Loading...
HomeMy WebLinkAbout2018-11-13 - AGENDA REPORTS - PRE-ANNEX BTN THE CITY OF SC AND PARDEE HOME, INC, (2)Agenda Item: 14 DATE: November 13, 2018 SUBJECT: PRE -ANNEXATION AGREEMENT BETWEEN THE CITY OF SANTA CLARITA AND PARDEE HOMES, INC., AND TRI POINTE HOMES, INC., REGARDING VESTING TENTATIVE TRACT MAP 060922 DEPARTMENT: Community Development PRESENTER: Patrick Leclair RECOMMENDED ACTION City Council: 1. Conduct a Public Hearing; and 2. Grant the City Manager the authority to execute a Pre -Annexation Agreement between the City of Santa Clarita and Pardee Homes, Inc., and Tri Pointe Homes, Inc., accepting the Los Angeles County approval for Vesting Tentative Tract Map 060922, subject to City Attorney approval. BACKGROUND On April 24, 2018, the City Council approved the Plum Canyon Annexation and directed staff to submit an annexation application to the Local Agency Formation Commission (LAFCO). The Plum Canyon Annexation (see attached map) consists of approximately 3,118 acres, generally located northeast of the existing jurisdictional boundary of the City of Santa Clarita (City), along Plum Canyon Road, west of Sierra Highway, south of Vasquez Canyon Road, and north of the City on Sand Canyon Road, in the unincorporated portion of Los Angeles County. On June 5, 2018, Los Angeles County (County) approved Vesting Tentative Tract Map (VTTM) 060922 (Skyline Ranch), including approximately 2,173 acres for development of up to 1,220 residential units, 17 open space lots, one public park, five private recreation lots, one public school lot, 12 debris basin lots, two water tank lots, one booster station lot, and 13 private drive and fire lane lots. A portion of Skyline Ranch (approximately 1,925 acres) is proposed for annexation with the Plum Canyon Annexation. The remaining 248 acres, known as Mystery Page 1 Mesa, are used for filming purposes, and would remain in the County upon completion of the Plum Canyon Annexation. Development approved as a part of Skyline Ranch is consistent with the General Plan and Pre -zone of the project site. Phase 1 of VTTM 060922 was recorded on August 1, 2018, and the remaining phases would be processed through the City. On October 10, 2018, LAFCO approved the Plum Canyon Annexation and scheduled the Protest Hearing for November 14, 2018. If no protest is made, the annexation would be set to record on, or shortly after, November 15, 2018. Upon recordation of the annexation, Skyline Ranch would be developed under the City as entitled by the County. PRE -ANNEXATION AGREEMENT In accordance with Section 17.27. 100 of the Unified Development Code (UDC), the City Council may, at its sole discretion, enter into a Pre -Annexation Agreement (Agreement) and agree to specific terms and conditions prior to annexation to the City, accepting the development standards associated with an entitlement issued by the County for a development project, including permitted uses, parking, setbacks, floor area ratio, signage, architectural design elements, right-of-way improvements, landscaping, hillside development, and/or other standards determined by the City Council. Pardee Homes, Inc., and Tri Pointe Homes, Inc., (collectively, the Owners) have conceptually agreed to the terms of the Agreement. The following is a summary of the major points in the Agreement: • The City agrees to recognize the County Approval of Skyline Ranch as a vested right, unless major modifications to the project are proposed in the future under UDC Section 17.09 - Minor Permit Modifications; • The City accepts the permitted uses, parking, setbacks, right-of-way improvements, landscaping, and hillside development; • The City accepts the Parkland Development Agreement approved by the County for Skyline Ranch, unless a revision to the project increases the number of residential units under VTTM 060922; • The City agrees to accept the park associated with the Parkland Development Agreement upon completion; • The City acknowledges the Owners have constructed Skyline Ranch Road and are eligible for Bridge and Thoroughfare credits once Skyline Ranch Road is included in the Bridge and Thoroughfare District; • The Owners agree to dedicate approximately 1,267 acres to be included in the City's Open Space District; • The City acknowledges the County -approved signage and monumentation plan for the Skyline Ranch development; and • The City agrees to process applications for an Adjustment or Variance to the front and/or rear property lines for the portion of the project including age -restricted residential units. Page 2 A copy of the Pre -Annexation Agreement is attached for the City Council's review and consideration. ALTERNATIVE ACTION 1. The City Council may choose not to enter into a Pre -Annexation Agreement with Pardee Homes, Inc., and Tri Pointe Homes, Inc. Upon annexation to the City, the entitlements associated with the unrecorded portions of Skyline Ranch would be void, and any development of the unrecorded portions of the project would be required to obtain approvals from the City prior to any construction; or 2. Other action as directed by the City Council. FISCAL IMPACT There are no fiscal impacts associated with this action. ATTACHMENTS Public Hearing Notice Plum Canyon Annexation Map Pre -Annexation Agreement with Exhibits - Skyline Ranch Exhibit B to Pre -Annexation Agreement - County Approvals (available in the City Clerk's Reading File) Page 3 CITY OF SANTA CLARITA u > COMMUNITY DEVELOPMENT DEPARTMENT 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 NOTICE OF PUBLIC HEARING PROJECT: Vesting Tentative Tract Map (VTTM) No. 060922, Pre -Annexation Agreement PROJECT LOCATION: 1,925 acres east of Plum Canyon Road, west of Sierra Highway, and north of the existing City of Santa Clarita boundary, within the Plum Canyon Annexation PROJECT APPLICANT: City of Santa Clarita and Pardee Homes, Inc. and Tri Pointe Homes, Inc. PROJECT DESCRIPTION: On December 20, 2016, VTTM No. 060922 was approved by Los Angeles County ("County") for development of the Skyline Ranch Development. A revision to the project was approved on June 5, 2018, to allow the development of up to 1,220 residential units, 17 open space lots, one public park, five private recreation lots, one public school lot, 12 debris basin lots, two water tank lots, one booster station lot, and 13 private drive and fire lane lots on 2,173.25 acres. The southern portion of the project site, totaling approximately 1,925 acres, was included in the Plum Canyon Annexation approved by the City Council on April 24, 2018. In order to better understand how annexation would affect the approved project, Skyline Ranch, LLC, has requested a Pre -Annexation Agreement with the City of Santa Clarita. In accordance with Section 17.27. 100 of the City's Unified Development Code, a public hearing is required. The City of Santa Clarita City Council will conduct a public hearing on this matter on the following date: DATE: November 13, 2018 TIME: At or after 6:00 p.m. LOCATION: City of Santa Clarita, Council Chambers 23920 Valencia Boulevard, First Floor Santa Clarita, CA 91355 If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Santa Clarita, at or prior to, the public hearing. For further information regarding this proposal, please contact the case planner at the City of Santa Clarita Permit Center, 23920 Valencia Boulevard, Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255-4330. Case Planner: Patrick Leclair, Senior Planner. Published: The Signal on October 23, 2018 1 k 0..........a.................4..................,......a. _ f t 3 .1 I _ - - i .. 1 _ - 140.000/11 0 0 04,4. Z 0 S' >- Z < 0 0 Q9 4 0 . -1. . 4. .i.- a 4iY -.. , 0 . , - ' ' -- 1111._.. t.I. CL. - ,>1 C , 0 -- 1 .: - -- - --.-- - - _ 5 •• ''FP 5. i 2 .. .0 CO •cr to) X C W ( CI: C 7 4( . 414 :2 17.; • . < cc = o c; c _ Cr >1 C it in C ,- e tp, --, cu ix 0 ,-- 1- cc u) in as 4 E 0 = a'. CL) 2 .,- • CI. __ i E .; :2 8 • — - . ,_ 0. 0- 0 , Z cp co 0- ›. , _ - , > — co c ....... to a CL. al ct .c Li a 0 Ca 1:3 c C CTS 0al It ID 0 (1) r ' 1-17 op 11 41 — 1 In —I _ . 40 -%. ..); . -a>, , Q Ct• 4' A.0 V 0 4.' CIL I ( a I . _ 0 _ z ,0 <c „.- r , ....., 1 -.---' ..... ...---,...,,, ., a' •_,.. _ I'"IliSme".. - - e.W....-,,-,..-.., 461 I I I 1 i I.”' ......_! 7 „....r , 7 _ . 1 ---"' __.--N- ,-.--.1.-4.,-..,.....0„..... - a o• • e • ; e _ i f d... - ZI Z w 0 w I — 0 IIIIIV N, XMI H 11110110VA I ri Pointe nomes, Inc., a -,,,P;eiaware Corporation, and Tardec7A­0�1 Corporation (collectively, the Owners), shall serve as the terms and conons for annexation of the property of the Owner, its subsaries and affiliates to the City. SECTION 3. The County Approvals allow for the construction of approximately 1220 single- family homes (the Project). The County granted approval in 2010, which was originally submitted for application in 2004. The County approved amendments to the County Approvals in 2016, 2017, and 2018. By virtue of this Pre -Annexation Agreement and the requirements of the County Approvals, the Project is deemed to be in compliance with all applicable state and local regulations, codes, and laws. Recordation of the Final Subdivision Tract Map, pursuant to the Subdivision Map Act, Government Code Section 664 10 et seq., for Phase I Map 60922-01 has been recorded. Phases 060922-02 and 060922-04 are currently being processed with the County. SECTION 4. Pursuant to Section 17.27. 1 OO(B) of the City's Municipal Code and except as otherwise stated in this Pre -Annexation Agreement, the City hereby agrees to the following terms, covenants, and conditions: A. On April 24, 2018, the City Council adopted A Resolution of Application, pursuant to Governinent Code Section 56700, to initiate annexation proceedings affecting the Property. B. The Owner agrees to support the City's annexation of the Property and any associated properties, and to work with and support City planning efforts where such efforts promote and advance the objectives set forth in this Pre -Annexation Agreement. C. The City agrees to recognize and continue to treat the County Approvals, which are p of VTTM 060922, as a vested right to proceed in accordance with applicable County ordinances in effect on the date the application for the County Approvals was deemed complete for the term of such map. The City will not impose any other or additional requirements on the Owners or the Property in connection with the subdivision of the Property, pursuant to the County Approvals. The City agrees to provide the Owners with a Planning Division liaison to assist in expediting the Project through all City departments in connection with future submittals, and to make reasonable efforts to minimize delays associated with any City policies or standards that may differ from those of the County. D. The City agrees to recognize and honor VTTM 060922 regarding the County Approvals pertaining to permitted uses, parking, setbacks, right of way improvements, landscaping, and hillside development. E. The City will accept dedication of the public streets on VTTM 060922, including Skyline Ranch Road and Stratus Street, as each street is completed. The acceptance of dedication by the City will include the assumption of the maintenance and liability responsibility of these public roads. If the Owners seek to modify a specific item or condition approved by the County, the City will not review or seek to modify any unrelated approval or condition previously approved by the County. F. The County Approvals may be extended by the Owners, pursuant to Section 66452.6 of the Subdivision Map Act, including one (1) administrative extension, as well as up to five (5) years through action of the Planning Commission, as provided for in Section 17.06.230 of the City's Municipal Code and the Subdivision Map Act. The City shall not impose any new requirements in connection therewith, other than payment of the City's then -standard extension fees; however, the City may deny any requested extension on the grounds set forth in Government Code Section 66948.1(c). Any future modifications to the approved Project would be subject to the City's Unified Development Code Section 17.09 as applicable. G. The City accepts the Park Development Agreement dated June 14, 2018, between the Owners and the County. The Owners' Quimby Fee obligation will be calculated per the Park Obligation Worksheet dated March 28, 2018, between the Owners and the County. The City agrees not to impose any additional Quimby Fees. The City further acknowledges the Park Development Agreement, and that plans for the public park have been conceptually approved by the County. The City agrees that if all the plan check and necessary approvals from the County to construct the park have not been completed by the time of the annexation and the City takes over such processing and approval, such review and approval shall be in accordance and consistent with County standards, the plans submitted by the Owners, and the terms of the Park Development Agreement. The City shall work with the County to take over ownership of the park following annexation Upon completion, all care and maintenance of the park shall be the sole responsibility of the City. As a result of the Owners' obligation to dedicate and construct the park, no Quimby Fees shall be due from the Owners, the Project, or the Property. H. The City recognizes that the District Reports for the Bouquet Canyon Bridge and Thoroughfare District and the Eastside Bridge and Thoroughfare District (Districts) are being updated to include Skyline Ranch Road as a Bridge and Thoroughfare eligible improvement. The City acknowledges the applicant has constructed Skyline Ranch Road and will be eligible for credit for certain expenses when the Districts are updated. improvements '. even if pending issuance, may be used to satisfy the Bridge and Thoroughfare obligation at Building Pe witissumice. 1. The Owners auee to dedicate approximately 1,267 acres of open space to the City, to be included7as part of the City's Open Space District, per Exhibit C. All open space dedications shall be recorded with each applicable final map phase within VTTM 060922, or by separate instrument. The City understands the Owners will be processing a revised phasing plan for the Project as shown in Exhibit D. The City acknowledges the Owners have already recorded the map for Phase 060922-0 1. The Owners are processing the plan check for Phases 060922-02 and 060922-04 through the County, and will process Phases 060922-03 and 060922-05 through the City. The City will accept the plan checks completed by the County for Phases 060922-02 and 060922-04. K. The City accepts the County approved signage and monumentation plans per Exhibit E. L. The City agrees to process an Adjustment for a modification to a required rear yard setback for the Age Restricted Homes which are part of the Property. The City acknowledges this request can be approved administratively, pursuant to Section 17.24. 100 of the Unified Development Code. The City further agrees to process a Variance for any other setback requirements for the Age Restricted Homes which are part of the Property and would require Planning Commission approval, pursuant to Section 17.25.120 of the Unified Development Code. SECTION 5. Based upon its current undeveloped character, the Property will not be assessed any City Landscape Maintenance District (LMD) or Streetlight Maintenance District (SMD) fe until such time that the County or the City creates the LMD in accordance with the applicable Conditions of Approval for VTTM 060922. 1 This Pre -Annexation Agreement shall be binding upon and inure to the benefit of the Owners' successors and assigns. The City finds and determines that the foregoing is consistent with the General Plan because these uses will not have an adverse effect on the environment and because VTTM 60922 is consistent with the surrounding land uses. SIGNAT[JRES ONTHE NEXT PAG E IN WITNESS WHEREOF, the Parties hereby execute this Pre -Annexation Agreement as authorized by the City Council of the City of Santa Clarita and Tri Pointe Homes, Inc., a Delaware Corporation, and Pardee Homes, Inc., a California Corporation, Dated: 2018 CITY OF SANTA CLARITA Mary Cusick, City Clerk APPROVED AS TO FORM: Joseph B. Montes, City Attorney Laurene Weste, Mayor PA EE HOMES, INC, TRI POINTE HOMES, INC. 4:014MA AngelesCountyAssessor (Property) Skyline Vesting Tentative Tract No. 060922 Assessor's Parcel Map Number (Parcels Accurate Prior to 60922®01 Final Map RecordationRevisions) (Excludes Parcels Remaining in Les Angeles County) 2802®002®001,®002,®003,®004 & ®005 2802®003®001 & ®005 2812-002-001 & ®003 2812®004®009, ®010, ®011 & ®012 2812®010®001, ®002, ®004, ®006, ®009, ®010, ®011, ®012, ®013, ®014, ®016, ®017, ®019 & ®021 2812-011-012 & ®013 2812®012®003,®004 & ®006 2839®001®017,-018 & ®019 2839-018-006 & ®007 «:�' :H d 9 1 RM Mrs 1111MI 111Mo M M., M r ., City Council Aizencla Item for Pre -Annexation .` Afis M between L 4i i City of Santa Clarit,? Pointeand Tri ♦ , Pardee !•^ •.7-40.• W-wom uom OPEN SPACE TO BE TRANSFERRED TO THE CITY OF SANTA CLARITA IN FEE AREA = 1266.68 ..P' FINAL MAP NO 60922-02 60922-02 0^^^ 2 I, N.A.P. PA G 1 w,. mr rwmr PA H ... .....,,,.._ og f? *":.',l ,.ir;�:�/ Jh,,,ia"'row4".. ., . ✓"'�"�Mn„, „ .;:.'n")..��'� �� . r°,.1i� 7ii 493.48 AC weuc W PMI( REG CENTER ra 5 & 4 1", f3LQi# rrir '�„ � •�, � ; , � .,I,,,��/ „. FINAL MAP NO 60922 03 �Y PA - 02 (65X90, 50X100) P 1 A - P (55X90)2 ...... — -- FINAL MAP NO. 60922-04 10 f ""I(i PA - M2 (55X100) 1 �I 60922-01,PA - M1 & L (65X100 I 1 ) � P (sox 60922-p..". ' FINAL MAP NO 5 I � co(.aR I LS��SiRIPTlON flHAsl� MULTIFAMILY/ALLEN ^$ ��rcI/i��� PA N4 MULTI I SINGLE FAMILY 2 �a NOT TO SCALE + +'.•' .R Irwl... , FINAL MA --..... ......... .......... ................. ---� P UNITCOUNT RECORDATION STATUS LEGEND: :TRACT BOUNDARY eos2zoz 2s2 _LAcouNTv ' .. PROJECT BOUNDARY 6092203 246 GmoFS-wrn2 04 260 L A COUNTY cuRlTA 2 1 "' llAN 01, CK .,• 809 ..... ............... .--- --- .... ,�.,._._.. 205 115 1 CRY OF SANTACIARITA TOTAL ......................_1220 .............. n ....._-..._.._ ........—.,—.._ ..... g Pard®®HomestAl �_� SKYLINE RANCH. ruaown �� Ica pWlMV411NJ RW81fNFA DP D.aMfN rmlRMw. loovorop AD S -M Clwit., 19180 CAI91 87 ." w,r.mi. - ,a" '' F 1 _, c.�,s.ws�•I mawr. Y ra PROPOSED @��H � SI,RreGlel03•GAs�3eT ISN N1A CIII A Packet:P m I i 1"S 'j s zwr # "flo/lif 411 w W, 0 1 (1) 0 -mi, ,P0 a x AL'Af S2 OE lz 0 0 0 * , �w Cb � �� w ���i...,, li �13 �dLL` m VM! x .w. N z 6 Q } � Z WCDU H o Z x U J w �m q�nin W Z W N U Z ® z 4 O y LL i H Q to �w Cb � �� w ���i...,, li �13 �dLL` m VM! x .w. N z 6 Q tR . .............. ........... - �-M� W p V Z Z > Q � a x 0<1 2 1 h U U U M U =lot d o Q Q} p 00 U t N N X W V~ p HLL p Q H 3 d a a ma Z� �d>t•1 vQ/�/��/ ��El 0 1,11'" ��li © O O O N V in V1 3 ' Vl min n IA FAIII 0 IQ s CL cc �m 11.91.1 RL -a Im 0 CO) cm f2 15ri . m m uj 66 rg m =j M 9L IC .5 m t -u -02 t cc CL 2 C13 2 war= T T El 0 M 0 16 N M .. . .............................. I soviA IVNOIilaav I d ua h Y CO2 _O Y CO _W W Z 9 0, w � 2 to ^ Q LL tp n � N H � 9 (9 � 0 (R (9 9 m n w�o t J ❑ ¢m � QU qNq pVyp4 ryq❑� ❑ Ippinruruyy.,,,c �N,..,.. !Suru«' dump IUJ @90X4 a�>fa�raua^. w y � 2 U U U U ¢ !A � Z �y Q W ^ ¢ 1Y N F - }j d d d a Z a a T T U © o 0 0 0 0 0 M N O 'LL G� W f m z S =W U) H 8! 0 IW- � 2 U U U U 2 y U w n m x N 3 a a a a zLL a © * @ 9 (9 Q 2 Z ci CA m N O III I § j � § kL&§ E2 § Kim§z/ d /W.= =k§)§2 ° < �� § §B§d§2 :Dm w - - #7■f§2 _. T \ � ) ; w U U U U ¢ y U tC J Z n W ^ t2 LL N N � 7i a d a a Z LL a II 4NNNl © O O O O O O y4 O h � 2 h Q N N 3 a d d a z a a Ntlfl�\9HI& � � 1 i C cc �i O t v O U) O i� 0) L 0 O i i Q 5D L CL W t~/1 U U U U ¢ y U h ¢ LL m a a. a d Z LL a INN a) N uj � � uj � \ 2 2 2 2 §) 2 E| 0 a R 9 R R S R Q I 0) N w h � 2 n U U U J y U N ¢ N � El 0 0 © O (R O O O O 9 z 2 CO) fn W Z N Z O O 3 W C] ¢ Z O QZ y Z . W } W a d Z ail m O N =mom .WWMd Sao gNa x xx WU J J Z Y Q O U= O= H Y Q Q <=z Q m < U' _ nI tV❑ w❑ W h U U U U ¢ to U N r � X H � 3 a d d d z LL p a El 0 Il�� ORI N © O O O O O9 10 0 El m 0 \ : S 6 9 R R S )- 2 2 2 2 §) El m 0 \ : S 6 9 R R S 0 W N N � 2 � � X = H � a a a a Z LL T uu O N O Lou I jg sss 9 N I Ca C W H Z cm H r J W O W CL w U � O O N N < U Q Z Y Q Z �X z�ge J a ZLL a �._............� 0 s H � © 0 (R H z O cc LL M z LD V) Y Q m z O LE LL N zLry V tA i Cq. N— F- z O cr- LL w Q V) 10 N O 5 rg J = H y O z LL H CO) ¢ �acO y Y LAJ YSLL s®z W Q C.1 Y 2my ww¢ ¢LL X n h W Z y H O Wa',,. �w o �Qa Zm a a dcca Zr U Z== 6 W w� Z Z m Q 'a R 0 ......... Lo . .......,., o I v � \ N ..... ..... ,,,,,,,,,,,,,,, it 444 �- I u, CO) 9 R 4 RY1 Q Z rLO 6W' . w h y z I i 0 IXbjl N} m o .m ICw:: Z tip � --- wg 21SIS^..S.I�...,S,I,I�,, U 4 RY1 Q Z rLO 6W' . w h y "I flY m1 n: cn 0Z U3 I 2 0 XX I i SOJEWIS IXbjl N} m o .m 6� e � --- 21SIS^..S.I�...,S,I,I�,, U l "I flY m1 n: cn 0Z U3 I 2 0 I i W U l ■ I "I flY m1 n: cn 0Z U3 I 2 0 .......... SNV'ld INgWdO13AM 3dV3$ONV'l w. ivpwqnsA3N30V .AMR . . ....... . . . 1,11, ,,,'Alln- W 48 v P -H 4 ... u -ulift rwwwrw 3E)VM" MMMMOW MN3 co --MEN HONVU 3NIIANS gp 10 LWL z I V 4 ED > < Z� z ED UU) XX UJ coed 19 CM 9 ............ r--- j C, A ""! 11 1 LWL I V 4 ED Z- < Z� z ED UU) XX UJ coed CM z 0 n w EON I J, LLJ Z�- V w LLJ .- LO < Cal C) a CIO U) ell < 2 cw . . . . ......................... LWI X F_ LLJ f 0 LWL 0 < < CIO Z F— 00 f 0 < LU z C/) 0 U- Q < 0 - Cj Q_ z :p 0 If 0 Z 0 E) c� icy M < F® U) 06 -) U) uz 9 ............ r--- j C, A ""! 11 1 I V Z- Z� I V cn CM Pl .91 W n EON I J, U) . . . . . ......................... I < z C:) z z < CQ OW <w W, OW W< w< CND Y) lw OW W< 10 z< w< W 'It Q, 0 W< <z <x ccDi W z �'- owf <z z ww co� --j z wo <z <t ccqD m Of z -J F- OzLDww Z*w u- 0 U) zw ww i U-) zw 2F- ww z ZW 9F- WW z u): of z M of F<- Z, wic W, Z� W, z w w W w w m z w w w w J I-- M IFE :W, zw Ww zw :W, Zw ww z cn F- mi CO P 2i cn 2 co co Of D Z C� D o Z Z) o Z C) Z U) Z 0 U)®0 Z 0 U) 0 U) U) 0 .......... . ..... ......... . . . --------- ------ 11 RU"', 14.c W yviguyvens AON30V z T-; SNVId INMdOlMaG UvoFaNn 0 Lgao vo,M ... 3 -M,18 I P-8 4-8 ..Ike ROMIS V NoaviNawnNOW AHINR U) z u HONVId 3NIIAMS --- jt, tj . ......... ...... . . ... . .......... . ..... . ....... htl U) LL 4 LU Z LU CD Z T P: < 4 /< Z Q IM W 0 :z 0 <Y 0 UJ w CJ Cy n.. 1.1.1 > w w > o::x:: '.>00 z 'o (h �— LL 0 ww9 w C) SPFLu w w f— it 0 (n 4 LU Z LU CD Z T P: < U) /< Z Q Qi z W :z Z < 0 siz to F— 7. or LIJ IL 0 I z 'o (h �— LL 0 ww9 w C) SPFLu w w f— it 0 (n 4 LU Z LU CD 6e R 0 P: < /< Z rm < z Qi z W Z < 0 co to F— 7. z 'o (h �— LL 0 ww9 w C) SPFLu w w f— it 0 (n tg LU Z LU CD 6e R 0 P: < /< Z rm < z Qi z W Z < 0 co to F— 7. or LIJ IL 0 I z U, z z z 'o (h �— LL 0 ww9 w C) SPFLu w w f— it 0 (n 9 tg LU Z LU CD 6e R 0 P: < /< Z Qi z W Z < 0 co F— w 0 z or LIJ IL O—W LL j x < m < M < F - w C/) 0 Q� (14 ;T 9 tg LU Z LU CD 6e R 0 P: < /< Z Qi z W Z < 0 co F— w 0 z or LIJ IL 9 . . ..... . . ........... . ....... .......... . ......... . .................... SINVId 1N3WdO13A3a 3dvosaNV-1 wiLimmens AON39V 66. w 14ONVU 3NIIANS T I Z In X A Ui UJ EE A irAJ.. U. r? , L) W 0 w 0 I1 x x Ia. z ty "IJ 9 ". 0aa� C) m. < P NW` z C,flll Fu] < r z -S U.1 ul W 01 z IJIJ UJI > > 00 z w I Z In X A Ui A v w 0 z z NW` z LD z z z w r) z DI z Ca 0 in Z JA A I Z In X A Ui v w 0 z 0 z LD z z Ca A I Z In SNVId MM019AM 3dvo&aNVI -ivj-j-wansk3N30V -99 30VNDIS I NOUVIUMNOW ANIN3 HONVU 9NIIANS w. . .... . 0 S A Q) LU I LLI z IP 14.c co H w �IIn [Oil 0 Z, C) < 0 U, "D N � z w z 0 z o LWLui w ----------------- IP 14.c co H w �IIn Z, C) 0 U, "D N U) LWLui w ----------------- af 0 w � oz 0— W < 1< 2 (D < z 'n 0, �w- 0 4-- :5 z Iw— < 0 cr, rf H w w U) LWLui w af 0 w U) W 2 (D < z 0 4-- l 06z 0 Lu z' F- x rk 17 J'S rr SNtlld 1N3WdOl3A3tl 3dV9S4Ntll S ,Z; ti r 3NIIANSAa NasueaavivAas . , ...�- ,,..,�II i�. i-- ,,• •d � " «a HONVM {{ 3DVN9IS V N®IlVl 7.. 0 r':i —I �r, �K, rI ? Y i w w Ma M w w C1 u> r O Q 1 a rx DD O O 10 y_ F IA �F--in 'n r� r � � .,,,,, W W W NCC i ` z � 'r. r Il a_ra- r� �+ lu p x ♦ N �r.,N,�' xro� I f11 ul (�/ p •"�' a day, Q J iuu ® Ig a X C) opo r Lu Z rAll z r .. +... Cry 4,40 ID of ti , X14 gg , r7� X Y � rfa � f&}7. r 4 Ol "'M ilP „ �a ,r cn 113 e 01 . L I%I f a fX z w ¢ w r O_ C7 z U' w <w }- X, z Cn ® Q C) Ll_ p r u pr z �T w ..y rAr ,:. • <V 1 � � ,v I1 .....,....®..... ..._.- .............. �...»�.�...... T ® '14.c C if JIL NitM14, ni Aval, Pli, kllji� . ........... . .. . . . . . . .......................... IMS b91 qpj� `�J.'N't O it RION,CJ pj LLJ LLI uA k, 111, ni, .5 v�,iin im mk r q �; �� (, P d �' 6� t " k ce. CD 0 jl� '14.c C if JIL NitM14, ni Aval, Pli, kllji� . ........... . .. . . . . . . .......................... IMS b91 qpj� `�J.'N't O it RION,CJ pj LLJ LLI uA k, 111, ni, .5 v�,iin im 9,Nims UA '14.c C if JIL NitM14, ni Aval, Pli, kllji� . ........... . .. . . . . . . .......................... IMS b91 qpj� `�J.'N't O it RION,CJ LLJ LLI NO .............. . . . .................................................... . ........... . .. . . . . . . .......................... IMS b91 qpj� `�J.'N't O it RION,CJ M NO ni, UA - - --------------- cli ........... . .. . . . . . . .......................... .. . ............ qpj� O it RION,CJ M NO ni, UA ce. CD 0 jl� LLJ 7E LLJ .. . ............ qpj� O it RION,CJ M NO 17 .. . ............ O M NO .. . ............ LU LU z 0 co Exhibit B Los Angeles County Department of. Regional Plamiing Planning foi- the Challenges ,4head Richard. J. Bruelmer Director December 15, 2010 Pardee Homes 10880 Wilshire Blvd., Ste. 1900 Los Angeles, CA 90024 SUBJECT: PROJECT NO. 04-075-(5) GENERAL PLAN AMEKID10ENIT 1,40. 200900009 HIGHWAY REALiGNMENT G. 200900001 CONDFIONAL USE PERN41T HO® 04-075 - CG DiTIONAL CONDITIONAL USE PERMIT G. 200900-121 OAK TREE PERhfiff NO. 200700021 VESTING TENTATIVE TRACT MAP G. 060e22 Dear Applicant: A public hearing on Vesting Tentative Tract Map No. 060922, Highway Realignment No. 200900001, General Plan Amendment No. 04-075, Conditional Use Permit No. 04-075, Conditional Use Permit Case No. 200900121, and Oak Tree Permit No. 200700021 was held by the Los Angeles County Board of Supervisors on July 27, 2010. After considering the evidence presented, the Board of Supervisors in their action on December 7, 2010, APPROVED the vesting tentative tract, highway realignment, general plan amendment, conditional use permits, and oak, tree permit in accordance with the Subdivision Map Act, and Title 21 (Subdivision Ordinance) and Title 22 (Zoning Ordinance) of the Los Angeles County Code. A copy of the approved findings and conditions is attached. The approval authorizes the creation a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station 320 \Yesst Temple SiTeet, - Los- Angeles, CA 90012' 213--974-6411 - Fax, 213-62.6-0434 r TDD., 213-617-2292 PROJECT NO. 04-075-(5) PAGE 2 Approval letter lots, and 13 public facility lots on 2,173 gross acres; a Highway Realignment to authorize the realignment of Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway and renaming the realigned portion of the road to Skyline Ranch Road; a Plan Amendment to amend the Los Angeles Countywide General Plan to effectuate the Highway Realignment Case; a Conditional Use Permit to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas, (b) density -controlled development, and (c) on-site grading exceeding 100,000 cubic yards, and also authorizes the development of an on-site temporary materials processing facility during project construction; a Conditional Use Permit to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill; an Oak Tree Permit to authorize removal of one non -heritage oak tree from the site on 2,173 gross acres. Your attention is called to the following conditions of the Vesting Tentative Tract leap: (Condition No. 38) Within three days of the approval date of this grant, the subdivider shall remit processing fees in the amount of $2,867.25 payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code and section 711.4 of the California Fish and Game Code to defray the costs of fish and wildlife protection and management incurred by the California Department of Fish and Game. No land use project subject to this requirement is final, vested, or operative until the fee is paid. (Condition No. 39) Within 30 days of the approval date of this grant, the subdivider shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the subdivider's MMP reports and to verify compliance with the information contained therein, as required by the MMP. The decision of the Board of Supervisors regarding the general plan amendment, highway realignment, and the vesting tract map shall became final and effective on the date of the decision; and the conditional use permits, and oak tree permit shall become final and effective on the 15th day after the date of the decision. The map, conditional use permits and oak tree permit approval shall expire on December 7, 2012. If the subject vesting tentative map does not record prior to the expiration date, a request in writing for an extension of the approval accompanied by the appropriate fee, must be delivered in person within one month prior to the expiration date. PROJECT Hf,0, 04-075-(5) Approval Letter PAGE 3 - If If you have any questions regarding this matter, please contact Ms. Alejandrina C. Baldwin of the Land Divisions Section of the Department of Regional Planning at (2113) 074-6433 between the hours of 7:30 am and 5:30 pm, Monday through Thursday. Our offices are closed Fridays. Sincerely, DEPARTMENT OF REGIONAL PLANNING Richard J. Bruckner Director Susan Tae, AICP Supervising Regional Planner Land Divisions Section ST:acb Attachments: Findings, Conditions, Mitigation Monitoring Program c: Subdivision Committee �OFY�OSgti COUNTY OF LOS ANGELES Jam`} OFFICE OF THE COUNTY COUNSEL k648 KENNETH HAHN HALL OF ADMINISTRATION k 500 WEST TEMPLE STREET Xc�tlFoeNPX LOS ANGELES, CALIFORNIA 90012-2713 TELEPHONE (213) 974-7546 ANDREA SHERIDAN ORDIN FACSIMILE County Counsel December 7, 2010 (213)613-4751 TDD ADOPTED (213)633-0901 BOARD OF SUPERVISORS E-MAIL COUNTY OF LOS ANGELES Ihafetz@counsel.lacounty.gov The Honorable Board of Supervisors #12 12-07-10 County of Los Angeles r--, Agenda No. 7 383 Kenneth Hahn Hall of Administration`"` �'fi "fps 07/27/10 SACHA. AI 500 West Temple Street EXECUTI E OFFICER Los Angeles, California 90012 Re: GENERAL PLAN AMENDMENT NUMBER 2009-00009-(5) FIFTH SUPERVISORIAL DISTRICT/THREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the above -referenced application for a general plan amendment to facilitate a residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the general plan amendment and instructed us to prepare the appropriate resolution for approval. Enclosed is the proposed resolution for your consideration. RO ED jenior F. /LEASED: Assistant County Counsel LLH:sh Enclosure HOA.748759.2 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel By LAWRENCE L. HAFET Principal Deputy Coun Counsel Property Division A AESOLUTION OF THE BOARD OF SUPERVISORS OF • OF RELATING TO THE ADOPTION OF GENERAL PLAN AMENDMENT - 2009-00009-(5) WHEREAS, section 65350, et seq., of the California Government Code provides for the adoption and amendment of a jurisdiction's general plan; and WHEREAS, the County of Los Angeles ("County") adopted a Countywide General Plan ("General Plan") in November 1980, which General Plan has been periodically updated and amended since that time; and WHEREAS, the permittee, Pardee Homes, LLC, proposes to develop a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The development also includes the proposed construction of an 11.6 -acre school site, a network of privately -maintained paseos and trails, and one public trail; and WHEREAS, in connection with the proposed development, the permittee has requested the approval of this General Plan Amendment No. 2009-00009-(5) ("Plan Amendment") to amend the County Master Plan of Highways, a part of the General Plan, to delete Cruzan Mesa Road, a designated limited secondary highway, and to realign Whites Canyon Road through the development site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway. The realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway; and WHEREAS, Vesting Tentative Tract Map No. 060922 ("Vesting Map") is a related request to create 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres; and WHEREAS, Conditional Use Permit Case No. 04-075-(5) ("CUP I") is a related request to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas; (b) density -controlled development; and (c) on-site grading exceeding 100,000 cubic yards. CUP I also authorizes the development of an on-site temporary materials processing facility during project construction; and WHEREAS, Conditional Use Permit Case No. 2009-00121-(5) ("CUP I1") is a related request to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill; and WHEREAS, Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit") is a related request to authorize removal of one non -heritage oak tree from the site; and HOA.748055.1 WHEREAS, Highway Realignment Case No. 2009-00001-(5) ("Highway Realignment Case") is a related request to authorize the realignment of Whites Canyon Road, a designated proposed secondary highway, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, and renaming the realigned portion of the road to Skyline Ranch Road. As required by the Los Angeles County Code ("County Code"), the Highway Realignment Case was initially presented to the County Interdepartmental Engineering Committee ("IEC") for consideration, which recommended approval of the matter. The instant Plan Amendment will effectuate the Highway Realignment Case by amending the County Master Plan of Highways within the General Plan; and WHEREAS, the County Board of Supervisors ('Board") conducted a duly -noticed public hearing in the matter of the Plan Amendment, Vesting Map, CUP I, CUP 11, Oak Tree Permit, and Highway Realignment Case on July 27, 2010; and WHEREAS, the Board finds as follows: The site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 2. The site is irregularly-shaped, approximately 2,173 gross acres in size, and is in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres of the site have slopes of 0 - 25 percent, 644 acres of the site have slopes of 25 - 50 percent, and 755 acres of the site have slopes of 50 percent and greater. 3. Access to the site will be from Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot -wide secondary highway, which will traverse the site to Sierra Highway, a 100 -foot major highway. 4. The site falls within the following zoning classifications: A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area); A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area); A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area); and A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), which all were established by Ordinance No. 7339 and became effective on June 6, 1958. 5. The surrounding properties are zoned as follows: North: A-1 and A-2-1; East: A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City -zoned property; South: A-2-1 and City -zoned property; and West: A-2-1 and City -zoned property. HOA.748055.1 2 6. Surrounding land uses are as follows: North: Vacant property and single-family residences; East: Vacant property, single-family residences, industrial and commercial uses; South: Vacant property, single- and multi -family residences, industrial and commercial uses, and a school; and West: Vacant property and single-family residences. 7. The project will be consistent with the A-1, A-1-1, A-1-10,000, and A-2-1 zoning classifications, where applicable. Single-family residences are permitted in the A-1 and A-2 zones pursuant to sections 22.24.070 and 22.24.120 of the County Code, respectively. Moreover, although the project's proposed lot sizes are less than what is otherwise required in the A-1-1, A-1-10,000, and A-2-1 zones, respectively, the permittee is seeking CUP I for density -controlled development to allow the project's dwelling units to be concentrated in a portion of the property with smaller lot sizes. The project's remaining acreage, outside the clustered development, will be reserved as permanent open space. 8. The existing site consists of vacant land, part of which was previously subdivided by recorded Tract Map Nos. 49433, 49434, and 49467. One such tract, Tract Map No. 49467, was a subdivision approved to create 200 single-family lots on 360 acres within the Cruzan Mesa area. This tract was never developed. As part of this project, the underlying lots within these recorded tract maps will be merged into one open space lot, Lot No. 1293. 9. The site falls within the following land use categories in the Santa Clarita Valley Area Plan ("Area Plan"), a component of the General Plan: Hillside Management ("HM"); Non -Urban 2 ("N2"); Urban 1 ("U1"); Urban 2 ("U2"); Urban 3 ("U3"); and Floodway/Flood Plain ("W"). These land use categories would authorize a maximum of 1,302 dwelling units for non -urban and urban hillside residential development, and thus the proposed 1,260 dwelling units for the project are consistent with these Area Plan categories. 10. The project will provide approximately 1,770 acres of open space (approximately 81 percent of the project area) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project will thus be consistent with the minimum 25 percent open space requirement for urban hillside projects under the County Code and the 70 percent open space requirement for non -urban hillside projects. All open space will be designated as permanent open space and will comply with density -controlled development requirements. 11. The project and its proposed density are consistent with the adopted General Plan and zoning designations for the site, and are consistent with the surrounding communities. HOA.748055.1 3 12. An Initial Study was prepared for the project in compliance with the California Environmental Quality Act (Public Resources Code section 21000 et seq.) ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines for the County. Based on the Initial Study, staff of the County Department of Regional Planning ("Regional Planning") determined that an Environmental Impact Report ("EIR") was the appropriate environmental document for the project. 13. The County Regional Planning Commission ("Commission") conducted its own duly -noticed public hearing to consider the project on September 16, 2009, December 16, 2009, March 3, 2010, and March 24, 2010. On March 24, 2010, after hearing all testimony, the Commission certified the final EIR, approved the Vesting Map, CUP I, CUP II, Oak Tree Permit, and Highway Realignment Case, .and recommended approval of the Plan Amendment to the Board. 14. Pursuant to section 22.60.230(B)(2) of the County Code, because the project approvals included a recommendation by the Commission to the Board of the Plan Amendment, the Vesting Map, CUP 1, CUP II, Oak Tree Permit, and Highway Realignment Case were called up for review by the Board along with the request for the Plan Amendment, 15. On July 27, 2010, the Board conducted a duly -noticed public hearing for the project, which included consideration of the Plan Amendment, Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case. At the conclusion of said hearing, the Board certified the final EIR and indicated its intent to approve the Plan Amendment and related entitlements. 16. In 1980, the County adopted 61 SEAs to help preserve rare plants and animals. In 2000, the County prepared an updated study of the County SEAs (112000 SEA Update Study"). The 2000 SEA Update Study proposed to more than double the existing acreage of the County SEAs and to designate a new Cruzan Mesa Vernal Pools SEA within and surrounding the project site. 17. The proposed SEA includes mesas, canyons, steep interior slopes, a seasonally flowing wash, and two regionally -serving vernal pool complexes with the potential to support a variety of special status plants and animals, including the endangered fairy shrimp. 18. After release of the 2000 SEA Update Study, the permittee, in consultation with Regional Planning, conducted an extensive land assembly effort involving approximately 36 different property owners to purchase privately -owned property within the SEA. 19. Mystery Mesa is a landmark setting within the site, and due to its remarkable views, Mystery Mesa has been an important movie and television filming location for 40 years, being vital to the regional economy. A tract map has been recorded HOA.748055.1 4 for 200 homes on Mystery Mesa, but after its recordation, the County proposed to include Mystery Mesa within the proposed SEA. 20. The current County Master Plan of Highways proposes to extend Whites Canyon Road and to construct a new Cruzan Mesa Road through the proposed SEA. Both road connections would require substantial grading and landform alteration that are not supported by federal and state resource agencies because of unacceptable environmental impacts. 21. Because of the unacceptable environmental impacts associated with the planned development of Cruzan Mesa Road and extension of Whites Canyon Road, an alternative traffic circulation improvement was needed to connect Plum Canyon Road to Sierra Highway. The permittee, in cooperation with Regional Planning, designed the project and Skyline Ranch Road to provide this significant alternative highway connection. 22. The construction of Skyline Ranch Road will eliminate the need for the environmentally -damaging road connections through the proposed SEA and will provide a more appropriate highway connection closer to urban development. The elimination of Cruzan Mesa Road and realignment of Whites Canyon Road are consistent with the relevant recommendations by both state and federal agencies and County staff. 23. Skyline Ranch Road will provide an important highway connection between Plum Canyon Road and Sierra Highway and will eliminate the need for the environmentally -damaging planned extension of Whites Canyon Road. 24. Cruzan Mesa Road, a proposed limited secondary highway, is unnecessary for traffic and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the County Master Plan of Highways would not diminish the County's future right to require access in this area. 25. The project proposes no interconnecting streets from Skyline Ranch to existing adjacent neighborhoods, thereby preventing disturbance to existing residents from additional vehicle traffic. 26. Approval of the project is appropriate given its compliance with the General Plan and zoning, the environmental benefits associated with the project, and its proposed public amenities. 27. The proposed project is required to comply with the development standards of the A-1 zone pursuant to section 22.24.110 of the County Code, and A-2 zone pursuant to section 22.24.170 of the County Code, except as otherwise modified by CUP I. 28. The Plan Amendment is consistent with the goals and policies of the General Plan in that the project increases the supply and diversity of housing and HOA.748055.1 5 promotes the efficient use of land through a more concentrated pattern of urban development. 29. The technical and engineering aspects of the project have been resolved to the satisfaction of the County Departments of Public Works, Forester and Fire Warden, Parks and Recreation, Public Health, and Regional Planning. 30. The site is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping, and other accessory structures, except as otherwise modified and shown on the Vesting Map and Exhibit "A." 31. Compatibility with surrounding land uses will be ensured through the related Vesting Map, CUP I, CUP 11, and Oak Tree Permit. 32. There is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project site. 33. The Plan Amendment will not place an undue burden upon the community's ability to provide necessary facilities and services, as outlined in these findings of fact, the findings of fact for the related entitlements, as well as the environmental documentation for the project. 34. Modified conditions in the surrounding area warrant approval of the instant Plan Amendment. 35. Approval of the Plan Amendment is in the best interest of the public health, safety, and general welfare, because the area contains, and/or the project proposes, sufficient infrastructure and facilities to accommodate the development to include street improvements, water supply, sewer connection, fire flow, and fire access. The project is in conformity with good planning practices. 36. Approval of the Plan Amendment will enable implementation of the County Master Plan of Highways in the development of the subject property. 37. The applicant has satisfied the County "Burden of Proof' set forth in the County Code for the requested Plan Amendment. 38. A final EIR for the project was prepared for this project in accordance with CEQA, the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles, which final EIR consisted of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the final EIR including Responses to Comments dated February 2010, the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. 39. The Board reviewed and considered the final EIR, along with its associated Findings of Fact and Statement of Overriding Considerations ("Findings and HOA.748055.1 6 SOC"), and found that it reflects the independent judgment of the Board. On July 27, 2010, the Board certified the final EIR and adopted its associated Findings and SOC for the project. 40. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the final EIR was prepared, and its requirements are incorporated into the conditions of approval for this project. 41. The project is subject to California Department of Fish and Game fees pursuant to section 711.4 of the California Fish and Game Code. THEREFORE, BE IT RESOLVED THAT THE BOARD OF SUPERVISORS: 1. Certifies that the final EIR for the project was completed in compliance with CEQA and the State and County Guidelines related thereto; certifies that it independently reviewed and considered the information contained in the final EIR, and that the final EIR reflects the independent judgment and analysis of the Board as to the environmental consequences of the project; 2. Certifies that at the conclusion of the hearing on the project it certified the final EIR and adopted the Findings and SOC, and MMP, finding that pursuant to section 21081.6 of the California Public Resources Code, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; certifies that it found that the unavoidable significant effects of the project after adoption of said mitigation measures are as described in those Findings and SOC; certifies that it determined that the remaining, unavoidable environmental effects of the project have been reduced to an acceptable level and are outweighed by specific health and safety, economic, social, and/or environmental benefits of the project as stated in the Findings and SOC; 3. Finds that the proposed Plan Amendment is consistent with the goals, policies, and programs of the General Plan; and 4. Approves General Plan Amendment Case No. 2009-00009-(5), amending the County Master Plan of Highways of the General Plan, as depicted in the attached Exhibit "A." HOA.748055.1 7 The foregoing resolution was on the day of 2010, adopted by the Board of Supervisors of the County of Los Angeles and ex officio the governing body of all other special assessment and taxing districts, agencies, and authorities for which said Board also acts. APPROVED AS TO FORM: ANDREA SHERIDAN ORDIN County Counsel By Deputy' Attachment HCA,'748C55A 8 SACHI A. HAMAI, Executive Officer - Clerk of the Board of Supervisors of the County of Los Angeles By_L Deputy AMENDMENTTbC •GENERALA SANTA CLARITA VALLEY COMM ITY MUNITY PLAN ` 2:009:0. , 0 1N CHANGE TO ADOPTED HIGHWAY PLAN DELETE PROPOSED CRUZAN MESA ROAD AND REALIGN PROPOSED WHITPQ rAKIVI,,, 1„ A - _ _ _- HIGHWAY PLAN AMENDMENTS: O DELETE PROPOSED LIMITED SECONDARY HIGHWAY CRUZAN MESA ROAD. O --- REALIGN PROPOSED SECONDARY HIGHWAY WHITES CANYON ROAD AS SKYLINE RANCH ROAD FROM PLUM CANYON ROAD TO SIERRA HIGHWAY. DIGITAL DESCRIPTION: \ZCO2D SAND CANYON\ THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES WAYNE REW, CHAIR RICHARD J. BRUCKNER, PLANNING DIRECTOR MAJOR HIGHWAY -EXISTING SECONDARY HIGHWAY. PROPOSED ®� LIMITED SECONDARY HIGHWAY -PROPOSED PARCELS ®o I CITY BOUNDARY AOL 0 1750 3500 = FEET ,�.t OF LOS,y COUNTY OF LOS ANGELES OFFICE OF THE COUNTY COUNSEL 648 KENNETH HAHN HALL OF ADMINISTRATION T d X M 500 WEST TEMPLE STREET cAC/PORN�P LOS ANGELES, CALIFORNIA 90012-2713 ANDREA SHERIDAN ORDIN County Counsel December 7, 2010 ADOPTED BOARD OF SUPERVISORS COUNTY OF LOS ANGELES The Honorable Board of Supervisors County of Los Angeles #11 12-07-10 383 Kenneth Hahn Hall of Administration 500 West Temple Street Los Angeles California 90012 EA. , EXECUTIVE IVEE OFFICER TELEPHONE (213) 974-7546 FACSIMILE (2.13)613-4751 TDD (213)633-0901 E-MAIL Ihafetz@counsel.lacounty.gov Agenda No. 7 07/27/10 Re: PROJECT NUMBER 04-075-(5) CONDITIONAL USE PERMIT NUMBER 04-075-(5) CONDITIONAL USE PERMIT NUMBER 2009-00121-(5) OAK TREE PERMIT NUMBER 2007-00021-(5) HIGHWAY REALIGNMENT NUMBER 2009-00001-(5) FIFTH SUPERVISORIAL DISTRICT/THREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the Regional Planning Commission's approval of the above -referenced permits, which relate to a proposed residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the permits with revised conditions and instructed us to prepare findings and conditions of approval. Enclosed are findings and conditions for your approval. APPROVED AND RELEASED: TTLI Senior Assistant County Counsel LLH:sh Enclosure HOA.748759.1 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel By r —7 LAWRENCE L. HA TZ Principal Deputy C unty Counsel FINDINGS OF THE BOARD OF SUPERVISORS AND ORDER PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 2009-00121-(5) OAK TREE PERMIT NO. 2007-00021-(5) HIGHWAY REALIGNMENT NO. 2009-00001-(5) The Los Angeles County ("County") Board of Supervisors ('Board") conducted a duly -noticed public hearing on July 27, 2010 in the matter of Conditional Use Permit Case No. 04-075-(5) ("CUP I"), Conditional Use Permit Case No. 2009- 00121-(5) ("CUP II"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit'), Highway Realignment Case No. 2009-00001-(5) ("Highway Realignment Case"), Vesting Tentative Tract Map No. 060922 ("Vesting Map"), and General Plan Amendment Case No. 2009-00009-(5) ('Plan Amendment'). The County Regional Planning Commission ("Commission") previously conducted a duly -noticed public hearing on the CUP I, Oak Tree Permit, Highway Realignment Case, and Vesting Map on September 16, 2009, and conducted a continued duly -noticed public hearing on these entitlements, with the addition of CUP II and the Plan Amendment, on December 16, 2009, March 3, 2010, and March 24, 2010. 2. The permittee, Pardee Homes, LLC, proposes to develop a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The project includes the proposed development of: A. An elementary school on an 11.6 -acre school site; B. A network of privately -maintained paseos and trails, and one public trail; C. A new master -planned secondary highway ("Skyline Ranch Road") including a Class II bike lane; D. Significant acreage of permanent and publicly -dedicated open space, which open space will include the on-site portion of the proposed Cruzan Mesa Vernal Pools Significant Ecological Area ("SEA"); and E. A pedestrian bridge over Skyline Ranch Road, connecting and providing access to the new elementary school. 3. CUP I is required to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas; (b) density -controlled development; and (c) on-site grading exceeding 100,000 cubic yards. CUP I also authorizes the development of an on-site temporary materials processing facility during project construction. HOA.747327.1 4. CUP II is required to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill. CUP II was not included in the permittee's initial set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on recommendations by staff and direction from the Commission; CUP II was subsequently filed and included as part of the project. 5. The Oak Tree Permit is required to authorize removal of one non -heritage oak tree from the site. The proposed removal is due to impacts from construction and the development of the project. 6. The Highway Realignment Case is a related request to authorize the realignment of Whites Canyon Road, a designated proposed secondary highway, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, and renaming the realigned portion of the road to Skyline Ranch Road. As required by the Los Angeles County Code ("County Code"), the Highway Realignment Case was initially presented to the County Interdepartmental Engineering Committee ("IEC") for consideration, which ultimately recommended approval of the matter to the Commission. 7. The Vesting Map is a related.request to create 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. 8. The Plan Amendment is a related request to amend the Los Angeles Countywide General Plan ("General Plan") to effectuate the Highway Realignment Case. That is, the Plan Amendment will amend the County Master Plan of Highways to delete Cruzan Mesa Road, a designated limited secondary highway, and to realign Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, where the realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway. The Plan Amendment was not included in the permittee's original set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on the IEC review discussed above, as well as from recommendations by staff of the County Department of Regional Planning ("Regional Planning") and direction from the Commission, the Plan Amendment was subsequently filed and included as part of the project. 9. The site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 10. The site is irregularly-shaped, approximately 2,173 gross acres in size, and is in a mostly natural condition with level to steeply sloping topography. HOA.747327.1 2 Approximately 774 acres of the site have slopes of 0 - 25 percent, 644 acres of the site have slopes of 25 - 50 percent, and 755 acres of the site have slopes of 50 percent and greater. 11. Access to the site will be from Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot -wide secondary highway, which will traverse the site to Sierra Highway, a 100 -foot major highway. 12. The site falls within the following zoning classifications: A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area); A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area); A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area); and A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), which all were established by Ordinance No. 7339 and became effective on June 6, 1958. 13. The project will be consistent with the A-1, A-1-1, A-1-10,000, and A-2-1 zoning classifications, where applicable. Single-family residences are permitted in the A-1 and A-2 zones pursuant to sections 22.24.070 and 22.24.120 of the County Code, respectively. Moreover, although the project's proposed lot sizes are less than what is otherwise required in the A-1-1, A-1-10,000, and A-2-1 zones, respectively, the permittee is seeking CUP I for density -controlled development to allow the project's dwelling units to be concentrated in a portion of the property with smaller lot sizes. The project's remaining acreage, outside the clustered development, will be reserved as permanent open space. 14. The surrounding properties are zoned as follows: North: A-1 and A-2-1; East: A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City -zoned property; South: A-2-1 and City -zoned property; and West: A-2-1 and City -zoned property. 15. Surrounding land uses are as follows: North: Vacant property and single-family residences; East: Vacant property, single-family residences, industrial and commercial uses; South: Vacant property, single- and multi -family residences, industrial and commercial uses, and a school; and West: Vacant property and single-family residences. 16. The existing site consists of vacant land, part of which was previously subdivided by recorded Tract Map Nos. 49433, 49434, and 49467. One such tract, Tract Map No. 49467, was a subdivision approved to create 200 single-family lots on 360 acres within the Cruzan Mesa area. This tract was never developed. As part of the instant subdivision, the underlying lots within these recorded tract maps will be merged into one open space lot, Lot No. 1293. HOA.747327.1 3 17. The site falls within the following land use categories in the Santa Clarita Valley Area Plan ("Area Plan"), a component of the General Plan: Hillside Management (" HM"); Non -Urban 2 ("I\12"); Urban 1 ("U1 "); Urban 2 ("U2"); Urban 3 ("U3" ); and Floodway/Flood Plain ("W"). These land use categories would authorize a maximum of 1,302 dwelling units for non -urban and urban hillside residential development, and thus the proposed 1,260 dwelling units for the project are consistent with these Area Plan categories. 18. The project is considered hillside development because the site exhibits natural slopes of 25 percent or greater. CUP I is required because the project's proposed 1,260 dwelling units exceed the low-density and mid -point density thresholds of 402 dwelling units and 870 dwelling units, respectively, as calculated by the slope density analysis for the site. 19. Grading for the project will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill, totaling 41.6 million cubic yards of cut and fill, to be balanced on site. Off-site grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. On- and off- site monument signs are proposed for entrance to the development both in the unincorporated County and in the City, and a single on-site oak tree will be removed due to grading and construction. 20. The project will provide approximately 1,770 acres of open space (approximately 81 percent of the project area) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project will thus be consistent with the minimum 25 percent open space requirement for urban hillside projects under the County Code, and the 70 percent open space requirement for non -urban hillside projects. All open space will be designated as permanent open space and will comply with density - controlled development requirements. 21. The project and its proposed density are consistent with the adopted General Plan and zoning designations for the site, and are consistent with the surrounding communities. 22. The project will comply with the development standards of the A-1 and A-2 zones, where applicable, pursuant to sections 22.24.110 and 22.24.170 of the County Code. 23. The permittee submitted an Oak Tree Report prepared by Natural Resources Consultants (arborist Thomas Juhasz), the consulting arborist, dated April 10, 2007 and updated July 7, 2009, that identifies and evaluates one oak tree on the subject property. There are no heritage oaks on site. 24. Prior to the Commission's public hearing, an Initial Study was prepared for the project in compliance with the California Environmental Quality Act (Public Resources Code section 21000 et seq.) ("CEQA"), the State CEQA Guidelines, HOA.747327.1 4 and the Environmental Document Reporting Procedures and Guidelines for the County. Based on the Initial Study, Regional Planning determined that an Environmental Impact Report ("EIR") was the appropriate environmental document for the project. 25. Prior to the Commission's public hearing, the Commission received written correspondence concerning the project from, among other entities: the City; Santa Clarita Organization for Planning and the Environment ("SCOPE"); the United States Department of Homeland Security - Federal Emergency Management Agency; Santa Monica Mountains Conservancy ("SMMC"); County Sanitation District; California Water Impact Network; Sierra Club; United States Department of the Interior— Fish and Wildlife Services; Southern California Association of Governments; and the California Energy Commission. The correspondence provided comments on, among other things, the draft EIR and the project design. 26. The Commission held its initial public hearing session on the matter on September 16, 2009. At the time, the only project entitlements requested were the Vesting Map, CUP I, Oak Tree Permit, and Highway Realignment Case. At the public hearing session: A. The Commission heard a presentation from staff, who recommended a continuance -of the public hearing for the County Subdivision Committee ("Subdivision Committee") to complete its review of the Vesting Map, for the IEC to review and make a recommendation on the Highway Realignment Case, and for staff to research the appropriate regulation of filming activities within the project's open space. Staff also recommended that the permittee apply for the additional entitlements of: (i) the Plan Amendment, to amend the County Master Plan of Highways to construct Skyline Ranch Road; and (ii) CUP II, to authorize a solid fill grading project for the off-site construction of Skyline Ranch Road; B. The Commission heard testimony from the permittee and its representative, testimony from persons in favor of the project, and testimony from persons in opposition to or with concerns over the project. Testimony from the City, SCOPE, and the Mountains Recreation and Conservation Authority ("MRCA") addressed, among other concerns, the need for off-site improvements at the intersection of Sierra Highway and Soledad Canyon Road, the need and type of improvements for Skyline Ranch Road, and the City's need for assurance that the project's traffic improvements would not preclude the City from making its own planned improvements to Sierra Highway. The SMMC testified about its expertise in managing vernal pools and the need for permanent funding to maintain the project's open space; C. The Commission addressed, among other things, the importance of water supply to the site, the concurrent processing of Regional Planning's HOA.747327.1 5 General Plan update known as One Valley One Vision ("OVOV"), and the need for pedestrian -friendly development at the site; D. The Commission also discussed the history of filming in Southern California and questioned whether filming revenues could be used to fund the maintenance of the vernal pools on site. The Commission expressed its intent to achieve a balance between filming activity and resource protection; and E. The Commission continued the public hearing to December 16, 2009. 27. In response to the hearing testimony and discussion, the permittee submitted applications for the Plan Amendment and CUP II, which were then considered collectively with the other project entitlements at the continued public hearing of December 16, 2009, March 3, 2010, and March 24, 2010. 28. During the Commission's December 16, 2009 continued public hearing session: A. The Commission heard a presentation from staff, who indicated that most of the previously -identified project issues had been resolved but, that an issue remained with the City regarding the design of Skyline Ranch Road; B. The Commission heard testimony from the permittee and its representative, and testimony from the City. Among other things, the permittee's testimony showed that, through a clustered design, the project would preserve Regional Planning's proposed SEA boundaries in its General Plan update by protecting the project's on-site vernal pools; C. The Commission discussed the importance of water supply, the need to rely on water supply experts for the project's environmental analysis, and the benefits of having new developments promote the use of water conservation technology and drought -tolerant landscaping; and D. The Commission continued the public hearing to March 3, 2010. 29. Prior to the March 3, 2010 public hearing session, the IEC conducted a public meeting to review the Highway Realignment Case. At the conclusion of the meeting, the IEC recommended approval of the proposed highway realignment to the Commission. 30. Prior to the March 3, 2010 public hearing session, County and City staff met with the permittee and made a determination that a modified cross-section would be appropriate for Skyline Ranch Road. Such a design would include two travel lanes (one in each direction), a 14 -foot -wide landscaped median, and Class II bicycle lanes (one in each direction). 31. During the Commission's March 3, 2010 continued public hearing: HOA.747327.1 6 A. The Commission heard a presentation from staff, who indicated that the IEC recommended approval of the Highway Realignment Case and that the City, County, and permittee agreed on proposed improvements to Skyline Ranch Road. Staff also indicated that the County Department of Public Works ("Public Works") had recommended that the permittee provide proof of the requisite off-site easements prior to the Board's public hearing on the project. Staff further noted that it had received additional correspondence from the Sierra Club regarding the project, expressing concern that the project's environmental impacts were inadequately addressed or mitigated in the final EIR; B. The City testified that it would encourage staff to develop additional project conditions to specify the initial and ongoing funding mechanisms to maintain the project's natural open space; C. The Commission discussed the history of filming near the vernal pools on Lot No. 1293; D. The permittee testified that the project's natural open space had always been intended, to be dedicated to a public agency and that the County Department of Parks and Recreation ("Parks") had indicated its intent to accept such dedication. The permittee also testified that film revenue on the site should be sufficient to maintain the open space, and that the site's vernal pools would remain protected from filming activity; and E. The Commission continued the public hearing to March 24, 2010. 32. During the Commission's March 24, 2010 continued public hearing, the Commission heard a presentation from staff, who briefed the Commission regarding discussions with Parks for funding the project's open space. Based on this discussion, the Commission directed staff and the permittee to resolve the funding issue prior to the Board's public hearing on the project. After hearing all testimony, the Commission closed the public hearing, certified the final EIR, approved the Vesting Map, CUP I, CUP II, Oak Tree Permit, and Highway Realignment Case, and recommended approval of the Plan Amendment to the Board. 33. Pursuant to section 22.60.230(B)(2) of the County Code, because the project approvals included a recommendation by the Commission to the Board of the Plan Amendment, the Vesting Map, CUP I, CUP II, Oak Tree Permit, and Highway Realignment Case were called up for review by the Board along with the request for the Plan Amendment. 34. The Board conducted its public hearing on the project on July 27, 2010, and heard a presentation from Regional Planning staff, testimony from Public Works staff, testimony from the permittee and its representative, and testimony from the public. A significant majority of the public testified in support of the project. HOA.747327.1 A. Regional Planning staff testified that the two outstanding issues, discussed in Finding Nos. 31(A) and 32 above, had been resolved. That is, since the time of the Commission's approval: (a) Public Works had received the necessary documentation regarding the off-site easements for construction of Skyline Ranch Road; and (b) Parks had made the determination that the net revenue collected from expected filming activities within the site would be sufficient to operate and maintain open space Lot No. 1293. B. Regional Planning staff also recommended to the Board that two additional conditions be imposed on the project: That the permittee shall construct off-site asphalt concrete (AC) paving to include a travel lane, bicycle lane, buffer, curb, and gutter adjacent to the bicycle lane, and sidewalks in both directions on Skyline Ranch Road to join Plum Canyon Road, which improvements shall conform to the latest approved IEC alignment P-270(PW) to the satisfaction of Public Works. Further, before recordation of the 301 st unit in phase one of the development, the remaining improvements as shown on the approved typical sections exhibit labeled "TR 60922 Street Cross -Section Revised 03/03/10" shall be completed to the satisfaction of Public Works; and That the permittee shall construct a pedestrian bridge over Skyline Ranch Road at the project's school site that will be bonded for upon the recordation of the first buildable unit on the northeast side of Skyline Ranch Road, and that it shall be completed, along with access improvements, prior to occupancy of the first unit of the project on the northeast side, all to the satisfaction of Public Works. C. Public Works' testimony indicated that the water supply assessment for the project had been prepared in compliance with state law and that it had adequately addressed the water demand and water supply issues related to the project. D. The testimony from the public included: (a) testimony in support of the project from the Chair of the Canyon Country Advisory Committee, the City, and two residents from the nearby Fair Oaks Ranch community, also developed by the permittee; (b) testimony from the Assistant Superintendent of Business Services for the Sulphur Springs School District in Santa Clarita regarding its successful relationship with the permittee in developing schools, and that it had reached an agreement with the permittee for development of an elementary school as part of the project; and (iii) testimony in opposition to the project from a representative of SCOPE claiming, among other things, that the water supply assessment for the project was inaccurate and that the statement HOA.747327.1 8 of overriding considerations ("SOC") under CEQA misstates the benefits of the project. 35. At the conclusion of the Board's public hearing, the Board certified the final EIR for the project, which included the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board further indicated its intent to approve the project approvals, subject to staffs recommended conditions, including the two additional conditions discussed in Finding No. 34(B). The Board also deemed it appropriate to impose the following additional conditions on the project to address a number of issues raised during the public hearing process, including the issue related to providing a range of residential designs to reduce the massing of the project: A. The permittee shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code; B. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages; C. Residences within the development shall be limited to a maximum of two stories and 25 feet in height; D. For two-story residences, on the two sides of the second story (i.e., not the front and back sides), each side must be setback a minimum of one foot from the edge of the first story for every two feet of height of the second story; E. There shall be no more than one garage for each residence, and such garage shall not exceed 26 feet in width; F. For residences with attached garages, the garage shall be setback at least six feet from the front face of the residence; G. A minimum of three native, drought -tolerant trees (15 -gallon or larger) shall be planted on each lot; and H. Condition No. 1 of "Trails Conditions of Map Approval" in Parks' letter dated November 30, 2009 should be revised to require Parks' approval, trail alignment, posting of bonds, and all associated actions, to occur prior to the recordation of the project's first final unit map. HOA.747327.1 9 36. Subsequent to the Board's public hearing, minor changes to the additional conditions imposed by the Board were considered by staff to further reflect the spirit and intent of the Board's concern regarding project massing. The Board finds that these minor changes, set forth in this Finding No. 36, are appropriate and should be incorporated into the project conditions: A. Rather than residences being limited to 25 feet in height (set forth in Finding No. 35(C) above), residences should instead be limited to 32 feet in height. B. The condition set forth in Finding No. 35(D) above should be deleted and replaced with the following: "there shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots." C. Rather than garages being limited to 26 feet in width (set forth in Finding No. 35(E) above), garages should instead be limited to 30 feet in width. 37. The Board finds that over 80 percent of the site, i.e., 1,770 acres, will be preserved as open space. The project includes a fully -developed 11 -acre park with a multi -use athletic field, a basketball court, a volleyball court, a children's play area, picnic areas, and a community gathering space. The Board further finds that, in addition to the community park, the project provides six acres of smaller parks, a series of walking paseos and sidewalks, and a pedestrian bridge for children to walk to the proposed elementary school. The natural open space and public park and trails are to be dedicated to the County, and the private parks and trails are to be dedicated to a Homeowner's Association for ownership and maintenance, where a Landscaping and Lighting Act District will be used to maintain the landscaped medians and manufactured slopes. 38. The Board finds that the project has been reviewed by the County Departments of Fire, Health, Parks, Public Works, and Regional Planning, and by the involved local water wholesaler and purveyor. The recommendations from these agencies have been incorporated into the conditions of approval for the project. 39. The Board finds that due to recent fire and storm activity unrelated to the project, there is an increasing need for disposal locations for sediment that accumulates behind dams and in debris basins. The Board further finds that this need is particularly significant in areas near the Angeles National Forest and in the Santa Clarita Valley, where disposal sites are in short supply. The Board finds that this project will provide the additional benefit of granting a site to the County Flood Control District for the disposal of sediment within one year of the Board's approval of the project. 40. The Board finds that Regional Planning's recommendation to approve the project is appropriate given its compliance with the General Plan and zoning, the HOA.747327.1 10 environmental benefits associated with the project, and its proposed public amenities. 41. The Board finds that in 1980, the County adopted 61 SFAs to help preserve rare plants and animals. In 2000, the County prepared an updated study of the County SEAs ("2000 SEA Update Study"). The 2000 SEA Update Study proposed to more than double the existing acreage of the County SEAs and to designate a new Cruzan Mesa Vernal Pools SEA within and surrounding the project site. 42. The Board finds that the proposed SEA includes mesas, canyons, steep interior slopes, a seasonally flowing wash, and two regionally -serving vernal pool complexes with the potential to support a variety of special status plants and animals, including the endangered fairy shrimp. 43. The Board finds that after release of the 2000 SEA Update Study, the permittee, in consultation with Regional Planning, conducted an extensive land assembly effort involving approximately 36 different property owners to purchase privately owned property within the SEA. 44. The Board finds Mystery Mesa is a landmark setting within the site, and that due to its remarkable views, Mystery Mesa has been an important movie and television filming location for 40 years, being vital to the regional economy. The Board further finds that a tract map has been recorded for 200 homes on Mystery Mesa, but that after its recordation, the County proposed to include Mystery Mesa within the proposed SEA. 45. The Board.finds that the current County Highway Plan proposes to extend Whites Canyon Road and to construct a new Cruzan Mesa Road through the proposed SEA. Both road connections would require substantial grading and landform alteration that are not supported by federal and state resource agencies because of unacceptable environmental impacts. 46. The Board finds that after its purchase of substantial portions of the proposed SEA, the permittee, in collaboration with Regional Planning, designed the project to transfer the allowable density within the SEA to the proposed development site, thereby preserving the on-site portions of the proposed SEA as open space. 47. The Board finds that because of the unacceptable environmental impacts associated with the planned development of Cruzan Mesa Road and extension of Whites Canyon Road, an alternative traffic circulation improvement was needed to connect Plum Canyon Road to Sierra Highway. The Board further finds that the permittee, in cooperation with Regional Planning, designed the project and Skyline Ranch Road to provide this significant alternative highway connection. 48. The Board finds that the construction of Skyline Ranch Road will eliminate the need for the environmentally -damaging road connections through the proposed SEA and will provide a more appropriate highway connection closer to urban HOA.747327.1 11 development. The elimination of Cruzan Mesa Road and realignment of Whites Canyon Road are consistent with the relevant recommendations by both state and federal agencies and County staff. 49. The Board finds that the project appropriately transfers density to concentrate development on approximately 20 percent of the site, located on less steep terrain, proximate to existing urban development, and outside the environmentally -sensitive and biologically significant SEA. 50. The Board finds that the proposed transfer of non -urban density to the proposed site will preserve ridgelines, significant open space, and lands within the proposed SEA. The portion of the site designated in the Area Pian as Hillside Management, near Tract Nos. 49433, 49434, and 44967, is isolated and located remotely from urban development and .public facilities. Substantial grading would be required to provide infrastructure to this area. The transfer of non -urban density from this Hillside Management area to the project site will minimize grading, preserve open space, and promote good planning by locating urban development near already developed communities. 51. The Board finds that the Area Plan encourages density transfer when it promotes important Area Plan goals, such as preserving open space, hillsides, and SEAs, minimizing grading, disruption and degradation of the environment, and avoiding development in hazardous lands. A. The Area Plan authorizes density transfer among land use classifications within a project site (regardless of urban or non -urban designation) when geological and topographic data support the need, the number of units is not increased, and health and safety is not detrimentally affected. B. The Area Plan authorizes density transfer as a tool to preserve significant ecological areas, to preserve hillsides, to promote superior design, and to respond to changing housing needs. C. The Area Plan encourages density transfer and clustering of structures in urban and non -urban hillsides from steeper to more gently rolling and level land as a means of preserving the natural terrain, minimizing grading, and reducing exposure to natural hazards. D. The Area Plan encourages the consideration of residential densities as averages for the site to allow for the clustering of development and the transfer of unit credit to provide for additional open space. E. The Area Plan encourages clustering of residential uses in hilly and mountainous areas to minimize grading and to preserve the natural terrain. 52. The Board finds that the project is consistent with the above density transfer provisions of the Plan. HOA.747327.1 12 53. The Board finds that Skyline Ranch Road will provide an important highway connection between Plum Canyon Road and Sierra Highway and will eliminate the need for the environmentally -damaging planned extension of Whites Canyon Road. 54. The Board finds that Cruzan Mesa Road, a proposed limited secondary highway, is unnecessary for traffic and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access in this area. 55. The Board finds that the project proposes no interconnecting streets from Skyline Ranch to existing adjacent neighborhoods, thereby preventing disturbance to existing residents from additional vehicle traffic. 56. The Board finds that the project is consistent with the minimum 25 percent requirement for urban hillside projects, and the minimum 70 percent requirement for non -urban hillside projects. All open space will be permanent, as part of a density -controlled development. 57. The Board finds that filming activities at Mystery Mesa have historically generated substantial annual revenue which can continue to be used as a regular funding source for open space maintenance. 58. 1 The Board finds that the project will include creation of a Landscaping and Lighting Act District, which will provide additional funding for open space maintenance. 59. The Board finds that the final EIR for the project includes a water supply assessment ("WSA") prepared by the Santa Clarita Water Division ("SCWD") of the Castaic Lake Water Agency. The Board further finds that SCWD concluded in the WSA that there is sufficient water supply available for the project during normal, single -dry, and multiple -dry years over the next 20 -year period. The Board also finds that Public Works has reviewed the WSA and has determined that it adequately addressed the demands and water supply issues related to the project in compliance with CEQA and the Water Code. SCWD also submitted a letter to the permittee confirming its ability to serve the project. 60. The Board finds that as required by section 66473.7 of the California Government Code, the project includes a condition of approval requiring SCWD to submit a water supply verification to the County before a final map can be recorded on the property. 61. The Board finds that the project is required to comply with the County's green building program, which imposes green building requirements and stringent landscaping restrictions to minimize water use. HOA.747327.1 13 62. The Board finds that the project's five flag lots are justified by topographic conditions and the size and shape of the division of land, and that the design is not in conflict with the pattern of neighborhood development. The proposed development will be creating new neighborhoods, and will not increase density by proposing homes adjacent to any rear yards of existing homes. 63. The Board finds that the required front yard setbacks to the habitable structures shall be a minimum of 18 feet as measured from the back of the sidewalks, and the front yard setbacks to the garages shall be a minimum of 20 feet as measured from the back of the sidewalks. These setbacks will ensure compatibility with American with Disabilities Act requirements to ensure accessible sidewalks when cars are parked in individual driveways. 64. The Board finds that the proposed alternate cross-sections are in keeping with the design and improvement of adjoining highways and streets. The Board further finds that, with the alternate cross-sections, the project will still appear to have a 20 -foot front yard, except that six feet of open area between the house and the sidewalk will consist of landscaped parkway. As with a traditional cross- section, 40 feet of roadway will be provided for the project. 65. The Board finds that alternate cross-sections are proposed only for interior local streets, which do not adjoin existing or planned adjacent development. All collector roads and secondary highways that connect the new community to existing and planned neighborhoods and highways will be developed with traditional cross-sections. 66. The Board finds that, to avoid a sterile appearance for the project, the permittee should incorporate feasible design controls, setbacks, and other measures into the project's master design standards to limit repetitive home design. 67. The Board finds that the proposed project is required to comply with the development standards of the A-1 zone pursuant to section 22.24.110 of the County Code, and A-2 zone pursuant to section 22.24.170 of the County Code, except as otherwise modified by CUP I. 68. The Board finds that the proposed subdivision and the provisions for its design and improvement are consistent with the goals and policies of the Area Plan, a component of the General Plan. The Board further finds that the project increases the supply and diversity of housing in the area and promotes the efficient use of land through a concentrated pattern of development, while at the same time minimizing development in hillside and natural resources areas. 69. The Board finds that the subject property is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping, and other accessory structures, as shown on the site plan and Vesting Map. 70. The Board finds that compatibility with the surrounding land uses will be ensured through the Vesting Map and Plan Amendment. HOA.747327.1 14 71. The Board finds that there is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project site. 72. The Board finds that the design of the project and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat, except as otherwise described in the Findings of Fact and SOC ("Findings and SOC"). 73. The Board finds that in determining that the project will be consistent with the General Plan, the housing and employment needs of the region were considered and balanced against the public service needs of local residents and the available fiscal and environmental resources. 74. The Board finds that the permittee has demonstrated the suitability of the subject property for the proposed use. Establishment of the proposed use at such location is in conformity with good zoning practice. Compliance with the conditions of approval will ensure compatibility with surrounding land uses and consistency with all applicable General Pian policies. 75. The Board finds that the County Forester and Fire Warden ("Forester") has reviewed the Oak Tree Report submitted by the permittee and determined that the report is accurate and complete as to the location, size, condition, and species of the oak tree on the site. The Forester has recommended approval of the requested oak tree removal, subject to recommended conditions of approval, including replacement of the oak tree removal at a rate of 10:1 for a total of 10 mitigation trees. 76. The Board finds that the necessary drainage improvements for soil erosion control will be designed in accordance with the standards of Public Works as a condition of approval of the associated Vesting Map. 77. The Board finds that a final EIR for the project was prepared in accordance with CEQA, the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles, which final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the final EIR including Responses to Comments dated February 2010, the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board reviewed and considered the final EIR, along with its associated Findings and SOC, and found that it reflects the independent judgment of the Board. The Findings and SOC are incorporated herein by this reference, as if set forth in full. 78. The Board finds that, as stated in the final EIR and the Findings and SOC, implementation of the project will result in unavoidable significant effects on visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and cumulative global climate change. However, the Board HOA.747327.1 15 finds the benefits of the project outweigh these potential unavoidable adverse impacts and they are determined to be acceptable based upon the overriding considerations set forth in the Findings and SOC. 79. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the final EIR was prepared, and its requirements are incorporated into the conditions of approval for this project. 80. The MMP, prepared in conjunction with the final EIR, identifies in detail how compliance with its measures adopted to mitigate or avoid potential adverse impacts to the environment is ensured. 81. The Board finds this project has an impact on fish and wildlife resources and thus is not exempt from California Department of Fish and Game fees pursuant to section 711.4 of the California Fish and Game Code. 82. Approval of these permits is conditioned on the permittee's compliance with the attached conditions of approval and the MMP, as well as the conditions of approval for the Vesting Map. 83. The location of the documents and other materials constituting the record of proceedings upon which the Board's decision is based in this matter is the Los Angeles County Department of Regional Planning, Hall of Records, 13th Floor, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. THEREFORE, THE BOARD OF SUPERVISORS: Certifies that the final EIR for the project was completed in compliance with CEQA and the State and County Guidelines related thereto; certifies that it independently reviewed and considered the information contained in the final EIR, and that the final EIR reflects the independent judgment and analysis of the Board as to the environmental consequences of the project; indicates that it certified the final EIR at the conclusion of its hearing on the project and adopted the Findings and SOC, and MMP, finding that pursuant to section 21081.6 of the California Public Resources Code, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation, found that the unavoidable significant effects of the project after adoption of said mitigation measures are as described in those Findings and SOC; and determined that the remaining, unavoidable environmental effects of the project have been reduced to an acceptable level and are outweighed by specific health and safety, economic, social, and/or environmental benefits of the project as stated in the Findings and SOC; and 2. Approves Conditional Use Permit No. 04-075-(5); Conditional Use Permit No. 2009-00121-(5); Oak Tree Permit No. 2007-00021-(5); and Highway Realignment Case No. 2009-00001-(5), subject to the attached conditions. HOA.747327.1 16 CONDITIONS OF APPROVAL PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 2009-00121-(5) OAK TREE PERMIT NO. 2007-00021-(5) GENERAL This grant authorizes the use of the 2,173 -acre subject property for: (a) a clustered, density -controlled, hillside residential development of 1,260 single- family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots; (b) development of an on-site temporary materials processing facility during project construction; and (c) development of an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill, all as depicted on the approved Exhibit "A" dated October 22, 2009, subject to all of the following conditions of approval. This grant shall also authorize the removal of one tree of the oak genus from the site, as identified in the permittee's site plan and Oak Tree Report dated April 10, 2007, and updated on July 7, 2009 as Tree Number 1, also subject to all of the following conditions of approval. 2. Unless otherwise apparent from the context, the term "permittee" shall include the applicant and any other person, corporation, or entity making use of this grant. 3. This grant shall not be effective for any purpose unless and until the permittee, and the owner of the subject property if other than the permittee, have filed at the office of the Los Angeles County ("County") Department of Regional Planning ("Regional Planning") their affidavit stating that they are aware of, and agree to accept all of the conditions of this grant, and that the conditions have been recorded as required by Condition No. 6, and until all required monies have been paid pursuant to Condition No. 7. Condition Nos. 2, 7, 9, 10, and 11 shall be effective immediately upon final approval of this grant. 4. If any provision of this grant is held or declared to be invalid, the permits shall be void and the privileges granted hereunder shall lapse. 5. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the County Regional Planning Commission ("Commission") or a County Hearing Officer may, after conducting a public hearing, revoke or modify this grant if it is found that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public health, safety, or so as to be a nuisance. HOA.745205.1 6. Prior to the use of this grant, the terms and conditions of the grant shall be recorded in the office of the County Registrar-Recorder/County Clerk. In addition, upon any transfer or lease of the subject property during the term of this grant, the permittee shall promptly provide a copy of the grant and its terms and conditions to the transferee or lessee, as applicable, of the subject property. Upon recordation, an official copy of the recorded conditions shall be provided to the Director of Regional Planning ("Director"). 7. Within three days of the approval date of this grant, the permittee shall remit processing fees payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code for Project No. 04-075-(5), which includes General Plan Amendment Case No. 2009-00009-(5) ("Plan Amendment"), Vesting Tentative Tract Map No. 060922 ("Vesting Map"), Conditional Use Permit Case No. 04-075 ("CUP I"), Conditional Use Permit Case No. 2009-00121-(5) ("CUP Il"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), and Highway Realignment Case No. 2009-00001-(5). The project impacts fish and wildlife and in order to defray the cost of wildlife protection and management, the permittee is responsible for the payment of fees established by the California Department of Fish and Game pursuant to section 711.4 of the Fish and Game Code. The current fee amount is $2,867.25. No land use project subject to this requirement is final, vested, or operative until the fee is paid. 8. If inspections are required to ensure compliance with the conditions of this grant, or if any inspection discloses that the property is being used in violation of any condition of this grant, the permittee shall be financially responsible and shall reimburse Regional Planning for all inspections and for any enforcement efforts necessary to bring the subject property into compliance. Inspections shall be made to ensure compliance with the conditions of this grant as well as adherence to development in accordance with the approved site plan on file. The amount charged for inspections shall be the amount equal to the recovery cost at the time of payment (currently $200 per inspection). 9. The permittee shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this grant approval, which action is brought within the applicable time period of section 65009 of the California Government Code or any other applicable limitation period. The County shall notify the permittee of any claim, action, or proceeding and the County shall reasonably cooperate in the defense. If the County fails to notify the permittee of any claim, action, or proceeding, or if the County fails to reasonably cooperate in the defense, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the County. 10. In the event that any claim, action, or proceeding as described above is filed against the County, the permittee shall within 10 days of the filing, pay Regional Planning an initial deposit of $5,000 from which actual costs shall be billed and HOA.745205.1 2 deducted for the purposes of defraying the expenses involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to the permittee or the permittee's counsel. The permittee shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: a. if during the litigation process actual costs incurred reach 80 percent of the amount on deposit, the permittee shall deposit additional funds sufficient to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation; and b. At the sole discretion of the permittee, the amount of an initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by the permittee in accordance with section 22.170.010 of the Los Angeles County Code ("County Code"). 11. This grant shall expire unless used within two years after the recordation of a final map for the Vesting Map. In the event that the Vesting Map should expire without the recordation of a final map, or all final maps if phased, this grant shall terminate upon the expiration of the Vesting Map. Entitlement to the use of the property thereof, or unrecorded portion thereof, shall be subject to the regulations then in effect. 12. The subject property shall be graded, developed, and maintained in substantial compliance with the approved Vesting Map. An amended or revised Vesting Map may, at the discretion of the Director, constitute a revised Exhibit "A." All revised plans require the written authorization of the property owner. 13. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 14. All development shall comply with the requirements of Title 22 of the County Code (Zoning Ordinance) and of the specific zoning of the subject property unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit "A," or a revised Exhibit "A" approved by the Director. 15. The permittee shall provide a current and valid water availability letter to the satisfaction of the Director and the Director of the County Department of Public HOA.745205.1 3 Works ("Public Works") prior to final map recordation (or final unit map recordation if the project is phased), prior to the issuance of grading permits, and prior to the issuance of building permits for the approved development. 16. The permittee shall submit a copy of any and all project Covenants, Conditions, and Restrictions ("CC&Rs") and maintenance agreements and covenants to Regional Planning for review and approval. The CC&Rs shall include all of the project conditions and include language that those conditions required to be in the CC&Rs may not be amended or eliminated by the Homeowners' Association ("HOA") without approval from the Director. 17. The development of the subject property shall comply with all requirements and conditions of approval for the Vesting Map, CUP I, CUP II, Oak Tree Permit, and the Highway Realignment Case. 18. Within 30 days of approval of this grant, the permittee shall record a covenant with the County agreeing to comply with the required environmental mitigation measures imposed in the Mitigation Monitoring Program ("MMP"), and attach the MMP to the recorded document. Prior to recordation of the covenant, the permittee shall submit a copy of the draft covenant to the Director for review and approval. 19. The environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the final EIR for the project are incorporated herein by reference and attached and made conditions of this grant. The permittee shall comply with all such mitigation measures in accordance with the attached MMP. As a means of ensuring the effectiveness of the mitigation measures, the permittee shall submit mitigation monitoring reports to the Director for approval as frequently as may be required by the Director, until such time as all mitigation measures have been implemented and completed. The reports shall describe the status of the permittee's compliance with the required mitigation measures. 20. Within 30 days of approval of this grant, the permittee shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the permittee's reports and verifying compliance with the information contained in the reports required by the MMP. CONDITIONS OF CUP I AND CUP II 21. Additional grading and/or development, including expanding pad areas with walls or other materials greater than five feet in height, beyond that which is depicted on the approved Exhibit "A" or any revised Exhibit "A" approved by the Director, shall be prohibited. HOA.745205.1 4 22. The project shall provide a minimum of 1,801.18 acres or 82.9 percent open space, including natural, undisturbed areas; graded slopes; public and private parks (where 1.2 acres of public park space will be covered by structures); and trails. 23. The permittee shall provide for the ownership and maintenance of private park Lot Nos. 1263 through 1271 by an HOA to the satisfaction of Regional Planning. 24. The permittee shall dedicate to the County the right to prohibit construction of any and all residential structures on the school site depicted on Exhibit "A" as Lot No. 1261, on the open space areas depicted on Exhibit "A" as public park Lot No. 1262, and on private park Lot Nos. 1263 through 1271. 25. The permittee shall dedicate open space Lot Nos. 1272 through 1296 to the County or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access to said open space lots for emergency purposes shall not be prohibited. 26. The permittee shall dedicate to the County the right to prohibit development, including constructing any structure and/or grading, on the open space areas depicted on Exhibit "A" as open space Lot Nos. 1272 through 1296. 27. This project is approved as density -controlled development in which the areas of the proposed lots may be averaged to collectively conform to the minimum lot area requirements of the A-1-1 (Light Agriculture - One Acre Minimum Required Lot Area), A-2-1 (Heavy Agriculture - One Acre Minimum Required Lot Area), and A-1-10,000 (Light Agriculture - 10,000 Square Feet Minimum Required Lot Area) zone classifications in accordance with section 22.56.205 of the County Code. 28. All commonly -owned areas within the density -controlled development shall be permanently reserved as open space. Such reservation shall be by establishment of an HOA, maintenance district, or other appropriate means or methods to ensure the permanent reservation and continued perpetual maintenance of required commonly owned areas. 29. As a means to further ensure the permanent reservation of commonly -owned areas, no dwelling unit shall be sold, conveyed, or otherwise alienated, or encumbered separately from an undivided interest in any commonly -owned areas comprising a part of such development. Such undivided interest shall include either an undivided interest in the commonly -owned areas or a share in the corporation or other business entity or voting membership in an association owning the commonly -owned areas. 30. All dwelling units within the density -controlled development shall be single-family residences. HOA.745205.1 5 31. No grading permit shall be issued prior to the recordation of a final map, or final unit map if the project is phased, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of the Vesting Map. 32. Prior to the issuance of any grading and/or building permit, site plans covering the development shall be submitted to and approved by the Director indicating that the proposed grading and/or construction: a. Complies with the conditions of this grant and the standards of the zone; b. Is compatible with hillside resources; and C. Will comply with the County green building, low -impact development, and drought -tolerant landscaping ordinances prior to building permit issuance. 33. No structure shall exceed 35 feet in height, except for chimneys and rooftop antennas. Prior to issuance of any building permit, a site plan including exterior elevations and floorplans shall be submitted to and approved by the Director, as a revised Exhibit 'A" to ensure compliance with this condition. 34. Residential structures shall have a minimum front yard setback of 20 feet from the garage exterior, and 18 feet from any habitable area of the structure, to the back of the sidewalk. Prior to issuance of any building permit, a site plan that includes delineation of the sidewalk and measurement of the front yard setbacks, shall be submitted to and approved by the Director, as a revised Exhibit "A," to ensure compliance with this condition. 35. A minimum of two covered vehicle parking spaces shall be provided for each single-family residential lot, and these parking spaces shall be developed and maintained in accordance with the specifications set forth in section 22.52.1060 of the County Code. The required parking spaces shall be continuously available and used only for vehicle parking and shall not be used for storage, automobile repair, or other unauthorized use. 36. All single-family residences shall have roll -up doors for garages facing the street so as to maintain a minimum driveway length clearance of 20 feet. Prior to issuance of any building permit, a site plan with floorplans and elevations shall be submitted to and approved by the Director, as a revised Exhibit "A," to ensure compliance with this condition. 37. All utilities shall be placed underground. Prior to the issuance of any building permit, the permittee shall provide evidence that contractual arrangements have been made with the local utilities to install underground all new facilities necessary to furnish services in the proposed development. 38. Prior to commencing use of the temporary materials processing facility, the permittee shall submit a revised Exhibit "A" depicting the facility location and its HOA.745205.1 6 operation details. The facility shall be permitted for on site use only, and shall be prohibited from processing materials from locations beyond the project boundary identified in this grant. 39. All structures shall comply with the requirements of the Division of Building and Safety of Public Works. 40. Detonation of explosives or any other blasting devices or material shall be prohibited, unless required permits have been obtained and adjacent property owners have been notified. 41. All grading and construction on the subject property and appurtenant activities, including engine warm-up, within 300 feet of any occupied residential lot, shall be restricted to 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 Saturdays. Construction activities shall be prohibited on Sundays and holidays. All stationary construction noise sources shall be sheltered or enclosed to minimize adverse effect on nearby residences and neighborhoods. Generators and pneumatic compressors shall be noise - protected in a manner that will minimize noise inconvenience to adjacent residences. 42. The permittee shall implement a dust control program during grading and construction to the satisfaction of the Director and the Director of Public Works. 43. All material graded shall be sufficiently watered to prevent excessive amounts of dust during the construction phase. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after construction or grading activities are done for the day. All clearing, grading, earth moving, or excavation activities shall cease during periods of high wind (i.e., greater than 20 mph average over one hour) to prevent excessive amounts of dust. 44. The permittee shall, upon commencement of any grading activity allowed by this grant, diligently pursue all grading to completion. 45. No construction equipment or vehicles, including construction crew's personal vehicles, shall be parked or stored on any existing public or private streets. 46. The permittee shall obtain all necessary permits from Public Works and shall maintain all such permits in full force and effect as required throughout the life of this permit. 47. All construction and development within the subject property shall comply with the applicable provisions of the County Building Code and the various related mechanical, electrical, plumbing, fire, grading, and excavation codes as currently adopted by the County. 48. All structures, walls, and fences open to public view shall remain free of extraneous markings, drawings, or signage. These shall include any of the HOA.745205.1 7 above that do not directly relate to the use of the property, or that do not provide pertinent information about the premises. The only exceptions shall be seasonal decorations or signage provided under the auspices of a civic or non-profit organization. 49. In the event any such extraneous markings occur, the permittee shall remove or cover said markings, drawings, or signage within 24 hours of such occurrence. Paint utilized in covering such markings shall be of a color that matches, as closely as possible, the color of the adjacent surfaces. 50. The permittee shall utilize water -saving devices and technology in the construction of this project consistent with the County Building and Plumbing Codes, and any other applicable County ordinance. 51. The property shall be developed and maintained in compliance with all applicable requirements of the County Department of Public Health ('Public Health"). Adequate water and sewage disposal facilities shall be provided to the satisfaction of Public Health. 52. If during construction of the project soil contamination is suspected, construction in the area shall stop and appropriate health and safety procedures shall be implemented to the satisfaction of Public Health. If it is determined that contaminated soils exist, remediation shall be conducted to the satisfaction of Public Health and the California Regional Water Quality Control Board or other state oversight agency that may have jurisidiction. 53. Prior to the issuance of any building permit, the permittee shall demonstrate compliance with State seismic hazard safety laws to the satisfaction of Public Works. 54. Prior to the issuance of any grading permit, the project design shall provide for the filtering of flows to capture contaminants originating from the project site to the satisfaction of and approval by Public Works. 55. The permittee shall comply with the Standard Urban Stormwater Mitigation Plan requirements to the satisfaction of Public Works. 56. During construction, all large-sized truck trips shall be limited to off-peak commute periods. 57. During construction, the permittee shall obtain a Caltrans transportation permit as necessary for any transportation of heavy construction equipment and/or materials which requires the use of oversized -transport vehicles on state highways. 58. All graded slopes (cut and fill) shall be revegetated in compliance with the County grading and drought -tolerant landscape ordinances. Prior to the issuance of any grading or building permit, three copies of a landscape plan, which may be HOA.745205.1 8 incorporated into a revised Exhibit "A," shall be submitted to and approved by the Director. The landscape plan shall show size, type, and location of all plants, trees, and sprinkler facilities, including all landscaping and irrigation. Watering facilities shall consist of a permanent water -efficient irrigation system, such as "bubblers" or drip irrigation, and shall use reclaimed water. The irrigation system shall, to the satisfaction of the Director and the Director of Public Works, include dual piping to allow for future connection and use of reclaimed water within the site's landscaped slopes. In addition to the review and approval by the Director, the landscaping plans will be reviewed by the staff biologist of Regional Planning and the County Forester and Fire Warden ("Forester"). Their review will include an evaluation of the balance of structural diversity (e.g., trees, shrubs, and groundcover) that could be expected 18 months after planting in compliance with fire safety requirements. No invasive species are permitted. The landscaping plan must show that landscaped areas shall contain a minimum of 75 percent locally indigenous species, including trees, shrubs, and ground covering. However, if the permittee demonstrates to the satisfaction of the Director that compliance with this requirement is not possible due to County fire safety requirements, then the Director may determine that a lower percentage of such planting shall be required. In those areas where the Director approves a lower percentage, the amount of such required locally indigenous vegetation shall be at least 50 percent. The landscaping will include trees, shrubs, and ground covering at a mixture and density determined by the Director and the Forester. Fire -retardant plants shall be given first consideration. Timing of Planting. Prior to the issuance of grading or building permits for any development, the permittee shall submit a landscaping phasing plan for the landscaping associated with the construction to be approved by the Director. This phasing plan shall establish the timing and sequencing of the required landscaping, including required plantings within six months and expected growth during the subsequent 18 months. 59. All slope improvements, including terrace drains, shall use colored concrete to blend with surrounding vegetation. Prior to issuance of any grading permit, the permittee shall submit sample materials, including color palette, with a landscape plan, as a revised Exhibit "A," to show compliance with this condition. Prior to issuance of any building permit, the permittee shall submit evidence of installation of the colored concrete. 60. The permittee shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code. HOA.745205.1 9 61. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages. 62. Residences within the development shall be limited to a maximum of two stories and 32 feet in height. 63. There shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots. 64. There shall be no more than one garage for each residence, and such garage shall not exceed 30 feet in width. 65. For residences with attached garages, the garage shall be set back at least six feet from the front face of the residence. 66. A minimum of three native, drought -tolerant trees (15 -gallon or larger) shall be planted on each lot. 67. Condition 1 of "Trails Conditions of Map Approval" in Parks and Recreation's letter dated November 30, 2009, should be revised to require Parks and Recreation's approval, trail alignment, posting of bonds, and associated actions all to occur prior to recordation of the project's first final map. CONDITIONS OF OAK TREE PERMIT 68. No oak tree shall be removed until the permittee has obtained all permits and approvals required for the work which necessitates such removal. 69. The permittee shall, prior to commencement of the use authorized by this grant, deposit with the County Fire Department ("Fire Department") a sum of $500. Such fee shall be used to compensate the Forester $100 per inspection to cover expenses incurred while inspecting the project to determine the permittee's compliance with these conditions of approval related to oak tree removal and mitigation. The above fee provides for one initial inspection prior to the commencement of construction, and four subsequent annual inspections until the conditions of approval have been met. The Director and the Forester shall retain the right to make regular and unannounced site inspections. 70. The term "Oak Tree Report" refers to the reports on file at Regional Planning by Natural Resource Consultants, the consulting arborists, dated April 10, 2007 and the updated report dated July 7, 2009. HOA.745205.1 10 71. Before commencing work authorized or required by this grant, the consulting arborist shall submit a letter to the Director and the Forester stating that he or she has been retained by the permittee to perform or supervise the work, and that he or she agrees to report to the Director and Forester any failure by the permittee to fully comply with the conditions of this grant. The arborist shall also submit a written report on permit compliance upon completion of the work required by this grant. The report shall include a diagram showing the exact number and location of all mitigation trees planted as well as planting dates. 72. All individuals associated with the project as it relates to oak resources shall be familiar with the Oak Tree Report, oak tree map, Mitigation Planting Plan, and these conditions of approval. The permittee shall arrange for the consulting arborist or similarly qualified person to maintain all remaining oak trees on the subject property that are within the zone of impact as determined by the Forester for the life of the Oak Tree Permit or Vesting Map. 73. The permittee shall keep copies of the Oak Tree Report, oak tree map, Mitigation Planting Plan, and these conditions of approval at the project site and available for review. If the conditions of approval are not present on site during a monitoring inspection of an active project, the Forester shall give an immediate "Stop Work Order." This will be administered both verbally and in writing. The "Stop Work Order" will be rescinded after the conditions of approval are present at the site and all employees associated with the project are fully aware of these conditions. 74. Except as otherwise expressly authorized by this grant, the remaining oak trees shall be maintained in accordance with the principles set forth in the publication, Oak Trees: Care and Maintenance, prepared by the Forestry Division of the Fire Department, a copy of which is attached with these conditions. MITIGATION TREES: 75. The permittee shall provide a total of 10 mitigation trees of the Oak genus Quercus agrifolia for the one tree to be removed. 76. Each mitigation tree shall be at least a 15 -gallon specimen in size and measure one inch or more in diameter one foot above the base. Free form trees with multiple stems are permissible; the combined diameter of the two largest stems of such trees shall measure a minimum of one inch in diameter, one foot above the base. 77. Mitigation trees shall consist of indigenous varieties of Quercus agrifolia of a high quality and grown from a local seed..source. 78. The permittee shall plant one acorn of the Quercus agrifolia variety for each mitigation tree planted. The acorns shall be planted at the same time as and within the watering zone of each mitigation tree. HOA.745205.1 11 79. All mitigation trees shall be planted on native undisturbed soil. The first two irrigations or waterings of planted trees shall incorporate the addition of a mycorrhizae product (i.e., "mycorrhizaROOTS" or similar product) in accordance with the label's directions. A layer of humus and litter from beneath the canopy of the removed tree shall be applied to the area beneath the canopies of the mitigation trees to further promote the establishment of mycorrhizae within their rooting trees. 80. All required mitigation trees shall be planted within one year of the permitted oak tree removal. Additional mitigation trees shall be planted within one year of the death of any tree which results from permitted encroachment. Mitigation trees shall be planted on site in locations approved by the project arborist in consultation with the Forester. In circumstances where on-site planting is shown to be infeasible, the mitigation trees may be planted at an off-site location approved by the Forester, or a contribution to the County Oak Forest Special Fund may be made in the amount equivalent to the oak resources loss. The contribution shall be calculated by the consulting arborist and approved by the Forester according to the most current edition of the International Society of Arboriculture's "Guide for Plant Appraisal." 81. The permittee shall properly maintain each mitigation tree and shall replace any tree failing to survive due to lack of proper care and maintenance with a tree meeting the specifications set forth above. The four-year maintenance period will begin upon receipt of a letter from the permittee or consulting arborist to the Director and the Forester indicating that the mitigation trees have been planted. The maintenance period of the trees failing to survive four years will start anew with the new replacement trees. Subsequently, additional monitoring fees shall be required. 82. The project arborist shall inspect all mitigation trees on a quarterly basis for two years after completion of construction. The arborist's observations shall be reported to the Forester, including any loss of trees. 83. All mitigation oak trees planted as a condition of this permit shall be protected and covered in perpetuity by the County Oak Tree Ordinance, once the trees have survived the required maintenance period. 84. Prior to the planting of the trees, the biologist/arborist for the permittee shall determine planting sites, prepare planting plans and specifications, and a monitoring program, all of which shall be approved by the Forester and Director. 85. All work on or within the protected zone of an oak tree shall be performed by or under the supervision of the consulting arborist. 86. Trenching, excavation, or clearance of vegetation within the protected zone of an oak tree shall be accomplished by the use of hand tools or small hand-held HOA.745205.1 12 power tools. Any major roots encountered shall be conserved to the extent possible and treated as recommended by the consulting arborist. 87. Installation of fencing around the perimeter of the properties shall be of wrought iron or wood post type construction wherever the fencing passes within 10 feet of any oak trunk. No block walls or other type of fence or wall construction which requires substantial trenching for foundations shall be located within 10 feet of any oak tree in order to limit damage caused by such types of construction. 88. Encroachment within the protected zone of any additional tree of the oak genus on the project site is prohibited. If the permittee encroaches or removes an oak tree not specified in the Oak Tree Report, all work must stop immediately. A new Oak Tree Report, which accurately identifies the project conditions must be submitted for approval through the permitting process. The permittee will be responsible to pay all associated fees for the new oak tree permit. 89. No planting or irrigation system shall be installed within the dripline of any oak tree that will be retained. 90. Utility trenches shall not be routed within the protected zone of an oak tree unless the serving utility requires such locations. 91. Equipment, materials, and vehicles shall not be stored, parked, or operated within the protected zone of any oak tree. No temporary structures shall be placed within the protected zone of any oak. 92. Any violation of the oak tree conditions of this grant shall result in immediate work stoppage or in a Notice of Correction depending on the nature of the violation. A time frame within which deficiencies must be corrected will be indicated on the Notice of Correction. 93. Should any future inspection disclose that the subject property is being used in violation of any condition of this grant, the permittee shall be held financially responsible and shall reimburse the Forester for all enforcement efforts necessary to bring the subject property into compliance. 94. Notwithstanding Condition No. 11, this grant as it relates to the Oak Tree Permit shall terminate upon the completion of the authorized oak tree removal and the completion of all required mitigation and monitoring to the satisfaction of the Forester and Director. Attachment: Mitigation Monitoring Program Oak Trees Care and Maintenance, prepared by the Forestry Division of the Fire Department HOA.745205.1 13 4.0 MITIGATION MONITORING PROGRAM This Mitigation Monitoring Program (MMP), which is provided in Table 4-1, has been prepared pursuant to Public Resources Code Section 21081.6, which requires adoption of a MMP for projects in which the Lead Agency has required changes or adopted mitigation measures to avoid significant environmental effects. The County of Los Angeles is the Lead Agency for the proposed Skyline Ranch project and is therefore responsible for administering and implementing the MMP. The decision -makers must define specific reporting and/or monitoring requirements to be enforced during project implementation prior to final approval of the project. The primary purpose of the MMP is to ensure that the mitigation measures identified in the Draft and Final EIR are implemented thereby minimizing identified environmental effects. The MMP for the proposed project will be in place through all phases of the project, including design, construction, and operation. The County of Los Angeles Department of Regional Planning (DRP) shall be responsible for administering the MMP. The DRP will also ensure that monitoring is documented through periodic reports and that deficiencies are promptly corrected. The designated environmental monitor will track and document compliance with mitigation measures, note any problems that may result, and take appropriate action to remedy problems. The project applicant is responsible for implementing all mitigation measures and demonstrating the effectiveness of the mitigation measures. Each mitigation measure is categorized by impact area, with an accompanying identification of - 0 f ® The action required; ® When monitoring to occur (e.g., prior to issuance of grading permit, prior to issuance of building permits, post-construction/ongoing); ® The responsible agency or party; and • The monitoring agency or party. k ounty of LOS Angeles Department of Regional Planning Skyline Ranch Project Project No. 04-075-(5)/TR 060922 February 2010 Page 4-1 p G 0 bA a. 0 C Q Q bA Q � ti y iL U V Q Q O i C O O •L N V o w 0 u o bon o bio 0. tin a bn «S i > L c n, �7- p- c o C Cd bn bn o i c Y N t b b O + cn o cn 0 o + o U bn n biD � D _ TS M F3 cls^" Q a>i > 'N > d ° � b Q cls 75 u o CG d � � '.'• O N Q- ^O `� 'c7 n' Q cC as v� 'O bn ci -C •`-� s. .... c3 S-� V cci N . V]0 CL e'Ca a7. o °�. o a .v 4u^, Qn po 'L V bn - - N v' rn .V - "'1u- 8 � , d v O O� 'O 0 "N N '� N O N _ .Cp o° o° 3 3° bn n d °' d aN rC v p rl M. o `w o b o— Qj -Z; p p o o� W N E y O 'd P, RS '� p U N y0 N U VcdbA bq '�� , 'C3 U ,z 't >O ^d cd V O 7D CD Q V > UO O P-, z Q O Y VO. -0 N N Q cd V p u> cd O DD N �t O r7 bA bD .A a, 0 0 � Q Q c bA d w�, z Q. O O cls 1 Q Q i C p O L N U a ed N U 61 O bA O O bA � L O Cdcz p 3 P-. CA Pte- bA p cd O clj A ro y�j ^d cC -ty cC C CA bA O ❑ i It cd U O x' O -O U O c3 O. U O '""-.'� N Oi t4 .j .�..0 Ncl45O U y �O S1 0 1 'CS 'L3 -fl 'C3 U 'C3 U W O Q., ''��' � � o 4-i p � .b 4-. vi b•� 0. U Q- y `-• O O p '= O rn +-' L7, �r � U� OO U ��� y U .� r+ .-. o a _T O. �_ •O U „U ct v, i1. .� c",•-- — O F 7 cH •15 CC _� _N _ cC cC " .9 cd cj N ;, U U O r "+ O In U O 'C1 O • i. N '�-' n a) -O O cd N O. O p "J p U N UO Orn CL_ LV- O'� T cC U a �-, ct +, O w a> ti 'p ,.D ? a Nti° U O O cl U .-. U •� U rn bq ,�-� � v �x v^ u � U y � � y ;� = O �'^ cn v' -i k U U O , ,--. `n b-0 U p b u r p "d Q u °? ^y o '611) d o o .� 0 3 S b o a L s cl.0 0.� o 1, 3 .� 7A G C O A 0 V U G � O Q o Q Q ti C CJ bA Q i �, U U U cci cC O O r-+ bb U U bA 7 oci Cd cli o b v O bbl) bA O O u bA 'L t3 O 'cz 3 p bA Q p b0 O a, bA Q a Cl. O O r fa.O O a 7� P. Q. cd 'U ^. - chi ,C b-0 4=icribA bA 4=+ to cli C13 > 'o o (% o L�-W 71 4 r b C° p o .� o y - b °' 72 o �p o ° °A o' o °' y a c o O > a a p 4 0 U Q) 0 0 i p O .� N U cd 0 U O O. clq Ca ,b ¢, ,-- t+= ttS O •� 'C7 .y-+ O y O Up cci � . �. 4 _ _ '..� c'"' U 5� r ;- id cCdC-• N o OJ O U 'b_ ¢, U y ^ O "' O s.. CL � i Cw� p C'iR3 s � � 3 � ° � � O U n — � � � -0 � A f o CZ V —p° °� O GA d o ° v ai U 'G Ri o fl O U iL 'd O ~ vi '9 w O N ..O x U .i U .-_ >> .— r-, N r? U v' N b cd bA's:. U "G 'n II, ^_ O ..^r- U � T � O > 4- v� 'd F-^ N U `i' O ."-, O O p v =E -•i O bA CIJ O '_' cz -6N' in p 4. O U O CO .9 O N yQ) O .. 40 'd U M N cC `�-' . a "U ,b CIS.D Q U bA w .--• ,= U -6 - VD� �:, rt• in � M � in 'ch CL c(V N ..O , r^n ,^.., a- 420 O+'5 OO M . _r^.. d' V 0 bA Q J.+ bD L O 0 3 3 3 3 3 3 3 3 ,n 4 bn Q„ o° z cz U cd cd cd U U U U U U U Q Q Q O u L O U by N U }, bn U U U bn v Oi ® ¢ c N CdN N c'cli O bA bn b bn O bn ci O bnbO O 3 77 5z O p p s.. a an C� 7 a on Q <a a bl) cc! a n (� Cj In. an ^� 0O bn c o j Cd Q b �O 10 - o Q. Cd W 'd c1l O d cz u b C7 T1 bn 4 bn c11 C cz CD CD 4- O CF. cC -c7 D v a 'O 'r3 .� N d o In cd -o � Ro o x a�ct i °J ncli o p b bn U _cucli F a U Cj U O. O U 4, r� 4-. s-. U D1 p Q CCd 0 bn A w a$ w o n �� o N .� O 75 U 4� 4-. O p O ^U a. M N CL M Q O N N N U M N cC11C O' U ,-� Q O '— O ci ,n 4 0 T L" bU Y bA ^^� O .O ^ Q Q H Q H 0. Q ¢ ¢ Q Q O W) 4ti 4. 41 al ® bj n n sy O O O O j O bA 'b a o 0 cd 0 0 0 C. cls I's cj cd clia tea, �° �a bA bA bio o u Q E m Q V] 4. V V 4-• �% 4�--i y2� p -S �cd bA u 3 y o cs a3 4 y ro u _o y 0 4 0 o u D cd mo b s cd u C's Cj U mi u y_ cz ..-� ,f] U Y b es °fDo C's 7 'Ci «i ,= O �+ U U 00 2:' bbA r r o u' j O U� u U f.. O E 0 _ Cj ;f0 p .� ai p o 'd Uin -O per' bll,O .b0 °U "� Q clj U cCS 'b • O O Y > pa o P� .:l as F Q N Oc�s O" O 0 O T 4-. O s U U U Q Q Q O O O O 4. O U Cl 4 bq .+..• U bq C V IZ al u y0 O, b9 2 O O 71 3 cz a b^n a n. m Q ° o a SD - N0. O 2 U U u ^C _ c v 0 -d ctl 0. cJ bD a� r- � z M bq cd . cd cz F o > >.Y zi oU_ c�j o M7t wb a �, v cU > Iz bn o N o , r o al -0 .9 uIt o r u bo o o Q' o h. bq U cd .--� @ "s "s> u U > bD U U U y U U cd ¢ U O. c7 W r�7 a �1. cd �i O. G _ O v bD U , r+ cd_� -12'O O �' w O c 7b `�' 0. 'b _N U O U N `3 :.a 0xi 0. "M G o O W U G O. w? bp V U U U N U G N b4 U N cei "d U cd U in yy U O d U y O bD .E >, N Vj O '..,' •b N -0l, '6p 01)3 / N Y O y,,. c3 bU cd ^ 3 C) b o a Cc) L •�� G 0 6 ,- N ccc1 cGcs Ua� cC bA G O U .�bA O b y.G.-. >> 72 b-0 cC s=' cd U. U O O N U G O O U O" bA G cd O .N "d O N G U U ^ by . �'' G. O 0. in. +' ¢ �. - O O U Orp s- G O "do c�yd c a"'G ''^ cd 0 , ,D ti), - o cli -O a)� v 3 m o °' ocj o v 44 n- W .� cy vo o 0 b r- 4 E 0 a Qw bA 0 o � a Q c w Q ,r �a o � a Q O bA 4, C O i a C U � O U � d .c o S]. •a � O O C U bA O � O cct Q � r TJ 4. IS pl o 4-. p b • •.mayy, `AD bA d? th ^ cC ryM� cd N >'.' T7 U Y C-) cd k {.i]' -f,, O b r bA • U "d 'd . oO cd ;S w U 'd • p ' Ci Cl. N U O cC '� to O v� ,� r� .O cC p b�A P -i v, vi E � -- bA c� b rn ct ..O 0 ,; -y o i GUs.A O Ocd c1l O :-• u O OO "d _N cn +>'+ O N U vUi .� �� y, cd O O b0 U O vi W U U N O O cd ,'T •3 p "dU U ' v� • N p U vi cli > Q Q Pr U Q• u c3 bA N > � R3 M 'ii 73 — O ^. U 77N N bA . N O iC U U •-[ 411 +c -d N +�-� �`'� > 'c7 _ •_" O RS �. '' O U p U 7 Id'-' ^ O «i O —O U u 7 OU u 0p U s.. OU .� L 'O U OU V] y . Ti 7� bA rn V] to 1, «i 0 00 4 bA "O d R O O � � U U O rQ .. Qy a� � O U � O L Q U C bA R ;a P. O O t2. cOC U d Ov O bA C" 4- O •L O •_ N � y O O U � O O d O bA O O 3 tti p� bA C 0 O P L cd O ^ U U JJ �z 2 C/)'ocl)� Q y o Cd U U 0 0 CD O 'c7 00 O «i O U U 69 �^ b A O U Ozj 0 Cd 40, cd C,3 Cd G bo o cA o .D a- 0 �' -U u ���� ly c G ? U cd b N "5 m O U U 'O G U G O O C11cli; U U -i cd rn U rJ o0. Ucli '^y ..Ur `� U ti O Q ,•^- . C.$ u cyt O a � Q • •-• .N -i > �y y3Y'� ucli o ,3 G U u 6 rn Cu',N O -- Q- U N U U a 3 G QJ X �'..' •� U U Q O L� O 0 0 0¢ N� OU O O D U •^' cd U O., ¢. c3 C7 F'- Ij O • E O r7 U C bA Q Y O U C U bA Q i R B.... a C p O CL U O Y bA C O C U O o C U .0 3 U .a U C O u Q L." O N U TJ bA O .,..0 C C13 �O ai a v o a r r. W ° bA O 'U G m .N P� "O aj a� U E •«i '� (3i p U C O O O U p O p vN N N O 'b := OO 77 O � cd U U � U C � � N +U-. O rail .`'.. 'C C '� � O � N O G." r •- .p O C U a- cli 0.. 'd CA caCd - a7 .U-+ 3 p, • bUA U O r0 cl o U a5 y r bA ^ m cii y U a w y o a' a' m o - bb 3 °' b ° F bn o s¢ •� .� 3 3 v> 3 a O CU) pa r 0 v 4) o N vi N O U N y_ r+ O. 7_1O O cd U .-O >-' .b r• O ,.. ' cd N •-"S. O cV Cl, N vJ O ZA:4-. U ,.. v� bA O N U 4, .O ,_ C s-. cd r� O-, .-, c7 N � bA O b a ro t E N c" U 00 .0 U o • o Cn O 0 0..: U fl .� • 0 11 E "C! V a C O It 0 U C d bA � Q bA � O C Q. Y. O G O V C V bA Q' y _V ,C O O L:. V ai _O bA C O G V O C U 3 'O U a O' U O O u 0 i bn ;-O bA cid O O '"O cd w °2D c6cz c a' o o bn o p cd3 � 7) °' c ro ,fib � ,s a o^ C's U ,.O . i. U o m cz ro cCZ CZ U Cd C O �n ti ami v0 m ro U vro �� o U^ c�D Cj O O by N ro oU U CA ro VU 7 w c'3 U E 'O '3 � °'� °pro �y ro�v5 —moo 3>�-0� � ro U� 3 :�� (� �� Q o W � ro a.> V _5 b U bo ro P. E 0 U d � a o� 3 o � 3 o a Q c bA Q a O � h U M�. Q O � LID Q L O o. L O bn J 3 0. bn O cli O U � O cta O as °U e a��\ -7' X41 i o�F .a ,d cv S" Uj U bn U U 4-a O N bn .Y O O cd U r O cd O :y .D =_ _N 4--z cd s. O U •% id c�jcd C o +� U O N p e c U dE. b_i cd O DoO _ �- ° Q z°° o_ •L ° b o° a o 9 z U d L p N� U Lf b/ v _ o '� ° Cd d cz u o O o ° d 3 .� O '� 'u U 7 O 'd Q... bA N vi �' wO '� O O s~'. O S].. cd L.0O L F 44-. O U) O p, O O cd N 4-i N � s. vi N N U s.. U .� [1. Yj U 4.. U = cd U U p u p E O O v cd _0 cu tr- bf) U o bbO yoo a b F cz . yo d r LO d ¢ r O l S1 d' U TS U Gn '� N -0 UO . .'-» vUi +�-� '� Y o U N Q. L O OO N .� a� rra dv�v� o U ona.0-8 11 O L cn O m u° N d' D ct 0.L O bA Q a.+ bb s. O w O U C Ol Q U ^ C p O R U O a.+ bA C O a G U i7 U 3 ^O d a cr C O U Q O 00 bUq ¢� O aUi O .j O to a� 00 OJO 40 O O O m> U O. O ..O a. N m 71 m cd CC • ,-. cd 5A '_' '_ N v' .9 y . ^. v' m cOC ' N ,, bA N cc3 c,3' j U b -t" U .DO U E ,= O 8 O n H O O N T U C o a o U i1. Q lu Q b bA U cd .o U O ^N O cd bUA p -b b U cid O ONO N P. cd %n ._ a..; ; , O t1 s+ •^' v O U p <n O U 00 U 'c7 U O.^ «i cd `� >- U cd bn ,'^- [� . O Nom., •'" ^cy 0 a- "d . ^ ..-. ? a'L-. s:4 M,121- 3cdE b U v H M 4 D ccf a E 0 U 6 d bA bA O G O A u C u bA a� u o a 0 u _o bA C o � u o c s 3 a a 0 a � U cd "O � +�+ � cd O ti U � . _ cd U N U Cd ct 3 °aA 6 ° L •� 0 N O •- O v z� C,t v a cd UU x O s. 'O 4teb _.2 d U UQ cJ E FQ v a > r cdr U t cd �" U U cd .� cj ."-+ vUi by b O 4':' : R. a� LT -- 81) S P. N N aXi r�,i C U U U ate-+ ovi N O O U n 572 cs cd a> .. a o 0 U u bD � Q a.. bA 0 0 r, v c v bA Q i d L .o p. O O R d _O bA G O � a C u C) c a� L 3 'O U a c GC C O U Q O C j Q. cd -0 U O O U-Czl n op _ U j� c U C. U N a U UO�C,5O •bD 'C7 00 .O O ccs CG M F W k UO cC U Q' "� O 'O b U C. C � vUi ,-• � bA n, C "O ¢, O'-O.v� > bn O bA "N' cn U N O N U U O O F O yU„ U O N L �' 'CS Cd U N, v, in. `� •- U N O U �.,'^ 'd O -0 O F V] Cd 113 cli U bn cli U v� 'd c�C Q `• N .'". U 'd U -1 U bn `n O¢ O' cd U O }' U rU . U O cd -7 N i Cy ° M bn ¢. U U U O 'd bA O' o -� O O Y U] O� C N p U U v O U p U ^ O d 0 • in. • • 0 OR I u FS al bD P. ^O U C 0 C-) 0 U C bA bA L O O U C bA � d A O O R U O bn C O q u O U C U L 3 'Y3 v a U C O Q O .O C O O •czbl-0. U U A U O y . O '� N r O a'_^, b D +�' s.. O Q- N O 4- p a� .-G O 00 a� 'd c� 'b fl.. OR ..^� >+ r ��+ Q... `n V N cC >°aj '� fl d .^ .,^^. i o o> 3 Y vi c Q, a°i o °o > �y o m o 45 bn � F+ Q ,-O L1 N � S1 cd O 72 O Q. O O y +O' ^ "d O U O 'd 'O N `• R. Ns- cF' U `- U N 73 O N U "O O y O '"d yA •r'• a`ni O U bn . fl, N O N + vi 'O c3 �. O •- O � ai y b0 O cliN N a! N cn �_ .m % U N F - ID N pN •b y .> y N %-." N rU- r o� 0 ELo o U o.0 3° 3 U o p "o E E o ° 'o o a .0 N o am i bD c3 G. L. 0 U F u bA � bA .� GL O O U G U bA y � a c O O CL d O L^ O C u C) s v c 0 u Q bA U ani 9 0 0 to p v c,3 in p �' • ° o O O cd O ccs bn O Q U 3 4-. o 0 0 o¢ o. bA .� w C13 Q �' a U E""' O cbd J opn y ° 'b (CS81) U O C + O b p O bb O b4 U U U a� U p E 0 4° 0 3 o o o o o 5A 0 d bn s. U O cd p p 7o o c. 7d a U o O U p sU- U cct nA I U Cd a, E � vo u "o cv bD `� Q+ c� CIS s. c o- c bA u %- ,0 0. ❑ c 0 Q d FG 0 bD O C U O U .0 3 d 'a C O U Q T7 N U.r'. rMmi U r bA O d U a V ^O y' O cz n o c O O 4-• O U ti4� U O O U > O U "O OU O•= N O U U b-0 U O 41 O a; y_, o U "ccs �.. •� .-o Cd Uo° U ami fl o o W as o °��' a o > w U U 4 ccs m 'Z^ N o Pa 3 b > U U C a W b_D ;-d C O r 4-+ U p.- cct O N cz 71 U E U R. ,_ U a� O o >, ,'U y.., vi � U o `n" 'b c `n toj is a� �4 0 0 2° o. °J ' o ct yU. � Q v, � � 'O N o. o . . ua v� I U bl Q. E 0 U C d bA Q a.+ bD O O u u d u A a c `o 0 a u 0 bD C o � u o c u 3 ^O d 'a C C O V Q I,--_ U P, bq O ID U U . o—�E bD U .b >0 y 'tf L7. O bjo O 'b -d .9 b O' n U i cd .D id U N U m V) iU �O . C '"CJ cy -iy .� v, 4y cn UU, 'No j 3 d U NcaC- Q. �aO «bO UED N r NN . , Ud —r ,3 3 P . j cNiC/) ' v R3 'o o O o n Q U cz -� p Q- Ci U ¢, cc `C 5 o a v..iD 3 n a o bD p cls° o d d o 46 FCE CIJu 0 1 y °> bD U w O Ni C� cd rn b-0 _ 3 E= 3 3 v o o F U .9 U 0 bD 0 V O N bA Q 1.d bA 1 O O U C, U bA 2 Q, i p O C, U O a-+ b-0 C O _ a O u � O u u o• c 0 V Q o o o O° °J -�^. ° '� �' _� y ' � � '�' • � bA � o � ami x aoi � v o � F a) � � � O 'd 'cz O .� .-, s. cd R3 0O �O ral O T V] U Q-'.-. V) 'b ,�", ,� U � • � bb O a G1 N . `.�-' O � ° . � r� O • > car. 7zU vj U� >' N x b N "O c°d ¢ "U r -O Y �, 4--• N o -d .O �U _0 > �,' a"i U v] W S�, j b-0 •bcd P U . . ' O G O v' �p cC .� O vOi �-0 N -ti i U w ,� ;-d U 40 O bD `- --• O s-. v U] U by U +,-' N ' ^ ' cj u . v^_i bA C F U _ 'O U O qu U r R3 .�-• N ct O N .fl •� C w .'. bq 7 U bA N U �:l O s=. m U¢ O O 'O 61) O , R Q Uczs oU o z _� z c a �1 4 E L. O u F u bA bA k. O O U C U bA .0 O O G. d _O bD G a C U O C U 3 ^a u a cr a c 0 u Q v � b^A O .2 '�' O � tti >> � � bA Y U O t.. 'c7 U •-• 3 4- .U.+ r O b j, vUi �" L7 � ,D bA 'C � cd � . � � 'O �]., � w bA O U C' p O U "T' .�A N U �, U y •� 0 O -} �n -� o u > 3 y °' ca 'cJ > b �s p, u. % E " o ma �; ^A > v 3 p b O A. y cOd bbo �- L. 3 °' o °� F O v aoi o .o o °3 ° O U O O O N 'O N O �' O Q, 'N = • cc2 _cz Q >, cd cUi > CG'O E t O O . "O — p O N cel O .:., 00" '^ cC O �+ cC N b U O cd p N A ' O Y N a� w O �" U J, . S^.' w U Ci O I U w 0 a� U cq b M.b �+-. .b vNi CD. 0 cd O �, cOC > N 'v0^i 'b Q-. O .� r" .b 30 O U C P-. D U T j "O O O^ O c`nC bU cOd O C Q N by • �' O U O U .. bA O 'd � � O O • c3 � i R. U r � N �" '- y.., '" O sU., _N �.' U r- O . � > ti d Q a 3 r�(�C7.^. 0 S Q-cs a" Mb • 0 0 a E O �o � vo Y Q C P U a o s Q� c b-0 d .c a c o o � R. U d Q O GD O O O � U � O ® � O � Q 3 a cn O r v O o 'd o Ca I- o U N N e¢ clj O �cjeC .O s, c� d N C 4U .y vi O O d U 'C CC ,� 'O cn OQj i m e> o O p o y 2 -c 5p M iz o (� R ai ¢ O o _ ) o° b to o ao M° ..o o _ o y s C's o cz cd W C > .'" U ¢ C O 01 00 y"% v� •. Q- U o O v C's U E N cz .Y 0 c o .�a Q o° o e �i. b-0 O N "4�-a N 4" O M '� M_ U.° o o Q m .a o U o °� o a b g cl ami bh 4 U �. � � a . �-0 � � ® p � v "� � � cic ono a ° o o •" �'' o � ° o � � o Q 4 U cG ° °J .0 v a> > >>. ai j "Icj U '�i' n ruii O CSC ° E v , U •.0 ° O U U U o 0 cJ� E 0 U C bA Q a.+ bA 0 0 u G d GA Q � u m z o ° a u 0 bA C O O C u o u O c d 3 'S C x 0 Q U .,r. - • w O `� U O U cd i p- W U ^a3 dj ^' U b-0 cC -o >> y 3 o adi o° v, U CQ ai y bA O A. m II' ct 4- 'o U ' U .-� .b OU U cd ro d cct O U N N cd U cd O O '.>-cyUd bA ;- p a oo '� U p c7 N >o U O Ycd 'n pA s-, y • `` U 'O O" 'n `n-Z5cd by~ `n <d Cl w p U U cd p r cd '9 U o0 '9 U ,bC13 U `n '-d 4: U O~ U id bA s>- O .fl O U U N 'b NRj � U Q! W cd [� "t U U U vi U by V .O 'n M .] Y (/a j vOi rQ^'�- vii N E cM. id OU r O N U U U O s0, cC O ,-C vi p ? O ' p by rUi� U >cd 71 sn� U s=, O . U cd F-' U c,3 N O y '^ 4 _ XQ'' N > i O ^� ,-. F.•' s0, a O C) •^ 4-i U bA }' CL >" cd O N U O bA N P. 2 O .� c3 O. 2 cd U U vUi ¢' 4-. u O "' C. 0 A d bD � a. o � O a �A QwQ � v bD �. 00 �� � bA bA O p 4-i C C, • y bA O O O U c Cd o d � O- al O x s 0.. O by Z U 0 C 'd y •� �A .2 W o O W Q bt 0 It � y o r d ¢ a.b > o Q U i r ,a y U °' ° cj>ti. ob � T ct te "b ;� U O u .9 by zU O Ste-,r U .- U U - U E,'t_ 1 i oN Q ct i. 'L7 U m U G CA ^ yy U fl., C1 N O bA .b v «i 3 C/) A bO O 4. o nCIO m rb d 3 -0o �wi0 3 U C's13U "Acli x U o o Q 5A a� 3 o 71U 2 y L?. '� . C/1 «i j •b U y-- O U O U p U NclJ O U C/] O 0 s. UO N y u SCJ 'c7 � O .o bA O O+ O N CL cz J ;� n O" G '-' N —It O 0.'O vUi -S H 'O O Q •D U O U U Q o, ,�., ^� in y E ^C! a F o d x bA 0 ,.• ' d • on Q w � o F bA d .� 0. O O � cOC h C) a Q O O b O F U ycd � ® O O O N � L1. O p. 0.i inn bp n U O fl y b b O O' ccS 'Li o T o I's 0 o E E� CA � •� cd O .� -d -p bA � O ^W U ci o cd U o al u=W 3C0U 'dCTS U c>d cH -0 0 cd .9 O O o0 0 -d No, .^.• mN C - = iU, cd Z3 ° o, O U e3 U v— b-0 N .b c N 'O cd N at N > o pc cd j r^i� U T bA U •9 O N U O d cct 'O N `i' `�- o N U 0 0 '+, ,� o o b — '��' to U 5]..� cd �/• o o n , O1 . U Pa 3 0 a cd cd U O ,i," .b N > aU-+ -p U a� �+ U O N d U U o _ bu >���'�a�a cd U to U fY -y •-d 4-. CZ' A U O U C,3cd U b 'v bn a� a� id 'd ^o O .= r- C7a O O o ° ° cd > Ui-, M w bn , fid, U y -LJ cd Q b-0 cd o Ri p G j O U O O O c6 .i Q. -• O s-. p U t N O U O cd O j, ° cd U U N O V U p'^ c3 ccf bn (i1 LL .9 N cd 0. > cd .D cd r U 1.6 bn • - W 3 C U Q bD F' 0 U G d bD Qm bA r i. O a.. O u c u Q y u �- � Q. 0 0 CL u a e bA a o � u C d .0 3 'L3 U a U G � O i=� Qw r 41 0 4r _ 71 s - c3 U bA ~ y CIS b P� ° o N �A U b •3 u a �In t -o clj in n O= F ajo �« �3 cl °' 4✓ ?_ c�".7"6 d ? x y_ Qb ob° Y •x..°cd11.-. n° H 2 F � cj c rn Q con 3Ux uQ. 0 U C U bA � bD 0 0 U C. d bA Q y � a O O C], U O bA C O. C U O C U 3 b v a C O Q OOC) 00Cd ID u .biO ,- C,3 ° o c a Q ooc'� o F c o a 3 0 d4- 7�.� o° xC,3 Cj O> acli UC,3 U o aj C13 .2 bb aj ¢ d ° o .� a� °44° d U 7, w U s, CIO '40- p ar N cbCA U T a� '41 >, •U U 'b .�' .X —0 0 ' � .b � O „ � � O � U � � -O 5 � -d cid +U-• � id kn 0 0 bA U o 3> b� �� bA 3 •� ad> ° V b a^ v M bD cd cd 2 o bA. U ^O . U C H >. N w 0 0 0 0 r- U 0 3. o U z cd 0 u C bA Q � bA r 0 0 u c u bA d u .a p„ o ° G, d a 0 bA a •iJ U O d 3 d S a C O U ct �. U 9, O O -U O d cC y 't •b O U lu N O ��• .b O O U fn G rczU o 7= o N c r, .� �^ ,."., U N w vi �' N U • i. OU . >= O QJ. ' cli .bu Oo W o O o n u a is •� o u y 3 rL k a a •� ° o .� o L7 a i .o n d u d o y 0 O •- b U i O U (Y1 p 'p U q U _ � o u ����� ��do^,�dU b a _o u U ° o a� ro w rocli G °� o ° m t O'4-O-. <`"' y r s G N ct Li. O0 U O '3. ' J a bA .- O .O �: dclj cd a Y �. 0 0 o .�_ u C7 a� `o Q u '� o Y > � o �_ - a� .o •o N V bA E L O cd a �c c • 0 0 � a� Qy o 105 d d d d O bA C 4-a O pu Cd cid cli O d O O bD O bA � 3 w ci d a c-0 n U N i] ^� bA , O U U O -d Oct N O bD . y 'U cd 4,._ O D bcli .� � U CII Cd cG O O U-18> G O ^ O U cd U .ti L'7 cd 'C) O U U rL U ^' Cd D E Cj ^ Ucot cd O ^ N in O c>C Cma- o U ro , N O bD U U O bA b-0 U -d -' U .� a �,, ,Uj d cz 4- H cz 6ct 'd b4 ti) J O U O n by O•= U i lu .y cd U U U O c� O '� cd > L �_ bn b-0 � id U +N-' X N C 4-c , s N cq° G ^�' «3 O 'C1 O O m :.G > O bD bbf) cd cd U y., ° 'U bA U N Y '.�..' O Y0 ) M ¢ >bl) 78 cd 0 cd m�> x U U bD 'd cS > bA 'O L S. U N C 4=+ ° N. 3 U FNM... c o -d U p_, Q� Ya O � Q U Q f^s7i .I, Q r7 F bA d "3 CL � U U U Q O bA F 4 O p Q O O O bA O bA bA bA O bA y y. � •O � G '^. to al o o a o. u ¢ o CL U Ti O i. CA -O bA U > N cc3 m N -F:5 4, c03 cd V] O Q T7 O L1, U] O P. L, 'G bA U U 41 U cd aj ° x3Cd ' > O .ly 't7 p X M `T� a.• p 0 O p P- S~ a� U ..-, ,= O 00 p My° O P as 'CJ cd -0 3d. O3 O0 NCC cd _. m a� m a� .> t7, 00 y O v P d O> 4 3 ^ 'd M O p 'c7 , o cyd U O> U O R� cd U cd 4� cd U G d V U C Y o cn ¢cl, -0 y "C3 U �U in ..�• U N ..- p ..O U U O ccf N U ry Q„ NCr.' N . •-• N ° '" [; ..fl O¢ ct Q" N vUi ,L C ° _G cz N cd 'O N b.0,.. S1 O '� � N • 4-. bq N O vi U ,n cd bA cd U O Y U U p O 'c1 o r y_ -d m o x cc) tj)U a. 0 2 cl c �a bb c� 0 U Q Q bA � O Q+ • � O O � � cd "_ a Q G bA Q w, d O O � h O bA F � � O f., U O O Y O bOq .0 O aj W O by O• U A O 't7 bQ 00 bl .9 ¢. Oct NU c 4 cul O s, ^ rn U p A' cd •.' 701 bA " O w Ty p 0 c� . cd °n "d o cz O O o °� bA b b v cd U U •� U y CTO .n v- bA p o o y p y > y a 1-0 O Cd m U ..ti H O •? Cd n. p '0 F r� cC O O T U Cn cJ U U rn U O cUd N° T 2 E bA p U A O O p U 0 P-. � � Cj "o � c3 "C-) >..a Q 3 o .". y � o' r cs w U '+O• cd y U O �. °S]., U ' in w Ocd 0 �b 75 ++ O U O rn U C) c7 ^ U r •� «i O U O s, O bD C � O a C V 3 � O U O � Q bD •a CIS cCyo J y N. U v� U c U ¢ b • x p u Q 4. E Z O 'c3 •• p F 'U O O U N U O CIJ ro ° .Cdr o O o cd U d U � o O o q)> a� bo U> CIJ cd a+ C/5 U U x N v� �-0 b-0 ..U.. X i. U O .� U U C sn U d U y T7 m 1 cd U U O U U ` rain .-C d 't7 in � U � U . � SY "O O ' ,- ct �' m U p 71 U ON U �' O O U• :QNt^r. U 01) '= E rO U ,7-, ^ O CV U U ; N O p' cz U v� .b T 'aOJ 'rJcl, •" 'CS 4% i+ -[ U j id OCj Cd0A cci N O 4� O O -U "� cd i1i �> U U rn U y cd O rn U �i p C p, s. id ,-y U bq V)OJ O O b o o Q U M bD p ¢ id v ^71 °C' cc1 U _ _ :s Con V 3 O U 0 T V y P, Q � Q bA � •� O cd _N ��/ lot V �. bA Q y a O O [L cC U ^ vi �.V O b-0 y.y 00 a O C V ° OjD bu C p 3 a�b�n cd b U 'd d clJ ~ E O 'a O � N U � U C cd A O O bn O U U m on Q o y v L on G d o °' o L 4 o y � ° y u n , � °=d�° 'b o a vZU 4 oCII U ' - ao o oo � o o o y N C15 . y a O' v O u P D-- Id O O = p ani , c o o o .bA -o o moE I :oA ao^n o°J ,v _ a �L.� i� �5� o' Q o o o bq o onon o .o w .O U ,_ci iF -d cd id � rj p U :.d > ic3 wd 00 cd U U i1 >> :� -O U .- .�-, 0 pn i C'sF ,., a 'U UO CIjv O rte. "� U J' "C3 O L1, c� ,O . ^ ccS O PU b y U cl O Q U ~U i bA N O O bn U >, cw _ ^-, U O 4-' U OU _ u > ^ N U OU ,'--+ iNs.y� rP' Q.I OU c�ii c� 75 N L ..... 2 [1., L .� OU �' U D Y. 0 Ilk O C � al N m N o'a oaa bD d �- z d � Q O bA o u � 'Cf d rl bo O bOA b O y� n Q bD F1 bA cC C'o N S d T O 5 ai _� 2 -6>.. b Z -o 't7 '' ..d r cd Cd O O w � U s -O il. cd cl� R. d~ tio U � � • 5 � '° .� si, Q- ,b �,° :,o . by � b � . . � -° � 4- U � � u >cd s b Q '> b b d F .M cd o cd o .0 cd = :. t � � � � � � j d � -d o > axi o °' c,3 LL . 3^. o yc,j° •-' '-�' U b~D O 3 �= o y bD N U O N, U o c O .Ua bA j - 45 " c3 O cl O 'o • o bA - > 02 aUO UO .a) z c3 O" bA cd bA w 'r• 3 i 'O U U ¢. U OA bA U _O p �r N o u U .� t. r, U U O s.. QJs. F O¢ "" O N cd cn � U yp. r cd U U >., rS", O .O `_n � .^, P. •-. ^ U -. ., in -- � � U cci �,, n O. O P, bA o� ai o, o o bn •Z ' ('., 'ci O .b 00 'd cd •• 'v N '" O bA o cd cd bA bA ID c,.]. U N cls z 0. Ln M bD a E 0 bD bD cC Q Q Q Q Q Q �a Q Q Q bA G O O ° O U � bn U r~ y O cd t3 U bA d � 3 c o Q Q ci on a U cd .� s- W ci c''b E m -d+ Ci � fz ci o e� s~ Cd 'O y 2 O U o RL a Cd O. ° d ti A ID. U cd cd q' U S2 C'sr • ^� cj i L ..O ate-. U R} N 2Z U U .U, bA CIJ - cOd cOdo x'�-+ 'b O 'b ccj O _v cz O U O U '� Cl- U 11 .b O U 'd rwj CZ Lo a� a� . `� cd T , o o �., •� `� N N ,� rOi, cLi czs ° W �. U cd CIJ O b cd b c -J N d ccn cd Z:O US1 L CJ m to ° Q o o e� o d_ cd cd o bn o bn y o ti ° o ° n d bon ° ° Y ono od clj bA p O r. • • r. U cd 'CS �+ .r s, cli � % G • ^ T � o UCIS o 113 C) W> b od a W U rr CIS M bA Q. E 0 T G bA Q � bA � L O � 0 3 Q G bA � O � R U d Q O CD � F O F. O N U G IMtd O cH N O 5 ® N U U C 0 y O 3 .� U .c z7 � O N Q• 'O 0 U > ID > . o o 4 °' 5cjC 0 a> F O bA o U, ^U O O cd O. U j O p c3 .L cA' O U�:l y .—v!"i u U -p 'b 4-^ �-• cOd .a wcz bo a� o• °p—' 3 o C d ybA a.,'> O �� rl a O '� o b°'A'� •o b U>O° m o o c p a le — rt ;t4113 u 7i Y 5 1 Z t U U r (1 a tfj p 'O .0 p rc3, �.r cu mUflo W ob�Ao=.o��?� +, 'd m ro at U bA O U U O C, '~ c� cd 'd r Q" O .'—r-. 4=a . U N • �• U Q, U rN- -5 bb .-O cC .,�' 'b O t1. Gz' N ,_, �: ! ° '*7 o0 0 °,�' «S C]. N b ° " O Ll. ? r ,, bA s. O _� N . bA .Q a i u oU fz d. "jaj u o b n o; R o n D 6z cy bn rt F� v cz-: d °' d v° 'u) 7S F o 0 r7 b C Cd C� Cd V] bp cC w O w O w O w O O O 0 3 3 3 U au 3 •�. tt 3 •�- Uy 3 •�= U y 3 •�- U c�, Q Q Q QU a� (tU U C bA Q i L _d OO cd cd c13 cl� Cd~ O. O- Q Q Q Q Q Q Q Q w CCL cpd" U ro cA^ U O. iCd Q 7O (�Cd Cd° 2 'cl Cu bd b; � —M� � cd o" ® �H O j U Vl O '� 4-=i Vi "d O 4 i ❑ o O O O cz O • 3 a, B a a H a ri a F° n s� a cCd a Cd > _ U lu mN w N i, w W -d cd o v' 'U ct O v ,b � y --,e O y � � U cd p � � N O N « f ¢• G' N N O O p _� ,0, cj U? U i O '�' U b O cii cbd p _O N N :d O G ,D P. bh P- .D u b_4 Y•' o P. cd P. w U cd a. C% O x U C%] O 2 U71 , cidr- p_� b Abp _ O O 3 bD CO -0 O L= ^ b_0 b Q N Y p O 3 fl 'U o o CC o ° ° o E� ° o a o o _ a cG <d o cd u b = o o aoi ' y o_ x o .o b cd o cd bD 3 O cd O . • b -- p . bA .,C," N "" O U 7c3 'd . v "J r o bOA 3 a o > 2> 3 14- cz'>' p O_ bD 'L7 ' _ cd �_ ..O O bb ,� .�°" �-+ •_" p .`� Q. .�,+ 'U v� 4; O "O ".0 U ar_ .� U bA U v U 'b r Q) +�-, -:-, -. 0 '�,, ct N cd O p ' '� •b N 'U -d U f::L o d o ° o d cd o cd -0cj er H 0° o rr H 3 Fes- M ro a a n v cd c�l rr 00 M 4 bq G. L O o •o � N .L •s- C4 � U c 3 3 � 71 Q Q Q v a o bA U U _d � Y 0 0 ti O O cOC O O � U Q ¢ Q O U O O � O �Mml 0 � � • � � U � O. O O. bA bA g Q O U OC bA b -0'b U CZ 'b U n E o w ° 4° C cz A� o > b T7 C7 A O m cc1 v� b-0 f. O O O O' t U(z CZ .n CJU a o d U U r� 'd " U Urte, 0- Ct v > o n ci > 3 CIJ bA :_ o U d CL � t F7 Q. cu�].. b � b_A o -d O a o vz . F UO CZ O r ZbA `� C n• o 5 '-O "- • _ U p cd cd ct Off' 4U- U n T3 U 'C7 L Q C:) N cli 42 .� CL ch O .fir' O UCd y 0 T G bA Q r.a bA Q Q Q Q Q Q Q r7 F O O O O O O O bA Q � UU � � U Ri U � U O U cd U � u u u U U U U U U U Q Q Q Q Q Q Q O w+ C G y O .7 C UC-d F1 vi rn bA O G O U O U O U O U �N .O U O O O 40 U O U bA bA bA bA O U U O bq Q Q Q Q X 0 0 X 0 0 Q p•" ti)41 cC U cd cli�-.. �,sj •vUi �.y vUi W O 0 _ n, ' O Ei ice, O IC -dl- va 1, 3 a n O C'o O ' ^ cli CD cd bA C11 ' o U n, M 5 U O Q CL .d N O N CN O+ ral y fD- °3 x O WO w OU UO 'd ccd) 'd N .? cd U �_ Z O A _ 4-- C13 O 00 O p r U b G 1; U W O V) O N S VO] O F U U U'cf •, �O O cd P OW WN -0� n cNd TJ n U °" -�, O O C 4 cc3 2 s: .,`El O � O U O a� n, o a> > U 'U u � Q o U 'b > °� _ 3 0 o 0 o� �' o U �' a. cu"Cj _ c � b b •�` • O, . U ..d a i u v a`l U a n, U cc3 O U L7 O O O a} i, O CJ O O U r. CO) OM in C', O rl' cv F z 0.. 0 a, "d a C 0 U 0 uryary A.. ii F -a Q Q � U C O O O bA Cd Cd cc ° U U ct U cl� v d O C O O O T O U O O � •� � .° � .O 'O � U � O _O O U f^,b.0bn b YO p O O " O O O b � T n � c o w U anIq Li n va 3 Fl cl� ocj f i ID oend i T cd -� r? o o Y aq O 't7 a_ oC) CZ c15 ai h U II, •� r ° cc3 a� U U f.. bnU a� Uy Cc!O oU r cC 'd .� o•° v; o> r o o cc1 bn -o °° ;" 3 p O T y 'v o¢ L ° 'c o b fl> y Cj ai Un c u c° '� U n 9 o° ° 73 cu C,5o CC)U s- O O cd > CO� y p, U cUa ..•. r O' Q a 2 cd ^ as � oro d d Q r 4-1 Ncct p 4Ai" A. ocli3 o o —,,3 -i ; o .8 .c` c3 N> O cy U W E b a 0 I L 0 y V cz d O bA Q ++ `� p to ct U •o a° � a a a ate.• c �A Q� �cz cz o ° cls C U U O bA O U O in a-0 .. b-0 U 4' bA U O bAar v ,yV 0 Q O D .D ¢, �' c-dCC a .terr cUi� cd � oCf rr U m ro • cUi . ' Q- ,. U ^. C . O O vUi r; %. �_ O v� ai U '3 T 't7 EAf1. 10 "O b0 N -d v� b0 '� 'C7 ' .b O O j Q..O O ;� O vi V cC ..-. ,� O cd O O U bA p C .-C ; A q . . bA .— •—' O O J"0 cd 0 O RS C U 0 0 CC) C p b y 7 i d b Q U cd a) bOp r¢ cd '"a 'bU O U U y= y U .O b.0U 'O cq U O. bA bA sp ,.0.U" cd 'O U X U O bn U bA U cd �, 00 c3 U o= O ti :j cl o° p> o cd cd b 00 o v n Cd CO. W "r" vUi N O C UId U O O Do U O r.-7' +' 5" � U N M U 'b � � � � � N U .r. .r+i .'n-• � . � U y 2 � U r M 4: ir O M N •b b,5� O G C4 ., 2 CIJ .^ y� n. C7 vpi v, � rf c'"s '� • a� °� c`a � sU, C's � o' o � T U G � d bD �3 � ¢Q Q Q bb d O O U w ¢ Q Q Q bioO cd Cd 'd S]. OCd vUi Oten-. U U U El ct ° � O cz U ' cli— N Q Ct ° U n o m c 3 E g o 8 d cli � y o a� zi fol cls c,5 c -S u cd U - Q m v a ooi ami 0 d Y¢ Q ° ' - a. o ° p. ° v > sm. 0 o Q- a n °J 7E cu ln� cd - 3 5D' fl °' o M o° U a b o a' 3 0 � y r ¢� U a 4 bi) bA ^' U U n O 'c7 s... ' 114: _� cC O O cyd cn U U N c0 N y0 _ v� O U U y v' ^O cd S]. '. cd O cd — yd U Q„ �. „E, Y cis a °' bA o o b U o ami CIc 3 _ •�~" cd U c� c—id 'U `3 U O U 'b Q U A U Q, ..`�. v� cid 00. cc3 .v QJ in U 6 OU O cC cz • 9 • �—' sU. U rh R. of E 0 U 0 C bD Q bA S2 p. O O fla cOC cOC U U cOd U d ¢ ¢ ¢ O O O � U U ab Q Q c � o zs > v a � cr o o O Y N N U 4 O C'j ^ U V " O bUA 0 bbO U cC U c0 C,-) o fJ, b r - O UO N O -- � ° 3 o m T b . 0 o.7:1u 3 U � O `n N _ o _ U O O U 't7 F3 cz � n a � ° ? 3 E ¢ a Uy a °CL o ca a� cai T O a�71 U a. u c U b ct c v O � .� � 00 > U U .: U U O � N ras O .. <n O O' s. S�. ice.. w > m N N N V °' O Ri Q U_ t U N -0 i V Ri -0 v O . ;:s _o U O� (3- 0 17 cli 0 0, 4E Q .E ci b 4 bq a 0 u c v bA bA L. O .0 O ot U C d bA Q i O O h d O bA C a C U O C d 3 a C O Q u c� U— Nt5 x � U p N cd bA > U q)3 0 113 CIJ SU. O p bU 'b bA N r ¢ cOd ' 4UO-iY by .... ,--� p U -- 'O aj N bA (13 5� cd U U �J • O U O O ^)4-4 UO �+ 'b N . j O i1 N vi O cd ct .'-. cd G --i C=A bq cu syr. N cid O O O . 0 J 4" U 1cd O U O U cz _O C U n U N O � O O '•�• O O U '� U �+ A. O U, O ca O ti) cd Lf)c o 0 o F i o o > o H C ro ro G% v p a U. A a r/) o (� 1 z 0 i E TJ a G O v 0 v Q � b-0 � O Q Q Q Q U C bD Q y a O O ,yam w Q Q Q O bq bD O r 3 Q Q a-0 o o 1 f cd F N O U U A. • 4� U ct OU cd rn b M O cd 'O �? U > ° Q bbO c3 bUD U cd F O O 4r clJ V] - �r,' o 7d U O u) o V] m S O U cd U Q 7d U cC 1-. .b '"d c o ? o o d u b O � O p p N to M N ° NCD Fd � Okn kn o is 6 n v a a) a) 3 o b b p cn U = o a� p o y N o bA o bD o .b o°° a�> c c c c ° o ;-o = ° u o v Y U p y o N w P. U `j c b w Q 4 U d o ° o a c o o bncd .° b`n N 5 O C o U rJ _o O _n o Y O .z n .9 i N p (V O 0 00'" v <n N �' M CNC cU6 OU e • 00- U E i N y-. C/) O rT. O U U ,> O.. S_ O" c"I d' 6 '' p u .c�+ CG Cn E 0 u C bD Q u b-0 O Q Q Q Q C bA Q w, d -Q G. VJ O y ti U U U U Q Q Q Q O bA 75 O OCl) O bl O O 0 cli �-0 aoi C13 r.. U bfi'� bA p y c,�j 'U U) ;Z 7 b N Q 4. Ute, R3 4. U bA U U _ C,5 -,:IU Ej U 'O U C U cl� C AC11 Y N 'CJ o �li1 V CIS 3C7O i ¢3C7O i o 3L7O bA vi cli _ N bq r Cd cj Cj bhlu 3 3 b°C13 T2. bA o c U U° U O UO (� '� U '�,-• 4N �' p N rU- U U ,T• D fl. U C0 t`" p '9 Q +� N N v N O U O 3 cd b O cd b 0 01) bA 3 U cl U O -i b p p. r`�• V] id • .'" cd U C U �' N cd v' y .O C cd .b T U O N cj �c cdC C b")cd p 'b cd F O � C,j,a�� Ucd U CJ c^ U O° U O. U , — bcdA ' ~ .� . O N O O~ 3 cd cd _ eY cd cC 4 bq Cd P, L 0 V U bA o Q O � Q Q bA Q i y L a, C O cS"C cd ccd U U U NQS w Q Q O bA C 4, O p O U y O d ¢ O S p 'U O Q Ti a� a U O > O r bD Cd p O a ¢ LL U O -f-i Q Fi-•' O �C CS' "-t7 O in p 4- C//] O O O 40. U a� o 0 ebbb-0 W n O N N _S. N N bn • in r U cC N O pp M ¢ .y N cn v� C ¢ r aJ O O N 4., .- ^A yU,. .D bA 4 ObOF 0 0 �_ bD O -, CL m `° cd r v _ ❑C n o Gj y d v oEll C 4�,• cd r O cc • p c6 O ; b-0 r b' o cb L o tf p 75 b�O¢ b0Un O. �-0 ' = 'O y cd b 0 vi J r O u 'U U O O ccs ai O iC N GU bD OD 00 bn N N O r �-. O � N C N U b�p U d• N n Vi N '.' r� i N .; ,dJ Cn i:j pU ¢ 7. 1 . El • e • rn �t bO 0 U C U C bA d a' ~O U U U a Q d Q d Q O G 41 O p O O O L U y U y U y U C p p bi) bbD bO by O y0 O YO O aczai c a� O O G _ '- Acli N 4-. 4-i CIO 4_ Ln o bO U 'LScli O cH N E. O s-, y0 01) w G N ° •° o o b a (U v o cIuid cd U n o U — 5 � 4. O bq O ctlLe bO ,.., cs . ^ o d �' Q _' U 0 3 bA U -- u v o fl bq GG o a c6� 4 b U o � �� °� o U u tt ^' -d a o_ i 3 U p� 0 m o o a rn �t bO L1 O C O U O U G bA ty o G 0. U c Q Q -< Q Q 0 U U Q Q Q V] Q Q O y d bA 4-a 4. G cd O C CC Cc Cc UO O bA O bA p a. O O OEU U .O O O G�, O Li fl CL c2 N O. a. -0 10. -0 c� O O «i O w� N O cci O 5D. Cd ctl cz cm cd U C cV CIS cli : Id O.,m U i O, Q -14 F ¢� Y V] O VD O V] O C/) O V] O t; Q � 1—bA o O v 4u cli j rn O U Gl. w U r.. FFFW���4 bA N R. U L�7 0 3 aoA M o Q A c p 6 O iC'i o N ° 4° a .o zl th X Z F s 2 I � y� a� � = � U .° v bA ^^ r> Q c y o o D cdx v O n cz 4, O of o .b p N O ccs '� 0�' W j L N �' N ..-• .—� 'O «f ,_ U O -b 5Q (� Q cG '-" ccs U ,U� O Y X U R. CA 40, A N cli U y 'c7 ic1 w y ,� o Q -- o E-^ n w k bA a �D U cci y .�- --• ID 46 U U O cli 3w� o n� E 0 T b�A Q v � a O Q Q U p � Q c bn Q O C O O O ❑ O bA O b0 N .� U 5m. C,5 C's w) r O of cli UO u It F o = 'OO V1 O P- Co cli O 'CS O w C,� . `� N bD O •b ^ Q. C Q C13 'u ,D b00 U p 5 ;� v' N Q! O" -, � cs".i 3 C cC cd O "d O L O cc3 C � Y , Ri O.. 'O ¢ N H 4-+ 4-. vi � � •� U � � 3_ o °' o w c w H ccz U cC 0 o •� cue 0i cy �, o 4-• u b Q U ; >_ - a� ' Q >H v,n x o ]•� � o cz 'ds-. C7 o o _ al •(1)CIJ , O Cli bs- -d 5 O U O U G cOZ 7d -CO. O cz 2 U vUi S], O O O T U O U O i -i r Q. O OU Q 0 0ct O O O "� U U O b-0 U, O Y •b0-0 IL) o ocli ID D c3 G. .O R G O v 0 G C bA Qy � o o Q, G bA N �- .O p„ O G O O U • V cpC G i." bn bn v cli b d c� 77� 'O 5 o a a n a)cd o o p o � a "d .0 ai ri o UU aa)) U O 420 on Q. 1 cd �'o _ 0 a 3 c�i cni a) O Ri "O U a) bn 't7 N G T G T3 O c'J - U cC Q^ r vUi bn 'O cd16 G L Ri Orn 7 N O b--,). M p ,� a) _r, rt c�a s~ U y ,3 O. U bA U ^'' cam°- 'O *' O U U U •- ,r - i b O J U u�.. .'. (, _U 3 En (, 7 bb u b F cOd a) b4 O N "d bn '0 7 in ^.�(D L GO � Rt vl � U O ' :, � � N O � bU bn � N •= U � vUi N -d 40� �y," O U l `R�y O O G' U .� 'c7 IJ G v U Q N G N O cG U "' 'OCL N p s-, v� p p O c1l O, cct r cd o C7 ° c's � 'C7 U U •'�• CJ O. - m 'O _ CJ U Cti tr - ,A D bD 0. a I 12 W 7 0 N cN i �o `) a �o p� 0 on 0 � •� u G d 0 � cct bD c � � bA cC o U 3 o � Q Q � � � O W) O Q CZ o O C cd �:3 v U a F � Q Q cd U N U "� O ID C U m ib N c > o 0 0 0 u ^o o S1 0 0 Cd 0 cd s O as O in. o n R a a, aai cz U b o U O y _U O_ M U ..� U o o cz d 0 0 a cl� u � vpi U � •� y O p cti .0 -0 U ,bO ��-! ' U U Ri O G N —• i by by O. p R. ct c7s Ur• r-, U rl- W 2 � _ z � oma°-'Q��� y � N .� r- cif � �_U o o at _> -c7 U .�••� .r— p ; n -203 O. Cld cV � o •� per+ U Q o C,3 -0 E C15 0 U 12 W 7 0 N cN i �o `) a �o p� on 0 � o d 0 w cct c o Natural Resource Consultants July 07, 2009 Mr. Hugh Hewitt Hewitt & O'Neil LLP 19900 MacArthur Boulevard, Suite 1050 Irvine, CA 92612 SUBJECT. Status of Single Coast Live Oak Tree (Qua— agrii olia) on the Approximately 2,173 -acre Skyline Ranch Site, Los Angeles County, California, Dear Mr. Hewitt: Natural Resource Consultants (NRC) was retained by Hewitt & O'Neil LLP to update tate description of the single coast live oak removed by project d(Query agri• folfa) occurring on the Skyline Ranch site. This tree is proposed to be (Quercus and is described in the Draft Environmental Impact Report (DEIR) and associated Los Angles Oak Tree Removal Permit for the Skyline Ranch project. NRC evaluated this tree in July of 2003 and, but for fire -damage incurred in October 2007 as described in this letter, is accurately described by the oak tree report dated April - 10, 2007 (NRC 2007). No other oak tree occurs on-site. The following letter describes the methods, results and conclusions from NRC's 2009 evaluation of the oak. STYE LOCATION AND DF,SC RWrION The'Skyline Ranch site encompasses approximately 2,173 acres located in the upper Santa Clarita Valley north of Highway 14 (Antelope Valley Freeway) and the city of Santa Clarity in unincorporated northern Los Angeles County, California. The site is roughly defined by Sierra Highway (Mint Canyon) on the east and w southeast, residential and future residential communities on the south and southwest, Plum Canyon Road on the west, Bouquet Canyon Road to the northwest, and Vasquez Canyon Road to the northe ast. Plum Canyon forms the major drainage On and runs east -west, ultimately draining into Bouquet Canyon west Of the site, The site ranges in elevation from approximately 1,445 feet adjacent to the residential community at the southwestern corner of the site to just oven2,400 feet on Beacon Hill west of Fitch Avenue and south of the. extension of Arline Street that traverses Plum Canyon. At the north end of the site is Cruzan Mesa, a flat terrace bordered on the west, north, and east by steep escarpments. Vegetation within Drainage 5 prior to the 2007 Buckweed fire was composed predominantly of various shrub communities, including coastal sage scrub, chaparral, coastal sage -chaparral scrub and holly -leaved chert' scrub. The one (1) coast live oak on-site occurred within Drainage 5 witftin the holly -leaved cherry scrub. All vegetation on-site was burned during the fire. FIELD WrHoDS NRC biologist Thomas Juhasz visited the site on July 03, 2009. The site visit focused on the location of the on-site coast live oak located in Drainage 5 within holly -leaved cherry scrub. NRC evaluated the current W. physical condition of the tree and surveyed the site to determine if any other oak trees had matured since the 2005 survey. Photographs of the single oak tree on the Skyline Ranch site are shown on Exhibit 1. �590 Endangered Species Studies • Biological Resource Assessments • GIS Mapping & oastfflghwaY -Suite 17, Laguna Beach, A11alis • Conservation planning California, 92651 • Telephone: 949.497.0931 • Faeshnile; 949 497.2971 South C CUP NOS. 04-075-(5) and 2009-00121-(5) page 48 of 52 0 Hewitt & O'Neil LLP July 07, 2009 Page 2of2 RESULTS AND DISCUSSION MORPHOLOGY Based on observation in July 2003 the single coast live oak on-site is a mature specimen located within a narrow seasonal drainage. The tree is estimated at 60 feet in height, with a partially resprouted crown occurring on one (1) of two (2) co-occurring trunks. The DBH was measured at approximately 32 inches with a circumference of 110.5 inches. The protected zone of the oak (canopy) reaches 74.9 feet at its widest point. HEALTH The oak incurred significant struehn•a1 damage in the 2007 Buckweed fire. Epicormic sproutin& has occw7ed on the eastern trunk, with approximately 75 percent canopy cover on the tree. Na new growth W ntly was observed on the western trunk. Charred wood within the trunk indicates that the fire has permgr wth an damaged the sapwood which performs the core transpiration activities 'ofthe tree. Basal sprouting is occurring on the dead trunk which }las the potential for forming new trunks long term. ?ARASim AND DISEASES The tree shows no signs of disease or parasite infestation. The tree is fire -damaged and is more susceptible to insect pests and disease than in pre -fire conditions. The occurrence of fungus and wood boring insects is R possible in the near term based on existing fire damage. PROPOSED MITIGATION Consistent with the Draft DIER the Applicant proposes to plant a minimum of ten (10) 24 " box coast live oaks in the proposed project's open space areas that are suitable for the long term establishment of oaks. Mitigation oaks shall be selected by a qualified oak tree consultant. All selected oaks will be in natural form with no lopping or other structural defects. All mitigation oaks shall be inspected for proper. root development and any tree with a poorly developed root system (i.e. girdling etc) will be rejected. The precise locations of these mitigation plantings shall be evaluated by a qualified oak tree consultant in coordination with the project's landscape architect. No other on-site oaks were observed within the impact zone of the proposed development. If you have any questions or comments regarding this letter, please contact me directly at 949.497.0931 x213. _ Sincerely, NATURAL RESOURCE CONSULTANTS A. / v°• .-..yam Thomas jubasz ` Certified Arborist WE -8262A CUP NOS. 04-075-(5) and 2009-00121-(5) page 49 of 52 _ - ':%: 3•n`4:i«4?{';£Y!;•: �:;iw s �:Rex-fs'sii+c:n-#'':'t'.i" <:;1:' .:«.r•. i.r �'?t,�,'•f'�,.}•y..�`.s'�::to.:j��+'•:'ro-.,tl�`^'"''•:R:�.. ..�i``n �< :+. ..:.,"• �-n< - _ _ -'��:Y n.,l'%'><.}.s �:�.. ^cL 9...- .':�L �•'.'lty :.i.+f �•' - tn'::2.'u ::.S�w` _ Jif' v_-•{ .Y". )•- of •. So-.. p . L.:. r. ,;.s�,1tf�:• 5 �":tc' .ar r.= fir. « YY}�� Yi'iY`J ]4 KE ��� t•G E F• G k j^ FL\i•i "r v' ?.,r, i 3< - -a+ T4 t }4 y } l S gz p^a 'UxL •• y 4 ;, Ca...� �° r 4- i J 3? 4 i 4• v, � ti♦ l�s�>n^`�' ¢'kit ri���� �"� "`!_ {F.J a Lx tf• 3 ) r w b r <'- z J v d.t3i�'n�, + r�� �'�• 3 tf s+r r`'s": �S kax t}� t ts+ t I.:' v � -. tt :+��-t zi '[ s; .��r�IFka rz..✓.,,}y'Y fr .y � _ tr f+ t��,th t '��� � i f `{! Y` � � yx �<7 t l '�• rr r i r zt.e zR a e 4DOW L ja ,i rr• •. .I •rr . 7rgr= t , �T s`'1$ . ;� ;,a',H <' ,{fi3Y �/ xa• ea r. ' ;iF . . S7yR„'kl" r .i • % E r '�. t +t k'­ �<T. _'::'..tax. '!,'µ �J<1;���� s <�lait +� ;'" yujrl?+ fi y^,�t .,J, ..'F ' `Y•r � � � r r ^''t .`< [• � S 4c J{ t k! = rR E.<Jr' !-ki*•. '+•! _ °tij .1�0{2 �' ! .s .. �„ ':�. � ? (( fi- / j' fC ix�'J°;`a�4 Sar iy ��.F•r 6rl'• ♦ { t q .,} #s•crt r..w y it 'ti:' • 711 �jV V,Sv 'ir f^lb' Ali �. •�1 L 5,;. 1'*}.i tlty. `r_ '� no g•;'• :} .>'" its..} i fT;?s;ra t.% E �" • .i �'' ,• !; I 4^•'• "N.y, rM E ) Y+ Y ^ x fit S Y i .!'S A. ' � � �: R . / t �", Ar'r .. .• '{ S4iJ 'St,�L1sf, r, r'% ,:4 '^a SS rt• • "`>• rs;ia Jii% {. �•i bra. •f 3r r tt e�rhLi ✓•t" • , .:5• ^+:» Ss > t: t ,tq t-} � Li..� �• y{y�tlil �iir.il�xsl � { r' ' ' ' . �_'' .i .. .. > a �'{ <a' J '{� n S a t° et s rt{�`A,st��!", � '�Y� yi L•,'„ ��{, •:I .s• '�`.. �'r<" T:r. � r �� si i�rc1 �• i � s T .rt'V � Lyr� is��•^�+y �!i4L(? r'��t 3 > i1'• { L, t l[4 " i=s� flj folflillf�iRT51 d-.rZ� •`"" -Sr..: ,s:ta�• .4.4yy:,...�,..•,1 y>(. r,�;�',•lx; If tv' i •f, t ••. a}'z., mt. R�.t +Y 1i`CH`+s3 �`�r . s "! ,::?;+ <•.{J "r. `a�t,'e' r•.7c;:..gyrt_. ii$'�a'F J yGtt` z� �f';Y vV r. S - ` ;. •`�' m4 : :y - I tea;;'`?;;. • w' } i(� ��f Y c ^'i a '' t i"ll"", "", �5�5 y,�l��t�ij%`30.i•����',•rs',;� �t, ., r'� �X� � c'l.:F a,f!{ •><f Los Angeles County + fit+ Departmei t of Regional Planning Plam/ngforthe ChagengesAheod OAK TREE PERMIT BURDEN OF PROOF Please kleaft the number of oak trees proposed for: 7r?" 60 9'2;2, 1 p7j # 04 -®7S . 1 Removal ZL Encroachment EL To Remain ,®1 Total existing oak trees Pursuant to zoning Code Section 22,2100, tite applicant shall substantiate the following: 0) not repeat the statement or provide YeVNo respupontses. /f peCg ry, attach addltloaal pages ) hat the proposed construction or proposed use will be accomplished without endangering the health of [tiheremaining trees subject to Part 16 of Chapter 22.56, if any, on the subject pro attachment B. That the removal or relocation of the oak trees) proposed will not result €n soil erosion through the diversion or increased flow of surface waters which cannot be satisfactorily mitigated. See attachment C. That in addition to the above facts, at least one of the foliowing findings must apply; 1. That the removal of oak ttee(s) proposed is necessary as continued existence at present location(s) frustrates the planned improvement or proposed use of the subject property to such an extent that: a. Alternate development plans cannot achieve the same permitted density or that the cost of such alternative would be prohibitive, or b. Placement of such tree(s) precludes the reasonable and efficient use of such properfore use otherwise authorized, or ty 2. That the oak tree(s) proposed for removal or relocation interfere with utility service or streets and highways either within or outside of the subject property and no reasonable alternative to such Interference exists other than removal of the tree(s), or 3. That the oak tree(s) proposed for removal, with reference to sedously debilltating disease or other danger of falling, is such that it cannot be remedied through reasonable preservation procedures and practices. 4. That the removal of the oak tree(s) proposed will not be contrary to or be in substantial conflict with the intent and ur ose of the `-tree ger2lt procedure. See attachment Los Angeles County Department of Reglonai Planning 1320 W. Temple Street) los Angeles, CA 90012 Phone: (213) 974-64111 Fa:c (213) 626.0434 ) http./Iplanning.lacounty.gov CUP NOS. 04-075-(5) and 2009-00121-(5) page 51 of 52 Burden of Proof Tentative Tract 60922 A. That the proposed construction or proposed use will be accomplished without endangering the health of the remaining trees subject to this Part 16, if any, on the subject Property. and Response: The entire subject site (2,173 acres) has one tree and we are requesting to remove the same. The replacement of oak tree will be mitigated per the County Forestry division guidelines. B. That the removal of relocation of the oak tree(s) proposed will not result in soil erasion through the diversion or increased flow of surface waters whi satisfactorily mitigated, and ch cannot be Response: The proposed removal of the scrub oak tree will not result in soil erosion through the diversion or Increased flow of surface waters. The location of the oak tree proposed for removal will be graded (80' fill) as part of the proposed development. Standard conditions Of approval include erosion control measures, which have been incorporated into the proposed development to satisfactory mitigate this concern. C. That in addition to the above facts at least one of the following findings apply: 1. That the removal of oak trees proposed is necessary as continued existence at present location(s) frustrates the planned Improvement or proposed use of the subject property to such an extent that: a. Alternate development plans cannot achieve the same permitted density or that the cost of such alternative mould be prohibitive, or b. Placement of such trees) precludes the reasonable use and efficient use of such property for a use otherwise authorized, or 2• That the oak Trees purposed for removal Interfere with utility inte or reduction service or streets and highways either within or on Ince of the subject side remove) of tree(s), or property and no reasonable alternative to such interference exists other than 3. That the oak troe(s) proposed for removal, with reference to seriously debilitating disease or danger of failing, is such that it cannot be remediated through reasonable preservation procedures and practices. 4. That the removal of the oak tree(s) proposed will not be contrary to or be in substantial conflict with the intent and purpose of the oak tree permit Procedures. Response: The removal of one oak tree is necessary as continued existence at the present locations frustrates the planned improvements/of streets and lots or proposed use of the subject property to such an extent that: a. The cost of alternative development plans would be prohibitive given the size and condition of the one scrub oak tree proposed for removal, and b. Placement of such tree precludes the reasonable depth of fill and efficient use of said property. 4. That the removal of the oak trees will not be contrary to or be in substantial conflict with the Intent and purpose of the oak tree permit Procedures. e applicant proposes to plant a minimum of ten coast live oak trees in the proposed projects landscaping -scheme in parks or other open space areas. CUP NOS. 04-075-(5) and 2009-00121-(5) page 52 of 52 COUNTY OF LOS ANGELES OFFICE OF THE COUNTY COUNSEL +4 + 648 KENNETH HAHN HALL OF ADMINISTRATION 500 WEST TEMPLE STREET x CAUF°RN�PX LOS ANGELES, CALIFORNIA 90012-2713 ANDREA SHERIDAN ORDIN County Counsel December 7, 2010 ADOPTED BOARD OF SUPERVISORS COUNTY OF LOS ANGELES The Honorable Board of Supervisors #13 12-07-10 County of Los Angeles 383 Kenneth Hahn Hall of Administration <; 500 West Temple Street F SACHIA. AMAI Los Angeles, California 90012 EXECUTIVE OFFICER TELEPHONE (213) 974-7546 FACSIMILE (213)613-4751 TDD (213)633-0901 E-MAIL lhafetz@counsel.lacounty.gov Agenda No. 7 07/27/10 Re: PROJECT NUMBER 04-075-(5) VESTING TENTATIVE TRACT MAP NUMBER 060922 FIFTH SUPERVISORIAL DISTRICT/THREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the Regional Planning Commission's approval of the above -referenced subdivision, which proposes to create a residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, 10 park lots and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the subdivision with revised conditions, and instructed us to prepare findings and conditions for approval. Enclosed are findings and conditions for your consideration. AP 0 ED N ELEASED: JO N F. K TTLI S nior Assistant County Counsel LLH:sh Enclosure HOA.748759.3 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel BY e LAWRENCE L. HAF Z Principal Deputy Cou y Counsel Property Division FINDINGS OF THE BOARD OF SUPERVISORS AND ORDER PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 The Los Angeles County ("County") Board of Supervisors ('Board") conducted a duly -noticed public hearing in the matter of Vesting Tentative Tract Map No. 060922 ("Vesting Map") on July 27, 2010. The Vesting Map was heard concurrently with General Plan Amendment Case No. 2009-00009-(5) ("Plan Amendment"), Conditional Use Permit Case No. 04-075-(5) ("CUP I"), Conditional User Permit Case No. 2009-00121-(5) ("CUP II"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), and Highway Realignment Case No. 2009-00001-(5) ("Highway Realignment Case"). The County Regional Planning Commission ("Commission") previously conducted a duly -noticed public hearing on the Vesting Map, CUP 1, Oak Tree Permit, and Highway Realignment Case on September 16, 2009, and conducted a continued duly -noticed public hearing on these entitlements, with the addition of the Plan Amendment and CUP II, on December 16, 2009, March 3, 2010, and March 24, 2010. 2. The Vesting Map proposes a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The project includes the proposed development of: A. An elementary school on an 11.6 -acre school site; B. A network of privately -maintained paseos and trails, and one public trail; C. A new master -planned secondary highway ("Skyline Ranch Road") including a Class II bike lane; D. Significant acreage of permanent and publicly dedicated open space, which open space will include the on-site portion of the proposed Cruzan Mesa Vernal Pools Significant Ecological Area ("SEA"); and E. A pedestrian bridge over Skyline Ranch Road, connecting and providing access to the new elementary school. 3. The site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 4. The Highway Realignment Case is a related request to authorize the realignment of Whites Canyon Road, a designated proposed secondary highway, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, and renaming the realigned portion of the road to Skyline Ranch Road. As required by the Los Angeles County Code ("County Code"), the Highway Realignment Case was initially presented to the County HOA.735495.1 Interdepartmental Engineering Committee ("IEC") for consideration, which ultimately recommended approval of the matter to the Commission. 5. The Plan Amendment is a related request to amend the Los Angeles Countywide General Plan ("General Plan") to effectuate the Highway Realignment Case. That is, the Plan Amendment will amend the County Master Plan of Highways to delete Cruzan Mesa Road, a designated limited secondary highway, and to realign Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, where the realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway. The Plan Amendment was not included in the subdivider's original set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on the IEC review discussed above, as well as from recommendations by staff of the County Department of Regional Planning ("Regional Planning") and direction from the Commission, the Plan Amendment was subsequently filed and included as part of the project. 6. CUP I is a related request to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas; (b) density - controlled development; and (c) on-site grading exceeding 100,000 cubic yards. CUP I also authorizes the development of an on-site temporary materials processing facility during project construction. 7. CUP II is a related request to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill. CUP II was not included in the subdivider's initial set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on recommendations by staff and direction from the Commission, CUP II was subsequently filed and included as part of the project. 8. The Oak Tree Permit is a related request to authorize removal of one non - heritage oak tree from the site. 9. The site is irregularly-shaped, approximately 2,173 gross acres in size, and is in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres of the site have slopes of 0 - 25 percent, 644 acres of the site have slopes of 25 - 50 percent, and 755 acres of the site have slopes of 50 percent and greater. 10. Access to the site will be from Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot -wide secondary highway, which will traverse the site to Sierra Highway, a 100 -foot major highway. HOA.735495A 2 11. The site falls within the following zoning classifications: A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area); A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area); A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area); and A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), which all were established by Ordinance No. 7339 and became effective on June 6, 1958. 12. The project will be consistent with the A-1, A-1-1, A-1-10,000, and A-2-1 zoning classifications, where applicable. Single-family residences are permitted in the A-1 and A-2 zones pursuant to sections 22.24.070 and 22.24.120 of the County Code, respectively. Moreover, although the project's proposed lot sizes are less than what is otherwise required in the A-1-1, A-1-10,000, and A-2-1 zones, respectively, the subdivider is seeking CUP I for density -controlled development to allow the project's dwelling units to be concentrated in a portion of the property with smaller lot sizes. The project's remaining acreage, outside the clustered development, will be reserved as permanent open space. 13. The surrounding properties are zoned as follows: 14. North: A-1 and A-2-1; East: A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City -zoned property; South: A-2-1 and City -zoned property; and West: A-2-1 and City -zoned property. 15. Surrounding land uses are as follows: North: Vacant property and single-family residences; East: Vacant property, single-family residences, industrial and commercial uses; South: Vacant property, single- and multi -family residences, industrial and commercial uses, and a school; and West: Vacant property and single-family residences. 16. The existing site consists of vacant land, part of which was previously subdivided by recorded Tract Map Nos. 49433, 49434, and 49467. One such tract, Tract Map No. 49467, was a subdivision approved to create 200 single-family lots on 360 acres within the Cruzan Mesa area. This tract was never developed. As part of the instant subdivision, the underlying lots within these recorded tract maps will be merged into one open space lot, Lot No. 1293. 17. The site falls within the following land use categories in the Santa Clarita Valley Area Plan ("Area Plan"), a component of the General Plan: Hillside Management ("HM"); Non -Urban 2 ("N2"); Urban 1 ("U1"); Urban 2 ("U2"); Urban 3 ("U3"); and Floodway/Flood Plain ("W"). These land use categories would authorize a maximum of 1,302 dwelling units for non -urban and urban hillside residential HOA.735495.1 3 development, and thus the proposed 1,260 dwelling units for the project are consistent with these Area Plan categories. 18. The project is considered hillside development because the site exhibits natural slopes of 25 percent or greater. CUP 1 is required because the project's proposed 1,260 dwelling units exceed the low-density and mid -point density thresholds of 402 dwelling units and 870 dwelling units, respectively, as calculated by the slope density analysis for the site. 19. The Vesting Map and Exhibit "A," dated October 22, 2009, depict 1,260 single- family lots clustered over approximately 622 acres in the southern portion of the site. The lots range in size from 6,048 to 23,950 square feet. A proposed 12 -acre public park is depicted at the northern portion of the developed area and will include such recreational amenities as a basketball court, a baseball field, and a children's play area. The project will provide other park space, totaling approximately six acres, that will be privately maintained by the Homeowners' Association ("HOA") established for the development. An 11.6 -acre elementary school site is shown on Exhibit "A," in the center of the site's developed area with a pedestrian bridge over Skyline Ranch Road. Thirteen debris basin lots are depicted throughout the development. A public trail will be included within the project site, as will a number of privately -maintained trails and paseos, to provide connectivity to the project's private parks, cul-de-sac streets, and main thoroughfare, Skyline Ranch Road. 20. Grading for the project will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill, totaling 41.6 million cubic yards of cut and fill, to be balanced on site. Off-site grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. On- and off- site monument signs are proposed for entrance to the development both in the unincorporated County and in the City, and a single on-site oak tree will be removed due to grading and construction. 21. The project will provide approximately 1,770 acres of open space (approximately 81 percent of the project area) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project will thus be consistent with the minimum 25 percent open space requirement for urban hillside projects under the County Code, and the 70 percent open space requirement for non -urban hillside projects. All open space will be designated as permanent open space and will comply with density - controlled development requirements. 22. The project and its proposed density are consistent with the adopted General Plan and zoning designations for the site, and are consistent with the surrounding communities. HOA.735495.1 4 23. The project will comply with the development standards of the A-1 and A-2 zones, where applicable, pursuant to sections 22.24.110 and 22.24.170 of the County Code. 24. Prior to the Commission's public hearing, an Initial Study was prepared for the project in compliance with the California Environmental Quality Act (Public Resources Code section 21000 et seq.) ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines for the County. Based on the Initial Study, Regional Planning determined that an Environmental Impact Report ("EIR") was the appropriate environmental document for the project. 25o Prior to the Commission's public hearing, the Commission received written correspondence concerning the project from, among other entities: the City; Santa Clarita Organization for Planning and the Environment ("SCOPE"); the United States Department of Homeland Security - Federal Emergency Management Agency; Santa Monica Mountains Conservancy ("SMMC"); County Sanitation District; California Water Impact Network; Sierra Club; United States Department of the Interior — Fish and Wildlife Services; Southern California Association of Governments; and the California Energy Commission. The correspondence provided comments on, among other things, the draft EIR and the project design. 26. The Commission held its initial public hearing session on the matter on September 16, 2009. At the time, the only project entitlements requested were the Vesting Map, CUP I, Oak Tree Permit, and Highway Realignment Case. At the public hearing session: A. The Commission heard a presentation from staff, who recommended a continuance of the public hearing for the County Subdivision Committee ("Subdivision Committee") to complete its review of the Vesting Map, for the IEC to review and make a recommendation on the Highway Realignment Case, and for staff to research the appropriate regulation of filming activities within the project's open space. Staff also recommended that the subdivider apply for the additional entitlements of: (a) the Plan Amendment, to amend the County Master Plan of Highways to construct Skyline Ranch Road; and (b) CUP II, to authorize a solid fill grading project for the off-site construction of Skyline Ranch Road; B. The Commission heard testimony from the subdivider and its representative, testimony from persons in favor of the project, and testimony from persons in opposition to or with concerns over the project. Testimony from the City, SCOPE, and the Mountains Recreation and Conservation Authority ("MRCA") addressed, among other concerns, the need for off-site improvements at the intersection of Sierra Highway and Soledad Canyon Road, the need and type of improvements for Skyline Ranch Road, and the City's need for assurance that the project's traffic HOA.735495.1 5 improvements would not preclude the City from making its own planned improvements to Sierra Highway. The SMMC testified about its expertise in managing vernal pools and the need for permanent funding to maintain the project's open space; C. The Commission addressed, among other things, the importance of water supply to the site, the concurrent processing of Regional Planning's General Plan update known as One Valley One Vision ("OVOV" ), and the need for pedestrian -friendly development at the site; D. The Commission also discussed the history of filming in Southern California and questioned whether filming revenues could be used to fund the maintenance of the vernal pools on site. The Commission expressed its intent to achieve a balance between filming activity and resource protection; and E. The Commission continued the public hearing to December 16, 2009. 27. In response to the hearing testimony and discussion, the sudivider submitted applications for the Plan Amendment and CUP II, which were then considered collectively with the other project entitlements at the continued public hearing of December 16, 2009, March 3, 2010, and March 24, 2010. 28. During the Commission's December 16, 2009 continued public hearing session: A. The Commission heard a presentation from staff, who indicated that most of the previously -identified project issues had been resolved but, that an issue remained with the City regarding the design of Skyline Ranch Road; B. The Commission heard testimony from the subdivider and its representative, and testimony from the City. Among other things, the subdivider's testimony showed that, through a clustered design, the project would preserve Regional Planning's proposed SEA boundaries in its General Plan update by protecting the project's on-site vernal pools; C. The Commission discussed the importance of water supply, the need to rely on water supply experts for the project's environmental analysis, and the benefits of having new developments promote the use of water conservation technology and drought -tolerant landscaping; and D. The Commission continued the public hearing to March 3, 2010. 29. Prior to the March 3, 2010 public hearing session, the IEC conducted a public meeting to review the Highway Realignment Case. At the conclusion of the meeting, the IEC recommended approval of the proposed highway realignment to the Commission. HOA.735495.1 6 30. Prior to the March 3, 2010 public hearing session, County and City staff met with the subdivider and made a determination that a modified cross-section would be appropriate for Skyline Ranch Road. Such a design would include two travel lanes (one in each direction), a 14 -foot -wide landscaped median, and Class II bicycles lanes (one in each direction). 31. During the Commission's March 3, 2010 continued public hearing: A. The Commission heard a presentation from staff, who indicated that the IEC recommended approval of the Highway Realignment Case and that the City, County, and subdivider agreed on proposed improvements to Skyline Ranch Road. Staff also indicated that the County Department of Public Works ("Public Works") had recommended that the subdivider provide proof of the requisite off-site easements prior to the Board's public hearing on the project. Staff further noted that it had received additional correspondence from the Sierra Club regarding the project, expressing concern that the project's environmental impacts were inadequately addressed or mitigated in the final EIR; B. The City testified that it would encourage staff to develop additional project conditions to specify the initial and ongoing funding mechanisms to maintain the project's natural open space; C. The Commission discussed the history of filming near the vernal pools on Lot No. 1293; D. The subdivider testified that the project's natural open space had always been intended to be dedicated to a public agency and that the County Department of Parks and Recreation ("Parks") had indicated its intent to accept such dedication. The subdivider also testified that film revenue on the site should be sufficient to maintain the open space, and that the site's vernal pools would remain protected from filming activity; and E. The Commission continued the public hearing to March 24, 2010. 32. During the Commission's March 24, 2010 continued public hearing, the Commission heard a presentation from staff, who briefed the Commission regarding discussions with Parks for funding the project's open space. Based on this discussion, the Commission directed staff and the subdivider to resolve the funding issue prior to the Board's public hearing on the project. After hearing all testimony, the Commission closed the public hearing, certified the final EIR, approved the Vesting Map, CUP I, CUP II, Oak Tree Permit, and Highway Realignment Case, and recommended approval of the Plan Amendment to the Board. 33. Pursuant to section 22.60.230(B)(2) of the County Code, because the project approvals included a recommendation by the Commission to the Board of the Plan Amendment, the Vesting Map, CUP I, CUP II, Oak Tree Permit, and HOA.735495.1 7 Highway Realignment Case were called up for review by the Board along with the request for the Plan Amendment. 34. The Board conducted its public hearing on the project on July 27, 2010, and heard a presentation from Regional Planning staff, testimony from Public Works staff, testimony from the subdivider and its representative, and testimony from the public. A significant majority of the public testified in support of the project. A. Regional Planning staff testified that the two outstanding issues, discussed in Finding Nos. 31(A) and 32 above, had been resolved. That is, since the time of the Commission's approval: (a) Public Works had received the necessary documentation regarding the off-site easements for construction of Skyline Ranch Road; and (b) Parks had made the determination that the net revenue collected from expected filming activities within the site would be sufficient to operate and maintain open space Lot No. 1293, B. Regional Planning staff also recommended to the Board that two additional conditions be imposed on the project: That the subdivider shall construct off-site asphalt concrete (AC) paving to include a travel lane, a bicycle lane, a buffer, a curb, and a gutter adjacent to the bicycle lane, and sidewalks in both directions on Skyline Ranch Road to join Plum Canyon Road, which improvements shall conform to the latest approved IEC alignment P-270(PW) to the satisfaction of Public Works. Further, before recordation of the 301st unit in phase one of the development, the remaining improvements as shown on the approved typical sections exhibit labeled "TR 60922 Street Cross - Section Revised 03/03/10" shall be completed to the satisfaction of Public Works; and ii. That the subdivider shall construct a pedestrian bridge over Skyline Ranch Road at the project's school site that will be bonded for upon the recordation of the first buildable unit on the northeast side of Skyline Ranch Road, and that it shall be completed, along with access improvements, prior to occupancy of the first unit of the project on the northeast side, all to the satisfaction of Public Works, C. Public Works' testimony indicated that the water supply assessment for the project had been prepared in compliance with state law and that it had adequately addressed the water demand and water supply issues related to the project. D. The testimony from the public included: (a) testimony in support of the project from the Chair of the Canyon Country Advisory Committee, the City, and two residents from the nearby Fair Oaks Ranch community, also HOA.735495.1 8 developed by the subdivider; (b) testimony from the Assistant Superintendent of Business Services for the Sulphur Springs School District in Santa Clarita regarding its successful relationship with the subdivider in developing schools, and that it had reached an agreement with the subdivider for development of an elementary school as part of the project; and (c) testimony in opposition to the project from a representative of SCOPE claiming, among other things, that the water supply assessment for the project was inaccurate and that the statement of overriding considerations ("SOC") under CEQA misstates the benefits of the project. 35. At the conclusion of the Board's public hearing, the Board certified the final EIR for the project, which included the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board further indicated its intent to approve the project approvals, subject to staffs recommended conditions, including the two additional conditions discussed in Finding No. 34(B). The Board also deemed it appropriate to impose the following additional conditions on the project to address a number of issues raised during the public hearing process, including the issue related to providing a range of residential designs to reduce the massing of the project: A. The subdivider shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code; B. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages; C. Residences within the development shall be limited to a maximum of two stories and 25 feet in height; D. For two-story residences, on the two sides of the second story (i.e., not the front and back sides), each side must be setback a minimum of one foot from the edge of the first story for every two feet of height of the second story; E. There shall be no more than one garage for each residence, and such garage shall not exceed 26 feet in width; HOA.735495.1 9 F. For residences with attached garages, the garage shall be setback at least six feet from the front face of the residence; G. A minimum of three native, drought -tolerant trees (15 -gallon or larger) shall be planted on each lot; and H. Condition No. 1 of "Trails Conditions of Map Approval" in Parks' letter dated November 30, 2009 should be revised to require Parks' approval, trail alignment, posting of bonds, and all associated actions, to occur prior to the recordation of the project's first final unit map. 36. Subsequent to the Board's public hearing, minor changes to the additional conditions imposed by the Board were considered by staff to further reflect the spirit and intent of the Board's concern regarding project massing. The Board finds that these minor changes, set forth in this Finding No. 36, are appropriate and should be incorporated into the project conditions: A. Rather than residences being limited to 25 feet in height (set forth in Finding No. 35(C) above), residences should instead be limited to 32 feet in height; B. The condition set forth in Finding No. 35(D) above should be deleted and replaced with the following: "there shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots." C. Rather than garages being limited to 26 feet in width (set forth in Finding No. 35(E) above), garages should instead be limited to 30 feet in width. 37. The Board finds that the project incorporates design changes and conditions involving trails, paseos, bicycle lanes, and right-of-way dimensions that reflect testimony from the public and the City through the public hearing process. The Board further finds that the adjustment made to proposed right-of-way dimensions in the public hearing process furthers a significant goal in OVOV, which is to eliminate or minimize differences in roadway design in County and City neighborhoods. 38. The Board finds that over 80 percent of the site, i.e., 1,770 acres, will be preserved as open space. The project includes a fully -developed 11 -acre park with a multi -use athletic field, a basketball court, a volleyball court, a children's play area, picnic areas, and a community gathering space. The Board further finds that, in addition to the community park, the project provides six acres of smaller parks, a series of walking paseos and sidewalks, and a pedestrian bridge for children to walk to the proposed elementary school. The natural open space and public park and trails are to be dedicated to the County, and the private parks and trails are to be dedicated to an HOA for ownership and maintenance, where a Landscaping and Lighting Act District will be used to maintain the landscaped medians and manufactured slopes. HOA.735495.1 10 39. The Board finds that the site will be developed with an approximate density of three units per acre, which is a lower density than in the adjoining Plum Canyon development, which is four units per acre, and a lower density than the older residential neighborhoods surrounding the project, which are approximately 3.9 units per acre. 40. The Board finds that the Plan Amendment grants no additional development rights to the subdivider. Instead, the Plan Amendment results in a net environmental benefit to the community by eliminating 200 recorded lots and thereby preventing future development in an environmentally -sensitive area. 41. The Board finds that the project has been reviewed by the County Departments of Fire, Health, Parks, Public Works, and Regional Planning, and by the involved local water wholesaler and purveyor. The recommendations from these agencies have been incorporated into the conditions of approval for the project. 42. The Board finds that due to recent fire and storm activity unrelated to the project, there is an increasing need for disposal locations for sediment that accumulates behind dams and in debris basins. The Board further finds that this need is particularly significant in areas near the Angeles National Forest and in the Santa Clarita Valley, where disposal sites are in short supply. The Board finds that this project will provide the additional benefit of granting a site to the County Flood Control District for the disposal of sediment within one year of the Board's approval of the project. 43. The Board finds that Regional Planning's recommendation to approve the project is appropriate given its compliance with the General Plan and zoning, the environmental benefits associated with the project, and its proposed public amenities. 44. The Board finds that in 1980, the County adopted 61 SEAS to help preserve rare plants and animals. In 2000, the County prepared an updated study of the County SEAS ("2000 SEA Update Study"). The 2000 SEA Update Study proposed to more than double the existing acreage of the County SEAS and to designate a new Cruzan Mesa Vernal Pools SEA within and surrounding the project site. 45. The Board finds that the proposed SEA includes mesas, canyons, steep interior slopes, a seasonally -flowing wash, and two regionally -serving vernal pool complexes with the potential to support a variety of special status plants and animals, including the endangered fairy shrimp. 46. The Board finds that after release of the 2000 SEA Update Study, the subdivider, in consultation with Regional Planning, conducted an extensive land assembly effort involving approximately 36 different property owners to purchase privately - owned property within the SEA. HOA.735495.1 11 47. The Board finds Mystery Mesa is a landmark setting within the site, and that due to its remarkable views, Mystery Mesa has been an important movie and television filming location for 40 years, being vital to the regional economy. The Board further finds that a tract map has been recorded for 200 homes on Mystery Mesa, but that after its recordation, the County proposed to include Mystery Mesa within the proposed SEA. 48. The Board finds that the current County Highway Plan proposes to extend Whites Canyon Road and to construct a new Cruzan Mesa Road through the proposed SEA. Both road connections would require substantial grading and landform alteration that are not supported by federal and state resource agencies because of unacceptable environmental impacts. 49. The Board finds that after its purchase of substantial portions of the proposed SEA, the subdivider, in collaboration with Regional Planning, designed the project to transfer the allowable density within the SEA to the proposed development site, thereby preserving the on-site portions of the proposed SEA as open space. 50. The Board finds that because of the unacceptable environmental impacts associated with the planned development of Cruzan Mesa Road and extension of Whites Canyon Road, an alternative traffic circulation improvement was needed to connect Plum Canyon Road to Sierra Highway. The Board further finds that the subdivider, in cooperation with Regional Planning, designed the project and Skyline Ranch Road to provide this significant alternative highway connection. 51. The Board finds that the construction of Skyline Ranch Road will eliminate the need for the environmentally -damaging road connections through the proposed SEA and will provide a more appropriate highway connection closer to urban development. The elimination of Cruzan Mesa Road and realignment of Whites Canyon Road are consistent with the relevant recommendations by both state and federal agencies and County staff. 52. The Board finds that the project appropriately transfers density to concentrate development on approximately 20 percent of the site, located on less steep terrain, proximate to existing urban development, and outside the environmentally -sensitive and biologically significant SEA. 53. The Board finds that changed circumstances support the preservation of previously designated urban areas and Tract Nos. 49433, 49434, and 44967 as open space for the following reasons: A. Five pockets of land designated in the Area Plan as U2 and W, and located in the easterly portion of the project site are no longer appropriate for urban development; i. Urban development would be out of character with nearby rural residential development. The existing community located to the HOA.735495.1 12 east of these areas is developed to rural densities and the community pattern would not support the development of these areas at urban densities. The urban designation for these areas resulted from an historical understanding that the Sierra Highway corridor would be developed at urban densities, which has not occurred. The land is located proximate to proposed Cruzan Mesa Road, which is proposed for elimination on the County Highway Plan. Ar alternative highway connection is being provided through the project site. Accordingly, these other areas will not be provided with sufficient circulation and access to be developed at urban densities, while the proposed development site would be traversed by a new major highway connecting to Sierra Highway. The topography of these other areas is less appropriate for urban development than the flatter site proposed for development. iv. The urban areas along the Sierra Highway corridor are prone to hazardous flooding. B. The three small and isolated areas located in the southerly portion of the project site designated in the Area Plan as U1, U3, and W are less appropriate for urban development than the development site; These areas are at elevations significantly lower than the proposed development site, which make development at these locations difficult. ii. Access through nearby development is not available for the U1 designated area and nearby development is located on streets that are already at capacity. iii. The site will be traversed by a proposed highway, which will provide adequate circulation for urban development. iv. The proposed new highway will traverse the areas designated as U3 and W, and thus a portion of these areas are no longer available for urban development. Transferring the available density to the nearby development site is therefore appropriate. C. One small pocket of land designated in the Area Plan as U1 and located in the westerly portion of the site and proximate to the proposed development is no longer appropriate for urban development. The land is located within a proposed SEA, which makes urban development at this location inappropriate. Instead, transferring the urban density to the proposed site, located outside the proposed SEA, is proper; and HOM35495.1 13 D. Tract Nos. 49433, 49434, and 44967 are isolated, recorded tracts located in the northerly portion of the project site and are no longer appropriate for urban development. The recorded tracts are located on Mystery Mesa, within the proposed SEA and regionally significant open space. The transfer of urban density from the recorded tracts to the proposed site will preserve open space views, regionally significant vernal pools, and land proposed to be included in the SEA. The recorded tracts are remotely located from urban development and public facilities and significant grading will be required to access the recorded lots. The transfer of urban density from these recorded tracts to the proposed site will prevent mass grading that would otherwise be necessary to access these isolated recorded lots. 54. The Board finds that the proposed transfer of non -urban density to the proposed site will preserve ridgelines, significant open space, and lands within the proposed SEA. The portion of the site designated in the Area Plan as Hillside Management, near Tract Nos. 49433, 49434, and 44967 is isolated and located remotely from urban development and public facilities. Substantial grading would be required to provide infrastructure to this area. The transfer of non -urban density from this Hillside Management area to the project site will minimize grading, preserve open space, and promote good planning by locating urban development near already developed communities. 55. The Board finds that the Area Plan encourages density transfer when it promotes important Area Plan goals, such as preserving open space, hillsides, and SEAs, minimizing grading, disruption and degradation of the environment, and avoiding development in hazardous lands. A. The Area Plan authorizes density transfer among land use classifications within a project site (regardless of urban or non -urban designation) when geological and topographic data support the need, the number of units is not increased, and health and safety is not detrimentally affected. B. The Area Plan authorizes density transfer as a tool to preserve significant ecological areas, to preserve hillsides, to promote superior design, and to respond to changing housing needs. C. The Area Plan encourages density transfer and clustering of structures in urban and non -urban hillsides from steeper to more gently rolling and level land as a means of preserving the natural terrain, minimizing grading, and reducing exposure to natural hazards. HOA.735495.1 14 D. The Area Plan encourages the consideration of residential densities as averages for the site to allow for the clustering of development and the transfer of unit credit to provide for additional open space. E. The Area Plan encourages clustering of residential uses in hilly and mountainous areas to minimize grading and to preserve the natural terrain. 56. The Board finds that the project is consistent with the above density transfer provisions of the Plan. 57. The Board finds that Skyline Ranch Road will provide an important highway connection between Plum Canyon Road and Sierra Highway and will eliminate the need for the environmentally -damaging planned extension of Whites Canyon Road. 58. The Board finds that Cruzan Mesa Road, a proposed limited secondary highway, is unnecessary for traffic and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access in this area. 59. The Board finds that the project proposes no interconnecting streets from Skyline Ranch to existing adjacent neighborhoods, thereby preventing disturbance to existing residents from additional vehicle traffic. 60. The Board finds that an elementary school similar to the school in the Fair Oaks Ranch and Golden Valley communities will be provided as part of the project. The Board further finds that a pedestrian bridge will be constructed over Skyline Ranch Road to provide safe access to the elementary school. 61. The Board finds that the project is consistent with the minimum 25 percent requirement for urban hillside projects, and the minimum 70 percent requirement for non -urban hillside projects. All open space will be permanent, as part of a density -controlled development. 62. The Board finds that filming activities at Mystery Mesa have historically generated substantial annual revenue which can continue to be used as a regular funding source for open space maintenance. 63. The Board finds that the project will include creation of a Landscaping and Lighting Act District, which will provide additional funding for open space maintenance. 64. The Board finds that the Castaic Lake Water Agency ("CLWA") is the wholesale water agency for much of the Santa Clarita Valley. The CLWA treats and delivers water to four local water retailers, and the retailers sell water to residents and businesses throughout the Santa Clarita Valley. Current and planned water HOA.735495.1 15 supplies available to CLWA include local groundwater, imported water from the State Water Project ("SWP"), water storage programs, water banking programs, and recycled water. The full range of supplies developed by CLWA would be used within the service area in accordance with the provisions of the current County Urban Water Management Plan ("UWMP") and Groundwater Management Plan. 65. The Board finds that in 1999, CLWA purchased one of its water retailers, now known as the CLWA Santa Clarita Water Division ("SCWD"). After the purchase, section 15.1 was added to the CLWA Law (Act 9099b of the California Water Code Uncodified Acts) to clarify SCWD's ability to provide retail water service. Under the CLWA Law, in areas where SCWD's service area overlaps with Newhall County Water District's ("NCWD") service area, NCWD has exclusive authority to provide water service unless it consents to service by SCWD. 66. The Board finds that the project site is located within an area of overlapping water service areas. The Board further finds that SCWD water supply infrastructure is the closest to the project site and that SCWD would have the ability to more readily serve the proposed project than would NCWD. 67. The Board finds that following public hearings by the County Local Agency Formation Committee, NCWD consented to SCWD serving the Skyline Ranch project by entering into a Memorandum of Understanding ("MOU") with CLWA. Accordingly, SCWD is authorized to serve Skyline Ranch pursuant to section 15.1 of CLWA Law, the MOU, and the California Water Code ("Water Code"). 68. The Board finds that the final EIR for the project includes a water supply assessment ("WSA") prepared by SCWD. The Board further finds that the WSA analyzed a reduced water pumping scenario taking into account interim operating restrictions imposed on the SWP by the federal court to protect the Delta smelt. 69. The Board finds that the California Department of Water Resources ("DWR") is the state agency charged with the statutory responsibility to build, manage, and operate the SWP. DWR publishes a reliability report every two years that contains data concerning the reliability of current and future SWP deliveries. In August 2008, DWR released a 2007 SWP Delivery Reliability Report, which included simulations to evaluate future SWP reliability incorporating interim court- ordered operating rules to protect the Delta smelt and climate change impacts to hydrology in the Central Valley. 70. The Board finds that subsequent to the approval of the WSA by SCWD and the 2007 SWP Delivery Reliability Report by DWR, the United States Fish and Wildlife Service issued a biological opinion imposing permanent operating restrictions on SWP operations to protect the Delta smelt. Similar court actions and regulatory proceedings have also occurred, designed to protect other endangered fish species, which also impact SWP operations. DWR had not HOA.735495.1 16 issued formal guidance regarding the impact of these recent court and regulatory actions on SWP operations and water supply reliability. In the absence of such guidance, and because the WSA considers restrictions to SWP based on reduced water pumping from the Sacramento -San Joaquin Delta, the Board finds that the WSA would not be changed materially by the court decisions and regulatory actions occurring subsequent to the approval of the WSA. 71. The Board finds the final EIR includes the most current reports and information required by section 10910 of the Water Code. The Board further finds that the final EIR goes beyond the published reports to analyze all recent court decisions and regulatory actions taken to protect endangered fish in the Sacramento - San Joaquin Delta, which may further reduce the reliability of SWP water deliveries to CLWA and other water agencies throughout California. 72. The Board finds that SCWD concluded in the WSA that there is a sufficient water supply available for the project during normal, single -dry, and multiple -dry years over the next 20 -year period. The Board further finds that Public Works reviewed the WSA and determined that it adequately addressed the demands and water supply issues related to the project in compliance with CEQA and the Water Code. SCWD also submitted a letter to the subdivider confirming its ability to serve the project. 73. The Board finds that based on the analysis provided in the current UWMP, as updated by the 2007 SWP Delivery Reliability Report, the WSA and the final EIR, sufficient water supplies would be available to meet projected demand for future development, including the project, through 2030. Nevertheless, due to the reduction in SWP reliability and County water conservation requirements, the project imposes mitigation measures to further reduce less -than -significant impacts to water supply, including the use of water efficient fixtures, low -flush toilets, water -efficient irrigation, and drought -tolerant landscaping. 74. The Board finds that as required by section 66473.7 of the California Government Code, the project includes a condition of approval requiring SCWD to submit a water supply verification to the County before a final map can be recorded on the property. 75. The Board finds that the project is required to comply with the County's green building program, which imposes green building requirements and stringent landscaping restrictions to minimize water use. 76. The Board finds that the project's five flag lots are justified by topographic conditions and the size and shape of the division of land, and that the design is not in conflict with the pattern of neighborhood development. The proposed development will be creating new neighborhoods, and will not increase density by proposing homes adjacent to any rear yards of existing homes. HOA.735495.1 17 77. The Board finds that the required front yard setbacks to the habitable structures shall be a minimum of 18 feet as measured from the back of the sidewalks, and the front yard setbacks to the garages shall be a minimum of 20 feet as measured from the back of the sidewalks. These setbacks will ensure compatibility with American with Disabilities Act requirements to ensure accessible sidewalks when cars are parked in individual driveways. 78. The Board finds that the proposed alternate cross-sections are in keeping with the design and improvement of adjoining highways and streets. The Board further finds that, with the alternate cross-sections, the project will still appear to have a 20 -foot front yard, except that six feet of open area between the house and the sidewalk will consist of landscaped parkway. As with a traditional cross- section, 40 feet of roadway will be provided for the project. 79. The Board finds that alternate cross-sections are proposed only for interior local streets, which do not adjoin existing or planned adjacent development. All collector roads and secondary highways that connect the new community to existing and planned neighborhoods and highways will be developed with traditional cross-sections. 80. The Board finds that, to avoid a sterile appearance for the project, the subdivider should incorporate feasible design controls, setbacks, and other measures into the project's master design standards to limit repetitive home design. 81. The Board finds that the proposed project is required to comply with the development standards of the A-1 zone pursuant to section 22.24.110 of the County Code, and A-2 zone pursuant to section 22.24.170 of the County Code, except as otherwise modified by CUP I. 82. The Board finds that the proposed subdivision and the provisions for its design and improvement are consistent with the goals and policies of the Area Plan, a component of the General Plan. The Board further finds that the project increases the supply and diversity of housing in the area and promotes the efficient use of land through a concentrated pattern of development, while at the same time minimizing development in hillside and natural resources areas. 83. The Board finds that the subject property is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping, and other accessory structures, as shown on the site plan and Vesting Map. 84. The Board finds that compatibility with the surrounding land uses will be ensured through the Plan Amendment, CUP I, CUP II, Oak Tree Permit, and Highway Realignment Case. 85. The Board finds that there is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project site. HOA.735495.1 18 86. The Board finds that the site is physically suitable for the type of development and density proposed because it will have adequate building sites to be developed in accordance with the County grading ordinance, will have access to a County -maintained street, will be served by public sewers, will have adequate water supplies and distribution facilities to meet anticipated domestic and fire protection needs, and will be developed to mitigate any flood and geologic hazards in accordance with the requirements of Public Works. 87. The Board finds that the design of the subdivision and type of improvements for the project will cause no serious public health problems because sewage disposal, storm drainage, fire protection, and geologic and soils factors are addressed in the conditions of approval. 88. The Board finds that the design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat, except as otherwise described in the Findings of Fact and SOC ("Findings and SOC'). 89. The Board finds that the design of the subdivision provides for future passive and/or natural heating or cooling opportunities where feasible. 90. The Board finds that the division and development of the property in the manner set forth on this map will not unreasonably interfere with the free and complete exercise of public entity and/or public utility rights-of-way and/or easements within this map, because the design and development as set forth in the conditions of approval and on the Vesting Map provide adequate protection for any such easements. 91. The Board finds that the proposed subdivision does not contain or front upon any public waterway, river, stream, coastline, shoreline, lake, or reservoir, consistent with Chapter 4, Article 3.5 of the Subdivision Map Act, section 66478.1 of the California Government Code, et seq. 92. The Board finds that the discharge of sewage from this land division into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with section 13000) of the California Water Code. 93. The Board finds that in determining that the project will be consistent with the General Plan, the housing and employment needs of the region were considered and balanced against the public service needs of local residents and the available fiscal and environmental resources. 94. The Vesting Map was submitted as a "vesting" tentative map." As such, it is subject to the provisions of sections 21.38.010 through 21.38.080 of the County Code. HOA.735495.1 19 95. The Board finds that a final EIR for the project was prepared in accordance with CEQA, the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles, which final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the final EIR including Responses to Comments dated February 2010, the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board reviewed and considered the final EIR, along with its associated Findings and SOC, and found that it reflects the independent judgment of the Board. The Findings and SOC are incorporated herein by this reference, as if set forth in full. 96. The Board finds that, as stated in the final EIR and the Findings and SOC, implementation of the project will result in unavoidable significant effects on visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and cumulative global climate change. However, the Board finds the benefits of the project outweigh these potential unavoidable adverse impacts and they are determined to be acceptable based upon the overriding considerations set forth in the Findings and SOC. 97. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the final EIR was prepared, and its requirements are incorporated into the conditions of approval for this project. 98. The MMP, prepared in conjunction with the final EIR, identifies in detail how compliance with its measures adopted to mitigate or avoid potential adverse impacts to the environment is ensured. 99. The Board finds this project has an impact on fish and wildlife resources and thus is not exempt from California Department of Fish and Game fees pursuant to section 711.4 of the California Fish and Game Code. 100. Approval of this subdivision is conditioned on the subdivider's compliance with the attached conditions of approval and the MMP as well as the conditions of approval for CUP I, CUP II, and Oak Tree Permit. 101. The location of the documents and other materials constituting the record of proceedings upon which the Board's decision is based in this matter is the Los Angeles County Department of Regional Planning, Hall of Records, 13th Floor, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. THEREFORE, THE BOARD OF SUPERVISORS: 1. Certifies that the final EIR for the project was completed in compliance with CEQA and the State and County Guidelines related thereto; certifies that it independently reviewed and considered the information contained in the final EIR, and that the final EIR reflects the independent judgment and analysis of the HOA.735495.1 20 Board as to the environmental consequences of the project; indicates that it certified the final EIR at the conclusion of its hearing on the project and adopted the Findings and SOC, and MMP, finding that pursuant to section 21081.6 of the California Public Resources Code, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation, found that the unavoidable significant effects of the project after adoption of said mitigation measures are as described in those Findings and SOC; and determined that the remaining, unavoidable environmental effects of the project have been reduced to an acceptable level and are outweighed by specific health and safety, economic, social, and/or environmental benefits of the project as stated in the Findings and SOC; and 2. Approves Vesting Tentative Tract Map No. 060922-(5) subject to the attached conditions. HOA.735495.1 21 CONDITIONS OF APPROVAL PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 The subdivider shall conform to the requirements of Title 21 of the Los Angeles County Code ("County Code") (Subdivision Ordinance). The subdivider shall also conform to the requirements of Conditional Use Permit Case No. 04-075-(5) ("CUP I"), Conditional Use Permit Case No. 2009-00121-(5) ("CUP II"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), and the Mitigation Monitoring Program ("MMP"), all approved by the Los Angeles County ("County") Board of Supervisors ("Board") in connection with the approval of this Vesting Tentative Tract Map No. 060922 ("Vesting Map"). 2. Unless otherwise apparent from the context, the term "subdivider" shall include the applicant or any successor in interest, and any other person, corporation, or entity making use of this grant. 3. All development governed by this Vesting Map and its related entitlements shall comply with the applicable provisions of the County's green building program, including the green building, low -impact development, and drought -tolerant landscaping ordinances, as set forth in Parts 20, 21, and 22, respectively, of Chapter 22.52 of Title 22 of the County Code. 4. Recordation of the final map is contingent upon adoption by the Board of General Plan Amendment Case No. 2009-00009-(5) ("Plan Amendment") amending the Master Plan of Highways to delete Cruzan Mesa Road and to realign Whites Canyon Road through the project site, where the realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway. 5. Except as otherwise specified in Condition No. 6 and by CUP I, the subdivider shall conform to the requirements of the A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), A-1 (Light Agricultural - 5,000 Square Feet Minimum Lot Size), A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area), and A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area) zones, where applicable. 6. As a density -controlled development in a non -urban and urban hillside management area, and in accordance with CUP I, the areas of the proposed lots may be averaged to collectively conform to the minimum lot area requirements of the A-2-1, A-1-1, and A-1-10,000 zones, as applicable, as shown on the approved Vesting Map. If multiple final maps are recorded for the project, the average area of all lots shown on each final unit map and all previously recorded final unit maps shall comply with the minimum lot area requirements of the A-2-1, A-1-1, and A-1-10,000 zones, as applicable. HOA.724089.1 7e The subdivider shall submit a copy of any and all project Covenants, Conditions, and Restrictions ("CC&Rs"), and any other covenants or maintenance agreements entered into with respect to the project, to the County Department of Regional Planning ("Regional Planning") for review and approval. All project conditions of approval shall be included as conditions in the CC&Rs, and the CC&Rs shall prohibit any such condition from being amended in any way, or from being eliminated, without prior approval from the Director of Regional Planning ("Director"). 8. The subdivider shall submit evidence to Regional Planning that these conditions of approval, and the conditions of the associated CUP I, CUP II, and Oak Tree Permit have been recorded. 9. This grant shall authorize the subdivider to record multiple final maps for the project. The boundaries of the final unit maps shall be established to the satisfaction of the Los Angeles County Subdivision Committee ("Subdivision Committee"). Each final unit map to be recorded shall comply, on its own or in combination with previously recorded final unit maps, with the open space and lot area requirements of the Los Angeles County General Plan, Title 22 of the County Code (i.e., the zoning ordinance), and the other entitlements approved for this project, where applicable. Prior to approval of each final unit map, the subdivider shall submit the following to Regional Planning: a. A phasing map indicating the boundaries of the current final unit map, the boundaries and status of all previously filed final unit maps, and the expected boundaries and phasing of all future final unit maps; b. A summary sheet for the phasing map, indicating the number and type of all current and previous final maps shown, including a breakdown of open space acreage, type, and percentage; and C. If, pursuant to this Condition No. 9, a phasing map is required to be reviewed and approved by the Subdivision Committee, the subdivider shall submit multiple copies of the phasing map to Regional Planning for circulation and approval by the Subdivision Committee. 10. Prior to recordation of the final map, or each final unit map if applicable, and also prior to obtaining any grading and/or building permit for the project, the subdivider shall provide to Regional Planning a valid, current water availability letter from the involved water purveyor, to the satisfaction of the Director and the Director of the County Department of Public Works ("Public Works"). 11. The subdivider shall be authorized to adjust lot lines between lots within the subdivision to the satisfaction of Regional Planning. 12. For each lot fronting a cul-de-sac and/or a knuckle, the lot shall have at least 40 feet of street frontage from the property line; for all other lots (including Lot No. 73) except Flag Lot Nos. 20, 499, 502, and 539, the lot shall have at least HOA.724089.1 1 2 50 feet of street frontage from the property line. Each lot shall have approximate radial lot lines. 13. The subdivider shall construct or bond with Public Works for driveway paving on Flag Lot Nos. 20, 499, 502, 539, and 542 with minimum widths of: Fifteen feet where the driveway is less than 150 feet in length and serves one lot; b. Twenty feet where the driveway exceeds 150 feet in length and serves one lot, or for dual access strips; and C. Twenty feet where a common driveway serves two lots. 14. The final map shall show all streets within the project site to be dedicated as public streets. 15. Prior to recordation of each final unit map, if applicable, the subdivider shall submit to the Subdivision Committee for its review and approval an updated phasing map depicting project access to all phases of the project and the open space acreage within each phase. 16. All open space lots on each final unit map shall be numbered and access shall be provided to each open space lot with a minimum of 15 feet in width, all to the satisfaction of Regional Planning. 17. Additional open space lots shall be created, to the satisfaction of Regional Planning, to separate manufactured slopes from natural open space areas on each final unit map. 18. Private park Lot Nos. 1263 and 1271 shall be owned and maintained by a Homeowners' Association formed within the development, to the approval of Regional Planning. 19. The subdivider shall dedicate to the County on each final unit map the right to prohibit construction of any and all residential structures on the project's school site, shown as Lot No. 1261 on the Vesting Map, and the project's open space areas, shown as public park Lot No. 1262 and private park Lot Nos. 1263 through 1271 on the Vesting Map. The words "Open Space -Building Restriction Area" shall be depicted over the open space lots just described on each recorded final unit map, where applicable. 20. The subdivider shall dedicate to the County on each final unit map the right to prohibit development, including grading or the construction of any structure, on the open space areas shown as open space Lot Nos. 1272 through 1296 on the Vesting Map. The words "Open Space -Development Restriction Area" shall be depicted over these open space lots on each recorded final unit map, where applicable. HOA.724089.1 3 21. The subdivider shall dedicate open space Lot Nos. 1272 through 1296 to the County or some other public agency, subject to the approval of Regional Planning. The dedication instrument shall contain language that access to said open space lots for emergency purposes shall not be prohibited. 22. The subdivider shall be authorized to grade in phases, subject to the approval and/or satisfaction of Public Works and Regional Planning. 23. No grading permit for development within the project site shall be issued prior to recordation of a final unit map, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of CUP I, CUP II, and the Oak Tree Permit. 24. The development shall include slope planting and an irrigation system in accordance with the County grading and drought -tolerant landscaping ordinances. The subdivider shall ensure that the project CC&Rs include a requirement for the continued maintenance of plantings for those lots with planted slopes. 25. The project's irrigation system for manufactured slopes shall include dual piping to allow for future connection and the use of reclaimed water within landscaped slopes, to the satisfaction of the Director and the Director of Public Works. 26. Prior to issuance of a grading and/or building permit for the project, the subdivider shall submit three copies of a landscape plan, including an irrigation plan, for approval by the Director, to be incorporated into a revised site plan, showing, at a minimum, that the subdivider will plant at least one tree of a non- invasive species within the front yard of each residential lot. The location and the species of said tree shall also be shown on the landscape plan. Prior to approval of each final unit map, the landscape plan shall be approved by the Director and a bond shall be posted with Public Works, or the subdivider shall submit other verification to the satisfaction of the Director, ensuring that the required trees will be planted. 27. The subdivider shall construct off-site asphalt concrete (AC) paving, to include a travel lane, bicycle lane, buffer, curb and gutter adjacent to the bicycle lane, and sidewalks in both directions on Skyline Ranch Road joining to Plum Canyon Road, which improvements shall conform to the latest approved IEC alignment P-270(PW) to the satisfaction of Public Works. Further, before recordation of the 301st unit in phase one of the development, the remaining improvements as shown on the approved typical sections exhibit labeled "TR 60922 Street Cross - Section Revised 03/03/10" shall be completed to the satisfaction of Public Works. 28. The subdivider shall construct a pedestrian bridge over Skyline Ranch Road at the project's school site that will be bonded for upon the recordation of the first buildable unit on the northeast side of Skyline Ranch Road, and it shall be HOA.724089.1 4 completed, along with access improvements, prior to occupancy of the first unit of the project on the northeast side, all to the satisfaction of Public Works. 29. The subdivider shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code. 30. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages. 31. Residences within the development shall be limited to a maximum of two stories and 32 feet in height. 32. There shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots. 33. There shall be no more than one garage for each residence, and such garage shall not exceed 30 feet in width. 34. For residences with attached garages, the garage shall be set back at least six feet from the front face of the residence. 35. A minimum of three native, drought -tolerant trees (15 -gallon or larger) shall be planted on each lot. 36. Condition 1 of "Trails Conditions of Map Approval" in Parks and Recreation's letter dated November 30, 2009, should be revised to require Parks and Recreation's approval, trail alignment, posting of bonds, and associated actions all to occur prior to recordation of the project's first final map. 37. If any bond is posted for any improvements required by these conditions of approval, the subdivider shall be financially responsible and reimburse Regional Planning for all inspections made to ensure compliance with such conditions and to the approved site plan on file. The amount charged for these inspections shall be equal to the recovery cost at the time of payment (currently $200 per inspection). 38. Within three days of the approval date of this grant, the subdivider shall remit processing fees in the amount of $2,867.25 payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code and section 711.4 of the California Fish and Game Code to defray the costs of fish and wildlife protection HOA.724089.1 5 and management incurred by the California Department of Fish and Game. No land use project subject to this requirement is final, vested, or operative until the fee is paid. 39. Within 30 days of the approval date of this grant, the subdivider shall record a covenant and agreement with the County agreeing to comply with the required environmental mitigation measures imposed in the Final Environmental Impact Report ("EIR") and MMP for this project, and shall attach the MMP to the document to be recorded. Prior to recordation of the covenant, the subdivider shall submit a copy of the draft.covenant to the Director for review and approval. 40. The attached environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the Final EIR for the project are incorporated herein and made conditions of Vesting Map. The subdivider shall comply with all such mitigation measures in accordance with the attached MMP. To ensure the effectiveness of these mitigation measures, the subdivider shall submit mitigation monitoring reports to Regional Planning for approval as frequently as may be required by the Director, until such time as all such mitigation measures have been completed and implemented. These reports shall describe the status of the subdivider's compliance with the required mitigation measures. 41. Within 30 days of the approval date of this grant, the subdivider shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the subdivider's MMP reports and to verify compliance with the information contained therein, as required by the MMP. 42. The subdivider shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this tract map approval, or related discretionary approvals, whether legislative or quasi-judicial, which action is brought within the applicable time period of section 66499.37 of the California Government Code or any other applicable limitation period. The County shall promptly notify the subdivider of any claim, action, or proceeding and the County shall fully cooperate in the defense. If the County fails to promptly notify the subdivider of any claim, action, or proceeding, or the County fails to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify, or hold harmless the County. 43. In the event that any claim, action, or proceeding as described above is filed against the County, the subdivider shall within 10 days of the filing pay Regional Planning an initial deposit of $5,000 from which actual costs shall be billed and deducted for the purpose of defraying the expense involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to the subdivider or subdivider's counsel. The subdivider or successor in interest shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: HOA.724089.1 6 a. If during the litigation process, actual costs incurred reach 80 percent of the amount on deposit, the subdivider shall deposit additional funds to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation; and b. At the sole discretion of the subdivider, the amount of the initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by the subdivider according to section 2.170.010 of the County Code. Except as modified herein, this approval is subject to all of the conditions set forth in CUP I, CUP II, Oak Tree Permit, the MMP, and the attached reports recommended by the Subdivision Committee, which Subdivision Committee consists of members of Regional Planning, Public Works, and the County Departments of Fire, Parks and Recreation, and Public Health. Attachment: Subdivision Committee Reports (VTTM No. 060922 - Pages 1-44) Mitigation Monitoring Program (VTTM No. 060922 - Pages 45 — 91) HOA.724089.1 7 COUNTY OF LOS ANGELES Page 1/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT "A" MAP DATED 10-22-2009 The following reports consisting of 21 pages are the recommendations of Public Works. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: Details and notes shown on the tentative map are not necessarily approved. Any details or notes which may be inconsistent with requirements of ordinances, general conditions of approval, or Department policies must be specifically approved in other conditions, or ordinance requirements are modified to those shown on the tentative map upon approval by the Advisory agency. 2. Easements are tentatively required, subject to review by the Director of Public Works to determine the final locations and requirements. 3. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction rights, or other easements until after the final map is filed with the Registrar-Recorder/County Clerk's Office. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final map. 4. In lieu of establishing the final specific locations of structures on each lot/parcel at this time, the owner, at the time of issuance of a grading or building permit, agrees to develop the property in conformance with the County Code and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Water Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances. 5. All easements existing at the time of final map approval must be accounted for on the approved tentative map. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location. If all easements have not been accounted for, submit a corrected tentative map to the Department of Regional Planning for approval. 6. Adjust, relocate, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the County determined the application to be complete all to the satisfaction of Public Works. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT "A" MAP DATED 10-22-2009 7. Design the boundaries of the unit final maps to the satisfaction of the Director of Public Works and the Department of Regional Planning. 8. The first unit of this subdivision shall be filed as Tract No. 60922-01, the second unit, Tract No. 60922-02, ....... and the last unit, Tract No. 60922. 9. Show open space/graded slope lots on the final map and dedicate residential construction rights over the open space/graded slope lots. 10. Furnish Public Works' Street Name Unit with a list of street names acceptable to the subdivider. These names must not be duplicated within a radius of 20 miles. 11. A Mapping & Property Management Division house numbering clearance is required prior to approval of the final map. 12. Quitclaim or relocate easements running through proposed structures. 13. Dedicate vehicular access rights to the rear of double frontage residential lots, unless the Department of Regional Planning requires the construction of a wall. In such cases, complete access rights shall be dedicated. 14. If possible, modify the boundaries of the open space lots or add additional open space lots to include the airspace easements for sight distance to the satisfaction of Public Works and the Department of Regional Planning. 15. Provide full width off-site easement and/or right of way on Skyline Ranch Road from the tract boundary southerly to join Sierra Highway and westerly to join the existing Skyline Ranch Road on the final map to the satisfaction of Public Works. 16. A final tract map must be processed through the Director of Public Works prior to being filed with the Registrar-Recorder/County Clerk's Office. 17. Prior to submitting the tract map to the Director of Public Works for examination pursuant to Section 66442 of the Government Code, obtain clearances from all affected Departments and Divisions, including a clearance from the Subdivision Mapping Section of the Land Development Division of Public Works for the following mapping items; mathematical accuracy; survey analysis; and correctness of certificates, signatures, etc. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT "A" MAP DATED 10-22-2009 18. A final guarantee will be required at the time of filing of the final map with the Registrar-Recorder/County Clerk's Office. 19. Within 30 days of the approval date of this land use entitlement or at the time of first plan check submittal, the applicant shall deposit the sum of $2,000 (Minor Land Divisions) or $5,000 (Major Land Divisions) with Public Works to defray the cost of verifying conditions of approval for the purpose of issuing final map clearances. This deposit will cover the actual cost of reviewing conditions of approval for Conditional Use Permits, Tentative Tract and Parcel Maps, Vesting Tentative Tract and Parcel Maps, Oak Tree Permits, Specific Plans, General Plan Amendments, Zone Changes, CEQA Mitigation Monitoring Programs and Regulatory Permits from State and Federal Agencies (Fish and Game, USF&W, Army Corps, RWQCB, etc.) as they relate to the various plan check activities and improvement plan designs. In addition, this deposit will be used to conduct site field reviews and attend meetings requested by the applicant and/or his agents for the purpose of resolving technical issues on condition compliance as they relate to improvement plan design, engineering studies, highway alignment studies and tract/parcel map boundary, title and easement issues. When 80% of the deposit is expended, the applicant will be required to provide additional funds to restore the initial deposit. Remaining balances in the deposit account will be refunded upon final map recordation. die - Prepared by John Chin tr60922L-rev5(rev'd 3-10-10).doc Phone (626) 458-4918 Date 11-19-2009 TRACT NO.: 60922 TENTATIVE MAP DATE: 10/22/2OD9 EXHIBIT MAP DATE: 10/22/2009 STORM DRAIN AND HYDROLOGY SECTION CONDITIONS OF APPROVAL, PHONE: (626) 4584921 Prior to Improvement Plans Approval: 1. Comply with the requirements of the Drainage Concept/Hydrology Study/Standard Urban Stormwater Mitigation Plan (SUSMP), which was approved on 05/13/09 to the satisfaction of the Department of Public Works. 2_ Obtain approval or letter of non jurisdictional from the State Department of Fish and Game. 1 Obtain approval or letter of non jurisdictional from the State Water Resources Control Board. 4. Obtain approval or letter of non jurisdictional from the Corps of Engineers. 5. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all drainage devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Prior to Building Permit: Prior to issuance of building permits, plans must be approved to: provide for the proper distribution of drainage and for contributory drainage from adjoining properties and eliminate the sheet overflow, ponding, and protect the lots from high velocity scouring action; comply with NPDES, SWMP, and SUSMP requirements. Page 1 of 2 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS PUBM WORK S. 900 SOUTH FREMONT AVENUE �. ALHAMBRA, CALIFORNIA 91803-1331 WWW.DPW.LA000NTY.GOV TRACT NO.: 60922 TENTATIVE MAP DATE: 10/22/2OD9 EXHIBIT MAP DATE: 10/22/2009 STORM DRAIN AND HYDROLOGY SECTION CONDITIONS OF APPROVAL, PHONE: (626) 4584921 Prior to Improvement Plans Approval: 1. Comply with the requirements of the Drainage Concept/Hydrology Study/Standard Urban Stormwater Mitigation Plan (SUSMP), which was approved on 05/13/09 to the satisfaction of the Department of Public Works. 2_ Obtain approval or letter of non jurisdictional from the State Department of Fish and Game. 1 Obtain approval or letter of non jurisdictional from the State Water Resources Control Board. 4. Obtain approval or letter of non jurisdictional from the Corps of Engineers. 5. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all drainage devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Prior to Building Permit: Prior to issuance of building permits, plans must be approved to: provide for the proper distribution of drainage and for contributory drainage from adjoining properties and eliminate the sheet overflow, ponding, and protect the lots from high velocity scouring action; comply with NPDES, SWMP, and SUSMP requirements. Page 1 of 2 TRACT NO.: 60922 TENTATIVE MAP DATE: 10/22/2009 EXHIBIT MAP DATE: 10/22/2009 Prior to Improvement Acceptance for Public Maintenance: A Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 458-7155, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the irrevocable offer to dedicate has been recorded. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered 'offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 0 -Name Date G D Phone X626) 458-4921 Page 2 of 2 COUNTY OF LOS ANGELES " DEPARTMENT OF PUBLIC WORKS PMrc WORXS 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 VVM. DPW. LACOU NTY. GOV TRACT NO.: 60922 TENTATIVE MAP DATE: 10/22/2009 EXHIBIT MAP DATE: 10/22/2009 Prior to Improvement Acceptance for Public Maintenance: A Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 458-7155, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the irrevocable offer to dedicate has been recorded. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered 'offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 0 -Name Date G D Phone X626) 458-4921 Page 2 of 2 Sheet 1 of 1 County of Los Angeles Department of Public Works DISTRIBUTION GEOTECHNICAL AND MATERIALS ENGINEERING DIVISION 1 Geologist GEOLOGIC REVIEW SHEET —Soils Engineer 900 So. Fremont Ave., Alhambra, CA 91803 1 GMED File TEL. (626) 458-4925 1 Subdivision TENTATIVE TRACT MAP 60922 SUBDIVIDER Pardee Homes ENGINEER Sikand GEOLOGIST-ASOILS ENGINEER Geolabs -Westlake Village TENTATIVE MAP DATED 10/22/09 (Revision & Exhibit) LOCATION Santa Clarita GRADING BY SUBDIVIDER [Y] (Y or N) REPORT DATE 8/28108,4113/07,11/16/06,1/3/05,8/23/04,3/6/04 TENTATIVE MAP FEASIBILITY IS RECOMMENDED FOR APPROVAL FROM A GEOLOGIC STANDPOINT THE FOLLOWING CONDITIONS MUST BE FULFILLED: 1. The final map must be approved by the Geotechnical and Materials Engineering Division (GMED) to assure that all geotechnical requirements have been properly depicted. For Final Map clearance guidelines refer to GS051.0 in the Manual for Preparation of Geotechnicaf Reports (http://www.dow.lacounly.gov/gmed/manual,pdD. 2. A grading plan must be geotechnically approved by the GMED prior to Final Map approval. The grading depicted on the plan must agree with the grading depicted on the tentative tract or parcel map and the conditions approved by the Planning Commission. If the subdivision is to be recorded prior to the completion and acceptance of grading, corrective geologic bonds may be required. 3. Prior to grading plan approval a detailed engineering geology and soils engineering report must be submitted that addresses the proposed grading. All recommendations of the geotechnical consultants must be incorporated into the plan (Refer to the Manual for Preparation of Geotechnical Reports at http://www.dpw.lacounty.gov/gmed/manual.pdf). 4. All geologic hazards associated with this proposed development must be eliminated. Alternatively, the geologic hazards may be designated as restricted use areas (RUA), and their boundaries delineated on the Final Map. These RDAs must be approved by the GMED, and the subdivider must dedicate to the County the right to prohibit the erection of buildings or other structures within the restricted use areas (refer to GS063.0 in the manual for preparation of Geotechnical Reports). 5. The Soils Engineering review dated is attached. Reviewed by Geir Mathisen Please complete a Customer Service Survey at http://dpw.lacountygov/go/gmedsurvey 60922, TM 11 APP Date 11/16/09 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS GEOTECHNICAL AND MATERIALS ENGINEERING DIVISION SOILS ENGINEERING REVIEW SHEET Address: 900 S. Fremont Ave., Alhambra, CA 91803 District Office Telephone: (626) 458--4925 Job Number Fax: (626) 458-4913 Sheet 1 of 1 Tentative Tract Map Location Developer/Owner Engineer/Architect Soils Engineer Geologist Review of: 60922 Santa Clarita Pardee Homes Sikand Geolabs - Westlake Village Same as above 8.2 LX001129 DISTRIBUTION: Drainage Grading _ Geo/Soils Central File District Engineer Geologist _ Soils Engineer Engineer/Architect Revised Tentative Tract Map Dated by Regional Planning 10/22/09 (Revision and Exhibit) Soils Engineering Report and Addenda Dated 4/13/07 11/16/06 1/3105, 8/23/04, 316/04 Previous Review Sheet Dated 7/8/09 ACTION: Tentative Map feasibility is recommended for approval, subject to conditions below: REMARKS: 1. At the grading plan stage, submit two sets of grading plans to the Soils Section for verification of compliance with County codes and policies. 2. At the grading plan stage, provide geotechnical maps and tentative maps that conform. The geotechnical maps within the submitted report do not conform to the latest tentative map dated 10/22/09 by Regional Planning. NOTE(S) TO THE PLAN CHECKER/BUILDING AND SAFETY ENGINEER: A. ONSITE SOILS HAVE A MEDIUM EXPANSION POTENTIAL AND ARE CORROSIVE TO METALS. B. OFF-SITE GRADING IS RECOMMENED FOR THE REMOVAL AND RECOMPACTION OF LANDSLIDES QLS-9A, QLS-10, QLS- 10A, L1, AND L17. t7 No. +5768 " _ ExA• t m Reviewed by Date 11/16/09 Yosh i4 FOF FOP NOTICE: Public safety, relative to geotechnical subsurface exploratio vided in accordance with current codes for excavations, inclusive of the Los Angeles County Code, Chapter 11.48, and the State of California, Title 8, Construction Safety Orders. P \Yosh\60922TentTi COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922 REV Page 1/2 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: REQUIREMENTS PRIOR TO GRADING PLAN APPROVAL: Notarized covenants shall be secured and recorded by the applicant for any offsite impacts, as determined by Public Works. By acceptance of this condition, the applicant acknowledges and agrees that this condition does not require the construction or installation of an off-site improvement, and that the offsite covenants referenced above do not constitute an offsite easement, license, title or interest in favor of the County. Therefore, the applicant acknowledges and agrees that the provisions of Government Code Section 66462.5 do not apply to this condition and that the County shall have no duty or obligation to acquire by negotiation or by eminent domain any land or any interest in any land in connection with this condition. Offsite work is shown on the tentative map, but not required for public improvements, and design changes during the improvement change may allow the offsite improvements or impacts to be omitted or mitigated, respectively. 2. Provide approval of: a. The latest drainage concept/hydrology/Standard Urban Stormwater Mitigation Plan (SUSMP)/Low Impact Development (LID) plan (if applicable) by the Storm Drain and Hydrology Section of Land Development Division. b. The location/alignment and details/typical sections of any park/trail, as shown on the grading plan, to the satisfaction of the Department of Parks and Recreation. c. The grading plan by the Geotechnical & Materials Engineering Division (GMED). d. Permits and/or letters of non -jurisdiction from all State and Federal Agencies, as applicable. These agencies may include, but may not be limited to the State of California Regional Water Quality Control Board, State of California Department of Fish and Game, State of California Department of Conservation, Division of Oil, Gas, and Geothermal Resources (DOGGR), and the Army Corps of Engineers. REQUIREMENTS PRIOR TO FINAL MAP RECORDATION: 3. Submit a grading plan for approval. The grading plan must show and call out the following items, including but not limited to: construction of all drainage devices and details, paved driveways, elevation and drainage of all pads, SUSMP and LID devices (if applicable), and any required landscaping and irrigation not within a common area or maintenance easement. Acknowledgement and/or approval from COUNTY OF LOS ANGELES Page 2/2 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922 REV TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 all easement holders may be required. 4. A maintenance agreement or CC&Rs may be required for all privately maintained drainage devices, slopes, and other facilities. ADDITIONAL COMMENTS: 1. Provide easements for the pedestrian bridge and associated appurtenances over Skyline Ranch Road for access and maintenance purposes to the satisfaction of Public Works. 2. Slope set back as shown on the tentative map are not necessarily approved. All the set back shall conform to section J108.1 of grading code. 3. Westerly face of the Debris Basin containing the inlet for MTD 1548 (on the western tract boundary) shall be concrete lined if determined to be appropriate to the satisfaction of Public Works. IMO G Name David Esfandi Date 11/16/09 Phone (626) 458-4921 CADocuments and Settings\MESFANDI\Desktop\60922 REV 5.doc COUNTY OF LOS ANGELES Page 1/8 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 Public Works' tentative map clearance of this project is contingent upon: The Board of Supervisors' approval of the corresponding General Plan amendment for the realignment of Skyline Ranch (Whites Canyon) Road; and 2. The developer providing a written easement in favor of the County for the offsite portion of the future alignment of Skyline Ranch (Whites Canyon) Road and associated drainage facilities prior to the public hearing before the Board of Supervisors regarding this project. 3. In the event that the developer fails to obtain the above- referenced items, Public Works recommends that the project be approved for a maximum of 75 units, composed of those 75 units closest to the sole point of access at Sierra Highway. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. A minimum centerline curve length of 100 feet shall be maintained on all local streets. A minimum centerline curve radius of 100 feet shall be maintained on all cul-de-sac streets. Reversing curves of local streets need not exceed a radius of 1,500 feet, and any curve need not exceed a radius of 3,000 feet. 2. The minimum centerline radius is 350 feet on all local streets with 64 feet of right of way and on all the streets where grades exceed 10 percent. 3. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a minimum of 100 feet away from the BCR's of the intersection. 4. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a minimum of 100 feet away from the BCR's of the intersection. 5. Reversing curves and compound curves through intersections should be avoided when possible. If unavoidable, the minimum centerline radius of reversing curves and compound curves through intersections shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. COUNTY OF LOS ANGELES Page 2/8 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 6. The minimum centerline radius on a local street with an intersection street on the concave side shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. 7. The centerline of all local streets shall be aligned without creating jogs of less than 150 feet. A one -foot jog may be used where a street changes width from 60 feet to 58 feet of right of way. 8. The central angles of the right of way radius returns shall not differ by more than 10 degrees on local streets. 9. Driveways will not be permitted within 25 feet upstream of any catch basins when street grades exceed 6 percent. 10. Provide minimum landing area of 100 feet for local collectors, 50 feet for local access roads, and 25 feet for cul-de-sacs at a maximum 3 percent grade on all "tee" intersections. 11. At tee intersections involving local streets, the maximum permissible grade of the through street across the intersection is 10 percent. For intersections involving multi -lane highways, the maximum permissible grade of the through street is three percent. For 4 -legged intersections, the maximum permissible grade of the through street is 8 percent. 12. Depict all line of sight easements on landscaping and grading plans. 13. Permission is granted to vacate the excess right of way on Vasquez Canyon Road providing the adjoining property owners have the underlying ownership of the portion of street to be vacated. 40 feet of right of way shall be retained on Vasquez Canyon Road. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. 14. Dedicate slope and drainage easements for future widening on Vasquez Canyon Road to the satisfaction of Public Works. 15. Dedicate vehicular access rights on Skyline Ranch Road and Vasquez Canyon Road for all lots, unless the Department of Regional Planning requires the construction of a wall. In such cases, complete access rights shall be dedicated. 16. Provide standard property line return radii of 13 feet at all local street intersections, COUNTY OF LOS ANGELES Page 318 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 and 27 feet at the intersection of local streets with General Plan Highways and where all General Plan Highways intersect, or to the satisfaction of this Department. 17. Dedicate right of way 40 feet from centerline within the tract boundaries on Skyline Ranch Road per the latest approved I.E.C. alignment P-270(PW). The alignment and grade of Skyline Ranch Road shall be compatible with Tract 46018. 18. Dedicate off-site right of way 40 feet from centerline on Skyline Ranch Road from Sierra Highway to the southerly property line per the latest approved I.E.C. alignment P-270(PW). It shall be the sole responsibility of the subdivider to acquire the necessary right of way. 19. Dedicate right of way 32 feet from centerline within the tract boundaries on Main Street South and Main Street North. The details of the proposed ultimate typical section are not necessarily approved. Approval is contingent on the traffic study demonstrating that the projected traffic volumes do not exceed the capacity of this roadway. If so, provide additional lanes. 20. Dedicate right of way 32 feet from centerline within the tract boundaries on S-A Street, S -L Street, S -M from Main Street South to S -L Street, S -U Street, S -BB Street, S -HH Street, N -A Street from Main Street North to N -D, N -B from Main Street North to WE Street, N -J Street from Main Street North to N -C Street, N -R Street, N -S Street, and N -X1 Street. 21. Dedicate right of way 30 feet from centerline within the tract boundaries on S -B Street, S -C Street, S -D Street, S -G Street, S -J Street, S -N Street, S -P Street, S -V Street including a standard cul-de-sac bulb, S -CC Street, S -DD Street, S -GG Street, S-00 Street including a standard cul-de-sac bulb, S -NN Street, S -MM Street, S -JJ Street, S -KK Street, S -LL Street including a standard knuckle, N -A, N -B from WE Street to N -G Street, N -C Street, N -D Street, WE Street, N -G Street, N -H Street including a standard cul-de-sac bulb, N -J Street from N -C Street to N -F Street, N -Q N -W Street, N -T Street, N -U Street, N -V Street, N -X Street, N -CC Street, and N -DD Street. 22. Dedicate right of way 29 feet from centerline including a standard cul-de-sac bulb within the tract boundaries on S-61 Street, S-132 Street, S -D1 Street, S -E Street, S- E Street, S -F Street, S -H Street, S -J1 Street, S -K Street, S -M1 Street, S -N1 Street, S-0 Street, S -Q Street, S -S Street, S -W Street, S -X Street, S -Y Street, S -Z Street, S -AA Street, S-CC1 Street, S-CC2 Street, S-DD1 Street, S -EE Street, S -FF Street, S-GG1 Street, S-JJ1 Street, S-MM1 Street, S -MM2 Street, S -PP Street, S-QQ COUNTY OF LOS ANGELES Page 4/8 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 Street, S -RR Street, N-131 Street, N -C1 Street, N -F Street, N -H1 Street, N -H2 Street, N -I Street, N -J 1 Street, N -K Street, N -L Street, N -N Street, N -O Street, N -P Street, N -Q Street, N -T1 Street, N -V1 Street, N -Y Street, N -Z Street, N -AA Street, N -BB Street, and N-DD1 Street. 23. Provide off-site full street r/w and construct off-site improvements and cul-de-sac bulbs wherever required to the satisfaction of the City of Santa Clarita. 24. Dedicate additional right of way at all proposed roundabout locations to the satisfaction of Public Works. 25. Construct curb, gutter, base, pavement and full -width sidewalk within the tract boundaries on Skyline Ranch Road to the satisfaction of Public Works. 26. Off-site improvements are required. Construct off-site full width highway improvements, including curb, gutter, base, pavement, sidewalk, street trees, and street lights, on the portion of Skyline Ranch Road from Sierra Highway to the southerly property line to the satisfaction of Public Works. 27. The street cross sections for all the streets shown (except for Skyline Ranch Road) are conceptually approved and are subject to final review and approval. 28. The street improvements for Skyline Ranch Road shall be designed to substantially conform with the approved typical sections labeled (TR 60922 STREET CROSS SECTION REVISED 03/03/10 as attached) to the satisfaction of Public Works. 29. If Tract 46018 improvements are not constructed first, construct a minimum of 24 feet of "all weather" off-site pavement joining Skyline Ranch Road to Plum Canyon Road per the latest approved I.E.C. alignment P-270(PW) to the satisfaction of Public Works. If the Fire Department requires a wider pavement width, construct the additional pavement to the satisfaction of Public Works. Proof of off-site access is required. 30. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the dedication or irrevocable offerto dedicate has COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. _60922 (Rev.) been recorded. Page 5/8 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 31. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered 'offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 32. Construct curb, gutter, base, pavement and sidewalk within the tract boundaries on all local streets. Permission is granted to use the alternate street section. 33. Construct a slough wall outside the street right of way when the height of the slope is greater than five feet above the sidewalk and the sidewalk is adjacent to the street right of way. The wall shall not impede any required line of sight. 34. Plant street trees within the tract boundaries on Skyline Ranch Road and all local streets to the satisfaction of Public Works. 35. Construct drainage improvements and offer easements needed for street drainage or slopes to the satisfaction of Public Works. 36. Provide intersection sight distance for a design speed of: a. 40 mph (415 feet) on Main Street from "N -CC" Street (westerly direction), from "N -CC" Street (westerly direction), and from "S -P" Street (southerly direction); on "S -M" Street from "S -L" Street (southerly direction), and from "S -N" Street (northerly direction). b. 30 mph (310 feet) on "S -MM" Street from "S -NN" Street (northerly direction); on "N -J" Street from "WE" Street (westerly direction); on "S -V" Street from "S -W" Street (both directions); and on "S -N" Street from "S -L" Street (westerly direction). C. 25 mph (260 feet) on "N -T1 " Street from "N -W" Street (easterly direction); on "N -V" Street from "N -R" Street (easterly direction); and on "N -L" Street from "N -C" Street (southerly direction). d. Line of sight shall be within right of way or dedicate airspace easements to the satisfaction of Public Works. Additional grading may be required. With COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) 37 Page 6/8 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 respect to the position of the vehicle at the minor road, the driver of the vehicle is presumed to be located 4 feet right of centerline and 10 feet back the top of curb (TC) or flow line (FL) prolongation. When looking left, we consider the target to be located at the center of the lane nearest to the parkway curb. We use 6 feet from TC. When looking right, the target is the center of the lane nearest to the centerline or from the median TC (when present). Comply with the following street lighting requirements: a. Provide street lights on concrete poles with underground wiring on Skyline Ranch Road and all internal public streets to the satisfaction of Public Works. Obtain Street Lighting Section's approval of the street light layout prior to project recordation. Street lighting plans must be approved by the Street Lighting Section. For additional information, please contact the Street Lighting Section at (626) 300-4726. b. The proposed project, or portions thereof, are not within an existing Lighting District. Annexation is required. Upon tentative map approval, the applicant shall comply with conditions listed below in order for the Lighting District to pay for the future operation and maintenance of the street lights. The Board of Supervisors must approve the annexation and levy of assessment priorto filing of the final subdivision maps for each area with the Registrar- Recorder/County Clerk. Assessment will be imposed on portions of the development served by driveways or gated driveways as a result of benefits derived from existing or future street lights on adjacent public roadways. (1) Request the Street Lighting Section to commence annexation and levy of assessment proceedings. (2) Provide business/property owner's name(s), mailing address(es), site address, Assessor Parcel Number(s), and Parcel Boundaries in either Microstation or Auto CADD format of territory to be developed to the Street Lighting Section. (3) Submit a map of the proposed project, including any roadways conditioned for street lights that are outside the proposed project area, to Street Lighting Section. Contact the Street Lighting Section for map requirements and with any questions at (626) 300-4726. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) Page 7/8 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 C. Note that the annexation and assessment balloting process takes approximately ten to twelve months to complete once the above information is received and approved. Therefore, untimely compliance with the above will result in a delay in receiving approval of the street lighting plans or in filing the final subdivision map for recordation. Information on the annexation and the assessment balloting process can be obtained by contacting Street Lighting Section at (626) 300-4726. d. For acceptance of street light transfer billing, the area must be annexed into the Lighting District and all street lights in the development, or the current phase of the development, must be constructed according to Public Works approved plans. The contractor shall submit one complete set of "as -built" plans. e. The Lighting District can assume responsibility for the operation and maintenance of the street lights in the project, or the current phase of the project, as of July 1 st of any given year provided the above conditions are met and the street lights have been energized and the developer has requested a transfer of billing at least by January 1 st of the previous year. The transfer of billing could be delayed one or more years if the above conditions are not met. 38. Underground all new utility lines to the satisfaction of Public Works and Southern California Edison. Please contact Construction Division at (626) 458-3129 for new location of any above ground utility structure in the parkway. 39. Install postal delivery receptacles in groups to serve two or more residential units. 40. Provide and install street name signs prior to occupancy of buildings. 41. Prior to final map approval, enter into an agreement with the County franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of Public Works. 42. Prior to final map approval, the applicant shall pay the fees established by the Board of Supervisors for the portion of the subdivision within the boundaries for the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District in effect at the time of recordation. The current applicable fee is $15,640 per factored unit and is subject to change. COUNTY OF LOS ANGELES Page 8/8 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 43. Comply with any additional requirements, as a means of mitigating any traffic impacts as identified in the traffic study approved by Public Works. If identified in the traffic study, prepare Traffic Signal Plans for all intersections (both on-site and off-site) affected by this subdivision to the satisfaction of Public Works. 44. Prepare signing and striping plans for Skyline Ranch Road within this subdivision to the satisfaction of Public Works. 45. Prepare Signing and Striping Plans for all off-site multi -lane highways and streets affected by this subdivision to the satisfaction of Public Works. 46. If the approved traffic study identifies the need of additional travel lanes on Main Street South and Main Street North, dedicate additional right of way on Main Street South and Main Street North to the satisfaction of Public Works. 47. If additional travel lanes are required on Main Street South and Main Street North, construct the additional travel lanes, and prepare signing and striping plans for Main Street South and Main Street North within this subdivision to the satisfaction of Public Works. 48. Establish a Landscape Maintenance District (LMD), subject to the approval of the Department of Parks and Recreation, for the purpose of maintaining the landscaped parkways and medians on Skyline Ranch Road. 49. Permission is granted to vacate all excess easements and right of way acquired by dedication on Tract No.'s 44967, 49433, 49434 by the recordation of Tract No. 60922 to the satisfaction of Public and the Department of Regional Planning. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. /kip Prepared by Sam Richards Phone (626) 458-4921 Date 03-03-2010 tr60922r-rev5(rev'd 3-03-10).doc STREET CROSS SECTIONS Wsft> 512ho rrfW "S Tn i$�3fV 710 7YAVL 100' SiRa<U SECTION VERRA HVRWAY tPRCPOSED COWY SECHOW) SEE 58' Wit' STREET "SEC170H HEI?E£IPf iY i y ' ecru TYF44 80' Sii2W SEMN NE �T %w E�WI AM A arc ' ��;al 7}TxK`Al 94' Sfla7EE7 St'CTtt1N arse. t Ewe r,r<rc�s� i � iRa�,ir�1 Sa(}i1NE �l R (2—LMES W1 ;WAN Ari: &tK 4T n=A^.t?•7" 1 d. kAY, aov, i wm w 13.: 5AU .'Y ,i rYt ski a v3 *10 ww $T w .R t f` llv Pw i) teTLin m? k q', �" *x >xe �3aw0l I4y 2` I t:' < IM 7WCA 65e' WEr SECTFON vs ar'KYi M ROM RCYiGt 0 MOG Ja ft z= It <E ut ll' Usu }tis 0i ,,i',32"t' i Nevvu s`;u Eji ijk itrrn _ j is z 'tiA 44 ---7 M 70' STREIT SECTION NORTH & SOUTH toops hO PAWNG ,v c Pt Fyn i1_17ml Ai'v t�. =41 CXZFCTOR STREET h s tE&I? STN a N -W,,. U -a (W44 V h l Fa -.Us (ow4 >£ i 10 *i:_GJ I'llk N_.. (KAm i1 rt A. -NI, S" § I ,,, �_U (MN P ti EJ LI. a--il �f'� tiIE rrtvr .a. 11 a �A i Ni e IM AL W A TERWE STREET SECRON WcAt SWET Tft F 7a K, t-° wmSl .i w P b t -44; �J--Af, '7iiv ./i PFE77I_b' TYPiW STR E7 StI!]Y S L STREET W 1 -A(N4 i m N -Q, N F.11 a. p'7 Pi- t , frtxf; If t,`- iijt ss-;, r il, M :f}i-S: it : - TYMAL 94' STRETT SE'CHON SA7Tftl£ P.�I1G'N i2�aitlP£RE1ia/A77Ci�. .I. .X'.` x0"' `� I T CAt 5657nffr SECTION ION C11Z N£—S N -4b, �i �2, N 1 FIj S U ._, l i k f Ski —;T H rt i .411 „y } .... 1YFI(A _IIX A 3ERNUE STREET 5E1VTFOM C(k--Dt—SAC DW, CUP, si-4, ,i -Ila as -I 1,,K,, n-� ..}f_ 1, 11->ii,s4, a .c£ u� n ski uu s v /c W i 1 tp 1k2 g &E&E( f 7YP1Gtt 8� STREET SEC iK3Y Di$ £ +lla t C+� r� TPF'r�° , 158 ALT�7R 1TC SEEi SEGO# xtr fl ,4<t SKYtIHf w'L"N frXlW (2—biNES }'{f YM4N LOCA STiaE"t,7 aY?' f�2W!('kf4LR ,(<f tS%Ih0.i tJk:3f4;i',kJ P Asti...l 7} i.: ij Il t 3�: (. :,s- <.{� t - 7 4 P J a t 4 C i h t t' lm ti .. zjiR t+- nrn TYMAL 94' STRETT SE'CHON SA7Tftl£ P.�I1G'N i2�aitlP£RE1ia/A77Ci�. .I. .X'.` x0"' `� I T CAt 5657nffr SECTION ION C11Z N£—S N -4b, �i �2, N 1 FIj S U ._, l i k f Ski —;T H rt i .411 „y } .... 1YFI(A _IIX A 3ERNUE STREET 5E1VTFOM C(k--Dt—SAC DW, CUP, si-4, ,i -Ila as -I 1,,K,, n-� ..}f_ 1, 11->ii,s4, COUNTY OF LOS ANGELES Page 1/2 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. The subdivider shall install and dedicate main line sewers and serve each lot with a separate house lateral or have approved and bonded sewer plans on file with Public Works. 2. Comply with the mitigation measures as identified in the approved sewer area study (PC 12109AS, dated 04-28-2009) to the satisfaction of Public Works. The sewer area study shall be invalidated should the total number of dwelling units, increase, the density increases, dwelling units occur on previously identified building restricted lots, change in the proposed sewer alignment, increase in tributary sewershed, change of the sewer collection points, or the adoption of a land use plan or a revision to the current plan. A revision to the approved sewer area study may be allowed at the discretion of the Director of Public Works. The approved sewer area study shall remain valid for two years after initial approval of the tentative map. After this period of time, an update of the area study shall be submitted by the applicant if determined to be warranted by Public Works. 3. Provide a digital copy (PDF Format) of the approved area study and/or approved sewer improvement plans. 4. The subdivider shall send a print of the land division map to the County Sanitation District with a request for annexation. The request for annexation must be approved prior to final map approval. 5. Easements are tentatively required, subject to review by Public Works to determine the final locations and requirements. 6. Provide any necessary off-site easements to construct the off-site sewer improvements to the satisfaction of Public Works. It shall be the sole responsibility of the subdivider to acquire the necessary easements. 7. If proposed sewer crosses Flood hazard, alignment may be acceptable provided permits are obtained from agencies having jurisdiction for the existing natural water course crossings. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. 60922 (Rev.) Page 2/2 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 8. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record dedication or an irrevocable offer to dedicate sewer easements within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the irrevocable offer to dedicate has been recorded. Prepared by Tony 4alkhali Phone_(626) 458-4921 Date 11-18-2009 tr60922s-rev5.doc COUNTY OF LOS ANGELES Page 1/1 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - WATER TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: A water system (including any approved booster pump stations) maintained by the water purveyor, with appurtenant facilities to serve all lots in the land division, must be provided. The system shall include fire hydrants of the type and location (both on-site and off-site) as determined by the Fire Department. The water mains shall be sized to accommodate the total domestic and fire flows. 2. There shall be filed with Public Works a statement from the water purveyor indicating that the water system will be operated by the purveyor, and that under normal conditions, the system will meet the requirements for the land division, and that water service will be provided to each lot. 3. If necessary, extend the off-site water mainline to serve this subdivision to the satisfaction of Public Works. 4. If needed, easements shall be granted to the County, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all infrastructures constructed for this land division to the satisfaction of Public Works. 5. Submit landscape and irrigation plans for each open space lot in the land division, with landscape area greater than 2,500 square feet, in accordance with the Water Efficient Landscape Ordinance. 6. Depict all line of sight easements on the landscaping and grading plans. 7. Install a separate water irrigation systems for recycled water use per landscape plans. 8. If necessary, install off-site recycle water mainline per landscape plans to serve this subdivision to the satisfaction of Public Work. 9. The recycled water irrigation systems shall be designed and operated in accordance with all local and State Codes as required per Section 7105.6.3 Chapter 71 of Title 26 Building Code. *P -- Prepared by To y Khalkhali Phone (626 )458-4921 Date 02-17-2010 V60922w-rev5(rev'd 02-17-10).doc J�y,LOS�+LOs iryC 4 FJ r � ti`s 1 P�A't �Nti Subdivision: TR 60922 COUNTY Or LOS ANGELES FIRE DEPARTMENT 5823 Rickenbacker Road Commerce, Califomia 90040 CONDITIONS OF APPROVAL FOR SUBDIVISION - UNINCORPORATED Map Date October 22, 2009 - Ex. A C.U.P. Map Grid 3030B ❑ FIRE DEPARTMENT HOLD on the tentative map shall remain until verification from the Los Angeles County Fire Dept. Planning Section is received, stating adequacy of service. Contact (323) 881-2404. Z Access shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 902 of the Fire Code, which requires all weather access. All weather access may require paving. ® Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures. ® Where driveways extend further than 150 feet and are of single access design, turnarounds suitable for fire protection equipment use shalt be provided and shown on the final map. Turnarounds shall be designed, constructed and maintained to insure their integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for driveways that extend over 150 feet in length. ® The private driveways shall be indicated on the final map as "Private Driveway and Firelane" with the widths clearly depicted. Driveways shall be maintained in accordance with the Fire Code. ❑ Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. All required fire hydrants shall be installed, tested and accepted prior to construction. ® This property is located within the area described by the Fire Department as "Very high Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be submitted and approved prior to final map clearance. (Contact: Fuel Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205 for details). Z Provide Fire Department or City approved street signs and building access numbers prior to occupancy. ❑ Additional fire protection systems shall be installed in lieu of suitable access and/or fire protection water. ❑ The final concept map, which has been submitted to this department for review, has fulfilled the conditions of approval recommended by this department for access only. ❑ These conditions must be secured by a C,U,P. and/or Covenant and Agreement approved by the County of Los Angeles Fire Department prior to final map clearance. ❑ The Fire Department has no additional requirements for this division of land. Comments: The Fire Department recommends APPROVAL of this subdivision aspresently submitted with the followin Conditions of approval: (See additional sheet for specifics) By Inspector: Date November 18, 2009 Land Development Unit — Fire Prevention Division — (323) 890-4243, Fax (32.3) 890-9783 ,OF LOS,,, COUNTY OF LOS ANGELES j FIRE DEPARTMENT f' 5823 Rickenbacker Road Y. C4LiFONN\PN Q V -C FpAnTMCommerce, California 90040 LAND DEVELOPMENT UNIT REQUIREMENTS ADDITIONAL PAGE Subdivision No: TR 60922 Map Date: October 22, 2009 - Ex. A CONDITIONS O1:APPROVAIS 1 The.proposed Street Cross Sections and the Roundabout Detail shall be desiaglcd to comply with the (bunt�of Los Angeles Department of Public Works standards. 2 The proposed Culvert Bridge shall be designed to compl with the Depa� tment of Public Works standards and Section 503.2.6 of the 2002 Los Angeles County Fire Code (Title 32) 3 All j)roposed Flag Lots shall provide a minimum paved driveway width of 20ft. 4 All proposed Fire Road Access shall provide a minimum width of 20' and shall be I oyide adequate accessibility for emergency use and maintenance. 5 The School and Park sites shall provide a minimum paved access width of 26' for circulation purposes Final design shall be further reviewed for access compliance when plans are submitted to fire Prevention Engineering for bu)ermit clearances or Land Development Unit for C.U.P. review. By Inspector:�� C j�� 1�P2 _ Date: November 18, 2009 Land Development Unit — Fire Prevention Division — (323) 890-4243, Fax (323) 890-9783 or • COUNTY OF LOS ANGELES alis FIRE DEPARTMENT 5823 Riekenbacker Road Commerce, California 90040 4nrrA N WATER SYSTEM REQUIREMENTS - UNINCORPORATED Subdivision No. TR 60922 Tentative Map Date October 22, 2009 - Ex. A Revised Report ❑ The County Forester and Fire Warden is prohibited from setting requirements for water mains, fire hydrants and file flows as a condition of approval for this division of land as presently zoned and/or submitted. However, water requirements may be necessary at the time of building permit issuance. © The required RESIDENTIAL fire flow for public fire hydrants at this location is 1250 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand, l Hydrant(s) flowing simultaneously may be used to achieve the required fire flow. Z The required SCHOOL SITE fire flow for public fire hydrants at this location is 5000 gallons per minute at 20 psi for a duration of 5 hours, over and above maximum daily domestic demand. 3 Hydrant(s) flowing simultaneously may be used to achieve the required flee flow. ❑ The required fire flow for private on-site hydrants is _ ___ gallons per minute at 20 psi. Each private on-site hydrant must be capable of flowing _ gallons per minute at 20 psi with two hydrants flowing simultaneously, one of which must be tine furthest from the public water source. ❑ Eire hydrant requirements are as follows: Install 137 public RESIDEN'T'IAL fire lrydlarnt(s). Install 4 public SCHOOL SITE fire hydrant(s). Install _ private on-site fire hydrant(s). ® All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard 0503 or approved equal. All on-site hydrants shall be installed a minimum of 25' feet from a structure or protected by a two (2) hour rated firewall. ❑ Location: As per map on file with the office. ® Other location: ® All required fire hydrants shall be installed, tested and accepted or bonded for prior to Final Map approval. Vehicular access shall be. provided and maintained serviceable throughout construction. ❑ The County of Los Angeles Fire Department is not setting requirements for water mains, fire hydrants and fire flows as a condition of approval for this division of land as presently zoned and/or submitted, © Additional water system requirements will be required when this land is further subdivided and/or during the building permit process. ❑ Hydrants arid fire flows are adequate to meet current Fire Department requirements. ❑ Upgrade not neccssal-y, if existing hydrant(s) mcet(s) fire flow requirements. Submit original water availability form to our office. Comments: The required fire hydrants shall be installed and tested or bonded for twitir to Final Map clearance. Additional on-site fire hydrant for the School Site maybe required during the Building Plan Check process THE FIRE FLOW FOR THE PUBLIC FIRE HYDRANTS AROUND THE SCHOOL SITE MAYBE REDUCED DURING THE BUILDING PERMIT REVIEW OR CUP (EXHIBIT "A") REVIEW PROCESS All hydrants shall be installed in conformance will) Title 20, County of Los Angeles Government Code and County of Los Angeles Fire Code, or appropriate city regulations. This shall include minimunn six-inch diameter mains. Arrangements to meet these requirements must be made with the water purveyor serving the area. By Inspector ��a.� c J� aPf /}r Date November 18, 2009 Land Development Unit — Fire Prevention Division (323) 890-4243, Fax (323) 890-9783 COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Creating Community Through People, Parks and Programs" _ Russ Guinev, Director November 30, 2009 Ms. Susie Tae, AICP Supervising Regional Planner Department of Regional Planning 320 West Temple Street, Room 1346 Los Angeles, California 90012 Dear Ms. Tae: VESTING TENTATIVE TRACT MAP 060922 PARK CONDITIONS OF MAP APPROVAL Regional Planning Map dated October 22, 2009 These are primarily park conditions; trail and Landscaping and Lighting Act District (LLAD) conditions may be submitted under separate cover. The basic Quimby park land obligation is 12.13 net acres (maximum slope 3%). As shown on the attached Quimby Obligation Report and Worksheet, the dedication of a 9.20 net -acre public park on Lot 1262 results in a remaining Quimby obligation of $442,325 in fees in lieu of park land. Total park development costs, estimated at $3,637,105 as of October 2009 will be credited against and eliminate the subdivision's remaining obligation. Subdivider has agreed, as a condition of map approval, to provide a fully developed public park as described in Condition 1 of this report, at no cost to the County. Subdivider is responsible for total park development costs, even if they exceed $3,637,105. Lot 1262, Public Park. Develop and then convey to the County a ±9.20 net -acre (maximum slope 3%) park with the following improvements: a park identity monument; a community gathering area; a children's play area with parents' seat wall; a shade structure near the community gathering area; shade structure with group picnic area; picnic tables near the grass volleyball area; open lawn area; a plaza seat wall; grass volleyball area; one (1) basketball court; one (1) comfort station (to include a restroom, drinking fountain and storage room); ball field with ball field plaza and bleachers; multi -use field; bio-swales and planted buffers; parking for 20 cars (including 1 van accessible space); security lighting (locations to be indicated in the Design Development Phase); drinking fountain(s) and trash enclosure(s) [locations to be indicated in the Design Development Phase]; locking gates at park entrance; park landscaping (including plant material, grading, irrigation and drainage); and ADA compliant walkways. 2. Removal of the landslide material on Lot 1262 shall be addressed on the park site grading plan to the satisfaction of the Department of Public Works. 3. The following off-site improvements to the public park shall be provided without receiving Quimby credit: full street improvements and utilities/utility connections, including, but not limited to curbs, gutters, relocation of existing public utility facilities, street paving, traffic control devices, public trees, public streets and sidewalks. Utility types, sizes, and locations shall be to the satisfaction of the Planning and Development Agency e 510 South Vermont Ave • Los Angeles, CA 90020-1975 • (213) 351-5098 Ms. Susie Tae November 30, 2009 Page 2 of 5 Department. Utilities shall include water meter and utility lines (electricity, sewer, and telephone). 4. Prior to the County accepting title to the public park, create a Landscaping and Lighting Act District (LLAD) for the mutual benefit of Subdivider and the County to maintain the park. When forming an LLAD, all easements must be dedicated with recordation. 6. Whenever these conditions require the Subdivider to enter into a Park Development Agreement (PDA) and to posts bonds (Faithful Performance; Labor and Materials) with the Department and to submit a Park Delivery Schedule: a. the PDA shall be substantially similar in form and content to the PDA approved by the Board of Supervisors on August 8, 2006; b. the bonds shall be substantially similar in form and content to the bonds used by the Los Angeles County Department of Public Works (DPW) and the Department may require them to be updated prior to construction commencement if contracted construction costs change; and c. the Park Delivery Schedule shall use the critical path method (CPM), identify the design development phase and the various stages of construction document development, include all submittals, reviews, and approvals required by said phase/stages; permits; park construction commencement and completion dates identified as milestones; tests, inspections, and sign -offs; preparation and review time for the park deed, ALTA title policy and survey; and deed recordation. The Initial Park Delivery Schedule shall serve as the baseline for all activities. Subdivider shall update the Park Delivery Schedule on a monthly basis to show actual progress compared to planned progress and submit the updates to the Department on the first County business day of each month. If as a result of these monthly schedule updates it appears that the Park Delivery Schedule does not comply with the critical path, the Subdivider shall submit a Recovery Schedule as a revision to the Park Delivery Schedule showing how all work will be completed within the period for park delivery. In the event Subdivider fails to comply with any submittal required by this condition, the Department shall give written notice to Subdivider describing such breach. If Subdivider fails to cure said breach, the Department may do one or both of the following: (1) withhold further clearance of final maps which contain residential units and (2) request the Department of Public Works to withhold further issuance of residential building permits until the required submittal is made. Notice shall be deemed given when sent by Certified Mail, postage prepaid or by reliable over -night courier to Subdivider's address set forth in the PDA. 6. Lot 1262, Public Park: a. Enter into a PDA, post bonds, and submit a Park Delivery Schedule prior to the Department clearing the first unit (final) map containing housing: b. Commence park construction before the Department clears a cumulative amount of 377 residential units, currently before tract 60922-06 is cleared. Construction commencement is defined as when the Subdivider starts fine grading for the park. Ms. Susie Tae November 30, 2009 Page 3 of 5 c. Complete park construction and conveyance to the County twenty (20) months after entering into the PDA with the Department. 7. Convey the public park by recordable grant deed showing the fee vested with the County of Los Angeles, and free of all encumbrances except those that do not interfere with the use of the property for park or recreational purposes. Subdivider's designated title company shall provide the County with an ALTA title policy and survey and shall record the park deed simultaneously to County's acceptance of the park improvements, as evidenced by the County's issuance of a Certificate of Acceptance for the park, and shall deliver the recorded deed to the Chief Executive Office Real Estate Division, Property Management Section, 222 South Hill Street, Third Floor, Los Angeles, CA 90012. 8. Any major change proposed by the Subdivider to the public park's improvements, size (not more than 2 acres variance), shape, location, or typography as shown on the approved tentative tract map shall be deemed a revision of the tentative tract map and shall require the filing of a revised map, as described in Los Angeles County Code Section 21.62.030. 9. Designate and identify a project manager who will oversee design and construction of the public park. The project manager shall communicate by providing written documentation via facsimile, e-mail, or mail to County's representative and abide by County's requirements and direction to ensure acceptable park completion; provide the County with reasonable access to the public park site and the park improvements for inspection purposes and at a minimum initiate and coordinate the following inspections and approvals during the course of construction with not less than two County business days advanced notice of any request for inspection or approval: (1) contractor orientation/pre-construction meeting; (2) construction staking and layout; (3) progress/installation inspections to be scheduled on a weekly basis or as required to insure conformance with construction documents; (4) irrigation mainline and equipment layout; (5) irrigation pressure test; (6) irrigation coverage test; (7) weed abatement after abatement cycle, to review degree of kill; (B) plant material approval; (9) plant material/Hydroseed/pre-maintenance inspection; (10) substantial completion and commencement of maintenance period; (11) final walk through and acceptance. Continued work without inspection and approval shall make Subdivider and its subcontractors solely responsible for any and all expenses incurred for required changes or modifications. County reserves the right to reject all work not approved in conformance with this condition. 10. Submit park plans and specifications to the Department for review and approval during the design development stage, fifty percent (50%), seventy five percent (75%), ninety percent (90%), and one hundred percent (100%) stages of construction document development. Specifications and a grading plan (scale 1 inch = 40 feet or as required by the Department) shall be submitted to the Department concurrent with the final grading plan submittal to DPW. The respective stage of each submittal shall be clearly labeled on the drawings. Plan submittals shall be made by giving the Department three (3) sets of drawings and a CD-ROM containing the drawings in AutoCAD 2006 format. Any corrections or changes made Ms. Susie Tae November 30, 2009 Page 4 of 5 by the Department during review of one stage shall be incorporated into a revision of the current drawings and specifications and resubmitted for the Department's approval of said stage prior to permission by Department for Subdivider to proceed with the next stage. The public park shall be developed in accordance with park improvement plans approved by the Department, using standard construction activities and responsible contractors licensed by the State of California to perform this type of work. Sole responsibility for completion of the park improvements, and payment of all costs incurred, lies with the Subdivider. 11. Obtain all applicable jurisdictional approvals, comply with all applicable federal, state, and local laws, rules, codes, and regulations; obtain, coordinate and pay for all studies, permits, fees and agency inspections required to design and build the park; provide one (1) copy of all studies, permits, inspection reports, and written approvals to the Department's representative; provide the County with certification that the playground(s) constructed in the public park meet American Society for Testing and Materials (ASTM) standards, United States Consumer Product Safety Commission (USCPSC) standards, and all State of California accessibility playground guidelines. 12. Provide the Department with written Notice of Construction Commencement for the public park. The Construction Phase is defined as the period of time from said notice to the date the Department issues its Notice of Acceptance of Completed Park Improvements, inclusive of the 90 -day plant establishment period. Upon completing park construction, and obtaining final sign off from DPW on all code compliance issues, notify the Department in writing by submitting a Notice of Completion of Park Construction. Within thirty (30) days after receipt of said notice, Department shall inspect the park and reasonably determine whether or not the park improvements have been constructed in accordance with the construction documents, and to a level of quality and workmanship for the Department to issue its Notice of Acceptance of Completed Park Improvements. If park construction is unacceptable, within fifteen (15) County business days after inspection, Department shall provide Subdivider with a list of items that need to be corrected, after receipt of said list, in order for the Department to issue its Notice of Acceptance of Completed Park Improvements, or issuance of said notice will be delayed until the items on the list are corrected. 13. Upon Department's Notice of Acceptance of Completed Park Improvements, provide the Department with two (2) sets of record drawings, maintenance manuals, and irrigation controller charts, and contact information for utility companies and utility account codes in order for the Department to request timely transfer of utilities serving the public park. These documents shall also be submitted on a CD-ROM with the drawings in AutoCAD 2006 format. Ms. Susie Tae November 30, 2009 Page 5 of 5 Please contact me at (213) 351-5117 if you have any questions regarding these recommended conditions of map approval. Sincerely, J es Barber, Section Head Land Acquisition and Development JB: CL 60922 SkyRnch_10.22.09 DRP md_11.30.09 scm Attachments Park Obligation Report and Worksheet c. K. Ritner, N.E. Garcia, L. Hensley, J. McCarthy (Parks and Recreation) P. Malekian (LLAD) Roger Hernandez (CEO -RED) LOS ANGELES COUNTY DEPARTMENT OF PARKS AND RECREATION PARK OBLIGATION REPORT Tentative Map # 60922 DRP Map Date: 10122/2009 SCM Date: 11/30/2009 Report Date: 11/25/2009 Park Planning Area # 35D CANYON COUNTRY Map Type:REV. (REV RECD) Total Units 1,260 = Proposed Units 1,260 * Ezempt Units Sections 21.24.340, 21.24.350, 21.28.120, 21.28.130, and 21.28.140, the County of Los Angeles Code, Title 21, Subdivision Ordinance provide that the County will determine whether the development's park obligation is to be met by: 1) the dedication of land for public or private park purpose or, 2) the payment of in -lieu fees or, 3) the provision of amenities or any combination of the above. The specific determination of how the park obligation will be satisfied will be based on the conditions of approval by the advisory agency as recommended by the Department of Parks and Recreation. Park land obligation in acres or in -lieu fees: ACRES: 12.13 IN -LIEU FEES: $1,831,193 Conditions of the map approval: The park obligation for this development will be met by: The dedication of 9.2.0 acres for public park purposes. Contributing $442,325 in park improvements. Conditions of approval attached to report. Trails: See also attached Trail Report. For Trail Requirements, please contact Mr. Robert Eltleman at (213) 351-5134. "!Adyi—sort/ The Representative Land Values (RLVs) in Los Angeles County Code (LACC) Section 21.28.140 are used to calculate park fees and are adjusted annually, based on changes in the Consumer Price Index. The new RLVs become effective July 16t of each year and may apply to this subdivision map if first advertised for hearing before either a hearing officer or the Regional Planning Commission on or after July 15r pursuant to L.ACC Section 21.28.140, subsection 3. Accordingly, the park fee in this report is subject to change depending upon when the subdivision is first advertised for public hearing. Please contact Clement Lau at (213) 351-5120 or Sheela Matha€ at (213) 351-5121, Department of Parks and Recreation, 510 South Vermont Avenue, Los Angeles, CA 90020 for further information or to schedule an appointment to make an in -lieu fee payment. For information on Hiking and Equestrian Trail requirements, please contact the Trails Coordinator at (213) 351-5134. James Arber, Land Ac uisition & Development Section Supv D 5th November 19, 2009 14:19:41 QMB02F.FRX 6>, LOS ANGELES COUNTY DEPARTMENT OF PARKS AND RECREATION PARK OBLIGATION WORKSHEET Tentative Map # 60922 DRP Map Date: 10/22/2009 SMC Date: 11130/2009 Report Date: 1112512009 Park Planning Area # 35D CANYON COUNTRY Map Type:REV. (REV RECD) The formula for calculating the acreage obligation and or In -lieu fee is as follows: (P)eople x (0.003) Ratio x (U)nits = (X) acres obligation Total Units 1,260 = Proposed Units 1,260 + Exempt Units L ! (X) acres obligation x RLV/Acre = In -Lieu Base Pee Where: P = Estimate of number of People per dwelling unit according to the type of dwelling unit as Detached S.F. Units determined by the 2000 U.S. Census*. Assume * people for detached single-family residences; 0.0030 Assume * people for attached single-family (townhouse) residences, two-family residences, and 12.13 apartment houses containing fewer than five dwelling units; Assume * people for apartment houses 3.03 containing five or more dwelling units; Assume * people for mobile homes. Ratio = The subdivision ordinance provides a ratio of 3.0 acres of park land for each 1,000 people M.F. — 5 Units generated by the development. This ratio is calculated as "0.0030" in the formula. U = Total approved number of Dwelling Units. X = Local park space obligation expressed in terms of acres. RLV/Acre = Representative Land Value per Acre by Park Planning Area. Total Units 1,260 = Proposed Units 1,260 + Exempt Units L ! Park Planning Area = 35D CANYON COUNTRY Ratio People* Ratio 3.0 Acres / 1000 People Number of Units Acre Obligation Detached S.F. Units 3.21 0.0030 1,260 12.13 M.F. < 5 Units 3.03 0.0030 0 0.00 M.F. — 5 Units 2.10 --3-0-1---r 0.0030 0 0.00 Mobile Units] 0.0030 0 0.00 Exempt Units 0 Total Acre Obligation W 12.13 Park Planning Area = 35D CANYON COUNTRY Ratio Acre Obligation R /Acre In -Lieu Base Fee @(0.0030) 12.13 $150,964 $1,831,193 Lot # Provided Space Provided Acres Credit (%) Acre Credit Land 1262 Public Park 11.70 78,63% 9.20 Public Total Provided Acre Credit: 9,20 Acre Obligation Public Land Crdt. Priv. Land Crdt. Net Obligation RLV / Acre In -Lieu Fee Due 12.13 9.20 0.00 2.93 $150,964 $442,325 Supv D 5th November 19, 2009 14:20:03 QMB01 F.FRX COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Creating Community Through People, Parks and Programs" Russ Guiney, Director November 30, 2009 Ms Susie Tae Principal Planner Land Divisions Section Department of Regional Planning 320 West Temple Street, Room 1346 Los Angeles, California 90012 Dear Ms Tae: TRAIL CONDITIONS OF MAP APPROVAL Vesting Tentative Tract Map # 060922 Map date-stamped by Regional Planning: October 22, 2009 The Department of Parks and Recreation (DPR) has completed the review of VTTM #060922. The proposed trail alignment with connection to TTM#46018 to the south and north to Bouquet Canyon as shown upon trail exhibit map [sheet five (5) of eight (8)] is approved. The Applicant shall provide a twenty (20) -foot wide easement for the Mint Canyon (Regional) Trail. Applicant is required to construct a variable -width six to eight foot (6-8)' wide trail within the proposed switchbacks at the northern end of Open Space Lot 1293, as shown on sheet five (5) of eight (8) on the Trail Exhibit Map, to the satisfaction of Parks and Recreation Trail Construction Guidelines. Because of the necessity to show the trail alignment as it pertains to topographical lines, all information pertaining to trail requirements must be shown on the Tentative and Final Map. The map is approved with the following conditions, prior to final map recordation: Map Specific Conditions After Department approval of the trail alignments shown on the rough grading plans, and prior to the Department clearing the final (unit) map containing residential units, the trail bonds (Faithful Performance, Labor and Materials) will be incorporated into the Park bonds to cover design and construction of the Mint Canyon Trail segment located at the northern most section of the natural open space lot #1293 (see trail exhibit map sheet 5 of 8), and the trail construction estimate will be incorporated into the Park Development Agreement. Parks and Recreation • 510 South Vermont •Avenue Los Angeles, CA 90020-1975 - (213) 351-5198 Ms. Susie Tae November 30, 2009 Page 2 2. Dedications and the following language (in exact form) must be shown for trail dedications on the first phase of final map recordation: a. Title Page: We hereby dedicate to the County of Los Angeles, Department of Parks and Recreation a twenty (20) foot width multiuse (Equestrian, Mountain. Biking, and Hiking) trail easement, estimated length of two miles, designated as the, "Mint Canyon Trail," b. If a waiver is filed, a Plat Map depicting the trail alignment must accompany the waiver. Trail Construction Conditions 1. Full public access shall be provided for the multi -use (Equestrian, Mountain. Biking, and Hiking) trail easement. 2. The Applicant shall provide the submittal of the rough grading plans, to include detailed grading information for the segment of trails the County will accept. The detailed grading information for the trail construction, shall include all pertinent information required, per Department trail standards and all applicable codes, but not limited to the following: a. Cross slope gradients not to exceed two percent (3%), and longitudinal (running) slope gradients not to exceed ten percent (10%) for more than 300 feet. The Department will review and may allow running slopes slightly greater than ten percent (10%) on a case by case basis. b. Typical trail section and details to include: • Longitudinal (running) gradients • Cross slope gradients ® Name of trail ® Width of trail or, if requested by Department of Parks and Recreation, denote as variable width. c. Appropriate retaining walls as needed. d. Appropriate fencing where deemed necessary, for user safety and property security, as approved by the Department of Parks and Recreation, e. Trail easement must be outside of the road right-of-way, and slope easement. Ms. Susie Tae November 30, 2009 Page 3 f. If street crossing requested, streetlight pole(s) must have cross -walk activation buttons at two heights to accommodate both pedestrian and equestrian traffic. Contact the Los Angels County, Department of Public Works (DPW) to address crosswalk design standards. 3. The Applicant shall submit a cost estimate for the construction of the trail(s) with the rough grading plans. An electronic copy (AutoCAD 2005 or newer version) of the rough grading plans shall also be submitted in a burned CD or DVD with the cost estimate. 4. After Department approval of the trail alignments shown on the rough grading plans, and prior to the Department clearing the final (unit) map containing residential units, the trail bonds (Faithful Performance, Labor and Materials) will be incorporated into the Park bonds to cover design and construction of the Mint Canyon Trail segment located at the northern most section of the natural open space lot #1293, and the trail construction estimate will be incorporated into the Park Development Agreement, 5, The Applicant then shall submit a preliminary construction schedule showing milestones for completing the trail. 6. Prior to the start of trail construction, the Applicant's authorized representative (project manager, licensed surveyor, etc.) shall stake or flag the centerline of the trail. The Applicant's representative shall then schedule a site meeting with the Department's Trails Case Planner for an inspection and approval. The Applicant's representative shall provide updated trail construction schedules to the Department on a monthly basis. All schedule submittals shall provide a "Two Week Look -Ahead" schedule, to reflect any modifications to the original schedule, 8. Within five (5) business days after completing the trail, the Applicant shall notify the Department for a Final Inspection Trail Walk. 9. After the initial Final Inspection Trail Walk, any portions of the constructed trail not approved shall be corrected and brought into compliance, with the County of Los Angeles Department of Parks and Recreation Guidelines within thirty (30) calendar days. Applicant shall then call for another final inspection with the Department. 10. Upon Departmental verbal approval and acceptance of the trail construction, the Applicant shall: a. Submit copies of the As -Built Trail drawing(s). Ms. Susie Tae November 30, 2009 Page 4 11. Upon receiving the submittal of the As -Built Trail drawing(s) the Department will issue the trail acceptance letter. If you have any questions or comments, please contact Mr. Robert Ettleman, Park Planner at (213) 351-5134. Sincerely, Lar R. Hensley Chief of Planning LH: R E:t1s:tr1rpt060922-09c c: Regional Planning, S. Tae Pardee Homes, T. Mitchell Parks and Recreation (J. Barber and F. Moreno) oeos,e�rN COUNTY of Los ANGELES Pub-fic Health ti �ieroie�f� JONATHAN E. FIELDING, M.D., M.P.N. Director and Health officer BOARD OF SUPERVISORS JONATHAN E. FREEDMAN Gloria mollm First Disvlcl chief Deputy Director ?A-rk Ridloy-Thomas Svwnd Diskici ANGELO J. BELLOW, RENS 2." Ysroslaysky Director of Environmental Health Third D�strtcl Don Kna6o ALFONSO MEDINA, RENS Fourth District Director of Environmental Protection Bureau Michael D"Aotonovich F,Bh D,Wct KEN HABARADAS, MS, PPHS Acting Environmental Health Staff Specialist 5050 Commerce Drive Baldwin Park, California 9t 706 TEL (626) 430-5260 > FAX (626) 960.2740 October 30, 2009 RFS No 09-0029036 Tract Map No. 060922 Vicinity, Canyon Country Tentative Tract Map fate: October 22, 2009 (Memo 51" Revision) > f \ Environmental ) lealth recommends approval of this map. ❑ FnvironmenW Health does NOT recommend approval of this map. The, County of Los Angeles Department of Public Health,s has no objection to this subdivision and Vesting Tentative Tract Map 060922 is cleared for public hearing. The following conditions still apply and are in force. 1. Potable water will be supplied by the Santa Clarita Vater Di,,,ision of Castaie Lake Agency, a public water system.1,1 2. Sewage disposal will be provided through the public sewer and wastewater treatment facilities of the Joos Angeles Cortnty Sanitation District No. 26 (Annexation) as proposed. 3. Any existing private sewage disposal system to be decommissioncd shall be properly emptied of effluent and filled with approved material. 4. Existing water wells to be decommissioned shall comply with all applicable lams and the requirements of the Department of Public Health, If you have an.), questions or need additional information, please contact nae at (626) 430-5262. Pespect#uJly> Ken Habaradas, MS, R-EHS Bureau of Fnvironrnental 1'a-ctection 4.0 MITIGATION MONITORING PROGRAM This Mitigation Monitoring Program (MMP), which is provided in Table 4-1, has been prepared pursuant to Public Resources Code Section 21081.6, which requires adoption of a MMP for projects in which the Lead Agency has required changes or adopted mitigation measures to avoid significant environmental effects. The County of Los Angeles is the Lead Agency for the proposed Skyline Ranch project and is therefore responsible for administering and implementing the MMP. The decision -makers must define specific reporting and/or monitoring requirements to be enforced during project implementation prior to final approval of the project. The primary purpose of the MMP is to ensure that the mitigation measures identified in the Draft and Final EIR are implemented thereby minimizing identified environmental effects. The MMP for the proposed project will be in place through all phases of the project, including design, construction, and operation. The County of Los Angeles Department of Regional Planning (DRP) shall be responsible for administering the MMP. The DRP will also ensure that monitoring is documented through periodic reports and that deficiencies are promptly corrected. The designated environmental monitor will track and document compliance with mitigation measures, note any problems that may result, and take appropriate action to remedy problems. The project applicant is responsible for implementing all mitigation measures and demonstrating the effectiveness of the mitigation measures. Each mitigation measure is categorized by impact area, with an accompanying identification of • The action required; • When monitoring to occur (e.g., prior to issuance of grading permit, prior to issuance of building permits, post-construction/ongoing); • The responsible agency or party; and S The monitoring agency or party. County of Los Angeles Department of Regional Planning Project No. 04-075-(5)/TR 060922 Page 4-1 Skyline Ranch Project February 2010 E 0 G Q Y- bA }' G � p, s. 0 Q Q r, bA Q � 0 0 O O G O p �.+ O d, 0- bncli O p C cd ¢ _� G ct bn O bn O Y C Q CIO O V� O 4. O bn btA • �aUi 'd O Qv O cj. N b cG bn N. U U = z cl � W bn U W N � NN �� cd •'Cy � � cd y U V p o Q d ,n - .-c N N =O N 6n aJ G W 7 U N o O F' _� O bA O. cd ss o cUd a� �.�A"b � Q a0im a p IE- o -- G on bn �n °; o o � g' ct Cd f-] ccs bA C) O N .'" ,N = Xi. •i O O . 0O U s=. 7=Ni ° Q C4 bno3 ov rr a - CGU 0 U Qell bA y' e C° A, 0 0 Q Q u u bA Q CIS O fl. U U �.V w � Q O l.+ bA G ca-+ O O O y U U O O to O bn V � 3cli°clj Qj c > O > 1. OR., R O cz p a O ,c,5, cl C/D O O cd >. bn w U U a2 Q) r N bn lu4 U clJ U r U O O U O cC U .—. N •' O ti ° o °? b° a> w° o U b p -, cj6. u to a °� ai d '� '� o— cd `n U `_' _ c,.., U .D • N '_' ,b -p _O ^' �•' � c� 4N p �_ � � � C x_4-. U .^� cJ y iG 'O U U ' cd F-' p 0 y N in y^. 'b N ^� v� 4= U i•. p U O m O U p O U bb 'O U N ,� v� O �', O,,_,"c_, O N 'b Q o C Y�4. � ° o a o — o � ° - �o �r U -Cl � � o � ¢ bn � rr � n. U � n. w � � 0 D 4 P ^O U 7 0 A 0 U U O U N N c bA Q Q Q Q O �r L U N N C u F ct cv C ® ° a O O bOq b0 O bA O bA bA ;.d 3 a Qcd a bA G bA Q d CIS > C) > ct > O O O 'd cc3 b cz 'bcd . C bA czbA bA 4+ U i - U ci ° w ri o ci o Gi, EL 8 0 o o 0 o n v'y y bA -0 O N N DU cd ° p 'C7 r. y O cdIt C 4: QJ N rn ,. U '— 64 Y i1. ^° U N TS .-O •- CIJ ti) •= U P"' N p bA p,,� O O..O v' O N bA Y v� U T 'i7 U° U .'O ? ¢ 'b F U Y ° U a °� :' 'd 4-i`.+-" w v ° Y o o N 45 b b o' i o o b o o p v U x r 0 ^ 4 u G-. F c 0 U L 0 C CA Q GA � .= a 0 0 Q Q Q Q Q Q Q Q CA Q O C cCdd cli cOC Cd Cd cOC W ¢ Q Q Q Q Q Q Q O m ❑ O O O O O • L U ^' N N N bn �IJ U U ct O O 'd cli Cd' ct ❑ O bOD b4 bl bn O t O bn bn O bq El °M�wl°Cd °c O 7.1 3 ri bq Q a bn (� a M ri cn (� ci bA cd cd bn O O O O t O cli cz cli a cli cid � a 'b cd m -L, cd CS C) "CJ a C13 o u y y > bA � y " y "S cz ct I W b � ./ o o f -r-, on o cn o u-, o bon �. � � � ,� •� N `� � � �, ,-� � � bn � i ct y a� Acli O n F OU U vai 5-. X Oct U N 'd O - N° cd by a' O R .O U bn d N f y O as p d Q U Ld p O O . C1U _p Q, O cd O 'C7 O °' a o3 • 4, o O U N 0 O 0 bn G' 4,5 0 2, M v M .O M v' O M � N C,3 [� M � � O •N s. � Y � .N > R. o ° r. 'CS a 0 c� O G bA bA � i., O bA BCd a U U cz U Cal Q Q Q Q Q O J-+ O 41 O O O O � O y A m C F m U as ® Q a v p to b-0 bp 3°cz 0 0 0� ca �0 I I p a O, 0.. cs CIJ o C -0 a C i 0 cli N O U c�5 bn .. ;b m 73 u Cd c�jy bn o u u cz o CIS 2 7a b a Qj o o > >clJbin o v4-,ai O a r t- Rs y b C':b 3 ❑ u .n U b U bn 0- ' 40 ° aui o113 'd � tby ,`n. '� U sU. ' j O -14 ly tz— ° O cd 00. CdC .Y YO U vUi ,`�. _� N to cdcd M D Q bn M S2 O M = It ¢ p Q O O 'c7 v' 't Y ¢ a. N 7 r3.i '1 'O V' O° V' U M -0 M. 7 _,c°U _,o 00. 7 m 'L7 -2 .� I bn 0.. O r7 U � � bA C cd Q � o ot U "c bA Q U }- �a O O U U U U Q Q Q Q Q Y CO G v c Cd cli b O U cli U b-0 O O C a cd o aQ U d c� b b-0 4p cc" U ,—. Mw "O RSz vi 101) Id u N L b U i- "1 -0 a� o c ai N N b H b-0 r- �, O '. cd '' 4. U bA U O 0. bA bq sU, vi N .-: U .'" F t8 u 3 w > U Q. R3 RS bq L 9 in c" ,�", C -0O A. w ,p O "1 N '� O U N `3 'b p cc1 � •�'t- x O U "U 'C3 "=cl�• N � ,� O 0 N W •-� r U U 00 TbD v p (L) C 3 'b U N ai rn U O U N 4�> cjbq ' >> ccs a� .Ij w O U .-+� C ,- x bb > cd cd .-• 'b O �1 44, IIJ O U �, o0 Pp Y p U O55 N cli b N cd U O -' �+" W c j 11) i1. Q x (Yi A ,-• N O� �� �' � 'bl a °'j cd c r- 4 N bq O a r- b d a G C O IA 0 U O pa Q� a a O W G 3 O a Q T C bA CIS O O Q O e o U y O O U O GJ O bo O O � p, bn U O U s.. a q� b cli ^e r G O p ct Q y cs U � � a o �•� 'o bn o � � � �� � cd o o a -0 bb o ' • bD Q ? n 3 w y .� O i. _ YJ •ty U O .�.'d r ai 113 SU. U W O- O r. r-. x cd N U cd A fl' U Q- O N bCII c>5 U N cLUC c N bn 0 0 lu o o s o p O" Ri r U � E YSO.' O O W "� 'U '� U _� � Y b N U ^" O cci cd y, UO M U O 7 bn U O -0 cd cC bD � U J � cd 'c7 U � v O N U U U4�O. .^1, ,�, U N O Sf U U rr U U vo x d v i -o -o on }3 I •:e M E 0 0 � U U � � A U O Q av a L Q U 0. O Q U C GA Q U �+ .y O Q, «i U U Q O C O 'L U a C C, U O bOD 3 O � 0. bA R7 O _�7 � O 0. L � � c cr � o U 'L U bA O U � O � s. U in T1 U J U 00. bA O a 4p Q U U ac.) 'O .� ;..., Y U y O O • ^ v. _ "� U 0. U O 3 ° �' ' J N bA O P. - U •,N„ cd cis a> o 'b � � � 0.1 c° � � � • - � � c ,� � H v c � . � � cz 44o0 ��b �~��Q>cz op O b �' >, U .�' . . 0. bA 0. 0. ^? d ca G U d a~LJ ^ > .� U _ �r .�. i p d 0. '� U 3 .� � v O N U N T O 0. O cG U U :::s 0. > U U O cn U p pj ,- 4, V ,b O 35 y� p p C3, y �wl° ° a-0 � ? YC, F 3 0 v' a � o U a� ..� rn o bA a o d o •U b G in W v .° U f1, bA c+ Q o ' > bA i- ::S v O ^O-, O n U U F Q U rrZa UQ s v U a DC7 F °� o • G U bA O 0. 0 r, U s d Q C O Qi 3. O O r7 U G V Q r7. py O R h V O �r bA s .i O y„ C. V o u s V 3 SU.. a s 0 u Q o to bnto a> r e� ' O U cc3 S." t8 O P-4 U p rye U a., O 0 �^ ' a., O .b • O y cd U '. U U O cd OU cj by r N a" C N n F cl ::I T U N N 2 Q. U U 'b 6, U 05 3 cd cd ct 4=i C) t b "'d N O cd cs u o s d r v W e� d y CIJ v � v � zs y • � � � cd � o n. v, � a' . b � � � � A. s_ O P- v� > N aj j, ,—. s-• R U cd > U 0 0 • �=. Ib O U O.. OU • Cl p CIS a. m bU G. 0 I� V q Q bA � 0 0 r, v e Q c 0 0 C. y d 0 m bA a O G U O C v t 3 Y .7 CL C O U Q o3 N d o cd m ct o 0.30 ¢ cd U 3 -c o mu b n a o'IIJ bA fl G U U O r- o •, cid •bA .II.. 'c7 [1, U '"O � �"' � `n cz O Q- N U O II. •� c0 O � cd � U .= .bq _U c�Y in O O bA 7, ,,� cd p bq p cd O U L � bj� O N U ID NA a3 N U N «S 'L7 O U cli N E U O czsd E - F o o > j ro U 3 Q a _ E m U U • • ® Q • Q o 0 W • cl, ot8 v • Q o o NO m bU G. E ^C a c 0 U 0 U C (Yi bA U o � o � � Q bA U J� p„ O O C O cd W ¢. Q O U Cd 4 C > P: enema a. U w L cd O CIS i bn d Q p V] O V] V] 0. 0. Cd ..d cC P. ._0 N O 'O O cli a3 U U 4-r cd m U cdcz 00 Q o °� a o o o P U j _C,D Cj a �'� > 40 r Py U .^ O U cd V) O U Od r O P 5^ _� CC O ¢ U Y o j yu y C11O P. ren W O 2 c03 P, N G .� "�' Co O U M O C O ^O c" cd Q cC U bn a" O cd 'L7 G' �•' ,—r.. N O r Oc N cd u ID u o ct O N 'O C'sZ p a� F o c P- O O U O w. o o c) 0 o g b p o o n ct 'p cd '+O, O O O p " Q. O O cC m cd -b N U U Qj 0 �,' N U O„, N "C1 O O VO] cd O p Q. .- cUd N � c3 «S 4, 4cti-, y0 Q' b-0 , bn bD O `n ctJ O ..0 Q. ..- p O p U 4� ON O N 'LS Oy 'T3 O O w bn E --��'” O "d O �-+ f-tl N O cC bn O Q o U dczb U ° C13U '+> a cn ^^ U N w o¢ Y d U • PrP a o o n 0 U °J o o� nnQ-Uv P Eq--dv o o > 3 z a �2 4 by cC a E 'Ll U a G G O V O v G u Q bA � O O C CJ G u bA Q� U }" CIS C }' 0 O CL u 0 c O L G U O U 5' G U 'C d i a O' U G 0 u Q Cdcd ^ N Q bA oc N p o R n U o a F- rcli °. > OC) a> E x v o a ' X O 4" cd di UO Q- m U cd yU 'd u N O�bq- .� b° G .-C > w D"" G •�'+ U p U O bD b Cd as 5 o O r" T 4' O _ s-.ct CK)U IdN cd G N't7 O U bA 'd y0 cd O 'O .� 00 C . O fl-. s• cNd r U O cd N Cj N • y 'd ' Cd s. .b r 7 'r" O N e4-. �� .b a. in b ��0 �v a y a� u i o y bq a1 y 0 U C a� bA � 0 0 U U bA .'O O O y U O i G o y d' a G U O i C U .0 3 i .a O U O O c�3 v O cj U OC13 bj A C U O bA U .9 r i O -lz h � on o b Y Cti c75v 3 Q C a� r nb CO U C O U U N i U «1 U .� ._ bA c a o ai U > U o 3> b -o 'N J U Y ami r • cis � • • U aw P O U C Y Q bA }' c C° O 0 U a a� bA Q as 0 0 a� GG 0 aA O y, O C, U ,.0 3 i 'S U a C O V Q 4r Q bA U O U Ri ] O~ (d ,.O bA ..' ; 2 N n .0 cci N 4, cj 'Z; ,9 >1c1l N O O. G ) p ° N ^ N bA al C TS v' N 'C7 U np U r LO O ..... u •C) a CCIj ,3 t;; O 'r. r N N .N .� O M A, p A -� Q-,C'j .O N 3 O� N cz u °sa bA o? E I o ..o � U vo O N U � G � O C nA Q � 0. o ° GL a� e bA o y, a O U G U t b L .a C' G O U Q L _ 'C7 O O N O— O c,� m CL rn c6 Q OU — i cd cls bn .." bA a� U M O fl. bq Q_ p . .,^0.., Y O . N N N cid n i7," pU G- ems' M sU. U c ct bq b�A_. 4 'U G Cc° dcz U GU U U 41 b d�UO M fl N P N U to -0 't:jIz ..p GD ro O 1—sem-. bO L ID G ° °J N U U O 'O bA .rr- w U CL U _ C i O A, o o �i O 9- aYct •r�cd ct c bn =^ .fl o a� bn bn �U to ° boCj Q QCdo O G a bA W c I G U a 0 v O T u C d Q bA �' O a Q, O 0 U a U Q U � .a O O CL ti U O L" O y� Y.' U �Oa C U 3 U S. a u a a 0 u Q o E - 'o o N O o ajal bb 42 cn „p �' U ^ O C '3 bj� U bn Co b a y ami a p o p ti d a� g a? j � o� Ido C, o o a a o O- , o N¢ a� >-'q)3�'�p> 0 3 Y bn o_ o y e� vi bn �' �'" 0-- C U � .� U cd i U O C^ p ^u `-J vUi O bb Q N N 'O M to .; - '3 N �"+ N 2 O D U bf, .^ p, N N O y y vi 'd cd Y � .-. `n ^ ° E o° �o 0 3 m .� o rn O O ''-' U O p^ U •r N •+^ 'b •_• N '_' U US-. A," S.' O cd G _ E •� C O N •� U Cl. C) C) . o 0 � •--0.(1. � -o � `" O 4" c s-- O � O � N ..UO � O � p cc! 0. i 0 h U G Q Lam' nA �' . a x. 0 C 0 U G U Q N � ^a O O CL N O G o s. C u o G u s 3 }U. a G 0 u bn bn � bn = o r - cd .� .$) U N cd C cz Y� N 7 O O N cYU 0vQ O . N yC's., � 4Ht�c-it �".'i O cd Cn 'O G cd .9 3 O „ O .�. O a G in �- .. - c 3 cdc-d o' _ 0 -0 O N U bn 'O '5 O m r 'b C'd= r � � -CJbn ^� � bn � � O � C � c,5 p `n v� bn cd "" O OU '" ..U-. +-' U O pi 00 cOV- bn U -= .rG U Cd �y -b �'" p z O ¢ cd14- WN v v G F^ O _p- bn N� 0 U -^, ZL °b �� o U cn b -v 030; o ob�n�. N o U f• r2 N G arm 0 c" '� U �j U pOj _U y a -0 ° .fl a b o a v°' ° a Q.= F� 2 a 3 c °' z Cl - u 115a E F; a °? o N bD U O H • � 4-i N cd "3 O ¢ df! 'TJ U Q 'b N cC N o T.� c15 cli U ci U bD 0 U C U bA Q bA � 0 0 U N bA G7 �+ z P4 G p O 0. N O a O y, G u o C u ^O i c a 0 v e cj O O O T A .D U ¢ O -� ,fl Q, c13m "d O TS rn -. Q ,9 N • U T y ¢ '� .-' u. !- b -0-c" .m cd i cd u u o¢ E ro u Y A u u d °' cd cn oa .- c� m� 3 z: F fl b aoi 'ro o b¢ aui J o o b °�' o 3' cc Y 2 ua no > ct E b 3 Q t8n O 7 O¢ ani d Q C v N O G a? O ..6 nA _ � c1 b o oa �ao 3> ro b> as axe o n o o u o V° u> u u cs �n (n bA u Y O w a" N bu b-0 .� .D F^ N ¢ u . U ^ �' 3 u i""" vi O ccf , N O y � �u u }� 'b v, �-. p c ¢ (� cC D u do •= ai u bA ,;, a� vi u? o .P .� Chi VT] cct bA ' cd N cGN N ' O^ N id o cOn N 'C o u o= o z T U c 2 • E L O V C u Q bA M C � L O 0 U O d Q � a •�' L C O R. d O a.+ bA C O y, C U O F V 3 Y 0 u Q bq o U � bq U Y O .U+ o'er bn-0 ami o OEr '�''^) bA U C P- 3 U �s�. ou cd a O Cd bn -0 O O d.;- U N .Y. ..-. > O ' O O V]Lam", > cd D .�' .O U C3 rn UO cd >' Y N TS p cUU Q `p O U 'b O N O u . Cz > Of)j4- U n 'L � b � b �, � O bn 'n °� � U � o � � � O � O . � ai � Q" ;.� U c0 O ..�• v U U bA U aJ +' u�, ' O 0' . in'G yCIJ r o d > fl cd y o c H s o o b D �? Q �, � ° _ uN 3 � U - c_n U Uj U 6 O n o U N O U v o U 'u E fl p o �U 'O RS U bA O ..• s-, -d Q. '."' U U O c� dJ O a5 N U ryC's v, �o cbU�n s° o 'y-cd a aa P ° cd �cu C v° U .o ° C N 4 E 'CS O L C O O U 4) Q bA � L O C O U bA Q z CMC a O O L1 O O C O y, "a o � C N 3 C O i 'a O O U Q T «i CIO y 'O 'U y 'c7.- • 'd bD aj .. S]., �' 3 ..�'", _U p a y O e3 "cJ b N `3 U ' U y O U O bcd D L of O O 4- O v� p f2, U i7. O N 'C7 v, 'c7 "U U O O O, •w �] cC U J? y O v' � .fl � O U cq '_' O a+ cJ . U Cd O U F- bD cC O N •�' U .O' -p �' cy 'v� V1 O O .D ° a3 v ^ v U C's >, E' 7 ~O ¢ y Y U p •-, '.� U CS.' U SU-. N O Y U U in 00 P. O bD," 0E -0 >G0 4O .•-~. ,= '^ bA O 'C7 O 00, O 2 U Q. sU_. 0 v 0d m Q Q 3 n Q C7 . v Q c c ve��i o Q46 a 3 c c L. 0 U G bA Q � U o Cd 8 U G bA Q U }- a p. G O C fl.i U .. U Q O bA •� O O y, O ® � O cz C d N U al N r U cOd v' p 'O `n u cJ O 'C7 'C G �_ r.. cd Q cz p c� � � (V G �"" 'y � `n �' ° '� 4. U O G � r � � p cn U G � U •in N '� O .�. CS 4-i O U> .� O O cd r O C-0 U O N O Ny '� N G N O r�i, U U O a '� cd ".• 'b p �-0 U� y j U I-N a�0 .= Xi d N U L m (=) =�= M vUi Go Q d U yL— 0ti I --O O m U 0 U p bCj A cd c N U= G b-0 <d •� O w U ..O Vl z Y tUd G N Q, ..U. C aJ o .— Q" O ° '3 N ,� fx 'U Q cd O U' N •N r� �- O cd -tj in cid Q U O 00 p cd • �, O TJ >,—M ,_MN bA N U cd NU p `rj .-q M O E--+ 'b U cd ^Ccz ad a ., ,� cd cl,.a �+'. 4=i b - ,v C,3. `� U U U O .. Nr U G ., bb b i r o� u o° s G •� vi O '... U p c O b-0 O L _o p G° p •� N j U `3 °cd u .O >1 ccU iclilu "d L Ucli w Y ° s U U ' �°° N U Q v' c u cd o� ° cl o c 0 U C Q L'' O O U O d GA Q � a O O d a+ O O y„ A a O U C U 3 S. 'a U O O U Q 4= 0721 U M b bbl)to N rJ01)A. b iy m O q,, 5-0c� cd cci .- r��' .. N q � "-- N :Tj ' F �-in W �+" U O 10 I � c 0" U _Q' ^ ,.� � � '^ 'L7 vi � O �N .� _U > ^� N '� Y '� U sU, 'O � >U cd .� .'0-- '3 U N 'N 71 p O r t0 U ,� ,� O s-, Rt 4-. 4. U U cd Y ... N wy>_• py O O O' cU3 cd U O U �-, ,� U .-• p ,� cd bA '—' U O T CLr! u O" • • i1 G �^ . O u t-0 +-, +'_�-+ N U U U E— 3-. O u .D c3 cd �' cz _ �. c+., 'U U _� V� ._� N >> � 0.3 bA U U cC b-0 y O ,t cd .D Q CO U ^ ..-� , 'b U M cUU v, ,y r-+ O U .�O y0 '_' U U N OU U y U O F, u ro cdn cn U `� Ri 'C7 czO cd .' cd 'p O � �^� U U U U cc3 M U .y 'C7 O � � .-O N ,—• O sU. O U O. _^. O U M O U rn cJ U 'O c� LL O" N a" 'O al U yd aj bbl) ' 0 .� vUi p, cUn d ci o. xc > U O o 0 3cl� n a Q o a z U U E U O C C O V L. O U C bA Q � N a Cd o C o QW Q U C in U Q U U cl b cl Q� d O bn C . C O bn O O U O cc3 � O C d � b i R. > p, ° rx U U v bl)S-," i N O' i .d U cs"d cz c's C O E Vj N F O N W O � O bd cz � O irl .'� v i Nom' 6n0 U cd 0 ,° �' CG O 72 N F 'U U u ,b •N T OU 's iS7O O bb -0 R1 t.q v O., C, U �n M �, d' O ,... ¢ bb y ° cOC A, T7 C,5 cci O CIS 3 o ° 3 U U c, o 't fl.� °°' bn ° Rs g o m M o > 3 U E o U o U ° O Q" p �_ N ¢ J N U 7S N M d Vl a 0 c N N u � L � 0. O A a E F2 G CUA U � CL U cd Nd w � � � Q O O CA i, by 4-+ _o ro Q � � o U U U cli > I O r- O O O bjO •, 44. bUA a' t2 'C7 ¢ CISr" O by o �r U o Q c o —clj 0 3 d U O 'O cd 'b ¢ by �^ � N C13U cn U Q O ccf N O O 'b cOd Cd O Ocd cd .^-� oo ;n d ' cz N cd 4c`" O Q P U Qby `� U !� U N . by U .9 O N U O U •^� cid ',~p ID -0'b o o by o v bi a m al N O o > cl � n "° ' 2 y10 > v o _, — N c 3 cz 7 ° oU O U d .=n-0 cdt� C N U zs ° a> b v C, C. ,d l j.� Q o .� o aJ o o .� o zy p H by ' `-2 8 b> M ° cj w' °� o Z Li.. m cd s ° O O U s. U bfi `O cd 'd ^ >' 'b ID VI W LL ,.O O O id O .9 Q >'—r.. cUd U cUd ry D U bD-- Q O O E a, a 0 A O U bA Q bA �' � C P, s. 0 0 v G a� bA Q 0 0 a> 0 C O y � O C U o® 3 "O � O Qw 4, 0 O 2 .b N O Cr,nj '. Ln O ,L-' U � N �' d- a) � N O ^d I'd aj U b0 o 'd 0 P. .�' O U U 9+ '-' O 'b � c N E 42 Ln y y v o 0 o k V o Ln q3 0. a)�bbn c U c cj v p E o o o o ° H. ai � L �b.� �� S o b,� tfo o o o � '� m 0 O m p o o r n o- 3> 4.. o o 0' � U' C o Q ? M 3 Q o u •° U o D c b cd ,n m + o0 .❑ o b 0 o b 0 C4 m o > o a; .� d ¢4 �� 0 > o a 0 o ^ cd Cd v 0� u� v 10 75 CIO o, Q I 3 U x ai �0 O U C U Q bA y' O C QI O O U V bA U � O O d O G O y, O V C V 3 i a C' a O O u Q o 00 cp o a� y oo o U v o o° M>>v as cd 0 0 clio o i i Q CJd 3 o U o o r o ma° o a d b= •m 3 a cr o c c°It o o o a � 3 0 -o "D oo ti ° v � 3 °' . - o o - o�(Dy'3�'U�> a� >,c'8 o.o�xoo ° w ;bolo o a U o i v ID b e y 3�� u u� o ° ccl U Q b ° 4� n. o • s: U U N cit U U c � ° 4p O U 4� r-, U Cll , X U T U V] 'd • UU ,= O •b CIJ Lam,b o o ¢. ¢ 3 .'�.' 4- �O ° °� O U O aJ bA C O f 3 d N a. c> 3 ti a oA O o Y b - U _, c> a�. ° cd ° cd r, O U cd ° cU N m 4 ° CL, E 0 r7 U e U Q bA i. � C L O O U e U bA Q u � h O O d O bA e O y � o o e d L 3 SU. .a e O u Q . p > ani o d Q o 8o ?'� � �� ve•o e oU a.o � v' bq o d ['/] cd -C O 0,6 C13 r: O O -cot'� • O�' � � O E U c � � Pa ai U ¢' p j' • cC O U 0d NW O W- O C) y o s °� y p oa U U u u F �3bL0Q , b e� o W oz- o o, p o p O U 4- O � N 'b O 0 ,Of"., 4 6 'p o� �oo��. 03�,30��.��u_��� 4^ N O A C�l�Ao rl�b bA N cC �Uct i «i cd '� cd E .� ; .^-, . _ i c d u o d u o O W i C 0 0 ' .-C N O O O � O .. O 'Li '" N .'0.-� N O N ,. J. .-- O N N p . a7 N_ , Np X „O ,� 4-. 4.� 3 0 �r Q bA .0 Cl.0 E 'L7 61 a A 0 bq c3 a U U cC ¢ d L 7.1 w q U bb q B� d d O bA L O bn bn O N O V cd bn O bn a a ¢ as bn i y U p 2 y y...+ 4-• .. U bn % p O N U _O cd CZ rl 'O U cd ^ cd Cd 61) 'Cl cC p 'L7 a. cli cll O "o 'L7 U O p v, .D -CJ _� A cd 'CS U Ri ..-. c3 O O U ai .L %� Q • s U E U O y •� . [� r, U C U —" p U r- -O U cd cd 4. U to O �-. YN U '3 O C-- ,� O J..'"-� U O clJ cd cC U 'b O �, M c� v� • :; bn tj p"' on '� +.�-' . ID o d u7J o y o' c3 cz; o CA b-0 r~^,' O O ° O U 'd 'G _0 O U N > tb bA O cH U �.. N _O D N c3 O� Q N U p O U 4- r-� D o H 3 Q bin o o cd° x U U bn O c .y 'm ° N E 4i U 0 bq c3 a E ° � U a � O cd Q Q a api I --I Q ❑ Y O O O O U Q Q Ci) W u: c 4 Q W tt o c ¢ ¢ ¢ Q � Q O bA 4✓ 4� O u cd G O bn O bn bn bo O O bn � 3 0 cd 7jU cz cd ¢ bn ¢ on Q Cw a bn O cz U O v bn 00 m 1O.) N 'b U � b C O v cd v� p ,b cd 4" �O" bA U .N u Q c1l b bb O Q d O Li Cn O Ci ¢ U a O 71 73 u 'u O '� OU O OU N ¢ p 'd .0 O cu O cd c� d O O H id UO y 4° YC L'" •'—' . y, U p U O U 'c7 a 3 0 3 o y o 9 d °C's cli y o ¢3 o 4-, cz m m -cs �° O� 4r cid cd n U cl U 'O cd . ¢ > > U M M 'd U cp p O cd O cd .'`^. y C O N 'd N O cOd N >.. u U -FT+ U cd ci, •cud Ir -, 0 ¢ • •._ N bn d ,.b O cd O t, p cz > .U-, O U cn cd U bn N bn U cF N¢ p a`n-. U u O U U � Nom-+ `•- kr, Q" N O q o Ems- cv'i� i o H 3 a a� • s-� . ~ a) s-. E�'� p ow°. O j u cud ate) E i H° tet. .E�. F M 4 G 'a U CL i N y u d Q �L � o bA Cil Q U L7 �N r O S � U ° bp o L . •- CL bA Q d bA V� a L o •� o o bA 3� p o bct cd Cy U> 3 Y > o a E �i 'a "' U' �, • U U p O �' cd in-. cli '3 cct G O •- U O �.... ^�-. bA U-, It o R� cli p b-0 %d o O O o c U 5A LJ 4- p `n `� •"d cti T .� `� C m Q Oa 3 0 0> on E o b o o b a� tp'D aJ -Z, U G' O U ° O C U � CO�� U N C O s'�', 'n � o cli y Q ocn � ? r . ° . o � �s o � -call ° �, w ,, ..00._•ani •-G ° 'O Z CA O O R. ' b bA ci -0 0 U Q ot� .c o Q o 0 -. d n4 O P OD O E'•� .. bA 00 cd p O N b N b 'r' cl, cd U E O V Q s; Q � a� bA Q v � Q, o cd W Cal Q O � O O y„ c � c �O G U to 1,7 > �+ S � 73o O p U U U o s. o o c�i �> m —m> C'j ° o Cdo -0 PO U U o an d U Y U ot4U ,� OD U 0 U to k cC �n cd U cd �, m �. bo O � � V] N � n c>C cn U c>C cC bA O .0 v� N t r' � U (; � � '�' 'b U r O U O s.. U ¢, -- U bl U X U ,9 cd U U U cd bo y0 ^� b0 .9 _ •� O D U cC _� 0� O O CZ 00 O o o> p > o O O o c13 cLe p.� a0i ID O U Er cj 75 a�> m b > a� ;Jti > ".- .0 3= u � bA - -= = :.- U ,��", I U '� U O O 4� 4% Q' y'71 N" O O = O c N U . cl! cd O 'Ci 1= '-, U - U cj � � p ¢ � .c7 cd Ri N O C U x bA U U d bo U U U N U U a..UU+ cci >?. id � •�,, U bA V] o .s"-. � Y U r .b O 4p Y U L.: .-v O 4=� i� f3. L]. cd .U.+ U U p UO � CZ O O O U O ,� -CZ) N •~rte" O cll 'U N O X .71 + U V'y M U bo C in ,—, v, > O U N i1 c'C 2 l— p Q. L O U r� a O C Q+ p G O O cd U G �A �a G o o � C1. � U N Q O i bA � G O bA bD b-0 ,- y atbbbA ct 7 U L7 C CISL ° p E a O R Cd b-0 CG � � � • U b-0 Q - a5 ff.:' G O O b-0 U G T> G U O Q 'C3 U O p vGi c� A. sU, a3 U U cC G A. N m cd O +'�-• cd cd ' b-0cd U r N 'LJ U �' N ° U N bA U TJ O . m b0 'O bA G �' O cn R3 N° 4. U c`Cd C� w U �' Q -O p .'� N C Gcc1 S O N U U r >� y. ;-. Q¢ clscci bq U U p ' ^' ,p -b Cl)� C2 C. 3, �, F 'C7 a� o -- o No d¢ .-O 0 3 o b H ... cd U .Y cd :-r Ste." �y r U U U O U U G U i ° N C! O N ^, — y0y d G O U O G �^° 0 '> Qd> o ° 5 o o o C040 o Q 3¢ O v cn b> o¢ b0 bA id cd O ' O C' N ^ id U 0. '�' i� U 'tb N pA CII -C pc(1" •r"" ' cd U .? d •9 C G a O O :'-' -O cd O cd R. ' b-0 7O .^—� cn 4= Lr7 Q C ' U � ^U" ^ cd ,= bA N U O r. cd O O 'C3 4 cTj t U cd c �-0 in A b-0 U N bA ' ^ cd v� G G 0 ° 'vii.~GO O '—' 4U^ U bq U O O •�-N U Q B 3 U 3 y 4 ,� •cU" a U c z �Y V' bU CL E 0 A U % P. P� 8 O O O Oa0i O m � as as G CA Q U � y GC CL Q Q Q O C p v o b � c o ® C. bA O bn 3 Q bn a on 0 �' 4- d dCdZ d cli � ^O C) 0 •3 yO U o O O p .0 CD 0 C E P R m a�o u El cc o O U 7� 0 °= v oo 3 to 3 o o 0 0 •= to ? M > b o> m CIS Qo lc,' -,-0 a o d o° 4C o o o. 0 o 0 o U b o � Co 0 0 o c Q > sU d' ' U - °) u o a o y cC Sn. 0 0 O U bnFj .� ^ 0 E O O r0 • 'j oO Id OU N 'O N 'O ,. N P. U id OA O .' O •� .^. a0i ttt P- rvJ U •� . j C, U :b b O o o a'75 3 o ccso o o U >, .� o o to d UCd o o U ro •bn ~N- 'p L fl, O 'd A U cd > !�" .''". U U O p U c3 44- ¢• U v� O O N U 4— cci a., cC z 0. 'q a� O C 0 U E O o U O N u a � 3 O Q Q F c a� Q Q Q � bA t p 4 O O � 3 O,0 0 Q Q a oA a° U t= U cd U O iY. U F _O N Q � U ' . _ O Ri cd cJ C CL G� GL cn o E 'b 'O t U O n U 3ami °�' °3' fl d � 4 ° r oA cz a. U .b U -v v 'c7 U ,b `n P. c. CIS cd cd O� 7 cu Cj N c � s... O R, ¢..: -o 0U v y S a o DO o 6 cd y c) v� o R fl C,5U a U U T 3 N o W cd o u czCj i as c ccl a�� U b G B Q p �i �' a� .� = N d 'U" 0 u� G d r o U 'b ctf ° U 'O cz ,C y0 bA 'O b4 cd 'd 'C7 ,fir a- � � ,Uq •--• z C13O _N N iC .r. ;� = U :.d O O .y ' 7 COC ..c cd cd .b G i in U ,—, r c, in O O ^' cd <',.' 'b N y_, `� o a r fl oA o Q r -G' a� 3 4° o o "o v �� .. � 2 ,_ r� p cd o o coo yU_, Dp .�`�, pUq �p cid �O 0 ^rr, cd > cd o. W �• u o 2 pU bW d' cd cd C,5 in cid d' "U Q O UO 'O G- 0 2 U0.. s ri i C 0 Q cls N r- 7 U > .= U U 4-. O O O M CQ O bA ice- c'J y O b N Q --',4 OID O O p c',j b 4� N cd ,� z T O y t b- T O 0 vi ¢~ bf) b U U y cd by U 'c7 N tb S" bA c3 cp •8 i U Ift a ,.O O f!e "tbb bAY p p U w 00 p, O ) ccJ O G ¢ y O O_ cd O .�.� It o b o bn ei ° o cl� 00 ct o° W ova w b3 o D U Q. (A a v M _. o U � U � � 00 O 'B O U Q l r'Z." V F: ctO r U —O z 0. M U as a r. M V by Q. 0 0 � vo Q V] V] V] CIS� O p p O � [c, L41 ❑ a ot ° C O 0 3 3 3 3 3C11 s V) Q (� Q QU QU QU �U QU e CA �a OO O al C�3 U U m U U U Q. ti .� U U ' Q Q Q Q Q Q Q Q cV U U C� •�' a3 c°C � Q � � 'd [] U U bA •�Y. U -C� O� O O :e Rte, 0. 8 � � aa��� a� a� �-C15�as a= 'tS > ctl O 'r cd > O .O _ r_J O O DO CO 4cy ^cy cc1 N ° ccz U ttt U —csbn " 4. cli 2 p Q) ° bn •- r bn O U cn 'L7 cC ..� 'b N > ..� '" ubl) N .D ' _. O O bU p O Ob 'j O O F-' ° U ° U -C O a.. O > 5 cu 0. o a awn ° 3 o• a d M cd Gj U o o a c c o b C cc) Via" EN o aj o b —bin 3 0 O o o���� 3 m o� U 7 � 0 113 U 71G °U ''' Q o U U N N w ~ O p id O b N cd O o U U v 4 E-+ Q- c3 Gi., N O U O o O c't f--' M V by Q. G 0 T v K o U C O Q Q Q U C O O � Q U U RS O O (y U U C p O H O O a o o G u Cd �U p.� v Cd to ot q -4) U o 0 U r U bq i 6q O a b . CIS b o bq 'ti U y o U a� a s a� r E O U U G O U v� •b Q. .O CL2CP. V) cna3° w bq r cd > •" 7, O � O .y � � ,-.• c3 2 'd CJ T O " O W bq O '—• U cd cd vi Y C) r U Q O cd C)� _ V .=. 30 't7 U 2 x Cd oo° y ro'> Q 2 "b O L U V] o cV U O r O M O n y U �q 113NcC R. U UJ > bq c cn N U yU •� s- j CC "o m p x m o > O W U > d p o U O '� Qa a> rn p VJ • • w p' sy o� i E o 2 g9 ° o cz C, b bb 3 4° a) p 25. E (7 Cj "J 0 0 P M 4 Ul� a 0 T u G bA 3 3 Q Q U C O O O O O O O ai cV cd cd c CIS cli Cd Q rL Q Q Q Q O i C '� O ' '� O 'U 'U t4 O b�A •i O O U O 5® O p O U O O A O _O U C bA U V � bA Q Q Q Q B O O a 0 0 Q U. to'U M ^ d _ U .� 'O T'O � O v r O Qv G s-• C) U5cd CL 13 ° u v M 3 1 w�° E w° o E ° � cz — U in N TJ 00 —,Q 'O .;-. .-C O .bA = � .-. .-C t i) U 0 0 3 '" ,^r oCc, C�, b '> 'a- ' N ccf N N N v .rr ¢ J' O t/ '• ,-- rc� o .b O y0 O U N T .O lam" N•`-' Sri. O '' -b O N � U _� O r• � � � ' ¢ -o ° � � O.' n in .. y .b U cd U p m ,= S1, ' ^ 4J .,'"+ p ,.b . O U ..`^_• ° cliU Q °U U O U rUii �:s as O chi '«'�- N N in !n., Q- U T U •°• _u�wlu OU O O F- 't7 p O ^ •rte-+ O U O .b Y 'd U 4-r j,.> cd a O ID bA Rf O O m `'�-' El S1 y O U 7,U ,U, O O "o 'O o T o 04m •" '° y ° > - U o ° ° 'd v UCj a� tvj cC T U U bA Q'O 'd 5O O O U E-' U O O cti ct 2p U „U CN O �rcd3 rr ¢ o o Z -2 0 3 v 4°J E O d' bD m 9L F 'O N 7 C 0 M o � � U Q Q bA 3 3 O Q71 U Q U U C O O O Q c) al I.+ U O U cz T-+ a U u U U crs � U U U U U U U U rL CL A., Q Q Q Q Q Q Q Q Q O G O O O T U bq bA by to Ojo O �. t=• O C In. ® U U ^O U � U •-p U U � U � V O F bA bA bA ^O � u > bA .i a T 3i a �o - c � � Cl. CIJ m Cd cc! <d o p o U Cd. (L)(-) F Q b 70 O ° ZZ .V i. ° ,C v, N Ccs N ^.,0_, O 'b "U- cd a. o cr o' p boo U o° 3 ° °¢ cd 0 u 7 s0. 'O O to _CD C O bA .. cC N cn -�; .d U, O U a:, i. cd � 6' vi bA .-O 4- O "+ 3✓ c4, 'O C O i U ..d ''" X _. •U, OLf) by DO C > 4-i ::s cd M O .^� D- CU 'Ci Ci TJ , O ' ° �' Q 6� U '_ O C N E••' ^ ^ ° • ° O �.' P�- "v, C 4�: . `� Q, '� . ,��' _ • O ,O Pte. C� O° y bA O .y O 4-i cF., O cd,' Q. O y .. N cd cd `� cG Cd ccs `3 U N y f 0 U Ory 0 d r° v R3 W O_ cli O DU OCd U c cd 0 7 0 0 cdUcd .2 cUd It F o U � L' bA Q N O Q Q Q Q Q Q a Q s Q Q a a c o O r cli Q O u ❑ O L tb U OU O O O bOA w 3 L O 0 O T7 U a° aa� .a —f' O ) blO O � cd E Cj O N fD Q .p � r Cj N e b-0 0o b O o v v Cd Q o o- o'' o f '- o a 3 aL o oo p o o �-0 Cj cd b-0 Q c � x L 0 0 o 43 b ..� r u O 0boO .-C n .-y ;—, bA — .—. O m N Z .� L '�^ (Z ', ✓ b O Vpi N p a Q ci d > o bA �' � 0 0.Q ° � � � bo o � � u a� o v � L o O RS _� R '? 'L7 'O U U ° _� to ^ UO -0 U rn > Oa b sU. ° i '� j O N cC U OU cL-3 U G U by U N O 't O aj .O C T U y M -0 O O C) 4N '9 U j 17' y N bA OU O U M .� w In —' .� 4N N ct 0. .^r, R� ..C) '� 'Q •• O 'O O .`n Ri N L U N m U ..O b-0 Y U O� U F y U O r ^C', U 'CJ-ILI U O N N cn ' 3 "V O O C7 ° a°' n s� �r rr -o C,3 w 3 by O C1. E 'O 0 L. O d � Qcl L O 0 03 3 3 �A Q� �a o°m cz •- d a Q„ Q Q Q O bA O cd L O U bq ID U O r O 2,20 ¢ a� ar.u0. in. bl 0 alb o o Q' w c �-0 in U Q Y U vii O cd s., r N 'v~i A $"n. Y c,3 U O � U Cd Cd U sU O > b0 cb •,� p �' O �" �~. 3 ccs_ ^O U N vU� . bA .--. 0 y i .-4s� p o y oa °� v o 73 oct j� cs 9�5 cis O y > cj .� .fl S1 O C v4 `" O p y x '. N � y ¢..b O ¢ N U O in ".' cd N bA •'d O O, O U SJ O . U T -O ^ Oj b � > U> 0 °, '4ZA o 'd o •��•' O t- cd 'C7 3~ b >' vv� U .b , J ¢ .''' O v' , i- U Ed E ¢. U u cli U Cd OU � N 'O ¢, O c's¢ Y N N U U bn T7 U U cd N 'c7 U U O cd " 42 .x ' U cdal ,� cd 'C7 O F bD 7 cd O O X U¢ in OU (� p p ccs • 6' V] U s- ccs 0 0 0 sU, U c!' �. cU1 Q in cd F bD c3 G. E 0 U K Q Q =a a Q 3 a a � Q Q �a oQ 0 O+ U U U Q Q Q 0 bA �• O ,� C O O O •� U U U 0 0 U U iz: 0 u g c,3 o _Q r:+ bA Q U N c�l '0 4cz c3 E N n o v c °o U 'O RS M '. U "t v � U CS N O O N f1, (, O, �11 -ry U s: TS C .�+ 75'cJ U 7 o c w nd v T 3 U° o . C,3 U �, F O¢ r^ O d sem. �" s`�. rn J, •t3 ` c ?' �% N O, E.." cG,^... U U b 3 i °J �' bA , 2 U U d o °- o O �, c3 �3 ti eF Q C/V) Ci p a •L' 0 U G bA �' O ,0. QI i, O O T U U CA Q O O h U O O y„ :J a ,L' U O U b L a. O O U k o 3 o y b w a p., Q T v 0 0 vii 0 U y N p y p" O 'a cd o GA N O Q-. o o r U cd " C M U o—. �� pcJ 15 41 �N a vbq NCd U C�cdO O�O CA �; vUi U .Y O o U O > O 4=+ 41bA b 4� ct a) cd U U '"' O N a0i O .9 �' .D N O �t U LtA O ice„ .^ .0 U o bjD b U 0c0. y N w p U U U U U O cd O U c73 O U 4� U 0 0 R. O cC O-. N O� b Y U O b¢ o C Cj ° ° U ° "'i s. C/) o Q 4: by _ . _-. ..� •x .-. � ."., n G- L 0 U G bA Q bA � Ga 0 Q o Q Q Ca r, C aA Q C CL Q ¢ Q O G 00 p 4. O G C oj bA bA p bA Q ci .fl N cs O. O -I C api i- cliO "° � bA o. G U O ::$ O E U 4 O bA 0 U O b�q O cC N c% O E c% O c% cQ" U O v L � Cd Cd Q 'd 0 ba.) �t N N .' 7- rn p �n cd U N r U N U bA O bA U .� y. 2C '''. 00 N O J U is p e� �' U 'O u Q c's 'd rj u ct o o Ctt O L U aS U U CK 0U Cdbl cs bA c3 N O X O ? V N 4-. «3 .� .O rn sU- '= O ^ 'C O N N _ _N .,,j� d U a s U V] N L U on N'42 o U 0 0.U+ U 2- cn N 'b fD- Ob clJ C N z F .0 a G 0 v d' 0 T U C bA Q bA �' G � . a a. a. Q Q Q Q a 3 3 3 3 U G W y }• Q Q Q Q O a.+ C O O O O L u cd C u N O U ob o� o ob 3 rp aGi o r blo CD-. a clj bq G .b bA 7t N bq O IL)s-, bA C -0. T O ri T ri .ttp Q N bo cd -ty U U y 'LJ U Ur O Q cd cci U 6, ,D � ^ N "U cd N 'd c" Cj 3070 ' o VO bA vi' to v U 't7 N N O O cid by y .;' b A ro N bA -14 M U ni cd v) N -v N U Q bA v '--•N j�' ttS N O N . lo U 1:1O ,;3 m .-• vTi � W i Q U CZ °� Uv yb bl) _. h N ¢ N U N ¢' '-= N U U v8 T C7 N U N ° ril O U U O N y Y •"'y. '" ci..,, y p U a"O- Q. U �T. bA il. U °bA ro o U O A O N W a 4 0 'c7 b bA 3 N U U O U Cd .� «i ° �., U CL U ; r - `c-' V] iC O "" U cn "'C�. '�-' U YO . -. N7� in j yp • N cd ^ .O N N to O � O in bA r, U G O O T cd Q o y p N ,O O U oU ° a '� 3 cj U W Y'� ai 3 4 - _ ° ° o.2 bo. N N Q _ Q `n cC O a O O bA O 'd ccS O cd �r <a cls -o Y -r w Q U a E U clj rt U S O rt o 3 m ro d u c,� FL. G O N O G O -T r, U F0 0.S . °a � q o q C o A, q q Ei u 0 bA d c 0 c cd U d O bA G y O O O ® N cd N b U O J bAcli a c a a� -o R. O b C'sCIS u Q o m o a o c n o 3 g J >411) w 0 't.J O cid «i O � YO .� ON •�.O � ,zs cC bA rAr!!. b G' in r bUAC13 O bA L2, .y U N �N ID � U .-O i W a3 4"' N 4" p O bA O y o bb — c O a u"J� u d M r W va -0 O Q y U O O U q _ r -o b C M o o 'dbD " F" Z ° H o Id 71 ' • V] "Z:) O ^ U •b U 00 U -11 P -i 75 U bbA i� O 01)o 3 3 b r cd um j 9. v> j- O O r g' y O P. cd YO .d -0 E bU O s-+ UO q dQ" .fl O b bA O O tA f2, .;Zl ^ O Z' O = t p g m r O O �' I'j O U O .� nA U M W ^ti' N U G-. O bb O N bi •'� N U rUn bA -r+ i, U bA O O bA U i . °�, ' U V1 O � 4. ^ .r- 0O vUi � O �' r O> O U U 4 2 f-�l (1, ."0--+ . � • • • • E ^C3 a c G 0 U L O T v � U bA 0 � a Q 0 0 0 0 U U U U cn a, u C u bA Q u � m ct a Q Q Q Q Q O p O O O O O :z ;n vOi = y0 bA YO y0 bA O bq O UO a.a iv Ci U O ^ O O O a n CZ cC C O O O C's ir?., m O, s 2. 4-� c6 vo o A rn o r/� o c/) o u w UO cC O U O T O '?7 .—. bA .U� U a1 al Uco a bq p Q b w .= o cz a u U u u a Ucd Clcli O� � o o CA Z O 0 � oA - v 4 cl r- cz -- , O �' U 1+. � a 0 a. — p y ..O 'c3 O F O O (] ✓ � d a X a� _� p cd bA .2 '—' T a, cC .9 N " "O Q 3 `n '.' U H c� O Q ai a Y Q. .. a... ..d •� W • • i O N �� N.\ N • • "U 'Cl .�- U C'i O VJ a cv ro ' • cct P- o "� - � —_ U ^ ,0 O rr"``• �+ s~ 1 bA O (� .— L. 1 O 30 1 _ ., oo 1 Q+ X N T El —o a� .� c�C ..� N O V' c6 r.1. c3 sU. r1' cd G1. N <C d' U • 0 0 0 0 0 U bA Q i.. o e � o Q Q Q Q Q 0 0 v Q � Q n p, 1 0 U � � Q Q Q U] Q Q O � CA C O O O � p y O O o O cd U U -K:s cz w cd cd ,D cl� O O~ ttt O. c O. cd U O. ILdd tic,3 C Q _ Ecl V] O V) O Ln O V] O cn O �] N O p 44: C7 "CS N p r O ^�✓i aj bA bjo a p .d N '+� O i k O a.) N cd U � > cicG C c1 U Acl ->Occi 'c7 O, O O U •9 O .�. �cj L o s o 4 o >_ 3 q N¢ A o b a' a N N U 'b U cid cd 'd - L y O Q �j i u" c�C `� c� m U O-•�-+ L �+ L 'S� C� L ^ _� O > Q y ^k by •.� c�j .- .'"O-+ > FN O Q >p � Q U W Q v ^ A• cam, p- p ¢ U � '� �" � N cj cz rr � . � d• . � w rr �. rl m "� a• � v e e 'O a 0 u O U Q a ° o Q o a Q � Q C Q a c 0 M Q Q O C O O O y •�• a cOC "d E C O bb O U 3 0� ob a bocd a aj o Q 10 dw T- bn� a It N O ci oa�� i M 3 13 ty cd c _ or cd Q r- 0 o o .� o o w cz ° bA o Q oqU U? b == F� Y 4- a O :b `� � - 'Fp U GYi O' U U N id ,3 C b id O "d O O y in ID .b 'QC N -0 O• U > E' c3 d Q b o c l b ZJ .� cC 'b O d cd r i p _ o � 3 c3 a f' o . °' b° > aci ' o 43 'TJ ni F U p 0 cC 'd L... ^" cc3 O y0 O O � ,., U cd � �, •� � U cd .s"-, F � � O Q a �" p .ty O A. O O iU bA • � ID � � " �wc�CM a v C7 M b o F o U bo a. O d Cd F o Q U O a C bA Q U %- � a O O cC U U Q O bA C 4-r O 4. O '�.+ O' • CC C U O •� O � O i' ID i ID s p U a- a y- bq O O M O, ai N 'U CG 'CS "U = O" c�i �a � F r O P. O O U O U -O O cV cd O m Y tb U U �' U O i o 300 b _ o _ � U d i N 3 b-0 �46 C,5x o; Cj 0 3 8 4� ° F j ri 3• o cd o v Ca o U U v' G N O bq . M �S U bq +� '� O Nm V' O v bq rn y0 cOJ O., U N b0 CZ m 0 O E 0 U C d t'' bA � o Q � 3 Q Q r7 C v^, a> bA � Q � .O G. tti o ° m cd �n a 2 O 73 ° c o � v d Cd o a � Q w bn c ar O N U Ocd __ U 4 q o bn o 0 0 O i bAczU w b Cd b � N cli v ¢ C 6 O m� o Cd o (1. _ o L 4° ° o 5CIS D d _n o o ¢ U Q O iu- (UC -00 F"' cli C/] �' v N O U U .O 'C3 O U w U U N 44 cd w N CT' U O ct E cliQ U O W O 9 0 c Ja 'k 11`4 6-- 0 111111f,1125,1 -l", I" 'yo + December 20, 2016 Mike McMillen 19540 Jamboree Road Irvine, CA 92612 Logeles County Department of Regional Planning Plannin,gfior the Challenges Ahead REGARDING: PROJECT NO. 04-075-(5) VESTING TENTATIVE MAP AMENDMENT NO., �060922 HIGHWAY REALIGNMENT NO. RPPL2016004512 SKYLINE -.AD 007", Richard J. Bruckner Director Hearing Officer Alex Garcia, by his action of December 20, 2016, has APPROVED the above - referenced project. Enclosed are the Hearing Officer's Findings and Conditions of Approval. Please carefully review each condition. This approval is not effective until the appeal period has ended and the required documents and applicable fees are submitted to the Regional Planning Department (see enclosed Affidavit of Acceptance Instructions). The applicant or any other interested persons may appeal the Hearing Officer's decision, The appeal period for this project will end at 5:00 p.m. on Tuesday, January 3, 2017. Appeals must be delivered in person. Appeals: To file an appeal, please contact: Regional Planning Commission, Attn: Commission Secretary Room 1350, Hall of Records 320 West Temple Street, Los Angeles, CA 90012 (213) 974-6409 Upon completion of the appeal period, the notarized Affidavit of Acceptance and any applicable fees must be submitted to the planner assigned to your case. Please make an appointment to ensure that processing will be completed in a timely manner. Failure to submit these documents and applicable fees within 60 days will result in a referral to Zoning Enforcement for further action. For questions or for additional information, please contact Steven Jones of the Land Divisions Section at (213) 974-6433, or by email at sdjo,nes@planning.lacounty.gov. Our office hours are Monday through Thursday, 7:30 a.m. to 5:30 p.m. We are closed on Fridays. Sincerely, DEPARTMENT OF RGIONAL PLANNING Richard Bruckner ........... . . KA Szalay, Supervising Regi a] Planner 4� Land Divisions Section Enclosures: Findings, Conditions of Approval, Affidavit of Acceptance (Permittee's Completion) c: DPW (Building and Safety); Zoning Enforcement KKS:SDJ CC, 060,412 320 West Temple Street - Los Angeles, CA 90012 ® 213-974-6411 - Fax: 213-626-0434 - TDD: 213-617-2292 FINDINGS OF THE HEARING OFFICER COUNTY OF LOS ANGELES AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 AND HIGHWAY REALIGNMENT NO. 2016004512 1. The Hearing Officer of Los Angeles County, Mr. Alejandro Garcia, conducted a duly noticed public meeting in the matter of an Amendment to Vesting Tentative Tract Map No. 060922 (Amendment) on December 20, 2016. 2. The Amendment proposes the following changes to the approved Vesting Tentative Tract Map No. 060922 (TR 060922): • Adjustments to the configuration of lots, • Substitution of 384 single-family residence lots with four multi -family residence lots developed with 344 detached, single-family residence condominium units, • Relocation of the public school, public park and private recreation and park lots, • Alterations to private drives and fire lanes, street locations and realignment of Skyline Ranch Road, • Elimination of a proposed pedestrian bridge. 3. Only items proposed for modification are considered by the Hearing Officer at the public meeting. All other project features and conditions remain as previously approved. The conditions of approval provide for appropriate mitigation measures. 4. The subject site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the city of Santa Clarita in the Sand Canyon Zoned District. 5. The irregularly-shaped property is vacant and undeveloped, in a mostly natural condition with level to steeply sloping topography. 6. The 2,500 -unit Plum Canyon project is immediately to the northwest, single-family residential uses are to the east, south and west of the site. Access to the proposed development is provided by Whites Canyon/Plum Canyon Roads and Sierra Highway. 7. The project site is currently zoned R-1 (Single -Family Residence, 5,000 Square Feet Minimum Required Lot Area), A-2-2 (Heavy Agricultural, 2 Acres Minimum Required Lot Area) and A-1-2 (Light Agricultural, 2 Acre Minimum Required Lot Area). 8. Surrounding zoning includes zone A-2-2 to the north, zone A-2-1 and the City of Santa Clarita to the south, zones A-2-2, A-1-1 (Light Agricultural, 1 Acre Minimum Required Lot Area), A-1-2 and R-1 to the east and zones A-2-2, O -S, RPD -6,000- 5.9U, RPD -20,000-2.4U and the City of Santa Clarita to the west. AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 HIGHWAY REALIGNMENT RPPL2016004512 FINDINGS Page 2 9. The subject property consists of undeveloped lots. Surrounding uses include single- family residences to the north, south, east and west. 10. The project is consistent with the R-1 zoning classification and project design complies with the area requirements of the zone. Residential development is permitted in the R-1 zone pursuant to Section 22.20.070 of the Los Angeles County Code (County Code). The proposed density of 1,220 dwelling units is consistent with the maximum density and permitted by the R-1 zoning. 11. The property is depicted in the Urban Residential (H2) land use category of the 1990 Santa Clarita Valley Area Plan (Community Plan). Residential development is permitted within the H2 land use category. 12. Conditional use permit No. 04-075 authorizes the proposed dwelling units that results in 0.56 dwelling unit per acre, exceeding the low density threshold of 402 dwelling units established for the project to implement and ensure compliance with the performance review procedure for hillside development. 13. Conditional Use Permit No. 200900121 authorized the development of an on-site temporary materials processing facility during project construction, an off-site grading and solid fill project for Skyline Ranch Road. 14. The amendment to the vesting tentative tract map dated November 16, 2016, depicts 937 total lots, including 876 single-family residence lots, four multifamily residence lots developed with 344 detached single-family residence condominium units, one public school lot, eight public park and private recreation lots, 20 open space lots, 13 basin lots, one water tank lot, two booster pump station lots, and 12 private driveway lots on 2,173.25 acres. 15. Staff received public comments from the public prior to the public hearing regarding increased visibility of the road in its new location from the southwest and open space. 16. During the December 20, 2016 hearing, the Hearing Officer heard a presentation from staff and testimony from the applicant. 17. Staff and the applicant were available for questioning. The amendment requests were confirmed and it was noted that the area previously proposed as single-family residence lots was now proposed as additional open space for the project. 18. The Hearing Officer moved to act on the applicant's request after confirming there were no other speakers. AMENDMENT TO VESTING TENTATIVE TRACT MAP NO, 060922 HIGHWAY REALIGNMENT RPPL2016004512 FINDINGS Page 3 19. The Hearing Officer finds that the requested adjustments to the configuration of lots is acceptable in that it is a reduction in overall lots by 40 fewer single-family residence lots and 375 fewer total lots. 20. The Hearing Officer finds that the requested substitution of 384 single-family residence lots with four multi -family residence lots developed with 344 detached, single-family residence condominium units is in keeping with providing residential uses at a maximum density of 2 dwelling units per 1 acre in the H2 category and in this density -controlled development that promotes clustering; retains topographical features and resources in order to preserve open space for protection of these natural features; provides recreational amenities; and all proposed residential lots meet the minimum lot size requirements. 21. The Hearing Officer finds that the requested relocation of the public school, the public park and private recreation and park lots are acceptable as the changes exceed the requirements for adequate park space and facilities to serve residents as required by State law and provides for public health and quality of life. The Hearing Officer further finds that these lots will provide recreational and aesthetic benefits as well as increased environmental quality through maintenance of open space, permeable land area for surface water infiltration and percolation, trees and vegetation for habitat, and the economic benefits of increased property values. 22. The Hearing Officer finds that the requested alterations to private drives and fire lanes, street locations and realignment of Skyline Ranch Road is consistent with the reconfiguration of lots and ensures that the proposed design conveys vehicles and pedestrians through the area at acceptable service levels at buildout of the development. The realignment eliminates a significant amount of grading, aids in clustering which preserves more open space, and does not create new environmental impacts. 23. The Hearing Officer finds that the elimination of a proposed pedestrian bridge is acceptable since the amended design of the vesting tentative tract map ensures and is consistent with construction of adequate infrastructure to access the site. 24. The Hearing Officer finds that a modification to the conditional use permit is required to address the map amendments approved relating to immaterial changes such as differences in lot numbers, clarification of grading quantities and other reduced impacts associated with the project. 25. Approval of this amendment map does not change the December 7, 2017 expiration date of Vesting Tentative Tract Map 060922. AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 HIGHWAY REALIGNMENT RPPL2016004512 FINDINGS Page 4 26. Future detailed development plans of the proposed parcels must comply with the Los Angeles County Low Impact Development and Green Building Ordinances, as applicable, prior to building permit issuance. 27. The Hearing Officer finds that depiction of proposed common open space amenities contained within proposed multi -family residence lots is in keeping with the Santa Clarita Valley Area and County of Los Angeles General Plans in that they provide recreational activities which promote public health and safety. The Hearing Officer further finds that a modified or amended Exhibit "X/Exhibit Map is necessary to illustrate all required multi -family residence lot improvements. 28. The Hearing Officer finds that grading activity for the proposed Secondary Highway Skyline Ranch Road may necessary prior to final map recordation and should be authorized if reviewed and approved by the Director. 29. This tract map was originally approved as a vesting tentative map. As such, it is subject to the provisions of Section 21.38.010 of the County Code. The Amendment does not change the vesting status. 30. An addendum to the Environmental Impact Report (EIR) has been recommended as the appropriate environmental document for this project pursuant to the California Environmental Quality Act (CEQA) and the Los Angeles County Environmental Guidelines. 31. After consideration of the addendum to the certified final EIR, together with any comments received during the public review process, the Hearing Officer finds on the basis of the whole record before the Hearing Officer that there is no substantial evidence the proposed amendment will have a significant effect on the environment. 32. The Hearing Officer finds that the addendum reflects the independent judgment and analysis of the Hearing Officer, and approves the addendum. 33. Approval of this amendment is subject to the subdivider's compliance with the attached conditions of approval. 34. The location of the documents and other materials constituting the record of proceedings upon which the Hearing Officer's decision is based in this matter is the Department of Regional Planning, 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Department of Regional Planning. AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 HIGHWAY REALIGNMENT RPPL2016004512 FINDINGS Page 5 THEREFORE THE HEARING OFFICER: 1. Approves the addendum to the EIR and certifies that it has been completed in compliance with CEQA and the State and County guidelines related thereto. 2. Approves the Amendment to Vesting Tentative Tract Map No. 060922 subject to the attached conditions and recommendations of the Los Angeles County Subdivision Committee. 3. Approves the Highway Realignment No. RPPL2016004512. CONDITIONS OF APPROVAL COUNTY OF LOS ANGELES AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 AND HIGHWAY REALIGNMENT RPPL2016004512 PROJECT DESCRIPTION The project is an amendment to Vesting Tentative Tract Map No. 060922 (Amendment) proposes adjustments to the configuration of lots, substitution of 384 single-family residence lots with four multi -family residence lots developed with 344 detached, single- family residence condominium units, relocation of the public school, public park and private recreation and park lots, alterations to private drives and fire lanes, street locations and realignment of Skyline Ranch Road (Realignment No. 2016004512) and elimination of a proposed pedestrian bridge, subject to the following conditions of approval: GENERAL CONDITIONS 1. Unless otherwise apparent from the context, the term "permittee" shall include the applicant, owner of the property, and any other person, corporation, or other entity making use of this grant. 2. This grant shall not be effective for any purpose until the permittee, and the owner of the subject property if other than the permittee, have filed at the office of the Los Angeles County (County) Department of Regional Planning (Regional Planning) their affidavit stating that they are aware of and agree to accept all of the conditions of this grant, and that the conditions of the grant have been recorded as required by Condition No. 7. Notwithstanding the foregoing, this Condition No. 2 and Condition Nos. 4, 5, and 8 shall be effective immediately upon the date of final approval of this grant by the County. 3. Unless otherwise apparent from the context, the term "date of final approval" shall mean the date the County's action becomes effective pursuant to Section 22.60.260 of the County Code. 4. The permittee shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this permit approval, which action is brought within the applicable time period of Government Code Section 65009 or any other applicable limitations period. The County shall promptly notify the permittee of any claim, action, or proceeding and the County shall fully cooperate in the defense. if the County fails to promptly notify the permittee of any claim action or proceeding, or if the County fails to cooperate fully in the defense, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the County. 5. In the event that any claim, action, or proceeding as described above is filed against the County, the permittcc shall within ten days of the filing make an initial deposit with Regional Planning in the amount of up to $5,000.00, from which actual costs and expenses shall be billed and deducted for the purpose of defraying the costs or GG.100312 PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL AMENDMENT TO VESTING TENTATIVE PAGE 2 OF 4 TRACT MAP NO. 060922 AND HIGHWAY REALIGNMENT RPPL2016004512 expenses involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance provided to permittee or permittee's counsel. If during the litigation process, actual costs or expenses incurred reach 80 percent of the amount on deposit, the permittee shall deposit additional funds sufficient to bring the balance up to the amount of $5,000.00. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation. At the sole discretion of the permittee, the amount of an initial or any supplemental deposit may exceed the minimum amounts defined herein. Additionally, the cost for collection and duplication of records and other related documents shall be paid by the permittee according to County Code Section 2.170.010. 6. If any material provision of this grant is held or declared to be invalid by a court of competent jurisdiction, the permit shall be void and the privileges granted hereunder shall lapse. 7. Prior to the use of this grant, the permittee, or the owner of the subject property if other than the permittee, shall record the terms and conditions of the grant in the office of the County Registrar-Recorder/County Clerk (Recorder). In addition, upon any transfer or lease of the property during the term of this grant, the permittee, or the owner of the subject property if other than the permittee, shall promptly provide a copy of the grant and its conditions to the transferee or lessee of the subject property. 8. Approval of this amendment map does not change the December 7, 2017 expiration date of Vesting Tentative Tract Map No. 060922. 9. Prior to the issuance of any building permit(s), the permittee shall remit all applicable library facilities mitigation fees to the County Librarian, pursuant to Chapter 22.72 of the County Code. The permittee shall pay the fees in effect at the time of payment, pursuant to Section 22.72.030. Questions regarding fee payment can be directed to the County Librarian at (562) 940-8430. The permittee shall provide proof of payment upon request from Regional Planning. 10. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the Hearing Officer may, after conducting a public meeting, revoke or modify this grant, if the Hearing Officer finds that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public's health or safety or so as to be a nuisance, or as otherwise authorized pursuant to Chapter 22.56, Part 13 of the County Code. 11. All development pursuant to this grant must be kept in full compliance with the County Fire Code to the satisfaction of said department. PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL AMENDMENT TO VESTING TENTATIVE PAGE 3 OF 4 TRACT MAP NO. 060922 AND HIGHWAY REALIGNMENT RPPL2016004512 12. All development pursuant to this grant shall conform with the requirements of the County Department of Public Works to the satisfaction of said department. 13. All development pursuant to this grant shall comply with the requirements of Title 22 of the County Code (Zoning Ordinance) and of the specific zoning of the subject property, unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit Map or an amended Exhibit Map approved by the Director of Regional Planning (Director). 14. The permittee shall maintain the subject property in a neat and orderly fashion. The permittee shall maintain free of litter all areas of the premises over which the permittee has control. 15. All structures, walls and fences open to public view shall remain free of graffiti or other extraneous markings, drawings, or signage that was not approved by Regional Planning. These shall include any of the above that do not directly relate to the business being operated on the premises or that do not provide pertinent information about said premises. The only exceptions shall be seasonal decorations or signage provided under the auspices of a civic or non-profit organization. In the event of graffiti or other extraneous markings occurring, the permittee shall remove or cover said markings, drawings, or signage within 24 hours of notification of such occurrence, weather permitting. Paint utilized in covering such markings shall be of a color that matches, as closely as possible, the color of the adjacent surfaces. 16. The subject property shall be developed and maintained in substantial compliance with the Amendment to Vesting Tentative Tract Map No. 060922 and Highway Realignment No. 2016004512. If changes to the map are required as a result of instruction given at the public meeting, six (6) copies of a modified amendment to Vesting Tentative Tract Map No. 060922 shall be submitted to Regional Planning within sixty (60) days of the date of final approval. 17. In the event that subsequent revisions to the approved Amendment to Vesting Tentative Tract Map 060922 are submitted, the permittee shall submit five (5) copies of the proposed plans to the Director for review and approval. All revised plans must be accompanied by the written authorization of the property owner(s) and applicable fee for such revision. PRIOR TO ISSUANCE OF A GRADING PERMIT 18. The subdivider shall file and diligently pursue a conditional use permit with Regional Planning for modification or elimination of conditions relating to immaterial changes such as differences in lot numbers, clarification of grading quantities and other reduced impacts associated with the project. PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL AMENDMENT TO VESTING TENTATIVE PAGE 4 OF 4 TRACT MAP NO. 060922 AND HIGHWAY REALIGNMENT RPPL2016004512 19. The subdivider shall not obtain any new grading permit for the project prior to the recordation of the final map unless otherwise authorized by the Director. PRIOR TO FINAL MAP 20. The project site shall be developed and maintained in substantial compliance with the approved Exhibit "A" /Exhibit Map dated November 16, 2016, or a Revised Exhibit "A" 1 Amended Exhibit Map approved by the Director. Five (5) copies of a modified Exhibit "K/Exhibit Map shall be submitted to Regional Planning by March 21, 2017 to depict open space amenities on the multi -family residence lots. 21. All vesting tentative tract map conditions of TR060922 not amended by this amendment map, and all conditional use permit (CUP) conditions of associated and previously approved CUP 04-075 and CUP 200900121 apply except a modification to CUP 04-075 shall be filed with Regional Planning prior to a final map clearance request regarding: minor changes to conditions (such as references to lot numbers and similar such references); and reduced grading quantities and similar such reduced impacts associated with this amendment request. Attachments: Subdivision Committee Report excerpt Final EIR Addendum Original approval package Affidavit of Acceptance Instructions STEP 1: NOTARIZE AFFIDAVIT: In the presence of a Notary Public, sign the Affidavit of Acceptance form. Complete and sign both applicant and owner sections, even if the applicant is the same as the owner. STEP 2: COUNTY REGISTRAR -RECORDER: Visit the Registrar -Recorder's office at 12400 East Imperial Highway, Norwalk, CA 90650 (the following branch offices can also assist you: LAX Courthouse, Lancaster District Office, Van Nuys District Office. For more information call (562) 462-2125 or visit http://www.lavote.net/Recorder/Document Recording.cfm) to complete the following tasks: a) Record Affidavit of Acceptance Form and Conditions of Approval. Submit the original Affidavit of Acceptance form (wet signature) and Conditions of Approval to the County Registrar -Recorder for recording. If your project has an associated Mitigation Monitoring Reporting Program (MMRP), this document should be recorded as well. Request one certified copy of the recorded Affidavit, Conditions of Approval, and MMRP (if applicable) to submit to the Department of Regional Planning. STEP 3: REGIONAL PLANNING: Schedule an appointment with the case planner to submit the following items in person: a) One certified copy of the recorded Affidavit of Acceptance, Conditions of Approval, and MMRP if applicable. The certified copy will have an official document number and a purple recordation stamp from the Registrar -Recorder. b) Three full-sized copies of the final site plans, or as otherwise requested by the planner. Plans must be folded to fit into an 8 1/" x 14" folder. At your final appointment, you will receive a copy of the approved site plan, and approved plans will be routed to the Department of Public Works, Building and Safety, as applicable. (F,&G Fees effective as of Jan. 1, 2099) CC. 0313195 v Please complete and return to: Department of Regional Planning ' 320 West Temple Street, 13th Floor Los Angeles, California 90012 STATE OF CALIFORNIA COUNTY OF LOS ANGELES AFFIDAVIT OF ACCEPTANCE }ss REGARDING: PROJECT NO. 04-075-(5) AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 HIGHWAY REALIGNMENT NO. RPPL2016004512 SKYLINE RANCH ROAD, SAND CANYON ZONED DISTRICT APN(S): SEE ATTACHED IIWe the undersigned state: am/We are the permittee of the above-mentioned permits and/or owner of the real property described above on Exhibit "A', attached hereto. I amlWe are aware of, and accept, all the stated Conditions of Approval for the above-mentioned project. I/We acknowledge that IIWe and my/our successors in interest may be required to reimburse the Department of Regional Planning for any additional enforcement efforts necessary to bring the subject property into compliance. Executed this day of IIWe declare under the penalty of perjury that the foregoing is true and correct. Complete both Applicant and Owner sections, even if the same. Signatures must be acknowledged by a Notary Public. Affix seal or appropriate acknowledgements. Applicant's Name: Address: City, State, Zip: Signature: Owner's Name: Address: City, State, Zip: Signature: ,20 cc.03MAe i., ANO DIVISION APPLICATION Amended Vesting Tentative Trait No. 060922 Attachment "All x.taar:�ra5�ostS�o9�:tsso9taat.zo.Tr C�¢921w�a�unr,L:p�ar.��nnatStasoms.aa. tar�os��;,p�rc9c.,T3ntS..a�a.ls�ca MITINWEHAIJ, COUNTY OF LOS ANGELES Page 1/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION —SUBDIVISION TRACT NO. 060922-1 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" DATED 11-16-2016 The following report consisting of 23 pages are the recommendations of Public Works. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. Details and notes shown an the tentative map are not necessarily approved. Any details or notes which may be inconsistent with requirements of ordinances, general conditions of approval, or Department policies must be specifically approved in other conditions, or ordinance requirements are modified to those shown on the tentative map upon approval by the Advisory Agency. 2. Easements are tentatively required, subject to review by the Director of Public Works to determine the final locations and requirements. 3. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction rights, or other easements until after the final map is filed with the Registrar-Recorder/County Clerk's Office. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final map. 4. In lieu of establishing the final specific locations of structures on each lot at this time, the owner, at the time of issuance of a grading or building permit, agrees to develop the property in conformance with the County Code and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Underground of Utilities Ordinance, Water Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances. 5. Adjust, relocate, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the County determined the application to be complete all to the satisfaction of Public Works, 6. All easements existing at the time of final map approval must be accounted for on the approved tentative map. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location. If all easements have not been accounted for, submit a corrected tentative map to the Department of Regional Planning for approval. COUNTY OF LOS ANGELES Page 2/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 060922-1 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" DATED 11-16-2016 7. If applicable, quitclaim or relocate easements running through proposed structures. 8. Prior to final approval of the tract/parcel map submit a notarized affidavit to the Director of Public Works, signed by all owners of record at the time of filing of the map with the Registrar-Recorder/County Clerk's Office, stating that any proposed condominium building has not been constructed or that all buildings have not been occupied or rented and that said building will not be occupied or rented until after the filing of the map with the Registrar-Recorder/County Clerk's Office. 9. Place standard condominium notes on the final map to the satisfaction of Public Works. 10. Label driveways and multiple access strips as "Private Driveway and Fire Lane" and delineate on the final map to the satisfaction of Public Works and Fire Department. 11. Reserve reciprocal easements for drainage, ingress/egress, sewer, water, utilities, right to grade, and maintenance purposes, in documents over the common private driveways to the satisfaction of Public Works. 12. Place standard Landscape Maintenance District notes on the final map to the satisfaction of Public Works, 13. Furnish Public Works' Street Name Unit with a list of street names acceptable to the subdivider, These names must not be duplicated within a radius of 20 miles. 14. A Mapping & Property Management Division house numbering clearance is required prior to approval of the final map. 15. If unit filing occurs, reserve reciprocal easements for drainage, ingress/egress, utilities, and maintenance purposes, in documents over the private driveways and delineate on the final map to the satisfaction of Public Works. 16. The boundaries of the unit final maps shall be designed to the satisfaction of the Departments of Regional Planning and Public Works. 17. The first unit of this subdivision shall be filed as Tract No. 60922-01, the second unit, Tract No. 60922-02, and so forth and the last unit, Tract No. 60922, 18. The street frontage requirement for all applicable lots needs to be waived by the Advisory Agency. COUNTY OF LOS ANGELES Page 3/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO, 060922-1 Amend. TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" DATED 11-16-2016 19. A final tract map must be processed through. the Director of Public Works prior to being filed with the Registrar-Recorder/County Clerk's Office. 20. Prior to submitting the tract map to the Director of Public Works for examination pursuant to Section 66442 of the Government Code, obtain clearances from all affected Departments and Divisions, including a clearance from the Subdivision Mapping Section of the Land Development Division of Public Works forthe following mapping items; mathematical accuracy; survey analysis; and correctness of certificates, signatures, etc. 21. A final guarantee will be required at the time of filing of the final map with the Registrar-Recorder/County Clerk's Office, 22. Permission is granted to record large lots (20 -acre or more) tract map as shown on the insert map provided full street right of way and slope easements are dedicated along the latest IEC approved alignment on Skyline Ranch Road to the satisfaction of Public Works. In addition, make an offer of private and future right of way and dedicate slope easements along all remaining interior streets on alignments to the satisfaction of Public Works. 23. Within 30 clays of the approval date of this land use entitlement or at the time of first plan check submittal, the applicant shall deposit the sum of $6,000 with Public Works to defray the cost of verifying conditions of approval forthe purpose of issuing finial map clearances. Prepared by Aissa Carrillo Phone (626)_468-3126 Date 12-08-2016 u64922 -%-amended map-rav2.dcc htip tlplanningt pin ggvlcaselvie:,.it�ntaliva 3ract_mat� no 060922 ProiAct no [)A 975 s[ vt rie ranch orolecV TRACT NO.: 060922 TENTATIVE MAP DATE: 11/16/2016 EXHIBIT MAP DATE: 11/16/2016 HYDROLOGY UNIT CONDITIONS OF APPROVAL Prior to Improvement Plans Approval: 1. Comply with the revised hydrology study, which was approved on I1/01f2016, or the latest revision, to the satisfaction of the Department of Public Works. 2. The paved access road traveling through Lot 909, continuing south offsite, and ending at the existing concrete lined channel, is currently shown as partially paved 16 feet wide and partially paved 5 feet wide. The entire length of this access road must be paved minimum 16 feet wide. 3. Obtain approval or letter of non -jurisdictional from the State Department of Fish and Wildlife. 4. Obtain approval or letter of non -jurisdictional from the State Water Resources Control Board. 5. Obtain approval or letter of non -jurisdictional from the Army Corps of Engineers. 6. A maintenance permit is required from the State Department of Fish and Wildlife, the Army Corps of Engineers, and the State Water Resources Control Board to the satisfaction of the Department of Public Works. 7. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional tetter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final flap or Parcel map Waiver: 1. Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. I 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all water quality devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Page 1 of 2 0311612016 COUNTY OF LOS ANGELES t DEPARTMENT OF PUBLIC WORKS PUBM WORKS ft 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91 803-1331 w1Wf.DPW.LACOUNTY.GQV TRACT NO.: 060922 TENTATIVE MAP DATE: 11/16/2016 EXHIBIT MAP DATE: 11/16/2016 HYDROLOGY UNIT CONDITIONS OF APPROVAL Prior to Improvement Plans Approval: 1. Comply with the revised hydrology study, which was approved on I1/01f2016, or the latest revision, to the satisfaction of the Department of Public Works. 2. The paved access road traveling through Lot 909, continuing south offsite, and ending at the existing concrete lined channel, is currently shown as partially paved 16 feet wide and partially paved 5 feet wide. The entire length of this access road must be paved minimum 16 feet wide. 3. Obtain approval or letter of non -jurisdictional from the State Department of Fish and Wildlife. 4. Obtain approval or letter of non -jurisdictional from the State Water Resources Control Board. 5. Obtain approval or letter of non -jurisdictional from the Army Corps of Engineers. 6. A maintenance permit is required from the State Department of Fish and Wildlife, the Army Corps of Engineers, and the State Water Resources Control Board to the satisfaction of the Department of Public Works. 7. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional tetter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final flap or Parcel map Waiver: 1. Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. I 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all water quality devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Page 1 of 2 0311612016 t , COCl F LOS ANGELES 4' u DEPARTMENT OF PUBLIC WORKS PUBW WORKS; s 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91603-1331 WWW.DPW,LACOUN'IY.GOV Prior to Improvement Acceptance for Public Maintenance: i 1. Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 468-7125, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: This clearance is only for the tentative map. if a Conditional Use Permit is required by the Department of Regional Planning, a drainage concept may be required prior to clearing the Conditional Use Permit. Review by: =L ©ate: 12/07/2016 Phone: (62 6) 458-4921 Andrew Ross Page 2 of 2 09/1612016 County of Las Angeles Depailment of Public Works Sheet I of 1 PCA LX001129/A868 Geotech nlcal anid Materials Engineering Division Telephone: (6"2x;,1458492 GEOLOGIC AND SOILS ENGINEERING REVIEW SKEET 900 S. Fremont Aven:ue, Alhambra, CA 91603 Tentative Tract Map 60922 Tentative Map Dated '111,1 !L 611 �.Ott eiog2q Map� Parent Tract Grading By Subdivider? [Y]rYoriq ILrLVd, Location SantaC(arita APN GeologNt LGC Vafl2L Inc, ____ Subdivider Pardee Honies Solls Engineer LGC Vallgy, Inc. Engineer/Airch. Sikand Review of: Geologic Reporl(s) Dated Soils Engineering Report(s) Caed Geotecl*caf Report(s) Dated: 1pri 1l1 fl1 t1 Fa ReferencesGeolabs-Westlaka,Viflaj��, 8/28108, 4113107, 11116/06, 113/05, 8123/04, 316104 TINTT:1!�!P F�EASI!lCrTY IS RE Mf1 �iD�DFOR ; V L FROG�tiOT�CHN�C:AE!Tt PO THE FOLLOWING CONDITIONS MUST BE FULFILLED. G,1, The final map must be approved by the Geotechnical and Materials Engineering Division (GMED) to assure that ah geolechriical requirements have been properly depicted. For Final Map clearance guidelines refer to policy memo GS1051 .0 in the Counly of Los Angeles Department of Public Works Manual for Preparation of Geotechnical 'epods. The Manuais avaiIaNe at" hyp.,41d qcouaty-qov1 nitdl 1doEshnanual..Rdf. 2�K1._ _ _R_ cmits G2, A grading plan MUSt be geotechnical�ly approved by the GMED prior to Final Map approval, The grading depicted on the plan must agree with the grading depicted on the tentative tract or parcel reap and the conditions approved by the Planning Commission. If the subdivision is to be recorded prior, to the completion and acceptance of grading, corrective geologic bonds may be required. G& Prior to grading plan approval, a detailed geotechnical report must be submitted that addresses the proposed grading. All recommendations of the geotechnical consultant(s) must be incorporated into the plan. The report must comply with the provisions of the County of Los Angiefes Department of Public'Works Manual for Preparation of Geotechnical Reports, The Manuall is avaiiiable at: -lett 9—:11—dpw—d—ao ._q_y1gLn_ed2ornLf. /doq_s_/ntr_ru_2Lpdf G14 AH geologic hazards associated with this proposed development must be eliminated. alternatively, the geologic hazards may be designated as restricted use areas (RUA), and theiir boundaries delineated on the Final Map. These RUAs must be approved by the GMED, and the subdivider must dedicate to the County the fight to prohibit the erection of buildings air other structures wifti the restricted use areas. For information on the RU A policy refer to policy menio GS063.0 in the County of Los Angeles Department of Public Works Manual for Preparation of Geortechnical Reports. The Manual is available at; L7 .yjL11dpE,1acoun9 �.gRy�/_qaLe / errnifs/&Lc frjaLitLaL�gdf. Si. At the grading plan stage, submit grading plans to the GMED for verirmation of compliance with County Codes and policies, Geir KI, Mathtseri Prepared byNo 2376 tl„28 NL% 49 ENGiNFERIWI e /1-3 .... .... .. . . i ar 1 his. Ugr 4a 01 CA k Iv Geok)gy Sec 1-'�' Zktl�- Date 12/6116 P'lease complete a Customer Service Survey all t1tjp,.&rjVwjM, jLrdy�.LQ �Lnt i4 dAA4 ygy _ L t_40.TJ,QE, Pubk safety, retaflve lo geotedirftW subSUrrr.1ce exploralion, MWf be proMed in accwdance with LaHrPricodes farexcavafluns, irlcwsWe of U)e Los AngCes County Coda, Chaptier II � 48, afid the Stain of CaHromia, InHe 8, Consirticfion Sa,fety Orders, 60022 sartaVaft TM Q_A COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING Page 111 TRACT MAP NO. 060922 AMEND. TENTATIVE MAP DATED 11-16-2016 AMEND, EXHIBIT MAP DATED 11-16-2016 Comply with all other previously approved conditions to the satisfaction of Public Works. Name Diego Rivera Date 12/061/6 Phone (626) 468-4921 P:VdpublS 6PCH =Gradinq\Tentaiive Map ReviewsNremplateffeniative Map Condidons(72-10-13) doc COUNTY OF LOS ANGELES Page 1/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION .. ROAD TRACT NO. 6022 -mrd TENTATIVE MAP 1 TED.11,-16-20,16 EXHIBIT "A" MAP DATED 11-16-2016 `rhe subdivision shall conform to the following condflions/requiremeat s,mgr as oltherwise required by Public Works, to the Department's satisfaction. 10 The minimurn centerline radius is 350 feet an all local streets with 64 feet of right of way and on all the streets where grades exceed 10 percent, 2. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a, minimum of 110:0 feet away from the BC R's of the intersection. 3., Reversing curves and compound curves through intersections should be avoided when possible. If unavoidable, the minimum centerline radius of reversing curves and compound curves through Intersections shall comply with design speeds per the Subdivision Plan Checking Section's "Require ments for Street Plans" and sight distances, 4, The rninimurn centerline radius on a local street with an intersectilon street on the concave side shall comply with design speeds per the Subdivision Plan Checking Section's "ReqUirements 'for Street Plans" and sight distances, 5The central angles of the right of way radiLls returns shall not differ by more than 10 degrees on local streets, & Driveways will not be permitted within 25 feet upstream of any catch basins when street grades exceed 6 percent. 7Provide rninimurn landing area of '100 feet for local collectors at a maximum 3 percent grade on all "tee" intersections, 8. At tee intersections involving local streets, the maximurn permissible grade of the thrOLJgh street across the intersection is 10 percent, For inter -sections involving multJdane highways, the maximurn permissible grade of the through street is three percent. For 4 -legged intersections, the rnaximurn permi,ss,ible grade of the thirough street is 8 percent. 9. Permission is granted to vacate the excess right of way on VasqUez Canyon Road providing the adjoining property owners have the underlying ownership of the portion of street to be vacated, 40 feet of right of way from centerline shall be retained on Vasquez Canyon Road. Easernent shall be provided for all utility companies that have facilities remaininq within the vacated area, COUNTY OF LOS ANGELES Page 2/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" MAP DATED 11-16-2016 10. Dedicate slope and drainage/maintenance easements for future widening on Vasquez Canyon Road to the satisfaction of Public Works. 11. Permission is granted to vacate all excess easements and right of way acquired by dedication on Tract No.'s 44967, 49433, 49434 by the recordation of Tract No. 60922 to the satisfaction of Public and the Department of Regional Planning. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. 12. Dedicate vehicular access rights on Skyline Ranch Road and Vasquez Canyon Road for all lots, unless the Department of Regional Planning requires the construction of a wall. In such cases, complete access rights shall be dedicated. 13. Provide standard property line return radii of 13 feet at all local street intersections, and 27 feet at the intersection of local streets with General Plan Highways and where all General Plan Highways intersect, or to the satisfaction of this Department. 14. Dedicate right of way on Skyline Ranch Road commensurate with the typical sections shown on the tentative map and alignment per the latest approved I.E.C. P-291 which supersedes P-270. The alignment and grade of Skyline Ranch Road shall be compatible with Tract 46018. 15. Dedicate additional right of way at all proposed roundabout locations to the satisfaction of Public Works, 16. Dedicate off-site right of way on Skyline Ranch Road commensurate with the typical sections shown on the tentative map from Sierra Highway to the southerly property line and alignment per the latest approved I.E.C. P-291. It shall be the sole responsibility of the subdivider to acquire the necessary right of way. 17. Comply with the mitigation measures identified in the attached September 18, 2008 memoranda/letter from our Traffic and Lighting Division to the satisfaction of Public Works. Be advised that 'Main Street North and Main Street South' as identified in the memorandalletter has been changed to 'Loop Road'. if identified in the traffic study, prepare Traffic Signal Pians for all intersections (both on-site and off-site) affected by this subdivision to the satisfaction of Public Works. If the project wishes to delay any of the improvements, a supplemental traffic study determining the phasing of the improvements will need to be submitted for review and approval by Traffic and Lighting. 18. Comply with the approved conceptual signing and striping plans for Skyline COUNTY OF LOS ANGELES Page 3/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO., 6092 TENT ATIVE MAP DATE D '11-1 -20'1 EXHIBIT"A" MAP DATED 11-16-2016 Ranch Road approved on November 14, 2016 to the satisfaction of Public Works. Prepare a detailed 1" =40' scaled signing and striping plains for Skyline Ranch Road and all off-site rnuffi-lane highways and streets affected by this Subdivision to the satisfaction of Public Works. 19Establish a Landscape Maintenance District (LMD) for the purpose of maintaining the landscaped parkways, medians, and pas eos/multi-purpose trails on Skyline Ranch Road. 20Permission granted to use the modified typica,l section (70' 1 on the Loop Road i(coillector street) per note 18 on -the tentative rnap. If additional travel lanes are required on the, Loop Road, construct the additional travel lanes, and prepare signing and striping plans for the Loop Road within this s�lubdivision to the satisfaction of Public Works, 21. Other than the Loop Road (collector street) and Skyline Ranch Road', all other streets within the tentative map are considered "Private Drives," Note 24 on the Tentative Map arid Exhiblt "A" Map rnake reference to a request to waive the offer of future right of way. This request is not applicable given that t�he internal streets are intended to be private drives, insteadii of private streets, Therefore:, the;, request shOUld be for the waiver of street frontage on all lots fronting the private. drives. Publi :c Works has no objection to granting the waiv,er of street frontage along the private drives Subject to the approval of the advisory agency, If not waived, the Subdivider' shall revise the: tentative map and provide street frontage to every parcel to the satisfaction Of PUblic Works. 22Note 31 on the tentative map, and Exhibit "A" map is inot, applicable. 23. Comply with the private drive manual requirements on all proposed "Private Drives" to the satisfaction of Public Works, 24. Construct curb, gutter, base, pavement and full-Wdth sidewalk within the tract boundaries on Skyline Ranch Road and the Loop Road to the satisfaction of Public Works. 2& Construct a bridge on Skyline Ranch Road near Sierra Highway to the satisfaction of Pu�blic Works. 26� Off-site improvements are required., Construct off-site ftfli wid highway improvements, including curb, gutter, base, pavement, sidewalk, street trees, and street lights, on the poilion of Skyline Ranch Road from Sierra I fiqhway to the southedy property line to the satlsfaiction Of Public Works. COUNTY OF LOS ANGELES page 4/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" MAP DATED 11-16-2016 27. Provide off-site full street right of way and construct off-site improvements and cul-de-sac bulb on Beneda Lane to the satisfaction of the City of Santa Clarita. 28. If Tract 46018 improvements are not constructed first, construct a minimum of 24 feet of "all weather" off-site pavement joining Skyline Ranch Road to Plum Canyon Road per the latest approved I.E.C. alignment P-291 to the satisfaction of Public Works. If the Fire Department requires a wider pavement width, construct the additional pavement to the satisfaction of Public Works. Proof of off-site access is required. 29. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; the owner of VTM 60922 and owner of an adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slopeldrainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the dedication or irrevocable offer to dedicate has been recorded. 30. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered "offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 31. Where determined necessary, construct a slough wall outside the street right of way when the height of the slope is greater than five feet above the sidewalk and the sidewalk is adjacent to the street right of way. The wall shall not impede any required line of sight. 32. Plant street trees within the tract boundaries on Skyline Ranch Road and the Loop Road to the satisfaction of Public Works. 33. Construct drainage improvements and offer easements needed for drainagelmaintenance purposes or slopes to the satisfaction of Public Works, 34. Provide intersection sight distance for a design speed of: a. 40 mph (415 feet) on the Loop Road from "B" Street (westerly direction), from "X" Street (both directions), from "RRR" Street (southerly direction), COUNTY OF LOS ANGELES Page 5,17 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT N10. 60922JArne9AJ._ TENTATlVE MAP DATED 11-16-2016 EXHIBIT"A" MAP DATED 11-16-2016 from "XXX" Street (both directions), and from "HHHH" Street (both directions), Line of sight shall be within right of way or dedicate airspace easemen to the satisfaction of Pubilic Works, Additional grading may be require With respect to the position of the vehicle at the minor road, the driver the vehicle, is presumed to be located 4 feet right of centerline and 10 fe back the top of curb (TC) or flow line (FL) protiongation, When looking le we consider the target to be located at the center of the lane nearest the parkway curb. We use 6 feet from TC, When looking right, the targ T is the center of the lane nearest to the centerline or from the median (when present). TO T! MIMI 19131i IN VAN !111 1 1 1 1 1 111111 1 1 - 36Comply with the following street lighting requirements to the satisfaction of Public Works: a. Provide street lights on concrete poies with underground wiring on Skyline Ranch Road and all internal public streets within the tract boundaries to the satisfaction of Public Works. 'The street l�ights shall be designed as a county owned and maintained (LS -3) system. Obtain Street Lighting Section's approval of the street light layou�t prior to project recordation. Street lighting plans must be approved by the Street Lighting Section, For additional information, please contact the Street Lighting Section at (626) 3004726. lb. "The proposed project, or portions, thereof, are not within an existing Lighting District, Annexation is required, Upon tentative map approval,, the appRcant shall comply with conditions listed below in order for the Lighting District to pay for the future operation and maintenance of the street lights, The Board of Supervisors must approve the annexation and levy of assessment, It is the sole responsibility of the owner/developer of -the project to have all street lighting plans approved prior to the issuance of the building pennits. The required street lighting improvements shall ba! the sole responsibility of the owner/developer of the project and the installation must be accepted per approved plans prior to the issuance of a certificate of occupancy, If phasing of the project is approved, the required street lighting improvements shall be the sole responsibility of the owner/developer of the project and will be made a, condition of approval to be in place for each phase. COUNTY OF LOS ANGELES Page 617 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" MAP DATED 11-96-2016 i) Request the Street Lighting Section to commence annexation and levy of assessment proceedings. ii) Provide business/property owner's name(s), mailing address(es), site address, Assessor Parcel Number(s), and Parcel Boundaries in either Microstation or Auto CADD format of territory to be developed to the Street Lighting Section. iii) Submit a map of the proposed project, including any roadways conditioned for street lights that are outside the proposed project area, to Street Lighting Section, Contact the Street Lighting Section for map requirements and with any questions at (626) 300-4726, c. Note that the annexation and assessment balloting process takes approximately twelve months or more to complete once the above information is received and approved. Therefore, untimely compliance with the above will result in a delay in receiving approval of the street lighting plans or in filing the final subdivision map for recordation. Information on the annexation and the assessment balloting process can be obtained by contacting Street Lighting Section at (626) 300-4726. d. For acceptance of street light transfer billing, the area must be annexed into the Lighting District and all street lights in the development, or the current phase of the development, must be constructed according to Public Works approved plans. The contractor shall submit one complete set of "as -built" plans. e. The Lighting District can assume responsibility for the operation and maintenance of the street lights in the project, or the current phase of the project, as of July 1 st of any given year provided the above conditions are met and the street lights have been energized and the developer has requested a transfer of billing at least by January 1 st of the previous year. The transfer of billing could be delayed one or more years if the above conditions are not met. 37. Underground all new utility lines to the satisfaction of Public Works and Southern California Edison. Please contact Construction Division at (626) 466-3129 for new location of any above ground utility structure in the parkway. 38. Provide and install .street name signs prior to occupancy of buildings. COUNTY OF LOS ANGELES Page 717 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" MAP DATED 11-16-2016 39. Prior to final map approval, enter into an agreement with the County franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of Public Works. 40. Prior to Building permit issuance pay the fees established by the Board of Supervisors for the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District (B&.T District). The fee is to be based upon the fee rate in effect at the time of permit issuance. The current applicable fee is $18,050 per factored unit and is subject to change. Record a covenant (subject to the approval of Public Works) at final map approval to encumber parcels/property owners with provisions requiring payment of applicable B&T District fees prior to building permit issuance. 41. If any ultimate improvements are constructed by the subdivider and accepted by the Los Angeles County Department of Public Works, or if any fair share payments for ultimate improvement work are made and are included as District improvements in the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District, then the subdivider may be issued credits which may then be used within the Bouquet Canyon Bridge and Major Thoroughfare District. Reimbursements will only be made on improvements constructed by the subdivider that are include as District improvements and are deemed ultimate improvements (as opposed to interim improvements. 42. These conditions supersede all previously approved conditions. GPrepared by Patricia Constanza Phone (626,}_458-4921 Date 12-08-2016 "0922r-a€nendreQ i]EA4 D. EF5T,%'f 1il0L), actin„ Director DEPARTNIE T OF PUBLIC WORKS "To Enrich Lives 77imugh EN.ec('ve and Ca:tng Snnfc�? 90DSOU7H FREMt NT AVI-N' U ALH V,I9P.A, CAL11I 01NIA 9f03 IM 're!clt4_��e (€�o}4SS•Slrn DDR1.5sALLCORRzSFV4DENCE 10 FG 9R. 14`0 'Ul.,VAFSP %.CALJ-0RN1A435(.2.1:60 q f;=FFR iF�tfi T-4 September 18, 2008 Mr. Daryl J. Zerfass Austin -Foust Associates, Inc. 2223 Wellington Boulevard, Suite 3010 Santa Ana, CA 92701-3161 Dear Mr. Zerfass: SKYLINE= RANCH TENTATIVE TRACT NO. 80922 REVISED TRAFFIC IMPACT ANALYSIS (FEBRUARY 29, 2008) SANTA CLARITA AREA As requested, we have reviewed the revised Traffic Impact Analysis (TIA) for the Skyline Ranch development (Tentative Tract No. 60922). The project site is generally located east of Sierra Highway between the Santa Clara River and Vasquez Canyon in the unincorporated County of Los Angeles area of Santa Clarita. The proposed project consists of [he construction of 1,270 single-family residential upits and an 800 -student elementary school. The project is estimated to generate approximately 13,121 vehicle trips daily, with 1,268 and 1,283 vehicle trips during the a.m. and p.m. peak hours, respectively. We generally agree with the study that certain improvements are necessary to provide adequate access to the site. The following recommended improvements shell be the sole responsibility of the project: ® Construct Skyline Ranch Load between Plum Canyon Road and Sierra Highway as a four -lane highway. ® Construct a new intersection as a two-lane roundabout or as a conventional signalized intersection at Skyline Ranch Road at Main Street North. Mr_ Daryl J. Zerfass September 18, 2008 Page 2 ® Construct a new intersection as a two-lane roundabout or as a conventional signalized intersection at Skyline Ranch Road at Main Street South. a Plum Canvon Road at Skyline Ranch Road/Helfer Circle South North approach- Restripe left -turn lane to allow the left -turn movement East approach: One left -turn lane, one shared through/left-turn lane, and one right -turn lane. West approach, Restripe to provide one left -tarn lane and one shared through/right-tura lane rather than one left -turn lane and one right -turn lane. An adjacent development (Tentative Tract No. 46018) was conditioned to design and construct the east approach to provide one left -turn lane and one shared through/right-turn lane. We suggest the project's developer work with the developer of Tentative Tract No. 46018 to combine improvements at the intersection and coordinate the construction schedule of the aforementioned work at this location. We also generally agree with the study that the project along with other related projects in the area may significantly impact the County intersection listed below. The project shah pay its pro -rata share of the cost for the following recommended mitigation measures: Iden Vallev R South approach: Two left -turn lanes, one through lane, and one right -turn lane rather than one left -turn lane, one through lane, and one right -turn lane. The project's pro -rata share is 53.2 percent. For all proposed cumulative mitigation measures, a cost estimate and conceptual plan shall be submitted to Public Works for review and approval. We recommend the project's developer work with the Sulphur Springs Union School District to develop traffic circulation plans and drop-off/pick-up procedures for the proposed school_ if possible, we recommend implementing a one-way counter -clockwise on-site €raffic circulation for any valet service and restricting any site access from Skyline Ranch Road. The traffic circulation plan should include informational packets containing the approved drop-off/pick-up procedures, as well as Mr. Daryl J. Zerfass September 18, 2008 Page 3 brochures on trip reduction strategies, such as car pooling and transit services to minimize traffic generation in the area (the brochures should have specific average vehicle ridership goals for students and staff members). We also recommend the plan include a mechanism for enforcement and levying of noncompliance penalties. The recordation of the map shall be withheld until the traffic circulation informational packets and the detailed school site plan has been received and approved by Public Warks. The installation of a traffic signal at the intersection of Skyline Ranch Road at S-A Street may be warranted in the future due to the close proximity of the proposed elementary school. The project's developer small enter into a secured agreementfbond with Public Works to guarantee the installation of a traffic signal when the traffic conditions warrant its installation. The intersection shall be monitored for the insta:1ation of the signal once the school is opened and every year thereafter for up to 5 years after the certificate of occupancy of the last unit is issued. The project's developer shall submit an annual traffic signal warrant analysis to Public Works for review and approval. When a traffic signal is warranted, the project's developer shall design the necessary striping and signal plans and construct the signal to the satisfaction of Public Works. Any security for the traffic signal construction submitted will be returned once the construction is completed to the satisfaction of Public Works or at the expiration of the above- mentioned monitoring program. The project is within the Via Princessa Bridge and Major Thorptighfare (B&T) District. The project skall pay its share of the Via Princessa B&T District fees. Prior to approval of the final map, if any improvements constructed by the project developer are included as improvernelits in the Via Princessa B&T District, then the colt of the improvements may be credited against the project's District fee obligation if approved by Public Works. The project shall submit conceptual striping plans and corresponding cost estimates for all proposed mitigation measures to Public Works for review. Caltrans should be consulted for any possible California Environmental Quality Act (CEQA) impacts to the freeway system in the area. Therefore, we ask that you provide Caltrans with a copy of the report so they have an opportunity to review it prior to public circulation. Any written comments received from Caltrans should be submitted to Public Works and included in the Environmental Impact Report (EIR). The City of Santa Clarita shall review this document to determine whether they concur with the study's findings of the potential CEQA impacts within their jurisdiction. Any written comments from the City shall be submitted to Public Works and included in the EIR. Mr. Daryl J. Zerfass September 'l 8, 2008 Page 4 If you have any further questions regarding the review of this document, please contact Mr. Todd Liming of our Traffic Studies Section at (626) 300-4826. Very truly yours, DEAN D. El'STATH OU Acting Director of Public Works iA4 f�lk WILLIAM J. WINTER Assistant Deputy Director Traffic and Lighting Division j� TML:cn 1,R PWri: i WPFILES`F. LES STU icdd Ei"'REIP05122 Sky ne R;nah Re'.i,rd 71r,, r1rAL COC Ik cc: Caltrans (Elmer Alvarez) City of Santa Clarita (Ilan Pari) Department of Regional Planning (Rudy Silva) bc. Land Development (Narag) COUNTY OF LOS ANGELES Page 1f1 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. _60922-1 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" MAP DATED 11-16-2016 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items; 1. The subdivider shall install and dedicate main line sewers and serve each lot with a separate house lateral or have approved and bonded sewer plans on file with Public Works. 2. A sewer area study for the proposed subdivision (PC12109AS, dated 12-01-2016) was reviewed and approved. A Will Serve letter from the County Sanitation District indicating adequate capacity exists in the trunk line and treatment plant was obtained prior to approval of the sewer area study. No additional mitigation measures are required within the County of Los Angeles, however, mitigation measures are required within the City of Santa Clari#a. The sewer area study shall be invalidated should there be an increase in the total number of dwelling units, an increase in the density, dwelling units occur on previously identified building restricted lots, a change in the proposed sewer alignment, an increase in the tributary sewershed, a change in the sewer connection points, or the adoption of a land use plan or a revision to the current plan. A revision to the approved sewer area study may be allowed at the discretion of the Director of Public Works. The approved sewer area study shall remain valid for two years from the date of sewer area study approval. After this period of time, an update of the area study shall be submitted by the applicant if determined to be warranted by Public Works. 3. The subdivider shall send a print of the land division map to the County Sanitation District with a request for annexation and obtain approval prior to final map recordation. 4. Easements are required, subject to review by Public Works to determine the final locations and requirements. 5. Outlet approval from the City of Santa Clarita is required. 6. Proposed sewer within secondary highway shall be located 6 feet from curb or 14 feet from street right-of-way. T. If proposed sewer crosses Flood Hazard, alignment maybe acceptable provided permits are obtained from agencies having jurisdiction forthe existing natural water course crossings. I r� Prepared by Imelda Na Phonc (626) 458;4021 Date 12-05-2016 TrGG922-1-Amandad Map'Rev2 dac COUNTY OF LOS ANGELES page 1/1 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - WATER TRACT NO. _060922-1 (Amend.) TENTATIVE MAP DATED 11-16-2016 EXHIBIT "A" MAP DATED 11-16-2016 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. A water system (including any approved booster pump stations) maintained by the water purveyor, with appurtenant facilities to serve all lots in the land division, must be provided. The system shall include fire hydrants of the type and location (both on-site and off-site) as determined by the l=ire Department. The water mains shall be sized to accommodate the total domestic and fire flows. 2. The applicant shall comply with the requirements of Santa Clarita Water District per attached Notice of Water Availability (NWA) dated October 24, 2016 to the satisfaction of Public Works. The NWA will expire on October 24, 2017 it shall be sale responsibility of the applicant to renew aforementioned NWA upon expiration and abide by all requirements of the water purveyor. 3. If necessary, extend the off-site water mainline to serve this subdivision to the satisfaction of Public Works, 4. If needed, easements shall be granted to the County, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all water -related infrastructures constructed for this land division to the satisfaction of Public Works. 5. Submit landscape and irrigation plans for each open space lot in the land division, with landscape area greater than 1,000 square feet, in accordance with the Water Efficient Landscape Ordinance. 6. Depict all line of sight easements on the landscaping and grading plans. 7. Install a separate water irrigation systems for recycled water use per landscape plans. 8. If necessary, install off-site recycle water mainline per landscape plans to serve this subdivision to the satisfaction of Public Work. 9. The recycled water irrigation systems shall be designed and operated in accordance with all local and State Codes as required per Section 7105.6.3 Chapter 71 of Title 26 Building Code. Prepared by Tony Khalkhali Phone {626}458-4921 Date 12 -OB -2016 IT60922wa rev2 doe October 24, 2916 Mr. Torry Khalkhah, P.E. Country of Los Angeles Department of Public Works 900 S. Fremont Avenue Land Development Division Alhambra, CA 91803 Notice of Water Availability Tract No. 060922-1 Developer: Pardee Homes Dear Mr, Khalkhali. i t.' The Santa Clarita Water Division (SCWD) has determined that water is available to serve the alcove referenced project. SCWD agrees to operate the water system and provide service in accordance with the SCWD's policies, standards and regulations. The determination of water availability shall remain valid for two years from the date of this letter. Unless construction of the project has commenced within this two year time frame, SCWD is under no obligation to serve the project unless the developer receives an updated letter from SCWD confirming water availability, SCWD has determined that the er ist.rig facilities ar-d the additional facilities to be installed by SCWD through developer funding of this project will be adequate to serve this project and each of the individual parcels under normal operations conditions. SCWD's obligation to serve water to the project is subject to compliance with all SCWD policies, standards and regulations as well as all applicable laws and regulations concerning water service and supply. SCWD requires that the project comply with Best Management Practices regarding water conservation. In addition, all landscaping and irrigation design plans must comply with the State of California Model Water Efficiency Landscape Ordinance. Please check the following website for details: http.-/Jwww.water.cauylwateruseefficiene landsca eordinance. This ordinance identifies water saving techniques, methods, landscape designs and internal water use practices that will achieve the SCWD's long term conservation goals described in its most current Santa Clarita Valley Urban Water Management Plan. Unless the project is constructed to SCWD's conservation standards, SCWD is under no obligation to serve the project. Notice of Water Availability October 24, 2016 Page 2 If you have any questions regarding the above, please contact Brent Payne at (661) 964-3991, Sincerely, r-a'4r Keith Abercrombie Retail Manager cc' [gent Payne, SCWD Jay Skinner, Pardee Homes Craig Young, Sikand Engineering Associates u 4 COUNTY OF LOS ANGELES FIRE DEPARTMENT µLa. FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4248, Fax (323) 890-9783 PROJECT: TR 60922 MAR DATE: November 16, 2016 -Amended Map FINAL��•'1- y. CONDITIONS OF APPROVAL Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County of Los Angeles Subdivision Cotte) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an all-weather access surface to be clear to sky. 2. A copy, or copies due to the proposed phasing, of the Final Map(s) shall be submitted to the Fire Department for review and approval prior to recordation. 3. The private access within the development shall be indicated as "Private Driveway" on the Final Map. The required fire apparatus access, the fire lanes and turnarounds, shall be labeled as "Fire Lane" on the Final Map. Any proposed parking area, walkway, or other amenities within the private driveway shall be outside the required fire lane. Clearly delineate on the Final Map and submit to the Fire Department for approval. 4. Flag lot shall provide a minimum paved unobstructed driveway width of 20 feet, clear to the sky. The driveway shall be labeled as "Private Driveway and Fire Lane" on the Final Map. Verification of compliance is required prior to Final Map clearance. 5. A reciprocal access agreement is required for a private driveway and fire lane being shared by multiple lots. Submit documentation for these lots to the Fire Department for review prior to Final Map clearance. 6. A copy of the Water Improvement Plans, clearly depicting the required public fire hydrant locations, shall be submitted to the Fire Department for review and approval prior to Final Map clearance. 7. Provide written verification the required public fire hydrants have been installed and tested or bonded for in lieu of installation prior to Final Map clearance. Reviewed by: Juan Padilla Date: December 6, 2016 Page I of 5 COUNTY OF LOS ANGELES FIRE DEPARTMENT FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Cornmerce, CA 90040 relephorle (323) 890-4243, Fax (323) 890-97'83 PROJECT: TR 60922 MAP' DATE: November'16,2016-Amend ed Map 8, All raised center medians shall provide a break:, a r,olled curb, or curb depression at intervals determined by Public Works in consultation with the Fire Department. The iocation and distance between the median breaks will be determi!ned by Pubic Works and the Fire Department dUring final road/street plan design. Road irnprovement plans must be submtied to the Fire Department for review and approval prior to final approvail by the Department of Public Works, PROJECT Water and access requiz ernents for this development shall comply with the approved Tentative Map. The Exhibit Maps as part olf the subdivision process are subject to change and shall be in compliance with Title 32 (COUnty of Los Angeles Fire Code), 2This property is located within the area described by the Fire partry'lent as "Very High Fire Hazard Severity Zone". A "Fuel Modification Plan" shill be submitted and approved prior to biuild[ng permit issuance. (Contact: Fuel Modification Unit, dire Station #32, 605 North Angieleno Avenue, Azusa, CA 91702-29014, Phone (626) 969-5205 for details). 3. All proposed buildings shall be places such that a fire lane is provided to within 150 feet of Wl exterior walls of the first story. This measurement shall be by an approved route around the exterior of the building ear faicility, Verification 'for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building pernift issuance. 4. The fire lane for the sin lea fa,imily lots or detached condominium lots shall provide a rNinimurn paved unobstructed width of 20 feet, clear to the sky. Verification for mpliance will be performed during the Fire Dq),artment review of the architectural plan or the revlsed Exhibit A process prior to buflding perrnft iSSUance, Reviewed by: Juan P, dill Date- December 6, 2016 Rage 2 of 5 COUNTY OF LOS ANGELES FIRE DEPARTMENT FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 390-4243, Fax (323) 890-9783 PROJECT: TR 60922 MAP DATE: November 16, 2016 -Amended Map 5. The fire lanes for any other lot such as multi -family residential, school site, or recreationallpark shall provide a minimum paved unobstructed width of 26 feet, clear to the sky. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 6. The buildings being served by a 26 feet wide fire lane will have a height restriction not exceed 30 feet above the lowest level of the Fire Department vehicular access road. Buildings exceeding this height shall provide a minimum paved fire lane width of 28 feet. The required fire lane shall be parallel to the longest side of the building between 15 feet and 30 feet from the edge of the fire lane to the building wail. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 7. Fire lanes exceeding a length of 150 feet that dead end are required to provide an approved Fire Department turnaround. All required Fire Department turnarounds shall be designed to accommodate the required fire apparatus as mentioned on the Fire Department standards due to the size of the building and shall be clearly depicted on the final design plans. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 8. Any change of direction within a private driveway shall provide a 32 feet centerline turning radius. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 9. The gradient of a fire lane shall not exceed 15 percent. Any changes in grade shall not exceed 10 percent within a 10 feet distance or 5.7 degrees. Cross slopes and required Fire Department turnarounds shall not exceed 2 percent grades. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. Reviewed by: Juan Padilla Date: December 6, 2016 Page 3 of 5 4 °COU NTOF LOS ANGELES FIRE DEPARTMENT FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 PROJECT: TR 60922 MAP DATE: November 16, 2016 -Amended Map 10. All proposed bridges and elevated crossing shall be constructed and maintained in accordance with AASHTO HB -17 and designed to support a live load of 75,000 pounds as specified in the County of Los Angeles Fire Code and to the satisfaction of the Department of Public Works. Verification for compliance will be performed during the architectural plan review prior to building permit issuance. 11. All proposed vehicular and pedestrian gates shall be designed, constructed, and maintained in accordance with ASTM F2200 and UL 325 as specified in the County of Los Angeles Fire Code. The vehicular gates shall provide an unobstructed width not less than 20 feet when fully open. Verification for compliance will be performed during the architectural plan review prior to building permit issuance. 12. Install 114 public fire hydrants as noted on the Tentative Map filed in our office. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, be located to provide a minimum clearance of 3 feet around the fire hydrant, and conform to current AWWA standard C503 or approved equal. 13. The required fire flow from 94 of the public fire hydrants in the single family dwellings area for this development, if the future single family dwellings are less than 3,600 total square feet, is 1250 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. This fire flow may change during the Fire Department review of the architectural plans or the revised Exhibit A process prior to building permit issuance. 14. The other 20 required public fire hydrants within this development adjacent to the multi -family residential, school site, or recreational lots shall provide a fire flow of 4000 gallons per minute at 20 psi for a duration of 4 hours, over and above maximum daily domestic demand. This fire flow may be reduced during the Fire Department review of the architectural plans or the revised Exhibit A prior to building permit issuance. 15. Fire hydrant locations and other water system requirements within the Exhibit Maps will be determined when final design plans are submitted to the l=ire Department for review as architectural plans or revised Exhibit A prior to building permit issuance. Reviewed by: Juan Padilla Date: December 6, 2010 Page 4 of 5 Wit COUNTY OF LOS ANGELES FIRE DEPARTMENT FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 PROJECT: TR 60922 MAP DATE: November 16, 2016 - Amended Map 16. All required fire hydrants shall be installed, tested, and accepted prior to construction. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. 17. Parallel parking shall be restricted 30 feet adjacent to any public or private fire hydrant located on the public or private street, 15 feet on each side measured from the center of the fire hydrant. Adequate signage and/or stripping shall be required prior to occupancy. 18. An approved automatic fire sprinkler system is required for all proposed building within this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit for review and approval prior to installation. 19. The driveways required for fire apparatus access shall be posted with signs stating "No Parking -Fire Lane" and/or stripped accordingly in compliance with the County of Los Angeles Fire Code prior to occupancy. 20. All proposed streets and driveways within this development shall provide approved street names and signs. All proposed buildings shall provide approved address numbers. Compliance required prior to occupancy to the satisfaction of the Department of Public Works and the County of Los Angeles Fire Code For any questions regarding the report, please contact Juan Padilla at (323) 890-4243 or Juan.Padilla@fire.lacounty.gov. Reviewed by: Juan Padilla Date: December 6, 2016 Page 5 of 5 LOS ANGELES COUNTY DEPARTMENT OF PARKS AND RECREATI PARK OBLIGATION REPORT I Tentalive leap # 60922 DRP Map Date 11116/2016 SCM Date: 1 212212 0 1 6 Re?porl pate: 1219812016 Park Planning Area # 3518 CANYON COUNTRY Map Type:AMEND&IE T Total Units 1,2?0 = Proposed Units 1,220 + Exempt Units Sections 21.24 340, 21.24.350, 21.28120, 21 28.130, and 21.26.144, the County of Los Angeles Code, Title 21, Subdivision Ordinance provide that the County wilt determine whether the develDpmenVs park obligation is to be met by. 1) the dedication of land for public or private park purpose or, 2) the payment of in -lieu fees or, 3) the provision of amenities or any combination of the above. The specific determination of hmv the park obligation will be satisfied wT be based on the conditions o€ approval by the advisory agency as recommended by the Department of Parks and Recreation. Park land obligation In acres or in -lieu fees: ACRES: 11.19 IN -LIEU FEES: $1,891,479 Conditions of the map approval: The park obligation for this development will be met by: The dedication of 10.24 acres for public park purposes Conditions of approval attached to report Trails: See also attached Tra I Report Comments: Proposed 876 single family lets and 344 multi -family condominium units 'Advisory: The Representative Land Value (RLVs) In Los Angeles County Code (LACC) Section 21.28.14€1 are used to calculate park fees and are adjusted annually, based on changes in the Consumer Price Index. The neva RLVs becomes effective July 1st of each year and may apply to this subdivision reap iffirst advertised for hearing before either a hearing officer or the Regional Planning Commission on or after July 9st pursuant to LACC Section 21.28.14D, subsection 3. Accordingly, the park fee In this report is subject to changes depending upon when the subdivision is first advertised for public hearing, Please contact Clement Lau at (213) 351-5120 or Sheela Mathai at (213) 351-5121. Department of Parks and Recreation, 510 South Vermont Avenue. Los Angeles, CA 90020 for further inforinallon or to schedule an appointment to make an in -lieu fee payment For tnformation on Hiking and Equestrian Trail requirements, please contact the Traits Coordinator at (213) 351-5134 %r Kathline J. King, Chief of Feta ing Supv D 5th November 29, 2016 11 43:17 QMa02F.FRX .r O ANGELES COUNTY DEPARTMENT OF PARKS € D RECREATION F PARK WORKSHEET Tentative Map # 60922 DRP Map Date:1111612016 SMC Date: 1 212 2120 1 6 Report Date: 1210912016 Park Planning Area # 35D CANYON COUNTRY Map Type:AMENDMENT The formula for calculating the acreage obligation and or In -lieu fee Is as follows: (P)eople x (0.003) Ratio x (U)nits = (X) acres obligation (X) acres obligation x RLV1Acre = 1n -Lieu Bass Fee Where; P = Estimate of number of People per dwelling unit according to the type of dwelling unit as determined by the 2000 U.S. Census'. Assume ' people for detached single-family residences; Assume' people for attached single-family (townhouse) residences, two-family residences, and apartment houses containing fewer than five dwelling units, Assume ' people for apartment houses containing rive or more dwelling units; Assume' people for mobile homes. Ratio = The subdivision ordinance provides a ratio of 3.0 acras of park land for each 1,000 people generated by tate development. This ratio is calculated as "0.0030" In the formula. U = Total approved number of Dwelling Untls. X = Local park space obligation expressed In terms of acres RLV/Acm = Representative Land Value per Acre by Park Planning Area, Total Units t,220 = Proposed Units 1,220 + Exempt Units Detached S.F. Units People' 3.29 Ratio 3.0 Acres ! 1000 People Number of Units 0.0030 376 Acre Obligation 8.65 M.F. < 5 Units 2.74 0.0030 0 0.00 M.F. 9= 5 Units 2.46 0.0030 344 2.54 Mobile Units 2.89 0.0030 0 0.00 Examet Units 0 Total Acre Obligation = 11.19 Park Planning Area = 35D CANYON COUNTRY patio Acre: Obligation RLV 1 Acre In -Lieu Base Fee @(0.0030) 11.19 $1fi9,fl33 51,394,479 Lot 4 Provided Space i3rovided Acres Credit (%) Acre Credit Land 1049 Public Park 10.24 100.00% 10.24 Public Total Provided Acre Credit: 10.24 5160,561 Acre Obligation Public Land Crdt. Priv. Land Crdt. filet Obligation RLV f Acre In-L:leu Fee Due 11.19 10.24 0.00 0.95 $169,033 5160,561 Supv €7 51h tlovember 29.2016 11:41.09 QMB0IF.FRX COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Parks hake Life Betterl" John wicker, Director Norma E. Garcia, Chief Deputy Director December 8, 2016 Mr. Steven Jones, A1CP Principal Regional Planning Assistant Department of Regional Planning 020 Nest Temple Street Los Angeles, California 90012 Dear Mr. Jones. �,,�Wpmkwl MMY-M)MIZA WA -1 1011,1211 This letter details the Department of Parks and Recreation (Department)fs park and trail conditions of map approval for the alcove map. As shown in the attached Park Obligation Report, the basic Quimby park land obligation for this proposed residential subdivision is 11.19 net acres (maximum slope 3%). For details, see attached Park Obligation Report and Worksheet. The Subdivider is proposing to include one public park as part of the subdivision: Lot 1049 (10.24 net acres). The Department recommends that the Subdivider develop and then convey the public park to the County provided that the site is deemed acceptable after a review of the required submittals listed below. For detailed requirements for pre -public hearing submittals referenced in the following conditions, please refer to the Public Park Checklist of Required Submittals attached to this report. 1. Subdivider shall convey to the County a developed, 10.24 net -acre Public Parte ("the Public Park"), shown on Lot 1049 within the Vesting Tract Map No. 60922-1. 2. The Public Park shall contain the following improvements which are shown in the park schematic design approved on October 18, 2016: a park identity monument; a community gathering area; a children's play area with parents` seat wall; a shade structure near the community gathering area; shade structure with group picnic area; picnic tables near the grass volleyball area; open lawn area, a plaza seat wall; grass Planning and Development Agency * 510 South Vermont Ave a Los Angeies, CA 90020-1975 * (213) 351-5999 Mr. Steven Janes December S, 2016 Page 2 of S volleyball area; one (1) basketball court; one (1) comfort station (to include a restroom, drinking fountain and storage room); ball field with ball field plaza and bleachers; multi -use field; bio-swales and planted buffers; parking for 20 cars (including 1 van accessible space); security lighting (locations to be indicated in the Design Development Phase); drinking fountaln(s) and trash enclosure(s) [locations to be indicated in the Design Development Phase]; locking gates at park entrance; park landscaping (including plant material, grading, irrigation and drainage); and ADA compliant walkways. 3. The following off-site improvements to the Public Park shall be provided without receiving Quimby credit: full street improvements and utilities/utility connections, including, but not limited to curbs, gutters, relocation of existing public utility facilities, street paving, traffic control devices, public trees, public streets and sidewalks. Utility types, sizes, and locations shall be to the satisfaction of the Department. Utilities shall include water meter and utility lines (electricity, gas, sewer and telephone). 4. Prior to the Department clearing the first final (unit) map containing housing, Subdivider shall enter into a Park Development Agreement (PDA) and post Faithful Performance and Labor and Materials bonds with the Department to cover design and construction of the Public Park in accordance with updated costs estimates for the park. The PDA shall be substantially similar in fora and content to the PDA approved by the Board of Supervisors on October 18, 2016, and the content of the bonds shall be substantially similar in form and content to the bonds used by the Los Angeles County Department of Public Works (DPW). Bonds may need to be updated prior to construction commencement if contracted construction costs change. For more information, please refer to the link below: http://file.lacounty.gov/SDS]nterlbos/supdocs/108114.pdf. 5. Prior to the Department clearing the first final (unit) map containing grousing, and for the Public Park, Subdivider shall submit a critical path method (CPM) schedule ("Park Delivery Schedule"). Said schedule shall include design development submittals and submittals required for the various stages of construction document development, permits and approvals, park construction commencement and completion dates, ALTA title policy, deed preparation and review, and deed recordation. The Initial Park Delivery Schedule shall serve as the baseline for all activities. Subdivider shall update the Park Delivery Schedule on a monthly basis to show actual progress compared to planned progress and submit the updates to the Department on the first County business day of each month. If as a result of these monthly schedule updates it appears that the Park Delivery Schedule does not comply with the critical path, the Subdivider shall submit a Recovery Schedule as a revision to the Park Delivery Schedule showing how all work will be completed within the period for park delivery. In the event Subdivider fails to comply with this Mr. Steven ,!ones December 8, 2016 Page 3 of 8 condition, the Department shall give written notice to Subdivider requesting submittal of the delinquent schedule update. Notice shall be deemed given when deposited in the U.S. Post Office or reliable over -night courier; postage prepaid, addressed to Subdivider, or by personal delivery to Subdivider's relevant address set forth in the PDA. If the requested update is not received within thirty (30) days after such notice is given, the Department will withhold further clearance of unit maps until the delinquent schedule update is received. 6. Lot 1049, Public Park. a. Subdivider shall enter into a PDA, post bonds, and submit a Park Delivery Schedule prior to the Department clearing the first unit (final) map containing housing. b. Subdivider shall commence Public Park construction prior to the County issuing the 37i'�h residential building permit and complete park construction and convey the park to the County 20 months after construction commencement. Commencing when the first residential building permit Is issued Subdivider shall submit monthly reports to the Department that identify for each unit map the number of residential units for which building permits were issued ('permitted units") for the month and cumulative to date, and which relate permitted units to owner, building number, building type (e.g., single family home, condominium, apartment) and lot number. The monthly reports are due on the first County business day of each month until the park is conveyed to the County. Failure to provide the Department with a report or to commence construction prior to the 877th residential building permit, or to convey the park to the County prior to the last day of the 201x' month after construction commencement will result in the Department requesting the Department of Public Works, to withhold further issuance of residential building permits until the respective report is received or park construction is commenced, or the park is conveyed to the County. c. Construction commencement is defined as the Subdivider starts precise grading and/or installing utilities for the Public Park. 7. Whenever a final map having multiple residential units on one or more lots is submitted to the Department for clearance, it shall be accompanied by a letterltable signed by the engineer of record identifying each residential lot by the number and amount of residential units organized into the following categories. a. Single -Family (SF) detached units (includes detached condominium product); b. Multi -family dwelling units, <5 units per building (duplex-, tri -pleat-, four -plea-, and town -home product types, condominiums and apartments); and Mr. Steven :Jones December 8, 2016 Page 4 of 8 c. Multi -Family dwelling units, 5 or more units per building (townhomes, condominiums, apartments). 8. Subdivider shall submit park plans and specifications to the Department for review and approval during the design development stage (100%), fifty percent (50°/x), seventy-five percent (75%), ninety percent (90%), and one hundred percent (100%) stages of construction document development. Specifications shall be in Construction Specification Institute (CSI) 8 1%2 -inch by 11 -inch book format. Specifications and a grading plan (scale 1 inch = 40 feet or as required by the Department) shall be submitted to the Department concurrent with the final grading plan submittal to DPI. The respective stage of each submittal shall be clearly labeled on the drawings and specifications. Plan submittals shall be made by giving the Department three (3) sets of drawings and a CD -POM containing the drawings in AutoCAD format. The Department shall have twenty-one (21) County business days from receipt of any design/construction document submittal to review and approve it. If the Department does not respond within said time period, the submittal shall be deemed approved by the Department. Any corrections or changes made by the Department during review of one stage shall be incorporated into a revision of the current drawings and specifications and resubmitted for the Department's approval of the next said stage unless it is determined that the change is significant whereas the construction document would be resubmitted prior to permission by Department for Subdivider to proceed with the next stage. The Public Park shall be developed in accordance with park improvement plans approved by the Department, using standard construction activities and responsible contractors licensed by the State of California to perform this type of work. Sole responsibility for completion of the park improvements, and payment of all costs incurred, lies with the Subdivider. 9. Subdivider shall obtain all applicable jurisdictional approvals, comply with all applicable federal, state, and local laws, rules, codes, and regulations; obtain, coordinate and pay for all studies, permits, fees and agency inspections required to design and build the Public Park, provide one (1) copy of all studies, permits, inspection reports, and written approvals to the Department's representative; provide the County with certification that the playground(s) constructed in the Public Park meet American Society for Testing and Materials (ASTM) standards, United States Consumer Product Safety Commission (USCPSC) standards, and all State of California accessibility playground guidelines. Playground certification shall be met by providing a satisfactory report from a third party independent auditor that holds a current certification as a Playground Safety Inspector in good standing by the National Playground Safety Institute. 10. Subdivider shall designate and identify a project manager who will oversee design and construction of the Public Park. The project manager shall communicate by providing written documentation via facsimile or mail to County's representative and Mr. Steven Tones December 8, 2016 Page 5 of a abide by County's requirements and direction to ensure acceptable park completion; provide the County with reasonable access to the Public Park Site and the park improvements for inspection purposes and at a minimum initiate and coordinate the following inspections and approvals during the course of construction with not less than two County business days advanced notice of any request for inspection or approval: (1) contractor orientation/pre-construction meeting; (2) construction staking and layout; (3) progress/installation inspections to be scheduled on a weekly basis or as required to insure conformance with construction documents; (4) irrigation mainline and equipment layout; (5) irrigation pressure test; (6) irrigation coverage test; (7) weed abatement after abatement cycle, to review degree of kill, (3) plant material approval; (9) plant material/Hydroseed/pre-maintenance inspection; (10) substantial completion and commencement of maintenance period; (11) final walk through and acceptance. Continued work without inspection and approval shall make Subdivider and its subcontractors solely responsible for any and all expenses incurred for required changes or modifications. County reserves the right to reject all work not approved in conformance with this condition. 11_ Subdivider shall provide the Department with written Notice of Construction Commencement for the Public Park: site. Construction Commencement is defined as when the Subdivider starts installing utilities for the Public Park. The Construction Phase is defined as the period of time from said notice to the date the Department issues its Notice of Acceptance of Completed Park Improvements, inclusive of the 90 -day plant establishment period. Upon completing park construction, and obtaining final sign off from DPW on all code compliance issues, notify the Department in writing by submitting a Notice of Completion of Park Construction. Within thirty (30) days after receipt of said notice, Department shall inspect the park and reasonably determine whether or not the park improvements have been constructed in accordance with the construction documents, and to a level of quality and workmanship for the Department to issue its Notice of Acceptance of Completed Park Improvements. If park construction is unacceptable, within fifteen (15) County business days after inspection, Department shall provide Subdivider with a list of Items that need to be corrected, after receipt of said list, in order for the Department to issue its Notice of Acceptance of Completed Park Improvements, or issuance of said notice will be delayed until the items on the list are corrected. 12. Upon Department's Notice of Acceptance of Completed Park Improvements, Subdivider shall provide the Department with two (2) sets of record drawings, maintenance manuals, and irrigation controller charts, and contact information for utility companies and utility account codes in order for the Department to request timely transfer of utilities serving the Public Park. These documents shall also be submitted on a CD-ROM with the drawings in AutoCAD format. Mr. Steven Jones December 8, 2016 Page 6 of B 13. Subdivider shall convey the Public Parts by recordable grant deed showing the fee vested with the County of Los Angeles, and free of all encumbrances except those not interfering with the use of the property for park or recreational purposes. Subdivider's designated title company shall provide the County with an ALTA title policy and survey and shall record the park deed simultaneously to County's acceptance of the park improvements, as evidenced by the County's issuance of a Certificate of Acceptance for the Public Park, and shall deliver the recorded deed to the Chief Executive Office - Real Estate Division, Property Management Section, 222 South Hill Street, Third Floor, Los Angeles, CA 90012. 14. Any major change proposed by the Subdivider to the Public Park's size (not more than a variance of two (2) acres), shape, location, or terrain as shown on the approved tentative tract or parcel map, or to the schematic design approved by the Department's Design Review Committee, shall be deemed a revision of the tentative tract or parcel map and shall require the filing of a revised map, as described in Los Angeles County Code Section 21.62.030. The Department is requiring the Subdivider to dedicate a twenty foot (20') wide trail easement and construct a variable -width multi -use (hiking, equestrian, and mountain biking) trail. The proposed Mint Canyon Trail alignment with connection to Tentative Tract Map No. 46016 to the south and north to Vasquez Canyon Road, as shown on the Trails Exhibit Map sheet seven (i) of nine (9) is approved. The Department is interested in working with the Department of Public Works on an easement for recreation purposes adjacent to the future Sediment Placement Site (adjacent to Vasquez Canyon Road) to provide a future multi -use trail staging area. The Department's trail conditions of map approval, prior to recordation of the first final unit map are as follows: 1. Subdivider shall dedicate a twenty foot (20') wide multi -use (hiking, equestrian, and mountain biking) trail easement. 2. Subdivider shall construct a variable -width four to six (4'-6') trail tread within the proposed switchbacks at the northern and of the project site and a six to eight (6'-81) trail tread within the open space lot within the twenty foot (20') wide dedicated trail easement. S. The required trail easement shall be recorded via separate instrument, prior to final map recordation. Upon request the Department will provide a trail easement recordation template. Mr. Steven Jones December 8, 2016 Page 7of8 4. Full public access shall he provided for all trail user groups (hiking, equestrian, and mountain biking) in perpetuity for the multi -use trail. 6. Easement dedication(s) must be outside the public road right-of-way. 6. Subdivider shall include the Department in the transmittal of the project grading plan to Regional Planning. a. Submit project grading plans, including grading information to the Department for review and approval. The trail grading information shall conform to the County of Los Angeles Trails Manual (Trails Manual) and any applicable County codes, including but not limited to the following: i. Cross slope gradients on natural soil not to exceed three percent (3%) and longitudinal (running) slope gradients not to exceed ten percent 00%) for more than 306 feet. ii. Typical trail section and details to include: Width and name of trail *Longitudinal (running) gradients e Cross slope gradients iii. Appropriate retaining walls as required. iv. Appropriate fencing where deemed necessary, for user safety, delineation of trail, and property security, as approved by the Department. v. If street crossing is requested, streetlight poles) must have crosswalk activation buttons at two heights to accommodate both pedestrian and equestrian traffic. Contact the Los Angeles County, Department of Public Works to address crosswalk design standards. 7. After project trail grading plan approvals, but prior to building permit issuance, the Subdivider shall: a. Submit a preliminary construction schedule showing milestones for completing the trail. Provide updated trail construction schedules, as needed, to the Department on a monthly basis. b. Submit a cost estimate for construction of the multi -use trail. Mr. Steven Jones December 8, 2016 Page 8 of 8 8. Prior to the start of initial trail construction, the Subdivider shall stake or flag the centerline of the trail and then schedule a site meeting with the Department's Trails Planning Section (see below for contact information) for initial trail alignment inspection and approval. 9. Subdivider shall notify the Department within five (5) business days after completion of the trail construction, including installation of all required amenities for a "Final Trail Inspection Walk Any portions of the constructed trail not approved, shall be corrected and brought into compliance with the Trails Manual, approved plans, and the Department's "inspection walk" comments, within thirty (30) calendar days. The Subdivider shall then call the Department to schedule another site inspection. 10. Prior to the Department's final acceptance of the constructed trail alignment for the Mint Canyon Trail, the Subdivider shall: a. Submit electronic copies (AutoCAD format) on CD or DVD of the as -built Trail, grading and construction drawings to the Department's Trails Planning Section, b. Submit a letter to the Department requesting acceptance of the dedicated constructed trail. The Department will issue a trail acceptance tetter only after receiving proof of recordation of the required trail easement, completion of the trail, and a written request for final trail approval and as - built trail drawings to the satisfaction of the Department. If you have any questions regarding the park conditions, please contact Loretta Quach of my staff at (213) 359-5120 or Iquach@parks.lacounty.gov. For questions regarding the trail comments, please contact Robert Ettleman at (213) 351-5134 or by e-mail at rettleman @ parks.lacounty.gov. Sincerely, Kathline J. King Chief of Planning KK:LQ:RE:ro 60922 Park and Trail Conditions I_NM.I i c: Parks and Recreation (J. Gargan, C, Lau, F. Moreno, R. Ett[eman) JEFFREY D, GUNZENHAUSER. M.M. KPH. interim Htafih ClYzer ANGELO3. BELLOW, RENS, CEP Deputy ©in ctcr 4or HeaEth P,clec4on TERRI S. WILLIAMS, RENS Director o1 Envtmnmental Health 5050 Commerre Drive Baldwin Park, CalfoTTda 917416 TEL (626) 430.5100 - FAX (626j & 13.31100 t ww hnshh.f rt v December 6, 2016 Tentative Tract Map Pio. 660922-1 Vicinity: Sand Canyon Tentative Tract Map Date: November 16, 2016 ROAM OF SUPERM13f* Hlhu saPs F1r1103trict Uzu A1d1ay.Yixrmaa stens! Diswcs Sharia Kuehl T"M Mshicl ,unite Kshn Fcoo 1h3trU Kah yn5argsr Fifth Dzvltt The Los Angeles County Department of Public Health — Environmental Health Division recommends the approval of Tentative Tract Map 084922-1 based on the use of public water (Santa Clarita Water District) and public sewer as proposed for wastewater disposal. Any variation from the approved use of water supply andfor approved method of sewage disposal shall invalidate the Departlmeffs approval. Prepared by: _ V '` VICENTE C. BANADA, i EHS Environmental Health Specialist IV Land Use Program 5050 Commerce Drive Baldwin Park, Caliiomia 91706 vbanada 1h.lacount . ov TEL (626) 430-5381 a FAX (526) 813-3016 AD1DENDIJi1I TO MITIGATED ED 1VEGATIVE DECLARATION FOR AMEND TENT TO `'ESTING TENTATIVE TRACT iNLAP NO. 060922 AND I- IGHNN"AY REALIGNMENT RPPL 201600 b512 1. Existing Entitlements a. On December 7. 2010, the Board of Supervisors approved Vesting Tentative Tract Map (VTTM) No. 060922, Highwwav Realignment (HWY) No. 200900001, General Plan Amendment (PA) No. 04-075, Conditional Use Permits (CUPS) 04-075 and 200900121 and Oak Tree Permit (OTP) No. 200700021, certified the final Environmental Impact Report (EIR) and adopted the Findings and Statement of Overriding Considerations (Findings and SOC) and incorporated the Mitigation Monitoring and Reporting Program (iy1MRP)into the conditions of approval. The subject property is located west of Sierra Highwway. south of Vasquez Canyon Road. and north of the city of Santa Clarita in the Sand Canyon Zoned District. b. The approved VTTM and CUPS authorized creation of clustered hillside residential development of 1,260 single-family residence lots, 25 open -space lots. 10 park lots, four ww ater pump station lots and 13 public facility lots on 2,173.25 gross acres. c. The HWY and PA authorizes the realignment of Whites Canyon Road through the project site from approximately 1.400 feet east of Whites Canyon Road PIum Canyon Road to Sierra Highway and renaming the realigned portion Skyline Ranch Road and the amendment to the !Master Plan of High%%ays within the Los Angeles Countywide General flan to effectuate the HWY. d. The OTP authorized the removal of I oak tree. e. Mitigation measures identified in the approved EIR and NIMRP. and imposed on the project as a condition of approval. including the following categories: visual quality, noise, air quality, law enforcement services. cumulative traffic, solid waste disposal, and cumulative global climate chan�c,e. 2. Proposed Entitlement IN'Ioditications The proposed project changes require the following amendments to, or new entitlements: Amendment to VTTM No. 060922. Highway Realignment No. 2016004512, and an Addendum to the certified final EIR. 3. Proposed Amendment Vesting Tentative Tract Man No. 060922 The Amended VTTM proposes adjustments to the configuration of lots. substitution of 381 single- family residence lots with four multi -family residence lots developed with 3=1=1 detached. single-family residence condominium units. relocation of the public school, public park and private recreation and park lots, alterations to private drives and fire lanes, street locations and realignment of Skyline Ranch Road (Realignment No. 20 1 60045 1 2) and elimination of a proposed pedestrian bridge, as described in this document. a. Further clustering of the proposed lots to eliminate grading and preserve open space. b. Relocation of the public school, Public Park and private recreation and parr lots provide recreational and aesthetic benefits as well as increased end ironmental quality through maintenance of open space permeable land area for surface dater infiltration and percolation, trees and ve�,yetation for habitat. This ex ill result in the economic benefits of increased property � clues, c. Alterations to the private driNes and fire lanes is consistent %pith the reconfiguration of lots and ensures that the proposed design coni eys ,, chicles and pedestrians through the area at acceptable service levels at build -out of the development. The realignment eliminates gradin; and aids in more clustering which preserves more open space. d.. As result of the elimination of a proposed pedestrian bridge is acceptable since the amended design of the %esting tentative tract map ensures and is consistent «ith construction ofadequate infrastructure to access tite Site, More of the site «ill be left in its natural state. e. All applicable Conditions of Approkal for VTTM 060922, CUPS 04-075 and 200900121 and OTP 200700021 shall remain in effect for this proposed Amendment to VTTM 060922. 4. CEQA Addendum Findings Pertaining to Proiect Ilodiiicatiions CEQA Section 15164 authorizes a Lead Agency to prepare an Addendum to a prey, iously certified EIR if changes or additions to the document are necessary, but none of the conditions described in Section 15 162 are present, as described belo%x : No substantial changes are proposed in the project which will require major rc`isions of the pre,, ions EIR due to the invol%ement of new significant eniironmental effects ora substantial increase in the severity of preN iously identified significant effects; ® No substantial changes have occurred xw ith respect to the circumstances under which the project is undertaken which i� ill require major revisions of the previous EIR due to the inN oh ement of ne« potentially significant en%ironmental effects or a substantial increase the severity of pre%iously identified potentially significant effects, ® No neu information of'substantial importance, N%hich was not knon n, and could not hate been known with the exercise of reasonable; diligence at the, time the pre%ions EIR was adopted as complete, shoes any of the foIlo%�irig: The project «ill not hate one or more sionificant effects not discussed in the previous EIR: Potentially significant effects previously examined �N ill not be substantially more se%ere than shown in the prey ious EIR: No ne« mitigation measures or alternati%es previously found to be infeasible: flare been found to be feasible but declined by the project proponent to be adopted: and No =, mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR, and that would substantially reduce one or more potentially si-nificant effects on the en,. ironment. have been found and declined by the project proponent to be adopted. The certified final EIR by the Board of Supenisors on December 7, 2010, analyzed the follo\=. ing potential project impacts: visual quality. noise, air quality. lai% enforcement services, cumulative traffic, solid waste disposal, and cumulatiz e global climate change. The Board found that implementation of the project w ould result in unavoidable significant effects. The Board found the benefits of the project outZtieighed those potential una\ oidable adti erse impacts and they n ere determined to be acceptable based upon the os erriding considerations set forth in the Findings and SOC. Foliowin�a are comparisons beta;een the originally approved project and the proposed modified project of the potential impacts identified in the MND: COMPARISON OF IMPACTS DESCRIPTION EXISTING OF POTENTIAL MODIFIED 1,260 -UNIT DESCR1P'rION OF MODIFICATIONS IMPACTS PROJECTPROJECT Project Amended Skyline Skyline Ranch 1.260 SFR lots. 25, open space lots_ 10 park lots. 4 Descri tion Ranch ~Eater um station lots_ i3 ublic facility lots. Visual Quality Locate stockpile No chance. N A out of pllhhc view Landscape all No change. N A atradcd arcas File landscaping No Change. NA plans Noise Truck routes No chance. ` NA a\ ofd residential areas and peak (tour traffic Comply \tith all No charig N Count\ Code requiremcnt5 that relate to uradtna of the project site. Noill'\' restdents No Chean{ue. NA of construction activities. install noise No Chance, NA attenuation barriers. Relocation of the l ublic school, public puk, and Q me wmadon and pa dc Ms. N A, N A Atter ations w thaK.w pd vaM d4hus and live Aws and realiurunent, of SkvHne RAnch Had in be, condskent "it the re'conNuMan of ka. The ameWed PwjwI pnTows wi iinplen-tent the sanie nAdgadon rneaSLircS as the �pre,aious prib�ect vvhue tht measures are riot rAalcd to the PTcpwe an No Change Won; Ar rowmwo M AW 100 ket forn Ou centerhne of puTawd Qhnc Ranch Road and IM; that abut the school and or Air QuWk� DeN clup and NO chany, implement a Nuvemy No dmqe rqwwMMt' W EnNnummt IrwoMmMeMu No change. Sen kes PM% embn Thl-ough DnQn M P I ED) ik�h� coor(fina'u `'n Md" dvign of reqw;cd, ru ad and payment of No change, �"ak A= foes a A TR4601 C5' V A qqKqq of reqwred road A changq" Spowmew, Gwya Wite No change Change uru"t a�hm% dI MMMwM ref 23% pyeaed MIG PIM, 40 tea "r No change. P)h Oe bw s, WE RM Dn OUP 3 1 tducaian-J Relocation of the l ublic school, public puk, and Q me wmadon and pa dc Ms. N A, N A Atter ations w thaK.w pd vaM d4hus and live Aws and realiurunent, of SkvHne RAnch Had in be, condskent "it the re'conNuMan of ka. The ameWed PwjwI pnTows wi iinplen-tent the sanie nAdgadon rneaSLircS as the �pre,aious prib�ect vvhue tht measures are riot rAalcd to the As shown above, these amendments will result in the reduction of each potential impact identified in the original EIR. and, thea'efore, will not cross the thresholds identified in Section 15163 of the California Environmental Quality Act (CEQA) that would require a subsequent EIR. Therefore, this Project Amendment qualifies for an Addendum to the previously certified final EIRI. as authorized under CEQA Section 15164, 1 Date d 6, Of LOS;-. ��V G�rFv 1 ��Siifox?�l�. Los Angeles aunt Depaxtment of.Regional P arcing Planning foi- the Challenges Ahead CERTIFIED -RECEIPT REQUESTED December 15, 2010 Pardee Homes 10880 Wilshire Blvd., Ste. 1900 Los Angeles, CA 90024 SUBJECT: PROJECT NO. 04-075-(5) GEI4ERA:L PLAN AMENDMENT N0. 200900009 HIGHWAY R.EALIGlIItfiiENT N0.200900001 CONDITIONAL USE PERMIT N0. 04.075 - CONDITIONAL USE PERMIT NO. 20090012/ OAK TREE PERMIT 140, 2€ 070002 c VESTING TENTATIVE TRACT MAP I10. 060922 MAP DATE: October 22, 2009 Dear Applicant: r Richard J. Brucfiner Director A public hearing on Vesting Tentative Tract Map No. 060922, Highway Realignment No. 200900001, General Plan Amendment No. 04-075, Conditional Use Permit No. 04-075, Conditional use Permit Case No. 200900121, and Oak Tree Permit No. 200700021 was held by the Los Angeles County Board of Supervisors on July 27, 2010. After considering the evidence presented, the Board of Supervisors in their action on December 7, 2010, APPROVED the vesting tentative tract, highway realignment, general plan amendment, conditional use permits, and oak tree permit in accordance with the Subdivision Map Act, and Title 21 (Subdivision Ordinance) and Title 22 (Zoning Ordinance) of the Los Angeles County Code. A copy of the approved findings and conditions is attached. The approval authorizes the creation a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 parr lots (including one 12 -acre public park lot), four water pump station 320 West Temple Street: - Leis Angeles. CA. 90012 x 213-974-64 3.1 r Pax: 213-526-0434 r TDD: 213-617--2292 PROJECT NO. 04-075-(5) PAGE 2 Approval Letter lots, and 13 public facility lots on 2,173 gross acres; a Highway Realignment to authorize the realignment of Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway and renaming the realigned portion of the road to Skyline Ranch Road; a Plan Amendment to amend the Los Angeles Countywide General Plan to effectuate the Highway Realignment Case; a Conditional Use Permit to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas, (b) density -controlled development, and (c) on-site grading exceeding 100,000 cubic yards, and also authorizes the development of an on-site temporary materials processing facility during project construction; a Conditional Use Permit to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill; an Oak Tree Permit to authorize removal of one non -heritage oak tree from the site on 2,173 gross acres. Your attention is called to the following conditions of the Vesting Tentative Tract Map - (Condition No. 38) Within three days of the approval date of this grant, the subdivider shall remit processing .fees in the amount of $2,867.25 payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code and section 711.4 of the California Fish and Game Code to defray the costs of fish and wildlife protection and management incurred by the California Department of Fish and Game. No land use project subject to this requirement is final, vested, or operative until the fee is paid. (Condition No. 39) Within 30 days of the approval date of this grant, the subdivider shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the subdivider's MMP reports and to verify compliance with the information contained therein, as required by the MMP. The decision of the Board of Supervisors regarding the general plan amendment, highway realignment, and the vesting tract map shall become final and effective on the date of the decision; and the conditional use permits, and oak tree permit shall become final and effective on the 15th day after the date of the decision. The map, conditional use permits and oak tree permit approval shall expire on December 7, 2012. If the subject vesting tentative map does not record prior to the expiration date, a request in writing for an extension of the approval accompanied by theappropriate ponate fee, must be delivered in person within one month prior to the expiration PROJECT 110. 04-075-(6) Approval Letter PAGE 3 If you have any questions regarding this matter, please contact Ms. Alejandrina C. Baldwin of the Land Divisions Section of the Department of Regional Planning at (2 i 3) 074-6433 between the hours of 7:30 am and 6:30 pm, Monday through Thursday. Our offices are closed Fridays. Sincerely, DEPARTMENT OF REGIONAL PLANNING Richard J. Bruckner Director Susan Tae, A1CP Supervising Regional Planner Land Divisions Section ST: acb Attachments: Findings, Conditions, Mitigation Monitoring Program c: Subdivision Committee o►..°�Ak COUNTY OF LOS ANGELES + OFFICE OF THE COUNTY COUNSEL 648 KENNETH IIAHN IIALL OF ADMINISTRATION k _ t k C'�lIFORK�PX 500 WEST TEMPLE STREET LOS ANGELES, CALIFORNIA 90012-2713 TELEPHONE (213) 974.7545 ANDREA S13ERd]7AN ORDIN FACSIMILE County Counsel December 7, 2010 (213)613-4751 ADOPTED(13) 633-0901 BOARD OF SUPERVISORS E-MA1L. COUNTY OF LOS ANGELES Ihafetz@counsel.lacounty.gov The Honorable Board of Supervisors #12 12-07-10 County of Los Angeles Agenda No. 7 383 Kenneth Hahn Hall of Administration rY 07/27/10 SACM A, 500 West Temple Street EXECUTIVEOFFICIER Los Angeles, California 90012 Re: GENERAL PLAN AMENDMENT NUMBER 2009-00009-(5) FIFTH SUPERVISORIAL DISTRICTITHREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the above -referenced application for a general plan amendment to facilitate a residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the general pian amendment and instructed us to prepare the appropriate resolution for approval. Enclosed is the proposed resolution for your consideration. &OE LEASED: � l enior Assistant Counfy Counsel LLH:sh Enclosure HOA.748759.2 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel By LAWRENCE L. H \ ET Principal Deputy Coun Counsel Property Division A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF LOS ANGELES RELATING TO THE ADOPTION OF GENERAL PLAN AMENDMENT NO. 2009-00009-(5) WHEREAS, section 65350, et seq., of the California Government Code provides for the adoption and amendment of a jurisdiction's general plan; and WHEREAS, the County of Los Angeles ("County") adopted a Countywide General Plan ("General Plan") in November 1980, which General Plan has been periodically updated and amended since that time; and WHEREAS, the permittee, Pardee Homes, LLC, proposes to develop a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The development also includes the proposed construction of an 11.6 -acre school site, a network of privately -maintained paseos and trails, and one public trail; and WHEREAS, in connection with the proposed development, the permittee has requested the approval of this General Plan Amendment No. 2009-00009-(5) ("Plan Amendment") to amend the County Master Plan of Highways, a part of the General Plan, to delete Cruzan Mesa Road, a designated limited secondary highway, and to realign Whites Canyon Road through the development site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway. The realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway; and WHEREAS, Vesting Tentative Tract Map No. 060922 ("Vesting Map") is a related request to create 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres; and WHEREAS, Conditional Use Permit Case No. 04-075-(5) ("CUP I") is a related request to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas; (b) density -controlled development; and (c) on-site grading exceeding 100,000 cubic yards. CUP I also authorizes the development of an on-site temporary materials processing facility during project construction; and WHEREAS, Conditional Use Permit Case No. 2009-00121-(5) ("CUP fI") is a related request to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill; and WHEREAS, Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit") is a related request to authorize removal of one non -heritage oak tree from the site; and HOA.748055. t WHEREAS, Highway Realignment Case No. 2009-00001-(5) ("Highway Realignment Case") is a related request to authorize the realignment of Whites Canyon Road, a designated proposed secondary highway, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, and renaming the realigned portion of the road to Skyline Ranch Road. As required by the Los Angeles County Code ("County Code"), the Highway Realignment Case was initially presented to the County Interdepartmental Engineering Committee ("iEC") for consideration, which recommended approval of the matter. The instant Plan Amendment will effectuate the Highway Realignment Case by amending the County Master Plan of Highways within the General Plan; and WHEREAS, the County Board of Supervisors ("Board") conducted a duly -noticed public hearing in the matter of the Plan Amendment, Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case on July 27, 2010; and WHEREAS, the Board finds as follows: The site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 2. The site is irregularly-shaped, approximately 2,173 gross acres in size, and is in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres of the site have slopes of 0 - 25 percent, 644 acres of the site have slopes of 25 - 50 percent, and 755 acres of the site have slopes of 50 percent and greater. 3. Access to the site will be from Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot -wide secondary highway, which will traverse the site to Sierra Highway, a 100 -foot major highway. 4. The site falls within the following zoning classifications: A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area); A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area); A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area); and A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), which all were established by Ordinance No. 7339 and became effective on June 6, 1958. 5. The surrounding properties are zoned as follows: North: A-1 and A-2-1; East: A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City -zoned property; South: A-2-1 and City -zoned property; and West: A-2-1 and City -zoned property. HOA.748055.9 2 6. Surrounding land uses are as follows: North: Vacant property and single-family residences; East: Vacant property, single-family residences, industrial and commercial uses; South: Vacant property, single- and multi -family residences, industrial and commercial uses, and a school; and West: Vacant property and single-family residences. 7. The project will be consistent with the A-1, A-1-1, A-1-10,000, and A-2-1 zoning classifications, where applicable. Single-family residences are permitted in the A-1 and A-2 zones pursuant to sections 22.24.070 and 22.24.120 of the County Code, respectively. Moreover, although the project's proposed lot sizes are less than what is otherwise required in the A-1-1, A-1-10,000, and A-2-1 zones, respectively, the permittee is seeking CUP I for density -controlled development to allow the project's dwelling units to be concentrated in a portion of the property with smaller lot sizes. The project's remaining acreage, outside the clustered development, will be reserved as permanent open space. 8. The existing site consists of vacant land, pari of which was previously subdivided by recorded Tract Map Nos. 49433, 49434, and 49467. One such tract, Tract Map No. 49467, was a subdivision approved to create 200 single-family lots on 360 acres within the Cruzan Mesa area. This tract was never developed. As part of this project, the underlying lots within these recorded tract maps will be merged into one open space lot, Lot No. 1293, 9. The site falls within the following land use categories in the Santa Clarita Valley Area Plan ("Area Plan"), a component of the General Plan: Hillside Management ("HM"); Non -Urban 2 ("N2"); Urban 1 ("U1"); Urban 2 ("U2"); Urban 3 ("U3"); and Floodway/Flood Plain ("W"). These land use categories would authorize a maximum of 1,302 dwelling units for non -urban and urban hillside residential development, and thus the proposed 1,260 dwelling units for the project are consistent with these Area Plan categories. 10. The project will provide approximately 1,770 acres of open space (approximately 81 percent of the project area) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project will thus be consistent with the minimum 25 percent open space requirement for urban hillside projects under the County Code and the 70 percent open space requirement for non -urban hillside projects. All open space will be designated as permanent open space and will comply with density -controlled development requirements. 11. The project and its proposed density are consistent with the adopted General Plan and zoning designations for the site, and are consistent with the surrounding communities. HOA.748055, t 3 12. An initial Study was prepared for the project in compliance with the California Environmental Quality Act (Public Resources Code section 21000 et seq.) ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines for the County. Based on the Initial Study, staff of the County Department of Regional Planning (��Regional Planning") determined that an Environmental Impact Report ("EIR") was the appropriate environmental document for the project. 13. The County Regional Planning Commission ("Commission") conducted its own duly -noticed public hearing to consider the project on September 16, 2009, December 16, 2009, March 3, 2010, and March 24, 2010. On March 24, 2010, after hearing all testimony, the Commission certified the final EIR, approved the Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case, .and recommended approval of the Plan Amendment to the Board. 14. Pursuant to section 22.60.230(B)(2) of the County Code, because the project approvals included a recommendation by the Commission to the Board of the Plan Amendment, the Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case were called up for review by.the Board along with the request for the Plan Amendment. 15. On July 27, 2010, the Board conducted a duly -noticed public hearing for the project, which included consideration of the Plan Amendment, Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case. At the conclusion of said hearing, the Board certified the final EIR and indicated its intent to approve the Plan Amendment and related entitlements. 16. In 1980, the County adopted 61 SFAs to help preserve rare plants and animals. In 2000, the County prepared an updated study of the County SFAs ("2000 SEA Update Study"). The 2000 SEA Update Study proposed to more than double the existing acreage of the County-SEAs and to designate a new Cruzan Mesa Vernal Pools SEA within and surrounding the project site. 17. The proposed SEA includes mesas, canyons, steep interior slopes, a seasonally flowing wash, and two regionally -serving vernal pool complexes with the potential to support a variety of special status plants and animals, including the endangered fairy shrimp. 18. After release of the 2000 SEA Update Study, the permittee, in consultation with Regional Planning, conducted an extensive land assembly effort involving approximately 36 different property owners to purchase privately -owned property within the SEA. 19. Mystery Mesa is a landmark setting within the site, and due to its remarkable views, Mystery Mesa has been an important movie and television filming location for 40 years, being vital to the regional economy. A tract map has been recorded HOA.748055.1 4 for 200 homes on Mystery Mesa, but after its recordation, the County proposed to include Mystery Mesa within the proposed SEA. 20. The current County Master Plan of Highways proposes to extend Whites Canyon Road and to construct a new Cruzan Mesa Road through the proposed SEA. Both road connections would require substantial grading and landform alteration that are not supported by federal and state resource agencies because of unacceptable environmental impacts. 21. Because of the unacceptable environmental impacts associated with the planned development of Cruzan Mesa Road and extension of Whites Canyon Road, an alternative traffic circulation improvement was needed to connect Plum Canyon Road to Sierra Highway. The permittee, in cooperation with Regional Planning, designed the project and Skyline Ranch Road to provide this significant alternative highway connection. 22. The construction of Skyline Ranch Road will eliminate the need for the environmentally -damaging road connections through the proposed SEA and will provide a more appropriate highway connection closer to urban development. The elimination of Cruzan Mesa Road and realignment of Whites Canyon Road are consistent with the relevant recommendations by both state and federal agencies and County staff, 23. Skyline Ranch Road will provide an important highway connection between Plum Canyon Road and Sierra Highway and will eliminate the need for the environmentally -damaging planned extension of Whites Canyon Road. 24. Cruzan Mesa Road, a proposed limited secondary highway, is unnecessary for traffic and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the County Master Plan of Highways would not diminish the County's future right to require access in this area. 25. The project proposes no interconnecting streets from Skyline Ranch to existing adjacent neighborhoods, thereby preventing disturbance to existing residents from additional vehicle traffic. 26. Approval of the project is appropriate given its compliance with the General Plan and zoning, the environmental benefits associated with the project, and its proposed public amenities. 27. The proposed project is required to comply with the development standards of the A-1 zone pursuant to section 22.24.110 of the County Code, and A-2 zone pursuant to section 22.24.170 of the County Code, except as otherwise modified by CUP 1. 28. The Plan Amendment is consistent with the goals and policies of the General Plan in that the project increases the supply and diversity of housing and HOA.748055.9 5 Promotes the efficient use of land through a more concentrated pattern of urban development. 29. The technical and engineering aspects of the project have been resolved to the satisfaction of the County Departments of Public Works, Forester and Fire Warden, Parks and Recreation, Public Health, and Regional Planning, 30. The site is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping, and other accessory structures, except as otherwise modified and shown on the Vesting Map and Exhibit "A." 31. Compatibility with surrounding land uses will be ensured through the related Vesting Map, CUP I, CUP 11, and Oak Tree Permit. 32. There is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project site. 33. The Pian Amendment will not place an undue burden upon the community's ability to provide necessary facilities and services, as outlined in these findings of fact, the findings of fact for the related entitlements, as well as the environmental documentation for the project. 34. Modified conditions in the surrounding area warrant approval of the instant Plan Amendment. 35. Approval of the Plan Amendment is in the best interest: of the public health safety, and general welfare, because the area contains, and/or the project proposes, sufficient infrastructure and facilities to accommodate the development to include street improvements, water supply, sewer connection, fire flow, and fire access. The project is in conformity with good planning practices. 36. Approval of the Plan Amendment will enable implementation of the County Master Plan of Highways in the development of the subject property. 37. The applicant has satisfied the County "Burden of Proof' set forth in the County Code for the requested Plan Amendment. 38. A final EIR for the project was prepared for this project in accordance with CEQA, the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles, which final EIR consisted of the Draft EIR dated July 2009, the Technical Appendices to the Draft EiR dated July 2009, the final EIR including Responses to Comments dated February 2010, the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. 39. The Board reviewed and considered the final EIR, along with its associated Findings of Fact and Statement of Overriding Considerations ("Findings and HOA.748055.1 6 SOC"), and found that it reflects the independent judgment of the Board_ On July 27, 2010, the Board certified the final EIR and adopted its associated Findings and SOC for the project. 40. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the final EIR was prepared, and its requirements are incorporated into the conditions of approval for this project. 41. The project is subject to California Department of Fish and Game fees pursuant to section 711.4 of the California Fish and Game Code. THEREFORE, BE IT RESOLVED THAT THE BOARD OF SUPERVISORS: 1. Certifies that the final EIR for the project was completed in compliance with CEQA and the State and County Guidelines related thereto; certifies that it independently reviewed and considered the information contained in the final EIR, and that the final EIR reflects the independent judgment and analysis of the Board as to the environmental consequences of the project; 2. Certifies that at the conclusion of the hearing on the project it certified the final EIR and adopted the Findings and SOC, and MMP, finding that pursuant to section 21081.5 of the California Public Resources Code, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; certifies that it found that the unavoidable significant effects of the project after adoption of said mitigation measures are as described in those Findings and SOC; certifies that it determined that the remaining, unavoidable environmental effects of the project have been reduced to an acceptable level and are outweighed by specific health and safety, economic, social, and/or environmental benefits of the project as stated in the Findings and SOC; 3. Finds that the proposed Plan Amendment is consistent with the goals, policies, and programs of the General Plan; and 4. Approves General Plan Amendment Case No. 2009-00009-(0), amending the County Master Plan of Highways of the General Plan, as depicted in the attached Exhibit "A." HOA.748055.1 7 The foregoing resolution was on the V day of,�,}:.,r �.� , 2010, adopted by the Board of Supervisors of the County of Los Angeles and ex officio the governing body of all other special assessment and taxing districts, agencies, and authorities for which said Board also acts. APPROVED AS TO FORM: ANDREA SHERIDAN ORDIN County Counsel By F DeFuty+ Attachment HOA.748055.1 8 SACHi A. HAMAI,, Executive Officer - Clerk of the Board of Supervisors of the County of Los Angeles By / Deputy AMENDMENT TO COUNTYWIDE GENERAL PLAN SANTA DLARITA VALLEY COMMUNITY PLAN AMENDMENT: i#'1tii: CHANGE TO ADOPTED HIGHWAY PLAN DELETE PROPOSED CRUZAN MESA ROAD AND REALIGN PROPOSFn IAlHlTI*c HIGHWAY PLAN AMENDMENTS: O DELETE PROPOSED LIMITED SECONDARY OHIGHWAY CRUZAN MESA ROAD. REALIGN PROPOSED SECONDARY HIGHWAY WHITES CANYON ROAD AS SKYLINE RANCH ROAD FROM PLUM CANYON ROAD TO SIERRA HIGHWAY, DIGITAL DESCRIPTION: 2CO20 SAND CANYONI THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES WAYNE REW, CHAIR RICHARD J. BRUCKNER, PLANNING DIRECTOR F LEGEND: MAJOR HIGHWAY - EXISTING SECONDARY HIGHWAY - PROPOSED • 'a-� LIMITED SECONDARY HIGHWAY - PROPOSED PARCELS CITY BOUNDARY Gil 0 9750 3300 FEET o4o�COUNTY OF LOS ANGELES OFFICE OF THE COUNTY COUNSEL 4 i 648 KENNETH HAHN BALL OF ADMINISTRATION k T I r 500 WEST TEMPLE STREET �C^1QF0R1'»rX LOS ANGELES, CALIFORNIA 90012-2713 ANDREA SHERIDAN ORDIN County Counsel December 7, 2010 ADOPTED BOARD OF SUPERVISORS The Honorable Board of Supervisors COUNTY OF ROS ANGELES County of Los Angeles #11 12-07-10 383 Kenneth Hahn Hall of Administration 500 West Temple Street C1. A-1 SACHLos Angeles, California 90012 EXECUTIVE E OFFIHAVCER t g EXECUTIVE OFFICER TELEPHONE (213)974-7546 FACSIMILE (213) 613-4751 TDD (213)633-0.901 E-MAIL Ihafetz@counsel.lacolenry.gov Agenda No. 7 07/27/10 Re: PROJECT NUMBER 04-075-(S) CONDITIONAL. USE PERMIT NUMBER 04-075-(5) CONDITIONAL USE PERMIT NUMBER 2009-00121-(5) OAK TREE PERMIT NUMBER 2007-00021-(5) HIGHWAY REALIGNMENT NUMBER 2009-00001-(5) F'IF'TH SUPERVISORIAL DISTRICTITHREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the Regional Planning Commission's approval of the above -referenced permits, which relate to a proposed residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the permits with revised conditions and instructed us to prepare findings and conditions of approval. Enclosed are findings and conditions for your approval. APPROVED AND RELEASED: TTLI Senior Assistant County Counsel LLH:sh Enclosure HOA.748759.1 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel By r —7 LAWRENCE L. HA TZ Principal Deputy C unty Counsel FINDINGS OF THE BOARD OF SUPERVISORS AND ORDER PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 2009-00121.(5) OAK TREE PERMIT NO. 2007-00021-(5) HIGHWAY REALIGNMENT NO. 2009-00001-(5) The Los Angeles County ("County") Board of Supervisors ("Board") conducted a duly -noticed public hearing on July 27, 2010 in the matter of Conditional Use Permit Case No. 04-075-(5) ("CUP I"), Conditional Use Permit Case No. 2009- 00121-(5) ("CUP Il"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), Highway Realignment Case No. 2009-00001-(5) ("Highway Realignment Case"), Vesting Tentative Tract Map No. 060922 ("Vesting Map"), and General Plan Amendment Case No. 2009-00009-(5) ("Plan Amendment"). The County Regional Planning Commission ("Commission") previously conducted a duly -noticed public hearing on the CUP 1, Oak Tree Permit, Highway Realignment Case, and Vesting Map on September 16, 2009, and conducted a continued duly -noticed public hearing on these entitlements, with the addition of CUP 11 and the Plan Amendment, on December 16, 2009, March 3, 2010, and March 24, 2010. 2. The permittee, Pardee Homes, LLC, proposes to develop a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The project includes the proposed development of: A. An elementary school on an 11.6 -acre school site; B. A network of privately -maintained paseos and trails, and one public trail; C. A new master -planned secondary highway ("Skyline Ranch Road") including a Class 11 bike lane; D. Significant acreage of permanent and publicly -dedicated open space, which open space will include the on-site portion of the proposed Cruzan Mesa Vernal Pools Significant Ecological Area ("SEA"); and E. A pedestrian bridge over Skyline Ranch Road, connecting and providing access to the new elementary school. 3. CUP I is required to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas; (b) density -controlled development; and (c) on-site grading exceeding 100,000 cubic yards. CUP I also authorizes the development of an on-site temporary materials processing facility during project construction. HOA.747327.1 4. CUP l I is required to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 635,000 cubic yards of cut and 37,000 cubic yards of fill. CUP lI was not included in the permittee's initial set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on recommendations by staff and direction from the Commission; CUP 11 was subsequently filed and included as part of the project. 5. The Oak Tree Permit is required to authorize removal of one non -heritage oak tree from the site. The proposed removal is due to impacts from construction and the development of the project. 6. The Highway Realignment Case is a related request to authorize the realignment of Whites Canyon Road, a designated proposed secondary highway, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, and renaming the realigned portion of the road to Skyline Ranch Road. As required by the Los Angeles County Code ("County Code"), the Highway Realignment Case was initially presented to the County Interdepartmental Engineering Committee ("IEC") for consideration, which ultimately recommended approval of the matter to the Commission. 7. The Vesting Map is a related. request to create 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. 8. The Plan Amendment is a related request to amend the Los Angeles Countywide General Plan ("General Plan") to effectuate the Highway Realignment Case. That is, the Plan Amendment will amend the County Master Plan of Highways to delete Cruzan Mesa Road, a designated limited secondary highway, and to realign Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, where the realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway. The Plan Amendment was not included in the permittee's original set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on the IEC review discussed above, as well as from recommendations by staff of the County Department of Regional Planning ("Regional Planning") and direction from the Commission, the Plan Amendment was subsequently filed and included as part of the project. 9. The site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 10. The site is irregularly-shaped, approximately 2,173 gross acres in size, and is in a mostly natural condition with level to steeply sloping topography. HOA.747327.1 2 Approximately 774 acres of the site have slopes of 0 - 25 percent, 644 acres of the site have slopes of 25 - 50 percent, and 755 acres of the site have slopes of 50 percent and greater. 11. Access to the site will be from Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot -wide secondary highway, which will traverse the site to Sierra Highway, a 100 -foot major highway. 12. The site falls within the following zoning classifications: A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area); A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area); A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area); and A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), which all were established by Ordinance No. 7339 and became effective on June 6, 1958. 13. The project will be consistent with the A-1, A-1-1, A-1-10,000, and A-2-1 zoning classifications, where applicable. Single-family residences are permitted in the A-1 and A-2 zones pursuant to sections 22.24.070 and 22.24.120 of the County Code, respectively. Moreover, although the project's proposed lot sizes are less than what is otherwise required in the A-1-1, A-1-10,000, and A-2•-1 zones, respectively, the permittee is seeping CUP I for density -controlled development to allow the project's dwelling units to be concentrated in a portion of the property with smaller lot sizes. The project's remaining acreage, outside the clustered development, will be reserved as permanent open space. 14. The surrounding properties are zoned as follows: North: A-1 and A-2-1; East: A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City -zoned property; South: A-2-1 and City -zoned property; and West: A-2-1 and City -zoned property. 15. Surrounding land uses are as follows: North: Vacant property and single-family residences; East: Vacant property, single-family residences, industrial and commercial uses; South: Vacant property, single- and multi -family residences, industrial and commercial uses, and a school; and West: Vacant property and single-family residences. 16. The existing site consists of vacant land, part of which was previously subdivided by recorded Tract Map Nos. 49433, 49434, and 49467. One such tract, Tract Map No. 49467, was a subdivision approved to create 200 single-family lots on 360 acres within the Cruzan Mesa area. This tract was never developed. As Part of the instant subdivision, the underlying lots within these recorded tract maps will be merged into one open space lot, Lot No. 1293. Mk747327.1 3 17. The site falls within the following land use categories in the Santa Clarita Valley Area Plan ("Area Plan"), a component of the General Plan: Hillside Management ("HM"); Non -Urban 2 ("N2`); Urban 1 ("W"); Urban 2 ("U2"); Urban 3 ("U3")• and Floodway/Flood Plain ("W"). These land use categories would authorize a maximum of 1,302 dwelling units for non -urban and urban hillside residential development, and thus the proposed 1,260 dwelling units for the project are consistent with these Area Plan categories. 18. The project is considered hillside development because the site exhibits natural slopes of 25 percent or greater. CUP I is required because the project's proposed 1,260 dwelling units exceed the low-density and mid -point density thresholds of 402 dwelling units and 870 dwelling units, respectively, as calculated by the slope density analysis for the site. 19. Grading for the project will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill, totaling 41.6 million cubic yards of cut and fill, to be balanced on site. Off-site grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. On- and off- site monument signs are proposed for entrance to the development both in the unincorporated County and in the City, and a single on-site oak tree will be removed due to grading and construction. 20. The project will provide approximately 1,770 acres of open space (approximately 81 percent of the project area) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project will thus be consistent with the minimum 25 percent open space requirement for urban hillside projects under the County Code, and the 70 percent open space requirement for non -urban hillside projects. All open space will be designated as permanent open space and will comply with density - controlled development requirements. 21. The project and its proposed density are consistent with the adopted General Plan and zoning designations for the site, and are consistent with the surrounding communities. 22. The project will comply with the development standards of the. A-1 and A-2 zones, where'applicable, pursuant to sections 22.24.110 and 22.24.170 of the County Code. 23. The permittee submitted an Oak Tree Report prepared by Natural Resources Consultants (arborist Thomas Juhasz), the consulting arborist, dated April 10, 2007 and updated July 7, 2009, that identifies and evaluates one oak tree on the subject property. There are no heritage oaks on site. 24. Prior to the Commission's public hearing, an initial Study was prepared for the project in compliance with the California Environmental Quality Act (Public Resources Code section 21000 et seq.) ("CEQA"), the State CEQA Guidelines, HOA.747327.1 4 and the Environmental Document Reporting Procedures and Guidelines for the County. Based on the Initial Study, Regional Planning determined that an Environmental Impact Report ("EIR") was the appropriate environmental document for the project. 25. Prior to the Commission's public hearing, the Commission received written correspondence concerning the project from, among other entities, the City; Santa Clarita Organization for Planning and the Environment ("SCOPE"); the United States Department of Homeland Security - Federal Emergency Management Agency; Santa Monica Mountains Conservancy ("SMMC"); County Sanitation District; California Water Impact Network; Sierra Club; United States Department of the Interior -- f=ish and Wildlife Services; Southern California Association of Governments; and the California Energy Commission. The correspondence provided comments on, among other things, the draft EIR and the project design. 26. The Commission held its initial public hearing session on the matter on September 16, 2009. At the time, the only project entitlements requested were the Vesting Map, CUP 1, Oak Tree Permit, and Highway Realignment Case. At the public hearing session: A. The Commission heard a presentation from staff, who recommended a continuance -of the public hearing for the County Subdivision Committee ("Subdivision Committee") to complete its review of the Vesting Map, for the IEC to review and make a recommendation on the Highway Realignment Case, and for staff to research the appropriate regulation of filming activities within the project's open space. Staff also. recommended that the permittee apply for the additional entitlements of: (i) the Plan Amendment, to amend the County Master Plan of Highways to construct Skyline Ranch Road; and (ii) CUP 11, to authorize a solid fill grading project for the off-site construction of Skyline Ranch Road; B. The Commission heard testimony from the permittee and its representative, testimony from persons in favor of the project, and testimony from persons in opposition to or with concerns over the project. Testimony from the City, SCOPE, and the Mountains Recreation and Conservation Authority ("MRCA") addressed, among other concerns, the need for off-site improvements at the intersection of Sierra Highway and Soledad Canyon Road, the need and type of improvements for Skyline Ranch Road, and the City's need for assurance that the project's traffic improvements would not preclude the City from making its own planned improvements to Sierra Highway. The SMMC testified about its expertise in managing vernal pools and the need for permanent funding to maintain the project's open space; C. The Commission addressed, among other things, the importance of water supply to the site, the concurrent processing of Regional Planning's HQA.747327.1 5 General Pian update known as One Valley One Vision ("OVOV"), and the need for pedestrian -friendly development at the site; D. The Commission also discussed the history of filming in Southern California and questioned whether filming revenues could be used to fund the maintenance of the vernal pools on site. The Commission expressed its intent to achieve a balance between filming activity and resource protection; and E. The Commission continued the public hearing to December 16, 2009. 27. In response to the hearing testimony and discussion, the permittee submitted applications for the Pian Amendment and CUP 11, which were then considered collectively with the other project entitlements at the continued public hearing of December 16, 2009, March 3, 2010, and March 24, 2010, 28. During the Commission's December 16, 2009 continued public hearing session: A. The Commission heard a presentation from staff, who indicated that most of the previously -identified project issues had been resolved but, that an issue remained with the City regarding the design of Skyline Ranch Road; B. The Commission heard testimony from the permittee and its representative, and testimony from the City. Among other things, the permittee's testimony showed that, through a clustered design, the project would preserve Regional Planning's proposed SEA boundaries in its General Plan update by protecting the project's on-site vernal pools; C. The Commission discussed the importance of water supply, the need to rely on water supply experts for the project's environmental analysis, and the benefits of having new developments promote the use of water conservation technology and drought -tolerant landscaping; and D. The Commission continued the public hearing to March 3, 2010. 29. Prior to the March 3, 2010 public hearing session, the JEC conducted a public meeting to review the Highway Realignment Case. At the conclusion of the meeting, the IEC recommended approval of the proposed highway realignment to the Commission. 30. Prior to the March 3, 2010 public hearing session, County and City staff met with the permittee and made a determination that a modified cross-section would be appropriate for Skyline Ranch Road. Such a design would include two travel lanes (one in each direction), a 14 -foot -wide landscaped median, and. Class 11 bicycle lanes (one in each direction). 31. During the Commission's March 3, 2010 continued public hearing - HOA -747327, 1 6 A. The Commission heard a presentation from staff, who indicated that the IEC recommended approval of the Highway Realignment Case and that the City, County, and permittee agreed on proposed improvements to Skyline Ranch Road. Staff also indicated that the County Department of Public Works ("Public Works") had recommended that the permittee provide proof of the requisite off-site easements prior to the Board's public hearing on the project. Staff further noted that it had received additional correspondence from the Sierra Club regarding the project, expressing concern that the project's environmental impacts were inadequately addressed or mitigated in the final EIR; B. The City testified that it would encourage staff to develop additional project conditions to specify the initial and ongoing funding mechanisms to maintain the project's natural open space; C. The Commission discussed the history of filming near the vernal pools on Lot No. 1293; D. The permittee testified that the project's natural open space had always been intended to be dedicated to a public agency and that the County Department of Parks and Recreation ("Parks") had indicated its intent to accept such dedication_ The permittee also testified that film revenue on the site should be sufficient to maintain the open space, and that -the site's vernal pools would remain protected from filming activity; and E. The Commission continued the public hearing to March 24, 2010. 32. During the Commission's March 24, 2090 continued public hearing, the Commission heard a presentation from staff, who briefed the Commission regarding discussions with Parks for funding the project's open space. Based on this discussion, the Commission directed staff and the permittee to resolve the funding issue prior to the Board's public hearing on the project. After hearing all testimony, the Commission closed the public hearing, certified the final EIR, approved the Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case, and recommended approval of the Plan Amendment to the Board. 33. Pursuant to section 22.60.230(B)(2) of the County Code, because the project approvals included a recommendation by the Commission to the Board of the Plan Amendment, the Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case were called up for review by the Board along with the request for the Plan Amendment, 34. The Board conducted its public hearing on the project on July 27, 2010, and heard a presentation from Regional Planning staff, testimony from Public Works staff, testimony from the permittee and its representative, and testimony from the public. A significant majority of the public testified in support of the project. HOA.747327.1 7 A. Regional Planning staff testified that the two outstanding issues, discussed in Finding Nos. 31(A) and 32 above, had been resolved. That is, since the time of the Commission's approval. (a) Public Works had received the necessary documentation regarding the off-site easements for construction of Skyline Ranch Road; and (b) Parks had made the determination that the net revenue collected from expected filming activities within the site would be sufficient to operate and maintain open space Lot No. 1293. B. Regional Planning staff also recommended to the Board that two additional conditions be imposed on the project.- That roject: That the permittee shall construct off-site asphalt concrete (AC) Paving to include a travel lane, bicycle lane, buffer, curb, and gutter adjacent to the bicycle lane, and sidewalks in both directions on Skyline Ranch Road to join Plum Canyon Road, which improvements shall conform to the latest approved IEC alignment P-270(PW) to the satisfaction of Public Works. Further, before recordation of the 301 st unit in phase one of the development, the remaining improvements as shown on the approved typical sections exhibit labeled "TR 50922 Street Cross -Section Revised 03{03110" shall be completed to the satisfaction of Public Works; and That the permittee shall construct a pedestrian bridge over Skyline Ranch Road at the project's school site that will be bonded for upon the recordation of the first buildable unit on the northeast side of Skyline Ranch Road, and that it shall be completed, along with access improvements, prior to occupancy of the first unit of the project on the northeast side, all to the satisfaction of Public Works. C. Public Works' testimony indicated that the water supply assessment for the project had been prepared in compliance with state law and that it had adequately addressed the water demand and water supply issues related to the project. D. The testimony from the public included: (a) testimony in support of the project from the Chair of the Canyon Country Advisory Committee, the City, and two residents from the nearby Fair Oaks Ranch community, also developed by the permittee; (b) testimony from the Assistant Superintendent of Business Services for the Sulphur Springs School District in Santa Clarita regarding its successful relationship with the permittee in developing schools, and that it had reached an agreement with the permittee for development of an elementary school as part of the project; and (iii) testimony in opposition to the project from a representative of SCOPE claiming, among other things, that the water supply assessment for the project was inaccurate and that the statement HOA.747327A 8 of overriding considerations ("SOC") under CEQA misstates the benefits of the project. 35. At the conclusion of the Board's public hearing, the Board certified the final EIR for the project, which included the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board further indicated its intent to approve the project approvals, subject to staffs recommended conditions, including the two additional conditions discussed in Finding No. 34(B). The Board also deemed it appropriate to impose the following additional conditions on the project to address a number of issues raised during the public hearing process, including the issue related to providing a range of residential designs to reduce the massing of the project: A. The permittee shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code; B. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages; C. Residences within the development shall be limited to a maximum of two stories and 25 feet in height; D. For two-story residences, on the two sides of the second story (i.e., not the front and back sides), each side must be setback a minimum of one foot from the edge of the first story for every two feet of height of the second story; E. There shall be no more than one garage for each residence, and such garage shall not exceed 26 feet in width; F. For residences with attached garages, the garage shall be setback at least six feet from the front face of the residence; G. A minimum of three native, drought -tolerant trees (15 -gallon or larger) shall be planted on each lot; and N. Condition No. 1 of "Trails Conditions of Map Approval" in Parks' letter dated November 30, 2009 should be revised to require Parks' approval, trail alignment, posting of bonds, and all associated actions, to occur prior to the recordation of the project's first final unit map. HOA.747327.1 9 36. Subsequent to the Board's public hearing, minor changes to the additional conditions imposed by the Board were considered by staff to further reflect the spirit and intent of the Board's concern regarding project massing. The Board finds that these minor changes, set forth in this Finding No. 36, are appropriate and should be incorporated into the project conditions: A. Rather than residences being limited to 25 feet in height (set forth in Finding No. 35(C) above), residences should instead be limited to 32 feet in height. B. The condition set forth l'n Finding No. 35(D) above should be deleted and replaced with the following: "there shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots." C. Rather than garages being limited to 26 feet in width (set forth in Finding No. 35(E) above), garages should instead be limited to 30 feet in width. 37. The Board finds that over 80 percent of the site, i.e., 1,770 acres, will be preserved as open space. The project includes a fully -developed 11 -acre park with a multi -use athletic field, a basketball court, a volleyball court, a children's play area, picnic areas, and a community gathering space. The Board further finds that, in addition to the community park, the project provides six acres of smaller parks, a series of walking paseos and sidewalks, and a pedestrian bridge for children to walk to the proposed elementary school. The natural open space and public park and trails are to be dedicated to the County, and the private parks and trails are to be dedicated to a Homeowner's Association for ownership and maintenance, where a Landscaping and Lighting Act District will be used to maintain the landscaped medians and manufactured slopes. 38. The Board finds that the project has been reviewed by the County Departments of Fire, Health, Parks, Public Works, and Regional Planning, and by the involved local water wholesaler and purveyor. The recommendations from these agencies have been incorporated into the conditions of approval for the project. 39. The Board finds that due to recent fire and storm activity unrelated to the project, there is an increasing need for disposal locations for sediment that accumulates behind dams and in debris basins_ The Board further finds that this need is particularly significant in areas near the Angeles National Forest and in the Santa Clarita Valley, where disposal sites are in short supply. The Board finds that this project will provide the additional benefit of granting a site to the County Flood Control District for the disposal of sediment within one year of the Board's approval of the project. 40. The Board finds that Regional Planning's recommendation to approve the project is appropriate given its compliance with the General Pian and zoning, the HOA -747327A 10 environmental benefits associated with the project, and its proposed public amenities. 41. The Board finds that in 1980, the County adopted 61 SEAs to help preserve rare Plants and animals. In 2000, the County prepared an updated study of the County SEAs ("2000 SEA Update Study"). The 2000 SEA Update Study proposed to more than double the existing acreage of the County SEAs and to designate a new Cruzan Mesa Vernal Pools SEA within and surrounding the project site. 42. The Board finds that the proposed SEA includes mesas, canyons, steep interior slopes, a seasonally flowing wash, and two regionally -serving vernal pool complexes with the potential to support a variety of special status plants and animals, including the endangered fairy shrimp. 43. The Board finds that after release of the 2000 SEA Update Study, the permittee, in consultation with Regional Planning, conducted an extensive land assembly effort involving approximately 36 different property owners to purchase privately owned property within the SEA. 44. The Board finds Mystery Mesa is a landmark setting within the site, and that due to its remarkable views, Mystery Mesa has been an important movie and television filming location for 40 years, being vital to the regional economy. The Board further finds that a tract map has been recorded for 200 homes on Mystery Mesa, but that after its recordation, the County proposed to include Mystery Mesa within the proposed SEA. 45. The Board.finds that the current County Highway Plan proposes to extend Whites Canyon Road and to construct a new Cruzan Mesa Road through the proposed SEA. Both road connections would require substantial grading and landform alteration that are not supported by federal and state resource agencies because of unacceptable environmental impacts. 46. The Board finds that after its purchase of substantial portions of the proposed SEA, the permittee, in collaboration with Regional Planning, designed the project to transfer the allowable density within the SEA to the proposed development site, thereby preserving the on-site portions of the proposed SEA as open space. 47. The Board finds that: because of the unacceptable environmental impacts associated with the planned development of Cruzan Mesa Road and extension of Whites Canyon Road, an alternative traffic circulation improvement was needed to connect Plum Canyon Road to Sierra Highway. The Board further finds that the permittee, in cooperation with Regional Planning, designed the project and Skyline Ranch Road to provide this significant alternative highway connection. 48. The Board finds that the construction of Skyline Ranch Road will eliminate the need for the environmentally -damaging road connections through the proposed SEA and will provide a more appropriate highway connection closer to urban HOA.747327. 1 11 development. The elimination of Cruzan Mesa Road and realignment of Whites _Canyon Road are consistent with the relevant recommendations by both state and federal agencies and County staff. 49. The Board finds that the project appropriately transfers density to concentrate development on approximately 20 percent of the site, located on less steep terrain, proximate to existing urban development, and outside the environmentally -sensitive and biologically significant SEA. 50. The Board finds that the proposed transfer of non -urban density to the proposed site will Preserve ridgelines, significant open space, and lands within the proposed SEA. The portion of the site designated in the Area Plan as Hillside Management, near Tract Nos. 49433, 49434, and 44967, is isolated and located remotely from urban development and .public facilities. Substantial grading would be required to provide infrastructure to this area. The transfer of non -urban density from this Hillside Management area to the project site will minimize grading, preserve open space, and promote good planning by locating urban development near already developed communities. 51. The Board finds that the Area Plan encourages density transfer when it promotes important Area Plan goals, such as preserving open space, hillsides, and SEAS, minimizing grading, disruption and degradation of the environment, and avoiding development in hazardous lands. A. The Area Plan authorizes density transfer among land use classifications within a project site (regardless of urban or non -urban designation) when geological and topographic data support the need, the number of units is not increased, and health and safety is not detrimentally affected. B. The Area Plan authorizes density transfer as a tool to preserve significant ecological areas, to preserve hillsides, to promote superior design, and to respond to changing housing needs. C. The Area Plan encourages density transfer and clustering of structures in urban and non -urban hillsides from steeper to more gently rolling and level land as a means of preserving the natural terrain, minimizing grading, and reducing exposure to natural hazards. D. The Area Plan encourages the consideration of residential densities as averages for the site to allow for the clustering of development and the transfer of unit credit to provide for additional open space. E. The -Area Plan encourages clustering of residential uses in hilly and mountainous areas to minimize grading and to preserve the natural terrain. 52. The Board finds that the project is consistent with the above density transfer provisions of the Plan. HOA.747327.1 12 53_ The Board finds that Skyline Ranch Road will provide an important highway connection between Plum Canyon Road and Sierra Highway and will eliminate the need for the environmentally -damaging planned extension of Whites Canyon Road. 54. The Board finds that Cruzan Mesa Road, a proposed limited secondary highway, is unnecessary for traffic and its construction could lead to greater environmental impacts due to topography and necessary grading. its removal from the Master Plan of Highways would not diminish the County's future right to require access in this area. 55. The Board finds that the project proposes no interconnecting streets from Skyline Ranch to existing adjacent neighborhoods, thereby preventing disturbance to existing residents from additional vehicle traffic. 56. The Board finds that the project is consistent with the minimum 25 percent requirement for urban hillside projects, and the minimum 70 percent requirement for non -urban hillside projects. All open space will be permanent, as part of a density -controlled development. 57. The Board finds that filming activities at Mystery Mesa have historically generated substantial annual revenue which can continue to be used as a regular funding source for open space maintenance. 58. . The Board finds that the project will include creation of a Landscaping and Lighting Act District, which will provide additional funding for open space maintenance. 59. The Board finds that the final EIR for the project includes a water supply assessment ("WSA") prepared by the Santa Clarita Water Division ("SCWD") of the Castaic bake Water Agency. The Board further finds that SCWD concluded in the WSA that there is sufficient water supply available for the project during normal, single -dry, and multiple -dry years over the next 20 -year period. The Board also finds that Public Works has reviewed the WSA and has determined that it adequately addressed the demands and water supply issues related to the project in compliance with CEQA and the Water Code. SCWD also o submitted a letter to the permittee confirming its ability to serve the project. 60. The Board finds that as required by section 66473.7 of the California Government Code, the project includes a condition of approval requiring SCWD to submit a water supply verification to the County before a final map can be recorded on the property. 61. The Board finds that the project is required to comply with the County's green building program, which imposes green building requirements and stringent landscaping restrictions to minimize water use. H Ok747327. i 13 62. The Board finds that the project's five flag lots are justified by topographic conditions and the size and shape of the division of land, and that the design is not in conflict with the pattern of neighborhood development. The proposed development will be creating new neighborhoods, and will not increase density by proposing homes adjacent to any rear yards of existing homes. 63. The Board finds that the required front yard setbacks to the habitable structures shall be a minimum of 18 feet as measured from the back of the sidewalks, and the front yard setbacks to the garages shall be a minimum of 20 feet as measured from the back of the sidewalks. These setbacks will ensure compatibility with American with Disabilities Act requirements to ensure accessible sidewalks when cars are parked in individual driveways. 64. The Board finds that the proposed alternate crass -sections are in keeping with the design and improvement of adjoining highways and streets. The Board further finds that, with the alternate cross-sections, the project will still appear to have a 20 -foot front yard, except that six feet of open area between the house and the sidewalk will consist of landscaped parkway. As with a traditional cross- section, 40 feet of roadway will be provided for the project. 65. The Board finds that alternate cross-sections are proposed only for interior local streets, which do not adjoin existing or planned adjacent development. All collector roads and secondary highways that connect the new community to existing and planned neighborhoods and highways will be developed with traditional cross-sections. 66. The Board finds that, to avoid a sterile appearance for the project, the permittee should incorporate feasible design controls, setbacks, and other measures into the project's master design standards to limit repetitive home design. 67. The Board finds that the proposed project is required to comply with the development standards of the A-1 zone pursuant to section 22.24.110 of the County Code, and A-2 zone pursuant to section 22.24.170 of the County Code, except as otherwise modified by CUP 1. 68. The Board finds that the proposed subdivision and the provisions for its design and improvement are consistent with the goals and policies of the Area Plan, a component of the General Plan. The Board further finds that the project increases the supply and diversity of housing in the area and promotes the efficient use of land through a concentrated pattern of development, while at the same time minimizing development in hillside and natural resources areas. 69. The Board finds that the subject property is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping, and other accessory structures, as shown on the site plan and Vesting Map. 70. The Board finds that compatibility with the surrounding land uses will be ensured through the Vesting Map and Plan Amendment. HOA.747327.1 14 71. The Board finds that there is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project site. 72. The Board finds that the design of the project and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat, except as otherwise described in the Findings of Pact and SOC ("Findings and SOC'). 73. The Board finds that in determining that the project will be consistent with the General Plan, the housing and employment needs of the region were considered and balanced against the public service needs of local residents and the available fiscal and environmental resources. 74. The Board finds that the permittee has demonstrated the suitability of the subject property for the proposed use. Establishment of the proposed use at such location is in conformity with good zoning practice. Compliance with the conditions of approval will ensure compatibility with surrounding land uses and consistency with all applicable General Plan policies. 75. The Board finds that the County Forester and Fire Warden ("Forester") has reviewed the Oak Tree Report submitted by the permittee and determined that the report is accurate and complete as to the location, size, condition, and species of the oak tree on the site. The Forester has recommended approval of the requested oak tree removal, subject to recommended conditions of approval, including replacement of the oak tree removal at a rate of 10:1 for a total of 10 mitigation trees. 76. The Board finds that the necessary drainage improvements for soil erosion control will be designed in accordance with the standards of Public Works as a condition of approval of the associated Vesting Map. 77. The Board finds that a final- EIR for the project was prepared in accordance with CEQA, the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles, which final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the final EIR including Responses to Comments dated February 2010, the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board reviewed and considered the final EIR, along with its associated Findings and SOC, and found that it reflects the independent judgment of the Board. The Findings and SOC are incorporated herein by this reference, as if set forth in full. 78. The Board finds that, as stated in the final EIR and the Findings and SOC, implementation of the project will result in unavoidable significant effects on visual quality, noise, air quality, law enforcement services, cumulative tfaffic, solid waste disposal, and cumulative global climate change. However, the Board HOA.747327.1 15 finds the benefits of the project outweigh these potential unavoidable adverse impacts and they are determined to be acceptable based upon the overriding considerations set forth in the Findings and SOC. 79. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the final EIR was prepared, and its requirements are incorporated into the conditions of approval for this project. 80. The MMP, prepared in conjunction with the final EIR, identifies in detail how compliance with its measures adopted to mitigate or avoid potential adverse impacts to the environment is ensured. 81. The Board finds this project has an impact on fish and wildlife resources and thus is not exempt from California Department of Fish and Game fees pursuant to section 711.4 of the California Fish and Game Code. 82. Approval of these permits is conditioned on the permittee's compliance with the attached conditions of approval and the MMP, as well as the conditions of approval for the Vesting Map. 83. The location of the documents and other materials constituting the record of proceedings upon which the Board's decision is based in this matter is the Los Angeles County Department of Regional Planning, Hall of Records, 13th Floor, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. THEREFORE, THE BOARD OF SUPERVISORS: Certifies that the final EIR for the project was completed in compliance with CEQA and the State and County Guidelines related thereto; certifies that it independently reviewed and considered the information contained in the final EIR, and that the final EIR reflects the independent judgment and analysis of the Board as to the environmental consequences of the project; indicates that it certified the final EIR at the conclusion of its hearing on the project and adopted the Findings and SOC, and MMP, finding that pursuant to section 21081.6 of the California Public Resources Code, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation, found that the unavoidable significant effects of the project after adoption of said mitigation measures are as described in those Findings and SOC; and determined that the remaining, unavoidable environmental effects of the project have been reduced to an acceptable level and are outweighed by specific health and safety, economic, social, and/or environmental benefits of the project as stated in the Findings and SOC; and 2. Approves Conditional Use Permit No. 04-075-(5); Conditional Use Permit No. 2009-00121-(5); Oak Tree Permit No. 2007-00021-(5); and Highway Realignment Case No. 2009-00001-(5), subject to the attached conditions. HOA.747327.1 16 CONDITIONS OF APPROVAL PROJECT NO. 04-075.(5) CONDITIONAL USE PERMIT NO. 04-075-(5) CONDITIONAL USE PERMIT NO. 2009-001-21-(5) OAK TREE PERMIT NO. 2007.00021-(5) GENERAL 1. This grant authorizes the use of the 2,173 -acre subject property for: (a) a clustered, density -controlled, hillside residential development of 1,260 single- family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots; (b) development of an on-site temporary materials processing facility during project construction; and (c) development of an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill, all as depicted on the approved Exhibit "A" dated October 22, 2009, subject to all of the following conditions of approval. This grant shall also authorize the removal of one tree of the oak genus from the site, as identified in the permittee's site plan and Oak Tree Report dated April 10, 2007, and updated on July 7, 2009 as Tree Number 1, also subject to all of the following conditions of approval. 2. Unless otherwise apparent from the context, the term "permittee" shall include the applicant and any other person, corporation, or entity making use of this grant. 3. This grant shall not be effective for any purpose unless and until the permittee, and the owner of the subject property if other than the permittee, have filed at the office of the Los Angeles County ("County") Department of Regional Planning ("Regional Planning") their affidavit stating that they are aware of, and agree to accept all of the conditions of this grant, and that the conditions have been recorded as required by Condition No. 6, and until all required monies have been paid pursuant to Condition No. 7, Condition Nos. 2, 7, 9, 10, and 11 shall be effective immediately upon final approval of this grant. 4. If any provision of this grant is held or declared to be invalid, the permits shall be void and the privileges granted hereunder shall lapse. 5. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the County Regional Planning Commission ("Commission") or a County Nearing Officer may, after conducting a public hearing, revoke or modify this grant if it is found that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public health, safety, or so as to be a nuisance. HOA.745205.1 6. Prior to the use of this grant, the terms and conditions of the grant shall be recorded in the office of the County Registrar-Recorder/County Clerk. In addition, upon any transfer or lease of the subject property during the term of this grant, the permittee shall promptly provide a copy of the grant and its terms and conditions to the transferee or lessee, as applicable, of the subject property. Upon recordation, an official copy of the recorded conditions shall be provided to the Director of Regional Planning ("Director"). 7. Within three days of the approval date of this grant, the permittee shall remit processing fees payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code for Project No. 04-075-(5), which includes General Plan Amendment Case No. 2009-00009-(5) ("Plan Amendment"), Vesting Tentative Tract Map No. 060922 ("Vesting Map"), Conditional Use Permit Case No. 04-075 ("CUP I"), Conditional Use Permit Case No. 2009,00121-(5) ("CUP I1"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), and Highway Realignment Case No. 2009-00001-(5). The project impacts fish and wildlife and in order to defray the cost of wildlife protection and management, the permittee is responsible for the payment of fees established by the California Department of Fish and Game pursuant to section 711.4 of the Fish and Game Code. The current fee amount is $2,867.25. No land use project subject to this requirement is final, vested, or operative until the fee is paid. 8. If inspections are required to ensure compliance with the conditions of this grant, or if any inspection discloses that the property is being used in violation of any condition of this grant, the permittee shall be financially responsible and shall reimburse Regional Planning for all inspections and for any enforcement efforts necessary to bring the subject property into compliance. inspections shall be made to ensure compliance with the conditions of this grant as well as adherence to development in accordance with the approved site plan on file. The amount charged for inspections shall be the amount equal to the recovery cost at the time of payment (currently $200 per inspection). 9. The permittee shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this grant approval, which action is brought within the applicable time period of section 65009 of the California Government Code or any other applicable limitation period. The County shall notify the permittee of any claim, action, or proceeding and the County shall reasonably cooperate in the defense. If the County fails to notify the permittee of any claim, action, or proceeding, or if the County fails to reasonably cooperate in the defense, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the County. 10. In the event that any claim, action, or proceeding as described above is filed against the County, the permittee shall within 10 days of the filing, pay Regional Planning an initial deposit of $5,000 from which actual costs shall be billed and HOA.745205.9 2 deducted for the purposes of defraying the expenses involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to the permittee or the permittee's counsel. The permittee shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: a. If during the litigation process actual costs incurred reach 80 percent of the amount on deposit, the permittee shall deposit additional funds sufficient to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation; and b. At the sole discretion of the permittee, the amount of an initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by the permittee in accordance with section 22.170.010 of the Los Angeles County Code ("County Code"). 11. This grant shall expire unless used within two years after the recordation of a final map for the Vesting Map. In the event that the Vesting Map should expire without the recordation of a final map, or all final maps if phased, this grant shall terminate upon the expiration of the Vesting Map. Entitlement to the use of the property thereof, or unrecorded portion thereof, shall be subject to the regulations then in effect. 12. The subject property shall be graded, developed, and maintained in substantial compliance with the approved Vesting Map. An amended or revised Vesting Map may, at the discretion of the Director, constitute a revised Exhibit "A." All revised plans require the written authorization of the property owner. 13. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 14. All development shall comply with the requirements of Title 22 of the County Code (Zoning Ordinance) and of the specific zoning of the subject property unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit "A," or a revised Exhibit "A" approved by the Director. 10. The permittee shall provide a current and valid water availability letter to the satisfaction of the Director and the Director of the County Department of Public HOA.745205.1 3 Works ("Public Works") prior to final map recordation (or final unit map recordation if the project is phased), prior to the issuance of grading permits, and prior to the issuance of building permits for the approved development. 16. The permittee shall submit a copy of any and all project Covenants, Conditions, and Restrictions ("CC&Rs") and maintenance agreements and covenants to Regional Planning for review and approval. The CC&Rs shall include all of the project conditions and include language that those conditions required to be in the CC&Rs may not be amended or eliminated by the Homeowners' Association ("HOA") without approval from the Director. 17. The development of the subject property shall comply with ail requirements and conditions of approval for the Vesting Map, CUP I, CUP II, Oak Tree Permit, and the Highway Realignment Case. % Within 30 days of approval of this grant, the permittee shall record a covenant with the County agreeing to comply with the required environmental mitigation measures imposed in the Mitigation Monitoring Program ("MMP"), and attach the MMP to the recorded document. Prior to recordation of the covenant, the permittee shall submit a copy of the draft covenant to the Director for review and approval. 19. The environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the final EIR for the project are incorporated herein by reference and attached and made conditions of this grant. The permittee shall comply with all such mitigation measures in accordance with the attached MMP. As a means of ensuring the effectiveness of the mitigation measures, the permittee shall submit mitigation monitoring reports to the Director for approval as frequently as may be required by the Director, until such time as all mitigation measures have been implemented and completed. The reports shall describe the status of the permittee's compliance with the required mitigation measures. 20. Within 30 days of approval of this grant, the permittee shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the permittee's reports and verifying compliance with the information contained in the reports required by the MMP. CONDITIONS OF CUP I AND CUP 11 21. Additional grading and/or development, including expanding pad areas with walls or other materials greater than five feet in height, beyond that which is depicted on the approved Exhibit "A" or any revised Exhibit "A" approved by the Director, shall be prohibited. HOA.745205.1 4 22. The project shall provide a minimum of 1,801.18 acres or 82.9 percent open space, including natural, undisturbed areas; graded slopes; public and private parks (where 1.2 acres of public park space will be covered by structures); and trails. 23. The permittee shall provide for the -ownership and maintenance of private park Lot Nos. 1263 through 1279 by an HOA to the satisfaction of Regional Planning_ 24. The permittee shall dedicate to the County the right to prohibit construction of any and all residential structures on the school site depicted on Exhibit "A" as Lot No. 1261, on the open space areas depicted on Exhibit "A" as public park Lot No. 1262, and on private park Lot Nos. 1263 through 1271. 25. The permittee shall dedicate open space Lot Nos. 1272 through 1296 to the County or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access to said open space lots for emergency purposes shall not be prohibited. 26. The permittee shall dedicate to the County the right to prohibit development, including constructing any structure and/or grading, on the open space areas depicted on Exhibit "A" as open space Lot Nos. 1272 through 1296. 27. This project is approved as density -controlled development in which the areas of the proposed lots may be averaged to collectively conform to the minimum lot area requirements of the A-1-1 (Light Agriculture - One Acre Minimum Required Lot Area), A-2-1 (Heavy Agriculture - One Acre Minimum Required Lot Area), and A-1-10,000 (Light Agriculture - 10,000 Square Feet Minimum Required Lot Area) zone classifications in accordance with section 22.56.205 of the County Code. 28. All commonly -owned areas within the density -controlled development shall be permanently reserved as open space. Such reservation shall be by establishment of air HOA, maintenance district, or other appropriate means or methods to ensure the permanent reservation and continued perpetual maintenance of required commonly owned areas. 29. As a means to further ensure the permanent reservation of commonly -owned areas, no dwelling unit shall be sold, conveyed, or otherwise alienated, or encumbered separately from an undivided interest in any commonly -owned areas comprising a part of such development. Such undivided interest shall include either an undivided interest in the commonly -owned areas or a share in the corporation or other business entity or voting membership in an association owning the commonly -owned areas. 30. All dwelling units within the density -controlled development shall be single-family residences. HOA.745205.1 5 31. No grading permit shall be issued prior to the recordation of a final map, or final unit map if the project is phased, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of the Vesting Map. 32. Prior to the issuance of any grading and/or building permit, site plans covering the development shall be submitted to and approved by the Director indicating that the proposed grading and/or construction: a. Complies with the conditions of this grant and the standards of the zone; b. Is compatible with hillside resources; and c. Will comply with the County green building, low -impact development, and drought -tolerant landscaping ordinances prior to building permit issuance. 33. No structure shall exceed 35 feet in height, except for chimneys and rooftop antennas. prior to issuance of any building permit, a site plan including exterior elevations and floorplans shall be submitted to and approved by the Director, as a revised Exhibit 'A" to ensure compliance with this condiflon. 34. Residential structures shall have a minimum front yard setback of 20 feet from the garage exterior, and 18 fleet from any habitable area of the structure, to the back of the sidewalk. Prior to issuance of any building permit, a site plan that includes delineation of the sidewalk and measurement of the front yard setbacks, shall be submitted to and approved by the Director, as a revised Exhibit "A," to ensure compliance with this condition. 35. A minimum of two covered vehicle parking spaces shall be provided for each single-family residential lot, and these parking spaces shall be developed and maintained in accordance with the specifications set forth in section 22.52.1060 of the County Code. The required parking spaces shall be continuously available and used only for vehicle parking and shall not be used for storage, automobile repair, or other unauthorized use. 36. All single-family residences shall have roll -up doors for garages facing the street so as to maintain a minimum driveway length clearance of 20 feet. Prior to issuance of any building permit, a site plan with floorplans and elevations shall be submitted to and approved by the Director, as a revised Exhibit "A," to ensure compliance with this condition. 37. All utilities shall be placed underground. Prior to the issuance of any building permit, the permittee shall provide evidence that contractual arrangements have been made with the local utilities to install underground all new facilities necessary to furnish services in the proposed development. 38. Prior to commencing use of the temporary materials processing facility, the permittee shall submit a revised Exhibit "A" depicting the facility location and its HOA.745205. i 6 operation details. The facility shall be permitted for on site use only, and shall be Prohibited from processing materials from locations beyond the project boundary identified in this grant. 39. All structures shall comply with the requirements of the Division of Building and Safety of Public Works. 40. Detonation of explosives or any other blasting devices or material shall be Prohibited, unless required permits have been obtained and adjacent property owners have been notified. 41. All grading and construction on the subject property and appurtenant activities, including engine warm-up, within 300 feet of any occupied residential lot, shall be restricted to 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 Saturdays. Construction activities shall be prohibited on Sundays and holidays. All stationary construction noise sources shall be sheltered or enclosed to minimize adverse effect on nearby residences and neighborhoods. Generators and pneumatic compressors shall be noise - protected in a manner that will minimize noise inconvenience to adjacent residences. 42. The permittee shall implement a dust control program during grading and construction to the satisfaction of the Director and the Director of Public Works. 43. All material graded shall be sufficiently watered to prevent excessive amounts of dust during the construction phase. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after construction or grading activities are done for the day. All clearing, grading, earth moving, or excavation activities shall cease during periods of high wind (i.e., greater than 20 mph average over one hour) to prevent excessive amounts of dust. 44. The permittee shall, upon commencement of any grading activity allowed by this grant, diligently pursue all grading to completion. 45_ No construction equipment or vehicles, including construction crew's personal vehicles, shall be parked or stored on any existing public or private streets. 46. The permittee shall obtain all necessary permits from Public Works and shall maintain all such permits in full force and effect as required throughout the life of this permit. 47. All construction and development within the subject property shall comply with the applicable provisions of the County Building Code and the various related mechanical, electrical, plumbing, fire, grading, and excavation codes as currently adopted by the County. 48. All structures, walls, and fences open to public view shall remain free of extraneous markings, drawings, or signage. These shall include any of the HOA.745205.1 7 above that do not directly relate to the use of the property, or that do not provide pertinent information about the premises. The only exceptions shall be seasonal decorations or signage provided under the auspices of a civic or non-profit organization. 49. In the event any such extraneous markings occur, the permittee shall remove or cover said markings, drawings, or signage within 24 hours of such occurrence. Paint utilized in covering such markings shall be of a color that matches, as closely as possible, the color of the adjacent surfaces. 50. The permittee shall utilize water -saving devices and technology in the construction of this project consistent with the County Building and Plumbing Codes, and any other applicable County ordinance. 51. The property shall be developed and maintained in compliance with all applicable requirements of the County Department of Public Health ("Public Health"). Adequate water and sewage disposal facilities shall be provided to the satisfaction of Public Health, 52. If during construction of the project soil contamination is suspected, construction in the area shall stop and appropriate health and safety procedures shall be implemented to the satisfaction of Public Health. If it is determined that contaminated soils exist, remediation shall be conducted to the satisfaction of Public Health and the California Regional Water Quality Control Board or other state oversight agency that may have jurisidiction. 53. Prior to the issuance of any building permit, the permittee shall demonstrate compliance with State seismic hazard safety laws to the satisfaction of Public Works. 54. Prior to the issuance of any grading permit, the project design shall provide for the filtering of flows to capture contaminants originating from the project site to the satisfaction of and approval by Public Works. 55. The permittee shall comply with the Standard Urban Stormwater Mitigation Plan requirements to the satisfaction of Public Works. 56. During construction, all large-sized truck trips shall be limited to off-peak commute periods. 57. During construction, the permittee shall obtain a Caltrans transportation permit as necessary for any transportation of heavy construction equipment and/or materials which requires the use of oversized -transport vehicles on state highways. 58. All graded slopes (cut and fill) shall be revegetated in compliance with the County grading and drought -tolerant landscape ordinances. Prior to the issuance of any grading or building permit, three copies of a landscape plan, which may be HOA.745205.1 8 incorporated into a revised Exhibit "A," shall be submitted to and approved by the Director. The landscape plan shall show size, type, and location of all plants, trees, and sprinkler facilities, including all landscaping and irrigation. Watering facilities shall consist of a permanent water -efficient irrigation system, such as "bubblers" or drip irrigation, and shall use reclaimed water. The irrigation system shall, to the satisfaction of the Director and the Director of Public Works, include dual piping to allow for future connection and use of reclaimed water within the site's landscaped slopes. In addition to the review and approval by the Director, the landscaping plans will be reviewed by the staff biologist of Regional Planning and the County Forester and Fire Warden ("Forester"). Their review will include an evaluation of the balance of structural diversity (e.g., trees, shrubs, and groundcover) that could be expected 18 months after planting in compliance with fire safety requirements. No invasive species are permitted. The landscaping plan must show that landscaped areas shall contain a minimum of 75 percent locally indigenous species, including trees, shrubs, and ground covering. However, if the permittee demonstrates to the satisfaction of the Director that compliance with this requirement is not -possible due to County fire safety requirements, then the Director may determine that a lower percentage of such planting shall be required. in those areas where the Director approves a lower percentage, the amount of such required locally indigenous vegetation shall be at least 50 percent. The landscaping will include trees, shrubs, and ground covering at a mixture and density determined by the Director and the Forester. Fire -retardant plants shall be given first consideration. Timing of Planting. Prior to the issuance of grading or building permits for any development, the permittee shall submit a landscaping phasing plan for the landscaping associated with the construction to be approved by the Director. This phasing plan shall establish the timing and sequencing of the required landscaping, including required plantings within six months and expected growth during the subsequent 18 months. 59. All slope improvements, including terrace drains, shall use colored concrete to blend with surrounding vegetation. Prior to issuance of any grading permit, the permittee shall submit sample materials, including color palette, with a landscape plan, as a revised Exhibit "A," to show compliance with this condition. Prior to issuance of any building permit, the permittee shall submit evidence of installation of the colored concrete. 60_ The permittee shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code. HOA.745205.1 9 61. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages. 62. Residences within the development shall be limited to a maximum of two stories and 32 feet in height. 63. There shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots. 64. There shall be no more than one garage for each residence, and such garage shall not exceed 30 feet in width. 65. For residences with attached garages, the garage shall be set back at least six feet from the front face of the residence. 66. A minimum of three native, drought --tolerant trees (15 -gallon or larger) shall be planted on each lot. 67. Condition 1 of "Trails Conditions of Map Approval" in Parks and Recreation's letter dated November 30, 2009, should be revised to require Parks and Recreation's approval, trail alignment, posting of bonds, and associated actions all to occur prior to recordation of the project's first final map. CONDITIONS OF OAK TREE PERMIT 68. No oak tree shall be removed until the permittee has obtained all permits and approvals required for the work which necessitates such removal. 69. The permittee shall, prior to commencement of the use authorized by this grant, deposit with the County Fire Department ("Fire Department") a sum of $500. Such fee shall be used to compensate the Forester $100 per inspection to cover expenses incurred while inspecting the project to determine the permittee's compliance with these conditions of approval related to oak tree removal and mitigation. The above fee provides for one initial inspection prior to the commencement of construction, and four subsequent annual inspections until the conditions of approval have been met. The Director and the Forester shall retain the right to make regular and unannounced site inspections. 70. The term "Oak Tree Report" refers to the reports on file at Regional Planning by Natural Resource Consultants, the consulting arborists, dated April 10, 2007 and the updated report dated July 7, 2009. HOA.745205.1 10 71. Before commencing work authorized or required by this grant, the consulting arborist shall submit a letter to the Director and the Forester stating that he or she has been retained by the permittee to perform or supervise the work, and that he or she agrees to report to the Director and Forester any failure by the permittee to fully comply with the conditions of this grant. The arborist shall also submit a written report on permit compliance upon completion of the work required by this grant. The report shall include a diagram showing the exact number and location of all mitigation trees planted as well as planting dates. 72. All individuals associated with the project as it relates to oak resources shall be familiar with the Oak Tree Report, oak tree map, Mitigation Planting Plan, and these conditions of approval. The permittee shall arrange for the consulting arborist or similarly qualified person to maintain all remaining oak trees on the subject property that are within the zone of impact as determined by the Forester for the life of the Oak Tree Permit or Vesting Map. 73. The permittee shall keep copies of the Oak Tree Report, oak tree map, Mitigation Planting Plan, and these conditions of approval at the project site and available for review. If the conditions of approval are not present on site during a monitoring inspection of an active project, the Forester shall give an immediate "Stop Work Order." This will be administered both verbally and in writing. The "Stop Work Order" will be rescinded after the conditions of approval are present at the site and all employees associated with the project are fully aware of these conditions. 74. Except as otherwise expressly authorized by this grant, the remaining oak trees shall be maintained in accordance with the principles set forth in the publication, Oak Trees: Care and Maintenance, prepared by the Forestry Division of the Fire Department, a copy of which is attached with these conditions. MITIGATION TREES: 75. The permittee shall provide a total of 10 mitigation trees of the Oak genus Quercus agrifolia for the one tree to be removed. 70. Each mitigation tree shall be at least a 15 -gallon specimen in size and measure one inch or more in diameter one foot above the base. Free form trees with multiple sterns are permissible; the combined diameter of the two largest stems of such trees shall measure a minimum of one inch in diameter, one foot above the base. 77. Mitigation trees shall consist of indigenous varieties of Quercus agrifolia of a high quality and grown from a local seed.source. 78. The permittee shall plant one acorn of the Quercus agrifolia variety for each mitigation tree planted. The acorns shall be planted at the same time as and within the watering zone of each mitigation tree. HOA.745205.1 11 79. All mitigation trees shall be planted on native undisturbed soil. The first two irrigations or waterings of planted trees shall incorporate the addition of a mycorrhizae product (i.e., "mycorrhizaROOTS" or similar product) in accordance with the label's directions. A layer of humus and litter from beneath the canopy of the removed tree shall be applied to the area beneath the canopies of the mitigation trees to further promote the establishment of mycorrhizae within their rooting trees. 80. All required mitigation trees shall be planted within one year of the permitted oak tree removal. Additional mitigation trees shall be planted within one year of the death of any tree which results from permitted encroachment. Mitigation trees shall be planted on site in locations approved by the project arborist in consultation with the Forester. In circumstances where on-site planting is shown to be infeasible, the mitigation trees may be planted at an off-site location approved by the Forester, or a contribution to the County Oak Forest Special Fund may be made in the amount equivalent to the oak resources loss. The contribution shall be calculated by the consulting arborist and approved by the Forester according to the most current edition of the International Society of Arboriculture's "Guide for Plant Appraisal." 81. The permittee shall properly maintain each mitigation tree and shall replace any tree failing to survive due to lack of proper care and maintenance with a tree meeting the specifications set forth above. The four-year maintenance period will begin upon receipt of a letter from the permittee or consulting arborist to the Director and the Forester indicating that the mitigation trees have been planted. The maintenance period of the trees failing to survive four years will start anew with the new replacement trees. Subsequently, additional monitoring fees shall be required. 82. The project arborist shall inspect all mitigation trees on a quarterly basis for two years after completion of construction. The arborist's observations shall be reported to the Forester, including any loss of trees. 83. All mitigation oak trees planted as a condition of this permit shall be protected and covered in perpetuity by the County Oak Tree Ordinance, once the trees have survived the required maintenance period. 84. Prior to the planting of the trees, the biologist/arborist for the permittee shall determine planting sites, prepare planting plans and specifications, and a monitoring program, all of which shall be approved by the Forester and Director. 85. All work on or within the protected zone of an oak tree shall be performed by or under the supervision of the consulting arborist. 86. Trenching, excavation, or clearance of vegetation within the protected zone of an oak tree shall be accomplished by the use of hand tools or small hand-held HOA.745205.1 12 power tools. Any major roots encountered shall be conserved to the extent possible and treated as recommended by the consulting arborist, 87. Installation of fencing around the perimeter of the properties shall be of wrought iron or wood post type construction wherever the fencing passes within 10 feet of any oak trunk. No block walls or other type of fence or wall construction which requires substantial trenching for foundations shall be located within 10 feet of any oak tree in order to limit damage caused by such types of construction. 88. Encroachment within the protected zone of any additional tree of the oak genus on the project site is prohibited. If the permittee encroaches or removes an oak tree not specified in the Oak Tree Report, all work must stop immediately. A new Oak Tree Report, which accurately identifies the project conditions must be submitted for approval through the permitting process. The permittee will be responsible to pay all associated fees for the new oak tree permit. 89. No planting or irrigation system shall be installed within the dripline of any oak tree that will be retained. 90. Utility trenches shall not be routed within the protected zone of an oak tree unless the serving utility requires such locations. 91. Equipment, materials, and vehicles shall not be stored, parked, or operated within the protected zone of any oak tree. No temporary structures shall be placed within the protected zone of any oak. 92. Any violation of the oak tree conditions of this grant shall result in immediate work stoppage or in a Notice of Correction depending on the nature of the violation. A time frame within which deficiencies must be corrected will be indicated on the Notice of Correction. 93. Should any future inspection disclose that the subject property is being used in violation of any condition of this grant, the permittee shall be held financially responsible and shall reimburse the Forester for all enforcement efforts necessary to bring the subject property into compliance. 94. Notwithstanding Condition No. 11, this grant as it relates to the Oak Tree Permit shall terminate upon the completion of the authorized oak tree removal and the completion of all required mitigation and monitoring to the satisfaction of the Forester and Director. Attachment: Mitigation Monitoring Program Oak Trees Care and Maintenance, prepared by the Forestry Division of the Fire Department HOA.745205.3 13 4.0 MITIGATION MONITORING PROGRAM This Mitigation Monitoring Program (MMP), which is provided in Table 4-1, has been prepared pursuant to Public Resources Code Section 21051.6, which requires adoption of a MMP for projects in which the Lead Agency has required changes or adopted mitigation measures to avoid significant environmental effects. The County of Los Angeles is the Lead Agency for the proposed Skyline Ranch project and is therefore responsible for administering and implementing the MMP. The decision -makers must define specific reporting and/or monitoring requirements to be enforced during project implementation prior to final approval of the project. The primary purpose of the MMP is to ensure that the mitigation measures identified in the Draft and Final E1R are implemented thereby minimizing identified environmental effects. The MMP for the proposed project will be in place through all phases of the project, .including design, construction, and operation. The County of Los Angeles Department of Regional Planning (DRP) shall be responsible for administering the MMP. The DRP will also ensure that monitoring is documented through periodic reports and that deficiencies are promptly corrected. The designated environmental monitor will track and document compliance with mitigation measures, note any problems that may result, and take appropriate action to remedy problems. The project applicant is responsible for implementing all mitigation measures and demonstrating the effectiveness of the mitigation measures. Each mitigation measure is categorized by impact area, with an accompanying identification of: • The action required; • When monitoring to occur (e.g., prior to issuance of grading permit, prior to issuance of building permits, post-construction/ongoing); • The responsible agency or party; and • The monitoring agency or party, County of Los Angeles Department of Regional Planning Skyline Ranch Project Project No. 04-075-(5)!TR 060922 February 2010 Page 4-1 E 0 u bn Qto bi} c, 5 G 0 Q Q U G bA Q U ^- 'rn G p O Cd w C2 U u R Q Q i b0 F O 4-. O r a tJ G r. cz ... LL b O bn a o Q rL w c `z ba bn o m. -. u C!l O C) O bo y vUj U y to `GA co c�-� ti Liz, m ¢0.' •� cs 'C7 � J N oa� `d a> M° 7- o.� ? o o 5 0i c a4 G� O R N .N d �_ •_ {� A Q D N ca O N Cj cd �C tL) o �•z o °—' � 3 �' cd 0 a cd�b a Z o•o rL cd o ^' C- v u ¢ °' M ^' I° O N — °�' p > O ' M i❑ C K5 0 O ..1 in U O U G �il A 'a ' ; ^ r-cz 4 ?. 0 C3 iC 0 co o y u on O ' i bA •«��.. • = O y t -� v vj cit r ca 0 bno "EL -v75NN 0 0 ti N d' b9 Cd 0- 0 U C bA A 1:21 'L C Q Q C bb y L �? a Q bA C o o 4 O G • C O CD O pA '� C4 bA R•� bq � � O O w ar � Q L Q. EO C v d cs G cA bA +0. _� R Uj C6 O w cd N O O Ouy R O o 0O' C c� • -� y ti 'r3 .U- ouo ;,0 o� °' o°• cs aqui w4, > o 0 w Cl.�'0 b y3— C I O O r Ctl e� rn v� C4i N y w U U O- F- r y y U O� •� '^ }' O a1 W N O .� i cc "5O _O Uz CV U n wo w a Tso ^^ u� 4�� o. o j v o a Q.^ 3 �w•M �G v o o s) (7,as o ° o c� sa ca U° x 0 4" , t :-� F-' N in •t7 D N O b^l) U O G ,b N bA iti .b N •a cti vi �-" +•-� •N. LA, ,���� �,�ow� ¢�".6�°'�,.^•Q��=y�'�`�•� x'0.3 Q i2 I;Y E 'b G G 0 U W L O CC R1 � V � O r C p.� •O �^•, � �i •� by0 U G b4 Q� O ¢ O U U U U U Q. O bq c« F Q O O Go Cd cn d c� „ cla tl O to to Ooil cn O �, nu p.,713 aq A CS d L Q O CL C4 w •CYcn P ° r .V. r+ cz cd G bq ca nq rs a ° cl n � d cn o w o 44 a ° x�° m �°L o � o o° .G d p O O d H yO i. Q 3 r O o j �, ° n v s �' o � ur y N p. L m 0 p j" U 4-. .a b CJ O '� 1. UO .� •L TS `' p N G t« a R U U V y n ai as 0 w O Q O R.'c7N N .h�1q cC O .a: cUG T v, U y0 .� ,^, v ° n°A's a� v Q .c c� A ^ o0 o y u co v >, ^ v SZ cd > w •.pj a q r+- m N [cS r m to Ub .� UE-' vx4-E Q QN pX U PP o oq . U Y -r 'C7 N 4r U O 0 red O Q '..2. _ G[w •c? ,� O X r 'O G y U cd U Q) cn Q p 6? y Q u' CO .D 0 cn a. O COtl U rL ..0 ft; *�-' .� U �" .•, r v v O 4] nSl ..��' ^ 4) M '—' cn U O r-� ak U C M .B O O �. r dS 4 p °; •o y O roc;' p v as s7. 'x G >r win al a -0 vi cn u <u eY cn M in in i7 a,. ti• C,.., O .ri N O p M N G,ng: -17 P VO u Iz a ry kn 4 M;L 0 Q Q p U C d y O O Cd r.+ N cCclsO. U U U c�.7 U U CL O CA F •O 4. 4" O O TO O d O U to U .� aR `� y as c.y tb bf} m ^ ^J p 7 bA •ti ' _ nK ? d ;:s0 CL p O tL U cz 4z �� (y 0. QCs L) cCd U Cy o cuy ~n _ (S y j c � •� r.L•� as ,O .� E L •i+ L .C1 ,� � v v ? v US y a N w O 4-a r :j cl oA 'y -0 Q U tea. ry^ 'C1 .n N O En •.r.7 O N x O A R.."r., ccz P- O 9C �' C F U •u v G'cd�• 'Q y U:3 a w cc .-. CL L 0 O w Lg '0.34 o} iC rs U a.". O a.) L L 0 'Ly 41 O N rL O K � O CL Ll cd cl O b d W O L)., Q L flcu O tr C. y , is O d O w [" o O C O .. o. w .� o M w sa o010 i. v `. c�I *� °�' a) Z= L, L) a o �, r rn C7 �'. I O fh y r j1 y y N1 i CL y o a rr 3 ;_' a ca U aca VO u Iz a ry kn 4 G Gd v 0 G bA Q J� L O O Q Q v bD Q u .n p� Y O Q r O cJ C C O Q ta U U U a Q Q Q Q O a.+ bD , � O 0 O 6 Q C O O U 0 Y U _ U w .0+ +.•. y cJ U En cp ? � , n F.� alCdDA O ", E R, 54 73 o V) o u] j y w O O as o aNi CL ca tj) Cd co 0 r r N cd N °3 °A w 4- o O a o o a_' ct a•IX CLm> 4 D— w b0 � a c w ami a as• «v ai •CS `" O O C "y 4 't7 CL " sa b fj O ^ .0 a3 f�, G C R rn vGi ,.�'• 9�.1 abi O, -- O aV ..O "' O i � vs '� 'O cd p „� 4. N to) O G r a` O,^ E .p �? cS b➢ v '> O v �n M v O cd O R te" O G O 1] O. N�� O r U i id i� r� r w, a o n o bA mca in,— O " a] G N ..O O T F as O U .O O in w ca p M U¢ ^ cC d 'C7 vQ 'Op> M M O =ja ,"xj' 'b ai Qtmr pw'dC Qv U rr aUOU Y o n o rr v a w er v n o v E d c 0 U 0 'a ri �{ i3 bD ccl •� O W� Q (� A -I ❑ �'. Q U G b-0 a � � W O O Cd vsvs v ❑. F A p 2] V m w al a `l7 O CAb11 C ° to G O a cA o. id O m O p Q U q Cd Q O cC3 bA 'D N- q� v gip- czs O ro d F ,= CO x, ci y d 4 Q [� j w 0 U3 ti G 0 � c�Y O 0 'O bA G W r - v 0 a LM) bA b O qvi c id . v 4) o C a s mbo o o .. o1s u �° o 0 o ni o. w N a ,� : v 3 bn Qato a s Cl F4 Q �A o o cd L h O 4: U '� U N �' gz� to C in O X �. N 'G bA "' U N r3 'b U cd ..0 Q? > cd C6 ro P ori a, . Cqj O to -0 'o o a� ni4:A o .� 0 3 o v Tj s�.�,'�, bA ani yr m cd ' 2 cd0. b « 4- v _ bA W a� „� G > > y� ':�y 3 Q id ] O 4. CA ca a��i c^Gd a,. ° Gi.. of aXi a1 L4U "' � 0v eti U �'ya. _ > ' j nn o P U G "O 60 o ar o y 0 °� w ° y N 'L7 (!) O ',!-•' a bn O G Yy lop ¢, ° 0 U X O '• C U ...d R r O .Lf p •~.• N CL }' o CL - C '� t4 CC _O G 'b O p Cd C U G G O n vGi CL iV G: O .O N 0 U CLw al aD �ri° iw. to L) U bA o '� et ca AO R o d Cn '' U e) v o O 0 V bA a_ a bA R k O Qi Q V U bA .r i•M � Q O A o L Ql c a ecn s •O > aai V O U •� 0.O O { 0 OG 'Cd O Cd U .uR-. O r-' P P/J O R- P. O CJ Q •�-� r� 4 Vl O =3 bb O y' n cs y PQ U v a o Cc 'k cC cL�J r� U C .S5 y O O r R. U cSO w O U ,-•4 Q0.1 ?� cH @.7 6�.1 r G" O .A O N N M L) r11 rn o a y. y E �'tp 'G -� d O f7� r- .- x w G bA �,i m fS. '� a �y C o 4 Ll P ¢� w O d> r •� O tr CL 0 to -0 CLz r O 'CS O O R i cG �p '¢' Ch en R. at b y N v" :3 O u �1 0 dm s.. O cd ro Ob)) U vOi O -O vi 4� V U 6 E- m, ,.^- 'j Q U ct U 4-1 CJ O n3 O O O Q, N O �'Q�J '� L y O� 0 ..� vs U U U U H GT s.� U i) U U] 'O 'C3 Cp "3 V] to 17 ca rG V eq 00 v 0 rL E cv G a F a.� C O U O O ?, V U � a L) trD G� a 'U 39O U GA Q y o � m Q, v d bA F O D U F G O nA � O � ca O ro ami ' ami .d _C Fti c O O N O y 'al -E o ; va 0 (iO P- p v w ce a� n CQ t. i"�X 6 U bn 00 O U L 0. yo p A O E; 4° 00 0 p O ai R 3 O ^q 4— o p O 0 rn ¢moi aFi as um C'v61 o = nA '- K A. � u. m M a c �' in T CdO a C p ' cC E-� m }' ap7 U W •�.+ tz .p 7-. '6 ti 'p O ci eJ 3 y> 0 0 0. cy c3 O y p y m i. O Gr CA p O A- O p 0 U Q mob— C3 C4hi Q e� o 0o ^ 7 n� > c cd 0 a� = res CL m F- YO O F r Cys E—' -S 0 O CO 0 cd p O ^ M 0 0 y< p iC cd O 'b 5 •N O . CL O p .p to p 0- 4 00 O; y sG, t7 00 a c cps nq R. L O V G CA bA � G �y Aja U 4u a to �o 0 h x a bA O G U a Ou 5_ G 3 'O U �C c 0 u Q u a `3 0 0 _ ni 7:1w > c ° a •° •� N GO Cl. w N O O vi O .cd ,O O °y° •� 3 r- � o � to G ^ �„ a 'o c� ami cd. N a� fXi 7V v> 0 .to j E w �� o n o w6nUa� =�na� di �n �s El �ro �? 7z as o n • °° v °" ami ^� ._ r- ar�GbvM�mo� bU .. Y bA .U.• b O Mbbrn v 7 _ pA U r- G En w D y o o f m r n u 3. ro fl S.. 'J6 46 , �. G dA _ _ L-- 7J ca 7 0 Cd s • • iE� cd � Q7 O U �..^ O � � .� s In U 0. 0 U F c� bA d CO c Q Q 5 U C d d N .H � O Q. ur d O r.+ 1G •G u o O c r= T u cr aj G d w U d O v U S y bA cs 0 O .O U y Ki N ` • 4- `G U O `KJ 3 y Cd +'+ o C, Cl) i'., .� U u(Y o o cam+ Co CJ c rf1 'L7 r Ci U c .O N c N 'O R _., cd U 'O "� R yC. O cct e M cd o o U c n� w :� Y 3 a CL) cli 3 ,-, -a m- cl o o ai L O Uo N U'O. � p U � w CT ,j cd iU., ccs O O c• ..... rs p ... :3y �' ..O .—. 'G ,•, 43 .� � O •� cd U =_ U a -0 cd O 45 ai o � — c `n to p b0"� ,7 •en CL cid cs CA m ed COC cd >CA QQy do w x �FnU QGG � m Q b0 0 C4 E '[7 aJ O F C 0 A rw 0 U A U Q a� ce nn � •� o Q � a � Q. q v aA d O O 9 hf. f1+ Q O �w Z _� e' O U G 5_ y c O oh y 5 C] 4 O On cd P - c3 C 0. a m YA U b LO o ej ua o in CZ p., p, C;l .. .n ca 41..Q � � G v, O .YAL y�7 d iy d O O •C4 d y r O O 00 Cd C c� d- �,,,E v !.�" O 'n •-+ a.� O O p O y-, L� ai .U. 3m R��" o-, o 1,3 b v a �O d A 7 ' !l o c.o. p U T U O r- d 3 . r� n . cu U O b _ Q._ a O0% °J c 'b d ami � U o Q E o °T w "n @ y r aoi U cc ii o C3CS �• cc 2e) uv cd v Q w > o a ;Z ° o ] dQA a ccs dN o d l b o aw W rn A U Ob E; F U SO .� °w 0 QGo bo =1L�QOo orUn v0 z m-0 -0 -0 bb UdGU, -vO✓Uis to d CZ O U� VpoO•'' &'-c � ° •"�Ra�i p 'vL"'i .`�U"~ AO Q d 0 Q o • aoL cza o.K� eY R, .`� c� fn C� O dU m bh A.. dU 'VO ."�. a.cF CYN Y — i CD EG 2 4 OA Cd E p � O v o cv nA �• � G R G L O G O u c bA G %- � R vi •_ O � g va O O bA i O •r. V O O G U a LC 0 'µ u d biD cr N 'b p cn yp C) .v0..y N 406 ^ R a. OG C1) vR, S]. ..O V cq O aVi O U '' p r p yG o� an •%N 00 Qy^ i.. 6) 0 3 i 'r _ ¢ �.' OL t6 > 43 fl, ro +- m 'CS O cd c F 10 u m s v bA o n w v m v p? zs o a w ¢a� u 'a .. ? v U cav, '47 0 ^7 a C ti p py GI.. O 0 G y Q N y 0 v5 YJ U U p' U O .E r' cGd .0 cd .... cU Q cd cd SOLyy Q C6 _ r^ Qa ct @ VJ (/] 4-r CJ VJ 'b .7 C6 ..••.. N rN m] p aRi p -V. > O s0- 0 _� O b ^ j: W y C p . R1 C] aG.. +i-• 'CJ 0 00 '•^ •U L 4.1 N ,� �> VJ O " .p+ r ..J 'Ci v3 V 6 i 4. r6 y b � v rn _ � ux �-. 4. ❑ tY y v'1 R O j w O, ti L..' cd ,� o^ n V v o •� v "� b a¢ a' v 4 "o oNo `6 45 adi o .0 •,�_"i N R. cd •.n rn CL .O a �• o F- �„� y 'CS ttj y ftl i--. CJ C4 p j c6 4 a p `�°.L� no nab _N.� �n mw,ci ��o"�d n i y v m a o a a� •� o y v p ° n p `z A m ai 5 cd °al �.. U ti a, 0.r] �a � � H v, � in � � . • v a M 4 21 nA cd C" L 0 H O V o N 0 u C cu qR �• u h P C R. O bA F •L o. a C U ©O C E] J PC v Cr ciO Y V Q cO _w 10 Ocd QI co U '� r •, O A V c� s., U U 2 7 C4 w 4.. -,oo ccs O CL `C). w U j U y ° � G fl" .� Q 0 L3 °� o �nw y cCa ° �✓ co c bait' e o u v Q o n .� .� S `> > w �o x vc -a a' 3 4 L) ca a ar a v m v] vCi cd n' a"i `� C' o N .-O 3 p N v 4•w �_ = A O bn y o v r�u. .� ° y o` a n b w 0 71 p, • Gi. a C c8 U CZ C -j7, m W a .� , o r+ (d U o ki = d Y N m vs v U cu o cd "O v, ' O co L- C nUj "3 Q w 'Cy Spe o F, a 4 _ on `" r3 o Ur Q vi "? an o cu cv i rn ti O> Urt u O U in C cS 'D w U a� v ay S�^L cy U U Q C n m C r .SJ' LL, C O U _ U Ij cdLn •� U cSS cE W vs c� F+ W .. w 'U � •D N O a .a v� a • U • u 4- v bnbl r3 a .0 10- Q 7-. U d bA bA C � L Q T u a� N C O 6 S7, h a3 _O bD C � u �O u -o d L7 v O U Q � n L". U r a� i ~ V U U cd E. Lea 'y L y � I CA 5.1..... a X C L" O I. S O O U i iG at aLi O p, u 6 r O Q oA as K D o ti o SC6 in C h o d)O > 'y cQc ca tn Cd o cd •� ci ci O tY] ^ •� c� 0 4 C O O N •a O y cV R3 to p C5ro L bq ro p ^q •� o " °' a� L� U c� '9 •�„ �' c T O .Yi O O C Ln J.U., -u .^ +.+" L C d] 9 O .L4 04 _kn mC O •'yQj ay U `� R7 W .'-'. U 'b A 2 Lb U N O r O cd cd U C C u U P. .^- U •� O 'O p,.0 O ^L en U _O .; Gam] vy yj bCA+ cd b0 'O R .S-6-6 cd in Com!) ? N Q �-' yr O r U U p 6o eUJ e�j, 67.1 bU cd °� ;n bA ..`". 4J '� N bA `� ' L �. '+� La U O .rJ L_ O a O O Q «, C Hca• O • i1y � � V 2 Q o nN na 0 b0 c3 P-. 0 V C b-0 d bD r C � 0 0 u c u Q G L •y O O h al O p 4 a 'c u o Ou F G ro v G C C O i:. U Q •-� Y O „c ai a�09uo� u `� c p, 'p -0 cp i Q cid R1 t] KS 0 d7 r y _ ,r"... cu V d r 3 'o a o O ' q v a �' °' 0 .v r"�rp � � � � � cc a U '� N W � o 0 n 4J 0 V1 CIO bn ... 'p wa ... In u •C .k y 0 1. •- � 'C3 ;� ro VI DCa r�iJ r� tdCL in Q, nA .0 .Ly V] C O i O„ N W N .� -- O cd C1. O G U 6R aN5 G> C .0 bA Nin O W V d� cd 0.2 cd C C d1 CI-G O U C� .� U •[} '.-' i_ d O _ as O 6 U G b p .�... p :+ 'd �J (D W bo u O 'C cid vs CO bo s "C7 o� u �' u Y;" v 0 a o 0 2 0 'R tC C p C s C ��" U O cCd 0 rd -Z:)C cd gg O pv '[S 'Lf rU_- UO O !,",-. N N O O '6 '^ O a CO ^p O cd y41 G •� µ N Q„ 4? p a^�, C ."-. O v� p r •O v� �j . w LV 'O Q V C cCd U O C C cd .-. C •�` Cd "' [a O cd O., 'C O 'O tct; 'O £1' C1 G u cui .U.. E �A c b4 p •n v a] .�^.. ' '� 0 •^ c~d v cl :� ,9 ICL4 • • a 7 0 ham E '[7 N O F G O V 4 a V G t7 Q toR O G O U C U bA u •rte n c u a 0 an G o G G U O O C a G 0 u Q `Od 0U0 OA "ct U "- C vs toti . U .0 �GU jN R� O O U s M ca a01)bD �D Z CQ Oid O] 7U- ' W 'q 21 °? Cd O.aj to C -0 '� � 3 d n . wl G �, � `° O P '� g u as ._ o ¢-• •� 11 d O R m s, •d O Q n vi G ,�.0 O U C3. '�' � •� Y y .R '� L?" S3. %. n in •U U O cc vi 6 00 en v n a, `d .0 o_ °' n` „ �, v t `� U 3 to u °� U tl4 d .n cd b �A f3 rC- m O O a� �. L i- .7 U y_, .. cd bo'D LO eG •Q, 0.," .G rOi1 , U ``" w U aU+ O .ti 'b 'C3 N �' q, N 4. D v ami cd `� O O O 6l L CL, s - .G ` •� �. al R bD n c ='d .a �D -0 m m to 3 r 3 Lun 0 u a y L w cd m 't a u cr oa � L0 ct 0) r a y o v C,'0X 0 3 o'U Cd ami v a a v cui o 300 o uO. G 'R W U N " Cd cd fCCd •a D N .""�. G� to V N Vj z � ,� 0 � � cn bUq � N n � m � u W u y � -zi cd V o w-0 o%CL 0 3� Qom' O O U in cd '6 E s to . � o fn o �.voGo a Q a F P L 0 G F G F O O u C au bD u G L A {Z •� O t.2. h dJ O w C a F V 0 Cd 0 C F3 .O v d K O U 4 �A N F ^ .A co O R G cd O ai T» N C ro � Q o m Cd`" 'D V, oVva)� a 4: ( ]- p GC .2 0 O LO 0 C v, Cw m em ' -c c4 O n E ro W CZ1 4o 5o �s 8 to 4]v `�+ 0. O Ti p R r j 10 O 'O :3.. vi O 0 vi r3 O GAJ N (-r O0. C U �•' U A CCC• n U r sG-• N �• O b!} ^~" GLC tG � O CK mC 45 O .fl GC VO R O 0r ca -O to cc; " OG n(C U N m Q Oa) O ._pA O c3 OC U « aA _ C t L C %Utt. O ^ 6Gj N y '0 y 'G _ p ,� cc C ^ L, O r n O CO y O'0 0 u Q +O O 'U t]0 to �A 0.,�j O U cs � U a '�j'p V O 0. . K •.�. v,'i • •cy C „�y cli aaao¢.aa��5�°anzs bA cs P- E L O � O W, C Q � u b6 u %- :o P�- � O O C]. v N c r u A .G 3 .O Ci v O u a L 0 O *��'' o o U D •-- � � �' , w .L an d +J � nn y m p O tUG cd O C SRN. C U ,� NL v N 6 U '" Cd O in O C 4,` d1 C" F O N O CJ an ^ y0 CL j oCL . �IS7 a. ° v ti v •U q �0 0, �^ s1p �°y��: 3 0_ x ca o" o a o= o U F I. a e� a F)0 ro zs" zn EL u0 v 0 ami a c o 1L ci ca a ¢ a 0 _ U U �" 2; j .�7 .- c3 �' o, O �'C1 6 c y O. .. 'O �n y� �A G G C 'z � O E n b r�r, r0., O. ^ '•� N F,,,1'Cl •–• a1 -� U 0• c3 ai Q rJ % a b rC O O C p O O o o .- -. 'O 9 c Q c F u o p o 4 ca m o o .� v o � b C a� zs ami c o u ar m vi_ ^ p ^ „• a 0 � U v p� w � °` � to n � 3�� O c to - a� mo rn ? •n c o ai v� c u `" '3 0 o ^ �' (� o L - cC not _o U w ti ...� Il3 c3 ry 'O a Q-..� Ou N a�.l C ,y .� G 'b — 7J —CL,r ami U CL 0 .�+ ..O ^ n a., d ti to r O = O y O -r. 742 cid V 0. � A" G' C G • • • • U)s0-. U R-. oU rJ E z L ° u � L N Q u � A. u U G bA C o O a m 0 bA O L O a � i 'L] 7' v 4 .0 'CS v O aO. O p U tJ of O G./ a'�.+ U ,`�`. �•} u . o 'c o O t�-, Q V ^ ^ U •� ° 01)U U O M v a) 'o —6 1 O cu) 0 -0 '4 'O L pC's o O U .tl u v vi u c) o n al 0 v" `u" o';c we n u °l'o o-... ° m``z- 3 y c a) m a) rl F '� d nA tl w ° 5A to o p ^cJ v' w Ei cz O Y W y .-� 'L) 0� TJ -"-. r O p -0 O 0. ix Q A. U F N cLs 3r 3 v • 0. `ad o $ a' o au) o — m '>, O CC41113 W U d ami o `�cl 7 7 C z TJ m p o w o CA GA J�.,� y a) rn N cCS P "G �_ � .v -..L p tC Q RS id ,�,, 60 N y cn C1., v7 cLf �- dA CJ b0 h p = c as u o aA'. aui vs 4°) ❑_ ,; "r Q .�- a) a,) i/] a) on a o' y •� u o 'p o u m y° o q c) o v o c^' , C T7 Q u 3 o u o v cn ani �'ry4n 3 0 o �v on ° �?R' j ° C, o j > ')> o >1 ani j u o P Oz 0 09 E i O V a dtj oA L Q 0 cs v a i O O LZ. a a 0 •C U O co .G 3 'O u a C O U Q ,� Ob al CA O .� E. 7t') � x N 'GJ L A U� V U •Q w r o a [a s Qi cy a La i� U �^ E o ^ cd ca ar E °V •C C :° `a �n� '� �.2 C 7.2 °' U 'Quo Er -; c 4^" > A sU, O+✓Li;; cdi70 .O � O p C6 Y-. r O rri U T U E N G ,� ¢ U T p r A CV U 4-• •- 0 W �✓ r N � � .O ''T V] W In O . X r � N O T7' � r-• F,,,, ..a y d.Y cV y p C N �-' C N O C N O° O C z N vCi N 'b K in • G i. C °> "" O¢ v a M c ^✓1 gOgo• L Y oy SA o.�Qi VJn Uw°° oU U a a s cAi • n L o a v °> L ia„ ami 'C7 y4 U R7 QJ o p o a U ._ o p a`i 'C7 O C _o a. q G] sU.. N "D v9, O rC„ c.00 O aJ U C cd U "O C Ct, t•, U U c'c O O Ja.. t� 67 td v F'+ O U A 'G U a1 v' .U.. A ff5 6.7 C7 N V�!! F+ '� 'O O .i^ � e 6D -C C O C1 .Y '� tts L3. U O 1✓ cC U 0- O C R %+ r i r" i V] 5, t=. aA A . O = 'a 3 O ti O 0 O O r3 U O •ca y '« °� R '—v~i CJ .� 0. at `� O v c V] GL C c U .4 A a n� E L o �o Q V O G O 5 C �q <� o� v x �A W L n ; a O C u 3 d a a G 0 u a in 'bV,cdvOi lu a C s. V] U ,C a� [!]'v� p 4;zU cn 9 N U ca O O "J 0. p vi •L O i7. ate. y�j 4J ��.. •�' ^ -y sn pA rJ -a '"—„ -p id ^ •. , 'b '� D., C C O Q. •^ r E 'a .0 P �--� E R �= ani? 3 E- G ^Ji y U Q.7 O ii T CL 0 Q oo o a 7ca ti f�'J Q T v n° id v 0 al .E5 a oh C o a rs w uo o.cu t as f v FSz, R co O _ 4d "' G r m G C3 4.. m .r 1� CZR 0. U U r- 7-O O '� o '.G �- 4 p i'+ C ca - n eJ U O 3 oEi C CL r ��'��d E ca u n 3eO �roso 6o n°8� o� � Ye+ a O w 4 UC�A G 4- .O R t, U ?G L '� O G O Q •G O_ 'ca s. 4 e� G U �•• � > a aU.� 1-e O O L '�`^ ca Y CO Y --t U? O "—Ca a °�' v �Q sa 3 nPC7.�. �Qv c� Qi [1. � (S O Q y Z �v v W 3 fl _� o� uP� x. 0 T. U r bA O � � '" d •ao o � o A a � �o o � ca U U Q rV bin •� O O � L O © i U O V a 3 a rn w-. . p r ci 1J O r o ._ .� v v O .: C c U m Cd ca O O O s'7. Uvi O O U C 00 Q U C cd O id M y '}+ s... O ci u •++ U s. cd U u a In aL+ y In `n U W s, Q O ° a w' U o ca - �✓ Q kn cid�✓s O N `� ©.^� td N CJ C O 0 O 'CS •In C O bDM � u m O ¢ q m n cG N 45 :: 42 'L 'a U �_ N q O U N p .2 G N. o = >✓ a o ca a) o a 5 � o �D Co� v, w 0 n? Q o a� F ani -- L o U Y M q O Q cG �:l 4sA1 uG r o In �o�� �> P:acz 0 v U cE�" v •� q U Cw�D bD c*- C. ' DO •�.., " in C •:_ A- U O q 0 'O 1C"i-0 p N O\ 3 N U N ai c� w In � p' O yin 6 U N�� vi U U•= x. — �p p O p 'L3 .� ¢ 0 In 0 0 •� n] 5"A U T'5 4g ¢) C -4.U.' •= U (tl v W .2 cy C N ,�' 00 rq 113 in cd .� a t, - y .� .1 .�Lo [ O] cd .� U p O q O �•N OL ,Do 3.- 0 60 o a o '^ uham°.. va r�0 R7 y cti 'r` � •� p3 T ro O � � cUC LO i .q a y 4i aD :b tUi, U m v h 1 U co y bD �? q g v co n 3 O h'w v o- v o vU cm'10 U C� W M Cil n E 'ct v G O U s. a V G aJ Ob L bA .n L O 4 u G d w � r 'y c o 0 R m _a bn c o � u o O w u v C O •V �aJ vj � 'O 77 ami P tO C O G is 4-. v o., O p, 'a O cq v Co 0 cd 4 U tC^Q C,n O�' 4, « o a -O R. U O >�W — al te cd cd J O �4)��'CN Op 1:4k 2 Cd 4. a UU i a O > v c 6 Ra C , cz OOo �-• Y P 6 .2 sem. O %� �j tUJ Cd EL 'La. +�-� Yom, "J in .0C,j v is o v'm A 0 ¢ `� bas Q m o0 v z7 y b1i • go �>.. .'- o ��. U N N .a a) �..) -y7 _0S."u .-, cn v v. 11 1. cVC U yU l t-- U c6 N }M. ° vs o bA U d0 G y � m i/1 -a ooi D- �P, Lrl ,--i R. vG" " c v= ai o^ o° C-) >, Q c c°i U o lu cd O in a.O •�..� O p .� G> m 'n U •in iC U CL r NO O.N > O •bA_ •— ¢1 s-' O �fl O v, O O sem. Q. 'Ci .0 G O a a) cctCL G.1 4) bLA Rte- > i� U U_" .� [�1 a. !^' o O y U O L r4j d OQ s. cC O 0 �. c7 — 2 m V U v, �n 0� a Q 0 0 U G bD Q po Q U bD L Q Y U CU cz ro o o r3CZ +� ca U y U vii 41 is v Q, -fl L]. a� bD bD G A O 3. O C 0 U a c u oas i O o. G ci O on y y G R 0. to Ca. Q U ,. C al cd � n `� 0 E <U ° " "� U 0. ° U CC 3 O. c~d Cs 0. O V O •cGd r U ;l,�' Gn N cd ^C. C u Ec� crj U U cd r- F- -0 wtn p "o s�14 c0 0 p Cd �"' SYJ �' C U., :'O y U C]. �' D L w O U acJ+ ..U, UOG In0d V-qO WD° "Or' cTS0.J� a �' - _0 ^ Ui^D 'O CA ° cG U C L3 O O v 6A A W N y G to y, G 6n O `n •� V7 ctfT .—' bA ' ai v R en Y u, 2o Q o W v Rs N •= N14 3°Cs b ro° o r a� r a U G p o cdti� ;fl . ° ro c) 01)w c p �°.. aUi r y avi ' Ld n n cin a 1 , b �^ 0 o -zj cu n 0 bf1 c abi G o• cd m �- a) "O N aov� S b 4 j [d cn � p U .cd bn •�, i, � � s� ci y y c3 F Y U UNC'sr �" = ti O C�'J to > � CIS cd 41 o ou °' a"oi r O p :-. Cil 6.. in W .... O O a Q n °' vi S.' F a o o G G (D G d a N r N id Q n h] M d kn 0 kn N cz bl w s O U j u ,3a bio bA W cu bn m O O n v O O CA Cb y G p G O n u cj Q C t,,.' O n3 C> Lz o � 7-d N 0 4.o bA o 4 q o m on oLIP o .� � Q, o Q '� cid .� �o � � Qvo x o�'A w U U o 5 moo ucc nj W < o m 4y � 'cd Cj O O v U W " v ^ 4w n wLr- O �n O Oh 3 N T O b4 O O N ,•r, bn ctl f� O' a�.7 b ^ z G, r- cc' U¢ o bnv_0 o v o, o v_ cvC7Q °i ❑., '�' o fl" v r- 0 W..~.. N o Y 4:. ti nni .un a O p ' : .-] ate. cd 40 y rn "• ^' ['� O y N �, `'' ^ >+ C O m cOd .O Li. -� 'G O V N U O .0 O L)0 Lo ca ON '� N •Cy U O C P, 00 O O.� id cd U O to-' O O�,'� r0, oo �" .-. V -i •� b b UbD a� ^ ^-� ,.�•' p cd ^-• �' cd i - u •n zA Q) ❑. C O+" C 4o 4j 'O .� cd •� 'O :ty rL 4-. M W O `-� ;N ? CI' cS .^ U C1 cd '[� Q1 ,KS �n O z. y N Y O .-"". [j r7 r � G evC A O ej tv v CO. v w .� = o N td "CS rOis .�+ -. •w P' O Q_.'� 4e y 40 w fs21 o � o o d o 01 O> cd U a� cu v� ri a °' o C�cn bh On.p U w E �r w3��Z 0 U F b4 NO C F CL. 0 a� a e bD Q y m W 0 0 d w 0 C 'C V O F V .G 'b U C GJ C a C4 o � a 0 OL f� N c : -E obi 0 o o•° a�i,�-' aU•� o Q o 0 0 p N ` • C di,'2.. 't'" ?, p' W• O "O N "O CL O U Z; 4y ..^„ U Lq d 'b N b "^.. in O a' pq U U 0.:�' 0 p C M _R. O O c • y^., s- 4y iU,. O Q1 C U U c5 '- 40 `:: (,�^ �'.' 4-- O -� Q, M r N U O S1 •O 4J p7 4- cd 'd � � w 'C U ,� o y yU„ '_� U U cCC N G., a 'E7 li.,., QJ cy U •p '. ^ r '�' a U .n CD Vl O u U 0 rJ -d 4. 0 f z., „_, v.., O R 0 .0 Y sn ^ U C [�l .-, En � -.. O G 0 O O 0 rL Cd w O -p En 18 bi o�FUc�i-a.1--�' oapp �'°o 3aQ f) o 0 a.r .,y cy .... 61 - - VI ^ r N Q o °J o ID ` Sd `� 8 a C*v 4l '3 > Y �r„ t-U •X .0 o y cni N LO ni a�J A cli1EP v on u r o � U cG n tiO �GJ cv C -i Q cl, a 3Ua: L O N T O X O iU•' V y r- oc arl .O U� G bD G O M cn p O n O Y O cp R. 0 bA �: G � U O 4 ;;G •a a°i c) lit g q c p u a u a O_ o �'-' 'L3 O N O Q' Q Q O vTi c3CL .0 CL 41 h _ O O Im- co 0 w y w, w ..+ cc m a �, � •zS U J cV .,�'-� � � u en -s Q •O ° O a n 0 Q 4u L O CSG m O 5_ i�l 7 O 00 O O N T O X O iU•' y r- oc arl .O U� 0 .� p ' m '•�. cn C• E U a O = G O M cn p O n O Y O cp R. 0 na U 3° U a p �f ;;G •a a°i c) g q c p o b c`d F- cs �, o Rs ai ❑ v cw a O_ o �'-' 'L3 O N O Q' Q •no O vTi c3CL .0 CL 41 Im- co 0 w y w, w ..+ cc g x C]. •> r0 .� .N W c6 U O -•c �, � •zS U J cV .,�'-� � � u en -s Q •O ° O � N 0J ci., y O ' •T�+ .O 4� g. O =U'- • � .� p cn D. •- ccs a? *. z o G! D cd O .O_•• 4� cd .'� 63 tt1 ° '.. C1 a0i CL— 4-. t. '�- 41 L J ftf N C.`�.-. „p .O SJ.• . ^ O 'o cocCJ s U ,-`-= p .L] a N O ° y C `-' cc-• 'O U cti Ot p vi y um c4i b4 ��^, U Q _ O. Gfl y .. p '° -O A U O vdJi {bAy" c3 O ? a3 C ,O] O 0 o p o 3 u °' -E b B. A d c�,AQ cu H o U to ra U c. 00 Cil v ,u w P- R. a 0 .5 F cl, 4 A o c u 0 " ^ •c cv ' A•. u O r+ 1 C � u t bA %- v .� a o � LL y N�Q/= 6 bA G v O O 3 Cr w O G O OU R OGC:3 U • O L N 0 4°. U� °' r 3 � •° .� Y ar o w t O cG U O N U .n L Q "6 O Y C O v `'H 0 � � � � � *' `b � � ta Q fl � "O N b4 % N " i6 L03, vGi u G U A '" v s• .� ° O W •' p Q � '� �] U LS N 0 N yCd O 6.1 Cii a ' ar o r ro Go Q 7 Vfj v�� ca as y y bA •ro O p ¢ ¢ ry Cd LL ° a� C7, Cl "� Y O Q 4-. O C CUL .G aj Qj U U u tp ._� �^•-. G O ^ _ O 'L7 N —,j r nA •.�'". C O p m �' .S] 2° U GO qq t7 U 4" q} r o� ii � '� iG O yOa" 'CU �, _� U '�.-' r•• U - O cd O OU vOi 2 C3 — C n �, N Q] •F +U' ° cl G O � G «O+ •'p cG U Q' �Ci Q £+ ° u h D y �N = i ry a-' F- v cC cG ° -p cd 6l •R LL O0 'n Cl C,4. U O O. ' 65 d rUn • � a) U 0 Q o N •? O N y F= > .7 �,� ctl .� m° GO .zw• N U n U L HCl ©L y 3 m° `��° .� o o T¢ v .� r C U e y z U r X y ami p 0 Q., e5 •4) .O .O •vU ?°f M_0 c •-' ,r U 'O Q u to . rL 0 cl, 4 A d x.' C O 9 i O w � p O o U Jr CA � U v �• d" .R CD ❑ 4, O } O bb U ci TJ ' 1 bA ca S O 5n A 03 G CA O b .0 O O ell p T3 U CJ c3 o) V' R > to,� Y •� O H O O_ E ni •p U .., bA O dA . r u cticG ..+ .fl u v '� > bA T jA • O 'O O �A O u p u0 Q •G ? y y LO . O u '� m .•- •t�C s a� p o ; 0 O 0. N� .D p •� cri b O M- C r O >0 w U v5 DO p > 'd U j73 cd p U F -s Ld cd •UU C O G4 "d N C ca C cd cli Y 0 r vi �p ��..,, ¢ bA r -.Q p O •O " 'G > O C Yf--' +� ' �4 ate.. N 3 • vcd u a mLji "aJ I, d O OU cis O b ' -n Qa L o p bA CC) , o 'U�` O� •'' ,ti G U) „ °� U .� G , ca ccs bn C: cd v w •O .b .� .a o ,4,- '. ti X ar' y .0 ,� .9 sa U to N O O F tz .O M "� r) 4- -OU0wO '.�) A cd c G Yvm yti�. OOOyj L. (D j Dn0.i .Ucd iu� .Cyp.O • joO ^�'Vi N O Gb= a) �fa OU— >G+2C T TO U 0 O2 a o �n oa vU uU flI ;> XO b fl � � 0 ob � ns .V, o � �� .� U Nj Vii'+'.• '� �✓' bA C O O O T> U �Y' `.U' r+ U O 9 •cid .�' N R _� c3 ,^, r, L as as O'.1. U p Op 4p 2S fl.c D,O .DA U m bL G U C � � •L o� R U W ¢ In. Q Q 0 bA F •L o 0 0 0 0.1 O U O p u C E C O ba A �A ba bb O bA C nS R O 7 R C'i ' o ca 0 q O .� a0.cr Q a. C O .L Cd Q cd U cd. ca .O-. v4' CZ R Cd o -a Cdb bA E rs d Q CU r o f i c�h o R- a. 'CS nA C] 4a O , � � � -q Nom. O QJ � ;'. O :.: d y • F x 3 O" cd O O cd U .. O w C a- '.� O O r -O O U 0 r 0.'�.+.Q G D a rC3 R O +-� „Cd 0 O, c '^ L- 4'U, y .C7 4. L. 4U.1 Cd � O a, Cry C O q C . C 8 as F 4. ccs C m I- 'D o r U ccl O � cd O p 'd•t7 � p cS �, :D a. 0." C>4-. fl a R m .� > `a «� a� o .� n�i O .b — -O 0wa bA .fl cCC sem, ' O. = y w > u � M O 0 p cdO 4' 'O v °� 0. "Ci o O c� O •+�' n U bu 0.Q. L tti o aar v>ani Co y rs nCi rocli o 3 o4 c U G �.� o aim D r ... 4.., 0 �a v �p � a, Ed v a0... c c� �. `. w °J 3 C7 P "io' j cC Q Q� 0 0�� aA fl. f^ Q y a m F � C L en ro •'"' %- vUi y R .O v 8 �?LET .L �% K O Q „ U s. `� 4 RO O 0 y N o Cd U O' O> U cU3 V sU. C)P 3 a. cd F ¢ o�.S= o cd 4 F,�.� � fa.0 cz; m E �. zz U 3 LL O N a` a. � S a o U -� � U bA Cij Q � � CJ CC U a v U C3 G U 3 O ° vtus w. a d L ^ •a O•c�� O'er on3 cd d� � oq _c'�Q r in ca ZZ 0 �_ a ( Ucc E O ans o o o� ¢ otb E Ud cu 14o A b W 3 Ly a T nn n o a a� (u O cb ° >,.2 t c °° ami ,n aaj .4 ` p � ,� .;. '� a� m Q• O/ e W ca cn cd �� � o cc o,.� w o cd C) a aui � '� ei i% o �L 0 ©'^ .b v^ v' as ' "- N a' .2 E_L a.0 o y > Y o ?, b q ¢Cd " � L) Z 13icbV oca_ _ bac u o lu r y i- O V rn 4-e an d �, M rZ ° b) 0 °�-' d 0 0 cd —0 p G Q p a °oo o n S O 6b i M 4 ro f. G F 0 U 0 u a � hyA � tz � fL O O� QUA LY 4 Q © � i nfl F .i a O .0 O v w O U 0 a� on W � ro Q bl) a a'' F to v •�., 2 O O U p rte„ vUi U v o ^ Q .r o r4 a N 0 u ' V7 U sU. cd It sU, 42 21 W ' +' '^ cti s^S N cd rUi. r1 w C ^'7` •� O Cn U U •Q0 10 '� '� 'O A -� Q L nA -� 'tr j.0 cd U O O ?, a• :n oA y 4y Sy" U Or p CAC vro -05, NQ3 u do C; 4i 7 -Ficcd c-Iu d CAO 0 XL ? U O O 4) ..^'..C."7. ri Uv U�d, r 'OUVI U ; " U O•bA 4 , 4N ..G"" N•�7'�U aU[0G+ XGUO CO N O O W 43 t .^.. vi cU Gn' C -LQ'U vU uw U p U 4i U in ycn v bA =j O Ad G O F'+ �• SA o F C ai 4w `«��• '� 'v U Go°i y .c`Gi .4J Q Q •bA � 7D cd 0 " - � --� ? � � V] as � 0 N � a� z 4�r C vi 4a b0 o " � � �, U a, w 0 c bA =01? O 4— j- O >, r Y M, m Q 7 �. •42 '� O O O '.^+ ^ 7 U O O cd vs dA .. _r 61 h0 0 vUi '�vUi •� cG � N b r •> Ri �, .O cs N 'b 0) LI-+ . U, O ` Or Q F- O O N LO 'cJ c rd �O -r0- 4) O R,' ap cd 0 o o G w 0�.. 4) y N =? Y- O w 4^] � Id ra`��i U b4 O Ctl U a 4-. fir, ai 0 .D 0 p Q O cd L1. R cd -0, U 0 r p U ca O O �' .•. 3~ ' rCs n U 3 ti c v' ° C7 OLn 4cG) •'0 cG 4uUdLr3 9, E13 URO 6 °rrUiy..'ter� . on cn ti� Qj O2 U ..y E 0 u bA � C N � � O O v � L." O O cd N as �A Qy v A Q v� C O ca O ca Q U d .. Q O bA � 4- CJ CJ ami n O O y O •o °A to � P— U) C cis 0 � E O cs Cr c � n01)0 O O rL p p to O = U rL s0-, u O U s U Q ri O IIS O '.�,' -� 71 U U W vi CEi O "'� • m _N "O ' - -U r: • cc O F 0 as U - O Q, y W . of O �'" m OL y "W ;.p n0.1 O v1 aJ v0 ao too � 4 O in cu o O tl..l ..UO cd aU. O ."""' O c6 ctl o Q y G Y a� L2 F k. U as n X o 4 0 aA m 6'A • o 0 ' a0 U p .v v U4 O .o n po Q. '-4 �^ A. E •b cam+ r�3 ami n C o y .`�• C O' 'd v cC •� v o w •° i o rz c�i x ' cc . _ • G ? m v o c. a7 as O O CZ r�7 �'a.r � 0 •cn 0 dl r 0 61 a E y Gam] •� O p � .� � � O r � ."�.-• � O's') 4S' . ^ • to , � —• •� w Q-1 Ro aAo o mo o -2 c -= 'S U �>r-N 'O o > ea Cd o m 0 CL 7, ' -0 u 0 o 0 cd y `c •a ti O �^' O •� O L cu 'D O �, id x�.. LQ m'O F 0 0 4 . y 0 � v ' 0 U 0 O Q. w N % D A A •U n0.0 O v w a� ❑ o o o U Oo cmi os Q 3 3 L v 3 rr P; F vn vim, F fl a� e3 a E u o p N A» T v ? N � 2 a 0 u u R, bA R y O o 5 a O w CY w nA a yr V . Q. ❑. Q a0. bA F bn,Q O S U G O O � GCR.� bo, O bA "a C .O Q to ri nn C1 t3 ^ Jy 0" 7Fi 0 el cr '45' ca n m .i 0 o o U � • O U TJ c cd o v v C6 O •-- y U rU•. vs a is 3 v u Cdai C ., c3 •4 rJ U .� U O y U ..n '� o " obn 3 cb p Q 4� 4 N i O y} _ a y 'v c7 4,, 4 C cl Cd °' � m 0 `° F Fl J5 0 - - CII 04 v � � o a '0 y } ro cy ^ o 0 y �, V= d ami R v o U��.>�o0���0��>3 cv-.oho❑� W `' �A 3 0 3 0 O cnd� n o 5A" 0 .0 Q -a to°> Q d 00 bK 0O, F o � ''Uon o rs CA v w L UU w pfl p O .D N U O ib z O <i to v ti o zs ': Q a v" U id p ate, Q iv m t 0 0 O= v o }O o m. �s o o �? o v(d U S.. ~Lr-• .n y S=. .`—. V1 U ,'--.. m^c r a n _oencis II>mow> eq uw�, a4oi V as -0 A c � O � � � � o `� m L '0 a CL � 0 4 tr c� a s o U� �-i� o � u C c� ¢ U w ai o a a Y L Q U C aA Q 1�a an C �y A y Q e u e on L � VJ •_ L y ^ CL CL Q Q d x � a.+ bA OA w0 O •o 'v U y ap b0 r O aA �A op P m s p a C Q ¢ aL, U cd a o , >, o -� N a zs y 0 ro v Cull cd a o w m o m c� a4 a .4 [tl QU O . L� co Jam.. R R v �-��� � LL. CL ,n .tea •fib n, n O p. 'C1 GJ 3 U W U y0 cd .L ••C Ai •% ":� � •7 U tC 4? '" cC i; 'O U � � �U.. �. N e�� R aw.� ib � w '6 � u � „Y `esu.. ` v a>' po � '» � aL.� � c - y ai � • 3 o' u y o• n o n cd M= v o res-oa G a. cd a -ycd 0 d Q sig ami -, ? 3 a� Ea s0 cd ro R FS .� C k] C • it o ,.. ca in ay Ca, u cd p ,,, g. i3. _ , O L" w, U U U 6.1 in S7. -n Ctl—c4 cd G O b� o m F o v o 4' v a t u M v p v o .7 R n" F o ¢ V ,}lu0 ycc c� a O0 O abi bA , .D C',C p 'd -G as 2 c cd,� �--� ..o M r d to cd o ti U o• C a b cd `d C o m �„ v ai a•p'� Dv 40.p ..� � s p Gl v bry * O a'^ o0 ZE�p °} v, y b `d ap o D bD 113 `dE ? ] °' �} 0 o p a �� N a cc a`�i fr7 > U_ m n i 0 cLy a. iz ti' o in cXi 'C15id min c° ,...] O ra , c 'a 0 0 ;:1 m pU 0. 0 M- L a u G W bD Q O a .Q 3 � A 0 bA � w b0 0 Q -N n� d �- G eQ pec 0 y •_ y O O R. H R U Q, d 0 bA � a 0 £ n� o G •O 0 U y O U c3 U [d U O tf'cd ID L V_ N U i7 P R' U � G G 00 w 4. U 'd Q 04 o p .� o o in. o > 73 o o o a o ar w" w a o W cE UG O O O F: yN • -•-, d' ay =$ V? d _ U U U y L= G b4 u cd N ,cUC 2 � 0 7U � `� p Y cy 0 oo G on3 o b �- �, Iz O 'Z v 7� co •o . a Q p C v 0c-) E- o r� O" 'O c2, 0 2 � o'•=U.O G N m 0 U c3 tf'cd ID L V_ N U i7 P R' U � G G 00 w 4. U 'd Q 04 o p .� o o in. o > 73 o o o a o ar w" w a o W cE UG O O O F: yN • -•-, d' ay =$ V? d _ U U U y L= G b4 u cd N ,cUC 2 � 0 7U � `� p Y cy 0 oo G on3 o b �- �, Iz O 'Z v 7� co •o . a Q p C v 0c-) E- o CJ 0 U Y � ctl Wi �.. ctl cC cd V] VJ W C (p rj R 4 W 4 O O O O cd O as A A A A U A U A U A U R U t v r� Q <U . cz C '^ 0 ed cd U yoU U , V ra j U U cd U CL CL Q in. rJ U a+ cCCd' V cd. 07 Cd �A m �A cd cs i� N iV isca 'CS G Cco O S ti 0 j O> 'G O .� a P O 'o O w a O :... 0 0 > O O i O O ?? .o R .O 0. .o .n .O 0 p D o p � D a1 cps F C cd C1. cd A4 c¢ R p ; E p C O `1 N 0 by np ce � C I�r-• © W Y 1 G _ Q Q u � 0 o an � � R. o � U Cj C2 Cd U ca U «s n U N rq C r+ � U U o u Cd U 0.) w OO _ O U U Q Ci O F. ri L F. rL co A, u :. by a •� c 2 � 4-.'V O � '" C a 00 O a 0 O w Ate. tw w c;3 CZ C/3 m O (Sn i ro C7 Fd z 3 o ao a o O C• ^ c .. 'r O as w b9 ^ U � a. o 0 3 J, -C o cS vs o `� m v '� rs • ' o air �, m b r d aU o :r o to j � E o a� x �> 3 . Olu G C• id rL np q -p O G w G O � C y '_� � O '� ,In, U m � G O � • .� U r"-' •� V' V] � CI] Oma^' � � � � b ?, y, • � E w mcj p1 '-' O u E � Ei -0.a {j r O O c 03 cc) cC N 'L5 a O v C O ,� O U •O v cuO U : o w a E ap o w z p o Q G bD Q J•+ bD r LL 0 u o o a n o a a t7D Q �U3 cUa G •cc Cd,cUy Id 0.V a 0Cd ;r G �} C H U CIS U U U _ U U U C. 2 C. Q wt •L •U ,U � U U L. � .� ,Y d Q Q O O p CO Sn P O C U U U U 'D .0 V .0 'U U aD to 110 to O u O O to (U I ° o 0 0Iz A O Q C to C cd a cr to w O "a N 0 0Ocyy O 'b N O C O in r v 0 o W L W L 4-4 O ... a) 0 �U, L�j N W C yG N y C cd UCQ •� y Q b .-C ul 'C� U L i. 0 Cp w (A 5 w ° .o E cl�i a" c� Cd5 c� L� p WO m d o Q D Q .A to w�� p U O O td O �. Gl C' U r O sem.. U '- 'Q C U M R% O Q vi 0. 'U 0 70 U Q N 'C' %.G � � L ^y � � U '� iC � U U C A.. 3 O � � � N J^ . .� u Q � cn ✓s 1,4 CO 'O U^ mO e, vi in rC•'p .� Lr •� 6] 0 U vs ,iii � Z G �, .n? c O^ T'❑'rpQ v, p °� O O p ZLa-OU C. v w is W y O [ "O cd "U' ^' 'y 'b O OU O bQ U T7 L .• ci 'U O p y U O f/] C/] o � Q C3 -0 czs ,� y 'D s. +--' O o_ ai Xy a c c'� �� �.� 0 0 0 N O �-' O. U!'S ca S ca CC UO '; ^' U G.10 of .� W +�+ tq is.... O O 0. c;? U O caUC bO.-j .0. Oy SG•V 0c0 t --rn ..y2_ O �G �yw � C> o W �3ro 9 ,8) 2 O P Z w cUa L2 O 5 tt uQ .v CD ON G 0 e CD L e Y 00 Q Q � Q U Q L Q Q U q U O O O bA CL fa. Qi Q Q Q d. Q Q Q Q O •F+ O O 0 T i U U F3 bD �+ bA U U bb bq 7 •O cVi �C Q n � � C �_ C � �' h O �_ O �_ r O iG U - bo bD 0oFlo bb o a o Q la 0. U 0. U 0. U Q G. U W 0 m COn ccru, m r 4 r �'O Q. 34i U � (1U-. ('y L (d T - y TI CC1 1... aU+ y U R � +U+ � y r3 U U � v C.S "� N +U.. � � • � i =- _ Q w o c al N U Nin- cd bD p y C1 Ie5 ato p C� v3 6 E o Idn�i w aa) � o '� v 4 .o cd _o 1. y v ?' v U bA „ 'a 45 id Y o0 "„ cn U1 r c 0 s>,,..e4•°y 8 H ai F P 'O b 'm 1� O .c "' "C7 rn N LL O i C: CIS .� U N .^-� U `' C2. '� '��" 'r- ^ ?� C `"' Q b _ -w p .O q Qy j> O bA 'O a� b aUi o cry �y 0 �_ � y a U L) U I U U .Q O '�=.in ¢ R N r C .Sa cn bA O"• -- 'a OC .p al•-. '�� U `- 'O '� a T R P ^" UQ...y O U ?� ..O in .—•- T O O v o aD O U C4 w .0 .0 .��' X N Y 'in C - C-`' al G] �. O O •� 6J cc F '• O .•^ .0 '� � Li. � G � � a � � 'CS O U � � v � ci ,� cOi '� � � �+ � cccy � ••b �p�oAo o`a"-�aa3i�a��?°�'`''°'�v rJ ..O r.xn,�"�'���� R q, Z 7E, O C, `� wR. R '`. 0.'Q i P �, �- N Rfw U y in, .rCLV cc a O 4w •> ca 0 U N V v o w„ o .o F •— o csrc sa L o F r R.v v y O o r .. P > L 41 ... LO U —^i u i.r' '� 4.i ^• U Vi Ti f+) > .Ui � > � z � U P O F 0 a L o � U <C G bA � � bD C) L V in. Q. Q � A u c bD G L © O C• V U U U Q Q O �.r � O oC.4 c t:j m O ° O ' V U in, r ,Q •O A � P r7 O E O L a c m bo oD ca 4-- bn'^ p bD'U Ci O w o a •,,,, p r o' o c�i w cs F." a�wi 1 Lei s.. = U O y 0 Ydi r cu Z d Cd w '� is ,+'�r�.+ . N QJ „) L0.. • S V] cRs S o r V] cid' Ei _0 u v r4 0r bn c ° o06 �T o o n°t4 L CL -2 W c �5 rcso '= 'axi 114 o� O P �-.] !?C=D a' o X L 4 A y .� bb cs o g Cod En cJ -6,0 ba O v, qy .�` U N O v. i f3• o, 4 .7 M a en L `� V G bD O a ro . v 7 O'4Z b c s0-. •a`�i dA L 'O iG rn 0 a O� (�✓ .- cC � ro c p ro al °� cd V r y 0- a c ti w L ., w v czsa> ^� O 'n ro a cz L O bD A o<n Cd N bn Q o o. � c% o ° o s" cca 00 v1 fl g w V c •�' y �,-tea � L i M O " � (d 4 -d '� yy o o X L cn N 0} v bo O nL) � - 7 :c at s Q m C"J v o = j a0i � � ° � � api v ' 0 (;) Q � E > n.- O C'} � o Y v° cUc lu 0 W c0 .o Ln ch w w er 7 cd c N d 0 R E 04 U O a D U o � u e cd bA vFi ++ bA C O U � dQ c b,0 U G O cS U G U U L Ln CL a bA GO � E O � O �+ •� O G � yC ci O- U U > U V) U > CL 8 U O U ° CII U `O >, `O (d L • O 444 r� 93 w Q ^a 4-. R G -{� ° al i � U ry0`j w al C U) O cn c 5� E rn o Cd U m 0 o Y Q3 tG 0 y aS L a 0 ?+ m° C m 0. 0:° U - O N 4• F Of1-. W O Y N ucd in O U vi �_ — " •b vNi LI- N G b O — .%� as O '�3 0 � 0. id � G 2 � 43 � cn v � c�a 'J U � 0:, q � cd i� �n � u O � Q r' 7 N Q R' b W ryc�a � d1 dl �� r-+ N i U �^ �O N cFd L 0.i 'O 61 ' 0wO -'0,4 - F N� � O—c O EL w n C_, K 'O J U OiFN '7^ U U n 2 N > ° ,r'•'y O " ° -o a ° y cd nQ i ? c wo' Y O v y i C`0 dl cv cd �`- Iz3xU � � � U `��• 0 ' n o �1] 3 � � "s � bU ¢. .��.. • y _„ 'O � ¢ u C��3 ,�V„ G�.1 vii � � � 'D ou n C -7 r3 o n .� g CJ O_ O c3 cd w en N sU-. cd • • • Q p {-' L U e}• ¢. cuz C Vl d 4 in �, fti 65 O �Y 4 Co w A. u G 7A � Q tB d e sG U_ C7 Q p,• 4 Q 0 CA G 4- G O O C O _ U U V � N Q p. O O = U o bo U > a o w O U O rL r O � � r W�", • s., Q E�b�A � cd cJ O• [� � C/] O L4 as rs a"i " rL 0 3 �� 0 a F1 --;:Iy ri Y N O '�•' O O O U O U Of'"t. Q '� •� n} O G to U fl- fC ~ rG- U W to VJ U •'� y L, w 7 U q o C'I i G bA 0 to U m cGd y cd 'b S Q G U ^p Q U U U �- U b ai N N O a p VJ Q ID cd 0O ��-' i cd �. 'b �. U Qr /7 U G v N c5 CUj '«Cd ed C .... _ . _ «� U ed y O Ur U ry'+ w 6 `r. ~ O w d Q" H. 0. vi 'b X O Cil ten,. O y � O 4 - •- _ _ > cy3 N cv QJ U r� ❑ ^ G G a •p N U II..�..• X G ca N -0 O G3 N W rC fn ^ N of •U h RS e _ G di .L cC yr • • •p ..,,, 3 O O ca cd �.., @ W bA ?+ . u a O a' . o -O o m o 'Y a� I U a U C7 m v) {, 6 - y Ci ncli CL 0 °' L C� si ci o3 O �Y 4 Co w A. E G �o v 'o cv y � T bB '� o c 0 an Q CU o � y bB C L O G U Cd rO G O i' 3 a a C O 4 Q 'L3 G CC) U 'L7 SOt O vi O UCIS cli O © n 0 6) L` CA N a O c3cli O CACZ1"Cf U a O � �' vs p N O +� cA U M ci4 U a G a o 0A M d)cd U cd y G a ,� c, ?A ,^ ?7 O .Y.. D to `� a r a vGi w a bq 71 i a� a bA c a 3 y n� a¢ 1 °' u cd tri 0 cd �_ $D- U� v 'v o bA Y o w 3 c N G T. O U _ O "" > T .'^"' ` O .J? U C> C. c it .y p y a p C m%-� bA w m z- d 3 ib Z .0cd Cd U Q, w "_ lu $,�O ci CL M. M v 7. U O Cd OU ca 4^cd L —O azvc0t, oQ vO o,C Q " 3o � a. .5 _ II]0 6 U �j " [ - o 4.: bD 0 u C b4 C c0 A c .n p� o ° c a Q d 0 O 4 a U U Fl U 3 � o 3cd�$ r bA a� Q o I,rLoVai FC C pb i o nn ::sh a O 0 U N E Y 'LO) N b N C u O 9) o Q mCj C w mC n a° '41 08 'U1 60 a LO 0 w m C7 O U y� as y o ad al 7:1 pqy. s �b o `2 �� Y 0 o � a b� a: 4C5 Cd C ai d Q n C „� P y a' C N w. r- U 'i3 �. 3 p' .� CL N ° ° N u an o a� Q c m e c o c V— ,v eJ U ° q"� t�o) O» 0 0 ..= r- 0 cn 'D r. V ¢tel a� ° o oo u 0 3 c 'v o .Z o •� 4C5 r '3 o r D > ro oA a? w n o `a' b r x aLo wv c c v� 0 a QCUe0i rOi1 �' p •0w r vis r % 0 cp N N p L o � o y Y v cd�.+ a ea cC , E . C to ¢ GL. E L ro O• U 0 U CLd) �, �•' �` CO] Z Cr ,�, 'O b U • E ib Coo O V LO+ aUi Qom/ 1 ..U. In Vi 1 .� CL �i %� •n ca .FE 0 0 u F d b➢ R L e 0 3 3 Q Q A Q u c bA CL 7E d d d d 0 to c 4, o 0 0 0 tl . M R cd cd to O O O bA O bA •✓?C ci ,� a .n R. � Cy.+ a "'a >43hn N Cd bn aGi i to N ^ a C701i'u aci 0'3 a� p `—� '0 aGi .� C 4-. r 70i -o y tto'z 4- lav bb ::J Ca' . P- C eJ Z* :j p r °� o r � Lin aci c� U T a F O cd ^ U O N Cy U r U �.y -b N O N > O cd " ; cF3 Q U 'O N .O td .flOw .`r. U ro 3C7Q .p ca .��„ 'L7 o Ln c� mm-C7O to 3(�O bn c/i Cn • 0 a U "C1 °� E 0 in to bk.0 v�i > �+ N m a? 0 � °' L � to c^i .3 � G .� r cd 1* vto O r� a o .� o o^ 3 w o c .G vl , o •Y a •U ,cs U aui .t v 'U" t.''dA 0 N N U GJ (71 U R N cd (D V] O OU U u� 'vim i •9 .� O-= QU Y oQ. ... is •� 'n X L c3 .. -- W G "U ' c:E;'ca co Cq 0 �°A°3 CU 0 CZ 01:w CZ ° cd ca v r7 cUi a� y y CdCd r i Q p cz p W rj ° 14 cn� Qto, 6] c4 i- cz id U 'd -y m e .: ep w; 4 U a E tr U rn O rt o 3 res a`�i 0 aCi 0 a. F R L O U C � bA _� q � Q Q Q V] v C bD C O D>w" Q U coj V Inw CL y F O p s a.1 cyi i p U U C U E O Q •a -, � � O as 0 O W> bo CCd > r O P. O - •� fR d1 c �+ 0 cc C O L -Ort'p- + RS E w O GD to R] j •r, at .0 of• = o [% o 4- n 3 ? E00o 4° Qy v v o o s 3 0 3 L LIZ o L= v C a Sf c��d O 5q p N p w O C v, rj as Ll bn ' w b = O bD '�. • pNj vii U `•n C bnu e� o cis Q) ca p „ o _ = a3 v� --.> to a� o o aco zi a❑� Y bn z �, . F U) w v a cs o cd U Cgs > °D o 'a p n �cc, ai"Z;o� bn o `C° � A .� 3 o� y a p m o rs o _ o[ o 7 c, ° 0. ro °° bn _o an c cn y bb m •� d W c bn on eD` a b ` •� ,�L7 �-1 R.,= ..l? cd cd r: l O O y U V � u o ON v p ai i... C7 .'S O D U E Y. Z6 C' O V U I C �+ l7A //r� /`off• i i• -I Q f --f Fi .D x--111 c u c bB d c� .Q W •_ 0 0 Cc _ r c _ � y u m UU. Q Q Q Q Q 4 C O O O O O U _ ' - c E'+ . O Q? ti.1 ? cl "'iy O [n fail N : Q) Sci X1.1 m O V O O O ^ CL p CL '3s 0 U C c3 RS m cmc o m a •V cu a .C. ¢, id O. ^ f� V a.. cd ?�+a -04= 4= _0L;l _a fu • `- U _ r S vi O U y O 0 SJ O gu Y p r U s: -.'C y C q U R bi)O Cd cun cK aLi 0 „� cc N O 'D m p �' 4cw Cd urn CA ami v a''i pA Q <n fa. „ c3 L ... Y ❑ U ,Ay d .= m (L] U cd V} m W U r4" V) U Nd o ° n r3 a N v Cd u OU r �' cU3>O O [+. p �_ p c� o cz to c� n d f" L o d ¢ y. U "D0 _ InIn •a o y In rQJ O ^q j^ p U p U U (•1' zd v� cC.� " r- 42 m c� y u f4 7 i w O U `- cO cid fi. `�'' .. y 0 Cd cc �7• CC .ri L "T cC CL 0 (b FS 6 • • • C' 'a V C C 0 U 4 i 0 U C bA 4 q C � 4 p Q Q ¢ Q Q U U C U U u Q �A O O Z3 U CIO C Q. eCV V cCC U w U r3 U cd cu Q GO Q Q y O � O V d]43 vii P. o G p O O E ?s i� fL P i] D R a, (D 0. L Q a •o > > > > r O U O 0 O In. a CL h + % L R cam cz C M Cd cri O cd cd M is fl, -0 i v m y ' u Q m .._ " ca ca V) o V] O U] 0 V] O .o DO o ¢7 y to N ' •U [} O cd MO cent y 'Cy a N O O p U > O Ln 0 p U to C O y to p u C� bA O Q U 3 b� y r ka m c 0 m a C v 0 C r cs p ".� - . Cil y> cl �O r- G C4• i"`c ¢ ON Q L) � U 'c "> O 9 ti O C's p C •y to V CV _ U 0 40 M) ^� x✓1 cd caQ '�''" '^� co W C r`"+ 'C3 t0» O U vs rvJ: p ate.+ i U O C _U Q U vi R' O., F'-• ¢a r 0 U Q 0 > �, id '� 7 O of Y. A .Ui W .0 r .A q iy" .O brA N c3 i� a� "'' ,n, R � _p U 0. ra a) v cdS ,,,,, 3 ,.., .�..+i rL ,`'"., �_ E F 0 U 0 u ca bp ¢ Q 4 Q G 0 � Q U C oA G ^• o O CL cOd U [Gy U � rL ¢ a O w � o 0 u cc's E o bo O u � ^.� N b0 N v • A, O � � U G? p O 0 a� � bf •p U ,O U u -• u � U OCd C o 0 0 cn o 0- ra 3 0 0 �Q o o OC -J.• 'n _ W oB 9 afl U tw a��i > n Z x 0 ::j R p c�i ob E 0.� 'd C 4'• i. Q C N CX p. 0 U — ^ as a o su. 3CD o� w o o, W M o a13 uL ? U b z ^, as amip ry nes 00 OW O n 0 v a� A ?� o U w b? o m d s FY A cd O Ir 0 v U -s C- L '» G 70 i-4 O 'D N O " O N aNi O U .y ,n. N a 0 j. -0 .] CU'J r . _, c, 0 •cy �• im a`ai •-• o v •—� eJ U o � -� S ° cW •R •`> U O `� O O. 'd �, y q, C O- �, O O O co . o u cpi LY1 ami UO O m o G cc '.d U r Z p as • rr [_ F. U" F, 4 n v� a 'A u cc v O c� a 0 0 z U U a 0 O Ar L O U •y F bA � 2 1� � Q cn Q q v bD a� c A m v °> Q Q oz Q a bio 41 4 C O O � Y V 4 al U C 0 ' o< o— a7 p bA eFi rn .J L v •j 0 bA ;:3 4 O o c6 � r-OL ISU �, " 4-- CZ U 'i7 r.. to + n a o 'n •a O ca b W F U Vj O F Cd U cd O al C. rn o 3 C7 O ,_: �, q � �, •� c^ cV T — p c �~ 3 c� _� •`� " v � ca v c U bA p n _ .w � � � ate) 7 U U y 'b � -p .0 U •� GL r m C]^.•. ri cd p .^ Kj .p 0 = b 8 O .0 ap W 0 > '"" "SGj (j 'O p cd C c) O 4w •�A t7 Q vOi cl •5 OD •G 3 vi '4ZF .n C • a y U a) 'F-. m a) ..f F ti O b 0 CAU b'D N w ti oLi cc.D'o Nom' o'o tisk v���a 5�����U��oo O F N FO •3�"C q O C 'O 2 Q. cUtl c N Q U 7o y a p o i1, vi �i .p ` v ,0 i 4) at y C7 O F cc -0aa.U. o T 0 til �n ca a. E cd Cd Cd A I a C V N v �o Ctr ro 0 o � cz bn 0 0 u c bA D R p � o Y � -cs O U c O �e c7 cd cc ca �i y Q Cb Y U � U O sem. ffb.1 � R Lt, g O ?U U 0 R Q U3 0 0 en En O cd a cd = 0 o U cd r o� r _E o cn cd bn CD w Ci = -M w W vE, o C p O C'2 V)u 00A 0 n n m vii by •p �•' U_ 0 C� •� E . [j ai bA0 0. �'. o tip cd Cd u _ 2 czs W Z Viz. V z `.' o�0Q��� aQ � � n � o � o •c � ¢ � O ?? U Q o ccl _0 F- cca r 0 U Cd Cd A I a 4 bi a. C V N v �o Ctr :J v z� �o � o � cz w0 a o 0 0 4 bi a. Natural Resource Consultants July 07, 20.09 Mr. Hugh Hewitt Hewitt & O'Neil LLP 19900 MacArthur Boulevard, Suite 1050 Irvine, CA 92612 SUS)ECP Status of Single Coast Live Oak Tree (Quercus a na.olra on the Approximately proxfmatel Skyline Ranrh Site Los Angeles County, California. 2,173 -acre Dear Mr. Hewitt: Natural Resource Consultants (NRC) was retained by Hewitt & O'NO l LLP to update o single coast five oak (Quercus agy!p1a) occurring on the Skis tree is proposed the de�ripflon be of the to f removed br project development ayline Ranch site. Thnd is described in the Draft Environmental Impact Report WEIR) and W associated Los An Oak Tree Removal Permit For the Skyline Ranch project, NRC evaluated this tree in July of 2003 and, but For fire -damage Incurred in October 2007 as described in this letter, is accurately described by the Oak tree report dated April -10, 2007 (NRC 2007). No other oak tree occurs on-site. The r following letter describes the methods, results and conclusions from NRC's 2009 evaluation of the oak. SITE LOCATION AND DkSCRrP TION The Skyline Ranch site encompasses approximately 2,173 acres located in the upper Santa Clarity Valley north of Highway 14 (Antelope Valley Freeway) and the city of Santa Clarity in unincorporated northern J os Angeles County, California. The site is roughly defined by Sierra highway (Mint Canyon) on the east southeast, residential and future residential communities on the and south and southwest, Plum Canyon eastRood on the west, Bouquet Canyon Road to the northwest; and Vasquez Canyon Road to the northeast, Plum Canyon forms the major drainage on-site and runs east -west, ultimately draining into Bouquet Canyon west Of the site. The 'site ranges n elevation from approximately 1,4¢5 feet adjacent to th ie residential at the southwestern corner of the site to just over -2,409 feet on Beacon oammunity Hill west of Avenue and south Of the, extension of ArIine Street that traverses Plum Canyon. At the northend of the site is cruzan Mesa, a flat terrace bordered on the west, north, and east by steep escarpments. Yegetatlon witftin Drainage 5 prior to the 2007 Buckweed fire was composed predominantly of shrub communities, including coastal sage scrub, chaparral, coastal various -site occurred within Drainage 5, within the hsage-chaparrai scrub and holly -leaved cherryscrub. The one {1) coast live oak an scrub. All vegetation on-site was burned during the fire. ollhoed cherry PIEW ]ki1ITuIODS N .. NRC biologist Thomas Juhasz visited the site on July 03, 2009. The site visit focused on the ch on-site coast live oak located in Drainage 5 within holly -leaved cherry sthe locaitOn of the crub. NRC evaluated t$e cu f physical condition ofthe tree and surveyesite to determine if any Other d the si en 2005 survey, J'hptographs of the sioak trees had matured since the ngle oak tree on the Skyline Ranch site are shown on Exhibit 1. RndangetedSpecies Studies • BiologicalitesourcoAs6ewmc!rd, • GIS Ma 1590 South CoaaHf bway.-&cite a7, 1.19 aBeach, PPm$&.Analysis • Cowe vatian Plantting � . 92651 • Telephone:949.497•o93z • Famitnt']-949497.2971 CUP NOS. 04-075-(5) and 2009-00121-(5) page 48 of 52 Hewitt& O'Neil LLP July 07, 2009 Page 2 of 2 RESULTS AND DISCUSSION Af071Pf ocy Based on observation In July 2003 the single coast live oak on-site is a mature specimen located within a narrow seasonal drainage. The tree is estimated at 60 feet in height, with a partially resprouted crown occurring on one (1) of two (2) co-occurring trunks. The DE1I was measured at approximately 32 inches with a circumference of 110.5 inches. The protected zone of the oak (canopy) reaches 74.9 feet at its widest point. HPAtTH The oast incurred significant structural damage in the 2007 Duckweed fire. Lpfcor me sprouting has occurred on the eastern trunk, with approximately 75 percent canopy cover on the tree. No new growth was observed on the western trunk. Charred wood within the trunk indicates that the fire has permanently damaged the sapwood which performs the core tninspitatioci activities 'of the tree. Basal sprouting is occurring on the dead trunk which has the potential for forming new trunks long term. w ' ?ARASM ANA DISEASES The tree shows no signs of disease or parasite infestatton. The tree is fire.damaged and is more susceptible to insect pests and disuse than in pre -fire conditions. The occurrence of fungus and wood boring Insects is possible in the ncar germ based on existing fire damage. R PROPOSED AfJnGA770N Consistent with the Draft DIER the Applicant proposes to plant a minimum of ten (10) 24 " box coast live oaks in the proposed project's open space areas that are suitable for the long term establisiumcnt of oaks, lviitigation oaks shall be selected by a qualified oak tree consultant. All selected oaks will be in natural form 4 with no lopping or other structural defects. pull mitigation oaks shall be inspected for proper, root development and any tree with a poorly developed root system (i.e. girdling etc) will be rejected. The precise locations 'of these mitigation plantings -shill be evaluated by a qualified oak tree consultant in caordination with the project's landscape architect. No other on-site oaks were observed within the impact zone of the proposed development. If you have my questions or comments regarding this letter, please contact m e directly at 949.497.093I x213. Sincerely, NATURAL RESOURCE coNSULTANTS & . Thomas Juha9z Certified Arborist WE -8262A CUP MOS. 04-075-(5) and 2009-00121-(5) page 49 of 52 �4+"''�r - _ :Sr'm?�ariq?.3i°lir-'. asc.r.cL'U:< •.r:r Sa�1„:a ;:� ?�,.� Z?.r 3 .�•as 5'F 1::.s"^' s�` Y•'?y r.t- 5^N; ;AJ" �.K��,L t 2�-•- �. S',�y� ,.7,t�.r:. ''f P f •�' 1,+''•�' 7:1 rpt,. ' .ii:+.'..:. 1� L •' 'ai”-.- s:1�:}, 3-: 0.{4,.;s`i� i � r yy sY. - �j L�� � G �.'•. -'„�:�1iw. t; y,�: `x..-'�s'dQ:; tL�t,S, 6�'i. n•'>y%. ��:. s.,.. g�•,� _ ' �3' •• ,iur��- r:::� r � ;�.._:#;�� �'t:Y".i.�.�'„f�,'�t: ?si; ""f���t's+y"��ir y _ �$� rr-S t ` a`rKY • ff �Fjm t•, YY;S'�s �_y +'}a! }{••. .t ly ' q. r J L.•. '�. :i?'�-:';'L •f h.;Frw, f ' e ..% ?��' � Ye i `.,'l ,. e•4, .,r S � ���{�+ �r S ' �• �,4�-��:�R S ,yy�:�.k �zY,S �da•1�,.•t��i�� :; = •�''�;y?;:�' ..i�l,<7c�9.. ,r�iris ak' .):rl'H='a6;i;'2�-�:'raEd._ :;tr•.�z=. :j'.;.:Fj`,:�fr.*.1 ,;:�7'�L' . IS'�x) .E.fi'.S'.��'y'. •fin .. .)•J'f.e r''ri:'h�Yi '.j•��r`'�:�!'rrt';m�, _ i•. Y ]:a ��3. :��}4r:` V - Y•y:_:i�.`: �14 •�•�t r. ..'t's •:}�ryf�T"'ilrlrY`.�'+. I�' d.r 'rf ' f.' S'€ i •lK5' •iA1 •jj.F,,v' .) � ..:: �"� • • _' ;=� is `'r�+>' ti m. . A� ger 1 t rF6: f y. . �• EljY;�iLr �.'t. .:, �•id LFrE;M'�A;4 ar1.?l'M1• - •r, �•�...,.yti'€`i��� tZ`a A.#':�•-+. F. `�.:.�rar$,.'.'F•�i?�r?I�+' i.:.;>`: �.i:r,•.,. ,I �-�"�'ii.�:�'��+.f �,1,- .s�' :•mr��.:�+:r': � -j �.f'.-. •`��"•.yt;�t.;!:�Y','s:•” _ ,,'i<:�r'•'..'r,:t-.`n�� r,±�xil�':7:.;,$..' s's�"&t'��' l�if�'.•,•,,,, T� d �� �-, � �,.E:r.�e•�* . ^'� i „�- Iroi t t r' �P- ,�r� i r r' e. x a f �,;,'$rE x• e%`.r �, •,: , ,:,. ; :id's•. i , •9'•;;;r,y r x,' y �,t r'±r *: Y' N''I4 - :fin :.r+ •' r;,h'"iy ,s -' ' Y � 2. ,e -i %� : :.�: I., s; :. ;' +i:�.. gt;i' `5?f ..,, • '. •� ' ' �fz 1Y�,S4 r'i'�e{�i �� ,,?.>�.�•"{a. , ;A � 7 v`= �.$ r Y s ,�.rrir q `i:t � ^• •y ..�•Gi� , '>', •�.•� : � �r � � 9 s �f r('�-�L t �y rtr -.s.' - '�;, �..rti .: �. rr J� ! �' � � a�= _ !. �° t a : � 1} st s�- t y > a _ ::j •: }K•> A,fre "r -t'n« y�',,, . y 15r, ,r'•' i�i!f .�>. i. r _ f: .y :f �' .�i' .•:r. 4+rale �fx.F�;-J.°'-9r'':�'.y i;. •._a ,.jT: '"!F,,• �'�T"��:-'. �:y�;f �r :;•:y.'t: Y:%i�v _•1' ,•• f.' w:e .�f•?. I itse." :.•.. � a r"�• v !�'� •r.f....:.'�: •i.t:�iz•:�•:.. 1 Ki. S. r 3' 'ri3'i.' .. 1 { •A. •'x':mss .5 7.x.%:. t, n• '�:+.iy `1 -'�Y! �'.1: f �f ice''%`` � wl4'ji�b' - '•.F. X>^ .,ti ;'�i,y4'� 'y'• Y.t .Y � xi �,l,'ria, � l:.'.'.o.:..':. E z;r•:i;�}� ( aT - �.�. " - `� •iy !,, .r i�'yt:5.,;trr'� •'rr ,*is• f "�� J' . si�ui,,�SF: 3r, i+•' • t }';�t 4� ,( �=f�- t r ,r?'• :��"1r" i t� `,S� 4. ; t• .�. a.cn":,•►.,y!^,mE - - } f E: . i - 1, .�, 0 1`A7 < r,•• +:r f r rj.y!e`'F,;4•� in Pv 'ts, y�' S .r"f�t/�� �`tr j E':.sr,-f�:.,.,•g....r.l,;�,,,`. C .I �s. i•,F� •" '...1, >•^f r.3 ?3 +7s y , l.i=%+�lR •r `7 i.lts.1y`ary .`-wry s. F6,'. _a7rRx. `. r •� ±L�. �.r�'. ''''7'r.. .+ � "d f�7� IL-4, ' �r. �•f. �?<`.�'=7; •� -� '` I � r•4'ly�.�' ' s'},�. •#;�' .I�"- ,{, tfJ��."'.'` x. :-.t: yr_ -.:. �'•�•V ;i-.•4Tit.sl'.��i•�''� q•' :F Ji jE � ' ! � �$' � �E''a. � •. :YI I' .` 1 i7 4r" - " rirp r ;.• ; $. �'�...'. `l � " ° frr.�S'`•`.'.•fair.. � { {3rjt • ' r � .tl -�u ' I ..�'�^ tY4.'^'''' r'i;s+vt?; : ;'�;'•:.':=+;c;x .::'. ri. k :v ^ r.5' dift ';i i`.:;j;.: •�' ,r� g y f',r �ryiR r - 5, .'� s,� Y t� ���' f'`::� '�K 5 � � � .yy4.,• yry'•'lar��t�% x •.I " : e; t' : _' - ,. r . �%-i .t f � i+ ? , :.. t.», .. r�3._v � � � m��� �'�.�• {'� Sa. � f r�'i • .`Z a . .3 � .! t 4' .ri y' ':'mvi lf,r i�F-: ,r`r-`i�V n::..,ra �'*S, i',�,��2 i�57��:�%�l. ,rya,s�2 �� k�'� '+� �.,. _ r•, f v # (t%'fk .c # • 3 may,{,,fcy, ,.• , l k" t'r.: `s'' - fir. t�'.w• � '' :� S= ym. F:lal3$�Siir�.Y r'•�r iGl,�"r7•.{:'Ys i :; F'� r . s Ft -'%; �. � , :.., >4 ' r�'F�r f;_�. t, tr�4�li+ t�.. •`.,�y�',s•-�„•�(Y�� J�t.t'rir ' . " (}��`r'�YE' k� �"•r'L`�fY Z ��' ' }�'ki..f�, It. • ,'a�,` 1 w Ir v,F�.}• F VV `�Xj �y���}t`,���,'/% a .rte .r.S 5 •:� t . '-A . e '-}.V':q' d# C .• �i. I,Y-+��. rt 4. •' m , . +1 JJI. Y. r'4. ..:'r.3 :i',�y' ;,g5ys``��1`� :,, ' ` - s- .i� �F° : 5; 3 :�rj jr . it •#.>r,, l{f -; 's �r :',r ;�f�.',+�r� j7 Vit. S'• I"•�,�k ik: r ,•l ,fir.. •. r .�S.t 'y;.. ••;r:�.+'°.�. Y�'t' .r' ,r,•r. t, } Los Angeles CotlnW l} Derint+rnent of geglenaI Planning k x Plannlrr9, fw-the ChaAenges Alread OAK TREE PERMIT BURDEN OF PROOF Please ldentifythe number ofoak trees proposed for: -'T609'?,r2,,1 zsgec$ 04.075 _ i w Removal ,- lEncroachment ELTo Remain00 Pursuant to Zoning Code Section 2256.2100.? the T-otaf mdsting oak trees PFI ntsha Substantiate the fallowing: (00 not repeat dw sta tement orprovlde yeVNnrespan�,s lfnetessary, aitach ada[itlanal lutes ) A That the proposed construction or proposed use will ire eccarnplished without endangering the health of the remaining trees subject to Part 16 of Chapter 2x.56, if any, an the subject propey See attanhrnent B. That the removal or relocation of the oak trees) proposed will not result in sell erosion through the diversion or increased flaw of surface waters wh{ch cannot be satisfactvriEy mitigated. See aflachment C. That in addition to the above facts, at least one of the following findings must apply; I. That the removal of oak ttee(s) proposed Is necessary as continued existence at present locatlon(sj frustrates the planned improvement or proposed use of the subject property to such an extent that: a. Alternate development plans cannot achieve the same permitted density or that the cost of such alternative would be prohibitive, or b. Placement of such tree(s) precludes the reasonable and efFtcientrrse of such property for a use otherwise authorized, or 2. That the oak tree(s) proposed for removal or relocation Interfere with utilityservice or streets and highWays either within or outside of the subjgct property and no reasonable alternative to such Interference exists other than removal of the tree(s), or 3. That the oak tree(s) proposedfor removal, with reference to setiously debilitating disease or other danger of falling, is such that it cannot be remedied through reasonable preservatlon procedures and Practices. 4. That the removal of the oak tree(s) proposed will not be contrary to or be in the Intent andpurpose of the oak tree errnit rocedure, substantial conflict with See attachment LosAngetes County Department of Regtanal plann€ng 1320 W. fernpleStreet J Las s, CA ---- g0p Phone: (213) 974 5413 { t a:c!2131626-0434 I http:f/p€ann€ng,€amunty,gov CUP NOS. 04-075-(5) and 2009-00121-(5) page 51 of 52 Burden of proof Tentative Tract 60,922 A. That the proposed construction or proposed use will be endangering the health of the remaining trees subject to accomplished without Property, and this part 76, if any, on the subject Response; The entire subject site (2,173 acres) has one tree and we are requesting to remove the same. The replacement of oak tree will be mitigated per the County Forestry division guidelines. B. That the removal of relocation of the oak trae(s) proposed will not result In soil erosion through the diversion or increased flow of surface waters which cannot be satlsfactorily mitigated, and fdesporrse: The proposed removal of the scrub oak tree will not result ln'soil erosion through the diversion or Increased flow of surface waters. removal will be graded The location of the oak tree proposed for (gp� fill) as part of the proposed development. Standard conditions of approval Include erosion control measures, which have been Incorporated into the proposed development to satisfactory mitigate this concern. C. That in addition to the above facts at least one of the fallowing findings apply; That the removal of ook trees proposed is necessary as continued existence at present locations) frustrates the planned Improvement or proposed the subject property to such an extent that; use of a• Alternate development plans density cannot achieve the same permitted b. Placemenn that the cost of such alternative would be prohibitive, or t of such trees} precludes the reasonable use and efficient 2• That the use oak Tof such property for a use otherwise authorized, or rees purposed for removal outside nof the subject removal of treats), or interfere with utility or reduction service or streets and highways either within or Property and no reasonable alternative to such interference exists other than 3. That the oak tree(s) proposed for removal, with reference to seriously debilitating disease or danger of falling, is such that it cannot be through reasonable preservation procedures and practices, remedfated 4. That the removal of the oak tree(s) proposed will not be contrary to or be in substantial conflict with the intent and purpose procedures. of the oak tree permit R1-3Aonse; The removal of one oak tree is necessary as continued existence at the present locations frustrates the planned improvements/of streets and lots or proposed use of the subject property to such an extent that: a• The cost of alternative development plans would be prohibitive given the size and condition of the one scrub oak tree proposed for removal, and b, i'lacement of such tree precludes the reasonable use of said property, p depth of fill and efficient 4• That the removal of the oak trees will not be contrary to or be in substantial conflict with the intent end purpose of the oak tree permit procedures. proposes to planta minimum of ten coast five oak trees in the proposed projects landscaping scheme In paries or other open space areas. The applicant CUP NOS. 04-075-(5) and 2009-00121-(5) page 52 of 52 of ias COUNTY OF LOS ANGELES f "k OFFICE OF THE COUNTY COUNSEL } f 648 KENNETH HAHN HALL OF ADMINISTRATION x ' x 500 WEST TEMPLE STREET x�'4�FD0.K�Px LOS ANGELES, CALIFORNIA 90012-2713 ANDREA SHERIDAN ORDIN County Counsel December 7, 2010 ADOPTED BOARD OF SUPERVISORS COUNTY OF LOS ANGELES The Honorable Board of Supervisors #13 12.07.10 County of Los Angeles 383 Kenneth Hahn Hall of Administration 500 West Temple Street SACHI A HAMA) Los Angeles, California 90012 EXECUTIVE OFFICER TELEPHONE (213) 974-7546 FACSIMILE (213) 6134751 TDD (213) 633-0901 E-MAIL IhafUzar counse1.Iacounty.gov Agenda No. 7 07/27/10 Re: PROJECT NUMBER 04-075-(S) VESTING TENTATIVE TRACT MAP NUMBER 060922 FIFTH SUPERVISORIAL- DISTRICT/THREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the Regional Planning Commission's approval of the above -referenced subdivision, which proposes to create a residential development of 1,250 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, 10 park lots and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the subdivision with revised conditions, and instructed us to prepare findings and conditions for approval. Enclosed are findings and conditions for your consideration. AP O ED N ELEASED: JO F. K TTLI S nior Assistant County Counsel LLH:sh Enclosure HOA.748759.3 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel BY e LAWRENCE L. HAF Z Principal Deputy Cou y Counsel Property Division FINDINGS OF THE BOARD OF SUPERVISORS AND ORDER PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 The Los Angeles County ("County") Board of Supervisors ("Board") conducted a duly -noticed public hearing in the matter of Vesting Tentative Tract Map No. 060922 ("Vesting Map") on July 27, 2010. The Vesting Map was heard concurrently with General Plan Amendment Case No. 2009-00009-(5) ("Plan Amendment"), Conditional Use Permit Case No. 04-075-(5) ("CUP I"), Conditional User Permit Case No. 2009-00121-(5) ("CUP II"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), and Highway Realignment Case No_ 2009-00001-(5) ("Highway Realignment Case"). The County Regional Planning Commission ("Commission") previously conducted a duly -noticed public hearing on the Vesting Map, CUP 1, Oak Tree Permit, and Highway Realignment Case on September 16, 2009, and conducted a continued duly -noticed public hearing on these entitlements, with the addition of the Plan Amendment and CUP ll, on December 16, 2009, March 3, 2010, and March 24, 2010. 2. The Vesting Map proposes a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 park lots (including one 12 -acre public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The project includes the proposed development of: A. An elementary school on an 11.6 -acre school site; B. A network of privately -maintained paseos and trails, and one public trail; C. A new master -planned secondary highway ("Skyline Ranch Road") including a Class II bike lane; D. Significant acreage of permanent and publicly dedicated open space, which open space will include the on-site portion of the proposed Cruzan Mesa Vernal Pools Significant Ecological Area ("SEA"); and E. A pedestrian bridge over Skyline Ranch Road, connecting and providing access to the new elementary school. 3. The site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 4. The Highway Realignment Case is a related request to authorize the realignment of Whites Canyon Road, a designated proposed secondary highway, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, and renaming the realigned portion of the road to Skyline Ranch Road. As required by the Los Angeles County Code ("County Code"), the Highway Realignment Case was initially presented to the County MOA.735495.1 Interdepartmental Engineering Committee ("IEC') for consideration, which ultimately recommended approval of the matter to the Commission. 5. The Plan Amendment is a related request to amend the Los Angeles Countywide General Plan ("General Plan") to effectuate the Highway Realignment Case. That is, the Plan Amendment will amend the County Master Plan of Highways to delete Cruzan Mesa Road, a designated limited secondary highway, and to realign Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway, where the realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway. The Plan Amendment was not included in the subdivider's original set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on the IEC review discussed above, as well as from recommendations by staff of the County Department of Regional Planning ("Regional Planning") and direction from the Commission, the Plan Amendment was subsequently filed and included as part of the project. 6. CUP 1 is a related request to ensure compliance with the requirements of. (a) hillside management development in urban and non -urban areas; (b) density - controlled development; and (c) on-site grading exceeding 100,000 cubic yards. CUP I also authorizes the development of an on-site temporary materials processing facility during project construction. 7. CUP 11 is a related request to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill. CUP 11 was not included in the subdivider's initial set of entitlement requests and was not considered at the Commission's September 16, 2009 public hearing session, but based on recommendations by staff and direction from the Commission, CUP Ii was subsequently filed and included as part of the project. 8. The Oak Tree Permit is a related request to authorize removal of one non - heritage oak tree from the site. 9. The site is irregularly-shaped, approximately 2,173 gross acres in size, and is in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres of the site have slopes of 0 - 25 percent, 644 acres of the site have slopes of 25 - 50 percent, and 755 acres of the site have slopes of 50 percent and greater. 10. Access to the site will be from Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot -wide secondary highway, which will traverse the site to Sierra Highway, a 100 -foot major highway. HOA.735435.1 2 11. The site falls within the following zoning classifications: A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area); A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area); A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area); and A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), which all were established by Ordinance No. 7339 and became effective on June 6, 1958. 12. The project will be consistent with the A-1, A-1-1, A-1-10,000, and A-2-1 zoning classifications, where applicable. Single-family residences are permitted in the A-1 and A-2 zones pursuant to sections 22.24.070 and 22.24.120 of the County Code, respectively. Moreover, although the project's proposed lot sizes are less than what is otherwise required in the A-1-1, A-1-10,000, and A-2-1 zones, respectively, the subdivider is seeking CUP I for density -controlled development to allow the project's dwelling units to be concentrated in a portion of the property with smaller lot sizes. The project's remaining acreage, outside the clustered development, will be reserved as permanent open space. 13. The surrounding properties are zoned as follows: 14. North: A-1 and A-2-1; East: A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City -zoned property; South: A-2-1 and City -zoned property; and West: A-2-1 and City -zoned property. 15. Surrounding land uses are as follows: North: Vacant property and single-family residences; East: Vacant property, single-family residences, industrial and commercial uses; South: Vacant property, single- and multi -family residences, industrial and commercial uses, and a school; and West: Vacant property and single-family residences. 16. The existing site consists of vacant land, part of which was previously subdivided by recorded Tract Map Nos. 49433, 49434, and 49467. One such tract, Tract Map No. 49467, was a subdivision approved to create 200 single-family lots on 360 acres within the Cruzan Mesa area. This tract was never developed. As part of the instant subdivision, the underlying lots within these recorded tract maps will be merged into one open space lot, Lot No. 1293. 17. The site falls within the following land use categories in the Santa Clarita Valley Area Plan ("Area Plan"), a component of the General Plan: Hillside Management ("HM"); Non -Urban 2 ("N2"); Urban 1 ("U1"); Urban 2 ("U2"); Urban 3 ("U3„); and Floodway/Flood Plain ("W"). These land use categories would authorize a maximum of 1,302 dwelling units for non -urban and urban hillside residential HOA.735495.1 3 development, and thus the proposed 1,260 dwelling units for the project are consistent with these Area Plan categories. 18. The project is considered hillside development because the site exhibits natural slopes of 25 percent or greater. CUP 1 is required because the project's proposed 1,260 dwelling units exceed the low-density and mid -point density thresholds of 402 dwelling units and 870 dwelling units, respectively, as calculated by the slope density analysis for the site, 19. The Vesting Map and Exhibit "A," dated October 22, 2009, depict 1,260 single- family lots clustered over approximately 622 acres in the southern portion of the site. The lots range in size from 6,048 to 23,950 square feet. A proposed 12 -acre public park is depicted at the northern portion of the developed area and will include such recreational amenities as a basketball court, a baseball field, and a children's play area. The project will provide other park space, totaling approximately six acres, that will be privately maintained by the Homeowners' Association ("HOA") established for the development. An 11.6 -acre elementary school site is shown on Exhibit "A," in the center of the site's developed area with a pedestrian bridge over Skyline Ranch Road. Thirteen debris basin lots are depicted throughout the development. A public trail will be included within the project site, as will a number of privately -maintained trails and paseos, to provide connectivity to the project's private parks, cul-de-sac streets, and main thoroughfare, Skyline Ranch Road. 20. Grading for the project will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill, totaling 41.6 million cubic yards of cut and fill, to be balanced on site. Off-site grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. On- and off- site monument signs are proposed for entrance to the development both in the unincorporated County and in the City, and a single on-site oak tree will be removed due to grading and construction. 21. The project will provide approximately 1,770 acres of open space (approximately 81 percent of the project area) within public park Lot No. 1262, private park Lot Nos. 1263 through 9271, and open space Lot Nos. 1272 through 1296. The project will thus be consistent with the minimum 25 percent open space requirement for urban hillside projects under the County Code, and the 70 percent open space requirement for non -urban hillside projects. All open space will be designated as permanent open space and will comply with density - controlled development requirements. 22. The project and its proposed density are consistent with the adopted General Plan and zoning designations for the site, and are consistent with the surrounding communities. HOA.735495.1 4 23. The project will comply with the development standards of the A-1 and A-2 zones, where applicable, pursuant to sections 22.24.110 and 22.24.170 of the County Code, Project in compliance with the California Environmental Quality Act (Public 24. Prior to the Commission's public hearing, an initial Study was prepared for the Resources Code section 21000 et seq.) ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines for the County. Based on the Initial Study, Regional Planning determined that an Environmental Impact Report ("EIR") was the appropriate environmental document for the project. 25. Prior to the Commission's public hearing, the Commission received written correspondence concerning the project from, among other entities: the City; Santa Clarita Organization for Planning and the Environment ("SCOPE"); the United States Department of Homeland Security - Federal Emergency Management Agency; Santa Monica Mountains Conservancy ("SMMC"); County Sanitation District; California Water impact Network; Sierra Club; United States Department of the Interior— Fish and Wildlife Services; Southern California Association of Governments; and the California Energy Commission. The correspondence provided comments on, among other things, the draft EIR and the project design. 26. The Commission held its initial public hearing session on the matter on September 16, 2009. At the time, the only project entitlements requested were the Vesting Map, CUP 1, Oak Tree Permit, and Highway Realignment Case. At the public hearing session: A. The Commission heard a presentation from staff, who recommended a continuance of the public hearing for the County Subdivision Committee ("Subdivision Committee") to complete its review of the Vesting Map, for the IEC to review and make a recommendation on the Highway Realignment Case, and for staff to research the appropriate regulation of filming activities within the project's open space. Staff also recommended that the subdivider apply for the additional entitlements of: (a) the plan Amendment, to amend the County Master Plan of Highways to construct Skyline Ranch Road; and (b) CUP 11, to authorize a solid fill grading project for the off-site construction of Skyline Ranch Road; B The Commission heard testimony from the subdivider and its representative, testimony from persons in favor of the project, and testimony from persons in opposition to or with concerns over the project. Testimony from the City, SCOPE, and the Mountains Recreation and Conservation Authority ("MRCA") addressed, among other concerns, the need for off-site improvements at the intersection of Sierra Highway and Soledad Canyon Road, the need and type of improvements for Skyline Ranch Road, and the City's need for assurance that the project's traffic HQA.735495.1 5 improvements would not preclude the City from making its own planned improvements to Sierra Highway. The SMMC testified about its expertise in managing vernal pools and the need for permanent funding to maintain the project's open space; C. The Commission addressed, among other things, the importance of water supply to the site, the concurrent processing of Regional Planning's General Pian update known as One Valley One Vision ("OVOV"), and the need for pedestrian -friendly development at the site; D. The Commission also discussed the history of filming in Southern California and questioned whether filming revenues could be used to fund the maintenance of the vernal pools on site. The Commission expressed its intent to achieve a balance between filming activity and resource protection; and E. The Commission continued the public hearing to December 16, 2009, 27. In response to the hearing testimony and discussion, the sudivider submitted applications for the Plan Amendment and CUP 11, which were then considered collectively with the other project entitlements at the continued public hearing of December 16, 2009, March 3, 2010, and March 24, 2010. 28. During the Commission's December 16, 2009 continued public hearing session: A. The Commission heard a presentation from staff, who indicated that most of the previously -identified project issues had been resolved but, that an issue remained with the City regarding the design of Skyline Ranch Road; B. The Commission heard testimony from the subdivider and its representative, and testimony from the City. Among other things, the subdivider's testimony showed that, through a clustered design, the project would preserve Regional Planning's proposed SEA boundaries in its General Plan update by protecting the project's on-site vernal pools; C. The Commission discussed the importance of water supply, the need to rely on water supply experts for the project's environmental analysis, and the benefits of having new developments promote the use of water conservation technology and drought -tolerant landscaping; and D. The Commission continued the public hearing to March 3, 2010. 29. Prior to the March 3, 2010 public hearing session, the IEC conducted a public meeting to review the Highway Realignment Case. At the conclusion of the meeting, the IEC recommended approval of the proposed highway realignment to the Commission. HOA_735495.1 6 30. Prior to the March 3, 2090 public hearing session, County and City staff met with the subdivider and made a determination that a modified cross-section would be appropriate for Skyline Ranch Road. Such a design would include two travel lanes (one in each direction), a 14 -foot -wide landscaped median, and Class 11 bicycles lanes (one in each direction). 31. During the Commission's March 3, 2010 continued public hearing: A. The Commission heard a presentation from staff, who indicated that the IEC recommended approval of the Highway Realignment Case and that the City, County, and subdivider agreed on proposed improvements to Skyline Ranch Road. Staff also indicated that the County Department of Public Works ("Public Works") had recommended that the subdivider provide proof of the requisite off-site easements prior to the Board's public hearing on the project. Staff further noted that it had received additional correspondence from the Sierra Club regarding the project, expressing concern that the project's environmental impacts were inadequately addressed or mitigated in the final EIR; B. The City testified that it would encourage staff to develop additional project conditions to specify the initial and ongoing funding mechanisms to maintain the project's natural open space, C. The Commission discussed the history of filming near the vernal pools on Lot No, 1293; D. The subdivider testified that the project's natural open space had always been intended to be dedicated to a public agency and that the County Department of Parks and Recreation ("Parks") had indicated its intent to accept such dedication. The subdivider also testified that film revenue on the site should be sufficient to maintain the open space, and that the site's vernal pools would remain protected from filming activity; and E. The Commission continued the public hearing to March 24, 2010. 32. During the Commission's March 24, 2010 continued public hearing, the Commission heard a presentation from staff, who briefed the Commission regarding discussions with Parks for funding the project's open space. Based on this discussion, the Commission directed staff and the subdivider to resolve the funding issue prior to the Board's public hearing on the project. After hearing all testimony, the Commission closed the public hearing, certified the final EIR, approved the Vesting Map, CUP 1, CUP II, Oak Tree Permit, and Highway Realignment Case, and recommended approval of the Pian Amendment to the Board. 33. Pursuant to section 22.60.230(B)(2) of the County Code, because the project approvals included a recommendation by the Commission'to the Board of the Plan Amendment, the Vesting Map, CUP 1, CUP 11, Oak Tree Permit, and HOA.735495.1 7 Highway Realignment Case were called up for review by the Board along with the request for the Plan Amendment. 34. The Board conducted its public hearing on the project on July 27, 2010, and heard a presentation from Regional Planning staff, testimony from Public Works staff, testimony from the subdivider and its representative, and testimony from the public. A significant majority of the public testified in support of the project. A. Regional Planning staff testified that the two outstanding issues, discussed in Finding Nos. 31(A) and 32 above, had been resolved. That is, since the time of the Commission's approval: (a) Public Works had received the necessary documentation regarding the off-site easements for construction of Skyline Ranch Road; and (b) Parks had made the determination that the net revenue collected from expected filming activities within the site would be sufficient to operate and maintain open space Lot No. 1293. B. Regional Planning staff also recommended to the Board that two additional conditions be imposed on the project: That the subdivider shall construct off-site asphalt concrete (AC) paving to include a travel lane, a bicycle lane, a buffer, a curb, and a gutter adjacent to the bicycle lane, and sidewalks in both directions on Skyline Ranch Road to join Plum Canyon Road, which improvements shall conform to the latest approved IEC alignment P-270(PW) to the satisfaction of Public Works. Further, before recordation of the 301 st unit in phase one of the development, the remaining improvements as shown on the approved typical sections exhibit labeled "TR 60922 Street Cross - Section Revised 03103110" shall be completed to the satisfaction of Public Works; and That the subdivider shall construct a pedestrian bridge over Skyline Ranch Road at the project's school site that will be bonded for upon the recordation of the first buildable unit on the northeast side of Skyline Ranch Road, and that it shall be completed, along with access improvements, prior to occupancy of the first unit of the project on the northeast side, all to the satisfaction of Public Works. C. Public Works' testimony indicated that the water supply assessment for the project had been prepared in compliance with state law and that it had adequately addressed the water demand and water supply issues related to the project. D. The testimony from the public included: (a) testimony in support of the project from the Chair of the Canyon Country Advisory Committee, the City, and two residents from the nearby Fair Oaks Ranch community, also HOA.735495.1 8 developed by the subdivider; (b) testimony from the Assistant Superintendent of Business Services for the Sulphur Springs School District in Santa Clarita regarding its successful relationship with the subdivider in developing schools, and that it had reached an agreement with the subdivider for development of an elementary school as part of the project; and (c) testimony in opposition to the project from a representative Of SCOPE claiming, among other things, that the water supply assessment for the project was inaccurate and that the statement of overriding considerations ("SOC") under CEQA misstates the benefits of the project. 35. At the conclusion of the Board's public hearing, the Board certified the final EIR for the project, which included the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board further indicated its intent to approve the project approvals, subject to staffs recommended conditions, including the two additional conditions discussed in Finding No, 34(B). The Board also deemed it appropriate to impose the following additional conditions on the project to address a number of issues raised during the public hearing process, including the issue related to providing a range of residential designs to reduce the massing of the project: A. The subdivider shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code; B. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages; C. Residences within the development shall be limited to a maximum of two stories and 25 feet in height; D. For two-story residences, on the two sides of the second story (i.e., not the front and back sides), each side must be setback a minimum of one foot from the edge of the first story for every two feet of height of the second story; E. There shall be no more than one garage for each residence, and such garage shall not exceed 26 feet: in width; HOA.735495.1 9 F. For residences with attached garages, the garage shall be setback at least six feet from the front face of the residence; G. A minimum of three native, drought -tolerant trees 05 -gallon or larger) shall be planted on each lot; and H. Condition No. 1 of"Trails Conditions of Map Approval" in Parks' letter dated November 30, 2009 should be revised to require Parks' approval, trail alignment, posting of bonds, and all associated actions, to occur prior to the recordation of the project's first final unit map. 36. Subsequent to the Board's public hearing, minor changes to the additional conditions imposed by the Board were considered by staff to further reflect the spirit and intent of the Board's concern regarding project massing. The Board finds that these minor changes, set forth in this Finding No. 36, are appropriate and should be incorporated into the project conditions: A. Rather than residences being limited to 25 feet in height (set forth in Finding No. 35(C) above), residences should instead be limited to 32 feet in height; B. The condition set forth in Finding No. 35(D) above should be deleted and replaced with the following: "there shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots." C. Rather than garages being limited to 26 feet in width (set forth in Finding No. 35(E) above), garages should instead be limited to 30 feet in width. 37. The Board finds that the project incorporates design changes and conditions involving trails, paseos, bicycle lanes, and right-of-way dimensions that reflect testimony from the public and the City through the public hearing process. The Board further finds that the adjustment made to proposed right-of-way dimensions in the public hearing process furthers a significant goal in OVOV, which is to eliminate or minimize differences in roadway design in County and City neighborhoods. 38. The Board finds that over 80 percent of the site, i.e., 1,770 acres, will be preserved as open space. The project includes a fully -developed 11 -acre park with a multi -use athletic field, a basketball court, a volleyball court, a children's play area, picnic areas, and a community gathering space. The Board further finds that, in addition to the community park, the project provides six acres of smaller parks, a series of walking paseos and sidewalks, and a pedestrian bridge for children to walk to the proposed elementary school. The natural open space and public park and trails are to be dedicated to the County, and the private parks and trails are to be dedicated to an HOA for ownership and maintenance, where a Landscaping and Lighting Act District will be used to maintain the landscaped medians and manufactured slopes. HOA_735495.1 10 39. The Board finds that the site will be developed with an approximate density of three units per acre, which is a lower density than in the adjoining Plum Canyon development, which is four units per acre, and a lower density than the older residential neighborhoods surrounding the project, which are approximately 3.3 units per acre. 40. The Board finds that the Plan Amendment grants no additional development rights to the subdivider. Instead, the Plan Amendment results in a net environmental benefit to the community by eliminating 200 recorded lots and thereby preventing future development in an environmentally -sensitive area. 41. The Board finds that the project has been reviewed by the County Departments of Fire, Health, Parks, Public Works, and Regional Planning, and by the involved local water wholesaler and purveyor. The recommendations from these agencies have been incorporated into the conditions of approval for the project. 42. The Board finds that due to recent fire and storm activity unrelated to the project, there is an increasing need for disposal locations for sediment that accumulates behind dams and in debris basins. The Board further finds that this need is Particularly significant in areas near the Angeles National Forest and in the Santa Clarita Valley, where disposal sites are in short supply. The Board finds that this project will provide the additional benefit of granting a site to the County Flood Control District for the disposal of sediment within one year of the Board's approval of the project. 43. The Board finds that Regional Planning's recommendation to approve the project is appropriate given its compliance with the General Plan and zoning, the environmental benefits associated with the project, and its proposed public amenities. 44. The Board finds that in 1980, the County adopted 61 SEAS to help preserve rare plants and animals. In 2000, the County prepared an updated study of the County SFAs ("2000 SEA Update Study"). The 2000 SEA Update Study proposed to more than double the existing acreage of the County SEAS and to designate a new Cruzan Mesa Vernal Pools SEA within and surrounding the project site. 45. The Board finds that the proposed SEA includes mesas, canyons, steep interior slopes, a seasonally -flowing wash, and two regionally -serving vernal pool complexes with the potential to support a variety of special status plants and animals, including the endangered fairy shrimp. 46. The Board finds that after release of the 2000 SEA Update Study, the subdivider, in consultation with Regional Planning, conducted an extensive land assembly effort involving approximately 36 different property owners to purchase privately - owned property within the SEA. HOR.735495.1 11 47. The Board finds Mystery Mesa is a landmark setting within the site, and that due to its remarkable views, Mystery Mesa has been an important movie and television filming location for 40 years, being vital to the regional economy. The Board further finds that a tract map has been recorded for 200 homes on Mystery Mesa, but that after its recordation, the County proposed to include Mystery Mesa within the proposed SEA. 43. The Board finds that the current County Highway Plan proposes to extend Whites Canyon Road and to construct a new Cruzan Mesa Road through the proposed SEA. Both road connections would require substantial grading and landform alteration that are not supported by federal and state resource agencies because of unacceptable environmental impacts. 49. The Board finds that after its purchase of substantial portions of the proposed -SEA, the subdivider, in collaboration with Regional Planning, designed the project to transfer the allowable density within the SEA to the proposed development site, thereby preserving the on-site portions of the proposed SEA as open space. 50. The Board finds that because of the unacceptable environmental impacts associated with the planned development of Cruzan Mesa Road and extension of Whites Canyon Road, an alternative traffic circulation improvement was needed to connect Plum Canyon Road to Sierra Highway. The Board further finds that the subdivider, in cooperation with Regional Planning, designed the project and Skyline Ranch Road to provide this significant alternative highway connection. 51. The Board finds that the construction of Skyline Ranch Road will eliminate the need for the environmentally -damaging road connections through the proposed SEA and will provide a more appropriate highway connection closer to urban development. The elimination of Cruzan Mesa Road and realignment of Whites Canyon Road are consistent with the relevant recommendations by both state and federal agencies and County staff. 52. The Board finds that the project appropriately transfers density to concentrate development on approximately 20 percent of the site, located on less steep terrain, proximate to existing urban development, and outside the environmentally -sensitive and biologically significant SEA. 53. The Board finds that changed circumstances support the preservation of previously designated urban areas and Tract Nos. 49433, 49434, and 44967 as open space for the following reasons: A. Five pockets of land designated in the Area Plan as U2 and W, and located in the easterly portion of the project site are no longer appropriate for urban development; i. Urban development would be out of character with nearby rural residential development. The existing community located to the HOA.735495.9 12 east of these areas is developed to rural densities and the community pattern would not support the development of these areas at urban densities. The urban designation for these areas resulted from an historical understanding that the Sierra Highway corridor would be developed at urban densities, which has not occurred. The land is located proximate to proposed Cruzan Mesa Road, which is proposed for elimination on the County Highway Plan. An alternative highway connection is being provided through the project site. Accordingly, these other areas will not be provided with sufficient circulation and access to be developed at urban densities, while the proposed development site would be traversed by a new major highway connecting to Sierra Highway. The topography of these other areas is less appropriate for urban development than the flatter site proposed for development. iv. The urban areas along the Sierra Highway corridor are prone to hazardous flooding. g. The three small and isolated areas located in the southerly portion of the project site designated in the Area Plan as U1, U3, and W are less appropriate for urban development than the development site; i. These areas are at elevations significantly lower than the proposed development site, which make development at these locations difficult. ii. Access through nearby development is not available for the U1 designated area and nearby development is located on streets that are already at capacity. iii. The site will be traversed by a proposed highway, which will provide adequate circulation for urban development. iv. The proposed new highway will traverse the areas designated as U3 and W, and thus a portion of these areas are no longer available for urban development. Transferring the available density to the nearby development site is therefore appropriate. C. One small pocket of land designated in the Area Plan as U1 and located in the westerly portion of the site and proximate to the proposed development is no longer appropriate for urban development. The land is located within a proposed SEA, which makes urban development at this location inappropriate. instead, transferring the urban density to the proposed site, located outside the proposed SEA, is proper; and HOA.735495.1 13 D. Tract Nos. 49433, 49434, and 44967 are isolated, recorded tracts located in the northerly portion of the project site and are no longer appropriate for urban development. The recorded tracts are located on Mystery Mesa, within the proposed SEA and regionally significant open space. The transfer of urban density from the recorded tracts to the proposed site will preserve open space views, regionally significant vernal pools, and land proposed to be included in the SEA. The recorded tracts are remotely located from urban development and public facilities and significant grading will be required to access the recorded lots. The transfer of urban density from these recorded tracts to the proposed site will prevent mass grading that would otherwise be necessary to access these isolated recorded lots. 54. The Board finds that the proposed transfer of non -urban density to the proposed site will preserve ridgelines, significant open space, and lands within the proposed SEA. The portion of the site designated in the Area Plan as Hillside Management, near Tract Nos. 49433, 49434, and 44967 is isolated and located remotely from urban development and public facilities. Substantial grading would be required to provide infrastructure to this area. The transfer of non -urban density from this Hillside Management area to the project site will minimize grading, preserve open space, and promote good planning by locating urban development near already developed communities. 55. The Board finds that the Area Plan encourages density transfer when it promotes important Area Plan goals, such as preserving open space, hillsides, and SEAs, minimizing grading, disruption and degradation of the environment, and avoiding development in hazardous lands. A. The Area Plan authorizes density transfer among land use classifications within a project site (regardless of urban or non -urban designation) when geological and topographic data support the need, the number of units is not increased, and health and safety is not detrimentally affected. B. The Area Plan authorizes density transfer as a tool to preserve significant ecological areas, to preserve hillsides, to promote superior design, and to respond to changing housing needs. C. The Area Plan encourages density transfer and clustering of structures in urban and non -urban hillsides from steeper to more gently rolling and level land as a means of preserving the natural terrain, minimizing grading, and reducing exposure to natural hazards. HOA.735495.1 14 D. The Area Plan encourages the consideration of residential densities as averages for the site to allow for the clustering of development and the transfer of unit credit to provide for additional open space. E. The Area Plan encourages clustering of residential uses in hilly and mountainous areas to minimize grading and to preserve the natural terrain. 56. The Board finds that the project is consistent with the above density transfer provisions of the Plan. 57. The Board finds that Skyline Ranch Road will provide an important highway connection between Plum Canyon Road and Sierra Highway and will eliminate the need for the environmentally -damaging planned extension of Whites Canyon Road. 58. The Board finds that Cruzan Mesa Road, a proposed limited secondary highway, is unnecessary for traffic and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access in this area_ 59. The Board finds that the project proposes no interconnecting streets from Skyline Ranch to existing adjacent neighborhoods, thereby preventing disturbance to existing residents from additional vehicle traffic. 60. The Board finds that an elementary school similar to the school in the Fair Oaks Ranch and Golden Valley communities will be provided as part of the project. The Board further finds that a pedestrian bridge will be constructed over Skyline Ranch Road to provide safe access to the elementary school. 61. The Board finds that the project is consistent with the minimum 25 percent requirement for urban hillside projects, and the minimum 70 percent requirement for non -urban hillside projects. All open space will be permanent, as part of a density -controlled development. 62. The Board finds that filming activities at Mystery Mesa have historically generated substantial annual revenue which can continue to be used as a regular funding source for open space maintenance. 63. The Board finds that the project will include creation of a Landscaping and Lighting Act District, which will provide additional funding for open space maintenance. 64. The Board finds that the Castaic Lake Water Agency ("CLWA") is the wholesale water agency for much of the Santa Clarita Valley. The CLWA treats and delivers water to four local water retailers, and the retailers sell water to residents and businesses throughout the Santa Clarita Valley. Current and planned water HOA.735495.1 15 supplies available to CLWA include local groundwater, imported water from the State Water Project ("SWP"), water storage programs, water banking programs, and recycled water. The full range of supplies developed by CLWA would be used within the service area in accordance with the provisions of the current County Urban Water Management Plan ("UWMP") and Groundwater Management Plan. 65. The Board finds that in 1999, CLWA purchased one of its water retailers, now known as the CLWA Santa Ciarita Water Division ("SCWD"). After the purchase, section 15.1 was added to the CLWA Law (Act 9099b of the California Water Code Uncodified Acts) to clarify SCWD's ability to provide retail water service. Under the CLWA Law, in areas where SCWD's service area overlaps with Newhall County Water District's ("NCWD") service area, NCWD has exclusive authority to provide water service unless it consents to service by SCWD. 66. The Board finds that the project site is located within an area of overlapping water service areas. The Board further finds that SCWD water supply infrastructure is the closest to the project site and that SCWD would have the ability to more readily serve the proposed project than would NCWD. 67. The Board finds that following public hearings by the County Local Agency Formation Committee, NCWD consented to SCWD serving the Skyline Ranch project by entering into a Memorandum of Understanding ("MOU") with CLWA. Accordingly, SCWD is authorized to serve Skyline Ranch pursuant to section 15.1 of CLWA Law, the MOU, and the California Water Code ("Water Code"). 68. The Board finds that the final EIR for the project includes a water supply assessment ("WSA") prepared by SCWD. The Board further finds that the WSA analyzed a reduced water pumping scenario taking into account interim operating restrictions imposed on the SWP by the federal court to protect the Delta smelt. 69. The Board finds that the California Department of Water Resources ("DWR") is the state agency charged with the statutory responsibility to build, manage, and operate the SWP. DWR publishes a reliability report every two years that contains data concerning the reliability of current and future SWP deliveries. In August 2008, DWR released a 2007 SWP Delivery Reliability Report, which included simulations to evaluate future SWP reliability incorporating interim court- ordered operating rules to protect the Delta smelt and climate change impacts to hydrology in the Central Valley. 70. The Board finds that subsequent to the approval of the WSA by SCWD and the 2007 SWP Delivery Reliability Report by DWR, the United States Fish and Wildlife Service issued a biological opinion imposing permanent operating restrictions on SWP operations to protect the Delta smelt. Similar court actions and regulatory proceedings have also occurred, designed to protect other endangered fish species, which also impact SWP operations. DWR had not HOA.735495.1 16 issued formal guidance regarding the impact of these recent court and regulatory actions on SWP operations and water supply reliability. In the absence of such guidance, and because the WSA considers restrictions to SWP based on reduced water pumping from the Sacramento -San Joaquin Delta, the Board finds that the WSA would not be changed materially by the court decisions and regulatory actions occurring subsequent to the approval of the WSA. 71. The Board finds the final EIR includes the most current reports and information required by section 10910 of the Water Code. The Board further finds that the final EIR goes beyond the published reports to analyze all recent court decisions and regulatory actions taken to protect endangered fish in the Sacramento - San Joaquin Delta, which may further reduce the reliability of SWP water deliveries to CLWA and other water agencies throughout California. 72. The Board finds that SCWD concluded in the WSA that there is a sufficient water supply available for the project during normal, single -dry, and multiple -dry years over the next 20 -year period. The Board further finds that Public Works reviewed the WSA and determined that it adequately addressed the demands and water supply issues related to the project in compliance with CEQA and the Water Code. SCWD also submitted a letter to the subdivider confirming its ability to serve the project. 73. The Board finds that based on the analysis provided in the current UWMP, as updated by the 2007 SWP Delivery Reliability Report, the WSA and the final EIR, sufficient water supplies would be available to meet projected demand for future development, including the project, through 2030. Nevertheless, due to the reduction in SWP reliability and County water conservation requirements, the project imposes mitigation measures to further reduce less -than -significant impacts to water supply, including the use of water efficient fixtures, low -flush toilets, water -efficient irrigation, and drought -tolerant landscaping. 74. The Board finds that as required by section 66473.7 of the California Government Code, the project includes a condition of approval requiring SCWD to submit a water supply verification to the County before a final map can be recorded on the property. 75. The Board finds that the project is required to comply with the County's green building program, which imposes green building requirements and stringent landscaping restrictions to minimize water use. 76. The Board finds that the project's five flag lofts are justified by topographic conditions and the size and shape of the division of land, and that the design is not in conflict with the pattern of neighborhood development. The proposed development will be creating new neighborhoods, and will not increase density by proposing homes adjacent to any rear yards of existing homes. HOA.735495.1 17 77. The Board finds that the required front yard setbacks to the habitable structures shall be a minimum of 18 feet as measured from the back of the sidewalks, and the front yard setbacks to the garages shall be a minimum of 20 feet as measured from the back of the sidewalks. These setbacks will ensure compatibility with American with Disabilities Act requirements to ensure accessible sidewalks when cars are parked in individual driveways. 78. The Board finds that the proposed alternate cross-sections are in keeping with the design and improvement of adjoining highways and streets. The Board further finds that, with the alternate cross-sections, the project will still appear to have a 20 -foot front yard, except that six feet of open area between the house and the sidewalk will consist of landscaped parkway. As with a traditional cross- section, 40 feet of roadway will be provided for the project. 79. The Board finds that alternate cross-sections are proposed only for interior local streets, which do not adjoin existing or planned adjacent development. All collector roads and secondary highways that connect the new community to existing and planned neighborhoods and highways will be developed with traditional cross-sections. 80. The Board finds that, to avoid a sterile appearance for the project, the subdivider should incorporate feasible design controls, setbacks, and other measures into the project's master design standards to limit repetitive home design. 81. The Board finds that the proposed project is required to comply with the development standards of the A-1 zone pursuant to section 22.24.110 of the County Code, and A-2 zone pursuant to section 22.24.170 of the County Code, except as otherwise modified by CUP I. 82. The Board finds that the proposed subdivision and the provisions for its design and improvement are consistent with the goals and policies of the Area Plan, a component of the General Plan. The Board further finds that the project increases the supply and diversity of housing in the area and promotes the efficient use of land through a concentrated pattern of development, while at the same time minimizing development in hillside and natural resources areas. 83. The Board finds that the subject property is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping, and other accessory structures, as shown on the site plan and Vesting Map, 84. The Board finds that compatibility with the surrounding land uses will be ensured through the Plan Amendment, CUP 1, CUP 11, Oak Tree Permit, and Highway Realignment Case. 85. The Board finds that there is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project site. HOA.735495.9 18 86. The Board finds that the site is physically suitable for the type of development and density proposed because it will have adequate building sites to be developed in accordance with the County grading ordinance, will have access to a County -maintained street, will be served by public sewers, will have adequate water supplies and distribution facilities to meet anticipated domestic and fire protection needs, and will be developed to mitigate any flood and geologic hazards in accordance with the requirements of Public Works. 87. The Board finds that the design of the subdivision and type of improvements for the project will cause no serious public health problems because sewage disposal, storm drainage, fire protection, and geologic and soils factors are addressed in the conditions of approval. 88. The Board finds that the design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat, except as otherwise described in the Findings of Fact and SOC ("Findings and SOC"). 89. The Board finds that the design of the subdivision provides for future passive and/or natural heating or cooling opportunities where feasible. 90. The Board finds that the division and development of the property in the manner set forth on this map will not unreasonably interfere with the free and complete exercise of public entity and/or public utility rights-of-way and/or easements within this map, because the design and development as set forth in the conditions of approval and on the Vesting Map provide adequate protection for any such easements. 91. The Board finds that the proposed subdivision does not contain or front upon any public waterway, river, stream, coastline, shoreline, lake, or reservoir, consistent with Chapter 4, Article 3.5 of the Subdivision Map Act, section 66478.1 of the California Government Code, et seq. 92. The Board finds that the discharge of sewage from this land division into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with section 13000) of the California Water Code. 93. The Board finds that in determining that the project will be consistent with the General Plan, the housing and employment needs of the region were considered and balanced against the public service needs of local residents and the available fiscal and environmental resources. 94. The Vesting Map was submitted as a "vesting" tentative map." As such, it is subject to the provisions of sections 21.38.010 through 21.38.080 of the County Code. HOA.735495.1 19 95. The Board finds that a final EIR for the project was prepared in accordance with CEQA, the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles, which final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the final EIR including Responses to Comments dated February 2010, the Addendum to the final EIR dated March 2010, and the Skyline Ranch Water Supply Update dated July 2010. The Board reviewed and considered the final EIR, along with its associated Findings and SOC, and found that it reflects the independent judgment of the Board. The Findings and SOC are incorporated herein by this reference, as if set forth in full. 96. The Board finds that, as stated in the final EIR and the Findings and SOC, implementation of the project will result in unavoidable significant effects on visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and cumulative global climate change. However, the Board finds the benefits of the project outweigh these potential unavoidable adverse impacts and they are determined to be acceptable based upon the overriding considerations set forth in the Findings and SOC. 97. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the final EI R was prepared, and its requirements are incorporated into the conditions of approval for this project. 98. The MMP, prepared in conjunction with the final EIR, identifies in detail how compliance with its measures adopted to mitigate or avoid potential adverse impacts to the environment is ensured. 99. The Board finds this project has an impact on fish and wildlife resources and thus is not exempt from California Department of Fish and Game fees pursuant to section 711.4 of the California Fish and Game Code. 100. Approval of this subdivision is conditioned on the subdivider's compliance with the attached conditions of approval and the MMP as well as the conditions of approval for CUP I, CUP 11, and Oak Tree Permit. 101. The location of the documents and other materials constituting the record of proceedings upon which the Board's decision is based in this matter is the Los Angeles County Department of Regional Planning, Hall of Records, 13th Floor, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. THEREFORE, THE BOARD OF SUPERVISORS: 1. Certifies that the final EIR for the project was completed in compliance with CEQA and the State and County Guidelines related thereto; certifies that it independently reviewed and considered the information contained in the final EIR, and that the final EIR reflects the independent judgment and analysis of the HOA.735495.9 20 Board as to the environmental consequences of the project; indicates that it certified the final EIR at the conclusion of its hearing on the project and adopted the Findings and SOC, and MMP, finding that pursuant to section 21081.6 of the California Public Resources Code, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation, found that the unavoidable significant effects of the project after adoption of said mitigation measures are as described in those Findings and SOC; and determined that the remaining, unavoidable environmental effects of the project have been reduced to an acceptable level and are outweighed by specific health and safety, economic, social, and/or environmental benefits of the project as stated in the Findings and SOC; and 2. Approves Vesting Tentative Tract Map No. 060922-(5) subject to the attached conditions. HOA.735495.1 21 CONDITIONS OF APPROVAL PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 The subdivider shall conform to the requirements of Title 21 of the Los Angeles County Code ("County Code") (Subdivision Ordinance). The subdivider shall also conform to the requirements of Conditional Use Permit Case No. 04-075-(5) ("CUP I"), Conditional Use Permit Case No. 2009-00121-(5) ("CUP I1"), Oak Tree Permit Case No. 2007-00021-(5) ("Oak Tree Permit"), and the Mitigation Monitoring Program ("MMP"), all approved by the Los Angeles County ("County") Board of Supervisors ("Board") in connection with the approval of this Vesting Tentative Tract Map No. 060922 ("Vesting Map"). 2. Unless otherwise apparent from the context, the term "subdivider" shall include the applicant or any successor in interest, and any other person, corporation, or entity making use of this grant. 3. All development governed by this Vesting Map and its related entitlements shall comply with the applicable provisions of the County's green building program, including the green building, low -impact development, and drought -tolerant landscaping ordinances, as set forth in Parts 20, 21, and 22, respectively, of Chapter 22.52 of Title 22 of the County Code, 4. Recordation of the final map is contingent upon adoption by the Board of General Plan Amendment Case No. 2009-00009_(5) ("Plan Amendment") amending the Master Plan of Highways to delete Cruzan Mesa Road and to realign Whites Canyon Road through the project site, where the realigned portion of the road will be named Skyline Ranch Road and will continue to be a designated secondary highway. 5. Except as otherwise specified in Condition No. 6 and by CUP 1, the subdivider shall conform to the requirements of the A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), A-1 (Light Agricultural - 5,000 Square Feet Minimum Lot Size), A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area), and A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area) zones, where applicable. 6. As a density -controlled development in a non -urban and urban hillside management area, and in accordance with CUP I, the areas of the proposed lots may be averaged to collectively conform to the minimum lot area requirements of the A-2-1, A-1-1, and A-1-10,000 zones, as applicable, as shown on the approved Vesting Map. If multiple final maps are recorded for the project, the average area of all lots shown on each final unit map and all previously recorded final unit maps shall comply with the minimum lot area requirements of the A-2-1, A-1-1, and A-1-10,000 zones, as applicable. HOA.724089.1 7. The subdivider shall submit a copy of any and all project Covenants, Conditions, and Restrictions ("CC&Rs"), and any other covenants or maintenance agreements entered into with respect to the project, to the County Department of Regional Planning ("Regional Planning") for review and approval. All project conditions of approval shall be included as conditions in the CC&Rs, and the CC&Rs shall prohibit any such condition from being amended in any way, or from being eliminated, without prior approval from the Director of Regional Planning ("Director"). 8. The subdivider shall submit evidence to Regional Planning that these conditions of approval, and the conditions of the associated CUP I, CUP 11, and Oak Tree Permit have been recorded. 9. This grant shall authorize the subdivider to record multiple final maps for the project. The boundaries of the final unit maps shall be established to the satisfaction of the Los Angeles County Subdivision Committee ("Subdivision Committee"). Each final unit map to be recorded shall comply, on its own or in combination with previously recorded final unit maps, with the open space and lot area requirements of the Los Angeles County General Plan, Title 22 of the County Code (i.e., the zoning ordinance), and the other entitlements approved for this project, where applicable. Prior to approval of each final unit map, the subdivider shall submit the following to Regional Planning: a. A phasing map indicating the boundaries of the current final unit map, the boundaries and status of all previously filed final unit maps, and the expected boundaries and phasing of all future final unit maps; b. A summary sheet for the phasing map, indicating the number and type of all current and previous final maps shown, including a breakdown of open space acreage, type, and percentage; and C. If, pursuant to this Condition No. 9, a phasing map is required to be reviewed and approved by the Subdivision Committee, the subdivider shall submit multiple copies of the phasing map to Regional Planning for circulation and approval by the Subdivision Committee. 10. Prior to recordation of the final map, or each final unit map if applicable, and also prior to obtaining any grading and/or building permit for the project, the subdivider shall provide to Regional Planning a valid, current water availability letter from the involved water purveyor, to the satisfaction of the Director and the Director of the County Department of Public Works ("Public Works"). 11. The subdivider shall be authorized to adjust lot lines between lots within the subdivision to the satisfaction of Regional Planning. 12. For each lot fronting a cul-de-sac and/or a knuckle, the lot shall have at least 40 feet of street frontage from the property line; for all other lots (including Lot No. 73) except Flag Lot Nos. 20, 499, 502, and 539, the lot shall have at least HOA.724089.1 2 50 feet of street frontage from the property line. Each lot shall have approximate radial lot lines. 13. The subdivider shall construct or bond with Public Works for driveway paving on Flag Lot Nos. 20, 499, 502, 539, and 542 with minimum widths of. a. Fifteen feet where the driveway is less than 150 feet in length and serves one lot, Twenty feet where the driveway exceeds 150 feet in length and serves one lot, or for dual access strips; and Twenty feet where a common driveway serves two lots. 14. The final map shall show all streets within the project site to be dedicated as public streets. 15. Prior to recordation of each final unit map, if applicable, the subdivider shall submit to the Subdivision Committee for its review and approval an updated phasing map depicting project access to all phases of the project and the open space acreage within each phase. 16. All open space lots on each final unit map shall be numbered and access shall be provided to each open space lot with a minimum of 15 feet in width, all to the satisfaction of Regional Planning. 17. Additional open space lots shall be created, to the satisfaction of Regional Planning, to separate manufactured slopes from natural open space areas on each final unit map. 18. Private park Lot Nos. 1263 and 1271 shall be owned and maintained by a Homeowners' Association formed within the development, to the approval of Regional Planning. 19. The subdivider shall dedicate to the County on each final unit map the right to prohibit construction of any and all residential structures on the project's school site, shown as Lot No. 1261 on the Vesting Map, and the project's open space areas, shown as public park Lot No. 1262 and private park Lot Nos. 1263 through 1271 on the Vesting Map. The words "Open Space -Building Restriction Area" shall be depicted over the open space lots just described on each recorded final unit map, where applicable. 20. The subdivider shall dedicate to the County on each final unit map the right to prohibit development, including grading or the construction of any structure, on the open space areas shown as open space Lot Nos. 1272 through 1296 on the Vesting Map. The words "Open Space -Development Restriction Area" shall be depicted over these open space lots on each recorded final unit map, where applicable. HOA.724089. S 3 21. The subdivider shall dedicate open space Lot Nos. 1272 through 1296 to the County or some other public agency, subject to the approval of Regional Planning. The dedication instrument shall contain language that access to said open space lots for emergency purposes shall not be prohibited. 22. The subdivider shall be authorized to grade in phases, subject to the approval and/or satisfaction of Public Works and Regional Planning. 23. No grading permit for development within the project site shall be issued prior to recordation of a final unit map, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of CUP I, CUP II, and the Oak Tree Permit. 24. The development shall include slope planting and an irrigation system in accordance with the County grading and drought -tolerant landscaping ordinances. The subdivider shall ensure that the project CC&Rs include a requirement for the continued maintenance of plantings for those lots with planted slopes. 25. The project's irrigation system for manufactured slopes shall include dual piping to allow for future connection and the use of reclaimed water within landscaped slopes, to the satisfaction of the Director and the Director of Public Works, 26. Prior to issuance of a grading and/or building permit for the project, the subdivider shall submit three copies of a landscape plan, including an irrigation plan, for approval by the Director, to be incorporated into a revised site plan, showing, at a minimum, that the subdivider will plant at least one tree of a non- invasive species within the front yard of each residential lot. The location and the species of said tree shall also be shown on the landscape plan. Prior to approval of each final unit map, the landscape plan shall be approved by the Director and a bond shall be posted with Public Works, or the subdivider shall submit other verification to the satisfaction of the Director, ensuring that the required trees will be planted. 27. The subdivider shalt construct off-site asphalt concrete (AC) paving, to include a travel lane, bicycle lane, buffer, curb and gutter adjacent to the bicycle lane, and sidewalks in both directions on Skyline Ranch Road joining'to Plum Canyon Road, which improvements shall conform to the latest approved IEC alignment P-270(PW) to the satisfaction of Public Works. Further, before recordation of the 301 st unit in phase one of the development, the remaining improvements as shown on the approved typical sections exhibit labeled "TR 60922 Street Cross - Section Revised 03/03/10" shall be completed to the satisfaction of Public Works. 28. The subdivider shall construct a pedestrian bridge over Skyline Ranch Road at the project's school site that will be bonded for upon the recordation of the first buildable unit on the northeast side of Skyline Ranch Road, and it shall be HOA.724089.1 4 completed, along with access improvements, prior to occupancy of the first unit of the project on the northeast side, all to the satisfaction of Public Works. 29. The subdivider shall, within 12 months from the Board's approval of the Vesting Map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code. 30. Within each project phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages. 31. Residences within the development shall be limited to a maximum of two stories and 32 feet in height. 32. There shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots. 33. There shall be no more than one garage for each residence, and such garage shall not exceed 30 feet in width. 34. For residences with attached garages, the garage shall be set back at least six feet from the front face of the residence. 35. A minimum of three native, drought -tolerant trees (15 -gallon or larger) shall be planted on each lot. 36. Condition 1 of "Trails Conditions of Map Approval" in Parks and Recreation's letter dated November 30, 2009, should be revised to require Parks and Recreation's approval, trail alignment, posting of bonds, and associated actions all to occur prior to recordation of the project's first final map. 37. If any bond is posted for any improvements required by these conditions of approval, the subdivider shall be financially responsible and reimburse Regional Planning for all inspections made to ensure compliance with such conditions and to the approved site plan on file. The amount charged for these inspections shall be equal to the recovery cost at the time of payment (currently $200 per inspection). 38. Within three days of the approval date of this grant, the subdivider shall remit processing fees in the amount of $2,867.25 payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code and section 711.4 of the California Fish and Game Code to defray the costs of fish and wildlife protection HOA.724089.1 5 and management incurred by the California Department of Fish and Game. No land use project subject to this requirement is final, vested, or operative until the fee is paid. 39. Within 30 days of the approval date of this grant, the subdivider shall record a covenant and agreement with the County agreeing to comply with the required environmental mitigation measures imposed in the Final Environmental Impact Report ("EIR") and MMP for this project, and shall attach the MMP to the document to be recorded. Prior to recordation of the covenant, the subdivider shall submit a copy of the draft.covenant to the Director for review and approval. 40. The attached environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the Final EIR for the project are incorporated herein and made conditions of Vesting Map. The subdivider shall comply with all such mitigation measures in accordance with the attached MMP. To ensure the effectiveness of these mitigation measures, the subdivider shall submit mitigation monitoring reports to Regional Planning for approval as frequently as may be required by the Director, until such time as all such mitigation measures have been completed and implemented. These reports shall describe the status of the subdivider's compliance with the required mitigation measures. 41. Within 30 days of the approval date of this grant, the subdivider shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the subdivider's MMP reports and to verify compliance with the information contained therein, as required by the MMP. 42. The subdivider shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this tract map approval, or related discretionary approvals, whether legislative or quasi-judicial, which action is brought within the applicable time period of section 66499.37 of the California Government Code or any other applicable limitation period. The County shall promptly notify the subdivider of any claim, action, or proceeding and the County shall fully cooperate in the defense. If the County fails to promptly notify the subdivider of any claim, action, or proceeding, or the County fails to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify, or hold harmless the County. 43. In the event that any claim, action, or proceeding as described above is filed against the County, the subdivider shall within 10 days of the filing pay Regional Planning an initial deposit of $5,000 from which actual costs shall be billed and deducted for the purpose of defraying the expense involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to the subdivider or subdivider's counsel. The subdivider or successor in interest shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: H OA.724089.1 6 a. If during the litigation process, actual costs incurred reach 80 percent of the amount on deposit, the subdivider shall deposit additional funds to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation; and b. At the sole discretion of the subdivider, the amount of the initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by the subdivider according to section 2.170.010 of the County Code. Except as modified herein, this approval is subject to all of the conditions set forth in CUP 1, CUP 11, Oak Tree Permit, the MMP, and the attached reports recommended by the Subdivision Committee, which Subdivision Committee consists of members of Regional Planning, Pubiic Works, and the County Departments of Fire, Parks and Recreation, and Public Health. Attachment: Subdivision Committee Reports (VTTM No. 060922 - Pages 1-44) Mitigation Monitoring Program (VTTM No. 060922 - Pages 45 -- 91) HOA.724089.1 7 COUNTY OF LOS ANGELES page 1/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT "A" MAP DATED 10-22-2009 The following reports consisting of 21 pages are the recommendations of Public Works. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: Details and notes shown on the tentative map are not necessarily approved. Any details or notes which may be inconsistent with requirements of ordinances, general conditions of approval, or Department policies must be specifically approved in other conditions, or ordinance requirements are modified to those shown on the tentative map upon approval by the Advisory agency. 2. Easements are tentatively required, subject to review by the Director of Public Works to determine the final locations and requirements. 3. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction rights, or other easements until after the final map is filed with the Registrar-Recorder/County Clerk's Office. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final map. 4. In lieu of establishing the final specific locations of structures on each lot/parcel at this time, the owner, at the time of issuance of a grading or building permit, agrees to develop the property in conformance with the County Code and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Water Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances. 5. All easements existing at the time of final map approval must be accounted for on the approved tentative map. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location. if all easements have not been accounted for, submit a corrected tentative map to the Department of Regional Planning for approval. 6. Adjust, relocate, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the County determined the application to be complete all to the satisfaction of Public Works. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT "A" MAP DATED 10-22-2009 7. Design the boundaries of the unit final maps to the satisfaction of the Director of Public Works and the Department of Regional Planning. 8. The first unit of this subdivision shall be filed as Tract No. 60922-01, the second unit, Tract No. 60922-02, ....... and the last unit, Tract No. 60922. 9. Show open space/graded slope lots on the final map and dedicate residential construction rights over the open space/graded slope lots. 10. f=urnish Public Works` Street Name Unit with a list of street names acceptable to the subdivider. These names must not be duplicated within a radius of 20 miles. 11. A Mapping & Property Management Division house numbering clearance is required prior to approval of the final map. 12. Quitclaim or relocate easements running through proposed structures. 13. Dedicate vehicular access rights to the rear of double frontage residential lots, unless the Department of Regional Planning requires the construction of a wall. In such cases, complete access rights shall be dedicated. 14. If possible, modify the boundaries of the open space lots or add additional open space cots to include the airspace easements for sight distance to the satisfaction of Public Works and the Department of Regional Planning, 15. Provide full width off-site easement and/or right of way on Skyline Ranch Road from the tract boundary southerly to join Sierra Highway and westerly to join the existing Skyline Ranch Road on the final map to the satisfaction of Public Works. 16. A final tract map must be processed through the Director of Public Works prior to being filed with the Registrar-Recorder/County Clerk's Office. 17. Prior to submitting the tract map to the Director of Public Works for examination pursuant to Section 66442 of the Government Code, obtain clearances from all affected Departments and Divisions, including a clearance from the Subdivision Mapping Section of the Land Development Division of Public Works for the following mapping items; mathematical accuracy; survey analysis; and correctness of certificates, signatures, etc. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT "A" MAP DATED 10-22-2009 18. A final guarantee will be required at the time of filing of the final map with the Registrar-Recorder/County Clerk's Office. 19, Within 30 days of the approval date of this land use entitlement or at the time of first plan check submittal, the applicant shall deposit the sum of $2,000 (Minor Land Divisions) or $5,000 (Major Land Divisions) with Public Works to defray the cost of verifying conditions of approval for the purpose of issuing final map clearances. This deposit will cover the actual cost of reviewing conditions of approval for Conditional Use Permits, Tentative Tract and Parcel Maps, Vesting Tentative Tract and Parcel Maps, Oak Tree Permits, Specific Plans, General Plan Amendments, Zone Changes, CEQA Mitigation Monitoring Programs and Regulatory Permits from State and Federal Agencies (Fish and Game, USF&W, Army Corps, RWQCB, etc.) as they relate to the various plan check activities and improvement plan designs. In addition, this deposit will be used to conduct site field reviews and attend meetings requested by the applicant and/or his agents for the purpose of resolving technical issues on condition compliance as they relate to improvement plan design, engineering studies, highway alignment studies and tract/parcel map boundary, title and easement issues. When 80% of the deposit is expended, the applicant will be required to provide additional funds to restore the initial deposit. Remaining balances in the deposit account will be refunded upon final map recordation. dk- Prepared by John Chin V60922L-rev5(rev'd 3-10-1%doc Phone 626 458-4918 Date 11-19-2009 TRACT NO.: 80922 TENTATIVE MAP DATE: 10/22/20D9 EXHIBIT MAP DATE: 10122/2D09 STORM DRAIN AND HYDROLOGY SECTION CONDITIONS OF APPROVAL, PHONE: (625) 459-4921 Prior to Improvement Pians Approval, 1. Comply with the requirements of the Drainage Concept/Hydrology Study/Standard Urban Stormwater Mitigation Plan (SUSMP), which was approved on 05/13/09 to the satisfaction of the Department of Public Works. 2. Obtain approval or letter of non jurisdictional from the State Department of Fish and Game. 3. Obtain approval or letter of non jurisdictional from the State Water Resources Control Board. 4. Obtain approval or letter of non jurisdictional from the Corps of Engineers. 5. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all drainage devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Prior to Building Permit: 1. Prior to issuance of building permits, plans must be approved to: provide for the proper distribution of drainage and for contributory drainage from adjoining properties and eliminate the sheet overflow, ponding, and protect the lots from high velocity scouring action; comply with NPDES, SWMP, and SUSMP requirements. Page 1 of 2 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS 'PUBM WORK s. 900 SOUTH FREMONT AVENUE w_ y ALHAMBRA, CALIFORNIA 91803-1331 VVW W.DPW. LACOUNTY. GOV TRACT NO.: 80922 TENTATIVE MAP DATE: 10/22/20D9 EXHIBIT MAP DATE: 10122/2D09 STORM DRAIN AND HYDROLOGY SECTION CONDITIONS OF APPROVAL, PHONE: (625) 459-4921 Prior to Improvement Pians Approval, 1. Comply with the requirements of the Drainage Concept/Hydrology Study/Standard Urban Stormwater Mitigation Plan (SUSMP), which was approved on 05/13/09 to the satisfaction of the Department of Public Works. 2. Obtain approval or letter of non jurisdictional from the State Department of Fish and Game. 3. Obtain approval or letter of non jurisdictional from the State Water Resources Control Board. 4. Obtain approval or letter of non jurisdictional from the Corps of Engineers. 5. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all drainage devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Prior to Building Permit: 1. Prior to issuance of building permits, plans must be approved to: provide for the proper distribution of drainage and for contributory drainage from adjoining properties and eliminate the sheet overflow, ponding, and protect the lots from high velocity scouring action; comply with NPDES, SWMP, and SUSMP requirements. Page 1 of 2 TRACT NO.: 60922 TENTATIVE MAP DATE: 10122/2009 EXHIBIT MAP DATE: 10122/2009 Prior to Improvement Acceptance for Public Maintenance: 1. A Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 458-7155, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: Within 60 days after approval•of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the irrevocable offer to dedicate has been recorded. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered "offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. AName Date r S a Phone _(626) 458-4921 Page 2 of 2 f COUNTY OF LOS ANGELES i - K DEPARTMENT OF PUBLIC WORKS puauc uroRx s: 9©I) SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 www.DPvv_L4COUNTY.GOV TRACT NO.: 60922 TENTATIVE MAP DATE: 10122/2009 EXHIBIT MAP DATE: 10122/2009 Prior to Improvement Acceptance for Public Maintenance: 1. A Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 458-7155, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: Within 60 days after approval•of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the irrevocable offer to dedicate has been recorded. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered "offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. AName Date r S a Phone _(626) 458-4921 Page 2 of 2 Sheet 1 of 1 County of Los Angeles Department of Public Works DISTRIBUTION GEOTECHNICAL AND MATERIALS ENGINEERING DIVISION 1 Geologist GEOLOGIC REVIEW SHEET _Soils Engineer 900 So. Fremont Ave., Alhambra, CA 91803 1 GMED File TEL. (626) 458-4925 1 Subdivision TENTATIVE TRACT MAP 50922 SUBDIVIDER Pardee Homes ENGINEER Sikand GEOLOGIST & SOILS ENGINEER Geolabs —Westlake Village TENTATIVE MAP DATED 10122109 Revision & Exhibit LOCATION Santa Clanta GRADING BY SUBDIVIDER M (YorN) REPORT DATE 8/28108,4/13107,11116/06.1/3/05,8123/04,3/6/04 TENTATIVE MAP FEASIBILITY IS RECOMMENDED FOR APPROVAL FROM A GEOLOGIC STANDPOINT THE FOLLOWING CONDITIONS MUST BE FULFILLED: 1. The final map must be approved by the Geotechnical and Materials Engineering Division (GMED) to assure that all geotechnical requirements have been properly depicted. For Final Map clearance guidelines refer to GS051A in the Manual for Preparation of Geotechnical Reports (http:l/www.dpw.lacaunty.govlgmed/manual.po. 2. A grading plan must be geotechnically approved by the GMED prior to Final Map approval. The grading depicted on the pian must agree with the grading depicted on the tentative tract or parcel map and the conditions approved by the Planning Commission. If the subdivision is to be recorded prior to the completion and acceptance of grading, corrective geologic bonds may be required. 3. Prior to grading plan approval a detailed engineering geology and soils engineering report must be submitted that addresses the proposed grading. All recommendations of the geotechnical consultants must be incorporated into the plan (Refer to the Manual for Preparation of Geotechnical Reports at htto://www.dpw.lacounN.gov/gmed/manual,pdf). 4. All geologic hazards associated with this proposed development must be eliminated. Alternatively, the geologic hazards may be designated as restricted use areas (RUA), and their boundaries delineated on the Final Map. These RUAs must be approved by the GMED, and the subdivider must dedicate to the County the right to prohibit the erection of buildings orother structures within the restricted use areas (refer to GS063.0 in the manual for preparation of Geotechnical Reports). 5. The Soils Engineering review dated jj /6 is attached. Reviewed by Date 11/16109 Geir Mathisen Please complete a Customer Service Survey at http:l/dow.lacounty.goy/gq/�tmedsurvey 6os22, TM17 APP COUNTY OF LOS ANGELES [DEPARTMENT OF PUBLIC WORKS GEOTECHNICAL AND MATERIALS ENGINEERING DIVISION SOILS ENGINEERING REVIEW SHEET Address: 900 S. Fremont Ave., Alhambra, CA 91803 District Office Telephone: (626) 4513-4925 Job Number Fax: (626) 458-4913 Sheet 1 of 1 Tentative Tract Map 60922 Location Santa Clarita Developer/Owner Pardee Homes Engineer/Architect Sikand Soils Engineer Geolabs - Westlake Village Geologist Same as above Review of: Revised Tentative Tract Map Dated by Regional Planning 10122/09 Revision and Exhibit Soils Engineering Report and Addenda Dated 4/13/07, 11116106. 113105.8123104.316/04 Previous Review Sheet Dated 718109 ACTION: Tentative Map feasibility is recommended for approval, subject to conditions below: REMARKS: 8.2 LX001129 DISTRIBUTION: Drainage Grading Geo/Soils Central File District Engineer _ Geologist _ Soils Engineer Engineer/Architect 1. At the grading plan stage, submit two sets of grading plans to the Soils Section for verification of compliance with County codes and policies. 2. At the grading plan stage, provide geotechnical maps and tentative maps that conform. The geotechnical maps within the submitted report do not conform to the latest tentative map dated 10122/09 by Regional Planning. NOTES) TO THE PLAN CHECKER/BUILDING AND SAFETY ENGINEER: A. ONSITE SOILS HAVE A MEDIUM EXPANSION POTENTIAL AND ARE CORROSIVE TO METALS. B. OFF-SITE GRADING IS RECOMMENED FOR THE REMOVAL AND RECOMPACTION OF LANDSLIDES QLS-9A. QLS-10, QLS- 10A, Li, AND L17. is 140.47487 jKm- Reviewed byDate 11/116/09 Yosh �;� � ��r,ONOTICE: Public safety, relative to geotechnical subsurface expioratia ift) in accordance with current codes for excavations, inclusive of the Los Angeles County Code, Chapter 11.48, and the State of California, Title 8, Construction Safety Orders. PAYosh160922TeMTi COUNTY O1+ LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922 REV Page 112 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10.22-2009 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: REQUIREMENTS PRIOR TO GRADING PLAN APPROVAL: Notarized covenants shall be secured and recorded by the applicant for any offsite impacts, as determined by Public Works. By acceptance of this condition, the applicant acknowledges and agrees that this condition does not require the construction or installation of an off-site improvement, and that the offsite covenants referenced above do not constitute an offsite easement, license, title or interest in favor of the County. Therefore, the applicant acknowledges and agrees that the provisions of Government Code Section 66462.5 do not apply to this condition and that the County shall have no duty or obligation to acquire by negotiation or by eminent domain any land or any interest in any land in connection with this condition. Offsite work is shown on the tentative map, but not required for public improvements, and design changes during the improvement change may allow the offsite improvements or impacts to be omitted or mitigated, respectively. 2. Provide approval of: a. The latest drainage concept/hydrology/Standard Urban Stormwater Mitigation Plan (SUSMP)/Low Impact Development (LID) plan (if applicable) by the Storm Drain and Hydrology Section of Land Development Division. b. The location/alignment and details/typical sections of any park/trail, as shown on the grading plan, to the satisfaction of the Department of Parks and Recreation. c. The grading plan by the Geotechnical & Materials Engineering Division (GMED). d. Permits and/or letters of non -jurisdiction from all State and Federal Agencies, as applicable. These agencies may include, but may not be limited to the State of California Regional Water Quality Control Board, State of California Department of Fish and Game, State of California Department of Conservation, Division of Oil, Gas, and Geothermal Resources (DOGGR), and the Army Corps of Engineers. REQUIREMENTS PRIOR TO FINAL MAP RECORDATION: 3. Submit a grading plan for approval. The grading plan must show and call out the following items, including but not limited to: construction of all drainage devices and details, paved driveways, elevation and drainage of all pads, SUSMP and LID devices (if applicable), and any required landscaping and irrigation not within a common area or maintenance easement. Acknowledgement and/or approval from COUNTY OF LOS ANGELES Page 212 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922 REV TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 all easement holders may be required. 4. A maintenance agreement or CC&Rs may be required for all privately maintained drainage devices, slopes, and other facilities. ADDITIONAL COMMENTS: 1. Provide easements for the pedestrian bridge and associated appurtenances over Skyline Ranch Road for access and maintenance purposes to the satisfaction of Public Works. 2. Slope set back as shown on the tentative map are not necessarily approved. All the set back shall conform to section J108.1 of grading code. 3. Westerly face of the Debris Basin containing the inlet for MTD 1548 (on the western tract boundary) shall be concrete lined if determined to be appropriate to the satisfaction of Public Works. jrq V Name David Esfandi Date 11116109. Phone (626) 458-4921 C:IDocuments and SettingslMESFANDMesktop160922 REV S.doc COUNTY OF LOS ANGELES Page 118 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 Public Works' tentative map clearance of this project is contingent upon: The Board of Supervisors' approval of the corresponding General Plan amendment for the realignment of Skyline Ranch (Whites Canyon) Road; and 2. The developer providing a written easement in favor of the County for the offsite portion of the future alignment of Skyline Ranch (Whites Canyon) Road and associated drainage facilities prior to the public hearing before the Board of Supervisors regarding this project. 3. In the event that the developer fails to obtain the above- referenced items, Public Works recommends that the project be approved for a maximum of 75 units, composed of those 75 units closest to the sole point of access at Sierra Highway. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. A minimum centerline curve length of 100 feet shall be maintained on all local streets. A minimum centerline curve radius of 100 feet shall be maintained on all cul-de-sac streets. Reversing curves of local streets need not exceed a radius of 1,500 feet, and any curve need not exceed a radius of 3,000 feet. 2. The minimum centerline radius is 350 feet on all local streets with 64 feet of right of way and on all the streets where grades exceed 10 percent. 3. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a minimum of 100 feet away from the BCR's of the intersection. 4. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a minimum of 100 feet away from the BCR's of the intersection. 5. Reversing curves and compound curves through intersections should be avoided when possible. If unavoidable, the minimum centerline radius of reversing curves and compound curves through intersections shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. COUNTY OF LOS ANGELES Page 218 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO, 60922 Rev. TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 6. The minimum centerline radius on a local street with an intersection street on the concave side shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Pians" and sight distances. 7. The centerline of all local streets shall be aligned without creating jogs of less than 150 feet. A one -foot jog may be used where a street changes width from 60 feet to 58 feet of right of way. 8. The central angles of the right of way radius returns shall not differ by more than 10 degrees on local streets. 9. Driveways will not be permitted within 25 feet upstream of any catch basins when street grades exceed 6 percent. 10. Provide minimum landing area of 100 feet for local collectors, 50 feet for local access roads, and 25 feet for cul-de-sacs at a maximum 3 percent grade on all "tee" intersections. 11. At tee intersections involving local streets, the maximum permissible grade of the through street across the intersection is 10 percent. For intersections involving multi -lane highways, the maximum permissible grade of the through street is three percent. For 4 -legged intersections, the maximum permissible grade of the through street is 8 percent. 12. Depict all line of sight easements on landscaping and grading plans. 13. Permission is granted to vacate the excess right of way on Vasquez Canyon Road providing the adjoining property owners have the underlying ownership of the portion of street to be vacated. 40 feet of right of way shall be retained on Vasquez Canyon Road. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. 14. Dedicate slope and drainage easements for future widening on Vasquez Canyon Road to the satisfaction of Public Works. 15. Dedicate vehicular access rights on Skyline Ranch Road and Vasquez Canyon Road for all lots, unless the Department of Regional Planning requires the construction of a wall, In such cases, complete access rights shall be dedicated. 16. Provide standard property line return radii of 13 feet at all local street intersections, COUNTY OF LOS ANGELES Page 318 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev. TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 and 27 feet at the intersection of local streets with General Plan Highways and where all General Plan Highways intersect, or to the satisfaction of this Department. 17. Dedicate right of way 40 feet from centerline within the tract boundaries on Skyline Ranch Road per the latest approved I.E.C. alignment P-270(PW). The alignment and grade of Skyline Ranch Road shall be compatible with Tract 46018. 18. Dedicate off-site right of way 40 feet from centerline on Skyline Ranch Road from Sierra Highway to the southerly property line per the latest approved I.E.C. alignment P-270(PW). It shall be the sole responsibility of the subdivider to acquire the necessary right of way. 19. Dedicate right of way 32 feet from centerline within the tract boundaries on Main Street South and Main Street North. The details of the proposed ultimate typical section are not necessarily approved. Approval is contingent on the traffic study demonstrating that the projected traffic volumes do not exceed the capacity of this roadway. If so, provide additional lanes. 20. Dedicate right of way 32 feet from centerline within the tract boundaries on S-A Street, S -L Street, S -M from Main Street South to S -L Street, S -U Street, S -BB Street, S -HH Street, N -A Street from Main Street North to N -D, N -B from Main Street North to N -E Street, N -J Street from Main Street North to N -C Street, N -R Street, N -S Street, and N -X1 Street. 21. Dedicate right of way 30 feet from centerline within the tract boundaries on S -B Street, S -C Street, S -D Street, S -G Street, S -J Street, S -N Street, S -P Street, S -V Street including a standard cul-de-sac bulb, S -CC Street, S -DD Street, S -GG Street, S-00 Street including a standard cul-de-sac bulb, S -NN Street, S -MM Street, S -JJ Street, S -KK Street, S -LL Street including a standard knuckle, N -A, N -B from WE Street to N -G Street, N -C Street, N -D Street, WE Street, N -G Street, N -H Street including a standard cul-de-sac bulb, N -J Street from N -C Street to N -F Street, N -O N -W Street, N -T Street, N -U Street, N -V Street, N -X Street, N -CC Street, and N -DD Street. 22. Dedicate right of way 29 feet from centerline including a standard cul-de-sac bulb within the tract boundaries on S-131 Street, S-132 Street, S -D1 Street, S -E Street, S- E Street, S -F Street, S -H Street, S -J1 Street, S -K Street, S -MI Street, S -N1 Street, S-0 Street, S -Q Street, S -S Street, S -W Street, S -X Street, S -Y Street, S -Z Street, S -AA Street, S-CC1 Street, S-CC2 Street, S -DDI Street, S -EE Street, S -FF Street, S-GG1 Street, S-JJ1 Street, S -MMI Street, S -MM2 Street, S -PP Street, S-QQ COUNTY OF LOS ANGELES Page 418 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION- ROAD TRACT NO. 60922 Rev. TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 Street, S -RR Street, N-131 Street, N -C1 Street, N -F Street, N -H1 Street, N -H2 Street, N -I Street, N-,11 Street, N -K Street, N -L Street, N -N Street, N -O Street, N -P Street, N -Q Street, N -T1 Street, N -V1 Street, N -Y Street, N -Z Street, N -AA Street, N -BB Street, and N-DD1 Street. 23. Provide off-site full street rlw and construct off-site improvements and cul-de-sac bulbs wherever required to the satisfaction of the City of Santa Clarita. 24. Dedicate additional right of way at all proposed roundabout locations to the satisfaction of Public Works. 25. Construct curb, gutter, base, pavement and full -width sidewalk within the tract boundaries on Skyline Ranch Road to the satisfaction of Public Works. 26. Off-site improvements are required. Construct off-site full width highway improvements, including curb, gutter, base, pavement, sidewalk, street trees, and street lights, on the portion of Skyline Ranch Road from Sierra Highway to the southerly property line to the satisfaction of Public Works. 27. The street cross sections for all the streets shown (except for Skyline Ranch Road) are conceptually approved and are subject to final review and approval. 28. The street improvements for Skyline Ranch Road shall be designed to substantially conform with the approved typical sections labeled JR 60922 STREET CROSS SECTION REVISED 03/03/10 as attached) to the satisfaction of Public Works. 29. If Tract 46018 improvements are not constructed first, construct a minimum of 24 feet of "all weather" off site pavement joining Skyline Ranch Road to Plum Canyon Road per the latest approved I.E.C. alignment P-270(PW) to the satisfaction of Public Works. If the Fire Department requires a wider pavement width, construct the additional pavement to the satisfaction of Public Works. Proof of off-site access is required. 30. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the dedication or irrevocable offerto dedicate has COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) been recorded. Page 518 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 31. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered "offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 32. Construct curb, gutter, base, pavement and sidewalk within the tract boundaries on all local streets. Permission is granted to use the alternate street section. 33. Construct a slough wall outside the street right of way when the height of the slope is greater than five feet above the sidewalk and the sidewalk is adjacent to the street right of way. The wall shall not impede any required line of sight. 34. Plant street trees within the tract boundaries on Skyline Ranch Road and all local streets to the satisfaction of Public Works. 35. Construct drainage improvements and offer easements needed for street drainage or slopes to the satisfaction of Public Works. 36. Provide intersection sight distance for a design speed of: a. 40 mph (415 feet) on Main Street from "N -CC" Street (westerly direction), from "N -CC" Street (westerly direction), and from "S -P" Street (southerly direction); on "S -M" Street from "S -L" Street (southerly direction), and from "S -N" Street (northerly direction). b. 30 mph (310 feet) on "S -MM" Street from "S -NN" Street (northerly direction); on "N -J" Street from "WE" Street (westerly direction); on "S -V" Street from "S -W" Street (both directions); and on "S -N" Street from "S -L" Street (westerly direction). C. 25 mph (260 feet) on "N -T1 " Street from "N -W" Street (easterly direction); on "N -V" Street from "N -R" Street (easterly direction); and on "N -L" Street from "N -C" Street (southerly direction). d. Line of sight shall be within right of way or dedicate airspace easements to the satisfaction of Public Works. Additional grading may be required. With COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. _60922 (Rev.) 37. Page 618 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 respect to the position of the vehicle at the minor road, the driver of the vehicle is presumed to be located 4 feet right of centerline and 10 feet back the top of curb (TC) or flow line (FL) prolongation. When looking left, we consider the target to be located at the center of the lane nearest to the parkway curb. We use 6 feet from TC. When looking right, the target is the center of the lane nearest to the centerline or from the median TC (when present). Comply with the following street lighting requirements: a. Provide street lights on concrete poles with underground wiring on Skyline Ranch Road and all internal public streets to the satisfaction of Public Works, Obtain Street Lighting Section's approval of the street light Payout prior to project recordation. Street lighting plans must be approved by the Street Lighting Section. For additional information, please contact the Street Lighting Section at (626) 300-4726. b. The proposed project, or portions thereof, are not within an existing Lighting District. Annexation is required. Upon tentative map approval, the applicant shall comply with conditions listed below in order for the Lighting District to pay forthe future operation and maintenance of the street lights. The Board of Supervisors must approve the annexation and levy of assessment priorto filing of the final subdivision maps for each area with the Registrar- Recorder/County egistrarRecorder/County Clerk. Assessment will be imposed on portions of the development served by driveways or gated driveways as a result of benefits derived from existing or future street lights on adjacent public roadways. (1) Request the Street Lighting Section to commence annexation and levy of assessment proceedings. (2) Provide business/property owner's name(s), mailing address(es), site address, Assessor Parcel Number(s), and Parcel Boundaries in either Microstation or Auto CADD format of territory to be developed to the Street Lighting Section. (3) Submit a map of the proposed project, including any roadways conditioned for street lights that are outside the proposed project area, to Street Lighting Section. Contact the Street Lighting Section for map requirements and with any questions at (626) 300-4726. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Rev.) Page 718 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 C. Note that the annexation and assessment balloting process takes approximately ten to twelve months to complete once the above information is received and approved. Therefore, untimely compliance with the above will result in a delay in receiving approval of the street lighting plans or in filing the final subdivision map for recordation. Information on the annexation and the assessment balloting process can be obtained by contacting Street Lighting Section at (626) 300-4726- d. For acceptance of street light transfer billing, the area must be annexed into the Lighting District and all street lights in the development, or the current phase of the development, must be constructed according to Public Works approved plans. The contractor shall submit one complete set of "as -built" plans. e_ The Lighting District can assume responsibility for the operation and maintenance of the street lights in the project, or the current phase of the project, as of July 1st of any given year provided the above conditions are met and the street lights have been energized and the developer has requested a transfer of billing at least by January 1st of the previous year. The transfer of billing could be delayed one or more years if the above conditions are not met. 38. Underground all new utility lines to the satisfaction of Public Works and Southern California Edison. Please contact Construction Division at (626) 458-3129 for new location of any above ground utility structure in the parkway. 39. Install postal delivery receptacles in groups to serve two or more residential units. 40. Provide and install street name signs prior to occupancy of buildings. 41. Prior to final map approval, enter into an agreement with the County franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of Public Works. 42. Prior to final map approval, the applicant shall pay the fees established by the Board of Supervisors for the portion of the subdivision within the boundaries for the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District in effect at the time of recordation. The current applicable fee is $15,640 per factored unit and is subject to change. COUNTY OF LOS ANGELES Page 818 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. _60922 (Rev.) TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10.22-2009 43. Comply with any additional requirements, as a means of mitigating any traffic impacts as identified in the traffic study approved by Public Works. If identified in the traffic study, prepare Traffic Signal Plans for all intersections (both on-site and off-site) affected by this subdivision to the satisfaction of Public Works. 44. Prepare signing and striping plans for Skyline Ranch Road within this subdivision to the satisfaction of Public Works. 45. Prepare Signing and Striping Plans for all off-site multi -lane highways and streets affected by this subdivision to the satisfaction of Public Works. 46. if the approved traffic study identifies the need of additional travel lanes on Main Street South and Main Street North, dedicate additional right of way on Main Street South and Main Street North to the satisfaction of Public Works. 47. If additional travel lanes are required on Main Street South and Main Street North, construct the additional travel lanes, and prepare signing and striping plans for Main Street South and Main Street North within this subdivision to the satisfaction of Public Works. 48. Establish a Landscape Maintenance District (LMD), subject to the approval of the Department of Parks and Recreation, for the purpose of maintaining the landscaped parkways and medians on Skyline Ranch Road. 49. Permission is granted to vacate all excess easements and right of way acquired by dedication on Tract No.'s 44967, 49433, 49434 by the recordation of Tract No. 60922 to the satisfaction of Public and the Department of Regional Planning. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. Prepared by Sam Richards Phone (626) 458-4921 Date 03-03-2010 V60922r-rev5(rev'd 3-03-10).doc T 0012 STREET CROSS SECTIONSEVI i to CIL u �I# IOb'I1iCW )YPm 100'91REETSF0m SIERRA 11CRYJfY (PR FaVD COUNTY SE'G)70N) SEE .".-6' W LF SfffEr SEGAON HEREON CA flsn 1 PIAL 80' STREET SFCf!()N wall SAWME R4WIl RaW (2 -LANES )l/ MUM AAV 6 MW &W)4 EKV—. M rp n:1,vjowris CA :tr : COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. 60922 (,Rev.) Page 112 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. The subdivider shall install and dedicate main line sewers and serve each lot with a separate house lateral or have approved and bonded sewer plans on file with Public Works. 2. Comply with the mitigation measures as identified in the approved sewer area study (PC 12109AS, dated 04-28-2009) to the satisfaction of Public Works. The sewer area study shall be invalidated should the total number of dwelling units, increase, the density increases, dwelling units occur on previously identified building restricted lots, change in the proposed sewer alignment, increase in tributary sewershed, change of the sewer collection points, or the adoption of a land use plan or a revision to the current plan. A revision to the approved sewer area study may be allowed at the discretion of the Director of Public Works. The approved sewer area study shall remain valid for two years after initial approval of the tentative map. After this period of time, an update of the area study shall be submitted by the applicant if determined to be warranted by Public Works. 3. Provide a digital copy (PDF Format) of the approved area study and/or approved sewer improvement plans. 4. The subdivider shall send a print of the land division map to the County Sanitation District with a request for annexation. The request for annexation must be approved prior to final map approval. 5. Easements are tentatively required, subject to review by Public Works to determine the final locations and requirements. 6. Provide any necessary off-site easements to construct the off-site sewer improvements to the satisfaction of Public Works. It shall be the sole responsibility of the subdivider to acquire the necessary easements. 7. If proposed sewer crosses Flood hazard, alignment may be acceptable provided permits are obtained from agencies having jurisdiction for the existing natural water course crossings. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. 60922 (Rev.) Page 212 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-22-2009 8. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; Pardee, as the owner of VTM 60922 and that certain adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record dedication or an irrevocable offer to dedicate sewer easements within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the irrevocable offer to dedicate has been recorded. talkhali Prepared by Ton Phone {626} 468-4921 Date 11-18-2009 tr60922s-rev5.dcc COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - WATER TRACT NO. 60922 (Rev.) Page 111 TENTATIVE MAP DATED 10-22-2009 EXHIBIT MAP DATED 10-222009 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: A water system (including any approved booster pump stations) maintained by the water purveyor, with appurtenant facilities to serve all lots in the sand division, must be provided. The system shall include fire hydrants of the type and location (both on-site and off-site) as determined by the Fire Department. The water mains shall be sized to accommodate the total domestic and fire flows. 2. There shall be filed with Public Works a statement from the water purveyor indicating that the water system will be operated by the purveyor, and that under normal conditions, the system will meet the requirements for the land division, and that water service will be provided to each lot. 3. If necessary, extend the off-site water mainline to serve this subdivision to the satisfaction of Public Works. 4. If needed, easements shall be granted to the County, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all infrastructures constructed for this land division to the satisfaction of Public Works. 5. Submit landscape and irrigation plans for each open space lot in the land division, with landscape area greater than 2,500 square feet, in accordance with the Water Efficient Landscape Ordinance. 6. Depict all line of sight easements on the landscaping and grading plans. 7. Install a separate water irrigation systems for recycled water use per landscape plans. 8. If necessary, install off-site recycle water mainline per landscape plans to serve this subdivision to the satisfaction of Public Work. 9. The recycled water irrigation systems shall be designed and operated in accordance with all local and State Codes as required per Section 7105.6.3 Chapter 71 of Title 26 Building Code. Prepared by ToLYy Khalkhali Phone {626 )458-4921 Date 02-17--2010 tr80922w-rev5(rev'd 02.17-10).doc COUNTY OF LOS ANGELES `IRE DEPARTMENT 5823 Rickenbackcr Road Commerce, Catiraniia 90040 CONDITIONS OF APPROVAL. FOR SUBDIVISION - UNINCORPORATED Subdivision: TR 60922 Map Datc October 22, 2009 - E.x. A G•U'R Map Grid 3030B ❑ DIRE DEPARTtMENT HOLD on the tentative map shall remain until verification from the Los Angeles County Fire Dept. Planning Section is received, stating adequacy of service. Contact (323) 881-2404. Access shall compiy with Title 21 (Comity of Los Angeles Subdivision Code) and Section 902 of the Fire Code, which requires all weather access. All weather access may require paving. ® Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures, Where driveways extent[ further than 150 feet and are of single access design, turnarotmds suitable for fire protection equipment use shall be provided and shown on the final €nap. Turnarounds shall be designed, constructed and maintained to insure their integrity for Fire Department use. Where topography dictates, turnarounds sl€all be provided for driveways that extend over 150 feet in length. The private driveways shall be indicated on the final snap as "Private Driveway and Firelane" with the widths clearly depicted. Driveways shall be maintained in accordance with the Fire Code. [ Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydranls. All required fire hydrants shall be installed, tested and accepted prior to construction. ® This property is located within the area described by the hire Department as "Very High Fire Hazard Severity Zone" (formerly Fire Zone 4). A `Fuel Modification Plan" shall be submitted and approved prior to final reap clearance. (Contact: Fuel Modification Unit, Fire Station 932, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205 for details). Provide fire Department or City approved street signs and building access numbers prior to occupancy. ❑ Additional fire protection systems shall be installed in lieu of suitable access and/or fire protection water. ❑ The final concept map, which has been submitted to this department for review, has fulfilled the conditions of approval recommended by this department for access only. ❑ These conditions must be secu€-ed by a C,U,P. and/or Covenant and Agreement approved by the County of Los Angeles Fire Department prior to final map clearance. ❑ The Dire Department has no additional requirements for this division of land. Comments: The Fire De part€Went recommends APPROVAL, of this subdivision AsJ)reseritly submitted with tic followin Conditions of approval; (See additional sheet for specifics) ByInspector: Date November 18, 2009 Land Development unit— Fire Prevention Division — (323) 890-4243, Fax (323) 890-9783 4� Of LOS,, f P � �p+4AilAtit� Subdivisioft No: TR 60922 COUNTY OF LOS ANGELES FIRE DEPARTMENT 5823 Rickenbacker Road Commerce, Calitbmia 90040 LAND DEVELOPME? NT UNIT REQUIR)C(M ,NTS ADDITIONAL PAGE Map Date: October 22, 2009 - Ex. A COHDITIONS orhPPROVALS 1 Time oroposed Street Cross Sections and the Roundabout Detail shall be designed to comply will, the Cotlnty of Los An Iles De ailment of Public Works standards. 2 The pro posed QuIvert Bridge shall be designed to comply with the Dc ampent of Public Worlcs standards and Section 503.2.6 of the 2002 Los Angeles Cotmty Fire Code (Title 32i 3 All�pro posed Flag Lots shall provide a minimum paved driveway, width of 20f%. 4 All proposed Fire Road Access shall provide a minimum width of 20' and shall be 1provideadec€uate accessibilily for emer enc Use and maintename. 5 The School Find Park sites shall provide a minimum 12aved access width of 26' for circulation P.1MOSCS. Final deli(n) shall be further revieWcd for access col„nliar,ce when plans arc submitted to Fire Prevention Engine rimfor Wilding permit clearances or Land Development Unit for C.U.P. ,review. By Inspector: «rs. C. l�� lllR Date: November 18, 2009 T VV - Land Development Unit — Fire Prevention Division M- (323) 890-4243, Fax (323) 890-9783 COUNTY OF LOS ANGELES 4 hill 'IRE DEPARTMENT 5823 Itickenbaeker Road °«roon� Coininerce, California 90040 ,5 1M WATER SYSTEM REOUIRl NIENTS -UNINCORPORATED Subdivision No. Tit 60922 Tentative Map Date October 22, 2009 - Ex. A Revised Report ❑ The County Forester and Fire Warden is prohibited from setting requirements for water mains, fire hydrants and flue flows as a condition of approval for this division of land as presently zoned and/or submitted. However, water requirements may be necessary at the time of building permit issuance. © The required RESIDENTIAL fire flow for public fire hydrants at this location is 1250 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. I Hydrant(s) flowing si€nulfaneously may be used to achieve the required fire flow. ® The required SCHOOL SITE fire flow for public fire hydrants at this location is 5000 gallons per minute at 20 psi for a duration of 5 hours, over and above maximurn daily domestic demand. 3 Hydranf(s) flowing si€ttultaneously may be used to achieve the required fire flow. ❑ The required fire flow for private on-site hydrants is — gallons per minute at 20 psi. Each private on-site hydrant must be capable of flowing _ gallons per minute at 20 psi with two hydrants flowing simultaneously, one of which must be the furthest from the public water source. ❑ Fire hydrant requirements are as follows: Install 137 public RESIDENTIAL fire hydrant(s). Install 4 public SCHOOL SITE fire hydrant(s). Install — private on-site fire hydrant(s). ® All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal. All on-site hydrants shall be installed a minimum of 25' fect from a structure or protected by a two (2) hour rated firewall. ❑ Location: As per map on file with the office. Other location: ® All required fire hydrants shall be installed, tested and accepted or bonded for prior to Final Map approval, Vehicular access shall be provided and maintained serviceable throughout construction. ❑ The County of Los Angeles Fire Department is not setting requirements for water mains, fire hydrants and fire flows as a condition of approval for this division of land as presently zoned and/or submitted, © Additional water system requirements will be required when this land is further subdivided and/or during the building permit process. ❑ Hydrants and fire flows are adequate to meet current Fire Department requirerncnts. �] Upgrade not necessary, if existing hydrant(s) rneet(s) fire flow requirements. Submit original water availability form to our office. Comments: The renuiredfire hydrants shall be ipstalled and tested or bonded for prior to Final Map Blear ince. Additional on-site fire hydrant for the School Site maybe required dnr•in2 the Building Plin Check process. THE FIRE FLOW FOR THE PUBLIC FIRE HYDRANTS AROUND THE SCHOOL SITE MAYBE REDUCED DURING THE BUILDING PERMIT REVIEW OR CUP (EXHIBIT "A") RE, VIEW PROCESS. All hydrants shall be installed in conformance with Title 20, County of Los Angeles Govenunent Codc and County of Los Angeles Fire Code, or apprapriate city rcgulatioas. I'l;is shall include nninim uni six-inch diameter mains. Arrangements to meet these requirements nnrst be made willr the water purveyor serving the area. By Inspector na i C.I��d<ff� _ Date November 18, 2009 Land Development Unit – Fire Prevention Division -- (323) 890-4213, Fax (323) 890-9783 COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Creating Community Through People, Parks and Programs" Russ Guin November 30, 2009 Ms. Susie Tae, A1CP Supervising Regional Planner Department of Regional Planning 320 West Temple Street, Room 1346 Los Angeles, California 90012 Dear Ms. Tae; VESTING TENTATIVE TRACT MAP 060922 PARK CONDITIONS OF MAP APPROVAL Regional Planning Map dated October 22, 2009 Director These are primarily park conditions; trail and Landscaping and Lighting Act District (LLAD) conditions may be submitted under separate cover. The basic Quimby park land obligation is 12.13 net acres (maximum slope 3%). As shown on the attached Quimby Obligation Report and Worksheet, the dedication of a 9.20 net -acre public park on Lot 1262 results in a remaining Quimby obligation of $442,326 in fees in lieu of park land. Total park development costs, estimated at $3,637,105 as of October 2009 will be credited against and eliminate the subdivision's remaining obligation. Subdivider has agreed, as a condition Of map approval, to provide a fully developed public park as described in Condition 1 of this report, at no cost to the County. Subdivider is responsible for total park development costs, even if they exceed $3,637,105. 1. Lot 1262, Public Park. Develop and then convey to the County a ±9.20 net -acre (maximum slope 3%) park with the following improvements: a park identity monument; a community gathering area; a children's play area with parents' seat wall; a shade structure near the community gathering area; shade structure with group picnic area; picnic tables near the grass volleyball area; open lawn area; a plaza seat wall; grass volleyball area; one (1) basketball court; one (1) comfort station (to include a restroom, drinking fountain and storage room); ball field with ball field plaza and bleachers; multi -use field; bio-swales and planted buffers; parking for 20 cars (including 1 van accessible space); security lighting (locations to be indicated in the Design Development Phase); drinking fountain(s) and trash enclosure(s) [locations to be indicated in the Design Development Phase]; locking gates at park entrance; park landscaping (including plant material, grading, irrigation and drainage); and ADA compliant walkways. 2. Removal of the landslide material on Lot 1262 shall be addressed on the park site grading plan to the satisfaction of the Department of Public Works. 3. The following off-site improvements to the public park shall be provided without receiving Quimby credit: full street improvements and utilitieslutHity connections, including, but not limited to curbs, gutters, relocation of existing public utility facilities, street paving, traffic control devices, public trees, public streets and sidewalks. Utility types, sizes, and locations shall be to the satisfaction of the Planning and Development Agency • 510 South Vermont Ave • Los Angeles, CA 90020-1975 • (213) 351-5098 Ms. Susie Tae November 30, 2009 Page 2 of 5 Department. Utilities shall include water meter and utility lines (electricity, sewer, and telephone). 4. Prior to the County accepting title to the public park, create a Landscaping and Lighting Act District (LLAD) for the mutual benefit of Subdivider and the County to maintain the park. When forming an LLAD, all easements must be dedicated with recordation. 5. Whenever these conditions require the Subdivider to enter into a Park Development Agreement (PDA) and to posts bonds (Faithful Performance; Labor and Materials) with the Department and to submit a Park Delivery Schedule: a. the PDA shall be substantially similar in form and content to the PDA approved by the Board of Supervisors on August 8, 2006; b. the bonds shall be substantially similar in form and content to the bonds used by the Los Angeles County Department of Public Works (DPW) and the Department may. require them to be updated prior to construction commencement if contracted construction costs change; and c. the Park Delivery Schedule shall use the critical path method (CRM), identify the design development phase and the various stages of construction document development, include all submittals, reviews, and approvals required by said phase/stages; permits; park construction commencement and completion dates identified as milestones; tests, inspections, and sign -offs; preparation and review time for the park deed, ALTA title policy and survey; and deed recordation. The Initial Park Delivery Schedule shall serve as the baseline for all activities. Subdivider shall update the Park Delivery Schedule on a monthly basis to show actual progress compared to planned progress and submit the updates to the Department on the first County business day of each month. If as a result of these monthly schedule updates it appears that the Park Delivery Schedule does not comply with the critical path, the Subdivider shall submit a Recovery Schedule as a revision to the Park Delivery Schedule showing how all work will be completed within the period for park delivery, In the event Subdivider fails to comply with any submittal required by this condition, the Department shall give written notice to Subdivider describing such breach. If Subdivider falls to cure said breach, the Department may do one or both of the following: (1) withhold further clearance of final maps which contain residential units and (2) request the Department of Public Works to withhold further issuance of residential building permits until the required submittal is made. Notice shall be deemed given when sent by Certified Mail, postage prepaid or by reliable over -night courier to Subdivider's address set forth in the PDA. 6. Lot 1262, Public Park: a. Enter into a PDA, post bonds, and submit a Park Delivery Schedule prior to the Department clearing the first unit (final) map containing housing: b. Commence park construction before the Department clears a cumulative amount of 377 residential units, currently before tract 60922-06 is cleared. Construction commencement is defined as when the Subdivider starts fine grading for the park. Ms. Susie Tae November 30, 2009 Page 3 of 5 c. Complete park construction and conveyance to the County twenty (20) months after entering into the PDA with the Department. 7. Convey the public park by recordable grant deed showing the fee vested with the County of Los Angeles, and free of all encumbrances except those that do not interfere with the use of the property for park or recreational purposes. Subdivider's designated title company shall provide the County with an ALTA title policy and survey and shall record the park deed simultaneously to County's acceptance of the park improvements, as evidenced by the County's issuance of a Certificate of Acceptance for the park, and shall deliver the recorded deed to the Chief Executive Office Real Estate Division, Property Management Section, 222 South Hill Street, Third Floor, Los Angeles, CA 90012. 8. Any major change proposed by the Subdivider to the public park's improvements, size (not more than 2 acres variance), shape, location, or typography as shown on the approved tentative tract map shall be deemed a revision of the tentative tract map and shall require the filing of a revised map, as described in Los Angeles County Code Section 21,62.030. 9. designate and identify a project manager who will oversee design and construction of the public park. The project manager shall communicate by providing written documentation via facsimile, e-mail, or mail to County's representative and abide by County's requirements and direction to ensure acceptable park completion; provide the County with reasonable access to the public park site and the park improvements for inspection purposes and at a minimum initiate and coordinate the following inspections and approvals during the course of construction with not less than two County business days advanced notice of any request for inspection or approval: (1) contractor orientation/pre-construction meeting; (2) construction staking and layout; (3) progresslinstallation inspections to be scheduled on a weekly basis or as required to insure conformance with construction documents; (4) irrigation mainline and equipment layout; (5) irrigation pressure test; (6) irrigation coverage test; (7) weed abatement after abatement cycle, to review degree of kill; (8) plant material approval; (9) plant mate riallHydroseedlpre-maintenance inspection; (10) substantial completion and commencement of maintenance period; (11) final walk through and acceptance. Continued work without inspection and approval shall make Subdivider and its subcontractors solely responsible for any and all expenses incurred for required changes or modifications. County reserves the right to reject all work not approved in conformance with this condition. 10. Submit park plans and specifications to the Department for review and approval during the design development stage, fifty percent (50%), seventy five percent (75%), ninety percent (90%), and one hundred percent (100%) stages of construction document development. Specifications and a grading plan (scale 1 inch M 40 feet or as required by the Department) shall be submitted to the Department concurrent with the final grading plan submittal to DPW. The respective stage of each submittal shall be clearly labeled on the drawings. Plan submittals shall be made by giving the Department three (3) sets of drawings and a CD-ROM containing the drawings in AutoCAD 2006 format. Any corrections or changes made Ms. Susie Tae November 30, 2009 Page 4 of 5 by the Department during review of one stage shall be incorporated into a revision of the current drawings and specifications and resubmitted for the Department's approval of said stage prior to permission by Department for Subdivider to proceed with the next stage. The public park shall be developed in accordance with park improvement plans approved by the Department, using standard construction activities and responsible contractors licensed by the State of California to perform this type of work. Sole responsibility for completion of the park improvements, and payment of all costs incurred, lies with the Subdivider. 11. Obtain all applicable jurisdictional approvals, comply with all applicable federal, state, and local laws, rules, codes, and regulations; obtain, coordinate and pay for all studies, permits, fees and agency inspections required to design and build the park; provide one (1) copy of all studies, permits, inspection reports, and written approvals to the Department's representative; provide the County with certification that the playground(s) constructed in the public park meet American Society for Testing and Materials (ASTM) standards, United States Consumer Product Safety Commission (USCPSC) standards, and all State of California accessibility playground guidelines. 12. Provide the Department with written Notice of Construction Commencement for the public park. The Construction Phase is defined as the period of time from said notice to the date the Department issues its Notice of Acceptance of Completed Park Improvements, inclusive of the 90 -day plant establishment period. Upon completing park construction, and obtaining final sign off from DPW on al€ code compliance issues, notify the Department in writing by submitting a Notice of Completion of Park Construction. Within thirty (30) days after receipt of said notice, Department shall inspect the park and reasonably determine whether or not the park improvements have been constructed in accordance with the construction documents, and to a level of quality and workmanship for the Department to issue its Notice of Acceptance of Completed Park Improvements. If park construction is unacceptable, within fifteen (15) County business days after inspection, Department shall provide Subdivider with a list of items that need to be corrected, after receipt of said list, in order for the Department to issue its Notice of Acceptance of Completed Park Improvements, or issuance of said notice will be delayed until the items on the list are corrected. 13. Upon Department's Notice of Acceptance of Completed Park Improvements, provide the Department with two (2) sets of record drawings, maintenance manuals, and irrigation controller charts, and contact information for utility companies and utility account codes in order for the Department to request timely transfer of utilities serving the public park. These documents shall also be submitted on a CD-ROM with the drawings in AutoCAD 2006 format, Ms. Susie Tae November 30, 2009 Page 5 of 5 Please contact me at (213) 351-5117 if you have any questions regarding these recommended conditions of map approval. Sincerely, a� 8�'� JeAes Barber, Section Head Land Acquisition and Development JB:CL 60922 SkyRnch_10.22.09 DRP md_11.30.09 scrn Attachments . Park Obligation Report and Worksheet c: K. Ritner, N.E. Garcia, L. Hensley, J. McCarthy (Parks and Recreation) P. Malekian (LLAD) Roger Hernandez (CEO -RED) fllLOS ANGELES COUNTY DEPARTMENT OF PARKS AND RECREATION PARK OBLIGATION REPORT LI Tentative Map # 60922 DRP Map Date: 1012212009 SCM Date: 11/3012009 Report Date: 11125/2009 Park Planning Area #>` 35D CANYON COUNTRY Map Type: REV, (REV RECD) Total Units 9,280 = Proposed Units 1,260 d, E= empt Units Sections 21.24.340, 21.24.350, 21.28.120, 21.28.130, and 21.28.140, the County of Los Angeles Code, Title 21, Subdivision Ordinance provide that the County will determine whether the development's park obligation is to be met by: 1) the dedication of ?and for public or private park purpose or, 2) the payment of in -lieu fees or, 3) the provision of amenities or any combination of the above, The specific determination of how the park obligation will be sat?sfed will be based on the conditions of approval by the advisory agency as recommended by the Department or Parks and Recreation. Park land obligation in acres or in -lieu fees: ACRES: 12.13 IN -LIEU FEES: $1,831,193 Conditions of the map approval: The park obligation for this development will be met by: Trails: The dedication of 9.20 acres for public park purposes. Contributing $442,325 in park improvements. Conditions of approval attached to report. See also attached Trail Report. For Trail Requirements, please contact Mr. Robert Ellleman at (213) 351-5134. ""�ACdSLLs�ry' The Representative Land Values (RLVs) in Los Angeles County Code (LACC) Section 21,28.140 are used to calculate park fees and are adjusted annually, based on changes in the Consumer Price Index. The new RLVs become effective July 1St of each year and may apply to this subdivision map if first advertised for hearing before either a hearing officer or the Regional Planning Commission on or after July 15t pursuant to LACC Section 21.28.140, subsection 3. Accordingly, the park fee in this report is subject to change depending upon when the subdivision is first advertised for public hearing. Please contact Clement Lau at (213) 351-5120 or Sheela Mathai at (213) 351-5121, Department of Parks and Recreation, 510 South Vermont Avenue, Los Angeles, CA 90020 for further information or to schedule an appointment to make an in -lieu fee payment. For information on Diking and Equestrian Trail requirements, please contact the Trails Coordinator at (213) 351-5134. By: James Afber, Land Ac uisitiion & Development Section Supv D 5th November 19, 2009 14:19:41 QMB02F,FRX LOS ANGELES COUNTY DEPARTMENT OF PARKS AND RECREATION PARK OBLIGATION WORKSHEET Tentative Map # 60922 DRP Map Date. 1012212009 SMC Date: 11/30/2009 Report hate: 11/2512009 Park Planning Area 11: 35D CANYON COUNTRY Map Type -.REV. (REV RECD) The formula for calculating the acreage obligation and or In -lieu fee is as follows: (P)eople x (0.003) Ratio x (U)nits = (X) acres obligation (X) acres obligation x RLVIAcre = to -Lieu Base Fee Where: P = Estimate of number of People per dwelling unit according to the type of dwelling unit as determined by the 2000 U.S. Census". Assume' people for detached single-family residences; Assume " people for attached single-family (townhouse) residences, two-family residences, and apartment houses containing fewer than five dwelling units; Assume' people for apartment houses containing five or more dwelling units; Assume " people for mobile homes. Ratio = The subdivision ordinance provides a ratio of 3.0 acres of park land for each 1,000 people generated by the devetopmenl. This ratio is calculated as "0.0030" in the formula. U = Total approved number of Dwelling Units. X = Local park space obligation expressed In terms of acres. RLV/Acre = Representative Land Value per Acre by Park Planning Area. Total Units 1,260 = Proposed Units 1,260 + Exempt Units t=J Park Planning Area = 35D CANYON COUNTRY Ratio Acre Obligation People' Ratio 3.0 Acres 11000 People Number of Units Acre Obligation Detached S,F. Units 3.21 0.0030 1,260 12.13 M.F. < 5 Units 3.03 0.0030 0 0.00 M.1". >= 5 Units 2.10 0.0030 0 0.00 Mobile Units 3.01 0.0030 0 0.00 Exempt Units 0 Total Acre Obligation = 12.13 Park Planning Area = 35D CANYON COUNTRY Ratio Acre Obligation RLV /Acre In -Lieu Base Fee @(0.0030) 12.13 $150,964 $1,839,193 Lot #1 Provided Space Provided Acres Credit (%} Acre Credit Land 12E2 Public Park 11.70 78,63% 9.20 Public Total Provided Acre Credit: 9,20 9.20 Acre Obligation Public Land Crdt, Priv, and Crdt. Net Obligation RLV /Acre In -Lieu Fee Due 12.13 9.20 0.00 2.93 $150,964 $442,325 Supv D 5th November 19, 2009 14:20:03 QMB01F.FRX COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Creating Community Through People, Parks and Programs" Russ Guiney, Director November 30, 2009 Ms Susie Tae Principal Planner Land Divisions Section Department of Regional Planning 320 West Temple Street, Room 1346 Los Angeles, California 90012 Dear Ms Tae: TRAIL CONDITIONS OF MAP APPROVAL Vesting Tentative Tract Map # 060922 Map date-stamped by Regional Planning: October 22, 2009 The Department of Parks and Recreation (DPR) has completed the review of VTTM #060922. The proposed trail alignment with connection to TTM#46018 to the south and north to Bouquet Canyon as shown upon trail exhibit map (sheet five (5) of eight (8)] is approved. The Applicant shall provide a twenty (20) -foot wide easement for the Mint Canyon (Regional) Trail. Applicant is required to construct a variable -width six to eight foot (6-8)' wide trail within the proposed switchbacks at the northern end of Open Space Lot 1293, as shown on sheet five (5) of eight (8) on the Trail Exhibit Map, to the satisfaction of Parks and Recreation Trail Construction Guidelines. Because of the necessity to show the trail alignment as it pertains to topographical lines, all information pertaining to trail requirements must be shown on the Tentative and Final Map. The map is approved with the following conditions, prior to final map recordation: Map Specific Conditions After Department approval of the trail alignments shown on the rough grading plans, and prior to the Department clearing the final (unit) map containing residential units, the trail bonds (Faithful Performance, Labor and Materials) will be incorporated into the Park bonds to cover design and construction of the Mint Canyon Trail segment located at the northern most section of the natural open space lot #1293 (see trail exhibit map sheet 5 of 8), and the trail construction estimate will be incorporated into the Park Development Agreement. Parks and Recreation • 510 South Vermont •Avenue Los Angeles, CA 90020-1975 - (213) 351-5198 Ms. Susie Tae November 30, 2009 Page 2 2. Dedications and the following language (in exact form) must be shown for trail dedications on the first phase of final map recordation: Title Page: We hereby dedicate to the County of Los Angeles, Department of Parks and Recreation a twenty (20) foot width multiuse (Equestrian, Mountain. Biking, and Hiking) trail easement, estimated length of two miles, designated as the, "Mint Canyon Trail." b. If a waiver is filed, a Plat Map depicting the trail alignment must accompany the waiver. Trail Construction Conditions Full public access shall be provided for the multi -use (Equestrian, Mountain. Biking, and Hiking) trail easement. 2. The Applicant shall provide the submittal of the rough grading plans, to include detailed grading information for the segment of trails the County will accept. The detailed grading information for the trail construction, shall include all pertinent information required, per Department trail standards and all applicable codes, but not limited to the following: a. Cross slope gradients not to exceed two percent (3%), and longitudinal (running) slope gradients not to exceed ten percent (10%) for more than 300 feet. The Department will review and may allow running slopes slightly greater than ten percent (10%) on a case by case basis. b. Typical trail section and details to include: ® Longitudinal (running) gradients 0 Cross slope gradients a Name of trail Width of trail or, if requested by Department of Parks and Recreation, denote as variable width. c. Appropriate retaining walls as needed. d. Appropriate fencing where deemed necessary, for user safety and property security, as approved by the Department of Parks and Recreation. e. Trail easement must be outside of the road right-of-way, and slope easement. Ms, Susie Tae November 30, 2009 Page 3 f. If street crossing requested, streetlight pole(s) must have cross -walk activation buttons at two heights to accommodate both pedestrian and equestrian traffic. Contact the Los Angels County, Department of Public Works (DPW) to address crosswalk design standards. 3. The Applicant shall submit a cost estimate for the construction of the trail(s) with the rough grading plans. An electronic copy (AutoCAD 2005 or newer version) of the rough grading plans shall also be submitted in a burned CD or DVD with the cost estimate. 4. After Department approval of the trail alignments shown on the rough grading plans, and prior to the Department clearing the final (unit) map containing residential units, the trail bonds (Faithful Performance, Labor and Materials) will be incorporated into the Park bonds to cover design and construction of the Mint Canyon Trail segment located at the northern most section of the natural open space lot #1293, and the trail construction estimate will be incorporated into the Park Development Agreement. 5, The Applicant then shall submit a preliminary construction schedule showing milestones for completing the trail. 6. Prior to the start of trail construction, the Applicant's authorized representative (project manager, licensed surveyor, etc.) shall stake or flag the centerline of the trail. The Applicant's representative shall then schedule a site meeting with the Department's Trails Case Planner for an inspection and approval. The Applicant's representative shall provide updated trail construction schedules to the Department on a monthly basis. All schedule submittals shall provide a "Two Week Look -Ahead" schedule, to reflect any modifications to the original schedule. 8. Within five (5) business days after completing the trail, the Applicant shall notify the Department for a f=inal Inspection Trail Walk. 9. After the initial F=inal Inspection Trail Walk, any portions of the constructed trail not approved shall be corrected and brought into compliance, with the County of Los Angeles Department of Parks and Recreation Guidelines within thirty (30) calendar days. Applicant shall then call for another final inspection with the Department. 10. Upon Departmental verbal approval and acceptance of the trail construction, the Applicant shall: a. Submit copies of the As -Built Trail drawing(s). Ms. Susie Tae November 30, 2009 Page 4 11. Upon receiving the submittal of the As -Built Trail drawing(s) the Department will issue the trail acceptance letter, If you have any questions or comments, please contact Mr. Robert Ettleman, Parr Planner at (213) 351-5134. Sincerely, Lar- R. Hensley Chief of Planning LH: RE: tls: tr1rpt060922-09c c. Regional Planning, S. Tae Pardee Homes, T. Mitchell Parks and Recreation (J. Barber and F. Moreno) COUNTY of Los ANGELES public y 4 r � . F k X Health �<iroia+L JONATHAN E. FIELDING, M.D., M.P.H. Mrec101 acrd Health officer BOARD OF SUPERVISORS JONATHAN E. FREEDMAN Gtorla mollno First wwricd Chle! Deputy Director Mark Rldinyihomna Second oimici ANGELO I BELLOW, REMS 7.6v YaroslarsRy Director Of Environmental Health rhirdo's(du Don Hnobo ALFONSO MEDINA, RENS FownhOiaria Director of Environmental Protection Sureau Michael O. Anlonavich Fi[ila Dmiric; KEN HADARADAS, MS, RF -Hs Acting Environmental Hearlh Staff Specialist 5050 Commerce Drivo 8alrnain Parll, caliiorniR 81708 TEL (528) 439.5280 • r•AX (626) e60.2740 October 30, 2009 RFS No 09-0029036 Traci. Map No. 060922 Vicinity; Ganyot, Country Tentative Tract Map fate, October 22, 2009 (Memo S'h Revision) T,nvirantnental Health recolnrnelyds approval of this map. © Environmental Health does NOT recommend approval of this snap. T11e COLITty of Los Angeles Department of Public Health's has lta obiection to this subdivisiolt and Vesting Tentative Tract Map 060922 is cleared for public hearing. ')'he fallo' wing conditions still apply andal-0 in fora;. Potable,waler will be supplied by the Santa Clarita 4'Vatcr Division of Castaie Lake Agency, a public water- system, 2-- Sewage disposal will be provided tbrouglt tTte public sewer and wastewater treatment facilities of tlx: ]mos Angeles Collnly ,Sanitation District No. 26 (Annexation) as proposed, 3. Any existing private sewage disposal system to be decommissioned shall he properly emptied of effluent and filled with approved material. Existing water wells to be decommissioned Shall con3pJy with all applicable laws and the requirements of the Department of Public Health. If you have any questions or need additional information, please colitact me at (625) 430-5262. Respectfu))y, z -iL., . Ken Habaradas, MS, REHS Bureau of l;nvironnsental !'rotes€inn y of LOS V FN i T T ; x UFOR?��P November 13, 2017 Los Angeles County Department of Regional Planning Mike McMillen 19540 Jamboree Road Irvine, CA 92612 Planning for the Challenges Ahead REGARDING: PROJECT NO. 04-075-(5) SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922-2 RPPL2017008613 CONDITIONAL USE PERMIT MODIFICATION NO. RPPL2017009424 SKYLINE RANCH ROAD Hearing Officer Gina Natoli, by her action of November 7, 2017, has APPROVED the above - referenced project. Enclosed are the Hearing Officer's Findings and Conditions of Approval. Please carefully review each condition. This approval is not effective until the appeal period has ended and the required documents and applicable fees are submitted to the Regional Planning Department (see enclosed Affidavit of Acceptance Instructions). The applicant or any other interested persons may appeal the Hearing Officer's decision. The appeal period for this project will end at 5:00 p.m. on November 20, 2017. Appeals must be delivered in person. Appeals: To file an appeal, please contact: Regional Planning Commission, Attn: Commission Secretary Room 1350, Hall of Records 320 West Temple Street, Los Angeles, CA 90012 (213) 9746409 Upon completion of the appeal period, the notarized Affidavit of Acceptance and any applicable fees must be submitted to the planner assigned to your case. Please make an appointment to ensure that processing will be completed in a timely manner. Failure to submit these documents and applicable fees within 60 days will result in a referral to Zoning Enforcement for further action. In addition, any applicable CEQA fees for the Department of Fish and Wildlife shall be paid, and a Notice of Determination, if applicable must be filed with the County Clerk according to the instructions with the enclosed Affidavit of Acceptance. A Notice of Exemption, if applicable, may also be filed according to the instructions in the enclosed Affidavit of Acceptance. For questions or for additional information, please contact Steven Jones of the Land Divisions Section at (213) 974-6433, or by email at sdiones(a plannin .lalaco anty.aov. Our office hours are Monday through Thursday, 7:30 a.m. to 5:30 p.m. We are closed on Fridays. Sincerely, DEPARTMENT OF REGIONAL PLANNING Dennis SI n m K. Szalay, Supervising egional Planner Land Divisions Section 320 West Temple Street - Los Angeles, CA 90012 - 213-974-5411 • Fax: 213-525-0434 . TDD: 213-617-2292 cc.oeoarz Enclosures: Findings, Conditions of Approval, Affidavit of Acceptance (Permittee's Completion), Notice of Determination (1 original, 1 copy) c: DPW (Building and Safety); Sikand Engineering KKS:SDJ FINDINGS OF THE HEARING OFFICER COUNTY OF LOS ANGELES SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 PROJECT NO. 04-075-(5) The Hearing Officer of Los Angeles County, Ms. Gina Natoli, conducted a duly noticed public meeting in the matter of a Second Amendment to Vesting Tentative Tract Map No. 060922 (Amendment) and Conditional Use Permit Modification No. RPPL 2017009424 on November 7, 2017. 2. The Amendment proposes the following changes to the approved Vesting Tentative Tract Map No. 060922 (TR 060922): Reconfiguration of single-family residence lots, Adjustments to pad elevations, private streets and private drives and fire lanes, Substitution of one multi -family residence lot developed with 188 detached, single-family residence condominium units with 156 single-family residence lots, 3. Only items proposed for modification are considered by the Hearing Officer at the public meeting. All other project features and conditions remain as previously approved. The conditions of approval provide for appropriate mitigation measures. 4. The subject site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita in the Sand Canyon Zoned District. 5. The irregularly-shaped property is vacant and undeveloped, in a mostly natural condition with level to steeply sloping topography. 6. Access to the proposed development is provided by Whites Canyon/Plum Canyon Roads and Sierra Highway. 7. The project site is currently zoned R-1 (Single -Family Residence, 5,000 Square Feet Minimum Required Lot Area), A-2-2 (Heavy Agricultural, 2 Acres Minimum Required Lot Area) and A-1-2 (Light Agricultural, 2 Acres Minimum Required Lot Area). 8. Surrounding zoning includes Zone A-2-2 to the north, Zone A-2-1 and the City of Santa Clarita to the south, Zones A-2-2, A-1-1 (Light Agricultural, 1 Acre Minimum Required Lot Area), A-1-2 and R-1 to the east and Zones A-2-2, O -S, RPD -6,000- 5.9U, RPD -20,000-2.4U and the City of Santa Clarita to the west. 9. The subject property consists of undeveloped lots. Surrounding uses include vacant lots and single-family residences to the north, south, east and west. 10. The project is consistent with the Zone R-1 classification and project design complies with the area requirements of the zone. Residential development is SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 FINDINGS Page 2 permitted in Zone R-1 pursuant to Section 22.20.070 of the Los Angeles County Code (County Code). The proposed density of 1,220 dwelling units is consistent with the maximum density permitted by Zone R-1. 11. The property is depicted in the Urban Residential (H2) land use category of the 2012 Santa Clarita Valley Area Plan (Community Plan). Residential development is permitted within the H2 land use category. 12. Conditional Use Permit No. 04-075 authorizes the proposed dwelling units that results in 0.56 dwelling unit per acre, exceeding the low-density threshold of 402 dwelling units established for the project to implement and ensure compliance with the performance review procedure for hillside development. 13. Conditional Use Permit No. 200900121 authorized the development of an on-site temporary materials processing facility during project construction, off-site grading and authorized placement of solid fill for Skyline Ranch Road. 14. The amendment to the vesting tentative tract map dated September 27, 2017, depicts 1,087 total lots, including 1,032 single-family residence lots, three multi- family residence lots developed with 188 detached single-family residence condominium units, 17 open space lots, one public park lot, five private recreation lots, one public school lot, 12 debris basin lots, two water tank lots, one booster station lot and 13 private drive and fire lane lots on 2,173.25 acres. 15. Staff received public comments from the public with questions regarding the scope of changes and whether or not roads would connect with existing neighborhoods. 16. On November 7, 2017, the Hearing Officer heard a presentation from staff and testimony from the applicant. 17. During the November 7, 2017 public hearing, the Hearing Officer heard a presentation from staff and testimony from the applicant. 18. Staff and the applicant were available for questioning. 19. The Hearing Officer moved to act on the applicant's request after confirming there were no other speakers. 20. The Hearing Officer finds that the requested adjustments to the configuration of lots are acceptable in that they are a reduction in originally approved overall lots by 40 fewer single-family total units. SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 FINDINGS Page 3 21. The Hearing Officer finds that the requested substitution of 188 single-family residence condominium units with 156 single-family residence lots is in keeping with providing residential uses at a maximum density of two dwelling units per one acre in the H2 category and in this density -controlled development that promotes clustering; retains topographical features and resources in order to preserve open space for protection of these natural features; provides recreational amenities; and, all proposed residential lots meet the minimum lot size requirements. 22. The Hearing Officer finds that the requested reconfiguration of the single-family residence lots at the northeast area of the project site is acceptable as the change serves older residents since the area is reserved for age -qualified buyers and residents and provides for public health and quality of life. 23. The Hearing Officer finds that the requested alterations to private drives and fire lanes are consistent with the reconfiguration of lots and ensures that the proposed design conveys vehicles and pedestrians through the area at acceptable service levels at build -out of the development. 24. The Hearing Officer further finds that pad elevation changes will provide recreational and aesthetic benefits as well as increased environmental quality through maintenance of open space, permeable land area for surface water infiltration and percolation, trees and vegetation for habitat, and the economic benefits of increased property values. 25. The Hearing Officer finds that a modification to the conditional use permit is required to address the map amendments approved relating to immaterial changes such as differences in lot numbers, clarification of grading quantities and other reduced impacts associated with the project. 26. Approval of this amendment map does not change the December 7, 2017 expiration date of Vesting Tentative Tract Map 060922. 27. Future detailed development plans of the proposed parcels must comply with the Los Angeles County Low Impact Development and Green Building Ordinances, as applicable, prior to building permit issuance. 28. The Hearing Officer finds that depiction of proposed common open space amenities contained within proposed multi -family residence lots is in keeping with the Santa Clarita Valley Area and County of Los Angeles General Plans in that they provide recreational activities which promote public health and safety. The Hearing Officer further finds that a modified or amended Exhibit "A"/Exhibit Map is necessary to illustrate all required multi -family residence lot improvements. SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 FINDINGS Page 4 29. The Hearing Officer finds that model homes, temporary real estate offices and a marketing center for the tract aid in promoting and implementing the approved project, and construction may be necessary prior to final map recordation and should be authorized if reviewed and approved by the Director. 30. This tract map was originally approved as a vesting tentative map. As such, it is subject to the provisions of Section 21.38.010 of the County Code. The Amendment does not change the vesting status. 31. An addendum to the Environmental Impact Report ("EIR") has been recommended as the appropriate environmental document for this project pursuant to the California Environmental Quality Act ("CEQA") and the Los Angeles County Environmental Guidelines. 32. After consideration of the addendum to the certified final EIR, together with any comments received during the public review process, the Hearing Officer finds on the basis of the whole record before the Hearing Officer that there is no substantial evidence the proposed amendment will have a significant effect on the environment. 33. The Hearing Officer finds that the addendum reflects the independent judgment and analysis of the Hearing Officer, and approves the addendum. 34. Approval of this amendment is subject to the subdivider's compliance with the attached conditions of approval. 35. The location of the documents and other materials constituting the record of proceedings upon which the Hearing Officer's decision is based in this matter is the Department of Regional Planning, 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Department of Regional Planning. THEREFORE THE HEARING OFFICER: 1. Approves the addendum to the EIR and certifies that it has been completed in compliance with CEQA and the State and County guidelines related thereto. 2. Approves the Second Amendment to Vesting Tentative Tract Map No. 060922 subject to the attached conditions and recommendations of the Los Angeles County Subdivision Committee. 3. Approves Conditional Use Permit Modification No. RPPL2017009424. FINDINGS AND ORDER OF THE HEARING OFFICER COUNTY OF LOS ANGELES PROJECT NUMBER 04-075-(5) CONDITIONAL USE PERMIT NUMBER 04-075 REQUEST: Elimination or modification to conditions of approval to previously approved Conditional Use Permit No. 04-075. Conditions No. 1, 23-26, 33, 34, 61, 63, and 65 as modified, shall read as follows: 1. #1 "This grant authorizes the use of the subject property in urban and non -urban hillside area for 1,032 single-family residential lots, three multi -family residential lots developed with 188 new, detached single-family residence condominium units, 17 open space lots, one public park and five private recreation lots, 1 public school lot, three water tank and booster station lots, 12 debris basin lots and 13 private drive and fire lane lots, a density -controlled development to cluster the residential lots on the southern portion of the project site with reduced lot size to 5,000 to 21,726 net square feet, on-site grading exceeding 100, 000 cubic yards within Zones A-2-2 (HeavyAgricultural-Two Acre minimum Required Lot Area), and R-1 (Single -Family Residence -5, 000 Square Feet Minimum Lot Size) on 2,173.25 acres as depicted on the approved exhibit map marked Exhibit "A" (dated September 27, 2017) or an approved revised Exhibit `A", subject to the following conditions of approval." 2. #23 "The permittee shall provide for the ownership and maintenance of private recreation Lot Nos. 1037 through 1041 by an HOA to the satisfaction of Regional Planning. " 3. #24 "The permittee shall dedicate to the County of Los Angeles the right to prohibit construction of any residential structures on the public school site depicted on the Exhibit ;4"as Lot No. 1036, and on the open space areas depicted on the approved Exhibit `A"as public park Lot No. 1042 and private recreation Lots No. 1037 through 1041." 4. #25 "The permittee shall dedicate open space Lot Nos. 1043 through 1059 to the County of Los Angeles or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access for emergency purposes shall not be prohibited over said open space lots." 5. #26 "The permittee shall dedicate to the County of Los Angeles the right to prohibit development, including construction of any structures and grading, on the open space areas as depicted on the Exhibit "A" as open space Lots No. 1043 through 1059." 6. #33 "Prior to issuance of any building permit, a site plan including exterior elevations and floorplans shall be submitted to and approved by the Director, as a revised Exhibit `A" " PROJECT NUMBER 04-075-(5) FINDINGS CONDITIONAL USE PERMIT MODIFICATION NO. Page 2 of 6 RPPL2017009424 7. #34 "Single-family residential structures shall have a minimum front yard setback of 20 feet from the face of the garage exterior to the back of the sidewalk adjacent to the property line of single-family residence lots. Any habitable structure shall have a minimum setback of 23 feet to the face of the curb. Prior to issuance of any building permit, a site plan that includes delineation of the sidewalk and measurement of the front yard setbacks shall be submitted to and approved by the Director of Planning as a revised exhibit "A" to ensure compliance." 8. #61 "Each phase of the project shall incorporate a minimum of three floor plans, three elevation styles and a minimum of three color and materials schemes per elevation style." 9. #63 "Provide additional elevation massing on front and rear elevations utilizing popped -out forms with gable -end roofs, shed roofs or hip roof forms. Main roof massing shall vary from plan to plan. Provide single -story edges at front elevations on plan for variety. On adjoining lots, utilize variety of main roof forms: a. Front -to -back roof b. Side-to-side roof C. Hip roofs" 10. #65 "For residences with attached garages, the garage shall be set back at least two feet from the front face of the residence." HEARING DATE: November 7, 2017 PROCEEDINGS BEFORE THE HEARING OFFICER: Findings 1. The project site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita in the Sand Canyon Zoned District. 2. Zoning on the subject property is R-1 (Single -Family Residence, 5,000 Square Feet Minimum Required Lot Area), A-2-2 (Heavy Agricultural, 2 Acres Minimum Required Lot Area) and A-1-2 (Light Agricultural, 2 Acre Minimum Required Lot Area). 3. The project was originally approved on December 7, 2010 by the Board of Supervisors to authorize the creation of 1,260 single-family lots on 2,173 acres. PROJECT NUMBER 04-075-(5) FINDINGS CONDITIONAL USE PERMIT MODIFICATION NO. Page 3 of 6 RPPL2017009424 4. The applicant has requested a minor modification to the conditions of approval for Conditional Use Permit No. 04-075 to allow the scope of the approval to match the authorized and proposed changes to the map. 5. A modification of conditions is required for permit consistency with the proposed map amendment depictions and to implement the project goals and objectives. 6. Pursuant to Section 22.56.1600 of the Los Angeles County Code ("County Code"), the minor modification to previously approved conditions is allowed for modifications that will not result in a substantial alteration or material deviation from the terms and conditions of the previously approved permit. This project requests to update lot numbers, required elevation variation, setback language and residential structure requirements. As the use of the property as a residential development will remain the same, and as the total number of proposed dwelling units is reduced, there is no substantial alteration or material deviation proposed from the previously approved conditions. 7. With the requested modifications, the Conditions 1, 23-26, 33, 34, 61, 63 and 65 will read as indicated in numbers 1-10 in the request above. 8. Pursuant to the provisions of Section 22.56.1630 of the County Code, the Hearing Officer shall approve an application to modify or eliminate any condition(s) of a previously approved conditional use permit if not more than one protest to the granting of the application is received within the specified protest period and the applicant substantiates that: a. The requested use at the location will not: i. Adversely affect the health, peace, comfort orwelfare of persons residing or working in the surrounding area, or ii. Be materially detrimental to the use, enjoyment or valuation of property of other persons located in the vicinity of the site, or iii. Jeopardize, endanger or otherwise constitute a menace to the public health, safety of general welfare; and b. The proposed site is adequate in size and shape to accommodate the yards, wall, fences, parking and loading facilities, landscaping and other development features prescribed, and c. The proposed site is adequately served: i. By highways or streets of sufficient width, and improved as necessary to carry the kind and quantity of pedestrian, bicycle, and vehicle traffic such use would generate; and ii. By other public or private service facilities as required. d. The modified conditional use permit will not materially deviate from the terms PROJECT NUMBER 04-075-(5) FINDINGS CONDITIONAL USE PERMIT MODIFICATION NO. Page 4 of 6 RPPL2017009424 and conditions imposed in the previously approved conditional use permit; and e. Approval of the application is necessary to allow the reasonable operation and use granted in the conditional use permit. 9. The Hearing Officer finds that the requested use at the location will not adversely affect the health, peace, comfort orwelfare of persons residing orworking in the surrounding area, be materially detrimental to the use, enjoyment or valuation of property of other persons located in the vicinity of the site, or jeopardize, endanger or otherwise constitute a menace to the public health, safety of general welfare because the proposed residential use follows the existing pattern of development of the area. 10.The Hearing Officer finds that the project site is adequate in size and shape to accommodate the proposed project since the site is 2,173.25 gross acres. 11. The Hearing Officer finds that the site is adequately served because the proposed Skyline Ranch Road, under construction, is being developed, at minimum, at 100 feet in width and is intended for pedestrian, bicycle and vehicle travel and planned to be offered and accepted by the County. 12. The Hearing Officer finds that accomplishment of project goals and objectives does not materially deviate from the terms and conditions imposed in the previously approved conditional use permit and allows the realization of subsequently adopted ordinances like the Healthy Design Ordinance and Low Impact Development by featuring private drives and fire lanes with landscaped buffers planted with trees. 13.The Hearing Officer finds that the proposed minor condition modifications are necessary to allow community enhancements through intentional neighborhood crafting, incorporating housing types for several different lot sizes with home designs with a variety of architectural floor plan types and design diversity. Implementation of the proposed condition modifications will not be injurious or negatively impactful to surrounding residents or neighboring properties, but will allow the applicant the reasonable operation and use of its property, as regulated by the CUP. 14. Pursuant to the provisions of Section 22.56.1620 of the County Code, the community was appropriately notified of the public meeting by mail, newspaper and property posting. 15. The Hearing Officerfinds that an addendum to the final certified Environmental Impact Report ("EIR") is the appropriate environmental document for this project pursuant to the California Environmental Quality Act ("CEQA") and the Los Angeles County Environmental Guidelines. PROJECT NUMBER 04-075-(5) FINDINGS CONDITIONAL USE PERMIT MODIFICATION NO. Page 5 of 6 RPPL2017009424 16.After consideration of the addendum to the EIR, togetherwith any comments received during the public review process, the Hearing Officer finds on the basis of the whole record before the Hearing Officer that there is no substantial evidence the proposed amendment will have a significant effect on the environment. 17. The Hearing Officer finds that the addendum reflects the independent judgment and analysis of the Hearing Officer, and approves the addendum. BASED ON THE FOREGOING, THE HEARING OFFICER CONCLUDES: REGARDING THE MINOR MODIFICATION OF THE CONDITIONAL USE PERMIT: A. That not more than one protest to the granting of the application was received within the specified protest period; B. That the burden of proof for the conditional use permit as modified has been satisfied as required by Los Angeles County Code Section 22.56.040; C. That approval of the application will not substantially alter or materially deviate from the terms and conditions imposed in the granting of the previously approved conditional use permit; and D. That approval of the application is necessary to allow the reasonable operation and use granted in the conditional use permit. AND, THEREFORE, the information submitted by the applicant and presented at the meeting substantiates the required findings for a minor modification to a conditional use permit as set forth in Section 22.56.1630 County Code. HEARING OFFICER ACTION: 1. Approves the addendum to the EIR and certifies that it has been completed in compliance with CEQA and State and County guidelines related thereto. 2. Approves the requested Minor Modification to Conditional Use Permit 04-075, CUP No. RPPL2017009424. Attachments: Original Findings and Conditions of Approval for CUP 04-075 PROJECT NUMBER 04-075-(5) CONDITIONAL USE PERMIT RPPL2017009424 C: DPW 11/10/17 FINDINGS MODIFICATION NO. Page 6 of 6 CONDITIONS OF APPROVAL COUNTY OF LOS ANGELES SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 PROJECT NO. 04-075-(5) PROJECT DESCRIPTION The project is a second amendment to Vesting Tentative Tract Map No. 060922 ("Second Amendment"), which proposes to: reconfigure lot layout of single-family residence lots; adjust pad elevations; adjust private streets and private drives and fire lanes; and replace one multi -family residence lot developed with 156 detached, single-family residence condominium units with 95 single-family residence lots; 17 open space lots; one public park lot; five private recreation lots; one public school lot, 12 basin lots; two water tank lots; one booster station lot; and 13 private drive and fire lane lots on 2,173.25 acres, subject to the following conditions of approval: GENERAL CONDITIONS Unless otherwise apparent from the context, the term "subdivider" shall include the applicant, owner of the property, and any other person, corporation, or other entity making use of this grant. 2. This grant shall not be effective for any purpose until the subdivider, and the owner of the subject property if other than the subdivider, have filed at the office of the Los Angeles County ("County") Department of Regional Planning ("Regional Planning") their affidavit stating that they are aware of and agree to accept all of the conditions of this grant. Notwithstanding the foregoing, this Condition No. 2 and Conditions No. 4, 5, and 7 shall be effective immediately upon the date of final approval of this grant by the County. 3. Unless otherwise apparent from the context, the term "date of final approval" shall mean the date the County's action becomes effective pursuant to Section 22.60.260 of the County Code. 4. The subdivider shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this permit approval, which action is brought within the applicable time period of Government Code Section 65009 or any other applicable limitations period. The County shall promptly notify the subdivider of any claim, action, or proceeding and the County shall fully cooperate in the defense. If the County fails to promptly notify the subdivider of any claim action or proceeding, or if the County fails to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify, or hold harmless the County. 5. In the event that any claim, action, or proceeding as described above is filed against the County, the subdivider shall within 10 days of the filing make an initial deposit with Regional Planning in the amount of up to $5,000.00, from which actual costs and expenses shall be billed and deducted for the purpose of defraying the costs or CC. 100312 PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL SECOND AMENDMENT TO VESTING PAGE 2 OF 3 TENTATIVE TRACT MAP NO. 060922 expenses involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance provided to subdivider or subdivider's counsel. If during the litigation process, actual costs or expenses incurred reach 80 percent of the amount on deposit, the subdivider shall deposit additional funds sufficient to bring the balance up to the amount of $5,000.00. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation. At the sole discretion of the subdivider, the amount of an initial or any supplemental deposit may exceed the minimum amounts defined herein. Additionally, the cost for collection and duplication of records and other related documents shall be paid by the subdivider according to County Code Section 2.170.010. 6. If any material provision of this grant is held or declared to be invalid by a court of competent jurisdiction, the permit shall be void and the privileges granted hereunder shall lapse. 7. Approval of this amendment map does not change the December 7, 2017 expiration date of Vesting Tentative Tract Map No. 060922. 8. Prior to the issuance of any building permit(s), the subdivider shall remit all applicable library facilities mitigation fees to the County Librarian, pursuant to Chapter 22.72 of the County Code. The subdivider shall pay the fees in effect at the time of payment, pursuant to Section 22.72.030. Questions regarding fee payment can be directed to the County Librarian at (562) 940-8430. The subdivider shall provide proof of payment upon request from Regional Planning. 9. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the Hearing Officer may, after conducting a public meeting, revoke or modify this grant, if the Hearing Officer finds that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public's health or safety or so as to be a nuisance, or as otherwise authorized pursuant to Chapter 22.56, Part 13 of the County Code. 10.AII development pursuant to this grant must be kept in full compliance with the County Fire Code to the satisfaction of the Fire Department. 11.AII development pursuant to this grant shall conform with the requirements of the County Department of Public Works to the satisfaction of said department. 12.AII development pursuant to this grant shall comply with the requirements of Title 22 of the County Code ("Zoning Ordinance") and of the specific zoning of the subject property, unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit "A"/Exhibit Map or an amended Exhibit Map approved by the Director of Regional Planning ("Director'). PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL SECOND AMENDMENT TO VESTING PAGE 3 OF 3 TENTATIVE TRACT MAP NO. 060922 13. The subdivider shall maintain the subject property in a neat and orderly fashion. The subdivider shall maintain free of litter all areas of the premises over which the subdivider has control. 14.AII structures, walls and fences open to public view shall remain free of graffiti or other extraneous markings, drawings, or signage that was not approved by Regional Planning. These shall include any of the above that do not directly relate to the business being operated on the premises or that do not provide pertinent information about said premises. The only exceptions shall be seasonal decorations or signage provided under the auspices of a civic or non-profit organization. In the event of graffiti or other extraneous markings occurring, the subdivider shall remove or cover said markings, drawings, or signage within 24 hours of notification of such occurrence, weather permitting. Paint utilized in covering such markings shall be of a color that matches, as closely as possible, the color of the adjacent surfaces. 15.The subject property shall be developed and maintained in substantial compliance with the Second Amendment to Vesting Tentative Tract Map No. 060922 dated September 27, 2017. If changes to the map are required as a result of instruction given at the public meeting, six (6) copies of a modified second amendment to Vesting Tentative Tract Map No. 060922 shall be submitted to Regional Planning within sixty (60) days of the date of final approval. 16.In the event that subsequent revisions to the approved Amendment to Vesting Tentative Tract Map 060922 are submitted, the subdivider shall submit five (5) copies of the proposed plans to the Director for review and approval. All revised plans must be accompanied by the written authorization of the property owner(s) and applicable fee for such revision. PRIOR TO FINAL MAP 17.AII vesting tentative tract map conditions of TR060922 not amended by this amendment map, all conditions of Condition Modification No. RPPL2017009424, and all CUP conditions of previously approved CUP 04-075 and CUP 200900121 not modified by, CUP Modification No. RPPL2017009424, apply. Attachments: Subdivision Committee Report Final EIR Addendum Original approval package MODIFED CONDITIONS ADDENDUM DEPARTMENT OF REGIONAL PLANNING CONDITIONAL USE PERMIT MODIFICATION NO. RPPL2017009424 PROJECT NO. 04-075-(5) MODIFICATION OF CONDITIONS NUMBER 1, 23-26, 33, 34, 61, 63 AND 65 OF CONDITIONAL USE PERMIT NUMBER 04-075 Pursuant to Chapter 22.56, Part 11 of the County Zoning Ordinance (Conditional Use Permit — Modifications or Eliminations of Conditions), and in conformance with the Hearing Officer approval action regarding modification to Conditional Use Permit Number 04-075 on November 7, 2017. Conditions Number 1, 23-26, 33, 34, 61, 63 and 65 of the originally approved Conditional Use Permit Number 04-075 are hereby modified as follows: From Condition #1: "This grant authorizes the use of the 2,173 -acre subject property for (a) a clustered, density -controlled, hillside residential development of 1,260 single-family lots, 5 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots; (b) development of an on-site temporary materials processing facility during project construction; and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill, all as depicted on the approved Exhibit "A" dated October 22, 2009, subject to all of the following conditions of approval. This grant shall also authorize the removal of one tree of the oak genus from the site, as identified in the permittee's site plan and Oak Tree Report dated April 10, 2007, and updated on July 7, 2009 as Tree Number 1, also subject to all of the following conditions of approval. " To Condition #1: "This grant authorizes the use of the subject property in urban and non- urban hillside area for 1,032 single-family residential lots, three multi -family residential lots developed with 188 new, detached single-family residence condominium units, 17 open space lots, one public park and five private recreation lots, 1 public school lot, three water tank and booster station lots, 12 debris basin lots and 13 private drive and fire lane lots, a density -controlled development to cluster the residential lots on the southern portion of the project site with reduced lot size to 5, 000 to 21, 726 net square feet as depicted on the map dated September 27, 2017, on-site grading exceeding 100,000 cubic yards, development of an on-site temporary materials processing facility during project construction, and construction of Skyline Ranch Road with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill as depicted on the approved Exhibit 'A" dated October 22, 2009 within Zones A-2-2 (Heavy Agricultural -Two Acre minimum Required Lot Area), and R-1 (Single -Family Residence -5,000 Square Feet Minimum Lot Size) on 2,173.25 acres, subject to the following conditions of approval. " 2. From Condition #23: "The permittee shall provide for the ownership and maintenance of private park Lot Nos. 1263-1271 by an HOA to the satisfaction of Regional Planning. " To Condition #23: "The permittee shall provide for the ownership and maintenance of private recreation Lots No. 1037 through 1041 by an HOA to the satisfaction of Regional Planning. " 3. From Condition #24: "The permittee shall dedicate to the County of Los Angeles the right to prohibit construction of any residential structures on the public school site depicted on the Exhibit "A" as Lot No. 1261, on the open space areas depicted on the approved Exhibit "A" as public park Lot No. 1262 and private recreation Lot Nos. 1263 through 1271. " To Condition #24: "The permittee shall dedicate to the County of Los Angeles the right to prohibit construction of any residential structures on the public school site depicted on the Exhibit "A" as Lot No. 1036, and on the open space areas depicted on the approved Exhibit "A" as public park Lot No. 1042 and private recreation Lots No. 1037 through 1041." 4. From Condition #25: "The permittee shall dedicate open space Lot Nos. 1272 through 1296 to the County of Los Angeles or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access to said open space lots for emergency purposes shall not be prohibited. " To Condition #25: "The permittee shall dedicate open space Lots No. 1043 through 1059 to the County of Los Angeles or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access for emergency purposes shall not be prohibited over said open space lots. " 5. From Condition #26: "The permittee shall dedicate to the County the right to prohibit development, including constructing any structure and/or grading, on the open space areas depicted on Exhibit "A" as open space Lot Nos. 1272 through 1296. — To Condition #26: The permittee shall dedicate to the County of Los Angeles the right to prohibit development, including construction of any structures and grading, on the open space areas as depicted on the Exhibit "A" as open space Lots No. 1043 through 1059." 6. From Condition #33: "No structure shall exceed 35 feet in height, except for chimneys and rooftop antennas. Prior to issuance of any building permit, a site plan including exterior elevations and floorplans shall be submitted to and approved by the Director, as a revised Exhibit "A", to ensure compliance with this condition." To Condition #33: "Prior to issuance of any building permit, a site plan including exterior elevations and floorplans shall be submitted to and approved by the Director, as a revised Exhibit "A" 7. From Condition #34: "Residential structures shall have a minimum front yard setback of 20 feet from the garage exterior, and 18 feet from any habitable area of the structure, to the back of the sidewalk. Prior to issuance of any building permit, a site plan that includes delineation of the sidewalk and measurement of the front yard setbacks shall be submitted to and approved by the Director, as a revised Exhibit "A", to ensure compliance with this condition. " To Condition #34: "Single-family residential structures shall have a minimum front yard setback of 20 feet from the face of the garage exterior to the back of the sidewalk adjacent to the property line of single-family residence lots. Any habitable structure shall have a minimum setback of 23 feet to the face of the curb. Prior to issuance of any building permit, a site plan that includes delineation of the sidewalk and measurement of the front yard setbacks shall be submitted to and approved by the Director of Planning as a revised exhibit "A" to ensure compliance." 8. From Condition #61: "Within each phase that includes residential lots: (a) at least three distinct residential designs shall be provided to the satisfaction of Regional Planning; and (b) at least 20 percent of the units within that phase shall have detached garages located toward the rear of the property, and these residences shall be interspersed among the residences with attached garages. " To Condition #61: "Each residential phase of the project shall incorporate a minimum of three floor plans, three elevation styles and a minimum of three color and materials schemes per elevation style. " 9. From Condition #63: "There shall be a minimum 15 -foot horizontal separation between the side walls of the second story on any two adjoining lots. " To Condition #63: "Provide additional elevation massing on front and rear elevations utilizing popped -out forms with gable -end roofs, shed roofs or hip roof forms. Main roof massing shall vary from plan to plan. Provide single -story edges at front elevations on plan for variety. On adjoining lots, utilize variety of main roof forms: a. Front -to -back roof b. Side-to-side roof C. Hip roofs" 10. From Condition #65: "For residences with attached garages, the garage shall be set back at least six feet from the front of the face of the residence. " To Condition #65: "For residences with attached garages, the garage shall be set back at least two feet from the front face of the residence. " ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FOR SECOND AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 AND CONDITIONAL USE PERMIT MODIFICATION NO. RPPL2017009424 PROJECT NO. 04-075 1. Existing Entitlements On December 7, 2010, the Board of Supervisors approved Vesting Tentative Tract Map ("VTTM") No. 060922, Highway Realignment ("HWY") No. 200900001, General Plan Amendment ("PA") No. 04-075, Conditional Use Permits ("CUPs") 04-075 and 200900121 and Oak Tree Permit ("OTP") No. 200700021, certified the final Environmental Impact Report ("EIR") and adopted the Findings and Statement of Overriding Considerations ("Findings and SOC") and incorporated the Mitigation Monitoring and Reporting Program ("MMRP") into the conditions of approval. The subject property is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita in the Sand Canyon Zoned District. b. The approved VTTM and CUPs authorized creation of clustered hillside residential development of 1,260 single-family residence lots, 25 open space lots, 10 park lots, four water pump station lots and 13 public facility lots on 2,173.25 gross acres. c. The HWY and PA authorize the realignment of Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway and renaming the realigned portion Skyline Ranch Road, and authorizes the amendment to the Master Plan of Highways within the Los Angeles Countywide General Plan to effectuate the HWY. d. The original OTP authorizes the proposed removal of one oak tree. Mitigation measures identified in the approved EIR and MMRP, and imposed on the project as a condition of approval, include the following categories: visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and cumulative global climate change. f. On December 20, 2016, a County of Los Angeles Hearing Officer approved authorization for adjustments to the configuration of lots, substitution of 384 single-family residence lots with four multi -family residence lots developed with 344 detached, single-family residence condominium units, relocation of the public school, public park and private recreation and park lots, alterations to private drives and fire lanes, street locations and realignment of Skyline Ranch Road (Realignment No. 2016004512), and elimination of a proposed pedestrian bridge. 2. Proposed Entitlement Modifications The proposed project changes require the following amendments to, or additional entitlements: A Second Amendment to VTTM No. 060922, CUP Modification No. RPPL2017009424, and an Addendum to the certified final EIR. 3. Proposed Amendment to Vesting Tentative Tract Map No. 060922 The Second Amendment to the VTTM, proposes the following: Reconfiguring of age -qualified single-family residence lots to enhance active recreation areas within the approved project development footprint. b. Adjustment of pad elevations for the improved privacy of the single-family residence lots adjacent to private recreation centers and private park and to accommodate balancing grading on-site, avoiding export due to the moving of earth material. c. Alterations to the private drives and fire lanes, consistent with the reconfiguration of lots and reduced grading to ensure that the proposed design conveys vehicles and pedestrians through the area at acceptable service levels at build -out of the development, avoiding connection in or through existing residential neighborhoods and preserving the west side of Skyline Ranch Road as undisturbed open space. d. Replacement of one multi -family residence lot proposed for new, detached single-family residence condominium units, with 156 single-family residential lots, 40 fewer than the original 2010 approval, bringing the total single-family residential lots to 1,220. e. All applicable Conditions of Approval for VTTM 060922, CUPs 04-075 and 200900121 and OTP 200700021 shall remain in effect for this proposed Amendment to VTTM 060922 except for those conditions specifically called out to be modified by these entitlements (see attached Amendment Map Conditions and CUP Modification Conditions Addendum). 4. CEQA Addendum Findings Pertaining to Proiect Modifications CEQA Section 15164 authorizes a Lead Agency to prepare an Addendum to a previously certified EIR if changes or additions to the document are necessary, but none of the conditions described in Section 15162 are present, as described below: • No substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; • No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new potentially significant environmental effects or a substantial increase the severity of previously identified potentially significant effects; • No new information of substantial importance, which was not known, and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted as complete, shows any of the following: • The project will not have one or more significant effects not discussed in the previous EIR: • Potentially significant effects previously examined will not be substantially more severe than shown in the previous EIR: • No new mitigation measures or alternatives previously found to be infeasible have been found to be feasible but declined by the project proponent to be adopted; and No new mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR, and that would substantially reduce one or more potentially significant effects on the environment, have been found and declined by the project proponent to be adopted. The final EIR certified by the Board of Supervisors on December 7, 2010, analyzed the following potential project impacts: visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and cumulative global climate change. The Board found that implementation of the project would result in unavoidable significant effects. The Board found the benefits of the project outweighed those potential unavoidable adverse impacts and they were determined to be acceptable based upon the overriding considerations set forth in the Findings and SOC. Following are comparisons between the originally approved project and the proposed modified project of the potential impacts identified in the MND: COMPARISON OF IMPACTS DESCRIPTION EXISTING OF POTENTIAL 1,260 -UNIT MODIFIED DESCRIPTION OF MODIFICATIONS IMPACTS PROJECT PROJECT 1,032 SFR lots, 3 MFR lots, 17 open space lots, 6 park Project Skyline Ranch Amended Skyline lots, 1 public school lot, 3 water pump station lots, 12 Description Ranch public facility lots, 13 private drive and fire lane lots. Visual Quality Locate stockpile No change. N/A out of public view. Landscape all No change. N/A graded areas. File landscaping No change. N/A plans. Noise Truck routes No change. N/A avoid residential areas and peak hour traffic. Comply with all No change. N/A County Code requirements that relate to grading of the project site. Notify residents No change. N/A of construction activities. Install noise No change. N/A attenuation barriers. Prepare an No change. N/A acoustical analysis for residences within 100 feet from the centerline of proposed Skyline Ranch Road and for residential lots that abut the school and/or ark lots. Air Quality Develop and No change. N/A implement a construction management plan. Meet energy No change. N/A efficiency requirement. Law Enforcement Incorporate Crime No change. N/A Services Prevention Through Environmental Design (CPTED) features into the project. Cumulative Traffic Coordination and design of required road improvements No change. N/A and payment of fair share fees with TR46018 (Plum Canyon). Implementation Alterations to the private drives and fire lanes of required road No change. to be consistent with the reconfiguration of improvements. lots. Global Climate 10% of dwelling No change. N/A Change units must achieve a minimum 25% reduction in projected GHG emissions. Plant 40 trees per No change. N/A landscaped acre. The amended Project proposes to implement the same mitigation measures as the previous project where the measures are not related to the changes. As shown above, these amendments will result in the reduction of each potential impact identified in the original ETR, and, therefore, will not cross the thresholds identified in Section 15162 of the California Environmental Quality Act (CEQA) that would require a subsequent ETR. Therefore, this Project Amendment qualifies for an Addendum to the previously certified final ETR, as authorized under CEQA Section 15164. By: Date . '�00f7 nG7' -7 Provide bus shelters No change. NIA along Skyline Ranch Road. Develop and No change. NIA implement a green educational proEarn. The amended Project proposes to implement the same mitigation measures as the previous project where the measures are not related to the changes. As shown above, these amendments will result in the reduction of each potential impact identified in the original ETR, and, therefore, will not cross the thresholds identified in Section 15162 of the California Environmental Quality Act (CEQA) that would require a subsequent ETR. Therefore, this Project Amendment qualifies for an Addendum to the previously certified final ETR, as authorized under CEQA Section 15164. By: Date . '�00f7 nG7' -7 Of LOS;-. ��V G�rFv 1 ��Siifox?�l�. Los Angeles County Depaxtment of.Regional P arcing Planning foi- the Challenges Ahead CERTIFIED -RECEIPT REQUESTED December 15, 2010 Pardee Homes 10880 Wilshire Blvd., Ste. 1900 Los Angeles, CA 90024 SUBJECT: PROJECT NO. 04-075-(5) GEI4ERA:L PLAN AMENDMENT N0. 200900009 HIGHWAY R.EALIGlIItfiiENT N0.200900001 CONDITIONAL USE PERMIT N0. 04.075 - CONDITIONAL USE PERMIT NO. 20090012/ OAK TREE PERMIT 140, 2€ 070002 c VESTING TENTATIVE TRACT MAP I10. 060922 MAP DATE: October 22, 2009 Dear Applicant: r Richard J. Brucfiner Director A public hearing on Vesting Tentative Tract Map No. 060922, Highway Realignment No. 200900001, General Plan Amendment No. 04-075, Conditional Use Permit No. 04-075, Conditional use Permit Case No. 200900121, and Oak Tree Permit No. 200700021 was held by the Los Angeles County Board of Supervisors on July 27, 2010. After considering the evidence presented, the Board of Supervisors in their action on December 7, 2010, APPROVED the vesting tentative tract, highway realignment, general plan amendment, conditional use permits, and oak tree permit in accordance with the Subdivision Map Act, and Title 21 (Subdivision Ordinance) and Title 22 (Zoning Ordinance) of the Los Angeles County Code. A copy of the approved findings and conditions is attached. The approval authorizes the creation a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 parr lots (including one 12 -acre public park lot), four water pump station 320 West Temple Street: - Leis Angeles. CA. 90012 x 213-974-64 3.1 r Pax: 213-526-0434 r TDD: 213-617--2292 PROJECT NO. 04-075-(5) PAGE 2 Approval Letter lots, and 13 public facility lots on 2,173 gross acres; a Highway Realignment to authorize the realignment of Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway and renaming the realigned portion of the road to Skyline Ranch Road; a Plan Amendment to amend the Los Angeles Countywide General Plan to effectuate the Highway Realignment Case; a Conditional Use Permit to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas, (b) density -controlled development, and (c) on-site grading exceeding 100,000 cubic yards, and also authorizes the development of an on-site temporary materials processing facility during project construction; a Conditional Use Permit to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill; an Oak Tree Permit to authorize removal of one non -heritage oak tree from the site on 2,173 gross acres. Your attention is called to the following conditions of the Vesting Tentative Tract Map - (Condition No. 38) Within three days of the approval date of this grant, the subdivider shall remit processing .fees in the amount of $2,867.25 payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code and section 711.4 of the California Fish and Game Code to defray the costs of fish and wildlife protection and management incurred by the California Department of Fish and Game. No land use project subject to this requirement is final, vested, or operative until the fee is paid. (Condition No. 39) Within 30 days of the approval date of this grant, the subdivider shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the subdivider's MMP reports and to verify compliance with the information contained therein, as required by the MMP. The decision of the Board of Supervisors regarding the general plan amendment, highway realignment, and the vesting tract map shall become final and effective on the date of the decision; and the conditional use permits, and oak tree permit shall become final and effective on the 15th day after the date of the decision. The map, conditional use permits and oak tree permit approval shall expire on December 7, 2012. If the subject vesting tentative map does not record prior to the expiration date, a request in writing for an extension of the approval accompanied by theappropriate ponate fee, must be delivered in person within one month prior to the expiration PROJECT 110. 04-075-(6) Approval Letter PAGE 3 If you have any questions regarding this matter, please contact Ms. Alejandrina C. Baldwin of the Land Divisions Section of the Department of Regional Planning at (2 i 3) 074-6433 between the hours of 7:30 am and 6:30 pm, Monday through Thursday. Our offices are closed Fridays. Sincerely, DEPARTMENT OF REGIONAL PLANNING Richard J. Bruckner Director Susan Tae, A1CP Supervising Regional Planner Land Divisions Section ST: acb Attachments: Findings, Conditions, Mitigation Monitoring Program c: Subdivision Committee o►..°�Ak COUNTY OF LOS ANGELES + OFFICE OF THE COUNTY COUNSEL 648 KENNETH IIAHN IIALL OF ADMINISTRATION k _ t k C'�lIFORK�PX 500 WEST TEMPLE STREET LOS ANGELES, CALIFORNIA 90012-2713 TELEPHONE (213) 974.7545 ANDREA S13ERd]7AN ORDIN FACSIMILE County Counsel December 7, 2010 (213)613-4751 ADOPTED(13) 633-0901 BOARD OF SUPERVISORS E-MA1L. COUNTY OF LOS ANGELES Ihafetz@counsel.lacounty.gov The Honorable Board of Supervisors #12 12-07-10 County of Los Angeles Agenda No. 7 383 Kenneth Hahn Hall of Administration rY 07/27/10 SACM A, 500 West Temple Street EXECUTIVEOFFICIER Los Angeles, California 90012 Re: GENERAL PLAN AMENDMENT NUMBER 2009-00009-(5) FIFTH SUPERVISORIAL DISTRICTITHREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the above -referenced application for a general plan amendment to facilitate a residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the general pian amendment and instructed us to prepare the appropriate resolution for approval. Enclosed is the proposed resolution for your consideration. &OE LEASED: � l enior Assistant Counfy Counsel LLH:sh Enclosure HOA.748759.2 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel By LAWRENCE L. H \ ET Principal Deputy Coun Counsel Property Division A RESOLUTION OF THE REGIONAL PLANNING COMMISSION OF THE COUNTY OF LOS ANGELES RELATING TO PROJECT NO. 04-075-(5) GENERAL PLAN AMENDMENT CASE NO. 200900009 WHEREAS, Article 6 of Chapter 3 of Division 1 of Title 7 of the Government Code of the State of California (commencing with Section 65350) provides foradoption of amendments to county general plans; and WHEREAS, the Los Angeles County Regional Planning Commission ("Commission") conducted a public hearing regarding General Plan Amendment Case No. 200900009, Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, Oak Tree Permit Case No. 200700021, Highway Realignment Case No. 200900001, and Vesting Tentative Tract Map No. 060922 on September 16, 2009, December 16, 2009, March 3, 2010, and March 24, 2010. WHEREAS, the Commission finds as follows: 1. The applicant, Pardee Homes, LLC, proposes to create a clustered hillside residential development of 1,260 single-family homes and various open space parks on 2,173 gross acres. The project includes an 11.6 -acre elementary school site, a 12 -acre public park and a network of privately -maintained paseos and trails, and one public trail. A Class II bike lane is proposed within Skyline Ranch Road. 2. General Plan Amendment Case No. 200900009 is a request to amend the Master Plan of Highways to delete Cruzan Mesa Road (proposed Limited Secondary Highway), and realign Whites Canyon Road as Skyline Ranch Road (proposed Secondary Highway) from Whites Canyon Road/Plum Canyon Road to Sierra Highway. 3. Conditional Use Permit ("CUP") Case No. 04-075 is a related request to ensure compliance with the requirements for urban and nonurban hillside management, density -controlled development, and onsite project grading that exceeds 100,000 cubic yards; and to permit a temporary materials processing facility proposed during construction within the project site. 4. CUP Case No. 200900121 is a related request to authorize an onsite grading and solid fill project for the offsite grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road, with 535,000 cubic yards of cut and 37,000 cubic yards of fill. 5. Oak Tree Permit Case No. 200700021 is a related request to remove one oak tree (nonheritage oak). PROJECT NO. 04-075-(5) Page 2 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution 6. Highway Realignment Case No. 200900001 is a related request to review the realignment of Whites Canyon Road, a designated proposed Secondary Highway, as Skyline Ranch Road, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway. 7. Vesting Tentative Tract Map No. 060922 is a related request to create 1,260 single family lots, 25 open space lots (including landscaped and natural open space), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. 8. The subject site is located west of Sierra Highway and south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 9. The irregularly-shaped property is approximately 2,173 gross acres in size in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres are within 0 to 25 percent slopes, 644 acres within 25 to 50 percent slopes, and 755 acres have slopes 50 percent and greater. 10.The project site is currently zoned A-2-1 (Heavy Agricultural — One Acre Minimum Required Lot Area), A-1 (Light Agricultural — 5,000 Square Feet Minimum Required Lot Area), A-1-10,000 (Light Agricultural — 10,000 Square Feet Minimum Required Lot Area), and A-1-1 (Light Agricultural — One Acre Minimum Required Lot Area), which was established by Ordinance No. 7339, effective June 6, 1958. Surrounding zoning is A-1 and A-2-1 to the north; A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City to the east; and A-2-1 and City to the south and west. 11. The subject property consists of vacant land, including 200 single-family lots created under recorded Tract Map Nos. 49433, 49434 and 49467. Surrounding uses include vacant property with single-family residential to the east, south and west; industrial and commercial within the City to the east and south; and mult-family residential and a school within the City to the south. 12.Access to the proposed development will be provided by an extension of Whites Canyon Road as Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot wide Secondary Highway as proposed on the County Master Plan of Highways, realigned through the subject property to Sierra Highway, a 100 -foot Major Highway. 13. The approved vesting tentative tract map and Exhibit "A", dated October 22, 2009, depicts 1,260 single-family lots clustered over approximately 622 acres in the southern portion of the project site. The single-family lots range in size from 6,048 to 23,950 square feet. A proposed 12 -acre public park will be located at the northern portion of the developed area, with recreational amenities to include a basketball court, baseball field and children's play area. Additional parks will be privately maintained by a PROJECT NO. 04-075-(5) Page 3 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution homeowners association ("HOA"), totaling approximately six acres. An 11.6 -acre elementary school site is depicted in the center of the developed area with a pedestrian bridge over Skyline Ranch Road, and 13 debris basin lots are depicted throughout the development. A public trail will be included within the project as well as privately - maintained trails and paseos, providing connectivity to private parks, cul-de-sac streets, and main thoroughfare Skyline Ranch Road. Grading will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill (total 41.6 million cubic yards) to be balanced onsite. Offsite grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. Monument signs are proposed on and offsite within the unincorporated area and City, and a single oak tree onsite will be removed due to grading and construction. 14. Letters received and submitted to the Commission include from the City as well as the U.S. Department of Homeland Security - Federal Emergency Management Agency (FEMA), Santa Clarita Organization for Preservation and the Environment ("SCOPE"), Santa Monica Mountains Conservancy ("SMMC"), and Sierra Club. The correspondence reflected comments on the Draft Environmental Impact Report ("EIR") as well as on the project design. 15. The project was advertised for the September 16, 2009 insist public hearing forVesting Tentative Tract Map No. 060922, CUP Case No. 04-075, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. 16. During the September 16, 2009 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff recommended a continuance due to technical holds still outstanding for the project, including clearance through Los Angeles County Subdivision Committee ("Subdivision Committee") and required review by the Los Angeles County Interdepartmental Engineering Committee ("IEC"). Staff also indicated that a General Plan Amendment was required for the project for changes to the Master Plan of Highways, as the General Plan update, and the Plan update known as "One Valley One Vision" ("OVOV" ), will likely update the Master Plan after the timeline proposed for this project. A CUP was also required to be filed for a solid fill grading project for the offsite construction of Skyline Ranch Road. Concern with existing filming activity near the Cruzan Mesa vernal pools within the large proposed open space lot was also raised by staff, warranting further research by staff. 17. Six persons testified at the September 16, 2009 public hearing: one neutral, and five with concerns or issues related to the development. The neutral testifier indicated that the applicant had an agreement in place with the Sulphur Springs School District regarding the elementary school site. Concerns expressed during the public hearing, including from the City, SCOPE and the SMMC/Mountains Recreation and Conservation Authority ("MRCA"), addressed need for offsite improvements at the intersection of Sierra Highway and Soledad Canyon Road; and included technical PROJECT NO. 04-075-(5) Page 4 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution issues related to Skyline Ranch Road improvements (bike lane classification), improvements to Skyline Ranch Road west of the project site and offsite mitigation to City utilities. Other concerns included need for re -noticing of project to include the General Plan Amendment, impacts to air quality, need for updated documents for the EIR, supremacy of Alternative No. 2 in the Draft EIR, and need forfunding sources for maintenance of the open space. MRCA also indicated their experience in managing vernal pools, and made recommendations regarding signage and filming compatibility. 18. Issues raised during the September 16, 2009 public hearing included water availability and how this project may be affected by concurrent hearings on OVOV. 19. During the September 16, 2009 public hearing, the applicant's representative indicated that the project was favorable with City support and staff not requesting any design changes. The representative indicated their position regarding the additional CUP and General Plan Amendment filings requested by staff, and indicated that any issues regarding onsite filming activity had already been resolved. The representative supported the continuance recommendation, and indicated their understanding the testifers' concerns. 20. During the September 16, 2009 public hearing, the Commission discussed the history of filming in southern California and questioned whether filming revenue could be used as a funding source for maintenance of the vernal pools, and how to achieve a balance between filming activity and resource protection. The Commission also also indicated that while staff is recommending a continuance, it was important to hold the public hearing and allow officials and interested persons to express their concerns. Given that OVOV was also scheduled for public hearing, the Commission indicated that this project's continuance should be to a date after the OVOV initial hearing. The Commission also indicated their desire to see a walkable community, and directed staff to return with technical issues addressed. 21.After testimony and discussion, on September 16, 2009 the Commission by vote of 4-0- 1 (Valadez absent) continued the public hearing to December 16, 2009. 22.Subsequent to the September 16, 2009 public hearing, the applicant submitted a revision to the tentative map, dated October 22, 2009, to Subdivision Committee for review. After review, technical holds from Los Angeles County Department of Public Works ("Public Works") regarding offsite easements and water pump stations, continued to remain outstanding. The applicant also filed a General Plan Amendment application as well as an additional CUP for the offsite solid fill project. Concerns regarding the onsite filming activity were also resolved as there is an existing procedure in the County for issuance of filming permits that regulate frequency of temporary filming. PROJECT NO. 04-075-(5) Page 5 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution 23. In addition to the entitlements previously advertised, the projectwas advertised forthe December 16, 2009 insist public hearing with General Plan Amendment Case No. 200900009 and CUP Case No. 200900121. 24. During the December 16, 2009 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that most of the previously -identified project issues had been resolved, and described the remaining issues, including ongoing discussions with the City and County for street designs to Skyline Ranch Road. Staff also described the project's request for the alternate cross-section for local streets providing direct access to the single-family lots, and its potential impacts with increased paving and limited clearance to meet American with Disabilities Act ("ADA") requirements. The project also proposes four flag lots within the developed area. 25. During the December 16, 2009 public hearing, the applicant presented their project, which through a clustered design respects the proposed Significant Ecological Area ("SEA") boundary by protecting the vernal pools and mesa resources. The applicant indicated that while Master Plan of Highway deletions are proposed, through future development any necessary access would still be required by Public Works. The project's Draft EIR also provided the most up-to-date information regarding water supply, and Castaic Lake Water Agency ("CLWA") which did raise comments on the OVOV's EIR, made no comments regarding this project's EIR. 26. Three persons testified during the December 16, 2009 public hearing: one representing the City, and two from the applicant's project team to answer any questions. The City indicated that two issues remained regarding traffic, including proposed mitigation at Soledad Canyon Road, and cross-sections for Skyline Ranch Road. The City indicated that they were continuing to work with the County and applicant on agreed-upon cross- sections for Skyline Ranch Road, with hope for resolution when the project returns for final action. 27. During the December 16, 2009 public hearing, the Commission discussed whether roll - up garage doors could be incorporated to address any reductions in sidewalk clearance by cars parking in individual driveways, and looked forward to the project returning with hopeful resolution between the County and the City. The Commission also discussed that while the subject project was well designed and has shown to have an adequate water supply, there is a general concern regarding water supply and large subdivisions. The Commission also directed staff to consider additional project conditions regarding piping for future reclaimed water use within landscaped slopes, and potential for individual cisterns for greywater use. 28.After testimony and discussion, on December 16, 2009 the Commission by vote of 5-0 continued the public hearing to March 3, 2010. PROJECT NO. 04-075-(5) Page 6 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution 29. Subsequent to the December 16, 2009 public hearing, IEC conducted a duly -noticed meeting to discuss the highway realignment. After a brief presentation by staff and the applicant, and comments from one neighbor and the City, IEC indicated their recommendation for approval of the highway realignment. 30. Subsequent to the December 16, 2009 public hearing, County and City staff met with the applicant to discuss the proposed street improvements to Skyline Ranch Road. A general consensus was reached regarding a modified cross-section for proposed Secondary Highway Skyline Ranch Road, including two travel lanes (one in each direction), a 14 -foot wide landscaped median, and Class II bike lane in each direction. 31. During the March 3, 2010 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that IEC recommends approval of the highway realignment; and that the City, County and applicant have reached agreement on proposed improvements to Skyline Ranch Road. Staff also presented that at the time of the supplemental package, only one project hold remained regarding offsite easements. However, since then Public Works was recommending an alternate condition to require proof of easements prior to the public hearing by the Los Angeles County Board of Supervisors ("Board"), which Public Works formally read into the record. Staff also briefly summarized the additional correspondence received from the Sierra Club, where they indicated that their previous concerns regarding a number of potential impact areas, including infrastructure, biology, traffic, air quality, and water resources, was inadequately addressed or mitigated in the Final EIR. 32. During the March 3, 2010 public hearing, the applicant indicated their agreement with, and appreciation for, the recommended condition from Public Works. 33.One person testified during the March 3, 2010 public hearing representing the City. The City thanked County staff for working with them on the proposed Skyline Ranch Road cross-sections. The City also testified regarding the project's open space, and their encouragement that additional condition language be developed to clarify and specify initial and ongoing funding mechanisms for maintainence of the large natural open space. The City also responded to a question by the Commission regarding paseos where the City believed that while they have different paseo widths than what is proposed, paseos with a bike lane would still be beneficial. 34. During the March 3, 2010 public hearing, the Commission discussed the history of filming activity near the vernal pools, and their desire to not see the large open space fall under an HOA's responsibility. The Commission also questioned the type of fencing in place around the vernal pools as well as whether utilities will be provided to the elementary school lot. PROJECT NO. 04-075-(5) Page 7 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution 35. During the March 3, 2010 public hearing, the applicant responded to the Commission, indicating that the large natural open space was intended all along to go to a public agency, and Los Angeles County Department of Parks and Recreation ("Parks and Recreation") has indicated their intent to accept this open space. They believed that film revenue would be sufficient to maintain this open space, and the vernal pools will remain protected from filming activity with chain-link fences. If any filming requests these fences be removed temporarily, a licensed biologist is required to be onsite at all times the fence is removed. The applicant also responded that if the Commission felt other types of fencing would be more appropriate with community character, including split -rail, that they would not object as long as other affected jurisdictions and agencies also agreed. The applicant indicated that not only will utilities be provided to the elementary school lot, the applicant will be providing full funding for the construction of the school site. 36.After testimony and discussion, on March 3, 2010 the Commission by vote of 5-0 continued the public hearing to March 24, 2010 for final documents to be prepared for approval. 37. During the March 24, 2010 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff briefed the Commission regarding discussions with Parks and Recreation regarding the funding mechanism for the approximate 1,325 acres of open space, and staff recommendation that the condition/mitigation language be further developed prior to scheduling of the Board public hearing. Staff also responded to the letters received from the Sierra Club and SCOPE regarding the Final EIR as well as additional correspondence from the U.S. Fish and Wildlife Service and newspaper article. The applicant also testified indicating their acceptance of all conditions. 38. One person testified during the March 24, 2010 public hearing representing the Santa Monica Mountains Conservancy. The tesitifier recommending addition a condition regarding a permanent open space funding source with minimum baseline amount, and questioned whether a permanent funding source is also to be established for the project's debris basins. Additional recommendations included transferring the open space to the County prior to or simultaneously with the first final map, and addressing sole source filming contracts. 39. During the March 24, 2010 public hearing, the applicant responded that there has been discussion with Parks and Recreation regarding the open space, and the net revenue for filming over the last five years all exceeded six figures with average over five years $145,597, and over 10 years $140,000. Parks and Recreation is recommending a Landscaping and Lighting Act District so additional funding would be in place, and they intend to continue discussions with Parks and Recreation regarding funding. PROJECT NO. 04-075-(5) Page 8 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution 40. During the March 24, 2010 public hearing, the Commission discussed the proposed general plan amendment, and potential concern with losing an opportunity for public viewing access to the open space. A representative from Public Works responded that the deletion of Cruzan Mesa Road, a proposed Limited Secondary Highway, was found appropriate as Cruzan Mesa Road was not necessary for traffic, and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access. Its potential to be considered as part of the General Plan update was also discussed. 41. During the March 24, 2010 public hearing, the Commission also discussed that while filming revenue cannot be guaranteed, the average revenues are high, and that further discussion with Parks and Recreation should be pursued. The Commission also discussed the debris basins, and Public Works clarified that these would be publicly maintained by Public Works. Flood easements would be incorporated into the project for the capture of debris, and no additional conditions for the project would be necessary. 42.After hearing all testimony, the Commission by vote of 3-0-2 (Valadez, Bellamy absent) closed the public hearing on March 24, 2010 and recommended approval of General Plan Amendment Case No. 200900009. 43. The proposed project is required to comply with the development standards of the A-1 zone pursuant to Section 22.24.110 of the County Code, and A-2 zone pursuant to Section 22.24.170 of the County Code, except as otherwise modified by Conditional Use Permit Case No. 04-075. 44. The Plan Amendment is consistent with the goals and policies of the General Plan. The project increases the supply and diversity of housing and promotes the efficient use of land through a more concentrated pattern of urban development. 45.The technical and engineering aspects of the project have been resolved to the satisfaction of the Los Angeles County Departments of Public Works, Forester and Fire Warden, Parks and Recreation, Public Health and Regional Planning. 46. The subject property is of adequate size and shape to accommodate the yards, walls, fences, parking, landscaping and other accessory structures, except as otherwise modified and shown on the site plan and Vesting Tentative Tract Map No. 060922. 47. Compatibility with surrounding land uses will be ensured through the related subdivision, CUPs, oak tree permit, and environmental conditions. 48. There is no evidence that the proposed project will be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the project PROJECT NO. 04-075-(5) Page 9 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution site. 49.The recommended general plan amendmentwill not place an undue burden upon the community's ability to provide necessary facilities and services, as outlined in the preceding findings of fact and environmental documentation. 50.Approval of the recommended general plan amendment is in the public interest, specifically in the interest of public health, safety, and general welfare, and is in conformity with good planning practices. 51.Approval of the recommended general plan amendment will enable implementation of the highway plan in the development of the subject property. 52.Adoption of the proposed general plan amendment will enable the development of the subject property as proposed. 53. The applicant in this case has satisfied the "Burden of Proof' forthe requested General Plan Amendment which is needed and appropriate. 54.A Final EIR for the project has been prepared in accordance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles. The Final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the Final EIR including Responses to Comments dated February 2010, and the Addendum to the Final EIR dated March 2010. The Final EIR contains the response to comments, and identifies mitigation measures to be implemented as part of the project. 55. The Commission has reviewed and considered the Final EIR and finds that it reflects the independent judgment of the County. As stated in the Final EIR and the Findings of Fact and Statement of Overriding Considerations regarding the Final EIR, implementation of the project will result in specifically identified significant effects upon the environment. Except for adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, identified significant adverse effects can be reduced to acceptable levels with the mitigation measures identified in the Final EIR and incorporated as conditions of the related vesting tentative map, CUPs and oak tree permit. 56. With respect to the adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, the Commission determines that the substantial benefits resulting from implementation of the project outweigh the potential unavoidable adverse effects and are acceptable based upon the overriding considerations set forth in the Findings of Fact and Statement of Overriding Considerations, which findings and statement of PROJECT NO. 04-075-(5) Page 10 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution overriding considerations are incorporated herein by reference. 57.A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the Final EIR has been prepared, and its requirements have been incorporated into the conditions of approval for this project. 58. The MMP prepared in conjunction with the Final EIR identifies in detail the manner in which compliance with the measures adopted to mitigate or avoid potential adverse impacts of the project to the environment is ensured. 59.This project does not have "no effect" on fish and wildlife resources. Therefore, the project is not exempt from California Department of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Fee. NOW, THEREFORE BE IT RESOLVED that the Regional Planning Commission of the County of Los Angeles recommends that the Los Angeles County Board of Supervisors: 1. Hold a public hearing to consider the above recommended general plan amendment; and 2. Certify that the Final EIR has been completed in compliance with the CEQA and the State and County guidelines related thereto and reflects the independent judgment and analysis of the County; and 3. Find that the Board has reviewed and considered the information contained in the Final EIR prior to approving the project; and 4. Approve and adopt the MMP for the proposed project, incorporated in the Final EIR, finding that, pursuant to Public Resources Code Section 21081.6, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; and 5. Find that the significant adverse effects of the project have been reduced to an acceptable level as outlined in the attached Environmental Findings of Fact and Statement of Overriding Considerations, which findings are incorporated herein by reference and attached; and 6. Find that the recommended general plan amendment is consistent with the goals, policies and programs of the General Plan; and 7. Adopt General Plan Amendment Case No. 200900009 amending the Master Plan of Highways of the General Plan as depicted on the Exhibit attached hereto and described hereinabove. PROJECT 110. 04-075-(5) Page 11 of 11 GENERAL PLAN AMENDMENT CASE NO. 200900009 Resolution I hereby certify that the foregoing was adopted by a majority of the voting members of the Regional Planning Commission of the County of Los Angeles on March 24, 2010. iRsie O. Ruiz, Secary %Cbunty of Los Angeles Regional Planning Commission AMENDMENT TO COUNTYWIDE GENERAL PLAN SANTA CLARITA VALLEY COMMUNITY PLAN AMENDMENT: 200900009 ON: CHANGE TO ADOPTED HIGHWAY PLAN DELETE PROPOSED CRUZAN MESA ROAD AND REALIGN PROPOSED WHITES CANYON ROAD AS SKYLINE RANCH ROAD HIGHWAY PLAN AMENDMENTS: 1O DELETE PROPOSED LIMITED SECONDARY HIGHWAY CRUZAN MESA ROAD. 2O REALIGN PROPOSED SECONDARY HIGHWAY WHITES CANYON ROAD AS SKYLINE RANCH ROAD FROM PLUM CANYON ROAD TO SIERRA HIGHWAY. DIGITAL DESCRIPTION: \ZCO\ZD SAND CANYON\ THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES WAYNE REW, CHAIR RICHARD J. BRUCKNER, PLANNING DIRECTOR LEGEND: MAJOR HIGHWAY - EXISTING ■ ■ ■ SECONDARY HIGHWAY - PROPOSED • •-• LIMITED SECONDARY HIGHWAY - PROPOSED PARCELS CITY BOUNDARY 0 1750 3500 FEET FINDINGS OF THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES FOR PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT CASE NO. 04-075 1. The Los Angeles County Regional Planning Commission ("Commission") conducted a duly noticed public hearing in the matter of Conditional Use Permit Case No. 04-075 on September 16, 2009, December 16, 2009, March 3, 2010, and March 24, 2010. Conditional Use Permit Case No. 04-075 was heard concurrently with General Plan Amendment Case No. 200900009 (December 16, 2009, March 3, 2010, and March 24, 2010 only), Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 200900121 (December 16, 2009, March 3, 2010 and March 24, 2010 only), Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. 2. The project proposes a clustered hillside residential development of 1,260 single- family homes and various open space and parks on 2,173 gross acres. The project includes an 11.6 -acre elementary school site, a 12 -acre public park and a network of privately -maintained paseos and trails, and one public trail. A Class II bike lane is proposed within Skyline Ranch Road. A temporary materials processing facility is proposed onsite for use during construction after the first phase of grading to prior to the end of the last phase of development (estimated 24 months), to process approximately 68,000 cubic yards of excavated soil to use as base material in concrete and asphalt within the project site. 3. A Conditional Use Permit ("CUP") is required to ensure compliance with urban and nonurban hillside management design review criteria, density -controlled development, and onsite project grading exceeding 100,000 cubic yards; and to permit an onsite temporary materials processing facility during construction, pursuant to Sections 22.24.100, 22.24.1507 22.56.205 and 22.56.215 of the Los Angeles County Code ("County Code"). 4. This is a hillside project since the subject property exhibits natural slopes of 25 percent or greater. A CUP is required for the project since the 1,260 dwelling units proposed exceeds the low-density threshold of 402 dwelling units, and mid -point density threshold of 870 dwelling units, established for the site. 5. The subject site is located west of Sierra Highway and south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 6. The project proposes 20.8 million cubic yards of cut and fill grading (total 41.6 million cubic yards) to be balanced onsite. 7. The irregularly-shaped property is approximately 2,173 gross acres in size in a mostly natural condition with level to steeply sloping topography. Approximately PROJECT NO. 04-075-(5) Page 2 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings 774 acres are within 0 to 25 percent slopes, 644 acres within 25 to 50 percent slopes, and 755 acres have slopes 50 percent and greater. 8. Access to the proposed development will be provided by an extension of Whites Canyon Road as Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot wide Secondary Highway as proposed on the County Master Plan of Highways, realigned through the subject property to Sierra Highway, a 100 -foot Major Highway. 9. The project site is currently zoned A-2-1 (Heavy Agricultural — One Acre Minimum Required Lot Area), A-1 (Light Agricultural — 5,000 Square Feet Minimum Required Lot Area), A-1-10,000 (Light Agricultural — 10,000 Square Feet Minimum Required Lot Area), and A-1-1 (Light Agricultural — One Acre Minimum Required Lot Area), which was established by Ordinance No. 7339, effective June 6, 1958. Surrounding zoning is A-1 and A-2-1 to the north; A-1, A-1-10,000, R-3 (Limited Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City to the east; and A-2-1 and City to the south and west. 10. The subject property consists of vacant land, including 200 single-family lots created under recorded Tract Map Nos. 49433, 49434 and 49467. Surrounding uses include vacant property with single-family residential to the east, south and west; industrial and commercial within the City to the east and south; and multi- family residential and a school within the City to the south. 11. The project is consistent with the A-2-1, A-1, A-1-10,000 and A-1-1 zoning classification. Single-family residences are permitted in the A-1 and A-2 zones pursuant to Sections 22.24.070 and 22.24.120 of the County Code. The proposed lot sizes of the project are less than the area requirements of the A-2-1, A-1- 10,000 and A-1-1 zoning. However, the applicant has requested a CUP for density -controlled development pursuant to Section 22.56.205 of the County Code, which concentrates dwelling units to a portion of the property and allows smaller lot sizes as long as the required size is achieved over the entire subject property. The remaining area is reserved as permanent open space. 12. The property is depicted in the Hillside Management ("HM"), Non -urban 2 ("N2"), Urban 1 ("U1"), Urban 2 ("U2"), Urban 3 ("U3") and Floodway/Flood Plain ("W") land use categories of the Santa Clarita Valley Area Plan ("Plan"), a component of the Los Angeles Countywide General Plan ("General Plan"). The proposed 1,260 dwelling units is consistent with the maximum 1,302 dwelling units permitted by the land use categories for nonurban and urban hillside residential development. PROJECT NO. 04-075-(5) Page 3 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings 13. The project provides an approximately 1,770 acres of open space (approximately 81 percent) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project is consistent with the minimum 25 percent required for urban hillside projects, and 70 percent required for nonurban hillside projects. All open space provided is permanent open space as part of a density -controlled development. 14. General Plan Amendment Case No. 200900009 is a related request to amend the Master Plan of Highways to delete Cruzan Mesa Road (proposed Limited Secondary Highway), and realign Whites Canyon Road as Skyline Ranch Road (proposed Secondary Highway) from Whites Canyon Road/Plum Canyon Road to Sierra Highway. 15. CUP Case No. 200900121 is a related request to authorize an onsite grading and solid fill project for the offsite grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road, with 535,000 cubic yards of cut and 37,000 cubic yards of fill. 16. Oak Tree Permit Case No. 200700021 is a related request to remove one oak tree (nonheritage oak). 17. Highway Realignment Case No. 200900001 is a related request to review the realignment of Whites Canyon Road, a designated proposed Secondary Highway, as Skyline Ranch Road, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway. 18. Vesting Tentative Tract Map No. 060922 is a related request to create 1,260 single family lots, 25 open space lots (including landscaped and natural open space), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. 19. The approved Exhibit "A", dated October 22, 2009, depicts 1,260 single-family lots clustered over approximately 622 acres in the southern portion of the project site. The single-family lots range in size from 6,048 to 23,950 square feet. A proposed 12 -acre public park will be located at the northern portion of the developed area, with recreational amenities to include a basketball court, baseball field and children's play area. Additional parks will be privately maintained by a homeowners association ("HOA"), totaling approximately six acres. An 11.6 -acre elementary school site is depicted in the center of the developed area with a pedestrian bridge over Skyline Ranch Road, and 13 debris basin lots are depicted throughout the development. A public trail will be included within the project as PROJECT NO. 04-075-(5) Page 4 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings well as privately -maintained trails and paseos, providing connectivity to private parks, cul-de-sac streets, and main thoroughfare Skyline Ranch Road. Grading will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill (total 41.6 million cubic yards) to be balanced onsite. Offsite grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. Monument signs are proposed on and offsite within the unincorporated area and City, and a single oak tree onsite will be removed due to grading and construction. 20. The project proposes a merger and resubdivision of underlying recorded Tract Map Nos. 49433, 49434 and 49467. The subdivision was approved as Tentative Tract Map No. 44967 to create 200 single-family lots on 360 acres within the Cruzan Mesa area. No homes have been constructed as part of these underlying lots. The subject project proposes to merge these lots and create open space Lot No. 1293 over this area. 21. Letters received and submitted to the Commission include from the City as well as the U.S. Department of Homeland Security - Federal Emergency Management Agency (FEMA), Santa Clarita Organization for Preservation and the Environment ("SCOPE"), Santa Monica Mountains Conservancy ("SMMC"), and Sierra Club. The correspondence reflected comments on the Draft Environmental Impact Report ("EIR") as well as on the project design. 22. The project was advertised for the September 16, 2009 insist public hearing for Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 04- 075, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. 23. During the September 16, 2009 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff recommended a continuance due to technical holds still outstanding for the project, including clearance through Los Angeles County Subdivision Committee ("Subdivision Committee") and required review by the Los Angeles County Interdepartmental Engineering Committee ("IEC"). Staff also indicated that a General Plan Amendment was required for the project for changes to the Master Plan of Highways, as the General Plan update, and the Plan update known as "One Valley One Vision" ("OVOV" ), will likely update the Master Plan after the timeline proposed for this project. A CUP was also required to be filed for a solid fill grading project for the offsite construction of Skyline Ranch Road. Concern with existing filming activity near the Cruzan Mesa vernal pools within the large proposed open space lot was also raised by staff, warranting further research by staff. PROJECT NO. 04-075-(5) Page 5 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings 24. Six persons testified at the September 16, 2009 public hearing: one neutral, and five with concerns or issues related to the development. The neutral testifier indicated that the applicant had an agreement in place with the Sulphur Springs School District regarding the elementary school site. Concerns expressed during the public hearing, including from the City, SCOPE and the SMMC/Mountains Recreation and Conservation Authority ("MRCA"), addressed need for offsite improvements at the intersection of Sierra Highway and Soledad Canyon Road; and included technical issues related to Skyline Ranch Road improvements (bike lane classification), improvements to Skyline Ranch Road west of the project site and offsite mitigation to City utilities. Other concerns included need for re -noticing of project to include the General Plan Amendment, impacts to air quality, need for updated documents for the EIR, supremacy of Alternative No. 2 in the Draft EIR, and need for funding sources for maintenance of the open space. MRCA also indicated their experience in managing vernal pools, and made recommendations regarding signage and filming compatibility. 25. Issues raised during the September 16, 2009 public hearing included water availability and how this project may be affected by concurrent hearings on OVOV. 26. During the September 16, 2009 public hearing, the applicant's representative indicated that the project was favorable with City support and staff not requesting any design changes. The representative indicated their position regarding the additional CUP and General Plan Amendment filings requested by staff, and indicated that any issues regarding onsite filming activity had already been resolved. The representative supported the continuance recommendation, and indicated their understanding the testifers' concerns. 27. During the September 16, 2009 public hearing, the Commission discussed the history of filming in southern California and questioned whether filming revenue could be used as a funding source for maintenance of the vernal pools, and how to achieve a balance between filming activity and resource protection. The Commission also also indicated that while staff is recommending a continuance, it was important to hold the public hearing and allow officials and interested persons to express their concerns. Given that OVOV was also scheduled for public hearing, the Commission indicated that this project's continuance should be to a date after the OVOV initial hearing. The Commission also indicated their desire to see a walkable community, and directed staff to return with technical issues addressed. 28. After testimony and discussion, on September 16, 2009 the Commission by vote of 4-0-1 (Valadez absent) continued the public hearing to December 16, 2009. PROJECT NO. 04-075-(5) Page 6 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings 29. Subsequent to the September 16, 2009 public hearing, the applicant submitted a revision to the tentative map, dated October 22, 2009, to Subdivision Committee for review. After review, technical holds from Los Angeles County Department of Public Works ("Public Works") regarding offsite easements and water pump stations, continued to remain outstanding. The applicant also filed a General Plan Amendment application as well as an additional CUP for the offsite solid fill project. Concerns regarding the onsite filming activity were also resolved as there is an existing procedure in the County for issuance of filming permits that regulate frequency of temporary filming. 30. In addition to the entitlements previously advertised, the project was advertised for the December 16, 2009 insist public hearing with General Plan Amendment Case No. 200900009 and Conditional Use Permit Case No. 200900121. 31. During the December 16, 2009 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that most of the previously -identified project issues had been resolved, and described the remaining issues, including ongoing discussions with the City and County for street designs to Skyline Ranch Road. Staff also described the project's request for the alternate cross-section for local streets providing direct access to the single-family lots, and its potential impacts with increased paving and limited clearance to meet American with Disabilities Act ("ADA") requirements. The project also proposes four flag lots within the developed area. 32. During the December 16, 2009 public hearing, the applicant presented their project, which through a clustering design respects the proposed Significant Ecological Area ("SEA") boundary by protecting the vernal pools and mesa resources. The applicant indicated that while Master Plan of Highway deletions are proposed, through future development any necessary access would still be required by Public Works. The project's Draft EIR also provided the most up-to- date information regarding water supply, and Castaic Lake Water Agency ("CLWA") which did raise comments on the OVOV's EIR, made no comments regarding this project's EIR. 33. Three persons testified during the December 16, 2009 public hearing: one representing the City, and two from the applicant's project team to answer any questions. The City indicated that two issues remained regarding traffic, including proposed mitigation at Soledad Canyon Road, and cross-sections for Skyline Ranch Road. The City indicated that they were continuing to work with the County PROJECT NO. 04-075-(5) Page 7 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings and applicant on agreed-upon cross-sections for Skyline Ranch Road, with hope for resolution when the project returns for final action. 34. During the December 16, 2009 public hearing, the Commission discussed whether roll -up garage doors could be incorporated to address any reductions in sidewalk clearance by cars parking in individual driveways, and looked forward to the project returning with hopeful resolution between the County and the City. The Commission also discussed that while the subject project was well designed and has shown to have an adequate water supply, there is a general concern regarding water supply and large subdivisions. The Commission also directed staff to consider additional project conditions regarding piping for future reclaimed water use within landscaped slopes, and potential for individual cisterns for greywater use. 35. After testimony and discussion, on December 16, 2009 the Commission by vote of 5-0 continued the public hearing to March 3, 2010. 36. Subsequent to the December 16, 2009 public hearing, IEC conducted a duly - noticed meeting to discuss the highway realignment. After a brief presentation by staff and the applicant, and comments from one neighbor and the City, IEC indicated their recommendation for approval of the highway realignment. 37. Subsequent to the December 16, 2009 public hearing, County and City staff met with the applicant to discuss the proposed street improvements to Skyline Ranch Road. A general consensus was reached regarding a modified cross-section for proposed Secondary Highway Skyline Ranch Road, including two travel lanes (one in each direction), a 14 -foot wide landscaped median, and Class II bike lane in each direction. 38. During the March 3, 2010 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that IEC recommends approval of the highway realignment; and that the City, County and applicant have reached agreement on proposed improvements to Skyline Ranch Road. Staff also presented that at the time of the supplemental package, only one project hold remained regarding offsite easements. However, since then Public Works was recommending an alternate condition to require proof of easements prior to the public hearing by the Los Angeles County Board of Supervisors ("Board"), which Public Works formally read into the record. Staff also briefly summarized the additional correspondence received from the Sierra Club, where they indicated that their previous concerns regarding a number of potential impact areas, including infrastructure, biology, PROJECT NO. 04-075-(5) Page 8 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings traffic, air quality, and water resources, was inadequately addressed or mitigated in the Final EIR. 39. During the March 3, 2010 public hearing, the applicant indicated their agreement with, and appreciation for, the recommended condition from Public Works. 40. One person testified during the March 3, 2010 public hearing representing the City. The City thanked County staff for working with them on the proposed Skyline Ranch Road cross-sections. The City also testified regarding the project's open space, and their encouragement that additional condition language be developed to clarify and specify initial and ongoing funding mechanisms for maintainence of the large natural open space. The City also responded to a question by the Commission regarding paseos where the City believed that while they have different paseo widths than what is proposed, paseos with a bike lane would still be beneficial. 41. During the March 3, 2010 public hearing, the Commission discussed the history of filming activity near the vernal pools, and their desire to not see the large open space fall under an HOA's responsibility. The Commission also questioned the type of fencing in place around the vernal pools as well as whether utilities will be provided to the elementary school lot. 42. During the March 3, 2010 public hearing, the applicant responded to the Commission, indicating that the large natural open space was intended all along to go to a public agency and Los Angeles County Department of Parks and Recreation ("Parks and Recreation") has indicated their intent to accept this open space. They believed that film revenue would be sufficient to maintain this open space, and the vernal pools will remain protected from filming activity with chain- link fences. If any filming requests these fences be removed temporarily, a licensed biologist is required to be onsite at all times the fence is removed. The applicant also responded that if the Commission felt other types of fencing would be more appropriate with community character, including split -rail, that they would not object as long as other affected jurisdictions and agencies also agreed. The applicant indicated that not only will utilities be provided of the elementary school lot, the applicant will be providing full funding for the construction of the school site. 43. After testimony and discussion, on March 3, 2010 the Commission by vote of 5-0 continued the public hearing to March 24, 2010 for final documents to be prepared for approval. PROJECT NO. 04-075-(5) Page 9 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings 44. During the March 24, 2010 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff briefed the Commission regarding discussions with Parks and Recreation regarding the funding mechanism for the approximate 1,325 acres of open space, and staff recommendation that the condition/mitigation language be further developed prior to scheduling of the Board public hearing. Staff also responded to the letters received from the Sierra Club and SCOPE regarding the Final EIR as well as additional correspondence from the U.S. Fish and Wildlife Service and newspaper article. The applicant also testified indicating their acceptance of all conditions. 45. One person testified during the March 24, 2010 public hearing representing the Santa Monica Mountains Conservancy. The tesitifier recommending addition a condition regarding a permanent open space funding source with minimum baseline amount, and questioned whether a permanent funding source is also to be established for the project's debris basins. Additional recommendations included transferring the open space to the County prior to or simultaneously with the first final map, and addressing sole source filming contracts. 46. During the March 24, 2010 public hearing, the applicant responded that there has been discussion with Parks and Recreation regarding the open space, and the net revenue for filming over the last five years all exceeded six figures with average over five years $145,597, and over 10 years $140,000. Parks and Recreation is recommending a Landscaping and Lighting Act District so additional funding would be in place, and they intend to continue discussions with Parks and Recreation regarding funding. 47. During the March 24, 2010 public hearing, the Commission discussed the proposed general plan amendment, and potential concern with losing an opportunity for public viewing access to the open space. A representative from Public Works responded that the deletion of Cruzan Mesa Road, a proposed Limited Secondary Highway, was found appropriate as Cruzan Mesa Road was not necessary for traffic, and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access. Its potential to be considered as part of the General Plan update was also discussed. 48. During the March 24, 2010 public hearing, the Commission also discussed that while filming revenue cannot be guaranteed, the average revenues are high, and that further discussion with Parks and Recreation should be pursued. The Commission also discussed the debris basins, and Public Works clarified that these would be publicly maintained by Public Works. Flood easements would be PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT CASE NO. 04-075 Findings Page 10 of 13 incorporated into the project for the capture of debris, and no additional conditions for the project would be necessary. 49. After hearing all testimony, the Commission by vote of 3-0-2 (Valadez, Bellamy absent) closed the public hearing on March 24, 2010 and approved Conditional Use Permit Case No. 04-075. 50. The Commission finds that the project's infrastructure and community benefits balance against the project's requested density closer to the maximum density permitted by hillside management. 51. The Commission finds that 1,770 acres of the property (approximately 82 percent) is set aside as permanent open space with the urban and nonurban hillside, density -controlled development of 1,260 single-family homes on the subject property. This open space is comprised of a public park lot, private park lots, trails and natural open space. The natural open space, and public park and trails are to be dedicated to the County of Los Angeles, and the private parks and trails to the HOA for ownership and maintenance, with landscaped medians and manufactured slopes for a Landscaping and Lighting Act District. 52. The Commission finds that the front yard setback to the habitable structure shall be a minimum of 18 feet as measured from back of sidewalk, and front yard setback to the garage shall be a minimum of 20 feet as measured from back of sidewalk. These setbacks will ensure compatibility with ADA requirements to ensure accessible sidewalks when cars are parked in individual driveways. 53. The Commission finds that the alternate cross-section is permitted for all local streets with direct access to single-family lots, as the use of the alternate cross- section would be in keeping with the design and improvement of adjoining streets. The project will create new streets within the developed area, and will be designed to visually create a hierarchy of streets as well as complement the proposed trail and paseo system. 54. The Commission finds that the four flag lots are justified by topographic conditions and the size and shape of the division of land, and as the design is not in conflict with the pattern of neighborhood development. The proposed development will be creating new neighborhoods, and will not increase density by proposing homes adjacent to rear yards of existing homes. 55. The proposed project is required to comply with the development standards of the A-1 zone pursuant to Section 22.24.110 of the County Code, and A-2 zone PROJECT NO. 04-075-(5) Page 11 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings pursuant to Section 22.24.170 of the County Code, except as otherwise modified by this grant. 56. A Final EIR for the project has been prepared in accordance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles. The Final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the Final EIR including Responses to Comments dated February 2010, and the Addendum to the Final EIR dated March 2010. The Final EIR contains the response to comments, and identifies mitigation measures to be implemented as part of the project. 57. The Commission has reviewed and considered the Final EIR and finds that it reflects the independent judgment of the County. As stated in the Final EIR and the Findings of Fact and Statement of Overriding Considerations regarding the Final EIR, implementation of the project will result in specifically identified significant effects upon the environment. Except for adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, identified significant adverse effects can be reduced to acceptable levels with the mitigation measures identified in the Final EIR and incorporated as conditions in this grant and the related CUP, oak tree permit and vesting tentative map. 58. With respect to the adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, the Commission determines that the substantial benefits resulting from implementation of the project outweigh the potential unavoidable adverse effects and are acceptable based upon the overriding considerations set forth in the Findings of Fact and Statement of Overriding Considerations, which findings and statement of overriding considerations are incorporated herein by reference. 59. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the Final EIR has been prepared, and its requirements have been incorporated into the conditions of approval for this project. 60. The MMP prepared in conjunction with the Final EIR identifies in detail the manner in which compliance with the measures adopted to mitigate or avoid potential adverse impacts of the project to the environment is ensured. 61. This project does not have "no effect" on fish and wildlife resources. Therefore, the project is not exempt from California Department of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. PROJECT NO. 04-075-(5) Page 12 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings 62. Approval of this CUP is conditioned on the permittee's compliance with the attached conditions of approval and the MMP as well as the conditions of approval for Vesting Tentative Tract Map No. 060922, CUP Case No. 200900121 and Oak Tree Permit Case No. 2007000021. 63. The applicant has demonstrated the suitability of the subject property for the proposed use. Establishment of the proposed use at such location is in conformity with good zoning practice. Compliance with the conditions of approval will ensure compatibility with surrounding land uses and consistency with all applicable General Plan policies. 64. The location of the documents and other materials constituting the record of proceedings upon which the Commission's decision is based in this matter is the Los Angeles County Department of Regional Planning ("Regional Planning"), 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. BASED ON THE FOREGOING, THE REGIONAL PLANNING COMMISSION CONCLUDES: A. That the proposed use with the attached conditions and restrictions will be consistent with the adopted General Plan and Plan; B. With the attached conditions and restrictions, that the requested use at the proposed location will not adversely affect the health, peace, comfort, or welfare of persons residing or working in the surrounding area; will not be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the site; and will not jeopardize, endanger, or otherwise constitute a menace to the public health, safety or general welfare; C. That the proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in Title 22 of the County Code, or as is otherwise required in order to integrate said use with the uses in the surrounding area; D. That the proposed site is adequately served by highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate, and by other public or private service facilities as are required; and PROJECT NO. 04-075-(5) Page 13 of 13 CONDITIONAL USE PERMIT CASE NO. 04-075 Findings E. That the proposed project is located and designed so as to protect the safety of current and future community residents, and will not create significant threats to life and/or property due to the presence of geologic, seismic, slope instability, fire, flood, mud flow, or erosion hazard; F. That the proposed project is compatible with the natural, biotic, cultural, scenic and open space resources of the area; G. That the proposed project is conveniently served by (or provides) neighborhood shopping and commercial facilities, can be provided with essential public services without imposing undue costs on the total community, and is consistent with the objectives and policies of the General Plan; and H. That the proposed development demonstrates creative and imaginative design, resulting in a visual quality that will complement community character and benefit current and future community residents. THEREFORE, THE REGIONAL PLANNING COMMISSION: 1. Certifies that the Final EIR has been completed in compliance with the CEQA and the State and County guidelines related thereto and reflects the independent judgment and analysis of the County; finds that the Commission has reviewed and considered the information contained in the Final EIR prior to approving the project; adopts the MMP incorporated in the Final EIR, finding that, pursuant to Public Resources Code Section 21081.6, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; and determines that the significant adverse effects of the project have been reduced to an acceptable level as outlined in the attached Environmental Findings of Fact and Statement of Overriding Considerations, which findings are incorporated herein by reference and attached. 2. Approves Conditional Use Permit Case No. 04-075 subject to the attached conditions. DEPARTMENT OF REGIONAL PLANNING Exhibit "A" Map Date: 10-22-09 PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT CASE NO. 04-075 CONDITIONS - 1 . ONDITIONS: 1. This grant authorizes the use of the subject property in an urban and non -urban hillside area for 1,260 single-family residential lots, density -controlled development to cluster the single-family lots on the southern portion of the project site with reduced lot size to 6,048 to 23,950 net square feet, and on-site grading over 100,000 cubic yards within the A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), A-1 (Light Agricultural - 5,000 Square Feet Minimum Required Lot Area), A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area), and A-1-1 (Light Agricultural — One Acre Minimum Required Lot Area) zones as depicted on the approved exhibit map marked Exhibit "A" (dated October 22, 2009) or an approved revised Exhibit "A", subject to the following conditions of approval. This grant also authorizes a temporary materials processing facility during construction within the project site. 2. This grant shall not be effective for any purpose until the permittee, and the owner of the subject property if other than the permittee, have filed at the office of the Los Angeles County Department of Regional Planning ("Regional Planning") their affidavit stating that they are aware of, and agree to accept, all the conditions of this grant and that the conditions have been recorded as required by Condition No. 6, and until the required fees have been paid pursuant to Condition Nos. 7 and 59. Condition Nos. 2, 7, 9, 10 and 11 shall be effective immediately upon final approval of this grant by the County. 3. Unless otherwise apparent from the context, the term "permittee" shall include the applicant and any other person, corporation, or entity making use of this grant and shall include successor in interest. 4. If any provision of this grant is held or declared to be invalid, the permit shall be void and the privileges granted hereunder shall lapse. 5. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the Regional Planning Commission or Hearing Officer may, after conducting a public hearing, revoke or modify this grant, if it finds that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public health or safety or as to be a nuisance. 6. Prior to the use of this grant, the terms and conditions of the grant shall be recorded in the office of the Los Angeles County Recorder. In addition, upon any transfer or lease of the subject property during the term of this grant, the PROJECT NO. 04-075-(5) Page 2 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions permittee shall promptly provide a copy of the grant and its terms and conditions to the transferee or lessee, as applicable, of the subject property. 7. Within three days of the approval date of this grant, the permittee shall remit processing fees payable to the County of Los Angeles in connection with the filing and posting of a Notice of Determination in compliance with Section 21152 of the Public Resources Code for Project No. 04-075-(5), General Plan Amendment Case No. 200900009, Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. The project impacts fish and wildlife and in order to defray the cost of wildlife protection and management, the permittee is responsible for the payment of fees established by the California Department of Fish and Game pursuant to Section 711.4 of the Fish and Game Code. The current fee amount is $2,867.25. No land use project subject to this requirement is final, vested or operative until the fee is paid. 8. If inspections are required to ensure compliance with the conditions of this grant, or if any inspection discloses that the property is being used in violation of any condition of this grant, the permittee shall be financially responsible and shall reimburse Regional Planning for all inspections and for any enforcement of efforts necessary to bring the subject property into compliance. Inspections shall be made to ensure compliance with the conditions of this grant as well as adherence to development in accordance with the approved site plan on file. The amount changed for additional inspections shall be the amount equal to the recovery cost at the time of payment (currently $200.00 per inspection). 9. The permittee shall defend, indemnify and hold harmless the County, its agents, officers, and employees to attack, set aside, void or annul this permit approval, which action is brought within the applicable time period of Government Code Section 65009 or any other applicable limitation period. The County shall notify the permittee of any claim, action or proceeding and the County shall fully cooperate in the defense. 10.In the event that any claim, action, or proceeding as described above is filed against the County, the permittee shall within 10 days of the filing pay Regional Planning an initial deposit of $5,000 from which actual costs shall be billed and deducted for the purposes of defraying the expense involved in the department's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to the permittee or permittee's counsel. The permittee shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: PROJECT NO. 04-075-(5) Page 3 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions a. If during the litigation process, actual costs incurred reach 80 percent of the amount on deposit, the permittee shall deposit additional funds sufficient to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation; and b. At the sole discretion of the permittee, the amount of an initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by the permittee in accordance with Los Angeles County Code ("County Code") Section 2.170.010. 11. This grant shall expire unless used within two years after the recordation of a final map for Vesting Tentative Tract Map No. 060922 ("TR 060922"). In the event that TR 060922 should expire without the recordation of the final map or all final maps if phased, this grant shall terminate upon the expiration of the vesting tentative map. Entitlement to the use of the property, or unrecorded portion thereof, thereafter shall be subject to the regulations then in effect. 12.The subject property shall be graded, developed and maintained in substantial compliance with the approved vesting tentative tract map. An amended tentative tract map approved for TR 060922 may, at the discretion of the Director of Regional Planning ("Director"), constitute a revised Exhibit "A." All revised plans require the written authorization of the property owner. 13.The subject property shall be developed and maintained in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 14.AII development shall comply with the requirements of Title 22 of the County Code (Zoning Ordinance) and of the specific zoning of the subject property unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit "A," or a revised Exhibit "A" approved by the Director. 15. The permittee shall provide a current and valid water availability letter to the satisfaction of the Director and Director of Los Angeles County Department of Public Works ("Public Works") prior to recordation of the final map (or each final map if the project is phased), the issuance of grading permits, and the issuance of building permits for the approved development. PROJECT NO. 04-075-(5) Page 4 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions 16. The permittee shall submit a copy of the project Covenants, Conditions and Restrictions ("CC&Rs") and maintenance agreements and covenants to Regional Planning for review and approval. The CC&Rs shall include all of the project conditions, and include language that those conditions required to be in the CC&Rs may not be amended or eliminated by the homeowners association without prior approval from the Director. 17.The development of the subject property shall comply with all requirements and conditions approved for TR 060922, Conditional Use Permit Case No. 200900121 and Oak Tree Permit Case No. 200700021. 18. No additional grading or development, including expansion of pad areas with any walls greater than five feet in height or other materials, shall be permitted beyond that depicted on the approved Exhibit "A," or a revised Exhibit "A" approved by the Director. 19.The permittee shall provide a minimum of 2,151.65 acres or 82.9 percent open space, which includes natural undisturbed areas; graded slopes; public and private parks (1.2 acres of the public park will be covered by structures); and trails. 20.The permittee shall provide for the ownership and maintenance of private park Lot Nos. 1263 through 1271 by a homeowners' association to the satisfaction of Regional Planning. 21. The permittee shall dedicate to the County of Los Angeles the right to prohibit construction of any residential structures on the school site depicted on the Exhibit "A" as Lot No. 1261, and on the open space areas depicted on the approved Exhibit "A" as public park Lot No. 1262 and private park Lot Nos. 1263 through 1271. 22. The permittee shall dedicate open space Lot Nos. 1272 through 1296 to the County of Los Angeles or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access for emergency purposes shall not be prohibited over said open space lots. 23. The permittee shall dedicate to the County of Los Angeles the right to prohibit development, including construction of any structures and grading, on the open space areas as depicted on the Exhibit "A" as open space Lot Nos. 1272 through 1296. 24. This project is approved as density -controlled development, as shown on the approved vesting tentative map and Exhibit "A", in which the areas of the proposed lots may be averaged to collectively conform to the minimum lot area PROJECT NO. 04-075-(5) Page 5 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions requirements of the A-2-1, A-1-1 and A-1-10,000 in accordance with Section 22.56.205 of the County Code. 25.All commonly owned areas within the density -controlled development, shall be permanently reserved as open space. Such reservation shall be by establishment of a homeowners association, maintenance district or other appropriate means or methods to ensure the permanent reservation and continued perpetual maintenance of required commonly owned areas. 26.As a means to further ensure the permanent reservation of commonly owned areas, no dwelling unit shall be sold, conveyed or otherwise alienated or encumbered separately from an undivided interest in any commonly owned areas comprising a part of such development. Such undivided interest shall include either an undivided interest in the commonly owned areas or a share in the corporation or voting membership in an association owning the commonly owned areas. 27.All dwelling units within the density -controlled development shall be single-family residences. 28. No grading permit shall be issued prior the recordation of a final map, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of TR 060922, Conditional Use Permit Case No. 200900121 and Oak Tree Permit Case No. 200700021. 29. Prior to the issuance of any grading and/or building permit, site plans covering the development shall be submitted to and approved by the Director as a revised Exhibit "A", indicating substantial conformance with the approved Exhibit "A" where proposed grading and/or construction: a. complies with the conditions of this grant and the standards of the zone; b. is compatible with hillside; and C. complies with the Los Angeles County Green Building, Low Impact Development, and Drought -Tolerant Landscaping Ordinances prior to building permit issuance. 30. No structure shall exceed 35 feet in height, except for chimneys and rooftop antennas. Prior to any issuance of any building permit, a site plan including exterior elevations and floorplans shall be submitted to and approved by the Director, as a revised Exhibit "A," to ensure compliance. 31. The development is approved with a minimum front yard setback of 20 feet from the garage exterior to back of sidewalk, and 18 feet from any habitable area to PROJECT NO. 04-075-(5) Page 6 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions back of sidewalk. Prior to issuance of any building permit, a site plan that includes delineation of the sidewalk in measuring front yard setbacks, shall be submitted to and approved by the Director, as a revised Exhibit "A," to ensure compliance. 32.A minimum of two covered automobile parking spaces for each single-family residential lot shall be provided and continuously maintained and developed to the specifications listed in Section 22.52.1060 of the County Code. The required parking spaces shall be continuously available for vehicle parking only and shall not be used for storage, automobile repair, or any other unauthorized use. 33.All single-family homes shall have roll -up doors for any garages facing the street, in order to maintain minimum driveway length clearance of 20 feet. Prior to issuance of any building permit, a site plan with floorplans and elevations shall be submitted to and approved by the Director, as a revised Exhibit "A", to ensure compliance. 34.All utilities shall be placed underground. Prior to the issuance of any building permit, the permittee shall provide evidence that contractual arrangements have been made with the local utilities to install underground all new facilities necessary to furnish services in the proposed development. 35. Prior to commencement of the temporary materials processing facility proposed during construction, the applicant shall submit a revised Exhibit "A" depicting the facility location and operation details. Such facility shall only be permitted for onsite use, and may not process materials from locations beyond the project boundary identified within this grant or associated Conditional Use Permit Case No. 200900121. 36.All structures shall comply with the requirements of the Division of Building and Safety of Public Works. 37. Detonation of explosives or any other blasting device or material is prohibited unless required permits have been obtained and adjacent property owners have been notified. 38.All grading and construction activities on the subject property and appurtenant activities, including engine warm-up, within 300 feet of an occupied single- or multi -family residential lot, shall be restricted to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on Saturday. Construction work shall be prohibited on Sundays or holidays, including New Year's Day, Independence Day, Thanksgiving Day, Christmas Day, Memorial Day, and Labor Day. All stationary construction noise sources shall be sheltered or enclosed to minimize adverse effect on nearby residences and neighborhoods. Generator and pneumatic compressors shall be noise PROJECT NO. 04-075-(5) Page 7 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions protected in a manner that will minimize noise inconvenience to adjacent residences. 39.The permittee shall implement a dust control program during grading and construction to the satisfaction of the Director and the Director of Public Works. 40.AII material graded shall be sufficiently watered to prevent excessive amounts of dust during the construction phase. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after construction or grading activities is done for the day. All clearing, grading, earth moving or excavation activities shall cease during periods of high wind (i.e. greater than 20 mph average over one hour) to prevent excessive amounts of dust. 41. The permittee shall, upon commencement of any grading activity allowed by this grant, diligently pursue all grading to completion. 42. No construction equipment or vehicles, including construction crew's personal vehicles, shall be parked or stored on any existing public or private streets. 43.The permittee shall obtain all necessary permits from Public Works and shall maintain all such permits in full force and effect as required throughout the life of this permit. 44.AII construction and development within the subject property shall comply with the applicable provisions of the Building Code and the various related mechanical, electrical, plumbing, fire, grading and excavation codes as currently adopted by the County. 45.AII structures, walls and fences open to public view shall remain free of extraneous markings, drawings, or signage. These shall include any of the above that do not directly relate to the use of the property, or that do not provide pertinent information about the premises. The only exceptions shall be seasonal decorations or signage provided under the auspices of a civic or non-profit organization. 46. In the event any such extraneous markings occur, the permittee shall remove or cover said markings, drawings, or signage within 24 hours of such occurrence. Paint utilized in covering such markings shall be of a color that matches, as closely as possible the color of the adjacent surfaces. 47.The permittee shall utilize water -saving devices and technology in the construction of this project consistent with the ordinances and County Building and Plumbing Codes. PROJECT NO. 04-075-(5) Page 8 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions 48. The property shall be developed and maintained in compliance with all applicable requirements of the Los Angeles County Department of Public Health ("Public Health"). Adequate water and sewage disposal facilities shall be provided to the satisfaction of said department. 49. If during construction of the project, soil contamination is suspected, construction in the area shall stop, and appropriate health and safety procedures shall be implemented to the satisfaction of Public Health. If it is determined that contaminated soils exist, remediation shall be conducted to the satisfaction of Public Health and the California Regional Water Quality Control Board. 50. Prior to the issuance of any building permit, the permittee shall demonstrate compliance with State Seismic Hazard Safety laws to the satisfaction of Public Works. 51. Prior to the issuance of any grading permit, the project design shall provide for the filtering of flows to capture contaminants originating from the project site to the satisfaction of and approval by Public Works. 52.The permittee shall comply with the Standard Urban Stormwater Mitigation Plan requirements to the satisfaction of Public Works. 53. During construction, all large -size truck trips shall be limited to off-peak commute periods. 54. During construction, the permittee shall obtain a Caltrans transportation permit as necessary for any transportation of heavy construction equipment and/or materials which requires the use of oversized -transport vehicles on state highways. 55.AII graded slopes (cut and fill) shall be revegetated in compliance with the Grading Ordinance and Drought -Tolerant Landscape Ordinance. Prior to the issuance of any grading or building permit, three copies of a landscape plan, which may be incorporated into a revised Exhibit "A," shall be submitted to and approved by the Director for any proposed landscaping. The landscape plan shall show size, type, and location of all plants, trees, and sprinkler facilities, including all landscaping and irrigation. Watering facilities shall consist of a permanent water -efficient irrigation system, such as "bubblers" or drip irrigation, and shall use reclaimed water. The irrigation system shall, to the satisfaction of the Director of Public Works and Director, include dual piping to allow for future connection and use of reclaimed water within landscaped slopes. In addition to the review and approval by the Director, the landscaping plans will be reviewed by the staff biologist of Regional Planning and the Los Angeles County Forester and Fire Warden ("Forester"). Their review will include an PROJECT NO. 04-075-(5) Page 9 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions evaluation of the balance of structural diversity (e.g. trees, shrubs and groundcover) that could be expected 18 months after planting in compliance with fire safety requirements. No invasive species are permitted. The landscaping plan must show that landscaped areas shall contain minimum 75 percent locally indigenous species, including trees, shrubs and ground covering. However, if the permittee demonstrates to the satisfaction of the Director that compliance with this requirement is not possible due to County fire safety requirements, then the Director may determine that a lower percentage of such planting shall be required. In those areas where the Director approves a lower percentage, the amount of such required locally indigenous vegetation shall be at least 50 percent. The landscaping will include trees, shrubs and ground covering at a mixture and density determined by the Director and the Forester. Fire retardant plants shall be given first consideration. Timing of Planting. Prior to the issuance of grading or building permits for any development, the permittee shall submit a landscaping phasing plan for the landscaping associated with the construction to be approved by the Director. This phasing plan shall establish the timing and sequencing of the required landscaping, including required plantings within six months and expected growth during the subsequent 18 months. 56.AII slope improvements, including terrace drains, shall use colored concrete to blend with surrounding vegetation. Prior to any grading permit issuance, the permittee shall submit sample materials, including color palette, with a landscape plan, as a revised Exhibit "A". Prior to building permit issuance, the permittee shall submit evidence of colored concrete installation. 57. Within 30 days of approval of this grant, the permittee shall record a covenant and agreement with the County of Los Angeles agreeing to comply with the required environmental mitigation measures imposed in the Final Environmental Impact Report ("EIR") Mitigation Monitoring Program ("MMP"), and attach the MMP to the document to be recorded. Prior to recordation of the covenant, the permittee shall submit a copy of the draft covenant to the Director for review and approval. 58.The environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the Final EIR for the project are incorporated herein by reference and attached and made conditions of this grant. The permittee shall comply with all such mitigation measures in accordance with the attached MMP. As a means of ensuring the effectiveness of the mitigation measures, the permittee shall submit mitigation monitoring reports to the Director for approval as frequently as may be required by the Director, until such time as all mitigation measures have been implemented and completed. PROJECT NO. 04-075-(5) Page 10 of 10 CONDITIONAL USE PERMIT CASE NO. 04-075 Conditions The reports shall describe the status of the permittee's compliance with the required mitigation measures. 59. Within 30 days of approval of this grant, deposit the sum of $3,000.00 with Regional Planning in order to defray the cost of reviewing the permittee's reports and verifying compliance with the information contained in the reports required by the MMP. FINDINGS OF THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES FOR PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT CASE NO. 200900121 1. The Los Angeles County Regional Planning Commission ("Commission") conducted a duly noticed public hearing in the matter of Conditional Use Permit Case No. 200900121 on December 16, 2009, March 3, 2010, and March 24, 2010. Conditional Use Permit Case No. 200900121 was heard concurrently with General Plan Amendment Case No. 200900009, Vesting Tentative Tract Map No. 060922 (also considered September 16, 2009), Conditional Use Permit Case No. 04-075 (also considered September 16, 2009), Oak Tree Permit Case No. 200700021 (also considered September 16, 2009), and Highway Realignment Case No. 200900001 (also considered September 16, 2009). 2. The project proposes a clustered hillside residential development of 1,260 single family lots, 25 open space lots (including landscaped and natural open space), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The project includes an 11.6 -acre elementary school site, a 12 -acre public park and a network of privately -maintained paseos and trails, and one public trail. A Class II bike lane is proposed within Skyline Ranch Road. 3. A Conditional Use Permit ("CUP") is required to authorize an onsite grading and solid fill project for the offsite grading and construction of Skyline Ranch Road from the subdivision western project boundary to Whites Canyon Road/Plum Canyon Road pursuant to Sections 22.20.460 and 22.24.150 of the Los Angeles County Code ("County Code"). 4. The subject site is located west of Sierra Highway and south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 5. The project proposes offsite grading for the construction of Skyline Ranch Road, from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to the western subdivision project boundary, consisting of 535,000 cubic yards of cut and 37,000 cubic yards of fill. 6. Access to the proposed development will be provided by an extension of Whites Canyon Road as Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot wide Secondary Highway as proposed on the County Master Plan of Highways, realigned through the subject property to Sierra Highway, a 100 -foot Major Highway. PROJECT NO. 04-075-(5) Page 2 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings 7. The subject site is currently zoned A-2-2 (Heavy Agricultural — Two Acre Minimum Required Lot Area) and RPD -5,000-20U (Residential Planned Development — 5,000 Square Feet Minimum Required Lot Area — 20 Dwelling Units per Net Acre), which were both established by Ordinance No. 880169Z, adopted October 11, 1988. Surrounding zoning is RPD -6,000-5.9U (Residential Planned Development — 6,000 Square Feet Minimum Required Lot Area — 5.9 Dwelling Units per Net Acre) to the north; A-2-2 and A-2-1 (Heavy Agircultural — One Acre Minimum Required Lot Area) to the east; A-2-1, RPD -6,000-7.5U (Residential Planned Development — 6,000 Square Feet Minimum Required Lot Area — 7.5 Dwelling Units per Net Acre) and City to the south; and A-2-1, R-1-4,000 (Single -Family Residence — 4,000 Square Feet Minimum Required Lot Area), RPD -5,000-5U (Residential Planned Development — 5,000 Square Feet Minimum Required Lot Area — 5 Dwelling Units per Net Acre), RPD -5,000-6.2U (Residential Planned Development — 5,000 Square Feet Minimum Required Lot Area — 6.2 Dwelling Units per Net Acre), and RPD -5,000-20U to the west. 8. The subject property consists of vacant land previously entitled under Vesting Tentative Tract Map No. 46018 (known as Shapell Plum Canyon). Surrounding uses include vacant property with single-family residential to the north, east, west and south with the City to the south. 9. The project is consistent with the RPD and A-2-2 zoning classifications. Solid fill projects are in the RPD and A-2 zones with a CUP pursuant to Sections 22.20.460 and 22.24.150 of the County Code. 10. The project site is depicted in the Hillside Management ("HM"), Urban 1 ("U1"), and Urban 3 ("U3") land use categories of the Santa Clarita Valley Area Plan ("Plan"), a component of the Los Angeles Countywide General Plan ("General Plan"). A solid fill project for construction of a secondary highway is consistent with the residential designations. 11. General Plan Amendment Case No. 200900009 is a related request to amend the Master Plan of Highways to delete Cruzan Mesa Road (proposed Limited Secondary Highway), and realign Whites Canyon Road as Skyline Ranch Road (proposed Secondary Highway) from Whites Canyon Road/Plum Canyon Road to Sierra Highway. 12. CUP Case No. 04-075 is a related request to ensure compliance with the requirements for urban and nonurban hillside management, density -controlled development, and onsite project grading that exceeds 100,000 cubic yards; and to permit a temporary materials processing facility proposed during construction within the project site. PROJECT NO. 04-075-(5) Page 3 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings 13. Oak Tree Permit Case No. 200700021 is a related request to remove one oak tree (nonheritage oak). 14. Highway Realignment Case No. 200900001 is a related request to review the realignment of Whites Canyon Road, a designated proposed Secondary Highway, as Skyline Ranch Road, through the project site from approximately 1,400 feet east Whites Canyon Road/Plum Canyon Road to Sierra Highway. 15. Vesting Tentative Tract Map No. 060922 is a related request to create 1,260 single family lots, 25 open space lots (including landscaped and natural open space), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. 16. The approved Exhibit "A", dated October 22, 2009, depicts 1,260 single-family lots clustered over approximately 622 acres in the southern portion of the project site. The single-family lots range in size from 6,048 to 23,950 square feet. A proposed 12 -acre public park will be located at the northern portion of the developed area, with recreational amenities to include a basketball court, baseball field and children's play area. Additional parks will be privately maintained by a homeowners association ("HOA"), totaling approximately six acres. An 11.6 -acre elementary school site is depicted in the center of the developed area with a pedestrian bridge over Skyline Ranch Road, and 13 debris basin lots are depicted throughout the development. A public trail will be included within the project as well as privately -maintained trails and paseos, providing connectivity to private parks, cul-de-sac streets, and main thoroughfare Skyline Ranch Road. Grading will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill (total 41.6 million cubic yards) to be balanced onsite. Offsite grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. Monument signs are proposed on and offsite within the unincorporated area and City, and a single oak tree onsite will be removed due to grading and construction. 17. Letters received and submitted to the Commission include from the City as well as the U.S. Department of Homeland Security - Federal Emergency Management Agency (FEMA), Santa Clarita Organization for Preservation and the Environment ("SCOPE"), Santa Monica Mountains Conservancy ("SMMC"), and Sierra Club. The correspondence reflected comments on the Draft Environmental Impact Report ("EIR") as well as on the project design. 18. The project was advertised for the September 16, 2009 insist public hearing for Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 04- PROJECT NO. 04-075-(5) Page 4 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings 075, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. 19. During the September 16, 2009 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff recommended a continuance due to technical holds still outstanding for the project, including clearance through Los Angeles County Subdivision Committee ("Subdivision Committee") and required review by the Los Angeles County Interdepartmental Engineering Committee ("IEC"). Staff also indicated that a General Plan Amendment was required for the project for changes to the Master Plan of Highways, as the General Plan update, and the Plan update known as "One Valley One Vision" ("OVOV" ), will likely update the Master Plan after the timeline proposed for this project. A CUP was also required to be filed for a solid fill grading project for the offsite construction of Skyline Ranch Road. Concern with existing filming activity near the Cruzan Mesa vernal pools within the large proposed open space lot was also raised by staff, warranting further research by staff. 20. Six persons testified at the September 16, 2009 public hearing: one neutral, and five with concerns or issues related to the development. The neutral testifier indicated that the applicant had an agreement in place with the Sulphur Springs School District regarding the elementary school site. Concerns expressed during the public hearing, including from the City, SCOPE and the SMMC/Mountains Recreation and Conservation Authority ("MRCA"), addressed need for offsite improvements at the intersection of Sierra Highway and Soledad Canyon Road; and included technical issues related to Skyline Ranch Road improvements (bike lane classification), improvements to Skyline Ranch Road west of the project site and offsite mitigation to City utilities. Other concerns included need for re -noticing of project to include the General Plan Amendment, impacts to air quality, need for updated documents for the EIR, supremacy of Alternative No. 2 in the Draft EIR, and need for funding sources for maintenance of the open space. MRCA also indicated their experience in managing vernal pools, and made recommendations regarding signage and filming compatibility. 21. Issues raised during the September 16, 2009 public hearing included water availability and how this project may be affected by concurrent hearings on OVOV. 22. During the September 16, 2009 public hearing, the applicant's representative indicated that the project was favorable with City support and staff not requesting any design changes. The representative indicated their position regarding the additional CUP and General Plan Amendment filings requested by staff, and indicated that any issues regarding onsite filming activity had already been PROJECT NO. 04-075-(5) Page 5 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings resolved. The representative supported the continuance recommendation, and indicated their understanding the testifers' concerns. 23. During the September 16, 2009 public hearing, the Commission discussed the history of filming in southern California and questioned whether filming revenue could be used as a funding source for maintenance of the vernal pools, and how to achieve a balance between filming activity and resource protection. The Commission also also indicated that while staff is recommending a continuance, it was important to hold the public hearing and allow officials and interested persons to express their concerns. Given that OVOV was also scheduled for public hearing, the Commission indicated that this project's continuance should be to a date after the OVOV initial hearing. The Commission also indicated their desire to see a walkable community, and directed staff to return with technical issues addressed. 24. After testimony and discussion, on September 16, 2009 the Commission by vote of 4-0-1 (Valadez absent) continued the public hearing to December 16, 2009. 25. Subsequent to the September 16, 2009 public hearing, the applicant submitted a revision to the tentative map, dated October 22, 2009, to Subdivision Committee for review. After review, technical holds from Los Angeles County Department of Public Works ("Public Works") regarding offsite easements and water pump stations, continued to remain outstanding. The applicant also filed a General Plan Amendment application as well as an additional CUP for the offsite solid fill project. Concerns regarding the onsite filming activity were also resolved as there is an existing procedure in the County for issuance of filming permits that regulate frequency of temporary filming. 26. In addition to the entitlements previously advertised, the project was advertised for the December 16, 2009 insist public hearing with General Plan Amendment Case No. 200900009 and CUP Case No. 200900121. 27. During the December 16, 2009 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that most of the previously -identified project issues had been resolved, and described the remaining issues, including ongoing discussions with the City and County for street designs to Skyline Ranch Road. Staff also described the project's request for the alternate cross-section for local streets providing direct access to the single-family lots, and its potential impacts with increased paving and limited clearance to meet American with Disabilities Act ("ADA") requirements. The project also proposes four flag lots within the developed area. PROJECT NO. 04-075-(5) Page 6 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings 28. During the December 16, 2009 public hearing, the applicant presented their project, which through a clustered design respects the proposed Significant Ecological Area ("SEA") boundary by protecting the vernal pools and mesa resources. The applicant indicated that while Master Plan of Highway deletions are proposed, through future development any necessary access would still be required by Public Works. The project's Draft EIR also provided the most up-to- date information regarding water supply, and Castaic Lake Water Agency ("CLWA") which did raise comments on the OVOV's EIR, made no comments regarding this project's EIR. 29. Three persons testified during the December 16, 2009 public hearing: one representing the City, and two from the applicant's project team to answer any questions. The City indicated that two issues remained regarding traffic, including proposed mitigation at Soledad Canyon Road, and cross-sections for Skyline Ranch Road. The City indicated that they were continuing to work with the County and applicant on agreed-upon cross-sections for Skyline Ranch Road, with hope for resolution when the project returns for final action. 30. During the December 16, 2009 public hearing, the Commission discussed whether roll -up garage doors could be incorporated to address any reductions in sidewalk clearance by cars parking in individual driveways, and looked forward to the project returning with hopeful resolution between the County and the City. The Commission also discussed that while the subject project was well designed and has shown to have an adequate water supply, there is a general concern regarding water supply and large subdivisions. The Commission also directed staff to consider additional project conditions regarding piping for future reclaimed water use within landscaped slopes, and potential for individual cisterns for greywater use. 31. After testimony and discussion, on December 16, 2009 the Commission by vote of 5-0 continued the public hearing to March 3, 2010. 32. Subsequent to the December 16, 2009 public hearing, IEC conducted a duly - noticed meeting to discuss the highway realignment. After a brief presentation by staff and the applicant, and comments from one neighbor and the City, IEC indicated their recommendation for approval of the highway realignment. 33. Subsequent to the December 16, 2009 public hearing, County and City staff met with the applicant to discuss the proposed street improvements to Skyline Ranch Road. A general consensus was reached regarding a modified cross-section for proposed Secondary Highway Skyline Ranch Road, including two travel lanes PROJECT NO. 04-075-(5) Page 7 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings (one in each direction), a 14 -foot wide landscaped median, and Class II bike lane in each direction. 34. During the March 3, 2010 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that IEC recommends approval of the highway realignment; and that the City, County and applicant have reached agreement on proposed improvements to Skyline Ranch Road. Staff also presented that at the time of the supplemental package, only one project hold remained regarding offsite easements. However, since then Public Works was recommending an alternate condition to require proof of easements prior to the public hearing by the Los Angeles County Board of Supervisors ("Board"), which Public Works formally read into the record. Staff also briefly summarized the additional correspondence received from the Sierra Club, where they indicated that their previous concerns regarding a number of potential impact areas, including infrastructure, biology, traffic, air quality, and water resources, was inadequately addressed or mitigated in the Final EIR. 35. During the March 3, 2010 public hearing, the applicant indicated their agreement with, and appreciation for, the recommended condition from Public Works. 36. One person testified during the March 3, 2010 public hearing representing the City. The City thanked County staff for working with them on the proposed Skyline Ranch Road cross-sections. The City also testified regarding the project's open space, and their encouragement that additional condition language be developed to clarify and specify initial and ongoing funding mechanisms for maintainence of the large natural open space. The City also responded to a question by the Commission regarding paseos where the City believed that while they has different paseo widths than what is proposed, paseos with a bike lane would still be beneficial. 37. During the March 3, 2010 public hearing, the Commission discussed the history of filming activity near the vernal pools, and their desire to not see the large open space fall under an HOA's responsibility. The Commission also questioned the type of fencing in place around the vernal pools as well as whether utilities will be provided to the elementary school lot. 38. During the March 3, 2010 public hearing, the applicant responded to the Commission, indicating that the large natural open space was intended all along to go to a public agency and Los Angeles County Department of Parks and Recreation ("Parks and Recreation") has indicated their intent to accept this open space. They believed that film revenue would be sufficient to maintain this open PROJECT NO. 04-075-(5) Page 8 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings space, and the vernal pools will remain protected from filming activity with chain- link fences. If any filming does request that these fences be temporarily removed, a licensed biologist is required to be onsite at all times the fence during this time. The applicant also responded that if the Commission felt other types of fencing would be more appropriate with community character, including split -rail, that they would not object as long as other affected jurisdictions and agencies also agreed. The applicant indicated that not only will utilities be provided of the elementary school lot, the applicant will be providing full funding for the construction of the school site. 39. After testimony and discussion, on March 3, 2010 the Commission by vote of 5-0 continued the public hearing to March 24, 2010 for final documents to be prepared for approval. 40. During the March 24, 2010 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff briefed the Commission regarding discussions with Parks and Recreation regarding the funding mechanism for the approximate 1,325 acres of open space, and staff recommendation that the condition/mitigation language be further developed prior to scheduling of the Board public hearing. Staff also responded to the letters received from the Sierra Club and SCOPE regarding the Final EIR as well as additional correspondence from the U.S. Fish and Wildlife Service and newspaper article. The applicant also testified indicating their acceptance of all conditions. 41. One person testified during the March 24, 2010 public hearing representing the Santa Monica Mountains Conservancy. The tesitifier recommending addition a condition regarding a permanent open space funding source with minimum baseline amount, and questioned whether a permanent funding source is also to be established for the project's debris basins. Additional recommendations included transferring the open space to the County prior to or simultaneously with the first final map, and addressing sole source filming contracts. 42. During the March 24, 2010 public hearing, the applicant responded that there has been discussion with Parks and Recreation regarding the open space, and the net revenue for filming over the last five years all exceeded six figures with average over five years $145,597, and over 10 years $140,000. Parks and Recreation is recommending a Landscaping and Lighting Act District so additional funding would be in place, and they intend to continue discussions with Parks and Recreation regarding funding. 43. During the March 24, 2010 public hearing, the Commission discussed the proposed general plan amendment, and potential concern with losing an PROJECT NO. 04-075-(5) Page 9 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings opportunity for public viewing access to the open space. A representative from Public Works responded that the deletion of Cruzan Mesa Road, a proposed Limited Secondary Highway, was found appropriate as Cruzan Mesa Road was not necessary for traffic, and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access. Its potential to be considered as part of the General Plan update was also discussed. 44. During the March 24, 2010 public hearing, the Commission also discussed that while filming revenue cannot be guaranteed, the average revenues are high, and that further discussion with Parks and Recreation should be pursued. The Commission also discussed the debris basins, and Public Works clarified that these would be publicly maintained by Public Works. Flood easements would be incorporated into the project for the capture of debris, and no additional conditions for the project would be necessary. 45. After hearing all testimony, the Commission by vote of 3-0-2 (Valadez, Bellamy absent) closed the public hearing on March 24, 2010 and approved Conditional Use Permit Case No. 200900121. 46. The proposed project is required to comply with the development standards of the RPD zone pursuant to Section 22.20.460 of the County Code, and A-2 zone pursuant to Section 22.24.170 of the County Code, except as otherwise modified by this grant. 47. A Final EIR for the project has been prepared in accordance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles. The Final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the Final EIR including Responses to Comments dated February 2010, and the Addendum to the Final EIR dated March 2010. The Final EIR contains the response to comments, and identifies mitigation measures to be implemented as part of the project. 48. The Commission has reviewed and considered the Final EIR and finds that it reflects the independent judgment of the County. As stated in the Final EIR and the Findings of Fact and Statement of Overriding Considerations regarding the Final EIR, implementation of the project will result in specifically identified significant effects upon the environment. Except for adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, identified significant adverse effects can be PROJECT NO. 04-075-(5) Page 10 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings reduced to acceptable levels with the mitigation measures identified in the Final EIR and incorporated as conditions in this grant and the related CUP, oak tree permit and vesting tentative map. 49. With respect to the adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, the Commission determines that the substantial benefits resulting from implementation of the project outweigh the potential unavoidable adverse effects and are acceptable based upon the overriding considerations set forth in the Findings of Fact and Statement of Overriding Considerations, which findings and statement of overriding considerations are incorporated herein by reference. 50. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the Final EIR has been prepared, and its requirements have been incorporated into the conditions of approval for this project. 51. The MMP prepared in conjunction with the Final EIR identifies in detail the manner in which compliance with the measures adopted to mitigate or avoid potential adverse impacts of the project to the environment is ensured. 52. This project does not have "no effect" on fish and wildlife resources. Therefore, the project is not exempt from California Department of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. 53. Approval of this CUP is conditioned on the permittee's compliance with the attached conditions of approval and the MMP as well as the conditions of approval for Vesting Tentative Tract Map No. 060922, CUP Case No. 04-075 and Oak Tree Permit Case No. 2007000021. 54. The applicant has demonstrated the suitability of the subject property for the proposed use. Establishment of the proposed use at such location is in conformity with good zoning practice. Compliance with the conditions of approval will ensure compatibility with surrounding land uses and consistency with all applicable General Plan policies. 55. The location of the documents and other materials constituting the record of proceedings upon which the Commission's decision is based in this matter is the Los Angeles County Department of Regional Planning ("Regional Planning"), 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. PROJECT NO. 04-075-(5) Page 11 of 11 CONDITIONAL USE PERMIT CASE NO. 200900121 Findings BASED ON THE FOREGOING, THE REGIONAL PLANNING COMMISSION CONCLUDES: A. That the proposed use with the attached conditions and restrictions will be consistent with the adopted General Plan and Plan; B. With the attached conditions and restrictions, that the requested use at the proposed location will not adversely affect the health, peace, comfort, or welfare of persons residing or working in the surrounding area; will not be materially detrimental to the use, enjoyment, or valuation of property of other persons located in the vicinity of the site; and will not jeopardize, endanger, or otherwise constitute a menace to the public health, safety or general welfare; C. That the proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in Title 22 of the County Code, or as is otherwise required in order to integrate said use with the uses in the surrounding area; and D. That the proposed site is adequately served by highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate, and by other public or private service facilities as are required. THEREFORE, THE REGIONAL PLANNING COMMISSION: 1. Certifies that the Final EIR has been completed in compliance with the CEQA and the State and County guidelines related thereto and reflects the independent judgment and analysis of the County; finds that the Commission has reviewed and considered the information contained in the Final EIR prior to approving the project; adopts the MMP incorporated in the Final EIR, finding that, pursuant to Public Resources Code Section 21081.6, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; and determines that the significant adverse effects of the project have been reduced to an acceptable level as outlined in the attached Environmental Findings of Fact and Statement of Overriding Considerations, which findings are incorporated herein by reference and attached. 2. Approves Conditional Use Permit Case No. 200900121 subject to the attached conditions. DEPARTMENT OF REGIONAL PLANNING Exhibit "A" Map Date: 10-22-09 PROJECT NO. 04-075-(5) CONDITIONAL USE PERMIT CASE NO. 200900121 CONDITIONS - 1 . ONDITIONS: 1. This grant authorizes the use of the subject property for an onsite grading and solid fill project, consisting of approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill, associated with the construction of Skyline Ranch Road, within the A-2-2 (Heavy Agricultural — Two Acre Minimum Required Lot Area) and RPD -6,000-7.5 U (Residential Planned Development — 6,000 Square Feet Minimum Required Lot Area — 7.5 Dwelling Units per Acre) zones as depicted on the approved exhibit map marked Exhibit "A" (dated October 22, 2009) or an approved revised Exhibit "A", subject to the following conditions of approval. 2. This grant shall not be effective for any purpose until the permittee, and the owner of the subject property if other than the permittee, have filed at the office of the Los Angeles County Department of Regional Planning ("Regional Planning") their affidavit stating that they are aware of, and agree to accept, all the conditions of this grant and that the conditions have been recorded as required by Condition No. 6, and until the required fees have been paid pursuant to Condition Nos. 7 and 38. Condition Nos. 2, 7, 9, 10 and 11 shall be effective immediately upon final approval of this grant by the County. 3. Unless otherwise apparent from the context, the term "permittee" shall include the applicant and any other person, corporation, or entity making use of this grant and shall include successor in interest. 4. If any provision of this grant is held or declared to be invalid, the permit shall be void and the privileges granted hereunder shall lapse. 5. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the Regional Planning Commission or Hearing Officer may, after conducting a public hearing, revoke or modify this grant, if it finds that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public health or safety or as to be a nuisance. 6. Prior to the use of this grant, the terms and conditions of the grant shall be recorded in the office of the Los Angeles County Recorder. In addition, upon any transfer or lease of the subject property during the term of this grant, the permittee shall promptly provide a copy of the grant and its terms and conditions to the transferee or lessee, as applicable, of the subject property. PROJECT NO. 04-075-(5) Page 2 of 7 CONDITIONAL USE PERMIT CASE NO. 200900121 Conditions 7. Within three days of the approval date of this grant, the permittee shall remit processing fees payable to the County of Los Angeles in connection with the filing and posting of a Notice of Determination in compliance with Section 21152 of the Public Resources Code for Project No. 04-075-(5), General Plan Amendment Case No. 200900009, Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. The project impacts fish and wildlife and in order to defray the cost of wildlife protection and management, the permittee is responsible for the payment of fees established by the California Department of Fish and Game pursuant to Section 711.4 of the Fish and Game Code. The current fee amount is $2,867.25. No land use project subject to this requirement is final, vested or operative until the fee is paid. 8. If inspections are required to ensure compliance with the conditions of this grant, or if any inspection discloses that the property is being used in violation of any condition of this grant, the permittee shall be financially responsible and shall reimburse Regional Planning for all inspections and for any enforcement of efforts necessary to bring the subject property into compliance. Inspections shall be made to ensure compliance with the conditions of this grant as well as adherence to development in accordance with the approved site plan on file. The amount changed for additional inspections shall be the amount equal to the recovery cost at the time of payment (currently $200.00 per inspection). 9. The permittee shall defend, indemnify and hold harmless the County, its agents, officers, and employees to attack, set aside, void or annul this permit approval, which action is brought within the applicable time period of Government Code Section 65009 or any other applicable limitation period. The County shall notify the permittee of any claim, action or proceeding and the County shall fully cooperate in the defense. 10.In the event that any claim, action, or proceeding as described above is filed against the County, the permittee shall within 10 days of the filing pay Regional Planning an initial deposit of $5,000 from which actual costs shall be billed and deducted for the purposes of defraying the expense involved in the department's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to the permittee or permittee's counsel. The permittee shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: a. If during the litigation process, actual costs incurred reach 80 percent of the amount on deposit, the permittee shall deposit additional funds sufficient to bring the balance up to the amount of the initial deposit. There PROJECT NO. 04-075-(5) Page 3 of 7 CONDITIONAL USE PERMIT CASE NO. 200900121 Conditions is no limit to the number of supplemental deposits that may be required prior to completion of the litigation; and b. At the sole discretion of the permittee, the amount of an initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by the permittee in accordance with Los Angeles County Code ("County Code") Section 2.170.010. 11. This grant shall expire unless used within two years after the recordation of a final map for Vesting Tentative Tract Map No. 060922 ("TR 060922"). In the event that TR 060922 should expire without the recordation of the final map or all final maps if phased, this grant shall terminate upon the expiration of the vesting tentative map. Entitlement to the use of the property, or unrecorded portoin thereof, thereafter shall be subject to the regulations then in effect. 12.The subject property shall be graded, developed and maintained in substantial compliance with the approved vesting tentative tract map. An amended tentative tract map approved for TR 060922 may, at the discretion of the Director of Regional Planning ("Director"), constitute a revised Exhibit "A." All revised plans require the written authorization of the property owner. 13.The subject property shall be developed and maintained in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 14.AII development shall comply with the requirements of Title 22 of the County Code (Zoning Ordinance) and of the specific zoning of the subject property unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit "A," or a revised Exhibit "A" approved by the Director. 15.The development of the subject property shall comply with all requirements and conditions approved for TR 060922, Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, and Oak Tree Permit Case No. 200700021. 16. No grading permit shall be issued prior the recordation of a final map, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of TR 060922, Conditional Use Permit Case No. 04-075 and Oak Tree Permit Case No. 200700021. PROJECT NO. 04-075-(5) Page 4 of 7 CONDITIONAL USE PERMIT CASE NO. 200900121 Conditions 17. Prior to the issuance of any grading and/or building permit, site plans covering the development shall be submitted to and approved by the Director as a revised Exhibit "A", indicating substantial conformance with the approved Exhibit "A" where the proposed grading and/or construction: a. complies with the conditions of this grant and the standards of the zone; b. is compatible with hillside resources; and C. complies with the Los Angeles County Green Building, Low Impact Development and Drought -Tolerant Landscaping Ordinances prior to building permit issuance. 18.All utilities shall be placed underground. Prior to the issuance of any building permit, the permittee shall provide evidence that contractual arrangements have been made with the local utilities to install underground all new facilities necessary to furnish services in the proposed development. 19.All structures shall comply with the requirements of the Division of Building and Safety of the Los Angeles County Department of Public Works ("Public Works"). 20. Detonation of explosives or any other blasting device or material is prohibited unless required permits have been obtained and adjacent property owners have been notified. 21.All grading and construction activities on the subject property and appurtenant activities, including engine warm-up, within 300 feet of an occupied single- or multi -family residential lot, shall be restricted to between the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on Saturday. Construction work shall be prohibited on Sundays or holidays, including New Year's Day, Independence Day, Thanksgiving Day, Christmas Day, Memorial Day, and Labor Day. All stationary construction noise sources shall be sheltered or enclosed to minimize adverse effect on nearby residences and neighborhoods. Generator and pneumatic compressors shall be noise protected in a manner that will minimize noise inconvenience to adjacent residences. 22.The permittee shall implement a dust control program during grading and construction to the satisfaction of the Director and the Director of Public Works. 23.All material graded shall be sufficiently watered to prevent excessive amounts of dust during the construction phase. Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after construction or grading activities is done for the day. All clearing, grading, earth moving or PROJECT NO. 04-075-(5) Page 5 of 7 CONDITIONAL USE PERMIT CASE NO. 200900121 Conditions excavation activities shall cease during periods of high wind (i.e. greater than 20 mph average over one hour) to prevent excessive amounts of dust. 24. The permittee shall, upon commencement of any grading activity allowed by this grant, diligently pursue all grading to completion. 25. No construction equipment or vehicles, including construction crew's personal vehicles, shall be parked or stored on any existing public or private streets. 26.The permittee shall obtain all necessary permits from Public Works and shall maintain all such permits in full force and effect as required throughout the life of this permit. 27.AII construction and development within the subject property shall comply with the applicable provisions of the Building Code and the various related mechanical, electrical, plumbing, fire, grading and excavation codes as currently adopted by the County. 28.The permittee shall utilize water -saving devices and technology in the construction of this project consistent with the ordinances and County Building and Plumbing Codes. 29. If during construction of the project, soil contamination is suspected, construction in the area shall stop, and appropriate health and safety procedures shall be implemented to the satisfaction of Los Angeles County Department of Public Health ("Public Health"). If it is determined that contaminated soils exist, remediation shall be conducted to the satisfaction of Public Health and the California Regional Water Quality Control Board. 30. Prior to the issuance of any grading permit, the project design shall provide for the filtering of flows to capture contaminants originating from the project site to the satisfaction of and approval by Public Works. 31.The permittee shall comply with the Standard Urban Stormwater Mitigation Plan requirements to the satisfaction of Public Works. 32. During construction, all large -size truck trips shall be limited to off-peak commute periods. 33. During construction, the permittee shall obtain a Caltrans transportation permit as necessary for any transportation of heavy construction equipment and/or materials which requires the use of oversized -transport vehicles on state highways. PROJECT NO. 04-075-(5) Page 6 of 7 CONDITIONAL USE PERMIT CASE NO. 200900121 Conditions 34.AII graded slopes (cut and fill) shall be revegetated in compliance with the Grading Ordinance and Drought -Tolerant Landscape Ordinance. Prior to the issuance of any grading or building permit, three copies of a landscape plan, which may be incorporated into a revised Exhibit "A," shall be submitted to and approved by the Director for any proposed landscaping. The landscape plan shall show size, type, and location of all plants, trees, and sprinkler facilities, including all landscaping and irrigation. Watering facilities shall consist of a permanent water -efficient irrigation system, such as "bubblers" or drip irrigation, and shall use reclaimed water. The irrigation system shall, to the satisfaction of the Director of Public Works and Director, include dual piping to allow for future connection and use of reclaimed water within landscaped slopes. In addition to the review and approval by the Director, the landscaping plans will be reviewed by the staff biologist of Regional Planning and the Los Angeles County Forester and Fire Warden ("Forester"). Their review will include an evaluation of the balance of structural diversity (e.g. trees, shrubs and groundcover) that could be expected 18 months after planting in compliance with fire safety requirements. No invasive species are permitted. The landscaping plan must show that landscaped areas shall contain minimum 75 percent locally indigenous species, including trees, shrubs and ground covering. However, if the permittee demonstrates to the satisfaction of the Director that compliance with this requirement is not possible due to County fire safety requirements, then the Director may determine that a lower percentage of such planting shall be required. In those areas where the Director of Planning approves a lower percentage, the amount of such required locally indigenous vegetation shall be at least 50 percent. The landscaping will include trees, shrubs and ground covering at a mixture and density determined by the Director and the Forester. Fire retardant plants shall be given first consideration. Timing of Planting. Prior to the issuance of grading or building permits for any development, the permittee shall submit a landscaping phasing plan for the landscaping associated with the construction to be approved by the Director. This phasing plan shall establish the timing and sequencing of the required landscaping, including required plantings within six months and expected growth during the subsequent 18 months. 35.AII slope improvements, including terrace drains, shall use colored concrete to blend with surrounding vegetation. Prior to any grading permit issuance, the permittee shall submit sample materails, inculding color palette, with landcsape plan, as a revised Exhibit "A." Prior to building permit issuance, the permittee shall submit evidence of colored concrete installation. PROJECT NO. 04-075-(5) Page 7 of 7 CONDITIONAL USE PERMIT CASE NO. 200900121 Conditions 36. Within 30 days of approval of this grant, the permittee shall record a covenant and agreement with the County of Los Angeles agreeing to comply with the required environmental mitigation measures imposed in the Final Environmental Impact Report ("EIR") Mitigation Monitoring Program ("MMP"), and attach the MMP to the document to be recorded. Prior to recordation of the covenant, the permittee shall submit a copy of the draft covenant to the Director for review and approval. 37.The environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the Final EIR for the project are incorporated herein by reference and attached and made conditions of this grant. The permittee shall comply with all such mitigation measures in accordance with the attached MMP. As a means of ensuring the effectiveness of the mitigation measures, the permittee shall submit mitigation monitoring reports to the Director for approval as frequently as may be required by the Director, until such time as all mitigation measures have been implemented and completed. The reports shall describe the status of the permittee's compliance with the required mitigation measures 38. Within 30 days of approval of this grant, deposit the sum of $3,000.00 with Regional Planning in order to defray the cost of reviewing the permittee's reports and verifying compliance with the information contained in the reports required by the MMP. FINDINGS OF THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES FOR PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 1. The Los Angeles County Regional Planning Commission ("Commission") conducted a noticed public hearing in the matter of Oak Tree Permit Case No. 200700021 on September 16, 2009, December 16, 2009, March 3, 2010, and March 24, 2010. Oak Tree Permit Case No. 200700021 was heard concurrently with General Plan Amendment Case No. 200900009 (December 16, 2009, March 3, 2010, and March 24, 2010 only), Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121 (December 16, 2009, March 3, 2010 and March 24, 2010 only), Highway Realignment Case No. 200900001, and Vesting Tentative Tract Map No. 060922. 2. The subject site is located west of Sierra Highway and south of Vasquez Canyon Road, and north of the City of Santa Clarita, in the Sand Canyon Zoned District. 3. The irregularly-shaped property is approximately 2,173 gross acres in size in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres are within 0 to 25 percent slopes, 644 acres within 25 to 50 percent slopes, and 755 acres have slopes 50 percent and greater. 4. Oak Tree Permit Case No. 200700021 is a request to authorize the removal of one oak tree (non heritage). 5. The applicant submitted an Oak Tree Report prepared by Natural Resources Consultants (arborist: Thomas Juhasz), the consulting arborist, dated April 10, 2007 and updated July 7, 2009, that identifies and evaluates one oak tree on the subject property. There are no heritage oaks onsite. 6. The applicant proposes to remove one oak tree (non heritage). The proposed removal is due to impacts from construction and the development of the proposed project. 7. The Los Angeles County Forester and Fire Warden ("Forester"), has reviewed the Oak Tree Report and determined that the document is accurate and complete as to the location, size, condition and species of the oak trees on the site. The Forester has recommended approval of the requested oak tree removal, subject to recommended conditions of approval, including replacement of oak tree removals at a rate of 10:1 for a total of 10 mitigation trees. 8. General Plan Amendment Case No. 200900009 is a related request to amend the Master Plan of Highways to delete Cruzan Mesa Road (proposed Limited Secondary Highway), and realign Whites Canyon Road as Skyline Ranch Road PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 2 of 10 (proposed Secondary Highway) from Whites Canyon Road/Plum Canyon Road to Sierra Highway. 9. Conditional Use Permit ("CUP") Case No. 04-075 is a related request to ensure compliance with the requirements for urban and nonurban hillside management, density -controlled development, and onsite project grading that exceeds 100,000 cubic yards; and to permit a temporary materials processing facility proposed during construction within the project site. 10. CUP Case No. 200900121 is a related request to authorize an onsite grading and solid fill project for the offsite grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road, with 535,000 cubic yards of cut and 37,000 cubic yards of fill. 11. Highway Realignment Case No. 200900001 is a related request to review the realignment of Whites Canyon Road, a designated proposed Secondary Highway, as Skyline Ranch Road, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway. 12. Vesting Tentative Tract Map No. 060922 is a related request to create 1,260 single family lots, 25 open space lots (including landscaped and natural open space), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. 13. Access to the proposed development will be provided by an extension of Whites Canyon Road as Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot wide Secondary Highway as proposed on the County Master Plan of Highways, realigned through the subject property to Sierra Highway, a 100 -foot Major Highway. 14. Letters received and submitted to the Commission include from the City as well as the U.S. Department of Homeland Security - Federal Emergency Management Agency (FEMA), Santa Clarita Organization for Preservation and the Environment ("SCOPE"), Santa Monica Mountains Conservancy ("SMMC"), and Sierra Club. The correspondence reflected comments on the Draft Environmental Impact Report ("EIR") as well as on the project design. 15. The project was advertised for the September 16, 2009 insist public hearing for Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 04- 075, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 3 of 10 16. During the September 16, 2009 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff recommended a continuance due to technical holds still outstanding for the project, including clearance through Los Angeles County Subdivision Committee ("Subdivision Committee") and required review by the Los Angeles County Interdepartmental Engineering Committee ("IEC"). Staff also indicated that a General Plan Amendment was required for the project for changes to the Master Plan of Highways, as the General Plan update, and the Plan update known as "One Valley One Vision" ("OVOV" ), will likely update the Master Plan after the timeline proposed for this project. A CUP was also required to be filed for a solid fill grading project for the offsite construction of Skyline Ranch Road. Concern with existing filming activity near the Cruzan Mesa vernal pools within the large proposed open space lot was also raised by staff, warranting further research by staff. 17. Six persons testified at the September 16, 2009 public hearing: one neutral, and five with concerns or issues related to the development. The neutral testifier indicated that the applicant had an agreement in place with the Sulphur Springs School District regarding the elementary school site. Concerns expressed during the public hearing, including from the City, SCOPE and the SMMC/Mountains Recreation and Conservation Authority ("MRCA"), addressed need for offsite improvements at the intersection of Sierra Highway and Soledad Canyon Road; and included technical issues related to Skyline Ranch Road improvements (bike lane classification), improvements to Skyline Ranch Road west of the project site and offsite mitigation to City utilities. Other concerns included need for re -noticing of project to include the General Plan Amendment, impacts to air quality, need for updated documents for the EIR, supremacy of Alternative No. 2 in the Draft EIR, and need for funding sources for maintenance of the open space. MRCA also indicated their experience in managing vernal pools, and made recommendations regarding signage and filming compatibility. 18. Issues raised during the September 16, 2009 public hearing included water availability and how this project may be affected by concurrent hearings on OVOV. 19. During the September 16, 2009 public hearing, the applicant's representative indicated that the project was favorable with City support and staff not requesting any design changes. The representative indicated their position regarding the additional CUP and General Plan Amendment filings requested by staff, and indicated that any issues regarding onsite filming activity had already been resolved. The representative supported the continuance recommendation, and indicated their understanding the testifers' concerns. PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 4 of 10 20. During the September 16, 2009 public hearing, the Commission discussed the history of filming in southern California and questioned whether filming revenue could be used as a funding source for maintenance of the vernal pools, and how to achieve a balance between filming activity and resource protection. The Commission also also indicated that while staff is recommending a continuance, it was important to hold the public hearing and allow officials and interested persons to express their concerns. Given that OVOV was also scheduled for public hearing, the Commission indicated that this project's continuance should be to a date after the OVOV initial hearing. The Commission also indicated their desire to see a walkable community, and directed staff to return with technical issues addressed. 21. After testimony and discussion, on September 16, 2009 the Commission by vote of 4-0-1 (Valadez absent) continued the public hearing to December 16, 2009. 22. Subsequent to the September 16, 2009 public hearing, the applicant submitted a revision to the tentative map, dated October 22, 2009, to Subdivision Committee for review. After review, technical holds from Los Angeles County Department of Public Works ("Public Works") regarding offsite easements and water pump stations, continued to remain outstanding. The applicant also filed a General Plan Amendment application as well as an additional CUP for the offsite solid fill project. Concerns regarding the onsite filming activity were also resolved as there is an existing procedure in the County for issuance of filming permits that regulate frequency of temporary filming. 23. In addition the entitlements previously advertised, the project was advertised for the December 16, 2009 insist public hearing with General Plan Amendment Case No. 200900009 and CUP Case No. 200900121. 24. During the December 16, 2009 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that most of the previously -identified project issues had been resolved, and described the remaining issues, including ongoing discussions with the City and County for street designs to Skyline Ranch Road. Staff also described the project's request for the alternate cross-section for local streets providing direct access to the single-family lots, and its potential impacts with increased paving and limited clearance to meet American with Disabilities Act ("ADA") requirements. The project also proposes four flag lots within the developed area. PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 5 of 10 25. During the December 16, 2009 public hearing, the applicant presented their project, which through a clustered design respects the proposed Significant Ecological Area ("SEA") boundary by protecting the vernal pools and mesa resources. The applicant indicated that while Master Plan of Highway deletions are proposed, through future development any necessary access would still be required by Public Works. The project's Draft EIR also provided the most up-to- date information regarding water supply, and Castaic Lake Water Agency ("CLWA") which did raise comments on the OVOV's EIR, made no comments regarding this project's EIR. 26. Three persons testified during the December 16, 2009 public hearing: one representing the City, and two from the applicant's project team to answer any questions. The City indicated that two issues remained regarding traffic, including proposed mitigation at Soledad Canyon Road, and cross-sections for Skyline Ranch Road. The City indicated that they were continuing to work with the County and applicant on agreed-upon cross-sections for Skyline Ranch Road, with hope for resolution when the project returns for final action. 27. During the December 16, 2009 public hearing, the Commission discussed whether roll -up garage doors could be incorporated to address any reductions in sidewalk clearance by cars parking in individual driveways, and looked forward to the project returning with hopeful resolution between the County and the City. The Commission also discussed that while the subject project was well designed and has shown to have an adequate water supply, there is a general concern regarding water supply and large subdivisions. The Commission also directed staff to consider additional project conditions regarding piping for future reclaimed water use within landscaped slopes, and potential for individual cisterns for greywater use. 28. After testimony and discussion, on December 16, 2009 the Commission by vote of 5-0 continued the public hearing to March 3, 2010. 29. Subsequent to the December 16, 2009 public hearing, IEC conducted a duly - noticed meeting to discuss the highway realignment. After a brief presentation by staff and the applicant, and comments from one neighbor and the City, IEC indicated their recommendation for approval of the highway realignment. 30. Subsequent to the December 16, 2009 public hearing, County and City staff met with the applicant to discuss the proposed street improvements to Skyline Ranch Road. A general consensus was reached regarding a modified cross-section for proposed Secondary Highway Skyline Ranch Road, including two travel lanes PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 6 of 10 (one in each direction), a 14 -foot wide landscaped median, and Class II bike lane in each direction. 31. During the March 3, 2010 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that IEC recommends approval of the highway realignment; and that the City, County and applicant have reached agreement on proposed improvements to Skyline Ranch Road. Staff also presented that at the time of the supplemental package, only one project hold remained regarding offsite easements. However, since then Public Works was recommending an alternate condition to require proof of easements prior to the public hearing by the Los Angeles County Board of Supervisors ("Board"), which Public Works formally read into the record. Staff also briefly summarized the additional correspondence received from the Sierra Club, where they indicated that their previous concerns regarding a number of potential impact areas, including infrastructure, biology, traffic, air quality, and water resources, was inadequately addressed or mitigated in the Final EIR. 32. During the March 3, 2010 public hearing, the applicant indicated their agreement with, and appreciation for, the recommended condition from Public Works. 33. One person testified during the March 3, 2010 public hearing representing the City. The City thanked County staff for working with them on the proposed Skyline Ranch Road cross-sections. The City also testified regarding the project's open space, and their encouragement that additional condition language be developed to clarify and specify initial and ongoing funding mechanisms for maintainence of the large natural open space. The City also responded to a question by the Commission regarding paseos where the City believed that while they have different paseo widths than what is proposed, paseos with a bike lane would still be beneficial. 34. During the March 3, 2010 public hearing, the Commission discussed the history of filming activity near the vernal pools, and their desire to not see the large open space fall under an HOA's responsibility. The Commission also questioned the type of fencing in place around the vernal pools as well as whether utilities will be provided to the elementary school lot. 35. During the March 3, 2010 public hearing, the applicant responded to the Commission, indicating that the large natural open space was intended all along to go to a public agency and Los Angeles County Department of Parks and Recreation ("Parks and Recreation") has indicated their intent to accept this open space. They believed that film revenue would be sufficient to maintain this open PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 7 of 10 space, and the vernal pools will remain protected from filming activity with chain- link fences. If any filmingdoes request that these fences be removed temporarily, a licensed biologist is required to be onsite at all times the fence is removed. The applicant also responded that if the Commission felt other types of fencing would be more appropriate with community character, including split -rail, that they would not object as long as other affected jurisdictions and agencies also agreed. The applicant indicated that not only will utilities be provided of the elementary school lot, the applicant will be providing full funding for the construction of the school site. 36. After testimony and discussion, on March 3, 2010 the Commission by vote of 5-0 continued the public hearing to March 24, 2010 for final documents to be prepared for approval. 37. During the March 24, 2010 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff briefed the Commission regarding discussions with Parks and Recreation regarding the funding mechanism for the approximate 1,325 acres of open space, and staff recommendation that the condition/mitigation language be further developed prior to scheduling of the Board public hearing. Staff also responded to the letters received from the Sierra Club and SCOPE regarding the Final EIR as well as additional correspondence from the U.S. Fish and Wildlife Service and newspaper article. The applicant also testified indicating their acceptance of all conditions. 38. One person testified during the March 24, 2010 public hearing representing the Santa Monica Mountains Conservancy. The tesitifier recommending addition a condition regarding a permanent open space funding source with minimum baseline amount, and questioned whether a permanent funding source is also to be established for the project's debris basins. Additional recommendations included transferring the open space to the County prior to or simultaneously with the first final map, and addressing sole source filming contracts. 39. During the March 24, 2010 public hearing, the applicant responded that there has been discussion with Parks and Recreation regarding the open space, and the net revenue for filming over the last five years all exceeded six figures with average over five years $145,597, and over 10 years $140,000. Parks and Recreation is recommending a Landscaping and Lighting Act District so additional funding would be in place, and they intend to continue discussions with Parks and Recreation regarding funding. 40. During the March 24, 2010 public hearing, the Commission discussed the proposed general plan amendment, and potential concern with losing an PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 8 of 10 opportunity for public viewing access to the open space. A representative from Public Works responded that the deletion of Cruzan Mesa Road, a proposed Limited Secondary Highway, was found appropriate as Cruzan Mesa Road was not necessary for traffic, and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access. Its potential to be considered as part of the General Plan update was also discussed. 41. During the March 24, 2010 public hearing, the Commission also discussed that while filming revenue cannot be guaranteed, the average revenues are high, and that further discussion with Parks and Recreation should be pursued. The Commission also discussed the debris basins, and Public Works clarified that these would be publicly maintained by Public Works. Flood easements would be incorporated into the project for the capture of debris, and no additional conditions for the project would be necessary. 42. After hearing all testimony, the Commission by vote of 3-0-2 (Valadez, Bellamy absent) closed the public hearing on March 24, 2010 and approved Oak Tree Permit Case No. 200700021. 43. The necessary drainage improvements for soil erosion control will be designed in accordance with the standards of the Public Works as a condition of approval of the associated vesting tentative tract map. 44. The proposed project is required to comply with the development standards of the A-1 zone pursuant to Section 22.24.110 of the Los Angeles County Code ("County Code"), and A-2 zone pursuant to Section 22.24.170 of the County Code, except as otherwise modified by CUP Case No. 04-075. 45. A Final EIR for the project has been prepared in accordance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles. The Final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the Final EIR including Responses to Comments dated February 2010, and the Addendum to the Final EIR dated March 2010. The Final EIR contains the response to comments, and identifies mitigation measures to be implemented as part of the project. 46. The Commission has reviewed and considered the Final EIR and finds that it reflects the independent judgment of the County. As stated in the Final EIR and the Findings of Fact and Statement of Overriding Considerations regarding the PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 9 of 10 Final EIR, implementation of the project will result in specifically identified significant effects upon the environment. Except for adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, identified significant adverse effects can be reduced to acceptable levels with the mitigation measures identified in the Final EIR and incorporated as conditions in this oak tree map and related CUPs and vesting tentative map. 47. With respect to the adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, the Commission determines that the substantial benefits resulting from implementation of the project outweigh the potential unavoidable adverse effects and are acceptable based upon the overriding considerations set forth in the Findings of Fact and Statement of Overriding Considerations, which findings and statement of overriding considerations are incorporated herein by reference. 48. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the Final EIR has been prepared, and its requirements have been incorporated into the conditions of approval for this project. 49. The MMP prepared in conjunction with the Final EIR identifies in detail the manner in which compliance with the measures adopted to mitigate or avoid potential adverse impacts of the project to the environment is ensured. 50. This project does not have "no effect" on fish and wildlife resources. Therefore, the project is not exempt from California Department of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. 51. Approval of this oak tree permit is conditioned on the permittee's compliance with the attached conditions of approval and the MMP as well as the conditions of approval for Vesting Tentative Tract Map No. 060922, CUP Case No. 04-075, and CUP Case No. 200900121. 52. The location of the documents and other materials constituting the record of proceedings upon which the Commission's decision is based in this matter is the Los Angeles County Department of Regional Planning ("Regional Planning"), 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. BASED ON THE FOREGOING, THE REGIONAL PLANNING COMMISSION CONCLUDES: PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Findings Page 10 of 10 A. That construction of the proposed land use will be accomplished without endangering the health of any remaining trees on the property that are subject to Chapter 22.56, Part 16, of the County Code; B. That the proposed removal of the oak tree will not result in soil erosion through the diversion or increased flow of surface waters which cannot be satisfactorily mitigated; C. That in addition to the above facts, that the removal of one oak tree is necessary for development reasons as continued existence of the trees at the present location frustrates the planned improvements and proposed use of the subject property to such an extent that alternative development plans cannot achieve the same permitted density or the cost of such alternative would be prohibitive; and placement of such tree precludes the reasonable and efficient use of such property for a use otherwise authorized; and D. That the proposed removal of the oak tree will not be contrary to or in substantial conflict with the intent and purpose of the oak tree permit procedure. THEREFORE, the information submitted by the applicant and presented at the public hearing substantiates the required findings for an oak tree permit as set forth in Section 22.56.2100 of the County Code. THEREFORE, THE REGIONAL PLANNING COMMISSION: 1. Certifies that the Final EIR has been completed in compliance with the CEQA and the State and County guidelines related thereto and reflects the independent judgment and analysis of the County; finds that the Commission has reviewed and considered the information contained in the Final EIR prior to approving the project; adopts the MMP incorporated in the Final EIR, finding that, pursuant to Public Resources Code Section 21081.6, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; and determines that the significant adverse effects of the project have been reduced to an acceptable level as outlined in the attached Environmental Findings of Fact and Statement of Overriding Considerations, which findings are incorporated herein by reference and attached. 2. Approves Oak Tree Permit Case No. 200700021 subject to the attached conditions. DEPARTMENT OF REGIONAL PLANNING PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 CONDITIONS (Questions relating to these conditions should be addressed to the Forestry Division, Prevention Bureau of the Los Angeles County Forester and Fire Warden ("Forester") at 323-890-4330.) 1. This grant authorizes the removal of one tree of the Oak genus Quercus agrifolia identified on the applicant's site plan and Oak Tree Report dated April 10, 2007, and updated July 7, 2009 as Tree Number 1, subject to all of the following conditions of approval. 2. Unless otherwise apparent from the context, the term "permittee" shall include the applicant and any other person, corporation, or other entity making use of this grant. 3. This grant shall not be effective until the permittee and the owner of the property if other than the permittee, have filed at the office of the Los Angeles County Department of Regional Planning ("Regional Planning") an affidavit stating that they are aware of, and agree to accept, all of the conditions of this grant and that the conditions have been recorded as required by Condition No. 4 and until all required monies have been paid pursuant to Condition Nos. 9, 10 and 43. Condition Nos. 3, 36, 37 and 44 shall be effective immediately upon final approval of this grant by the County. 4. Prior to the use of this grant, the terms and conditions of the grant shall be recorded in the office of the Los Angeles County Recorder. In addition, upon any transfer or lease of the subject property during the term of this grant, the permittee shall promptly provide a copy of the grant and its terms and conditions to the transferee or lessee, as applicable, of the subject property. 5. If any provision of this grant is held or declared to be invalid, the permit shall be void and the privileges granted hereunder shall lapse. 6. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in such full compliance shall be a violation of these conditions. 7. All requirements of the Zoning Ordinance and of the specific zoning of the subject property must be complied with unless specifically modified by this grant, as set forth in these conditions or shown on the approved plans. 8. No oak tree shall be removed until the permittee has obtained all permits and approvals required for the work which necessitates such removal. PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Conditions Page 2 9. Within three days of the approval date of this grant, the permittee shall remit processing fees payable to the County in connection with the filing and posting of a Notice of Determination in compliance with Section 21152 of the Public Resources Code for Project No. 04-075-(5), which includes General Plan Amendment Case No. 200900009, Vesting Tentative Tract Map No. 060922, Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. The project impacts fish and wildlife and in order to defray the cost of wildlife protection and management, the permittee is responsible for the payment of fees established by the California Department of Fish and Game pursuant to Section 711.4 of the Fish and Game Code. The current fee amount is $2,867.25. No land use project subject to this requirement is final, vested or operative until the fee is paid. 10. The permittee shall, prior to commencement of the use authorized by this grant, deposit with the Los Angeles County Fire Department ("Fire Department") a sum of $500.00. Such fee shall be used to compensate the Forester $100 per inspection to cover expenses incurred while inspecting the project to determine the permittee's compliance with these conditions of approval. The above fees provide for one initial inspection prior to the commencement of construction and four subsequent annual inspections until the conditions of approval have been met. The Director of Regional Planning ("Director") and the Forester shall retain the right to make regular and unannounced site inspections. 11. The term "Oak Tree Report" refers to the reports on file by Natural Resource Consultants, the consulting arborists, dated April 10, 2007 and updated report dated July 7, 2009. 12. Before commencing work authorized or required by this grant, the consulting arborist shall submit a letter to the Director and the Forester stating that he or she has been retained by the permittee to perform or supervise the work, and that her or she agrees to report to the Director and Forester any failure to fully comply with the conditions of this grant. The arborist shall also submit a written report on permit compliance upon completion of the work required by this grant. The report shall include a diagram showing the exact number and location of all mitigation trees planted as well as planting dates. 13.AII individuals associated with the project as it relates to the Oak resource shall be familiar with the Oak Tree Report, Oak Tree Map, Mitigation Planting Plan and Conditions of Approval. The permittee shall arrange for the consulting arborist or a similarly qualified person to maintain all remaining Oak trees on the subject property that are within the zone of impact as determined by the Forester for the life of the Oak Tree Permit or Vesting Tentative Tract Map No. 060922. 14.The permittee shall keep copies of the Oak Tree Report, Oak Tree Map, Mitigation Planting Plan and Conditions of Approval on the project site and available for review. If the conditions of approval are not present on site during a monitoring inspection of PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Conditions Page 3 an active project, the Forester shall give an immediate "Stop Work Order." This shall be administered both verbally and in writing. The "Stop Work Order" shall be rescinded after the conditions of approval are present on the site and all employees associated with the project are fully aware of these conditions. 15. Except as otherwise expressly authorized by this grant, the remaining Oak trees shall be maintained in accordance with the principles set forth in the publication, Oak Trees: Care and Maintenance, prepared by the Forestry Division of the Fire Department, a copy of which is enclosed with these conditions. MITIGATION TREES: 16. The permittee shall provide a total of 10 mitigation trees of the Oak genus Quercus agrifolia for the one tree proposed to be removed. 17. Each mitigation tree shall be at least a 15 -gallon specimen in size and measure one inch or more in diameter one foot above the base. Free form trees with multiple stems are permissible; the combined diameter of the two largest stems of such trees shall measure a minimum of one inch in diameter one foot above the base. 18. Mitigation trees shall consist of indigenous varieties of Quercus agrifolia grown from a local seed source and of high-quality. 19. The permittee shall plant one acorn of the Quercus agrifolia variety for each mitigation tree planted. The acorns shall be planted at the same time as and within the watering zone of each mitigation tree. 20.AII mitigation trees shall be planted on native undisturbed soil. The first two irrigations or watering of planted trees shall incorporate the addition of a mycorrhizae product (i.e. "mycorrhizaROOTS" or similar product) in accordance with the label's directions. A layer of humus and litter from beneath the canopy of the removed tree shall also be applied to the area beneath the canopies of the replacement trees to further promote the establishment of mycorrhizae within their rooting trees. 21.AII required mitigation trees shall be planted within one year of the permitted oak tree removal. Additional mitigation trees shall be planted within one year of the death of any tree which results from permitted encroachment. Mitigation trees shall be planted on-site in locations approved by the project arborist in consultation with the Forester. In circumstances where on-site planting is shown to be infeasible, the mitigation trees may be planted at an off-site location approved by the Forester, or a contribution to the County of Los Angeles Oak Forest Special Fund may be made in the amount equivalent to the Oak resources loss. The contribution shall be calculated by the consulting arborist and approved by the Forester according to the most current edition of the International Society of Arboriculture's "Guide for Plant Appraisal". PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Conditions Page 4 22. The permittee shall properly maintain each mitigation tree and shall replace any tree failing to survive due to lack of proper care and maintenance with a tree meeting the specifications set forth above. The four-year maintenance period will begin upon receipt of a letter from the permittee or consulting arborist to the Director of Planning and the Forester indicating that the mitigation trees have been planted. The maintenance period of the trees failing to survive four years will start anew with the new replacement trees. Subsequently, additional monitoring fees shall be required. 23. The project arborist shall inspect all mitigation trees on a quarterly basis for two years after completion of construction. The arborist's observations shall be reported to the Forester, including any loss of trees. 24.AII mitigation oak trees planted as a condition of this permit shall be protected in perpetuity by the Los Angeles County Oak Tree Ordinance, once the trees have survived the required maintenance period. 25. Prior to the planting of the trees, the biologist/arborist for the permittee shall determine planting sites, prepare planting plans and specifications, and a monitoring program, all of which shall be approved by the Forester and Director. 26.AII work on or within the protected zone of an oak tree shall be performed by or under the supervision of the consulting arborist. 27.Trenching, excavation, or clearance of vegetation within the protected zone of an oak tree shall be accomplished by the use of hand tools or small hand-held power tools. Any major roots encountered shall be conserved to the extent possible and treated as recommended by the consulting arborist. 28. Installation of fencing around the perimeter of the properties shall be of wrought iron or wood post type construction wherever the fencing passes within 10 feet of any oak trunk. No block walls or other type of fence or wall construction which requires substantial trenching for foundations shall be located within 10 feet of any oak tree in order to limit damage caused by such types of construction. 29. Encroachment within the protected zone of any additional tree of the Oak genus on the project site is prohibited. If the applicant encroaches or removes an Oak tree not specified in the Oak Tree Report all work must stop immediately. A new Oak Tree Report, which accurately identifies the project conditions must be submitted for approval through the permitting process. The applicant will be responsible to pay all associated fees for the new Oak Tree Permit. 30. No planting or irrigation system shall be installed within the dripline of any oak tree that will be retained. 31. Utility trenches shall not be routed within the protected zone of an oak tree unless the serving utility requires such locations. PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Conditions Page 5 32. Equipment, materials and vehicles shall not be stored, parked, or operated within the protected zone of any oak tree. No temporary structures shall be placed within the protected zone of any oak. 33.Any violation of the conditions of this grant shall result in immediate work stoppage or in a Notice of Correction depending on the nature of the violation. A time frame within which deficiencies must be corrected will be indicated on the Notice of Correction. 34.Should any future inspection disclose that the subject property is being used in violation of any condition of this grant, the permittee shall be held financially responsible and shall reimburse the Forestry Division of the Fire Department for all enforcement efforts necessary to bring the subject property into compliance. The Director and the Forester shall retain the right to make regular and unannounced site inspections. 35. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the Regional Planning Commission or Hearing Officer may, after conducting a a public hearing, revoke or modify this grant, if the Commission or Hearing Officer finds that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public health or safety or as to be a nuisance. 36.The permittee shall defend, indemnify and hold harmless Los Angeles County ("County"), its agents, officers, and employees from any claim, action or proceeding against the County, or its agents, officers, or employees to attack, set aside, void or annul this permit approval, which action is brought within the applicable time period of Government Code Section 65009 or any other applicable limitation period. The County shall notify the permittee of any such claim, action, or proceeding and the County shall fully cooperate in the defense. 37. In the event that any claim, action, or proceeding as described above is filed against the County, the permittee shall within 10 days of the filing pay Regional Planning an initial deposit of $5,000.00, from which actual costs shall be billed an deducted for the purpose of defraying the expense involved in the department's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to permittee or permittee's counsel. The permittee shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: a. If during the litigation process, actual costs incurred by the department reach 80 percent of the amount on deposit, the permittee shall deposit additional funds sufficient to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation. b. At the sole discretion of the permittee, the amount of an initial or supplemental deposit may exceed the minimum amounts defined herein. PROJECT NO. 04-075-(5) OAK TREE PERMIT CASE NO. 200700021 Conditions Page 6 The cost for collection and duplication of records and other related documents will be paid by permittee in accordance with Section 2.170.010 of the Los Angeles County Code. 41. The permittee shall record a covenant and agreement with the County of Los Angeles agreeing to comply with the required environmental mitigation measures imposed in the Final Environmental Impact Report ("EIR") Mitigation Monitoring Program ("MMP"), and attach the MMP to the document to be recorded. Prior to recordation of the covenant, the permittee shall submit a copy of the draft covenant to the Director for review and approval. 42. The environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the Final EIR for the project are incorporated herein by reference and made conditions of this grant. The permittee shall comply with all such mitigation measures in accordance with the attached MMP. As a means of ensuring the effectiveness of the mitigation measures, the permittee shall submit annual mitigation monitoring reports to the Director for approval as frequently as may be required by the Director, until such time as all mitigation measures have been implemented and completed. The reports shall describe the status of the permittee's compliance with the required mitigatoin measures. Additional reports shall be submitted as required by the Director. 43. Within 30 days of approval of this grant, the permittee shall deposit the sum of $3,000.00 with Regional Planning in order to defray the cost of reviewing the permittee's reports and verifying compliance with the information contained in the reports required by the MMP. 44.This grant shall expire unless used within two years after the recordation of a final map for Vesting Tentative Tract Map No. 060922. In the event that Vesting Tentative Tract Map No. 060922 should expire without the recordation of the final map or all final maps if phased, this grant shall terminate upon the expiration of the vesting tentative map. Entitlement to the use of the property, or unrecorded portion thereof, thereafter shall be subject to the regulations then in effect. 45.This grant shall terminate upon the completion of the authorized oak tree removal and the completion of all required mitigation and monitoring to the satisfaction of the Forester and Director. FINDINGS OF THE REGIONAL PLANNING COMMISSION COUNTY OF LOS ANGELES FOR PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 1. The Los Angeles County Regional Planning Commission ("Commission") conducted a noticed public hearing in the matter of Vesting Tentative Tract Map No. 060922 on September 16, 2009, December 16, 2009, March 3, 2010, and March 24, 2010. Vesting Tentative Tract Map No. 060922 was heard concurrently with General Plan Amendment Case No. 200900009 (December 16, 2009, March 3, 2010, and March 24, 2010 only), Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121 (December 16, 2009, March 3, 2010 and March 24, 2010 only), Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. 2. Vesting Tentative Tract Map No. 060922 proposes a clustered hillside residential development to create 1,260 single-family lots, 25 open space lots (including landscaped and natural open space), 10 park lots (including one public park lot), four water pump station lots, and 13 public facility lots on 2,173 gross acres. The project includes an 11.6 -acre elementary school site, a 12 -acre public park, and a network of privately -maintained paseos and trails and one public trail. A Class II bike lane is proposed within Skyline Ranch Road. 3. The subject site is located west of Sierra Highway and south of Vasquez Canyon Road, and north of the City of Santa Clarita ("City"), in the Sand Canyon Zoned District. 4. The irregularly-shaped property is approximately 2,173 gross acres in size in a mostly natural condition with level to steeply sloping topography. Approximately 774 acres are within 0 to 25 percent slopes, 644 acres within 25 to 50 percent slopes, and 755 acres have slopes 50 percent and greater. 5. Access to the proposed development will be provided by an extension of Whites Canyon Road as Skyline Ranch Road from the west, a proposed 84 -foot to 94 -foot wide Secondary Highway as proposed on the County Master Plan of Highways, realigned through the subject property to Sierra Highway, a 100 -foot Major Highway. 6. The project site is currently zoned A-2-1 (Heavy Agricultural — One Acre Minimum Required Lot Area), A-1 (Light Agricultural — 5,000 Square Feet Minimum Required Lot Area), A-1-10,000 (Light Agricultural — 10,000 Square Feet Minimum Required Lot Area), and A-1-1 (Light Agricultural — One Acre Minimum Required Lot Area), which was established by Ordinance No. 7339, effective June 6, 1958. Surrounding zoning is A-1 and A-2-1 to the north; A-1, A-1-10,000, R-3 (Limited PROJECT NO. 04-075-(5) Page 2 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings Multiple Residence), C-3 (Unlimited Commercial), M-1 (Light Industrial), and City to the east; and A-2-1 and City to the south and west. 7. The subject property consists of vacant land, including 200 single-family lots created under recorded Tract Map Nos. 49433, 49434 and 49467. Surrounding uses include vacant property with single-family residential to the east, south and west; industrial and commercial within the City to the east and south; and multi- family residential and a school within the City to the south. 8. The project is consistent with the A-2-1, A-1, A-1-10,000 and A-1-1 zoning classification. Single-family residences are permitted in the A-1 and A-2 zones pursuant to Sections 22.24.070 and 22.24.120 of the Los Angeles County Code ("County Code"). The proposed lot sizes of the project are less than the area requirements of the A-2-1, A-1-10,000 and A-1-1 zoning. However, the applicant has requested a conditional use permit ("CUP") for density -controlled development pursuant to Section 22.56.205 of the County Code, which concentrates dwelling units to a portion of the property and allows smaller lot sizes as long as the required size is achieved over the entire subject property. The remaining area is reserved as permanent open space. 9. The property is depicted in the Hillside Management ("HM"), Non -urban 2 ("N2"), Urban 1 ("U1"), Urban 2 ("U2"), Urban 3 ("U3") and Floodway/Flood Plain ("W") land use categories of the Santa Clarita Valley Area Plan ("Plan"), a component of the Los Angeles Countywide General Plan ("General Plan"). The proposed 1,260 dwelling units is consistent with the maximum 1,302 dwelling units permitted by the land use categories for nonurban and urban hillside residential development. 10. This is a hillside project since the subject property exhibits natural slopes of 25 percent or greater. A conditional use permit ("CUP") is required for the project since the 1,260 dwelling units proposed exceeds the low-density threshold of 402 dwelling units, and mid -point density threshold of 870 dwelling units, established for the site. 11. General Plan Amendment Case No. 200900009 is a related request to amend the Master Plan of Highways to delete Cruzan Mesa Road (proposed Limited Secondary Highway), and realign Whites Canyon Road as Skyline Ranch Road (proposed Secondary Highway) from Whites Canyon Road/Plum Canyon Road to Sierra Highway. 12. CUP Case No. 04-075 is a related request to ensure compliance with the requirements for urban and nonurban hillside management, density -controlled development, and onsite project grading that exceeds 100,000 cubic yards; and to PROJECT NO. 04-075-(5) Page 3 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings permit a temporary materials processing facility proposed during construction within the project site. 13. CUP Case No. 200900121 is a related request to authorize an onsite grading and solid fill project for the offsite grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road, with 535,000 cubic yards of cut and 37,000 cubic yards of fill. 14. Oak Tree Permit Case No. 200700021 is a related request to remove one oak tree (nonheritage oak). 15. Highway Realignment Case No. 200900001 is a related request to review the realignment of Whites Canyon Road, a designated proposed Secondary Highway, as Skyline Ranch Road, through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway. 16. The approved vesting tentative tract map, dated October 22, 2009, depicts 1,260 single-family lots clustered over approximately 622 acres in the southern portion of the project site. The single-family lots range in size from 6,048 to 23,950 square feet. A proposed 12 -acre public park will be located at the northern portion of the developed area, with recreational amenities to include a basketball court, baseball field and children's play area. Additional parks will be privately maintained by a homeowners association ("HOA"), totaling approximately six acres. An 11.6 -acre elementary school site is depicted in the center of the developed area with a pedestrian bridge over Skyline Ranch Road, and 13 debris basin lots are depicted throughout the development. A public trail will be included within the project as well as privately -maintained trails and paseos, providing connectivity to private parks, cul-de-sac streets, and main thoroughfare Skyline Ranch Road. Grading will consist of 20.8 million cubic yards of cut and 20.8 million cubic yards of fill (total 41.6 million cubic yards) to be balanced onsite. Offsite grading for the construction of Skyline Ranch Road will consist of 535,000 cubic yards of cut and 37,000 cubic yards of fill. Monument signs are proposed on and offsite within the unincorporated area and City, and a single oak tree onsite will be removed due to grading and construction. 17. The project proposes a merger and resubdivision of underlying recorded Tract Map Nos. 49433, 49434 and 49467. The subdivision was approved as Tentative Tract Map No. 44967 to create 200 single-family lots on 360 acres within the Cruzan Mesa area. No homes have been constructed as part of these underlying lots. The subject project proposes to merge these lots and create open space Lot No. 1293 over this area. PROJECT NO. 04-075-(5) Page 4 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings 18. The project provides approximately 1,770 acres of open space (approximately 81 percent) within public park Lot No. 1262, private park Lot Nos. 1263 through 1271, and open space Lot Nos. 1272 through 1296. The project is consistent with the minimum 25 percent required for urban hillside projects, and 70 percent required for nonurban hillside projects. All open space provided is permanent open space as part of a density -controlled development. 19. Letters received and submitted to the Commission include from the City as well as the U.S. Department of Homeland Security - Federal Emergency Management Agency (FEMA), Santa Clarita Organization for Preservation and the Environment ("SCOPE"), Santa Monica Mountains Conservancy ("SMMC"), and Sierra Club. The correspondence reflected comments on the Draft Environmental Impact Report ("EIR") as well as on the project design. 20. The project was advertised for the September 16, 2009 insist public hearing for Vesting Tentative Tract Map No. 060922, CUP Case No. 04-075, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. 21. During the September 16, 2009 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff recommended a continuance due to technical holds still outstanding for the project, including clearance through Los Angeles County Subdivision Committee ("Subdivision Committee") and required review by the Los Angeles County Interdepartmental Engineering Committee ("IEC"). Staff also indicated that a General Plan Amendment was required for the project for changes to the Master Plan of Highways, as the General Plan update, and the Plan update known as "One Valley One Vision" ("OVOV" ), will likely update the Master Plan after the timeline proposed for this project. A CUP was also required to be filed for a solid fill grading project for the offsite construction of Skyline Ranch Road. Concern with existing filming activity near the Cruzan Mesa vernal pools within the large proposed open space lot was also raised by staff, warranting further research by staff. 22. Six persons testified at the September 16, 2009 public hearing: one neutral, and five with concerns or issues related to the development. The neutral testifier indicated that the applicant had an agreement in place with the Sulphur Springs School District regarding the elementary school site. Concerns expressed during the public hearing, including from the City, SCOPE and the SMMC/Mountains Recreation and Conservation Authority ("MRCA"), addressed need for offsite improvements at the intersection of Sierra Highway and Soledad Canyon Road; and included technical issues related to Skyline Ranch Road improvements (bike PROJECT NO. 04-075-(5) Page 5 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings lane classification), improvements to Skyline Ranch Road west of the project site and offsite mitigation to City utilities. Other concerns included need for re -noticing of project to include the General Plan Amendment, impacts to air quality, need for updated documents for the EIR, supremacy of Alternative No. 2 in the Draft EIR, and need for funding sources for maintenance of the open space. MRCA also indicated their experience in managing vernal pools, and made recommendations regarding signage and filming compatibility. 23. Issues raised during the September 16, 2009 public hearing included water availability and how this project may be affected by concurrent hearings on OVOV. 24. During the September 16, 2009 public hearing, the applicant's representative indicated that the project was favorable with City support and staff not requesting any design changes. The representative indicated their position regarding the additional CUP and General Plan Amendment filings requested by staff, and indicated that any issues regarding onsite filming activity had already been resolved. The representative supported the continuance recommendation, and indicated their understanding the testifers' concerns. 25. During the September 16, 2009 public hearing, the Commission discussed the history of filming in southern California and questioned whether filming revenue could be used as a funding source for maintenance of the vernal pools, and how to achieve a balance between filming activity and resource protection. The Commission also also indicated that while staff is recommending a continuance, it was important to hold the public hearing and allow officials and interested persons to express their concerns. Given that OVOV was also scheduled for public hearing, the Commission indicated that this project's continuance should be to a date after the OVOV initial hearing. The Commission also indicated their desire to see a walkable community, and directed staff to return with technical issues addressed. 26. After testimony and discussion, on September 16, 2009 the Commission by vote of 4-0-1 (Valadez absent) continued the public hearing to December 16, 2009. 27. Subsequent to the September 16, 2009 public hearing, the applicant submitted a revision to the tentative map, dated October 22, 2009, to Subdivision Committee for review. After review, technical holds from Los Angeles County Department of Public Works ("Public Works") regarding offsite easements and water pump stations, continued to remain outstanding. The applicant also filed a General Plan Amendment application as well as an additional CUP for the offsite solid fill project. Concerns regarding the onsite filming activity were also resolved as there PROJECT NO. 04-075-(5) Page 6 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings is an existing procedure in the County for issuance of filming permits that regulate frequency of temporary filming. 28. In addition to the entitlements previously advertised, the project was advertised for the December 16, 2009 insist public hearing with General Plan Amendment Case No. 200900009 and CUP Case No. 200900121. 29. During the December 16, 2009 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that most of the previously -identified project issues had been resolved, and described the remaining issues, including ongoing discussions with the City and County for street designs to Skyline Ranch Road. Staff also described the project's request for the alternate cross-section for local streets providing direct access to the single-family lots, and its potential impacts with increased paving and limited clearance to meet American with Disabilities Act ("ADA") requirements. The project also proposes four flag lots within the developed area. 30. During the December 16, 2009 public hearing, the applicant presented their project, which through a clustered design respects the proposed Significant Ecological Area ("SEA") boundary by protecting the vernal pools and mesa resources. The applicant indicated that while Master Plan of Highway deletions are proposed, through future development any necessary access would still be required by Public Works. The project's Draft EIR also provided the most up-to- date information regarding water supply, and Castaic Lake Water Agency ("CLWA") which did raise comments on the OVOV's EIR, made no comments regarding this project's EIR. 31. Three persons testified during the December 16, 2009 public hearing: one representing the City, and two from the applicant's project team to answer any questions. The City indicated that two issues remained regarding traffic, including proposed mitigation at Soledad Canyon Road, and cross-sections for Skyline Ranch Road. The City indicated that they were continuing to work with the County and applicant on agreed-upon cross-sections for Skyline Ranch Road, with hope for resolution when the project returns for final action. 32. During the December 16, 2009 public hearing, the Commission discussed whether roll -up garage doors could be incorporated to address any reductions in sidewalk clearance by cars parking in individual driveways, and looked forward to the project returning with hopeful resolution between the County and the City. The Commission also discussed that while the subject project was well designed and has shown to have an adequate water supply, there is a general concern PROJECT NO. 04-075-(5) Page 7 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings regarding water supply and large subdivisions. The Commission also directed staff to consider additional project conditions regarding piping for future reclaimed water use within landscaped slopes, and potential for individual cisterns for greywater use. 33. After testimony and discussion, on December 16, 2009 the Commission by vote of 5-0 continued the public hearing to March 3, 2010. 34. Subsequent to the December 16, 2009 public hearing, IEC conducted a duly - noticed meeting to discuss the highway realignment. After a brief presentation by staff and the applicant, and comments from one neighbor and the City, IEC indicated their recommendation for approval of the highway realignment. 35. Subsequent to the December 16, 2009 public hearing, County and City staff met with the applicant to discuss the proposed street improvements to Skyline Ranch Road. A general consensus was reached regarding a modified cross-section for proposed Secondary Highway Skyline Ranch Road, including two travel lanes (one in each direction), a 14 -foot wide landscaped median, and Class II bike lane in each direction. 36. During the March 3, 2010 continued public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff presented that IEC recommends approval of the highway realignment; and that the City, County and applicant have reached agreement on proposed improvements to Skyline Ranch Road. Staff also presented that at the time of the supplemental package, only one project hold remained regarding offsite easements. However, since then Public Works was recommending an alternate condition to require proof of easements prior to the public hearing by the Los Angeles County Board of Supervisors ("Board"), which Public Works formally read into the record. Staff also briefly summarized the additional correspondence received from the Sierra Club, where they indicated that their previous concerns regarding a number of potential impact areas, including infrastructure, biology, traffic, air quality, and water resources, was inadequately addressed or mitigated in the Final EIR. 37. During the March 3, 2010 public hearing, the applicant indicated their agreement with, and appreciation for, the recommended condition from Public Works. 38. One person testified during the March 3, 2010 public hearing representing the City. The City thanked County staff for working with them on the proposed Skyline Ranch Road cross-sections. The City also testified regarding the project's open space, and their encouragement that additional condition language be developed PROJECT NO. 04-075-(5) Page 8 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings to clarify and specify initial and ongoing funding mechanisms for maintainence of the large natural open space. The City also responded to a question by the Commission regarding paseos where the City believed that while they have different paseo widths than what is proposed, paseos with a bike lane would still be beneficial. 39. During the March 3, 2010 public hearing, the Commission discussed the history of filming activity near the vernal pools, and their desire to not see the large open space fall under an HOA's responsibility. The Commission also questioned the type of fencing in place around the vernal pools as well as whether utilities will be provided to the elementary school lot. 40. During the March 3, 2010 public hearing, the applicant responded to the Commission, indicating that the large natural open space was intended all along to go to a public agency, and Los Angeles County Department of Parks and Recreation ("Parks and Recreation") has indicated their intent to accept this open space. They believed that film revenue would be sufficient to maintain this open space, and the vernal pools will remain protected from filming activity with chain- link fences. If any filming requests these fences be removed temporarily, a licensed biologist is required to be onsite at all times the fence is removed. The applicant also responded that if the Commission felt other types of fencing would be more appropriate with community character, including split -rail, that they would not object as long as other affected jurisdictions and agencies also agreed. The applicant indicated that not only will utilities be provided of the elementary school lot, the applicant will be providing full funding for the construction of the school site. 41. After testimony and discussion, on March 3, 2010 the Commission by vote of 5-0 continued the public hearing to March 24, 2010 for final documents to be prepared for approval. 42. During the March 24, 2010 public hearing, the Commission heard a presentation from staff as well as testimony from the applicant and the public. Staff briefed the Commission regarding discussions with Parks and Recreation regarding the funding mechanism for the approximate 1,325 acres of open space, and staff recommendation that the condition/mitigation language be further developed prior to scheduling of the Board public hearing. Staff also responded to the letters received from the Sierra Club and SCOPE regarding the Final EIR as well as additional correspondence from the U.S. Fish and Wildlife Service and newspaper article. The applicant also testified indicating their acceptance of all conditions. PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 Findings Page 9 of 13 43. One person testified during the March 24, 2010 public hearing representing the Santa Monica Mountains Conservancy. The tesitifier recommending addition a condition regarding a permanent open space funding source with minimum baseline amount, and questioned whether a permanent funding source is also to be established for the project's debris basins. Additional recommendations included transferring the open space to the County prior to or simultaneously with the first final map, and addressing sole source filming contracts. 44. During the March 24, 2010 public hearing, the applicant responded that there has been discussion with Parks and Recreation regarding the open space, and the net revenue for filming over the last five years all exceeded six figures with average over five years $145,597, and over 10 years $140,000. Parks and Recreation is recommending a Landscaping and Lighting Act District so additional funding would be in place, and they intend to continue discussions with Parks and Recreation regarding funding. 45. During the March 24, 2010 public hearing, the Commission discussed the proposed general plan amendment, and potential concern with losing an opportunity for public viewing access to the open space. A representative from Public Works responded that the deletion of Cruzan Mesa Road, a proposed Limited Secondary Highway, was found appropriate as Cruzan Mesa Road was not necessary for traffic, and its construction could lead to greater environmental impacts due to topography and necessary grading. Its removal from the Master Plan of Highways would not diminish the County's future right to require access. Its potential to be considered as part of the General Plan update was also discussed. 46. During the March 24, 2010 public hearing, the Commission also discussed that while filming revenue cannot be guaranteed, the average revenues are high, and that further discussion with Parks and Recreation should be pursued. The Commission also discussed the debris basins, and Public Works clarified that these would be publicly maintained by Public Works. Flood easements would be incorporated into the project for the capture of debris, and no additional conditions for the project would be necessary. 47. After hearing all testimony, the Commission by vote of 3-0-2 (Valadez, Bellamy absent) closed the public hearing on March 24, 2010 and approved Vesting Tentative Tract Map No. 060922. 48. The Commission finds that the project's infrastructure and community benefits balance against the project's requested density closer to the maximum density permitted by hillside management. PROJECT NO. 04-075-(5) Page 10 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings 49. The Commission finds that 1,770 acres of the property (approximately 82 percent) is set aside as permanent open space with the urban and nonurban hillside, density -controlled development of 1,260 single-family homes on the subject property. This open space is comprised of a public park lot, private park lots, trails and natural open space. The natural open space, and public park and trails are to be dedicated to the County of Los Angeles, and the private parks and trails to the HOA for ownership and maintenance, with landscaped medians and manufactured slopes for a Landscaping and Lighting Act District. 50. The Commission finds that the front yard setback to the habitable structure shall be a minimum of 18 feet as measured from back of sidewalk, and the front yard setback to the garage shall be a minimum of 20 feet as measured from back of sidewalk. These setbacks will ensure compatibility with ADA requirements to ensure accessible sidewalks when cars are parked in individual driveways. 51. The Commission finds that the alternate cross-section is permitted for all local streets with direct access to single-family lots, as the use of the alternate cross- section would be in keeping with the design and improvement of adjoining streets. The project will create new streets within the developed area, and will be designed to visually create a hierarchy of streets as well as complement the proposed trail and paseo system. 52. The Commission finds that the four flag lots are justified by topographic conditions and the size and shape of the division of land, and as the design is not in conflict with the pattern of neighborhood development. The proposed development will be creating new neighborhoods, and will not increase density by proposing homes adjacent to rear yards of existing homes. 53. The proposed project is required to comply with the development standards of the A-1 zone pursuant to Section 22.24.110 of the County Code, and A-2 zone pursuant to Section 22.24.170 of the County Code, and except as otherwise modified by CUP Case No. 04-075. 54. The proposed subdivision and the provisions for its design and improvements are consistent with the goals and policies of the Plan, a component of the General Plan. The project increases the supply and diversity of housing and promotes the efficient use of land through a more concentrated pattern of development while minimizing development in hillside and natural resource areas. 55. The site is physically suitable for the type of development and density being proposed, since the property has adequate building sites to be developed in PROJECT NO. 04-075-(5) Page 11 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings accordance with the County grading ordinance, has access to a County - maintained street, will be served by public sewers, will be provided with water supplies and distribution facilities to meet anticipated domestic and fire protection needs, and will have flood hazards and geologic hazards mitigated in accordance with the requirements of Public Works. 56. The design of the subdivision and the type of improvements will not cause serious public health problems, since sewage disposal, storm drainage, fire protection, and geologic and soils factors are addressed in the conditions of approval. 57. The design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantial and unavoidable injury to fish or wildlife or their habitat. The subject property is not located within an adopted SEA and will not affect any stream courses or high value riparian habitat. 58. The design of the subdivision provides for future passive or natural heating or cooling opportunities as feasible therein. 59. The division and development of the property in the manner set forth on this map will not unreasonably interfere with the free and complete exercise of public entity and/or public utility rights-of-way and/or easements within this map, since the design and development as set forth in the conditions of approval and on the vesting tentative tract map, provide adequate protection for any such easements. 60. Pursuant to Article 3.5 of the Subdivision Map Act, the proposed subdivision does not contain or front upon any public waterway, river, stream, coastline, shoreline, lake or reservoir. 61. The discharge of sewage from this land division into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (Commencing with Section 13000) of the California Water Code. 62. The housing and employment needs of the region were considered and balanced against the public service needs of local residents and available fiscal and environmental resources when the project was determined to be consistent with the General Plan. 63. This tract map has been submitted as a "vesting" tentative map. As such, it is subject to the provisions of Sections 21.38.010 through 21.38.080 of the County Code. PROJECT NO. 04-075-(5) Page 12 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings 64. A Final EIR for the project has been prepared in accordance with the California Environmental Quality Act ("CEQA"), the State CEQA Guidelines, and the Environmental Document Reporting Procedures and Guidelines of the County of Los Angeles. The Final EIR consists of the Draft EIR dated July 2009, the Technical Appendices to the Draft EIR dated July 2009, the Final EIR including Responses to Comments dated February 2010, and the Addendeum to the Final EIR dated March 2010. The Final EIR contains the response to comments, and identifies mitigation measures to be implemented as part of the project. 65. The Commission has reviewed and considered the Final EIR and finds that it reflects the independent judgment of the County. As stated in the Final EIR and the Findings of Fact and Statement of Overriding Considerations regarding the Final EIR, implementation of the project will result in specifically identified significant effects upon the environment. Except for adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, identified significant adverse effects can be reduced to acceptable levels with the mitigation measures identified in the Final EIR and incorporated as conditions in this vesting tentative map and the related CUPs and oak tree permit. 66. With respect to the adverse effects upon visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and global climate change, the Commission determines that the substantial benefits resulting from implementation of the project outweigh the potential unavoidable adverse effects and are acceptable based upon the overriding considerations set forth in the Findings of Fact and Statement of Overriding Considerations, which findings and statement of overriding considerations are incorporated herein by reference. 67. A Mitigation Monitoring Program ("MMP") consistent with the conclusions and recommendations of the Final EIR has been prepared, and its requirements have been incorporated into the conditions of approval for this project. 68. The MMP prepared in conjunction with the Final EIR identifies in detail the manner in which compliance with the measures adopted to mitigate or avoid potential adverse impacts of the project to the environment is ensured. 69. This project does not have "no effect" on fish and wildlife resources. Therefore, the project is not exempt from California Department of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. 70. Approval of this subdivision is conditioned on the subdivider's compliance with the attached conditions of approval and the MMP as well as the conditions of approval PROJECT NO. 04-075-(5) Page 13 of 13 VESTING TENTATIVE TRACT MAP NO. 060922 Findings for CUP Case No. 04-075, CUP Case No. 200900121, and Oak Tree Permit Case No. 200700021. 71. The location of the documents and other materials constituting the record of proceedings upon which the Commission's decision is based in this matter is the Los Angeles County Department of Regional Planning ("Regional Planning"), 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Regional Planning. THEREFORE, THE REGIONAL PLANNING COMMISSION: 1. Certifies that the Final EIR has been completed in compliance with the CEQA and the State and County guidelines related thereto and reflects the independent judgment and analysis of the County; finds that the Commission has reviewed and considered the information contained in the Final EIR prior to approving the project; adopts the MMP incorporated in the Final EIR, finding that, pursuant to Public Resources Code Section 21081.6, the MMP is adequately designed to ensure compliance with the mitigation measures during project implementation; and determines that the significant adverse effects of the project have been reduced to an acceptable level as outlined in the attached Environmental Findings of Fact and Statement of Overriding Considerations, which findings are incorporated herein by reference and attached. 2. Approves Vesting Tentative Tract Map No. 060922 subject to the attached conditions and recommendations of the Subdivision Committee. DEPARTMENT OF REGIONAL PLANNING Map Date: 10-22-09 PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 CONDITIONS: 1. The subdivider shall conform to the requirements of Title 21 of the Los Angeles County Code ("County Code") (Subdivision Ordinance). Also, conform to the requirements of Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, Oak Tree Permit Case No. 200700021, Highway Realignment Case No. 200900001 and the Mitigation Monitoring Program. 2. All future development must comply with the Los Angeles County Green Building, Low Impact Development, and Drought -Tolerant Landscaping Ordinances prior to building permit issuance. 3. Recordation of the final map is contingent upon approval of General Plan Amendment Case No. 200900009 by the Los Angeles County Board of Supervisors. 4. Except as otherwise specified in Condition No. 5 and by Conditional Use Permit Case No. 04-075, conform to the applicable requirements of the A-2-1 (Heavy Agricultural - One Acre Minimum Required Lot Area), A-1 (Light Agricultural - 5,000 Square Feet Minimum Lot Size), A-1-1 (Light Agricultural - One Acre Minimum Required Lot Area), and A-1-10,000 (Light Agricultural - 10,000 Square Feet Minimum Required Lot Area) zones. 5. In accordance with Conditional Use Permit Case No. 04-075, this land division is approved as a density -controlled development in a nonurban and urban hillside management area, in which the areas of the proposed lots may be averaged to collectively conform to the minimum lot area requirements of the A-2-1, A-1-1 and A-1-10,000 zone, as shown on the approved tentative map. If multiple final maps are recorded, the average area of all lots shown on each final unit map and all previously recorded final unit maps shall comply with the minimum lot area requirements of the A-2-1, A-1-1 and A-1-10,000 zones as applicable. 6. The subdivider or successor in interest shall submit a copy of the project Conditions, Covenants and Restrictions ("CC&Rs") and any covenants or maintenance agreements as proposed, to the Los Angeles County Department of Regional Planning ("Regional Planning") for review and approval. The CC&Rs shall include all of the project conditions, and include language that those conditions required to be in the CC&Rs may not be amended or eliminated by the homeowners association without prior approval from the Director of Regional Planning ("Director'). PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 Conditions PAGE 2 7. The subdivider or successor in interest shall submit evidence that the conditions of associated Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121 and Oak Tree Permit Case No. 200700021 have been recorded. 8. The subdivider or successor in interest shall provide a current and valid water availability letter to the satisfaction of the Director and Director of Los Angeles County Department of Public Works ("Public Works") prior to recordation of the final map (or each final map if the project records in phases), the issuance of grading permits, and the issuance of building permits for the approved development. 9. Permission is granted to adjust lot lines to the satisfaction of Regional Planning. 10. The subdivision shall provide at least 40 feet of street frontage at the property line for each lot fronting on a cul-de-sac and knuckle, and at least 50 feet of street frontage, including for Lot No. 73 and all other lots, except for flag Lot Nos. 20, 499, 502 and 539. The subdivision shall provide approximately radial lot lines for each lot. 11. The subdivider or successor in interest shall construct or bond with Public Works for driveway paving on flag Lot Nos. 20, 499, 502 and 539 with a minimum width of: a. 15 feet in width where the driveway is less than 150 feet in length and serves 1 lot; and b. 20 feet in width where the driveway for any single lot exceeds 150 feet in length, and for dual access strips, and c. 20 feet where the common driveway serves two lots. 12. The subdivider or successor in interest shall show all streets within the project site as dedicated streets on the final map. 13. Permission is granted to record multiple final maps. The boundaries of the final unit maps shall be to the satisfaction of the Los Angeles County Subdivision Committee ("Subdivision Committee"). Each final unit map to record shall comply on its own, or in combination with previously recorded final unit maps, with the open space and lot area requirements of the General Plan, the Zoning Ordinance and Conditional Use Permit Case No. 04-075. Prior to approval of each final unit map, the subdivider or successor in interest shall submit the following: a. A phasing map indicating the boundaries of the current final map, the boundaries and status of all previously filed final unit maps and the expected boundaries and phasing of all future final unit maps; and PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 Conditions PAGE 3 b. A summary sheet indicating the number and type of all lots shown, including open space breakdown by phase, acreage, type and percentage, on the current and previous final maps. 14. The subdivider or successor in interest shall submit, to the satisfaction of Subdivision Committee, an updated phasing map depicting access to all phases of the project and the open space acreage within each phase, prior to recordation of each phase of the final map. 15. The subdivider or successor in interest shall number all open space lots on the final map and provide access, a minimum of 15 feet in width, to each open space lot to the satisfaction of Regional Planning. 16. The subdivider or successor in interest shall create additional open space lots to separate manufactured slopes from natural open space aresa on the final map, to the satisfaction of Regional Planning. 17. The subdivider or successor in interest shall provide for the ownership and maintenance of private park Lot Nos. 1263 through 1271 by a homeowners' association to the satisfaction of Regional Planning. 18. The subdivider or successor in interest shall dedicate to the County of Los Angeles on the final map, the right to prohibit construction of any residential structures on the school site depicted on the approved vesting tentative map as Lot No. 1261, and on the open space areas depicted on the approved vesting tentative map as public park Lot No. 1262 and private park Lot Nos. 1263 through 1271, and shall record "Open Space -Building Restriction Area" over those open space lots identified herein on the final map. 19. The subdivider or successor in interest shall dedicate open space Lot Nos. 1272 through 1296 to the County of Los Angeles or other public agency to the satisfaction of Regional Planning. The dedication shall contain language requiring that access for emergency purposes shall not be prohibited over said open space lots. 20. The subdivider or successor in interest shall dedicate to the County of Los Angeles on the final map, the right to prohibit development, including construction of any structures or grading, on the open space areas as depicted on the approved vesting tentative map as open space Lot Nos. 1272 through 1296, and shall record "Open Space -Development Restriction Area" over those open space lots identified herein on the final map. 21. Permission is granted to phase grading to the satisfaction of Public Works and Regional Planning. PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 Conditions PAGE 4 22. No grading permit shall be issued prior the recordation of a final map, unless the Director determines that the proposed grading conforms to the conditions of this grant and the conditions of Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121 and Oak Tree Permit Case No. 200700021. 23. The subdivider or successor in interest shall provide slope planting and an irrigation system in accordance with the Grading Ordinance and the Drought -Tolerant Landscape Ordinance. The subdivider or successor in interest shall include conditions in the tract's CC&Rs which would require continued maintenance of the plantings for lots having planted slopes. Prior to final map approval, the subdivider or successor in interest shall submit a draft copy of the CC&Rs to be recorded, to Regional Planning for review and approval. 24. The irrigation system for manufactured slopes shall, to the satisfaction of the Director and Director of Public Works, include dual piping to allow for future connection and use of reclaimed water within landscaped slope. 25. Prior to the issuance of any grading and/or building permit, the subdivider or successor in interest shall submit three copies of a landscape plan, including an irrigation plan, which may be incorporated into a revised site plan. The landscape plans shall be approved by the Director prior to any work, as required by Conditional Use Permit Case No. 04-075 and Conditional Use Permit Case No. 200900121. 26. Per Section 21.32.195 of the County Code, the subdivider or successor in interest shall plant or cause to be planted at least one tree of a non-invasive species within the front yard of each residential lot. The location and the species of said trees shall be incorporated into a site plan or landscape plan. Prior to final map approval, the site/landscaping plan shall be required to be approved by the Director, and the subdivider shall post a bond with Public Works or submit other verification to the satisfaction of Regional Planning, to ensure the planting of the required trees. 27. If bonds are posted for any improvements required by these conditions, the subdivider or successor in interest shall be financially responsible and shall reimburse Regional Planning for all inspections. Inspections shall be made to ensure compliance with the conditions of this grant as well as adherence to development in accordance with the approved site plan on file. The amount charged for additional inspections shall be the amount equal to the recovery cost at the time of payment (currently $200.00 per inspection). 28. Within three days of tentative map approval, the subdivider or successor in interest shall remit processing fees payable to the County of Los Angeles in connection with the filing and posting of a Notice of Determination in compliance with Section 21152 of the Public Resources Code for Project No. 04-075-(5), General Plan Amendment Case No. 200900009, Vesting Tentative Tract Map No. 060922, Conditional Use PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 Conditions PAGE 5 Permit Case No. 04-075, Conditional Use Permit Case No. 200900121, Oak Tree Permit Case No. 200700021, and Highway Realignment Case No. 200900001. The project impacts fish and wildlife and in order to defray the cost of wildlife protection and management, the subdivider is responsible for the payment of fees established by the California Department of Fish and Game pursuant to Section 711.4 of the Fish and Game Code. The current fee amount is $2,867.25. No land use project subject to this requirement is final, vested or operative until the fee is paid. 29. Within 30 days of tentative map approval, the subdivider or successor in interest shall record a covenant and agreement with the County of Los Angeles agreeing to comply with the required environmental mitigation measures imposed in the Final Environmental Impact Report ("EIR") Mitigation Monitoring Program ("MMP"), and attach the MMP to the document to be recorded. Prior to recordation of the covenant, the subdivider or successor in interest shall submit a copy of the draft covenant to the Director for review and approval. 30. The environmental mitigation measures set forth in the "Project Mitigation Measures Due to Environmental Evaluation" section of the Final EIR for the project are incorporated by this reference and attached and made conditions of Vesting Tentative Tract Map No. 060922. The subdivider or successor in interest shall comply with all such mitigation measures in accordance with the attached MMP. As a means of ensuring the effectiveness of the mitigation measures, the subdivider or successor in interest shall submit mitigation monitoring reports to Regional Planning for approval as frequently as may be required by the Director, until such time as all mitigation measures have been implemented and completed. The reports shall describe the status of the subdivider's compliance with the required mitigation measures. 31. Within 30 days of tentative map approval, deposit the sum of $3,000.00 with Regional Planning in order to defray the cost of reviewing the subdivider's reports and verifying compliance with the information contained in the reports required by the MMP. 32. The subdivider or successor in interest shall defend, indemnify and hold harmless the County, its agents, officers, and employees from any claim, action or proceeding against the County or its agents, officers, and employees to attack, set aside, void or annul this tract map approval, or related discretionary approvals, whether legislative or quasi-judicial, which action is brought within the applicable time period of Government Code Section 66499.37 or any other applicable limitation period. The County shall promptly notify the subdivider or successor in interest of any claim, action or proceeding and the County shall fully cooperate in the defense. If the County fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the County. PROJECT NO. 04-075-(5) VESTING TENTATIVE TRACT MAP NO. 060922 Conditions PAGE 6 33. In the event that any claim, action, or proceeding as described above is filed against the County, the subdivider or successor in interest shall within 10 days of the filing pay Regional Planning an initial deposit of $5,000.00 from which actual costs shall be billed and deducted for the purpose of defraying the expense involved in the department's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance to subdivider, or subdivider's counsel. The subdivider or successor in interest shall also pay the following supplemental deposits, from which actual costs shall be billed and deducted: a. If during the litigation process, actual costs incurred reach 80 percent of the amount on deposit, the subdivider or successor in interest shall deposit additional funds to bring the balance up to the amount of the initial deposit. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation. b. At the sole discretion of the subdivider or successor interest, the amount of an initial or supplemental deposit may exceed the minimum amounts defined herein. The cost for collection and duplication of records and other related documents will be paid by subdivider or successor in interest according to Section 2.170.010 of the County Code. Except as modified herein above, this approval is subject to all those conditions set forth in Conditional Use Permit Case No. 04-075, Conditional Use Permit Case No. 200900121 and Oak Tree Permit Case No. 200700021; the attached MMP; and the attached reports recommended by the Subdivision Committee, which also consists of members of the Public Works, Fire Department, Department of Parks and Recreation, and Department of Public Health. Department of Regional Planning a :++ 320 West Temple Street Los Angeles, California 90012 '� '�41XF44NP We SUBDIVISION COMMITTEE REPORT OWNER / APPLICANT Pardee Homes, Michael A. McMillen (Sikand Engineering) PROJECT NUMBER HEARING DATE TR060922 N/A REQUESTED ENTITLEMENTS Second Amendment to Tentative Tract Map No. TR060922 (RPPL2017008613) Conditional Use Permit Modification RPPL2017009424 MAP/EXHIBIT DATE: 09/27/17 SCM REPORT DATE: 10/26/17 SCM DATE: 11/02/17 PROJECT OVERVIEW A request to amend tentative map approval to create single-family residential lots, multi -family residential lots developed with detached single-family residence condominium units, a public park lot, open space lots, private parks, one school lot and public facility lots including debris basins and water tank lots. Subdivision: To create 1,032 single-family residence lots, three multi -family residence lots developed with 188 single- family residence condominium units, one school lot, one public park lot, six private recreation lots, seven open space lots, 19 debris basin lots, 3 water tank/booster pump station lots and 13 private drive and fire lane lots on 2,173.25 gross acres. Conditonal Use Permit Modification: To authorize modification and/or elimination of conditions of approval MAP STAGE Tentative: ❑ Revised: ❑ Amendment: ® Amended: ® Modification to : ❑ Other: ❑ Exhibit Map Recorded Map MAP STATUS Initial: ❑ 1St Revision: ® 2nd Revision: ❑ # Revision (requires a fee): ❑ LOCATION ACCESS Skyline Ranch Road Skyline Ranch, Plum Canyon and Whites Canyon Roads ASSESSORS PARCEL NUMBER(S) SITE AREA Various, see attached 2,173.25 gross acres GENERAL PLAN / LOCAL PLAN ZONED DISTRICT SUP DISTRICT Santa Clarita Valley (OVOV) Sand Canyon 5th LAND USE DESIGNATION ZONE CSD H2 (Residential 0-2 du/net acre), RL5 (Non -urban 1 du/5 A-1-2, A-2-2, R-1 N/A acres), OS -C (Open Space -Conservation) PROPOSED UNITS MAX DENSITY/UNITS GRADING (DU) (DU) (CUT/FILL, IMPORT/EXPORT, ONSITE/OFFSITE) 1,220 (.56 du/ac) 1990: 1,302 Approximately 33,000,000 cubic yards combined (cut plus fill) 2012: 2,086 grading 16,500,000 cy cut and 16,500,000 cy fill. ENVIRONMENTAL DETERMINATION (CEQA) Pending. SUBDIVISION COMMITTEE DEPARTMENT CLEARANCE Department Status Contact Regional Planning Cleared Steven Jones (213) 974-6433 sdiones(a_planning.lacounty.gov Public Works Cleared Henry Wong (626) 458-4961 hwongo_dpw.lacounty.gov Updated 8/4/14 SUBDIVISION COMMITTEE REPORT PAGE 2 OF 2 RAM TR060922 RPPL2016008613, 08/29/17 Fire Cleared Juan Padilla (323) 890-4243 juan.pad illao_fire.lacounty.gov Parks & Recreation Cleared Clement Lau (213) 351-5120 clauo_parks.lacounty.gov Public Health Cleared Jeanne Biehler (626) 430-5380 jbiehlerC_ph.lacounty.gov SUBDIVISION COMMITTEE STATUS Reschedule for Subdivision Committee Meeting: ❑ Reschedule for Subdivision Committee Reports Only: PREVIOUS CASES TR060922, RAM TR060922 RPPL2016002284, RAEM TR060922 RPPL2017001976 REGIONAL PLANNING ADDITIONAL COMMENTS AND HOLDS Case Status/Recommendation: At this time, Regional Planning recommends approval of the amendment to the tentative map. Conditions of approval have been drafted. COUNTY OF LOS ANGELES Page 1/3 DEVELOPMENTDEPARTITTIEiIT OF P#BLIC WORKS LAND •N - SUBDIVISION TRACT • 1.19 - • A' DATED 09-27-2017 EXHIBIT "A" DATED 09-27-2017 The following report consisting of 25 pages are the recommendations of Public Works. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: Details and notes shown on the tentative map are not necessarily approved. Any details or notes which may be inconsistent with requirements of ordinances, general conditions of approval, or Department policies must be specifically approved in other conditions, or ordinance requirements are modified to those shown on the tentative map upon approval by the Advisory Agency. 2. Easements are tentatively required, subject to review by the Director of Public Works to determine the final locations and requirements. 3. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction rights, or other easements until afterthe final map is filed with the Registrar-Recorder/County Clerk's Office. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final map. 4. In lieu of establishing the final specific locations of structures on each lot at this time, the owner, at the time of issuance of a grading or building permit, agrees to develop the property in conformance with the County Code and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Underground of Utilities Ordinance, Water Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances. 5. Adjust, relocate, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the County determined the application to be complete all to the satisfaction of Public Works. 6. All easements existing at the time of final map approval must be accounted for on the approved tentative map. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location. If all easements have not been accounted for, submit a corrected tentative map to the Department of Regional Planning for approval. COUNTY OF LOS ANGELES Page 2/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 060922-1 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" DATED 09-27-2017 7. If applicable, quitclaim or relocate easements running through proposed structures. 8. Prior to final approval of the tract/parcel map submit a notarized affidavit to the Director of Public Works, signed by all owners of record at the time of filing of the map with the Registrar-Recorder/County Clerk's Office, stating that any proposed condominium building has not been constructed or that all buildings have not been occupied or rented and that said building will not be occupied or rented until after the filing of the map with the Registrar-Recorder/County Clerk's Office. 9. Place standard condominium notes on the final map to the satisfaction of Public Works. 10. Label driveways and multiple access strips as "Private Driveway and Fire Lane" and delineate on the final map to the satisfaction of Public Works and Fire Department. 11. Reserve reciprocal easements for drainage, ingress/egress, sewer, water, utilities, right to grade, and maintenance purposes, in documents over the common private driveways to the satisfaction of Public Works. 12. Place standard Landscape Maintenance District notes on the final map to the satisfaction of Public Works. 13. Furnish Public Works' Street Name Unit with a list of street names acceptable to the subdivider. These names must not be duplicated within a radius of 20 miles. 14. A Mapping & Property Management Division house numbering clearance is required prior to approval of the final map. 15. If unit filing occurs, reserve reciprocal easements for drainage, ingress/egress, utilities, and maintenance purposes, in documents over the private driveways and delineate on the final map to the satisfaction of Public Works. 16. The boundaries of the unit final maps shall be designed to the satisfaction of the Departments of Regional Planning and Public Works. 17. The first unit of this subdivision shall be filed as Tract No. 60922-01, the second unit, Tract No. 60922-02, and so forth and the last unit, Tract No. 60922. 18. The street frontage requirement for all applicable lots needs to be waived by the Advisory Agency. COUNTY OF LOS ANGELES Page 3/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 060922-1 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" DATED 09-27-2017 19. A final tract map must be processed through the Director of Public Works prior to being filed with the Registrar-Recorder/County Clerk's Office. 20. Prior to submitting the tract map to the Director of Public Works for examination pursuant to Section 66442 of the Government Code, obtain clearances from all affected Departments and Divisions, including a clearance from the Subdivision Mapping Section of the Land Development Division of Public Works for the following mapping items; mathematical accuracy; survey analysis; and correctness of certificates, signatures, etc. 21. A final guarantee will be required at the time of filing of the final map with the Registrar-Recorder/County Clerk's Office. 22. Permission is granted to record large lots (20 -acre or more) tract map as shown on the insert map provided full street right of way and slope easements are dedicated along the latest IEC approved alignment on Skyline Ranch Road to the satisfaction of Public Works. In addition, make an offer of private and future right of way and dedicate slope easements along all remaining interior streets on alignments to the satisfaction of Public Works. 23. Within 30 days of the approval date of this land use entitlement or at the time of the first plan check submittal, the applicant shall deposit the sum of $5,000 with Public Works to defray the cost of verifying conditions of approval for the purpose of issuing final map clearances. 44W I t, A Prepared by Imelda Ng Phone (626) 458-4921 Date 10-17-2017 tr60922-1 L -amended map-rev4.doc httol/plannino.lacounty.4ov/case/view/tentative tract map no 060922�roject no 04 075 skyline ranch�roiect COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS istJ9LIC 1NORKS 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 WWW.DPW.LA000NTY.GOV TRACT NO.: 060922 TENTATIVE MAP DATE: 09/27/2017 EXHIBIT MAP DATE: 09/27/2017 HYDROLOGY UNIT CONDITIONS OF APPROVAL Prior to Improvement Plans Approval: 1. Comply with the revised hydrology study, which was approved on 08/22/2017, or the latest revision, to the satisfaction of the Department of Public Works. 2. The paved access road traveling through Lot 1044, continuing south offsite, and ending at the existing concrete lined channel, is currently shown as partially paved 16 feet wide and partially paved 5 feet wide. The entire length of this access road must be paved minimum 16 feet wide. 3. Obtain approval or letter of non jurisdictional from the State Department of Fish and Wildlife. 4. Obtain approval or letter of non -jurisdictional from the State Water Resources Control Board. 5. Obtain approval or letter of non jurisdictional from the Army Corps of Engineers. 6. A maintenance permit is required from the State Department of Fish and Wildlife, the Army Corps of Engineers, and the State Water Resources Control Board to the satisfaction of the Department of Public Works. 7. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: 1. Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all water quality devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Page 1 of 2 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS PUBLIC WORKS --' 900 SOUTH FREMONT AVENUE _ ALHAMBRA, CALIFORNIA 91803-1331 WWW.DPW.LACOUNTY.GOV Prior to Improvement Acceptance for Public Maintenance: 1. Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 458-7125, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: This clearaWig, is only for the tentative map. If a Conditional Use Permit is required by the Department of Regional Plan a drainage c90ept may be required prior to clearing the Conditional Use Permit. AC -<K Review by: Page 2 of 2 Date: 10/12/2017 Phone: (626) 458-4921 County of Los Angeles Department of Public Works PCA LX001129/A868 Geotechnical and Materials Engineering Division Telephone: (626) 458-4925 GEOLOGIC AND SOILS ENGINEERING REVIEW SHEET 900 S. Fremont Avenue, Alhambra, CA 91803 Tentative Tract Map 60922 Grading By Subdivider? [Y] (v or N) 16 M yd3 Geologist LGC Valley, Inc. Soils Engineer LGC Valley, Inc. Review of: Geologic Report(s) Dated: Tentative Map Dated Location Subdivider _ Engineer/Arch. _ Sheet 1 of 1 9/27/17 (Amended Map) Parent Tract Santa Clarita APN Soils Engineering Report(s) Dated: Geotechnical Report(s) Dated: 10/21/16, 7/19/16 References: Geolabs-Westlake Village, 8/28/08, 4/13/07, 11/16/06, 1/3/05, 8/23/04, 3/6/04 Pardee Homes Sikand TENTATIVE MAP FEASIBILITY IS RECOMMENDED FOR APPROVAL FROM A GEOTECHNICAL STANDPOINT THE FOLLOWING CONDITIONS MUST BE FULFILLED: G1. The final map must be approved by the Geotechnical and Materials Engineering Division (GMED) to assure that all geotechnical requirements have been properly depicted. For Final Map clearance guidelines refer to policy memo GS051.0 in the County of Los Angeles Department of Public Works Manual for Preparation of Geotechnical Reports. The Manual is available at: http://dpw.lacountv.aov/pmed/permits/docs/manual.pdf. G2. A grading plan must be geotechnically approved by the GMED prior to Final Map approval. The grading depicted on the plan must agree with the grading depicted on the tentative tract or parcel map and the conditions approved by the Planning Commission. If the subdivision is to be recorded prior to the completion and acceptance of grading, corrective geologic bonds may be required. G3. Prior to grading plan approval, a detailed geotechnical report must be submitted that addresses the proposed grading. All recommendations of the geotechnical consultant(s) must be incorporated into the plan. The report must comply with the provisions of the County of Los Angeles Department of Public Works Manual for Preparation of Geotechnical Reports. The Manual is available at: http://`dpw.lacountv.-ov/pmeftermits/docslmanual.pdf. G4. All geologic hazards associated with this proposed development must be eliminated. Alternatively, the geologic hazards may be designated as restricted use areas (RUA), and their boundaries delineated on the Final Map. These RDAs must be approved by the GMED, and the subdivider must dedicate to the County the right to prohibit the erection of buildings or other structures within the restricted use areas. For information on the RUA policy refer to policy memo GS063.0 in the County of Los Angeles Department of Public Works Manual for Preparation of Geotechnical Reports. The Manual is available at: http://dpw.lacounty.-ov/gmed/permits/docslmanual.pdf. S1. At the grading plan stage, submit grading plans to the GMED for verification of compliance with County Codes and policies. Prepared by ?'o} E55/0 No. GE 2849 Date 10/12/17 Please complete a Customer Service�urvey at http://dpw.lacounty.-gov/qo/gmedsurvey NOTICE: Public safety, relative to geotechnical subsurface exploration, shall be provided in accordance with current codes for excavations, inclusive of the Los Angeles County Code, Chapter 11.48, and the State of California, Title 8, Construction Safety Orders. 60922, Santa Clarita,TM-20 A.docx COUNTY OF LOS ANGELES Page 1/2 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922-2 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT MAP DATED 09-27-2017 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: e •- • -.� ,...• 1. Notarized covenants shall be prepared and recorded by the applicant for any offsite impacts, as determined by Public Works. By acceptance of this condition, the applicant acknowledges and agrees that this condition does not require the construction or installation of an off-site improvement, and that the offsite covenants referenced above do not constitute an offsite easement, license, title or interest in favor of the County. Therefore, the applicant acknowledges and agrees that the provisions of Government Code Section 66462.5 do not apply to this condition and that the County shall have no duty or obligation to acquire by negotiation or by eminent domain any land or any interest in any land in connection with this condition. (Offsite work is shown on the tentative map, but not required for public improvements, and design changes during the improvement change may allow the offsite improvements or impacts to be omitted or mitigated, respectively.) 2. Provide approval of: a. The latest hydrology study by the Storm Drain and Hydrology Section of Land Development Division. b. The location/alignment and details/typical sections of any park/trail, as shown on the grading plan, to the satisfaction of the Department of Parks and Recreation. c. The grading plan by the Geotechnical & Materials Engineering Division (GMED). d. Permits and/or letters of non -jurisdiction from all State and Federal Agencies, as applicable. These agencies may include, but may not be limited to the State of California Regional Water Quality Control Board, State of California Department of Fish and Wildlife, State of California Department of Conservation, Division of Oil, Gas, and Geothermal Resources (DOGGR), and the Army Corps of Engineers. 3. Provide easements for the pedestrian bridge and associated appurtenances over Skyline Ranch Road for access and maintenance purposes to the satisfaction of Public Works. 4. Slope set back as shown on the tentative map are not necessarily approved. All the set back shall conform to section J108.1 of grading code. COUNTY OF LOS ANGELES Page 2/2 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922-2 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT MAP DATED 09-27-2017 5. Westerly face of the Debris Basin containing the inlet for MTD 1548 (on the western tract boundary) shall be concrete lined if determined to be appropriate to the satisfaction of Public Works. 6. Provide Line of Sight easement at Lot #1040. 7. Submit a grading plan for approval. The grading plan must show and call out the following items, including but not limited to: construction of all drainage devices and details, paved driveways, elevation and drainage of all pads, SUSMP and LID devices (fill in whichever is applicable), and any required landscaping and irrigation not within a common area or maintenance easement. Acknowledgement and/or approval from all easement holders may be required. 8. A maintenance agreement or CC&Rs may be required for all privately maintained drainage devices, slopes, and other facilities. Name Jason Zhang Date 10/03/17 Phone (626) 458-3138 \\pw01\pwpublic\ldpub\SUBPCHECK\Plan Checking Files\Tract Map\TR 060922\TTR 060922\2017-10-03 TTR 060922 SUBMITTAL COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) Page 1/7 TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 The subdivision shall conform to the following conditions/requirements, or as otherwise required by Public Works, to the Department's satisfaction: The minimum centerline radius is 350 feet on all local streets with 64 feet of right of way and on all the streets where grades exceed 10 percent. 2. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a minimum of 100 feet away from the BCR's of the intersection. 3. Reversing curves and compound curves through intersections should be avoided when possible. If unavoidable, the minimum centerline radius of reversing curves and compound curves through intersections shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. 4. The minimum centerline radius on a local street with an intersection street on the concave side shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. 5. The central angles of the right of way radius returns shall not differ by more than 10 degrees on local streets. 6. Driveways will not be permitted within 25 feet upstream of any catch basins when street grades exceed 6 percent. 7. Provide minimum landing area of 100 feet for local collectors at a maximum 3 percent grade on all "tee" intersections. 8. At tee intersections involving local streets, the maximum permissible grade of the through street across the intersection is 10 percent. For intersections involving multi -lane highways, the maximum permissible grade of the through street is three percent. For 4 -legged intersections, the maximum permissible grade of the through street is 8 percent. 9. Permission is granted to vacate the excess right of way on Vasquez Canyon Road providing the adjoining property owners have the underlying ownership of the portion of street to be vacated. 40 feet of right of way from centerline shall be retained on Vasquez Canyon Road. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. COUNTY OF LOS ANGELES Page 2/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 10. Dedicate slope and drainage/maintenance easements for future widening on Vasquez Canyon Road to the satisfaction of Public Works. 11. Permission is granted to vacate all excess easements and right of way acquired by dedication on Tract No.'s 44967, 49433, 49434 by the recordation of Tract No. 60922 to the satisfaction of Public and the Department of Regional Planning. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. 12. Dedicate vehicular access rights on Skyline Ranch Road and Vasquez Canyon Road for all lots, unless the Department of Regional Planning requires the construction of a wall. In such cases, complete access rights shall be dedicated. 13. Provide standard property line return radii of 13 feet at all local street intersections, and 27 feet at the intersection of local streets with General Plan Highways and where all General Plan Highways intersect, or to the satisfaction of this Department. 14. Dedicate right of way on Skyline Ranch Road commensurate with the typical sections shown on the tentative map and alignment per the latest approved I.E.C. P-291 which supersedes P-270. The alignment and grade of Skyline Ranch Road shall be compatible with Tract 46018. 15. Dedicate additional right of way at all proposed roundabout locations to the satisfaction of Public Works. 16. Dedicate off-site right of way on Skyline Ranch Road commensurate with the typical sections shown on the tentative map from Sierra Highway to the southerly property line and alignment per the latest approved I.E.C. P-291. It shall be the sole responsibility of the subdivider to acquire the necessary right of way. 17. Comply with the mitigation measures identified in the attached September 18, 2008 and November 10, 2016 memoranda/letter from our Traffic and Lighting Division to the satisfaction of Public Works. Be advised that 'Main Street North and Main Street South' as identified in the memoranda/letter has been changed to 'Loop Road' then changed again to 'Stratus Street'. If identified in the traffic study, prepare Traffic Signal Plans for all intersections (both on-site and off-site) affected by this subdivision to the satisfaction of Public Works. If the project wishes to delay any of the improvements, a supplemental traffic study determining the phasing of the improvements will need to be submitted for review and approval by Traffic and Lighting. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 18. Comply with the approved conceptual signing and striping plans for Skyline Ranch Road approved on November 14, 2016 to the satisfaction of Public Works. Prepare a detailed 1" =40' scaled signing and striping plans for Skyline Ranch Road and all off-site multi -lane highways and streets affected by this subdivision to the satisfaction of Public Works. 19. Establish a Landscape Maintenance District (LMD) for maintaining the landscaped parkways, medians, and paseos/multi-purpose paths on Skyline Ranch Road to the satisfaction of Public Works. 20. Permission granted to use the modified typical section (70' R/W) on Stratus Street; formerly depicted as Loop Road (collector street) per note 18 on the tentative map. If additional travel lanes are required on Stratus Street, construct the additional travel lanes, and prepare signing and striping plans for Stratus Street within this subdivision to the satisfaction of Public Works. 21. Other than Stratus Street (collector street formerly depicted as "Loop Road") and Skyline Ranch Road, all other streets within the tentative map are considered "Private Drives." Public Works has no objection to granting the waiver of street frontage along the private drives subject to the approval of the advisory agency. If not waived, the subdivider shall revise the tentative map and provide street frontage to every parcel to the satisfaction of Public Works. 22. Comply with the private drive manual requirements on all proposed "Private Drives" to the satisfaction of Public Works. 23. Construct curb, gutter, base, pavement and full -width sidewalk within the tract boundaries on Skyline Ranch Road and Stratus Street to the satisfaction of Public Works. 24. Construct a bridge on Skyline Ranch Road near Sierra Highway to the satisfaction of Public Works. 25. Off-site improvements are required. Construct off-site full width highway improvements, including curb, gutter, base, pavement, sidewalk, street trees, and street lights, on the portion of Skyline Ranch Road from Sierra Highway to the southerly property line to the satisfaction of Public Works. 26. Provide off-site full street right of way and construct off-site improvements and cul-de-sac bulb on Beneda Lane to the satisfaction of the City of Santa Clarita. 27. If Tract 46018 improvements are not constructed first, construct a minimum of 24 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) Page 4/7 TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 feet of "all weather" off-site pavement joining Skyline Ranch Road to Plum Canyon Road per the latest approved I.E.C. alignment P-291 to the satisfaction of Public Works. If the Fire Department requires a wider pavement width, construct the additional pavement to the satisfaction of Public Works. Proof of off-site access is required. 28. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; the owner of VTM 60922 and owner of an adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the dedication or irrevocable offer to dedicate has been recorded. 29. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered 'offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 30. Where determined necessary, construct a slough wall outside the street right of way when the height of the slope is greater than five feet above the sidewalk and the sidewalk is adjacent to the street right of way. The wall shall not impede any required line of sight. 31. Plant street trees within the tract boundaries on Skyline Ranch Road and Stratus Street to the satisfaction of Public Works. 32. Construct drainage improvements and offer easements needed for drainage/maintenance purposes or slopes to the satisfaction of Public Works. 33. Provide intersection sight distance for a design speed of: a. 40 mph (415 feet) on Stratus Street from Plume Court (both directions), from Lot 1038 driveway entrance (both directions), from Windbreak Terrace Street (both directions), from Foothill Way (both directions), and from Radiance Way (both directions). Line of sight shall be within right of way or dedicate airspace easements to the satisfaction of Public Works. Additional grading may be required. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 Amend.) Page 5/7 TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 With respect to the position of the vehicle at the minor road, the driver of the vehicle is presumed to be located 4 feet right of centerline and 10 feet back the top of curb (TC) or flow line (FL) prolongation. When looking left, we consider the target to be located at the center of the lane nearest to the parkway curb. We use 6 feet from TC. When looking right, the target is the center of the lane nearest to the centerline or from the median TC (when present). 34. Depict all line of sight easements on landscaping and grading plans. 35. Comply with the following street lighting requirements to the satisfaction of Public Works or as otherwise modified by Public Works: a. Provide street lights on concrete poles with underground wiring on Skyline Ranch Road and all internal public streets within the tract boundaries to the satisfaction of Public Works. The street lights shall be designed as a county owned and maintained (LS -3) system. Obtain Street Lighting Section's approval of the street light layout prior to project recordation. Street lighting plans must be approved by the Street Lighting Section. For additional information, please contact the Street Lighting Section at (626) 300-4726. b. The proposed project, or portions thereof, are not within an existing Lighting District. Annexation is required. Upon tentative map approval, the applicant shall comply with conditions listed below in order for the Lighting District to pay for the future operation and maintenance of the street lights. The Board of Supervisors must approve the annexation and levy of assessment. It is the sole responsibility of the owner/developer of the project to have all street lighting plans approved prior to the issuance of the building permits. The required street lighting improvements shall be the sole responsibility of the owner/developer of the project and the installation must be accepted per approved plans prior to the issuance of a certificate of occupancy. If phasing of the project is approved, the required street lighting improvements shall be the sole responsibility of the owner/developer of the project and will be made a condition of approval to be in place for each phase. i) Request the Street Lighting Section to commence annexation and levy of assessment proceedings. ii) Provide business/property owner's name(s), mailing address(es), site address, Assessor Parcel Number(s), and Parcel Boundaries in COUNTY OF LOS ANGELES Page 6/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 either Microstation or Auto CADD format of territory to be developed to the Street Lighting Section. iii) Submit a map of the proposed project, including any roadways conditioned for street lights that are outside the proposed project area, to Street Lighting Section. Contact the Street Lighting Section for map requirements and with any questions at (626) 300-4726. c. Note that the annexation and assessment balloting process takes approximately twelve months or more to complete once the above information is received and approved. Therefore, untimely compliance with the above will result in a delay in receiving approval of the street lighting plans or in filing the final subdivision map for recordation. Information on the annexation and the assessment balloting process can be obtained by contacting Street Lighting Section at (626) 300-4726. d. For acceptance of street light transfer billing, the area must be annexed into the Lighting District and all street lights in the development, or the current phase of the development, must be constructed according to Public Works approved plans. The contractor shall submit one complete set of "as -built" plans. e. The Lighting District can assume responsibility for the operation and maintenance of the street lights in the project, or the current phase of the project, as of July 1st of any given year provided the above conditions are met and the street lights have been energized and the developer has requested a transfer of billing at least by January 1st of the previous year. The transfer of billing could be delayed one or more years if the above conditions are not met. 36. Underground all new utility lines to the satisfaction of Public Works and Southern California Edison. Please contact Construction Division at (626) 458-3129 for new location of any above ground utility structure in the parkway. 37. Provide and install street name signs prior to occupancy of buildings. 38. Prior to final map approval, enter into an agreement with the County franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of Public Works. 39. Prior to Building permit issuance pay the fees established by the Board of COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) Page 7/7 TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 Supervisors for the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District (B&T District). The fee is to be based upon the fee rate in effect at the time of permit issuance. The current applicable fee is $18,410 per factored unit and is subject to change. Record a covenant (subject to the approval of Public Works) at final map approval to encumber parcels/property owners with provisions requiring payment of applicable B&T District fees prior to building permit issuance. 40. If any ultimate improvements are constructed by the subdivider and accepted by the Los Angeles County Department of Public Works, or if any fair share payments for ultimate improvement work are made and are included as District improvements in the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District, then the subdivider may be issued credits which may then be used within the Bouquet Canyon Bridge and Major Thoroughfare District. Reimbursements will only be made on improvements constructed by the subdivider that are include as District improvements and are deemed ultimate improvements (as opposed to interim improvements. 41. These conditions supersede all previously approved conditions. F6Prepared by Patricia Constanza Phone (626) 458-4921 Date 10-03-2017 tr60922r-amendTM rev 1 DEAN D. EFSTATHIOU, Acting Director September 18, 2008 DEPARTIN1ENT OF PUBLIC NVORKS "To Enrich Lives Through Effective and Caring Service" 900 SOUTH FRENIOINT AVENUE ALHANIBRA, CAL11FORNIA 91903-13-31 Telephone, (626) 458-5100 Impl/dpw lacowity gov Mr. Daryl J. Zerfass Austin -Foust Associates, Inc. 2223 Wellington Boulevard, Suite 300 Santa Ana, CA 92701-3161 Dear Mr. Zerfass.- SKYLINE RANCH TENTATIVE TRACT NO. 60922 REVISED TRAFFIC IMPACT ANALYSIS (FEBRUARY 29, 200 SANTA CLARIT& AR", I ADDRE S S ALL CO RR D ZNCE T0 F0 BOX 1 +'0 S.LHAMBPL%, CALIFORNIA 9IS02-1460 NN REPLY PLEASE REFER TO FILE T-4 As requested, we have reviewed the revised Traffic Impact Analysis (TIA) for the Skyline Ranch development (Tentative Tract No. 60922). The project site is generally located east of Sierra Highway between the Santa Clara River and Vasquez Canyon in I i the unincorporated County of Lo's Angeles area of Santa Clarita. The proposed project consists of �he construction of 1,270 single-family residentialu Its and an 800 -student elementary school. The project is estimated to generate approximately 13,121 vehicle trips daily, with 1,268 and 1,283 vehicle trips during the a.m. and p.m. peak hours, respectively. We generally agree with the study that certain improvements are necessary to provide adequate access to the site. The following recommended improvements shall be the sole responsibility of the project: Construct Skyline Ranch Road between Plum Canyon Road and Sierra Highway as a four -lane highway. Construct a new intersection as a two-lane roundabout or as a conventional signalized intersection at Skyline Ranch Road at Main Street North. FILE COPY Mr. Daryl J. Zerfass September 18, 2008 Page 2 Construct a new intersection as a two-lane roundabout or as a conventional signalized intersection at Skyline Ranch Road at Main Street South. a Plum Canyon Road at Skyline Ranch Road/Heller Circle South North approach: Restripe left -turn lane to allow the left -turn movement. East approach. One left -turn lane, one shared through/left-turn lane, and one right -turn lane. West approach:; Restripe to provide one left -turn lane and: one shared through/right-turn lane rather than one left -turn lane and one right -turn lane. An adjacent development (Tentative Tract No. 46018) was conditioned to design and construct the east approach to provide one left -turn lane and one shared through/right-turn lane. We suggest the project's developer work with the developer of Tentative Tract No, 46018 to combine improvements at the intersection and coordinate the construction schedule of the aforementioned work at this location. We also generally agree with the study that the project along with other related projects in the area may significantly impact the County intersection listed below. The project shall pay its pro-rata4 share of the cost for the following recommended mitigation measures: ad at Golden Valley Road/Santa South approach- Two left -turn lanes, one through lane, and one right -turn lane rather than one left -turn lane, one through lane, and one right -turn lane. The project's pro -rata share is 53.2 percent. For all proposed cumulative mitigation measures, a cost estimate and conceptual plan shall be submitted to Public Works for review and approval. We recommend the project's developer work with the Sulphur Springs Union School District to develop traffic circulation plans and drop-off/pick-up procedures for the proposed school. If possible, we recommend implementing a one-way counter -clockwise on-site traffic circulation for any valet service and restricting any site access from Skyline Ranch Road. The traffic circulation plan should include informational packets containing the approved drop-off/pick-up procedures, as well as Mr. Daryl J. Zerfass September 18, 2008 Page 3 brochures on trip reduction strategies, such as car pooling and transit services to minimize traffic generation in the area (the brochures should have specific average vehicle ridership goals for students and staff members). We also recommend the plan include a mechanism for enforcement and levying of noncompliance penalties. The recordation of the map shall be withheld until the traffic circulation informational packets and the detailed school site plan has been received and approved by Public Works. The installation of a traffic signal at the intersection of Skyline Ranch Road at S-A Street may be warranted in the future due to the close proximity of the proposed elementary school. The project's developer shall enter into a secured agre,ement/bond with Public Works to guarantee the installation of a traffic signal when the traffic conditions warrant its installation. The intersection shall be monitored for the installation of the signal once the school is opened and every year thereafter for up to 5 years after the certificate of occupancy of the last unit is issued. The project's developer shall submit an annual traffic signal warrant analysis to Public Works for review and approval. When a traffic signal is warranted, the project's developer shall design the necessary striping and signal plans and construct the signal to the satisfaction of Public Works. Any security for the traffic signal construction submitted will be returned once the construction is completed to the satisfaction Of Public Works or at the expiration of the above- mentioned monitoring program. I The project is1within the Via Princessa Bridge and Major Thoroughfare (B&T) District. The project shall pay its share of the Via Princessa B&T District fees, Prior to approval of the final map, if any improvements constructed by the project developer are included as improvemehts in the Via Princessa B&T District, then the coot of the improvements may be credited against the project's District fee obligation if approved by Public Works. The project shall submit conceptual striping plans and corresponding cost estimates for all proposed mitigation measures to Public Works for review. Caltrans should be consulted for any possible California Environmental Quality Act (CEQA) impacts to the freeway system in the area. Therefore, we ask that you provide Caltrans with a copy of the report so they have an opportunity to review it prior to public circulation. Any written comments received from Caltrans should be submitted to Public Works and included in the Environmental Impact Report (EIR). The City of Santa Clarita shall review this document to determine whether they concur with the study's findings of the potential CEQA impacts within their jurisdiction. Any written comments from the City shall be submitted to Public Works and included in the EIR. Mr. Daryl J. Zerfass September 18, 2008 Page 4 If you have any further questions regarding the review of this document, please- contact Mr. Todd Liming of our Traffic Studies Section at (626) 300-4826. Very truly yours, DEAN D. EFSTATHIOU Acting Director of Public Works 0,4& fti& WILLIAM J. WINTER Assistant Deputy Director Traffic and Lighting Division TML:cn P tllput)\VJPFILES\FILFS\STUIToddiEIR,EIR 08122 - Skyline Ranch Revised TIA FINAL DOC yC cc: Caltrans (Elmer Alvarez) City of Santa Clarita (Ian Pari) Department of Regional Planning (Rudy Silva) bc: Land Development (Narag) GAIL FARBER, Director November 10, 2016 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS "To Enrich Lives Through Effective and Caring Service" Mr. Daryl Zerfass, P.E. Stantec Consulting Services Inc. 38 Technology Drive, Suite 100 Irvine, CA 92618 Dear Mr. Zerfass: 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 Telephone: (626) 458-5 100 httpJidpw.lacounty.gov ADDRESS ALL CORRESPONDENCE TO: P.O. BOX 1460 ALHAMBRA. CALIFORNIA 91802-1460 REPLY PLEASE REFER TO FILE: T-4 SKYLINE RANCH ON-SITE ROADWAY ANALYSIS (OCTOBER 18, 2016) TRACT MAP NO. 60922 UNINCORPORATED AGUA DULCE AREA We reviewed the On -Site Roadway Analysis (ORA) dated October 18, 2016, for the Skyline Ranch project located in the unincorporated Agua Dulce/Canyon Country area. According to the ORA, the traffic generated by the revised project necessitates modification to the on-site roadway system requirements previously approved for Tract Map No. 60922. We generally agree with the findings in the ORA. Site Access Requirements The project's site access requirements shall be revised as follows: Skyline Ranch Road shall be constructed as a two-lane highway with buffered bike lanes. Construct a new intersection as a single -lane roundabout at Skyline Ranch Road at Loop Road. Main Street North is now referred to as Loop Road. Construct a new intersection as a single -lane roundabout at Skyline Ranch Road at Loop Road. Main Street South is now referred to as Loop Road. FILE COPY Mr. Daryl Zerfass November 10, 2016 Page 2 Plum Canyon Road at SkVIine Ranch Road/Heller Circle South The following improvements have either been completed or will be completed as part of Tract Map No. 46018. No further action is required by the project regarding this intersection. North approach: Restripe left -turn lane to allow the left -turn movement. East approach: One left -turn lane, one shared through/left-turn lane, and one right -turn lane. West approach: Restripe to provide one left -turn lane and one shared through/right-turn lane rather than one left -turn lane and one right -turn lane. Student Drop-off and Pick-up Procedures According to the ORA, the proposed drop-off and pick-up area can adequately accommodate the peak number of vehicles expected to arrive with the following access requirements. We generally agree with the findings in the ORA. Restrict ingress movements during the school's drop-off and pick-up periods to right -turn only and egress movements to right -turn and left -turn. To facilitate orderly drop-off and pick-up of students, the school shall ensure all parents are familiar with the drop-off and pick-up procedures and sufficient measures are in place to ensure compliance with the procedures. If you have any questions regarding the review of this site plan, please contact Mr. Kent Tsujii of Traffic and Lighting Division, Traffic Studies Section, at (626) 300-4776. Very truly yours, GAIL FARBER Director of Public Works DEAN R. LEHMAN Assistant Deputy Director Traffic and Lighting Division KT:ma PAUpub\STUDlES\ElR 16-0074 - TR 60922 - Skyline Ranch.dou —) R bc: Land Development (Dubiel, Narao) COUNTY OF LOS ANGELES Page 1/1 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. 60922-1 (Amend.) TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: The subdivider shall install and dedicate main line sewers and serve each lot with a separate house lateral or have approved and bonded sewer plans on file with Public Works. 2. A sewer area study for the proposed subdivision (PC12109AS, dated 08-22-2017) was reviewed and approved. A Will Serve letter from the County Sanitation District indicating adequate capacity exists in the trunk line and treatment plant was obtained prior to approval of the sewer area study. No additional mitigation measures are required within the County of Los Angeles, however, mitigation measures are required within the City of Santa Clarita. The sewer area study shall be invalidated should there be an increase in the total number of dwelling units, an increase in the density, dwelling units occur on previously identified building restricted lots, a change in the proposed sewer alignment, an increase in the tributary sewershed, a change in the sewer connection points, or the adoption of a land use plan or a revision to the current plan. A revision to the approved sewer area study may be allowed at the discretion of the Director of Public Works. The approved sewer area study shall remain valid for two years from the date of sewer area study approval. After this period of time, an update of the area study shall be submitted by the applicant if determined to be warranted by Public Works. 3. The subdivider shall send a print of the land division map to the County Sanitation District with a request for annexation and obtain approval prior to final map recordation. 4. Easements are required, subject to review by Public Works to determine the final locations and requirements. 5. Outlet approval from the City of Santa Clarita is required. 6. Proposed sewer within secondary highway shall be located 6 feet from curb or 14 feet from street right-of-way. 7. If proposed sewer crosses Flood Hazard, alignment maybe acceptable provided permits are obtained from agencies having jurisdiction for the existing natural water course crossings. Prepared by Nikko Pajarillaga Phone (626) 458-3137 Date 10-17-2017 Tr60922-1-Amended Map-Rev4.doc COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - WATER TRACT NO. 060922-1 (Amend.) Page 1/1 TENTATIVE MAP DATED 09-27-2017 EXHIBIT "A" MAP DATED 09-27-2017 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: A water system (including any approved booster pump stations) maintained by the water purveyor, with appurtenant facilities to serve all lots in the land division, must be provided. The system shall include fire hydrants of the type and location (both on-site and off-site) as determined by the Fire Department. The water mains shall be sized to accommodate the total domestic and fire flows. 2. The applicant shall comply with the requirements of Santa Clarita Water District per attached Notice of Water Availability (NWA) dated October 24, 2016 to the satisfaction of Public Works. The NWA will expire on October 24, 2017 it shall be sole responsibility of the applicant to renew aforementioned NWA upon expiration and abide by all requirements of the water purveyor. 3. If necessary, extend the off-site water mainline to serve this subdivision to the satisfaction of Public Works. 4. If needed, easements shall be granted to the County, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all water -related infrastructures constructed for this land division to the satisfaction of Public Works. Prior to obtaining the building permit from the Building and Safety Office: 5. Submit landscape and irrigation plans for each open space lot in the land division, with landscape area greater than 1,000 square feet, in accordance with the Water Efficient Landscape Ordinance. 6. Depict all line of sight easements on the landscaping and grading plans. 7. Install a separate water irrigation systems for recycled water use per landscape plans. 8. If necessary, install off-site recycle water mainline per landscape plans to serve this subdivision to the satisfaction of Public Work. 9. The recycled water irrigation systems shall be designed and operated in accordance with all local and State Codes as required per Section 7105.6.3 Chapter 71 of Title 26 Building Code. Prepared by Tony Khalkhali Phone (626)458-4921 Date 10-12-2017 tr60922-1 wa-rev4.doc SANTA CLARITA WATER, A DIVISION OF CASTAIC LAKE WATER AGENCY 26521 SUMMIT CIRCLE - SANTA CLARITA, CALIFORNIA 91350-3049 - (661) 259-2737 S(:�WID MAILING ADDRESS: P.O. BOX 903 - SANTA CLARITA, CALIFORNIA 91380-9003 October 24, 2016 Mr. Tony Khalkhali, F.E. Country of Los Angeles Department of Public Works 900 S. Fremont Avenue Land Development Division Alhambra, CA 91803 Notice of Water Availability Tract No. 060922-1 Developer: Pardee Homes Dear Mr. Khalkhali: The Santa Clarita Water Division (SCWD) has determined that water is available to serve the above referenced project. SCWD agrees to operate the water system and provide service in accordance with the SCWD's policies, standards and regulations. The determination of water availability shall remain valid for two years from the date of this letter. Unless construction of the project has commenced within this two year time frame, SCWD is under no obligation to serve the project unless the developer receives an updated letter from SCWD confirming water availability. SCWL' has determined that the exisf;r,-n facilities and the additional facilities to be installed by SCWD through developer funding of this project will be adequate to serve this project and each of the individual parcels under normal operations conditions. SCWD's obligation to serve water to the project is subject to compliance with all SCWD policies, standards and regulations as well as all applicable laws and regulations concerning water service and supply. SCWD requires that the project comply with Best Management Practices regarding water conservation. In addition, all landscaping and irrigation design plans must comply with the State of California Model Water Efficiency Landscape Ordinance. Please check the following website for details: http://www.water.ca_guv1wateruseefficiency/landscapeordinance. This ordinance identifies water saving techniques, methods, landscape designs and internal water use practices that will achieve the SCWD's long term conservation goals described in its most current Santa Clarita Valley Urban Water Management Plan. Unless the project is constructed to SCWD's conservation standards, SCWD is under no obligation to serve the project. Notice of Water Availability October 24, 2016 Page 2 If you have any questions regarding the above, please contact Brent Payne at (661) 964-3991, Sincerely, Keith Abercrombie Retail Manager cc: Brent Payne, SCWID Jay Skinner, Pardee Homes Craig Young, Sikand Engineering Associates iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2017008613 MAP DATE: September 27, 2017 PROJECT: TR 60922 Amended Map THE FIRE DEPARTMENT RECOMMENDS APPROVAL OF THIS PROJECT AS PRESENTLY SUBMITTED WITH THE FOLLOWING CONDITIONS OF APPROVAL. FINAL MAP CONDITIONS OF APPROVAL Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an all-weather access surface to be clear to sky. 2. A copy, or copies due to the proposed phasing, of the Final Map(s) shall be submitted to the Fire Department for review and approval prior to recordation. 3. The private access within the development shall be indicated as "Private Driveway" on the Final Map. The required fire apparatus access, the fire lanes and turnarounds, shall be labeled as "Fire Lane" on the Final Map. Any proposed parking area, walkway, or other amenities within the private driveway shall be outside the required fire lane. Clearly delineate on the Final Map and submit to the Fire Department for approval. 4. Flag lot shall provide a minimum paved unobstructed driveway width of 20 feet, clear to the sky. The driveway shall be labeled as "Private Driveway and Fire Lane" on the Final Map. Verification of compliance is required prior to Final Map clearance. 5. A reciprocal access agreement is required for a private driveway and fire lane being shared by multiple lots. Submit documentation for these lots to the Fire Department for review prior to Final Map clearance. 6. A copy of the Water Improvement Plans, clearly depicting the required public fire hydrant locations, shall be submitted to the Fire Department for review and approval prior to Final Map clearance. 7. Provide written verification the required public fire hydrants have been installed and tested or bonded for in lieu of installation prior to Final Map clearance. Reviewed by: Juan Padilla Date: October 19, 2017 Page 1 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2017008613 MAP DATE: September 27, 2017 PROJECT: TR 60922 Amended Map 8. All raised center medians shall provide a break, a rolled curb, or curb depression at intervals determined by Public Works in consultation with the Fire Department. The location and distance between the median breaks will be determined by Public Works and the Fire Department during final road/street plan design. Road improvement plans must be submitted to the Fire Department for review and approval prior to final approval by the Department of Public Works. PROJECT CONDITIONS OF APPROVAL Water and access requirements for this development shall comply with the approved Tentative Map. The Exhibit Maps as part of the subdivision process are subject to change and shall be in compliance with Title 32 (County of Los Angeles Fire Code). 2. This property is located within the area described by the Fire Department as "Very High Fire Hazard Severity Zone". A "Fuel Modification Plan" shall be submitted and approved prior to building permit issuance. (Contact: Fuel Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205 for details). 3. All proposed buildings shall be places such that a fire lane is provided to within 150 feet of all exterior walls of the first story. This measurement shall be by an approved route around the exterior of the building or facility. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 4. The fire lane for the single family lots or detached condominium lots shall provide a minimum paved unobstructed width of 20 feet, clear to the sky. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. Reviewed by: Juan Padilla Date: October 19, 2017 Page 2 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2017008613 MAP DATE: September 27, 2017 PROJECT: TR 60922 Amended Map 5. The fire lanes for any other lot such as multi -family residential, school site, or recreational/park shall provide a minimum paved unobstructed width of 26 feet, clear to the sky. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 6. The buildings being served by a 26 feet wide fire lane will have a height restriction not exceed 30 feet above the lowest level of the Fire Department vehicular access road. Buildings exceeding this height shall provide a minimum paved fire lane width of 28 feet. The required fire lane shall be parallel to the longest side of the building between 15 feet and 30 feet from the edge of the fire lane to the building wall. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 7. Fire lanes exceeding a length of 150 feet that dead end are required to provide an approved Fire Department turnaround. All required Fire Department turnarounds shall be designed to accommodate the required fire apparatus as mentioned on the Fire Department standards due to the size of the building and shall be clearly depicted on the final design plans. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 8. Any change of direction within a private driveway shall provide a 32 feet centerline turning radius. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 9. The gradient of a fire lane shall not exceed 15 percent. Any changes in grade shall not exceed 10 percent within a 10 feet distance or 5.7 degrees. Cross slopes and required Fire Department turnarounds shall not exceed 2 percent grades. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. Reviewed by: Juan Padilla Date: October 19, 2017 Page 3 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2017008613 MAP DATE: September 27, 2017 PROJECT: TR 60922 Amended Map 10. All proposed bridges and elevated crossing shall be constructed and maintained in accordance with AASHTO HB -17 and designed to support a live load of 75,000 pounds as specified in the County of Los Angeles Fire Code and to the satisfaction of the Department of Public Works. Verification for compliance will be performed during the architectural plan review prior to building permit issuance. 11. All proposed vehicular and pedestrian gates shall be designed, constructed, and maintained in accordance with ASTM F2200 and UL 325 as specified in the County of Los Angeles Fire Code. The vehicular gates shall provide an unobstructed width not less than 20 feet when fully open. Verification for compliance will be performed during the architectural plan review prior to building permit issuance. 12. Install 123 public fire hydrants as noted on the Tentative Map filed in our office. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, be located to provide a minimum clearance of 3 feet around the fire hydrant, and conform to current AWWA standard C503 or approved equal. 13. The required fire flow from 103 of the public fire hydrants in the single family dwellings area for this development, if the future single family dwellings are less than 3,600 total square feet, is 1250 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. This fire flow may change during the Fire Department review of the architectural plans or the revised Exhibit A process prior to building permit issuance. 14. The other 20 required public fire hydrants within this development adjacent to the multi -family residential, school site, or recreational lots shall provide a fire flow of 4000 gallons per minute at 20 psi for a duration of 4 hours, over and above maximum daily domestic demand. This fire flow may be reduced during the Fire Department review of the architectural plans or the revised Exhibit A prior to building permit issuance. Reviewed by: Juan Padilla Date: October 19, 2017 Page 4 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2017008613 MAP DATE: September 27, 2017 PROJECT: TR 60922 Amended Map 15. Fire hydrant locations and other water system requirements within the Exhibit Maps will be determined when final design plans are submitted to the Fire Department for review as architectural plans or revised Exhibit A prior to building permit issuance. 16. All required fire hydrants shall be installed, tested, and accepted prior to construction. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. 17. Parallel parking shall be restricted 30 feet adjacent to any public or private fire hydrant located on the public or private street, 15 feet on each side measured from the center of the fire hydrant. Adequate signage and/or stripping shall be required prior to occupancy. 18. An approved automatic fire sprinkler system is required for all proposed building within this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit for review and approval prior to installation. 19. The driveways required for fire apparatus access shall be posted with signs stating "No Parking -Fire Lane" and/or stripped accordingly in compliance with the County of Los Angeles Fire Code prior to occupancy. 20. All proposed streets and driveways within this development shall provide approved street names and signs. All proposed buildings shall provide approved address numbers. Compliance required prior to occupancy to the satisfaction of the Department of Public Works and the County of Los Angeles Fire Code For any questions regarding the report, please contact Juan Padilla at (323) 890-4243 or Juan.Padilla@fire.lacounty.gov. Reviewed by: Juan Padilla Date: October 19, 2017 Page 5 of 5 COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Parks Make Life Better!" John Wicker, Director Norma E. Garcia, Chief Deputy Director November 2, 2017 Mr. Steven Jones, AICP Principal Regional Planning Assistant Department of Regional Planning 320 West Temple Street Los Angeles, California 90012 Dear Mr. Jones: AMENDED VESTING TENTATIVE TRACT MAP 60922-1 (SKYLINE) PARK AND TRAIL CONDITIONS OF MAP APPROVAL REGIONAL PLANNING MAP DATED SEPTEMBER 27, 2017 This letter details the Department of Parks and Recreation (Department)'s park and trail conditions of map approval for the above map. PARK CONDITIONS As shown in the attached Park Obligation Report, the basic Quimby park land obligation for this proposed residential subdivision is 12.11 net acres (maximum slope 3 percent). For details, see attached Park Obligation Report and Worksheet. The Subdivider is proposing to include one public park as part of the subdivision: Lot 1049 (10.47 net acres). The Department recommends that the Subdivider develop and then convey to the County the public park provided that the site is deemed acceptable after a review of the required submittals listed below. For detailed requirements for pre -public hearing submittals referenced in the following conditions, please refer to the Public Park Checklist of Required Submittals attached to this report. 1. Subdivider shall convey to the County a developed, 10.47 net -acre Public Park ("the Public Park"), shown on Lot 1049 within the Vesting Tract Map No. 60922-1. 2. The Public Park shall contain the following improvements which are shown in the park schematic design approved on October 18, 2016: a park identity monument; a community gathering area; a children's play area with parents' seat wall; a shade structure near the community gathering area; shade structure with group picnic area; picnic tables near the grass volleyball area; open lawn area; a plaza seat wall; grass volleyball area; one (1) basketball court; one (1) comfort station (to include a restroom, drinking fountain and storage room); ball field with ball field plaza and Planning and Development Agency • 510 South Vermont Ave 9 Los Angeles, CA 90020-1975 • (213) 351-5198 Mr. Steven Jones November 2, 2017 Page 2 bleachers; multi -use field; bio-swales and planted buffers; parking for 20 cars (including 1 van accessible space); security lighting (locations to be indicated in the Design Development Phase); drinking fountain(s) and trash enclosure(s) [locations to be indicated in the Design Development Phase]; locking gates at park entrance; park landscaping (including plant material, grading, irrigation and drainage); and ADA -compliant walkways. 3. The following off-site improvements to the Public Park shall be provided without receiving Quimby credit: full street improvements and utilities/utility connections, including, but not limited to curbs, gutters, relocation of existing public utility facilities, street paving, traffic control devices, public trees, public streets and sidewalks. Utility types, sizes, and locations shall be to the satisfaction of the Department. Utilities shall include water meter and utility lines (electricity, gas, sewer and telephone). 4. Prior to the Department clearing the first final (unit) map containing housing, Subdivider shall enter into a Park Development Agreement (PDA) and post Faithful Performance and Labor and Materials bonds with the Department to cover design and construction of the Public Park in accordance with updated costs estimates for the park. The PDA shall be substantially similar in form and content to the PDA approved by the Board of Supervisors on October 18, 2016, and the content of the bonds shall be substantially similar in form and content to the bonds used by the Los Angeles County Department of Public Works (DPW). Bonds may need to be updated prior to construction commencement if contracted construction costs change. For more information, please refer to the link below: http://file.lacounty.gov/SDSInter/bos/supdocs/108114.pdf. 5. Prior to the Department clearing the first final (unit) map containing housing, and for the Public Park, Subdivider shall submit a critical path method (CPM) schedule ("Park Delivery Schedule"). Said schedule shall include design development submittals and submittals required for the various stages of construction document development, permits and approvals, park construction commencement and completion dates, ALTA title policy, deed preparation and review, and deed recordation. The Initial Park Delivery Schedule shall serve as the baseline for all activities. Subdivider shall update the Park Delivery Schedule on a monthly basis to show actual progress compared to planned progress and submit the updates to the Department on the first County business day of each month. If as a result of these monthly schedule updates it appears that the Park Delivery Schedule does not comply with the critical path, the Subdivider shall submit a Recovery Schedule as a revision to the Park Delivery Schedule showing how all work will be completed within the period for park delivery. In the event Subdivider fails to comply with this condition, the Department shall give written notice to Subdivider requesting submittal of the delinquent schedule update. Notice shall be deemed given when deposited in Mr. Steven Jones November 2, 2017 Page 3 the U.S. Post Office or reliable over -night courier; postage prepaid, addressed to Subdivider, or by personal delivery to Subdivider's relevant address set forth in the PDA. If the requested update is not received within thirty (30) days after such notice is given, the Department will withhold further clearance of unit maps until the delinquent schedule update is received. 6. Lot 1049, Public Park: a. Subdivider shall enter into a PDA, post bonds, and submit a Park Delivery Schedule prior to the Department clearing the first unit (final) map containing housing. b. Subdivider shall commence Public Park construction prior to the County issuing the 377th residential building permit and complete park construction and convey the park to the County 20 months after construction commencement. Commencing when the first residential building permit is issued, Subdivider shall submit monthly reports to the Department that identify for each unit map the number of residential units for which building permits were issued ("permitted units) for the month and cumulative to date, and which relate permitted units to owner, building number, building type (e.g., single family home, condominium, apartment) and lot number. The monthly reports are due on the first County business day of each month until the park is conveyed to the County. Failure to provide the Department with a report or to commence construction prior to the 377th residential building permit, or to convey the park to the County prior to the last day of the 20th month after construction commencement will result in the Department requesting the Department of Public Works, to withhold further issuance of residential building permits until the respective report is received or park construction is commenced, or the park is conveyed to the County. c. Construction commencement is defined as the Subdivider starts precise grading and/or installing utilities for the Public Park. 7. Whenever a final map having multiple residential units on one or more lots is submitted to the Department for clearance, it shall be accompanied by a letter/table signed by the engineer of record identifying each residential lot by the number and amount of residential units organized into the following categories. a. Single-family (SF) detached units (includes detached condominium product); b. Multi -family dwelling units, 5 units per building (duplex-, tri-plex-, four-plex-, and town -home product types, condominiums and apartments); and c. Multi -family dwelling units, 5 or more units per building (townhomes, condominiums, apartments). Mr. Steven Jones November 2, 2017 Page 4 8. Subdivider shall submit park plans and specifications to the Department for review and approval during the design development stage (100%), fifty percent (50%), seventy-five percent (75%), ninety percent (90%), and one hundred percent (100%) stages of construction document development. Specifications shall be in Construction Specification Institute (CSI) 8 'h -inch by 11 -inch book format. Specifications and a grading plan (scale 1 inch = 40 feet or as required by the Department) shall be submitted to the Department concurrent with the final grading plan submittal to DPW. The respective stage of each submittal shall be clearly labeled on the drawings and specifications. Plan submittals shall be made by giving the Department three (3) sets of drawings and a CD-ROM containing the drawings in AutoCAD format. The Department shall have twenty-one (21) County business days from receipt of any design/construction document submittal to review and approve it. If the Department does not respond within said time period, the submittal shall be deemed approved by the Department. Any corrections or changes made by the Department during review of one stage shall be incorporated into a revision of the current drawings and specifications and resubmitted for the Department's approval of the next said stage unless it is determined that the change is significant whereas the construction document would be resubmitted prior to permission by Department for Subdivider to proceed with the next stage. The Public Park shall be developed in accordance with park improvement plans approved by the Department, using standard construction activities and responsible contractors licensed by the State of California to perform this type of work. Sole responsibility for completion of the park improvements, and payment of all costs incurred, lies with the Subdivider. 9. Subdivider shall obtain all applicable jurisdictional approvals, comply with all applicable federal, state, and local laws, rules, codes, and regulations; obtain, coordinate and pay for all studies, permits, fees and agency inspections required to design and build the Public Park; provide one (1) copy of all studies, permits, inspection reports, and written approvals to the Department's representative; provide the County with certification that the playground(s) constructed in the Public Park meet American Society for Testing and Materials (ASTM) standards, United States Consumer Product Safety Commission (USCPSC) standards, and all State of California accessibility playground guidelines. Playground certification shall be met by providing a satisfactory report from a third party independent auditor that holds a current certification as a Playground Safety Inspector in good standing by the National Playground Safety Institute. 10. Subdivider shall designate and identify a project manager who will oversee design and construction of the Public Park. The project manager shall communicate by providing written documentation via facsimile or mail to County's representative and abide by County's requirements and direction to ensure acceptable park completion; provide the County with reasonable access to the Public Park site and the park improvements for inspection purposes and at a minimum initiate and coordinate the Mr. Steven Jones November 2, 2017 Page 5 following inspections and approvals during the course of construction with not less than two County business days advanced notice of any request for inspection or approval: (1) contractor orientation/pre-construction meeting; (2) construction staking and layout; (3) progress/installation inspections to be scheduled on a weekly basis or as required to insure conformance with construction documents; (4) irrigation mainline and equipment layout; (5) irrigation pressure test; (6) irrigation coverage test; (7) weed abatement after abatement cycle, to review degree of kill; (8) plant material approval; (9) plant mate rial/Hyd roseed/pre- mai nte nance inspection; (10) substantial completion and commencement of maintenance period; (11) final walk through and acceptance. Continued work without inspection and approval shall make Subdivider and its subcontractors solely responsible for any and all expenses incurred for required changes or modifications. County reserves the right to reject all work not approved in conformance with this condition. 11. Subdivider shall provide the Department with written Notice of Construction Commencement for the Public Park site. Construction Commencement is defined as when the Subdivider starts installing utilities for the Public Park. The Construction Phase is defined as the period of time from said notice to the date the Department issues its Notice of Acceptance of Completed Park Improvements, inclusive of the 90 -day plant establishment period. Upon completing park construction, and obtaining final sign off from DPW on all code compliance issues, notify the Department in writing by submitting a Notice of Completion of Park Construction. Within thirty (30) days after receipt of said notice, Department shall inspect the park and reasonably determine whether or not the park improvements have been constructed in accordance with the construction documents, and to a level of quality and workmanship for the Department to issue its Notice of Acceptance of Completed Park Improvements. If park construction is unacceptable, within fifteen (15) County business days after inspection, Department shall provide Subdivider with a list of items that need to be corrected, after receipt of said list, in order for the Department to issue its Notice of Acceptance of Completed Park Improvements, or issuance of said notice will be delayed until the items on the list are corrected. 12. Upon Department's Notice of Acceptance of Completed Park Improvements, Subdivider shall provide the Department with two (2) sets of record drawings, maintenance manuals, and irrigation controller charts, and contact information for utility companies and utility account codes in order for the Department to request timely transfer of utilities serving the Public Park. These documents shall also be submitted on a CD-ROM with the drawings in AutoCAD format. 13. Subdivider shall convey the Public Park by recordable grant deed showing the fee vested with the County of Los Angeles, and free of all encumbrances except those not interfering with the use of the property for park or recreational purposes. Subdivider's designated title company shall provide the County with an ALTA title Mr. Steven Jones November 2, 2017 Page 6 policy and survey and shall record the park deed simultaneously to County's acceptance of the park improvements, as evidenced by the County's issuance of a Certificate of Acceptance for the Public Park, and shall deliver the recorded deed to the Chief Executive Office - Real Estate Division, Property Management Section, 222 South Hill Street, Third Floor, Los Angeles, CA 90012. 14. Any major change proposed by the Subdivider to the Public Park's size (not more than a variance of two (2) acres), shape, location, or terrain as shown on the approved tentative tract or parcel map, or to the schematic design approved by the Department's Design Review Committee, shall be deemed a revision of the tentative tract or parcel map and shall require the filing of a revised map, as described in Los Angeles County Code Section 21.62.030. TRAIL CONDITIONS The Department is requiring the Subdivider to dedicate a twenty -foot (20') wide trail easement and construct a variable -width multi -use (hiking, equestrian, and mountain biking) trail. The proposed Mint Canyon Trail alignment with connection to Tentative Tract Map No. 46018 Mint Canyon Trail to the south and north to Vasquez Canyon Road, as shown on the Trail Exhibit Map sheet seven (7) of nine (9) is approved. The Department's trail conditions of map approval, prior to recordation of the first final unit map are as follows: 1. The Subdivider is responsible to coordinate a discussion between the Department and the Department of Public Works (DPW) for a multi -use trail staging area easement for recreation purposes adjacent to the proposed DPW Sediment Placement Site adjacent to Vasquez Canyon Road. 2. Subdivider shall dedicate a twenty -foot (20') wide multi -use (hiking, equestrian, and mountain biking) trail easement to the County of Los Angeles for trail alignment shown on Trail Exhibit Map sheet seven (7) of nine (9). 3. Subdivider shall construct a variable -width four to six-foot (4'-6') wide trail within the proposed switchbacks at the northern end of the project site (see trail exhibit map sheet seven) and a six to eight -foot (6'-8') wide Natural Trail #2 in the open space lot within the twenty -foot (20') wide dedicated trail easement. Refer to the County of Los Angeles Trails Manual (Trails Manual) located at www.trails.lacountv.aov 4. The required trail easement shall be recorded via separate instrument, prior to final map recordation. Upon request the Department will provide a trail easement recordation template. Mr. Steven Jones November 2, 2017 Page 7 5. Full public access shall be provided for all trail user groups (hiking, equestrian, and mountain biking) in perpetuity for the multi -use trail. 6. Easement dedication(s) must be outside the public road right-of-way. 7. Subdivider shall include the Department in the transmittal of the project grading plan to Regional Planning. a. Submit project grading plans, including grading information to the Department for review and approval. The trail grading information shall conform to Chapter 4.0 Trail Design Guidelines within the Trails Manual, and any applicable County codes, including but not limited to the following: i. Cross slope gradients on natural soil not to exceed four percent (4%) and longitudinal (running) slope gradients not to exceed ten percent 0 0%) for more than 300 feet. ii. Typical trail section and details to include: • Width and name of trail • Longitudinal (running) gradients • Cross slope gradients iii. Appropriate retaining walls as required to sustain trail tread. iv. Appropriate fencing where deemed necessary, for user safety, delineation of trail, and property security, as approved by the Department. v. If street crossing is requested, streetlight pole(s) must have crosswalk activation buttons at two heights to accommodate both pedestrian and equestrian traffic. Contact the Los Angeles County, Department of Public Works to address crosswalk design standards. 8. After project trail grading plan approvals, but prior to building permit issuance, the Subdivider shall: a. Submit a preliminary construction schedule showing milestones for completing the trail. Provide updated trail construction schedules, as needed, to the Department on a monthly basis. b. Submit a cost estimate for construction of the multi -use trail. Mr. Steven Jones November 2, 2017 Page 8 9. Prior to the start of initial trail construction, the Subdivider shall stake or flag the centerline of the trail and then schedule a site meeting with the Department's Trails Planning Section (see below for contact information) for initial trail alignment inspection and approval. 10. Subdivider shall notify the Department within five (5) business days after completion of the trail construction, including installation of all required amenities for a "Final Trail Inspection Walk". Any portions of the constructed trail not approved, shall be corrected and brought into compliance with the Trails Manual, approved plans, and the Department's "inspection walk" comments, within thirty (30) calendar days. The Subdivider shall then call the Department to schedule another site inspection. 11. Prior to the Department's final acceptance of the constructed trail alignment for the Mint Canyon Trail, the Subdivider shall: a. Submit electronic copies (AutoCAD format) on CD or DVD of the as -built Trail, grading and construction drawings to the Department's Trails Planning Section. b. Submit a letter to the Department requesting acceptance of the dedicated constructed trail. The Department will issue a trail acceptance letter only after receiving proof of recordation of the required trail easement, completion of the trail, and a written request for final trail approval and as -built trail drawings to the satisfaction of the Department. If you have any questions regarding the park conditions, please contact Loretta Quach of my staff at (213) 351-5120 or Iquach @parks. lacounty.gov. For questions regarding the trail comments, please contact Robert Ettleman at (213) 351-5134 or by e-mail at rettleman @parks. lacounty.gov.. Sincerely, Kathline J. King mm Chief of Planning KK:LQ:RE:nr Enclosures c: Parks and Recreation (J. Gargan, C. Lau, M O'Connor, R. Ettleman, J. McCarthy) Los Angeles County Department of Parks and Recreation SUBDIVISION MAP REVIEW TENTATIVE MAP STAGE - PRE -PUBLIC HEARING PUBLIC PARK CHECKLIST OF REQUIRED SUBMITTALS When proposing a public park, please submit the following items to the Department of Parks and Recreation (Department) for the Department's clearance for the public hearing stage. Include an electronic file (PDF) for each submittal: PARK SITE GRADING PLAN - Provide a small scale (1" = 40') drawing that shows park lot boundary lines and the proposed limits of grading to achieve the level (net acreage: maximum slope 3%) pad upon which the park will be developed. Note the net acreage, the park's lot number, and identify land use adjacent to the park lot. Include a vicinity map insert showing the park in context to the subdivision and the subdivision's surrounding area. This submittal will be used by the Department when developing the Facility Program that will be given to the Subdivider to base the park's schematic design on. PARK SCHEMATIC DESIGN -Schematic design at scale 1" = 40' for proposed park(s) showing proposed improvements, their relationships, and space requirements. Submit this plan on sheets 24" x 36" In size or larger and include the following information: • Gross Acreage Notation; • Net Acreage (maximum slope 3%) Notation and limits of grading line for net acreage; • Park Site(s) Lot Number(s) • Park Lot Boundary Lines; • Layout of Park Improvements; • Owner and Consultant/Designer Information and Drawing Date; • Pertinent topographical features; • Hazard Zone Information (flood plains, seismic set back zones etc.); • Easements(s) or Rights -of -Way Lines (including conservation easements) - existing and proposed; • Trails and Staging Area(s); • Names of Adjacent Streets; • Graphic Scale (1" = 40'); • North Arrow; and • Legend of Improvements and Symbols; • Parking Space Calculation Table showing: 1) total number of parking spaces required by Section 22.52.1175 of the Los Angeles County Code; 2) total number of parking spaces provided; and 3) number of handicapped accessible spaces. The Park Schematic Design must be reviewed and approved by the Department's Design Review Committee (DRC). PARK EXHIBIT MAP (include as sheet to the Tentative Map/C.U.P Exhibit A): Thisis the DRC - approved Schematic Design converted into a line -preferably CAD -drawing. PHASING MAP, EXHIBIT & TABLE (Include as a sheet to the Tentative Map) - Map must show each phase and related unit map numbers. Include a table which shows for each unit map, the number of residential units in column form for each of the following categories: • Single-family detached; • Multi -family dwelling units, less than 5 units per building; Los Angeles County Department of Parks and Recreation SUBDIVISION MAP REVIEW TENTATIVE MAP STAGE - PRE -PUBLIC HEARING PUBLIC PARK CHECKLIST OF REQUIRED SUBMITTALS Multi -family dwelling units, 5 or more units per building; Total number of residential units in each column category; and Cumulative total for all units combined (phase -to -phase running total amount of units), and projected recordation dates of each unit map. SCHEMATIC DESIGN LEVEL COST ESTIMATE - Provide schematic design level cost estimate to design and build the proposed park(s). PHASE I ENVIRONMENTAL SITE ASSESSMENT (ESA) - Submit one (1) hardcopy of the ESA and a CD-ROM containing the report. The ESA must: • Be prepared for each proposed public park site by a State of California Registered Professional Geologist or Registered Civil Engineer; • Meet all current Environmental Protection Agency (EPA) requirements; • Meet ASTM E1527-05 or current standards; and • Be less than one year old. Submit copies of all existing Phase I, Phase II ESAs, and Phase 111 Site Remediation Reports for each park site and/or for the proposed land subdivision. GEOTECHNICAL REPORT - The Department will request Public Works' Geotechnical and Engineering Division to review the geotechnical report that the applicant submits to Public Works to determine the geotechnical stability of each proposed park site. PRELIMINARY TITLE REPORT - Submit a preliminary title report on the park site(s) and copies of all existing easements affecting the park site. COPIES OF ALL EASEMENT DOCUMENTS AFFECTING PARK SITE(S) - Submit copies of all recorded easements or other encumbrances affecting the proposed park site(s) with a notation on the Park Exhibit Map stating Subdivider's intent to coordinate the quit claim of particular easements with the Chief Executive Office's Real Estate Division. LETTER FROM SCHOOL DISTRICT (if applicable) - Submit a letter from the school district serving the proposed subdivision that certifies that the school sited adjacent to the proposed public park can meet its recreational requirement without using land dedicated for park purposes. LOS ANGELES COUNTY OJ;,�y OF LOS 4H FN 5 "` DEPARTMENT OF PARKS AND RECREATION ` PARK OBLIGATION REPORT Tentative Map # 60922 DRP Map Date: 08/02/2017 SCM Date: 11/02/2017 Report Date: 10/10/2017 Park Planning Area # 35D CSD: N/A Map Type: Amendment Map - Tract °rcaaaouuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu Total Units 1,220 = Proposed Units 1,220 + Exempt Units 0 Park land obligation in acres or in -lieu fees: ACRES: 12.11 IN -LIEU FEES: $325,380 Sections 21.24.340, 21.24.350, 21.28.120, 21.28.130, and 21.28.140, the County of Los Angeles Code, Title 21, Subdivision Ordinance provide that the County will determine whether the development's park obligation is to be met by: 1) the dedication of land for public or private park purpose or, 2) the payment of in -lieu fees or, 3) the provision of amenities or any combination of the above. The specific determination of how the park obligation will be satisfied will be based on the conditions of approval by the advisory agency as recommended by the Department of Parks and Recreation. The Representative Land Value (RLVs) in Los Angeles County Code (LACC) Section 21.28.140 are used to calculate park fees and are adjusted annually, based on changes in the Consumer Price Index. The new RLVs become effective July 1 st of each year and may apply to this subdivision map if first advertised for hearing before either a hearing officer or the Regional Planning Commission on or after July 1 st pursuant to LACC Section 21.28.140, subsection 3. Accordingly, the park fee in this report is subject to change depending upon when the subdivision is first advertised for public hearing. The park obligation for this development will be met by: The dedication of 10.24 acres for public park. Contributing $325,380 in park improvements. Conditions of approval attached to report. Trails: See also attached Trail Report Comments: The map proposes 1,032 single-family units and 188 multi -family detached condominum units. For further information or to schedule an appointment to make an in -lieu fee payment: Please contact Clement Lau at (213) 351-5117 or Loretta Quach at (213) 351-5121 Department of Parks and Recreation, 510 South Vermont Avenue, Los Angeles, CA 90020-1975. By: Kathline J. King, Chief f-Pf nning SD -5 October 10, 2017 LOS ANGELES COUNTY OJ;,�y OF LOS 4H FN 5 "` DEPARTMENT OF PARKS AND RECREATION ` tt CA(IF, Op0.N�P/ PARK OBLIGATION WORKSHEET � Tentative Map # 60922 DRP Map Date: 08/02/2017 SCM Date: 11/02/2017 Report Date: 10/10/2017 Park Planning Area # 35D CSD: N/A Map Type: Amendment Map - Tract rcaaaouuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu The formula for calculating the acreage obligation and or in -lieu fee is as follows: (P)eople x (0.0030) Ratio x (U)nits = (X) acres obligation (X) acres obligation x RLV/Acre = In -Lieu Base Fee Where: P = Estimate of number of People per dwelling unit according to the type of dwelling unit as determined by the U.S. Census Ratio = The subdivision ordinance provides a ratio of 3.0 acres of park land for each 1,000 people generated by the development. This ratio is calculated as "0.0030" in the formula. U = Total approved number of Dwelling Units. X = Local park space obligation expressed in terms of acres. RLV/Acre = Representative Land Value per Acre by Park Planning Area. Total Units 1,220 = Proposed Units 1,220 + Exempt Units 0 Park Planning Area = 35D SD -5 October 10, 2017 ��,�krvauw rsrtoiam�n 441,` 0 0' ern �COUNTY OF LOS ANGELES LOG ANG.. e Puhllc Health I•IEAILT14 AGENCY BARBARA FERRER, Ph.D., M.P.H., M.Ed. Director JEFFREY D. GUNZENHAUSER, M.D., M.P.H. Interim Health Officer CYNTHIA A. HARDING, M.P.H. Chief Deputy Director ANGELO J. BELLOMO, REHS, QEP Deputy Director for Health Protection TERRI S. WILLIAMS, REHS Director of Environmental Health BRENDA J. LOPEZ, REHS Assistant Director of Environmental Health 5050 Commerce Drive Baldwin Park, California 91706 TEL (626) 430-5374 • FAX (626) 813-3000 10/10/17 Tentative Tract Map No. 060922 (Amendment) Tentative Tract Map date: 9/27/17 Vicinity: Bouquet Canyon/Sand Canyon OF LOS, F� t _f BOARD OF SUPERVISORS Hilda L. Solis First District Mark Ridley-Thomas Second District Sheila Kuehl Third District Janice Hahn Fourth District Kathryn Barger Fifth District The Department of Public Health -Environmental Health Division has reviewed (Amended) Tentative Tract Map 060922 dated 9/27/17 based on the use of public water (Santa Clarita Water District) and public sewer for wastewater disposal, as proposed. The Department recommends approval of the Tentative Tract Map. Any variation from the approved method of sewage disposal and/or approved use of public water shall invalidate the Department's recommendation. Prepared by: JEANNE BIEHLER, REHS Environmental Health Specialist I Land Use Program 5050 Commerce Drive Baldwin Park, CA 91706 ibiehler@ph.lacounty.l;ov TEL (626) 430-5380 30119 ARLINE Street CANYON COUNTRY RPPL2017008613 TRO60922 (Second Amendment Submittal —Rev 1) DPH due date: 10124/17 SCM: 1112117 Planner: Steven Jones Affidavit of Acceptance Instructions STEP 1: NOTARIZE AFFIDAVIT: In the presence of a Notary Public, sign the Affidavit of Acceptance form. Complete and sign both applicant and owner sections, even if the applicant is the same as the owner. STEP 2: COUNTY REGISTRAR -RECORDER: Visit the Registrar -Recorder's office at 12400 East Imperial Highway, Norwalk, CA 90650 (the following branch offices can also assist you: LAX Courthouse, Lancaster District Office, Van Nuys District Office. For more information call (562) 462-2125 or visit http://www.lavote.net/Recorder/Document Recording.cfm) to complete the following tasks: a) Record Affidavit of Acceptance Form and Conditions of Approval: Submit the original Affidavit of Acceptance form (wet signature) and Conditions of Approval to the County Registrar -Recorder for recording. If your project has an associated Mitigation Monitoring Reporting Program (MMRP), this document should be recorded as well. Request one certified copy of the recorded Affidavit, Conditions of Approval, and MMRP (if applicable) to submit to the Department of Regional Planning. b) ® Pay CEQA Fees and Post Notice of Determination (NOD): Environmental filing fees and posting of an NOD are required pursuant to the California Environmental Quality Act (CEQA). This should be completed within five (5) working days from the day after your appeal period ends [November 30, 2017]. Bring two copies of the enclosed NOD along with one check for fees, payable to the "County of Los Angeles", as applicable below: ® $75.00 for Notice of Determination (NOD), with original "No Effect" form from the California Department of Fish & Wildlife (for posting only) ❑ $2,291.25 for Notice of Determination (NOD) for the issued Negative Declaration or Mitigated Negative Declaration (Includes $75.00 Registrar -Recorder processing fee). El fee). for the Environmental Impact Report (Includes $75.00 Registrar -Recorder processing fee). c) ❑ Post Notice of Exemption (NOE): The filing of an NOE is OPTIONAL. Pursuant to CEQA, the filing of an NOE will limit the time period for legal challenges to an agency's exemption determination to 35 days. If a NOE is not filed, a 180 day statute of limitation applies. If you wish to file an NOE, please request for a completed NOE form from your case planner and post the document at the Registrar - Recorder's office listed above, along with your Final Letter of Approval. STEP 3: REGIONAL PLANNING: Schedule an appointment with the case planner to submit the following items in person: a) One certified copy of the recorded Affidavit of Acceptance, Conditions of Approval, and MMRP if applicable. The certified copy will have an official document number and a purple recordation stamp from the Registrar -Recorder. Also bring a NOD or NOE posting receipt, and CEQA filing fee receipt if applicable. NOD posting receipt, and F & W fee receipt. b) Three full-sized copies of the final site plans, or as otherwise requested by the planner. Plans must be folded to fit into an 8 '/2" x 14" folder. At your final appointment, you will receive a copy of the approved site plan, and approved plans will be routed to the Department of Public Works, Building and Safety, as applicable. c) One check payable to "County of Los Angeles" for zoning inspection fees*, and MMRP fees if applicable (see Conditions of Approval). Write project number on checks. STEP 4: OBTAIN BUILDING PERMITS: Bring your copy of the approved site plan to the Department of Public Works, Building and Safety office.* For questions or for additional information, please contact the planner assigned to your case. Our office hours are Monday through Thursday, 7:30 a.m. to 5:30 p.m. We are closed on Fridays. Does not apply to subdivision cases. (F&G Fees effective as of Jan. 1, 2014) CC. 0313115 STATE OF CALIFORNIA COUNTY OF LOS ANGELES Please complete and return to: Department of Regional Planning 320 West Temple Street, 13th Floor Los Angeles, California 90012 AFFIDAVIT OF ACCEPTANCE )ss REGARDING: PROJECT NO. 04-075-(5) SECOND AMENMDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922-2 RPPL2017008613 CONDITIONAL USE PERMIT MODIFICATION NO. RPPL2017009424 SKYLINE RANCH ROAD SAND CANYON ZONED DISTRICT APNs: SEE ATTACHED I/We the undersigned state: I am/We are the permittee of the above-mentioned permits and/or owner of the real property described above. I am/We are aware of, and accept, all the stated Conditions of Approval for the above-mentioned permit(s). Executed this day of I/We declare under the penalty of perjury that the foregoing is true and correct. Complete both Applicant and Owner sections, even if the same. Signatures must be acknowledged by a Notary Public. Affix seal or appropriate acknowledgements. Applicant's Name Address City, State, Zip Signature Owner's Name: Address: City, State, Zip: Signature: ,20 CC.03103115 Amended Vesting Tentative Tract No. 060922 Attachment "A" P:\Permit\Subdivision Cases\TRACT MAPS\TR060922 (Skyline Ranch)\Amendment\TR060922-2 AMENDMENT SEPTEMBER 27, 2017\5105-041-20 - Attachment A - 7-21- 2017.docx Assessor's Parcel Map Number 2802-002-001, -002, -003, -004 & -005 2802-003-001 & -005 2812-002-001, -003, -010, -015 & -016 2812-004-009, -010, -011 & -012 2812-010-001, -019 & -021 -002, -004, -006, -009, -010, -011, -012, -013, -014, -016, -017, 2812-011-012 & -013 2812-012-003, -004 & -006 2812-061-001 to -039 2812-062-001 to -052 2812-067-001 to -062 2812-068-001 to -064 2839-001-017, -018 & -019 2839-018-006 & -007 P:\Permit\Subdivision Cases\TRACT MAPS\TR060922 (Skyline Ranch)\Amendment\TR060922-2 AMENDMENT SEPTEMBER 27, 2017\5105-041-20 - Attachment A - 7-21- 2017.docx Los Angeles County Department of Regional Planning k Plan;ihzg for- the Challenges Ahead CRitFOR�IP.r June 6, 2018 Mari Prutz Sikand Engineering Associates 15230 Burbank Bouelvard Suite 100 Van Nuys CA 91411 REGARDING: PROJECT NO. 04-075-(5) THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. RPPL2018001064 Skyline Ranch Road, Santa Clarita, CA Hearing Officer Gina Natoli, by her action of June 5, 2018, has APPROVED the above - referenced project. Enclosed are the Hearing Officer's Findings and Conditions of Approval. Please carefully review each condition. This approval is not effective until the appeal period has ended and the required documents and applicable fees are submitted to the Regional Planning Department (see enclosed Affidavit of Acceptance Instructions). The applicant or any other interested persons may appeal the Hearing Officer's decision. The appeal period for this project will end at 5:00 p.m. on June 18, 2018. Appeals must be delivered in person. Appeals: To file an appeal, please contact: Regional Planning Commission, Attn: Commission Secretary Room 1350, Hall of Records 320 West Temple Street, Los Angeles, CA 90012 (213) 974-6409 Upon completion of the appeal period, the notarized Affidavit of Acceptance and any applicable fees must be submitted to the planner assigned to your case. Please make an appointment to ensure that processing will be completed in a timely manner. Failure to submit these documents and applicable fees within 60 days will result in a referral to Zoning Enforcement for further action. In addition, any applicable CEQA fees for the Department of Fish and Wildlife shall be paid, and a Notice of Determination, if applicable, must be filed with the County Clerk according to the instructions with the enclosed Affidavit of Acceptance. For questions or for additional information, please contact Steven Jones of the Land Divisions Section at (213) 974-6433, or by email at sdiones(a—planning.lacounty.gov. Our 320 West Temple Street - Los Angeles, CA 90012 - 213-974-6411 - Fax: 213-626-0434 - TDD: 213-617-2292 Third Amendment to Vesting Tentative Tract Map 060922 No. RPPL2018001064 June 5, 2018 Page 2 of 2 office hours are Monday through Thursday, 7:30 a.m. to 5:30 p.m. We are closed on Fridays. Sincerely, DEPARTMENT OF REGIONAL PLANNING Amy J. Bodek, AICP Land Divisions Section Enclosures: Findings, Conditions of Approval, Notice of Determination (1 original, 1 copy) S DJ FINDINGS OF THE HEARING OFFICER COUNTY OF LOS ANGELES THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 PROJECT NO. 04-075-(5) The Hearing Officer of Los Angeles County, Ms. Gina Natoli, conducted duly noticed public meetings in the matter of a Third Amendment to Vesting Tentative Tract Map No. 060922 ("Amendment") on May 1, 2018 and June 5, 2018. 2. The Amendment proposes the following changes to the approved Vesting Tentative Tract Map No. 060922 ("TR 060922"): Granting of a sedimentation site to the County of Los Angeles Department of Public Works in fee title at project Final Map, Bridge and Major Thoroughfare Construction Fee Districts payment at project building permit phase, prior to issuance of certificates of occupancy, The planting of required front yard trees for each project detached single-family residence condominium unit. 3. Only items proposed for modification are considered by the Hearing Officer at the public meeting. All other project features and conditions remain as previously approved. 4. The subject site is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita in the Sand Canyon Zoned District. 5. The irregularly-shaped property is vacant with level to steeply sloping topography. 6. Access to the proposed development is provided by Whites Canyon/Plum Canyon Roads, Skyline Ranch Road and Sierra Highway. 7. The project site is currently zoned R-1 (Single -Family Residence, 5,000 Square Feet Minimum Required Lot Area) and A-2-2 (Heavy Agricultural, 2 Acres Minimum Required Lot Area). 8. Surrounding zoning includes Zone A-2-2 to the north, Zone A-2-1 (Light Agricultural, 2 Acres Minimum Required Lot Area) and the City of Santa Clarita to the south, Zones A-2-2, A-1-1 (Light Agricultural, 1 Acre Minimum Required Lot Area), A-1-2 and R-1 to the east and Zones A-2-2, O -S, RPD -6,000-5.9U (Residential Planned Development Zone, 6,000 Square Feet Minimum Required Lot Area, 5.9 Dwelling Units PerAcre), RPD -20,000-2.4U (Residential Planned Development Zone, 20,000 Square Feet Minimum Required Lot Area) and the City of Santa Clarita to the west. THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 FINDINGS Page 2 9. The subject property consists of undeveloped lots. Surrounding uses include vacant lots and single-family residences to the north, south, east and west. 10. The project is consistent with the Zone R-1 classification and project design complies with the area requirements of the zone. Residential development is permitted in Zone R-1 pursuant to Section 22.20.070 of the Los Angeles County Code ("County Code"). 11. The property is depicted in the Urban Residential ("H2") land use category of the 2012 Santa Clarita Valley Area Plan ("Community Plan"). Residential development is permitted within the H2 land use category. 12. Conditional Use Permit No. 04-075 authorizes the proposed dwelling units that results in 0.56 dwelling unit per acre, exceeding the low-density threshold of 402 dwelling units established for the project to implement and ensure compliance with the performance review procedure for hillside development. 13. Conditional Use Permit No. 200900121 authorized the development of an on-site temporary materials processing facility during project construction, off-site grading, and authorized placement of solid fill for Skyline Ranch Road. 14. Conditional Use Permit No. RPPL2017009424 authorized elimination and modification to conditions of approval to previously approved Conditional Use Permit 04-075. 15. The amendment to the vesting tentative tract map dated February 28, 2018, depicts 1,087 total lots, including 1,032 single-family residence lots, three multi -family residence lots developed with 188 detached single-family residence condominium units, 17 open space lots, one public park lot, five private recreation lots, one public school lot, 12 debris basin lots, two water tank lots, one booster station lot and 13 private drive and fire lane lots on 2,173.25 acres. 16. Staff received no comments from the public regarding the scope of changes. 17. On May 1, 2018, the Hearing Officer heard a presentation from staff and the applicant's representative was available for questioning. 18. The Hearing Officer called for a summary of the changes and an explanation of how the project would be advanced by granting the requests. 19. On June 5, 2018, the Hearing Officer heard a presentation from staff and considered the applicant's summary of the requested changes. THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 FINDINGS Page 3 20. The Hearing Officer finds that the requested adjustments and deferment to the final unit map and issuance of certificates of occupancy are in keeping with the intent of the original tentative approval, and are necessary for project implementation. 21. The Hearing Officer finds that the adjustment to the timing of the granting of a sediment placement site in fee title allows the County to address storm and fire activity concerns protecting lives, properties and property values. 22. The Hearing Officer finds that the installation of the public improvement Skyline Ranch Road, ensures that the proposed design conveys vehicles and pedestrians through the area at acceptable service levels at build -out of the development. 23. Approval of this amendment map does not change the December 7, 2018 expiration date of Vesting Tentative Tract Map 060922. 24. Future detailed development plans of the proposed parcels must comply with the Los Angeles County Low Impact Development and Green Building Ordinances, as applicable, prior to building permit issuance. 25. The Hearing Officer finds that a modified or amended Exhibit "A"/Exhibit Map is necessary to illustrate all required multi -family residence lot improvements to promote public health and safety via recreational activities. 26. This tract map was originally approved as a vesting tentative map. As such, it is subject to the provisions of Section 21.38.010 of the County Code. The Amendment does not change the vesting status. 27. An addendum to the Environmental Impact Report ("EIR") has been recommended as the appropriate environmental document for this project pursuant to the California Environmental Quality Act ("CEQA") and the Los Angeles County Environmental Guidelines. 28. After consideration of the addendum to the certified final EIR, together with any comments received during the public review process, the Hearing Officer finds on the basis of the whole record before the Hearing Officer that there is no substantial evidence the proposed amendment will have a significant effect on the environment. 29. The Hearing Officer finds that the addendum reflects the independent judgment and analysis of the Hearing Officer, and approves the addendum. THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 FINDINGS Page 4 30. Approval of this amendment is subject to the subdivider's compliance with the attached conditions of approval. 31. The location of the documents and other materials constituting the record of proceedings upon which the Hearing Officer's decision is based in this matter is the Department of Regional Planning, 13th Floor, Hall of Records, 320 West Temple Street, Los Angeles, California 90012. The custodian of such documents and materials shall be the Section Head of the Land Divisions Section, Department of Regional Planning. THEREFORE THE HEARING OFFICER: 1. Approves the addendum to the EIR and certifies that it has been completed in compliance with CEQA and the State and County guidelines related thereto. 2. Approves the Third Amendment to Vesting Tentative Tract Map No. 060922 subject to the attached conditions and recommendations of the Los Angeles County Subdivision Committee. CONDITIONS OF APPROVAL COUNTY OF LOS ANGELES THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 PROJECT NO. 04-075-(5) PROJECT DESCRIPTION The project is a third amendment to Vesting Tentative Tract Map No. 060922 ("Third Amendment"), which proposes to require: granting of a sedimentation site to the County of Los Angeles Department of Public Works in fee title at Final Map, Bridge and Thoroughfare Construction Fee Districts payment at project building permit, prior to issuance of certificates of occupancy, and the planting of required front yard trees for each project detached single-family residence condominium unit, to create 1,032 single- family residence lots, three multi -family residence lots developed with 188 detached, single-family residence condominium units, 17 open space lots; one public park lot; five private recreation lots; one public school lot; 12 basin lots; two watertank lots; one booster station lot; and 13 private drive and fire lane lots on 2,173.25 acres, subject to the following conditions of approval: GENERAL CONDITIONS 1. Unless otherwise apparent from the context, the term "subdivider' shall include the applicant, owner of the property, and any other person, corporation, or other entity making use of this grant. 2. This grant shall not be effective for any purpose until the subdivider, and the owner of the subject property if other than the subdivider, have filed at the office of the Los Angeles County ("County") Department of Regional Planning ("Regional Planning") their affidavit stating that they are aware of and agree to accept all of the conditions of this grant. Notwithstanding the foregoing, this Condition No. 2 and Conditions No. 4, 5, and 7 shall be effective immediately upon the date of final approval of this grant by the County. 3. Unless otherwise apparent from the context, the term "date of final approval" shall mean the date the County's action becomes effective pursuant to Section 22.60.260 of the County Code. 4. The subdivider shall defend, indemnify, and hold harmless the County, its agents, officers, and employees from any claim, action, or proceeding against the County or its agents, officers, or employees to attack, set aside, void, or annul this permit approval, which action is brought within the applicable time period of Government Code Section 65009 or any other applicable limitations period. The County shall promptly notify the subdivider of any claim, action, or proceeding and the County shall fully cooperate in the defense. If the County fails to promptly notify the subdivider of any claim, action or proceeding, or if the County fails to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify, or hold harmless the County. CC. 100312 PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL THIRD AMENDMENT TO VESTING PAGE 2 OF 4 TENTATIVE TRACT MAP NO. 060922 INUUWill E:11I1ZKt- lI 5. In the event that any claim, action, or proceeding as described above is filed against the County, the subdivider shall within 10 days of the filing make an initial deposit with Regional Planning in the amount of up to $5,000.00, from which actual costs and expenses shall be billed and deducted for the purpose of defraying the costs or expenses involved in Regional Planning's cooperation in the defense, including but not limited to, depositions, testimony, and other assistance provided to subdivider or subdivider's counsel. If during the litigation process, actual costs or expenses incurred reach 80 percent of the amount on deposit, the subdivider shall deposit additional funds sufficient to bring the balance up to the amount of $5,000.00. There is no limit to the number of supplemental deposits that may be required prior to completion of the litigation. At the sole discretion of the subdivider, the amount of an initial or any supplemental deposit may exceed the minimum amounts defined herein. Additionally, the cost for collection and duplication of records and other related documents shall be paid by the subdivider according to County Code Section 2.170.010. 6. If any material provision of this grant is held or declared to be invalid by a court of competent jurisdiction, the permit shall be void and the privileges granted hereunder shall lapse. 7. Approval of this amendment map does not change the December 7, 2018 expiration date of Vesting Tentative Tract Map No. 060922. 8. Notice is hereby given that any person violating a provision of this grant is guilty of a misdemeanor. Notice is further given that the Hearing Officer may, after conducting a public meeting, revoke or modify this grant, if the Hearing Officer finds that these conditions have been violated or that this grant has been exercised so as to be detrimental to the public's health or safety or so as to be a nuisance, or as otherwise authorized pursuant to Chapter 22.56, Part 13 of the County Code. 9. All development pursuant to this grant must be kept in full compliance with the County Fire Code to the satisfaction of the Fire Department. 10.AII development pursuant to this grant shall conform with the requirements of the County Department of Public Works to the satisfaction of said department. 11.AII development pursuant to this grant shall comply with the requirements of Title 22 of the County Code ("Zoning Ordinance") and of the specific zoning of the subject property, unless specifically modified by this grant, as set forth in these conditions, including the approved Exhibit "A"/Exhibit Map or an amended Exhibit Map approved by the Director of Regional Planning ("Director'). PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL THIRD AMENDMENT TO VESTING PAGE 3 OF 4 TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 12. The subdivider shall maintain the subject property in a neat and orderly fashion. The subdivider shall maintain free of litter all areas of the premises over which the subdivider has control. 13.AII structures, walls and fences open to public view shall remain free of graffiti or other extraneous markings, drawings, or signage that was not approved by Regional Planning. These shall include any of the above that do not directly relate to the business being operated on the premises or that do not provide pertinent information about said premises. The only exceptions shall be seasonal decorations or signage provided under the auspices of a civic or non-profit organization. In the event of graffiti or other extraneous markings occurring, the subdivider shall remove or cover said markings, drawings, or signage within 24 hours of notification of such occurrence, weather permitting. Paint utilized in covering such markings shall be of a color that matches, as closely as possible, the color of the adjoining surfaces. 14.The subject property shall be developed and maintained in substantial compliance with the Third Amendment to Vesting Tentative Tract Map No. 060922 dated February 28, 2018. If changes to the map are required as a result of instruction given at the public meeting, six (6) copies of a modified third amendment to Vesting Tentative Tract Map No. 060922 shall be submitted to Regional Planning within sixty (60) days of the date of final approval. 15. In the event that subsequent revisions to the approved Amendment to Vesting Tentative Tract Map 060922 are submitted, the subdivider shall submit five (5) copies of the proposed plans to the Director for review and approval. All revised plans must be accompanied by the written authorization of the property owner(s) and applicable fee for such revision. 16.If construction of the District -identified improvement (Skyline Ranch Road) is underway prior to the related project's final map recordation, a surety bond will be posted to secure the improvement's completion. In such cases, no Bridge and Thoroughfare Construction Fee District ("B&T") fees shall be due at final map recordation as long as the value of the surety bond is equal to, or greater than, the amount of fees otherwise due. If the District reports are not updated by October 2018 and building permits have been issued, then the full B&T fees for those building permits issued must be paid immediately. 17.The subdivider shall, prior to or concurrently with recordation of the final unit map, grant a site in fee title to the County Flood Control District for future sediment placement, the size and location of which shall be to the satisfaction of the Department of Public Works. The grant shall be made in accordance with the Subdivision Map Act, section 66477.5 of the California Government Code. 18. Prior to issuance of a grading and/or building permit for the project, the subdivider shall submit three copies of a landscape plan, including an irrigation plan, for approval PROJECT NO. 04-075-(5) CONDITIONS OF APPROVAL THIRD AMENDMENT TO VESTING PAGE 4 OF 4 TENTATIVE TRACT MAP NO. 060922 1:7» Will E:11I1Z DI:�! by the Director, to be incorporated into a revised site plan, showing, at a minimum, that the subdivider will plant at least one tree of a non-invasive species within the front yard of each residential unit. The location and the species of said tree shall also be shown on the landscape plan. Prior to approval of each final unit map, the landscape plan shall be approved by the Director and a bond shall be posted with public works, or the subdivider shall submit other verification to the satisfaction of the Director, ensuring that the required trees will be planted. PRIOR TO FINAL MAP 19.AII vesting tentative tract map conditions of TR060922 not amended by this third amendment map and all conditions of previously approved Condition Modification No. RPPL2017009424, CUP 04-075, CUP 200900121, and Oak Tree Permit No. 200700021 apply. Attachments: Subdivision Committee Report Final EIR Addendum Original approval package Department of Regional Planning a :++ 320 West Temple Street Los Angeles, California 90012 '� '�41XF44NP We SUBDIVISION COMMITTEE REPORT OWNER / APPLICANT Pardee Homes, Dave Little (Sikand Engineering) PROJECT NUMBER HEARING DATE TR060922-3 May 1, 2018 REQUESTED ENTITLEMENTS Third Amendment to Tentative Tract Map No. TR060922 (RPPL2018001064) MAP/EXHIBIT SCM REPORT DATE: DATE: 02/28/18 04/05/18 SCM DATE: 04/05/18 PROJECT OVERVIEW To authorize delay of sediment site to the County of Los Angeles and amend the approved tentative map to create single- family residential lots, multi -family residential lots developed with detached single-family residence condominium units, a public park lot, open space lots, private parks, one school lot and public facility lots including debris basins and water tank lots. Subdivision: To create 1,032 single-family residence lots, three multi -family residence lots developed with 188 single- family residence condominium units, one school lot, one public park lot, six private recreation lots, seven open space lots, 19 debris basin lots, 3 water tank/booster pump station lots and 13 private drive and fire lane lots on 2,173.25 gross acres MAP STAGE Tentative: ❑ Revised: ❑ Amendment: ® Amended: ® Modification to : ❑ Other: ❑ Exhibit Map Recorded Map MAP STATUS Initial: ® 1St Revision: ❑ 2nd Revision: ❑ # Revision (requires a fee): ❑ LOCATION ACCESS Skyline Ranch Road Skyline Ranch, Plum Canyon and Whites Canyon Roads ASSESSORS PARCEL NUMBER(S) SITE AREA Various, see attached 2,173.25 gross acres GENERAL PLAN / LOCAL PLAN ZONED DISTRICT SUP DISTRICT Santa Clarita Valley (OVOV) Sand Canyon 5th LAND USE DESIGNATION ZONE CSD H2 (Residential 0-2 du/net acre), RL5 (Non -urban 1 du/5 A-1-2, A-2-2, R-1 N/A acres), OS -C (Open Space -Conservation) PROPOSED UNITS (DU) 1,220 (.56 du/ac) MAX DENSITY/UNITS (DU) 1990: 1,302 2012: 2,086 ENVIRONMENTAL DETERMINATION (CEQA) Addendum to the project's certified final EIR. GRADING (CUT/FILL, IMPORT/EXPORT, ONSITE/OFFSITE) Approximately 33,000,000 cubic yards combined (cut plus fill) grading 16,500,000 cy cut and 16,500,000 cy fill. SUBDIVISION COMMITTEE DEPARTMENT CLEARANCE Department Status Contact Regional Planning Cleared Steven Jones (213) 974-6433 sdiones(a_planning.lacounty.gov Public Works Cleared Phoenix Khoury (626) 458-3133 pkhouryo_dpw.lacounty.goy Fire Cleared Juan Padilla (323) 890-4243 juan.pad illao_fire.lacounty.gov Updated 8/4/14 SUBDIVISION COMMITTEE REPORT RAM TR060922 RPPL2018001064, 04/05/18 Parks & Recreation Cleared Clement Lau (213) 351-5120 clauo_parks.lacounty.gov Public Health Cleared Vincent Gallegos (626) 430-5381 ygallegosp_ph.lacounty.gov SUBDIVISION COMMITTEE STATUS Reschedule for Subdivision Committee Meeting: ❑ Reschedule for Subdivision Committee Reports Only: ❑ PREVIOUS CASES TR060922, RAM TR060922 RPPL2016002284, RAEM TR060922 RPPL2017001976 PAGE 2 OF 2 REGIONAL PLANNING ADDITIONAL COMMENTS AND HOLDS Case Status/Recommendation: At this time, Regional Planning recommends approval of the amendment to the tentative map. COUNTY OF LOS ANGELES Page 1/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 060922-3 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT "A" DATED 02-28-2018 Public Works has no objection to the change of existing Condition 29 for moving the Sediment Placement Site timing to prior to Final Map recordation for the parent tract. The following report consisting of 25 pages are the recommendations of Public Works. The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1 Details and notes shown on the tentative map are not necessarily approved. Any details or notes which may be inconsistent with requirements of ordinances, general conditions of approval, or Department policies must be specifically approved in other conditions, or ordinance requirements are modified to those shown on the tentative map upon approval by the Advisory Agency. 2. Easements are tentatively required, subject to review by the Director of Public Works to determine the final locations and requirements. 3. Easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication for public streets, highways, access rights, building restriction rights, or other easements until after the final map is filed with the Registrar-Recorder/County Clerk's Office. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final map. 4. In lieu of establishing the final specific locations of structures on each lot at this time, the owner, at the time of issuance of a grading or building permit, agrees to develop the property in conformance with the County Code and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Underground of Utilities Ordinance, Water Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances. 5. Adjust, relocate, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the County determined the application to be complete all to the satisfaction of Public Works. COUNTY OF LOS ANGELES Page 2/3 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION TRACT NO. 060922-3 (Amend.) TENTATIVE MAP DATED 02-28-2018 6. All easements existing at the time of final map approval must be accounted for on the approved tentative map. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location. If all easements have not been accounted for, submit a corrected tentative map to the Department of Regional Planning for approval. 7. If applicable, quitclaim or relocate easements running through proposed structures. 8. Prior to final approval of the tract/parcel map submit a notarized affidavit to the Director of Public Works, signed by all owners of record at the time of filing of the map with the Registrar-Recorder/County Clerk's Office, stating that any proposed condominium building has not been constructed or that all buildings have not been occupied or rented and that said building will not be occupied or rented until after the filing of the map with the Registrar-Recorder/County Clerk's Office. 9. Place standard condominium notes on the final map to the satisfaction of Public Works. 10. Label driveways and multiple access strips as "Private Driveway and Fire Lane" and delineate on the final map to the satisfaction of Public Works and Fire Department. 11. Reserve reciprocal easements for drainage, ingress/egress, sewer, water, utilities, right to grade, and maintenance purposes, in documents over the common private driveways to the satisfaction of Public Works. 12. Place standard Landscape Maintenance District notes on the final map to the satisfaction of Public Works. 13. Furnish Public Works' Street Name Unit with a list of street names acceptable to the subdivider. These names must not be duplicated within a radius of 20 miles. 14. A Mapping & Property Management Division house numbering clearance is required prior to approval of the final map. 15. If unit filing occurs, reserve reciprocal easements for drainage, ingress/egress, utilities, and maintenance purposes, in documents over the private driveways and delineate on the final map to the satisfaction of Public Works. 16. The boundaries of the unit final maps shall be designed to the satisfaction of the Departments of Regional Planning and Public Works. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — SUBDIVISION Page 3/3 EXHIBITT-RA T NO. 060922-3 (Amend.) TENTATIVE MAP DATED 02-28-2018 DATED 02-28-2018 17. The first unit of this subdivision shall be filed as Tract No. 60922-01, the second unit, Tract No. 60922-02, and so forth and the last unit, Tract No. 60922. 18. The street frontage requirement for all applicable lots needs to be waived by the Advisory Agency. 19. A final tract map must be processed through the Director of Public Works prior to being filed with the Registrar-Recorder/County Clerk's Office. 20. Prior to submitting the tract map to the Director of Public Works for examination pursuant to Section 66442 of the Government Code, obtain clearances from all affected Departments and Divisions, including a clearance from the Subdivision Mapping Section of the Land Development Division of Public Works for the following mapping items; mathematical accuracy; survey analysis; and correctness of certificates, signatures, etc. 21. A final guarantee will be required at the time of filing of the final map with the Registrar-Recorder/County Clerk's Office. 22. Permission is granted to record large lots (20 -acre or more) tract map as shown on the insert map provided full street right of way and slope easements are dedicated along the latest IEC approved alignment on Skyline Ranch Road to the satisfaction of Public Works. In addition, make an offer of private and future right of way and dedicate slope easements along all remaining interior streets on alignments to the satisfaction of Public Works. 23. Within 30 days of the approval date of this land use entitlement or at the time of the first plan check submittal, the applicant shall deposit the sum of $5,000 with Public Works to defray the cost of verifying conditions of approval for the purpose of issuing final map clearances. Prepared by Phoenix Khoury Phone _(626) 458-3133 Date 03-28-2018 tr60922-1 L -amended map-rev5.doc http/lp1anninq.1acountV.4avlcasetvietivltentative tract map na 000922 protect na 04 075 skyline ranch project TRACT NO.: 060922 TENTATIVE MAP DATE: 02/28/2018 EXHIBIT MAP DATE: 02/28/2018 HYDROLOGY UNIT CONDITIONS OF APPROVAL Prior to Improvement Plans Approval: 1. Comply with the revised hydrology study, which was approved on 08/22/2017, or the latest revision, to the satisfaction of the Department of Public Works. 2. The paved access road traveling through Lot 1044, continuing south offsite, and ending at the existing concrete lined channel, is currently shown as partially paved 16 feet wide and partially paved 5 feet wide. The entire length of this access road must be paved minimum 16 feet wide. 3. Obtain approval or letter of non -jurisdictional from the State Department of Fish and Wildlife. 4. Obtain approval or letter of non -jurisdictional from the State Water Resources Control Board. 5. Obtain approval or letter of non -jurisdictional from the Army Corps of Engineers. 6. A maintenance permit is required from the State Department of Fish and Wildlife, the Army Corps of Engineers, and the State Water Resources Control Board to the satisfaction of the Department of Public Works. 7. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: 1. Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all water quality devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Page 1 of 2 COUNTY OF LOS ANGELES ` DEPARTMENT OF PUBLIC WORKS �c v�txs 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 WWW.DPW.LACOUNTY.GOV TRACT NO.: 060922 TENTATIVE MAP DATE: 02/28/2018 EXHIBIT MAP DATE: 02/28/2018 HYDROLOGY UNIT CONDITIONS OF APPROVAL Prior to Improvement Plans Approval: 1. Comply with the revised hydrology study, which was approved on 08/22/2017, or the latest revision, to the satisfaction of the Department of Public Works. 2. The paved access road traveling through Lot 1044, continuing south offsite, and ending at the existing concrete lined channel, is currently shown as partially paved 16 feet wide and partially paved 5 feet wide. The entire length of this access road must be paved minimum 16 feet wide. 3. Obtain approval or letter of non -jurisdictional from the State Department of Fish and Wildlife. 4. Obtain approval or letter of non -jurisdictional from the State Water Resources Control Board. 5. Obtain approval or letter of non -jurisdictional from the Army Corps of Engineers. 6. A maintenance permit is required from the State Department of Fish and Wildlife, the Army Corps of Engineers, and the State Water Resources Control Board to the satisfaction of the Department of Public Works. 7. This site is located in Zone A per the Federal Flood Insurance Rate Map. Obtain a Conditional Letter of Map Revision (CLOMR) from FEMA to the satisfaction of the Department of Public Works. Prior to recordation of a Final Map or Parcel map Waiver: 1. Submit plans of drainage facilities as required by hydrology study for design of drainage facilities to the satisfaction of Department of Public Works. 2. Show and dedicate to Flood Control District or to the County of Los Angeles easements and/or right of way on the final map to the satisfaction of the Department of Public Works. 3. An assessment district shall be formed to finance the future ongoing maintenance and capital replacement of all water quality devices/systems identified by the Department of Public Works. The Subdivider shall deposit the first year's total assessment based on the Public Works engineering report. This will fund the first year's maintenance after the facilities are accepted. The second and subsequent years assessment will be collected through the property tax bill. This is required to the satisfaction of the Department of Public Works. Page 1 of 2 f COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 WWW.DPW.LACOUNTY.GOV Prior to Improvement Acceptance for Public Maintenance: 1. Letter of Map Revision (LOMR) from FEMA must be obtained. Public Works, Watershed Management Division, (626) 458-7125, should be contacted to obtain required procedures. 2. All maintenance permits of the regulatory agencies must be active at the time of acceptance. Note: This clearance is only for the tentative map. If a Conditional Use Permit is required by the Department of Regional Planning, a drainage concept may be required prior to clearing the Conditional Use Permit. Review by: d'Jt - ' yDate: 03/29/2018 Andrew Ross Page 2 of 2 Phone: (626) 458-4921 PCA LX001129/A868 EPICLA RPPL2018001064 Telephone: (626) 458-4925 County of Los Angeles Department of Public Works Geotechnical and Materials Engineering Division GEOLOGIC AND SOILS ENGINEERING REVIEW SHEET 900 S. Fremont Avenue, Alhambra, CA 91803 Sheet 1 of 1 Tentative Tract Map 60922 Tentative Map Dated 2/28/18 (Amend./Exhib.) Parent Tract Grading By Subdivider? [Y] (Y or N) 16.5 M yd3 Location Santa Clarita APN Geologist LGC Valley, Inc. Subdivider Pardee Homes Soils Engineer LGC Valley, Inc. Engineer/Arch. Sikand Review of: Geologic Report(s) Dated: Soils Engineering Report(s) Dated: Geotechnical Report(s) Dated: 10/21/16, 7/19/16 References: Geolabs-Westlake Village, 8/28/08, 4/13/07, 11/16/06 1/3/05 8/23/04 3/6/04 TENTATIVE MAP FEASIBILITY IS RECOMMENDED FOR APPROVAL FROM A GEOTECHNICAL STANDPOINT THE FOLLOWING CONDITIONS MUST BE FULFILLED: G1. The final map must be approved by the Geotechnical and Materials Engineering Division (GMED) to assure that all geotechnical requirements have been properly depicted. For Final Map clearance guidelines refer to policy memo GS051.0 in the County of Los Angeles Department of Public Works Manual for Preparation of Geotechnical Reports. The Manual is available at: http.lldpw./acounty.gov/ medfoermitsldacslmanua/.pdf. G2. A grading plan must be geotechnically approved by the GMED prior to Final Map approval. The grading depicted on the plan must agree with the grading depicted on the tentative tract or parcel map and the conditions approved by the Planning Commission. If the subdivision is to be recorded prior to the completion and acceptance of grading, corrective geologic bonds may be required. G3. Prior to grading plan approval, a detailed geotechnical report must be submitted that addresses the proposed grading. All recommendations of the geotechnical consultant(s) must be incorporated into the plan. The report must comply with the provisions of the County of Los Angeles Department of Public Works Manual for Preparation of Geotechnical Reports. The Manual is available at: http.lldpw./acounty.aovlpmeftermits/docslmanua/.pdf. G4. All geologic hazards associated with this proposed development must be eliminated. Alternatively, the geologic hazards may be designated as restricted use areas (RUA), and their boundaries delineated on the Final Map. These RUAs must be approved by the GMED, and the subdivider must dedicate to the County the right to prohibit the erection of buildings or other structures within the restricted use areas. For information on the RUA policy refer to policy memo GS063.0 in the County of Los Angeles Department of Public Works Manual for Preparation of Geotechnical Reports. The Manual is available at: hffp.11dpw.lacounty.govlymed/permitsldocslmanuaLpdf. S1. At the grading plan stage, submit grading plans to the GMED for verification of compliance with County Codes and policies. S2. At the rough grading stage, provide data from the recommended settlement monitoring program to verify that settlements will comply with County codes and policies. Geology No, 2376 CERTIFIED Date 3/20/18 Please complete a Customer Service urvey at httr)://dr)w.lacountv.aov/,go/amedsurvey NOTICE: Public safety, relative to geotechnical subsurface exploration, shall be provided in accordance with current codes for excavations, inclusive of the Los Angeles County Code, Chapter 11.48, and the State of California, Title 8, Construction Safety Orders. 60922, Santa Clahta, TM -21 A.docx COUNTY OF LOS ANGELES Page 1/2 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922-3 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT MAP DATED 02-28-2018 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: 1. Notarized covenants shall be prepared and recorded by the applicant for any offsite impacts, as determined by Public Works. By acceptance of this condition, the applicant acknowledges and agrees that this condition does not require the construction or installation of an off-site improvement, and that the offsite covenants referenced above do not constitute an offsite easement, license, title or interest in favor of the County. Therefore, the applicant acknowledges and agrees that the provisions of Government Code Section 66462.5 do not apply to this condition and that the County shall have no duty or obligation to acquire by negotiation or by eminent domain any land or any interest in any land in connection with this condition. (Offsite work is shown on the tentative map, but not required for public improvements, and design changes during the improvement change may allow the offsite improvements or impacts to be omitted or mitigated, respectively.) 2. Provide approval of: a. The latest hydrology study by the Storm Drain and Hydrology Section of Land Development Division. b. The location/alignment and details/typical sections of any park/trail, as shown on the grading plan, to the satisfaction of the Department of Parks and Recreation. c. The grading plan by the Geotechnical & Materials Engineering Division (GMED). d. Permits and/or letters of non jurisdiction from all State and Federal Agencies, as applicable. These agencies may include, but may not be limited to the State of California Regional Water Quality Control Board, State of California Department of Fish and Wildlife, State of California Department of Conservation, Division of Oil, Gas, and Geothermal Resources (DOGGR), and the Army Corps of Engineers. 3. Provide easements for the pedestrian bridge and associated appurtenances over Skyline Ranch Road for access and maintenance purposes to the satisfaction of Public Works. 4. Slope set back as shown on the tentative map are not necessarily approved. All the set back shall conform to section J108.1 of grading code. COUNTY OF LOS ANGELES Page 2/2 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION — GRADING TRACT MAP NO. 060922-3 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT MAP DATED 02-28-2018 5. Westerly face of the Debris Basin containing the inlet for MTD 1548 (on the western tract boundary) shall be concrete lined if determined to be appropriate to the satisfaction of Public Works. 6. Provide Line of Sight easement at Lot #1040. 7. Submit a grading plan for approval. The grading plan must show and call out the following items, including but not limited to: construction of all drainage devices and details, paved driveways, elevation and drainage of all pads, SUSMP and LID devices (fill in whichever is applicable), and any required landscaping and irrigation not within a common area or maintenance easement. Acknowledgement and/or approval from all easement holders may be required. 8. A maintenance agreement or Cl may be required for all privately maintained drainage devices, slopes, and other facilities. �YM Name Jason Zhang Date 03/15/18 Phone (626) 458-3138 \\pw01\pwpublic\ldpub\SUBPCHECK\Plan Checking Files\Tract Mal 060922\RPPL2018001064\2018-02-28 RPPL2018001064 SUBMITTAL COUNTY OF LOS ANGELES Page 1/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT "A" MAP DATED 02-28-2018 The subdivision shall conform to the following conditions/requirements, or as otherwise required by Public Works, to the Department's satisfaction: 1. The minimum centerline radius is 350 feet on all local streets with 64 feet of right of way and on all the streets where grades exceed 10 percent. 2. Curves through intersections should be avoided when possible. If unavoidable, the alignment shall be adjusted so that the proposed BC and EC of the curve through the intersection are set back a minimum of 100 feet away from the BCR's of the intersection. 3. Reversing curves and compound curves through intersections should be avoided when possible. If unavoidable, the minimum centerline radius of reversing curves and compound curves through intersections shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. 4. The minimum centerline radius on a local street with an intersection street on the concave side shall comply with design speeds per the Subdivision Plan Checking Section's "Requirements for Street Plans" and sight distances. 5. The central angles of the right of way radius returns shall not differ by more than 10 degrees on local streets. 6. Driveways will not be permitted within 25 feet upstream of any catch basins when street grades exceed 6 percent. 7. Provide minimum landing area of 100 feet for local collectors at a maximum 3 percent grade on all "tee" intersections. 8. At tee intersections involving local streets, the maximum permissible grade of the through street across the intersection is 10 percent. For intersections involving multi -lane highways, the maximum permissible grade of the through street is three percent. For 4 -legged intersections, the maximum permissible grade of the through street is 8 percent. 9. Permission is granted to vacate the excess right of way on Vasquez Canyon Road providing the adjoining property owners have the underlying ownership of the portion of street to be vacated. 40 feet of right of way from centerline shall be retained on Vasquez Canyon Road. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. COUNTY OF LOS ANGELES Page 2/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT "A" MAP DATED 02-28-2018 10. Dedicate slope and drainage/maintenance easements for future widening on Vasquez Canyon Road to the satisfaction of Public Works. 11. Permission is granted to vacate all excess easements and right of way acquired by dedication on Tract No.'s 44967, 49433, 49434 by the recordation of Tract No. 60922 to the satisfaction of Public and the Department of Regional Planning. Easement shall be provided for all utility companies that have facilities remaining within the vacated area. 12. Dedicate vehicular access rights on Skyline Ranch Road and Vasquez Canyon Road for all lots, unless the Department of Regional Planning requires the construction of a wall. In such cases, complete access rights shall be dedicated. 13. Provide standard property line return radii of 13 feet at all local street intersections, and 27 feet at the intersection of local streets with General Plan Highways and where all General Plan Highways intersect, or to the satisfaction of this Department. 14. Dedicate right of way on Skyline Ranch Road commensurate with the typical sections shown on the tentative map and alignment per the latest approved I.E.C. P-291 which supersedes P-270. The alignment and grade of Skyline Ranch Road shall be compatible with Tract 46018. 15. Dedicate additional right of way at all proposed roundabout locations to the satisfaction of Public Works. 16. Dedicate off-site right of way on Skyline Ranch Road commensurate with the typical sections shown on the tentative map from Sierra Highway to the southerly property line and alignment per the latest approved I.E.C. P-291. It shall be the sole responsibility of the subdivider to acquire the necessary right of way. 17. Comply with the mitigation measures identified in the attached September 18, 2008 and November 10, 2016 memoranda/letter from our Traffic and Lighting Division to the satisfaction of Public Works. Be advised that `Main Street North and Main Street South' as identified in the memoranda/letter has been changed to `Loop Road' then changed again to `Stratus Street'. If identified in the traffic study, prepare Traffic Signal Plans for all intersections (both on-site and off-site) affected by this subdivision to the satisfaction of Public Works. If the project wishes to delay any of the improvements, a supplemental traffic study determining the phasing of the improvements will need to be submitted for review and approval by Traffic and Lighting. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) Page 3/7 'TJ FAI' j1§JMPJffAW**MJffQ 1 18. Comply with the approved conceptual signing and striping plans for Skyline Ranch Road approved on November 14, 2016 to the satisfaction of Public Works. Prepare a detailed 1" =40' scaled signing and striping plans for Skyline Ranch Road and all off-site multi -lane highways and streets affected by this subdivision to the satisfaction of Public Works. 19. Establish a Landscape Maintenance District (LMD) for maintaining the landscaped parkways, medians, and paseos/multi-purpose trails on Skyline Ranch Road to the satisfaction of Public Works. 20. Permission granted to use the modified typical section (70' R/W) on Stratus Street; formerly depicted as Loop Road (collector street) per note 18 on the tentative map. If additional travel lanes are required on Stratus Street, construct the additional travel lanes, and prepare signing and striping plans for the Stratus Street within this subdivision to the satisfaction of Public Works. 21. Other than Stratus Street (collector street formerly depicted as "Loop Road") and Skyline Ranch Road, all other streets within the tentative map are considered "Private Drives." Public Works has no objection to granting the waiver of street frontage along the private drives subject to the approval of the advisory agency. If not waived, the subdivider shall revise the tentative map and provide street frontage to every parcel to the satisfaction of Public Works. 22. Comply with the private drive manual requirements on all proposed "Private Drives" to the satisfaction of Public Works. 23. Construct curb, gutter, base, pavement and full -width sidewalk within the tract boundaries on Skyline Ranch Road and Stratus Street to the satisfaction of Public Works. 24. Construct a bridge on Skyline Ranch Road near Sierra Highway to the satisfaction of Public Works. 25. Off-site improvements are required. Construct off-site full width highway improvements, including curb, gutter, base, pavement, sidewalk, street trees, and street lights, on the portion of Skyline Ranch Road from Sierra Highway to the southerly property line to the satisfaction of Public Works. 26. Provide off-site full street right of way and construct off-site improvements and cul-de-sac bulb on Beneda Lane to the satisfaction of the City of Santa Clarita. COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) Page 4/7 INS i I I mail OWN 05 „ R 1 : 1 : 27. If Tract 46018 improvements are not constructed first, construct a minimum of 24 feet of "all weather" off-site pavement joining Skyline Ranch Road to Plum Canyon Road per the latest approved I.E.C. alignment P-291 to the satisfaction of Public Works. If the Fire Department requires a wider pavement width, construct the additional pavement to the satisfaction of Public Works. Proof of off-site access is required. 28. Within 60 days after approval of the Vesting Tentative Map, or as determined by Public Works; the owner of VTM 60922 and owner of an adjacent property known as lots 48 and 49 of Tract No. 7493 (MB 137-6-7), shall obtain City Council approval and record an irrevocable offer to dedicate right of way and slope/drainage easements for Skyline Ranch Road and Sierra Highway within the City of Santa Clarita. The property within VTM 60922 and lots 48 and 49 shall not be sold or change ownership until the dedication or irrevocable offer to dedicate has been recorded. 29. It is agreed that the improvements to be constructed on Lots 48 and 49 of Tract No. 7493, which are under the same ownership as VTM 60922 at the time of approval, shall not be considered 'offsite improvements". Therefore, Section 66462.5 of the Subdivision Map Act will have no future effect to compel the County or City of Santa Clarita to acquire any rights over the subject lots in the future for the benefit of any subdivider. 30. Where determined necessary, construct a slough wall outside the street right of way when the height of the slope is greater than five feet above the sidewalk and the sidewalk is adjacent to the street right of way. The wall shall not impede any required line of sight. 31. Plant street trees within the tract boundaries on Skyline Ranch Road and Stratus Street to the satisfaction of Public Works. 32. Construct drainage improvements and offer easements needed for drainage/maintenance purposes or slopes to the satisfaction of Public Works. 33. Provide intersection sight distance for a design speed of: a. 40 mph (415 feet) on Stratus Street from Plume Court (both directions), from Lot 1038 driveway entrance (both directions), from Windbreak Terrace Street (both directions), from Foothill Way (both directions), and from Radiance Way (both directions). COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) Page 5/7 ' "0 1&1 IQ Wily'rAgraku.- Line of sight shall be within right of way or dedicate airspace easements to the satisfaction of Public Works. Additional grading may be required. With respect to the position of the vehicle at the minor road, the driver of the vehicle is presumed to be located 4 feet right of centerline and 10 feet back the top of curb (TC) or flow line (FL) prolongation. When looking left, we consider the target to be located at the center of the lane nearest to the parkway curb. We use 6 feet from TC. When looking right, the target is the center of the lane nearest to the centerline or from the median TC (when present). 34. Depict all line of sight easements on landscaping and grading plans. 35. Comply with the following street lighting requirements to the satisfaction of Public Works or as otherwise modified by Public Works: a. Provide street lights on concrete poles with underground wiring on Skyline Ranch Road and all internal public streets within the tract boundaries to the satisfaction of Public Works. The street lights shall be designed as a county owned and maintained (LS -3) system. Obtain Street Lighting Section's approval of the street light layout prior to project recordation. Street lighting plans must be approved by the Street Lighting Section. For additional information, please contact the Street Lighting Section at (626) 300-4726. b. The proposed project, or portions thereof, are not within an existing Lighting District. Annexation is required. Upon tentative map approval, the applicant shall comply with conditions listed below in order for the Lighting District to pay for the future operation and maintenance of the street lights. The Board of Supervisors must approve the annexation and levy of assessment. It is the sole responsibility of the owner/developer of the project to have all street lighting plans approved prior to the issuance of the building permits. The required street lighting improvements shall be the sole responsibility of the owner/developer of the project and the installation must be accepted per approved plans prior to the issuance of a certificate of occupancy. If phasing of the project is approved, the required street lighting improvements shall be the sole responsibility of the owner/developer of the project and will be made a condition of approval to be in place for each phase. i) Request the Street Lighting Section to commence annexation and levy of assessment proceedings. COUNTY OF LOS ANGELES Page 6/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT "A" MAP DATED 02-28-2018 ii) Provide business/property owner's name(s), mailing address(es), site address, Assessor Parcel Number(s), and Parcel Boundaries in either Microstation or Auto CADD format of territory to be developed to the Street Lighting Section. iii) Submit a map of the proposed project, including any roadways conditioned for street lights that are outside the proposed project area, to Street Lighting Section. Contact the Street Lighting Section for map requirements and with any questions at (626) 300-4726. c. Note that the annexation and assessment balloting process takes approximately twelve months or more to complete once the above information is received and approved. Therefore, untimely compliance with the above will result in a delay in receiving approval of the street lighting plans or in filing the final subdivision map for recordation. Information on the annexation and the assessment balloting process can be obtained by contacting Street Lighting Section at (626) 300-4726. d. For acceptance of street light transfer billing, the area must be annexed into the Lighting District and all street lights in the development, or the current phase of the development, must be constructed according to Public Works approved plans. The contractor shall submit one complete set of "as -built" plans. e. The Lighting District can assume responsibility for the operation and maintenance of the street lights in the project, or the current phase of the project, as of July 1st of any given year provided the above conditions are met and the street lights have been energized and the developer has requested a transfer of billing at least by January 1st of the previous year. The transfer of billing could be delayed one or more years if the above conditions are not met. 36. Underground all new utility lines to the satisfaction of Public Works and Southern California Edison. Please contact Construction Division at (626) 458-3129 for new location of any above ground utility structure in the parkway. 37. Provide and install street name signs prior to occupancy of buildings. 38. Prior to final map approval, enter into an agreement with the County franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of Public Works. COUNTY OF LOS ANGELES Page 7/7 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - ROAD TRACT NO. 60922 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT "A" MAP DATED 02-28-2018 39. Prior to Building permit issuance pay the fees established by the Board of Supervisors for the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District (B&T District). The fee is to be based upon the fee rate in effect at the time of permit issuance. The current applicable fee is $18,410 per factored unit and is subject to change. Record a covenant (subject to the approval of Public Works) at final map approval to encumber parcels/property owners with provisions requiring payment of applicable B&T District fees prior to building permit issuance. 40. If any ultimate improvements are constructed by the subdivider and accepted by the Los Angeles County Department of Public Works, or if any fair share payments for ultimate improvement work are made and are included as District improvements in the Bouquet Canyon Bridge and Major Thoroughfare Construction Fee District, then the subdivider may be issued credits which may then be used within the Bouquet Canyon Bridge and Major Thoroughfare District. Reimbursements will only be made on improvements constructed by the subdivider that are include as District improvements and are deemed ultimate improvements (as opposed to interim improvements. 41. These conditions supersede all previously approved conditions. FGPrepared by Patricia Constanza Phone (626) 458-4921 Date 03-23-2018 tr60922r-amendTM 2018-03TM Ulli",j' DEAN D. EFSTAT1110U, Acting Dircctur September 18, 2008 COUNTY OF LOS ANGELES DEP ARTINIENT OF PUBLIC NVORKS "To Enrich Lives Through Effective and Caning Service" 9010 SOUTH FR—EvIONT ALW,MB2$., CALFFORNIA 915W3-1331 Tclephone, (625) 45S -5I00 httpl/dpw-lacouniy.gov Mr. Daryl J. Zerfass Austin -Foust Associates, Inc. 2223 Wellington Boulevard, Suite 300 Santa Ana, CA 92701-3161 Dear Mr, Zerfass: SKYLINE RANCH TENTATIVE TRACT NO. 60922 REVISED TRAFFIC IMPACT ANALYSIS (FEBRUARY 29, 2008) SANTA CLARITA AREA ADDPLESS ALL CORRHESPO'NO ENCE TO' P.O BOX 1440 IN REPLY PLEASE REFER TO FILE: T-4 As requested, we have reviewed the revised Traffic Impact Analysis (TIA) for the Skyline Ranch development (Tentative Tract No. 60922). The project site is generally located east of Sierra Highway between the Santa Clara River and Vasquez Canyon in the unincorporated County of Los Angeles area of Santa Clanta. The proposed project consists of I the construction of 1,270 single-family residential units and an 800 -student elementary school. The project is estimated to gen4ate approximately 13,121 vehicle trips daily, with 1,268 and 1,283 vehicle trips during the a.m. and p.m. peak hours, respectively. We generally agree with the study that certain improvements are necessary to provide adequate access to the site. The following recommended improvements shall be the sole responsibility of the project: Construct Skyline Ranch Road between Plum Canyon Road and Sierra Highway as a four -lane highway. Construct a new intersection as a hvo-lane roundabout or as a conventional signalized intersection at Skyline Ranch Road at Main Street North. FILE COPY Mr. Daryl J. Zerflass September 18, 2008 Page 2 Construct a new intersection as a two-lane roundabout or as conventional signalized intersection at Skyline Ranch Road at Main Street South. a Plum Canvon Road at Skyline Ranch Road/Heller Circle South North approach: Restripe left -turn lane to allow the left -turn movement. East approach: One left -turn lane, one shared through/left-turn lane, and one right -turn lane. West approach:, Restripe to provide one left -turn lane and, one shared through/right-turn lane rather than one left -turn lane and one right -turn lane. An adjacent development (Tentative Tract No. 46018) was conditioned to design and construct the east approach to provide one left -turn lane and one shared through/right-turn lane. We suggest the project's developer work with the developer of Tentative Tract No. 46018 to combine improvements at the intersection and coordinate the construction schedule of the aforementioned work at this location. We also generally agree with the study that the project along with other related projects in the area may significantly impact the County intersection listed below. The project shall pay its pro -rata: share of the cost for the following recommended mitigation measures: Plum Canyon Ro I ad at Golden Valley Road/Santa Catarina Road South approach. Two left -turn lanes, one through lane, and one right -turn lane rather than one left -turn lane, one through lane, and one right -turn lane. The project's pro -rata share is 53.2 percent. For all proposed cumulative mitigation measures, a cost estimate and conceptual plan shall be submitted to Public Works for review and approval. We recommend the project's developer work with the Sulphur Springs Union School District to develop traffic circulation plans and drop-off/pick-up procedures for the proposed school. If possible, we recommend implementing a one-way counter -clockwise on-site traffic circulation for any valet ser -Vice and restricting any site access from Skyline Ranch Road. The traffic circulation plan should include informational packets containing the approved drop-off/pick-up procedures, as well as Mr. Daryl J. Zerfass September 18, 2008 Page 3 ) brochures on trip reduction strategies, such as car pooling land transit services to minimize traffic generation in the area (the brochures should have specific average vehicle ridership goals for students and staff members). We also recommend the plan include a mechanism for enforcement and levying of noncompliance penalties. The recordation of the map shall be withheld until the traffic circulation informational packets and the detailed school site plan has been received and approved by Public Works, The installation of a traffic signal at the intersection of Skyline Ranch Road at S-A Street may be warranted in the future due to the close proximity of the proposed elementary school. The project's developer shall enter into a secured agre,ement/bond with Public Works to guarantee the installation of a traffic signal when the traffic conditions warrant its installation. The intersection shall be monitored for the installation of the signal once the school is opened and every year thereafter for up to 5 years after the certificate of occupancy of the last unit is issued. The project's developer shall submit an annual traffic signal warrant analysis to Public Works for review and approval. When a traffic signal is warranted, the project's developer shall design the necessary striping and signal plans and construct the signal to the satisfaction of Public Works. Any security for the traffic signal construction submitted will be returned once the construction is completed to the satisfaction Of Public Works or at the expiration of the above- mentioned monitoring program. The project is1within the Via Princessa Bridge and Major Thoroughfare (B&T) District. The project shall pay its share of the Via Princessa B&T District fees. Prior to approval of the final map, if any improvements constructed by the project developer are included as improvements in the Via Princessa B&T District, then the coat of the improvements may be credited against the project's District fee obligation if approved by Public Works. The project shall submit conceptual striping plans and corresponding cost estimates for all proposed mitigation measures to Public Works for review. Caltrans should be consulted for any possible California Environmental Quality Act (CEQA) impacts to the freeway system in the area. Therefore, we ask that you provide Caltrans with a copy of the report so they have an opportunity to review it prior to public circulation. Any written comments received from Caltrans should be submitted to Public Works and included in the Environmental Impact Report (EIR). The City of Santa Clarita shall review this document to determine whether they concur with the study's findings of the potential CEQA impacts within their jurisdiction. Any written comments from the City shall be submitted to Public Works and included in the EIR. Mr. Daryl J. Zerfass September 18, 2008 Page 4 If you have any further questions regarding the reviev�! of this document, please contact Mr. Todd Liming of our Traffic Studies Section at (626) 300-4826. Very truly yours, DEAN D. EFSTATHIOU Acting Director of Public Works 0,4& G4 WILLIAM J. WINTER Assistant Deputy Director Traffic and Lighting Division TML:cn P\liput)\4^iPFILESI,FILEStiSTUai-odd'EI;R'kEIR081-'2 - Skyline Ranch Revised TIA FINAL DOC cc: Caltrans (Eimer Alvarez) City of Santa Clarita (Ian Pari) Department of Regional Planning (Rudy Silva) bc- Land Development (Narag) GAIL FARBER, DIrector November 10, 2016 COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS 'To Enrich Lives Through Effective and Caring Service" Mr. Daryl Zerfass, P.E. Stantec Consulting Services Inc. 38 Technology Drive, Suite 100 Irvine, CA 92618 Dear Mr. Zerfass: 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 Telephone: (626) 458-5 100 http-idpw.lacounty.gov ADDRESS ALL CORRESPONDENCE TO: P.O. BOX 1460 ALHAMBRA. CALIFORNIA 91802.1460 REPLY PLEASE REFER TO FILE: 1 7- -4 SKYLINE RANCH ON-SITE ROADWAY ANALYSIS (OCTOBER 18, 2016) TRACT MAP NO. 60922 UNINCORPORATED AGUA DULCE AREA We reviewed the On -Site Roadway Analysis (ORA) dated October 18, 2016, for the Skyline Ranch project located in the unincorporated Agua Dulce/Canyon Country area. According to the ORA, the traffic generated by the revised project necessitates modification to the on-site roadway system requirements previously approved for Tract Map No. 60922. We generally agree with the findings in the ORA. Site Access Requirements The project's site access requirements shall be revised as follows: • Skyline Ranch Road shall be constructed as a two-lane highway with buffered bike lanes. • Construct a new intersection as a single -lane roundabout at Skyline Ranch Road at Loop Road. Main Street North is now referred to as Loop Road. + Construct a new intersection as a single -lane roundabout at Skyline Ranch Road at Loop Road. Main Street South is now referred to as Loop Road. FILE COPY Mr. Daryl Zerfass November 10, 2016 Page 2 Plum Canyon Road at Skyline Ranch Road/Heller Circle South The following improvements have either been completed or will be completed as part of Tract Map No. 46018. No further action is required by the project regarding this intersection. North approach: Restripe left -turn lane to allow the left -turn movement. East approach: One left -turn lane, one shared through/left-turn lane, and one right -turn lane. West approach: Restripe to provide one left -turn lane and one shared through/right-turn lane rather than one left -turn lane and one right -turn lane. Student Drop-off and Pick-up Procedures According to the ORA, the proposed drop-off and pick-up area can adequately accommodate the peak number of vehicles expected to arrive with the following access requirements. We generally agree with the findings in the ORA. Restrict ingress movements during the school's drop-off and pick-up periods to right -turn only and egress movements to right -turn and left -turn. To facilitate orderly drop-off and pick-up of students, the school shall ensure all parents are familiar with the drop-off and pick-up procedures and sufficient measures are in place to ensure compliance with the procedures. If you have any questions regarding the review of this site plan, please contact Mr. Kent Tsujii of Traffic and Lighting Division, Traffic Studies Section, at (626) 300-4776. Very truly yours, GAIL FARBER Director of Public Works DEAN R. LEHMAN Assistant Deputy Director Traffic and Lighting Division KT:ma C -ID PAUpub\STUDlES\ElR 16-0074 - TR 60922 - Skyline Ranch.docx I A bc: Land Development (Dubiel, Narao) COUNTY OF LOS ANGELES Page 1/1 DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - SEWER TRACT NO. 60922-3 (Amend.) TENTATIVE MAP DATED 02-28-2018 EXHIBIT "A" MAP DATED 02-28-2018 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: The subdivider shall install and dedicate main line sewers and serve each lot with a separate house lateral or have approved and bonded sewer plans on file with Public Works. 2. A sewer area study for the proposed subdivision (PC12109AS, dated 08-22-2017) was reviewed and approved. A Will Serve letter from the County Sanitation District indicating adequate capacity exists in the trunk line and treatment plant was obtained prior to approval of the sewer area study. No additional mitigation measures are required within the County of Los Angeles, however, mitigation measures are required within the City of Santa Clarita. The sewer area study shall be invalidated should there be an increase in the total number of dwelling units, an increase in the density, dwelling units occur on previously identified building restricted lots, a change in the proposed sewer alignment, an increase in the tributary sewershed, a change in the sewer connection points, or the adoption of a land use plan or a revision to the current plan. A revision to the approved sewer area study may be allowed at the discretion of the Director of Public Works. The approved sewer area study shall remain valid for two years from the date of sewer area study approval. After this period of time, an update of the area study shall be submitted by the applicant if determined to be warranted by Public Works. 3. The subdivider shall send a print of the land division map to the County Sanitation District with a request for annexation and obtain approval prior to final map recordation. 4. Easements are required, subject to review by Public Works to determine the final locations and requirements. 5. Outlet approval from the City of Santa Clarita is required. 6. Proposed sewer within secondary highway shall be located 6 feet from curb or 14 feet from street right-of-way. 7. If proposed sewer crosses Flood Hazard, alignment maybe acceptable provided permits are obtained from agencies having jurisdiction for the existing natural water course crossings. F Prepared by Nikko Paiarillaga Phone (626) 458-3137 Date 03-08-2018 Tr60922-3-Amended Map-Rev5.doc COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS LAND DEVELOPMENT DIVISION - WATER TRACT NO. 060922-1 (Amend.) Page 1/1 The subdivision shall conform to the design standards and policies of Public Works, in particular, but not limited to the following items: A water system (including any approved booster pump stations) maintained by the water purveyor, with appurtenant facilities to serve all lots in the land division, must be provided. The system shall include fire hydrants of the type and location (both on-site and off-site) as determined by the Fire Department. The water mains shall be sized to accommodate the total domestic and fire flows. 2. The applicant shall comply with the requirements of Santa Clarita Water District per attached Notice of Water Availability (NWA) dated November 20, 2017 to the satisfaction of Public Works. The NWA will expire on November 20, 2019 it shall be sole responsibility of the applicant to renew aforementioned NWA upon expiration and abide by all requirements of the water purveyor. 3. If necessary, extend the off-site water mainline to serve this subdivision to the satisfaction of Public Works. 4. If needed, easements shall be granted to the County, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all water -related infrastructures constructed for this land division to the satisfaction of Public Works. Prior to obtaining the building permit from the Building and Safety Office: 5. Submit landscape and irrigation plans for each open space lot in the land division, with landscape area greater than 500 square feet, in accordance with the Water Efficient Landscape Ordinance. 6. Depict all line of sight easements on the landscaping and grading plans. 7. Install a separate water irrigation systems for recycled water use per landscape plans. 8. If necessary, install off-site recycle water mainline per landscape plans to serve this subdivision to the satisfaction of Public Work. 9. The recycled water irrigation systems shall be designed and operated in accordance with all local and State Codes as required per Section 7105.6.3 Chapter 71 of Title 26 Building Code. Prepared by Tony Khalkhali Phone (626)458-4921 Date 03-22-2018 tr60922-1 wa-rev5.doc SANTA CLARITA WATER, A DIVISION OF CASTAIC LAKE WATER AGENCY 26521 SUMMIT CIRCLE - SANTA CLARITA, CALIFORNIA 91350-3049 • (661) 259-2737 W�WID MAILING ADDRESS: P.O. BOX 903 • SANTA CLARITA, CALIFORNIA 91380-9003 November 20, 2017 Mr. Tony Khalkhali, P.E. Country of Los Angeles Department of Public Works 900 S. Fremont Avenue Land Development Division Alhambra, CA 91803 Notice of Water Availability Tract No.'s 60922-01, -02, -03, and -04 Developer: Pardee Homes Dear Mr. Khalkhali: The Santa Clarita Water Division (SCWD) has determined that water is available to serve the above referenced project. SCWD agrees to operate the water system and provide service in accordance with the SCWD's policies, standards and regulations. The determination of water availability shall remain valid for two years from the date of this letter. Unless construction of the project has commenced within this two year time frame, SCWD is under no obligation to serve the project unless the developer receives an updated letter from SCWD confirming water availability. This water availability letter supercedes the previous letter dated October 24, 2016 covering Tract No. 60922-01 only. SCWD has determined that the existing facilities and the additional facilities to be installed by SCWD through developer funding of this project will be adequate to serve this project and each of the individual parcels under normal operations conditions. SCWD's obligation to serve water to the project is subject to compliance with all SCWD policies, standards and regulations as well as all applicable laws and regulations concerning water service and supply. SCWD requires that the project comply with Best Management Practices regarding water conservation. In addition, all landscaping and irrigation design plans must comply with the State of California Model Water Efficiency Landscape Ordinance. Please check the following website for details: http://www.water.ca.goy/wateruseefficiencv/landscapeordinance. This ordinance identifies water saving techniques, methods, landscape designs and internal water use practices that will achieve the SCWD's long term conservation goals described in its most current Santa Clarita Valley Urban Water Management Plan. Unless the project is constructed to SCWD's conservation standards, SCWD is under no obligation to serve the project. If you have any questions regarding the above, please contact Brent Payne at (661) 964-3991. I ri7TMIM—ATMI"i November 20, 2017 Page 2 Sincerely, Keith Abercrombie Retail Manager -Tlql cc: Brent Payne, SCWD Thuc Miyashiro, Pardee Homes Mari Prutz Feldmeier, Sikand Engineering Associates iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2018001064 MAP DATE: February 28, 2018 PROJECT: TR 60922 Amended Map THE FIRE DEPARTMENT RECOMMENDS APPROVAL OF THIS PROJECT AS PRESENTLY SUBMITTED WITH THE FOLLOWING CONDITIONS OF APPROVAL. FINAL MAP CONDITIONS OF APPROVAL Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an all-weather access surface to be clear to sky. 2. A copy, or copies due to the proposed phasing, of the Final Map(s) shall be submitted to the Fire Department for review and approval prior to recordation. 3. The private access within the development shall be indicated as "Private Driveway" on the Final Map. The required fire apparatus access, the fire lanes and turnarounds, shall be labeled as "Fire Lane" on the Final Map. Any proposed parking area, walkway, or other amenities within the private driveway shall be outside the required fire lane. Clearly delineate on the Final Map and submit to the Fire Department for approval. 4. Flag lot shall provide a minimum paved unobstructed driveway width of 20 feet, clear to the sky. The driveway shall be labeled as "Private Driveway and Fire Lane" on the Final Map. Verification of compliance is required prior to Final Map clearance. 5. A reciprocal access agreement is required for a private driveway and fire lane being shared by multiple lots. Submit documentation for these lots to the Fire Department for review prior to Final Map clearance. 6. A copy of the Water Improvement Plans, clearly depicting the required public fire hydrant locations, shall be submitted to the Fire Department for review and approval prior to Final Map clearance. 7. Provide written verification the required public fire hydrants have been installed and tested or bonded for in lieu of installation prior to Final Map clearance. Reviewed by: Juan Padilla Date: March 27, 2018 Page 1 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2018001064 MAP DATE: February 28, 2018 PROJECT: TR 60922 Amended Map 8. All raised center medians shall provide a break, a rolled curb, or curb depression at intervals determined by Public Works in consultation with the Fire Department. The location and distance between the median breaks will be determined by Public Works and the Fire Department during final road/street plan design. Road improvement plans must be submitted to the Fire Department for review and approval prior to final approval by the Department of Public Works. PROJECT CONDITIONS OF APPROVAL Water and access requirements for this development shall comply with the approved Tentative Map. The Exhibit Maps as part of the subdivision process are subject to change and shall be in compliance with Title 32 (County of Los Angeles Fire Code). 2. This property is located within the area described by the Fire Department as "Very High Fire Hazard Severity Zone". A "Fuel Modification Plan" shall be submitted and approved prior to building permit issuance. (Contact: Fuel Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205 for details). 3. All proposed buildings shall be places such that a fire lane is provided to within 150 feet of all exterior walls of the first story. This measurement shall be by an approved route around the exterior of the building or facility. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 4. The fire lane for the single family lots or detached condominium lots shall provide a minimum paved unobstructed width of 20 feet, clear to the sky. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. Reviewed by: Juan Padilla Date: March 27, 2018 Page 2 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2018001064 MAP DATE: February 28, 2018 PROJECT: TR 60922 Amended Map 5. The fire lanes for any other lot such as multi -family residential, school site, or recreational/park shall provide a minimum paved unobstructed width of 26 feet, clear to the sky. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 6. The buildings being served by a 26 feet wide fire lane will have a height restriction not exceed 30 feet above the lowest level of the Fire Department vehicular access road. Buildings exceeding this height shall provide a minimum paved fire lane width of 28 feet. The required fire lane shall be parallel to the longest side of the building between 15 feet and 30 feet from the edge of the fire lane to the building wall. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 7. Fire lanes exceeding a length of 150 feet that dead end are required to provide an approved Fire Department turnaround. All required Fire Department turnarounds shall be designed to accommodate the required fire apparatus as mentioned on the Fire Department standards due to the size of the building and shall be clearly depicted on the final design plans. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 8. Any change of direction within a private driveway shall provide a 32 feet centerline turning radius. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. 9. The gradient of a fire lane shall not exceed 15 percent. Any changes in grade shall not exceed 10 percent within a 10 feet distance or 5.7 degrees. Cross slopes and required Fire Department turnarounds shall not exceed 2 percent grades. Verification for compliance will be performed during the Fire Department review of the architectural plan or the revised Exhibit A process prior to building permit issuance. Reviewed by: Juan Padilla Date: March 27, 2018 Page 3 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2018001064 MAP DATE: February 28, 2018 PROJECT: TR 60922 Amended Map 10. All proposed bridges and elevated crossing shall be constructed and maintained in accordance with AASHTO HB -17 and designed to support a live load of 75,000 pounds as specified in the County of Los Angeles Fire Code and to the satisfaction of the Department of Public Works. Verification for compliance will be performed during the architectural plan review prior to building permit issuance. 11. All proposed vehicular and pedestrian gates shall be designed, constructed, and maintained in accordance with ASTM F2200 and UL 325 as specified in the County of Los Angeles Fire Code. The vehicular gates shall provide an unobstructed width not less than 20 feet when fully open. Verification for compliance will be performed during the architectural plan review prior to building permit issuance. 12. Install 123 public fire hydrants as noted on the Tentative Map filed in our office. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, be located to provide a minimum clearance of 3 feet around the fire hydrant, and conform to current AWWA standard C503 or approved equal. 13. The required fire flow from 103 of the public fire hydrants in the single family dwellings area for this development, if the future single family dwellings are less than 3,600 total square feet, is 1250 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. This fire flow may change during the Fire Department review of the architectural plans or the revised Exhibit A process prior to building permit issuance. 14. The other 20 required public fire hydrants within this development adjacent to the multi -family residential, school site, or recreational lots shall provide a fire flow of 4000 gallons per minute at 20 psi for a duration of 4 hours, over and above maximum daily domestic demand. This fire flow may be reduced during the Fire Department review of the architectural plans or the revised Exhibit A prior to building permit issuance. Reviewed by: Juan Padilla Date: March 27, 2018 Page 4 of 5 iaY 5 of w q�,` COUNTY OF LOS ANGELES FIRE DEPARTMENT �ajr��� _ FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323) 890-4243, Fax (323) 890-9783 CASE NUMBER: RPPL2018001064 MAP DATE: February 28, 2018 PROJECT: TR 60922 Amended Map 15. Fire hydrant locations and other water system requirements within the Exhibit Maps will be determined when final design plans are submitted to the Fire Department for review as architectural plans or revised Exhibit A prior to building permit issuance. 16. All required fire hydrants shall be installed, tested, and accepted prior to construction. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. 17. Parallel parking shall be restricted 30 feet adjacent to any public or private fire hydrant located on the public or private street, 15 feet on each side measured from the center of the fire hydrant. Adequate signage and/or stripping shall be required prior to occupancy. 18. An approved automatic fire sprinkler system is required for all proposed building within this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit for review and approval prior to installation. 19. The driveways required for fire apparatus access shall be posted with signs stating "No Parking -Fire Lane" and/or stripped accordingly in compliance with the County of Los Angeles Fire Code prior to occupancy. 20. All proposed streets and driveways within this development shall provide approved street names and signs. All proposed buildings shall provide approved address numbers. Compliance required prior to occupancy to the satisfaction of the Department of Public Works and the County of Los Angeles Fire Code For any questions regarding the report, please contact Juan Padilla at (323) 890-4243 or Juan.Padilla@fire.lacounty.gov. Reviewed by: Juan Padilla Date: March 27, 2018 Page 5 of 5 COUNTY OF LOS ANGELES DEPARTMENT OF PARKS AND RECREATION "Parks Make Life Better!" John Wicker, Director Norma E. Garcia, Chief Deputy Director April 5, 2018 Mr. Steven Jones, AICP Principal Regional Planning Assistant Department of Regional Planning 320 West Temple Street Los Angeles, California 90012 Dear Mr. Jones: AMENDED VESTING TENTATIVE TRACT MAP 60922 (SKYLINE) PARK AND TRAIL CONDITIONS OF MAP APPROVAL REGIONAL PLANNING MAP DATED FEBRUARY 28, 2018 This letter details the Department of Parks and Recreation (Department)'s park and trail conditions of map approval for the above map. PARK CONDITIONS As shown in the attached Park Obligation Report, the basic Quimby park land obligation for this proposed residential subdivision is 12.11 net acres (maximum slope 3%). For details, see attached Park Obligation Report and Worksheet. The Subdivider is proposing to include one public park as part of the subdivision: Lot 1042 (10.47 net acres). The Department recommends that the Subdivider develop and then convey to the County the public park provided that the site is deemed acceptable after a review of the required submittals listed below. Please refer to the Public Park Checklist of Required Submittals attached to this report for details on submittals prior to the public hearing as referenced in the following conditions. 1. Subdivider shall convey to the County a developed, 10.47 net -acre Public Park ("the Public Park"), shown on Lot 1042 within the Vesting Tract Map No. 60922. 2. The Public Park shall contain the following improvements which are shown in the park schematic design approved on October 18, 2016: a park identity monument; a community gathering area; a children's play area with parents' seat wall; a shade structure near the community gathering area; shade structure with group picnic area; picnic tables near the grass volleyball area; open lawn area; a plaza seat wall; grass Planning and Development Agency • 1000 S. Fremont Avenue, Unit #40, Alhambra, CA 91803 • (626) 588-5322 Mr. Steven Jones April 5, 2018 Page 2 of 9 volleyball area; one (1) basketball court; one (1) comfort station (to include a restroom, drinking fountain and storage room); ball field with bail field plaza and bleachers; multi -use field; bio-swales and planted buffers; parking for 20 cars (including 1 van accessible space); security lighting (locations to be indicated in the Design Development Phase); drinking fountain(s) and trash enclllosure(s) [locations to be indicated in the Design Development Phase]; locking gates at park entrance; park landscaping (including plant material, grading, irrigation and drainage); and ADA -compliant walkways. 3. The following off-site improvements to the Public Park shall be provided without receiving Quimby credit full street improvements and utilities/utility connections, including, but not limited to curbs, gutters, relocation of existing public utility facilities, street paving, traffic control devices, public trees„ public streets and sidewalks. Utility types, sizes, and locations shall be to the satisfaction of the Department. Utilities shall include water meter and utility lines (electricity, gas, sewer and telephone). 4. Prior to the Department clearing the first final (unit) map containing housing, Subdivider shall enter into a Park Development Agreement (PDA) and post Faithful Performance and Labor and Materials bonds with the Department to cover design and construction of the Public Park in accordance with updated costs estimates for the park. The PDA shall be substantially similar in form and content to the PDA approved by the Board of Supervisors on October 18, 2016, and the content of the bonds shall be substantially similar in form and content to the bonds used by the Los Angeles County Department of Public Works (DPW). Bonds may need to be updated prior to construction commencement if contracted construction costs change., For more information, please refer to the link below: http://file.lacounty.govlSDSInter/bos/supdocs/108114,pdf.. 5. Prior to the Department clearing the first final (unit) map containing housing, and for the Public Park, Subdivider shall submit a critical path method (CPM) schedule ("Park Delivery Schedule"). Said schedule shall include design development submittals and submittals required for the various stages of construction document development, permits and approvals, park construction commencement and completion dates, ALTA title policy, deed preparation and review, and deed recordation. The Initial Park Delivery Schedule shall serve as the baseline for all activities. Subdivider shall update the Park Delivery Schedule on a monthly basis to show actual progress compared to planned progress and submit the updates to the Department on the first County business day of each month. If as a result of these monthly schedule updates it appears that the Park Delivery Schedule does not comply with the critical path, the Subdivider shall submit a Recovery Schedule as a revision to the Park Delivery Schedule showing how all work will be completed within the period for park delivery. In the event Subdivider fails to comply with this Mr. Steven Jones April 5, 2018 Page 3 of 9 condition, the Department shall give written notice to Subdivider requesting submittal of the delinquent schedule update. Notice shall be deemed given when deposited in the U.S. Post Office or reliable over -night courier; postage prepaid, addressed to Subdivider, or by personal delivery to Subdivider's relevant address set forth in the PDA. If the requested update is not received within thirty (30) days after such notice is given, the Department will withhold further clearance of unit maps until the delinquent schedule update is received. 6. Lot 1049, Public Park: a. Subdivider shall enter into a PDA, post bonds, and submit a Park Delivery Schedule prior to the Department clearing the first unit (final) map containing housing. b. Subdivider shall commence Public Park construction prior to the County issuing the 377th residential building permit and complete park construction and convey the park to the County 20 months after construction commencement. Commencing when the first residential building permit is issued, Subdivider shall submit monthly reports to the Department that identify for each unit map the number of residential units for which building permits were issued ("permitted units") for the month and cumulative to date, and which relate permitted units to owner, building number, building type (e.g., single family home, condominium, apartment) and lot number. The monthly reports are due on the first County business day of each month until the park is conveyed to the County. Failure to provide the Department with a report or to commence construction prior to the 377th residential building permit, or to convey the park to the County prior to the last day of the 20th month after construction commencement will result in the Department requesting the Department of Public Works, to withhold further issuance of residential building permits until the respective report is received or park construction is commenced, or the park is conveyed to the County. c. Construction commencement is defined as the Subdivider starts precise grading and/or installing utilities for the Public Park. 7. Whenever a final map having multiple residential units on one or more lots is submitted to the Department for clearance, it shall be accompanied by a letter/table signed by the engineer of record identifying each residential lot by the number and amount of residential units organized into the following categories. a. Single-family (SF) detached units (includes detached condominium product); b. Multi -family dwelling units, <5 units per building (duplex-, tri-plex-, four-plex-, and town -home product types, condominiums and apartments); and Mr. Steven Jones April 5, 2018 Page 4 of 9 c. Multi -family dwelling units, 5 or more units per building (townhomes, condominiums, apartments).. 8. Subdivider shall submit park plans and specifications to the Department for review and approval during the design development stage one hundred percent (100%), fifty percent (50%), seventy-five percent (75%), ninety percent (900), and one hundred percent (100%) stages of construction document development,. Specifications shall be in Construction Specification Institute (CSI) 8 %-inch by 11 - inch book format. Specifications and a grading plan (scale 1 inch = 40 feet or as required by the Department) shall be submitted to the Department concurrent with the final grading plan submittal to DPW. The respective stage of each submittal shall be clearly labeled on the drawings and specifications. Plan submittals shall be made by giving the Department three (3) sets of drawings and a CD-ROM containing the drawings in AutoCAD format. The Department shall have twenty-one (21) County business days from receipt of any design/construction document submittal to review and approve it. If the Department does not respond within said time period, the submittal shall be deemed approved by the Department. Any corrections or changes made by the Department during review of one stage shall be incorporated into a revision of the current drawings and specifications and resubmitted for the Department's approval of the next said stage unless it is determined that the change Is significant whereas the construction document would be resubmitted prior to permission by Department for Subdivider to proceed with the next stage. The Public Park shall be developed in accordance with park improvement plans approved by the Department, using standard construction activities and responsible contractors licensed by the State of California to perform this type of work. Sole responsibility for completion of the park Improvements, and payment of all costs incurred, lies with the Subdivider. 9. Subdivider shall obtain all applicable jurisdictional approvals, comply with all applicable federal, state, and local laws, rules, codes, and regulations; obtain, coordinate and pay for all studies, permits, fees and agency inspections required to design and build the Public Park; provide one (1) copy of all studies,, permits,, inspection reports, and written approvals to the Department"s representative; provide the County with certification that the playground(s) constructed in the Public Park meet American Society for Testing and Materials (ASTM) standards, United States Consumer Product Safety Commission (USCPSC) standards, and all State of California accessibility playground guidelines. Playground certification shall be met by providing a satisfactory report from a third party (independent auditor that holds a current certification as a Playground Safety Inspector in good standing by the National Playground Safety Institute. 10. Subdivider shall designate and identify a project manager who willl oversee design and construction of the Public Park. The project manager shalll communicate by Mr. Steven Jones April 5, 2018 Page 5 of 9 providing written documentation via facsimile or mail to County's representative and abide by County's requirements and direction to ensure acceptable park completion; provide the County with reasonable access to the Public Park site and the park improvements for inspection purposes and at a minimum initiate and coordinate the following inspections and approvals during the course of construction with not less than two County business days advanced notice of any request for inspection or approval: (1) contractor orientation/pre-construction meeting; (2) construction staking and layout; (3) progress/installation inspections to be scheduled on a weekly basis or as required to insure conformance with construction documents; (4) irrigation mainline and equipment layout; (5) irrigation pressure test; (6) irrigation coverage test; (7) weed abatement after abatement cycle, to review degree of kill; (8) plant material approval; (9) plant material/Hydroseed/pre-maintenance inspection; (10) substantial completion and commencement of maintenance period; (11) final walk through and acceptance. Continued work without inspection and approval shall make Subdivider and its subcontractors solely responsible for any and all expenses incurred for required changes or modifications. County reserves the right to reject all work not approved in conformance with this condition. 11. Subdivider shall provide the Department with written Notice of Construction Commencement for the Public Park site. Construction Commencement is defined as when the Subdivider starts installing utilities for the Public Park. The Construction Phase is defined as the period of time from said notice to the date the Department issues its Notice of Acceptance of Completed Park Improvements, inclusive of the 90 -day plant establishment period. Upon completing park construction, and obtaining final sign off from DPW on all code compliance issues, notify the Department in writing by submitting a Notice of Completion of Park Construction. Within thirty (30) days after receipt of said notice, Department shall inspect the park and reasonably determine whether or not the park improvements have been constructed in accordance with the construction documents, and to a level of quality and workmanship for the Department to issue its Notice of Acceptance of Completed Park Improvements. If park construction is unacceptable, within fifteen (15) County business days after inspection, Department shall provide Subdivider with a list of items that need to be corrected, after receipt of said list, in order for the Department to issue its Notice of Acceptance of Completed Park Improvements, or issuance of said notice will be delayed until the items on the list are corrected. 12. Upon Department's Notice of Acceptance of Completed Park Improvements, Subdivider shall provide the Department with two (2) sets of record drawings, maintenance manuals, and irrigation controller charts, and contact information for utility companies and utility account codes in order for the Department to request timely transfer of utilities serving the Public Park. These documents shall also be submitted on a CD-ROM with the drawings in AutoCAD format. Mr.. Steven Jones April 5, 2018 Page 6 of 9 13. Subdivider shall convey the Public Park by recordable grant deed showing the fee vested with the County of Los Angeles, and free of all encumbrances except those not interfering with the use of the property for park or recreational purposes. Subdivider's designated title company shall provide the County with an ALTA title policy and survey and shall record the park deed simultaneously to County's acceptance of the park improvements, as evidenced by the County's issuance of a Certificate of Acceptance for the Public Park, and shall deliver the recorded deed to the Chief Executive Office - Real Estate Division, Property Management Section, 222 South Hill Street, Third Floor, Los Angeles, CA 90012. 14. Any major change proposed by the Subdivider to the Public Park's size (not more than a variance of two (2) acres), shape, location, or terrain as shown on the approved tentative tract or parcel map, or to the schematic design approved by the Department's Design Review Committee, shall be deemed a revision of the tentative tract or parcel map and shall require the filing of a revised map, as described in Los Angeles County Code Section 21.62.030. TRAIL CONDITIONS The Department is requiring the Subdivider to dedicate a twenty -foot (20') wide trail easement and construct a variable -width multi -use (hiking, equestrian, and mountain biking) trail. The proposed Mint Canyon Trail alignment with connection to Tentative Tract Map No. 46018 Mint Canyon Trail to the south and north to Vasquez Canyon Road, as shown on the Trail Exhibit Map sheet seven (7) of nine (9) is approved. The Department's trail conditions of map approval, are as follows: 1. The Subdivider is responsible to coordinate a discussion between the Department and the Department of Public Works (DPW) for a multi -use trail staging area easement for recreation purposes adjacent to the proposed DPW Sediment Placement Site adjacent to Vasquez Canyon Road. 2. Subdivider shall dedicate a twenty -foot (20') wide multi -use (hiking, equestrian, and mountain biking) trail easement to the County of Los Angeles for trail alignment shown on Trail Exhibit Map sheet seven (7) of nine (9). 3. Subdivider shall construct a variable -width four to six-foot (4'-6') wide trail within the proposed switchbacks at the northern end of the project site (see trail exhibit map sheet seven) and a six to eight -foot (6'-8') wide Natural Trail #2 in the open space lot within the twenty -foot (20') wide dedicated trail easement. Refer to the County of Los Angeles Trails Manual (Trails Manual) located at .trails.lacounty.gov. Mr. Steven Jones April 5, 2018 Page 7 of 9 4. The required trail easement shall be recorded via separate instrument, prior to final map recordation. Upon request the Department will provide a trail easement recordation template. 5. Full public access shall be provided for all trail user groups (hiking, equestrian, and mountain biking) in perpetuity for the multi -use trail. 6. Easement dedication(s) must be outside the public road right-of-way. 7. Subdivider shall include the Department in the transmittal of the project grading plan to Regional Planning. a Submit project grading plans, including grading information to the Department for review and approval. The trail grading information shall conform to Chapter 4.0 Trail Design Guidelines within the Trails Manual, and any applicable County codes, including but not limited to the following: i. Cross slope gradients on natural soil not to exceed four percent (4%) and longitudinal (running) slope gradients not to exceed ten percent (10%) for more than 300 feet. ii. Typical trail section and details to include: • Width and name of trail • Longitudinal (running) gradients • Cross slope gradients iii. Appropriate retaining walls as required to sustain trail tread. iv. Appropriate fencing where deemed necessary, for user safety, delineation of trail, and property security, as approved by the Department. v. If street crossing is requested, streetlight pole(s) must have crosswalk activation buttons at two heights to accommodate both pedestrian and equestrian traffic. Contact the Los Angeles County, Department of Public Works to address crosswalk design standards. 8. After project trail grading plan approvals, but prior to building permit issuance, the Subdivider shall: a. Submit a preliminary construction schedule showing milestones for completing the trail. Provide updated trail construction schedules, as needed, to the Department on a monthly basis. Mr. Steven Jones April 5, 2018 Page 8 of 9 b. Submit a cost estimate for construction of the multi -use trail. 9. Prior' to the start of initial tralil construction, the Subdiviider shall stake or flag the centerline of the trail) and then schedule a site meeting with the Department's Trails Planning Section (see below for, contact information) for initial trail alignment inspection and approval. 10. Subdivider shall notify the Department within five (5) business days after completion of the trail construction, including installation of all required amenities for a "Final Trail Inspection Walk". Any portions of the constructed trail not approved, shall be corrected and brought into compliance with the Trails Manuall, approved plans, and the Department's "inspection walk"' comments, within thirty (30) calendar days. The Subdivider shall then call the Department to schedule another site inspection. 11. Prior to the Department's final acceptance of the constructed trail alignment for the Miint Canyon Trail„ the Subdivider shall: a. Submit electronic copies (AutoCAD format) on CD or DVD of the as -built Trall, grading and construction drawings to the Department's Trails Planning Section. b. Submit a letter to the Department requesting acceptance of the dedicated constructed trail. The Department will issue a trail acceptance letter only after receiving proof of recordation of the required trail easement, completion of the trail, and a written request for final trail approval and as -built trail drawings to the satisfaction of the Department Mr. Steven Jones April 5, 2018 Page 9 of 9 If you have any questions regarding the park conditions, please feel free to contact Loretta Quach of my staff at (626) 588-5305 or by email Iquach@parks.lacounty.gov. For questions regarding the trail comments, please contact Robert Ettleman at (626) 588-5323 or by e-mail at rettleman@parks.lacounty.gov. Sincerely, Kathline J. King Chief of Planning KK1Q: RE;nm Enclosures c: Parks and Recreation (J. Gargan, C. Lau, M. O'Connor, L. Quach, R. Ettleman) Los Angeles County Department of Parks and Recreation SUBDIVISION MAP REVIEW TENTATIVE MAP STAGE - PRE -PUBLIC HEARING PUBLIC PARK CHECKLIST OF REQUIRED SUBMITTALS When proposing a public park, please submit the following items to the Department of Parks and Recreation (Department) for the Department's clearance for the public hearing stage. Include an electronic file (PDF) for each submittal: PARK SITE GRADING PLAN - Provide a small scale (1" = 40') drawing that shows park lot boundary lines and the proposed limits of grading to achieve the level (net acreage: maximum slope 3%) pad upon which the park will be developed. Note the net acreage, the park's lot number, and identify land use adjacent to the park lot. Include a vicinity map insert showing the park in context to the subdivision and the subdivision's surrounding area. This submittal will be used by the Department when developing the Facility Program that will be given to the Subdivider to base the park's schematic design on. PARK SCHEMATIC DESIGN -Schematic design at scale 1" = 40' for proposed park(s) showing proposed improvements, their relationships, and space requirements. Submit this plan on sheets 24" x 36" In size or larger and include the following information: • Gross Acreage Notation; • Net Acreage (maximum slope 3%) Notation and limits of grading line for net acreage; • Park Site(s) Lot Number(s) • Park Lot Boundary Lines; • Layout of Park Improvements; • Owner and Consultant/Designer Information and Drawing Date; • Pertinent topographical features; • Hazard Zone Information (flood plains, seismic set back zones etc.); • Easements(s) or Rights -of -Way Lines (including conservation easements) - existing and proposed; • Trails and Staging Area(s); • Names of Adjacent Streets; • Graphic Scale (1" = 40'); • North Arrow; and • Legend of Improvements and Symbols; • Parking Space Calculation Table showing: 1) total number of parking spaces required by Section 22.52.1175 of the Los Angeles County Code; 2) total number of parking spaces provided; and 3) number of handicapped accessible spaces. The Park Schematic Design must be reviewed and approved by the Department's Design Review Committee (DRC). PARK EXHIBIT MAP (include as sheet to the Tentative Map/C.U.P Exhibit A): Thisis the DRC - approved Schematic Design converted into a line -preferably CAD -drawing. PHASING MAP, EXHIBIT & TABLE (Include as a sheet to the Tentative Map) - Map must show each phase and related unit map numbers. Include a table which shows for each unit map, the number of residential units in column form for each of the following categories: • Single-family detached; • Multi -family dwelling units, less than 5 units per building; Los Angeles County Department of Parks and Recreation SUBDIVISION MAP REVIEW TENTATIVE MAP STAGE - PRE -PUBLIC HEARING PUBLIC PARK CHECKLIST OF REQUIRED SUBMITTALS Multi -family dwelling units, 5 or more units per building; Total number of residential units in each column category; and Cumulative total for all units combined (phase -to -phase running total amount of units), and projected recordation dates of each unit map. SCHEMATIC DESIGN LEVEL COST ESTIMATE - Provide schematic design level cost estimate to design and build the proposed park(s). PHASE I ENVIRONMENTAL SITE ASSESSMENT (ESA) - Submit one (1) hardcopy of the ESA and a CD-ROM containing the report. The ESA must: • Be prepared for each proposed public park site by a State of California Registered Professional Geologist or Registered Civil Engineer; • Meet all current Environmental Protection Agency (EPA) requirements; • Meet ASTM E1527-05 or current standards; and • Be less than one year old. Submit copies of all existing Phase I, Phase II ESAs, and Phase 111 Site Remediation Reports for each park site and/or for the proposed land subdivision. GEOTECHNICAL REPORT - The Department will request Public Works' Geotechnical and Engineering Division to review the geotechnical report that the applicant submits to Public Works to determine the geotechnical stability of each proposed park site. PRELIMINARY TITLE REPORT - Submit a preliminary title report on the park site(s) and copies of all existing easements affecting the park site. COPIES OF ALL EASEMENT DOCUMENTS AFFECTING PARK SITE(S) - Submit copies of all recorded easements or other encumbrances affecting the proposed park site(s) with a notation on the Park Exhibit Map stating Subdivider's intent to coordinate the quit claim of particular easements with the Chief Executive Office's Real Estate Division. LETTER FROM SCHOOL DISTRICT (if applicable) - Submit a letter from the school district serving the proposed subdivision that certifies that the school sited adjacent to the proposed public park can meet its recreational requirement without using land dedicated for park purposes. LOS ANGELES COUNTY OJ;,�y OF LOS 4H FN 5 "` DEPARTMENT OF PARKS AND RECREATION ` PARK OBLIGATION REPORT Tentative Map # 60922 DRP Map Date: 02/28/2018 SCM Date: 04/05/2018 Report Date: 03/28/2018 Park Planning Area # 35D CSD: Map Type: Amendment Map - Tract °rcaaaouuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu Total Units 1,220 = Proposed Units 1,220 + Exempt Units 0 Park land obligation in acres or in -lieu fees: ACRES: 12.11 IN -LIEU FEES: $325,380 Sections 21.24.340, 21.24.350, 21.28.120, 21.28.130, and 21.28.140, the County of Los Angeles Code, Title 21, Subdivision Ordinance provide that the County will determine whether the development's park obligation is to be met by: 1) the dedication of land for public or private park purpose or, 2) the payment of in -lieu fees or, 3) the provision of amenities or any combination of the above. The specific determination of how the park obligation will be satisfied will be based on the conditions of approval by the advisory agency as recommended by the Department of Parks and Recreation. The Representative Land Value (RLVs) in Los Angeles County Code (LACC) Section 21.28.140 are used to calculate park fees and are adjusted annually, based on changes in the Consumer Price Index. The new RLVs become effective July 1 st of each year and may apply to this subdivision map if first advertised for hearing before either a hearing officer or the Regional Planning Commission on or after July 1 st pursuant to LACC Section 21.28.140, subsection 3. Accordingly, the park fee in this report is subject to change depending upon when the subdivision is first advertised for public hearing. The park obligation for this development will be met by: The dedication of 10.24 acres for public park. Contributing $325,380 in park improvements. Conditions of approval attached to report. Trails: No Trails Comments: The map proposes 1,032 single-family units and 188 multi -family detached condominium units. For further information or to schedule an appointment to make an in -lieu fee payment: Please contact Clement Lau at (626) 588-5301 or Loretta Quach at (626) 588-5305 Department of Parks and Recreation, 1000 S. Fremont Avenue, Unit #40. Building A-9 West, 3rd Floor. Alhambra, California 91803. By: Kathline J. King, Chief f-Pf nning SD -5 March 28, 2018 LOS ANGELES COUNTY OJ;,�y OF LOS 4H FN 5 "` DEPARTMENT OF PARKS AND RECREATION ` tt CA(IF, Op0.N�P/ PARK OBLIGATION WORKSHEET � Tentative Map # 60922 DRP Map Date: 02/28/2018 SCM Date: 04/05/2018 Report Date: 03/28/2018 Park Planning Area # 35D CSD: Map Type: Amendment Map - Tract rcaaaouuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu The formula for calculating the acreage obligation and or in -lieu fee is as follows: (P)eople x (0.0030) Ratio x (U)nits = (X) acres obligation (X) acres obligation x RLV/Acre = In -Lieu Base Fee Where: P = Estimate of number of People per dwelling unit according to the type of dwelling unit as determined by the U.S. Census Ratio = The subdivision ordinance provides a ratio of 3.0 acres of park land for each 1,000 people generated by the development. This ratio is calculated as "0.0030" in the formula. U = Total approved number of Dwelling Units. X = Local park space obligation expressed in terms of acres. RLV/Acre = Representative Land Value per Acre by Park Planning Area. Total Units 1,220 = Proposed Units 1,220 + Exempt Units 0 Park Planning Area = 35D SD -5 March 28, 2018 ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FOR THIRD AMENDMENT TO VESTING TENTATIVE TRACT MAP NO. 060922 RPPL2018001064 PROJECT NO. 04-075 1. Existing Entitlements On December 7, 2010, the Board of Supervisors approved Vesting Tentative Tract Map ("VTTM") No. 060922, Highway Realignment ("HWY") No. 200900001, General Plan Amendment ("PA") No. 04-075, Conditional Use Permits ("CUPs") 04-075 and 200900121 and Oak Tree Permit ("OTP") No. 200700021, certified the final Environmental Impact Report ("EIR") and adopted the Findings and Statement of Overriding Considerations ("Findings and SOC") and incorporated the Mitigation Monitoring and Reporting Program ("MMRP") into the conditions of approval. The subject property is located west of Sierra Highway, south of Vasquez Canyon Road, and north of the City of Santa Clarita in the Sand Canyon Zoned District. b. The approved VTTM and CUPs authorized creation of clustered hillside residential development of 1,260 single-family residence lots, 25 open space lots, 10 park lots, four water pump station lots and 13 public facility lots on 2,173.25 gross acres. c. The HWY and PA authorize the realignment of Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway and renaming the realigned portion Skyline Ranch Road, and authorizes the amendment to the Master Plan of Highways within the Los Angeles Countywide General Plan to effectuate the HWY. d. The original OTP authorizes the removal of one oak tree. Mitigation measures identified in the approved EIR and MMRP, and imposed on the project as a condition of approval, include the following categories: visual quality, noise, air quality, law enforcement services, cumulative traffic, solid waste disposal, and cumulative global climate change. f. On December 20, 2016, a County of Los Angeles Hearing Officer approved authorization for adjustments to the configuration of lots, substitution of 384 single-family residence lots with four multi -family residence lots developed with 344 detached, single-family residence condominium units, relocation of the public school, public park and private recreation and park lots, alterations to private drives and fire lanes, street locations and realignment of Skyline Ranch Road (Realignment No. 2016004512), and elimination of a proposed pedestrian bridge. On November 17, 2017, a County of Los Angeles Hearing Officer approved authorization to reconfigure single-family residence lots to enhance active recreation areas within the approved project development footprint, adjust pad elevations for the improved privacy of the single-family residence lots adjacent to private recreation centers and a private park and to accommodate balancing grading on-site, avoiding export due to the moving of earth material, alter private drives and fire lanes, and replace one multi -family residence lot proposed for new, detached single- family residence condominium units, with 156 single-family residence lots, bringing the total single-family residential dwelling units down 40 fewer to 1,220. 2. Proposed Entitlement Modifications The proposed project changes require a Third Amendment to VTTM No. 060922 RPPL2018001064 and an Addendum to the certified final EIR. 3. Proposed Amendment to Vesting Tentative Tract Map No. 060922 The Third Amendment to the VTTM, proposes the following: a. Adjustment of the timing of a required sedimentation site. b. Change of payment schedule to allow the bonding of the project to apply for the required Bridge and Thoroughfare fees. c. Front yard trees for each unit contained within the multi -family residence lots. d. All applicable Conditions of Approval for VTTM 060922, CUPs 04-075, 200900121 RPPL2017009424 and OTP 200700021 shall remain in effect for this proposed Amendment to VTTM 060922 except for those conditions specifically called out to be modified by these entitlements (see attached Amendment Map Conditions and CUP Modification Conditions Addendum). 4. CEQA Addendum Findings Pertaining to Proiect Modifications CEQA Section 15164 authorizes a Lead Agency to prepare an Addendum to a previously certified EIR if changes or additions to the document are necessary, but none of the conditions described in Section 15162 are present, as described below: • No substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; • No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new potentially significant environmental effects or a substantial increase the severity of previously identified potentially significant effects; • No new information of substantial importance, which was not known, and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted as complete, shows any of the following: • The project will not have one or more significant effects not discussed in the previous EIR: • Potentially significant effects previously examined will not be substantially more severe than shown in the previous EIR: • No new mitigation measures or alternatives previously found to be infeasible have been 2 Provide bus shelters No chang N/A along Skyline Ranch Road. Dev--Iop and No chang N/A impletnenta Been educational The amended Project proposes to implement the sane mitigation measures as the previous project where the measures are not related to the changes. As shown above, these amendments will result in the reduction of each potential impact identified in the original EIR, and, therefore, will not cross the thresholds identified in Section 15162 of the California Environmental Quality Act (CEQA) that would require a subsequent EIR. Therefore, this Project Amendment qualifies for an Addendum to the previously certified final EIR, as authorized under CEQA Section 15164. '52 By: 4f, ................................. Date'Z,,0 0 '117�C i L /9 Of LOS;-. ��V G�rFv 1 ��Siifox?�l�. Los Angeles County Depaxtment of.Regional P arcing Planning foi- the Challenges Ahead CERTIFIED -RECEIPT REQUESTED December 15, 2010 Pardee Homes 10880 Wilshire Blvd., Ste. 1900 Los Angeles, CA 90024 SUBJECT: PROJECT NO. 04-075-(5) GEI4ERA:L PLAN AMENDMENT N0. 200900009 HIGHWAY R.EALIGlIItfiiENT N0.200900001 CONDITIONAL USE PERMIT N0. 04.075 - CONDITIONAL USE PERMIT NO. 20090012/ OAK TREE PERMIT 140, 2€ 070002 c VESTING TENTATIVE TRACT MAP I10. 060922 MAP DATE: October 22, 2009 Dear Applicant: r Richard J. Brucfiner Director A public hearing on Vesting Tentative Tract Map No. 060922, Highway Realignment No. 200900001, General Plan Amendment No. 04-075, Conditional Use Permit No. 04-075, Conditional use Permit Case No. 200900121, and Oak Tree Permit No. 200700021 was held by the Los Angeles County Board of Supervisors on July 27, 2010. After considering the evidence presented, the Board of Supervisors in their action on December 7, 2010, APPROVED the vesting tentative tract, highway realignment, general plan amendment, conditional use permits, and oak tree permit in accordance with the Subdivision Map Act, and Title 21 (Subdivision Ordinance) and Title 22 (Zoning Ordinance) of the Los Angeles County Code. A copy of the approved findings and conditions is attached. The approval authorizes the creation a clustered hillside residential development of 1,260 single-family lots, 25 open space lots (including landscaped and natural open space lots), 10 parr lots (including one 12 -acre public park lot), four water pump station 320 West Temple Street: - Leis Angeles. CA. 90012 x 213-974-64 3.1 r Pax: 213-526-0434 r TDD: 213-617--2292 PROJECT NO. 04-075-(5) PAGE 2 Approval Letter lots, and 13 public facility lots on 2,173 gross acres; a Highway Realignment to authorize the realignment of Whites Canyon Road through the project site from approximately 1,400 feet east of Whites Canyon Road/Plum Canyon Road to Sierra Highway and renaming the realigned portion of the road to Skyline Ranch Road; a Plan Amendment to amend the Los Angeles Countywide General Plan to effectuate the Highway Realignment Case; a Conditional Use Permit to ensure compliance with the requirements of: (a) hillside management development in urban and non -urban areas, (b) density -controlled development, and (c) on-site grading exceeding 100,000 cubic yards, and also authorizes the development of an on-site temporary materials processing facility during project construction; a Conditional Use Permit to authorize an off-site grading and solid fill project for the grading and construction of Skyline Ranch Road from its western project boundary to approximately 1,400 feet east of Whites Canyon/Plum Canyon Road, with approximately 535,000 cubic yards of cut and 37,000 cubic yards of fill; an Oak Tree Permit to authorize removal of one non -heritage oak tree from the site on 2,173 gross acres. Your attention is called to the following conditions of the Vesting Tentative Tract Map - (Condition No. 38) Within three days of the approval date of this grant, the subdivider shall remit processing .fees in the amount of $2,867.25 payable to the County in connection with the filing and posting of a Notice of Determination in compliance with section 21152 of the California Public Resources Code and section 711.4 of the California Fish and Game Code to defray the costs of fish and wildlife protection and management incurred by the California Department of Fish and Game. No land use project subject to this requirement is final, vested, or operative until the fee is paid. (Condition No. 39) Within 30 days of the approval date of this grant, the subdivider shall deposit the sum of $3,000 with Regional Planning in order to defray the cost of reviewing the subdivider's MMP reports and to verify compliance with the information contained therein, as required by the MMP. The decision of the Board of Supervisors regarding the general plan amendment, highway realignment, and the vesting tract map shall become final and effective on the date of the decision; and the conditional use permits, and oak tree permit shall become final and effective on the 15th day after the date of the decision. The map, conditional use permits and oak tree permit approval shall expire on December 7, 2012. If the subject vesting tentative map does not record prior to the expiration date, a request in writing for an extension of the approval accompanied by theappropriate ponate fee, must be delivered in person within one month prior to the expiration PROJECT 110. 04-075-(6) Approval Letter PAGE 3 If you have any questions regarding this matter, please contact Ms. Alejandrina C. Baldwin of the Land Divisions Section of the Department of Regional Planning at (2 i 3) 074-6433 between the hours of 7:30 am and 6:30 pm, Monday through Thursday. Our offices are closed Fridays. Sincerely, DEPARTMENT OF REGIONAL PLANNING Richard J. Bruckner Director Susan Tae, A1CP Supervising Regional Planner Land Divisions Section ST: acb Attachments: Findings, Conditions, Mitigation Monitoring Program c: Subdivision Committee o►..°�Ak COUNTY OF LOS ANGELES + OFFICE OF THE COUNTY COUNSEL 648 KENNETH IIAHN IIALL OF ADMINISTRATION k _ t k C'�lIFORK�PX 500 WEST TEMPLE STREET LOS ANGELES, CALIFORNIA 90012-2713 TELEPHONE (213) 974.7545 ANDREA S13ERd]7AN ORDIN FACSIMILE County Counsel December 7, 2010 (213)613-4751 ADOPTED(13) 633-0901 BOARD OF SUPERVISORS E-MA1L. COUNTY OF LOS ANGELES Ihafetz@counsel.lacounty.gov The Honorable Board of Supervisors #12 12-07-10 County of Los Angeles Agenda No. 7 383 Kenneth Hahn Hall of Administration rY 07/27/10 SACM A, 500 West Temple Street EXECUTIVEOFFICIER Los Angeles, California 90012 Re: GENERAL PLAN AMENDMENT NUMBER 2009-00009-(5) FIFTH SUPERVISORIAL DISTRICTITHREE-VOTE MATTER Dear Supervisors: Your Board previously conducted a public hearing regarding the above -referenced application for a general plan amendment to facilitate a residential development of 1,260 single-family lots, 25 open space lots, 10 park lots, four water pump station lots, and 13 public facility lots on 2,173 gross acres, located north of the City of Santa Clarita in the Sand Canyon Zoned District. At the completion of the hearing, your Board indicated an intent to approve the general pian amendment and instructed us to prepare the appropriate resolution for approval. Enclosed is the proposed resolution for your consideration. &OE LEASED: � l enior Assistant Counfy Counsel LLH:sh Enclosure HOA.748759.2 Very truly yours, ANDREA SHERIDAN ORDIN County Counsel By LAWRENCE L. H \ ET Principal Deputy Coun Counsel Property Division 011 MO alf. wa stay m ZVI, 2q, A S14 - I UR yM�� J Flo f i :D fA Q C] a� JI 8 �3 I 14 N C) J .' O CCG d W LL LL CL OZQ W �'zaoid � OlW�an 2�G I .Z O U G vJ w z �g 9 8..33HS 33S 3N1-1 HDJ-VV\W -LDAHS DEIS EINI-I wow VIJ C -LEK]HS AAS ANI -1 HO-LVVM i\ col <I'd \\\�`� 2��\�\ I I I f. m w w w w U) ui LL w -i z 0 w lij U) w I Z J-33HS AAS 3NI-I 1-40-LVV\i HHM H', rw cnq cc 'a, I'D wig 12, LU C) Lu r tea, Z J-33HS AAS 3NI-I 1-40-LVV\i rw I I A, f I 1 Of Pin mo Nj PL q rj 1- �--- ism=- Nu A i 0 tl {p3 11ii NAN I Ing, ion" WOR a Nook 1 T 1 Rh �Wlmmwm hN 44 � 1� 6104, 01 A To n q 'N' � �; ii "I !" 11 ,, I", J WIN -i 111 1 t"L", �` ��"l " I 1 a n 111 i a it o Accu Owl avow Iu LK S1010 r n Of Pin mo Nj PL q rj 1- �--- ism=- Nu A i 0 1 A g an to ps q 10 1 HSI q, 1 " 4'� a ;4p� Rh TP i x HRN migg P ; c "I Byll Of I"' L 5 1�0 PH F�6 M' low", 111 {p3 11ii NAN I Ing, ion" WOR a Nook 1 T 1 Rh �Wlmmwm hN 44 � 1� 6104, 01 A To n q 'N' � �; ii "I !" 11 ,, I", J WIN -i 111 1 t"L", �` ��"l " I 1 a n 111 i a it 1 A g an to ps q 10 1 HSI q, 1 " 4'� a ;4p� Rh TP i x HRN migg P ; c "I Byll Of I"' L 5 1�0 PH F�6 M' low", 111