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HomeMy WebLinkAbout2021-03-23 - RESOLUTIONS - APPROVING MC 18-235 RESIDENTIAL HEALTHCARE FACILIT (2)RESOLUTION NO.21-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING MASTER CASE 18-235 (RIDGELINE ALTERATION PERMIT 18-002, CONDITIONAL USE PERMIT 18-011, HILLSIDE DEVELOPMENT REVIEW 19-001, OAK TREE PERMIT 18-013, MINOR USE PERMIT 18-021, DEVELOPMENT REVIEW 18-024, ARCHITECTURAL DESIGN REVIEW 20-022, AND INITIAL STUDY 19-003) TO ALLOW FOR THE CONSTRUCTION OF AN 83-UNIT RESIDENTIAL HEALTH CARE FACILITY LOCATED ON THE WEST SIDE OF SIERRA HIGHWAY, SOUTH OF NEWHALL AVENUE (APN: 2827-005-048) 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 18-235 (Ridgeline Alteration Permit 18-002; Conditional Use Permit 18-011; Hillside Development Review 19-001; Oak Tree Permit 18-013; Minor Use Permit 18-021; Development Review 18-024; Architectural Design Review 20-022; and Initial Study 19-003) (hereinafter "Project") was filed by Norris Whitmore (hereinafter "Applicant") with the City of Santa Clarita (City) on November 19, 2018. ' The property for which this application was filed is located west of Sierra Highway and south of Newhall Avenue Assessor's Parcel Number (APN): 2827-005-048 (hereinafter "Subject Site"); B. The Project consists of a five -story, 83-unit, 61,736 square -foot senior -living facility, including independent living, assisted living, and memory care units consistent with the residential health care facility land use designation; C. The application was deemed complete on December 19, 2018; D. Development Review Committee meetings were conducted on January 30, 2019, June 20, 2019, and May 28, 2020; E. The zoning and General Plan designation for the subject site is Mixed Use -Corridor (MX-C) and is located in the Ridgeline Preservation and Planned Development Overlay Zones; F. The property is bound by Sierra Highway to the east, a mortuary and memorial park to the south, an auto -tuning workshop to the north, and undeveloped hills to the west; G. On February 16, 2021, a duly noticed public hearing was held virtually before the City of ' Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; H. At this public hearing, the Planning Commission considered the staff report, the staff Page 1 of 10 presentation, the Applicant's presentation, and public testimony. The Planning Commission unanimously adopted Resolution P21-01 recommending that the City Council adopt the associated Mitigated Negative Declaration and approve Master Case I 18-235, with the incorporation of additional Conditions of Approval (conditions PC1- PC6 in Exhibit A); I. On March 23, 2021, a duly noticed public hearing was held virtually before the City Council at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; and J. At this public hearing, the City Council considered the staff report, the staff presentation, the Applicant's presentation, and public testimony. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: A. An Initial Study and a Mitigated Negative Declaration for this Project have been prepared in compliance with the California Environmental Quality Act (CEQA); B. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The Mitigated Negative Declaration was posted and advertised on January 26, 2021, in accordance with CEQA. The public review period was open from January 26, 2021, through February 16, 2021; ' C. There is no substantial evidence that the Project will have a significant effect on the environment with the required mitigation. The Mitigated Negative Declaration reflects the independent judgment of the City; D. The documents and other materials which constitute the record of proceedings upon which the decision of the Planning Commission is made is the Master Case 18-235 project file, located within the Community Development Department and is in the custody of the Director of Community Development; and E. The City Council, based upon the findings set forth above, hereby finds that the Mitigated Negative Declaration for this Project has been prepared in compliance with CEQA. SECTION 3. GENERAL FINDINGS FOR MASTER CASE 18 235 Based on the foregoing facts and findings for Master Case 18-235, the City Council hereby finds as follows: A. That the proposal is consistent with the General Plan; The proposed Project is consistent with the City's General Plan. Specifically, the General Plan Land Use Element, Objective 3.1 and Policy 3.1.6 state: Objective 3.1: Provide for a diversity of housing types available to provide safe and suitable homes for all economic levels, household sizes, age groups and special needs groups within the community. Page 2 of 10 Policy 3.1.6: Promote development of housing suitable to residents with special needs, including, but not limited to senior citizens and persons with disabilities. The proposed Project would construct an 83-unit residential health care facility. The facility would provide an active environment for senior citizens and provide on -site services including medical supervision. A portion of the units would be dedicated to memory care. B. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of the City's Unified Development Code (UDC); The proposed use is allowed within the applicable underlying zone, MX-C, via the Conditional Use Permit process. The proposed Project is consistent with all General Plan goals, objectives, and policies for architecture and site design, and meets the applicable UDC provisions identified in Sections 17.34, 17.42, 17.51, 17.53, and 17.57 for residential and commercial developments, as identified in the Conditions of Approval generated for the proposed Project. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and ' An Initial Study and Mitigated Negative Declaration were completed for the proposed Project. With the required mitigation, the Project will produce either no impact or less than significant impacts in all areas identified by the Initial Study. The Project will not handle or use commercial quantities or types of hazardous materials, will have less than significant impact on air quality and greenhouse gas emissions, will not generate noise beyond that contemplated by the City's Noise Ordinance, is not subject to landslide hazards or flood hazards, will have less than significant impact on water quality, will not divide any existing community, and will have less than significant impact on population and housing. D. The proposal is physically suitable for the site. The factors related to the proposal's physical suitabilityfor the site shall include, but are not limited to, the following: 1) The design, location, shape, size, and operating characteristics are suitable for the proposed use; The proposed Project is an 83-unit residential health care facility that is located on a previously disturbed vacant parcel in the MX-C zone. The subject property is approximately 3.99 acres in size, with an approximate 1.1-acre development area. The proposed Project is consistent with all applicable UDC provisions identified in Sections 17.34, 17.42, 17.51, and 17.55. The proposed facility complies with the ' City's Community Character and Design Guidelines and is consistent with the massing and density of development allowed in the area. Further, the residential health care facility has operational characteristics such as reduced vehicle trip Page 3 of 10 generation that reduces the potential for adverse impacts, making the use suitable for the proposed location. 2) The highways or streets that provide access to the site are ofsufcient width and are ' improved as necessary to carry the kind and quantity of traffic such proposal would generate; The proposed Project is fronted by Sierra Highway, a major arterial highway. Over 16,200 daily trips occur on the segment of Sierra Highway that fronts the subject site. The proposed Project would generate approximately 216 new daily trips, which would increase the total daily trips on the adjacent segment of Sierra Highway by slightly greater than one -tenth of one percent. Finally, all ingress and egress from the Project will be right -turn in and right -turn out only. No traffic leaving the site will be allowed to perform a left turn across traffic. These design features comply with all applicable requirements for commercial development by the Traffic & Transportation Planning Division. 3) Public protection services (e.g., Fire protection, Sheriff fprotection, etc.) are readily available; and The proposed Project would not create any significant adverse impacts to public services, nor would it necessitate the construction of new facilities for fire, police, school services, or parks. Although the proposed use could result in an increase in the number of local trips for medical purposes, because a portion of population at the , proposed use would be derived from the current City population, these would not be new trips. Further, because the proposed Project only contains 83 units, the number of actual new trips would be low and well within the current capacity of existing emergency services. 4) The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. The proposed Project is required, via the Conditions of Approval, to establish all needed utilities prior to the issuance of building permits. SECTION 4. RIDGELINE ALTERATION PERMIT FINDINGS FOR RIDGELINE ALTERATION PERMIT 18-002 Based on the foregoing facts and findings for Ridgeline Alteration Permit 18-002, the City Council finds as follows: A. The use or development will not be materially detrimental to the visual character of the neighborhood or community, nor will it endanger the public health, safety, or general welfare. The Project would not be materially detrimental to the visual character of the site, as the residential health care facility use would be appropriate in relation to adjacent uses and the development of the community, as is evidenced by development allowed on parcels adjacent to the intersection of Sierra Highway and Newhall Avenue. The proposed Page 4 of 10 buildings would utilize materials and design elements consistent with the Community Character and Design Guidelines for the community of Newhall, and the built - environment of all proposed development would be consistent in scale and massing with allowable development on surrounding properties. Mitigation measures recommended in the Mitigated Negative Declaration, and compliance with all local codes, ensure that the Project would not endanger the public health, safety, or general welfare. B. The appearance of the use or development will not be substantially different than the appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline appearance in the vicinity. The proposed buildings would utilize materials and design elements consistent with the Community Character and Design Guidelines for the community of Newhall, and the built -environment of all proposed development would be consistent in scale and massing with allowable development on surrounding properties. Furthermore, the Project maintains views of the site's prominent ridgeline for pedestrians and travelers along Sierra Highway and Newhall Avenue. C. The establishment of the proposed use or development will not impede the normal and orderly development and improvement of surrounding properties, nor encourage inappropriate encroachments to the ridgeline area. Implementation of the Project would not impede the normal and orderly development and ' improvement of surrounding property, nor encourage inappropriate future encroachments into the ridgeline areas. Overall, the Project would not alter the visual integrity of the ridgeline, as the majority of the ridgeline will remain visible by pedestrians and vehicle traffic on Sierra Highway and development of the site would not restrict the views of other ridgelines located off the Project site. D. The proposed use or development demonstrates creative site design resulting in a Project that will complement the community character and provide a direct benefit to current and future community residents of not only the proposed use or development, but the residents of the City as a whole. The proposed residential health care facility would incorporate design elements consistent with the Community Character and Design Guidelines for the community of Newhall, and would utilize creative site design strategies to limit the majority of the development activity to the portion of the site that possesses the least amount of natural topography, reducing impact to adjacent hillsides and limiting grading activity. Further, the proposed use would be a direct benefit to residents of the community, as it provides employment opportunities and serves an aging population and those in need of ongoing memory care services. E. The use or development minimizes the effects of grading to the extent practicable to ' ensure that the natural character of the ridgeline is preserved. The entirety of the Project site is located within the 100-foot vertical Ridgeline Protection Overlay Zone. However, the proposed Project would utilize creative site design strategies Page 5 of 10 to limit the majority of the development activity to the portion of the site that possesses the least amount of natural topography, reducing impact to adjacent hillsides and limiting required grading activity. ' F. The proposed use or development is designed to mimic the existing topography to the greatest extent possible through the use of landform contour grading. While limited grading would occur within the Ridgeline Protection Overlay Zone, the Project would still be consistent with Conservation and Open Space Element Policies. The Project would conserve natural topographic features and appearances by means of landform grading, so as to blend any manufactured slopes or required drainage benches into the natural topography. The proposed building would be located on a portion of the site with limited variation in topography and surrounded by natural hillside, thereby conserving the significant ridgeline located outside the subject property boundaries. G. The proposed use or development does not alter natural landmarks and prominent natural features of the ridgelines. By placing the proposed building on a portion of the site with limited variation in topography surrounded by the adjacent natural hillside, the proposed development would utilize a relatively flat portion of the Project site and would therefore not alter prominent natural features of the ridgelines. While grading would occur at the base of the Ridgeline Protection Overlay Zone, the Project would still be consistent with Conservation and Open Space Element Policies because the Project would only alter a limited portion of the ridgeline. Further, there are no public scenic overlooks on or adjacent to the Project site. Therefore, the proposed Project would not alter natural landmarks. SECTION 5. SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT REVIEW (CLASS,44) 19-001. Based on the foregoing facts and findings for Hillside Development Review 19-001 the City Council finds as follows: A. That the natural topographic features and appearances are conserved by means of landform grading to blend any manufactured slopes or required drainage benches into the natural topography; While limited grading would occur within the Ridgeline Protection Overlay Zone, no portion of the existing ridgeline would be graded, and therefore the proposed Project would be consistent with Conservation and Open Space Element Policies. The Project would conserve natural topographic features and appearances by means of landform grading, so as to blend any manufactured slopes or required drainage benches into the natural topography. The proposed building would be located on a portion of the site with limited variation in topography and surrounded by natural hillside, thereby conserving the significant ridgeline located outside the subject property boundaries. B. That natural, topographic prominent features are retained to the maximum extent possible; The grading plan would involve an estimated cut of 10,000 cubic yards and a fill of 400 Page 6 of 10 cubic yards, resulting in 9,600 cubic yards of soil to be exported from the site. The total development footprint would cover approximately 1.11 acres. The Project includes grading within the Ridgeline Preservation Overlay Zone for the construction of retaining walls to create the final building -pad area. The Project site contains hillsides with an average cross -slope in excess of 10 percent, requiring the approval of a Hillside Development Review in accordance with the UDC. The grading will blend into the neighboring hillsides, utilize appropriate contour grading techniques to soften the impacts associated with the grading, and will comply with Hillside Development standards of the UDC. C. That clustered sites and buildings are utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent landmark features and are compatible with existing neighborhood; The proposed development consists of a single five -story building that is situated within a relatively flat portion of the subject property that, however, includes grading into the adjacent slopes for the purposes of retaining walls to complete the remainder of the building -pad area. Of the 54 onsite and adjacent oak.trees, 49 will remain in place and approximately 2.88 acres of the 3.99-acre Project site will remain undeveloped in its natural state. Therefore, the proposed design of the Project will contribute to the preservation of trees to the greatest extent possible, other natural vegetation, prominent features and would be compatible with surrounding existing development. D. That building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain are utilized, The proposed building is consistent with the setback requirements of the UDC. The colors, materials, massing, and other architectural elements utilized in the proposed building are consistent with the Community Character and Design Guidelines. Further, the proposed Project utilizes landform grading to blend any slopes or drainage benches into the natural topography. Therefore, building setbacks, building heights, and compatible structures and building forms that would serve to blend buildings and structures with the terrain have been utilized. E. That plant materials are conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects ofgrading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, while meeting the standards of the Fire Department, - The proposed development area consists of a relatively flat 1.11-acre portion of the 3.99- acre Project site. As a result, approximately 2.88 acres of the overall Project site would be left in its natural condition, conserving existing plant material. The proposed Project would retain 49 of the 54 oak trees existing on or immediately adjacent to the subject property. Further, the landscape plan would include a plant palette consisting of native species that would have best chances of thriving in their environment. Therefore, the ' proposed Project would serve to prevent erosion activity and minimize the visual effects of grading on the Project site. Page 7 of 10 F. That street design and improvements that serve to minimize grading alterations and emulate the natural contours and character of the hillsides are utilized; The proposed Project includes the construction of one five -story, 61,736 square -foot ' residential health care facility with two driveways located immediately adjacent to Sierra Highway, an existing major highway. All proposed vehicular circulation would be facilitated at that portion of the Project site most adjacent to Sierra Highway, a relatively flat portion of the Project site. Further, no additional roadways are proposed as a part of the Project. Therefore, the street design and improvements would serve to minimize grading alterations and emulate the natural contours and character of the hillsides. G. That grading designs that serve to avoid disruption to adjacent properties are utilized; and The proposed Project does not include off -site grading of any kind. Further, all proposed grading would be concentrated with the development footprint which is located on a relatively flat portion of the subject property. Therefore, the proposed grading would not disrupt adjacent properties. H. That site design and grading that provide the minimum disruption of view corridors and scenic vistas from andaround any proposed development are utilized. The Project is not located within any scenic vistas and is not anticipated to have a significant impact to the visual character of the site. The Project includes development within the Ridgeline Protection Overlay Zone of an identified Significant Ridgeline in the City's General Plan Conservation Element. No portion of the existing ridgeline would be graded as a part of the proposed Project and therefore the Project would still be consistent with Conservation and Open Space Element Policies. Based on the evaluations of existing conditions, including the fact that the ridgeline on the Project site is not a character -defining feature of the Newhall community, the Project would not result in a substantial adverse effect on a scenic vista. SECTION 6.OAK TREE PERMIT FINDINGS FOR OAK TREE PERMIT 18 013 Based on the foregoing facts and findings for Oak Tree Permit 18-013 the City Council hereby finds as follows: A. The approving authority shall make one (1) or more of the following findings before granting an oak tree permit: The condition or location of the oak tree(s) requires cutting to maintain or aid its health, balance, or structure; ii. The condition of the tree(s) with respect to disease, danger offalling, proximity to existing lots, pedestrian walkways or interference with utility services cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices; I Page 8 of 10 iii. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of an oak tree to enable reasonable use of the subject property which is otherwise prevented t by the presence of the tree and no reasonable alternative can be accommodated due to the unique physical development constraints of the property; or iv. The approval of the request will not be contrary to or in conflict with the general purpose and intent of the code. The Project site contains 54 oak trees that are protected by the City's Oak Tree Preservation Ordinance. The Project consists of the removal of one heritage oak tree and four non -heritage oak trees, the potential encroachment of up to nine oak trees, two of which are considered heritage oak trees. The City would require replacement oak trees to be planted in the landscaped areas of the Project site to offset the loss of the removed oak trees. If planting on -site is not possible, the applicant may donate the replacement oak trees to the City or provide the equivalent monetary value of the replacement trees to the City's Oak Tree Fund. Further, compliance with the City's Oak Tree Preservation Ordinance, including the Standards for Performance of Permitted Work of the Oak Tree Preservation Guidelines, would ensure that the Project would not conflict with any local policies or ordinances protecting biological resources and impacts. B. No heritage oak tree shall be removed unless one (1) or more of the above findings are made and the review authority also finds that the heritage oak tree's continued existence would prevent any reasonable development of the property and that no reasonable ' alternative can be accommodated due to the unique physical constraints of the property. It shall further be found that the removal of such heritage oak tree will not be unreasonably detrimental to the community and surrounding area. The proposed project includes the removal of one heritage oak tree. The heritage oak tree is located in the only relatively flat portion of the project site where preservation of the tree would require additional grading into the Ridgeline Protection Overlay Zone to create a sufficient building -pad area to facilitate any reasonable development of the site. Further, due to the property's unique constraints, including the immediately adjacent significant Ridgeline Protection Overlay Zone, the limited amount of relatively flat topography, and its immediate adjacency to Sierra Highway, no reasonable alternative can be accommodated. Removal of the heritage oak tree would not be unreasonably detrimental to the community and the surrounding area, as 49 of the existing 54 oak trees will remain onsite and the City would require replacement oak trees to be planted onsite to offset the loss of the removed oak trees. If planting onsite is not possible, the applicant may donate the replacement trees to the City or provide the equivalent monetary value of the replacement trees to the City's Oak Tree Fund. SECTION 7. The City Council hereby adopts the Mitigated Negative Declaration and approves Master Case 18-235 (Ridgeline Alteration Permit 18-002, Conditional Use Permit 18- 011, Hillside Development Review 19-001, Oak Tree Permit 18-013, Minor Use Permit 18-021, ' Development Review 18-024, and Architectural Design Review 20-022) to allow for the construction of an 83-unit residential health care facility located on the west side of Sierra Highway, south of Newhall Avenue (APN: 2827-005-048), subject to the attached Conditions of Approval (Exhibit A). Page 9 of 10 SECTION 8. The City Clerk shall certify to the adoption of this resolution and certify this I record to be a full, complete, and correct copy of the action taken. PASSED, APPROVED, AND ADOPTED this 231 day of March, 2021. ATTEST: CITY CLERK DATE: 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. 21-10 was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 23`a day of March 2021, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: McLean, Smyth, Gibbs, Weste, Miranda None None Page 10 of 10 CITY CLERK EXHIBIT A ' MASTER CASE 18-235 RIDGELINE ALTERATION PERMIT 18-002 CONDITIONAL USE PERMIT 18-011 HILLSIDE DEVELOPMENT REVIEW 19-001 OAK TREE PERMIT 18-013 MINOR USE PERMIT 18-021 DEVELOPMENT REVIEW 18-024 ARCHITECTURAL DESIGN REVIEW 20-022 INITIAL STUDY 19-003 FINAL CONDITIONS OF APPROVAL (as adopted by Resolution No. 21-10) GENERAL CONDITIONS GCI. 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 City of Santa Clarita's Unified Development Code (UDC). GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval shall be terminated along with any associated vested rights to such use, unless such prior approved use is still in operation, or is still within the initial pre -commencement approval period. Once commenced, any discontinuation of the use approved with this project for a continuous period of one hundred eighty (180) calendar days or more shall terminate the approval of this use along with any associated vested rights to such use. The use shall not be re-established or resumed after the one hundred eighty (180) day period. Discontinuation shall include cessation of a use regardless of intent to resume. GC3. The applicant may file for an extension of the conditionally approved project prior to the date of expiration. If such an extension is requested, it must be filed no later than sixty (60) days prior to expiration. GC4. The applicant shall be responsible for notifying the Director of Community Development, in writing, of any change in ownership, designation of a new engineer, or change in the status of the developer, within thirty (30) days of said change. GCS. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its ' agents, officers, or employees to attack, set aside, void, or annul the approval of this project by the City, including any related environmental approvals. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant. If the City fails to notify the applicant or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) the City bears its own attorneys' fees and costs; and 2) the City defends the ' action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. GC6. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC7. The applicant and property owner shall comply with all inspections requirements as deemed necessary by the City of Santa Clarita. GCB. The owner, at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with City codes and other appropriate ordinances including, but not limited to, the California Building Code (Building, Mechanical, Plumbing, Electrical, Green Building, and Energy Codes), Fire Code, Unified Development Code (Grading Code and Undergrounding of the Utilities Ordinance), Utilities Code (Sanitary Sewer and Industrial Waste Ordinance), and Highway Permit Ordinance. GC9. This grant shall not be effective for any purpose until the applicant has filed with the Director of Community Development, their affidavit (Acceptance Form) stating that they are aware of, and agree to accept, all of the conditions of this grant. ' GC10. Details shown on the site plan are not necessarily approved. Any details which are inconsistent with the requirements of state or local ordinances, general conditions of approval, or City policies and not modified by this permit must be specifically approved. GC11. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. CITY COUNCIL CCL Prior to issuance of building permits, the applicant shall provide revised architectural elevations to the Planning Division that incorporates decorative window casings, awnings, shutters, or other similar treatments that soften the visual character of the building to the satisfaction of the Director of Community Development. PLANNING PLl . The applicant is approved for the construction of a five -story, 83-unit, 61,736 square -foot senior living facility with one additional subterranean parking level. The approved use contains independent and assisted living units, as well as memory care services on a 1.1 - I acre portion of a 3.99- acre site. PL2. The project shall be developed in conformance with the approved site plan, floor plans, ' elevations and all other plan sets on file with the Planning Division as a part of Master Case 18-235. Any change in the site plan, building elevations, landscaping, or walkways (color, material, architectural treatments) must be approved by the Planning Division prior to their installation. PL3. A total of 77 onsite parking spaces shall be provided throughout the project site. The 77 onsite parking spaces shall be allocated in the following manner: Parking Resident Guest Parking Employee Parking Unassigned Clean Total Level Parking Air/Vanpool/Electrical Vehicle Parking Basement 21* 11* 1* 33 Level Level 1 40* * 40 Surface 4 4 Parking Total 1 40 121 15 11 177 *Includes 1 Clean Air/Vanpool/Electric Vehicle Parking Space for a total of three on the basement level * *Includes 5 Clean Air/Vanpool/Electric Vehicle Parking Spaces on Level 1 ' PL4. The applicant shall coordinate with the City of Santa Clarita Technology Services Division regarding installation of infrastructure for fiber optic cable services. The applicant can contact the Technology Services Manager at (661) 286-4086 regarding the City's fiber optic initiative. PL5. All ground -mounted mechanical equipment shall be screened completely from surrounding properties by landscaping or other approved material. PL6. All roof mounted equipment shall be screened from public view to the satisfaction of the Director of Community Development. PL7. The trash enclosures and any other accessory structures shall include architectural styling and features consistent with the proposed building and the City of Santa Clarita Community Character and Design Guidelines. PL8. The employee break areas shall be designed and installed to the satisfaction of the Director of Community Development prior to occupancy. PL9. All parking lot and site landscaping, including tree wells, shall be installed to the satisfaction of the Director of Community Development prior to occupancy. All headlight hedges shall provide proper screening, measure 36 inches in height, and be touching leaf - to -leaf at the time of installation. 7 PL 10. All parking stalls shall be a minimum of 9 feet in width by 18 feet in length. PLl 1. Lighting shall complement the architectural style and be designed with "full cut-off' ' luminaires to focus light downward and to prevent glare and spillover onto adjacent properties. Light standards shall not obstruct the 9-foot by 18-foot parking spaces. PL12. 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. PL13. The proposed project shall comply with all City codes, including but not limited to Municipal Code Section 11.44 Noise Limits, and the requirements of all City Divisions, including but not limited to the Building and Safety Division and Engineering Division. PL14. Approval for this use shall neither supersede nor supplant the required approval from other applicable City divisions or government agencies, and shall comply with all applicable laws, ordinances, and regulations, including but not limited to the Americans with Disabilities Act (ADA). PL 15. No signage is approved as part of this application. All proposed signage shall be reviewed under separate permit by the Planning Division and shall be in conformance with an approved sign program. PL16. Prior to building permit issuance, a final landscape plan shall be submitted to the ' Planning Division as part of a complete application for a Landscape Plan Review (LPR). All fees applicable to a Landscape Plan Review at the time of submittal shall apply. Landscape LRl. Prior to issuance of building permits, 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. LR2. The applicant shall be aware that additional fees will be required to be paid by the applicant for the review of required landscape and irrigation plans by the City's landscape consultant based on an hourly rate. An invoice will be provided to the applicant at the completion of the review of the plans. The applicant will be required to pay all associated fees to the City of Santa Clarita prior to the release of the approved landscape and irrigation plans for the project. LR3. Applicants are encouraged to incorporate plant material that is complementary to the ' natural landscape and environmental conditions of the Santa Clarita Valley. Minimizing the use of common and over planted landscape plants such as Agapanthus spp., Rhaphiolepis spp., Photinia spp., Phormium tenax, and Dietes spp. will help promote a ' strong sense of place and identity for your project. LR4. Revise and resubmit the Landscape Documentation Package to address comments. Some comments are marked in red directly on the plans. Return marked landscape plan with any revisions. Resubmitted plans may generate further comments upon review. LR5. Required Landscape Plan Elements. Final landscape plans shall contain all elements as listed in the checklist for preliminary landscape plans, and shall conform to the following: (a) Standards for Multifamily Residential Development. In addition to the standards for single-family residential development, the following additional requirements apply to multifamily developments and shall be landscaped, irrigated, and maintained in compliance with the requirements of this section: a. For all new multifamily residential developments, a minimum of ten percent (10 percent) of the total site area is required to be landscaped. b. The total area of any project not devoted to lot coverage and paving shall be landscaped, irrigated, and maintained in compliance with the requirements of this code, unless modified by the approving authority. C. Preferred ground covers in the main landscape area and the front setback areas are ones that can be walked on and that utilize water -conserving ' plant materials. d. Turf shall be limited to a maximum of twenty percent (20 percent) of the total landscaped area. Low-water usage turf or warm season turf is recommended. e. Turf shall be excluded from areas difficult to irrigate (e.g., narrow pathways, parkways less than five (5) feet in width, sidewalk strips, slopes, etc.). f. The incorporation of fountains, pools, and other water elements within the project is encouraged as are other decorative elements (e.g., the and iron work). Water elements shall be designed to conserve water. g. Substantial trees (thirty-six (36) inch box and larger) are strongly encouraged in front and side yard setback areas, to the satisfaction of the Director. h. In cases where the front setback is located over fully subterranean parking, tree wells with an inside diameter of at least six (6) feet shall be provided. i. The minimum tree size at planting shall be twenty-four (24) inch box, ' unless otherwise approved by the Director. (b) All projects i. The plant palette shall not include any plants listed as invasive exotic pest ' plants by the California Invasive Plant Council (lists available at http://groups.ucanr.org/ceppc/), or other plants determined to be invasive by a competent botanist or biologist. ii. Trees visible from the property's public street frontage and/or in the property's street -facing common area for a residential project shall be a minimum 24" box size, and shall include a proportionate number of 36," 48," and 60" box -size specimens (Santa Clarita Community Character and Design Guidelines, adopted March 2009). iii. 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 (I5-gallonminimum size), clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures shall be screened with both shrubs and clinging vines. iv. Landscape plans shall show all lighting fixtures, base dimensions, and typical finish elevations. The applicant shall apply jute netting to all graded slopes five feet (5') and higher in vertical elevation and elsewhere where needed for erosion I control, and shall landscape graded slopes. vi. The faces of cut and fill slopes more than five feet in height shall be protected against damage by erosion by installing jute netting and planting with groundcover. In addition, slopes shall be planted with one (1) 24 inch - box tree per 150 square feet of slope area and one (1) 1-gallon sized shrub per 100 square feet of slope area. vii. The applicant shall design all irrigation systems for water conservation. viii. 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 three (3) inches deep. ix. Prior to occupancy, the applicant shall install all proposed irrigation and landscaping, 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. x. 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. ENGINEERING ' General Requirements ENI. At issuance of permits or other grants of approval, the applicant agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. EN2. Prior to issuance of building permit, the applicant shall dedicate any necessary easements for public improvements. EN3. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site shall be installed underground. EN4. The Assessor's map shows a lot line bisecting the existing/proposed building. Prior to issuance of building permits, a Certificate of Compliance for Lot Line Adjustment prepared by or under the direction of a registered civil engineer or licensed land surveyor in the State of California to merge the parcels shall be recorded in the Office of the County Recorder. The City Engineer shall review and approve the Lot Line Adjustment prior to recordation. Grading, Drainage and Geology Requirements EN5. Prior to issuance of grading permit, the applicant shall submit a grading plan consistent with the approved Plan, oak tree report, and conditions of approval. The grading plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations including seismic hazards associated with liquefaction and landslide. EN6. Prior to issuance of building permits, the applicant shall construct all grading and drainage facilities within the project site, obtain rough grade certifications, and a compaction report approved by the City Engineer. ENT Prior to grading permit, the applicant shall obtain a notarized Letter of Permission for grading over all easements. EN8. Prior to the issuance of grading permit, the applicant shall obtain approval and connection permit from the Los Angeles County Department of Public Works, Land Development Division/Construction Division as appropriate to connect the on -site storm drain system ' to a public storm drain system. EN9. 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. Water, Quality Requirements ' ENI O. 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. ENI 1. 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. 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. Street Light Requirements EN12. Prior to street plan approval, the applicant shall submit a Street Light Plan along the ' frontage of Sierra Highway to the Engineering Services Division for review and approval. Street -lighting systems shall be designed as City -owned and maintained on the LS-3 rate schedule, using LED fixtures approved by the City's Landscape Maintenance District Division. Street Improvement Requirements EN13. All street Improvements along Sierra Highway street right-of-way 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 improvements later, the applicant shall pay a cash in -lieu fee that is equivalent to the cost of the improvements. The in lieu fee shall be based on a cost estimate calculated by the applicant and approved by the City Engineer. EN14. Prior to any construction (including, but not limited to, drive approaches, sidewalks, sewer laterals, curb and gutter, etc.), trenching or grading within Sierra Highway 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. EN15. 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. EN16. Prior to issuance of building permits, the applicant shall dedicate (if necessary) 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. EN 17. Prior to building final, the applicant shall construct the following street improvements along the frontage of the project site, as directed by the City Engineer: Street Name Inverted Curb & Base & IPaving Street Street Sidewalk Landscaped Shoulder Gutter Li hts Trees 5'min Median Sierra Highway I Ix Ix Ix Ix Ix X EN 18. 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. Sewer Improvement Requirements EN 19. Prior to issuance of building permits, the applicant shall annex the property into the County Sanitation District. The applicant shall provide the City's Building & Safety t Division with written confirmation from the Sanitation District that the property has been annexed. EN20. The on -site sewer shall be a privately maintained system. All on -site sewer lines shall have a minimum slope per California Plumbing Code and pipe inverts shall be 6 feet below the curb grade. Prior to building permit issuance, the applicant shall verify that all sewer pipes meet these requirements with the proposed building pad elevations. Private on -site sewers are reviewed and approved by the City's Building & Safety Division. EN21. Prior to issuance of building permits, the proposed building shall be connected to the existing public sewer main in (Sierra Highway). EN22. Prior to issuance of building permits, the applicant shall pay fair share cost for needed upgrades of downstream sewer lines as determined by the City Engineer. Bonds, Fees and Miscellaneous Requirements EN23. Prior to issuance of 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. TRAFFIC TEL Prior to issuance of building permits, the applicant shall dedicate additional street right- of-way for a total of 58 feet from centerline on Sierra Highway fronting the project site, as directed by the City Engineer. TE2. 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 percent. Construction details shall be shown on the street plan providing a transition no greater than this maximum. TE3. All drive aisles and driveways shall be frilly dimensioned. Minimum width of all interior drive aisles shall be 26 feet and shall be shown on all applicable plans prior to issuance of first building permit. Minimum widths of driveways along Sierra Highway shall be 30 feet. TE4. Per the City's UDC (Section 17.53.020), all driveways shall have a minimum stacking distance of 40 feet from the face of curb. This is to be measured from the final curb line (flow line) to the first parking stall or drive aisle. TE5. Project access along Sierra Highway shall be right-in/right-out only. TE6. Prior to parcel map approval, 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 Via Princessa B&T District. The current rate for this District is $21,260. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: Retirement Communitv BUILDING AND SAFETY Plans and Permits = the number of units (83) x the district rate ($21,260) x 0.4 = $705,832 BS1. Construction drawings shall be prepared and submitted to the Building and Safety Division for plan review and building permit issuance. Supporting documents; such as structural and energy calculations, and geotechnical reports shall be included with the plan submittal. 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, 2019 California Energy Code, and the 2019 California Green Building ' Standards Code, BS3. Construction drawings submitted for plan review shall be complete. Submitted plans shall show all architectural work (including accessibility requirements), 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 and Safety Division. Civil plans may be part of the submittal package however will only be used for reference. BS4. Construction drawings shall be prepared by qualified licensed design professionals (California licensed architects and engineers). Incomplete plans or plans prepared by unqualified individuals will delay the plan review and permit process. BS5. The City of Santa Clarita has amended some portions of the California Building Codes. A copy of these amendments is available at the Building and Safety public counter and on our website at: http://www.santa-carta.com/Home/ShowDocument?id=13248 BS6. Construction drawings may be submitted electronically or by submitting paper plans. In either case an "eService Account" must be created to access our permitting system. Please log on tb: www.santa-clarita.com/eservice and create an account by clicking "register for an Account." BS7. Construction drawings submitted to building and safety shall include a complete building code analysis and floor area justification for the proposed building per chapter 5 and 6 of the California Building Code. The code analysis and justification shall contain the following minimum information: types of construction, occupancy groups, occupant loads, required fire sprinklers, height of building, number of stories, summary of all fire rated walls, occupancy separations, podium design, smoke compartments, and all other related data. 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 and Safety Division directly at 661-255-4935. BS 10. Prior to submitting plans to Building and Safety, please contact a Permit Specialist at (661) 255-4935, for project addressing. Clean Air, Electric Vehicle and Bicycle Parking ' BS11. Electric Vehicle Charging Spaces (future EV Charging Stations) shall be provided for new buildings with residential occupancies. These parking spaces shall be equipped with the necessary infrastructure for the future installation of EV charging equipment. The number of EV Charging Spaces shall be a minimum of 10 percent of the total number of parking spaces provided for the residential occupancy. (CalGreen 4.106.4.2) BS 12. Any parking spaces provided for non-residential uses in the building that serve the public, ' shall provide EV parking spaces, Clean Air Vehicle parking spaces, and bicycle parking spaces per CalGreen chapter 5. Clearances BS13. Prior to issuance of building permits, clearances from the following agencies will be required: • Santa Clarita Planning Division, • Santa Clarita Engineering Services (soil report review and grading), • Santa Clarita Environmental Services (Construction & Demolition Plan deposit), • Los Angeles County Fire Prevention Bureau, • Los Angeles County Environmental Services (Health Dept. for food service & sales), • Los Angeles County Environmental Programs (Industrial Waste), • Los Angeles County Sanitation District, • Santa Clarita Valley Water Agency, • William S. Hart School District and appropriate elementary school district, • Santa Clarita Urban Forestry Division (for construction near Oak Trees) An agency referral list with contact information is available at the Building and Safety public counter. Please contact the agencies above to determine if there are any plan review I requirements and/or fees to be paid. Clearances from additional agencies may be required and will be determined during the plan review process. Accessibility BS14. All applicable disabled access requirements of Chapter 1IB of the California Building Code, including site accessibility details and information, shall be shown on the architectural plans versus any civil plans. BS 15. An accessible route between all accessible building entrances, ground floor exits, outdoor usable areas, the accessible parking spaces, and the public sidewalk shall be provided and shown on the plans. Accessible means of egress shall be provided. Where more than one site route is provided, all routes shall be accessible. BS 16. Long-term care facilities shall provide a covered, accessible passenger drop-off and loading zone adjacent to an accessible entrance. The access aisle for the drop-off loading zone shall not be located in a traffic aisle. (CBC 1113-206.4.10 and 11 B-503) BS 17. At least one of the future EV Charging Spaces shall be sized to be van accessible and located on an accessible route to the building entrance(s). The side aisles for the accessible EV spaces shall not share the side aisles required for the regular accessible parking spaces. (CBC sections I IB-228.3 and I IB-812) I Soil Reports and Grading ' BS18. A complete soils and geology investigation report will be required. The report shall be formally submitted to the Engineering Division for review and approval. The recommendations of the report shall be followed and incorporated into the construction drawings. A copy of the report shall be submitted to Building & Safety at time of plan submittal. BS19. When the soils/geology report recommends grading and/or recompaction, the following shall be completed prior to issuance of building permits: • A grading permit shall be obtained from the Engineering Services Division and all rough grading and/or re -compaction shall be completed. • A final compaction report and a Pad Certification shall be submitted to and approved by the Engineering Services Division. BS20. All new buildings, additions and other structures, including retaining walls and fences, shall be setback from any adjacent ascending or descending slopes. See section 1808.7 CBC and/or the Slope Setback handout. Hazard Zones BS21. This project is located within the City's Fire Hazard Zone. New buildings shall comply ' with the California Building Code Chapter 7A: MATERIALS AND CONSTRUCTION METHODS FOR EXTERIOR WILDFIRE EXPOSURE. A summary of these requirements are available at the Building and Safety's public counter or visit: htto://www.santa-clarita.com/home/showdocwnent?id=10685. The submitted plans to Building & Safety shall show all Fire Zone requirements. BS22. The applicant shall indicate in the project data of the plans that this project IS LOCATED in a Fire Hazard Zone, and IS NOT LOCATED in a Flood Hazard Zone. Assisted Living Facilities BS23. Residential assisted living facilities with personal care services, shall comply with all requirements for a Group R-2.1 Occupancy, including the additional detailed requirements of CBC Sections 420. Licensed 24-Hour Care Facilities in a Group R-2.1 Occupancy shall comply with the Special Provisions of CBC Section 435. BS24. Every story used by persons receiving care, treatment or sleeping in a Group R-2.1 Occupancy, shall be divided into a minimum of two smoke compartments separated by smoke -barrier walls. Adjacent floors will not be able to be open to each other such as the two-story lobby. (CBC 420.6 and 712.1.9#2) BS25. The proposed five -story building with a Group R-2.1 Occupancy shall have a fire ' sprinkler system complying with NFPA13. NFPAI3R is limited to four -stories or less. (CBC Table 504.4, and 903.3.1.2) BS26. Corridors shall lead directly to an exit and shall not be open to the dining areas. BS27. All elevators shall have elevator lobbies or contain additional doors to comply with CBC , sections 713 and 3006 to protect the elevator hoistway openings. Additional Info BS28. Each separate detached building or structure, such as trash enclosures, fences, retaining walls, shade structures, will 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. BS29. The applicant shall meet with Building and Safety prior to plan submittal to review the project for general building code compliance. BS30. These general conditions are based on a review of conceptual plans submitted by the applicant. Additional comments and more detailed building code requirements will be listed during the plan review process when a building permit application and plans are submitted to Building and Safety. LOS ANGELES COUNTY FIRE DEPARTMENT FDI. 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. FD2. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner prior to and during the time of construction in accordance to Fire Code Section 501.4 FD3. 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. FD4. The Fire Apparatus Access Roads and designated fire lanes shall be measured from flow line to flow line. FD5. For buildings where the vertical distance between the access roadway and the highest roof surface exceeds 30 feet from the lowest level of the Fire Apparatus Access Road, provide a minimum unobstructed width of 28 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. At least one required access route meeting this condition shall be located such that the edge of the Fire Apparatus Access Roadway, not including shoulders, that is closest to the building being served, is between 10 feet and 30 feet from the building, as determined by the fire code official, and shall be positioned parallel to one entire side of the building. The side of the building on which the Fire Apparatus Access Road is positioned shall be approved by the fire code official. ' Fire Code 503.1.1; 503.2.1.2; 503.2.1.2.2 & 503.2.1.2.2.1 FD6. 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 Code 503.2.3 FD7. The Fire Apparatus Access Roads shall be provided with a minimum of a 32-foot centerline turning radius. Fire Code 503.2.4 FDB. Fire Apparatus Access Roads shall not exceed 15 percent in grade. Exception: For a Fire Apparatus Access Road serving no more than two single-family dwellings, grades shall not exceed 20 percent when approved by the fire code official. Grades between 15.1 percent and 20 percent shall not exceed a maximum cumulative total of 500 as measured over the entire length of the access roadway. Fire Code 503.2.7 FD9. The angles of approach and departure for Fire Apparatus Access Roads shall be within the limits established by the fire code official based on the Fire Department's apparatus. Fire Code 503.2.8 FD10. Provide approved signs or other approved notices or markings that include the words "NO PARKING - FIRE LANE" shall be provided for Fire Apparatus Access Roads. 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. A no -parking designation shall meet the ' requirements of California Vehicle Code Section 22500.1 and be approved by the fire code official. Fire Code 503.3 FD 11. 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 FD 12. 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 504.1 FD13. 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 36 inches from the top of the parapet to the roof surface on more than two sides. These sides should face an access roadway or yard sufficient to accommodate ladder operations. Fire Code 504.5 FD14. 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 Water System Requirements FD15. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current ' AW WA standard C503 or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Code. FD 16. Install two (2) public fire hydrants as noted on the site plan by the Fire Department. All required public fire hydrants shall be installed, tested and accepted prior to beginning of construction. Fire Code 501.4 FD17. 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 B 105.1 Type I-B construction is required. FD18. 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 FD 19. 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 permit. 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 httos://www.fire.lacounty.eov/forestry-division/forestry-fuel-modification/ ENVIRONMENTAL SERVICES ES 1. The site shall provide sufficient trash enclosures to house at least ten 3-yard bins. Five of the bins should be reserved for recyclable materials only. In addition, space should be added for an organics/food waste/green waste recycling bin per AB 1826. The enclosure(s) shall be located to provide convenient pedestrian and collection vehicle access. 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. C&D Materials Recyclinp_ Ordinance: • 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. • A minimum of 65 percent of the entire project's inert (dirt, rock, bricks, etc.) waste ' and 65 percent of the remaining C&D waste must be recycled or reused rather than disposing in a landfill. • For renovation or tenant improvement projects and new construction projects, a deposit of 2 percent 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. ES3. 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. ES4. All projects within the City not self -hauling their waste materials must use one of the City's franchised haulers for temporary and roll -off bin collection services. Please visit GreenSantaClarita.com for a list of approved haulers. SPECIAL DISTRICTS Landscape Maintenance District ' SDI. This parcel is located within 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. This parcel is located within Landscape Maintenance District (LMD) Zone 28, which was established to fund the construction and maintenance of landscape in the Newhall area. Applicant is required to financially contribute to Zone 28 in a manner reflective of this LMD zone's assessment methodology. SD3. Prior to building permit submittal, the applicant will meet with Special Districts to discuss beautification of the streetscape and medians along Siena Highway. Staff will direct the applicant/developer to incorporate frontage landscape and hardscape or a monetary in -lieu contribution. Streetlight Maintenance District SD4. This parcel was originally annexed by County of Los Angeles into a Lighting District with a maximum assessment of $12.38 per EBU (Equivalent Benefit Unit) without a cost of living index/escalator. The applicant will be required to annex the parcel 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. The annexation will bring the EBU rate current (FY 19/20 $81.71), and add the cost of living escalator (CPI). There is a one-time annexation fee (currently under revision) to be calculated by the City's Assessment Engineer. Additional information may be required ' from the applicant to calculate the fee. 1. 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. The proposed assessment for FY 19/20 is $245.13 (Group D, three EBU). Undeveloped parcels are not assessed. 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. 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. Urban Forestry ' SD3. Applicant shall be required to install additional trees within the public right-of-way where tree vacancies exist. Parkway trees shall be approved by the City of Santa Clarita Urban Forestry Division and must meet/exceed the minimum requirements of the California Department of Forestry and Fire Protections "Guideline Specifications Selecting, Planting, and Early Care of Young Trees." SD4. Applicant shall be required to install and maintain irrigation to all trees planted within the public right of way. Irrigation to trees shall be bubbler type irrigation only and shall be installed as per City detail sheet. SDS. All trees shall be planted according to the City of Santa Clarita tree planting and staking detail sheet and/or the American Public Works Association (APWA) standard plans for Public Works construction (Section 5,520-3). SD6. Parkway trees shall be a minimum 24-inch box. SD7. All trees shall be placed a minimum of 5 feet from any underground utilities and walkways, 10 feet from hydrants and driveways, 20 feet from utility poles (including but not limited to light poles, telephone poles, and traffic signals). Spacing of parkway trees shall be compliant with the latest edition of the APWA (American Public Works Association) Standard Plans for Public Works Construction. SD8. All tree species are to be determined by Urban Forestry staff. SD9. All tree plantings shall require a pre -site and nursery stock inspection, and a post ' completion inspection. Trees selected for the public right-of-way shall not have been topped or headed from the nursery. Trees that are diseased, infested, or have girdled root systems will not be accepted and shall be returned to the nursery at no cost to the City of Santa Clarita. All trees planted within the public right-of-way shall be inspected and approved by a member of the Urban Forestry Division prior to planting. SD10. All trees planted within a landscaped parkway that consist of lawn shall have a minimum 36-inch round tree well installed at the base of each tree with 3-inches of natural bark or woodchips. Lineal root barriers shall be installed along the edge of both sidewalk and curb at a minimum distance of 10 lineal feet. Root barriers shall be a minimum height of 18-inches. Each tree planted shall have an 8-9-inch arbor guard placed at the base of each tree. SDI 1. All trees planted within a concrete type tree well shall have root barriers installed at the edge of the concrete to eliminate the possibility of "girdling" the roots of the tree. Each root barrier in this installation shall be 24 inches in height and installed level with the top of the tree's root ball. All concrete tree wells shall be a minimum of 3 feet deep by 4 feet wide. Larger tree wells shall be installed where public right-of-ways allow without compromising ADA accessibility. Such tree wells shall be 4 feet deep by 5 feet wide. SD 12. Prior to issuance of grading permits the applicant shall have submitted a final landscape plan which identifies shall include a detailed planting legend identifying all proposed ' street trees, size, species and number of trees being planted. Oak Trees Oak Inventory and Proposed Impacts SD 13. The project site has a total of 54 protected oaks on site, of which 42 are Coast Live Oaks (Quercus agrifolia) and 12 are Scrub Oaks (Quercus berberidifolia). a) The project is proposing the removal of 5 protected oaks, of which 4 are Coast Live Oaks and 1 is a Scrub Oak. b) Of the proposed oak tree removals,_ 1 is a Coast Live Oak of heritage size, and 1 other Coast Live Oak is close to heritage size. SD14. The location of the protected oaks in the center of the property restrict the practical development of the site. Requests to revise the site plan to preserve selected oaks, like the one heritage tree, have been unsuccessful with the applicant, as it reduces the buildable area for the project. SD15. The Oak Tree Report was updated on January 4, 2021, to reflect some possible oak tree ' encroachments for trees along Sierra Highway for the future right-of-way retaining wall. Additionally, there was a need to clarify other possible heritage oaks on and off site. Oak Tree Removals SD 16. The applicant is approved to remove 5 protected oak trees, of which 1 is heritage size, and perform encroachments into the protected zone of an additional 9 oaks for the development of a senior assisted living facility. ' SD 17. The applicant is required to obtain an Oak Tree Permit for the proposed oak tree removals and encroachments. SDI 8. The applicant is required to comply with all of the Oak Tree Preservation and Protection Measures as provided in the submitted Oak Tree Report completed by Consulting Arborist Jan Scow, dated March 15, 2019, and the updated revision dated January 4, 2021. SDI 9. The applicant and their contractors shall comply with all the Preservation and Protection Measures in the City of Santa Clarita Oak Tree Ordinance and the City of Santa Clarita Oak Tree Preservation and Protection Guidelines. Oak Tree Mitigation SD20. The applicant shall mitigate for the oak tree removals based on the current International Society of Arboriculture (ISA) tree value which has been calculated to be $268,500. a. The Oak Tree Report completed by Consulting Arborist Jan Scow, dated March 15, 2019, provides the current ISA tree appraisals that reflect the Oak tree values. b. The total ISA tree value for the 5 proposed oak tree removals is $268,500. i. Oak Tree No. I is a heritage size Q. agrifolia 44 inches in diameter at 1.5 feet, ' which equals 138 inches in circumference. ISA Value = $134,100 ii. Oak Tree No. 2 is a Q. agrifolia 33 inches in diameter at 4 feet, which equals 104 inches in circumference. ISA Value = $51,900 iii. Oak Tree No. 3 is a Q. agrifolia 27 inches in diameter at 4.5 feet, which equals 84 inches in circumference. ISA Value = $56,600 iv. Oak Tree No. 31 is a Q. agrifolia with two trunks 8 inches and 10 inches in diameter at 1 foot, which equals 25 inches and 31 inches in circumference, respectively. ISA Value = $10,800 v. Oak Tree No. 32 is a Q. berberidifolia with three trunks 5 inches, 5 inches and 8 inches in diameter at 4.5 feet, which equals 16 inches, 16 inches and 25 inches in circumference, respectively. ISA Value = $15,100 Oak Tree Encroachments SD21. The applicant will not be required to provide any monetary compensation or mitigate for the proposed oak tree encroachments unless additional oak trees die from encroachments. If the proposed oak tree encroachments lead to the decline or death of a protected oak tree, then the applicant will be responsible for the ISA tree value of that tree and additional oak tree mitigation shall be required, equal to the tree value. Oak Tree Bondine I SD22. Prior to the issuance of grading permits, the applicant is required to bond for the ISA tree value of $268,500 for all proposed oak tree removals. SD23. The oak tree bond shall be obtained and remain in good standing until the mitigation has been completed. The bond shall be for the proposed duration of the project construction and renewed annually if the project timeline is extended. If the project construction is delayed after the tree removals, then the applicant is required to maintain the bond until the project construction is completed. If the project is abandoned after the trees have been removed, then the applicant will forfeit the bond value to the City for the value of the removed oak trees. Oak Tree Mitigation SD24. The applicant shall mitigate for the ISA tree value of $268,500. Mitigation shall be determined by the City and can be an acceptable combination of replacement oaks planted on the site and the balance of the replacement value paid into the City Oak Tree Fund. Additional acceptable oak tree mitigation may be donation of land, if accepted by City. SD25. Prior to issuance of building permit, the applicant shall provide an Oak Tree Mitigation Plan to be approved by the City. ' SD26. The applicant shall provide an Oak Tree Mitigation Plan that shows the installed cost, the box size of replacement oaks, species, and location of trees on project site. The Oak Tree Mitigation Plan shall provide a detailed list of each replacement oak as to the quantity and cost of replacement trees. SD27. The applicant is required to care and maintain the health of all proposed oak tree replacements for a total of three years after project completion. All oak tree replacements shall be monitored by project arborist at 90-day intervals to ensure survivability of installed oaks. Oak Tree Preservation and Protection Measures SD28. The applicant shall protect and preserve all oaks that are not proposed for removal. This includes all oaks to be encroached upon for the development of the project. SD29. Protection and preservation measures shall include standard temporary chain link protective fencing and ongoing monitoring of construction activities within and near the oak tree protected zone. SD30. Oak tree monitoring shall include monitoring by the project arborist during encroachment activities and at 60-day intervals throughout the project construction. ' SD31. Monitoring reports shall be provided to the City giving a narrative description of oak tree status and construction activities near protected oaks. Additionally, pictures of the affected oaks shall be included in monitoring reports. SD32. Additional protection and preservation measures may be required to any oak that shows signs of stress from encroachment. Additional protection and preservation measures can , include, but are not limited to, pruning, additional supplemental irrigation, and treatments for pests and nutritional support. SD33. The applicant is required to provide a landscape plan that shows the location of all protected oaks within the development envelope. All impacted oaks that were encroached upon shall have protection and preservation measures to support the survivability of encroached trees. These measures shall include proper grading within protected zone, mulching, and possible permanent irrigation to compensate for lost roots. SD34. Prior to final grading plan approval, the applicant shall provide to the City details and cross sections for all proposed oak tree encroachments to determine level of impact to the oak trees. SD35. All work within the protected zone of any protected oak shall be done by hand unless otherwise approved by the City Oak Tree Specialist. SD36. The applicant and all their contractors shall comply with the City of Santa Clarita Oak Tree Ordinance and the City Oak Tree Preservation and Protection Guidelines at all times throughout the project. If violations of the Oak Tree Ordinance or Preservation and Protection Guidelines occur during construction then a STOP WORK order shall be enforced until corrections have been made. ' SD37. The applicant shall contact the City Oak Tree Specialist, Robert Sartain at rsartain@santa-clarita.com or call 661-294-2556 with any questions regarding the oak tree conditions. PLANNING COMMISSION PC1. The required Landscape Plan Review submittal shall include enhanced landscaping consisting of mature -sized trees at the front of the property providing a visual buffer between the building, pedestrians and vehicles traveling on Sierra Highway. Proposed landscaping shall include a planting palette that includes flowering varieties to break up the color palette of the proposed building. All landscaping shall be provided to the satisfaction of the Director of Community Development. PC2. Prior to issuance of Certificate of Occupancy (C of 0), the applicant shall provide eight (8) fully operational Electric Vehicle (EV) charging stations. All eight (8) EV stations shall be fully operational prior to issuance of C of 0. PC3. Prior to issuance of C of 0, the applicant shall provide revised floor plans for the Basement Level and Level One that indicates the provision of ten (10) accessible (ADA) spaces. Those ten (10) spaces shall be distributed in the following manner: a. Resident Spaces- 6 Spaces ' b. Guest Spaces- 3 Spaces C. Employee Spaces- 1 Space ' The ADA spaces shall be designed in accordance with the regulations and provisions of the Building and Safety Division. All spaces shall be fully striped and functional prior to issuance of C of O. PC4. Prior to issuance of building permits, the applicant shall provide an Oak Tree Mitigation Plan to be approved by the City. The mitigation plan shall include the planting of the greatest amount of mitigation oak trees that can feasibly be maintained in a healthy and thriving manner. PC5. Prior to issuance of building permits, the applicant shall provide revised architectural elevations and renderings that enhance the visual character of the buildings by providing awnings, shutters, or similar at select window locations to the satisfaction of the Director of Community Development.