GPPS20230001NewportLandCoCCmtg 9-11-23(klk)
CITY OF SIMI VALLEY
MEMORANDUM
S
eptember 11, 2023
TO
: City Council
F
ROM: Department of Environmental Services
S
UBJECT: CONSIDERATION OF GENERAL PLAN AMENDMENT PRE-SCREENING REVIEW OF GPPS- 2023-0001 (NEWPORT LAND COMPANY), A
REQUEST TO CHANGE THE LOCATION OF APPROVED GENERAL
PLAN LAND USE DESIGNATION S OF OPEN SPACE, RECREATI ON
COMMERCIAL, RESIDENT IAL ESTATE, LOW DENSITY RESIDENT IAL AND MEDIUM DENSITY RESIDENTIAL FOR A 1,771- ACRE SITE (LOST CANYONS SPECIFIC PLAN) LOCATED AT 3301 LOST CANYONS
DRIVE
STAFF RECOMMENDATION
I
t is recommended that the City Council authorize GPPS-2023-0001 for further processing as a formal General Plan Amendment to change the location of approved General Plan land use designations of Open Space, Recreation Commercial, Residential Estate, Residential Low and Residential Medium with concurrent filing of appl icable entitlement applications
BACKGROUND AND OVERVIEW
The
applicant, Newport Land Company , has submitted a General Plan Pre- screening application (GPPS-2023-0001) to request the City Council’s authorization to move forward with a formal application to change the location of approved General Plan land use designations of Open Space, Recreation Commercial, Residential Estate, Low Density Residential and Medium Density Residential for a 1,771- acre site located at 3301 Lost Canyons Drive.
The
project site is the Whiteface Specific Plan Vol. II – Dry and Tapo Canyons/Lost Canyons (Lost Canyons Specific Plan) adopted on August 12, 2013. The Lost Canyons Specific Plan envisions development of 1,771 acres with 364 dwelling units, a rede signed golf c ourse and amenities, and open space dedication.
Currently the golf course is closed and no homes or other improvements have been constructed. The proposed future development will remove the golf course for the development of t hree residential product types including residential estate lots, custom and semi-custom single family residences. The project approval allows for the site to be developed over 5 phases.
AGENDA ITEM NO.
5B
GPPS20230001NewportLandCoCCmtg 9-11-23(klk)
The General Plan Pre-screening application includes a Conceptual Site Plan shown in Exhibit 1. The conceptual design proposes to relocate 180 dwelling units located in the Dry and Tapo Canyons and 32 units north of the former golf course to the area of the specific plan directly north of Lost Canyons Drive. The golf course and related recreational commercial uses would be eliminated or replaced with a non- golf course use. If authorized by the City Council, the current request would require the applicant to concurrently apply for the requested General Plan Amendment, a Zone Change, and a Modification to the Specific Plan, Planned Development Permit and Tentative Tract Map.
The City Council established certain procedures for evaluating potential changes to the City’s General Plan. In 1994, City Council Resolution No. 94-10 provided requirements for the processing of General Plan Amendment (GPA) requests, which includes a requirement to Pre-screen these requests at public hearings before the City Council. This Pre-screening review process allows the City Council to consider whether to authorize an application for a GPA to move forward.
FINDINGS AND ALTERNATIVES
Project Location and Land Uses
Figure 1 – Project Site
The current General Plan designation, zoning and land use for the site and the surrounding properties are listed in the table below:
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GENERAL PLAN ZONING CURRENT
LAND USE
Subject Site Open Space,
Recreation
Commercial,
Residential Estate,
Low Density
Residential and
Medium Density
Residential
Open Space, Commercial
Recreation, Residential
Estate, Residential Low and
Residential Medium
Golf
Course,
Vacant
Land
North Open Space (County) Open Space (County) Vacant
Land
South Very Low Density
(County)
Rural Exclusive (County) Single
Family
Residential
East Open Space (County) Agriculture Exclusive (County) Vacant Land
West Open Space,
Community Park,
Residential Estate,
Residential Medium,
Residential Moderate
(Big Sky)
Open Space, Residential
Estate, Residential Medium,
Residential Moderation (Big
Sky)
Single
Family
Residential
Consistency with the Lost Canyons Specific Plan
The subject site is a portion of the Whiteface Specific Plan Vol. II – Dry and Tapo Canyons/Lost Canyons also known as Lost Canyons Specific Plan. The property is approximately 1,771 acres and is located west of Tapo Canyon Road and Bennett Road, north and south of Lost Canyons Drive and north of Anderson Drive and Ditch Road. The original Lost Canyons project was approved by the City Council on August 12, 2013, for the development of 364-single-family dwelling units, golf course improvements and open space dedications. O n September 2, 2020, the Planning Commission approved a Modification for a Cluster Development to allow 184- single-family dwelling units to be constructed north of Lost Ca nyons Drive (Phases 2 and 4). The site is currently undeveloped except for the closed golf course and related buildings.
The proposal from Newport Land Company will remove the golf course and club house located north of Lost Canyons Drive and relocate the previously approved 180 -single- family dwelling units from south of Lost Canyons Drive. The proposed dwelling units from Phase 3 – Dry Canyon and Phases 4 and 5 – Tapo Canyon will be relocated to the proposed development area located north of Lost Canyons Drive - Phases 1 and 2 areas (see Figures 2 and 3). The area south of Lost Canyons Drive will become open space.
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Figure 2 - Current Lost Canyons Site Configuration
Figure 3 – Conceptual Lost Canyons Site Configuration
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The proposed change will result in the total amount of single-family residences remaining the same. It should be noted that the proposed Lost Canyons Site Configuration plan is conceptual, which is appropriate for a Pre- screening, and staff has not reviewed it for compliance with all City rules and regulations.
Current General Plan Land Use
The General Plan land use designations for the 1,771-acre project site are Open Space, Recreation Commercial, Residential Estate, Residential Low and Residential Med ium.
Refer to Figure 4 below:
Figure 4 - Current General Plan Land Uses
The Open Space land use is dominated by recreational uses, agricultural uses, grazing and very large lot estates or farm homes. To encourage the keeping of areas designated as O pen Space in a largely undeveloped state, allowable dwelling units may be transferred to portions of the subject parcel which are not designated open space. It is also intended that this designation: (a) provide a very low density farm and environment and housing/life style choice; (b) provide a buffer between Simi Valley and adjacent communities; (c) retain land with greater than 20% slope as open space; (d) provide for the controlled development of natural resources; and (e) hold some land from urban development until such time as the valley floor and the closer in canyon areas are approaching full development. (page 3-46 of the General Plan) 5 GPPS20230001NewportLandCoCCmtg 9-11-23(klk)
The Recreation Commercial land use are sites for commercial activities of a low-intensity, recreational nature, such as drive-in theaters, miniature, 3-par and regulation-length golf courses, campgrounds, athletic clubs, and other commercial recreation facilities.
Because uses in this designation may vary significantly in terms of building density and intensity, the review of proposed projects should be carefully examined to ensure compatibility with surrounding development (page 3-49 of the General Plan).
The Residential Estate land use is intended to create a residential environment typified by lots of one acre and over and houses of an individual design. Residential Estate lots should be clustered to the extent possible so as to form an identifiable neighborhood and image (page 3-46 of the General Plan).
The Low Density Residential land use is to encourage a single-family suburban and rural residential environment with a wide range of lot sizes but a low overall density. Clustering of smaller lots in order to achieve both affordable housing and to minimize hillside grading is intended, especially within larger developments and outlying canyon areas. The low density designation is intended for use in the peripheral areas of the valley floor as well as in outlying canyon areas that are under 20% slope (page 3-46 of the General Plan).
The Medium Density Residential land use is intended to encourage a predominantly single-family residential environment with a wide range of lot sizes, but an overall density similar to the bulk of single -family developments on the valley floor as well as in the outlying canyon areas that are under 20% slope (page 3-47 of the General Plan).
Proposed Amendment to the General Plan
The intent of modifying the land use designations at the Lost Canyons site is to allow the redevelopment of portions of the existing golf course that have been underutilized since the golf course closed in 2016. It would also facilitate the relocation of residential lots from Dry Canyon and Tapo Canyon into Lost Canyons , primarily within the ar ea of the previously approved golf course as well as nestled around approved home sites. The applicant’s intent for relocating residential lots is to limit infrastructure costs of developing south of Lost Canyons Drive by consolidating all development in a centralized area , leaving the land south of Lost Canyons Drive as open space. The proposed General Plan land use will not add or eliminate approved land use designations but instead will reconfigure the locations to accommodate future proposed development. The total number of units will not increase or decrease and the overall allowed density for the Specific Plan will not change.
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Figure 5 – Current and Proposed Land Uses
The following criteria are included in Resolution 94- 10 regarding General Plan Pre- screening requests, with analysis for City Council consideration:
1. The proposed amendment is of a configuration and land use that has a reasonable potential for being compatible with other existing and proposed land uses in the area, in that amending the General Plan land use designations within the Lost Canyons Specific Plan area would allow for a development that is compatible with the surrounding land uses.
The redistribution of the land uses within the project area will encourage a more organized development pattern that will move all development to the north side of Lost Canyons Drive and resulting in Dry and Tapo Canyons to become open space and remain in its natural state. Furthermore, the redistribution of land uses throughout the Specific Plan will not affect the allowed density and the total number of dwelling units will not increase or decrease.
Figure 5
Distribution of acreage by land use type
Land Use Type Existing Acreage Proposed Acreage
Open Space 784 acres 1,080 acres
Recreation Commercial 224 acres 179 acres
Residential Estate 292 acres 295 acres
Residential Low 357 acres 65 acres
Residential Medium 114 acres 152 acres
Total Area 1,771 acres 1,771 acres
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The conceptual site plan provides an example of a possible development option for placing all 364 dwelling units north of Lost Canyons Drive. The future development application would require compliance with the Whiteface Specific Plan Vol. II – Dry and Tapo Canyons/Lost Canyons and the Simi Valley Municipal Code requirements for setbacks, building height, parking, traffic, landscaping, drainage, grading, fire protection and dust control which are established to ensure compatibility between adjacent land uses. Therefore, the proposed change in land use distribution would increase development opportunities and compatibil ity with the adjacent land uses and, thus, complies with this finding.
2. The proposed amendment has a reasonable potential for being compatible with the goals and policies of the General Plan , in that the following General Plan Policies are provided to demonstrate that the reconfiguration of land uses can be found to be appropriate for this location.
LU-1.3: Development Priorities. Prioritize future growth as infill and redevelopment of existing developed areas re- using, and where appropriate, intensifying development of vacant and underutilized properties within the CURB.
Allow for growth on the immediate periphery of existing development in limited designated areas, where this is guided by standards to assure seamless integration and connectivity with adjoining areas and open spaces.
The proposed land use reconfiguration will allow redevelopment of the existing golf course that has been underutilized since closing in the 2016. This change in the distribution of development in the Whiteface Specific Plan Vol. II – Dry and Tapo Canyons/Lost Canyons will preserve Dry and Tapo Canyons as open space while still accommodating development of previously disturbed land.
LU-3.8: Plans for Cohesive Development. Encourage the use of specific plans for residential, commercial, industrial and mixed- use development to provide for the cohesive and integrated development of large areas, complex or multi -parcel sites, areas with multiple property owners, and/or areas of particular importance to the community.
The proposed land use amendment would continue to implement the approved Specific Plan but would utilize the golf course land rather than develop Dry and Lost Canyons located on the south side of Lost Canyons Drive. This change would preserve additional open space while promoting organized development in more suitable locations of the Specific Plan.
LU-4.1: Preservation of Natural Features. Maintain significant nat ural landmarks, such as prominent ridgelines visible from the valley floor, and other natural scenic features in their natural state, to the extent feasible.
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The proposed land use amendment would redistribute the area of residential development to areas north of Lost Canyons Drive which will in turn preserve Dry and Tapo Canyons in their natural state as well as preserve additional open space.
LU-6.1: Sceni c and Natural Areas. Provide for the preservation of significant scenic areas and corridors, plant and animal habitat, riparian areas, and significant geologic features within the City.
Portions of Dry and Tapo Canyons were identified as habitat for threatened and endangered species during the preparation of the EIR for the original entitlements.
The proposed land use modifications will relocate housing sites on the south side of Lost Canyons Drive to the north side. This will result in the land uses in the area identified as habitat to be changed to Open Space or Residential Estate and this area to remain undeveloped and potentially donated to an organization for preservation.
LU-11.1 Placement of Residential Structures. Encourage the siting of residential units to preserve open space and natural resources while maintaining the overall density.
The proposed land use amendment would relocate residential land uses from areas south of Lost Canyons Drive to the existing golf course. The relocation of residential lots into already developed areas of the Specific Plan will preserve Dry and Tapo Canyon while still maintaining the 364-dwelling units approved for the Specific Plan.
Therefore, the Pre-screening request complies with this finding.
3. The proposed amendment is unlike other amendment requests located in the same general area, which have been previously considered and denied by the City Council within the last 12 months. There have been no other amendment requests located in the same general area that were previously considered and denied by the Planning Commission in the last 12 months.
Therefore, the request complies with this finding.
4. The proposed amendment is not located within an area where a newly adopted land use study or policy has been in effect for less than 12 months or within an area where the City Council has directed the preparation of a land use study. No new land use studies or policies have been adopted or been in effect for less than 12 months in this area. The site is not located within an area where the City Council has directed the preparation of a land use study. Therefore, the request complies with this finding.
A General Plan Amendment would reconfigure the land uses within the Lost Canyons Specific Plan to accommodate relocation of residential lots in Phases 3, 4 and 5 to land developed with an existing golf course located north of Lost Canyons Drive. If allowed to 9 GPPS20230001NewportLandCoCCmtg 9-11-23(klk)
proceed, the applicant would be authorized to file a formal General Plan Amendment application, and process concurrently the applicable applications, at any time during a one-year period following the City Council’s action.
It is important to note that the City Council’s authorization to process a request for a formal General Plan Amendment does not constitute approval of the General Plan Amendment.
If the Pre- screening application is allowed to proceed, the City Council will retain the discretion to ultimately approve or deny the General Plan Amendment request upon consideration of the formal application.
The following alternatives are available to the City Council:
1. Authorize GPPS- 2023-0001 for further processing as a formal General Plan Amendment, a request to reconfigure the location of General Plan land use designations of a 1,771-acre site located at 3301 Lost Canyons Drive with direction to include the concurrent filing of the applicable applications;
2. Do not authorize GPPS -2023-0001 for further processing as a General Plan Amendment; or
3. Provide alternative direction to the Pre-screening review request
Staff recommends Alternative No. 1
SUGGESTED CITY COUNCIL MOTION
I move to authorize GPPS -2023-0001 for further processing as a formal General Plan Amendment.
SUMMARY
Newport Land Company submitted a General Plan Amendment (GPA) Pre- screening application GPPS-2023-0001 for the City Council’s conceptual review to reconfigure the location of approved General Plan land use designations Open Space, Recreation Commercial, Residential Estate, Low Density Residential and Medium Density Residential of a 1,771-acre site located in the Lost Canyons Specific Plan. The change in location of the approved land uses will facilitate the relocation of approved residential lots from Dry and Tapo Canyons located south of Lost Canyons Drive to the area of site developed within an existing golf course proposed to be removed as part of the overall development. As a result, a Zone Cha nge would also be required, along with other entitlement applications. Based upon the Pre-screening criteria analysis, the Applicant’s proposal to construct 364- single-family residences, and the opportunity to provide additional housing units, it is recommended that the City Council authorize GPPS -2023- 0001 for further processing as a formal GPA application, with concurrent filing of the applicable development application requests. If authorized to proceed, the applicant would have one year to submit the application.
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____________________________________
Stratis Perros
Environmental Services Director
Prepared by: Elizabeth Richardson, Associate Planner
INDEX Page
Public Hearing Procedure ................................................................ 12 Exhibit 1: Conceptual Site Plan ....................................................... 14 Exhibit 2: General Plan Land Use Map ........................................... 15
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PUBLIC HEARING PROCEDURE
HEARING DATE: September 11, 2023
1. CITY CLERK
: This is the time and place set for a public hearing to consider GPPS-2023-0001, General Plan Amendment Pre-Screening
Review of GPPS-2023-0001 (Newport Land Company), a
request to change the location of approved General Plan Land Use Designations Open Space, Recreation Commercial,
Residential Estate, Low Density Residential and Medium
Density Residential for a 1,771-acre site (Lost Canyons Specific Plan) located at 3301 Lost Canyons Drive. (Read by City Clerk including reading of Resolution AND/OR
Ordinance if applicable)
2. MAYOR
May we have an oral report on this matter by staff?
3. STAFF: (Report)
4. MAYOR: Any questions of staff from City Council Members? (Questions of staff and staff response)
5. MAYOR: At this time I would like to open the hearing for anyone in the City Council Chambers wishing to be heard on this matter?
6. AUDIENCE: P ublic Testimony and Comments
7. MAYOR: Does staff desire to respond to any comments or issues raised?
8. STAFF: (Response to comments and additional City Council questions)
9. MAYOR: Does the applicant desire any rebuttal?
10. APPLICANT: (Rebuttal)
11. MAYOR: The hearing is now closed.
12. MAYOR: Any further comments or questions from City Council Members? (ADD THE FOLLOWING NOTE ONLY IF THERE
IS A NON-CITY APPLICANT) (Note: If the City Council has any further questions of staff or the applicant at this time, the Public Hearing may need to be re-opened.)
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13. MAYOR: I will now entertain a motion.
14. ANY COUNCIL
MEMBER : City Council Actions (by motion of any Council Member):
1) I move to authorize GPPS -2023-0001 for further
processing as a formal General Plan Amendment.
2) I move to deny General Plan Pre- screening request
GPPS-2023-0001.
* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.
15. ANY COUNCIL
MEMBER : Second
16. MAYOR: (Call for vote)
17. MAYOR
: Proceed to the next item.
13 LOST CANYONS | SIMI VALLEY , CA
N
0 1”=100’ Scale
100 200 400
June 22, 2023Concept Plan
Lake
(Detention Basin)
: 5.2 acres
Rec Center
(24 member suites)
: 2.5 acres
Legend
60’x100’ Dwelling Units
90’x110’ Dwelling Units
DU Summary Table
Existing
Hill 1 Hill 2
Removed Subtotal
60’x100’ 90’x110’ 60’x100’ 90’x110’
Current 152 - - -12 140
Proposed - - 32 192
- - 224
Total Dwelling Units 364
EXHIBIT 1
14 Existing GP Land Use Designations
LOST CANYONS
BOUNDARY
BIG SKY AND
EXHIBIT 2
15 LOST CANYONS
BOUNDARY
PROPOSED GP LAND USE DESIGNATIONS
16