HomeMy WebLinkAbout2020-11-10 - RESOLUTIONS - MC 18-089 EIR (2)RESOLUTION NO.20-76
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT (SCH
NO. 2018121009) FOR MASTER CASE 18-089 (ARCHITECTURAL DESIGN REVIEW 18-
010; CONDITIONAL USE PERMIT 18-004; DEVELOPMENT REVIEW 18-009; HILLSIDE
DEVELOPMENT REVIEW (CLASS 4) 18-001; LANDSCAPE PLAN REVIEW 19-017; OAK
TREE PERMIT (CLASS 4) 19-003; RIDGELIKE ALTERATION PERMIT 18-001; AND
TENTATIVE TRACT MAP 82126), INCLUDING REQUIRED FINDINGS OF FACT AND
ADOPTION OF THE MITIGATION MONITORING AND REPORTING PROGRAM
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
a. An application for Master Case 18-089, the Bouquet Canyon Project (Project), was filed by
the Project applicant, Bouquet Canyon Project Owner, LLC (applicant), with the City of
Santa Clarita (City) on May 1, 2018, and deemed complete on May 31, 2018. The property
for which this application was filed (hereinafter "Project site") is located east of Bouquet
Canyon Road and south of Copper Hill Drive, in the community of Saugus; Assessor's
Parcel Numbers: 2812-008-003, -008, -013, -021, -022, -031, -900, 2812-038-002, and
2812-022-031. The entitlement requests (collectively, "Entitlements") include:
1.
Architectural Design Review 18-010 for the review of the proposed building
2.
design, styles, and forms.
Conditional Use Permit 18-004 to allow for the gating of private roadways,
multiple -family (multifamily) development in the Neighborhood Commercial (CN)
3.
zone, and for Cluster Development.
Development Review 18-009 for the review of the proposed physical design and
4.
layout of the Project.
Hillside Development Review (Class 4) 18-001 to allow for development on
property with an average cross -slope in excess of 10 percent.
5.
Landscgpe Plan Review 19-017 for the review of the proposed landscape plan.
6.
Oak Tree Permit (Class 4) 19-003 to allow for the removal of 26 non -heritage sized
oak trees, the major encroachment of one oak tree, and the minor encroachment of
7.
two oak trees.
Ridgeline Alteration Permit 18-001 to allow for the development within the
8.
Ridgeline Preservation (RP) Overlay Zone.
Tentative Tract Map 82126 to subdivide the 74.66-acre Project site into 19 lots. In
addition, the residential lots, within the subdivision, would have the ability to create
condominium units with a maximum of 375 residential units.
b. The Project site is located in the developed community of Saugus along the northern edge of
the City, on the eastside of Bouquet Canyon Road and south of Copper Hill Drive. The total
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development footprint, which includes off -site grading, would cover approximately 74.66
acres. The Project site is designated primarily of the Urban Residential 2 (UR2), Urban
Residential 5 (UR5), and Neighborhood Commercial (CN) zones, in addition to areas within
the Open Space (OS) and Public/Institution (PI) zones with identical corresponding zone
district classifications. The UR2 land use designation is intended for neighborhoods or
communities of single-family homes and other residential uses at a maximum density of five
dwelling units per one acre. The UR5 land use designation provides for medium- to high -
density apartment and condominium complexes in areas easily accessible to transportation,
employment, retail, and other urban services. Allowable uses in this designation include
multifamily dwellings at a minimum density of 18 dwelling units per one acre and a
maximum density of 30 dwelling units per one acre. The CN land use designation provides
for small neighborhood commercial districts that serve the short-term needs of residents in
the immediate area. Multifamily dwellings may be permitted in this zone with a Conditional
Use Permit (CUP). The areas on the Project site, that are designated as OS and PI zones,
would be primarily used for the construction of a new segment of Bouquet Canyon Road, to
follow the general alignment identified in the City's General Plan Circulation Element.
C. The Project site consists of undeveloped land, covered by a mixture of natural and altered
landscapes, prominent hills in the western side, and a stream course flowing from east to
west in the northern part of the site. Steep slopes and a prominent ridgeline define the site
topography in the western portion of the Project site, while lower, relatively flat land is
found in the eastern portion of the Project site. The ridgeline area is identified as a
Significant Ridgeline in the General Plan Conservation Element. Bouquet Creek is an
ephemeral stream that flows east to west through the northern edge of the site. It is mapped
as a floodplain and classified as a 100-year flood hazard zone by the Federal Emergency
Management Agency (FEMA). The Project site contains a total of 64 oak trees, none of
which is designated as a "Heritage" oak tree under the City's Oak Tree Preservation
Ordinance. The central portion of the Project site, zoned UR5, is identified in the General
Plan Housing Element as a suitable site.
d. The surrounding land uses include a mixture of residential uses to the north, west, and south,
vacant open space to the south, commercial uses (Canyon Center and Plum Commerce
Center) to the southwest, and the Los Angeles County Probation Department Camp Joseph
Scott to the east. There is a 2.74-acre parcel that is owned by another party and developed
with a single-family residence near the western site boundary, opposite Fan Court, that is
not part of the Project site.
e. In accordance with the California Environmental Quality Act (CEQA) Public Resources
Code, §21000 et seq.), the City is the lead agency and the City Council is the decision -
making body for the Bouquet Canyon Project. The City's Planning Commission is a
recommending body for the Project.
f. The City determined that an Environmental Impact Report (EIR) must be prepared for the
Project. The City determined that the following areas must be addressed in the EIR for the
Project: aesthetics, air quality, biological resources, cultural resources, energy consumption,
geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology
and water quality, noise, public services, transportation/traffic, tribal cultural resources,
utilities and service systems, and wildfire.
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g. A Notice of Preparation (NOP) for the Project EIR was circulated to affected agencies,
pursuant to CEQA and the State CEQA Guidelines (Cal. Code Regs., tit. 14, § 15000 et
seq.), for 45 days, beginning on December 4, 2018, and ending on January 18, 2019.
Agencies that received the NOP include, but are not limited to, the County of Los Angeles,
Los Angeles Regional Water Quality Control Board, California Department of Fish and
Wildlife, South Coast Air Quality Management District, law enforcement agencies, school
districts, waste haulers, water agencies, and utility companies serving the Santa Clarita
Valley in accordance with CEQA's consultation requirements. Comments from public
agencies, organizations, and members of the public were received in response to the NOP
for the Project.
h. A scoping meeting was held at Santa Clarita City Hall on January 9, 2019, to obtain
information from the public as to issues that should be addressed in the EIR. Notice of the
scoping meeting was published in The Signal newspaper on December 4, 2018. Six people
attended the scoping meeting. The topics of concern that were raised at the meeting included
traffic, noise, dust, air quality, flood and drainage, and a transparent process.
i. A site tour of the Project site with the Planning Commission was originally scheduled for
April 8, 2020; however, due to COVID-19 measures, the site tour was cancelled. A
memorandum, dated April 29, 2020, was sent to the Planning Commission, which included
a project description, area maps, site maps, and photo simulations for review.
j. The City prepared a Draft EIR for the Bouquet Canyon Project that addressed all issues
raised in comments received on the NOP. The Draft EIR was circulated for review and
comment by affected governmental agencies and the public, in compliance with CEQA.
Specifically, the Notice of Availability/Notice of Completion for the Draft EIR was
advertised on April 4, 2020, filed and posted on April 6, 2020, and the 60-day public review
period ended on June 5, 2020, at 5:00 p.m. in accordance with CEQA regulations. Staff
received written comments throughout the comment period, as well as oral testimony at the
June 2, 2020, July 7, 2020, and August 18, 2020, Planning Commission meetings for the
Project.
k. The Planning Commission public hearings for the Project were duly noticed in accordance
with the noticing requirements for each of the Entitlements. The Project was advertised in
The Signal, through on -site posting 14 days prior to the hearing, and by direct first-class
mailing to property owners within 1,000 feet of the Project site. In addition, the date and
time of each public hearing was posted on the two signs posted at the Project site.
1. The Planning Commission held a duly -noticed public meeting on the Project on June 2,
2020. The Planning Commission meeting, along with the subsequent meetings, were
conducted remotely, consistent with public health orders issued by the State of California
and the County of Los Angeles. These meeting were held at Santa Clarita City Hall, 23920
Valencia Boulevard, Santa Clarita, at or after 6:00 p.m. The meetings were conducted via
Zoom, livestreamed through the City's website, and broadcast on SCVTV Channel 20.
m. On June 2, 2020, the Planning Commission opened the public hearing for. the Project and
received a presentation from staff on the Project setting, requested entitlements, and project
description. Staff also made a detailed presentation on the Draft EIR Sections (Aesthetics,
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Air Quality, Biological Resources, Cultural Resources, Energy Consumption, Geology and
Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water
Quality, Noise, Public Services, Transportation/Traffic, Tribal Cultural Resources, Utilities
and Service Systems, Wildfire, and Project Alternatives). In addition, the Planning
Commission received a presentation from the applicant and public testimony regarding the
Project. The Planning Commission provided staff direction to bring the Bouquet Canyon
Project back to the Planning Commission at the July 7, 2020, meeting with the following: 1)
additional information regarding various discussion topics, including traffic, drainage, the
proposed row -house designs, emergency egress, recreational facilities, and bicycle parking,
and 2) a draft resolution and Conditions of Approval for the Planning Commission to
consider. In addition to the applicant, there were three speakers in favor of the Project and
one public speaker who was opposed to the Project. There were seven written comments
opposed to and nine written comments in favor of the Project submitted to the Commission
at the meeting. The Planning Commission closed the public hearing and continued the item
to the July 7, 2020, Planning Commission meeting.
n. On July 7, 2020, the Planning Commission continued the public meeting to the August 18,
2020, meeting to allow for additional time for staff and the applicant to respond to the
Project comments and the comments received during the EIR comment period. One speaker
provided comment on the Project expressing concerns over various technical aspects of the
Project, as well as expressing concerns over the June 2, 2020, meeting being conducted
remotely via Zoom.
o. On August 18, 2020, the Planning Commission continued the public meeting to a date
uncertain, per the request of the applicant, to allow for additional time to finalize Project
details. One speaker provided comment on the Project expressing concerns over riparian
habitat, ridgeline alteration, groundwater recharge, and traffic.
p. On October 6, 2020, the Planning Commission received a presentation from staff on the
follow-up items from the June 2, 2020, July 7, 2020, and August 18, 2020 meetings, along
with the applicant's presentation, and public testimony. In addition to the applicant, there
were a total of 13 speakers (6 in favor of the Project, 1 neutral, and 6 who were opposed to
the Project). There was a total of 32 written comments (30 in favor of the Project, 1 neutral,
and I who was opposed to the Project). The Planning Commission considered the Draft EIR
(April 2020) and Draft Final EIR (September 2020) prepared for the Project, as well as
information in staff reports, public testimony, and letters submitted to the Planning
Commission prior to recommending approval of the Project.
q. At the conclusion of October 6, 2020, public meeting, the Planning Commission voted 5-0 to
recommend that the City Council certify the Draft Final EIR (Resolution P20-08) and
approve the Project (Resolution P20-09). The Planning Commission also recommended that
the City Council adopt the Mitigation and Monitoring and Reporting Plan (MMRP).
r. Following the October 6, 2020, public meeting, the City prepared the Final EIR (October
2020). The Final EIR contained copies of all comment letters, responses to oral and written
comments received on the Draft EIR, Errata Section, and MMRP. Notice of the Final EIR's
availability was provided on October 30, 2020, to commenting agencies, organizations, and
persons.
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s. The City Council held a duly -noticed public hearing on the Project on November 10, 2020.
This hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m.
t. The City Council received public testimony, closed the public hearing, certified the Final
EIR, and adopted all necessary approval documents (e.g., resolutions) for approval of the
Project. The Draft EIR (April 2020), Draft Final EIR (September 2020), and Final EIR
(October 2020) have been prepared and circulated in compliance with CEQA.
u. Based upon the Draft EIR (April 2020), Draft Final EIR (September 2020), and Final EIR
(October 2020), staff and consultant presentations, staff reports, applicant presentations, and
public comments and testimony, the City Council finds that the Project will not adversely
affect the health, peace, comfort, or welfare of persons residing in the area; nor will the
Project be materially detrimental to the use, enjoyment, or valuation of property in the
vicinity of the Project site; nor will the Project jeopardize, endanger or otherwise constitute a
menace to the public health, safety, or general welfare since the Project conforms with the
Zoning Ordinance and is compatible with surrounding land uses.
v. Additionally, the City Council finds that all public hearings pertaining to the Project were
duly noticed in accordance with noticing requirements for each of the entitlements. The
Project was advertised in The Signal, through on -site posting 14 days prior to each hearing,
and by direct first-class mailing to property owners within 1,000 feet of the Project site.
w. The location of the documents and other materials for the Master Case 18-089 project file
that constitute the record of proceedings upon which the decision of the City Council is based
is found in with the Community Development Department, specifically in the custody of the
Director of Community Development.
SECTION 2. CEQA REQUIREMENTS. The City Council does hereby make the following
findings of fact:
a. The California Environmental Quality Act ("CEQA;" Pub. Resources Code, §21000 et seq.)
provides that "public agencies should not approve projects as proposed if there are feasible
alternatives or feasible mitigation measures available which would substantially lessen the
significant environmental effects of such projects[.]" (Pub. Resources Code, § 21002,
emphasis added.) The procedures required by CEQA "are intended to assist public agencies
in systematically identifying both the significant effects of proposed projects and the
feasible alternatives or feasible mitigation measures which will avoid or substantially lessen
such significant effects." (Ibid.);
b. CEQA's mandates and principles are implemented, in part, through the requirement that
agencies adopt findings before approving projects for which EIRs are required. For each
significant environmental effect identified in an EIR for a proposed project, the approving
agency must issue a written finding reaching one or more of three permissible conclusions:
(1) "[c]hanges or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environmental effect as identified in the
Final EIR,"
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(2) "[s]uch changes or alterations are within the responsibility and jurisdiction of another
public agency or can and should be adopted by such other agency," or
(3) "[s]pecific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or project alternatives identified in the final EIR."
(Cal. Code Regs., tit. 14, § 15091.) CEQA defines "feasible" to mean capable of being
accomplished in a successful manner within a reasonable period of time, taking into account
economic, environmental, social, legal and technological factors. (Pub. Resources Code,
§21061.1; Cal. Code Regs., tit. 14, §15364.);
c. The concept of "feasibility" also encompasses the question of whether a particular
alternative promotes the underlying goals and objectives of a project. "Feasibility" under
CEQA, then, encompasses "desirability" to the extent that desirability is based on a
reasonable balancing of the relevant economic, environmental, social, and technological
factors;
d. CEQA requires that the lead agency exercise its independent judgment in reviewing the
adequacy of an EIR and that the decision of a lead agency in certifying a Final EIR and
approving a project not be predetermined. The City Council has conducted its own review
and analysis, and is exercising its independent judgment when acting as herein provided;
e. CEQA requires decision -makers to adopt an MMRP for those mitigation measures
identified in the Final EIR that would mitigate or avoid each significant impact identified in
the EIR and to incorporate the MMRP, including all mitigation measures, as a condition of
Project approval;
f. CEQA requires that the responses to comments in the Final EIR demonstrate good faith and
a well -reasoned analysis, and not be overly conclusory. In response to several of the
comments received, portions of the Draft EIR have been revised. Although new material has
been added to the Draft EIR through preparation of the Final EIR, this new material
provides clarification to points and information already included in the Draft EIR and is not
considered to be significant new information or a substantial change to the Draft EIR or to
the project that would necessitate recirculation; and
g. State CEQA Guidelines Section 15003(c) and (i) note that state courts have held that the
purpose of an EIR is to inform other governmental agencies and the public generally of the
environmental impacts of a proposed project. CEQA does not require technical perfection or
exhaustive treatment of issues in an EIR, but rather adequacy, completeness, and a good -
faith effort at full disclosure.
SECTION 3. CEQA FINDINGS. The City Council finds that the Final EIR for Master Case
18-089 (Architectural Design Review 18-010; Conditional Use Permit 18-004; Development
Review 18-009; Hillside Development Review (Class 4) 18-001; Landscape Plan Review
19-017; Oak Tree Permit (Class 4) 19-003; Ridgeline Alteration Permit 18-001; and Tentative
Tract Map 82126) identifies and discloses project -specific impacts and cumulative project
impacts.
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Environmental impacts identified in the Final EIR, findings, and facts in support of findings are
herein incorporated as CEQA Facts and Findings referred to as Exhibit A, and identified as
follows:
a. The Final EIR identifies significant but mitigated impacts, as set forth in Section 5.3 of
Exhibit A. Changes or alterations have been required in, or incorporated into, the Project
that will avoid or reduce these potential impacts to a less -than -significant level.
b. The Final EIR also identifies less -than -significant impacts, as set forth in Section 5.2 of
Exhibit A.
c. The less -than -significant impacts set forth in Section 5.2 of Exhibit A will not contribute to
cumulative impacts.
d. The MMRP, attached as Exhibit B and incorporated herein by this reference, is required to
mitigate project impacts.
SECTION 4. CONSIDERATION OF A REASONABLE RANGE OF ALTERNATIVES.
Based upon the above recitals and the entire record, including the Bouquet Canyon Project Final
EIR, oral and written testimony and other evidence received at the public hearings held on the
Project and Draft Final EIR and otherwise, upon studies and investigation made by the City
Council, and upon reports and other transmittals from City staff to the City Council, the City
Council further finds that the Final EIR analyzes a reasonable range of Project alternatives that
would feasibly attain most of the basic objectives of the Project, would lessen any of the
significant impacts of the Project, and adequately evaluates the comparative merits of each
alternative.
a. The objectives of the Project are specified in the Draft Final EIR and Section 2.2 of Exhibit
A. These objectives are used as the basis for comparing the Project alternatives and
determining the extent that the objectives would be achieved relative to the proposed
Project.
b. Alternative 1 — No Project/No Development Alternative. This alternative is required by the
State CEQA Guidelines and compares the impacts that might occur if the site is left in its
present condition with those that would be generated by the proposed Project. Under this
alternative, no development or redevelopment would occur beyond what exists today,
Bouquet Canyon Road alignment and Copper Hill Drive extension would not be built, and
the site remains in its current state.
This alternative would be environmentally superior as compared to the Project, however it
would not attain any of the Project Objectives as summarized in Section 2.2 of the CEQA
Facts and Findings (Exhibit A) and the objectives of the Circulation Element as summarized
in the City's General Plan. Therefore, this alternative is infeasible and also would not
provide any of the Project benefits.
c. Alternative 2 — Reduced Grading. This alternative consists of a modified site plan that
would limit the grading of the ridgeline and hillside on the western side of the site to only
what is required for the Bouquet Canyon Road roadway realignment, redistribute units from
PA-1 and PA-1 A to other areas, and eliminate PA-1 A.
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This alternative would reduce the aesthetic, air quality, and geology/soils impacts; however,
additional aesthetic and development review for compliance with the residential
development standards and compatibility would be necessary. Alternative 2 is generally
considered environmentally superior to the Project; however, it would result in increased
building heights from two-story to two- and three-story attached dwelling units in all
planning areas due to a loss of development areas in order to meet the proposed unit count
and reduce the range of housing types. The resulting higher density would dismiss the input
from the surrounding residents and comments throughout the Development Review
Committee (DRC) review process to keep buildings to two stories or less, consistent with
the surrounding community. Alternative 2 would not meet all of the Project Objectives, as
summarized in Section 2.2 of the CEQA Facts and Findings (Exhibit A). Therefore,
Alternative 2 is infeasible because it would not fully satisfy the eight project objectives, and
would not provide all of the Project benefits.
d. Alternative 3 — Reduced Alterations to Bouquet Creek, Oak Trees, and Sensitive Habitat.
This alternative would consist of a modified site plan that relocates some homes in PA-1 A
and PA-2 to avoid clusters of oak trees and preserves the entirety of Bouquet Creek, except
for new segment of Bouquet Canyon Road and bridge.
This alternative would reduce five types of impacts associated with the Project: aesthetics,
biological resources, cultural resources, geology/soils, hydrology/water quality, and is
generally considered environmentally superior to the Project; however, it has not fully
analyzed the hydrological impacts of leaving the entire existing floodplain in its current
state (refer to the Drainage Channel Design Alternatives discussion below). The Project
would be required to raise the roadways, existing transmission lines, and other utilities. In
addition, the planning area pads would need to be raised, the density would intensify, and
the building heights would be increased, similar to the results in Alternative 2. Alternative 3
would not meet all of the Project Objectives, as summarized in Section 2.2 of the CEQA
Facts and Findings (Exhibit A). Therefore, this alternative is infeasible because it would not
fully satisfy the eight project objectives, and would not provide all of the Project benefits.
SECTION 5. FINDINGS FOR CERTIFICATION OF THE FINAL EIR. Based upon the
above recitals and the entire record, including, without limitation, the Bouquet Canyon Project
Final EIR, oral and written testimony and other evidence received at the public hearings held on
the Project and the Final EIR, upon studies and investigation made by the City Council, and upon
reports and other transmittals from City staff to the City Council, the City Council finds the
following:
a. That the Final EIR for the Project is adequate, complete, has been prepared in accordance
with CEQA, and should be certified on that basis;
b. That the City Council has independently reviewed and considered the Final EIR in reaching
its conclusions;
c. That the Final EIR was presented and reviewed prior to taking final action to recommend
certification of the Final EIR and approval of the Bouquet Canyon Project;
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d. That, in accordance with State CEQA Guidelines Section 15091, the Final EIR includes a
description of each potentially significant impact and rationale for finding that changes or
alterations have been required in, or incorporated into, the Project which avoid or
substantially lessen the significant environmental effect, as detailed in Exhibit A attached
hereto. The analyses included in the Final EIR to support each conclusion and
recommendation therein is hereby incorporated into these findings;
e. That, in accordance with Public Resources Code Section 21081, modifications have
occurred to the Project to reduce significant effects;
f. That, in accordance with Public Resources Code Section 21081 and State CEQA Guidelines
Section 15091, changes and alterations have been required and incorporated into the Project
that avoid or substantially lessen its significant environmental effects because feasible
mitigation measures, including those in the MMRP, are made Conditions of Approval for
the Project;
g. That the Final EIR reflects the decision -maker's independent judgment and analysis;
h. That a MMRP has been prepared and is recommended for adoption to enforce the mitigation
measures required by the Final EIR and Project approvals; and
i. The documents and other materials which constitute the record of proceedings on which this
decision is based are under the custody of the Director of Community Development and are
located at the City of Santa Clarita, Community Development Department, 23920 Valencia
Boulevard, Suite 302, Santa Clarita, California 91355.
SECTION 6. The City Council has reviewed and considered the Final EIR (SCH No.
2018121009), and hereby determines that it is adequate and in compliance with CEQA. The City
Council hereby certifies the Final EIR and associated documents, and adopts the MMRP.
SECTION 7. The City Clerk shall certify to the adoption of this resolution and certify this
record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED, AND ADOPTED this 1 Ot" day of November, 2020.
OWN
ATTEST:
CITY CLERK
DATE
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk, of the City of Santa Clarita, do hereby certify that the foregoing
Resolution No. 20-76 was duly adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 1 Oth day of November, 2020, by the following vote of the
City Council:
AYES: COUNCILMEMBERS: Weste, Miranda, McLean, Smyth
NOES:
COUNCILMEMBERS:
None
ABSENT:
COUNCILMEMBERS:
None
RECUSE:
COUNCILMEMBERS:
Kellar
CITY CLERK
I
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Exhibit A
CEQA Facts and Findings
STATEMENT OF FACTS AND FINDINGS
REGARDING THE ENVIRONMENTAL EFFECTS
FOR THE
BOUQUET CANYON PROJECT
SCH NO. 2018121009
Lead Agency:
CITY OF SANTA CLARITA
23920 Valencia Boulevard, Suite 302
Santa Clarita, CA 91355
Statement of Facts and Findings
forthe
Bouquet Canyon Project Final Environmental Impact Report
TABLE OF CONTENTS
1.0 STATEMENT OF FACTS AND FINDINGS......................................................................1
1.1 Introduction..........................................................................................................1
2.0 PROJECT SUMMARY....................................................................................................3
2.1 Description of Project Proposed for Approval....................................................... 3
2.2 Statement of Objectives.......................................................................................9
3.0 ENVIRONMENTAL REVIEW/PUBLIC PARTICIPATION...............................................11
4.0 INDEPENDENT JUDGMENT AND FINDING................................................................12
5.0 ENVIRONMENTAL IMPACTS AND FINDINGS............................................................13
5.1 Effects Determined To Have No Impact in the EIR.............................................13
5.2 Effects Determined To Be Less Than Significant Without
Mitigationin the EIR..........................................................................................15
5.3 Effects Determined To Be Less Than Significant With Mitigation ....................... 21
5.4 Alternatives to the Proposed Project..................................................................63
6.0 CERTIFICATION OF THE FINAL EIR...........................................................................74
6.1 Findings.............................................................................................................74
6.2 Conclusions.......................................................................................................74
October 2020
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7.0 STATEMENT OF FACTS AND FINDINGS
1.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires that a Lead Agency issue two sets of
findings prior to approving a project that would generate a significant impact on the environment.
The Statement of Facts and Findings is the first set of findings where the Lead Agency identifies
the significant impacts, presents facts supporting the conclusions reached in the analysis, makes
one or more of three potential findings for each impact, and explains the reasoning behind the
agency's findings.
The following statement of facts and findings has been prepared in accordance with the California
Environmental Quality Act (CEQA) and Public Resources Code Section 21081. CEQA Guidelines
Section 15091 (a) provides that:
No public agency shall approve or carry out a project for which an EIR has been
certified which identifies one or more significant environmental effects of the project
unless the public agency makes one or more written findings for each of those
significant effects, accompanied by a brief explanation of the rationale for each finding.
The three finding categories available for the Statement of Facts and Findings pursuant to CEQA
Guidelines Section 15091.
1. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
2. Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such
other agency or can and should be adopted by such other agency.
3. Specific economic, legal, social, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the Final EIR.
Statement of Facts and Findings
forthe
Bouquet Canyon Project Final Environmental Impact Report
The City of Santa Clarita (City), the CEQA Lead Agency, finds and declares that the Bouquet
Canyon Project Final Environmental Impact Report (EIR) has been completed in compliance with
CEQA and the CEQA Guidelines. The City Council finds and certifies that the EIR was reviewed
and information contained in the EIR was considered prior to approving the Bouquet Canyon
Project herein referred to as the "project."
Based upon its review of the EIR, the City Council finds that the EIR is an adequate assessment
of the potentially significant environmental impacts of the proposed project, represents the
independent judgment of the City, and sets forth an adequate range of alternatives to this project.
The Final EIR (October 2020) is composed of the following elements:
• Bouquet Canyon Residential Project Initial Study (November 2019)
• Bouquet Canyon Project Draft Environmental Impact Report (April 2020)
• Planning Commission Draft Final EIR (September 2020)
• Draft EIR Technical Appendices
• Mitigation Monitoring and Reporting Program
• A list of persons commenting on the Draft EIR, Comments, and Responses
• Errata from Draft EIR
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October 2020 3
Statement of Facts and Findings
forthe
Bouquet Canyon Project Final Environmental Impact Report
2.0 PROJECT SUMMARY
2.1 DESCRIPTION OF PROJECT PROPOSED FOR
APPROVAL
DESCRIPTION OF PROJECT
The Bouquet Canyon Project would construct a planned new segment of Bouquet Canyon Road
and develop 375 for -sale homes and related infrastructure, open space, recreation, slopes and
drainage improvements, extending over 74.66 acres of land. The following discussion describes
the types and amounts of new land uses approved by the City Council, along with the
infrastructure improvements and other elements that would comprise the project.
Residential Community
with the project would build a new residential community consisting of 375 for -sale homes, in both
attached and detached configurations, within five planning areas, as described below.
Planning Area 1 (PA-1) and 1A (PA-1A) (Single -Family Detached) — This includes 64 homes
designed as two-story structures, with attached, two -car garages on lot sizes averaging 2,447
square feet. Three plans are proposed with 3-5 bedrooms and 3-5 baths, with approximately
2,307-2,543 square feet of living area.
PA-1 would consist of two distinct areas on the western portion of the project site and would total
6.4 acres. Access to the northernmost portion of PA-1 would be through a cul-de-sac developed
directly opposite the existing Pam Court. Access to the other portion of PA-1 would be through a
two-lane, gated entry street along the new segment of Bouquet Canyon Road. This road would
also be used for access to PA -2 and PA-3.
PA-1A would be located in the southwestern portion of the project site and would total 1.5 acres.
Access to PA-1 A would be through a cul-de-sac that is proposed immediately north of the northern
end of the existing Canyon Center commercial site.
Planning Area 2 (PA-2) (Single -Family Detached/8-Pack Cluster) — This includes 136 homes
designed as two-story structures, with attached garages on lot sizes averaging 1,635 square feet.
Four plans are proposed, with 3-4 bedrooms and 2-3 baths, with approximately 1,498-1,801
square feet of total building area. Access to PA-2 would be through a two-lane, gated entry street
along the new segment of Bouquet Canyon Road. This road would also be used for access to
PA-1 and PA-3.
Planning Area 3 (PA-3) (Attached Backyard Towns) — This includes 90 homes designed as
two-story structures with attached garages, in groups of three attached homes, arranged around
a common driveway. Three plans are proposed, with 3-4 bedrooms and 3 baths, with
approximately 1,606-1,679 square feet of total building area. Access to PA-3 would be through a
two-lane, gated entry street along the new segment of Bouquet Canyon Road. This road would
also be used for access to PA-1 and PA-2.
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Planning Area 4 (PA-4) (Attached Rowtowns with Carriage Units) — This includes 85 homes
designed as two-story structures, with 4-7 attached homes in each "row." Each home would have
its own attached garage. Four plans are proposed, with 1-3 bedrooms and 2.5 baths and
approximately 721-1,521 square feet of total building area. Access to PA-4 would be through a
driveway that would be located a few hundred feet east of the existing David Way.
Open Spaces, Landscaping and Amenities
A variety of private and public amenities are included in the proposed project. This includes a
recreation center, with an in -ground swimming pool and spa, outdoor decks, barbeques, building
spaces for social gatherings, and restrooms/changing areas. Two private, open turf/play areas
are proposed as outdoor amenities within Planning Area 4. Common landscape areas would be
planted within the perimeters of each planning area, and between rows of homes in Planning
Areas 3 and 4. An extensive landscaping program is proposed, including community open spaces,
street trees and parkways along streets, recreational turf areas, native and manufactured slopes,
fuel modification areas, creek riparian enhancements, stormwater management, and private
yards.
An interconnected public walking trail network is proposed around the site perimeter, behind
(south edge of) Planning Area 4, through Planning Area 1, and around and up to the top of the
knoll in the western part of the site. A linear public park, with turf areas, ornamental landscape
elements, a tot lot, and seating areas, is proposed within the segment of Bouquet Canyon Road
that is to be abandoned, between Hob Court and Pam Court. A public parking lot, with adjacent
open turf areas, is proposed along the new segment of Bouquet Canyon Road, between the east
edge of Planning Area 3 and the eastern end of the new drainage channel, near the northeast
corner of the site. This would grant public access to the on -site public trail network.
The northernmost knoll feature in the western part of the site is to be preserved in its natural
landform condition, and this feature and adjacent lowland along Bouquet Canyon Road would be
the most prominent open space element within the project site. The public trail network described
above would provide visual access to the open space along the drainage zone and walking access
along and to the knolltop.
Roadway Circulation and Access
This project proposes off -site and on -site street improvements, as follows. A portion of existing
Bouquet Canyon Road would be abandoned, between Hob Court and Pam Court, and a new
alignment of Bouquet Canyon Road would be constructed from approximately 1,500 feet north of
Plum Canyon Road to approximately 700 feet south of Shadow Valley Lane, in accordance with
the City of Santa Clarita General Plan Circulation Element objectives for this major travel route.
The Circulation Element classifies Bouquet Canyon Road as a Secondary Highway, ultimately
with four travel lanes between Plum Canyon Road and Vasquez Canyon Road. The new segment
of Bouquet Canyon Road included in this project would be constructed as a four -lane roadway,
with bicycle lanes and parkways on both sides.
A private, on -site vehicle circulation network is proposed to provide access to homes within each
planning area and access to/from Bouquet Canyon Road. Access from existing and proposed
Bouquet Canyon Road would be provided to the various planning areas, as follows:
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• A cul-de-sac is proposed directly opposite Pam Court, to provide access to nine homes in
the northern part of Planning Area 1.
• A cul-de-sac is proposed immediately north of the northern end of the Canyon Center
commercial site, to provide access to 12 homes in Planning Area 1A.
• A two-lane, gated entry street would be located between Planning Areas 1, 2, and 3, along
the new segment of Bouquet Canyon Road. This entry street would link to the internal
street network serving Planning Areas 1, 2, and 3 and a total of 269 homes.
• A driveway would be located a few hundred feet east of David Way, to provide access to
the 85 homes in Planning Area 4.
Drainage/Water Quality
An engineered storm drainage system is proposed to collect and treat runoff from the developed
site and provide enhanced flood control protection along Bouquet Creek, which would eliminate
much of the existing floodplain conditions in that area. Main elements of the proposed drainage
system include:
• A concrete, trapezoidal channel to run parallel to Bouquet Creek, designed to contain 100-
year and other higher intensity storm flows. Access roads would be built along both sides
to facilitate regular and emergency maintenance operations.
• A low -flow "restored to natural" drainage channel, parallel to the proposed main flood
control channel, is proposed as a 30-foot wide, landscaped open space corridor to be
constructed in the primary drainage zone between Planning Areas 2 and 4.
• Infiltration basins, biofiltration basins, debris/desilting basins, a continuous deflective
separation unit, and storage pipes to collect and treat site runoff. Infiltration basins would
be located at the western end of Planning Area 4 and along the east side of the northern
terminus of the new Bouquet Canyon Road, between the new road and the athletic field
in the adjacent Los Angeles County Probation Camp Joseph Scott. Biofiltration basins
would be located in the northern piece of Planning Area 1, where the proposed cul-de-sac
enters from old Bouquet Canyon Road, immediately north of the new "Y" intersection of
old and new Bouquet Canyon Roads, and in the southern portion of the project site in
Planning Area 1 a to the south of the new "Y" intersection of old and new Bouquet Canyon
Roads.
• In -street, underground drainage lines to collect runoff from the developed areas for
conveyance into the proposed concrete -sided drainage channel north of Planning Area 2.
Water and Sewer Infrastructure
The project would connect to existing water mains maintained by the Santa Clarita Valley Water
agency, Santa Clarita Water Division, located in Bouquet Canyon Road to the north and south of
the proposed new segment of Bouquet Canyon Road. This connection would provide potable
water service to an on -site, underground water distribution system to serve all of the homes'
interior plumbing fixtures and for all outdoor irrigation applications. The project would need to
annex into LACSD, to authorize discharge of wastewater from throughout the project site to
LACSD's trunk sewer, referred to as the 24-inch Bouquet Canyon Relief Sewer, located in
Bouquet Canyon Road, south of Seco Canyon Road. The project would be required to construct
a new sewer main, located in Bouquet Canyon Road, to convey the project's wastewater flows to
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LACSD's trunk sewer. A private system of underground sewers would collect wastewater
generated at the homes and recreation centers for conveyance into the new sewer main.
Energy and Communications Infrastructure
Electrical energy would be provided throughout the residential planning areas via a connection to
Southern California Edison's facilities, located in Copper Hill Drive and Bouquet Canyon Road. A
portion of each home's electrical demand would be met with on -site solar photovoltaic panels,
pursuant to California's 2019 Building Energy Efficiency Standards (Title 24, Parts 6 and 11 of
the California Code of Regulations), which take effect on January 1, 2020. Natural gas service
would be provided to all homes and the two recreation centers via a connection to Southern
California Gas Company's transmission main lines, located in Bouquet Canyon Road and Copper
Hill Drive. The project would also install underground cables to enable connections within each
planning area to telecommunications services from a local provider of such services.
CONSTRUCTION PROGRAM
The construction of the Bouquet Canyon Project would occur over an estimated 60-month time
frame and involve four phases: Site Clearing/Mass Grading of the Entire Site; Site Improvements;
Off -Site Improvements; Home Construction and Landscaping. While construction would occur in
the order listed, some overlap between phases is possible. Grading would involve cut and fill
excavation of approximately 2.07 million cubic yards of soil materials, to be balanced on -site. This
includes grading that would be necessary to construct the new segment of Bouquet Canyon Road
through a significant ridgeline and to remove adversely oriented bedrock that would be replaced
with engineered fill materials.
AGREEMENTS, PERMITS, AND APPROVALS
This EIR is intended to inform and provide clearance under CEQA for governmental approval
actions necessary to authorize the project to proceed. These approvals are listed below.
City of Santa Clarita
Tentative Tract Map No. 82126—to subdivide the subject property into 19 lots for residential
land uses, streets, private drives, drainage infrastructure, slopes, and various open space
lots.
Conditional Use Permit 18-004—for private gating of multi -family units, any building heights
greater than 35 feet, and cluster development.
Architectural Design Review 18-010—for the proposed building design, styles, and forms.
Development Review 18-009—for the proposed physical design and layout of the project.
Hillside Development Review (Class 4) 18-001—to develop land with average cross slopes of
10 percent or more.
Ridgeline Alteration Permit 18-001—for development near a designated significant ridgeline
in the ridgeline preservation overlay zone.
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Oak Tree Permit (Class 4) 19-003—required for any encroachments or removals of protected
oak trees.
Landscape Plan Review 19-017 — for the proposed landscape plan.
Los Angeles Regional Water Quality Control Board
General Construction Permit, under the National Pollutant Discharge Elimination System.
Water Quality Certification, pursuant to Section 401 of the federal Clean Water Act.
United States Army Corps of Engineers
Nationwide Permit, pursuant to Section 404 of the federal Clean Water Act, for alterations to
Bouquet Creek.
Federal Emergency Management Agency
Letter of Map Revision ("LOMR"), pursuant to Title 44 of the Code of Federal Regulations,
Part 65, to modify floodplain limits along Bouquet Creek and amend the City's Flood
Insurance Rate Map, under the National Flood Insurance Program.
California Department of Fish and Wildlife
Streambed Alteration Agreement
2.2 STATEMENT OF OBJECTIVES
The Bouquet Canyon Project includes the following objectives:
a. Provide a range of housing units in distinct neighborhoods, to expand the opportunities for
homeownership in the Saugus area in particular, and Santa Clarita in general.
b. Build high -quality homes that will have strong appeal for home buyers.
c. Deliver new homes in a timely manner to capture a portion of the local housing demand,
while economic conditions are favorable.
d. Implement the Santa Clarita General Plan Element land use policies to create a residential
community at the project site, at a lower density than authorized by those policies.
e. Build a planned new segment of Bouquet Canyon Road, as identified in the Santa Clarita
General Plan Circulation Element, to replace a substandard segment and improve traffic
flow along this heavily traveled route.
f. Minimize grading of a significant ridgeline, while providing the necessary amount of
grading to construct the new segment of Bouquet Canyon Road in the preferred alignment.
g. Construct site improvements that achieve a desirable community character which will be
compatible with and enhance the residential character of surrounding neighborhoods.
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h. Alleviate existing flood hazards along the path of Bouquet Creek, to benefit the project site
and downstream areas.
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3.0 ENVIRONMENTAL REVIEW/
PUBLIC PARTICIPATION
The City of Santa Clarita City Council conducted an extensive review of this project which included
a Draft EIR, Draft Final EIR, and a Final EIR, including technical reports, along with a public review
and comment period. The following is a summary of the City's environmental review of this project:
■ Pursuant to the provision of CEQA Guidelines Section 15082, as amended, the City of
Santa Clarita circulated a Notice of Preparation (NOP) to public agencies, special districts,
and members of the public who had requested such notice for a 45-day period. The NOP
was also submitted to the State Clearinghouse on November 29, 2018, with the public
review period ending on January 18, 2019.
The NOP public review period ran for 45 days. The City received seven comment letters
from State, regional and local public agencies, and the public. The scope of the issues
identified in the comments included potential impacts associated with a variety of topical
areas.
■ A scoping meeting was held at the Santa Clarita City Hall, Century Conference Room on
January 9, 2019, to obtain information from the public as to issues that should be
addressed in the EIR. Notice of the scoping meeting was published in The Signal
newspaper on December 4, 2019. and was mailed to 14 government agencies, 4 utility
entities, and 4 special interest groups. During the scoping meeting, three local residents
expressed environmental concerns that were addressed in the Draft EIR.
■ The Draft EIR was distributed for public review and a Notice of Availability (NOA) and
Notice of Completion (NOC) was filed with the State Clearinghouse on April 4, 2020, for a
60-day review period, which concluded on June 5, 2020.
■ The City received a total of 14 comment letters concerning the Draft EIR from public
agencies and the public. The City prepared responses to all written comments. The
comments and responses are contained in Section 2 of the Draft Final EIR.
■ The Planning Commission held duly -noticed four public hearings on the project on June
2, July 7, 2020 (continuance), August 18, 2020 (continuance), and October 6, 2020. These
hearings were held remotely due to the novel corona virus COVID-19.
■ In accordance with CEQA and Public Resources Code Section 21092.5, the City provided
written responses to the public and public agencies that commented on the Draft EIR 10
days prior to the City Council hearing date.
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4.0 INDEPENDENT JUDGMENT AND FINDING
The City solicited proposals from independent consultants to prepare the Bouquet Canyon Project
EIR. Subsequently, the City selected and retained Michael Baker International to prepare the
Bouquet Canyon Project EIR. Michael Baker International prepared the EIR under the supervision
and direction of the City of Santa Clarita staff. All findings set forth herein are based on substantial
evidence in the record as indicated with respect to each specific finding.
FINDING:
The EIR for the project reflects the City's independent judgment. The City has exercised
independent judgment in accordance with Public Resources Code Section 21082.1(c)(3) in
retaining its own environmental consultant and directing the consultant in the preparation of
the EIR. The City has independently reviewed and analyzed the EIR and accompanying
studies and finds that the report reflects the independent judgment of the City.
The City Council has considered all the evidence presented in its consideration of the project
and the EIR, including, but not limited to, the Final EIR and its supporting studies, written and
oral evidence presented at hearings on the project, and written evidence submitted to the City
by individuals, organizations, regulatory agencies, and other entities. On the basis of such
evidence the City Council finds that with respect to each environmental impact identified in
the review process the impact (1) is less than significant and would not require mitigation; or
(2) is potentially significant but would be avoided or reduced to a less than significant level by
implementation of identified mitigation measures; or (3) would be significant and not fully
mitigated but would be, to the extent feasible, lessened by implementation of identified
mitigation measures.
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5.0 ENVIRONMENTAL IMPACTS AND FINDINGS
5.1 EFFECTS DETERMINED TO HAVE NO IMPACT IN THE
EIR
The Bouquet Canyon Project EIR found that the proposed project would have no impact with
respect to each of the following topic areas listed below.
FINDING:
The City of Santa Clarita City Council finds that based on substantial evidence in the
record, there would be no impacts, to the extent they result from the project, for the topics
identified below.
Agriculture and Forestry Resources
Ag-1 Would the project convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the California Resources Agency, to nonagricultural
use?
Ag-2 Would the project conflict with existing zoning for agricultural use, or a Williamson Act
contract?
Ag-3 Would the project conflict with existing zoning for, or cause rezoning of, forest land (as
defined in Public Resources Code Section 12220(g)), timberland (as defined by Public
Resources Code Section 4526), or timberland zoned Timberland Production (as defined
by Government Code Section 51104(g))?
Ag-4 Would the project result in the loss of forestland or conversion of forestland to non -forest
use?
Ag-5 Would the project involve other changes in the existing environment which, due to their
location or nature, could result in conversion of Farmland to nonagricultural use or
conversion of forestland to non -forest use?
Cumulative Agriculture and Forestry Resources Impacts
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Biological Resources
Bio-6 Would the project conflict with the provisions of an adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan?
Bio-7 Would the project affect a Significant Ecological Area (SEA) as identified on the City of
Santa Clarita ESA Delineation Map?
Geology and Soils
Geo-5 Would the project have soils incapable of adequately supporting the use of septic tanks
or alternative wastewater disposal systems where sewers are not available for the
disposal of wastewater?
Geo- 9 Would the project result in the destruction, covering, or modification of any unique geologic
or physical feature?
Hazards and Hazardous Materials
Haz-3 Would the project emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one -quarter mile of an existing or proposed school?
Haz-4 Would the project be located on a site which is included on a list of hazardous materials
sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it
create a significant hazard to the public or the environment?
Haz-5 For a project located within an airport land use plan area or, where such a plan has not
been adopted, within two miles of a public airport or a public use airport, would the project
result in a safety hazard for people residing or working in the project area?
Haz-6 For a project within the vicinity of a private airstrip, would the project result in a safety
hazard for people residing or working in the project area?
Haz-7 Would the project impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan?
Land Use and Planning
LU-3 Would the project conflict with any applicable habitat conservation plan, natural community
conservation plan, and/or policies by agencies with jurisdiction over the project?
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Mineral and Energy Resources
Min-1 Would the project result in the loss of availability of a known mineral resource that would
be of value to the region and the residents of the state?
Min-2 Would the project result in the loss of availability of a locally important mineral resource
recovery site delineated on a local general plan, specific plan, or other land use plan?
Noise
N-5 For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airstrip, would the project expose
people residing or working in the project area to excessive noise levels?
N-6 For a project within the vicinity of a private airstrip, would the project expose people
residing or working in the project area to excessive noise levels?
Trans portation/Traffic and Circulation
T-3 Would the project result in a change in air traffic patterns, including either an increase in
traffic levels or a change in location that results in substantial safety risks?
5.2 EFFECTS DETERMINED BE LESS THAN SIGNIFICANT
WITHOUT MITIGATION IN THE EIR
The Bouquet Canyon Project Final EIR found that the proposed project would have a less than
significant impact on a number of environmental topic areas listed below. A less than significant
environmental impact determination was made for each of the following topic areas listed below.
A detailed analysis of the topic areas is provided within the Final EIR.
FINDING:
The City of Santa Clarita City Council finds that based on substantial evidence in the
record, the following impacts, to the extent they result from the project, will be less than
significant.
Aesthetics
Aes-1 Would the project have a substantial adverse effect on a scenic vista?
Aes-2 Would the project substantially damage scenic resources, including, but not limited to,
primary/secondary ridgelines, trees, rock outcroppings, and historic buildings within a
state scenic highway?
Aes-3 Would the project substantially degrade the existing visual character or quality of the
site and its surroundings?
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Aes-4 Would the project create a new source of substantial light or glare that would adversely
affect day or nighttime views in the area?
Cumulative Aesthetics Impacts
Air Quality
AQ-4 Would the project result in other emissions (such as those leading to odors) adversely
affecting a substantial number of people?
Cumulative Air Quality Impacts
Biological Resources
Bio-5 Would the project conflict with any local policies or ordinances protecting biological
resources, such as tree preservation policy or ordinance?
Cumulative Biological Resources Impacts
Cultural Resources
CR-1 Would the project cause a substantial adverse change in the significance of a historical
resource, as defined in §15064.5?
Cumulative Cultural Resources Impacts
Energy Consumption
E-1 Would the project result in wasteful, inefficient or unnecessary consumption of energy
resources?
E-2 Would the project conflict with or obstruct a State or local plan for renewable energy
or energy efficiency?
Cumulative Energy Impacts
Geology and Soils
Geo-1 a Would the project directly or indirectly cause potential substantial adverse effects,
including the risk of loss, injury, or death involving rupture of a known earthquake fault,
as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued
by the State Geologist for the area or based on other substantial evidence of a known
fault?
Geo-1 b Would the project directly or indirectly cause potential substantial adverse effects,
including the risk of loss, injury, or death involving strong seismic ground shaking?
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Geo-1 c Would the project directly or indirectly cause potential substantial adverse effects,
including the risk of loss, injury, or death involving seismic -related ground failure,
including liquefaction?
Geo-1 d Would the project directly or indirectly cause potential substantial adverse effects,
including the risk of loss, injury, or death involving landslides?
Geo-2 Would the project result in substantial soil erosion or the loss of topsoil?
Geo-3 Would the project be located on a geologic unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in on- or off -site
landslide, lateral spreading, subsidence, liquefaction, or collapse?
Geo-4 Would the project be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial direct or indirect risks to life or
property?
Cumulative Geology and Soils Impacts
Greenhouse Gas Emissions/Climate Change
GHG-1 Would the project generate GHG emissions, either directly or indirectly, that may have
a significant impact on the environment?
GHG-2 Would the project conflict with any applicable plan, policy, or regulation adopted for
the purpose of reducing the emissions of greenhouse gases?
Cumulative Greenhouse Gas Emissions Impacts
Hazards and Hazardous Materials
Cumulative Hazards and Hazardous Materials Impacts
Hydrology and Water Quality
Hyd-1 Would the project violate any water quality standards or waste discharge requirements
or otherwise substantially degrade surface or groundwater quality?
Hyd-2 Would the project substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project may impede sustainable
groundwater management of the basin?
Hyd-3.i Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which
would result in substantial erosion or siltation on- or off -site?
Hyd-3.ii Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which
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would substantially increase the rate or amount of surface runoff in a manner which
would result in flooding on- or off -site?
Hyd-3.iii Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which
would create or contribute runoff water which would exceed the capacity of existing or
planned stormwater drainage systems or provide substantial additional sources of
polluted runoff?
Hyd-4 Would the project, in flood hazard, tsunami, or seiche zones, risk release of pollutants
due to project inundation?
Hyd-5 Would the project conflict with or obstruct implementation of a water quality control
plan or sustainable groundwater management plan?
Cumulative Hydrology and Water Quality Impacts
Land Use
LU-1 Would the project physically divide an established community?
LU-2 Would the project conflict with any applicable land use plan, policy, or regulation of an
agency with jurisdiction over the project (including, but not limited to, the general plan,
specific plan, local coastal program, or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
Cumulative Land Use Impacts
Mineral and Energy Resources
Min-3 Would the project use nonrenewable resources in a wasteful and inefficient manner?
Cumulative Mineral Resources Impacts
Noise
N-2 Would the project result in the generation of excessive groundborne vibration or
groundborne noise levels?
Cumulative Noise Impacts
Population and Housing
PH-1 Would the project induce substantial unplanned population growth in an area, either
directly (for example, by proposing new homes and businesses) or indirectly (for
example, through extension of roads or other infrastructure)?
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PH-2 Would the project displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing elsewhere?
Cumulative Population and Housing Impacts
Public Services —
Would the project result in substantial adverse physical impacts associated with the provision of
new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other performance objectives for any of
the public services:
• Fire Protection
• Police Protection
• Schools
• Library Services
Cumulative Public Services Impacts
Recreation
Rec-1 Would the project increase the use of existing neighborhood and regional parks or
other recreational facilities such that substantial physical deterioration of the facility
would occur or be accelerated?
Rec-2 Would the project include recreational facilities or require the construction or
expansion of recreational facilities which might have an adverse physical effect on the
environment?
Cumulative Recreation Impacts
Transportation/Traffic and Circulation
T-2 Would the project conflict with or be inconsistent with CEQA Guidelines Section
15064.3, Subdivision (b)?
T-3 Would the project substantially increase hazards due to a geometric design feature
(e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm
equipment)?
Utilities and Service Systems
Water Supply
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Util-1 a Would the project require or result in the relocation or construction of new or expanded
water facilities, the construction or relocation of which could cause significant
environmental effects?
Util-1 b Would the project have insufficient water supplies available to serve the project and
reasonably foreseeable future development during normal, dry, and multiple years?
Wastewater
Util-2a Would the project require or result in the relocation or construction of new or expanded
wastewater treatment facilities, the construction or relocation of which could cause
significant environmental effects?
Util-2b Would the project result in a determination by the wastewater treatment provider which
serves or may serve the project that it has inadequate capacity to serve the project's
projected demand in addition to the provider's existing commitments?
Stormwater Drainage
Util-3 Would the project require or result in the relocation or construction of new or expanded
stormwater drainage facilities, the construction or relocation of which could cause
significant environmental effects?
Dry Utilities
Util-4 Would the project require or result in the relocation or construction of new or expanded
electric power, natural gas, or telecommunication facilities, the construction or
relocation of which could cause significant environmental effects?
Cumulative Utilities and Service Systems Impacts
Wildfire
W-1 Would the project substantially impair an adopted emergency response plan or
emergency evacuation plan?
W-2 Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire
risks, and thereby expose project occupants to, pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
W-4 Would the project expose people or structures to significant risks, including downslope
or downstream flooding or landslides, as a result of runoff, post -fire slope instability,
or drainage changes?
Cumulative Wildfire Impacts
5.3 EFFECTS DETERMINED TO BE LESS THAN
SIGNIFICANT WITH MITIGATION '
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The City of Santa Clarita City Council having reviewed and considered the information contained
in the Final EIR, the Technical Appendices and the administrative record, finds, pursuant to
California Public Resources Code 21081 (a)(1) and CEQA Guidelines 15091 (a)(1) that changes
or alterations have been required in, or incorporated into, the proposed project, which would avoid
or substantially lessen to below a level of significance potentially significant environmental effects
identified in the Final EIR. The potentially significant adverse environmental impacts that can be
mitigated are listed below. The City of Santa Clarita City Council finds that these potentially
significant adverse impacts can be mitigated to a level that is considered less than significant after
implementation of mitigation measures identified in the Final EIR.
AIR QUALITY
The project's potential air quality impacts that can be mitigated or are otherwise less than
significant are discussed in Section 3.2 of the Final EIR. Identified impacts include exceedance
of maximum daily emissions of PM,o NO., during construction.
AQ-1 WOULD THE PROJECT CONFLICT WITH OR OBSTRUCT IMPLEMENTATION OF
THE APPLICABLE AIR QUALITY PLAN?
Findings
1. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts due to daily construction emissions exceeding those established by the
South Coast Air Quality Management District (SCAQMD) in the Air Quality Management Plan
(AQMP) have been eliminated or substantially lessened to a level of less than significant by virtue
of the mitigation measures identified in the Final EIR.
Mitigation Measures
MM 3.2-1 All off -road diesel -powered construction equipment greater than 50 horsepower
shall meet the EPA -certified Tier 4 emission standards. In addition, all construction
equipment shall be outfitted with best available control technologies (BACT)
devices certified by CARE. Any emissions control device used by the contractor
shall achieve emissions reductions that are no less than what could be achieved
by a Level 4 diesel emissions control strategy for a similarly sized engine as
defined by CARB regulations.
A copy of each unit's certified tier specification, BACT documentation, and CARB
or SCAQMD operating permit shall be provided at the time of mobilization of each
applicable unit of equipment.
MM 3.2-2 The contractor shall utilize hauling trucks no larger than Medium Heavy Duty
Trucks (MHDT) (i.e., gross vehicle weight rating [GVWR] 14,001 — 33,000 pounds)
during the site preparation and grading phases of construction.
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AQ-2 WOULD THE PROJECT RESULT IN A CUMULATIVELY CONSIDERABLE NET
INCREASE OF ANY CRITERIA POLLUTANT FOR WHICH THE PROJECT REGION
IS NON -ATTAINMENT UNDER AN APPLICABLE FEDERAL OR STATE AMBIENT
AIR QUALITY STANDARD?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts due to a cumulatively considerable net increase of any criteria pollutant for
which the project region is non -attainment under the AQMP have been eliminated or substantially
lessened to a level of less than significant by virtue of the mitigation measures identified in the
Final EIR.
Mitigation Measures
MM 3.2-1 All off -road diesel -powered construction equipment greater than 50 horsepower
shall meet the EPA -certified Tier 4 emission standards. In addition, all construction
equipment shall be outfitted with best available control technologies (BACT)
devices certified by CARB. Any emissions control device used by the contractor
shall achieve emissions reductions that are no less than what could be achieved
by a Level 4 diesel emissions control strategy for a similarly sized engine as
defined by CARB regulations.
A copy of each unit's certified tier specification, BACT documentation, and CARB
or SCAQMD operating permit shall be provided at the time of mobilization of each
applicable unit of equipment.
MM 3.2-2 The contractor shall utilize hauling trucks no larger than Medium Heavy Duty
Trucks (MHDT) (i.e., gross vehicle weight rating [GVWR] 14,001 — 33,000 pounds)
during the site preparation and grading phases of construction.
AQ-3 WOULD THE PROJECT EXPOSE SENSITIVE RECEPTORS TO SUBSTANTIAL
POLLUTANT CONCENTRATIONS?
Findings
1. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
1
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The potential impacts to sensitive receptors due substantial pollutant concentrations have been
eliminated or substantially lessened to a level of less than significant by virtue of the mitigation
measures identified in the Final EIR.
Mitigation Measures
MM 3.2-1 All off -road diesel -powered construction equipment greater than 50 horsepower
shall meet the EPA -certified Tier 4 emission standards. In addition, all construction
equipment shall be outfitted with best available control technologies (BACT)
devices certified by CARB. Any emissions control device used by the contractor
shall achieve emissions reductions that are no less than what could be achieved
by a Level 4 diesel emissions control strategy for a similarly sized engine as
defined by CARB regulations.
A copy of each unit's certified tier specification, BACT documentation, and CARB
or SCAQMD operating permit shall be provided at the time of mobilization of each
applicable unit of equipment.
MM 3.2-2 The contractor shall utilize hauling trucks no larger than Medium Heavy Duty
Trucks (MHDT) (i.e., gross vehicle weight rating [GVWR] 14,001 — 33,000 pounds)
during the site preparation and grading phases of construction.
BIOLOGICAL RESOURCES
The project's potential biological resources impacts that can be mitigated or are otherwise less
than significant are discussed in Section 3.3, of the Final EIR. Identified impacts include adverse
effects to candidate, sensitive, or special -status species identified by the California Department
of Fish and Wildlife (CDFW) or United States Fish and Wildlife Service (USFWS); adverse effects
to sensitive habitat identified by CDFW or USFWS; adverse effects on federally protected
wetlands as defined by Section 404 of the Clean Water Act; and the movement of native resident
or migratory fish or wildlife species.
BIO-1 WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT, EITHER
DIRECTLY OR THROUGH HABITAT MODIFICATIONS, ON ANY SPECIES
IDENTIFIED AS A CANDIDATE, SENSITIVE, OR SPECIAL -STATUS SPECIES IN
LOCAL OR REGIONAL PLANS, POLICIES, OR REGULATIONS, OR BY THE
CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE OR U.S. FISH AND
WILDLIFE SERVICE?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts to candidate, sensitive, or special -status species identified by the California
Department of Fish and Wildlife (CDFW) or United States Fish and Wildlife Service (USFWS)
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have been eliminated or substantially lessened to a level of less than significant by virtue of the
mitigation measures identified in the Final EIR.
Mitigation Measures:
MM 3.3-1 Mitigation for project impacts to the slender mariposa -lily (Calochortus clavatus
var. gracilis) shall include one or more of the following, implemented in consultation
with the City and CDFW prior to construction:
• Prior to construction, a mitigation plan shall be developed that describes
methods to mitigate for impacts to slender mariposa lily at a 1:1 ratio. The
mitigation plan shall include a description of the mitigation site, seed/bulb
collection and planting methods, maintenance and monitoring requirements,
and performance standards to measure the success of the mitigation. Slender
mariposa lily bulbs shall be collected at the end of the growing season and
prior to ground disturbance, or seeds shall be obtained from a native plant
nursery if available. The seeds/bulbs shall be planted within an appropriate on -
site or off -site mitigation area, which will be conserved as open space in
perpetuity.
• Payment into a mitigation bank that supports this rare plant species.
• Preservation of land that contains the rare plant species.
MM 3.3-2 In compliance with the CDFW Staff Report on Burrowing Owl Mitigation (2012), a
take avoidance survey shall be conducted on the study area within 14 days prior to
ground disturbance to determine presence of burrowing owl. If the take avoidance
survey is negative and burrowing owl is confirmed absent, then ground -disturbing
activities shall be allowed to commence, and no further mitigation would be
required. If burrowing owl is observed during the take avoidance survey, active
burrows shall be avoided by the project in accordance with the CDFW's Staff
Report. The CDFW shall be immediately informed of any burrowing owl
observations. A Burrowing Owl Protection and Relocation Plan shall be prepared
by a qualified biologist, which must be sent for approval by CDFW prior to initiating
ground disturbance. The plan shall detail avoidance measures that shall be
implemented during construction and passive or active relocation methodology.
Relocation shall only occur September 1 through January 31, outside of the nesting
season.
BIO-2 WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON ANY
RIPARIAN HABITAT OR OTHER SENSITIVE NATURAL COMMUNITY IDENTIFIED
IN LOCAL OR REGIONAL PLANS, POLICIES, REGULATIONS OR BY THE
CALIFORNIA DEPARTMENT OF FISH AND WILDLIFE OR U.S. FISH AND
WILDLIFE SERVICE?
Findings
1. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
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Facts in Support of Findings
The potential impacts to sensitive habitat identified by the California Department of Fish and
Wildlife (CDFW) or United States Fish and Wildlife Service (USFWS) have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures:
MM 3.3-3 Prior to the City's issuance of a grading permit, the applicant shall demonstrate that
a Streambed Alteration Agreement has been issued by the CDFW. Temporary
impact areas under CDFW jurisdiction shall be returned to pre -project topographic
contours once the project has been completed. Permanent impacts to areas under
CDFW jurisdiction for southern willow scrub/giant reed stand (0.70 acres) shall be
mitigated through on -site or off -site enhancement, restoration, and/or creation of
CDFW jurisdictional streambed at ratio of no less than 1:1. Given that the remaining
portion of Bouquet Canyon Creek is dominated by invasive giant reed stands, which
is of extremely low biological function and value and contributes to downstream
infestation of giant reed, the remaining permanent impacts to CDFW jurisdiction
(8.63 acres) shall be mitigated through on -site or off -.site enhancement, restoration,
and/or creation of CDFW jurisdictional streambed at a ratio of no less than 0.5:1.
Best management practices (BMPs) to minimize and avoid impacts to CDFW
jurisdiction during and after construction will be addressed as part in the Streambed
Alteration Agreement.
Minimization and avoidance measures may include, but are not limited to, the
following:
• Construction -related equipment will be stored in developed areas, outside of
drainages. No equipment maintenance will be done within or adjacent to the
drainage.
• Mud, silt, spoil sites, raw cement, asphalt, or other pollutants from construction
activities will not be placed within or adjacent to the drainage.
• Open trenches or other excavated areas will be properly secured at the end of
the day to avoid entrapment of animals, or an escape ramp will be provided.
• To avoid attracting predators during construction, the project shall be kept
clean of debris to the extent possible. All food -related trash items shall be
enclosed in sealed containers and regularly removed from site.
• Construction personnel shall strictly limit their activities, vehicles, equipment
and construction material to the proposed project footprint, staging areas, and
designated routes of travel.
• Exclusion fencing shall be installed to demarcate the limits of disturbance and
shall be maintained until the completion of construction activities.
• To the extent feasible, construction will be conducted outside of the bird nesting
season (see mitigation measure 3.3-5, later herein).
BIO-3 WOULD THE PROJECT HAVE A SUBSTANTIAL ADVERSE EFFECT ON STATE
OR FEDERALLY PROTECTED WETLANDS (INCLUDING, BUT NOT LIMITED TO,
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MARSH, VERNAL POOL, COASTAL, ETC.) THROUGH DIRECT REMOVAL,
FILLING, HYDROLOGICAL INTERRUPTION, OR OTHER MEANS?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts to state or federally protected wetlands have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures:
MM 3.3-4 Prior to the City's issuance of a grading permit, the applicant shall demonstrate that
the appropriate regulatory permits have been issued by the USACE and RWQCB.
Temporarily impacted WUS shall be returned to pre -project topographic contours
once the project has been completed. Compensatory mitigation for permanent
impacts to WUS shall be required as part of subsequent permitting requirements.
Permanent impacts to WUS shall be mitigated through on -site or off -site
enhancement, restoration, and/or creation of jurisdictional streambed at a ratio of
no less than 1:1. BMPs to minimize and avoid impacts to WUS during and after
construction will be addressed as part of the USACE and RWQCB permitting
process. Minimization and avoidance measures may include, but are not limited to,
the following:
• Construction -related equipment will be stored in developed areas, outside of
the drainage. No equipment maintenance will be done within or adjacent to the
drainage.
• Source control and treatment control BMPs will be implemented to minimize
the potential contaminants that are generated during and after construction.
Water quality BMPs will be implemented throughout the project to capture and
treat potential contaminants.
• Substances harmful to aquatic life will not be discharged into the drainage. All
hazardous substances will be properly handled and stored.
• A Storm Water Pollution Prevention Plan will be prepared to prevent sediment
from entering the drainage during construction.
• To avoid attracting predators during construction, the project will be kept clean
of debris to the extent possible. All food -related trash items will be enclosed in
sealed containers and regularly removed from site.
• Construction personnel will strictly limit their activities, vehicles, equipment and
construction material to the proposed project footprint, staging areas, and
designated routes of travel.
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• Exclusion fencing will be installed to demarcate the limits of disturbance. The
exclusion fencing should be maintained until the completion of construction
activities.
BIO-4 WOULD THE PROJECT INTERFERE SUBSTANTIALLY WITH THE MOVEMENT
OF ANY NATIVE RESIDENT OR MIGRATORY FISH OR WILDLIFE SPECIES OR
WITH ESTABLISHED NATIVE RESIDENT OR MIGRATORY WILDLIFE
CORRIDORS OR IMPEDE THE USE OF NATIVE WILDLIFE NURSERY SITES?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts associated with interference with the movement of any native resident or
migratory fish or wildlife species have been eliminated or substantially lessened to a level of less
than significant by virtue of the mitigation measures identified in the Final EIR.
Mitiaation Measures:
MM 3.3-5 Schedule construction activities (i.e., earthwork, clearing, and grubbing) outside of
the general bird nesting season for migratory birds, unless in compliance with the
Federal Migratory Bird Treaty Act. This season is February 15 through August 31
for songbirds and January 15 through August 31 for raptors.
If construction activities (i.e., earthwork, clearing, and grubbing) must occur during
the general bird nesting season for migratory birds and raptors, a qualified biologist
shall perform a preconstruction survey of potential nesting habitat to confirm the
absence of active nests belonging to migratory birds and raptors afforded protection
under the Migratory Bird Treaty Act and California Fish and Game Code. The
preconstruction survey shall be performed no more than seven days prior to the
commencement of construction activities. The results of the preconstruction survey
shall be documented by the qualified biologist. If construction is inactive for more
than seven days, an additional survey shall be conducted.
If the qualified biologist determines that no active migratory bird or raptor nests
occur, the activities shall be allowed to proceed without any further requirements. If
the qualified biologist determines that an active migratory bird or raptor nest is
present, no construction within 300 feet (500 feet for raptors) of the active nest shall
occur until the young have fledged the nest and the nest is confirmed to no longer
be active, or as determined by the qualified biologist. The biological monitor may
modify the buffer or propose other recommendations in order to minimize
disturbance to nesting birds.
CULTURAL RESOURCES
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The project's potential cultural resources impacts that can be mitigated or are otherwise less than
significant are discussed in Section 3.4 of the Final EIR. Identified impacts include adverse effects
on archaeological resources and human remains.
CR-2 WOULD THE PROJECT CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE
SIGNIFICANCE OF AN ARCHAEOLOGICAL RESOURCE PURSUANT TO
§16064.5?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts to archaeological resources have been eliminated or substantially lessened
to a level of less than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM 3.4-1 The applicant shall retain a Secretary of the Interior Professional Qualified
archaeologist and/or Registered Professional Archaeologist to develop a
monitoring program for the project site in areas of young alluvium and colluvium
(see Appendix D: Figure 10, Areas of Young Alluvium or Colluvium Deposits). This
program shall also address potential discovery of the Ruiz cemetery on the main
ridgeline. The monitoring program shall include the archaeological context,
rationale for monitoring, Native American participation, monitoring procedures, and
what to do with resource/remains discoveries. The monitoring program shall require
an archaeologist and Native American monitor from the Fernandeno Tataviam
Band of Mission Indians to hold a preconstruction meeting with the grading
contractor and both are to be present during initial ground -disturbing activities within
the areas of young alluvium and colluvium. Both archaeological and Native
American monitors shall have the authority to temporarily halt or redirect grading
and other ground -disturbing activities in the event cultural resources are
encountered. If potentially significant cultural material is encountered, the monitors
shall make recommendations regarding the treatment of the discovery. Impacts to
significant archaeological deposits should be avoided if feasible, but if such impacts
cannot be avoided, the deposits should be evaluated for eligibility to the California
Register of Historical Resources (CRHR). If the deposit is not CRHR-eligible, no
further protection of the find is necessary. If the deposits are CRHR-eligible, impacts
shall be avoided or mitigated. Acceptable mitigation may consist of but is not
necessarily limited to systematic recovery and analysis of archaeological deposits,
recording the resource, preparation of a report of findings, and accessioning
recovered archaeological materials at an appropriate curation facility.
MM 3.4-2 Prior to the issuance of a grading permit associated with Planning Area 1, the
project developer shall provide the City with evidence of the exact location of the ,
early twentieth century -period Chari/Suraco cemetery, using noninvasive
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techniques, and shall delineate those areas in the field to provide visual markers to
ensure that grading crews avoid that burial site. The Chari/Suraco cemetery shall
be included in the permanent open space area to be preserved in the land
immediately east of Planning Area 1.
CR-3 WOULD THE PROJECT DISTURB ANY HUMAN REMAINS, INCLUDING THOSE
INTERRED OUTSIDE OF FORMAL CEMETERIES?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts to human remains have been eliminated or substantially lessened to a level
of less than significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM 3.4-1 The applicant shall retain a Secretary of the Interior Professional Qualified
archaeologist and/or Registered Professional Archaeologist to develop a
monitoring program for the project site in areas of young alluvium and colluvium
(see Appendix D: Figure 10, Areas of Young Alluvium or Colluvium Deposits). This
program shall also address potential discovery of the Ruiz cemetery on the main
ridgeline. The monitoring program shall include the archaeological context,
rationale for monitoring, Native American participation, monitoring procedures, and
what to do with resource/remains discoveries. The monitoring program shall require
an archaeologist and Native American monitor from the Fernandeno Tataviam
Band of Mission Indians to hold a preconstruction meeting with the grading
contractor and both are to be present during initial ground -disturbing activities within
the areas of young alluvium and colluvium. Both archaeological and Native
American monitors shall have the authority to temporarily halt or redirect grading
and other ground -disturbing activities in the event cultural resources are
encountered. If potentially significant cultural material is encountered, the monitors
shall make recommendations regarding the treatment of the discovery. Impacts to
significant archaeological deposits should be avoided if feasible, but if such impacts
cannot be avoided, the deposits should be evaluated for eligibility to the California
Register of Historical Resources (CRHR). If the deposit is not CRHR-eligible, no
further protection of the find is necessary. If the deposits are CRHR-eligible, impacts
shall be avoided or mitigated. Acceptable mitigation may consist of but is not
necessarily limited to systematic recovery and analysis of archaeological deposits,
recording the resource, preparation of a report of findings, and accessioning
recovered archaeological materials at an appropriate curation facility.
MM 3.4-2 Prior to the issuance of a grading permit associated with Planning Area 1, the
project developer shall provide the City with evidence of the exact location of the
early twentieth century -period Chari/Suraco cemetery, using noninvasive
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techniques, and shall delineate those areas in the field to provide visual markers to
ensure that grading crews avoid that burial site. The Chari/Suraco cemetery shall
be included in the permanent open space area to be preserved in the land
immediately east of Planning Area 1.
GEOLOGY AND SOILS
The project's potential geology and soils impacts that can be mitigated or are otherwise less than
significant are discussed in Section 3.6, Geology and Soils, of the Final EIR. Identified impacts
include strong seismic ground shaking; ground failure, landslides, unstable soil, or expansive soil;
topography or ground surface change; earth movement greater than 10,000 cubic yards;
development on slopes greater than 10 percent, and potential for damage to unknown
paleontological resources.
GEO-7 WOULD THE PROJECT DIRECTLY OR INDIRECTLY DESTROY A UNIQUE
PALEONTOLOGICAL RESOURCE OR SITE OR UNIQUE GEOLOGIC FEATURE?
Findings
1. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings .
The potential impacts associated with destruction of a unique paleontological resource or site or
unique geologic feature have been eliminated or substantially lessened to a level of less than
significant by virtue of the mitigation measures identified in the Final EIR.
Mitigation Measures:
MM 3.6-2 The developer shall retain a qualified paleontologist meeting the Society of
Vertebrate Paleontology Standards to develop a monitoring program for the project
site in areas where Castaic and Saugus Formation sedimentary layers are exposed
or are likely to be exposed during project construction. The qualified paleontologist
shall provide technical and compliance oversight of all work as it relates to
paleontological resources and shall be authorized to stop work where potential
paleontological resources are discovered to provide an opportunity to examine,
recover, and characterize such materials. Additionally, the qualified paleontologist
shall conduct construction worker paleontological resources sensitivity training at
the project kickoff meeting, prior to ground -disturbing activities. Any significant
paleontological resources collected during project -related excavations shall be
curated into an accredited repository. The qualified paleontologist shall prepare a
final monitoring and mitigation report for submittal to the City that documents the
results of the monitoring effort and any discoveries.
HAZARDS AND HAZARDOUS MATERIALS
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The project's potential hazards and hazardous materials impacts that can be mitigated or are
otherwise less than significant are discussed in Section 3.8 of the Final EIR. Identified impacts
include creating a significant hazard to the public or environment through conditions involving the
release of hazardous materials into the environment and exposure to wildland fires.
HAZ-2 WOULD THE PROJECT CREATE A SIGNIFICANT HAZARD TO THE PUBLIC OR
THE ENVIRONMENT THROUGH REASONABLY FORESEEABLE UPSET AND
ACCIDENT CONDITIONS INVOLVING THE RELEASE OF HAZARDOUS
MATERIALS INTO THE ENVIRONMENT?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts associated with the release of hazardous materials into the environment
through reasonably foreseeable upset or accident conditions have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures:
MM 3.8-1 Prior to the issuance of a grading permit, the project applicant shall test the oil/gas
well located on APN 2812-008-022 for leakage. The soils around the oil/gas well
shall also be tested for significant amounts of hydrocarbons. The results of the soils
testing shall be submitted to the City of Santa Clarita Planning Division for review.
Any soils containing significant amounts of hydrocarbons shall be disposed of in
accordance with local, state, and federal laws.
HAZ-7 WOULD THE PROJECT EXPOSE PEOPLE OR STRUCTURES, EITHER DIRECTLY
OR INDIRECTLY, TO A SIGNIFICANT RISK OF LOSS, INJURY OR DEATH
INVOLVING WILDLAND FIRES?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts associated with exposing people or structures to a significant risk of loss,
injury, or death involving wildland fires have been eliminated or substantially lessened to a level
of less than significant by virtue of the mitigation measures identified in the Final EIR.
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Mitigation Measures:
Refer to Mitigation Measures MM 3.15-1 through MM 3.15-3, listed later, under the topic of
Wildfire.
NOISE
The project's potential noise impacts that can be mitigated or are otherwise less than significant
are discussed in Section 3.10 of the Final EIR. Identified impacts include the generation of a
substantial temporary increase in ambient noise levels in the vicinity of the project.
N-1 WOULD THE PROJECT RESULT IN THE GENERATION OF A SUBSTANTIAL
TEMPORARY OR PERMANENT INCREASE IN AMBIENT NOISE LEVELS IN THE
VICINITY OF THE PROJECT IN EXCESS OF STANDARDS ESTABLISHED IN THE
LOCAL GENERAL PLAN OR NOISE ORDINANCE, OR APPLICABLE
STANDARDS OF OTHER AGENCIES?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential project -generated noise impacts that result in the generation of temporary noise
levels that exceed City plans, ordinances or standards have been eliminated or substantially
lessened to a level of less than significant by virtue of the regulatory compliance measures and
mitigation measures identified in the Final EIR.
Mitigation Measures:
MM 3.10-1 To reduce noise impacts due to construction, the project applicant shall
demonstrate, to the satisfaction of the City of Santa Clarita Community
Development Director, that the project complies with the following:
• Prior to approval of grading plans and/or issuance of building permits, plans
shall include a note indicating that noise -generating project construction
activities, including haul truck deliveries, shall only occur between the hours of
7:00 a.m. to 7:00 p.m. Monday through Friday, 8:00 a.m. to 6:00 p.m. on
Saturdays, and with no activity allowed on Sundays or federal holidays. The
project construction supervisor shall ensure compliance with the note and the
City of Santa Clarita shall conduct periodic inspections at its discretion.
• During all project construction, the construction contractors shall equip all
construction equipment, fixed or mobile, with properly operating and
maintained mufflers, consistent with manufacturers' standards. The
1
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construction contractor shall place all stationary construction equipment so that
emitted noise is directed away from the nearest noise -sensitive receptors.
• The construction contractor shall locate equipment staging in areas that would
create the greatest distance between construction -related noise sources and
noise -sensitive receivers nearest the site during all project construction.
TRANSPORTATION/TRAFFIC
The project's potential traffic and circulation impacts that can be mitigated or are otherwise less
than significant are discussed in Section 3.12 of the Final EIR. Identified impacts include conflicts
with an applicable plan (project operations); conflicts with the applicable congestion management
program (project construction and project operations); impacts affecting emergency access; and
cumulative impacts.
T-1 WOULD THE PROJECT CONFLICT WITH A PROGRAM, PLAN, ORDINANCE, OR
POLICY ADDRESSING THE CIRCULATION SYSTEM, INCLUDING TRANSIT,
ROADWAY, BICYCLE, AND PEDESTRIAN FACILITIES?
Findings
1. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts associated with project operations conflicting with programs, plans,
ordinances, or policies addressing the circulation system have been eliminated or substantially
lessened to a level of less than significant by virtue of the mitigation measures identified in the
Final EIR,
Mitiaation Measures:
MM 3.12-1 David Way and Old Bouquet Canyon East: Remove existing traffic signal. Close
David Way between Old Bouquet Canyon Road and Copper Hill Drive (eliminates
south leg of the David Way and Copper Hill Drive intersection). Construct new east
leg at David Way at Copper Hill Drive intersection and connect to Old Bouquet
Canyon Road. At the David Way and Copper Hill Drive intersection, construct
median island to restrict the left -turn movement (southbound left) from David Way
to Copper Hill Drive and install stop sign at David Way.
MM 3.12-2 Benz Road and Copper Hill Drive: Construct median island to restrict left -turn
movement (northbound left) from Benz Road to Copper Hill Drive.
MM 3.12-3 New Bouquet Canyon Road and Old Bouquet Canyon East: Installation of a traffic
signal.
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MM 3.12-4 The project proponent shall pay the project's fair share contribution to a collective
set of improvements around the Project site would alter and improve traffic flow on
Benz Road, Copper Hill Drive, Kathleen Avenue, David Way, and Bouquet Canyon
Road.
MM 3.12-5 Bouquet Canyon Road and Vasquez Canyon Road. The project proponent shall
pay the project's fair share (2%) of the cost of these improvements: Add a
northbound right -turn de -facto lane and add a dedicated westbound left -turn lane.
Installation of traffic signal with northbound and southbound split -phasing.
MM 3.12-6 New Bouquet Canyon Road and Old Bouquet Canyon Road West. The project
proponent shall pay the project's fair share (25%) of the cost of these
improvements: Construct median island to restrict left -turn movement (southbound
left) from Old Bouquet Canyon Road to eastbound New Bouquet Canyon Road.
MM 3.12-7 Kathleen Avenue and Copper Hill Drive. The project proponent shall pay the
project's fair share (2%) of the cost of these improvements: Installation of a traffic
signal and widen Copper Hill Drive from 2 lanes to 4 lanes from Benz to Kathleen.
MM 3.12-8 Golden Valley Road and Plum Canyon Road. The project proponent shall pay the
project's fair share (8%) of the cost of these improvements: Update corridor signal
timing coordination, as needed, due to future cumulative traffic volumes.
MM 3.12-9 Seco Canyon Road and Bouquet Canyon Road. The project proponent shall pay
the project's fair share (42%) of the cost of these improvements: Add second
southbound left -turn lane, add one eastbound right -turn lane, add third northbound
through lane.
MM 3.12-10 Bouquet Canvon Road and Newhall Ranch Road. The project proponent shall pay
the project's fair share (8%) of the cost of these improvements: Add third westbound
left -turn lane.
MM 3.12-11 Golden Valley Road and Newhall Ranch Road. The project proponent shall pay the
project's fair share (0.5%) of the cost of these improvements: Extend median pocket
from 300 feet to 500 feet plus taper. Update corridor signal timing coordination, as
needed, due to future cumulative traffic volumes.
MM 3.12-12 New Bouquet Canyon Road and Old Bouquet Canyon Road East (Copper Hill). The
project proponent shall pay the project's fair share (5%) of the cost of these
improvements: Add second northbound through lane, add second southbound
through lane.
T-4 WOULD THE PROJECT RESULT IN INADEQUATE EMERGENCY ACCESS?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
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Facts in Support of Findings
The potential impacts associated with the provision of adequate emergency access have been
eliminated or substantially lessened to a level of less than significant by virtue of the mitigation
measures identified in the Final EIR.
Mitigation Measures:
MM 3.12-13 A secondary access to the proposed segment of Bouquet Canyon Road shall be
provided for the homes in Planning Areas 1, 2 and 3 that are accessible only to that
new roadway segment. This secondary access shall be identified on the project
plans and approved by the County Fire Department and City of Santa Clarita, prior
to approval of a Final Tract Map.
TRIBAL CULTURAL RESOURCES
The project's potential impacts to Tribal Cultural Resources that can be mitigated or are otherwise
less than significant are discussed in Section 3.13 of the Final EIR. Identified impacts include a
substantial adverse change in the significance of a Tribal Cultural Resource as identified by the
City through consultation with a California Native American tribe.
TCR-2 WOULD THE PROJECT CAUSE A SUBSTANTIAL ADVERSE CHANGE IN THE
SIGNIFICANCE OF A TRIBAL CULTURAL RESOURCE, DEFINED IN PUBLIC
RESOURCES CODE SECTION 21074 AS EITHER A SITE, FEATURE, PLACE,
CULTURAL LANDSCAPE THAT IS GEOGRAPHICALLY DEFINED IN TERMS OF
THE SIZE AND SCOPE OF THE LANDSCAPE, SACRED PLACE, OR OJBECT
WITH CULTURAL VALUE TO A CALIFORNIA NATIVE AMERICAN TRIBE, AND
THAT IS A RESOURCE DETERMINED BY THE LEAD AGENCY, IN ITS
DISCRETION AND SUPPORTED BY SUBSTANTIAL EVIDENCE, TO BE
SIGNIFICANT PURSUANT TO CRITERIA SET FORTH IN SUBDIVISION (c) OF
PUBLIC RESOURCE CODE SECTION 5024.1?.
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts associated with substantial adverse impacts to Tribal Cultural Resources
have been eliminated or substantially lessened to a level of less than significant by virtue of the
mitigation measures identified in the Final EIR.
Mitigation Measures:
MM 3.13-1 The applicant shall retain a professional Native American monitor procured by the
Fernandeno Tataviam Band of Mission Indians to observe all clearing, grubbing,
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and grading operations within areas designated sensitive for tribal cultural
resources, including areas with young alluvium and colluvium soil conditions.
Monitoring activities. If cultural resources are encountered, the Native American
monitor will have the authority to request that ground -disturbing activities cease
within 60 feet of discovery to assess and document potential finds in real time. One
monitor will be required on -site for all ground -disturbing activities in areas
designated through additional consultation. However, if ground -disturbing activities
occur in more than one of the designated monitoring areas at the same time, then
the parties can mutually agree to an additional monitor, to ensure that
simultaneously occurring ground -disturbing activities receive thorough levels of
monitoring coverage.
If human remains or funerary objects are encountered during any activities
associated with the project, work in the immediate vicinity (within a 100-foot buffer
of the find) shall cease and the County coroner shall be contacted pursuant to
California Health and Safety Code Section 7050.5 and that code shall be enforced
for the duration of the project. Inadvertent discoveries of human remains and/or
funerary objects and the subsequent disposition of those discoveries shall be
decided by the most likely descendant as determined by the Native American
Heritage Commission, should those findings be determined as Native American in
origin.
WILDFIRE
The project's potential wildfire hazards impacts that can be mitigated or are otherwise less than
significant are discussed in Section 3.15 of the Final EIR. Identified impacts include the
exacerbation of fire risk.
WF-3 WOULD THE PROJECT REQUIRE THE INSTALLATION OR MAINTENANCE OF
ASSOCIATED INFRASTRUCTURE (SUCH AS ROADS, FUEL BREAKS,
EMERGENCY WATER SOURCES, POWER LINES, OR OTHER UTILITIES) THAT
MAY EXACERBATE FIRE RISK OR THAT MAY RESULT IN TEMPORARY OR
ONGOING IMPACTS TO THE ENVIRONMENT?
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential impacts associated with the installation or maintenance or infrastructure associated
with the project that may exacerbate fire risk or result in impacts to the environment have been
eliminated or substantially lessened to a level of less than significant by virtue of the mitigation
measures identified in the Final EIR.
Mitigation Measures:
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MM 3.15-1 The Project Applicant shall develop a Construction Fire Prevention Plan that
addresses training of construction personnel and provides details of fire -
suppression procedures and equipment to be used during construction. Information
contained in the plan shall be included as part of project -related environmental
awareness training. At minimum, the plan shall include the following:
• Procedures for minimizing potential ignition, including, but not limited to,
vegetation clearing, parking requirements/restrictions, idling restrictions,
smoking restrictions, proper use of gas -powered equipment, use of spark
arrestors, and hot work restrictions;
• Work restrictions during periods of high winds, Red Flag Warnings and High to
Extreme Fire Danger days;
• Fire coordinator role and responsibility;
• Worker training for fire prevention, initial attack firefighting, and fire reporting;
• Emergency communication, response, and reporting procedures;
• Coordination with local fire agencies to facilitate agency access through the
project site;
• Emergency contact information
MM 3.15-2 The Construction Contractor shall ensure the implementation of all construction -
phase flammable vegetation removal, fuel modification landscape materials, and
irrigation systems required by the Los Angeles County Fire Department, prior to
combustible building materials being delivered to the site.
MM 3.15-3 To avoid impeding emergency vehicle and evacuation traffic around construction
vehicles and equipment, the Project Applicant, in consultation with the City, shall
develop an Emergency Vehicle Access Plan that includes the following:
• Evidence of advanced coordination with emergency service providers,
including but not necessarily limited to police departments, fire departments,
ambulance services, and paramedic services;
• Emergency service providers will be notified of the proposed project
locations, nature, timing, and duration of any construction activities, and will
be asked for advice about any road access restrictions that could impact their
response effectiveness; and
• Project construction schedules and routes designed to avoid restricting
movement of emergency vehicles to the best extent possible. Provisions to
be ready at all times to accommodate emergency vehicles. Provisions could
include the use of platings over excavations, short detours, and/or alternate
routes.
CUMULATIVE
The project's potential cumulative impacts that can be mitigated or are otherwise less than
significant are discussed in Section 4.0 of the Final EIR. Identified impacts include near- and long-
term traffic congestion at a number of roadway intersections in the surrounding area.
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TRAFFIC/TRANSPORTATION
Findings
Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Findings
The potential cumulative impacts associated traffic and transportation have been eliminated or
substantially lessened to a level of less than significant by virtue of the mitigation measures
identified in the Final EIR.
Mitigation Measures: Refer to MM 3.12-1 through MM 3.12-13, above.
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5.4 ALTERNATIVES TO THE PROPOSED PROJECT
As set forth in these findings, the implementation of the proposed project will not result in
significant impacts that are considered unavoidable. CEQA requires that an EIR include an
analysis of a reasonable range of feasible alternatives to a proposed project capable of avoiding
or substantially lessening any significant adverse environmental impact associated with the
project. The Final EIR addresses the environmental effects of alternatives to the proposed project.
A description of these alternatives, a comparison of their environmental impacts to the proposed
project, and the City's findings are listed below. These alternatives are compared against the
project relative to the identified project impacts, summarized in the sections above, and to the
project objectives, as stated in Chapter 2.0, Project Description, of the Draft EIR.
In making the following alternatives findings, the City of Santa Clarita certifies that it has
independently reviewed and considered the information on alternatives provided in the Final EIR,
including the information provided in the comments on the Final EIR and the responses thereto.
Alternatives Analyzed
Three alternatives to the Project were analyzed in the Final EIR:
■ Alternative 1: No Project Alternative
■ Alternative 2: Reduced Grading
■ Alternative 3: Reduced Alterations to Bouquet Creek, Oak Trees, and Sensitive Habitat
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Alternative Sites. Alternative sites of generally the same size in the Santa Clarita Valley would
result in similar impacts as the proposed site or would not be able to meet the established project
objectives. As such, no alternative sites were analyzed for this Project.
Table 2 provides a comparison of environmental impacts for each of the alternatives in relation to
environmental impacts associated with the Project.
Table 2
Comparison of Impacts for Alternatives to Project
Impact Topics
Proposed
Project
Alternative i-No
Project/No-
Development
Alternative 2-
Reduced
Grading
Alternative 3-
Reduced
Alteration of
Creek, Oak
Trees, Sensitive
Habitat
Aesthetics
LS
0
<
<
Air Quality
LSM
0
<
_
Biological Resources
LSM
0
=
<
Cultural Resources
LSM
0
=
<
Energy Consumption
LS
0
Geology/Soils
LSM
0
<
<
Greenhouse Gas Emissions
LS
0
Hazards and Hazardous
Materials
LSM
0
Hydrology/Water Quality
LS
0
_
<
Noise
LSM
0
_
Population and Housing
LS
0
Public Services
LS
0
Transportation/Traffic
LSM
0
_
Tribal Cultural Resources
LSM
0
_
<
Utilities
LS
0
=
_
Wildfire
LSM
0
Cumulative Impacts
LSM
0
Acronyms: LS = Less Than Significant. LSM = Less Than Significant With Mitigation.
Symbols: = is similar or equivalent to project impact, > is greater than project impact, < is less than project impact, 0 is no impact
Environmentally Superior Alternative
ALTERNATIVE 1 — NO PROJECT ALTERNATIVE
It is considered unlikely that the subject site would remain undeveloped and unchanged for a long
period of time, since there continues to be a strong demand for new for -sale housing throughout
the Santa Clarita Valley and the project site is designated for residential development in the Santa
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Clarita General Plan. Further, the site is located in an area where there are many already
developed neighborhoods of single-family homes, and all utility infrastructure and public services
required to support hundreds of new homes are available in the vicinity of the project site. If the
proposed project were not to proceed, it is difficult and speculative to estimate what period of time
might go by before another residential development project would be proposed or how that project
would be configured, including the number and types of new homes. It is presumed that any
alternative development plan would include the same proposed new segment/alignment of
Bouquet Canyon Road, since this is identified in the Circulation Element of the General Plan as
an important improvement for this busy arterial roadway. The No Project Alternative could be
defined as a residential community of 100 to 500 new homes, which may include some
combination or a complete allocation of for -sale and for -rent housing units, all at market pricing
or possibly including an affordable component. The configuration of the development plan could
vary substantially, depending on the number and type of housing units, the extent of clustering
and intensities, and the preservation of open space features, etc. Drainage, roadways, wet and
dry infrastructure, and recreational amenities could vary considerably, depending on the same
factors. Grading and home construction could also proceed in various ways, over different periods
of time.
Because there are so many potential configurations of a different residential community that could
be developed in concert with the City's land use policies, it would be speculative to select any
particular alternative scenario for a hypothetical discussion. Therefore, for the purpose of
comparative analysis, a No Project/No Development Alternative is defined as no change in the
existing site conditions.
Findings
1. As there are no significant and unavoidable impacts in the proposed project, Alternative 1
would have no improvement in this regard.
2. Alternative 1 would eliminate all environmental impacts that would result from the
proposed project and accomplish none of the project objectives.
Facts in Support of Findings:
With the No Project Alternative, the Bouquet Canyon Project would not be implemented and the
existing undeveloped site conditions would remain. Because no grading, construction, or
operational activities would occur under this alternative, there would not be associated impacts
related to aesthetics, air quality, biological resources, cultural resources, energy, geology and
soils, greenhouse gas, hazards, hydrology and water quality, noise, population and housing,
public services, traffic and circulation, tribal cultural resources, utilities, and wildfire. There would
also be no cumulative impacts.
Adoption of Alternative 1 would not necessarily preclude ultimate development of the Project site
in accordance with the existing General Plan and zoning regulations for the site, or land use
designations or regulations subsequently adopted by the City. However, if development is
' proposed in the future, like the Project, such development would be subject to environmental
review.
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The No Project Alternative would not implement any of the overarching objectives of the proposed
project to create a new residential community to expand home ownership opportunities, provide
high quality living spaces, meet local and regional housing demands, implement the City's land
use policies at lower than allowable densities, construct an important new segment of the City's
arterial network, create a distinctive residential community character to integrate with and
enhance the character of the surrounding residential community, or alleviate flood hazards along
Bouquet Creek. Therefore, none of the project objectives would be met under the No Project
Alternative.
Project Objective
Alternative 1:
No Project
Provide a range of housing units in distinct neighborhoods, to expand the opportunities for
Does not meet
homeownership in the Saugus area in particular, and Santa Clarita in general.
Build high -quality homes that will have strong appeal for home buyers.
Does not meet
Deliver new homes in a timely manner to capture a portion of the local housing demand, while
Does not meet
economic conditions are favorable.
Implement the Santa Clarita General Plan Element land use policies to create a residential
Does not meet
community at the project site, at a lower density than authorized by those policies.
Build a planned new segment of Bouquet Canyon Road, as identified in the Santa Clarita General
Does not meet
Plan Circulation Element, to replace a substandard segment and improve traffic flow along this
heavily traveled route.
Minimize grading of a significant ridgeline, while providing the necessary amount of grading to
Does not meet
construct the new segment of Bouquet Canyon Road in the preferred alignment.
Construct site improvements that achieve a desirable community character which will be
Does not meet
compatible with and enhance the residential character of surrounding neighborhoods.
Alleviate existing flood hazards along the path of Bouquet Creek, to benefit the project site and
Does not meet
downstream areas.
ALTERNATIVE 2 — REDUCED GRADING
To eliminate some of the grading of the significant ridgeline and other hillside grading in PAs 1
and 1A, some of the homes.in PA-1 and all of the homes in PA-1A could be relocated to another
part of the site, in order to maintain the same total number of proposed dwelling units. One such
area that provides such an opportunity is the relatively flat land located in the north/central part of
the site that would be retained as open space in the proposed project. Some level of grading
would be required to create building pads, internal streets, and utility infrastructure in that area,
but it would be less extensive than the proposed grading for PAs 1 and 1A. It is roughly estimated
that several homes within PA-1 and all 12 homes in PA-1A could be relocated to the northern
flatter area. Another option would be to relocate the homes from PAs 1 and 1A to one or more of
the other PAs. This alternative development concept may also include a different mix of homes,
with different building forms and different clustering in some areas.
Findings
As there are no significant and unavoidable impacts in the proposed project, Alternative 2
would have no improvement in this regard.
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I -
2. Alternative 2 would reduce, but not eliminate, adverse impacts for aesthetics and geology
and soils, and potentially significant air quality impacts during construction.
3. Alternative 2 would not reduce or eliminate impacts for biological resources, cultural
resources, energy, greenhouse gas emissions, hazards, hydrology/water quality, noise,
transportation/traffic, tribal cultural resources, utilities, wildfires, and cumulative impacts.
Facts in Support of Findings:
In comparison to the proposed project, Alternative 2 would result in similar impacts relative to
biological resources; cultural resources; energy; greenhouse gas emissions; hazards and
hazardous materials; hydrology and water quality; noise; public services; transportation/traffic;
tribal cultural resources, utilities, and wildfire.
Aesthetics. Under Alternative 2, the extent of grading of the on -site significant ridgeline and
adjoining hillsides would be reduced. This would reduce the magnitude of less than significant
visual impacts involving grading of this ridgeline.
Air Quality. Under Alternative 2, total grading requirements would be reduced, thereby reducing
daily emissions of fugitive dust and gaseous substances during earth -moving activities. The same
construction mitigation measures to reduce emissions would be required. This Alternative would
not result in a change in project trip generation or a material change in energy consumption;
therefore, it would result in similar, less than significant operational air quality impacts as
compared to the Project.
Geology/Soils. Under this alternative, the development footprint would be shifted away from a
portion of the significant ridgeline in the southern part of the site, and to avoid extensive hillside
grading for development of PA-1A, this group of homes would be relocated to other, flatter areas
of the site. This would reduce the extent of earthwork within steep hill formations and thus a
reduced level of related effects involving generation of fugitive dust, gaseous emissions, creation
of engineered/structurally enhanced slopes and transport of soil materials within the project site.
Alternative 2 does not meet all of the project objectives, as shown below.
Project Objective
Alternative 2:
Reduced Grading
Provide a range of housing units in distinct neighborhoods, to expand the opportunities for
Does not meet
homeownership in the Saugus area in particular, and Santa Clarita in general.
Build high -quality homes that will have strong appeal for home buyers.
Does not meet
Deliver new homes in a timely manner to capture a portion of the local housing demand, while
Meets
economic conditions are favorable.
Implement the Santa Clarita General Plan Element land use policies to create a residential
Does not meet
community at the project site, at a lower density than authorized by those policies.
Build a planned new segment of Bouquet Canyon Road, as identified in the Santa Clarita General
Meets
Plan Circulation Element, to replace a substandard segment and improve traffic flow along this
heavily traveled route.
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Project Objective
Alternative 2:
Reduced Grading
Minimize grading of a significant ridgeline, while providing the necessary amount of grading to
Meets
construct the new segment of Bouquet Canyon Road in the preferred alignment.
Construct site improvements that achieve a desirable community character which will be
Does not meet
compatible with and enhance the residential character of surrounding neighborhoods.
Alleviate existing flood hazards along the path of Bouquet Creek, to benefit the project site and
Meets
downstream areas.
Alternative 2 would reduce the aesthetic, air quality, and geology/soils impacts compared to the
proposed Project; however, additional aesthetic review would be necessary. Alternative 2 is
generally considered environmentally superior to the Project; however, it would result in increased
building heights from two-story to two- and three-story attached dwelling units in all planning areas
due to a loss of development areas in order to meet the proposed unit count and reduce the range
of housing types. The resulting higher density would revert the Project back to the original
proposed building heights and dismiss the input from the surrounding residents and comments
throughout the Development Review Committee (DRC) review process. Alternative 2 would not
meet Project Objectives a, b, d, and g, as summarized above and would not provide all of the
project benefits.
ALTERNATIVE 3 — REDUCED ALTERATION OF CREEK, OAK TREES, SENSITIVE HABITAT
Alternative 3, Reduced Alteration to Bouquet Creek, Oak Trees and Wildlife Habitat, would consist
of a modified development plan that would preserve more of the open spaces on -site that support
Waters of the U.S. (WUS) and streambed resources, oak trees, and sensitive plants and wildlife.
While this could be accomplished in a variety of ways, for the purpose of this analysis, this
alternative would modify the proposed plan as follows:
The last 2 to 4 homes at the end of the proposed cul-de-sac in PA-1A would be relocated
to one of the other PAs, so that the required fuel modification zones outside of the
remaining homes would not extend into the cluster of oak trees that would be impacted by
the proposed plan. The northern tip of PA-2 would be moved southward, to avoid impacts
to a cluster of oak trees nearby that would be eliminated due to fuel modification zones
requirements to protect those closest homes. A different mixture of housing types might
be required to maintain or increase the number of homes in PA-2.
The entirety of Bouquet Creek through the project site would be preserved in its current
condition, except for the eastern end where the new Bouquet Canyon Road segment
would be bridged across, and there would be temporary impacts while that bridge was
constructed. Buffer areas composed of appropriate native plant communities would be
provided along both sides, to enhance the wildlife habitat and movement values. This
would avoid any permanent impact to WUS and substantially reduce the extent of impact
to streambed and riparian resources that occur in that area. This would also likely eliminate
or substantially narrow and modify the alignment of the flood control channel that would
parallel the creek, in the proposed plan. Elimination or narrowing/realignment of the flood
channel would allow for more homes to be built in PA-2, as noted above, but would require
substantial modifications to the proposed drainage system to provide an alternate means
of conveying 100-year storm flows and lesser storm flows from the developed site.
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Findings
As there are no significant and unavoidable impacts in the proposed project, Alternative 3
would have no improvement in this regard.
2. Alternative 3 would reduce, but not eliminate, adverse impacts for aesthetics, geology and
soils, and hydrology/water quality.
3. Alternative 3 would reduce, but not eliminate, potentially significant impacts to biological
resources, cultural resources, and tribal cultural resources.
4. Alternative 3 would not reduce or eliminate potentially significant impacts for air quality
and would not reduce or eliminate adverse impacts for energy, greenhouse gas emissions,
hazards, noise, public services, traffic and circulation, utilities, and wildfire.
Facts in Support of Findings:
The development anticipated under the Alternative 3 includes a similar mix and number of
residential land uses anticipated for the proposed Bouquet Project, although the site plan would
be different, with groups of homes relocated from biologically sensitive areas to other, less
sensitive areas on site, possibly resulting in some different types of homes, with different building
forms, in different clusters.
In comparison to the proposed project, Alternative 3 would result in fewer impacts relative to
aesthetics; biological resources; cultural resources; geology and soils; hydrology/water quality,
and tribal cultural resources. Impacts for the remaining 10 topical areas would be similar under
Alternative 3 as those anticipated for the proposed project.
Aesthetics. Under Alternative 3, several clusters of oak trees, which are regarded by the City as
important natural aesthetic resources, would be avoided through modifications to the
development footprint of Planning Areas 1A and 2.
Biological Resources. Under this alternative, it is anticipated that the size of the development
footprint would be reduced, resulting in a reduction in Project grading and an increase in open
space. This would preserve more of the native oak trees found on site and reduce the level of
impact to streambed resources along Bouquet Creek. Impacts to rare plants along the southern
slopes created by excavation to build the new segment of Bouquet Canyon Road would be similar
to the impacts of the proposed Project.
Cultural Resources. Under this alternative, it is anticipated that the size of the development
footprint would be reduced, resulting in a reduction in Project grading and an increase in open
space. The reduced grading footprint would reduce the land area where grading activities could
potentially disturb unknown cultural resources. The same mitigation measures to avoid the
Chari/Suraco cemetery and provide monitoring of grading activities by a professional
archaeologist and Native American representatives, would apply.
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Geology and Soils. Under this alternative, it is anticipated that the size of the development
footprint would be reduced, resulting in a reduction in Project grading and an increase in open
space. Consequently, the level of geotechnical remedial measures could be somewhat reduced.
Hydrology and Water Quality. Under this alternative, it is anticipated that the size of the
development footprint would be reduced, resulting in a reduction in Project grading and an
increase in open space, including preservation of all or a majority of the Bouquet Creek floodplain
that supports California streambed and Waters of the U.S. This would retain more of the existing
natural groundwater recharge functions in the creek area, compared to the proposed project.
More extensive grading or other, more extensive site alterations might be required to construct a
differently configured flood control channel to achieve the same level of protection from the 100-
year storm conditions and enable development of Planning Area 4.
Tribal Cultural Resources. Under this alternative, it is anticipated that the size of the development
footprint would be reduced, resulting in a reduction in Project grading and an increase in open
space, including preservation of all or a majority of the Bouquet Creek floodplain that supports
California streambed and Waters of the U.S. Since tribal cultural resources are often found along
natural water courses, preservation of the Bouquet Creek floodplain would avoid potential impacts
to such resources that might occur in that part of the site.
Alternative 3 does not meets all project objectives, as shown below.
Alternative 3:
Project Objective
Reduced Alterations to
Bouquet Creek, Oak
Trees, and Sensitive
Habitat
Provide a range of housing units in distinct neighborhoods, to expand the opportunities for
homeownership in the Saugus area in particular, and Santa Clarita in general.
Does not meet
Build high -quality homes that will have strong appeal for home buyers.
Does not meet
Deliver new homes in a timely manner to capture a portion of the local housing demand, while
Meets
economic conditions are favorable.
Implement the Santa Clarita General Plan Element land use policies to create a residential
Does not meet
community at the project site, at a lower density than authorized by those policies.
Build a planned new segment of Bouquet Canyon Road, as identified in the Santa Clarita General
Meets
Plan Circulation Element, to replace a substandard segment and improve traffic flow along this
heavily traveled route.
Minimize grading of a significant ridgeline, while providing the necessary amount of grading to
Meets
construct the new segment of Bouquet Canyon Road in the preferred alignment.
Construct site improvements that achieve a desirable community character which will be
Does not meet
compatible with and enhance the residential character of surrounding neighborhoods.
Alleviate existing flood hazards along the path of Bouquet Creek, to benefit the project site and
Meets
downstream areas.
Alternative 3 would reduce six types of impacts associated with the Project: aesthetics, biological
resources, cultural resources, geology/soils, hydrology/water quality, and tribal cultural resources,
and is generally considered environmentally superior to the Project; however, leaving the entire
existing floodplain in its current state would result in other adverse consequences in order to
October 2020 45
1
1
Statement of Facts and Findings
forthe
Bouquet Canyon Project Final Environmental Impact Report
provide sufficient drainage controls in other ways. For example, the Project would need to be
redesigned to raise the roadways, existing transmission lines, and other utilities. In addition, the
planning area pads would need to be raised, the density of certain neighborhoods would intensify,
and the building heights would be increased, similar to the changes in building heights resulting
from Alternative 2. Alternative 3 would not meet Project Objectives a, b, d, and g, as summarized
above and would not provide all of the project benefits.
While the No Project Alternative would have the least impact, Section 15126.6(e)(2) of the State
CEQA Guidelines requires that, in instances such as this, the EIR must also identify which of the
other alternatives would have the least environmental impact. Alternative 3 would be considered
environmentally superior, as it would have a less level of impact than the project for six types of
impacts, whereas Alternative 2 would have a lesser level of impact for three types of impacts.
Since Alternatives 2 and 3 would not achieve four of the eight project objectives and would result
in development of taller homes in more dense clusters, they would not be as compatible with the
character of the surrounding community as the proposed project. Alternative 3 would also require
substantial changes to the grading and drainage plan which would have the effect of raising the
elevations of on -site roadways, building pads and existing transmission lines, which could have
additional negative effects with respect to community character and compatibility with the
surrounding neighborhoods. As such, the proposed Project is considered to be the preferred
alternative.
October 2020 46
Statement of Facts and Findings
forthe
Bouquet Canyon Project Final Environmental Impact Report
6.0 CERTIFICATION OF THE FINAL EIR I
The City of Santa Clarita City Council hereby declares that no new significant information as
defined by the CEQA Guidelines Section 15088.5 has been received by the City Council after
circulation of the EIR that would require recirculation.
The City of Santa Clarita City Council hereby recommends certification of Final Environmental
Impact Report based on the following findings and conclusions.
6.1 FINDINGS
The project would have the potential for creating significant adverse impacts. These significant
adverse environmental impacts have been identified in the EIR and will require mitigation as set
forth in the Findings.
6.2 CONCLUSIONS
1. All significant environmental impacts from the implementation of the proposed project have
been identified in the EIR and, with implementation of the mitigation measures identified,
will be mitigated to a less than significant level.
2. Alternatives to the proposed project, which could potentially achieve the basic objectives
of the proposed project, have been considered and rejected in favor of the proposed
revised project.
3. Environmental, economic, social, and other considerations and benefits derived from the
development of the proposed project override and make infeasible any alternatives to the
proposed project or further mitigation measures beyond those incorporated into the
proposed project.
1
October 2020 47
Exhibit B
Bouquet Canyon Project Final Environmental Impact Report
October 2020
Incorporated by reference
http://www.santa-clarita com/planning/environmental
1
Fi
1
EXHIBIT A
MASTER CASE 18-089 (BOUQUET CANYON PROJECT):
ARCHITECTURAL DESIGN REVIEW 18-010; CONDITIONAL USE PERMIT 18-004;
DEVELOPMENT REVIEW 18-009; HILLSIDE DEVELOPMENT REVIEW (CLASS 4) 18-
001; LANDSCAPE PLAN REVIEW 19-017; OAK TREE PERMIT (CLASS 4) 19-003;
RIDGELINE ALTERATION PERMIT 18-001; TENTATIVE TRACT MAP 82126; INITIAL
STUDY 18-002; AND ENVIRONMENTAL IMPACT REPORT SCH NO.2018121009
DRAFT CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GCL The approval of this project shall expire if the approved use is not commenced within two
(2) years from the date of this approval, unless it is extended in accordance with the terms
and provisions of the Santa Clarita Unified Development Code (UDC).
GC2. To the extent the use approved with this project is a different use than previously approved
for the property, the prior approval shall be terminated along with any associated vested
rights to such use, unless such prior approved use is still in operation, or is still within the
initial pre -commencement approval period. Once commenced, any discontinuation of the
use approved with this project for a continuous period of one hundred eighty (180) calendar
days or more shall terminate the approval of this use along with any associated vested rights
to such use. The use shall not be re-established or resumed after the one hundred eighty
(180) day period. Discontinuation shall include cessation of a use regardless of intent to
resume.
GC3. The applicant may file for an extension of the conditionally approved project prior to the
date of expiration. If such an extension is requested, it must be filed no later than sixty (60)
days prior to expiration.
GC4. The applicant shall be responsible for notifying the Director of Community Development
in writing of any change in ownership, designation of a new engineer, or change in the
status of the developer within thirty (30) days of said change.
GC5. Unless otherwise apparent from the context, the term "applicant" shall include the applicant
and any other persons, corporation, or other entity making use of this grant. The applicant
shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers,
and employees from any claim, action, or proceeding against the City or its agents, officers,
or employees to attack, set aside, void, or annul the approval of this project by the City,
including any related environmental approvals. In the event the City becomes aware of any
such claim, action, or proceeding, the City shall promptly notify the applicant. If the City
fails to notify the applicant or if the City fails to cooperate fully in the defense, the applicant
shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing
contained in this condition prohibits the City from participating in the defense of any claim,
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 2 of 44
GC6.
action, or proceeding, if both of the following occur: 1) the City bears its own attorneys'
fees and costs; and 2) the City defends the action in good faith. The applicant shall not be
required to pay or perform any settlement unless the settlement is approved by the
applicant.
The property shall be developed and maintained in substantial conformance with the
approvals granted by the City. Any modifications shall be subject to further review by the
City.
GC7. The applicant and property owner shall comply with all inspections requirements as
deemed necessary by the City of Santa Clarita.
GCB. The owner, at the time of issuance of permits or other grants of approval, agrees to develop
the property in accordance with City codes and other appropriate ordinances including, but
not limited to, the California Bpilding Code (Building, Mechanical, Plumbing, Electrical,
Green Building, and Energy Codes), Fire Code, Unified Development Code (Grading Code
and Undergrounding of the Utilities Ordinance), Utilities Code (Sanitary Sewer and
Industrial Waste Ordinance), and Highway Permit Ordinance.
GC9. This grant shall not be effective for any purpose until the applicant has filed their affidavit
(Acceptance Form) with the Director of Community Development stating that they are
aware of, and agree to accept, all of the conditions of this grant.
GC 10. Details shown on the site plan are not necessarily approved. Any details which are
inconsistent with the requirements of state or local ordinances, general Conditions of
Approval, or City policies, and not modified by this permit, must be specifically approved.
GC 11. It is hereby declared and made a condition of this permit that if any condition hereof is
violated, or if any law, statute, or ordinance is violated, the City may commence
proceedings to revoke this approval.
CITY COUNCIL
CC L The applicant agrees to relocate the units from Planning Area PA-1 A to the remaining
planning areas within the project, and dedicate to the City the land associated with Planning
Area PA- 1A. This transfer of units will not be counted toward the transfer of units outlined
in condition PL2.
CC2. Should the applicant be able to successfully acquire the following properties, the applicant
agrees to dedicate the following property to the City:
a. The open space south and ease of the realignment of Bouquet Canyon Road totaling
approximately 40 acres; and
b. The unused property associated with the alignment and extension of Copper Hill
Drive through the existing terminus at David Way to the new Bouquet Canyon
Road.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 3 of 44
CC3. The applicant agrees to work with the City to provide a wildlife connection to open space
in the vicinity of the project.
CC4. The applicant agrees to work with the City to provide top notch trails and trailhead
amenities in the Saugus Community.
CC4. The applicant agrees to amend Mitigation Measure 3.3-5 to replace the words "if feasible"
in the first sentence with "unless in compliance with the Federal Migratory Bird Act."
CC5. The applicant agrees to transplant any impacted Blue Oak trees as amended condition OT2.
CC6. Condition EN66 shall be revised to reflect the changes to the sidewalk improvements
required along the north side of Copper Hill Drive, east to the connection of new Bouquet
Canyon Road.
PLANNING DIVISION
PL1. The applicant is approved for the following entitlements for the Bouquet Canyon Project
(Assessor's Parcel Numbers: 2812-008-003, -013, -021, -022, -031, -900, 2812-038-002,
2812-022-031, and 2812-008-008) associated with Master Case 18-089:
A.
Tentative Tract Map 82126,
B.
Conditional Use Permit 18-004,
C.
Hillside Development Review (Class 4) 18-001,
D.
Ridgeline Alteration Permit 18-001,
E.
Architectural Design Review 18-010,
F.
Development Review 18-009,
G.
Landscape Plan Review 19-017, and
H.
Oak Tree Permit (Class 4) 19-003.
The project shall be constructed as indicated on the approved site plan on file with the
Planning Division. All uses, construction, and operations shall be in accordance with the
approved plans on file with the Planning Division. Any changes to the approved plans shall
require additional review by the Director of Community Development and approval by the
applicable review authority.
PL2. The applicant is approved to construct a maximum of 375 residential units within the
Planning Areas with the following breakdown:
A. Planning Area 1 (PA-1): 52 single-family units
B. Planning Area 1 A (PA-1 A): 12 single-family units
C. Planning Area 2 (PA-2): 136 single-family units
D. Planning Area 3 (PA-3): 90 multifamily units
E. Planning Area 4 (PA-4): 85 multifamily units
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 4 of 44
Each Planning Area is subject to the approval of an Architectural Design Review and
Development Review by the Director of Community Development. The applicant may
transfer up to 10 percent of the units between Planning Areas subject to approval by the
Director of Community Development. At no time shall the total number of units exceed
375 units.
PL3. The applicant shall comply with the Mitigation Monitoring and Reporting Program
(MMRP) prepared for the Final Environmental Impact Report (FEIR) prepared for the
project (SCH No. 2018121009).
PL4. Applicant understands and agrees that no access is allowed from existing Bouquet Canyon
Road for PA-1, PA -IA, PA-2, or PA-3, with the exception of the north section of PA- 1.
PL5. Applicant understands and agrees that no access is allowed onto Copper Hill Drive for PA-
4 unless and until Copper Hill Drive is extended and constructed as described in Condition
No. EN2.
PL6. The applicant is approved to develop multifamily development within the Neighborhood
Commercial (CN) zone of the project site.
PL7. The applicant is approved to apply cluster development standards subject to the approval
of a Development Review by the Director of Community Development and consistent with
Section 17.68.020 of the UDC.
PL8. Prior to first building permit issuance, the applicant shall provide a phasing plan for all
amenities including, but not limited to: trailhead parking lot, on and off -site trails, pocket
park areas, recreation facility, and splash pad, subject to the approval by the Director of
Community Development.
PL9. Any changes to the design of Bouquet Creek and the drainage channel will be subject to
the approval by the Director of Community Development and may require additional
review.
PL10. The number of parking spaces (including enclosed, guest, accessible, and fuel -efficient,
low -emitting, carpool/vanpool spaces) shall subject to Development Review and consistent
with the parking requirements established in the UDC by each Planning Area,
PL11. The applicant shall be required to install a minimum of six fully -operational electric vehicle
(EV) charging stations (two of which are van accessible): three stations (including one van
accessible) located in the trailhead parking lot and three stations (including one van
accessible) located adjacent to the trailhead.
PL12. The applicant shall install a minimum of 68 bike parking spaces distributed throughout the
Planning Areas and park areas consistent with the approved Park Exhibit.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 5 of 44
PL13. The applicant is approved for the construction of six gates in five locations within the
project site, consistent with the approved site plan, elevations, colors and materials, and
other documents that constitute the Master Case 18-089 project file. All gates will be
installed on private driveways. No public access will be gated with this project. The
locations of the gates are as follows:
Gate A: Two gates from the main driveway entrance of the south section of PA-1, PA-
2, and PA-3 off of the new segment of Bouquet Canyon Road.
Gate B: One gate from the driveway entrance of the north section PA-1 off of existing
Bouquet Canyon Road.
Gate C: One gate from the driveway entrance of PA-2 and PA-3, adjacent to the
trailhead parking lot, off of the new segment of Bouquet Canyon Road.
Gate D: One gate from the driveway entrance of PA- lA off of new segment of Bouquet
Canyon Road.
Gate E: One gate from the driveway entrance of the south section of PA-1 off of the
new segment of Bouquet Canyon Road.
PL14. The applicant shall construct the recreation facility, including a recreation center building
and swimming pool and spa with cabana or patio cover, subject to the approval of an
Architectural Design Review by the Director of Community Development.
PL 15. All commonly owned areas shall be recorded as such and shall be maintained by the
project's Homeowners Association unless maintained by the City's Landscape
Maintenance Districts (LMD) office. This includes, but is not limited to, landscaping,
irrigation, slopes, and drainage devices.
PL16. The Covenants, Conditions, and Restrictions (CC&Rs) shall disclose the requirement that
landscaping shall be subject to the Los Angeles County Fuel Modification and the City's
landscaping requirements.
PL I T The architecture of the all Planning Areas, including the recreation building, shall be
subject to the approval of an Architectural Design Review by the Director of Community
Development and consistent with the Community Character and Design Guidelines
(CCDG) for the Saugus community. The applicant shall provide elevations that incorporate
360-degree architecture that complies with the CCDG.
PL 18. All lighting shall be directed down and shielded from neighboring uses. The applicant shall
prepare a photometric study for review and approval with each Development Review
application for each planning area that demonstrates that no light will spill over property
lines.
PL19. All ground -mounted mechanical equipment shall be identified on the site plan and screened
completely from surrounding properties. Air conditioning condensers shall be located a
minimum of five feet from any condominium side lot line, and shall not be seen from public
view.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 6 of 44
PL20. Each unit shall include adequate space for trash bins outside of the 20-foot by 20-foot space
within the garage or provide adequate space on the sideyard with screening subject to
subject to the approval of an Architectural Design Review by the Director of Community
Development.
PL21. The project shall comply with all City codes and the requirements of all City divisions,
including, but not limited to, the Building and Safety Division and Engineering Services
Division.
PL22. No signage is included within this approval and is subject to a separate permit. The
applicant shall provide a sign program prior to the installation of signs on the project site.
PL23. The applicant shall comply with all applicable noise standards including, but not limited to
Section 11.44 (Noise Limits) of the City's Municipal Code, for the construction of the
proposed buildings.
PL24. Heavy construction (including grading operations and earth movement) shall be limited to
the hours of 7:00 a.m. to 5:00 p.m. Monday through Friday, and between 8:00 a.m. and
5:00 p.m. on Saturdays unless otherwise approved by the Director of Community
Development upon formal written notification.
PL25. Construction shall be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through
Friday, and between 8:00 a.m. to 6:00 p.m. on Saturdays, unless traffic volumes or public
safety issues warrant otherwise (as determined by City, County, or State officials). No
construction on Sundays and holidays shall occur.
PL26. The applicant shall install a tot lot located in a park area within the project site to the
satisfaction of the Director of Community Development.
PL27. The applicant shall install a pet waste station located at Park 2 (the park area located on top
of the ridgeline) to the satisfaction of the Director of Community Development.
Landscape Conditions
LR1. Prior to issuance of grading permit(s), the applicant shall provide final landscape, lighting
and irrigation plans (Landscape Document Package) for Planning Division review and
approval. The plan must be prepared by a California -registered landscape architect and
shall be designed with the plant palette suitable for Santa Clarita (Sunset Western Garden
Book Zone 18, minimum winter night temperatures typically 20' to 30' F; maximum
summer high temperatures typically 105' F to 110' F). The landscape design plan shall
meet the design criteria of the State Water Efficiency Landscape Ordinance, as well as all
other current Municipal Code/Unified Development Code requirements.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 7 of 44
LR2. The applicant shall be aware that additional fees will be required to be paid by the applicant
for the review of required landscape and irrigation plans by the City's landscape consultant
based on an hourly rate. An invoice will be provided to the applicant at the completion of
the review of the plans. The applicant will be required to pay all associated fees to the City
prior to the release of the approved landscape and irrigation plans for the project.
LR3. Required Landscape Plan Elements. Final landscape plans shall contain all elements as
listed in the checklist for preliminary landscape plans (Attachment A), and shall conform
to the Landscaping and Irrigation Standards (§ 17.51.030) in the UDC. The following
elements need to be addressed on the preliminary and/or final landscape plans:
A. Landscape plans shall show plant material to screen at maturity all trash enclosures,
transformer boxes, vault boxes, backflow devices, and other exterior mechanical
equipment. Screening material may include trees, shrubs (15-gallon minimum
size), clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures
shall be screened with both shrubs and clinging vines;
B. Landscape plans shall show all lighting fixtures, base dimensions, and typical finish
elevations;
C. The applicant shall place water -conserving mulching material on all exposed soil
in planting areas not covered by turfgrass. Mulching material may include, and is
not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must
be at least two inches deep;
D. Prior to occupancy, the applicant shall install all proposed irrigation and landscape,
including irrigation controllers, staking, mulching, etc., to the satisfaction of the
Director of Community Development. The Director may impose inspection fees for
more than one landscape installation inspection; and
E. Prior to occupancy, the applicant shall submit to the Director of Community
Development a letter from the project landscape architect certifying that all
landscape materials and irrigation have been installed and function according to the
approved landscape plans.
LR4. The final landscape plan shall include enhanced landscape on frontage adjacent to PA-1
and PA-4. The mixture of tree sizes and species shall include trees to provide adequate
screening at the time of planting. Fuel modification Unit must approve the landscape plan
prior to Planning approval.
ENGINEERING SERVICES DIVISION
General Requirements
EN 1. At issuance of permits or other grants of approval, the applicant agrees to develop the
property in accordance with City codes and other appropriate ordinances such as the
Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 8 of 44
EN2. Prior to City Council action, the applicant shall enter into an agreement signed by both
parties to acquire the necessary right-of-way from the off -site property owners, Davenport
Jason & Kellie (APN: 2812-008-008) and Monteverde (Plum Bouquet Canyon Investment
Co., APN: 2812-022-031), for the construction of new Copper Hill Drive alignment per
Tentative Tract Map (TTM) 82126. The applicant shall acknowledge and agree with the
requirements of EN8. Prior to first occupancy of PA-4, the applicant shall construct the
new alignment of Copper Hill Drive, to the satisfaction of the City Engineer.
EN3. Prior to grading permit or Final Map, whichever occurs first, the applicant shall enter into
an agreement signed by both parties to acquire the necessary right-of-way from the off -site
property owner, Plum Canyon Master LLC (APN: 2812-038-002), for the revised
alignment of Bouquet Canyon Road per TTM 82126. The applicant shall acknowledge and
agrees with the requirements of EN8.
EN4. Prior to storm drain plan approval, the applicant shall enter into an agreement signed by
both parties to acquire the necessary off -site property in fee from the property owner, Plum
Canyon Master LLC (APN: 2812-038-002), for the construction of proposed debris basin
per TTM 82126. The applicant shall acknowledge and agrees with the requirements of
EN8. Prior to first occupancy of PA-1 (along Bouquet Realignment), PA -IA, PA-2, or PA-
3, whichever occurs first, the applicant shall complete the construction of debris basin in
compliance with the approved storm drain plans, to the satisfaction of the City Engineer.
Applicant's failure to acquire the necessary offsite property for the construction of the
debris basin prior to storm drain plan approval for whatever reason shall require the
submittal by applicant of a revised map and hydrology study which addresses drainage
flows and identifies a location for the debris basin that is under the control of the
applicant/developer. The relocated debris basin must be constructed prior to first
occupancy of PA-1 (along Bouquet Realignment), PA-lA, PA-2, or PA-3, whichever
occurs first.
EN5. Prior to grading permit or Final Map, whichever occurs first, the applicant shall enter into
an agreement signed by both parties to acquire all necessary offsite grading
licenses/easements from the property owner, Plum Canyon Master LLC (APN: 2812-038-
002 & APN: 2812-054-025), for the proposed grading and construction of slopes per TTM
82126, as required by the City Engineer. The applicant shall acknowledge and agrees with
the requirements of EN8.
EN6. Prior to first building permit, the applicant shall complete the grading and construction of
slopes incompliance with the approved grading plans, to the satisfaction of the City
Engineer.
ENT Prior to grading permit or Final Map, whichever occurs first, the applicant shall cooperate
with the City to enter into an agreement with the County of Los Angeles to acquire the
necessary off -site property in fee from the County of Los Angeles (APN: 2812-008-900)
for the proposed improvements shown on their property per TTM 82126 including but not
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 9 of 44
limited to the construction of: a portion of Bouquet Canyon Realignment including the
bridge over Bouquet Creek and T-intersection of new Copper Hill Drive alignment, slope
along Bouquet Canyon Realignment, secondary access to site and associated
improvements, debris basin, infiltration basin, concrete channel, low -flow channel
including the 42" RCP line, and other miscellaneous improvements, as required by the City
Engineer; And relocation of Los Angeles County sewer main and other infrastructures, as
required by the County of Los Angeles. The applicant shall acknowledge and agrees with
the requirements of EN15.
EN8. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of off -site private property:
A.
The applicant shall secure, at the applicant's expense, sufficient title, or interest in
land to permit construction of any required off -site improvements.
B.
If the applicant is unable to acquire sufficient title or interest to permit construction
of the required off -site improvements, the applicant shall notify the City of this
inability not less than six months prior to approval of the Final Map. In such case,
the City may thereafter acquire sufficient interest in the land, which will permit
construction of the off -site improvements by the applicant.
C.
The applicant shall pay all of the City's costs of acquiring said off -site property
interests pursuant to Government Code Section 66462.5. Applicant shall pay such
costs irrespective of whether the Final Map is recorded or whether a reversion
occurs. The cost of acquisition may include, but is not limited to, acquisition prices,
damages, engineering services, expert fees, title examination, appraisal costs,
acquisition services, relocation assistance services and payments, legal services and
fees, mapping services, document preparation, expenses, and/or damages as
provided under Code of Civil Procedures Sections 1268.510-.620 and overhead.
D.
The applicant shall secure, at the applicant's expense, sufficient title, or interest in
land to permit construction of any required off -site improvements.
E.
The applicant agrees that the City will have satisfied the 120-day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto
when it commences negotiations for acquisition of the property based upon an
appraisal as a first step in the eminent domain process.
F.
At the time the applicant notifies the City as provided in `B" hereinabove, the
applicant shall simultaneously submit to the City in a form acceptable to the City
all appropriate appraisals, engineering specifications, legal land descriptions, plans,
pleadings, and other documents deemed necessary by the City to commence its
acquisition proceedings. Said documents must be submitted to the City for
preliminary review and comment at least 30 days prior to the applicant's notice
described hereinabove at `B".
G.
The applicant agrees to deposit with the City, within five days of request by the
City, such sums of money as the City estimates to be required for the costs of
acquisition. The City may require additional deposits from time -to -time.
H.
The applicant shall not sell any lot/parcel/unit shown on the Final Map until the
City has acquired said sufficient land interest.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 10 of 44
I. If the superior court thereafter rules in a final judgment that the City may not
acquire said sufficient land interest, the applicant agrees that the City may initiate
proceedings for reversion to acreage.
J. The applicant shall execute any agreements mutually agreeable prior to approval of
the Final Map as may be necessary to assure compliance with the foregoing
conditions.
K. Failure by the applicant to notify the City as required by "B" hereinabove, or
simultaneously submit the required and approved documents specified in
"F" hereinabove, or make the deposits specified in "G" hereinabove, shall
constitute applicant's waiver of the requirements otherwise imposed upon the City
to acquire necessary interests in land pursuant to Section 66462.5. In such event,
subdivider shall meet all conditions for installing or constructing off -site
improvements notwithstanding Section 66462.5.
EN9. Prior to grading permit, the applicant shall agree to all conditions required by Los Angeles
County for the proposed improvements and relocation of existing sewer line through their
property.
EN10. All existing power lines and overhead cables less than 34 KV shall be placed underground
prior to first building occupancy fronting that line. All new power lines and overhead cables
shall be placed underground.
EN11. Prior to grading permit, the applicant shall submit plans, consistent with the Copper Hill
Drive trail alignment and cross -sections provided by the Traffic Division, for the following
improvements: A multi -use Class I Trail along Copper Hill Drive from David Way trail -
head to Haskell Canyon Open Space and construction of pedestrian bridge over the
concrete channel, to the satisfaction of the City Engineer.
EN12. The applicant shall complete the Copper Hill Drive and Class I Trail improvements along
with the of Copper Hill Drive alignment improvements, as required by the City Engineer.
EN 13. The applicant shall construct the pedestrian bridge over the new concrete channel, within
the old Bouquet Canyon Road alignment, as required by the City Engineer.
Subdivision Requirements
EN14. Prior to building permits, a Final Map prepared by or under the direction of a person
licensed to practice land surveying in the State of California shall be filed in the Office of
the County Recorder, in compliance with applicable City of Santa Clarita, County of Los
Angeles, and State of California Codes.
EN15. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of Los Angeles County property, prior to issuance of grading
permit or Final Map approval, whichever occurs first:
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 11 of 44
A. The applicant shall cooperate, at applicant's expense, with the City of Santa Clarita
regarding acquisition of Los Angeles County property by the City of Santa Clarita, to
permit construction of all proposed off -site improvements on Los Angeles County
property per TTM 82126.
B. The applicant shall pay all of City's costs of acquiring said off -site property. The cost
of acquisition may include, but is not limited to, acquisition prices, engineering
services, expert fees, title examination, appraisal costs, acquisition services, staff time,
and any other associated services.
C. The applicant agrees to deposit with the City, within five days of request by the City,
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time.
D. Failure by the applicant to comply with any of the above stated Items (A, B, or C) shall
constitute applicant's waiver of the requirements otherwise imposed upon the City to
acquire necessary interests in land pursuant to Section 66462.5. City may require an
agreement as required by Section 66464.5(c) in its discretion.
EN 16. Prior to the Final Map being filed with the County Recorder, the applicant shall not grant
or record easements within areas proposed to be granted, dedicated, or offered for
dedication for public streets or highways, access rights, building restriction rights, or other
easements; unless subordinated to the proposed grant or dedication. If easements are
granted after the date of tentative map approval, subordination must be executed by the
easement holder prior to the filing of the Final Map.
EN 17. Prior to Final Map approval, the applicant shall vacate and/or relocate easements running
through proposed structures, as directed by the City Engineer.
EN 18. Prior to Final Map approval, the applicant shall dedicate any necessary easements for
public improvements.
EN19. Prior to Final Map approval, the applicant shall label driveways as "Private Driveways and
Fire Lane" on the map, as directed by the City Engineer.
EN20. Prior to Final Map approval, the applicant shall show that portion not divided for the
purpose of sale, lease, or financing as a "Designated Remainder" on the map.
EN21. At map check submittal, the applicant shall provide a preliminary subdivision report. A
final subdivision guarantee is required prior to Tract Map approval.
EN22. Prior to Final Map approval, the applicant shall provide a Will Serve Letter stating that
Community Antenna Television service (CATV) will be provided to this project. Prior to
building final, the applicant is required to install distribution lines and individual service
lines for CATV service for all new development.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 12 of 44
EN23. Prior to Final Map approval, the applicant shall provide a Will Serve Letter from all
necessary utilities, stating that service will be provided to this property.
EN24. Prior to Final Map approval, the applicant shall dedicate to the City the right to prohibit
the erection of building(s) and other structures within open space/common lots.
EN25. Prior to Final Map approval, the applicant shall pay street maintenance fees to cover the
cost of one-time slurry seal of public streets within the development.
EN26. Prior to Final Map approval, the applicant shall show on the map all Los Angeles County
Flood Control District Easements. A permit will be required for any construction affecting
the right-of-way or facilities.
EN27. Prior to Final Map approval, the applicant shall provide ownership by fee to Los Angeles
County Flood Control District for the concrete channel and associated slope & access road,
and for debris basins along the realignment of Bouquet Canyon Road.
EN28. Prior to Final Map approval, the applicant shall show on the map storm drain maintenance
easement, for the 42" RCP pipe, to City of Santa Clarita.
EN29. Prior to Final Map approval, the applicant shall show on the map Right -of -Way dedication
of Bouquet Canyon Road and Copper Hill Drive to the City of Santa Clarita, as directed
by the City Engineer.
EN30. Prior to Final Map approval, the applicant shall show on the map all slope easements along
Bouquet Canyon Road, dedicated to City of Santa Clarita, as required by the City Engineer.
EN31. Prior to Final Map approval, the applicant shall show on the map Trail Head easement
dedicated to City of Santa Clarita.
EN32. Prior to Final Map approval, the applicant shall show on the map all Los Angeles County
Flood Control District Easements. A permit will be required for any construction affecting
the right-of-way or facilities.
EN33. The applicant shall vacate David Way and that portion of Bouquet Canyon Road located
at the bridge over the Bouquet Canyon Creek and elsewhere upon completion of Bouquet
Canyon Road Realignment, including the connection of Copper Hill Drive, and completion
of new bridge over Bouquet Canyon Creek, to the satisfaction of the City Engineer.
Covenants, Conditions, and Restrictions Requirements
EN34. Prior to Final Map approval, the applicant shall obtain approval from the City Engineer
and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for this
development. The applicant shall reimburse the City for the City Attorney's review and
approval fee. The CC&Rs shall include a disclosure to comply with the Geologist's
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 13 of 44
recommendations in the Geology Report concerning restrictions on watering, irrigation,
and recommend plant types. The CC&Rs shall grant the City the authority to review and
approve/disapprove amendments (including dissolution) of the CC&Rs/association. The
CC&Rs shall grant the City the right (though not the obligation) to enforce the CC&Rs (at
a minimum those provisions related to City -required items).
EN35. Prior to first building permit, the applicant shall record the approved CC&Rs with the Los
Angeles County Recorder's office.
EN36. Prior to first certificate of occupancy, the applicant shall establish a Home Owners'
Association (HOA), or similar entity, to ensure the continued maintenance of all
shared/common lots, all slopes and drainage devices not transferable to the County Flood
Control District.
EN37. Prior to first certificate of occupancy, the applicant shall transfer ownership of open space
lots to the HOA. The grant deed shall be submitted to Engineering Services for review and
approval by the City Engineer.
Access Requirements
EN38. Prior to Final Map approval, the applicant shall record a reciprocal access easement and
maintenance agreement for all shared driveways and drive isles within the project site, as
directed by the City Engineer. This condition may be satisfied by incorporating the
appropriate provisions into the CC&Rs.
Condominium/Lease Requirements (for residential only)
EN39. Prior to Final Map approval, the applicant shall submit a notarized affidavit to the
City Engineer, signed by all owners of record at the time of filing of the map with the City,
stating that any proposed condominium buildings have not been constructed or that all
buildings have not been occupied or rented and that said building will not be occupied or
rented until after the filing of the map with the County Recorder.
Grading and Geology Requirements
EN40. Prior to grading permit, the applicant shall submit a grading plan consistent with the
approved Plan, oak tree report, and conditions of approval. The grading plan shall be based
on a detailed engineering geotechnical report specifically approved by the geologist and/or
soils engineer that addresses all submitted recommendations. All required mitigation
measures, including but not limited to the Seismic Hazard Zone, shall be incorporated into
the development plans.
EN41. Prior to building permits, the applicant shall substantially complete rough grading and
construct drainage facilities within the project site, obtain rough grade certifications, and a
compaction report approved by the City Engineer.
Exhibit A
Master Case 1$-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 14 of 44
EN42. Prior to first building occupancy, the applicant shall substantially complete rough grading
of the project per approved grading plans, to the satisfaction of the City Engineer.
EN43. Prior to Final Map approval, the applicant shall eliminate all geologic hazards associated
with this proposed development, or delineate restricted use areas on the Final Map as
approved by the consultant geologist, and dedicate to the City the right to prohibit the
erection of buildings and other structures within all restricted use areas and as directed by
the City Engineer.
Drainage Requirements
EN44. Prior to grading permit, the applicant shall obtain approval and connection permit from the
Los Angeles County Department of Public Works, Land Development Division to connect
the on -site storm drain system to a public storm drain system.
EN45. Prior to grading permit, the applicant shall obtain concrete channel design approval from
the Los Angeles County Department of Public Works, Land Division. The concrete
channel shall be permitted and constructed through the County and to be maintained by the
Los Angeles County Flood Control District.
EN46. Prior to grading permit, the applicant shall obtain plan approval and necessary permits from
the City of Santa Clarita and connection permit from Los Angeles County Public Works
for the installation of 42" RCP low -flow line. The applicant shall obtain all necessary
jurisdictional permits for the installation and ongoing maintenance of the 42" pipe. Prior
to Map Recordation, the applicant shall form DBAA to fund the ongoing maintenance of
this line by the City of Santa Clarita.
EN47. Prior to the City's release of any bond monies posted for the construction of storm drain
infrastructure, the applicant or subsequent property owners shall be responsible for
providing all required materials and documentation to complete the storm drain transfer
process from the City of Santa Clarita to the Los Angeles County Flood Control District.
The applicant or subsequent property owners shall also be responsible for providing
regularly scheduled maintenance of the storm drain infrastructure, as directed by the
City Engineer, until such time that full maintenance be assumed by the Flood Control
District.
EN48. Prior to storm drain plan approval, the applicant shall obtain written approval from the Los
Angeles County Flood Control District of all easements needed for future maintenance by
the District.
EN49. Specific drainage requirements for the site will be established at building permit
application. Prior to Building Permit, the applicant shall submit a precise grading plan.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 15 of 44
EN50. Prior to Final Map approval, the applicant shall place a note of flood hazard on the Final
Map, delineating the areas subject to flood hazard, and dedicate to the City the right to
prohibit the erection of buildings and other structures within all flood hazard areas.
FEAM Flood Zone Requirements
EN51. The project is located in FEMA Flood Zone (A, AO) in accordance with the Federal Flood
Insurance Rate Maps (FIRMs).
A. For the proposed improvements within the Floodway, Prior to grading plan
approval, a floodplain study shall be prepared using HEC-RAS or other City -approved
program, by a Civil Engineer licensed in the State of California, to analyze the 100-
year storm event. The study shall be reviewed and approved by the City Engineer. The
study shall analyze upstream and downstream of the proposed project to a point where
the post -development flowrates and velocities equal the pre -development flowrates and
velocities. Any change to the flowrates or velocities must be contained within the
applicant's property or the applicant shall file with the County Recorder an Acceptance
of Drainage Form signed by adjacent property owner(s). The design of the concrete
channel or bank protection and/or levee shall meet the design requirements of CFR
Title 44 Chapter 65.10.
B. For the proposed improvements within the Floodway, the applicant is required to
comply with FEMA requirements to revise the Flood Insurance Rate Map (FIRMS).
Prior to issuance of grading permit, the applicant shall complete a Conditional Letter
of Map Revision (CLOMR). Prior to issuance of first building permit, the applicant
shall complete a Letter of Map Revision (LOMR).
C. For the proposed improvements within the Flood fringe/Floodplain, the applicant
is required to comply with FEMA requirements to revise the Flood Insurance Rate Map
(FIRMs). Prior to issuance of grading permit, the applicant shall complete a
Conditional Letter of Map Revision (CLOMR). Prior to issuance of first building
permit, the applicant shall complete a Letter of Map Revision (LOMR).
Water Quality Requirements
EN52. This project will disturb one acre or more of land. Therefore, the applicant must obtain
coverage under a statewide General Construction Activities Stormwater Permit (General
Permit). In accordance with the General Permit, the applicant shall file with the State a
Notice of Intent (NOI) for the proposed project. Prior to issuance of grading permit by the
City, the applicant shall have approved by the City Engineer a Stormwater Pollution
Prevention Plan (SWPPP). The SWPPP shall include a copy of the NOI and shall reference
the corresponding Waste Discharge Identification (WDID) number issued by the State
upon receipt of the NOI.
EN53. This project is a development planning priority project under the City's NPDES Municipal
Stormwater Permit as a development with equal to one acre or greater of disturbed area
that adds more than 10,000 square feet of impervious surface and 10 or more dwelling
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 16 of 44
units. Prior to issuance of grading permit, the applicant shall have approved by the City
Engineer, an Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post
construction Best Management Practices (BMPs), maximizes pervious surfaces, and
includes infiltration into the design of the project. Refer to the Low Impact Development
ordinance and the County of Los Angeles Low Impact Development manual for details.
EN54. Prior to recordation of the Final Map, the applicant shall form an assessment district to
finance the future ongoing maintenance and capital replacement of SUSMP
devices/systems, infiltration basins, and restoration of natural drainage coarse identified on
the latest approved Storm drain plan/Plan. The applicant shall cooperate fully with the City
in the formation of the assessment district, including, without limitation, the preparation of
the operation, maintenance, and capital replacement plan for the SUSMP devices/systems
and the prompt submittal of this information to City for review and approval. The applicant
shall pay for all costs associated with the formation of the assessment district. SUSMP
devices/systems shall include but are not limited to catch basin inserts, debris excluders,
biotreatment basins, vortex separation type systems, and other devices/systems for
stormwater quality. The applicant shall be responsible for the maintenance of all SUSMP
devices/systems until the district has been established.
Street Light Requirements
EN55. Prior to street plan approval, the applicant shall submit a Street Light Plan to the
Engineering Services Division for review and approval. Street -lighting systems shall be
designed as City -owned and maintained on the LS-2 rate schedule, using LED fixtures
approved by the City's Landscape Maintenance District Division.
Fiber Requirements
EN56. Prior to street plan approval, the applicant shall submit conduit and/or fiber plan prepared
per City Standard to Engineering Services Division for review and approval.
EN57. Prior to first building permit, the applicant shall obtain conduit and/or fiber plan approval
for the connection to City's communication network in the right-of-way.
EN58. Prior to first occupancy or parkway improvement, whichever occurs first, the applicant
shall install conduit and/or fiber per the approved plan to the satisfaction of the City
Engineer. An encroachment permit from Engineering Services Division will be required
for the work.
Street Improvement Requirements
EN59. All streets shall be designed in accordance with the City of Santa Clarita Municipal Code
and street design criteria; construction shall be completed prior to building final. If the City
Engineer determines that it is more beneficial for the City to construct the required
7
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 17 of 44
improvements later, the applicant shall pay a cash in -lieu fee that is equivalent to the cost
of the improvements.
I I
EN60. Prior to building final, the applicant shall construct wheelchair ramps at new or modified
intersections, as directed by the City Engineer.
1
EN61. Prior to any construction (including, but not limited to, drive approaches, sidewalks, sewer
laterals, curb and gutter, etc.), trenching or grading within public street right-of-way, the
applicant shall submit a street improvement plan consistent with the approved Plan, oak
tree report, and conditions of approval; and obtain encroachment permits from the
Engineering Services Division.
EN62. Prior to street plan approval, the applicant shall submit a street tree location plan to the
City's Urban Forestry Division for review and approval. The location of the street trees
shall not conflict with sewer or storm drain infrastructure. The plan shall include proposed
sewer lateral locations and storm drain infrastructure for reference.
EN63. Prior to Final Map approval, the applicant shall dedicate to the City the right-of-way
required for off -site street improvements as identified in the Traffic Study.
EN64. Prior to Final Map approval, the applicant shall dedicate sidewalk easements sufficient to
encompass ADA requirements for sidewalks installed with drive approaches per the current
City standard APWA 110-2, Type C, or equivalent.
EN65. Prior to building permits, the applicant shall construct street pavement per either of the
following options. Prior to street plan approval, the selected option shall be indicated on
the plan.
A. The applicant shall eonstruct the full pavement section including the final lift of
asphalt to finish grade in conformance with the design TI. Prior to building final,
the applicant shall refurbish the pavement to the satisfaction of the City Engineer.
B. The applicant shall construct a pavement section that is a minimum of 1 %" lower
than finish grade, in conformance with the design TI. Prior to building final, the
applicant shall refurbish the pavement, and complete the final lift of asphalt to meet
finish grade to the satisfaction of the City Engineer.
EN66. Prior to building final for homes within a Planning Area fronting on or adjacent to the
individual streets, excluding along Bouquet Canyon Road realignment & Copper Hill
Drive, as indicated below, the applicant shall construct the following street improvements
within and along the applicable frontage of the project site, as directed by the City
Engineer:
Street Name
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Gutter
Paving
Lights
Trees
5' min
Median
Bouquet Canyon Road (New)**
X
X
X
X
X
X
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 18 of 44
Bouquet Canyon Road (Existing)
X
X
X
X
X
Copper Hill Drive***
X
X
X
X
X
Internal Streets
X
X
X
X
X
(Private Driveway & Fire Lane)
Copper Hill Drive with Trail ****
X
X
X
X
X
(David Way to Buckhorn Lane)
* Construct per details on TTM 82126
** Improvements shall be installed pursuant to the infrastructure phasing plan to be
submitted to the satisfaction of the City Engineer, and construction timing as approved by
the City Engineer. Prior to first building occupancy, the applicant shall commence
construction of the bridge over the Bouquet Creek as directed by the City Engineer.
*** Prior to first building occupancy in PA-4, the applicant shall construct the Copper Hill
Drive alignment which includes sidewalk along Copper Hill Drive from David Way to the
new intersection with Bouquet Canyon Road, as directed by the City Engineer.
**** The following improvements to be completed along with Copper Hill Drive
alignment (New), as directed by the City Engineer: Both sides of Copper Hill Drive
between David Way and Buckhorn Lane.
EN67. Prior to first building occupancy or as required per additional traffic study, the applicant
shall fully construct all of the intersection improvements (including, but not limited to, curb
and gutter, base and paving, sidewalk, parkway and median landscaping, and utilities
relocation) conditioned for project by Traffic Engineering to the satisfaction of the City
Engineer.
EN68. Prior to building final, the applicant shall repair any broken or damaged curb, gutter and
sidewalk, and refurbish the half section of pavement on streets within or abutting the
project, to the satisfaction of the City Engineer.
EN69. Prior to building final, the applicant shall provide and install street name signs, as directed
by the City Engineer.
Sewer Improvement Requirements
EN70. Prior to Final Map approval, the applicant shall dedicate all necessary sewer easements.
The sewer plans shall be reviewed and approved by the Los Angeles County Department
of Public Works (Sewer Maintenance Division), Los Angeles County Sanitation District,
and the City Engineer.
EN71. Prior to Final Map approval, the applicant shall send a print of the land division map to the
County Sanitation District with the request for annexation in writing.
EN72. The on -site sewer laterals shall be a privately maintained system. Prior to Grading Plan
approval, the applicant shall submit an "on -site sewer plan." The "on -site sewer plan" shall
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 19 of 44
be designed per the California Plumbing Code and approved by the City's Building &
Safety division prior to Grading Plan approval.
EN73. The on -site sewer main shall be a publicly maintained sewer. The public sewer plan shall
be reviewed and approved by the Los Angeles County Department of Public Works (Sewer
Maintenance Division), Los Angeles County Sanitation District, and the City Engineer;
and all necessary easement for maintenance of the sewer shall be dedicated to the City of
Santa Clarita.
EN74. Prior to building permits, the applicant shall coordinate with the Building & Safety
Division regarding payment of additional annexation fees, if required, to annex the
property into the County Sanitation District.
EN75. Prior to building permits, the applicant shall pay their fair share cost of the sewer upgrade.
EN76. Prior to building permits, the applicant shall construct main -line sewers with separate
laterals to serve each lot/parcel. Main -line sewers shall have a straight alignment, and shall
be located five feet from and on the northerly and easterly sides of the centerlines of streets
or alleys, except on major or secondary highways where separate sewers shall be located
in the roadway six feet from each curb line.
EN77. Prior to building final, the applicant shall construct all sewer upgrades per the approved
sewer area study, to the satisfaction of the City Engineer.
EN78. Prior to first certificate of occupancy, the proposed building(s) shall be connected to the
sewer main per approved sewer area study.
Bonds, Fees and Miscellaneous Requirements
EN79. Prior to encroachment permits for public improvements (Street, Sanitary Sewer, Storm
Drain, & Street Lights), the applicant, by agreement with the City Engineer, shall guarantee
installation of the improvements through faithful performance bonds, letters of credit or
any other acceptable means. Building final shall be withheld if the improvements are not
completed.
BUILDING & SAFETY DIVISION
Plans and Permits
BSI. Construction drawings shall be prepared and submitted to the Building & Safety Division
for plan review and building permit issuance. Supporting documents; such as structural and
energy calculations, and geotechnical reports shall be included with the plan submittal.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 20 of 44
BS2. Construction drawings submitted for plan review shall show full compliance with all
applicable local, county, state and federal requirements and codes. The project shall comply
with the building codes in effect at time of building permit application. The current state
building codes are: the 2019 California Building (CBC), Mechanical (CMC), Plumbing
(CPC), and Electrical (CEC) Codes, the 2020 County of Los Angeles Fire Code, 2016
California Energy Code (CEC), and the 2019 California Green Building Standards Code
(CalGreen)
BS3. Construction drawings submitted for plan review shall be complete. Submitted plans shall
show all architectural, accessibility, structural, mechanical, plumbing, and electrical work
that will be part of this project. Civil, landscape, interior design and other plans not related
to the building code are not reviewed by the Building & Safety Division. Civil plans may
be part of the submittal package to Building & Safety however will only be used for
reference.
BS4. Construction drawings shall be prepared by qualified licensed design professionals
(California licensed architects and engineers).
BS5. The City of Santa Clarita has amended some portions of the California Building Codes. A
copy of these amendments is available at the Building & Safety public counter and on our
website at: http://www.santa-clarita.conVHome/ShowDocument?id=17773
BS6. Construction drawings may be submitted electronically or by submitting paper plans. In
either case an "eService Account" must be created to use our permitting system. Please log
on to: www.santa-clarita.com/eservice and create an account by clicking "register for an
Account."
BST Construction drawings submitted to Building & Safety shall have a complete building code
analysis and floor area justification for the proposed building per Chapters 5 and 6 of the
California Building Code.
BS8. The submitted site plan shall show all parcel/lot lines, easements, fire separation distances,
restricted use areas, etc. Any construction proposed in an easement shall obtain the
easement holder's written permission or the easement shall be removed. Parcel lines that
overlap any proposed buildings shall be removed (lot line adjustment) prior to building
permit issuance.
BS9. For an estimate of the building permit fees and the estimated time for plan review, please
contact the Building & Safety division directly.
BS10. Prior to submitting plans to Building & Safety, please contact a Permit Specialist at
(661) 255-4935, for project addressing.
Electric Vehicle Parking per CalGreen
E
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 21 of 44
BSI 1. Electric Vehicle Charging Spaces (future EV Charging Stations) shall be provided within
parking facilities for new residential multifamily buildings per the California Green
Building Standards Code Section 4.106.4. Ten (10) percent of the total number of parking
spaces provided shall be EV charging spaces for future electric vehicle supply equipment
(EVSE). At least one EV space shall be located in a common use area and available for use
by all residents.
BS 12. For townhouses with attached private garages, each dwelling unit shall have a listed
raceway to accommodate a dedicated 208/240-volt, 40-amp minimum branch circuit. Each
end of the raceway shall be marked "EV CAPABLE" (CalGreen 4.106.4.1).
BS 13. Multi -family dwelling units do not require clean -air vehicle or bicycle parking spaces.
Agency Clearances
BS 14. Prior to issuance of building permits, clearances from the following agencies will be
required:
a. Santa Clarita Planning Division,
b. Santa Clarita Engineering Services (soil report review and grading),
c. Santa Clarita Environmental Services (Construction & Demolition Plan deposit),
d. Santa Clarita Urban Forestry Division (for construction near any Oak Trees),
e. Los Angeles County Fire Prevention Bureau,
f. Los Angeles County Environmental Programs (Industrial Waste),
g. Los Angeles County Sanitation District,
h. Santa Clarita Valley Water Agency,
i. William S. Hart School District and appropriate elementary school district.
An agency referral list with contact information is available at the Building & Safety public
counter. Please contact the agencies above to determine if there are any plan review
requirements or fees to be paid. Clearances from additional agencies may be required and
will be determined during the plan review process.
Accessibility
BS 15. All multi -family residential buildings (ground -floor dwelling units and all dwelling units
in buildings with elevators) shall be accessible and comply with the Housing Accessibility
requirements per CBC Chapter 11A.
BS 16. All common use areas such as lobbies, laundry facilities, community rooms, clubhouse,
swimming pools, fitness rooms, elevator, interior and exterior routes of travel, etc. shall be
fully accessible for the disabled per CBC Chapter 11 A.
BS 17. Accessible parking spaces shall be provided for each type of parking facility; including
garages, carports, assigned and unassigned parking, and guest/visitor parking as follows:
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 22 of 44
a. Where assigned parking spaces are provided, accessible parking spaces shall be
provided at the rate of 2% of all assigned parking.
b. Where unassigned and visitor parking spaces are provided, accessible parking
spaces shall be provided at the rate of 5% of all unassigned parking. Designated
guest or visitor parking shall be provided with at least one accessible parking space.
c. Accessible parking spaces shall be located and dispersed to be on the shortest
possible accessible route to accessible building entrances.
BS18. Buildings containing multi -family dwelling units shall also follow all applicable
accessibility regulations including federal requirements that may be more restrictive.
Please refer to the following:
a. Joint Statement of the Department of Housing and Urban Development (HUD) and
the Department of Justice (DOJ) issued April 30, 2013 (www.hud.gov).
b. Dwelling units constructed as senior citizen housing may also be subject to the
Unruh Civil Rights Act. Refer to Division 1, Part 2 of the California Civil Code.
For additional information regarding application, interpretation and enforcement,
contact the California Department of Fair Employment and Housing.
FHA, HUD and DOJ regulations are not enforced by the local Building & Safety
jurisdictions, however, are the responsibility of the designer, architect, owner and
developer of the project.
BS19. Please show all disabled access requirements, including site accessibility information and
details on the architectural plans versus the civil plans. Civil plans are not reviewed or
approved by the Building & Safety Division.
Soil Reports and Grading
BS20. A complete soils and geology investigation report will be required for this project. The
report shall be formally submitted to the Engineering Services Division for review and
approval. The recommendations of the report shall be followed and incorporated into the
plans for the project. A copy of the report shall be submitted to Building & Safety at time
of plan submittal.
BS21. When the soils/geology report recommends grading and/or recompaction, the following
shall be completed prior to issuance of building permits:
a. A grading permit shall be obtained from the Engineering Services Division and all
rough grading and/or re -compaction shall be completed.
b. A final compaction report and a Pad Certification for each new building shall be
submitted to and approved by the Engineering Services Division prior to issuance
of any building permits.
1
1
1
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 23 of 44
BS22. Some proposed buildings appear to be located adjacent to graded slopes. All structures
(including retaining walls, carports, trash enclosures, fences, etc.) shall be setback from
adjacent ascending and descending slopes per CBC Section 1808.7.
Hazard Zones
BS23. The project is located within the City's Fire Hazard Zone. New buildings shall comply with
the California Building Code Chapter 7A: Materials and Construction Methods for Exterior
Wildfire Exposure. A summary of these requirements is available at the Building &
Safety's public counter. The submitted plans to Building & Safety shall show all Fire Zone
requirements.
BS24. This project appears to be partially located within a Special Flood Hazard Zone. All
construction within the floodplain shall comply with the City's Floodplain Ordinance
(Chapter 10.06 of the Municipal Code), Engineering Services Division requirements, all
Federal Emergency Management Agency (FEMA) regulations, National Flood Insurance
Program (NFIP) regulations, and the California Building Code. Plans submitted to
Building & Safety shall show compliance with all applicable Flood Zone requirements.
BS25. Indicate on the cover sheet of the plans that this project IS PARTIALLY LOCATED in a
Flood Hazard Zone and IS LOCATED in the Fire Hazard Zone.
Additional Info
BS26. Each separate detached building or structure, such as clubhouse, recreation buildings,
pools, trash enclosures, retaining walls, and shade structures, require separate applications
and building permits. These other structures need not be on separate plans, but may be part
of the same plans of the main project.
BS27. Separate Demo Permit will be required to raze any existing building to be removed on the
site. Clearances from the City Planning Division, City Environmental Services (for
construction & demo deposit) and AQMD will be required prior to issuance of any demo
permits.
BS28. These general conditions are based
applicant. Additional conditions and
listed during the plan review proces
submitted to Building & Safety.
TRAFFIC ENGINEERING DIVISION
s
on a review of conceptual plans submitted by the
more detailed building code requirements will be
when a building permit application and plans are
TE L All driveways shall have a minimum stacking distance of:
A. 20 feet from face of curb off of residential local collectors.
B. 40 feet from face of curb off of secondary or major highways.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 24 of 44
C. 100 feet from face of curb off of secondary or major highways with a potential
traffic signal.
TE2. Adequate sight visibility is required at all intersections (street -street intersections or
driveway -street intersections) and shall follow the latest Caltrans manual for applicable
requirements. Adequate sight visibility (including corner sight visibility) shall be
demonstrated on the final map and grading plan. All necessary easements for this purpose
shall be recorded with the final map. This shall be shown on all applicable plans prior to
issuance of first building permit.
TE3. The location, width and depth of all project driveways, access locations and drive aisles
shall conform to the approved site plan. This shall be shown on all applicable plans prior
to issuance of first building permit. No additional driveways or access locations shall be
permitted.
TE4. All private driveways and roadways shall intersect with a public street at 90 degrees or as
close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown
on all applicable plans prior to issuance of first building permit.
TE5. Prior to street plan approval, the applicant shall show on the street plan drive approaches
using a modified commercial driveway design (APWA 110-2, Type C or equivalent) that
will provide a street/drive approach transition with a maximum algebraic grade difference
of 10%. Construction details shall be shown on the street plan providing a transition no
greater than this maximum.
TE6. Prior to issuance of the first building occupancy permit, the applicant shall obtain approval
from the L.A. County Fire Department for any private driveway sections.
TE7. Prior to issuance of the first building occupancy permit for each phase, the applicant shall
post "No Parking— Fire Lane" signs along all driveways with a curb -to -curb width of less
than 34 feet. This shall be shown on all applicable plans prior to issuance of first building
permit.
TE8. All dead-end driveways shall extend five feet beyond the last parking stall or garage to
provide back-up area. This shall be shown on all applicable plans prior to issuance of first
building permit.
TE9. Sidewalks shall be provided on all internal roadways that are not alley -type driveways,
unless an alternative internal pedestrian network is provided. This shall be shown on all
appropriate cross sections.
TE10. No access will be permitted within curb return. This shall be included as a note on all
applicable plans prior to issuance of first building permit.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 25 of 44
TE 11. If any access points (driveways) are off of a roadway with a speed of 35 mph or higher, the
inbound driveway lane shall have a minimum of 16 feet to allow right turns not to interfere
with outgoing traffic.
TE 12. No residential driveways shall be permitted along residential collector streets, residential
roadways with 64-foot right-of-way, or along residential roadways projected to carry over
2,000 vehicles per day (per UDC Section 16.07.020). Such a restriction is subject to the
discretion of the City Engineer.
TE13. Any gates on private residential streets shall be designed and located to provide adequate
stacking and turn -around areas. Prior to issuance of the first residential building occupancy
permits, the design for all residential gates shall be submitted to the City Traffic Engineer
prior to approval and subject to Los Angeles County Fire Department approval. The
necessary right-of-way shall be dedicated prior to map recordation. All residential gates on
private streets shall be shown on all applicable plans prior to approval.
TE14. The alignment of Bouquet Canyon Road shall be shown from the southerly boundary of
Assessor's Parcel Number 2812-008-030 to the northerly boundary of Assessor's Parcel
Number 2812-008-009. The existing alignment, proposal alignment, all intersection
streets, and detailed designs for both intersection points of the existing and proposed
alignments shall be included.
TE15. The project shall include the connection of Copper Hill Drive to Bouquet Canyon Road,
consistent with the City's Circulation Element. This shall be shown on all applicable plans
prior to issuance of first building permit.
TE16. Typical street sections of existing and proposed streets within and abutting the project site
showing street names, dimensions, centerlines, existing and proposed right-of-ways,
existing and proposed street improvements, and existing and proposed medians shall be
included.
TE17. Prior to final map approval, the applicant shall dedicate additional street right-of-way for
a total of 46 feet from each side of the centerline on the new alignment of Bouquet Canyon
Road, from the southerly boundary of Assessor's Parcel Number 2812-008-030 to the
northerly boundary of Assessor's Parcel Number 2812-008-009, or as directed by the City
Engineer.
TE18. Prior to final map approval, the applicant shall dedicate additional street right-of-way for
a total of 32 feet from the centerline on the easterly and southerly sides of the existing
alignment of Bouquet Canyon Road, from the southerly boundary of Assessor's Parcel
Number 2812-008-030 to the northerly boundary of Assessor's Parcel Number 2812-008-
009, or as directed by the City Engineer.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 26 of 44
TE19. Prior to final map approval, the applicant shall dedicate all necessary right-of-way for both
intersection points of the existing and proposed alignments of Bouquet Canyon Road, as
directed by the City Engineer.
TE20. Prior to final map approval, the applicant shall dedicate all necessary right-of-way for the
connection of Copper Hill Drive to Bouquet Canyon Road, as directed by the City
Engineer.
TE21. The northerly and southerly intersections of existing Bouquet Canyon Road with proposed
Bouquet Canyon Road shall be designed as T-intersections, with the primary direction of
travel along proposed Bouquet Canyon Road.
TE22. The applicant shall coordinate with Los Angeles County Department of Public Works
(LACDPW) for its fair share of all required improvements at the intersection of Bouquet
Canyon Road and Vasquez Canyon Road, including but not limited to installation of a
traffic signal. Prior to final certificate of occupancy, the applicant shall provide written
notice from LACDPW acknowledging the payment to the County by the applicant.
TE23. The following improvements shall be completed at the intersections outlined below as
provided in the infrastructure phasing plan approved by the City Engineer. All of the
following improvements shall be constructed to the satisfaction of the City Engineer.
a. Bouquet Canyon Road & Bouquet Canyon Road (North/East) — Install traffic signal
b. Bouquet Canyon Road & Bouquet Canyon Road (South/West) — Install median
(worm) to prohibit left -turn movements out of Old Bouquet Canyon Road onto New
Bouquet Canyon Road
c. Copper Hill Drive & David Way — Install median (worm) to prohibit left -turn
movements out of David Way onto Copper Hill Drive; Construct new east leg of
Copper Hill Drive
d. Copper Hill Drive & Benz Road — Install median (worm) to prohibit left -turn
movements out of Benz Road onto Copper Hill Drive
e. Copper Hill Drive & Kathleen Avenue — Install traffic signal
f. Copper Hill Drive — Widen to provide two lanes each direction, between Kathleen
Avenue and Benz Road
TE24. The applicant shall prepare an additional traffic phasing study to determine the appropriate
timing of the following improvements to the satisfaction of the City Engineer. If a traffic
phasing study is not provided prior to issuance of first building permit, these improvements
shall be completed prior to issuance of first building occupancy permit.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 27 of 44
a. Bouquet Canyon Road & Seco Canyon Road:
i. Add Westbound Right -Turn Lane to provide 3 through lanes, 1 right -turn
lane
ii. Add Eastbound Through Lane to provide 2 left -turn lanes, 3 through lanes
iii. Add Southbound Left -Turn Lane to provide 2 left -turn lanes, 2 right -turn
lanes
b. Bouquet Canyon Road & Newhall Ranch Road:
i. Add Westbound Left -Turn Lane to provide 3 left -turn lanes, 4 through
lanes, 1 right -turn lane
c. Golden Valley Road & Newhall Ranch Road — Extend Eastbound Left -Turn Lanes
to provide 500 feet of storage (not including taper)
TE25. The applicant shall be responsible for installation of new conduit for the installation or the
future installation of fiberoptic cable due to street improvements associated with the
project. This shall be shown on all applicable plans and installed to the satisfaction of the
City Engineer. This interconnect conduit and cable shall also be required along new
frontage improvements. All improvement plans for the above interconnect shall be
approved by the City Traffic Engineer. The interconnect conduit and cable shall be
installed at the time of the respective traffic signal and/or frontage improvements.
TE26. Prior to issuance of the first building occupancy permit, the applicant shall pay a traffic -
signal timing fee for the update of the traffic -signal timing at up to four (4) intersections in
the surrounding area. The cost is $4,000 per intersection ($16,000 total). This fee shall be
used to improve traffic flow and minimize traffic congestion along the corridors impacted
by project -related traffic, through traffic signal retiming and related infrastructure
improvements.
TE27. Prior to issuance of building permits, the applicant shall pay the applicable Bridge and
Thoroughfare (B&T) District Fee to implement the Circulation Element of the General
Plan as a means of mitigating the traffic impact of this project. This project is located in
the Bouquet Canyon B&T District. The current rate for this District is $19,310. The B&T
rate is subject to change and is based on the rate at the time of payment.
Standard B&T Fee Calculation:
Single Family = the number of units (200) x the district rate ($19,310) = $3,862,000
Townhouse = the number of units (175) x the district rate ($19,310) x 0.8 = $2,703,400
Total = $3,862,000 + $2,703,400 = $ 5 4 0
TE28. The applicant will receive reimbursement in the form of B&T credits for the construction
of improvements identified in the B&T District Report on General Plan roadways, subject
to approval of the City Engineer. B&T credits shall be issued upon completion and
acceptance of such off -site improvements.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 28 of 44
ENVIRONMENTAL SERVICES DIVISION
ESI. All single-family residential dwellings shall be designed with space provided (out of public
view) for three 90-gallon trash carts, one each for trash, recycling, and greenwaste.
Proposal for space in side -yards and garages is sufficient.
Please ensure that sufficient space is available for trash and recycling carts to be placed at
the curb for servicing, without blocking driveways, parking spots or fire lanes.
ES2. All demolition projects regardless of valuation, all commercial construction projects
valuated greater than $200,000 or over 1,000 square feet for new construction, all new
residential construction projects, and all residential additions and improvements that
increase building area, volume, or size must comply with the City's Construction and
Demolition Materials (C&D) Recycling Ordinance.
ES3. C&D Materials Recycling_ Ordinance:
A. A Construction and Demolition Materials Management Plan (C&DMMP) must be
prepared and approved by the Environmental Services Division prior to obtaining any
grading or building permits.
B. A minimum of 65 percent of the entire project's inert (dirt, rock, bricks, etc.) waste and
65% of the remaining C&D waste must be recycled or reused rather than disposing in
a landfill.
C. For renovation or tenant improvement projects and new construction projects, a deposit
of 2% of the estimated total project cost or $15,000, whichever is less, is required. For
demolition projects, a deposit of 10 percent of the estimated total project cost or
$15,000, whichever is less, is required. The full deposit will be returned to the applicant
upon proving that 65 percent of the inert and remaining C&D waste was recycled or
reused.
ES4. Per the California Green Building Standards Code, 100 percent of trees, stumps, rocks and
associated vegetation and soils resulting primarily from land clearing shall be reused or
recycled. For a phased project, such material may be stockpiled on site until the
storage site is developed.
ES5. All projects within the City that are not self -hauling their waste materials must use one of
the City's franchised haulers for temporary and roll -off bin collection services. Please
contact Environmental Services staff at (661) 286-4098 or visit GreenSantaClarita.com for
a complete list of franchised haulers in the City.
SPECIAL DISTRICTS DIVISION
Landscape Maintenance District
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 29 of 44
SD 1. This parcel will be required to annex into Landscape Maintenance District (LMD)
Areawide Zone, which was established to fund the construction and maintenance of
landscaped medians on major thoroughfares throughout the City of Santa Clarita.
Applicant is required to financially contribute to Areawide Zone in a manner reflective of
this LMD zone's assessment methodology.
SD2. Prior to the issuance of a grading permit, the applicant shall form a local Landscape
Maintenance District (LMD) under the 1972 Act for the ongoing funding of required
maintenance and improvement of landscaping, street trees, irrigation, paseos, and
pedestrian bridges. All parcels included in the scope of the project are required to annex
into this local LMD.
SD3. Prior to occupancy, the applicant shall be required to install irrigated landscaped medians,
streetscape and slopes on Bouquet Canyon along the project frontage. The irrigation,
landscape and hardscape shall be consistent with City of Santa Clarita's guidelines for
median, streetscape and slope landscaping. Prior to building permit submittal, the applicant
shall submit landscape plans for Special Districts approval. The applicant is encouraged to
meet with representatives from Special Districts to discuss design requirements and the
process for turning the landscape over to the City for maintenance upon completion.
SD4. The applicant shall be required to install separate water meters and/or electrical
meters/panels for the irrigation for all plant material located within the public right of way
to be maintained by the Landscape Maintenance District.
Streetlight Maintenance District
S135. The applicant will be required to annex all parcels in this project that are not already
included into the Santa Clarita Landscaping and Lighting District (SCLLD), Streetlighting
Zone B. The District funds the operation and maintenance of various landscaping and
lighting improvements throughout the City that provide special benefits to properties
within the District.
Parcels 2812-008-013, 2812-008-900, and 2812-022-031 were annexed into the District
with the North Copperhill annexation in 2013.
The annexation will bring the Equivalent Benefit Unit (EBU) rate current (FY 20/21
$86.86), and add the cost of living escalator (CPI). There is a one-time annexation fee of
$500.00 + $100.00 per EBU. Benefit Units are based on land use and vacant/unimproved
parcels are not assessed. Additional information may be required from the applicant to
calculate the fee.
Following the completed annexation there will be an annual assessment included
on the property tax bill. The assessments are based on land use, see attached EBU
rate sheet
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 30 of 44
2. A minimum of 120 days is required to process the annexation, which must be
completed prior to final map approval, grading or building permit issuance,
whichever occurs first.
3. Developer will work with Special Districts and obtain approval on the LED light
fixtures, if any, to be installed on public streets.
4. Ownership of all new streetlights installed on public streets will be transferred to
City of Santa Clarita.
5. Developer will work with Special Districts to determine if the streetlights will be
metered or unmetered.
Residential EBU Calculation
Table 1 - EBU Calculations for Residential Parcels
Ar I
Apartments (2-4 units)
112 x units
0.25 x units 0.25
2
1.00
0.50 0.25 =
1.75 per parcel
3
1.50
0.75 0.25 =
2.50 per parcel
4
2.00
1.00 0.25 =
3.25 per parcel
APTS
Apartments (5-20 units)
112 x units
1.00 0.25
5
2.50
1.00 0.25 =
3.75 per parcel
20
10.00
1.00 0.25 =
11.25 per parcel
APT21
Apartments (21-50 units)
1/3 x (units-20)
+ the total EBU for a 20-unit apartment
50
10.00
+ 11.25 =
21.25 per parcel
APT51
Apartments (51-100 units)
1/4 x (units-50)
+ the total EBU for a 50-unit apartment
100
12.50
+ 21.25 =
33.75 per parcel
APT101
Apartments (100+ units)
1/5 x{units-100)
+ the total EBU for a 100-unit apartment
101
0.20
+ 33.75 =
33.95 per parcel
175
15.00
+ 33.75 =
48.75 per parcel
200
20.00
+ 33.75 =
53.75 per parcel
OAK TREE CONDITIONS
General Oak Tree Conditions
OT1. The project site has a total of 64 protected oaks trees. The applicant is permitted to remove
and/or perform major encroachment of up to 28 of the 30 oak trees listed in the Oak Tree
Report, completed by Helix Environmental Planning, dated June 22, 2020.
The 28 oak trees that are permitted for removal and major encroachment include the
following:
A. Removal of one Coast Live Oak (Quercus agrifolia)
B. Removals of four Scrub Oaks (Quercus berberidifolia)
1
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 31 of 44
C. Removals of 22 and encroachment of one of the. 23 Tucker Oaks (Quercus tuckeri)
Prior to removal of any oak trees and or issuance of grading permit, the applicant shall
submit an addendum to the Oak Tree Report, subject to the Oak Tree Conditions, for review
by City Oak Tree Specialist.
OT2. Due to the uncommon and rare characteristics of the Blue Oaks (Quercus douglasii) in this
community, the applicant is not permitted to remove the two Blue Oaks, as identified in
the Oak Tree Report as Tree Numbers 10 and 18. The applicant shall reevaluate and submit
additional justification for the impacts to the Blue Oaks to be reviewed and approved by
the City Oak Tree Specialist. The applicant agrees to transplant any Blue Oaks that cannot
be preserved in their current location.
Blue Oak Removal Justification
OT3. The applicant shall provide supplemental information and exhibits with alternate designs
that can preserve the Blue Oaks, rather than remove them:
A. The applicant shall provide options to the grading and proposed construction plans
that will preserve the Blue Oaks rather than remove them.
B. These design alternatives need to be completed for each of the two Blue Oaks and
comply with the "Close -Up Grading Plan" details and the "Oak Tree Cross -
Section" requirements listed below.
C. Some of the options can be changes to the grading and development near the oak
trees, as well as the installation of Crib Walls and/or other features that can reduce
the impact to the oak trees.
D. The applicant shall provide close-up plan details, cross -sections, and exhibits that
explain how design changes can be implemented to preserve the Blue Oaks.
E. Additional design options to be considered can include minor encroachment to the
. Blue Oaks rather than complete removal.
Close -Up Grading Plans
OT4. The applicant shall submit grading plan details that feature the surrounding area within 200
feet of the two Blue Oaks from an aerial perspective:
A. All oaks within this grading envelope shall be prominently marked and highlighted.
B. The oak tree trunk location shall be indicated on the grading plan, as well as an
accurate depiction of the canopy/drip-line and protected zone.
C. All proposed oak tree encroachments shall be shown on this grading plan exhibit
along with dimensions of the distance from encroachment to tree trunk location
and/or protected zone.
D. The close-up grading plans shall provide the existing grading contours as well as
the proposed grading activity and future construction.
E. The cuts and fills shall be prominently marked and shaded.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 32 of 44
Oak Tree Cross -Sections
OT5. The applicant shall submit oak tree cross-section exhibits of the two Blue Oaks in relation
to the existing grade and all currently proposed development within 100 feet of the oak tree
protected zone.
A. Additionally, the applicant shall provide cross -sections of alternate development
plans that reduce or eliminate oak tree encroachments to the two Blue Oaks.
B. The cross-section exhibits shall show the elevation of grades and all proposed
grading changes, encroachments, and proposed construction.
C. The oak tree cross -sections shall provide dimensions of the encroachments for
review by City Oak Tree Specialist.
Blue Oak Appraisals
OT6. The applicant shall recalculate the tree appraisals for the two Blue Oaks:
A. The applicant shall reassess the ISA Tree Value Assessments for the two Blue
Oaks. The replacement trees used (Valley Oak and the corresponding Basic Unit
Tree Cost of $119.37 per square inch) is less than equal to the slower growing Blue
Oak.
B. The applicant shall change the replacement tree for the Blue Oak to a Scrub Oak,
in order to more closely match the growth rate of the Blue Oak. It is not acceptable
to use a Valley Oak as a tree replacement for the Blue Oak, as a Valley Oak grows
much faster and will have a lesser monetary value per square inch than a Scrub
Oak.
C. The applicant shall change the "Basic Unit Tree Cost" for the Blue Oak to the value
of the Scrub Oak and recalculate the ISA Tree Value Assessments using the Scrub
Oak value of $142.60 per square inch.
Oak Transplant Study
OT7. If it is determined that the Blue Oaks cannot be reasonably preserved, then the applicant is
required to provide a Transplant Study that provides the cost of removing the two Blue
Oaks by boxing and maintaining the oaks for future onsite relocation:
A. The Transplant Study and estimate shall be completed by a Qualified Transplant —
Tree Moving Company and provide the cost of removing, boxing, storing, and
replanting of the two Blue Oaks within the project site. It is highly recommended
that the boxing of the Blue Oaks occur over a minimum of three to six months with
side boxing and bottom boxing completed over this time period.
B. Alternate box sizes for the transplanting of the oaks shall be part of the cost estimate
for consideration and review by the City.
1
L
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 33 of 44
The applicant shall be aware that transplanted oaks are considered removals and that the
full ISA Tree Value will be assessed if the Blue Oaks die after transplanting.
Reasonable Justification for Blue Oak Removals
OT8. If no reasonable design changes can be implemented to preserve the Blue Oaks, then the
applicant shall provide a justification on how the removal request is "reasonable" and that
there are no other reasonable options for the project. There shall be a justification as to why
that is the conclusion and why all other preservation options are unreasonable.
Fuel Mod Requirements and Modifications
OT9. Provide an explanation as to why the oaks within a fire zone must be removed, especially
the two Blue Oaks. Include a discussion on any variances that could be obtained from Fire
Agency to preserve sensitive oak tree habitat. Additional consideration shall be given to
the Fuel Mod Plan that may impact the decision to remove protected oaks. Alternate Fuel
Mod Plans shall be provided that include Fire Agency recommendations for the
preservation of the oaks and alternate defensible space.
Oak Tree Mitigation
OT10. The applicant shall update the last submitted Oak Tree Report, dated June 22, 2020, in
regards to the Oak Tree Mitigation Replacement Plan,
OT11. The applicant shall update the Oak Tree Mitigation Value and Oak Tree Mitigation Plan
after the recalculation and reappraisal of the two Blue Oaks as requested in these
conditions. The Total Mitigation Value and Mitigation Plan will be affected by the final
determination of the removal and/or transplanting of the two Blue Oaks.
A. Currently, the Oak Tree Mitigation Values are for the proposed removal and
encroachment to 30 oak trees, which includes the removal of the two Blue Oaks.
The current mitigation value is $284,400.
OT 12. The applicant shall provide a Conceptual Oak Tree Mitigation Plan for the proposed oak
tree removals and encroachments based on the total ISA Tree Value Assessment of these
trees:
A. The total ISA Tree Value Assessment shall include the updated Blue Oak Tree
Values as requested in these conditions.
B. The Conceptual Oak Tree Mitigation Plan shall provide the estimated quantity, size,
and type of replacement oaks, as well as their individual and collective monetary
value.
C. Any outstanding balance to the full oak tree mitigation value shall be paid into the
City Oak Tree Fund.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 34 of 44
D. The final Oak Tree Mitigation Plan shall be approved by the City prior to the
issuance of a Grading Permit.
OT13. All mitigation replacement oaks shall be native oak species local to the City of Santa Clarita
and approved by the City.
OT14. The final location, size, and type of all mitigation oaks shall be approved by the City.
Oak Tree Bonding
OT15. The applicant is required to obtain a bond in the full amount of the ISA Monetary Tree
Value for the Final Oak Tree Mitigation Value prior to the issuance of Grading Permit and
or any proposed oak tree removals. A copy of the Oak Tree Bond shall be provided to the
City for verification prior to the removal of any oak trees.
OT16. The Oak Tree Bond shall remain in place until the Oak Tree Mitigation requirements are
completed. This is generally at the end of the establishment period for the replacement
mitigation oaks which is a minimum of two years after accepted installation and up to five
years for transplanted oaks. If mitigation and or transplanted oaks are not fully established
at the end of the original mitigation period, then the oak tree mitigation time will be
extended until oaks are established.
OT17. The Oak Tree Bond shall remain in full activity and be renewed each year until all
replacement mitigation oaks and the full oak tree mitigation period has been completed by
the applicant and accepted by the City.
OT18. The Oak Tree Bond can only be released by the City after meeting the final Oak Tree
Mitigation requirements and all replacement oaks have been accepted as established.
Oak Tree Care and Maintenance
OT19. The applicant shall be required to dead -wood and clean all oaks within or near a Fuel Mod
Zone. This work shall reduce dead material for wildfires and improve the health of the
trees.
OT20. Additional watering, mulching, and or other corrective measures may be required
depending on health and condition of the protected oaks.
Oak Tree Monitoring and Reports
OT21. The applicant shall be required to submit periodic Oak Tree Monitoring Reports during the
construction and development of the project. These reports shall be completed by a
Qualified Consulting Arborist approved by the City.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 35 of 44
OT22. The reporting timelines will be based on the oak tree impact activity. Some reports may be
monthly or bi-monthly and other reports may be extended to three- or six-month intervals.
OT23. Oak Tree Monitoring Reports shall be submitted for all the replacement mitigation oaks
for the duration of mitigation period. These reports will start at every three months for the
first year and expand to larger intervals if trees are doing well.
OT24. All oak tree monitoring reports shall be submitted to the Oak Tree Specialist and the
Planning Division.
OT25. All reports shall be submitted in digital format and contain updated pictures of the
monitored oaks as well as a brief explanation of their condition and recommendations.
Standard Oak Tree Conditions
OT26. All other standard oak tree preservation and protection measures shall be performed
throughout the project development.
OT27. The applicant is required to comply with the City of Santa Clarita Oak Tree Ordinance and
Oak Tree Preservation and Protection Guidelines.
OT28. Failure to comply with all required preservation and protection measures can lead to a Stop
Work Order until all violations have been corrected.
OT29. These oak tree conditions are preliminary and based on the information provided at the
time of review. Additional oak tree conditions may be implemented at a later time if
warranted. For any questions related to these oak tree conditions, please contact the City
Oak Tree Specialist, Robert Sartain at rsartain@santa-clarita.com or by phone at (661) 294-
2556.
LOS ANGELES COUNTY FIRE DEPARTMENT
Final Map Requirements
FD 1. A copy of the Final Map shall be submitted to the Fire Department for review and approval
prior to recordation.
a. The Final Parcel Map shall be submitted online to the Land Development Unit for
review. The applicant shall upload a digital copy of the appropriate plans into EPIC -
LA, epicla.lacounty.gov. The applicant will need to apply for the following Plan
Type: Fire — Land Development —City Request — Final Map — Tract. The applicant
shall follow the steps and upload the required digital information. The appropriate
fee will be addressed.
11
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 36 of 44
FD2. 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.
FD3. The driveways required for Fire Apparatus Access Roads shall be indicated on the Final
Map as "Private Driveway and Fire Lane" with the widths clearly depicted. The areas for
parking shall be designated outside of the fire lanes.
FD4. A common access agreement is required for the private driveway since multiple units are
sharing the same access. Such language shall be included in the Covenant, Conditions and
Restrictions (CC&R) document and shall be submitted to the Fire Department for review
prior to Final Map clearance.
FD5. Submit a copy of the Grading Plan to the Fire Department for review and approval.
Compliance required prior to Final Map clearance.
a. The Grading Plan shall be submitted online to the Land Development Unit for
review. The applicant shall upload a digital copy of the appropriate plans into EPIC -
LA, epicla.lacounty.gov. The applicant will need to apply for the following Plan
Type: Fire — Land Development — City Request — Grading. The applicant shall
follow the steps and upload the required digital information. The appropriate fee(s)
will be addressed.
FD6. Submit the water plans indicating the new fire hydrant locations to the Land Development
Unit for review. The required public fire hydrants shall be installed prior to construction of
the proposed buildings.
a. The water plan shall be submitted online to the Land Development Unit for review.
The applicant shall upload a digital copy of the appropriate plans into EPIC -LA,
epicla.lacounty.gov. The applicant will need to apply for the following Plan Type:
Fire — Land Development — City Request — Fire Hydrant. The applicant shall follow
the steps and upload the required digital information. The appropriate fee will be
addressed. Prior recordation, provide written verification that the required fire
hydrants have been bonded for in lieu of installation.
FD7. Prior recordation, provide written verification that the required fire hydrants have been
bonded for in lieu of installation.
Access Requirements
FD8. The proposed project is required to provide a second means of access. The fire code official
is authorized to require more than one Fire Apparatus Access Road based on the potential
for impairment of a single road by vehicle congestion, condition of terrain, climatic
conditions, or other factors that could limit access. Such additional access must comply
with Title 21 of the Los Angeles County Code. Fire Code 503.1.2.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 37 of 44
FD9. All on -site Fire Apparatus Access Roads shall be labeled as "Private Driveway and Fire
Lane" on the site plan along with the widths clearly depicted on the plan. Labeling is
necessary to assure the access availability for Fire Department use. The designation allows
for appropriate signage prohibiting parking.
FD 10. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner
prior to and during the time of construction. Fire Code 501.4.
FD 11. All fire lanes shall be clear of all encroachments, and shall be maintained in accordance
with the Title 32, County of Los Angeles Fire Code.
FD 12. The Fire Apparatus Access Roads and designated fire lanes shall be measured from flow
line to flow line.
FD13. Fire Apparatus Access Road Width Requirements. The private on -site streets shall be
incompliance of the Los Angeles Public Works "Private Driveway & Traffic Calming
Design Guidelines Manual.
a. For the Detached Single Family Residential, provide a minimum unobstructed
width of 20 feet, exclusive of shoulders and an unobstructed vertical clearance
"clear to sky" Fire Apparatus Access Roads to within 150 feet of all portions of the
exterior walls of the first story of the building, as measured by an approved route
around the exterior of the building. Fire Code 503.1.1 & 503.2.2.
b. For the Attached Multi -Family Residential, provide a minimum unobstructed width
of 26 feet, exclusive of shoulders and an unobstructed vertical clearance "clear to
sky" Fire Apparatus Access Roads to within 150 feet of all portions of the exterior
walls of the first story of the building, as measured by an approved route around
the exterior of the building. Fire Code 503.1.1 & 503.2.2.
FD 14. The dimensions of the approved Fire Apparatus Access Roads shall be maintained as
originally approved by the fire code official. Fire Code 503.2.2.1.
FD 15. Dead-end Fire Apparatus Access Roads in excess of 150 feet in length shall be provided
with an approved Fire Department turnaround. Fire Code 503.2.5; Appendix D103.6,
D103.6(1) & D103.6(2).
FD 16. Fire Apparatus Access Roads shall be designed and maintained to support the imposed load
of fire apparatus weighing 75,000 pounds, and shall be surfaced so as to provide all-
weather driving capabilities. Fire Apparatus Access Roads having a grade of 10 percent or
greater shall have a paved or concrete surface. Fire Code 503.2.3; Appendix D102.1.
FD 17. Fire Apparatus Access Roads shall not exceed 15 percent in grade. Fire Code 503.2.7;
Appendix D 103.4.
Exhibit A
Master Case I8-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 38 of 44
FD18. Provide approved signs or other approved notices or markings that include the words "NO
PARKING - FIRE LANE". Signs shall have a minimum dimension of 12 inches wide by
18 inches high and have red letters on a white reflective background. Signs shall be
provided for fire apparatus access roads, to clearly indicate the entrance to such road, or
prohibit the obstruction thereof and at intervals, as required by the Fire Inspector. Fire Code
503.3.
FD 19. Fire Apparatus Access Roads shall not be obstructed in any manner, including by the
parking of vehicles, or the use of traffic calming devices, including but not limited to, speed
bumps or speed humps. The minimum widths and clearances established in Section 503.2.1
and Section 503.2.2 shall be maintained at all times. Fire Code 503.4.
FD20. Traffic Calming Devices, including but not limited to, speed bumps and speed humps, shall
be prohibited unless approved by the fire code official. Fire Code 503.4.1.
FD21. A minimum 5-foot wide approved firefighter access walkway leading from the fire
department access road to all required openings in the building's exterior walls shall be
provided for firefighting and rescue purposes. Fire Code 504. L
FD22. Approved building address numbers, building numbers or approved building identification
shall be provided and maintained so as to be plainly visible and legible from the street
fronting the property. The numbers shall contrast with their background, be Arabic
numerals or alphabet letters, and be a minimum of 4 inches high with a minimum stroke
width of 0.5 inch. Fire Code 505.1.
FD23. Multiple residential and commercial buildings having entrances to individual units not
visible from the street or road shall have unit numbers displayed in groups for all units
within each structure. Such numbers may be grouped on the wall of the structure or
mounted on a post independent of the structure and shall be positioned to be plainly visible
from the street or road as required by Fire Code 505.3 and in accordance with Fire Code
505.1.
FD24. Security barriers, visual screen barriers or other obstructions shall not be installed on the
roof of any building in such a manner as to obstruct firefighter access or egress in the event
of fire or other emergency. Parapets shall not exceed 48 inches from the top of the parapet
to the roof surface on more than two sides. Fire Code 504.5.
FD25. The fire code official is authorized to require more than one Fire Apparatus Access Road
based on the potential for impairment of a single road by vehicle'congestion, condition of
terrain, climatic conditions, or other factors that could limit access. Such additional access
must comply with Title 21 of the Los Angeles County Code. Fire Code 503.1.2.
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 39 of 44
FD26. Gate Requirements — The method of gate control shall be subject to review by the Fire
Department, prior to clearance to proceed to public hearing. All gates, to control vehicular
access, shall be in compliance with the following:
a. The keypad location shall be located a minimum of 50 feet from the public right-
of-way.
b. Provide a minimum 32-foot turning radius beyond the keypad, prior to the gate
entrance at a minimum width of 20' for turnaround purposes.
c. The gated entrance design with a single access point (ingress and egress) shall
provide for a minimum width of 26 feet, clear -to -sky, with all gate hardware is clear
of the access way.
d. Where the Fire Apparatus Access Road consists of a divided roadway, the gate
width shall be not less than 20 feet. Each side of the roadway shall be clear -to -sky.
e. Construction of gates shall be materials that allow manual operations by one person.
f. Gates shall be of the swinging or sliding type.
g. The security gate shall be provided with an approved means of emergency
operation, and shall be maintained operational at all times and replaced or repaired
when defective.
h. Electric gate operators, where provided, shall be listed in accordance with UL 325.
i. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F2200.
j. All locking devices shall comply with the County of Los Angeles Fire Department
Regulation 5, Compliance for Installation of Emergency Access Devices.
k. An approved key box, listed in accordance with UL 1037 shall be provided as
required by Fire Code 506. The location of each key box shall be determined by the
Fire Inspector. Fire Code Sections 503.5; 503.5.1; 503.2; 503.6; Appendix D103.7.
Water System Requirements
FD27. All fire hydrants shall measure 6" x 4" x 2-1/2" brass or bronze, conforming to current
AWWA standard C503 or approved equal, and shall be installed in accordance with the
County of Los Angeles Fire Code.
FD28. All required public fire hydrants shall be installed, tested and accepted prior to beginning
construction. Fire Code 501.4.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 40 of 44
FD29. Planning Areas 1, 1A, and 2 Fire Flow & Fire Hydrant Requirements:
The required fire flow for the public fire hydrants for one- and two-family dwellings, and
Group R-3 buildings less than a total square footage of 3600 feet is 1250 GPM at 20 psi
residual pressure for 1 hour with one public fire hydrant flowing. Any one- and two-family
dwellings, and Group R-3 buildings 3601 square feet or greater shall comply to Table
B105.1 of the Fire Code in Appendix B.
Install 7 public fire hydrants as noted on Sheets 2 & 3 of the revised plans dated September
15, 2020.
FD30. Planning Areas 3 and 4 Fire Flow & Fire Hydrant Requirements:
The required fire flow for the public fire hydrants for this project is 1500 GPM at 20 psi
residual pressure for 2 hours. Two (2) public fire hydrants flowing simultaneously may be
used to achieve the required fire flow. Fire Code 507.3 & Appendix B105.1. The fire flow
is subject to reduction with the of additional information.
Install 14 public fire hydrants as noted on Sheets 2 & 3 of the revised plans dated September
15, 2020.
FD31. An approved automatic fire sprinkler system is required for the proposed buildings within
this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit
for review and approval prior to installation.
Fuel Modification
FD32. This property is located within the area described by the Fire Department as a Fire Hazard
Severity Zone. A "Fuel Modification Plan" shall be submitted to the Fuel Modification for
review by the Fuel Modification Unit prior to the issuance of the building permits. Please
contact the Department's Fuel Modification Unit for details. The Fuel Modification Plan
Review Unit is located at 605 North Angeleno Avenue in the City of Azusa CA 91702-
2904. They may be reached at (626) 969-5205 or visit
https://www.fire.lacounty. gov/forestry-division/forestry-fuel-modification/_
FD33. For any questions regarding the report, please contact FPEA Wally Collins at (323) 890-
4243 or at Wally.Collins@fire.lacounty.gov.
TRANSIT DIVISION
TD 1. The Transit Impact Fee does apply. Currently, the rate is $200 per residential unit. This fee
is currently under revision. Applicant shall pay the fee in place at the time of building
permit issuance.
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 41 of 44
TD2. Applicant shall be required to provide bus stops along Proposed Bouquet Canyon Road at
both primary entrances to the project per most recent bus stop site plans. Stops shall be on
the project (north) side of the street, west of the entrances. At these stops, a bus
turnout/pullout and concrete pad shall be constructed to the required dimensions as
determined by the Department of Public Works and the City's Transit Division.
TD3. Applicant shall be required to provide a bus stop along Existing Bouquet Canyon Road
east of " T' Street on the project (south) side of the street per most recent bus stop site plans.
The following conditions apply to all bus stop locations:
TD4. Applicant shall construct a pedestrian path from the bus stops to the development.
TD5. Bus stops may require additional right-of-way (ROW) as approved by the City Engineer.
TD6. Bus stops shall consist of a 10' x 25' concrete passenger waiting pad placed behind the
sidewalk and include a stylized shelter, bench and trash receptacle. Proposed amenities
shall be approved by City Transit staff prior to installation. Amenity specifications and all.
appropriate paperwork for the bus stops shall be supplied to the Transit Division prior to
installation.
TD7. The bus stops location shall be a minimum of 100' from the curb return or as specified by
City staff.
TDB. At the location of the bus stops, the sidewalk shall meet the street for no less than 25'.
TD9. Applicant shall construct an in -street concrete pad pursuant to the current City standard
and APWA 131-1.
TD 10. The bus stops shall comply with all ADA regulations as specified in the most recent version
of the California Disabled Accessibility Guidebook (CalDag). Proposed disabled access
shall be drawn on all plans.
TD 11. Bus stops shall be shown and labeled on the site plan.
TD12. Prior to occupancy of the first building, the bus stops shall be installed to the satisfaction
of City staff.
TD 13. At all intersections where there are bus stops, there must be a safe, traffic -controlled way
to cross the street.
PARKS, RECREATION, AND COMMUNITY SERVICES DIVISION
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 42 of 44
PRI. Prior to the recordation of an applicable final tract/parcel map, the applicant shall pay the
required Park Dedication Fee equal to the value of the amount of land established per the
City's General Plan, "Parks and Recreation Element." The final fee is attached. The City
Council currently has a temporary variance in place that allows the applicant to pay the
fees prior to Building Permit:
4
Project Description: Bouquet Canyon Integral Communities
Tfact/MCM 1s-0as
ull j x�AP
�t4Nt n�
3� Ifni
376 3o00 0.005 $880,000 1 $4,950,000 $990.000 $5.940,000
Total Density 1,125
Total Acres due 6.82600
30% Max. Park Credit 1,68750
With Park Credit 3.93750 $3,465,0W S693 000 $41158,000
TOTAL FEES DUE WITH 301/6CREDIT= $4,158,000
TOTAL FEES DUE WITHOUT CREDIT- $5,940,000
"p9terwaf; rivate Ili a'` Total otal = Max: CradN Estimate Reviewed by: Jeff Morrison
t:redit to FT. Acres 30%
$1,782,000 73,508 1.68750 1.68750 Date: 4/302020
"The applicant will be required to provide a certified MAI real estate appraisal to establish the Fair Market Value (FMV) of an acre
of land within this project
Mathod of calculation per fhe City of Santa Clarks General Plan - Parke and Recreation Element•
DU X Population X 5 acres per X • FMV = subtotal X 1.2 In Lieu Fee
pet DU 1000 people Buildable acre _
PR2. Prior to grading permit, the applicant shall provide a Trail Plan showing the connectivity
of all private parks, trails, trailheads, and open space. There is no private park credit for
open spaces or trails. Based on the proposed private park amenities shown on current plan,
the applicant will be eligible for the full 30% private park credit.
PR3. The applicant shall provide a multi -use Class I trail from the proposed trail, near the park
south of David Way, on west side of David Way up to the north side of Copper Hill Road,
then continue the trail west to the Haskell Canyon Open Space. This trail shall include
fencing, signage, and striping.
PR4. The applicant shall provide Class II Bike Lanes on Bouquet Canyon Road in both
directions. These lanes shall be to City Standards.
PR5. The applicant shall construct a pedestrian bridge to span the proposed channel and provide
a connection between the two portions of the linear park, Park 1 and Park 3 of the approved
Park Exhibit.
PR6. The applicant shall provide the following amenities at the trailhead parking lot; landscaping
and irrigation, trees and shrubs, benches, picnic tables, kiosk for trails map, bike rack,
hitching post, drinking fountain, water trough, bike fix it station, drive through parking for
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 43 of 44
equestrian truck and trailer, DG surfacing in equestrian parking, AC for other parking
spaces, on electric charging station for vehicles, trash cans, and trailhead monument sign
to the satisfaction of the Director of Recreation & Community Services.
COUNTY OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS
Drainage
CPW l . For the proposed connection to the Bouquet Canyon Channel, as shown on the tentative
map, and the potential encroachment into the Los Angeles County Flood Control District's
(LACFCD) right of way/easement, the developer is required to obtain a Flood Permit from
the LACFCD.
For questions regarding the Flood Permit, please contact Mr. Anthony Wong of Public
Works, Land Development Division, at (626) 458-3129 or AnWong@pw.lacounty.gov.
Sewer
CPW2.Sewer services must be provided for the County -owned facility at Assessor's Parcel No.
2812-008-900 as part of the sewer realignment project.
For questions regarding sewer conditions, please contact Ms. Imelda Ng of Public Works,
Land Development Division, at (626) 458-3765 or INg@pw.lacounty.gov.
Street
CPW3.The proposed Bouquet Canyon Road, as shown on the tentative map, is determined to be
consistent with the County's Master Plan of Highways as a secondary highway. The
proposed project is expected to have a significant traffic impact to County and City of Santa
Clarita roadways in the area. Consequently, the project is required to submit a Traffic
Impact Analysis to Public Works for review and approval.
For questions regarding the traffic requirements, please contact Mr. Alan Nino of Public
Works, Traffic Safety and Mobility Division, at (626) 300-4847 or
ANino@pw.lacounty.gov.
S:\CD\!PLANNING DIVISION\CURRENR!2018\MC18-089 (Bouquet Canyon Realignment Project)\9. City Council\MC18-089 Draft
Conditions.docx
1
Exhibit A
Master Case 18-089: Bouquet Canyon Project
Final Conditions of Approval
November 10, 2020
Page 44 of 44
ATTACHMENT A
Preliminary Landscape Plan — Four copies of a landscape plan drawn to scale (minimum plan
size 24' x 36") indicating:
❑ Project name and location, vicinity map, north arrow and scale (scale to match site
plan), property lines and dimensions; label all adjacent streets and provide dimensions
to centerline
❑ Date of preparation; date(s) of revisions, if applicable
❑ Name and contact information of the project landscape architect or designer
El Existing and proposed land use and zoning
❑ Lot square footage or acreage, proposed lot area for landscaping in square feet,
percentage of parking lot area proposed for landscaping,
❑ Location of buildings, parking areas, vehicular/pedestrian circulation, etc.
❑ Location and dimensions of doorways, windows and overhangs, where applicable
❑ Location and dimensions of retaining walls, including top -of -wall and base -of -wall
spot elevations
❑ Spot elevations indicating pad elevations, hardscape footing elevations, pathway
elevations, retaining walls, and all other places where grade change would affect
design implementation
❑ Location and dimensions of doorways, windows and overhangs, where applicable
❑ Location and dimensions of all ground -mounted mechanical, electrical, or other
equipment, if known (air conditioner condensers, Edison transformer boxes, cable TV
boxes, backflow preventers, fire equipment/backflow preventers, gang mailboxes,
water, sewer, telephone, etc.)
❑ Location of existing and proposed easements
❑ Location and graphic dimensions of all existing and proposed trees and shrubs
❑ Location of all proposed and existing oak trees
❑ Location of all exterior light standards
❑ A Tree Legend in table form indicating symbol or abbreviation, botanical name,
common name, size, quantity, and water usage (low, medium, high)
❑ A Plant Legend in table form for all shrubs and ground cover, indicating: symbol or
abbreviation, botanical name, common name, size, quantity, water usage (low,
medium, high), height and canopy diameter for mature shrubs. Replace height and
width with typical spacing for groundcover plantings.
❑ Location, dimensions, and gradient (if applicable) of any turf area
❑ Notes indicating design intent at key locations (e.g. screening, entry treatment,
streetscape, property line treatment, etc.).
❑ Detail pedestrian plazas/site furniture and enhanced paving if not shown on the plans.
❑ The height and design of all fencing, walls, trash enclosures, and/or adjacent
development, including retaining walls, slopes, fences, etc., that could influence on -
site landscaping.
❑ Irrigation system point -of -connection
1