HomeMy WebLinkAbout2017-09-12 - RESOLUTIONS - MC NO. 14-077 TENATIVE TRACT MAP 53074 (2)RESOLUTION NO. 17-79
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR
MASTER CASE NO. 14-077 (TENTATIVE TRACT MAP 53074, CONDITIONAL USE
PERMIT 14-014, HILLSIDE DEVELOPMENT REVIEW 14-001, RIDGELINE ALTERATION
PERMIT 14-001, MINOR USE PERMIT 14-016, OAK TREE PERMIT 14-008), INCLUDING
REQUIRED FINDINGS OF FACT, AND ADOPTION OF THE MITIGATION MONITORING
AND REPORTING PROGRAM, AND A STATEMENT OF OVERRIDING CONSIDERATIONS
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
A. The approximately 87 -acre Sand Canyon Plaza Mixed Use Project (Project) site is located at the
northeast corner of Sand Canyon Road and Soledad Canyon Road. Approximately 84 acres of
the Project site are located in the Mixed Use Neighborhood (MXN) zone and General Plan land
use designation, and approximately 2.5 acres in the southeast corner of the site are located in the
Urban Residential 3 (UR3) zoning and General Plan land use designation. Approximately 34
acres in the southwest corner of the site are located within the Planned Development (PD)
overlay zone. No development is proposed in the UR3 zone. The MXN zone is intended for
mixed-use development, which is encouraged to integrate residential uses with complementary
commercial uses. The MXN zone allows for maximum density of 18 dwelling units per acre.
Approximately 77 acres of the site are dedicated to residential land uses and accompanying
open space. Under this designation, and not taking into account Hillside Ordinance
requirements, the Project site could support up to 1,386 residential units. Under the MXN and
UR3 designations, the site could accommodate up to 217,800 square feet of commercial uses.
B. The Project site was previously disturbed for the construction of a 123 -unit manufactured home
park and associated infrastructure, along with roadway improvements for Soledad Canyon Road
and drainage infrastructure along Sand Canyon Road. The park is in the process of being closed,
with the site being cleared and coaches being removed from the site. The property owner
received approval from the Manufactured Home Rental Adjustment Panel (MHRAP) to close
the park on December 17, 2008, and began removing coaches from the Project site. Due to the
downturn in the economy, some coaches were returned to the site and rented out on month-
to-month leases. The owner has agreements in place for the purchase and relocation of all
remaining owner -occupied units on the site, and will continue to remove these coaches from
the site, in accordance with Resolution No. MHP 08-03 of the MHRAP.
C. Surrounding land uses at the site include a mixture of residential uses and undeveloped property
to the north, residential uses to the east, a mix of commercial uses and transportation corridors
to the south, with a mix of commercial and residential uses to the west of the site. State Route
14 (SR14) is located to the south of the site, across Soledad Canyon Road, with the Santa Clara
River to the south of SR -14.
D. On May 28, 2014, an application for Master Case No. 14-077, the Sand Canyon Mixed Use
Project, was filed by Sand Canyon Plaza, LLC, (applicant) with the City of Santa Clarita (City).
The original entitlement application (collectively, Entitlements) includes:
1. Tentative Tract Ma 5p 3074 to subdivide the property to allow for the construction of 580
residential units (146 detached/attached condominium units, 122 attached townhome units,
and 312 apartments), up to 56,000 square feet of commercial uses (retail and restaurants),
a 60,000 square -foot assisted living facility (up to 120 beds), other lots for landscape/open
space, private streets, and recreation areas.
2. Conditional Use Permit 14-014 to allow for development within a PD overlay zone, and
to permit the assisted living facility in the MXN zone.
3. Hillside Development Review 14-001 to allow for development on slopes over 10%.
4. Ridaeline Alteration Permit 14-001 to allow for development in a Ridgeline Preservation
(RP) overlay zone, more specifically to allow for development within 100 feet vertically and
horizontally of a significant ridgeline.
5. Minor Use Permit 14-016 to allow for the commercial Floor Area Ratio (FAR) to be less
than the minimum required by the MXN zone. Under the MXN zone requirements, the
minimum FAR of commercial uses on the site would be 0.2:1, or 87,120 square feet. The
applicant's original proposal was to develop the site with up to 56,000 square feet of
commercial uses, which is an FAR of 0.13.
6. Oak Tree Permit 14-008 to allow for the removal of two non -heritage oak trees and to
permit grading to encroach within the protected zone of one heritage oak tree.
E. As detailed in Resolution No. P17-12 (in attached Planning Commission Packet, herein
incorporated by reference), the Project was revised to include the development of up to 580
residential units, up to 60,000 square feet of commercial uses (retail and restaurants), and an
85,000 square -foot assisted living facility (up to 140 beds). The final residential product mix
includes 312 apartment units, 149 attached townhome units, and 119 single-family
condominium units, consisting of two planning areas totaling 71 units and 48 units. Additional
components of the Project include two private recreation areas, including a two -acre private
park, private and public street improvements, private and public trail improvements, and other
areas dedicated to required infrastructure and open space. Approximately one acre of the
existing Sand Canyon Road right-of-way would be vacated by the City and included in Planning
Area 2 of the Project, as it will no longer be necessary for roadway purposes.
F. Environmental conditions on the Project site have been altered substantially by existing and
historical uses of the property, including the manufactured home park, grading, utility
construction and maintenance, and off-road vehicle use.
G. The Project concentrates development on the flatter and disturbed portions of the site. The
majority of residential units (75%) and commercial land uses are in areas with less than 25%
grade. Approximately 461 of the 580 residential units would be located in a portion of the site
with an average cross slope of 13% or less. The Project design includes the preservation of the
one heritage oak tree located on the site.
H. In accordance with the California Environmental Quality Act (CEQA), the City is the lead
agency and the City Council is the decision-making body for the Project. The Planning
Commission is a recommending body for the Project.
The City determined that the Project may have a significant effect on the environment and an
Environmental Impact Report (EIR) must be prepared for the Project. The City determined that
the following areas must be addressed in the EIR for the Project: aesthetics; agriculture and
forestry resources; air quality; biological resources; cultural resources; geology and soils;
greenhouse gas/climate change; hazards and hazardous materials; hydrology and water quality;
land use; mineral and energy resources; noise; population and housing; parks and recreation;
fire protection; police protection; schools; library services; traffic and circulation; solid waste;
wastewater; and water supply.
J. A Notice of Preparation (NOP) for the Project was circulated to affected agencies, pursuant to
CEQA and the State CEQA Guidelines, from April 30, 2015, to May 29, 2015. Agencies that
received the NOP include, but are not limited to, the County of Los Angeles, Los Angeles
Regional Water Quality Control Board, California Department of Fish and Wildlife, South
Coast Air Quality Management District, law enforcement agencies, school districts, waste
haulers, water agencies, and transportation agencies serving the Santa Clarita Valley, in
accordance with CEQA's consultation requirements. Comments from public agencies and
organizations were received in response to the NOP.
K. A scoping meeting was held at the City of Santa Clarita Activities Center on May 27, 2015,
to obtain information from the public as to issues that should be addressed in the EIR. Notice
of the scoping meeting was published in The Signal newspaper on April 30, 2015, and was
mailed to all property owners within 1,000 feet of the Project site, in addition to approximately
55 agencies. Three people attended the scoping meeting.
L. On January 18, 2017, the Planning Commission conducted a site tour of the Project site.
M. The City prepared a Draft EIR for the Project that addressed all comments received on the NOP.
The Draft EIR was circulated for review and comment by affected governmental agencies and
the public, in compliance with CEQA. Specifically, the Notice of Availability/ Notice of
Completion for the Draft EIR was filed, posted, and advertised on March 3, 2017, and the
45 -day public review period ended on April 17, 2017, at 5:00 p.m., in accordance with CEQA.
Late written comments received prior to May 10, 2017, were responded to in the Draft Final
EIR Responses to Comments. Draft Responses to Comments were forwarded to those
commenting agencies and other commenters in advance of the June 6, 2017, Planning
Commission public hearing. Oral and written comments received on the Draft EIR have been
responded to, and those comments received after the Planning Commission's review of the
Project will be responded to prior to certification and approval of the Project by the City
Council, if granted.
N. The City also prepared a Planning Commission Final EIR (June 2017). The Planning
Commission Final EIR complied with all applicable CEQA requirements, and contained draft
responses oral and written comments received prior to May 10, 2017. The Planning Commission
Final EIR also contained a description of modifications to the Project made in response to public
comment and Planning Commission changes.
O. The Project was duly noticed in accordance with the noticing requirements for each of the
Project entitlements. The Project was advertised in The Signal, through on-site posting 14 days
prior to the hearing, and by direct first-class mailing to property owners within 1,000 feet of the
Project site. In addition, the date and time of each public hearing was posted on two signs at the `
Project site.
P. The Planning Commission held a duly -noticed public hearing on the Project on February 21 that
was continued to March 21, May 16, and June 6, 2017. The hearings were held at City Hall,
23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m. The Planning Commission closed the
public hearing on June 6, 2017.
1. On February 21, 2017, the Planning Commission opened the public hearing for the Project,
received a presentation from staff on the Project setting, a detailed description of the
requested entitlements, and a detailed description of the Project proposed under Master Case
No. 14-077. In addition, the Planning Commission received a presentation from the
applicant, and received public testimony regarding the Project.
2. On March 21, 2017, City staff responded to questions raised by the Planning Commission at
the Planning Commission meeting on February 21, 2017. In addition, staff made a detailed
presentation on the Draft EIR Sections (Aesthetics, Agricultural and Forestry Resources,
Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas
Emissions/Climate Change, Hazards and Hazardous Materials, Hydrology and Water
Quality, Land Use, Mineral and Energy Resources, Noise, Population and Housing, Parks
and Recreation, Fire Protection, Police Protection, Schools, Library Services, Traffic and
Circulation, Solid Waste, Wastewater, Water Supply, and Project Alternatives). The
Planning Commission received a presentation from the applicant regarding modifications
proposed to the Project to address comments received at the February 21, 2017, Planning
Commission meeting to increase the commercial component of the Project and reduce the
development proposed in the RP overlay zone. In addition, the Planning Commission
received public testimony regarding the Project.
3. On May 16, 2017, City staff responded to questions raised by the Planning Commission and
presented a revised site plan that incorporated the changes presented by the applicant at the
March 21, 2017, meeting. At the conclusion of the hearing, the Planning Commission
directed staff to incorporate the Project modifications into the revised site plan and/or
Conditions of Approval for the Project:
a. Elimination of grading on the northern portion of the significant ridgeline through the
transfer of 27 units from Planning Area 5 to Planning Area 3. This Project revision
incorporates aspects of Draft EIR Alternative 3 (Ridgeline Preservation);
b. Creation of a two -acre private park in Planning Area 5 to further enhance recreational
opportunities on the Project site;
Increase to the assisted living facility by 10,000 square feet (from 75,000 square feet to
85,000 square feet) to accommodate up to 140 beds and an increase to the commercial
component of the Project site by 4,400 square feet (from 55,600 square feet to 60,000
square feet). This Project revision incorporates aspects of Draft EIR Alternative 2
(Increased Commercial and Office);
d. Addition of a three-level, 264 -space parking structure to Planning Area 1; and
e. Require, as a condition of approval, the applicant to re -design the building layout in
Planning Area 2 (locating buildings along the Sand Canyon Road frontage) to further
reduce noise impacts to adjacent properties. In addition, a condition of approval has been
added to require enhanced landscaping along Sand Canyon Road.
Q. On June 6, 2017, the modified site plan, Planning Commission Final EIR, resolutions, and
Conditions of Approval were presented to the Planning Commission. The Commission also
received public testimony regarding the Project. As a result of comments received from the
Planning Commission, City staff, governmental agencies, and the public, the Project was
modified by the Planning Commission. The revised site plan recommended by the Planning
Commission proposes a total of 580 residential units, 60,000 square feet of commercial floor
area, an 85,000 square -foot assisted living facility, and a two -acre private park along with other
recreational amenities.
R. At the conclusion of the June 6, 2017, public hearing, the Planning Commission voted to
recommend that the City Council certify the Planning Commission Final EIR (see Resolution
P17-11 in Planning Commission Packet) and approve the Project as revised (see Resolution
P17-12 in Planning Commission Packet). The Planning Commission also recommended that the
City Council adopt: (1) a Statement of Overriding Considerations for those impacts of the
Project that cannot be mitigated to less -than -significant levels; and (2) the Mitigation and
Monitoring and Reporting Plan (MMRP).
S. The Planning Commission considered the Draft EIR (March 2017) and Planning Commission
Final EIR (June 2017) prepared for the Project, as well as information in staff reports, public
testimony, and letters submitted to the Planning Commission, prior to recommending approval
of the Project.
T. Following the June 6 public hearing, the City prepared the Final EIR (August 2017). The Final
EIR contained copies of all comment letters, responses to oral and written comments received
on the Draft EIR, and results from updated biological surveys conducted in the spring of 2017
but not completed by June 6. Notice of the Final EIR's availability was provided on August 30,
2017, to commenting agencies, organizations and persons.
U. The City Council held a duly -noticed public hearing on the Project on September 12, 2017.
This hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m.
V. The City Council received public testimony, closed the public hearing, certified the Final EIR,
and adopted all necessary approval documents (e.g., resolutions) for approval of the Project.
The Draft EIR (March 2017), Planning Commission Final EIR (June 2017) and Final EIR
(August 2017) have been prepared and circulated in compliance with CEQA.
W. Based upon the Draft EIR (March 2017), the Planning Commission Final EIR (June 2017),
and Final EIR (August 2017), staff and consultant presentations, staff reports, applicant
presentations, and public comments and testimony, the City Council finds that the Project will
not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor
will the Project be materially detrimental to the use, enjoyment, or valuation of property in the
vicinity of the Project site; nor will the Project jeopardize, endanger or otherwise constitute a
menace to the public health, safety, or general welfare since the Project conforms with the
Zoning Ordinance and is compatible with surrounding land uses.
X. Additionally, the City Council finds that all public hearings pertaining to the Project were duly
noticed in accordance with noticing requirements for each of the entitlements. The Project was
advertised in The Signal, through on-site posting 14 days prior to each hearing, and by direct
first-class mailing to property owners within 1,000 feet of the Project site.
Y. The location of the documents and other materials that constitute the record of proceedings upon
which the decision of the City Council is based for the Master Case No. 14-077 Project file is
with the Community Development Department, specifically in the custody of the Director of
Community Development.
SECTION 2. CEQA REQUIREMENTS. The City Council does hereby make the following
findings of fact:
A. CEQA provides that "public agencies should not approve Projects as proposed if there are
feasible alternatives or feasible mitigation measures available which would substantially lessen
the significant environmental effects of such Projects[.]" The procedures required by CEQA
"are intended to assist public agencies in systematically identifying both the significant effects
of proposed Projects and the feasible alternatives or feasible mitigation measures which will
avoid or substantially lessen such significant effects" (Ibid.);
B. CEQA also provides that "in the event [that] specific economic, social, or other conditions make
infeasible such Project alternatives or such mitigation measures, individual Projects may be
approved in spite of one or more significant effects." CEQA provides that a public agency has
an obligation to balance a variety of public objectives, including economic, environmental, and
social factors, and in particular the goal of providing a decent home and satisfying living
environment for every Californian. CEQA requires decision -makers to balance the benefits of a
proposed Project against its significant unavoidable adverse environmental impacts, and, if the
benefits of a proposed Project outweigh the significant unavoidable adverse environmental
impacts, the unavoidable adverse environmental impacts may be considered "acceptable" by
adopting a Statement of Overriding Considerations. The Statement of Overriding Considerations
must set forth the Project benefits or reasons why the lead agency is in favor of approving the
Project and must weigh these benefits against the Project's adverse environmental impacts
identified in the Final EIR that cannot be mitigated to a less -than -significant level;
C. CEQA's mandates and principles are implemented, in part, through the requirement that
agencies adopt findings before approving Projects for which EIRs are required. For each
significant environmental effect identified in an EIR for a proposed Project, the approving
agency must issue a written finding reaching one or more of three permissible conclusions:
(1) "[c]hanges or alterations have been required in, or incorporated into, the Project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR,"
(2) [s]uch changes or alterations are within the responsibility and jurisdiction of another public
agency or can and should be adopted by such other agency," or
(3) [s]pecific economic, legal, social, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make infeasible the mitigation
measures or Project alternatives identified in the final EIR."
CEQA defines "feasible" to mean capable of being accomplished in a successful manner within
a reasonable period of time, taking into account economic, environmental, social, legal and
technological factors;
D. The concept of "feasibility" also encompasses the question of whether a particular alternative
promotes the underlying goals and objectives of a Project. "Feasibility" under CEQA, then,
encompasses "desirability" to the extent that desirability is based on a reasonable balancing
of the relevant economic, environmental, social, and technological factors;
E. CEQA requires that the lead agency exercise its independent judgment in reviewing the
adequacy of an EIR, and that the decision of a lead agency in certifying a Final EIR and
approving a Project not be predetermined. The City Council has conducted its own review
and analysis, and is exercising its independent judgment when acting as herein provided;
F. CEQA requires decision -makers to adopt an MMRP for those mitigation measures identified in
the Final EIR that would mitigate or avoid each significant impact identified in the EIR, and to
incorporate the MMRP, including all mitigation measures, as a condition of Project approval;
G. CEQA requires that the responses to comments in the Final EIR demonstrate good faith and a
well -reasoned analysis, and not be overly conclusory. In response to several comments received,
portions of the Draft EIR have been revised. Although new material has been added to the Draft
EIR through preparation of the Final EIR, this new material provides clarification to points and
information already included in the Draft EIR, and is not considered to be significant new
information or a substantial change to the Draft EIR or to the Project that would necessitate
recirculation; and
H. State CEQA Guidelines note that State courts have held that the purpose of an EIR is to inform
other governmental agencies and the public generally of the environmental impacts of a
proposed Project. CEQA does not require technical perfection or exhaustive treatment of issues
in an EIR, but rather adequacy, completeness, and a good -faith effort at full disclosure.
SECTION 3. CEQA FINDINGS. The City Council finds that the Final EIR, which consists
of the Draft EIR (March 2017), Planning Commission Final EIR (June 2017), and Final EIR
(August 2017) for Master Case No. 14-077 (Tentative Tract Map 53074, Conditional Use Permit
14-014, Hillside Development Review 14-001, Ridgeline Alteration Permit 14-001, Minor Use
Permit 14-016, and Oak Tree Permit 14-008) identifies and discloses Project -specific impacts and
cumulative Project impacts. Environmental impacts identified in the Final EIR, findings, and facts
in support of findings are herein incorporated by reference as "CEQA Facts and Findings," referred
to as Exhibit A, and identified as follows:
A. The Final EIR identifies significant unavoidable adverse impacts of the Project, as set forth in
Section 7.0 of Exhibit A. Changes or alterations have been required in, or incorporated into, the
Project that will avoid or lessen certain of the Project impacts, but that will not avoid or reduce
all of the potential impacts to a less -than -significant level. These remaining significant impacts
are balanced against Project benefits and are found to be overridden by the Project benefits, as
stated in the Statement of Overriding Considerations in Section 6.
B. The Final EIR also identifies significant but mitigated impacts, as set forth in Section 5.3 of
Exhibit A. Changes or alterations have been required in, or incorporated into, the Project that
will avoid or reduce these potential impacts to a less -than -significant level.
C. The Final EIR also identifies less -than -significant impacts, as set forth in Section 5.2 of
Exhibit A.
D. As issues that are noted in Section 3(C) have no significant environmental impacts and require
no mitigation, those issues also will have no contribution to cumulative impacts.
E. The MMRP, attached as Exhibit B and herein incorporated by reference, is required to mitigate
Project impacts.
SECTION 4. CONSIDERATION OF A REASONABLE RANGE OF ALTERNATIVES.
Based upon the above recitals and the entire record, including the Sand Canyon Plaza Mixed Use
Project Final EIR, oral and written testimony and other evidence received at the public hearings
held on the Project and the Final EIR and otherwise, upon studies and investigation made by the
City Council, and upon reports and other transmittals from City staff to City Council, the City
Council further finds that the Final EIR analyzes a reasonable range of Project alternatives that
would feasibly attain most of the basic objectives of the Project, would lessen any of the significant
impacts of the Project, and adequately evaluate the comparative merits of each alternative.
A. The Project objectives are specified in the Draft Final EIR and in Section 2.2 of Exhibit A.
These objectives are used as the basis for comparing the Project alternatives and determining
the extent that the objectives would be achieved relative to the proposed Project. Only those
impacts found to be significant and unavoidable are relevant in making the final determination
of whether an alternative is environmentally superior or inferior to the proposed Project. The
Project would result in significant and unavoidable impacts in two environmental issue areas:
1. Air Quality — Regional Operational Emissions and Cumulative Operational Emissions
2. Noise — Construction Noise, Construction Vibration Levels (Human Annoyance), and
Cumulative Traffic Noise
B. Alternative 1 — No Project Alternative. This alternative is required by the State CEQA
Guidelines, and compares the impacts that might occur if the site is left in its present condition
with those that would be generated by the proposed Project. Under this alternative, no
development or redevelopment would occur beyond what exists today.
The No Project Alternative would avoid the significant and unavoidable impacts identified
in the Final EIR and most other identified significant impacts, and, therefore, is considered
environmentally superior to the Project.
This alternative would not attain any of the objectives of the Project. Therefore, this alternative
is infeasible and also would not provide any of the Project benefits.
C. Alternative 2 — Increased Commercial and Office. This alternative would increase the
commercial building area by 29,400 square feet and the office building area by 30,000 square
feet. Alternative 2 would also remove 60 units from PA2 and would eliminate the assisted living
facility in PAL
In comparison to the proposed Project, Alternative 2 would result in similar impacts relative
to aesthetics, agriculture and forestry resources, air quality, biological resources, cultural
resources, greenhouse gas emissions, hazards and hazardous materials, hydrology and water
quality, mineral and energy resources, noise, population and housing, parks and recreation,
public services, transportation/traffic, solid waste, wastewater, and water supply.
None of the significant unavoidable impacts related to air quality and noise impacts would
be reduced or eliminated with Alternative 2.
Alternative 2 fully meets 14 objectives, and partially meets the remaining six objectives,
as shown in Section 5.5 of Exhibit A.
Therefore, this alternative is infeasible because it would not fully satisfy these six Project
objectives, and would not provide all of the Project benefits.
D. Alternative 3 — Ridgeline Preservation. Approximately 1,200 lineal feet of the City -identified
significant ridgeline would be preserved under this Alternative due to the elimination of the
northerly portion of PA5. To a lesser extent, the Ridgeline Preservation Alternative would
remove 29 dwelling units from PA5. This would also increase open space/landscape areas
within the Project area. No other site plan specifics would change.
In comparison to the proposed Project, Alternative 3 would result in fewer impacts relative
to aesthetics, air quality, and geology and soils. Impacts for the remaining 19 topical areas
would be similar under Alternative 3 as those anticipated for the proposed Project. Significant
unavoidable impacts related to air quality and noise would be reduced, but not eliminated
under Alternative 3.
The development anticipated under the Alternative 3 includes the same mix of land uses
anticipated for the proposed Project.
Alternative 3 fully meets all 20 Project objectives. Alternative 3 is the environmentally superior
alternative. Modifications made to the Project during the Planning Commission review have
resulted in a revised Project that is substantially consistent with this Alternative. Development
on the northern portion of the ridgeline has been eliminated consistent with this Alternative.
The primary difference is the revised Project would create a two -acre park on a small portion
of the ridgeline that was going to be preserved under this Alternative. This park is considered
to be beneficial and an enhancement as compared to Alternative 3.
Though this Alternative is the environmentally superior alternative, it would not provide all
of the benefits associated with the Project as revised by the Planning Commission, more
specifically the inclusion of a private park. Therefore, this Alternative is infeasible.
E. Alternative 4 -- Army Corps of Engineers/California Department of Fish and Wildlife
Avoidance. Alternative 4 would avoid jurisdictional areas associated with Sand Canyon Wash.
Specifically, 7,800 square feet of commercial building area would be eliminated in PA1, 44
units would be eliminated in PA2, 10.1 acres of PA3 would be converted from residential use
to open space (removing 122 units), PA4 would be reduced by 42 units, and PA5 would be
reduced by 42 units. The above modifications would result in an increase of 22.4 acres of open
space. In total, Alternative 4 would remove 250 units when compared to the proposed Project.
In comparison to the proposed Project, Alternative 4 would result in greater impacts for land use
and planning, and population and housing. Alternative 4 would result in fewer impacts for
aesthetics, air quality, biological resources, cultural resources, geology and soils, greenhouse
gas emissions, hydrology and water quality, noise, public services, transportation and traffic,
solid waste, wastewater, and water supply. Alternative 4 would result in similar impacts for
agriculture and forestry resources, and hazards and hazardous materials.
Significant unavoidable impacts related to air quality and noise would be reduced, but not
eliminated, under Alternative 4.
The development anticipated under the Alternative 4 includes the same mix of land uses
anticipated for the proposed Project, although with fewer residential units and less non-
residential square footage.
Alternative 4 partially meets 10 Project objectives, and fully meets the remaining 10 Project
objectives, as shown in Section 5.5 of Exhibit A. Therefore, this alternative is infeasible because
it would not fully satisfy all of the Project objectives.
F. Modification of Project Description Based on Alternatives Discussion. During the Planning
Commission consideration of this Project, there were discussions regarding the preservation of
the northern portion of the ridgeline. As a result, the Project was modified, as detailed in Section
1, and in a manner substantially consistent with Alternative 3.
SECTION 5. FINDINGS FOR CERTIFICATION OF THE FINAL EIR. Based upon the
above recitals and the entire record, including, without limitation, the Sand Canyon Plaza Mixed
Use Final EIR, oral and written testimony and other evidence received at the public hearings held
on the Project and the Final EIR, 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 finds the
following:
A. That the Final EIR for the Project is adequate, complete, has been prepared in accordance with
CEQA, and should be certified on that basis,
B. That the City Council has independently reviewed and considered the Final EIR in reaching
its conclusions;
C. That the Final EIR was presented and reviewed prior to taking final action to certify the Final
EIR and approve the Project;
D. That, in accordance with State CEQA Guidelines, the Final EIR includes a description of each
potentially significant impact, and rationale for finding that changes or alterations have been
required in, or incorporated into, the Project, which avoid or substantially lessen the significant
environmental effect, as detailed in Exhibit A attached hereto. The analyses included in the
Final EIR to support each conclusion and recommendation therein is hereby incorporated into
these findings;
E. That, in accordance with Public Resources Code Section 21081, modifications have occurred to
the Project to reduce significant effects;
F. That, in accordance with Public Resources Code Section 21081 and State CEQA Guidelines,
changes and alterations have been required and incorporated into the Project that avoid or
substantially lessen its significant environmental effects because feasible mitigation measures,
including those in the MMRP, are made conditions of approval for the Project;
G. That the Statement of Overriding Considerations identifies and weighs the revised Project's
significant impacts that cannot be mitigated to a level below significant against the community
benefits from this revised Project, and concludes, based on substantial evidence in the record,
that the revised Project's benefits outweigh its unavoidable significant impacts;
H. That the Final EIR reflects the decision -maker's independent judgment and analysis;
I. That an MMRP has been prepared and is recommended for adoption to enforce the mitigation
measures required by the Final EIR and Project approvals; and
J. That the documents and other materials which constitute the record of proceedings on which
this decision is based are with the Community Development Department, specifically in the
custody of the Director of Community Development.
SECTION 6. STATEMENT OF OVERRIDING CONSIDERATIONS. Based upon the
above recitals and the entire record, including the Final EIR, oral and written testimony and other
evidence received at the public hearings held on the Project and the Final EIR 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 finds that there is substantial evidence that supports
the conclusion that the Project will result in community benefits, including specific ecological,
economic, legal, social, technical and other benefits, that outweigh the significant effects of the
Project on the environment that cannot be mitigated to a level less than significant.
A. Significant, unavoidable impacts include the following, as further described in Exhibit A
attached hereto and incorporated herein by this reference:
• Air Quality — Regional Operational Emissions and Cumulative Operational Emissions
Noise — Construction Noise, Construction Vibration Levels (Human Annoyance), and
Cumulative Traffic Noise
B. The benefits of the Project outweigh its significant unavoidable impacts that cannot be
mitigated to a level below significant. These benefits are listed in Section 7.3 of Exhibit A
of this Resolution.
SECTION 7. The City Council has reviewed and considered the Final EIR, and hereby
determines that it is adequate and in compliance with CEQA. In compliance with Public Resources
Code Section 12081 and State CEQA Guidelines Section 15093, the City Council has considered
the Project benefits as balanced against its unavoidable adverse environmental effects, and hereby
determines that the benefits outweigh the unavoidable adverse environmental effects; therefore,
the City Council determines that the unavoidable adverse environmental effects are considered
acceptable. The City Council hereby certifies the Final EIR and associated documents, and adopts
the MMRP and Statement of Overriding Considerations.
SECTION 8. The City Clerk shall certify to the adoption of this Resolution and certify this
record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED, AND ADOPTED this 12th day of September, 2017.
MAYOR
ATTEST:
UyVt(,1,1.SfCe-
CITY CLERK
DATE: l
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk, of the City of Santa Clarita, do hereby certify that foregoing Resolution
No. 17-79 was duly adopted by the City Council of the City of Santa Clarita at a regular meeting
thereof, held on the 12th day of September, 2017, by the following vote of the City Council:
AYES: COUNCILMEMBERS: McLean, Kellar, Weste, Miranda, Smyth
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
CITY CLERK
EXHIBIT A
MASTER CASE NO. 14-077:
TENTATIVE TRACT MAP 50374, CONDITIONAL USE PERMIT 14-014,
HILLSIDE DEVELOPMENT REVIEW 14-001, RIDGELINE ALTERATION
PERMIT 14-001, MINOR USE PERMIT 14-016, OAK TREE PERMIT 14-008,
AND ENVIRONMENTAL IMPACT REPORT SCH NO. 2015051005
DRAFT CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GC1. 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.
GC5. 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
Master Case No. 14-077
Conditions ofApprova!
September 12, 2017
Page 2 of 27
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.
GC 11. 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.
PLANNING DIVISION
PL1. The applicant is approved for the following entitlements for the Sand Canyon Mixed Use
Project associated with Master Case No. 14-077:
a. Tentative Tract Map 53074;
b. Conditional Use Permit 14-014;
c. Ridgeline Alteration Permit 14-001;
d. Hillside Review 14-001;
e. Minor Use Permit 14-016; and
f. Oak Tree Permit 14-008.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 3 of 27
PL2. The project is approved to include a maximum of 580 residential units, 60,000 square feet
of restaurant and commercial space, and an 85,000 square -foot assisted living facility
with up to 140 beds.
PL3. The applicant shall comply with the Mitigation Monitoring and Reporting Program
(MMRP) as identified in the Final Environmental Impact Report (FEIR) prepared for the
project (SCH 2015051005).
PL4. The applicant shall construct the commercial portion of the mixed use project prior to
occupancy of the 290th residential unit, unless otherwise approved by the Director of
Community Development.
PL5. The parking structure and water feature in Planning Area 1 shall be substantially
consistent with the approved site plan. Removing these features will be subject to the
Planning Commission approval of a Development Review application.
PL6. The applicant shall have approval to construct the 580 residential units within the
Planning Areas with the following breakdown:
a. Planning Area 2: 312 apartment units
b. Planning Area 3: 149 townhome units
c. Planning Area 4: 71 single-family units
d. Planning Area 5: 48 single-family units
Subject to the approval of a Development Review by the Director of Community
Development, the applicant may shift up to 20 percent of the units between Planning
Area 2 and Planning Area 3. At no time shall the total number of units exceed 580 units
within all Planning Areas.
PL7. Development of each of the five planning areas (including the parking structure) shall be
subject to the approval of a Development Review by the Director of Community
Development.
PL8. The applicant shall install berming along the eastern portions of Planning Area 5 to
provide a visual buffer to existing residences to the east of the project site.
PL9. The applicant shall orient the apartment buildings within Planning Area 2 to reduce noise
impacts to the existing residences to the west of the project site. This may include
positioning buildings parallel to the Sand Canyon frontage to provide a buffer between
the parking areas and the residences. In addition, the applicant shall include a mixture of
24 -inch, 36 -inch, and 48 -inch box trees along the western property line of the project site
to further buffer noise and views to residences to the west.
PL10. All lighting shall be directed down and shielded from neighboring uses. The applicant
shall prepare a photometric study for review and approval with each Development
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 4 of 27
Review application for each planning area that demonstrates that no light will spill over
property lines.
PL11. Pedestrian connections shall be provided throughout the development. A final pedestrian
plan shall be submitted for each planning area to ensure connections to the adjacent
planning areas, recreational facilities, the on-site private park, the commercial portion of
the project, as well as the assisted living portion of the project. The applicant shall further
connect all pedestrian paths to the trail system along the project frontage, transit stops
along the project frontage, as well as the City's sidewalk system along the project
frontage.
PL12. The architecture of the proposed facility shall be consistent with the Community
Character and Design Guidelines (CCDG) for the Valencia community. The applicant
shall provide elevations that incorporate 360 -degree architecture that complies with the
CCDG. A copy of the CCDG can be found at http://www.santa-clarita.com/planning.
PL13. All roof -mounted equipment shall be screened from public view.
PL14. The proposed project shall comply with all applicable sections of the UDC.
PL15. All drive aisles shall be a minimum of 26 feet in width unless required by the Los
Angeles County Fire Department.
PL16. The applicant shall provide shaded employee break areas within the commercial portions
of the project.
PL17. All ground -mounted mechanical equipment shall be identified on the site plan and
screened from view.
PL18. All utility connections shall be designed to coordinate with the architectural elements of
the building. Power lines and over -head cables less than 34 KV shall be installed
underground.
PL19. The applicant shall landscape a minimum of 10 percent of the project site, with five
percent of the parking lot being landscaped.
PL20. The applicant shall install a minimum of two fully operational electric vehicle charging
stations within Planning Area 1.
PL21. No signage is included within this approval and is subject to a separate permit. The
applicant shall provide a sign program prior to the installation of signs on the project site.
PL22. The project, and all construction related activity associated with the project, shall comply
with UDC Section 11.44.040, the City of Santa Clarita Noise Ordinance.
Landscape Conditions
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 5 of 27
LRL Prior to issuance of grading permit(s) the applicant shall provide final landscape, lighting
and irrigation plans (Landscape Document Package) for Planning Division review and
approval. The plan must be prepared by a California -registered landscape architect and
shall be designed with the plant palette suitable for Santa Clarita (Sunset Western Garden
Book Zone 18, minimum winter night temperatures typically 200 to 30° F; maximum
summer high temperatures typically 105° F to 110° F). The landscape design plan shall
meet the design criteria of the State Water Efficiency Landscape Ordinance as well as all
other current Municipal Code/UDC requirements.
LR2. The applicant shall be aware that additional fees will be required to be paid by the
applicant for the review of required landscape and irrigation plans by the City's
landscape consultant based on an hourly rate. An invoice will be provided to the
applicant at the completion of the review of the plans. The applicant will be required to
pay all associated fees to the City of Santa Clarita prior to the release of the approved
landscape and irrigation plans for the project.
LR3. Required Landscape Plan Elements. Final landscape plans shall contain all elements as
listed in the checklist for preliminary landscape plans (Attachment A), and shall conform
to the Landscaping and Irrigation Standards (§17.51.030) in the UDC. The following
elements need to be addressed on the preliminary and/or final landscape plans:
a. Landscape plans shall show plant material to screen at maturity all trash enclosures,
transformer boxes, vault boxes, backflow devices, and other exterior mechanical
equipment. Screening material may include trees, shrubs (15 gallon minimum size),
clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures shall be
screened with both shrubs and clinging vines;
b. Landscape plans shall show all lighting fixtures, base dimensions, and typical finish
elevations;
c. The applicant shall place water -conserving mulching material on all exposed soil in
planting areas not covered by turfgrass. Mulching material may include, and is not
limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must be at
least two (2) inches deep;
d. Prior to occupancy, the applicant shall install all proposed irrigation and landscape,
hi
including irrigation controllers, staking, mulcng, etc., to the satisfaction of the
Director of Community Development. The Director may impose inspection fees for
more than one landscape installation inspection; and
e. Prior to occupancy, the applicant shall submit to the Director of Community
Development a letter from the project landscape architect certifying that all landscape
materials and irrigation have been installed and function according to the approved
landscape plans.
BUILDING AND SAFETY DIVISION
General Comments
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 6 of 27
BS1. Construction drawings for this project shall be prepared and submitted to the Building
and Safety Division for plan review and building permit issuance. Supporting documents;
such as structural and energy calculations, and geotechnical reports shall be included in
the plan submittal package.
BS2. Construction drawings submitted for plan review shall show full compliance with all
applicable local, county, state and federal requirements and codes. Plan review will be
based on the following current state building codes: The 2016 California Building (CBC),
Mechanical (CMC), Plumbing (CPC), and Electrical (CEC) Codes, the 2017 County of
Los Angeles Fire Code, 2016 California Energy Code, and the 2016 California Green
Building Standards Code.
BS3. Construction drawings submitted to Building and Safety for plan review shall be
complete. Submitted plans shall show all Architectural work (including accessibility
requirements), along with all Structural, Mechanical, Plumbing, and Electrical work that
will be part of this project. Civil, landscape and other plans not related to the building
code are not reviewed by the Building and Safety Division.
BS4. Construction drawings shall be prepared by qualified licensed design professionals
(California licensed architects and engineers). Incomplete plans or plans prepared by
unqualified individuals will delay the plan review and permit process.
BS5. The City of Santa Clarita has amended some portions of the California Building Codes. A
copy of these amendments is available at the Building and Safety public counter and on
our website at: http://www.santa-clarita.com/Home/ShowDocument?id=13248.
BS6. Plans may be submitted electronically using our ePLANS system. For more information
about ePLANS, please visit: http://www.santa-clarita.com/city-hall/departments/public-
works/building-safety/eplans.
BST The submitted plans to building and safety shall have a Building Code Analysis and floor
area justification for each building 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, occupancy and all other related data.
BS8. The submitted site plan shall show all lot lines, easements, fire separation distances,
restricted use areas, etc. Any construction proposed in an easement shall obtain the
easement holder's written permission.
BS9. Clean Air, Van Pool, and Electric Vehicle parking spaces (including future EV Charging
Stations) shall be provided within the parking areas for new commercial buildings per the
California Green Building Standards Code. In proposed parking areas, 8% of the total
provided parking spaces, shall be designated as clean air vehicle parking spaces.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 7 of 27
BS10. Electric Vehicle Charging Spaces (future EV Charging Stations) shall be provided within
parking facilities for new commercial buildings per the California Green Building
Standards Code. The submitted plans shall show the size, location and infrastructure of
the future EV charging stations. Some EV Charging Stations shall be sized to be
accessible and located on as accessible route to the building entrance per CBC Sections
1113-228.3 and I IB -812. For multi -building projects, such EV Charging Stations shall be
dispersed based on the parking spaces provided for each building/facility. EV charging
spaces for the residential portions of the project shall comply with Section 4.106.4 of the
California Green Building Standards Code.
BS11. Bicycle parking (both short-term and long-term) shall be provided for the commercial
portions of the project, based on 5% of the total vehicle parking spaces per the California
Green Building Standards Code.
BS12. For an estimate of the building permit fees and the estimated time for plan review, please
contact the Building and Safety Division directly at (661) 255-4935.
BS13. Prior to submitting plans to Building and Safety for plan review, please contact Deanna
Hamrick or Racheal Allen, at (661) 255-4935, for project addressing.
Clearances
BS14. Prior to issuance of building permits, clearances from the following agencies will be
required:
a. Santa Clarita Planning Division,
b. Santa Clarita Engineering Services,
c. Santa Clarita Environmental Services (Construction & Demolition Plan deposit),
d. Los Angeles County Fire Prevention Bureau,
e. Los Angeles County Environmental Services (Health Dept. for food service & sales),
f. Los Angeles County Environmental Programs (Industrial Waste),
g. Los Angeles County Sanitation District,
h. Castaic Lake Water Agency,
i. William S. Hart School District and appropriate elementary school district,
j. Santa Clarita Urban Forestry Division (for construction near Oak Trees).
An agency referral list with contact information is available at the Building and Safety
public counter. Please contact the agencies above to determine if there are any plan
review requirements and/or fees to be paid. Clearances from additional agencies may be
required and will be determined during the plan review process.
BS15. Accessibility (disabled access) requirements for the commercial portions of the project
shall comply with Chapter 11B of the California Building Code, shall be shown and
detailed on the plans. General requirements include but not limited to the following:
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 8 of 27
a. The plans shall clearly show all areas that are usable by the public and employees to
be fully accessible.
b. An accessible route shall be provided between all building entrances, the accessible
parking spaces (including an EV charging space) and the public sidewalk.
c. All disable access requirements, including site accessibility information and details,
shall be shown on the architectural plans (vs the civil plans).
BS16. Accessibility (disabled access) requirements for the residential portions of the project
shall comply with Chapter 11A of the California Building Code, shall be shown and
detailed on the plans. General requirements include but not limited to the following:
a. All multi -family residential buildings (ground -floor dwelling units and all dwelling
units in buildings with elevators) shall be accessible and comply with the Housing
Accessibility requirements per CBC Chapter 11A.
b. All common use areas in multi -family residential buildings such as lobbies, laundry
facilities, community rooms, clubhouse, swimming pools, fitness rooms, elevator,
interior and exterior routes of travel, etc. shall be fully accessible for the disabled per
CBC Chapter 11A.
c. Accessible parking spaces shall be provided for each type of parking facility;
including garages, carports, assigned and unassigned parking, and guest/visitor
parking.
BS17. Covered Multifamily residential projects shall also follow all accessibility regulations
including federal requirements that may be more restrictive. Please refer to the following:
a. Fair Housing Act (FHA) Design Manual (over 300 pages).
b. Joint Statement of the Department of Housing and Urban Development (HUD) and
the Department of Justice (DOJ) issued April 30, 2013 (www.hud.gov).
FHA, HUD and DOJ regulations are not enforced by the local building and safety
jurisdictions but are the responsibility of the designer, architect, owner and developer of
the project.
Soils Reports and Grading
BS18. A complete soils and geology investigation report will be required for this project. The
report shall be formally submitted to the Engineering Services Division 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.
When the soils/geology report recommends grading and/or recompaction, the following
shall be completed prior to issuance of building permits:
a. A grading permit shall be obtained from the Engineering Services Division and all
rough grading and/or re -compaction shall be completed.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 9 of 27
b. A final compaction report and a Pad Certification shall be submitted to and approved
by the Engineering Services Division.
BS19. The footings for all new buildings, additions and other structures, including retaining
walls and fences, shall be setback from any adjacent ascending or descending slopes. See
Section 1808.7 CBC and/or the Slope Setback handout.
Hazard Zones
BS20. The project is located within the City's Fire Hazard Zone. New buildings 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 and Safety's public counter or visit:
http://www.santa-clarita.com/home/showdocument?id=l 068 5.
The submitted plans to Building & Safety shall show all Fire Zone requirements.
BS21. The site for this project is NOT located within the FEMA Flood Zone.
Assisted Living Facilities
BS22. Residential assisted living facilities with personal care services, shall comply with all
requirements for a Group R-2.1 Occupancy, including the additional detailed
requirements of CBC Section 420. Licensed 24 -Hour Care Facilities in a Group R-2.1
Occupancy shall comply with the Special Provisions of CBC Section 435.
Additional Information
BS23. Each separate detached structure, such as trash enclosures, fences, retaining walls, shade
structures require separate applications and building permits. These other structures need
not be on separate plans, but may be part of the same plans for the main project.
BS24. Additional comments and more detailed building code requirements will be listed during
the plan review process.
ENGINEERING DIVISION
General Requirements
EN1. Prior to Plan approval, the applicant must inform the City if he intends to file multiple
Tract Maps. The City Engineer and the Director of Community Development shall
approve the phase boundaries and recording sequence.
EN2. Prior to Grading Plan approval, the applicant shall submit a storm drain exhibit that
clearly shows and labels the maintenance responsibility of all storm drain reaches. In
addition, all necessary storm drain easements shall be shown and labeled on the exhibit.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 10 of 27
EN3. Prior to Grading Plan approval, the applicant shall obtain approval of a drainage concept
study for the proposed public storm drain system from the Los Angeles County
Department of Public Works, Land Development Division.
EN4. Prior to Grading Plan approval, the applicant shall submit a sewer area study for review
and approval. Any downstream sewer upgrades required by the study shall be shown on
the Plan.
ENS. Prior to Grading Plan approval, the applicant shall provide an exhibit that clearly shows
and labels the maintenance responsibility of all slopes, basins, and open space areas.
EN6. Prior to issuance of first building permit, the applicant shall 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.
EN7. 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:
a. Include a disclosure to comply with the Geologist's recommendations in the Geology
Report concerning restrictions on watering, irrigation, and recommend plant types.
b. Grant the City the authority to review and approve/disapprove amendments
(including dissolution) of the CC&Rs or the association.
c. Grant the City the right (though not the obligation) to enforce the CC&Rs (at a
minimum those provisions related to City -required items).
EN8. Prior to first building permit, the applicant shall record the approved CC&Rs with the
Los Angeles County Recorder's office.
EN9. Prior to issuance of building permit, the applicant shall 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.
EN10. Prior to first certificate of occupancy, the applicant shall transfer ownership of open
space lots to the HOA. The grant deed shall be submitted to Engineering Services for
review and approval by the City Engineer prior to Final Map Approval.
Grading, Drainage and Geology Requirements
EN 11. 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
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 11 of 27
shall be based on a detailed engineering geotechnical report specifically approved by the
geologist and/or soils engineer that addresses all submitted recommendations.
EN12. Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for
grading outside of the property lines/tract boundary from the adjacent property
owner(s).
EN13. Prior to issuance of grading permits within their respective jurisdiction, the applicant
shall acquire applicable permits from the Army Corps of Engineers, California
Department of Fish and Game, and the Regional Water Control Board. A copy of the
permits, or a response letter from each agency indicating a permit is not required, shall
be submitted to the City prior to issuance of grading permits.
EN14. 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.
EN 15. Prior to the City's release of any bond monies posted for the construction of storm drain
infrastructure, the applicant or subsequent property owners shall be responsible for
providing all required materials and documentation to complete the storm drain
transfer process from the City of Santa Clarita to the Los Angeles County Flood Control
District. The applicant or subsequent property owners shall also be responsible for
providing regularly scheduled maintenance of the storm drain infrastructure, as
directed by the City Engineer, until such time that full maintenance is assumed by the
Flood Control District.
EN16. Prior to recordation of the Tract Map, the applicant shall form an assessment district to
finance the future ongoing maintenance and capital replacement of SUSMP
devices/systems identified on the latest approved Drainage Concept/Storm drain
plan/Plan. The applicant shall cooperate fully with the City in the formation of the
assessment district, including, without limitation, the preparation of the operation,
maintenance, and capital replacement plan for the SUSMP devices/ systems and the
prompt submittal of this information to City for review and approval. The applicant
shall pay for all costs associated with the formation of the assessment district. SUSMP
devices/ systems shall include but are not limited to catch basin inserts, debris excluders,
biotreatment basins, vortex separation type systems, and other devices/systems for
stormwater quality. The applicant shall be responsible for the maintenance of all SUSMP
devices/ systems until the district has been established
EN17. 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
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 12 of 27
includes infiltration into the design of the project. Refer to the County of Los Angeles
Low Impact Development Manual, and the City's LID Ordinance for details.
EN18. 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
EN19. 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.
EN20. Prior to building final, all new and existing power lines and overhead cables less than 34
KV within or fronting the project site (including alleys) shall be installed underground.
EN21. The property boundaries of the site abut the State of California, Department of
Transportation (Caltrans) jurisdiction. Encroachments into Caltrans jurisdiction shall be
permitted by Caltrans prior to issuance of any building permits by the City.
EN22. Prior to street plan approval, the applicant shall submit a street tree location plan to the
City's Urban Forestry Division for review and approval. The location of the street trees
shall not conflict with sewer or storm drain infrastructure. The plan shall include
proposed sewer lateral locations and storm drain infrastructure for reference.
EN23. Prior to Tract Map approval, the applicant shall prepare the required documents/ maps
to vacate that portion of Sand Canyon Road that is no longer needed for roadway
purposes within Planning Area 2 (PA2), as directed by the City Engineer.
EN24. Prior to issuance of building permits, the applicant shall record easements for all utility
companies for the proposed vacated area.
EN25. Prior to the Tract Map being filed with the County Recorder, the applicant shall not
grant or record easements within areas proposed to be granted, dedicated, or offered for
dedication for public streets or highways, access rights, building restriction rights, or
other easements; unless subordinated to the proposed grant or dedication. If easements
are granted after the date of tentative map approval, subordination must be executed by
the easement holder prior to the filing of the Tract Map.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 13 of 27
EN26. 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'/z" 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.
EN27. Prior to first building final, the applicant shall construct the following street
improvements along the frontage of the project site, as directed by the City Engineer:
Street Name
Inverted
Shoulder
Curb &
Gutter
Base &
I Paving
Street
Lights
Street
Trees
Sidewalk
Width
Landscaped
Median
Soledad Canyon Road
X
X
X
X
Sidewalk
X
Sand Canyon Road
X
X
X
X
Sidewalk
(5' min)
X
*See condition TE13 for clarification on the design for the sidewalk on Sand Canyon Koad.
EN28. Prior to building final for each phase, the applicant shall construct full street
improvements within the project site, as directed by the City Engineer:
Street Name
Inverted
Shoulder
Curb &
Gutter
Base &
Paving
Street
Lights
Street
Trees
Sidewalk
5' min)
Landscaped
Median
A Street
X
X
X
X
X
B Street
X
X
X
X
X
C Street
X
X
X
X
X
D Street
X
X
X
X
X
E Street
X
X
X
X
X
Sewer Improvement Requirements
EN29. The on-site sewer shall be a publicly maintained sewer.
EN30. Prior to issuance of building permits, the applicant shall annex the property into the
County Sanitation District. The applicant shall provide the City's Building and Safety
Division with written confirmation from the Sanitation District that the property has
been annexed.
EN31. Prior to issuance of building permits, the proposed building(s) shall be connected to the
existing sewer main in Sand Canyon Road (PC 10434).
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 14 of 27
EN32. Prior to sewer plan approval, the applicant shall provide a sewer area study in
accordance with City policies for review and approval by the City Engineer.
EN33. Prior to building final, the applicant shall construct all sewer upgrades per the approved
sewer area study, to the satisfaction of the City Engineer.
TRAFFIC ENGINEERING DIVISION
TEL Adequate sight visibility is required at all intersections (street -street intersections or
driveway -street intersections) and shall follow the latest Caltrans manual for applicable
requirements. Adequate sight visibility (including corner 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 and streets 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. The location, width and depth of all project driveways and drive aisles shall conform to
the approved site plan. This shall be shown on all applicable plans prior to issuance of
first building permit. No additional driveways shall be permitted.
TE4. 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.
TES. Minimum width of all interior driveways shall be 26 feet and shall be shown on all
applicable plans prior to issuance of first building permit.
TE6. Any dead-end drive aisles serving more than one unit shall extend a minimum of five feet
beyond the edge of the last driveway or have turn -around area to facilitate vehicular
movements. This shall be shown on all applicable plans prior to issuance of first building
permit. Parking stalls are not permitted at the end of any dead-end drive aisles.
TE7. Prior to street plan approval, the applicant shall show on the street plan drive approaches
using a modified commercial driveway design (APWA 110-2, Type C or equivalent) that
will provide a street/drive approach transition with a maximum algebraic grade difference
of 10%. Construction details shall be shown on the street plan providing a transition no
greater than this maximum.
TE8. Prior to issuance of the first building occupancy permit, the applicant shall post "No
Parking—Fire Lane" signs along all private streets and driveways with a curb -to -curb
width of less than 34 feet and serving more than one unit. This shall be shown on all
applicable plans prior to issuance of first building permit.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 15 of 27
TE9. Prior to issuance of the first building occupancy permit, the applicant shall obtain
approval from the Los Angeles County Fire Department for any private street and
driveway sections.
TE 10. Prior to issuance of first building permit, the applicant shall acquire and dedicate to the
City the right-of-way required for all street improvements as identified in the Traffic
Study and all subsequent revisions/additions/addenda, to the satisfaction of the City
Engineer.
TE 11. Prior to issuance of building permits, the applicant shall dedicate additional street right-
of-way along Sand Canyon Road for a total of 92 feet within the project site, as directed
by the City Engineer.
TE 12. Prior to issuance of building permits, the applicant shall dedicate additional street right-
of-way along Soledad Canyon Road for a total of 116 feet within the project site, as
directed by the City Engineer.
TE13. Prior to issuance of first building occupancy permit, Sand Canyon Road, along the
project frontage, shall be improved to include a Class II bicycle lane and one
vehicular travel lane in each direction, and a meandering 12 -foot paseo within a 24 -
foot landscaped parkway along the east side (project side).
TE14. Per the Caltrans comment letter (April 17, 2017) on the Draft EIR, prior to
completion of the Caltrans Mitigation Agreement, the applicant shall complete a
traffic study for the operation of the off- and on-ramp for SR -14, east of Soledad
Canyon Road, especially for the movement and queue analysis of the westbound left -
turn phasing from Soledad Canyon Road onto the SR -14 on-ramp. This traffic study
shall also include the adjacent intersection of Soledad Canyon Road and Sand Canyon
Road. If any improvements to either intersection are required as a result of this study,
these improvements shall be completed prior to the 100th certificate of occupancy for
the residential component or equivalent trip generation.
TE15. Prior to issuance of the first building occupancy permit, the applicant shall pay a traffic -
signal timing fee for the update of the traffic -signal timing at up to ten intersections in the
surrounding area. The cost is $4,000 per intersection ($40,000 total). This fee shall be
used to improve traffic flow and minimize traffic congestion along the corridors impacted
by project -related traffic, through traffic signal retiming and related infrastructure
improvements.
TE16. 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 Eastside B&T District. The current rate for this District is $18,910. The B&T rate is
subject to change and is based on the rate at the time of payment.
Standard B&T Fee Calculation:
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 16 of 27
Commercial
Townhouse
Mobile Home
Total B&T
= the gross acres (9.6) x the district rate ($18,910) x 5.0
_ $907,680 until June 30, 2017
= the number of units (580) x the district rate ($18,910) x 0.8
_ $8,774,240 until June 30, 2017
= the number of units (123) x the district rate ($18,910) x 0.5
_ $1,162,965 (credit) until June 30, 2017
_ $907,680 + $8,774,240 — $1,162,965 = $8,518,955
ENVIRONMENTAL SERVICES DIVISION
ES 1. For the commercial portion of the project: Provide sufficient trash enclosures to house at
least six three -yard bins. Three of the bins should be reserved for recyclable materials
only. This requirement is subject to change once more information on the project is
provided. In addition, space should be added for organics/food waste recycling bins per
A131826. More information is needed to determine what is necessary to meet these
requirements. Please contact Environmental Services to discuss.
ES2. For the assisted living portion of the project: Please provide sufficient trash enclosures to
house at least 18 three -yard bins. Nine of the bins should be reserved for recyclable
materials only. This requirement is subject to change once more information on the
project is provided. In addition, space should be added for organics/food waste recycling
bins per AB 1826. More information is needed to determine what is necessary to meet
these requirements. Please contact Environmental Services to discuss.
ES3. The enclosure(s) should be shown on the site plan with dimensions, consistent with the
surrounding architecture and shall be constructed with a solid roof. The enclosure(s) shall
be located to provide convenient pedestrian and collection vehicle access (You may place
the containers in the underground parking structure if a minimum of 20 feet overhead
clearance is provided to allow collection vehicles the ability to enter the parking area and
service the container(s)).
ES4. For the residential portion of the project: All single family residential dwellings shall be
designed with space provided (out of public view) for three 90 -gallon trash carts, one
each for trash, recycling, and greenwaste.
ESS. All demolition projects regardless of valuation, all renovation or improvement projects
valuated greater than $100,000, and all new construction projects valuated greater than
$500,000 must comply with the City's Construction and Demolition Materials (C&D)
Recycling Ordinance.
ES6. C&D Materials Recycling Ordinance:
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 17 of 27
a. A Construction and Demolition Materials Management Plan (C&DMMP) 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.
ES7. 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.
ESB. 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.
SPECIAL DISTRICTS DIVISION
Landscape Maintenance District
SD 1. This parcel is located within Landscape Maintenance District (LMD) Zone 2008-1, which
was established to fund the construction and maintenance of landscaped medians on
major thoroughfares throughout the City of Santa Clarita. Applicant is required to
financially contribute to Zone 2008-1 in a manner reflective of this LMD zone's
assessment methodology.
SD2. No on-site private property landscaping shall be maintained by LMD.
SD3. Prior to the issuance of a grading permit, the applicant shall form a local LMD under the
1972 Act for the ongoing funding of required maintenance and improvement of
landscaping, street trees, irrigation, and monument signage on the perimeter of the
project, abutting Sand Canyon and Soledad Canyon Roads.
SD4. Prior to occupancy, the applicant shall, at their sole expense, relocate or remove and re-
install the existing monument sign in a prominent location in the vicinity of the existing
easement that has been granted to the City of Santa Clarita. The monument sign and
surrounding landscaping shall be approved by the LMD prior to issuance of a grading
permit. The applicant shall grant an easement for landscape maintenance purposes to the
City of Santa Clarita for any areas to be maintained by the LMD that are not within the
public right of way.
Urban Forestry
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 18 of 27
SD5. Upon formal submittal, the applicant shall be required to install street trees within the
public right of way. Tree species shall be approved by the City Urban Forestry.
SD6. The applicant shall be required to install and maintain irrigation to all trees planted within
the public right of way. Irrigation to trees shall be bubbler type irrigation only.
SD7. All trees shall be planted according to the City of Santa Clarita tree planting and staking
detail sheet and/or the American Public Works Association (APWA) standard plans for
Public Works construction (Section 5,520-3).
SD8. Parkway trees shall be a minimum 24 -inch box.
SD9. All trees shall be placed a minimum of five feet from any underground utilities.
Streetlight Maintenance District
SD10. Five of the parcels in this project have been annexed into the City's Streetlight
Maintenance District (SMD). The applicant will work with the Special Districts Office to
determine how many contiguous parcels they own that remain to be annexed.
SDI 1. The applicant shall annex the remaining parcels into the SMD to fund the operations and
maintenance of street lights and traffic signals.
a. Following the completed annexation, the annual SMD assessment will be included
on the property tax bill. The current assessment, for FY 16/17, is $77.34 per
Equivalent Benefit Unit (EBU).
b. EBUs are based on land use (table attached). Vacant/unimproved parcels are not
assessed.
c. A minimum of 120 days is required to process the annexation, which must be
completed prior to final map approval, grading or building permit issuance,
whichever occurs first.
Oak Trees
OT1. The project site has a total of three (3) protected oak trees, one (1) of which is Heritage
size, Oak Tree Number 2. The other two (2) oaks are of non -heritage size and are
proposed for removal due to grading and development requirements of the project. The
proposed oak removals include Oak Tree Number 1, and Oak Tree Number 3.
OT2. The applicant is approved to remove two (2) Coast Live Oaks as documented in the
submitted oak tree reports dated February 9, 2016, and the addendum dated January 5,
2017, by Kerry Norman of Arbor Essence.
a. The approved oak tree removals include Oak Tree Number 1 and Oak Tree Number
3.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 19 of 27
b. Collectively these two (2) oaks have an International Society of Arboriculture (ISA)
appraised tree values of $43,400.
c. The project/applicant is required to mitigate with approved replacement oak trees
within the project site equal to the ISA appraised monetary value of $43,400 for the
two (2) oak tree removals.
Approved Oak Tree Removals:
OT3. The applicant is required to bond for the entire ISA Dollar Value of all oak trees
proposed for removal and/or relocation prior to issuance of grading permit. The bond
will remain in place for the entire mitigation period. Upon successful completion of the
three (3) year mitigation, the applicant may request bond exoneration
OT4. The applicant is approved to remove:
a. Oak Tree Number 1 which has an ISA value of $33,200.
i. Coast Live Oak (Quercus agrifolia).
ii. Four trunks measuring 22", 15", 13" and 5" in diameter.
b. Oak Tree Number 3 with an ISA value of $10,200.
iii. Coast Live Oak (Quercus agrifolia)
iv. Four trunks measuring 5", 8", 11" and 11" in diameter.
c. Collectively these approved oak removals equal $43,400.
Oak Tree Preservation and Protection:
OTS. Oak Tree Number 2 — SHALL NOT BE REMOVED OR ENCROACHED UPON. This
Heritage oak has an ISA value of $53,300 and shall be protected at all times throughout
development. Oak tree encroachments are permitted into the protected zone as shown on
the approved site plan, and in accordance with the Oak Tree Specialist.
a. Additionally this oak shall be protected with temporary chain link fencing five feet
tall installed at the oak tree protected zone, five feet beyond the drip line, prior to any
construction activities, including but not limited to, demolition, grading, excavation,
or construction.
b. This oak shall be monitored by the project arborist every 60 to 90 days depending on
construction activities and condition of tree.
c. Oak Tree Monitoring shall continue for an additional three years after the last
certificate of occupancy for the project.
d. Supplemental oak tree monitoring reports shall be submitted electronically to the City
Oak Tree Specialist at rsartain@santa-clarita.com.
e. The applicant may be required to provide additional preservation measures to ensure
the preservation of the oak tree and may include mulching, watering, and pest control.
Oak Tree Mitigation Plan:
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 20 of 27
OT6. The applicant is required to submit an Oak Tree Mitigation Plan for the replacement oaks
trees to be planted within the project site. The Oak Tree Mitigation Plan shall be
submitted to the City Planning Division and the City Oak Tree Specialist prior to Grading
Permit Approval.
a. The oak tree mitigation and replacement plan shall equal the removed ISA tree value
of $43,400.
b. The oak tree mitigation plan shall include the location of all the proposed oak tree
replacements, including the quantity, size, cost, placement and species, of boxed
trees.
c. The oak tree mitigation site plan shall have a summary table/legend with the quantity,
type, value/cost and size of the replacement oaks.
d. The Oak Tree Mitigation Plan shall be an independent and separate plan from the
Landscape Plan. (The Mitigation Oaks shall also be shown on the Landscape Plan).
e. All replacement mitigation oaks shall be native Coast Live Oaks, unless otherwise
approved by the City.
f. The project is encouraged to locate the replacement mitigation oaks in highly visible
prominent locations such as round -a -bouts, large parkways, parks, open space and
landscape areas.
g. All mitigation oaks shall have some form of permanent irrigation approved by the
City; however, spray or rain -bird type irrigation will not be accepted.
OTT All mitigation oaks are required to be monitored by the project arborist on behalf of the
developer for a minimum of three (3) years or until sufficiently established. Monitoring
shall consist of intervals of three-month, six-month or annual depending on health and
condition of mitigation oaks. Monitoring reports shall be submitted electronically to the
City Oak Tree Specialist.
OTB. All mitigation oaks that do not live or become sufficiently established shall be replaced
and the monitoring continued until adequate establishment.
OT9. Applicant shall comply with the City of Santa Clarita Oak Tree Ordinance and Oak Tree
Preservation and Protection Guidelines at all times throughout the completion of the
project.
LOS ANGELES COUNTY FIRE DEPARTMENT
FD1. The proposed development may necessitate multiple ingress/egress access for the
circulation of traffic an emergency response issues.
FD2. The development of this project must comply with all applicable code and ordinance
requirements for construction, access, water mains, fire flows, and fire hydrants.
FD3. Specific fire and life safety requirements for the construction phase will be addressed at
the building fire plan check. There may be additional fire and life safety requirements
during this time.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 21 of 27
FD4. Every building constructed shall be accessible to Fire Department apparatus by way of
access roadways with an all-weather surface of not less than the prescribed width. The
roadway shall be extended to within 150 feet of all portions of the exterior walls when
measured by an unobstructed route around the exterior of the building.
FD5. When involved with subdivision in a city contracting fire protection with the County of
Los Angeles Fire Department, Fire Department requirements for access, fire flows, and
hydrants are addressed during the subdivision map stage.
FD6. Fire Department requirements for access, fire flows, and hydrants are addressed during
the building permit stage.
FD7. Fire sprinkler systems are required in some residential and most commercial occupancies.
For those occupancies not requiring fire sprinkler systems it is strongly suggested that
fire sprinkler systems be installed. This will reduce potential fire and life losses. Systems
are now technically and economically feasible for residential use.
FD8. The development may require fire flows up to 8,000 gallons per minute at 20 pounds per
square inch residual pressure for up to a four hour duration as outlined in the 2016
County of Los Angeles Code Appendix B. Final fire flows will be based on the size of
buildings, its relationship to other structures, property lines, and types of construction
used.
FD9. Fire hydrant spacing shall be 300 feet and shall meet the following requirements:
a. No portion of lot frontage shall be more than 200 feet via vehicular access form a
public fire hydrant.
b. No portion of a building shall exceed 400 feet via vehicular access from a properly
spaced public fire hydrant.
c. Additional hydrants will be required if hydrant spacing exceeds specified distances.
d. When cul-de-sac depth exceeds 200 feet on a commercial street, hydrants shall be
required at the corner and mid -block.
e. A cul-de-sac shall not be more than 500 feet in length when serving land zoned for
commercial use.
FD 10. Turning radii shall not be less than 32 feet. This measurement shall be determined at
the centerline of the road. A Fire Department approved turning area shall be provided
for all driveways exceeding 150 feet in -length and at the end of all cul-de-sacs.
FD 11. All on-site driveways/roadways shall provide a minimum unobstructed width of 28
feet clear -to -sky. The on-site driveway is to be within 150 feet of all portions of the
exterior walls of the first story of any building. The centerline of the access driveway
shall be located parallel to and within 30 feet of an exterior wall on one side of the
proposed structure.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 22 of 27
FD12. Driveway width for non-residential developments shall be increased when any of the
following conditions will exist:
a. Provide 34 feet in -width when parallel parking is allowed on one side of the
access roadway/driveway. Preference is that such parking is not adjacent to the
structure.
b. Provide 42 feet in -width when parallel parking is allowed on each side of the
access roadway/driveway.
c. Any access way less than 34 feet in -width shall be labeled "Fire Lane" on the final
recording map and final buildingplans.
d. For streets or driveways with parking restrictions: The entrance to the
street/driveway and intermittent spacing distances of 150 feet shall be posted with
Fire Department approved signs stating, "NO PARKING - FIRE LANE" in three-
inch high letters. Driveway labeling is necessary to ensure access for Fire
Departmentuse.
FD13. Fire hydrant spacing shall be 300 feet and shall meet the following requirements:
a. No portion of lot frontage shall be more than 200 feet via vehicular access from a
public fire hydrant.
b. No portion of a building shall exceed 400 feet via vehicular access from a
properly spaced firehydrant.
c. When cul-de-sac depth exceeds 200 feet hydrants will be required at the corner
and mid -block.
d. Additional hydrants will be required if the hydrant spacing exceeds specified
distances.
FD 14. Turning radii shall not be less than 32 feet. This measurement shall be determined at
the centerline of the road. A Fire Department approved turning area shall be provided
for all driveways exceeding 150 feet in -length and at the end of all cul-de-sacs.
FD 15. All on-site driveways shall provide a minimum unobstructed width of 28 feet clear -to -
sky. The 28 foot width does not allow for parking and shall be designated as a "Fire
Lane" and have appropriate signage. The centerline of the on-site driveway shall be
located parallel to and within 30 feet of an exterior wall on one side of the proposed
structure. The on-site driveway is to be within 150 feet of all portions of the exterior
walls of the first story of any building.
FD 16. The 28 feet in -width shall be increasedto:
a. 34 feet in -width when parallel parking is allowed on one side of the access way.
b. 36 feet in -width when parallel parking is allowed on both sides of the access way.
c. Any access way less than 34 feet in -width shall be labeled "Fire Lane" on the final
recording map and final buildingplans.
d. For streets or driveways with parking restrictions: The entrance to the
street/driveway and intermittent spacing distances of 150 feet shall be posted with
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 23 of 27
Fire Department approved signs stating, "NO PARKING - FIRE LANE" in three-
inch high letters. Driveway labeling is necessary to ensure access for Fire
Departmentuse.
FD 17. When serving land zoned for residential uses having a density of more than four units
per net acre:
a. A cul-de-sac shall be a minimum of 34 feet in -width and shall not be more than
700 feetin-length.
b. The length of the cul-de-sac may be increased to 1000 feet if a minimum of 36
feet in -width is provided.
c. A Fire Department approved turning area shall be provided at the endof a cul-de-
sac.
FD 18. Fire hydrant spacing shall be 600 feet and shall meet the following requirements:
a. No portion of lot frontage shall be more than 450 feet via vehicular access from a
public fire hydrant.
b. No portion of a structure should be placed on a lot where it exceeds 750 feet via
vehicular access from a properly spaced public fire hydrant.
c. When cul-de-sac depth exceeds 450 feet on aresidential street, hydrants shall be
required at the corner andmid-block.
d. Additional hydrants will be required if hydrant spacing exceeds specified
distances.
FD 19. A Fire Department approved turning area shall be provided for all driveways
exceeding 150 feet in -length and at the end of all cul-de-sacs.
FD20. Fire Department access shall provide a minimum unobstructed width of 28 feet clear -
to -sky and be within 150 feet of all portions of the exterior walls of the first story of
any single unit. If exceeding 150 feet provide 20 feet minimum paved width "Private
Driveway/Fire Lane" clear -to -sky to within 150 feet of all portions of the exterior
walls of the unit. Fire Lanes serving three or more units shall be increased to 26 feet.
FD21. Streets or driveways within the development shall be provided with the following:
a. Provide 36 feet in -width on all streets where parking is allowed on both sides.
b. Provide 34 feet in -width on cul-de-sacs up to 700 feet in -length. This allows
parking on both sides of the street.
c. Provide 36 feet in -width on cul-de-sacs from 701 to 1000 feet in -length. This
allows parking on both sides of the street.
d. For streets or driveways with parking restrictions: The entrance to the
street/driveway and intermittent spacing distances of 150 feet shall be posted with
Fire Department approved signs stating "NO PARKING - FIRE LANE" in three-
inch high letters. Driveway labeling is necessary to ensure access for Fire
Department use. Turning radii shall not be less than 32 feet. This measurement
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 24 of 27
shall be determined at the centerline of the road.
FD22. All access devices and gates shall comply with California Code of Regulations, Title
19, Articles 3.05 and 3.16.
FD23. All access devices and gates shall meet the following requirements:
a. Any single -gated opening used for ingress and egress shall be a minimum of 26
feet in-widthclear-to-sky.
b. Any divided gate opening (when each gate is used for a single direction of travel
i.e., ingress or egress) shall be a minimum width of 20 feet clear -to -sky.
c. Gates and/or control devices shall be positioned a minimum of 50 feet from a
public right-of-way and shall be provided with a turnaround having a minimum of
32 feet of turning radius. If an intercom system is used the 50 feet shall be
measured from the right-of-way to the intercom control device.
d. All limited access devices shall be of a type approved by the Fire Department.
e. Gate plans shall be submitted to the Fire Department prior to installation. These
plans shall show all locations, widths, and details of the proposed gates.
FD24. All proposals for traffic calming measures (speed humps/bumps/cushions, traffic
circles, roundabouts, etc.) shall be submitted to the Fire Department for review prior
to implementation.
FD25. Disruptions to water service shall be coordinated with the County of Los Angeles Fire
Department and alternate water sources shall be provided for fire protection during
such disruptions.
TRANSIT DIVISION
TD1. There is fixed route bus service between the hours of 4:00 a.m. and 11:00 p.m. on
Soledad Canyon daily.
TD2. At this time the Transit Impact Fee does not apply to commercial/industrial
developments. This fee is currently under revision. Applicant shall pay the fee in place at
the time of building permit issuance.
TD3. Applicant shall provide a bus stop/s at the location of. Northwest corner of Soledad
Canyon and "A" Street.
TD4. Applicant shall construct a pedestrian path from the bus stop/s to the development.
TD5. Bus stop/s may require additional right of way (ROW) as approved by the City Engineer.
TD6. At the location of the bus stop/s, the applicant shall provide a permanent stylized shelter
structure. The bus stops shall consist of: a 10' x 25' concrete pad placed behind the
sidewalk, a bench, a trash receptacle, and lighting. Proposed shelter structure and all bus
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 25 of 27
stop amenities shall be approved by City Transit staff prior to installation. All
specifications and appropriate paperwork shall be supplied to the Transit Division prior to
installation.
TD7. Applicant shall provide a site plan showing amenities within a 100 -foot radius of the bus
stop/s. This plan shall show the locations of all utility meters, utility structures,
landscaping, buildings, pedestrian walkways, and parking spaces. This plan shall also
show all other items not listed above located within the 100 -foot radius of the bus stop/s.
TDB. Shelter design, structure and amenities shall be approved by appropriate city staff
including Transit, Planning, Building and Safety, and Engineering. All specifications and
appropriate paperwork for the bus stop shall be supplied to the Transit Division prior to
installation.
TD9. A color elevations and materials board for the proposed bus shelter shall be supplied to
Planning with project submittal.
TD10. The bus stop/s location shall be a minimum of 100 feet from the curb return or as
specified by city staff.
TD 11. At the location of the bus stop/s, the sidewalk shall meet the street for no less than 25
feet.
TD 12. The bus stop/s shall comply with all ADA regulations as specified in the most recent
version of the California Disabled Accessibility Guidebook (Ca1Dag). Proposed disabled
access shall be drawn on all plans.
TD 13. Bus stops shall be shown and labeled on the site plan.
TD 14. Prior to occupancy of the first building, the bus stop/s shall be installed to the satisfaction
of city staff.
PARKS, RECREATION, AND COMMUNITY SERVICES DIVISION
PRI. Prior to the recordation of an applicable final tract/parcel map, the applicant shall set the
required Park Dedication Fee equal to the value of the amount of land established per the
City's General Plan, "Parks and Recreation Element". Private Park credit shall be
measured after the Multi -family requirement from UDC 17.57.030 Multifamily
Residential Standards, Section G Recreation Facilities has been calculated by the City's
Planning Department. The final park dedication fee calculation is attached. There is a
variance to the code requiring fees to be paid at Final Map currently in place by City
Council authority that allows fees to be paid at Building Permit for each phase.
PR2. The developer shall construct a Class II bike path with meandering sidewalk, on Sand
Canyon Road from Soledad Canyon Road north to the extent of the project boundary.
The Class II Trail shall be built to City standards.
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 26 of 27
PR3. The developer shall construct a Class II Bike Lane on Soledad Canyon Road.
PR4. All interior trails and paseos shall be HOA owned and maintained.
PR5. All open space parcels shall be owned and maintained by an HOA or POA.
OProject Description: Sand Canyon Plaza L
Tract/MC#: 53074 14-077 Ir
i1
Houslnll
Units
Density'
DW0111110
5 Acres "FMV
Per 1000
Sub
Total
20% Off 51te
1111plovelilents
to Lieu
Fee
Sea
1 2.940
0.005 1 $880,000
1 $7,5D2.880
$1,500.570
13.003,456
Total Density
1,705
Total Acres due
8.62600
Private Park Credit Up to 311%
255780
With Park Credit
S.tirig;;
35,.=.2,0,0
$1.050.403
$$.302.410
TOTAL FEES DUE WITH PRIVATE PARK CREDTr= $6,302,419
TOTAL TEES DUE WITHOUT CREDIT= $9,003,456
Potential private Paik Total Total Max. Credit Estimate Reviewed by:
Credit _ SO. FT. Acres 30%
52.701,037 111 A W 5.780 F:a ! Date:
Jeff Morrison
612017
—The applicant will be required to provide a certified MAI real estate appraisal to establish the Fair Market Value (FMV) or an acre
it land within this prosect,
rdeod of taleubLm per e+e C4y of $am Clarity Geneeal AW - PaA3 and Relxeaimn Elemmr
OU x Population X 5 jw y pw X "FMN = Subloral X 1.2 In Lieu Fee
-Ear OU t000 people Bulde6le acre
S:\CD\!PLANNING DIVISION\CURRENT\!2014\14-077 Sand Cyn Plaza\City Council\14-077 CC Agenda Items\14-077
Conditions of Approval.doe
Master Case No. 14-077
Conditions of Approval
September 12, 2017
Page 27 of 27
ATTACHMENT A
Preliminary Landscape Plan — Fifteen (15) copies of a landscape plan drawn to scale (minimum
plan size 24' x 36") indicating:
❑ Project name and location, vicinity map, north arrow and scale (scale to match site
plan), property lines and dimensions; label all adjacent streets and provide dimensions
to centerline
❑ Date of preparation; date(s) of revisions, if applicable
❑ Name and contact information of the project landscape architect or designer
❑ Existing and proposed land use and zoning
❑ Lot square footage or acreage, proposed lot area for landscaping in square feet,
percentage of parking lot area proposed for landscaping,
❑ Location of buildings, parking areas, vehicular/pedestrian circulation, etc.
❑ Location and dimensions of doorways, windows and overhangs, where applicable
❑ Location and dimensions of retaining walls, including top -of -wall and base -of -wall
spot elevations
❑ Spot elevations indicating pad elevations, hardscape footing elevations, pathway
elevations, retaining walls, and all other places where grade change would affect
design implementation
❑ Location and dimensions of doorways, windows and overhangs, where applicable
❑ Location and dimensions of all ground -mounted mechanical, electrical, or other
equipment, if known (air conditioner condensers, Edison transformer boxes, cable TV
boxes, backflow preventers, fire equipment/backflow preventers, gang mailboxes,
water, sewer, telephone, etc.)
❑ Location of existing and proposed easements
❑ Location and graphic dimensions of all existing and proposed trees and shrubs
❑ Location of all proposed and existing oak trees
❑ Location of all exterior light standards
❑ A Tree Legend in table form indicating symbol or abbreviation, botanical name,
common name, size, quantity, and water usage (low, medium, high)
❑ A Plant Legend in table form for all shrubs and ground cover, indicating: symbol or
abbreviation, botanical name, common name, size, quantity, water usage (low,
medium, high), height and canopy diameter for mature shrubs. Replace height and
width with typical spacing for groundcover plantings.
❑ Location, dimensions, and gradient (if applicable) of any turf area
❑ Notes indicating design intent at key locations (e.g. screening, entry treatment,
streetscape, property line treatment, etc.).
L3Detail pedestrian plazas/site furniture and enhanced paving if not shown on the plans.
❑ The height and design of all fencing, walls, trash enclosures, and/or adjacent
development, including retaining walls, slopes, fences, etc., that could influence on-
site landscaping.
❑ Irrigation system point -of -connection
CITY COUNCIL RESOLUTION NO. 17-79
EXHIBIT A - CEQA FACTS AND FINDINGS
STATEMENT OF FACTS AND FINDINGS
AND
STATEMENT OF OVERRIDING CONSIDERATIONS
REGARDING THE ENVIRONMENTAL EFFECTS
FOR THE
SAND CANYON PLAZA MIXED-USE PROJECT
SCH NO. 2015051005
Lead Agency:
CITY OF SANTA CLARITA
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Statement of Facts and Findings and Statement of Overriding Considerations
for the
Sand Canyon Plaza Mixed -Use Project Final Environmental Impact Report
TABLE OF CONTENTS
1.0
STATEMENT OF FACTS AND FINDINGS.....................................................................1
1.1 Introduction.................................................................................... ................1
2.0
PROJECT SUMMARY............................................................................... ................3
2.1 Description of Project Proposed for Approval......................................................
3
2.2 Statement of Objectives.......................................................................................
9
3.0
ENVIRONMENTAL REVIEW/PUBLIC PARTICIPATION ...............................................
11
4.0
INDEPENDENT JUDGMENT AND FINDING................................................................
12
5.0
ENVIRONMENTAL IMPACTS AND FINDINGS............................................................
13
5.1 Effects Determined To Have No Impact in the EIR............................................
13
5.2 Effects Determined To Be Less Than Significant Without
Mitigation in the EIR..........................................................................................
15
5.3 Effects Determined To Be Mitigated to Less Than Significant Levels .................
21
5.4 Environmental Effects Which Remain Significant and
Unavoidable After Mitigation and Findings.........................................................
56
5.5 Alternatives to the Proposed Project..................................................................
63
6.0
CERTIFICATION OF THE FINAL EIR........................................,..................................
74
6.1 Findings ............. ............................... ................................................. .,..............
74
6.2 Conclusions.......................................................................................................74
7,0
STATEMENT OF OVERRIDING CONSIDERATIONS..................................................75
7.1 Introduction ....................... .......................... —....................................................
75
7.2 Significant Unavoidable Impacts........................................................................
76
7.3 Overriding Considerations ...............................................................................
76
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Statement of Facts and Findings and Statement of Overriding Considerations
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1.0 STATEMENT OF FACTS AND FINDINGS
1.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires that a Lead Agency issue two sets
of findings prior to approving a project that would generate a significant impact on the
environment. The Statement of Facts and Findings is the first set of findings where the Lead
Agency identifies the significant impacts, presents facts supporting the conclusions reached in
the analysis, makes one or more of three potential findings for each impact, and explains the
reasoning behind the agency's findings.
The following statement of facts and findings has been prepared in accordance with the
California Environmental Quality Act (CEQA) and Public Resources Code Section 21081.
CEQA Guidelines Section 15091 (a) provides that:
No public agency shall approve or carry out a project for which an EIR has been
certified which identifies one or more significant environmental effects of the project
unless the public agency makes one, or more written findings for each of those
significant effects, accompanied by a brief explanation of the rationale for each
finding.
The three finding categories available for the Statement of Facts and Findings pursuant to
CEQA Guidelines Section 15091.
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2. Such changes or alterations are within the responsibility and jurisdiction of another
public agency and not the agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted by such other agency.
3. Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or project alternatives identified in the Final EIR,
The Statement of Overriding Considerations is the second set of findings. Where a project
would cause unavoidable significant impacts, the Lead Agency may still approve the project
where its benefits outweigh the adverse impacts. Further, as provided in the Statement of
Overriding Considerations, the Lead Agency sets forth specific reasoning by which benefits are
balanced against effects, and approves the project. These findings in the Statement of
Overriding Considerations are presented in Section 7.0.
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Sand Canyon Plaza Mixed -Use Project Final Environmental Impact Report
The City of Santa Clarita (City), the CEQA Lead Agency, finds and declares that the Sand
Canyon Plaza Mixed Use Project Final Environmental Impact Report (EIR) has been
completed in compliance with CEQA and the CEQA Guidelines. The City Council finds and
certifies that the EIR was reviewed and information contained in the EIR was considered prior
to approving the Sand Canyon Plaza Mixed Use Project herein referred to as the "project."
Based upon its review of the EIR, the City Council finds that the EIR is an adequate
assessment of the potentially significant environmental impacts of the proposed project,
represents the independent judgment of the City, and sets forth an adequate range of
alternatives to this project.
The Final EIR (August 2017) is composed of the following elements:
• Sand Canyon Plaza Mixed Use Project Draft Environmental Impact Report (dated
March 2017)
• Planning Commission Final EIR (June 2017)
• Draft EIR Technical Appendices
• Mitigation Monitoring and Reporting Program
• A list of persons commenting on the Draft EIR, Comments, and Responses
• Errata for Final EIR
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Sand Canyon Plaza Mixed -Use Project Final Environmental Impact Report
2.0 PROJECT SUMMARY
2.1 DESCRIPTION OF PROJECT PROPOSED FOR
APPROVAL
DESCRIPTION OF PROJECT
The following discussion describes the types and amounts of new land uses as revised by the
Planning Commission and the infrastructure improvements necessary to construct the
development. Table 1 below summarizes the statistics associated with the project.
Table 1
Land Use Summary
Planning
Residential
Area No.
Project Use
Commercial Square Footage
Dwelling nits
Acreage
PA -1
Commercial/retail/restaurant/
60,000 -SF commercial retail/restaurant;
n/a
9.6
assisted living
85,000 -SF assisted living facility (140 beds)
PA -2
Multi -family attached
N/A
312
12.2
PA -3
Multi -family attached
N/A
149
10.3
PA -4
Single-family detached
71
7.3
condominiums
N/A
PA -5
Single-family detached
48
6.3
condominiums
N/A
Streets
N//A
n/a
6.3
Private Park/Recreation Center
N/A
n/a
2.0
Drainage basin
N/A
nla
1.0
Open space/landscaped areas
N/A
n/a
31.4
Right of way dedication
N/A
n/a
1.1
Total
60,000 -SF commercial retaillrestaurant;
580
_
87.5
85,000 -SF assisted_ living facility
Source: Tentative Tract Map No, 053074, July 2017
As provided in Table 1 above, the approximately 87 -acre Project site would be developed with
up to 60,000 square feet of commercial/retail/restaurant uses and 85,000 square feet of
assisted living facilities (up to 140 beds). Also proposed on the Project site are 580 residential
units comprising 461 multi -family units (including up to 312 apartment units and 149 attached
townhomes) and 119 single-family detached condominiums. If approval of the Project is
granted, Project conditions of approval would permit modifications to building locations,
building footprints, and product types. The approximately 87 -acre project site is divided into five
Planning Areas (PA), described below.
Planning Area 1 (Commercial) — Approximately 145,000 square feet of
commercial/residential floor space including 60,000 square feet of commercial (retail and
restaurants) and an 85,000 -square -foot assisted living facility (up to 140 beds) on
approximately 9.6 acres. Planning Area 1 is located at the northeast intersection of Sand
Canyon Road and Soledad Canyon Road. PA 1 also includes a water quality/water feature
located at the southwest corner of the project site. Consistent with the requirements of the
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MXN zone, the maximum building height in PA -1 would be 50 feet (assisted living facility). The
remaining commercial buildings in PA -1 would range in height from 20 to 35 feet.
Access to PA -1 would occur via Soledad Canyon Road and "A" Drive (left in/right in and right
out) and Sand Canyon Road and "A" Drive (left in/right in and right out). Up to 415 parking
spaces would be provided for the retail commercial area contingent upon final uses and square
footage, which includes 151 surface spaces and 264 spaces in a parking structure. Of the total
415 parking spaces, up to 70 spaces would be provided for the assisted living facility
contingent upon the final bed count.
Planning Area 2 (Multi -Family Attached) — 312 multi -family units (intended to be rental units)
and required parking per the MXN zone requirements would be developed on 12.2 acres. One
private recreational area with a pool, internal drive aisles, water quality improvements, and
other open areas would be provided within PA -2. The maximum building height in PA -2 is 50
feet. Access to PA -2 would be from Sand Canyon Road via "A" and "B" Drives. Approximately
1 acre of the existing Sand Canyon Road right-of-way would be vacated by the City and
included in PA -2, as it would no longer be needed for roadway purposes. Planning Area 2 is
located directly north of PA 1 along Sand Canyon Road.
Planning Area 3 (Multi -Family Attached Townhomes) — 149 townhomes with required
parking (per the MXN zone requirements) on approximately 10.3 acres. Water quality
improvements, internal drive aisles, trails and other open areas would be provided within PA -3.
The maximum building height in PA 3 is 40 feet. Access to PA -3 would be from Sand Canyon
Road via "B", "C" and "D" Drives. Planning Area 3 is located north of Planning Area 2 along
Sand Canyon Road.
Planning Area 4 (Single -Family Detached Condominiums) — 71 units with required parking
(per MXN and UR -3 zone requirements) on approximately 7.3 acres. Internal drive aisles,
water quality improvements, trails, and other open areas would be provided within PA -4. The
two -acre private recreational area located in PA -5 would also service PA 4. Access to PA -4
would be from Sand Canyon Road via "B," "C," and "D" Drives. Planning Area 4 is located in
the central portion of the project site north and east of Planning Area 2 and is depicted in
Figure 3-12, Planning Area 4.
Planning Area 5 (Single -Family Detached Condominiums) — 48 units with required parking
(per MXN and UR -3 zone requirements) on approximately 6.3 acres. A two -acre private
recreational area, internal drive aisles, water quality improvements, trails and other open areas
would be provided within PA -5. Access to PA -5 would be from Sand Canyon Road via "B", "C"
and "D" Drives. Planning Area 5 is located in the eastern and northern portions of the project
site.
The project includes a total of 580 residential units (replacing the existing 123 mobile homes),
60,000 square feet of retail commercial uses, and an 85,000 -square -foot assisted living facility.
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Project Design Features
The following Project Design Features have been incorporated into the project.
PDF -1 Landscape irrigation plans shall include drought -tolerant and native plants
(consistent with General Plan EIR Mitigation Measures 3.13-6 and 3.13-11).
PDF -2 Landscape irrigation plans shall incorporate low -water -use devises (such as ET
controllers and drip irrigation), to the extent feasible (consistent with General Plan
EIR Mitigation Measures 3.13-6 and 3.13-11).
PDF -3 Water conservation measures as required by the State of California shall be
incorporated into all irrigation systems.
PDF -4 The Project Applicant, or responsible party, shall require the installation of low -flow
fixtures in all residential units, which may include but are not limited to water
conserving shower heads, toilets, waterless urinals and motion -sensor faucets, and
encourage use of such fixtures in building retrofits as appropriate (consistent with
General Plan EIR Mitigation Measures 3.13-7 and 3.13-13).
PDF -5 Prior to commencement of use, all uses of recycled water shall be reviewed and
approved by the State of California Health and Welfare Agency, Department of
Health Services.
PDF -6 Prior to the issuance of building permits, the Project Applicant, or responsible party,
shall finance the expansion costs of water service extension to the subdivision
through the payment of connection fees to the appropriate water agency(ies).
PDF -7 For sensitive uses within 500 feet of the SR -14 Freeway, incorporate air filtration
systems with filters meeting or exceeding the ASHRAE 52.2 Minimum Efficiency
Reporting Value (MERV) of 11. MERV 11 filters are effective in improving indoor air
quality as compared to lower efficiency filters for PM10 and PM2.5.
PDF -8 Locate open space areas associated with sensitive uses (e.g., courtyards, patios,
balconies) as far from the freeway sources as possible.
PDF -9 Plant vegetation between sensitive receptors and freeway sources.
PDF -10 Utilize site plan design that minimizes operable windows and building entries along
the freeway.
PDF -11 For sensitive uses within 500 feet of the SR -14 Freeway, utilize options for
mechanical and ventilation systems (i.e., supply or exhaust based systems). If a
supply -based system is proposed (i.e., actively bringing outside air through intake
ducts), consider locating intakes as far from the freeway sources as possible.
PDF -12 The Applicant shall implement all control measures required and/or recommended
by the SCAQMD (i.e., Rules 403, 1108, and 1113), including but not limited to the
following:
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Sand Canyon Plaza Mixed -Use Project Final Environmental Impact Report
Use watering to control dust generation during demolition of structures or break-
up of pavement;
• Water active grading areas and unpaved surfaces at least three times daily;
a Cover stockpiles with tarps or apply non-toxic chemical soil binders;
• Limit vehicle speed on unpaved roads to 15 miles per hour;
Sweep daily (with water sweepers) all paved construction parking areas and
staging areas;
• Provide daily clean-up of mud and dirt carried onto paved streets from the
Project site;
• Suspend excavation and grading activity when winds (instantaneous gusts)
exceed 15 miles per hour over a 30 -minute period or more; and
• An information sign shall be posted at the entrance to the construction site that
identifies the permitted construction hours and provides a telephone number to
call and receive information about the construction project or to report
complaints regarding excessive fugitive dust generation. Any reasonable
complaints shall be rectified within 24 hours of their receipt.
Grading
Demolition/Site Clearin
The project would require demolition of the remaining mobile home units and site clearing, In
addition to the removal of the mobile homes, demolition would include the removal of asphalt,
concrete, other ancillary structures to the existing mobile home park, trees, fences, and other
existing debris.
Grading/Foundation
The project would include grading approximately 2.1 million cubic yards of cut and fill balanced
on-site. Additional remedial grading (approximately 850,000 cubic yards) would be necessary
to accommodate site development.
Mobility Plan
The project provides for non -vehicular modes of transportation in a system of trails, sidewalks
and pedestrian pathways commonly known as the Mobility Plan. The Mobility Plan achieves
Project Objectives by creating and enhancing opportunities for non -vehicular travel through
encouraging pedestrian mobility from the project's residential areas to the commercial uses.
Drainage/Water Quality
The Drainage and Water Quality Plan incorporates methodologies to meet or exceed the
ongoing National Pollution Discharge Elimination System (NPDES) permit requirements. The
plan includes a comprehensive series of drainage, flood control and water quality
improvements designed for the project. Project Design Features (PDFs) incorporated into the
project include site design, source control, treatment control and infiltration. As currently
planned, storm water runoff from all developed areas of the project would be routed to
bioretention areas, vegetated swales and infiltration treatment control devices. These water
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Sand Canyon Plaza Mixed -Use Project Final Environmental Impact Report
quality improvements would be designed to operate off-line, receiving dry weather flows, small
storm flows and the initial portion of large storm flows.
Conceptual Landscape Plan
The conceptual landscape plan focuses primarily on the use of native and drought tolerant
trees and plant species to create a natural and vibrant environment. All plant species have
been selected due to their ability to thrive in the Santa Clarita climate and their potential to add
complexity and texture to the open space/landscaped areas within the project. The use of turf
shall be very limited and only used in locations where it would serve for passive or active
recreation.
The irrigation systems would be designed, installed, operated and maintained in conformance
with the State Water Efficient Landscape Ordinance and the City of Santa Clarita Landscaping
Standards. The main objective for the irrigation design is to minimize water use and maximize
efficiency. These objectives would be met using Smart ET Based controllers, hydro -zoning,
moisture sensors, rain shut-off devices, and drip irrigation. Although portions of the native
planting areas may receive temporary irrigation, a permanent irrigation system is important for
a majority of the landscape areas to comply with the Los Angeles County Fire Department Fuel
Modification Guidelines.
Local Roadway Circulation and Access
The project's roadway network is designed as an orderly extension of the regional circulation
patter in the Santa Clarita Valley. The network is designed to integrate modes of travel,
accommodate anticipated traffic demands generated by the project and surrounding
development and provide roadway improvements that connect the project to SR -14 and the
rest of the Valley.
Vehicular access to and from the project site is proposed from two existing roadways (Sand
Canyon Road and Soledad Canyon Road). More specifically, access to the site would be from:
1) Soledad Canyon Road via "A" Drive; 2) Sand Canyon Road via "A" Drive; 3) Sand Canyon
Road via "B" Drive; and 4) Sand Canyon Road via "C" Drive. Sand Canyon Road is a north -
south arterial with two lanes between Sierra Highway and Soledad Canyon Road, four lanes
between Soledad Canyon Road and SR -14 northbound ramps, and back down to two lanes
south of SR -14 northbound ramps. It is designated as a Major Highway between Soledad
Canyon Road and Lost Canyon Road, a Secondary Highway between Sierra Highway and
Soledad Canyon Road, and a Limited Secondary Highway south of Lost Canyon Road.
The project would complete various improvements to Soledad Canyon Road to include
widening for roadway purposes. The project would also widen Sand Canyon Road for roadway
and trail purposes and construct two single lane roundabouts; one at "B" Drive and Sand
Canyon Road and the other at "C" Drive and Sand Canyon Road. Most of Sand Canyon Road
would remain at two lanes (one in each direction), with grading of the full right-of-way to
potentially accommodate widening if needed in the future. The interior of the project would be
served by private roadways.
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Recreation
Two private recreational areas are planned for the Project, including a two -acre private park. At
least one of the facilities would contain a pool, a spa, a restroom facility, and a recreation
building.
Open Space
The Project includes 31.4 acres of open space throughout the site, including natural habitat
areas along on the northern portion of the ridgeline.
PROJECT PHASING
The Sand Canyon Plaza Mixed -Use Project would likely be developed in a single phase.
Grading and site development would occur site -wide. It is expected that the three residential
product types, the commercial area, and various on-site and off-site infrastructure would be
constructed at or near the same time.
AGREEMENTS, PERMITS, AND APPROVALS
The City of Santa Clarita is the Lead Agency for the project and has discretionary authority
over the project which includes the following:
Tentative Tract Map No. 53074. The Applicant is proposing to subdivide the property to
facilitate construction of 580 residential units (119 detached condominium units, 149
attached townhcmes/condominium units, and 312 apartment units), up to 60,000
square feet of commercial uses (retail and restaurants), an 85,000 -square -foot assisted
living facility (up to 140 beds), other lots for landscape/open space, private streets, and
recreation areas.
2. Conditional Use Permit No. 14-014. The Applicant is requesting approval of a
Conditional Use Permit (CUP) to allow for development within a Planned Development
(PD) Overlay Zone. Any new proposal for development in a PD Overlay requires the
submittal of a Conditional Use Permit, which is intended to provide for additional
discretion for previously vacant or underutilized parcels. Additionally, the Applicant is
requesting approval of an 85,000 -square -foot assisted living facility with up to 140 beds.
A Conditional Use Permit is required to permit the assisted living facility within the MXN
zone.
3. Hillside Development Review No, 14-001. The Applicant is requesting approval of a
Hillside Development Review Permit to allow development on slopes over 10%.
4. Ridgeline Alteration Permit No. 14-001. The Applicant is requesting approval of a
Ridgeline Alteration Permit to allow for development in a Ridgeline Preservation (RP)
Overlay Zone, more specifically to allow for development within 100 feet vertically and
horizontally of a significant ridgeline.
5. Minor Use Permit No. 14-016. The Applicant is requesting approval of a Minor Use
Permit to allow for the commercial floor area ratio (FAR) to be less than the minimum
required by the MXN zone. Under the MXN zone requirements, the minimum floor area
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ratio of commercial uses on the site would be 0.2:1 or 83,635 square feet of commercial
floor area. The Applicant is proposing to develop the site with up to 60,000 square feet
of commercial uses, which is a floor area ratio of 0.14.
6. Oak Tree Permit No. 14-008. The Applicant is requesting approval of an Oak Tree
Permit to allow for removal of two non -heritage oak trees and to permit Project grading
to encroach within the protected zone of one heritage oak tree.
2.2 STATEMENT OF OBJECTIVES
The Sand Canyon Plaza Mixed Use Project includes the following objectives:
Land Use Planning Objectives
1. Create a new mixed-use community with connected neighborhoods that provides for
residential, commercial and recreational uses in close proximity to each other.
2. Provide a sensitive and compatible Project through the use of appropriate grading,
landscape, and water quality methods.
3. Provide development and transitional land use patterns that do not conflict with
surrounding communities and land uses.
4. Arrange land uses to reduce vehicle miles traveled and energy consumption, and to
encourage pedestrian mobility.
5. Design neighborhoods to create a unique identity and sense of place.
6. Design neighborhoods to locate a variety of residential and non-residential land uses in
close proximity to each other and major road corridors, transit, and trails.
7. Provide a rich set of public spaces.
8. Implement sustainable development principles, including greater energy efficiency,
waste reduction, drought -tolerant landscaping, use of water efficiency measures, and
use of recycled materials and renewable energy sources.
9. Create and enhance opportunities for non -vehicular travel and encourage pedestrian
mobility by providing an internal pedestrian circulation system, that links residential
neighborhoods to on-site recreation areas, regional trail systems, and neighborhood
retail/commercial areas.
10. Foster the design and integration of a mutually beneficial relationship between the
natural and built environments, and implement sensitive land use transition treatments,
attractive streetscapes, and high quality design themes.
11. Integrate a new community into the City's existing and planned circulation network.
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12. Provide a landscape design emphasizing a pleasant neighborhood character and
inviting streetscapes.
13. Provide on-site recreational facilities to meet the demands of future residents.
Economic Objectives
1. Enhance and augment the housing market by providing a variety of housing types and
densities to meet the varying needs of future residents.
2. Adopt development regulations that provide flexibility to respond and adjust to changing
economic and market conditions.
3. Provide a tax base to support public services and infrastructure.
4. Create permanent jobs on-site through the incorporation of commercial land uses to
assist the City in meeting its jobs/housing balance.
5. Adopt development regulations and guidelines that allow site, parking and facility
sharing, and other innovations that reduce the costs of providing public services.
Resource Conservation Objectives
1 Restore and minimize impacts to important biotic resources.
2 Minimize impacts to oak trees and incorporate, where possible, oak trees into public
spaces.
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Sand Canyon Plaza Mixed -Use Project Final Environmental Impact Report
3.0 ENVIRONMENTAL REVIEW!
PUBLIC PARTICIPATION
The City of Santa Clarita City Council conducted an extensive review of this project which
included a Draft EIR, Planning Commission Final EIR, and a Final EIR, including technical
reports, along with a public review and comment period. The following is a summary of the
City's environment review of this project:
Pursuant to the provision of CEQA Guidelines Section 15082, as amended, the City of
Santa Clarita circulated a Notice of Preparation (NOP) to public agencies, special
districts, and members of the public who had requested such notice for a 30 -day period.
The NOP was submitted to the State Clearinghouse on April 30, 2015, with the 30 -day
review period ending on May 29, 2015.
The NOP public review period ran for 30 days. The City received five comment letters
from State, regional and local public agencies, and the public. The scope of the issues
identified in the comments included potential impacts associated with a variety of topical
areas.
A scoping meeting was held at the City of Santa Clarita Activities Center, Canyon Room
on May 27, 2015, to obtain information from the public as to issues that should be
addressed in the EIR. Notice of the scoping meeting was published in The Signal
newspaper on April 30, 2015, and was mailed to all property owners within 1,000 feet of
the project site, in addition to approximately 55 agencies. Approximately 3 people
attended the scoping meeting.
■ The Draft EIR was distributed for public review and a Notice of Availability (NOA) and
Notice of Completion (NOC) was filed with the State Clearinghouse on March 3, 2017,
2017, for a 45 -day review period, which concluded on April 17, 2017.
The City received a total of 17 comment letters from public agencies and the public.
The City prepared responses to all written comments. The comments and responses
are contained in Chapter 3.0 of the Final EIR.
■ In accordance with CEQA, the City provided written responses to the public and public
agencies that commented on the Draft EIR prior to the June 6, 2017 Planning
Commission hearing.
u The Planning Commission conducted a site tour of the project site on January 18, 2017,
The Planning Commission held duly -noticed four public hearings on the Project on
February 21, March 21, May 16, and June 6, 2017. These hearings were held at City
Hall, 23920 Valencia Boulevard, Santa Clarita, California.
■ In accordance with CEQA and Public Resources Code Section 21092.5, the City
provided written responses to the public and public agencies that commented on the
Draft EIR 10 days prior to the August 22, 2017 City Council hearing.
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The City Council held a duly -noticed public hearing on the Project on September 12,
2017. The hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita,
California.
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4.0 INDEPENDENT JUDGMENT AND FINDING
The City solicited proposals from independent consultants to prepare the Sand Canyon Plaza
Mixed Use Project and EIR. Subsequently, the City selected and retained Tebo Environmental
Consulting, Inc. to prepare the Sand Canyon Plaza Mixed -Use Project EIR. Tebo
Environmental Consulting, Inc. prepared the EIR under the supervision and direction of the City
of Santa Clarita staff. All findings set forth herein are based on substantial evidence in the
record as indicated with respect to each specific finding.
FINDING:
The EIR for the project reflects the City's independent judgment. The City has exercised
independent judgment in accordance with Public Resources Code Section 21082.1(c)(3) in
retaining its own environmental consultant, and directing the consultant in the preparation
of the EIR. The City has independently reviewed and analyzed the EIR and accompanying
studies and finds that the report reflects the independent judgment of the City.
The City Council has considered all the evidence presented in its consideration of the
project and the EIR, including, but not limited to, the Final EIR and its supporting studies,
written and oral evidence presented at hearings on the project, and written evidence
submitted to the City by individuals, organizations, regulatory agencies, and other entities:
On the basis of such evidence the City Council finds that with respect to each
environmental impact identified in the review process the impact (1) is less than significant
and would not require mitigation; or (2) is potentially significant but would be avoided or
reduced to a less than significant level by implementation of identified mitigation measures;
or (3) would be significant and not fully mitigatible but would be, to the extent feasible,
lessened by implementation of identified mitigation measures.
The Final EIR identifies certain significant adverse environmental effects of the project
which cannot be avoided or substantially lessened. Prior to approving this project, the City
Council will adopt a Statement of Overriding Considerations which finds, based on specific
reasons and substantial evidence in the record (as specified in Section 7.0), that certain
identified economic, social, or other benefits of the project outweigh such unavoidable
adverse environmental effects.
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5.0 ENVIRONMENTAL IMPACTS AND FINDINGS
5.7 EFFECTS DETERMINED TO HAVE NO IMPACT IN THE
EIR
The Sand Canyon Plaza Mixed -Use Project EIR found that the proposed Project would have
no impact on a number of environmental topic areas listed below. A no environmental impact
determination was made for each of the following topic areas listed below. A detailed analysis
of the topic areas is provided within the Final EIR.
FINDING:
The City of Santa Clarita City Council finds that based on substantial evidence in the
record, there would be no impacts, to the extent they result from the project, for the
areas identified below.
Aesthetics
Aes-2 Would the project substantially damage scenic resources, including, but not limited to,
identified ridgelines, trees, rock outcroppings, and historic buildings within a state
scenic highway?
• Scenic Highway
Agriculture and Forestry Resources
Ag -1 Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California Resources Agency, to
nonagricultural use?
Ag -2 Would the project conflict with existing zoning for agricultural use, or a Williamson Act
contract?
Ag -3 Would the project conflict with existing zoning for, or cause rezoning of, forest land (as
defined in Public Resources Code Section 12220(g)), timberland (as defined by Public
Resources Code Section 4526), or timberland zoned Timberland Production (as defined
by Government Code Section 51104(g))?
Ag -4 Would the project result in the loss of forestland or conversion of forestland to non -
forest use?
Ag -5 Would the project involve other changes in the existing environment which, due to their
location or nature, could result in conversion of Farmland to nonagricultural use or
conversion of forestland to non -forest use?
Cumulative Agriculture and Forestry Resources Impacts
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Biological Resources
Bio -6 Would the project conflict with the provisions of an adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or other approved local, regional, or state
habitat conservation plan?
Bio -7 Would the project affect a Significant Ecological Area (SEA) as identified on the City of
Santa Clarita ESA Delineation Map?
Geology and Soils
Geo -1 Would the project expose people or structures to potential substantial adverse effects,
including the risk of loss, injury or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or
based on other substantial evidence of a known fault. Refer to Division of Mines and
Geology Special Publication 42?
Geo -5 Would the project have soils incapable of adequately supporting the use of septic tanks
or alternative waste water disposal systems where sewers are not available for the
disposal of waste water?
Hazards and Hazardous Materials
Haz-1 Would the project create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials?
Haz-3 Would the project emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one-quarter mile of an existing or proposed
school?
Haz-5 For a project located within an airport land use plan area or, where such a plan has not
been adopted, within two miles of a public airport or a public use airport, would the
project result in a safety hazard for people residing or working in the project area?
Haz-6 For a project within the vicinity of a private airstrip, would the project result in a safety
hazard for people residing or working in the project area?
Hydrology and Water Quality
Hyd-7 Would the project place housing within a 100 -year flood hazard area as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
delineation map?
Hyd-8 Would the project place within a 100 -year flood hazard area structures which would
impede or redirect flood flows?
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Mineral and Energy Resources
Min -1 Would the project result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state?
Min -2 Would the project result in the loss of availability of a locally important mineral resource
recovery site delineated on a local general plan, specific plan, or other land use plan?
Noise
N-5 For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airstrip, would the project
expose people residing or working in the project area to excessive noise levels?
N-6 For a project within the vicinity of a private airstrip, would the project expose people
residing or working in the project area to excessive noise levels?
Transportation/Traffic and Circulation
T-3 Would the project result in a change in air traffic patterns, including either an increase in
traffic levels or a change in location that results in substantial safety risks?
5.2 EFFECTS DETERMINED BE LESS THAN SIGNIFICANT
WITHOUT MITIGATION IN THE EIR
The Sand Canyon Plaza Mixed Use Project Final EIR found that the proposed project would
have a less than significant impact on a number of environmental topic areas listed below. A
less than significant environmental impact determination was made for each of the following
topic areas listed below. A detailed analysis of the topic areas is provided within the Final EIR.
FINDING:
The City of Santa Clarita City Council finds that based on substantial evidence in the
record, the following impacts, to the extent they result from the project, will be less than
significant.
Aesthetics
Aes-1 Would the project have a substantial adverse effect on a scenic vista?
Aes-3 Would the project substantially degrade the existing visual character or quality of the
site and its surroundings?
• Project Construction
• Project Operations
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Aes-4 Would the project create a new source of substantial light or glare that would adversely
affect day or nighttime views in the area?
• Project Construction
Project Operations
Cumulative Aesthetics Impacts
Air Quality
AQ -1 Would the project conflict with or obstruct implementation of the applicable air quality
plan?
AQ -2 Would the project violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
AQ -3 Would the project result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is non -attainment under an applicable federal or
state ambient air quality standard (including release in emissions which exceed
quantitative thresholds for ozone precursors)?
AQ -4 Would the project expose sensitive receptors to substantial pollutant concentrations?
AQ -5 Would the project create objectionable odors affecting a substantial number of people?
• Regional and Localized Construction Emissions
• Localized Operational Emissions
• Toxic Air Contaminants
• Odors
AQ -6 Will the Project increase the frequency or severity of existing air quality violations or
cause or contribute to new air quality violations?
AQ -7 Will the Project exceed the assumptions utilized in preparing the AQMP?
• Regional Plans and Air Quality Management Plan Consistency
• General Plan Consistency
Cumulative Construction Emissions Impacts
Cumulative Plan Consistency Impacts
Biological Resources
Bio -4 Would the project interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
Cumulative Biological Resources Impacts
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Cultural Resources
CR -1 Would the project cause a substantial adverse change in the significance of a historical
resource, as defined in §15064.5?
CR -3 Would the project directly or indirectly destroy a unique paleontological resource or site
or unique geologic feature?
Cumulative Cultural Resources Impacts
Geology and Soils
Geo -2 Would the project result in substantial soil erosion or the loss of topsoil?
Geo -9 Would the project destroy, cover or modify any unique geologic or physical feature?
Cumulative Geology and Soils Impacts
Greenhouse Gas Emissions/Climate Change
GHG-1 Would the project generate GHG emissions, either directly or indirectly, that may have a
significant impact on the environment?
• Construction -Related Emissions
• Operational Emissions
GHG-2Would the project conflict with any applicable plan, policy, or regulation adopted for the
purpose of reducing the emissions of greenhouse gases?
• Construction -Related Emissions
• Operational Emissions
Cumulative Greenhouse Gas Emissions Impacts
Hazards and Hazardous Materials
Haz-2 Would the project create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of
hazardous materials into the environment?
• Construction
• Operation
Cumulative Hazards and Hazardous Materials Impacts
Hydrology and Water Quality
Hyd-1 Would the project violate any water quality standards or waste discharge requirements?
Hyd-2 Would the project substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in aquifer volume or a
lowering of the local groundwater table level (e.g., the production rate of pre-existing
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nearby wells would drop to a level which would not support existing land uses or
planned uses for which permits have been granted)?
Hyd-3 Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which
would result in substantial erosion or siltation on- or off-site?
Hyd-4 Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a manner which would result in flooding
on- or off-site?
Hyd-5 Would the project create or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional
sources of polluted runoff?
Hyd-6 Would the project otherwise substantially degrade water quality?
Hyd-9 Would the project expose people or structures to a significant risk of loss, injury, or
death involving flooding, including flooding as a result of the failure of a levee or dam?
Hyd-10Would the project by subject to inundation by seiche, tsunami, or mudflow?
Hyd-11 Would the project result in changes in the rate of flow, currents, or the course and
direction of surface water and/or groundwater?
Hyd-12Would the project result'in other modification of a wash, channel creek, or river?
Cumulative Hydrology and Water Quality Impacts
Land Use
LU -1 Would the project physically divide an established community?
LU -2 Would the project conflict with any applicable land use plan, policy, or regulation of an
agency with jurisdiction over the project (including, but not limited to, the general plan,
specific plan, local coastal program, or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
Cumulative Land Use Impacts
Mineral and Energy Resources
Min -3 Would the project use nonrenewable resources in a wasteful and inefficient manner?
Cumulative Mineral Resources Impacts
Cumulative Energy Resources Impacts
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Noise
N-1 Would the project result in exposure of
excess of standards established in the
applicable standards of other agencies?
• Traffic Noise
• Parking Noise
• Stationary Sources
persons to or generation of noise levels in
local general plan or noise ordinance, or
N-3 Would the project result in a substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the project?
• Traffic Noise
• Parking Noise
• Stationary Sources
N-4 Would the project result in a substantial temporary or periodic increase in ambient noise
levels in the project vicinity above levels existing without the project?
-Traffic Noise
-Parking Noise
-Stationary Sources
Population and Housing
PH -1 Would the project induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
PH -2 Would the project displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere?
PH -3 Would the project displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
Cumulative Population and Housing Impacts
Parks and Recreation
Rec-1 Would the project increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would
occur or be accelerated?
Rec-2 Would the project include recreational facilities or require the construction or expansion
of recreational facilities which might have an adverse physical effect on the
environment?
Cumulative Parks and Recreation Impacts
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Public Services — Fire Protection
Cumulative Fire Protection Impacts
Public Services — Police Protection
Cumulative Police Protection Impacts
Public Services — Schools
Cumulative Schools Impacts
Public Services — Library Services
Cumulative Library Services Impacts
Transportation/Traffic and Circulation
T-1 Would the project conflict with an applicable plan, ordinance or policy establishing
measures of effectiveness for the performance of the circulation system, taking into
account all modes of transportation including mass transit and non -motorized travel and
relevant components of the circulation system, including but not limited to intersections,
streets, highways and freeways, pedestrian and bicycle paths, and mass transit?
• Project Construction
T-4 Would the project substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
T-6 Would the project conflict with adopted policies, plans, or programs regarding public
transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety
of such facilities?
Utilities and Service Systems — Solid Waste
Util-2 Would the project comply with federal, state, and local statutes and regulations related
to solid waste?
Cumulative Solid Waste Impacts
Utilities and Service Systems — Wastewater
Cumulative Wastewater Impacts
Utilities and Service Systems — Water Supply
Util-6 Would the project have sufficient water supplies available to serve the project from
existing entitlements and resources, or require new or expanded entitlements?
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Util-7 Would the project require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction of which could
cause significant environmental effects?
Cumulative Water Supply Impacts
5.3 EFFECTS DETERMINED TO BE MITIGATED TO LESS
THAN SIGNIFICANT LEVELS
The City of Santa Clarita City Council having reviewed and considered the information
contained in the Final EIR, the Technical Appendices and the administrative record, finds,
pursuant to California Public Resources Code 21081 (a)(1) and CEQA Guidelines 15091 (a)(1)
that changes or alterations have been required in, or incorporated into, the proposed project,
which would avoid or substantially lessen to below a level of significance potentially significant
environmental effects identified in the Final EIR. The potentially significant adverse
environmental impacts that can be mitigated are listed below. The City of Santa Clarita City
Council finds that these potentially significant adverse impacts can be mitigated to a level that
is considered less than significant after implementation of mitigation measures identified in the
Final EIR.
AESTHETICS
The project's potential aesthetics impacts that can be mitigated or are otherwise less than
significant are discussed in Section 4.1, Aesthetics, of the Final EIR. Identified impacts include
impacts to scenic resources (hillside development or ridgelines).
AES -2 WOULD THE PROJECT SUBSTANTIALLY DAMAGE SCENIC RESOURCES,
INCLUDING, BUT NOT LIMITED TO, IDENTIFIED RIDGELINES, TREES, ROCK
OUTCROPPINGS, AND HISTORIC BUILDINGS WITHIN A STATE SCENIC
HIGHWAY?
• HILLSIDE DEVELOPMENT
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts to scenic resources (hillside development on ridgelines) have been
eliminated or substantially lessened to a level of less than significant 1) with revisions to the
project that include the transfer of 27 residential units from Planning Area 5 to Planning Area 3
and the elimination of approximately 700 linear feet of grading on the northern portions of the
significant ridgeline, and 2) by virtue of compliance with the requirements of the City's Hillside
Ordinance, Hillside Development Guidelines, and Ridgeline Preservation Overlay Zone, along
with the mitigation measures identified in the Final EIR.
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Mitigation Measures:
MM Aes-1 Prior to the issuance of a grading permit, the Project Applicant, or responsible party,
shall submit a grading plan for review and approval by the City's Director of Public
Works and the Director of Community Development. This grading plan shall utilize
methods to reduce grading impacts associated with the Project and, to the extent
feasible, blend in with the natural contours of the site. Said grading methods shall
include landform grading as well as the blending of any manufactured slopes or
required drainage benches into the natural topography along with the use of
curvilinear street design.
MM Aes-2 The Project Applicant, or responsible party, shall submit a final site plan for review
and approval by the City's Director of Community Development. This site plan shall
utilize building setbacks, building heights, and building forms throughout the site to
blend buildings and structures with the terrain and surrounding development as
much as possible. Additionally, landscaping with natural vegetation shall be used to
minimize the visual effects of grading and construction on hillside areas.
MM Aes-3 As part of any grading
party, shall be required
Soledad Canyon Road,
softening its appearance
south.
BIOLOGICAL RESOURCES
on the Project site, the Project Applicant, or responsible
to "lay back" and regrade the manufactured slope along
which will allow for this slope to be landscaped, further
from SR -14, Soledad Canyon Road, and areas to the
The project's potential biological resources impacts that can be mitigated or are otherwise less
than significant are discussed in Section 4.4, Biological Resources, of the Final EIR. Identified
impacts include adverse effects to candidate, sensitive, or special -status species identified by
the California Department of Fish and Wildlife (CDFW) or United States Fish and Wildlife
Service (USFWS); adverse effects to sensitive habitat identified by CDFW or USFWS; adverse
effects on federally protected wetlands as defined by Section 404 of the Clean Water Act; and
conflicts with local policies or ordinance (oak trees).
BIO -1 WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT, EITHER
DIRECTLY OR THROUGH HABITAT MODIFICATIONS, ON ANY SPECIES
IDENTIFIED AS A CANDIDATE, SENSITIVE, OR SPECIAL -STATUS SPECIES IN
LOCAL OR REGIONAL PLANS, POLICIES, OR REGULATIONS, OR BY THE
CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE OR U.S. FISH AND
WILDLIFE SERVICE?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
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Facts in Support of Findings
The potential impacts to candidate, sensitive, or special -status species identified by the
California Department of Fish and Wildlife (CDFW) or United States Fish and Wildlife Service
(USFWS) have been eliminated or substantially lessened to a level of less than significant by
virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM Bio -1 If activities associated with construction or grading are planned during the bird
nesting/breeding season, generally February through March for early nesting
birds and from mid-March through mid-September for most bird species, the
Applicant shall have a qualified biologist conduct surveys for active nests. To
determine the presence/absence of active nests, pre -construction nesting bird
surveys shall be conducted weekly beginning 30 days prior to initiation of
ground -disturbing activities, with the last surrey conducted no more than 3 days
prior to the start of clearance/construction work. If ground -disturbing activities
are delayed, additional pre- construction surveys shall be conducted so that no
more than 3 days have elapsed between the survey and ground -disturbing
activities.
Protected bird nests that are found within the construction zone shall be
protected by a buffer deemed suitable by a qualified biologist, and verified by
the California Department of Fish and Wildlife. Typically, a 300 -foot buffer is
required for most species and a 500 -foot buffer for raptor and special -status
species (CDFW may reduce these buffers on a site-specific basis). Buffer areas
shall be delineated with orange construction fencing or other exclusionary
material that would inhibit access within the buffer zone. Installation of the
exclusionary material delineating the buffer zone shall be verified by a qualified
biologist prior to initiation of construction activities. The buffer zone shall remain
intact and maintained while the nest is active (i.e., occupied or being
constructed by the adult bird(s)) and until young birds have fledged and no
continued use of the nest is observed, as determined by a qualified biologist.
MM Bio -1A The Project Applicant shall retain a qualified biologist to conduct a pre -
construction biological survey for special -status species determined to have
potential to occur in suitable habitat within the Project site prior to the start of
construction activities. If special -status species are detected during pre -
construction surveys, appropriate mitigation plans will be prepared by a qualified
biologist and submitted to the City of Santa Clarita for review and approval.
Additionally, a biological monitor will be present periodically during construction
to ensure that impacts to special -status species are minimized or do not occur.
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MM Bio -2 A qualified biologist, approved by the City and CDFW, shall prepare a detailed
capture and relocation plan for San Diego tiger (coastal) whiptail and coast
horned lizard that will include measures to avoid or minimize take of these
sensitive species and identify appropriate relocation sites. The plan shall be
submitted to CDFW for approval prior to implementation. The plan shall specify
the pre -construction time frame for the biologist to conduct surveys within
appropriate habitat areas to capture and relocate individual San Diego tiger
whiptail and coast horned lizard in accordance with the approved relocation
plan. Results of the surveys and relocation efforts shall be provided to the City
with a copy to CDFW.
MM Bio -3 A qualified biologist, approved by the City and CDFW, shall prepare a detailed
capture and relocation plan for San Diego black -tailed jackrabbit and San Diego
desert woodrat that will include measures to avoid or minimize take of these
sensitive species and identify appropriate relocation sites. The plan shall be
submitted to the city and CDFW for approval prior to implementation. The plan
shall specify the pre -construction timeframe for the biologist to conduct surveys
within appropriate habitat areas to capture and relocate individual San Diego
black -tailed jackrabbit and San Diego desert woodrat in accordance with the
approved relocation plan. Results of the surveys and relocation efforts shall be
provided to the City with a copy to CDFW.
MM Bio -4 The Project Applicant shall retain a qualified biologist, approved by the City, to
conduct focused bat surveys utilizing visual and electronic detection methods.
The qualified biologist shall conduct the surveys between late May and mid-July,
the recognized maternity season for most bats in southern California. If any
special -status bat species are determined to be roosting on-site, bat boxes of a
size and design suitable for the estimated number of bats on-site shall be
installed, under the supervision of a qualified bat biologist, in the outer perimeter
of the Project site, as close as feasible to adjacent undeveloped land, and a
suitable height and solar aspect. Further, if any maternity sites are identified on
site, CDFW will be notified immediately. In addition to any other direction by
CDFW, no site disturbance shall occur within 300 feet of the occupied roost until
it is determined that the maternity roost(s) is no longer active. Additional bat
boxes designed to serve as maternity roosts shall be placed as directed by the
qualified bat biologist and CDFW. The project applicant shall retain a qualified
biologist to prepare a relocation and monitoring plan in coordination with the City
and CDFW.
MM Bio -5 A qualified restoration specialist shall ensure that the proposed landscape plants
will not naturalize and cause maintenance or vegetation community degradation
in open -space areas of the Project site. Container plants to be installed within
public areas shall be inspected by a qualified restoration specialist for the
presence of disease, weeds, and pests, including Argentine ants. Plants with
pests, weeds, or diseases shall be rejected. In addition, landscape plants shall
not be on the Cal -IPC California Invasive Plant Inventory,
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MM Bio -6 The Project Applicant shall retain a qualified biologist, approved by the City, to
develop a Mariposa Lily Restoration Plan. The Plan shall include the following
actions:
• Mark the extant population when plants are flowering.
• Collect bulbs (when plant is dormant; summer to fall).
• Careful excavation is required to assure collection of the entire bulb
and associated bulblets.
• Record average depth of bulbs for replication at receiver site.
• Plant collected bulbs immediately or store bulbs for later direct planting
or growing in pots.
• A monitoring and reporting program to assure successful establishment
of the transplanted lilies.
BIO -2 WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON ANY
RIPARIAN HABITAT OR OTHER SENSITIVE NATURAL COMMUNITY
IDENTIFIED IN LOCAL OR REGIONAL PLANS, POLICIES, REGULATIONS OR
BY THE CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE OR U.S. FISH
AND WILDLIFE SERVICE?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts to sensitive habitat identified by the California Department of Fish and
Wildlife (CDFW) or United States Fish and Wildlife Service (USFWS) have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures:
MM Bio -7 The Project Applicant, or the responsible party, shall prepare a holly leaf cherry
chaparral restoration plan that details planting plans to mitigate the loss of 0.35
acres of holly leaf cherry chaparral. This plan shall entail five -to -one restoration of
the removed holly leaf cherry alliances to equal 1.75 acres. The planting palette
shall include a range of native plant species typical of this alliance. The plan shall
include temporary irrigation and monitoring for five years after the initial installation
to assure establishment of the installed shrubs. Quantifiable success criteria will be
based on species diversity, species richness, abundance, percent cover, and non-
native cover. The restoration will be deemed successful when the site has been
irrigation -free for at least five years and success criteria have remained for five
years. The planting site may be located within the landscaped areas of the property.
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BIO -3 WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON
FEDERALLY PROTECTED WETLANDS AS DEFINED BY SECTION 404 OF THE
CLEAN WATER ACT (INCLUDING, BUT NOT LIMITED TO, MARSH, VERNAL
POOL, COASTAL, ETC.) THROUGH DIRECT REMOVAL, FILLING,
HYDROLOGICAL INTERRUPTION, OR OTHER MEANS?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts to federally protected wetlands as defined by Section 404 of the Clean
Water Act have been eliminated or substantially lessened to a level of less than significant by
virtue of the mitigation measures identified in the Final EIR.
Mitiaation Measures:
MM Bio -8 The Project impacts shall be subject to the regulations set forth by regulatory
agencies as part of the jurisdictional permitting process. The Army Corps of
Engineers, the California Department of Fish and Wildlife, and/or the Regional
Water Quality Control Board shall require the Project Applicant, or the responsible
party, to explore alternatives to avoid or reduce impacts and shall also require
mitigation for all unavoidable impacts. The Army Corps of Engineers has a "no net
loss" policy that requires that any unavoidable impacts to stream values and
functions be replaced. In addition, the Regional Water Quality Control Board shall
add restrictions to control runoff from the site, require on the site treatment of runoff
to improve water quality, and impose Best Management Practices on the
construction. All of the features of the Project that address water quality issues shall
be mitigated within the Water Quality Management Plan and Storm Water Pollution
Prevention Plan.
BIO -5 WOULD THE PROJECT CONFLICT WITH ANY LOCAL POLICIES OR
ORDINANCES PROTECTING BIOLOGICAL RESOURCES, SUCH AS A TREE
PRESERVATION POLICY OR ORDINANCE?
Findings
1 Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with conflicts with a local ordinance (oak trees) have been
eliminated or substantially lessened to a level of less than significant by virtue of the mitigation
measures identified in the Final EIR.
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Mitigation Measures:
MM Bio -9 The Project Applicant, or the responsible party, shall be responsible for
implementing the following maintenance and care measures for on-site oak trees
prior to, during, and post -construction.
1. Thoroughly irrigate all preserved trees one-week prior to any excavation that
takes place within the tree protection zone.
2. Provide quarterly Arborist monitoring of Tree #2 for not less than 2 years.
3. Install and maintain protective fencing around trees as illustrated on the plans in
the Oak Tree Report. There must be a three-foot opening in the protective
fencing to allow for inspection and maintenance, position openings every 50 to
75 feet.
4. Any work taking place in the ground, grading, trenching, drilling etc., within the
tree protection zone shall be supervised by the arborist on record and be
performed using hand tools only.
5. Any tree roots encountered, measuring 1 -inch or greater must preserved in
place, or if unavoidable, properly pruned as deemed acceptable by project
arborist
6. Preserved tree roots that are left exposed shall be wrapped in burlap or other
moisture retentive material and must be kept moist.
7. Construction materials or debris shall not be stored or disposed of within the
protected zone of any tree.
8. No irrigation shall be installed within the dripline of any oak tree.
9. Any planting within the tree protection zone must maintain a minimum distance
of 15 feet from the trunk, and must consist of drought tolerant or native plant
species, plant pallet must be approved by the city of Santa Clarita.
10. No changes in soil grade shall be made within the tree protection zone other
than in the permitted work area.
11. All drainage shall be directed away from the root zone of all oak trees.
CULTURAL RESOURCES
The project's potential cultural resources impacts that can be mitigated or are otherwise less
than significant are discussed in Section 4.5, Cultural Resources, of the Final EIR. Identified
impacts include adverse effects on archaeological resources and human remains.
CR -2 WOULD THE PROJECT CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE
SIGNIFICANCE OF AN ARCHAEOLOGICAL RESOURCE PURSUANT TO
§15064.5?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
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Facts in Support of Findings
The potential impacts to archaeological resources have been eliminated or substantially
lessened to a level of less than significant by virtue of the mitigation measures identified in the
Final EIR.
Mitigation Measures:
MM CR -1 In the unlikely event that artifacts are found during grading within the City's Planning
Area or future roadway extensions, an archaeologist will be notified to stabilize,
recover and evaluate such finds. Furthermore, the Project Applicant will comply with
the consultation requirements between the Tataviam and the Applicant.
CR -4 WOULD THE PROJECT DISTURB ANY HUMAN REMAINS, INCLUDING THOSE
INTERRED OUTSIDE OF FORMAL CEMETERIES?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts to human remains have been eliminated or substantially lessened to a
level of less than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM CR -2 If human remains are encountered during excavation and grading activities within
the Project site, the contractor shall stop such activities. In the event of accidental
discovery or recognition of any human remains there shall be no further excavation
or disturbance of the subject site or any nearby areas reasonably suspected to
overlie adjacent human remains and the following steps shall be taken:
The coroner of the City in which the remains are discovered must be contacted
to determine that no investigation of the cause of death is required; and, if the
remains are of Native American origin, either of the following steps shall be
taken:
The coroner should contact the Native American Heritage Commission to
ascertain the proper descendants from the deceased individual. The coroner
should make a recommendation to the landowner or the person responsible for
the excavation work, for means of treating or disposing of, with appropriate
dignity, the human remains and any associated grave goods, which may include
obtaining a qualified archaeologist or team of archaeologists to properly
excavate the human remains.
Implementing or local agencies or authorized representatives should retain a
Native American monitor, and an archaeologist, if recommended by the Native
American monitor, and rebury the Native American human remains and any
associated grave goods, with appropriate dignity, on the property and in a
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location that is not subject to further subsurface disturbance when any of the
following conditions occurs:
The Native American Heritage Commission is unable to identify a descendent.
The descendant identified fails to make a recommendation.
The implementing agency or its authorized representative rejects the
recommendation of the descendant, and the mediation by the Native American
Heritage Commission fails to provide measures acceptable to the landowner.
GEOLOGY AND SOILS
The project's potential geology and soils impacts that can be mitigated or are otherwise less
than significant are discussed in Section 4.6, Geology and Soils, of the Final EIR. Identified
impacts include strong seismic ground shaking; ground failure, landslides, unstable soil, or
expansive soil; topography or ground surface change; earth movement greater than 10,000
cubic yards; and development on slopes greater than 10 percent.
GEO-1 WOULD THE PROJECT EXPOSE PEOPLE OR STRUCTURES TO POTENTIAL
SUBSTANTIAL ADVERSE EFFECTS, INCLUDING THE RISK OF LOSS, INJURY
OR DEATH INVOLVING:
II) STRONG SEISMIC GROUND SHAKING?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with strong seismic ground shaking have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures:
MM Geo -29 Foundation
• General: Buildings may be supported on continuous or individual spread
footings established in properly compacted fill soils. Foundations and floor
slabs should be designed by a structural engineer, in accordance with the
minimum requirements of the CBC.
• Design Criteria: The recommendations presented in this section are based
on the assumption that the proposed structures will have column loads not
exceeding approximately 100 kips and continuous foundation loads not
exceeding 3 kips per lineal foot. A bearing value of 2,000 pounds per square
foot (psfi may be used in the design of spread foundations. This value can
be increased by one-third when considering seismic and wind forces. The
bearing material shall consist of compacted fill soil. Individual column pads
and continuous wall footings shall be designed to meet the minimum width
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and depth requirements as set forth in the CBC. Foundation depths shall be
measured from the lowest adjacent final grade.
Building Setbacks: Building setbacks for structures located adjacent to either
ascending or descending slopes shall be in accordance with the standards
set forth in the CBC. All foundation excavations shall be observed and
approved by a representative from our firm prior to placement of reinforcing
steel. Foundations shall be deepened, where necessary, to prevent
surcharge loads from being imposed on adjacent foundations or utilities.
Observation of foundation excavations may also be required by the
appropriate reviewing governmental agencies. The contractor shall be
familiar with the requirements of the governing reviewing agencies.
Lateral Design: Lateral restraint at the bases of footings or slabs may be
assumed to be the product of the dead load and a coefficient of friction of
0.4. Passive pressure on the faces of footings may also be used to resist
lateral forces. A passive pressure of zero at the surface of finished grade,
increasing at the rate of 250 psf per foot of depth, to a maximum value of
2,500 psf, may be used at this site. The passive pressure and friction may
be combined without reduction when evaluating lateral resistance.
Settlement: Provided that the proposed buildings are supported on shallow
foundations established in compacted fill soils, as recommended, column
loads do not exceed 100 kips, and continuous footings do not exceed 3 kips
per lineal foot, it is estimated that the maximum static settlement will be
about 0.75 inches. The total static and seismic settlement is estimated to be
about 1.5 inches. It is further estimated that static and seismic differential
settlements will be less than 1.0 inches of vertical movement across a
horizontal distance of 30 feet. RTF&A shall review the foundation loads after
plans are developed to verify the applicability of our recommendations to the
proposed structures.
MM Geo -30 Floor Slab Support
• General: Thefloor slab design recommendations presented in this section
are based upon the assumption that the soil subgrade in proposed floor slab
areas will consist of compacted fill soil and that floor slabs will be subjected
to normal loads with no special requirements. Any surficial soils that become
dried or disturbed during the course of construction shall be moisture -
conditioned and compacted prior to casting the floor slab. Conventional floor
slabs may be utilized at the subject development, provided the subgrade
soils consist of compacted fill soils with a very low (Expansion Index of 0 to
20) potential for expansion. If the subgrade soils are determined to have an
expansion potential in the low or higher range (Expansion Index greater than
21), post -tensioned floor slabs, as indicated below, are recommended. Post -
tensioned floor slabs can also be used in soils with a very low potential for
expansion.
• Conventional Floor Slabs: Conventional slabs -on -grade should be designed
per the recommendations of the CBC. However, as a minimum, the building
floor slabs should have a nominal thickness of at least 4 inches and should
be reinforced with a No. 4 rebar spaced at 16 inches on center, in each
direction, or equivalent. Thicker slabs may be required depending on CBC
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requirements, the floor loads, and the structural requirements; we defer to
the Project Structural Engineer for design of the floor slabs.
Post -Tensioned Floor Slabs: Post -tensioned floor slabs should be designed
per the recommendations of the CBC. The design values, presented
following this paragraph, assume that the proposed floor slabs will be
poured monolithic with continuous perimeter edge footings. Perimeter edge
footings should have a minimum depth of 12 inches. Footing depths should
be measured from the lowest adjacent grade for perimeter footings or the
top of slab for interior footings.
• Net Bearing Value: An allowable net bearing value of 2,000 psf may be used
for footings with a minimum width of 12 inches and a minimum depth of 12
inches below the top of slab or 12 inches below the lowest adjacent grade.
• Coefficient of Friction: 0.75
Passive Pressure: 250 pcf for level ground condition
• Modulus of Subgrade Reaction (K): 150 pounds per cubic inch (pci) for a
footing width of one foot. For larger footings or floor slabs, this value should
be reduced using the following equation:
Kr = K where:
Kr = Reduced Modulus Value
K = Modulus of Subgrade Reaction for a One -Foot -Wide Plate
B = Width of Large Footing or Slab
• Modulus of Elasticity: 1,000 pounds per square inch (psi)
• Edge Moisture Variation Distance:
Me (Center Lift): 5.25 feet
Me (Edge Lift): 2.5 feet
Estimated Differential Movements
My (swelling): Low — 0.4; Medium — 0.9
My (shrink): Low — 0.3; Medium — 0.7
Water Vapor: Water vapor transmitted through floor slabs is a common
cause of floor covering problems. An impermeable membrane vapor barrier
should be installed to reduce excess vapor drive through the floor slab. The
function of the impermeable membrane is to reduce the amount of water
vapor transmitted through the floor slab. Vapor -related impacts should be
expected in areas where a vapor barrier is not installed. Floor slabs shall be
underlain by a vapor barrier surrounded by 2 inches of sand above and
below it. The membrane should be at least 10 millimeters thick; care shall be
taken to preserve the continuity and integrity of the membrane beneath the
floor slab. The sand shall be sufficiently moist to remain in place and be
stable during construction; however, if the sand above the membrane
becomes saturated before placing concrete, the moisture in the sand can
become a source of water vapor. Another factor affecting vapor transmission
through floor slabs is a high water -to -cement ratio in the concrete used for
the floor slab. A high water -to -cement ratio increases the porosity of the
concrete, thereby facilitating the transmission of water and water vapor
through the slab. The Project Structural Engineer or a concrete mix
specialist should provide recommendations for design of concrete for
footings and floor slabs in accordance with CBC.
MM Geo -31 Retaining Walls
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General: A bearing value of 2,000 psf may be used in the design of retaining
wall footings. Backfill placed behind retaining walls shall be compacted to a
minimum of 90% of the maximum dry density, as determined by the Soil
Compaction Test Method (ASTM Standard D1557). When backfilling, walls
should be braced. Heavy compaction equipment shall not be used any
closer to the back of the wall than the height of the wall. Soils that have an
expansion index in excess of 30 shall not be utilized for backfill behind walls
that are greater than 3 feet in height. The backs of retaining walls shall be
water -proofed where aesthetics are concerned.
Lateral Earth Pressure: Cantilevered retaining walls separate and
independent of buildings, where the surface of the backfill is level and the
retained height of soils is less than 15 feet, may be designed assuming that
drained, nonexpansive soils will exert a lateral pressure equal to that
developed by a fluid with a density of 30 pounds per cubic foot (pcf). The
indicated pressure assumes that a lateral deflection of up to about 1 % of the
wall height is acceptable at the top of the wall. If it is desired to decrease the
amount of potential wall deflection, a greater lateral pressure could be used
in the wall design. Where the surface of the backfill is inclined at 2:1, it may
be assumed that drained soils will exert a lateral pressure equal to that
developed by a fluid with a density of 45 pcf. For the design of a rigid wall
where rotation and lateral movement are not acceptable, as in the case of
buildings, it may be assumed that drained, nonexpansive soils will exert a
rectangular lateral pressure with a maximum pressure equal to 22H psf,
where "H" is the wall height in feet. The pressure value and distribution may
vary significantly when considering wall rigidity and restraining conditions.
The structural characteristics of the wall are referred to the Project Structural
Engineer. If requested, we can provide additional geotechnical design
parameters for specific restrained conditions. In addition to the
recommended earth pressure, walls should be designed to resist any lateral
surcharges due to nearby buildings, storage, or traffic loads. A drainage
system should be provided behind the walls to reduce the potential for
development of hydrostatic pressure. If a drainage system is not installed,
walls should be designed to resist an additional hydrostatic pressure equal
to that developed by a fluid with a density of 55 pcf for the full height of the
wall.
Seismic Lateral Earth Pressure: The preceding recommended values
indicate earth pressures for conventional static loading conditions. Ground
shaking associated with earthquakes may cause additional pressure on
walls. In addition to the previously mentioned lateral earth pressures, it is
recommended that all rigid (building) walls of any height, and cantilevered
retaining walls greater than 6 feet in height, be designed to support an
additional seismic earth pressure equal to an inverted equivalent fluid
pressure of 29 pcf.
Density of Backfill: When designing retaining walls to resist over -turning, it
can be assumed that compacted, on-site soils will have a density of 125 pcf.
Drainage: A drainage system should be provided behind retaining walls, or
the walls should be designed to resist hydrostatic pressures.
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The drainage system could consist of a 4 -inch -diameter perforated pipe
placed 6 inches from the base of the wall, with the perforations down, and
connected to an outlet device.
The pipe should be sloped at least 1 inch per 50 feet and surrounded on all
sides by at least 6 inches of clean gravel. The gravel should be "burrito -
wrapped" with filter fabric, such as Mirafi 140N, or equivalent. As an
alternative to the gravel and filter fabric, filter material meeting the
requirements of LACFCD Designated F-1 Filter Material, and slotted pipe,
may be used.
The backside of the wall should be water -proofed.
• A vertical, 6 -inch -wide gravel chimney drain, or a drainage geocomposite
such as Miradrain, should be placed against and behind retaining walls that
are higher than 3 feet. The top of the back drain should be capped with 18
inches of on-site soils.
• The installed drainage system should be observed by the Geotechnical
Consultant of Record prior to backfilling the system. Inspection of the
drainage system may also be required by the reviewing governmental
agencies.
MM Geo -32 Pavement Design: Samples of the on-site soil should be obtained from near final
grade elevation in proposed pavement areas, following the grading operations,
to perform R -value tests. The R -value test results would be used to prepare
pavement section recommendations. The preliminary pavement section
recommendations presented below are based on the assumption that the on-
site soils have an R -value of at least 20. The final pavement section
recommendations could vary depending on the results of the actual R -value
tests. We would be pleased to provide pavement section recommendations for
alternative Traffic Index values upon request.
Traffic Asphalt Thickness (CAB) Base Course Thickness
Index (inches) (inches)
4 3 5
6 4 9
8 5 14
Base course material should consist of crushed aggregate base (CAB), as
defined by Section 2002.2 of the Standard Specifications for Public Works
Construction ("Greenbook"), or crushed miscellaneous base (CMB), as
defined by Section 200-2.4 of the Greenbook. Base course material should
be compacted to at least 95% of the maximum dry density of that material.
Base course material should be purchased from a supplier who will certify
that it will meet or exceed the specifications in the Greenbook, as indicated.
We could, upon request, perform sieve analysis and sand equivalency tests
on material delivered to the site that appears suspect. Additional tests could
be performed, upon request, to determine if the material is in compliance
with the remainder of the specifications indicated in the Greenbook.
The pavement section recommendations presented above are based upon
assumed Traffic Index values. RTF&A does not take responsibility for the
numerical determination of the Traffic Index values, nor the areas where
they apply within the site.
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MM Geo -33 Seismic Design. The following factors are recommended for seismic force
design of structures at the subject site. The parameters were determined using
the U.S. Seismic Design Maps at the United States Geological Survey (USGS)
Earthquakes Hazard website.
Site Class D
Ss 2.509
S1 0.898
SMS 2.509
SM1 1.347
SDs 1.673
SD1 0.898
PGA 0.899
GEO-1 WOULD THE PROJECT EXPOSE PEOPLE OR STRUCTURES TO POTENTIAL
SUBSTANTIAL ADVERSE EFFECTS, INCLUDING THE RISK OF LOSS, INJURY
OR DEATH INVOLVING:
III) SEISMIC -RELATED GROUND FAILURE, INCLUDING LIQUEFACTION?
IV) LANDSLIDES?
GEO-3 WOULD THE PROJECT BE LOCATED ON A GEOLOGIC UNIT OR SOIL THAT
IS UNSTABLE, OR THAT WOULD BECOME UNSTABLE AS A RESULT OF THE
PROJECT, AND POTENTIALLY RESULT IN ON-SITE OR OFF-SITE
LANDSLIDE, LATERAL SPREADING, SUBSIDENCE, LIQUEFACTION OR
COLLAPSE?
GEO-4 WOULD THE PROJECT BE LOCATED ON EXPANSIVE SOIL, AS DEFINED IN
TABLE 18-1-B OF THE UNIFORM BUILDING CODE (1994), CREATING
SUBSTANTIAL RISKS TO LIFE OR PROPERTY?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with ground failure, landslides, unstable soils, or expansive
soils have been eliminated or substantially lessened to a level of less than significant by virtue
of the mitigation measures identified in the Final EIR.
Mitigation Measures;
MM Geo -1 Potential debris flow shall be further evaluated once a 40 -scale rough grading
plan has been developed for the Project site. Appropriate mitigation measures
can be provided for any additional debris flow areas identified on the rough
grading plan.
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MM Geo -2 Cut Slope CS -3: Bedrock shall be eliminated during removals within the
adjacent canyons and the slope grades re-established as a 25 -foot -wide, 3 -foot -
deep stability fill slope. The stability fill slope should be constructed with
backdrains in accordance with the recommendations presented in the
"Conclusions and Recommendations" section of the RTF&A report, and as
shown on the Stability Fill Details for Grossly Stable Slopes, presented as
Figure 4 (Frankian Study).
MM Geo -3 Cut Slope CS -6 shall be constructed entirely as a 20 -foot -wide, 3 -foot -deep
stability fill slope after landslide removal.
MM Geo -4 Cut Slope CS -7: Bedrock shall be eliminated during the removals within the
adjacent canyons and the slope grades reestablished as a 25 -foot -wide, 3 -foot -
deep stability fill slope.
MM Geo -5 Cut Slope CS -8: Bedrock shall be eliminated during the removals within the
adjacent canyons and the slope grades reestablished as a 25 -foot -wide, 3 -foot -
deep stability fill slope.
MM Geo -6 Cut Slope CS -11: A small canyon is situated in the central portion of Cut Slope
CS 11, below future Lot Nos. 19 and 20. The removals as part of the canyon
cleanout in this area, and eventual fill placement, shall extend to the bottom of
the cut slope at "D" Drive to eliminate a potential fill -over -cut condition.
MM Geo -7 Site Preparation Requirements;
• Prior to performing earthwork, the existing vegetation and any deleterious
debris should be removed from the site.
• All unsuitable soils in the areas of grading that are receiving fill should be
removed to competent bedrock materials and replaced with engineered fill.
• The depth of removal and recompaction of unsuitable soils is noted on the
Geotechnical Map. Any fill required to raise the site grades should be
properly compacted. Removal of the exposed natural soils should extend to
at least the depths indicated on the Site Geology Map (Figure 4.6-1).
MM Geo -8 Removal Depth Requirements: The required depth of removal and recompaction
of the natural soils is indicated on the Geotechnical Map.
• Deeper removals will be required if disturbed or unsuitable soils are
encountered.
• After excavation of the upper natural soils on hillsides and in canyons,
further excavation should be performed, if necessary, to remove slope wash
or other unsuitable soils.
• The Geotechnical Consultant of Record may require that additional shallow
excavations be made periodically in the exposed bottom to determine that
sufficient removals have been made prior to recompacting the soil in-place.
Deeper removals may be recommended by RTF&A, based on observed field
conditions during grading.
• During grading operations, the removal depths should be observed by a
representative of RTF&A and surveyed by the Project Civil Engineer for
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conformance with the recommended removal depths shown on the grading
plan (Figure 4.6-1).
MM Geo -9 Fill Material Requirements: The on-site soils, less any debris or organic matter,
may be used in the required fills.
• Any expansive clays should be mixed with nonexpansive soils to result in a
mixture having an expansion index less than 30 if they are to be placed
within the upper 8 feet of the proposed rough grades.
• Rocks or hard fragments larger than 8 inches may not be placed in the fill
without special treatment. Rocks or hard fragments larger than 4 inches
shall not be clustered or compose more than 25% by weight of any portion
of the fill or a lift. Soils containing more than 25% rock or hard fragments
larger than 4 inches must be removed or crushed with successive passes
(e.g., with a sheepsfoot roller) until rock or hard fragments larger than 4
inches constitute less than 25% of the fill or lift.
MM Geo -10 Oversized Material Requirements:
• Rocks or material greater than 8 inches in diameter, but not exceeding 4 feet
in largest dimension, shall be considered oversized rock. The oversized
rocks can be incorporated into deep fills where designated by the
Geotechnical Consultant of Record. Rocks should be placed in the lower
portions of the fill and should not be placed within the upper 10 feet of
compacted fill, or nearer than 15 feet to the surface of any fill slope.
Windrows should be excluded from areas of proposed utilities, pools, and
other types of future underground improvements. Additional costs and
construction difficulties should be anticipated if future improvements are
located in areas where there will be conflicts with existing windrows.
• Rocks between 8 inches and 4 feet in diameter shall be placed in windrows
or shallow trenches located so that equipment can build up and compact fill
on both sides. The width of the windrows shall not exceed 4 feet. The
windrows should be staggered vertically so that one windrow is not placed
directly above the windrow immediately below.
• Rock greater than one foot in diameter shall not exceed 30% of the volume
of the windrows. Granular fill shall be placed on the windrow, and enough
water should be applied so that soil can be flooded into the voids. Fill should
be placed along the sides of the windrows and compacted as thoroughly as
possible. After the fill has been brought to the top of the rock windrow,
additional granular fill should be placed and flooded into the voids. Flooding
is not permitted in fill soils placed more than 1 foot above the top of the
windrowed rocks.
• Where utility lines or pipelines are to be located at depths greater than 15
feet, rock shall be excluded in that area. Excess rock that cannot be
included in the fill, or that exceeds 4 feet in diameter, should be stockpiled
for export or used for landscaping purposes.
• The oversized material recommendations presented in this report provide for
the geotechnical consultant to coordinate with the grading contractor to
develop a procedure for construction of compacted fills that have a
satisfactory fill performance for the intended use of the fill. It should be
understood that it is not feasible and/or cost effective to eliminate all
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oversized material from constructed fills as part of a conventional grading
operation. The exclusion of all oversized material is not necessary for
satisfactory fill performance on the majority of projects.
MM Geo -11 Compaction Requirements: After the site is cleared and excavated as
recommended, the exposed soils should be carefully observed for the removal
of all unsuitable material. Next, the exposed subgrade soils should be scarified
to a depth of at least 6 inches, brought to above optimum moisture content, and
rolled with heavy compaction equipment. The upper 6 inches of exposed soils
should be compacted to at least 90% of the maximum dry density obtainable by
the ASTM D1557 Method of Compaction. After compacting the exposed
subgrade soils, all required fills should be placed in loose lifts, not more than 8
inches in thickness, and compacted to at least 90% of their maximum density.
For fills placed at depths greater than 40 feet below proposed finish grade, a
minimum compaction of 93% of the maximum dry density is required. The
moisture content of the fill soils at the time of compaction should be above the
optimum moisture content. Compacted fill should not be allowed to dry out
before subsequent lifts are placed.
Rough grades should be sloped so as not to direct water flow over slope faces.
Finished exterior grades should be sloped to drain away from building areas to
prevent ponding of water adjacent to foundations.
MM Geo -12 Shrinkage and Bulking Requirements: Shrinkage of about 10% to 15% is
estimated for the on-site natural alluvial soils when removed and placed as
compacted fill. A bulking value of about 3% to 10% is estimated for materials
generated from Mint Canyon Formation bedrock cut areas for use as compacted
fill. The actual shrinkage and bulking will depend upon the relative compaction
obtained by the contractor during grading operations and would be expected to
change on a daily basis.
MM Geo -13 Permanent Slope Requirements: Permanent cut and fill slopes may be inclined
at 2:1 or flatter. The current site plan indicates that the steepest slope to be
constructed at the site during grading will be 2:1.
MM Geo -14 Proposed Cut Slope Requirements: Cut slopes proposed for the rough grading
of the Project site have been designated as shown on the Geotechnical Map.
Each cut slope is discussed with specific recommendations presented below. All
grading should conform to the minimum recommendations presented in this
report.
If these slopes are modified from those that are discussed in this report, the
modifications should be reviewed by RTF&A to ascertain the applicability of our
recommendations.
MM Geo -15 Fill Slope Requirements:
• Where the toe of a fill slope terminates on natural, fill, or cut materials, a
keyway is required at the toe of the fill slope. The fill slope keyway should be
a minimum width of 12 feet, be founded within competent material, and
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extend a horizontal distance beyond the toe of the fill to the depth of the
keyway. The keyway should be sloped back at a minimum gradient of 2%
into the slope. The width of fill slopes shall be no less than 8 feet, and under
no circumstances should the fill widths be less than what the compaction
equipment being used can fully compact. Benches should be cut into the
existing slope to bind the fill to the slope. Benches should be step-like in
profile, with each bench not less than 4 feet in height and established in
competent material. Compressible or other unsuitable soils should be
removed from the slope prior to benching. Competent material is defined as
being essentially free of loose soil, heavy fracturing, or erosion -prone
material and is established by the Geotechnical Consultant of Record during
grading.
Where the top or toe of a fill slope terminates on a natural or cut slope and
the natural or cut slope is steeper than a gradient of 3:1, a drainage terrace
with a width of at least 6 feet is recommended along the contact. As an
alternative, the natural or cut portion of the slope can be excavated and
reconstructed as a stability fill slope to provide an all -fill slope condition.
Where the contact between the face of the fill slope and the face of a lower
natural or cut slope is inclined at 45 degrees or steeper, a drainage terrace
would not be required.
When constructing fill slopes, the grading contractor shall avoid spillage of
loose material down the face of the slope during the dumping and rolling
operations. Preferably, the incoming load shall be dumped behind the face of
the slope and bladed into place. After a maximum of 4 feet of compacted fill
has been placed, the contractor shall backroll the outer face of the slope by
backing the tamping roller over the top of the slope, thoroughly covering all of
the slope surface with overlapping passes of the roller. The foregoing should
be repeated after the placement of each 4 -foot thickness of fill. As an
alternative, the fill slope can be overbuilt and the slope cut back to expose a
compacted core. If the required compaction is not obtained on the fill slope,
additional rolling will be required prior to placement of additional fill, or the
slope shall be overbuilt and cut back to expose the compacted core.
MM Geo -16 Stability Fill Requirements: Stability fills have been recommended for several of
the cut slopes on-site, as discussed in the "Slope Stability" section of this report.
The stability fill slopes should be constructed in accordance with Stability Fill
Details for Grossly Stable Slopes (Figure 4), Frankian study. Backdrains should
be installed at the backcut of the stability fill as recommended below in
Mitigation Measures MM Geo -17 and MM Geo -18.
MM Geo -17 Subdrain Requirements;
• Canyon subdrains are recommended to intercept and remove groundwater
within canyon fill areas. All subdrains should extend up -canyon, with the
drain inlet carried to within 15 feet of final pad grade. The approximate
locations for recommended subdrains are shown on Figure 4.6-1, Site
Geology Map. Specific subdrain locations should be determined in the field
during grading operations. The subdrains should be surveyed by the Project
Surveyor to establish line and grade during construction, and for future
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location reference. Subdrain and backdrain excavations should be observed
by the Geotechnical Consultant.
The subdrains should be installed in accordance with the manufacturer's
specifications.
A minimum 2% gradient is to be maintained in the subdrain pipes and the
pipe shall have at least eight uniformly spaced narrow slots per foot. The
width of the slots should not exceed one -sixteenth of an inch. If PVC pipe
with drilled perforations is utilized, the diameter of the holes should not
exceed three-eighths of an inch if gravel and filter fabric is used, or one-
eighth inch -diameter perforations if Los Angeles County Flood Control
District (LACFCD) Designation F-1 Filter Material is used. There should be
at least eight uniformly spaced sets of two perforations per lineal foot of
pipe. When constructing the subdrain, the pipe should be placed so that the
drilled perforations are positioned on the bottom half of the pipe. The
upstream end of subdrains should be capped. The final 20 feet of pipe at the
downstream end of canyon, stabilization, buttress, and side hill fills shall not
be slotted or perforated. Provisions should be made at all times during
construction to prevent damage to the subdrain from construction
equipment, and to prevent soils from being washed into an exposed
subdrain by surface waters.
For runs up to 500 feet, subdrains for the bottom of canyon fills should
consist of at least 6 -inch -diameter pipe. For runs of 500 to 1,500 feet, 8 -inch -
diameter pipe shall be used. For runs over 1,500 feet, 10 -inch -diameter pipe
shall be used.
Canyon subdrains may be installed in a rectangular trench excavated to
expose competent material and shall be approved by the Geotechnical
Consultant. The subdrains should be surrounded by at least 3 cubic feet per
lineal foot of granular filter material and there should be at least 6 inches of
compacted granular filter material or gravel on all sides of the pipe. The
granular filter material for subdrains should meet the F1 material criteria, or
have a gradation approved by the Geotechnical Consultant prior to
placement. As an alternative to the granular filter material, three -quarter -
inch -diameter gravel may be placed around the pipe. The gravel should be
separated from the surrounding soils by a filter fabric such as Mirafi 140N, or
equivalent, wrapped around the gravel ("burrito wrapped").
MM Geo -18 Backdrains Requirements: Backdrains are required for all stability fills or
buttress fills.
• Backdrains shall consist of 4 -inch -diameter perforated or slotted pipe.
• The vertical spacing of the backdrains shall be a maximum of 15 feet, with a
horizontal spacing of 100 feet.
• Backdrain outlets shall consist of non -perforated pipe.
• The backdrain gradient shall be at least 2% to the discharge end.
• The exact location of the backdrains shall be determined in the field by the
Geotechnical Consultant after the backcut has been made, so that it can be
best positioned to intercept potential seepage.
MM Geo -19 Surface Drainage Requirements:
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All surface drainage shall be directed away from proposed structures
through non-erosive devices. The ponding of water must not be allowed,
especially adjacent to foundations. The pad gradients shall not slope toward
any descending slopes in order to reduce the potential for surficial erosion.
Water that flows towards slopes shall be conducted to appropriate discharge
locations via non -erodible drainage devices. Drainage devices, including
drainage terraces on graded slopes shall be inspected periodically and kept
clear of debris. Drainage and erosion control shall be designed in
accordance with the standards set forth in the CBC.
Any modification of the grades of building pads, parking areas, etc., could
adversely affect drainage at the site. Future landscaping, construction of
walkways, planters and walls, etc. must never modify site drainage unless
additional measures to enhance drainage (e.g., area drains, additional
grading) are designed and constructed in accordance with the applicable
City of Santa Clarita.
MM Geo -20 Erosion Protection Requirements
• To reduce the potential for erosion, all permanent cut -and -fill slopes on-site
should be seeded or planted with lightweight, deep -rooting, drought -resistant
vegetation. A landscaping expert should be consulted for ground cover
recommendations. Excessive landscape irrigation or leakage from irrigation
lines can cause localized slope failures. Therefore, irrigation systems for
slope vegetation should be designed and maintained to minimize leakage
onto graded slopes. If automatic sprinkler systems are used, they should be
adjusted for seasonal variations in rainfall. Vegetation on natural slopes
should remain natural and not be landscaped or irrigated in the same
manner as graded slopes.
• Rodent burrows are known to provide direct conduits for water flow that can
decrease slope stability. Therefore, to maintain the integrity of graded
slopes, a rodent abatement program shall be instituted.
• Even with the implementation of these recommendations, it is not possible to
eliminate erosion within hillside developments. Removal of debris from
drainage devices, slope maintenance, and landscaping shall be required,
especially after periods of heavy rainfall.
MM Geo -21 General Grading Requirements
• All fills, unless otherwise specifically designed, shall be compacted to at
least 90% of the maximum dry unit weight as determined by the ASTM
D1557 Method of Soil Compaction.
• No fill shall be placed until the area to receive the fill has been adequately
prepared, and subsequently approved by the Geotechnical Consultant of
Record or his representative.
• Fill soils should be kept free of debris and organic material.
• Rocks or hard fragments larger than 8 inches may not be placed in the fill
without approval of the Geotechnical Consultant of Record or his
representative, and in a manner specified for each occurrence.
• Bedrock fragments larger than 8 inches, or fill soils containing greater than
25% of bedrock fragments larger than 4 inches in diameter, must be
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removed or processed using successive passes of a sheepsfoot compactor
until rock fragments constitute less than 25% of the fill material.
• The fill material shall be placed in layers which, when compacted, shall not
exceed 8 inches per layer. Each layer shall be spread evenly and shall be
mixed thoroughly during the spreading to ensure uniformity of material and
moisture.
When moisture content of the fill material is too low to obtain adequate
compaction, water shall be added and thoroughly dispersed until the soil is
approximately 2% to 4% above optimum moisture content.
- When the moisture content of the fill material is too high to obtain adequate
compaction, the fill material shall be aerated by blading, or other satisfactory
methods, until the soil is approximately 2% to 4% above optimum moisture
content.
Fill and cut slopes shall not be constructed at gradients steeper than 2:1
(horizontal:vertical).
MM Geo -22 Grading Observation, Construction observation shall be made by the
Geotechnical Consultant of Record during any grading activities within the
Project site, to verify the findings within this report. Additional recommendations
may be required for landfill design based on conditions uncovered during
grading.
MM Geo -23 Temporary Excavation. Based on review of the subject plans, it does not appear
that significant temporary excavations will be required during the construction of
the proposed development. However, the following recommendations are
applicable in areas where excavations are to be made.
Temporary excavations are not expected to stand vertically in cuts that
exceed 4 feet in height. Temporary excavations in excess of 4 feet may be
sloped at a gradient of %:1, to a maximum height of 12 feet in favorably
oriented Mint Canyon Formation or Terrace Deposits. Temporary slopes
within alluvial soils and slopes greater than 12 feet may be sloped at
gradients of 1:1. "Temporary" means a period not exceeding 60 days. All
regulations of State or Federal OSHA shall be followed.
If excavations are made during the rainy season (normally from November
through April), particular care shall be taken to protect slopes against
erosion. Measures to help mitigate erosion, such as the installation of
berms, plastic sheeting, or other devices, may be warranted. Surface water
shall be prevented from flowing over or ponding at the top of excavations.
MM Geo -24 Expansive Bedrock. It is anticipated that bedrock materials exposed at pad grade
may contain expansive claystone beds that could cause differential expansion.
Therefore, within building areas at locations where expansive bedrock units are
exposed at pad grade, it is recommended that the bedrock be removed and
recompacted to a depth at least 8 feet below the proposed final pad elevations or
5 feet below the bottom of proposed footings, whichever is greater. It is also
recommended that the bedrock be removed and recompacted to a depth at least
3 feet below proposed soil subgrade in exposed bedrock areas receiving
pavement or hardscape improvements. The soils generated by these over -
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excavations should be mixed with nonexpansive soils to yield a relatively
nonexpansive mixture. If the resulting fill soil is still expansive, special
construction techniques, such as pad subgrade saturation or post -tensioned
slabs, may be required to reduce the potential for expansive soil—related distress.
MM Geo -25 Transition Lots. Proposed building pads located in a cut and fill transition zone
may experience cracking and movement of the footings and slab due to differing
compressibility of the fill, as compared to the bedrock material. To reduce the
potential for cracking and differential settlement, the portion of the lot in cut
bedrock or terrace deposits should be aver -excavated to a depth at least 5 feet
below the proposed finished pad elevation or 3 feet below the bottom of
proposed footings, whichever is greater. The over -excavation shall extend at
least 5 feet laterally beyond the building limits. Where removal and
recompaction for potentially expansive soils or bedrock is also required that the
8 -foot removals be performed as described in the "Expansive Bedrock" section
of the RTF&A 2015 report.
MM Geo -26 The applicability of the preliminary recommendations for foundation and
retaining wall design should be confirmed at the completion of grading.
MM Geo -27 Paving studies and soil corrosivity tests should be performed at the completion
of rough grading, to develop detailed recommendations for protection of utilities
and structures and for construction of the proposed roads.
MM Geo -28 Expansive Soils. The on-site alluvial soils and terrace deposits are expected to
have a very low potential for expansion. Compacted fills generated from the Mint
Canyon Formation are expected to have up to a medium potential for
expansion. The compacted fills generated by the on-site materials are expected
to be classified as having a very low to medium potential for expansion.
Samples of the compacted fill shall be obtained at the completion of the rough
grading operations to support final foundation design.
GEO-6 WOULD THE PROJECT CHANGE TOPOGRAPHY OR GROUND SURFACE
RELIEF FEATURES?
• PROJECT CONSTRUCTION
• DEBRIS FLOWS
• DIFFERENTIAL SETTLEMENT
GEO-7 WOULD THE PROJECT REQUIRE EARTH MOVEMENT (CUT AND/OR FILL) OF
10,000 CUBIC YARDS OR MORE?
GEO-8 WOULD THE PROJECT DEVELOP AND/OR GRADE ON A SLOPE GREATER
THAN 10 PERCENT NATURAL GRADE?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
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Facts in Support of Findings
The potential impacts associated with topography or ground surface change, earth movement
greater than 10,000 cubic yards, and development on slopes greater than 10 percent have
been eliminated or substantially lessened to a level of less than significant by virtue of the
mitigation measures identified in the Final EIR.
Mitigation Measures:
Refer to Mitigation Measures MM Geo -2 through MM Geo -16, and MM Geo -21,
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HAZARDS AND HAZARDOUS MATERIALS
The project's potential hazards and hazardous materials impacts that can be mitigated or are
otherwise less than significant are discussed in Section 4.8, Hazards and Hazardous Materials,
of the Final EIR. Identified impacts include being on a government -identified hazardous
materials site; interfering with an emergency evacuation plan; and exposure to wildland fires.
HAZ-4 WOULD THE PROJECT BE LOCATED ON A SITE WHICH IS INCLUDED ON A
LIST OF HAZARDOUS MATERIALS SITES COMPILED PURSUANT TO
GOVERNMENT CODE §65962.5 AND, AS A RESULT, WOULD IT CREATE A
SIGNIFICANT HAZARD TO THE PUBLIC OR THE ENVIRONMENT?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with being located on a site with hazards materials on a
Government Code §65962.5 list have been eliminated or substantially lessened to a level of
less than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM Haz-1 The structures on-site were constructed prior to 1981. Based on the age of
construction, building materials in on-site structures may include asbestos
containing materials (ACM), and certain building materials are presumed to
contain ACM (PACM), unless testing has shown otherwise. As of October 1,
1995, OSHA made building owners responsible for complying with the asbestos
construction standard, for buildings built in 1981 or earlier. The building owner is
responsible for identifying the presence, location and quantity of asbestos
containing building materials, if warranted. The building owner must tell
employees, other employers, and tenants in the building of the presence and
location of asbestos or presumed asbestos containing materials (PALM). If the
building owner intends to demolish or remodel the structure(s), the building
owner shall hire a California Certified Asbestos Consultant for assistance in
compliance.
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HAZ-7 WOULD THE PROJECT IMPAIR IMPLEMENTATION OF, OR PHYSICALLY
INTERFERE WITH, AN ADOPTED EMERGENCY RESPONSE PLAN OR
EMERGENCY EVACUATION PLAN?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with impairing or interfering with an emergency response or
emergency evacuation plan have been eliminated or substantially lessened to a level of less
than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM Haz-2 Prior to construction, the Project Applicant shall prepare a Traffic Control Plan
for review and approval by the City Traffic Engineer that shall be implemented
during the construction phase.
HAZ-8 WOULD THE PROJECT EXPOSE PEOPLE OR STRUCTURES TO A
SIGNIFICANT RISK OF LOSS, INJURY, OR DEATH INVOLVING WILDLAND
FIRES, INCLUDING WHERE WILDLANDS ARE ADJACENT TO URBANIZED
AREAS OR WHERE RESIDENCES ARE INTERMIXED WITH WILDLANDS?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with locating uses within a wildland fire area and the future
exposure of residents and employees to wildland fires have been eliminated or substantially
lessened to a level of less than significant by virtue of the mitigation measures identified in the
Final EIR.
Mitigation Measures:
Refer to Mitigation Measures MM PS -4 through MM PS -6.
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NOISE
The project's potential noise impacts that can be mitigated or are otherwise less than
significant are discussed in Section 4.12, Noise, of the Final EIR. Identified impacts include the
exposure of persons to noise levels that exceed City plans, ordinances or standards; temporary
or permanent increases in the ambient noise level; or operational vibration noise.
N-1 WOULD THE PROJECT RESULT IN EXPOSURE OF PERSONS TO OR
GENERATION OF NOISE LEVELS IN EXCESS OF STANDARDS ESTABLISHED
IN THE LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE
STANDARDS OF OTHER AGENCIES?
• MIXED-USE PROJECTS
N-3 WOULD THE PROJECT RESULT IN A SUBSTANTIAL PERMANENT INCREASE
IN AMBIENT NOISE LEVELS IN THE PROJECT VICINITY ABOVE LEVELS
EXISTING WITHOUT THE PROJECT?
• MIXED-USE PROJECTS
N-4 WOULD THE PROJECT RESULT IN A SUBSTANTIAL TEMPORARY OR
PERIODIC INCREASE IN AMBIENT NOISE LEVELS IN THE PROJECT VICINITY
ABOVE LEVELS EXISTING WITHOUT THE PROJECT?
• MIXED-USE PROJECTS
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential project -generated noise impacts that result in the exposure of persons to noise
levels that exceed City plans, ordinances or standards, or a temporary or permanent increase
in the ambient noise level have been eliminated or substantially lessened to a level of less than
significant by virtue of the regulatory compliance measures and mitigation measures identified
in the Final EIR.
Regulatory Compliance and Mitigation Measures:
MM N-1 The Project shall adhere to Section 11.44.080 of the SCMC (Special Noise
Sources—Construction and Building). As stated therein, no person shall engage in
any construction work which requires a building permit from the City on sites within
300 feet of a residentially zoned property except between the hours of 7:00 a.m. to
7:00 p.m., Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday. Further,
no work shall be performed on the following public holidays: New Year's Day,
Independence Day, Thanksgiving, Christmas, Memorial Day and Labor Day.
MM N-2 Noise and ground -borne vibration construction activities whose specific location on
the Project site may be flexible (e.g., operation of compressors and generators,
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cement mixing, general truck idling) shall be conducted as far as possible from the
nearest off-site land uses.
MM N-3 When possible, construction activities shall be scheduled so as to avoid operating
several pieces of equipment simultaneously, which causes high noise levels.
MM N-4 Flexible sound control curtains shall be placed around all drilling apparatuses, drill
rigs, and jackhammers when in use.
MM N-5 The Project contractor shall use power construction equipment with state-of-the-art
noise shielding and muffling devices.
MM N-6 Barriers such as flexible sound control curtains shall be erected around heavy
equipment to minimize the amount of noise on the surrounding land uses to the
maximum extent feasible during construction.
MM N-7 All construction truck traffic shall be restricted to truck routes approved by the City,
which shall avoid residential areas and other sensitive receptors to the extent
feasible.
MM N-8 A construction notice shall be prepared and shall include the following information:
job site address, permit number, name and phone number of the contractor and
owner or owner's agent, hours of construction allowed by code or any discretionary
approval for the site, and City telephone numbers where violations can be reported.
The notice shall be posted and maintained at the construction site prior to the start
of construction and displayed in a location that is readily visible to the public and
approved by the City.
MM N-9 Consistent with Policy N 3.1.2 of the City's Noise Element, where the Projected
exterior noise levels could exceed 65 CNEL at single-family residences (rear yards),
open space areas, and common recreational and open space areas for multi -family
developments, the Applicant shall provide noise barriers, setbacks, and site design
standards to reduce future on-site traffic noise levels to the maximum extent
feasible.
MM N-10 Consistent with Policy N 3.1.9 (Mixed -Use Developments) of the City's Noise
Element, the Project shall implement a buyer and renter notification program for
residences where appropriate, to educate and inform potential buyers and renters of
the sources of noise in the area and/or new sources of noise that may occur in the
future. As determined by the reviewing authority, notification may be appropriate in
the following areas: within 200 feet of commercial uses in mixed-use developments;
potential buyers and renters should receive notice that the commercial uses within
the mixed-use developments may generate noise in excess of levels typically found
in residential areas, that the commercial uses may change over time, and the
associated noise levels and frequency of noise events may change along with the
use.
MM N-11 The Project shall comply with Title 24 Noise Insulation Standards, which specifies
the maximum allowable sound transmission between dwelling units in multi -family
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residential buildings, and limits allowable interior noise levels in habitable spaces to
45 dBA CNEL.
MM N-12 Prior to the issuance of building permits for uses fronting Sand Canyon and Soledad
Canyon Roads, the Project developer shall submit evidence demonstrating that all
feasible design features have been considered to meet the City's exterior noise
standard of 65 dBA CNEL. Locations that could be exposed to future exterior noise
levels above 65 dBA CNEL shall consider at least the following: 1) Increase
setbacks along Sand Canyon and Soledad Canyon Roads to the maximum extent
feasible; 2) Consider the use of noise barriers between the roadway sources and
the receptors (earthen berms, masonry walls, and vegetation may be appropriate);
and/or 3) Prohibit balconies for multi -family units facing Sand Canyon and Soledad
Canyon Roads.
MM N-13 The Project shall implement a buyer and renter notification program for residences
where appropriate, to educate and inform potential buyers and renters that due to
traffic levels on Sand Canyon Road, Soledad Canyon Road and the SR -14
Freeway, noise in excess of levels typically found in residential areas may be
possible.
N-2 WOULD THE PROJECT RESULT IN EXPOSURE OF PERSONS TO OR
GENERATION OF EXCESSIVE GROUND -BORNE VIBRATION OR GROUND -
BORNE NOISE LEVELS?
• OPERATIONAL VIBRATION
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential project -generated operational vibration noise impacts have been eliminated or
substantially lessened to a level of less than significant by virtue of the regulatory compliance
measures and mitigation measures identified in the Final EIR.
Regulatory Compliance and Mitigation Measures:
Refer to Mitigation Measures N-1 through N -7 -
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PUBLIC SERVICES — FIRE PROTECTION
The project's potential impacts to fire protection services that can be mitigated or are otherwise
less than significant are discussed in Section 4.15, Fire Protection, of the Final EIR. Identified
impacts include the need for new or expanded fire facilities or unacceptable service ratios
during project construction and operation, and wildland fire hazards.
PS -1 WOULD THE PROJECT RESULT IN SUBSTANTIAL ADVERSE PHYSICAL
IMPACTS ASSOCIATED WITH THE PROVISION OF NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, NEED FOR NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, THE CONSTRUCTION OF WHICH
COULD CAUSE SIGNIFICANT ENVIRONMENTAL IMPACTS, IN ORDER TO
MAINTAIN ACCEPTABLE SERVICE RATIOS, RESPONSE TIMES OR OTHER
PERFORMANCE OBJECTIVES FOR FIRE PROTECTION, POLICE
PROTECTION, SCHOOLS, PARKS, OR OTHER PUBLIC FACILITIES?
• PROJECT CONSTRUCTION
• PROJECT OPERATIONS
• WILDLIFE FIRE HAZARD
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with the need for new or expanded fire facilities or
unacceptable service ratios during project construction and operation, and wildland fire hazards
have been eliminated or substantially lessened to a level of less than significant by virtue of the
mitigation measures identified in the Final EIR.
Mitigation Measures:
MM PS -1 Concurrent with the issuance of building permits, the Project Applicant shall
participate in the Developer Fee Program to the satisfaction of the Los Angeles
County Fire Department and/or City of Santa Clarita.
Construction
MM PS -2 Adequate access to all buildings on the Project site shall be provided for
emergency vehicles during the building construction process.
MM PS -3 Adequate water availability shall be provided to service construction activities.
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Operational
MM PS -4 All on-site development shall comply with the applicable Los Angeles County
and City of Santa Clarita code requirements for construction, access, water
mains, fire flows, and fire hydrants, as stipulated by the Los Angeles County Fire
Department or the City of Santa Clarita through Project approvals or building
plan reviews.
MM PS -5 Prior to the issuance of building permits, the Project Applicant, or responsible
party, shall obtain the necessary clearances from and shall comply with all
applicable conditions imposed by Los Angeles County Fire Department,
including but not limited to those from the Planning Division, Land Development
Unit, Forestry Division, or Fuel Modification Unit.
MM PS -6 The Project Applicant, or responsible party, shall file all landscape plans with the
Los Angeles County Fire Department Fuel Modification Unit to ensure
compliance with the High Fire Hazard Severity Zone,
PUBLIC SERVICES — POLICE PROTECTION
The project's potential impacts to police protection services that can be mitigated or are
otherwise less than significant are discussed in Section 4.16, Police Protection, of the Final
EIR. Identified impacts include the need for new or expanded police facilities or unacceptable
service ratios during project construction and operations,
PS -1 WOULD THE PROJECT RESULT IN SUBSTANTIAL ADVERSE PHYSICAL
IMPACTS ASSOCIATED WITH THE PROVISION OF NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, NEED FOR NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, THE CONSTRUCTION OF WHICH
COULD CAUSE SIGNIFICANT ENVIRONMENTAL IMPACTS, IN ORDER TO
MAINTAIN ACCEPTABLE SERVICE RATIOS, RESPONSE TIMES OR OTHER
PERFORMANCE OBJECTIVES FOR FIRE PROTECTION, POLICE
PROTECTION, SCHOOLS, PARKS, OR OTHER PUBLIC FACILITIES?
• PROJECT CONSTRUCTION
• PROJECT OPERATIONS
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with the need for new or expanded police facilities or
unacceptable service ratios during project construction and operation have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
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Mitigation Measures:
MM PS -7 During construction, private security patrols shall be utilized to protect the
Project site.
MM PS -8 Prior to construction activities, the Project Applicant shall have a construction
traffic control plan approved by the City of Santa Clarita.
MM PS -9 Project Applicant, or designee, shall pay the City's law enforcement facilities
impact fee in effect at the time of issuance of a building permit.
MM PS -10 As final development plans are submitted to the City of Santa Clarita for
approval in the future, the Los Angeles County Sheriff's Department design
requirements that reduce demands for service and ensure adequate public
safety shall be incorporated into the building design. The design requirements
for this Project shall include:
• Proper lighting in open areas and parking lots to the satisfaction of the Los
Angeles County Sheriff's Department, around and throughout the
development to enhance crime prevention and enforcement efforts
• Sufficient street lighting for the Project's streets
• Good visibility of doors and windows from the streets and between buildings
on the Project site
• Building address numbers on both residential and commercial/retail uses are
lighted and readily apparent from the streets for emergency response
agencies
• Plant low -growing groundcover and shade trees, to the extent feasible,
rather than a predominance of shrubs that could conceal potential criminal
activity around buildings and parking areas.
PUBLIC SERVICES — SCHOOLS
The project's potential impacts to schools that can be mitigated or are otherwise less than
significant are discussed in Section 4.17, Schools, of the Final EIR. Identified impacts include
the need for new or expanded school facilities or unacceptable service ratios.
PS -1 WOULD THE PROJECT RESULT IN SUBSTANTIAL ADVERSE PHYSICAL
IMPACTS ASSOCIATED WITH THE PROVISION OF NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, NEED FOR NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, THE CONSTRUCTION OF WHICH
COULD CAUSE SIGNIFICANT ENVIRONMENTAL IMPACTS, IN ORDER TO
MAINTAIN ACCEPTABLE SERVICE RATIOS, RESPONSE TIMES OR OTHER
PERFORMANCE OBJECTIVES FOR FIRE PROTECTION, POLICE
PROTECTION, SCHOOLS, PARKS, OR OTHER PUBLIC FACILITIES?
• IMPACTS TO SULPHUR SPRINGS UNION SCHOOL DISTRICT
• IMPACTS TO WILLIAM A. HART UNION HIGH SCHOOL DISTRICT
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Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with the need for new or expanded school facilities or
unacceptable service ratios have been eliminated or substantially lessened to a level of less
than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM PS -11 The Project Applicant, or responsible party, shall pay the required mitigation
fees to the Sulphur Springs Union School District as stipulated in the School
Facilities Mitigation Agreement.
MM PS -12 The Project Applicant, or responsible party, shall enter into an Agreement with
the William S. Hart Union High School District prior to final map. All fees shall be
paid in accordance with the Agreement.
PUBLIC SERVICES — LIBRARY SERVICES
The project's potential impacts to library services that can be mitigated or are otherwise less
than significant are discussed in Section 4.18, Library Services, of the Final EIR. Identified
impacts include the need for new or expanded library facilities or unacceptable service ratios.
PS -1 WOULD THE PROJECT RESULT IN SUBSTANTIAL ADVERSE PHYSICAL
IMPACTS ASSOCIATED WITH THE PROVISION OF NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, NEED FOR NEW OR PHYSICALLY
ALTERED GOVERNMENTAL FACILITIES, THE CONSTRUCTION OF WHICH
COULD CAUSE SIGNIFICANT ENVIRONMENTAL IMPACTS, IN ORDER TO
MAINTAIN ACCEPTABLE SERVICE RATIOS, RESPONSE TIMES OR OTHER
PERFORMANCE OBJECTIVES FOR FIRE PROTECTION, POLICE
PROTECTION, SCHOOLS, PARKS, OR OTHER PUBLIC FACILITIES?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with the need for new or expanded library facilities or
unacceptable service ratios have been eliminated or substantially lessened to a level of less
than significant by virtue of the mitigation measures identified in the Final EIR.
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Mitigation Measures:
MM PS -13 The Project Applicant shall pay a library facilities mitigation fee. Currently this
fee is $800.00 per residential unit. This is the estimated fee that would be
collected to pay for new library construction and items totaling $464,000.00.
TRAFFIC AND CIRCULATION
The project's potential traffic and circulation impacts that can be mitigated or are otherwise less
than significant are discussed in Section 4.19, Traffic and Circulation, of the Final EIR.
Identified impacts include conflicts with an applicable plan (project operations); conflicts with
the applicable congestion management program (project construction and project operations);
impacts affecting emergency access; and cumulative impacts.
T-1 WOULD THE PROJECT CONFLICT WITH AN APPLICABLE PLAN, ORDINANCE
OR POLICY ESTABLISHING MEASURES OF EFFECTIVENESS FOR THE
PERFORMANCE OF THE CIRCULATION SYSTEM, TAKING INTO ACCOUNT
ALL MODES OF TRANSPORTATION INCLUDING MASS TRANSIT AND NON -
MOTORIZED TRAVEL AND RELEVANT COMPONENTS OF THE CIRCULATION
SYSTEM, INCLUDING BUT NOT LIMITED TO INTERSECTIONS, STREETS,
HIGHWAYS AND FREEWAYS, PEDESTRIAN AND BICYCLE PATHS, AND
MASS TRANSIT?
• PROJECT OPERATIONS
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with project operations conflicting with adopted transportation
plans, ordinances, or policies have been eliminated or substantially lessened to a level of less
than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM T-1 Sand Canyon at Soledad Canyon. Modify traffic signal timing to coordinate with
Kenroy Avenue and SR -14 SB Ramp intersections along Soledad Canyon Road.
MM T-2 SR -14 SB Ramps at Soledad Canyon. Modify traffic signal to change westbound
left -turn phasing from permissive to protected left -turn phasing.
MM T-3 The Project Developer shall enter into a Mitigation Agreement with Caltrans. Said
Mitigation Agreement shall be finalized prior to the recordation of a final map.
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T-2 WOULD THE PROJECT CONFLICT WITH AN APPLICABLE CONGESTION
MANAGEMENT PROGRAM (CMP), INCLUDING, BUT NOT LIMITED TO LEVEL
OF SERVICE STANDARDS AND TRAVEL DEMAND MEASURES, OR OTHER
STANDARDS ESTABLISHED BY THE CMP FOR DESIGNATED ROADS OR
HIGHWAYS?
• PROJECT CONSTRUCTION
• PROJECT OPERATIONS
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with project construction and project operations conflicting
with an adopted congestion management project or standards have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures:
Refer to Mitigation Measure MM T-3.
T-5 WOULD THE PROJECT RESULT IN INADEQUATE EMERGENCY ACCESS?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with the provision of adequate emergency access have been
eliminated or substantially lessened to a level of less than significant by virtue of the mitigation
measures identified in the Final EIR.
Mitigation Measures:
Refer to Mitigation Measure MM Haz-2.
CUMULATIVE TRAFFIC IMPACTS
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
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Facts in Support of Findings
The potential cumulative traffic impacts have been eliminated or substantially lessened to a
level of less than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM T-4 Sand Canyon at Soledad Canyon (Cumulative Conditions). Modify traffic signal
timing to coordinate with Kenroy Avenue and SR -14 SB Ramp intersections along
Soledad Canyon Road.
MM T-5 Sand Canyon at Soledad Canyon (Cumulative Conditions). Modify intersection to
restripe one northbound right -turn lane to a through lane (for 2 NB Left, 2 NB
Through and 1 NB Right) (Project Share = 24%).
MM T-6 SR -14 SB Ramps at Soledad Canyon (Cumulative Conditions). Modify traffic signal
to change westbound left -turn phasing from permissive to protected left -turn
phasing.
MM T-7 SR -14 Freeway Mainline (Cumulative Conditions). Contribute pro -rata share to the
anticipated costs for design and implementation of future improvements. (Project
Share = 1.6%).
UTILITIES AND SERVICE SYSTEMS — SOLID WASTE
The project's potential solid waste impacts that can be mitigated or are otherwise less than
significant are discussed in Section 4.20, Solid Waste, of the Final EIR. Identified impacts
include sufficient capacity in landfills to accept waste from the project.
UTIL-1 WOULD THE PROJECT BE SERVED BY A LANDFILL WITH SUFFICIENT
PERMITTED CAPACITY TO ACCOMMODATE THE PROJECT'S SOLID WASTE
DISPOSAL NEEDS?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with project -generated waste being disposed of a landfill with
sufficient permitted capacity have been eliminated or substantially lessened to a level of less,
than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM Util-1 The project application shall complete and submit to the Building & Safety Division a
Construction and Demolition Materials Management Plan (C&DMMP), approved by
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the City's Director of Public Works, or the Director's Designee, on a C&DMMP form
approved by the City. The completed C&DMMP, at a minimum, shall indicate all of
the following:
1. the estimated weight of project C&D materials, by materials type, to be
generated;
2. the maximum weight of C&D materials that it is feasible to divert, considering
cost, energy consumption and delays, via reuse or recycling;
3, the vendor or facility that the applicant proposes to use to collect, divert, market,
reuse or receive the C&D materials;
4. the estimated weight of residual C&D materials that would be transported for
disposal in a landfill or transformation facility; and
5. the estimated weight of inert waste to be removed from the waste stream and
not disposed of in a solid waste landfill. (General Plan EIR Mitigation Measure
3.17-6)
MM Util-2 The Project Applicant shall provide adequate areas for the collection and loading of
recyclable materials (i.e., paper products, glass, and other recyclables) in
compliance with the State Model Ordinance, implemented on September 1, 1994, in
accordance with AB 1327, Chapter 18, California Solid Waste Reuse and Recycling
Access Act of 1991. (General Plan EIR Mitigation Measure 3.17-2)
MM Util-3 The Project Applicant shall be required to implement waste reduction programs in
conformance with the City's Source Reduction and Recycling Element program.
(General Plan EIR Mitigation Measure 3.17-4)
MM Util-4 Any hazardous waste that is generated on site, or is found on site during demolition,
rehabilitation, or new construction activities shall be remediated, stored, handled,
and transported in compliance per appropriate local, state, and federal laws, as well
as with the City's Source Reduction and Recycling Element. (General Plan EIR
Mitigation Measure 3.17-5)
UTILITIES AND SERVICE SYSTEMS — WASTEWATER
The project's potential solid waste impacts that can be mitigated or are otherwise less than
significant are discussed in Section 4.21, Wastewater, of the Final EIR. Identified impacts
include exceedance of Regional Water Quality Control Board requirements, requiring the
construction of new or expansion of existing facilities; and adequate capacity by a provider to
accept the project -generated wastewater.
UTIL-3 WOULD THE PROJECT EXCEED WASTEWATER TREATMENT
REQUIREMENTS OF THE APPLICABLE REGIONAL WATER QUALITY
CONTROL BOARD?
UTIL-4 WOULD THE PROJECT REQUIRE OR RESULT IN THE CONSTRUCTION OF
NEW WATER OR WASTEWATER TREATMENT FACILITIES OR EXPANSION OF
EXISTING FACILITIES, THE CONSTRUCTION OF WHICH COULD CAUSE
SIGNIFICANT ENVIRONMENTAL EFFECTS?
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UTIL-5 WOULD THE PROJECT RESULT IN A DETERMINATION BY THE
WASTEWATER TREATMENT PROVIDER THAT SERVES OR MAY SERVE THE
PROJECT THAT IT HAS ADEQUATE CAPACITY TO SERVE THE PROJECT'S
PROJECTED DEMAND IN ADDITION TO THE PROVIDER'S EXISTING
COMMITMENTS?
Findings
Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
Facts in Support of Findings
The potential impacts associated with project -generated wastewater causing an exceedance of
Regional Water Quality Control Board requirements, requiring the construction of new or
expansion of existing facilities; and impacting the provider's capacity to accept the project -
generated wastewater have been eliminated or substantially lessened to a level of less than
significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM Util-5 Payment of a connection fee to the County Sanitation Districts of Los Angeles
County shall be made prior to issuance of a permit to connect (directly or indirectly)
to the County Sanitation Districts of Los Angeles County's Sewerage System.
5.4 ENVIRONMENTAL EFFECTS WHICH REMAIN
SIGNIFICANT AND UNAVOIDABLE AFTER MITIGATION
AND FINDINGS
The City of Santa Clarita, having reviewed and considered the information contained in the
Final EIR, Technical Appendices and the administrative record, finds, pursuant to Public
Resources Code 21081(a)(3) and CEQA Guidelines 15091(a)(3), that specific economic, legal,
social, technological, or other considerations, make infeasible the mitigation measures or
project alternatives identified in the Final EIR and, therefore, the project would cause significant
unavoidable impacts in the categories of Air Quality and Noise, as summarized below.
• Air Quality: Regional Operational Emissions
• Air Quality: Cumulative Operational Emissions
• Noise: Construction Noise
• Noise: Construction Vibration Levels (Human Annoyance)
• Noise: Traffic Noise on Exterior Space for Residential and Assisted Living Facility
• Noise: Cumulative Traffic Noise
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AIR QUALITY
Regional Operational Air Emissions. The project's regional operational air quality emissions
associated with area sources, energy demand, and mobile sources (motor vehicles) would
exceed the regional thresholds of significance set by the SCAQMD for ROG and NOx during
the summertime and the wintertime.
Findings
Changes or alterations have been required in, or incorporated into, the project that
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2. Pursuant to CEQA Guidelines Section 15091 (a)(3), specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the EIR.
Facts in Support of Findings
The net increase in regional operational emissions generated by the project would exceed the
regional thresholds of significance set by the SCAQMD for ROG and NOx during the
summertime and the wintertime. These emissions are primarily due to motor vehicles and area
source emissions associated with the operation of a relatively high number of proposed
residential uses. These emissions are typical for a mixed-use commercial and residential
project of this size. Impacts associated with project implementation have been reduced to the
extent feasible. There are no feasible mitigation measures that would reduce ROG or NOx
emissions; thus, the impacts would constitute a significant and unavoidable impact.
Mitigation Measures:
MM AQ -1 The Project Applicant, or designee, shall require that all commercial -related
landscaping activities utilize electric lawn mowers and electric leaf blowers to the
extent feasible.
Cumulative Operational Air Emissions. The project's cumulative operational air quality
emissions associated with area sources, energy demand, and mobile sources (motor vehicles)
would exceed the regional thresholds of significance set by the SCAQMD for ROG and NOX.
Findings
Changes or alterations have been required in, or incorporated into, the project that
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2. Pursuant to CEQA Guidelines Section 15091 (a)(3), specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the EIR.
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Facts in Support of Findings
Due to the non -attainment status of 03, PM10, and PM2.5, the generation of daily operational
emissions associated with cumulative development would result in a cumulative significant
impact associated with the cumulative net increase of any criteria pollutant for which the region
is in non -attainment. With respect to operational emissions, the SCAQMD has indicated that if
an individual project results in air emissions of criteria pollutants (CO, ROG, NOX, SOX, PM10,
and PM2.5) that exceed the SCAQMD-recommended daily thresholds for project -specific
impacts, then it would also result in a cumulatively considerable net increase of these criteria
pollutants for which the project region is in non -attainment under an applicable federal or state
ambient air quality standard. As discussed previously, the operational emissions associated
with the project would exceed the established SCAQMD thresholds for ROG and NOX during
the operation of the Project. Because ROG and NOX are considered 03 precursors, and given
the region's non -attainment status of 03, the cumulative impact of the project's operational
emissions would be significant. Impacts associated with project implementation have been
reduced to the extent feasible. There are no feasible mitigation measures that would reduce
ROG and NOX; thus, the impacts would constitute a significant and unavoidable impact.
NOISE
Construction Noise. The project's construction -related noise levels at the above mentioned
sensitive receptors would have the potential to exceed the City's exterior daytime noise
standards.
Findings
Changes or alterations have been required in, or incorporated into, the project that
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2. Pursuant to CEQA Guidelines Section 15091 (a)(3), specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the EIR.
Facts in Support of Findings
The project's construction -related noise levels at the above mentioned sensitive receptors
would have the potential to exceed the City's exterior daytime noise standards. However, it
should be noted that the project would be consistent with section 11.44.080 of the SCMC
(special noise sources—construction and building), which states no person shall engage in any
construction work which requires a building permit from the city on sites within 300 feet of a
residentially zoned property except between the hours of 7:00 a.m. and 7:00 p.m., Monday
through Friday, and from 8:00 a.m. to 6:00 p.m. on Saturday. Impacts associated with
construction noise have been reduced to the extent feasible. However, after implementation of
regulatory compliance measures and mitigation measures contained in the EIR, temporary
construction noise levels would exceed exterior daytime noise standards and the impacts
would constitute a significant and unavoidable impact.
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Regulatory Compliance and Mitigation Measures:
MM N-1 The Project shall adhere to Section 11.44.080 of the SCMC (Special Noise
Sources—Construction and Building). As stated therein, no person shall engage in
any construction work which requires a building permit from the City on sites within
300 feet of a residentially zoned property except between the hours of 7:00 a.m. to
7:00 p.m., Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday. Further,
no work shall be performed on the following public holidays: New Year's Day,
Independence Day, Thanksgiving, Christmas, Memorial Day, and Labor Day.
MM N-2 Noise and ground -borne vibration construction activities whose specific location on
the Project site may be flexible (e.g., operation of compressors and generators,
cement mixing, general truck idling) shall be conducted as far as possible from the
nearest off-site land uses.
MM N-3 When possible, construction activities shall be scheduled so as to avoid operating
several pieces of equipment simultaneously, which causes high noise levels.
MM N-4 Flexible sound control curtains shall be placed around all drilling apparatuses, drill
rigs, and jackhammers when in use.
MM N-5 The Project contractor shall use power construction equipment with state-of-the-art
noise shielding and muffling devices.
MM N-6 Barriers such as flexible sound control curtains shall be erected around heavy
equipment to minimize the amount of noise on the surrounding land uses to the
maximum extent feasible during construction.
MM N-7 All construction truck traffic shall be restricted to truck routes approved by the City,
which shall avoid residential areas and other sensitive receptors to the extent
feasible.
MM N-8 A construction notice shall be prepared and shall include the following information:
job site address, permit number, name and phone number of the contractor and
owner or owner's agent, hours of construction allowed by code or any discretionary
approval for the site, and City telephone numbers where violations can be reported.
The notice shall be posted and maintained at the construction site prior to the start
of construction and displayed in a location that is readily visible to the public and
approved by the City.
Construction Vibration Levels (Human Annoyance). Construction activities that would occur
within the project site would have the potential to generate low levels of ground -borne vibration
to off-site receptors.
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Findings
1. Changes or alterations have been required in, or incorporated into, the project that
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2 Pursuant to CEQA Guidelines Section 15091 (a)(3), specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the EIR.
Facts in Support of Findings
Vibration velocities could reach as high as approximately 0.089 inches per second PPV at 25
feet from the source activity, depending on the type of construction equipment in use. This
corresponds to a RMS velocity level (in VdB) of 87 VdB at 25 feet from the source activity. With
respect to human annoyance, residential sensitive receptors located within 75 feet of the
project site boundaries (Sensitive Receptor No. 1 located as close as 20 feet from project site)
could experience construction related vibration levels of up to approximately 73-87 VbB. These
levels would exceed the FTA's vibration impact threshold of 72 VdB for residences and
buildings where people normally sleep. However, similar to construction noise sources, it
should be noted that the project would be consistent with Section 11.44.080 of the SCMC
(Special Noise Sources—Construction and Building), which states that no person shall engage
in any construction work that requires a building permit from the City on sites within 300 feet of
a residentially zoned property except between the hours of 7:00 a.m. to 7:00 p.m., Monday
through Friday, and 8:00 a.m. to 6:00 p.m. on Saturday. Further, impacts associated with
construction vibration levels have been reduced to the extent feasible through imposition of
mitigation measures. Nevertheless, as temporary construction vibration levels would exceed
residential annoyance thresholds, impacts would be significant and unavoidable.
Regulatory Compliance and Mitigation Measures:
Refer to Mitigation Measures MM N-1 through MM N-8 for construction vibration.
Traffic Noise on Exterior Space for Residential and Assisted Living Facility. Exterior
noise levels from traffic noise for the Project's residential uses, the assisted living facility, rear
yard areas, open space areas, and recreational areas would be inconsistent with the City's
exterior noise standard of 65 dBA CNEL.
Findings
Changes or alterations have been required in, or incorporated into, the project that
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2. Pursuant to CEQA Guidelines Section 15091 (a)(3), specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the EIR.
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Facts in Support of Findings
Future cumulative exterior noise levels could reach up to 71.5 dBA CNEL and 73.6 dBA CNEL
for the Project frontages along the segments of Sand Canyon Road and Soledad Canyon
Road, respectively. In addition to these arterial roadway noise levels, the SR -14 Freeway to the
south of the Project site could cause future cumulative on-site noise levels to reach up to 74.7
dBA CNEL along the southern boundary of the Project site fronting Soledad Canyon Road.
While the Project would contribute to these future cumulative traffic noise levels (less than 0.8
dBA CNEL increase at worst-case location), these noise levels are primarily a result of traffic
from existing conditions, ambient growth, cumulative development, and general plan buildout to
the future year 2030.
Based on a review of the Project plans, exterior spaces fronting Sand Canyon and Soledad
Canyon Roads with a direct line -of -sight to these roadways may experience exterior noise
levels above the City's exterior noise standard of 65 dBA CNEL. Specifically, such uses
fronting Sand Canyon Road include multi -family attached units in Planning Areas 2 and 3, and
open space and recreational areas in Planning Areas 2 and 3. And, such uses fronting Soledad
Canyon Road include the assisted living facility in Planning Area 1, and open space areas in
Planning Area 1, However, it should be noted that these calculations are based on the worst-
case locations immediately adjacent to the property lines along the roadways. Uses with
greater setbacks and without a direct line -of -sight to these roadways are expected to
experience exterior noise levels below the City's exterior noise standard of 65 dBA CNEL (i.e.,
locations where Project building facades along the site's boundary will shield internal on-site
uses from the roadway noise).
Based on data published by the Federal Highway Administration, such conditions can reduce
line -of -sight noise levels by approximately 10 dBA for some locations. Assuming a 10 dBA
reduction described above, uses with greater setbacks and without a direct line -of -sight to the
roadways would experience exterior noise levels of approximately 61.5 dBA CNEL to 64.7 dBA
CNEL. These noise levels would be within the City's exterior noise standard of 65 dBA CNEL.
Nevertheless, because exterior spaces fronting Sand Canyon and Soledad Canyon Roads with
a direct line -of -sight to these roadways may experience exterior noise levels above the City's
exterior noise standard of 65 dBA CNEL, this impact would be potentially significant.
Regulatory compliance and Project -specific mitigation (i.e., Mitigation Measures MM N-9, MM
N-10, MM N-12, and MM N-13) would reduce this impact to the maximum extent feasible.
However, as exterior noise levels of 65 dBA CNEL cannot be guaranteed for all areas of the
Project site, this impact would be significant and unavoidable.
Regulatory Compliance and Mitigation Measures:
MM N-9 Consistent with Policy N 3.1.2 of the City's Noise Element, where the Projected
exterior noise levels could exceed 65 CNEL at single-family residences (rear yards),
open space areas, and common recreational and open space areas for multi -family
developments, the Applicant shall provide noise barriers, setbacks, and site design
standards to reduce future on-site traffic noise levels to the maximum extent
feasible.
MM N-10 Consistent with Policy N 3.1.9 (Mixed -Use Developments) of the City's Noise
Element, the Project shall implement a buyer and renter notification program for
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residences where appropriate, to educate and inform potential buyers and renters of
the sources of noise in the area and/or new sources of noise that may occur in the
future. As determined by the reviewing authority, notification may be appropriate in
the following areas: within 200 feet of commercial uses in mixed-use developments,
potential buyers and renters should receive notice that the commercial uses within
the mixed-use developments may generate noise in excess of levels typically found
in residential areas, that the commercial uses may change over time, and the
associated noise levels and frequency of noise events may change along with the
use.
MM N-12 Prior to the issuance of building permits for uses fronting Sand Canyon and Soledad
Canyon Roads, the Project developer shall submit evidence demonstrating that all
feasible design features have been considered to meet the City's exterior noise
standard of 65 dBA CNEL. Locations that could be exposed to future exterior noise
levels above 65 dBA CNEL shall consider at least the following: 1) Increase
setbacks along Sand Canyon and Soledad Canyon Roads to the maximum extent
feasible; 2) Consider the use of noise barriers between the roadway sources and
the receptors (earthen berms, masonry walls, and vegetation may be appropriate);
and/or 3) Prohibit balconies for multi -family units facing Sand Canyon and Soledad
Canyon Roads.
MM N-13 The Project shall implement a buyer and renter notification program for residences
where appropriate, to educate and inform potential buyers and renters that due to
traffic levels on Sand Canyon Road, Soledad Canyon Road and the SR -14
Freeway, noise in excess of levels typically found in residential areas may be
possible.
Cumulative Traffic Noise. Cumulative mobile source noise impacts would occur primarily as a
result of increased traffic on local roadways due to the project, ambient growth, and related
projects/cumulative development within the study area.
Findings
Changes or alterations have been required in, or incorporated into, the project that
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR.
2. Pursuant to CEQA Guidelines Section 15091 (a)(3), specific economic, legal, social,
technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the EIR.
Facts in Support of Findings
Cumulative mobile source noise impacts would occur primarily as a result of increased traffic
on local roadways due to the project, ambient growth, and related projects/cumulative
development within the study area. Cumulative traffic noise levels for the year 2030 would
increase by a maximum of 4.3 dBA CNEL for the roadway segment of Sand Canyon Road,
between Sand Canyon "C" Project Driveway & S. Silver Saddle Circle. Additional increases
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along Sand Canyon Road would range from 1.8 dBA CNEL to 4.0 dBA CNEL. All increases
along Soledad Canyon Road would be less than 1.7 dBA CNEL. Although the project would
only contribute a maximum increase of 0.8 dBA CNEL for future 2030 traffic noise levels,
cumulative impacts would be considered significant for the following roadway segments along
Sand Canyon because cumulative increases exceed 3 dBA between:
N, Silver Saddle Circle & Sand Canyon "C" Project Driveway
Sand Canyon "C" Project Driveway & S. Silver Saddle Circle
S. Silver Saddle Circle & Sand Canyon "A" Project Driveway
Sand Canyon "A" Project Driveway & Soledad Canyon Road
Cumulative mobile source noise impacts would occur primarily as a result of increased traffic
on local roadways due to the project, ambient growth, and related projects/cumulative
development within the study area. Although the project would only contribute a maximum
increase of 0.8 dBA CNEL for future 2030 traffic noise levels, cumulative traffic noise level
increases would be considered significant for the following roadway segments along Sand
Canyon: between N. Silver Saddle Circle and Sand Canyon "C" Project Driveway, between
Sand Canyon "C" Project Driveway and South Silver Saddle Circle, between South Silver
Saddle Circle and Sand Canyon "A" Project Driveway, and between Sand Canyon "A" Project
Driveway and Soledad Canyon Road. As no feasible mitigation is available to reduce this
impact, cumulative traffic noise impacts would be significant and unavoidable.
5.5 ALTERNATIVES TO THE PROPOSED PROJECT
As set forth in these findings, the implementation of the proposed project will result in
significant impacts that are considered unavoidable. CEQA requires that an EIR include an
analysis of a reasonable range of feasible alternatives to a proposed project capable of
avoiding or substantially lessening any significant adverse environmental impact associated
with the project. The Final EIR addresses the environmental effects of alternatives to the
proposed project. A description of these alternatives, a comparison of their environmental
impacts to the proposed project, and the City's findings are listed below. These alternatives are
compared against the project relative to the identified project impacts, summarized in the
sections above, to the project objectives, as stated in Chapter 3.0, Project Description, of the
Final EIR.
In making the following alternatives findings, the City
independently reviewed and considered the information
EIR, including the information provided in the comments
thereto.
Alternatives Analyzed
of Santa Clarita certifies that it has
on alternatives provided in the Final
on the Final EIR and the responses
Four alternatives to the Project were analyzed in the Final EIR:
■ Alternative 1: No Project Alternative
■ Alternative 2: Increased Commercial and Office
■ Alternative 3: Ridgeline Preservation
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■ Alternative 4: ACOE-CDFW Avoidance
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Off -Site Alternatives. Alternative sites of generally the same size in the eastern of the City of
Santa Clarita do not exist. Consistent with General Plan intent, the Project involves
development of an infill parcel. No potential alternative project sites in the local vicinity are
similar in acreage or provide similar characteristics. No potential alternative sites could serve
primary project objectives. For the reasons cited above, no alternative sites were analyzed for
this Project.
Table 2 provides a comparison of environmental impacts for each of the alternatives in relation
to environmental impacts associated with the Project.
Table 2
Comparison of Impacts for Alternatives to Project
Environmental Issue
No Project
greater
Increased
CommerciallOffice
similar
Ridgeline
Preservation
fewer
similar
fewer
fewer
similar
fewer
ACOE-CDFW
Avoidance_ _
fewer
similar
fewer
fewer
fewer
Aesthetics
Agriculture and Forestry Resources
similar
similar
Air Quality
fewer
similar
similar
similar
similar
Biological Resources
fewer
Cultural (Historic) Resources
similar
Geology and Soils
fewer
fewer
fewer
Greenhouse Gas
similar
similar
fewer
Hazards
greater
similar
similar
similar
Hydrology/Water Quality
fewer
similar
similar
fewer
Land Use and Planning
greater
similar
similar
greater
Mineral and Energy Resources
similar
similar
similar
similar
Noise
fewer
similar
similar
fewer
Population and Housing
greater
similar
similar
greater
Public Services — Fire
fewer
similar
similar
fewer
Public Services — Police
fewer
similar
similar
fewer
Public Services — Schools
fewer
similar
similar
fewer
Public Services — Recreation
fewer
similar
similar
fewer
Public Services — Libraries
fewer
similar
similar
fewer
Transportation
fewer
similar
similar
fewer
Utilities — Solid Waste
fewer
similar
similar
fewer
Utilities — Wastewater
fewer
similar
similar
similar
fewer
Utilities — Water Supply
fewer
similar
fewer
ALTERNATIVE 1 — NO PROJECT ALTERNATIVE
The No Project Alternative is required by CEQA and compares the impacts that might occur if
the site is left in its current condition with those impacts that would be generated by the
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proposed project. Under this Alternative, no development or redevelopment would occur
beyond what exists today, and the project area would retain the existing general plan and
zoning designations of Mixed Use Neighborhood (MXN) and Urban Residential 3 (UR -3). In
addition, the existing circulation system would remain the same.
Findings
Alternative 1 would eliminate the significant and unavoidable air quality and noise
impacts.
2. Alternative 1 would reduce and eliminate potentially significant impacts for, aesthetics,
air quality, biological resources, cultural resources, geology and soils, hazards, noise,
public services, traffic and circulation, and utilities.
3. The findings of the proposed project set forth in this document and the overriding social,
economic, and other issues set forth in the Statement of Overriding Considerations
provide support for the proposed project and the elimination of this alternative from
further consideration.
Facts in Support of Findings:
With the No Project Alternative, the Sand Canyon Plaza Mixed -Use Project would not be
implemented and the existing mobile home units would remain. Because no grading,
construction, or operational activities would occur under this alternative, there would not be
associated impacts related to aesthetics, air quality, biological resources, cultural resources,
geology and soils, greenhouse gas, hazards, hydrology and water quality, land use and
planning, noise, population and housing, public services, traffic and circulation, and utilities.
Adoption of Alternative 1 would not necessarily preclude ultimate development of the Project
site in accordance with the existing General Plan and zoning regulations for the site, or land
use designations or regulations subsequently adopted by the City. However, if development is
proposed in the future, like the Project, such development would be subject to environmental
review.
In comparison to the proposed project, the No Project Alternative results in greater impacts for
aesthetics; hazards and hazardous materials; land use; and population and housing. The No
Project Alternative results in similar impacts for agriculture and forestry resources; cultural
resources; and mineral and energy resources. The No Project Alternative results in fewer
impacts to air quality; biological resources; geology and soils; greenhouse gas emissions;
hydrology and water quality; noise; public services; trans portationitraffic; solid waste;
wastewater; and water supply. All significant unavoidable impacts related to air quality and
noise impacts would be eliminated with this Alternative.
The No Project Alternative would not implement any of the overarching objectives of the
proposed project to create a new mixed-use community with connected neighborhoods that
provides for residential, commercial, and recreational uses in close proximity to each other;
provide a rich set of public spaces; implement sustainable development principles, including
greater energy efficiency, waste reduction, drought -tolerant landscaping, use of water
efficiency measures, and use of recycled materials and renewable energy sources; provide a
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tax base to support public services and infrastructure; create permanent jobs on-site through
the incorporation of commercial land uses to assist the City in meeting its jobs/housing
balance, and restore and minimize impacts to important biotic resources, including heritage oak
trees. Therefore, none of the project objectives would be met under the No Project Alternative.
Project Objective
Alternative 1:
No Project
Land Use Planning Objectives
Create a new mixed-use community with connected neighborhoods that provides for residential,
Does Not Meet
commercial and recreational uses in close proximity to each other.
Provide a sensitive and compatible Project through the use of appropriate grading, landscape,
Does Not Meet
and water quality methods.
Provide development and transitional land use patterns that do not conflict with surrounding
Does Not Meet
communities and land uses.
Arrange land uses to reduce vehicle miles traveled and energy consumption, and to encourage
Does Not Meet
pedestrian mobility. _
Design neighborhoods to create a unique identity and sense of place.
Does Not Meet
Design neighborhoods to locate a variety of residential and non-residential land uses in close
Does Not Meet
proximity to each other and major road corridors, transit, and trails.
Provide a rich set of public spaces.
Does_Not Meet
Implement sustainable development principles, including greater energy efficiency, waste
_
Does Not Meet
reduction, drought -tolerant landscaping, use of water efficiency measures, and use of recycled
materials and renewable energy sources.
Does Not Meet
Create and enhance opportunities for non -vehicular travel and encourage pedestrian mobility by
providing an internal pedestrian circulation system that links residential neighborhoods to on-site
recreation areas, regional trail systems, and neighborhood retaillcommercial areas.
Foster the design and integration of a mutually beneficial relationship between the natural and
Does Not Meet
built environments, and implement sensitive land use transition treatments, attractive
streetscapes, and high quality design themes.
Does Not Meet
Integrate a new community into the City's existing and planned circulation network.
Provide a landscape design emphasizing a pleasant neighborhood character and inviting
Does Not Meet
streetscapes.
Provide on-site recreational facilities to meet the demands of future residents.
Does Not Meet
Economic Objectives
Enhance and augment the housing market by providing a variety of housing types and densities to
Does Not Meet
meet the varying needs of future residents.
Adopt development regulations that provide flexibility to respond and adjust to changing economic
Does Not Meet
and market conditions.
Does Not Meet
Provide a tax base to support public services and infrastructure.
Create permanent jobs on-site through the incorporation of commercial land uses to assist the
Does Not Meet
City in meeting its jobs/housing balance.
Does Not Meet
Adopt development regulations and guidelines that allow site, parking and facility sharing, and
other innovations that reduce the costs of providing public services.
Resource Conservation Objectives
Restore and minimize impacts to important biotic resources,
Does Not Meet
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Project Objective Alternative 1:
No Project
Minimize impacts to oak trees and incorporate, where possible, oak trees into public spaces. Does Not Meet
ALTERNATIVE 2 — INCREASED COMMMERCIAL AND OFFICE
Alternative 2 would increase the commercial building area by 29,400 commercial square feet
and the office building area by 30,000 square feet. Alternative 2 would also remove 60 dwelling
units from Planning Area 2. None of the assisted living units would be constructed in Planning
Area 1. All other uses on the project site would remain as proposed.
Findings
1 Alternative 2 would not reduce or eliminate the significant and unavoidable air quality
and noise impacts.
2. Alternative 2 would not reduce or eliminate potentially significant impacts for,
aesthetics, air quality, biological resources, cultural resources, geology and soils,
hazards, noise, public services, traffic and circulation, and utilities.
3. The findings of the proposed project set forth in this document and the overriding social,
economic, and other issues set forth in the Statement of Overriding Considerations
provide support for the proposed project and the elimination of this alternative from
further consideration.
Facts in Support of Findings:
In comparison to the proposed project, Alternative 2 would result in similar impacts relative to
aesthetics; agriculture and forestry resources; air quality; biological resources; cultural
resources; greenhouse gas emissions; hazards and hazardous materials; hydrology and water
quality; mineral and energy resources; noise; population and housing; parks and recreation;
public services; transportation/traffic; solid waste; wastewater, and water supply:
Air Quality, Under Alternative 2, commercial building area would increase by 29,400 square
feet and office building area would increase by 30,000 office square feet. These uses would
replace the assisted living facility and 60 residential units. This Alternative would result in a
change in project trip generation; however, this change would be minor and therefore would
result in similar air quality impacts as compared to the Project.
Noise. Under this alternative, the development footprint would remain the same as the Project.
There would be no changes to project grading, installation of infrastructure and building
construction, and therefore no change in construction related noise impacts. As indicated
previously, there will be no significant change in vehicle trip generation with this alternative.
Consequently, operational noise impacts would remain substantially the same as compared to
the Project.
As noted above, the significant unavoidable impacts related to air quality and noise would be
similar to the Project, and thus, would not be reduced or eliminated under Alternative 2.
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Alternative 2 fully meets 14 objectives and partially meets the remaining six objectives, as
shown below,
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Alternative 2:
Project Objective
Increased Commercial
and Office
Land Use Planning Objectives
Create a new mixed-use community with connected neighborhoods that provides for residential,
Partially Meets
commercial and recreational uses in close proximity to each other.
Provide a sensitive and compatible Project through the use of appropriate grading, landscape,
Meets
and water quality methods.
Provide development and transitional land use patterns that do not conflict with surrounding
Meets
communities and land uses.
Arrange land uses to reduce vehicle miles traveled and energy consumption, and to encourage
Meets
pedestrian mobility.
Design neighborhoods to create a unique identity and sense of place.
Meets
Design neighborhoods to locate a variety of residential and non-residential land uses in close
Meets
proximity to each other and major road corridors, transit, and trails.
_Provide a rich set of public spaces.
Meets
Implement sustainable development principles, including greater energy efficiency, waste
_
reduction, drought -tolerant landscaping, use of water efficiency measures, and use of recycled
Meets
materials and renewable energy sources.
Create and enhance opportunities for non -vehicular travel and encourage pedestrian mobility by
providing an internal pedestrian circulation system that links residential neighborhoods to on-site
Partially Meets
recreation areas, regional trail systems, and neighborhood retail/commercial areas.
Foster the design and integration of a mutually beneficial relationship between the natural and
built environments, and implement sensitive land use transition treatments, attractive
Meets
streetscapes, and high quality design themes.
Integrate a new community into the City's existing and planned circulation network,
Meets
Provide a landscape design emphasizing a pleasant neighborhood character and inviting
Meets
streetscapes.
Partially Meets
Provide on-site recreational facilities to meet the demands of future residents.
Economic Objectives
Enhance and augment the housing market by providing a variety of housing types and densities to partially Meets
meet the varying needs of future residents.
Adopt development regulations that provide flexibility to respond and adjust to changing economic _ Meets
and market conditions.
Provide a tax base to support public services and infrastructure.
Partially Meets
Meets
Create permanent jobs on-site through the incorporation of commercial land uses to assist the
City in meeting its jobsfhousing balance,
Adopt development regulations and guidelines that allow site, parking and facility sharing, and
Partially Meets
other innovations that reduce the costs of providing public services:
Resource Conservation Objectives
Restore and minimize impacts to important biotic resources.
Meets
Minimize impacts to oak trees and incorporate, where possible, oak trees into public spaces.
Meets
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ALTERNATIVE 3 — RIDGELINE PRESERVATION
Approximately 1,200 lineal feet of the City -identified significant ridgeline would be preserved
under this Alternative due to the elimination of the northerly portion of Planning Area 5. To a
lesser extent, the Ridgeline Preservation Alternative would remove 29 dwelling units from
Planning Area 5. This alternative would also increase open space/landscape areas within the
project area. None of the other site plan specifics would be changed.
Findings
Alternative 3 would reduce but not eliminate the significant and unavoidable air quality
impacts, and would not eliminate the significant and unavoidable noise impacts.
2. Alternative 3 would reduce but not eliminate potentially significant impacts for
aesthetics, air quality, biological resources, and geology and soils.
3. Alternative 3 would not reduce or eliminate potentially significant impacts for cultural
resources, hazards, noise, public services, traffic and circulation, and utilities.
4. The findings of the proposed project set forth in this document and the overriding social,
economic, and other issues set forth in the Statement of Overriding Considerations
provide support for the proposed project and the elimination of this alternative from
further consideration.
Facts in Support of Findings:
The development anticipated under the Alternative 3 includes the same mix of land uses
anticipated for the proposed Sand Canyon Plaza Mixed -Use Project, although with less
residential units.
In comparison to the proposed project, Alternative 3 would result in fewer impacts relative to
aesthetics; air quality; and geology and soils. Impacts for the remaining 19 topical areas would
be similar under Alternative 3 as those anticipated for the proposed project.
Air Quality. Under Alternative 3, 29 dwelling units would not be constructed, resulting in a
reduction in Project grading and an increase in open space. This reduction in project grading
would reduce construction related impacts. From an operational standpoint, this alternative
would reduce vehicle trips, which in turn would reduce emissions. Alternative 3 would result in
a reduction of air quality impacts as compared to the Project.
Noise. Under this alternative, the development footprint would remain substantially the same as
the Project. There would be minor reductions in project grading, the development footprint,
installation of infrastructure, and building construction. However, these changes would not be
significant. Consequently, noise impacts would remain substantially the same as compared to
the Project.
As noted above, the significant unavoidable impacts related to air quality would be reduced but
not eliminated under Alternative 3. And the noise impacts would not be reduced or eliminated
under Alternative 3.
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Alternative 3 fully meets all 20 project objectives, as shown below.
Project Objective
Land Use Planning Objectives
Create a new mixed-use community with connected neighborhoods that provides for residential,
commercial and recreational uses in close proximity to each other.
Provide a sensitive and compatible Project through the use of appropriate grading, landscape,
and water quality methods.
Provide development and transitional land use patterns that do not conflict with surrounding
communities and land uses.
Alternative 3:
Ridgeline Preservation
Meets
Meets
Meets
Arrange land uses to reduce vehicle miles traveled and energy consumption, and to encourage
pedestrian mobility.
Meets
Design neighborhoods to create a unique identity and sense of place.
Meets
Meets
Design neighborhoods to locate a variety of residential and non-residential land uses in close
proximity to each other and major road corridors, transit, and trails,
Meets
Provide a rich set of public spaces. _
Meets
Implement sustainable development principles, including greater energy efficiency, waste
reduction, drought -tolerant landscaping, use of water efficiency measures, and use of recycled
materials and renewable energy sources. _
City in meeting its jobs/housing balance. _
Create and enhance opportunities for non -vehicular travel and encourage pedestrian mobility by
providing an internal pedestrian circulation system that links residential neighborhoods to on-site
Meets
recreation areas, regional trail systems, and neighborhood retail/commercial areas.
Restore and minimize impacts to important biotic resources.
Foster the design and integration of a mutually beneficial relationship between the natural and
built environments, and implement sensitive land use transition treatments, attractive
Meets
streetscapes, and high quality design themes.
Integrate a new community into the City's existing and planned circulation network.
Meets
Meets
Provide a landscape design emphasizing a pleasant neighborhood character and inviting
streetscapes.
Meets
Provide on-site recreational facilities to meet the demands of future residents.
Economic Objectives
Enhance and augment the housing market by providing a variety of housing types and densities to
Meets
meet the varying needs of future residents.
Meets
Adopt development regulations that provide flexibility to respond and adjust to changing economic
and market conditions.
Provide a tax base to support public services and infrastructure.
Meets
Create permanent jobs on-site through the incorporation of commercial land uses to assist the Meets
City in meeting its jobs/housing balance. _
Adopt development regulations and guidelines that allow site, parking and facility sharing, and Meets
other innovations that reduce the costs of providing public services.
Resource Conservation Objectives
Restore and minimize impacts to important biotic resources.
Meets
Minimize impacts to oak trees and incorporate, where possible, oak trees into public spaces.
Meets
Alternative 3 was identified as the environmentally superior alternative to the Project.
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The modifications made by the Planning Commission during their review have resulted in a
revised Project that is similar to this Alternative. Additionally, those modifications have resulted
in the creation of a two -acre private park, which is a benefit as compared to this Alternative.
ALTERNATIVE 4 — ACOE-CDFW AVOIDANCE
Alternative 4 would avoid jurisdictional areas associated with Sand Canyon Wash. Specifically,
7,800 square feet of commercial building area would be eliminated in Planning Area 1, 44 units
would be eliminated in Planning Area 2, Planning Area 3, consisting of 10.1 acres, would be
converted from residential use to open space (removing 122 units), Planning Area 4 would be
reduced by 42 units, and Planning Area 5 would be reduced by 42 dwelling units. The above
modifications would result in an increase of 22.4 acres of open space. In total, Alternative 4
would remove 250 units when compared to the project.
Findings
Alternative 4 would reduce but not eliminate the significant and unavoidable air quality
and noise impacts.
2. Alternative 4 would reduce but not eliminate potentially significant impacts for
aesthetics, air quality, biological resources, cultural resources, geology and soils, noise,
public services, traffic and circulation, and utilities.
3. Alternative 4 would not reduce or eliminate potentially significant impacts for hazards.
4. The findings of the proposed project set forth in this document and the overriding social,
economic, and other issues set forth in the Statement of Overriding Considerations
provide support for the proposed project and the elimination of this alternative from
further consideration.
Facts in Support of Findings:
The development anticipated under the Alternative 4 includes the same mix of land uses
anticipated for the proposed Sand Canyon Plaza Mixed -Use Project, although with much less
residential units and non-residential square footage.
In comparison to the proposed project, the Alternative 4 would result in greater impacts for land
use and planning and population and housing. Alternative 4 results in fewer impacts for
aesthetics; air quality; biological resources; cultural resources; geology and soils; greenhouse
gas emissions; hydrology and water quality; noise; public services; transportation/traffic; solid
waste; wastewater, and water supply. Alternative 4 results in similar impacts for agriculture and
forestry resources and hazards and hazardous materials.
Air Quality. Under Alternative 4, 250 residential units and 7,800 square feet of commercial
space would not be constructed, resulting in a reduction in Project grading and increase in
open space. This reduction in Project grading would reduce construction related impacts. From
an operational standpoint, this alternative would reduce vehicle trips, which in turn would
reduce emissions. Alternative 4 would result in a reduction of air quality impacts as compared
to the Project.
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Noise. Under Alternative 4, the development footprint would be reduced as compared to the
proposed Project. There would be reductions in project grading, the installation of
infrastructure, and building construction. From an operational standpoint, there would be fewer
residential units and less commercial square footage, resulting in reduced on-site noise
generation. Consequently, noise impacts would be reduced as compared to the Project.
As noted above, the significant unavoidable impacts related to air quality and noise would be
reduced but not eliminated under Alternative 4.
Alternative 4 partially meets 10 project objectives and fully meets the remaining 10 project
objectives, as shown below.
providing an internal pedestrian circulation system that links residential neighborhoods to on-site
Partially Meets
Alternative 4:
Project Objective
ACOE-CDFW
Foster the design and integration of a mutually beneficial relationship between the natural and built
Avoidance
Land Use Planning Objectives
high quality design themes.
Create a new mixed-use community with connected neighborhoods that provides for residential,
Partially Meets
commercial and recreational uses in close proximity to each other.
Meets
Provide a sensitive and compatible Project through the use of appropriate grading, landscape, and
Meets
water quality methods.
Economic Objectives
Provide development and transitional land use patterns that do not conflict with surrounding
Partially Meets
communities and land uses.
'
Arrange land uses to reduce vehicle miles traveled and energy consumption, and to encourage
Partially Meets
pedestrian mobility.
Design neighborhoods to create a unique identity and sense of place.
Meets
Design neighborhoods to locate a variety of residential and non-residential land uses in close
proximity to each other and major road corridors, transit, and trails.
Provide a rich set of public spaces.
Implement sustainable development principles, including greater energy efficiency, waste reduction,
drought -tolerant landscaping, use of water efficiency measures, and use of recycled materials and
renewable energy sources.
Partially Meets
Meets
Meets
Create and enhance opportunities for non -vehicular travel and encourage pedestrian mobility by
providing an internal pedestrian circulation system that links residential neighborhoods to on-site
Partially Meets
recreation areas, regional trail systems, and neighborhood retaiUcommercial areas.
Foster the design and integration of a mutually beneficial relationship between the natural and built
environments, and implement sensitive land use transition treatments, attractive streetscapes, and
Meets
high quality design themes.
Integrate a new community into the City's existing and planned circulation network.
Meets
Meets
Provide a landscape design emphasizing a pleasant neighborhood character and inviting
streetscapes.
Provide on-site recreational facilities to meet the demands of future residents.
Partially Meets
Economic Objectives
Enhance and augment the housing market by providing a variety of housing types and densities to Partially Meets
meet the varying needs of future residents.
Adopt development regulations that provide flexibility to respond and adjust to changing economic Partially Meets
and market conditions.
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Project Objective
Alternative 4:
ACOE-CDFW
Avoidance
Provide a tax base to support public services and infrastructure.
Partially Meets
Create permanent jobs on-site through the incorporation of commercial land uses to assist the City in
Partially Meets
meeting its jobsdrousing balance.
Adopt development regulations and guidelines that allow site, parking and facility sharing, and other
partially Meets
innovations that reduce the costs of providing public services,
Resource Conservation Objectives
Restore and minimize impacts to important biotic resources. r Meets
Minimize impacts to oak trees and incorporate, where possible, oak trees into public spaces. i Meets
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6.0 CERTIFICATION OF THE FINAL EIR
The City of Santa Clarita City Council hereby declares that no new significant information as
defined by the CEQA Guidelines Section 15088.5 has been received by the City Council after
circulation of the EIR that would require recirculation.
The City of Santa Clarita City Council hereby recommends certification of Final Environmental
Impact Report based on the following findings and conclusions.
6.1 FINDINGS
The project would have the potential for creating significant adverse impacts. These significant
adverse environmental impacts have been identified in the EIR and will require mitigation as
set forth in the Findings. Significant adverse impacts which cannot be mitigated to a level of
insignificance after mitigation include air quality and noise.
6.2 CONCLUSIONS
1. Except as to those impacts stated above relating to air quality and noise, all other
significant environmental impacts from the implementation of the proposed project have
been identified in the EIR and, with implementation of the mitigation measures identified,
will be mitigated to a less than significant level.
2. Alternatives to the proposed project, which could potentially achieve the basic objectives
of the proposed project, have been considered and rejected in favor of the proposed
revised project.
3 Environmental, economic, social, and other considerations and benefits derived from the
development of the proposed project, as further discussed in Section 7.0, override and
make infeasible any alternatives to the proposed project or further mitigation measures
beyond those incorporated into the proposed project.
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7.0 STATEMENT OF OVERRIDING
CONSIDERATIONS
7.1 INTRODUCTION
The City of Santa Clarita (City) is the Lead Agency under CEQA for preparation, review, and
certification of the Final EIR for the Sand Canyon Plaza Mixed -Use Project (project). As the
Lead Agency, the City is also responsible for determining the potential environmental impacts
of the proposed action and which of those impacts are significant, and which can be mitigated
through imposition of mitigation measures to avoid or minimize those impacts to a level of less
than significant. CEQA then requires the Lead Agency to balance the benefits of a proposed
action against its significant unavoidable adverse environmental impacts in determining
whether or not to approve the proposed project. In making this determination the City is guided
by CEQA Guidelines Section 15093, which provides as follows:
a) CEQA requires the decision-making agency to balance, as applicable, the
economic, legal, social, technological, or other benefits of a proposed project
against its unavoidable environmental risks when determining whether to approve
the project. If the specific economic, legal, social, technological, or other benefits of
a proposal (sic) project outweigh the unavoidable adverse environmental effects,
the adverse environmental effects may be considered "acceptable."
b) When the lead agency approves a project which will result in the occurrence of
significant effects which are identified in the final EIR but are not avoided or
substantially lessened, the agency shall state in writing the specific reasons to
support its action based on the final EIR and/or other information in the record. The
statement of overriding considerations shall be supported by substantial evidence in
the record.
c) If an agency makes a statement of overriding considerations, the statement should
be included in the record of the project approval and should be mentioned in the
notice of determination. This statement does not substitute for, and shall be in
addition to, findings required pursuant to Section 15091.
In addition, Public Resources Code Section 21081(b) requires that where a public agency finds
that specific economic, legal, social, technological, or other considerations, including
considerations for the provision of employment opportunities for highly trained workers, make
infeasible the mitigation measures or alternatives identified in an EIR and thereby leave
significant unavoidable effects, the public agency must also find that overriding economic,
legal, social, technological, or other benefits of the project outweigh the significant effects of the
project.
Pursuant to Public Resources Code Section 21081(b) and the CEQA Guidelines Section
15093, the City has balanced the benefits of the project against the following unavoidable
adverse impacts associated with the project and has adopted all feasible mitigation measures
with respect to these impacts. The City also has examined alternatives to the project, none of
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which both meet the project objectives and is environmentally preferable to the project for the
reasons discussed in the Statement of Facts and Findings (above).
The City of Santa Clarita City Council, having reviewed and considered the information
contained in the Sand Canyon Plaza Mixed Use Project, the Final EIR, Responses to
Comments, and the public record in its entirety, hereby adopts the following Statement of
Overriding Considerations that have been balanced against the unavoidable adverse impacts
in reaching a decision on this project.
7.2 SIGNIFICANT UNAVOIDABLE IMPACTS
Although all potential project impacts have been substantially avoided or mitigated as
described in the preceding findings, there is no complete mitigation for the following project
impacts:
• Air Quality: Regional Operational Emissions
• Air Quality: Cumulative Operational Emissions
• Noise: Construction Noise
• Noise: Construction Vibration Levels (Human Annoyance)
• Noise: Traffic Noise on Exterior Space for Residential and Assisted Living Facility
• Noise: Cumulative Traffic Noise
Details of these significant unavoidable adverse impacts were discussed in the Final EIR and
are summarized or were otherwise provided in the Statement of Facts and Findings (above).
7.3 OVERRIDING CONSIDERATIONS
To the extent that the significant effects of the project are not avoided or substantially lessened
to below a level of significance, the City of Santa Clarita City Council, having reviewed and
considered the information contained in the Final EIR and the public record, and having
balanced the benefits of the project against the unavoidable effects which remain, finds such
unmitigated effects to be acceptable in view of the following overriding economic, social and
other considerations, each of which the City Council finds is individually sufficient to justify
issuance of a Statement of Overriding Considerations:
The City Council hereby finds that each of the specific economic, legal, social,
technological, environmental, and other considerations, and the benefits of the project
separately and independently outweigh these remaining significant, adverse impacts
and is an overriding consideration independently warranting approval of the project. The
remaining significant adverse impacts identified in Section 7.2, above are acceptable in
light of each of these overriding considerations, and the substantial evidence that
supports the enumerated benefits of the project can be found in the Statement of Facts
and Findings herein, the Final EIR, the project itself, and the record of all proceedings in
connection with the approval of the project. In the event that any court decision or
regulatory action results in a determination that there are additional remaining
significant impacts resulting from the City's approval of the project that cannot be
avoided even with the incorporation of all feasible mitigation measures into the project,
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the Statement of Facts and Findings and Statement of Overriding Considerations herein
shall be deemed to apply to such additional remaining significant impacts.
2. The project establishes various objectives that will improve the project site and provide
a benefit to the community, namely:
• Create a new mixed-use community with connected neighborhoods that provides
for residential, commercial and recreational uses in close proximity to each other.
• Provide a sensitive and compatible Project through the use of appropriate grading,
landscape, and water quality methods.
• Provide development and transitional land use patterns that do not conflict with
surrounding communities and land uses.
• Arrange land uses to reduce vehicle miles traveled and energy consumption, and to
encourage pedestrian mobility.
• Design neighborhoods to create a unique identity and sense of place.
Design neighborhoods to locate a variety of residential and non-residential land
uses in close proximity to each other and major road corridors, transit, and trails.
• Provide a rich set of public spaces.
• Implement sustainable development principles, including greater energy efficiency,
waste reduction, drought -tolerant landscaping, use of water efficiency measures,
and use of recycled materials and renewable energy sources.
• Create and enhance opportunities for non -vehicular travel and encourage
pedestrian mobility by providing an internal pedestrian circulation system that links
residential neighborhoods to on-site recreation areas, regional trail systems, and
neighborhood retail/commercial areas.
• Foster the design and integration of a mutually beneficial relationship between the
natural and built environments, and implement sensitive land use transition
treatments, attractive streetscapes, and high quality design themes.
• Integrate a new community into the City's existing and planned circulation network.
• Provide a landscape design emphasizing a pleasant neighborhood character and
inviting streetscapes.
• Provide on-site recreational facilities to meet the demands of future residents.
• Enhance and augment the housing market by providing a variety of housing types
and densities to meet the varying needs of future residents.
• Adopt development regulations that provide flexibility to respond and adjust to
changing economic and market conditions.
• Provide a tax base to support public services and infrastructure.
• Create permanent jobs on-site through the incorporation of commercial land uses to
assist the City in meeting its jobs/housing balance.
• Adopt development regulations and guidelines that allow site, parking and facility
sharing, and other innovations that reduce the costs of providing public services.
• Restore and minimize impacts to important biotic resources.
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• Minimize impacts to oak trees and incorporate, where possible, oak trees into public
spaces.
3. The project establishes the general type, parameters, and character of the development
in order to develop an integrated mixed-use development that is compatible with the
surrounding area.
4. The project incorporates objectives and visioning efforts for the area from the One
Valley One Vision Plan. Furthermore, the project is intended to implement the City of
Santa Clarita's General Plan,
5. The project will positively contribute to the economic vitality and revitalization in the City
by developing a project that supports a market driven economy, creates a mixed-use
environment, and redevelops an underutilized site with the highest and best use.
6. The project will enhance the aesthetic environment by replacing existing mobile home
units with new buildings and providing increased and improved landscaping and open
space areas.
7. The project provides a spectrum of housing which will help to meet the long-term
housing needs of the City of Santa Clarita Valley, and will satisfy a wide array of
economic and social needs, and lifestyles. Project housing includes: multi -family rental
apartments; multi -family attached townhomes; and multi -family detached or attached
condominiums.
8. The project will provide a range of quality housing opportunities, including 580
residential units, as well as on-site recreation and landscaped areas, that contribute to
the projected housing needs in the City of Santa Clarita and the Santa Clarita Valley.
9. The project will provide 60,000 square feet of retail commercial uses and an 85,000 -
square -foot assisted living facility to contribute to the commercial space needs in the
City of Santa Clarita and for future residents of the project.
10. The project will result in the creation of up to 149 permanent jobs within its commercial
areas on a site where no jobs currently exist.
11. The project will create a highly livable, sustainable, pedestrian -friendly environment that
encourages alternative means of transportation.
12. The project provides for non -vehicular modes of transportation in a system of trails,
sidewalks and pedestrian pathways. The project's Mobility Plan creates and enhances
opportunities for non -vehicular travel through encouraging pedestrian mobility from the
project's residential areas to the commercial uses, and to existing and future off-site
bicycle facilities and trails.
13. The project would complete various improvements to Soledad Canyon Road to include
widening for roadway purposes. The project would also widen Sand Canyon Road for
roadway and trail purposes and construct two single lane roundabouts; one at "B" Drive
and Sand Canyon Road and the other at "C" Drive and Sand Canyon Road. Most of
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Sand Canyon Road would remain at two lanes (one in each direction), with grading of
the full right-of-way to potentially accommodate widening if needed in the future.
14. The project will provide off-site roadway and intersection improvements to the arterial
highway system and to the SR -14 SB Ramps at Soledad Canyon, which will benefit
residents and businesses within the area.
15. The project will preserve or replace biotic resources and heritage oaks.
16. The project will encourage the use of drought -tolerant, fire -retardant, and native plants
in landscaping, and thereby promote water conservation.
17, The applicant has voluntarily entered into a school mitigation agreements with the
Sulphur Springs Union School District and will be entering into an agreement with the
William S. Hart Union High School District. These agreements call for payments that
are in excess of the current development fees required by State law.
18- The project's residents and businesses would generate revenue in the form of sales
taxes, property taxes, fees, etc. that would be available to the City to fund public
services.
Therefore, the City of Santa Clarita City Council, having reviewed .and considered all of the
information contained in the Final EIR and the public record, adopts the Statement of
Overriding Considerations that has been balanced against the unavoidable adverse impacts in
reaching a decision on this project.
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