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HomeMy WebLinkAbout2015-07-14 - RESOLUTIONS - FIVE KNOLLS PROJ MC 15-034 (2)RESOLUTION NO. 15-55 ' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING AN ADDENDUM TO THE CERTIFIED KEYSTONE FINAL ENVIRONMENTAL IMPACT REPORT, INCLUDING ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE REVISED FIVE KNOLLS PROJECT, AND APPROVING MASTER CASE #15-034 TO REVISE VESTING TENTATIVE TRACT MAP 060258, INCLUDING DIRECTING STAFF TO EXECUTE AND RECORD ALL NECESSARY DOCUMENTS TO RELEASE THE "PUBLIC BENEFIT" COVENANT FROM LOT 129, TO ALLOW FOR THE CONSTRUCTION OF 154 AGE -RESTRICTED, SINGLE- FAMILY DETACHED CONDOMINIUMS, A SENIOR CENTER, AND AN EXPANSION TO THE YMCA PREVIOUSLY APPROVED WITH THE KEYSTONE PROJECT LOCATED ALONG THE SOUTH SIDE OF GOLDEN VALLEY ROAD AT THE TERMINUS OF FIVE KNOLLS DRIVE, IN THE CITY OF SANTA CLARITA WHEREAS, on April 25, 2006, the City Council approved Master Case #03-358 for the Zone Change, General Plan Amendment, Conditional Use Permit (CUP), and Vesting Tentative Tract Map (VTTM) 060258 for the "Keystone" project, which includes development of the property located at the westerly extension of Ermine Street, north of the Santa Clara River and Soledad Canyon Road, and south of the intersection of Bouquet Canyon Road and Plum Canyon Road, for the construction of 499 residential units, a YMCA recreation facility (YMCA), a City park, a school site for the William S. Hart Union High School District (District), and the ' extension of Golden Valley Road from Newhall Ranch Road north to Golden Valley Road in the County of Los Angeles; and WHEREAS, on April 25, 2006, the City Council certified the Final Environmental Impact Report (FEIR) prepared for Master Case #03-358 (SCH#2004081017) for the Keystone project. The certified FEIR evaluated the development of 979 residential units, a YMCA, a City park, a school site for the District, and the extension of Golden Valley Road from Newhall Ranch Road north to Golden Valley Road in the County of Los Angeles; and WHEREAS, on July 5, 2007, the District circulated a press release announcing the District had decided not to proceed with the development of a school on the property set aside within the Keystone project; and WHEREAS, on April 16, 2013, the Planning Commission approved Master Case #12-168 to revise the VTTM 060258 to allow for the construction of 119 single-family homes and 380 single-family detached condominiums and approval of a four-year time extension to the life of the VTTM. At that time, no change to the former District property was proposed; and WHEREAS, on October 28, 2014, the City Council approved the first phase of VTTM 060258 for the subdivision of 380 single-family detached condominiums for recordation. In addition, the City Council authorized a covenant to be recorded on lots 127 and 128, located on the south side of Golden Valley Road at the southern terminus of the future Five Knolls Drive (formerly the school site and approved YMCA site), requiring that lots 127 and 128 be developed for a public benefit; and WHEREAS, on January 27, 2015, the City Council approved phase two of VTTM 060258 for the subdivision of 119 single-family lots for recordation; and WHEREAS, on February 19, 2015, Ermine Street, LLC, (the applicant) filed an application for a revision to VTTM 060258, a CUP, and a Development Review for the ' construction of 154 age -restricted, single-family detached condominiums (age -restricted condominiums), a senior center, and an expansion to the previously approved YMCA; and WHEREAS, an addendum to the certified FEIR for Master Case #03-358 was prepared for Master Case #15-034 in accordance with Section 15164 of the California Environmental Quality Act (CEQA); and WHEREAS, the surrounding land uses include residential units under construction within the Five Knolls project to the north, existing residences and vacant land to the east, with a mixture of industrial and commercial uses to the south across the Santa Clara River, and a mixture of undeveloped land and residential uses to the west; and WHEREAS, the application was deemed complete on March 21, 2015; and WHEREAS, on June 2, 2015, a duly noticed public hearing was held before the Planning Commission at or after 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita. At that hearing, the Planning Commission considered the staff report, staff presentation, applicant presentation, and public testimony on the proposal, and voted 5-0 to approve Master Case #15-034 with a modification to condition EN8 clarifying that the applicant must comply with water regulations as required by the State of California; and WHEREAS, on July 14, 2015, a duly noticed public hearing was held before the Santa ' Clarita City Council at or after 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; and WHEREAS, at this public hearing, the City Council considered the staff report, staff presentation, applicant's presentation, and public testimony. NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as follows: SECTION I. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: A. The Keystone project was considered under the FEIR prepared for Master Case #03-358, which was certified by the City Council on April 25, 2006. B. Environmental impacts identified within the certified Keystone FEIR were considered in the preparation of the addendum to the certified FEIR, which determined that no additional impacts will occur as a result of the revised Five Knolls project. Further, the addendum to the certified FEIR determined that the revisions to the project site, removing the future junior high school from the project and allowing for the construction of 154 age -restricted condominiums, a senior center, and an expansion to the previously ' approved YMCA, would result in a reduction in the traffic related impacts associated with the project. In addition, the development would ultimately be built with fewer residential units (653) than were analyzed in the certified FEIR (979), further reducing the traffic impacts associated with the project. Therefore, previous mitigation measures in the certified Keystone FEIR requiring improvements to various intersections will no longer be warranted as a result of the trip reduction associated with the revised project. ' The City Council considered the addendum as a part of its decision making process. C. The location of the documents and other materials which constitute the record of proceedings upon which the decision of the City Council is made is the Master Case #15-034 project file, and is located within the Community Development Department, and is in the custody of the Director of Community Development. D. The City Council, based upon the findings set forth above, hereby finds the addendum proposed for this project has been prepared in compliance with CEQA. SECTION 2. STATEMENT OF OVERRIDING CONSIDERATIONS. Based upon the above recitals and the entire record, including the FEIR prepared for Master Case #03-358 (the Keystone project) and addendum to the FEIR prepared for Master Case #15-034 (the revised Five Knolls project), oral and written testimony, and other evidence received at the public hearings held on the Keystone and revised Five Knolls projects, and the Keystone EIR and Five Knolls addendum, and otherwise, upon studies and investigation made by the City Council and upon reports and other transmittals from City staff to the City Council, the City Council further finds that there is substantial evidence that supports the conclusion that the revised Five Knolls project will result in community benefits, including specific ecological, economic, legal, social, technological, and other benefits, thai outweigh the significant effects of the revised Five Knolls project on the environment that cannot be mitigated to a level less than significant. Therefore, the following modifications to the adopted Statement of Overriding Considerations are hereby adopted: A. The addendum prepared for the revised Five Knolls project determines that significant unavoidable impacts analyzed by the Planning Commission and City Council for the Keystone project and the certified FEIR for the Keystone project remain for the following areas: 1. Aesthetics: The revised Five Knolls project will replace the previously approved junior high school with a senior center, an expanded YMCA, and 154 age -restricted condominiums. However, development will still be occurring on land that was previously undisturbed as discussed in the revised Five Knolls addendum and the certified Keystone FEIR. The addendum determines the revised Five Knolls project will have similar long-term and cumulative impacts associated with project operation as discussed in the certified FEIR for the Keystone project. 2. Air Quality: The revised Five Knolls project anticipates a reduction in vehicle trips, both in the average daily trips (ADT) and the vehicle trips during the peak hours, as a result of the replacement of the school site with a senior center, an expanded YMCA, and 154 age -restricted condominiums. Consequently, the addendum prepared for the revised Five Knolls project indicates that the revised Five Knolls project will have reduced air quality impacts from those impacts identified under the certified Keystone ' FEIR. The addendum prepared for the revised Five Knolls project determined that no new or substantially greater air quality impacts will occur from those identified in the certified FEIR prepared for the Keystone project. Noise: The certified FEIR prepared for the Keystone project determined that there would be unavoidable short-term impacts due to the construction of the project, as well as cumulative impacts as a result of the traffic generated by the construction of ' Golden Valley Road. The short-term construction -related impacts associated with the revised Five Knolls project will be similar to those impacts for construction of the Keystone project. The addendum prepared for the revised Five Knolls project determined that removing the school site and replacing it with a senior center, an expanded YMCA, and 154 age -restricted condominiums will reduce the number of vehicle trips generated by the Keystone project as discussed in the certified FEIR for the Keystone project. As a result, the addendum prepared for the revised Five Knolls project determined that no new or substantially greater noise impacts will occur from those identified in the certified FEIR prepared for the Keystone project. 4. Public Services - Solid Waste: The addendum prepared for the revised Five Knolls project determined that the waste generated with the revised Five Knolls project will be reduced from the waste analyzed under the certified FEIR for the Keystone project. No new or substantially greater impacts to solid waste are anticipated with the revised Five Knolls project. 5. Transportation/Traffic: The certified FEIR prepared for the Keystone project identified project -level and cumulative impacts due to the project -generated traffic at nine intersections compared to the No Project Alternative, with eight of the nine intersections forecasted to exceed City standards for level of service (LOS) at intersections with LOS "D." The revised Five Knolls project replaces the school site , with a senior center, an expanded YMCA, and 154 age -restricted condominiums. As a result, the addendum prepared for the revised Five Knolls project has determined that the revised Five Knolls project will reduce the impacts at six of the intersections identified in the certified Keystone FEIR. Two of the remaining intersections (measures 0-5 and 0-12) will require less mitigation than analyzed under the certified Keystone FEIR and one intersection has already been improved as required (measure 0-9). Therefore, mitigation will no longer be required for measures 0-6, 0- 7, 0-8, 0-10, 0-I1, and 0-13. B. The benefits of the Keystone project outweigh its significant unavoidable impacts that cannot be mitigated to a level less than significant. These benefits include the following: Golden Valley Road is currently under construction as approved with the Keystone project. The revised Five Knolls project will be required to complete this major roadway prior to the sale of any residential units within the project boundary. Further improvements to major highways will be required as identified in the addendum to the certified Keystone FEIR. 2. The revised Five Knolls project will be required to pay the applicable Bridge and Thoroughfare (B&T) fees in place for the 154 age -restricted condominiums in accordance with the City's Unified Development Code (UDC). The residential units approved under the Keystone project will be paying their applicable B&T fees with , the issuance of building permits as allowed by the City Council's resolution to defer certain development impact fees from map recordation to building permits. 3. The Keystone project will provide various residential housing opportunities for different economic levels, with a mix of single-family and multi -family residential dwelling units as required by the Housing Element of the General Plan. The revised Five Knolls project will further provide an alternative housing development for ' seniors within the community with the construction of 154 age -restricted condominiums. 4. The revised Five Knolls project will provide a significant public benefit by providing a YMCA and senior center that will provide regional services to the community, including senior citizens who are underserved. 5. The revised Five Knolls project will preserve and/or dedicate approximately 150.6 acres of open space area, including approximately 17.4 acres of the Santa Clara River, 53.3 acres of natural open space lots, and 79.9 acres of graded lots as previously approved with the Keystone project. 6. The revised Five Knolls project will continue to provide public recreational benefits, including the extension of the Santa Clara River Trail, a public park, and on-site trails and knoll parks as approved under the Keystone project. In addition, the revised Five Knolls project will provide land for an expanded YMCA and senior center, along with an age -restricted residential community with an on-site recreational facility. 7. As required by the approval for the Keystone project, the revised Five Knolls project will continue to provide landscaping along Golden Valley Road to buffer the residential units from roadways, and to reduce the visual impacts of these roadways for the future residents. 8. The revised Five Knolls project will be using a flat, graded pad for the development of the senior center and 154 age -restricted condominiums. Therefore, the revised Five Knolls project will be placing land uses in appropriate locations. Further, the revised Five Knolls project will use infrastructure that is either currently in place or under construction as required by the Keystone project. The project site is centrally located with access to the City roadways, trail system, and transit system. 9. The revised Five Knolls project will not create any further impact to the Santa Clara River or natural open space as it will use a flat graded pad created as a part of the approval for the Keystone project. SECTION 3. GENERAL FINDINGS FOR AN AMENDMENT TO VESTING TENTATIVE TRACT MAP 060258. Based on the foregoing facts and findings and the entire record for Vesting Tentative Tract Map 060258, the City Council finds as follows: A. The proposal is consistent with the General Plan. B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public ' convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located. D. The proposal is physically suitable for the site. The factors related to the proposal's physical suitability for the site shall include, but are not limited to, the following: 1. The design, location, shape, size, and operating characteristics are suitable for the I proposed use; 2. The highways or streets that provide access to the site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate; 3. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily available; and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. E. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The project site is located within the Urban Residential 3 (UR3) General Plan and zoning designation which allows for residential uses at a density of up to 11 units per acre, along with various supportive commercial and quasi -commercial uses. The revisions to the approved VTTM 060258 would modify lots 127 and 128 of the approved VTTM to ' create three parcels: one for the creation of 154 age -restricted condominiums; one for a 30,400 square -foot senior center; and one for a 39,000 square -foot YMCA. Each of the parcels created with the revision will comply with the minimum lot sizes for the UR3 zone, and further comply with the subdivision standards of the Subdivision Map Act, as well as Title 16 of the UDC. As designed, the project complies with the UDC, including all setbacks, parking, architecture, and further site design and development standards. With the approval of the associated CUP and Development Review applications, the project will be in full compliance with the UDC and will provide needed services to the community. The project site has been previously graded and is suitable for the development of the proposed project. Minor building pad preparation would be required, however, no further grading would be required other than previously approved for the project. The project is designed to utilize the existing roadway network and is further connected to the Class 1 trail along the project frontage on Golden Valley Road, as well as the pedestrian trail that runs immediately to the west of the site, and connecting to the Santa Clara River Trail. The revision to the approved VTTM will not conflict with any underlying easements. In addition, the project will use the previously approved access points on Golden Valley Road and will be designed to adequately accommodate the traffic for the senior center, the expanded YMCA, and future residential units. The project site consists of two development parcels: lot 127 for the YMCA and 128 for , the former school site. The proposed subdivision would create three lots in place of those parcels. Lot 127 would remain for the YMCA, while the remaining portion of the project site would be divided to create a new lot 128 for the senior center, along with a new lot 129 for the 154 age -restricted condominiums. A covenant has been recorded on the entire revised Five Knolls project site (lots 127, 128, and new lot 129). With the approval of the project, the covenant will be removed from lot 129 for the future development of the age -restricted community. SECTION 4. GENERAL FINDINGS FOR A CONDITIONAL USE PERMIT AND DEVELOPMENT REVIEW. Based on the foregoing facts and findings for CUP #15-001 and Development Review #15-004, the City Council finds as follows: A. The proposal is consistent with the General Plan. The revised Five Knolls project requires a CUP for the construction of a senior center, along with the 9,000 square -foot expansion to the YMCA facility approved as a part of the Keystone project. The project site is located in the UR3 zone and General Plan land use designation which allows for residential uses at a residential density of up to 11 units per acre. However, the UR3 zone permits a variety of commercial and quasi -commercial uses with the appropriate permit. Section 17.45 of the UDC allows for community uses similar to a senior center and YMCA with the approval of a CUP. The site is currently graded flat and is adequate to accommodate the community uses. The project complies with all setbacks, heights, and development standards outlined in the UDC. Therefore, with the approval of a CUP, the project will be consistent with the General Plan. B. The proposal is allowed within the applicable underlying zone and complies with all ' other applicable provisions of this code. The project site is located in the UR3 zone which allows for residential development at a density of up to 11 units per acre, along with accessory commercial and quasi - commercial uses with the applicable use permit. The revised Five Knolls project has been designed to be compliant with the UDC, including the residential density, setbacks, landscape standards, parking, and structure height. Further, the proposed architecture complies with the Community Character and Design Guidelines. Therefore, with the approval of a CUP, the project will comply with the UR3 zone, as well as the portions of the UDC regulating the development of the proposed community services. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located. The revised Five Knolls project will use a flat graded pad previously approved and graded in accordance with the Keystone project. The Revised Five Knolls project will use existing access points from Golden Valley Road approved with the Keystone project and will not require further grading. The proposed senior center and YMCA will not locate any sensitive users within proximity to any hazardous uses or uses that may create ' any impact to sensitive users. D. The proposal is physically suitable for the site. The factors related to the proposal's physical suitability for the site shall include, but are not limited to, the following: 1. The design, location, shape, size, and operating characteristics are suitable for the proposed use; 2. The highways or streets that provide access to the site are of sufficient width and are I improved as necessary to carry the kind and quantity of traffic such proposal would generate; 3. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily available; and 4. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. The revised Five Knolls project will use a flat graded pad previously approved and graded in accordance with the Keystone project. The Revised Five Knolls project will use existing access points from Golden Valley Road approved with the Keystone project and will not require further grading or roadway encroachments to accommodate the proposed development. Further, the revised Five Knolls project is located within an area of the City that has been developed and is connected with City services, including Fire and Sheriff protection, and is further connected to all necessary utilities to accommodate the proposed land uses. SECTION 5. Based on the foregoing findings of fact, and as directed above, the City Council adopts the addendum to the certified Keystone FEIR, adopts a new Statement of ' Overriding Considerations in accordance with the addendum prepared for the revised Five Knolls project, and approves Master Case #15-034 to revise VTTM 060258, including directing staff to execute and record all necessary documents to release the "public benefit" covenant from lot 129 (the age -restricted single -fancily condominium parcel) and approve a CUP and Development Review for the construction of 154 age -restricted condominiums, a senior center, and an expansion to the previously approved YMCA on the project site known as the Five Knolls Development, in the City of Santa Clarita, subject to the attached Conditions of Approval (Exhibit A), the attached VTTM 060258 (Exhibit B), and, incorporated by reference, the addendum to the Certified FEIR prepared for the revised Five Knolls project. SECTION 6. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED, AND ADOPTED this 14' day of July 2015. MUT KNLOJ ATTEST: [Wall DATE: $��//S STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Kevin Tonoian, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 10 day of July 2015, by the following vote: AYES: COUNCILMEMBERS: Kellar, Boydston, Weste, Acosta, McLean NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None EXHIBIT A MASTER CASE #15-034 VTTM REVISION 060258; CUP #15-001; AND DR #15-004 CONDITIONS OF APPROVAL GENERAL CONDITIONS GCL The approval of this project shall expire if the approved use is not commenced within two (2) years from the date of this approval, unless it is extended in accordance with the terms and provisions of the Santa Clarita Unified Development Code (UDC). GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval shall be terminated along with any associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre -commencement approval period. Once commenced, any discontinuation of the use approved with this project for a continuous period of one ' hundred eighty (180) calendar days or more shall terminate the approval of this use along with any associated vested rights to such use. The use shall not be re-established or resumed after the one hundred eighty (180) day period. Discontinuation shall include cessation of a use regardless of intent to resume. GC3. The applicant may file for an extension of the conditionally approved project prior to the date of expiration. If such an extension is requested, it must be filed no later than sixty (60) days prior to expiration. GC4. The applicant shall be responsible for notifying the Director of Community Development in writing of any change in ownership, designation of a new engineer, or change in the status of the developer within thirty (30) days of said change. GCS. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this project by the City, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant. If the City fails to notify the applicant or if the City fails to cooperate fully ' in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) the City bears its own attorneys' fees and costs; and 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. GC6. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC7. The applicant and property owner shall comply with all inspections requirements as deemed necessary by the City of Santa Clarita. GCB. The owner, at the time of issuance of permits or other grants of approval, agrees to develop the property in accordance with City codes and other appropriate ordinances including, but not limited to, the California Building Code (Building, Mechanical, Plumbing, Electrical, Green Building, and Energy Codes), Fire Code, Unified Development Code (Grading Code and Undergrounding of the Utilities Ordinance), Utilities Code (Sanitary Sewer and Industrial Waste Ordinance), and Highway Permit Ordinance. GC9. This grant shall not be effective for any purpose until the applicant has filed their affidavit (Acceptance Form) with the Director of Community Development stating that they are aware of, and agree to accept, all of the conditions of this grant. GC10. Details shown on the site plan are not necessarily approved. Any details which are inconsistent with the requirements of state or local ordinances, general Conditions of ' Approval, or City policies, and not modified by this permit, must be specifically approved. GC11. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. CITY COUNCIL CONDITIONS CCL Prior to the issuance of any building permits for the age -restricted residential units, including models, the applicant shall transfer ownership of the 3.8 -acre parcel to the YMCA and the 2.5 -acre parcel to the Senior Center. CC2. The applicant shall revise the YMCA architecture to be more consistent and complimentary to the architectural styles within the Five Knolls community, including the adjacent Senior Center. CC3. Prior to the issuance of any building permits, the applicant shall ensure that the following items are incorporated into the design of the age -restricted residential units: a. ADA access shall be provided at the entry to the ground floor of each residential unit. b. An ADA accessible chair lift shall be an option for each two-story residential unit, and all units shall be designed to accommodate an accessible chair lift. ' c. Each residential unit shall have a minimum of one (1) ADA accessible restroom on the ground floor. d. Each residential unit shall have an option for an ADA accessible kitchen including optional cook tops, counter heights, sink heights, etc. e. An ADA accessible roll -in shower shall be an option on the ground floor of each two- story residential unit, and all units shall be designed to accommodate a ground floor roll -in shower. I f. All ground -floor doorways shall incorporate accessibility components including, but not limited to, off -set hinges. CC4. In accordance with condition EN7, the applicant shall document the age restriction (in perpetuity) for the residential units within the Codes, Covenants, and Restrictions (CC&R) for the 154 age -restricted, single-family detached condominiums associated with this project approval. PLANNING DIVISION PLI. The applicant is hereby approved for a Conditional Use Permit (CUP) for the expansion to the previously approved YMCA, as well as for the construction of a new senior center, in accordance with the approved plans on file with the Planning Division. Any modifications shall be subject to the discretion of the Director of Community Development and may require further review of the Planning Commission. PL2. The applicant is hereby approved to revise Vesting Tentative Tract Map (VTTM) 060258 to allow for the creation of three parcels of land: one for the senior center; one for the YMCA; and one for the condominium (airspace) subdivision of 154 age -restricted (55 and over), single-family residential units. Any modifications shall be subject to the discretion of the Director of Community Development and may require further review of ' the Planning Commission. PLI The applicant is hereby approved for a Development Review (DR) to allow for the development of the project site in accordance with the approved plans on file with the Planning Division. Any modifications shall be subject to the discretion of the Director of Community Development and may require further review of the Planning Commission. PL4. All applicable Conditions of Approval from Master Case #12-168 shall apply to this project unless expressly stated. PLS. All mitigation measures shall apply to the project with the exception of the modifications to the traffic mitigation measures as analyzed in the addendum prepared for the project and discussed in the revised Mitigation Monitoring and Reporting Program. PL6. Prior to the issuance of building permits, the applicant shall provide a site lighting plan, including a photometric study to ensure that there will not be any lighting spilling over to neighboring properties, open spaces, and the public right -of way. The applicant shall be advised that the nostalgic lighting being used within the Five Knolls community must be able to be shielded and directed down to ensure that zero spillover can be achieved. PL7. Prior to the issuance of building permits, the applicant shall provide a noise study to determine the impact of Golden Valley Road on the proposed structures. The ' recommendations of this noise study shall be incorporated into the design of the structures onsite and may include additional window treatments or sound buffering measures to reduce noise impact from traffic along Golden Valley Road. PL8. This approval shall not supersede the approvals of any other agency. ' PL9. The applicant shall submit final landscape plans consistent with the preliminary landscape plans approved for the project, and in compliance with the Los Angeles County Fire Department Fuel Modification Unit requirements. A formal Landscape Plan shall be submitted for review and approval prior to the issuance of any grading permits. Parking PL10. The UDC requires a minimum of 391 parking stalls for the proposed YMCA and senior center; 404 stalls are provided on the approved site plans. PLl1. The gate for the senior center's delivery vehicle parking shall remain open during the senior center's hours of operation. PL12. The site plan, revised VTTM, architectural elevations, and preliminary landscape plan are hereby approved. PL13. Each age -restricted unit shall provide a garage with a minimum clear space of 20 feet by 20 feet (or two, 10 feet by 20 feet) to allow for two vehicle parking within each garage. In addition, guest parking shall be evenly distributed throughout the site, with a minimum of 77 guest parking spaces; 82 are shown on the approved site plan. Architecture PL14. Any substantial changes to the elevations for the senior center, YMCA, or age -restricted residential units shall be subject to review by the Director of Community Development through an Architectural Design Review application and may require further review of the Planning Commission. PL15. Signs are not a part of this approval. The applicant must request separate approval for any signs prior to their installation/posting. PL16. All residential buildings with frontage on the ends of aisles, or visible to the public, require "enhanced" architectural treatments as approved on the elevations for the residential buildings. PL17. See CC1-CC4 for further conditions of approval. General Requirements ENI. At issuance of permits or other grants of approval, the applicant agrees to develop the property in accordance with City codes and other appropriate ordinances, such as the ' Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. EN2. All Conditions of Approval from Master Case #12-168 still apply and must be satisfied unless otherwise amended and/or superseded by the Conditions of Approval herein. In the event of a conflict between the Conditions of Approval from Master Case #12-168 ' and the Revised Conditions, the Revised Conditions shall govern. EN3. Prior to issuance of building permits, a Tract Map prepared by or under the direction of a person licensed to practice land surveying in the State of California shall be filed in the Office of the County Recorder, in compliance with applicable City of Santa Clarita, County of Los Angeles, and State of California Codes. EN4. Prior to Tract Map approval, the applicant shall record a reciprocal access easement and maintenance agreement for all shared driveways and drive isles within the project site, as directed by the City Engineer. ENS. At map check submittal, the applicant shall provide a preliminary Tract Map guarantee. A final Tract Map guarantee is required prior to Tract/Parcel Map approval. EN6. Prior to the first Certificate of Occupancy, the applicant shall have submitted the formation documents and received approval from both the City and the State, to establish a Property/Home Owners' Association (POA/HOA), or similar entity, to ensure the continued maintenance of all shared/common lots and drainage devices not transferable to the County Flood Control District. ENT Prior to Tract Map approval, the applicant shall obtain approval from the City Engineer ' and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for this development. The applicant shall reimburse the City for the City Attorney's review and approval fee. The CC&Rs shall include a disclosure to comply with the Geologist's recommendations in the Geology Report concerning restrictions on watering, irrigation, and recommend plant types. See CC4 for further clarification on age -restriction in the CC&Rs. EN8. Prior to Tract Map approval, the applicant shall provide a Will Serve Letter from all necessary utilities, including water, stating that service will be provided to this property in accordance with California State law. EN9. Prior to building final, the applicant is required to install distribution lines and individual service lines for Community Antenna Television service (CATV) for all new development. ENIO. Prior to Tract Map approval, the applicant shall dedicate to the City the right to prohibit the erection of building(s) and other structures within open space/common lots. Condominium/Lease Requirements ENI 1. Prior to Tract Map approval, the applicant shall submit a notarized affidavit to the , City Engineer, signed by all owners of record at the time of filing of the map with the City, stating that any proposed condominium buildings have not been constructed or that all buildings have not been occupied or rented, and that said building will not be occupied or rented until after the filing of the map with the County Recorder. Grading, Drainage & Geology Requirements ' EN12. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent with the approved plan, oak tree report, and Conditions of Approval. The grading plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations. EN 13. Prior to the issuance of grading permit, the applicant shall obtain approval and connection permit from the Los Angeles County Department of Public Works, Land Development Division, to connect the on-site storm drain system to a public storm drain system. EN14. Prior to issuance of building permits, the applicant shall construct all grading and drainage facilities within the project site. EN15. Should soils be imported/exported to or from the project site, the following conditions will apply: A. Prior to issuance of a grading permit for this project, the applicant shall submit a copy of the grading permit for the export -receiving site and an exhibit of the proposed haul route. The applicant is responsible to obtain approval from all applicable agencies for the dirt hauling operation. ' B. The applicant shall comply with the following requirements for the dirt hauling operation: • Obtain an encroachment permit for the work • The hours of operation shall be between 8:30 am to 3:30 pm • Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the City Engineer • Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer C. If dirt is being exported beyond the limits of TR 060258, prior to issuance of grading permit, the applicant shall pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant or subsequent property owners shall complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. ' D. Prior to final building occupancy, the applicant shall repair any pavement damaged by the dirt hauling operation to the satisfaction of the City Engineer. The limits of the road repairs shall be consistent with the approved haul route. EN16. This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a development with 10 or more dwelling units. Prior to issuance of grading permit, the applicant shall have approved by the City Engineer, an ' Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post construction Best Management Practices (BMPs), maximizes pervious surfaces, and includes infiltration into the design of the project. Refer to the Standard Urban Stormwater Mitigation Plan (SUSMP) guide for details. EN17. This project will disturb one acre or more of land. Therefore the applicant must obtain coverage under a statewide General Construction Activities Stormwater Permit (General Permit). In accordance with the General Permit, the applicant shall file with the State a Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the City, the applicant shall have approved by the City Engineer a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference the corresponding Waste Discharge Identification (WDID) number issued by the State upon receipt of the NOI. Street Improvement Requirements EN18. Prior to any construction (including, but not limited to, drive approaches, sidewalks, curb and gutter, etc.), trenching or grading within public or private street right-of-way, the applicant shall submit a street improvement plan consistent with the approved plan, oak tree report, and Conditions of Approval; and obtain encroachment permits from the Engineering Division. ' EN19. Prior to plan approval, the applicant shall design private streets to public street standards per the requirements prescribed in the Santa Clarita Municipal Code, Section 16.19.040, or as shown on the approved site plan. EN20. Prior to issuance of building permits, the applicant shall construct street pavement per either of the following options. Prior to street plan approval, the selected option shall be indicated on the plan. A. The applicant shall construct the full pavement section including the final lift of asphalt to finish grade in conformance with the design TI. Prior to building final, the applicant shall refurbish the pavement to the satisfaction of the City Engineer. B. The applicant shall construct a pavement section that is a minimum of 1 %2 -inches lower than finish grade, in conformance with the design TI. Prior to building final, the applicant shall refurbish the pavement, and complete the final lift of asphalt to meet finish grade to the satisfaction of the City Engineer. EN21. Prior to building final, the applicant shall construct all street improvements within the project site based on the approved site plan, as directed by the City Engineer. Sewer Improvement Requirements I EN22. Prior to Tract Map approval, the applicant shall dedicate all necessary sewer easements. The sewer plans shall be reviewed and approved by the Los Angeles County Department of Public Works (Sewer Maintenance Division), Los Angeles County Sanitation District, and the City Engineer. ' EN23. Prior to Tract Map approval, the applicant shall send a print of the land division map to the County Sanitation District with the request for annexation in writing. EN24. The on-site sewer shall be a publicly maintained sewer. EN25. Prior to issuance of building permits, the applicant shall construct main -line sewers with separate laterals to serve each lotlparcel or unit, as applicable. Main -line sewers shall have a straight alignment, and shall be located five feet from and on the northerly and easterly sides of the centerlines of streets or alleys, except on major or secondary highways where separate sewers shall be located in the roadway six feet from each curb line, per the Santa Clarita Municipal Code, Section 15.32.460. Bonds, Fees and Miscellaneous Requirements EN26. Prior to issuance of encroachment permits for public improvements (Street, Sewer, Storm Drain, Water), the applicant, by agreement with the City Engineer, shall guarantee installation of the improvements through faithful performance bonds, letters of credit, or any other acceptable means. Building final shall be withheld if the improvements are not completed. ' EN27. Prior to the issuance of each building permit, the applicant shall pay the applicable Golden Valley Road Bridge Water and Sewer Line Connection District Fee, per City Council Resolution 09-74. Fees are compounded 5% annually and per Consumer's Price index (CPI); fees shall be determined at time of payment. TRAFFIC ENGINEERING DIVISION TEL Adequate sight visibility is required at all intersections (street -street intersections or driveway/alley-street intersections) and shall follow the latest Caltrans manual for applicable requirements. Adequate sight visibility (including corer sight visibility) shall be demonstrated on the final map and grading plan. All necessary easements for this purpose shall be recorded with the final map. This shall be shown on all applicable plans prior to issuance of first building permit. TE2. All private driveways, alleys, and roadways shall intersect at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown on all applicable plans prior to issuance of first building permit. TE3. No access will be permitted within curb return. This shall be included as a note on all applicable plans prior to issuance of first building permit. TE4. Minimum width of all interior streets, driveways, and alleys shall be 20 feet and shall be ' shown on all applicable plans prior to issuance of first building permit. TES. Prior to issuance of the first building occupancy permit, the applicant shall obtain approval from the Los Angeles County Fire Department for the private road/driveway/alley sections. TE6. Prior to issuance of the first building occupancy permit, the applicant shall post "No Parking — Fire Lane" signs along all private roads/driveways/alleys with a curb -to -curb I width of less than 34 feet. This shall be shown on all applicable plans prior to issuance of first building permit. TET Any dead-end driveways and alleys shall extend a minimum of 5' beyond the edge of the last driveway or have turn -around area to facilitate vehicular movements, if required by Los Angeles County Fire Department. This shall be shown on all applicable plans prior to issuance of first building permit. TE8. Prior to issuance of building permits, the applicant shall pay the applicable Bridge and Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan as a means of mitigating the traffic impact of this project. This project is located in the Bouquet Canyon B&T District. The current rate for this District is $17,640. The B&T rate is subject to change and is based on the rate at the time of payment. Retirement Community = the number of units (154) x the district rate ($17,640) x 0.4 = $1,086,624 until September 8, 2015. TE9. All previously approved conditions issued by the Traffic and Transportation Planning Division for Five Knolls (Keystone) apply as appropriate and as modified by the Revised ' Mitigation Measures or Revised Conditions. PARKS AND RECREATION DIVISION PRI. The applicant shall pay the required Park Dedication Fee as established with the Director of Parks, Recreation and Community Services; the final calculation is attached. The applicant shall receive the full 30% private park credit. Fees are due prior to the issuance of the first Building Permit for each phase, and the fees for the models are due prior to the issuance of the first Building Permit for the first occupancy phase. SPECIAL DISTRICTS DIVISION SDI. Special Districts conditioned this project under Master Case #12-168 to annex into the Landscape and Streetlight Maintenance Districts. Staff is working with the developer to complete these conditions. ENVIRONMENTAL SERVICES DIVISION ESI. All single family residential dwellings shall be designed with space provided for three (3) 90 -gallon trash bins, one each for trash, recycling, and greenwaste. ES2. All demolition projects regardless of valuation and all new construction projects valued ' over $500,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. ES3. C&D Materials Recycling Ordinance: A. A C&D Management Plan must be prepared and approved by the Environmental Services Division prior to obtaining any grading or building permits. B. A minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D waste must be recycled or reused rather than disposing in a landfill. C. A deposit of 3% of the estimated total project cost or $25,000, whichever is less, is required. The full deposit will be returned to the applicant upon proving that 50% of the inert and remaining C&D waste was recycled or reused. ES4. Per the California Green Building Standards Code, 100% of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed. ESS. All projects within the City that are not self -hauling their waste materials must use one of the City's franchised haulers for temporary and roll -off bin collection services. Please contact Environmental Services staff at (661) 286-4098 for a complete list of franchised haulers in the City. BUILDING & SAFETY DIVISION BS 1. Detailed construction plans shall be submitted to the Building & Safety Division for plan review and building permit issuance. Supporting documentation, such as structural calculations, energy calculations, truss drawings/calculations, and soil/geology reports, shall be included in the plan submittal package. Plans for each building (the YMCA and Senior Center), and/or each phase of the multi -family portion of the project, may be submitted separately. BS2. Plans submitted for plan review shall show full compliance with the California Building Codes in effect at the time the plans and building permit application are submitted. The current California codes are: 2013 California Building, Mechanical, Plumbing, and Electrical Codes, the 2013 California Green Building Standards Code, and the 2013 California Energy Code. The residential portions of the project shall also comply with the 2013 California Residential Code. BS3. Plans submitted to Building & Safety for plan review shall be 100% complete. Incomplete plans will not be accepted for plan review and will delay the project. Submitted plans shall show all work being performed for the project including Architectural, Structural, Mechanical, Electrical and Plumbing. All building permits are Combo Permits — separate Mechanical, Electrical, and Plumbing permits are not issued. Each separate building/structure (including fences, trellises, trash enclosures, detached patio covers, etc.) shall be issued a separate building permit. BS4. Plans shall be prepared by a qualified licensed Design Professional (architect or engineer). Plans prepared by unqualified individuals will delay the project. BSS. The City of Santa Clarita has amended some portions of the California Building Codes. A copy of these amendments is available at the Building & Safety public counter and on our , website at: www.santa-clarita.com/Index.aspx?page=1074. BS6. The submitted plans to Building & Safety shall have a Building Code Analysis and floor area justification containing the following minimum information: types of construction; occupancy groups; occupant loads; any area increases from frontage and/or fire sprinklers; height of building; number of stories; summary of any fire rated walls; and occupancy separations (or non -separated uses). It appears all buildings will be required to have fire -sprinklers. BST The applicant shall indicate on the cover sheet of the plans this project IS NOT LOCATED in a Flood Hazard Zone and IS LOCATED in the Fire Hazard Zone. BSB. Plans may be submitted electronically using our ePLANS system. For more information about ePLANS, please visit: www.santa-clarita.com/index.aspx?12age=698. BS9. The submitted site plan shall show all lot lines, any easements, restricted use areas, etc. Any construction proposed in an easement shall obtain the easement holden; written permission. BS10. For an estimate of the building permit fees and the backlog time for plan review, the applicant shall contact the Building & Safety Division directly. BS 11. Prior to submitting plans to Building & Safety for plan review, the applicant shall contact , Deanna Hamrick or Racheal Allen at (661) 255-4935 for building addressing. BS 12. A complete soils and geology investigation report will be required for the project. The report shall be formally submitted to the Development Services Division (Engineering) for review and approval. The recommendations of the report shall be followed and incorporated into the plans for the project. A copy of the report shall be submitted to Building & Safety at time of plan submittal. BS13. When the soils/geology report recommends grading and/or re -compaction, the following shall be completed prior to issuance of building permits: A. Obtain a grading permit from Development Services Division (Engineering) and perform rough grading and/or re -compaction. B. A final compaction report and a Pad Certification shall be submitted to and approved by the Development Services Division. BS14. Prior to issuance of building permits, clearances from the following agencies will be required: A. Santa Clarita Planning Division I B. Santa Clarita Environmental Services (Construction & Demo Plan deposit C. Los Angeles County Fire Prevention Bureau D. Los Angeles County Environmental Services (Health Dept. for food prep within ' Senior Center) E. Los Angeles County Environmental Programs (Industrial Waste) F. Los Angeles County Sanitation District G. Castaic Lake Water Agency H. William S. Hart Union School District and appropriate Elementary School District An agency referral list with contact information is available at the Building & Safety public counter. Please contact the agencies above to determine if there are any plan review requirements or fees to be paid. Clearances from additional agencies may be required and will be determined during the plan review process BS15. The California Plumbing Code (CPC) shall be used to determine the minimum number of plumbing fixtures. (CPC Section 422, Table 422. 1, and Table A). Provide calculations on the plans to justify the number of plumbing fixtures proposed. Horizontal drainage piping shall have a minimum slope of '/.-inch per foot, or 2%, to the point of disposal. (CPC sec 708.0) Slopes shallower than 2% will not be approved by the Building Official. ' BS16. A Certificate of Occupancy will be issued for each separate new building upon completion and final inspection approval. BS17. The plans shall show full compliance with current disabled access requirements of Chapter I IB of the Building Code for all Public Accommodation areas. The plans shall clearly show all areas that are usable by the public, customers, clients, guests and employees (including common use and public use areas) to be fully accessible, including a path of travel to the public way. BS18. All disabled access requirements, including site accessibility information and details, shall be part of the architectural plans (not the civil plans) and will be reviewed by Building & Safety. Civil plans are considered to be used for grading purposes — rough and/or finish grades — and are not reviewed or approved by Building & Safety. BS19. The project is located within City's Fire Hazard Zone. All new buildings (commercial and residential) shall comply with the California Building Code Chapter 7A: MATERIALS AND CONSTRUCTION METHODS FOR EXTERIOR WILDFIRE EXPOSURE. A summary of these requirements are available at the Building & Safety's public counter or on the city's website at: www.santa-clarita.com/Index.aspx?page=552. The submitted plans to Building & Safety shall show all Fire Zone requirements. BS20. See CC1 and CC3 for further conditions of approval. ' TRANSIT DIVISION TRI. The applicant is advised that buses will be serving the Senior Center, utilizing the "Bus and Drop-off 'area on a regular basis every day. TR2. The "Bus and Drop-off' area shall be concrete to accommodate the increased usage of buses and other vehicles, and to prevent damage to the area. ' LOS ANGELES COUNTY FIRE DEPARTMENT FDL The applicant shall comply will all of the applicable conditions of the Land Development Unit. FD2. The applicant shall file all landscape plans with the Fuel Modification Unit to ensure compliance with the High Fire Hazard Severity Zone. 11 m m Project Description: Five Knolls Senior Complex TracVMC#: 60258 15-034 FINAL m PoMnild Private Park MotaYg DHORyJ Ud le Dwellng 5Acuate `aFMV Per 1000 Sub 21196Off Site Tonal Improiram"b In Usti Fie S0. FT. 154 3000 0.005 $932000 $1,921,920 $384,384 $2.306,307 Total Density 462 Total Acres due 231000 Senior Property 4160000 30% Max. Park Credit 0693DO With Park Credit 101100 $846.144 $169.229 $1,015,373 PoMnild Private Park Total Total Mac. Credit Credt S0. FT. Acres 306 $1,290,931 30,187 0.69300 069300 TOTAL FEES DUE WITH 30% CREDIT. $1.015,373 TOTAL FEESDUE WITHOUT CREDIT. NA PER UMT FEE= $6.593 Estimale Reviewed by: Date: Jeff Morrison 5:27/2015 Method d calerdetim per the CW of Sonia Clerks GanerelPlan - Psrks and Recreation Elerrwnt DU x Population x 5 acres per x ^ FMV Stblota x 1.2 h Lieu Fee per DU 1000 people Bu11cb61e acre