSpecD
3 VinylWindows/Doors
Tan
9 SunbrellaFabricAwnings
Sherwin-WilliamsSW7693Stonebriar
EagleRoofing-Capistrano
3814SanPabloBlend
7 EndicottTripleTile 10
75/8”x75/8”
MediumIronspot#77
CaviarSW6990
SherwinWilliams
D
Well-BredBrownSW7027
SherwinWilliams
C
SnowboundSW7004
SherwinWilliams
A
12 11

1.c
Packet Pg. 37
Attachment: Multi-Family Elevations (Wiley Canyon Mixed-Use (MC20-238)) 10'-9"
LEVEL 3 (+20'-11")
LEVEL 2 (+10'-9") 10'-1" 10'-1" 10'-1" LEVEL 3 (+31'-0") 4'-0 1/2" Truss Heel Top of Roof
Max Building Height FINISH GRADE
50'-0"
10'-9"
LEVEL 3 (+20'-11")
LEVEL 2 (+10'-9") 10'-1" 10'-1" 10'-1" LEVEL 3 (+31'-0") 4'-0 1/2" Truss Heel Top of Roof
50'-0"
Max Building Height FINISH GRADE
10'-9"
LEVEL 3 (+20'-11")
LEVEL 2 (+10'-9") 10'-1" 10'-1" 10'-1" LEVEL 3 (+31'-0") 4'-0 1/2" Truss Heel Top of Roof FINISH GRADE
50'-0"
Max Building Height 1 10 5 2 3 8 18 12 13 7 7 9 17 16 4 7 9 11 5 Tuesday, October 11, 2022 5:12:24 PM
R:\2022\2022-818 MBK - WILEY CANYON - SANTA CLARITA\03 DESIGN\SCHEMATIC\CAD\19-107_A2.9 - A2.11 BUILDING ELEVATIONS.DWG PA3 BUILDING 1 & 2 CONCEPTUAL ELEVATION A2.9 4. ELEVATION KEY MAP BUILDING 2 BUILDING 1 1 WILEY CANYON, LLC 13120 TELFAIR AVENUE, SYLMAR, CA 91342 (818) 364-7505 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 ARCHITECTS ORANGE WILEY CANYON SANTA CLARITA, CALIFORNIA DATE: 10-11-2022 JOB NO.: 2022-818 2. ELEVATION 3. ELEVATION 1. ELEVATION 1/16"=1'-0" 0 10' 20' 30' 40' 1/16"=1'-0" 0 10' 20' 30' 40' 1/16"=1'-0" 0 10' 20' 30' 40' 3/32"=1'-0"0 4' 10' 20' 30' 4 3 2 MATERIAL / COLOR LEGEND LIGHT SAND FINISH STUCCO (20/30) CONCRETE TILE ROOF VINYL WINDOWS/ DOORS EAVE FOAM CORBELS FOAM TRIM DECORATIVE CERAMIC TILE STONE VENEER FABRIC AWNING STOREFRONT WINDOWS / DOORS DECORATIVE SHUTTERS 1234567891011 FOR FURTHER INFORMATION NOT SHOWN HERE, REFER TO THE COLOR AND MATERIAL BOARD 12131415 DECORATIVE POTSHELF WOOD BAY WINDOW POP-OUT DECORATIVE METAL RAILING PREFABRICATED MEDALLION STUCCO RECESS DECORATIVE LIGHT FIXTURE WOOD TRELLIS 161718 DECORATIVE IRON WALL GRILL 19 SECTIONAL GARAGE DOOR 1.c Packet Pg. 38
Attachment: Multi-Family Elevations (Wiley Canyon Mixed-Use (MC20-238)) 2 022-818
10/05/22
42121953571368111510
A

1.c
Packet Pg. 39
Attachment: Multi-Family Elevations (Wiley Canyon Mixed-Use (MC20-238))

STOP STOP STOP BUS BAY

BUS BAY

BUS BAY
STOP
STOP
STOP MULTI-FAMILY APARTMENTS MULTI-FAMILY APARTMENTS SENIOR LIVING FACILITY/COMMERCIAL LOT 1 316,708 SF LOT 3 356,007 SF LOT 2 194,905 SF LOT 4 OPEN SPACE DRAINAGE BASIN 31,011 SF 277,280 SF OPEN SPACE LOT 5 128,659 SF OPEN SPACE LOT 6 80,040 SF OPEN SPACE LOT 7 (CITY DEDICATION) (CITY DEDICATION) (CITY DEDICATION) WILEY CANYON TENTATIVE TRACT MAP 083295 FOR CONDOMINIUM PURPOSES PRIVATE STREETS (PRIVATE DRIVE & FIRE LANE) PARCEL 1: PARCEL A: PARCEL 2: PARCEL 3: APN: 2825-012-007 (Affects: Parcel 1 of Parcel A) 2825-012-011 (Affects: Parcels 2 and 3 of Parcel A) and 2825-012-010 (Affects: Parcel B) PARCEL 1: PARCEL B: PARCEL 2: WILEY CANYON RD. CANERWELL ST. FOURL RD. OLD WILEY CANYON ROAD WABUSKA STREET GOLDEN STATE FREEWAY 5 HAWBRYN AVE. WILEY CANYON ROAD CALGROVE BLVD. WILEY CANYON ROAD OWNER PURPOSE REFERENCE ITEM NO. TITLE REPORT DISPOSITION FUTURE ADDITIONAL COMMENTS SHEET NO. TENTATIVE MAP EASEMENTS BASED ON FIRST AMERICAN TITLE INSURANCE COMPANY PRELIMINARY TITLE REPORT ORDER NO. NCS-1032560-LA2 DATED OCTOBER 3, 2020 VALLEY OAK CT.

1.d
Packet Pg. 40
Attachment: Tentative Map (Wiley Canyon Mixed-Use (MC20-238))

STOP STOP
STOP A1 A1 A1
ELECT. B1A
A1
A1

BREEZEWAY

BREEZEWAY
B1A
B1A
A1
A1 A2 A2 A2
A2 B2 L. S1 B3 C1
A2

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B3 ABOVE L. S1
W/D
B2S A2
A2 A2 A2 L. S1 L. S1
B3 C1
A2 A2 W/D
B2S

BREEZEWAY
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A2 A2 L. S1 B2
C1
B3 L. S1
W/D
B2S A2 A2 A2 L. S1 C1 W/D B2S W/D B2S
A2 A2 A2 L. S1 SLOPE
SLOPE
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SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
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SLOPE
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BREEZEWAY A2 B1A B2 B2 B1A
ELECT.

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SLOPE
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STOP STOP STOP BUS BAY BUS BAY BLDG 7
BLDG 8 BLDG 7
BLDG 1
BLDG 2
BLDG 3
BLDG 4

SENIOR LIVING FACILITY
BLDG 5 BLDG 6
BLDG 6
BLDG 1
BLDG 5
BLDG 4
BLDG 10
BLDG 11
BLDG 9
BLDG 3
BLDG 2
BLDG 1

MULTI-FAMILY APARTMENTS

MULTI-FAMILY APARTMENTS
SENIOR LIVING FACILITY/COMMERCIAL LOT 1
LOT 2
LOT 3 LOT 6 OPEN SPACE CC BB LOT 5 OPEN SPACE JJ HH II (CITY DEDICATION) (CITY DEDICATION) WILEY CANYON TENTATIVE TRACT MAP 083295 FOR CONDOMINIUM PURPOSES 1.d Packet Pg. 41
Attachment: Tentative Map (Wiley Canyon Mixed-Use (MC20-238))

BUS BAY
D
D LOT 5 OPEN SPACE LOT 4 OPEN SPACE DRAINAGE BASIN E
E F F G G (CITY DEDICATION) LOT 7 OPEN SPACE (CITY DEDICATION) STOP BUS BAY STOP STOP STOP
A
A WILEY CANYON TENTATIVE TRACT MAP 083295 FOR CONDOMINIUM PURPOSES 1.d Packet Pg. 42
Attachment: Tentative Map (Wiley Canyon Mixed-Use (MC20-238))  
















 





 












 










 



 

 



 














 

 



 








 




 







 












 








  







  


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Attachment: Conceptual Landscape Plan (Wiley Canyon Mixed-Use (MC20-238)) 


 



 














 
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Attachment: Conceptual Landscape Plan (Wiley Canyon Mixed-Use (MC20-238)) W
ileyCanyon
ViewA
A

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Attachment: Visual Simulations (Wiley Canyon Mixed-Use (MC20-238)) W
ileyCanyon
ViewB
B

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Attachment: Visual Simulations (Wiley Canyon Mixed-Use (MC20-238)) W
ileyCanyon
ViewC
C

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Attachment: Visual Simulations (Wiley Canyon Mixed-Use (MC20-238)) W
ileyCanyon
ViewD
D

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Attachment: Visual Simulations (Wiley Canyon Mixed-Use (MC20-238)) W
ileyCanyon
ViewE
E

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Attachment: Visual Simulations (Wiley Canyon Mixed-Use (MC20-238)) The Village at Wiley Cyn Date Updated:

Community Outreach Matrix
Date Date Response/
Received Name Affiliation (HOA) Interest Area Info Sent 6/11/21 Julie Benson-Krumrine The Oaks of Newhall development-traffic 6/14/2021 7/30/21 Patrick Lopez The Oaks of Newhall development-traffic 7/12/21 Robin Allison Newhall Resident Apts - traffic HOA Mtg Community Outreach Meetings:
(1) Monday, Sept 20, 2021 (HOA Board Members)
7/13/21 Anthony Carelli Oakridge Estates Community development (2) Tuesday, Oct 12, 2021 (General Info) (3) Monday, Nov 15, 2021 (General Info)
7/14/21 Eboni Harp N/A Apts HOA Mtg (4) Wednesday, Dec 1, 2021 (La Salle HOA) 8/10/21 Jim Brown, resident Hidden Valley N/A
9/20/21 LeeAnn Holmes Hidden Valley Traffic HOA Mtg
9/22/21 Brad Finn Hidden Valley General HOA Mtg →
9/22/21 Chad N/A General HOA Mtg
9/22/21 Sandi Franco tract across Wiley Cyn traffic HOA Mtg 9/28/21 Dr. Stacy Williamson Wiley Cyn Elementary, Principal overall 9/29/21 Lori Witt N/A General HOA Mtg
10/1/21 Bernie LaForteza N/A Commercial
10/4/21 Albert Salvador N/A Commercial
10/4/21 Pamela Tognetti N/A overall
10/4/21 Cathy & Pat McCarthy N/A overall
10/4/21 Kevin McDonald N/A Commercial
10/10/21 Tina & Robert Sowers La Salle Canyon Commercial HOA Mtg 10/19/21 Michael Nix N/A Commercial

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Attachment: Applicant Community Outreach Summary (Wiley Canyon Mixed-Use (MC20-238)) 10/20/21 encroachment
10/20/21 encroachment
10/20/21 encroachment
10/21/21 Amy Warner N/A Apts
10/30/21 Sabrina Fetter The Oaks of Newhall overall
11/2/21 Darmon McGruder N/A Senior Housing
11/2/21 Erin Murphy N/A Commercial
11/2/21 Kristina Bell N/A Senior Housing
11/2/21 Vivian Meyer N/A Commercial
11/3/21 Alyssa Rubira N/A Apts
11/3/21 Jayne Saporito Hidden Valley overall
11/3/21 Kathy Falco N/A overall
11/3/21 Kathy & Jeff Watterson N/A overall
11/4/21 Mihir Sanghavi N/A commercial/retail
11/15/21 Eric Jensen overall
11/15/21 Susan Kasdorf N/A overall
11/15/21 Doreen Love N/A overall
11/15/21 Marisella Handley N/A overall
11/18/21 Mitchell Skelly N/A overall
Russ Hoffman, President
Valencia Mgmt Group
HOA Co. for Hidden Valley & The Oaks

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Attachment: Applicant Community Outreach Summary (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Alan Scoggins <[email protected]>
Sent: Monday, March 4, 2024 12:09 PM
To: Erika Iverson
Subject: Wiley, Canyon project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

My name is Alan Scoggins and I live at 24935 old Wiley Canyon Road my house is in the cul-de-sac adjacent to the main entrance to the Wiley Canyon project. I have met with Scott Sheridan he has addressed all my issues with privacy and security wall between the roundabout and cul-de-sac Overall I think the traffic improvement on Whaley Canyon is long overdue. I feel very good about them following through on this project. They are willing to do what our community needs. And concerned with our needs. Thank you. Alan Scoggins.

Sent from my iPhone

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Annette Lucas <[email protected]>
Sent: Monday, March 4, 2024 1:29 PM
To: Erika Iverson; Jason Crawford
Cc: Annette Lucas
Subject: Draft EIR date of Release
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Jason Crawford
Ericka Iverson
I am replying to the release of the Draft EIR.

We were advised by Ericka Iverson that the DEIR was going to be released the first week of March, 2024
Finding that the DEIR was released on March 1, 2024, and not the first week of March ( March 4- 8) we would like to extend the comment period due to notification.

Also, we would like to extend the comment period two weeks since the document if very large with 31 appendix and the subsections to each appendix.

Regards
Annette Lucas
Calgrove Corridor

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Victor Leon <[email protected]>
Sent: Monday, March 4, 2024 9:45 PM
To: Erika Iverson
Subject: Comments/Concerns on Proposed Wiley Canyon Project (Master Case 20-238) CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Attention: City of Santa Clarita; Erika Iverson
My name is Victor Leon and I currently live at the Mulberry Mobile Home Park adjacent to where this proposed project would be built.

I am writing to express my deep concern regarding the proposed residential/shopping project. As someone who has lived here their whole life, I have witnessed first-hand the charm and tranquility of this neighborhood. It is a unique trait that makes Santa Clarita such a sought-after place to live. With that being said, one need only look at social media to see just how many Santa Clarita residents are upset with the city’s constant desire to expand the population here. I fear that the proposed development would bring irreversible environmental and social impacts to a community of individuals who have called this small area of land home for decades.

One of the major concerns is the anticipated increase in traffic congestion. Despite proposed road enhancements, the addition of hundreds of people and their vehicles will not bode well for the individuals already living here. We already find it hard enough trying to get onto the 5 freeway in the morning heading into work. No amount of roundabouts will alleviate the traffic congestion of hundreds of additional commuters in the area. There simply isn’t enough space for a project of this size. The addition of residential units and commercial space would undoubtedly lead to a surge in traffic, disrupting the current peaceful environment and posing numerous safety risks to pedestrians and cyclists.

The environmental impacts are equally alarming. The proposed development would encroach upon wildlife habitats, leading to a loss of biodiversity and disrupting the local ecosystem. The studies that have been conducted show a lack of respect for the living organisms that call this land home. To them, a disruption of wildlife is acceptable, as long as it is within a ‘reasonable’ limit. In my opinion, any disruption of wildlife is unacceptable. The nerve that some humans have to feign moral superiority while directly and indirectly contributing to the demise of countless life forms is comical.

Clearly the City and developers have no care for displacement of animals, they consistently build into our mountainsides without any remorse. Also, the ability Californian officials have to scream for the conservation of water while also continuing to build in already drought-prone areas is unmatched. The increased water usage from the additional households and commercial spaces could strain local water resources to a critical level.

Additionally, the project could lead to a significant rise in the cost of living for current residents. With the influx of new residents and businesses, demand for housing and goods would escalate, potentially making it unaffordable for many longtime residents to remain in the area. It seems that—to nobody’s surprise—money is the primary motivator here.

The proposed project does nothing to address the socioeconomic disparities in this area of the city. Instead of focusing on luxury residential and shopping spaces, the city should prioritize building affordable housing and environmentallyconscious buildings. By doing so, the city can create a more inclusive and sustainable community that benefits all residents, not just a select few. Investing in affordable housing and sustainable development will not only address the pressing needs of the community but also ensure a more equitable and prosperous future for all.

How many more houses, cars, and people until the City realizes enough is enough?

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 2 I urge you to reconsider the approval of this project in its current form. The environmental and social costs far outweigh any potential benefits. It is crucial to prioritize the well-being and sustainability of our community over short-term gains for the greedy. Thank you for your attention to this matter.

Sincerely,
Victor Leon

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Kay Mazza <[email protected]>
Sent: Friday, March 8, 2024 8:31 PM
To: Erika Iverson
Subject: Wiley Canyon Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

To Whom it may Concern,
As a resident of Santa Clarita, I am very excited about the prospect of the development of Wiley Canyon.

Since moving to Santa Clarita in 2007, I have seen the ever-increasing need for more housing, particularly for our aging population.

I am looking forward to the many benefits that developing this parcel of land will bring to the community.

Thank you,
Kaoru Sugimura-Mazza

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Matthew Witkin <[email protected]>
Sent: Friday, March 8, 2024 5:36 PM
To: Erika Iverson
Subject: Wiley Canyon Mixed Use Project (Master Case 20-238) CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Dear Mr. Iverson,
I am sending this email in support of the Wiley Canyon Mixed Use Project (Master Case 20-238). As a resident of Santa Clarita, I am excited to see continued progress and development in our community. Especially at the entrance to our city, which is currently not as well-maintained as it could be, would certainly be improved by new projects such as this one. Additionally, I am excited to see additional residential and commercial possibilities come to our city. Thank you very much for your time and for reading my email.

Sincerely,
Matthew Witkin

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Colton Seward <[email protected]>
Sent: Friday, March 8, 2024 1:52 PM
To: Erika Iverson
Subject: Wiley Canyon Mixed Use Project (Master Case 20-238) CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Dear Erik Iverson,
I am in support of the Wiley Canyon Mixed Use Project (Master Case 20-238). I was born and raised in the Santa Clarita community, and just recently purchased my first home near the proposed project. In my opinion, the senior housing proposed will improve the community of Santa Clarita as a whole. It also makes use of a large vacant lot that is not visually appealing in its current state.

Sincerely,
Colton Seward
25146 Wheeler Road, Newhall CA 91321
[email protected]

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: [email protected]
Sent: Friday, March 8, 2024 12:06 PM
To: Erika Iverson
Subject: Wiley Canyon Mixed Use Project (Master Case 20-238) CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Erik Iverson
Associate Planner
City of Santa Clarita
I am sending this email in support of the Wiley Canyon Mixed Use Project (Master Case 20-238). As a resident of Santa Clarita for almost 50 years, I believe that the proposed project will improve the community by providing senior housing and road improvements.

Personally, having difficulty finding assisted care for my late father-in-law and senior housing for my motherin-law in Santa Claria, I am of the opinion that there is a need for additional senior housing with assisted living is needed in our community.

The proposed street improvements to Wiley Canyon Road and Calgrove Boulevard will improve the safety for pedestrian and bicyclist. In addition, road safety for automobile traffic will be improved by widening, signals, lighting and roundabouts.

Sincerely,
Eric Seward
21156 Placerita Canyon Road, Newhall CA 91321
[email protected]

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 1 Erika Iverson
From: Ashlyn Mangandi <[email protected]>
Sent: Friday, March 8, 2024 11:45 AM
To: Erika Iverson
Subject: Wiley Canyon Mixed Use Project
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Hello,
I am writing to express my support of the Wiley Canyon mixed use project.

I often travel the road and was pleased to hear about the improvements to the traffic flow that will be made.

Also looking forward to a beautiful new park to walk the dog at near home.

Can’t wait to see the finished project!
Thank you,

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) 




 

   

 








  



 

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) From: Jeff M
To: Erika Iverson
Subject: FW: Wiley canyon project
Date: Wednesday, March 13, 2024 9:32:39 AM
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Hi Erika,
I am writing you in support of the new project on Wiley Canyon as a resident of the Santa Clarita Valley for over 30 years.

I feel the project would make a nice addition for the city to an area that has not had much activity in recent years.

Sincerely
Jeff Myers
25730 Sand canyon rd
Santa Clarita, CA 91387
Disclaimer
The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful.

This email has been scanned for viruses and malware, and may have been automatically archived by Mimecast Ltd, an innovator in Software as a Service (SaaS) for business. Providing a safer and more useful place for your human generated data. Specializing in; Security, archiving and compliance. To find out more Click Here.

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238)) From: Dylan Shierts
To: Erika Iverson
Subject: Wiley Canyon Project
Date: Wednesday, March 13, 2024 10:44:45 AM
Attachments: image003.png
CITY WARNING: This email was sent from an external server. Use caution clicking links or opening attachments.

Hi Erika,
I am writing you in support of the new project on Wiley Canyon as a resident of the Santa Clarita Valley for the last 32 years.

I think the project would certainly be appreciated by residents in the city. It will create a wonderful atmosphere to an area that has not had much activity in quite some time.

Sincerely
Dylan Shierts
28987 Sam Place
Canyon Country, CA 91387
Dylan Shierts
Assistant Project Manager
28042 Avenue Stanford, Unit E| Valencia, California| 91355 Phone 661-295-7228 |Fax 661-295-7230 |Cell 661-289-2196 oakridgelandscape.net ▪ [email protected]
Disclaimer
The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful.

This email has been scanned for viruses and malware, and may have been automatically archived by Mimecast Ltd, an innovator in Software as a Service (SaaS) for business. Providing a safer and more useful place for your human generated data. Specializing in; Security, archiving and compliance. To find out more Click Here.

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Attachment: Public Comments (Wiley Canyon Mixed-Use (MC20-238))

CITY OF SANTA CLARITA

COMMUNITY DEVELOPMENT DEPARTMENT
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355

NOTICE OF PUBLIC HEARING
APPLICATION: Master Case 20-238; Tentative Tract Map 83295, Architectural Design Review 20-023, Conditional Use Permit 20-005,
Development Review 20-017, Minor Use Permit 20-013, Oak Tree Permit (Class 4), and Environmental Impact Report 20-002 PROJECT APPLICANT: Wiley Canyon, LLC
PROJECT LOCATION: East of Interstate 5 and west of Wiley Canyon Road, between Hawkbryn Avenue and Calgrove Boulevard. Assessor’s Parcel Numbers 2825-012-007, 2825-007-010, 2825-012-011, 2825-012- 901, and 2825-012-902
PROJECT DESCRIPTION: The applicant is requesting entitlements for the development of the Wiley Canyon Mixed-Use Project, consisting of an approximately 277,108-square-foot senior living facility with 130-independent living units, 61 assisted living units, and 26 memory care beds; approximately 8,914 square feet of ground floor commercial space; and 379 multi-family units. Buildings on-site would range from one- to four-stories, maximum of 50 feet in height.

The Project also proposes to improve approximately 50,660 square feet for publicly accessible recreation space. The development of the Project would require several off-site improvements, which include a new roundabout at the Project entrance on Wiley Canyon Road, and at the intersections at Wiley Canyon Road with Canerwell Street, and Wiley Canyon Road with Calgrove Boulevard. The Project would also construct Class I, II, and III bicycle lanes along Wiley Canyon Road from north of Lyons Avenue to Calgrove Boulevard, and along Calgrove Boulevard to The Old Road. In addition, off-site improvements are necessary for the buildout of the project, including a new water line proposed within Old Wiley Canyon Road, a new storage tank and a new pump within an existing pump station. The Project would require grading for up to 44,000 cubic yards of cut and 59,000 cubic yards of fill, and the import of approximately 85,000 cubic yards of fill. The Project includes the removal of four non-heritage oak trees and the encroachment of 19 oak trees.

The City of Santa Clarita Planning Commission will conduct the first public hearing on this matter on the following date, during which the project will be introduced and described:

DATE: Tuesday, March 19, 2024
TIME: At or after 6:00 p.m.

LOCATION: City Hall, Council Chambers
23920 Valencia Blvd., First Floor
Santa Clarita, CA 91355
No formal action relative to this project will occur at this hearing. The Planning Commission will open the public hearing, receive testimony, and continue the public hearing to a future date.

ENVIRONMENTAL REVIEW: A Draft Environmental Impact Report (DEIR) is currently being prepared to identify the project's potential environmental impacts and will be available for public review in March 2024. A Notice of Availability will be posted and advertised to the public upon

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Attachment: Public Notice (Wiley Canyon Mixed-Use (MC20-238)) release of the DEIR. An initial presentation of the DEIR will occur at the March 19, 2024, Planning Commission hearing.

If 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 hearings 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, March 8, 2024.

For further information regarding this proposal, you may contact the project planner 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 to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner:

Erika Iverson, [email protected].

Patrick Leclair
Planning Manager
Published: The Signal, February 27, 2024
N
Project Site

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Attachment: Public Notice (Wiley Canyon Mixed-Use (MC20-238)) Wiley Canyon Project Draft EIR Page | 1

NOTICE OF AVAILABILITY

DRAFT ENVIRONMENTAL IMPACT REPORT
TO: Distribution List
Lead Agency: Consulting Firm:

Agency Name: City of Santa Clarita Name: Dudek
Street Address: 23920 Valencia Boulevard, Suite 302 Street Address: 225 South Lake Avenue, Suite M-210 City/State/Zip: Santa Clarita, CA 91355 City/State/Zip: Pasadena, CA 91101 Contact: Erika Iverson, Senior Planner Contact: Nicole Cobleigh, Senior Project Manager Telephone: (661) 255-4962 Telephone: (626) 204-9829
SUBJECT: Notice of Availability of a Draft Environmental Impact Report for the Proposed Wiley Canyon Project (Master Case 20-238)
Pursuant to Section 15085 and 15087(a), Title 14, California Code of Regulations, this Notice is provided to announce that the City of Santa Clarita (City) has completed a Draft Environmental Impact Report (EIR) for the proposed project described below and that it is available for public review.

Project Description and Location: As shown in Figure 1, Project Location, the project site lies in the southwestern portion of the City, in the Newhall community, and is bordered by Interstate 5 (I-5) immediately to the west, Wiley Canyon Road immediately to the east, and between Hawkbryn Avenue to the north and Calgrove Boulevard to the south. The 31.8-acre project site is largely vacant with the exception of structures associated with the former Smiser Mule Ranch. The South Fork of the Santa Clara River flows into the project site through a triple concrete box culvert under the I-5 freeway at the southern end of the project site and continues northerly into a concrete-lined channel.

As shown in Figure 2, Site Development Plan, the project proposes to develop a 277,108-square-foot, four-story senior living facility, approximately 8,914 square feet of commercial space, 379 multifamily residential apartments, and a publicly accessible outdoor recreational field space on a vacant 31.8-acre site. Lot 6, approximately 2.9 acres in size and located east of Wiley Canyon Road, would remain undeveloped under the proposed project. The senior living facility would include 130 independent living units, 61 assisted living units, and 26 memory care beds. Approximately 8,914 square feet of commercial retail space would be constructed on the first floor of the senior living facility. A total of 379 multi-family residential units are proposed within 13 buildings ranging between two- and four-stories in height. Onsite amenities would include a leasing center, clubhouse with fitness center, and a pool area. The project proposes a total 966 on-site (off-street) parking. A total of 109 parking stalls would be reserved for the senior living residents. The residential component of the project would reserve 582 parking spaces for the multi-family residents. The remaining 275 parking stalls would be shared by the commercial use and guests.

The project would include landscaping throughout the project site and would be used to screen certain facilities on site, such as transformers and maintenance buildings. In addition, the project would utilize landscaping for proposed fuel modification zones. The project would also include several active and passive on-site recreational facilities, including a passive recreational grass pad located on the southern portion of the project site. Approximately 1.3 miles of 16-foot-wide pedestrian trails/maintenance road would be constructed throughout the project site and along Wiley Canyon Road to provide active recreational opportunities to on-site residents and provide pedestrian connectivity to the surrounding areas, accessible to both visitors and existing residents in the vicinity.

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Attachment: DEIR Notice of Availability (Wiley Canyon Mixed-Use (MC20-238)) Wiley Canyon Project Draft EIR Page | 2
The project would include on-site circulation improvements as well as off-site improvements to Wiley Canyon Road. The improvements differ across intersections and segments of the roadway (i.e., proposed roundabouts, bus bays, utility improvements); however, along the right-of-way, proposed Class I, II and III bicycle routes, pedestrian facilities and trail paths, and two drive lanes (one for each direction) are proposed. The project would include the installation of off-site roundabouts along Wiley Canyon Road at the project’s entrance, Canerwell Street, and at Calgrove Boulevard. In addition, off-site improvements are necessary for the buildout of the project, including a new water line proposed within Old Wiley Canyon Road, a new storage tank and a new pump within an existing pump station.

Impacts: Project implementation is not expected to result in significant impacts to Agriculture and Forestry Resources. The Draft EIR analyzed the project’s environmental impacts with respect to the following topics: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Noise, Population and Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, Utilities and Service Systems, Wildfire, Cumulative Impacts, and Alternatives.

Hazardous Substances or Wastes Site Listing: The project site is not listed on any of the sites enumerated under Section 65962.5 of the California Government Code, which identify sites known to contain hazardous waste facilities, land designated as hazardous waste property, hazardous waste disposal sites and others.

Public Review: The public review and comment period for the Draft EIR will be from March 1, 2024, to April 15, 2024. The Draft EIR for the Wiley Canyon Project is available for review at the following locations:

City of Santa Clarita City Hall, City Clerk’s Office
23920 Valencia Boulevard
Santa Clarita, CA 91355
Old Town Newhall Library
24500 Main Street
Santa Clarita, CA 91321
The Draft EIR for the Wiley Canyon Project is also available for public review on the City of Santa Clarita website at: https://santaclarita.gov/planning/environmental-documents/ Written comments may be submitted to the City during the public review period to the contact person below.

City of Santa Clarita Planning Division
Attn: Erika Iverson, Senior Planner – Wiley Canyon Project Draft EIR 23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Comments may also be submitted via email to [email protected].

Date: February 21, 2024 ______________________________________ Name/Title: Erika Iverson, Senior Planner
Telephone: (661) 255-4962

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Attachment: DEIR Notice of Availability (Wiley Canyon Mixed-Use (MC20-238)) Date: 5/25/2022 - Last saved by: ochow - Path: Z:\Projects\j1398301\MAPDOC\DOCUMENT\Figure 1 Project Location.mxd Project Location
Wiley Canyon Project
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Attachment: DEIR Notice of Availability (Wiley Canyon Mixed-Use (MC20-238))

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Attachment: DEIR Notice of Availability (Wiley Canyon Mixed-Use (MC20-238))

CITY OF SANTA CLARITA

PLANNING COMMISSION
Regular Meeting
~ Minutes ~
Tuesday, March 19, 2024 6:00 PM City Council Chambers

CALL TO ORDER
Chair Burkhart called the meeting to order at 6:00 p.m.

ROLL CALL
Chair Burkhart, Vice-Chair Ayala, Commissioner Berlin, Commissioner Eichman, and Commissioner Ostrom were present.

FLAG SALUTE
Commissioner Ostrom led the flag salute.

COMMISSION SECRETARY ANNOUNCEMENT
Rachel Clark gave the Secretary Announcement.

APPROVAL OF MINUTES
A motion was made by Commissioner Berlin and seconded by Commissioner Eichman to approve the minutes from the February 20, 2024 meeting. Said motion carried by a voice-vote of 5-0.

PUBLIC HEARINGS
ITEM 1
WILEY CANYON MIXED-USE PROJECT (MASTER CASE 20-238)
A request to allow for the development of a mixed-use project consisting of a senior-living facility with 130 independent living units, 61 assisted-living units, and 26 memory care beds; 8,914 square feet of commercial floor area; and 379 multi-family apartment units.

RECOMMENDED ACTION:

Planning Commission:

1. Receive the staff presentation on the Project Description and Draft Environmental Impact Report;

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

3. Provide direction to staff on the hearing schedule and project concerns; and

4. Continue the public hearing.

Erika Iverson, Associate Planner, and Ian Pari, Senior Traffic Engineer, presented on the item.

Public comment portion of the public hearing opened at 6:41p.m.

Tom Clark, the applicant, presented on behalf of the project.

Vice-Chair Ayala asked the applicant about construction site dust and debris control measures.

The applicant responded that they will comply with all local requirements with standard procedures and specialized equipment. She also asked about the plan for the removed oak trees.

The applicant stated that the replacement oaks will be planted on-site. Vice-Chair Ayala asked about the number of visitor parking spaces provided sharing concern for off-site overflow parking. Erika Iverson responded that they are providing parking in excess of the code-required parking noting that guest and commercial parking will be shared.

There were five public speakers in support of the project noting the project brings sidewalks, bike paths, improved roads, improved traffic safety, improved public safety, new businesses, and avoiding potentially less-desirable project alternatives.

There were 17 public speakers in opposition to the project noting concerns of increased traffic congestion, increased density, reduced sight lines, light pollution, loss of wildlife corridor, offsite overflow parking, General Plan inconsistency, lack of hospital services, noise pollution, and emergency evacuation timing.

There were five public speakers that held a neutral position or did not disclose their position on the project noting reduced commercial space, need for skilled labor, noise mitigation, overflow parking, air pollution, and impacts on wildlife corridor.

The applicant responded to the public speaker’s comments and was available for Commissioner questions.

There were 15 written comment cards, six in support, eight in opposition, and one holding a neutral or did not disclose their position.

Public comment portion of the public hearing closed at 8:02 p.m.

Both Commissioner Ostrom and Chair Burkhart requested a detailed geology analysis.

Commissioner Eichman asked about the nearby athletic club driveway. Erika Iverson noted that the driveway in the roundabout would close and there are additional driveways available.

Commissioner Eichman also asked if the balconies in Planning Areas 2 and 3 are usable or decorative. Erika Iverson responded that they are usable and part of the open space requirement as a private amenity.

Commissioner Eichman shared concerns regarding parking, pedestrian safety, and emergency evacuation.

Commissioner Eichman requested a rendering that includes the sound wall along Interstate 5 and landscaping of the wall, information on Wiley Canyon Elementary traffic flow, ADA guest parking locations in relation to each building and their entrances, and timing of road development with traffic management plans.

Vice-Chair Ayala requested traffic simulations for the existing residences and roundabouts, information on the flood system, and statistics of drivers (owners of vehicles) that live in other senior living facilities.

Vice-Chair Ayala also asked where emergency vehicles or shuttles would park at the senior living facility. Erika Iverson pointed to the parking roundabout at the entrance of the facility.

Commissioner Berlin requested a rendering of the wall with landscaping, requested clarification on emergency manager qualifications, and evacuation procedures with a simulation. She also asked who writes and approves the evacuation plan and if tenants are notified as part of lease.

Commissioner Berlin shared concerns regarding neighborhood traffic and parking intrusion and senior living occupancy timing and impacts on the facility residents from construction noise.

Commissioner Berlin requested information on a potential children’s play area, green space for animals, an additional entrance on Wiley Canyon Road or Calgrove for use as an emergency exit, a rendering of the entrance, outreach meetings with Mulberry Home Park and communities surrounding the project, a condition of approval to reduce heavy construction to be completed by 3:00 p.m. Monday through Saturday, disclosure to potential tenants due to close proximity to freeway and very high fire severity zone, operational Electric Vehicle chargers, construction management plan, condition of approval for on-site construction parking, timing of the noise study and if the sound wall was taken into account, Hawkbryn construction sound mitigation, additional landscape buffer between the mobile home park and the project, bus stop improvements and information on service and distance from senior facility, potential backup plan for right-of-way acquisition, Wiley and Lyons intersection improvements, Wabuska and Hawkbryn signal and roundabout functionality, pedestrian crossings, fire and brush clearance in undeveloped areas, landscape plan along northside near mobile home park, renderings of the sound wall from the eastside homes and looking towards Towsley Canyon.

Chair Burkhart requested a parking comparison of County-approved projects to the Wiley Canyon project, referencing apartments on Valle del Oro. He also requested information on repair timelines and measures due to wear and tear from oversized construction vehicles.

Patrick Leclair, Planning Manager, reminded the Commission of the proposed public hearing schedule and requested direction. The Commission discussed potential schedules.

A motion was made by Commissioner Eichman and seconded by Commissioner Berlin to continue the item to June 18, 2024. Said motion carried by a roll-call vote of 5-0.

RESULT: APPROVED [UNANIMOUS]
MOVER: Lisa Eichman, Commissioner
SECONDER: Renee Berlin, Commissioner
AYES: Eichman, Ostrom, Burkhart, Berlin, Ayala

PLANNING MANAGER'S REPORT
Patrick Leclair gave the Planning Manager's report, providing a meeting forecast.

PLANNING COMMISSIONERS' REPORT
There were no reports from the Planning Commission.

PUBLIC PARTICIPATION
Addressing the Planning Commission was Lynne Plambeck regarding oak tree replacement and Amazon trailers on a property located at the northeastern corner of Sierra Highway and Newhall Avenue (behind Carls Jr) and the selection of olive trees at a new bus stop near the Needham Ranch Parkway and Newhall Avenue intersection.

ADJOURNMENT
A motion was made by Commissioner Ostrom and seconded by Vice-Chair Ayala to adjourn the meeting at 8:55 p.m.
______________________________________
ATTEST: PLANNING COMMISSION CHAIR
______________________________________

PLANNING COMMISSION SECRETARY