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Introduction
With the community deeming the preparation and approval of the Downtown Newhall Specific Plan a success, the City has initiated another specific planning process on a 213-acre project area north of Downtown Newhall called the North Newhall Specific Plan.
The specific planning process will allow the multiple stakeholders with varied opinions and ideas on the area’s development potential to work collaboratively to develop a project that the City and community can support. Staff plans to work closely with the property owners and surrounding communities in developing the proposed plan. This will include an outreach program with various community meetings, workshops and public hearings.
The ultimate goal of the Specific Plan is to provide property owners and business owners with the tools necessary to entire quality investment into the area, ensure a consistent development with complementary uses, preserve environmentally sensitive areas and provide a mechanism to construct needed public improvements.
Project Area
The 213-acre project area is located north of Downtown Newhall. The rough boundaries include the Circle-J Ranch boundary to the north, the Metropolitan Water District (MWD) easement to the east and Newhall Creek to the west and south (click to see boundary map of North Newhall). A total of 45 properties make up the area, with the largest property being the 95-acre Casden property. San Fernando Road and the railroad cut across the area in a north-south direction. The main east-west roadways of the area include 13th Street, 12th Street and Placerita Canyon Road.
The project area can be divided into three distinct areas – 1) the Casden, the MWD easement and railroad properties; 2) the commercial properties on the west side of San Fernando Road; and 3) the industrial and residential properties south of the Casden property.
Existing Conditions
Since the project area is large and abuts many different communities, the existing conditions vary from one part of the project area to another.
The Casden, Metropolitan Water District (MWD) easement and railroad properties:
These properties total over 100 acres and are currently vacant with the majority of it flat. The far northern end of the Casden property includes the Placerita Creek and a ridgeline. The 200 foot wide MWD easement is located along the eastern edge of this area and abuts single-family residents outside the project area. The railroad is located along the western edge of this area and faces San Fernando Road.
The commercial properties on the west side of San Fernando Road:
The properties along San Fernando Road between the railroad and Newhall Creek include commercial strip centers, small office buildings and vacant parcels. Approximately 20 different properties are included in this area.
The industrial and residential properties south of the Casden property.
The industrial properties south of 12th and 13th Streets include older storage, vehicle maintenance and repair and warehouse structures. 13th Street currently has the only railroad crossing of the project area. A few single-family residential properties are also located along Placerita Canyon Road. The far southern portion of the area is crossed y the Newhall Creek and a ridgeline. Approximately 10 industrial and 10 residential properties are included in this area.
Surrounding Communities
The surrounding communities include the Circle-J Ranch, Placerita Canyon, Downtown and East Newhall and West Newhall. Circle-J Ranch is a newer residential neighborhood with single-family homes and estates and some multi-family residences. Placerita Canyon is known for its rural and equestrian residential character and includes The Master’s College campus, Gene Autry’s Melody Ranch and several churches. Downtown Newhall and East Newhall is one of the Santa Clarita Valley’s older commercial, cultural and residential area and includes Hart Park and Museum, two community theaters, the Jan Heidt Metrolink Commuter Rail station, the new Veteran’s Historic Plaza and the Santa Clarita Community Center. West Newhall is an older residential neighborhood with single-family homes and small multi-family residences.
Anticipated Projects
Several projects are anticipated in the surrounding communities including public roadway and infrastructure improvements and private expansions and developments. The City’s General Plan calls for the connection of Lyons Avenue (currently terminating at Railroad Avenue) and Dockweiler Drive (currently terminating at the edge of The Master’s College property). This would require a new railroad crossing or an overpass at the railroad. In addition, the City’s General Plan calls for the extension of Via Princessa (currently terminating at Circle-J Ranch) into the Canyon Country area.
The City recently approved the Downtown Newhall Specific Plan. At built-out the Specific Plan will create up to 1,000 new residential dwelling units and one million new square feet of retail and office space. The Master’s College is currently proposing an expansion of its campus, which will increase enrollment, add classrooms and other buildings and construct a new chapel. As part of the project, Dockweiler Drive will be extended west to the North Newhall project area boundary. The main entrance of the campus would also be shifted from Placerita Canyon Road to Dockweiler Drive.
Specific Plan Process
In May 2006, the City hired the consultant firm Moule and Polyzoides to complete the North Newhall Specific Plan. The same firm completed the Downtown Newhall Specific Plan. The entire process is expected to take approximately 1-1/2 years to complete at a cost of $850,000. As the main property owner within the planning area, Casden will pay 50 percent of the cost of the project through a reimbursement agreement with the City. However, the City will be responsible for developing the specific plan, conducting the environmental review and presenting the plan to the community and the City Council.
The process Moule and Polyzoides will use to complete the North Newhall Specific Plan will be very similar to that followed when developing the Downtown Newhall Specific Plan. However, additional time and efforts will be taken in conducting research on the project area and surrounding communities. Through the summer of 2006, staff and the consult will tour the project area and other similar sites in Southern California, conduct community stakeholder interviews, host community meetings and study sessions with the Planning Commission and City Council. In the fall of 2006, an intensive multi-day charette with the community will be completed. Once all this information is gathered, staff and the consultant will begin working on the first draft of the specific plan, as environmental studies.
