Loading...
HomeMy WebLinkAbout1994-08-23 - AGENDA REPORTS - PORTA BELLA SPECIFIC PLAN 91 001AGENDA REPORT tyM gerApprov� Item to be presented by: Lynn M_ Narrir�5. PUBLIC HEARING DATE: August 23, 1994 SUBJECT: PUBLIC HEARING REGARDING THE PORTA BELLA SPECIFIC PLAN 91-001, WHICH INCLUDES AN AMENDMENT TO THE GENERAL PLAN, AND DEVELOPMENT AGREEMENT 91-003, THE GENERAL PLAN AMENDMENT INCLUDES CHANGES TO THE HIGHWAY NETWORK OF THE CIRCULATION ELEMENT (INCLUDING OFF -SITE SEGMENTS), AND CHANGING THE SITE'S GENERAL PLAN DESIGNATION TO SPECIFIC PLAN IN THE LAND USE ELEMENT AND GENERAL PLAN MAP. DEPARTMENT: Community Development BACKGROUND On June 21, 1994, the Planning Commission adopted Resolutions P94-04 and P94-07 (attached) regarding the Porta Bella project, Master Case No.'s 91-164 and 93-12, in a 4-1 vote. The resolutions, conditions of approval, and the Mitigation Monitoring Program that the Planning Commission approved to implement their decision are in the Council's reading file. Resolution P94-04 included a Statement of Overriding Consideration. The Draft and Final Environmental Impact Reports and the Addendum have also been available to the Council and are in the reading file. A description of the attachments and material available in the Council's reading file is attached to this report. The decision and recommendation of the Planning Commission was to: 1. To certify the Environmental Impact Report SCH 92-041041 and Addendum, adopt a Statement of Overriding Considerations, and approve a Mitigation Monitoring Program (attached), and to recommend that the Council also do this; 2. To approve Vesting Tentative Tract Map 51599 for 76 master lots and Oak Tree Permit 91-033 with conditions, contingent on Council approval of the Specific Plan; 3. To recommend that the City Council approve Specific Plan 91-001, known as Porta Bella, which includes a General Plan Amendment to the Highway Network of the Circulation Element (including off -site segments) and changing the site's General Plan designation to Specific Plan in the Land Use Element and the General Plan and Zoning Maps; Continued To:_2-,,Y ^- '� Item: ✓ - 4. To recommend that the City Council begin processing of the Development Agreement, including referring it back to the. Commission with direction, This item will focus on no.'s 3 and 4 above, the Specific Plan, including a General Plan Amendment, and the Development Agreement, though the project as a whole will also be introduced, including the Vesting Tentative Tract Map, Oak Tree Permit, and the environmental documentation. Three separate parties appealed the decision of the Planning Commission, and these have been agendized as a separate public hearing to follow this hearing. Porta Bella and the Civic Center were the primary topics at the June 29, 1994, City Council Study Session. Though public testimony was taken, this was an informational meeting only. This Council meeting on August 23 is the Council's first public hearing on the project. A copy of the hearing notice, which provides a brief project description, is attached.: ANALYSIS The site consists of 996 acres formerly used for industrial purposes. The Vesting Tentative Tract Map proposes to create 76 master lots to be further subdivided in future tract maps. There are 182 oak trees on the site and the project may require the removal of up to 109 oak trees, including as many as five of the ten heritage oak trees. The Specific Plan proposes 2,911 dwelling units, including 1,244 single-family homes and'1,667 multi -family dwellings. The proposed Magic/Princessa corridor includes an off -site segment within the designated open space of Circle J Ranch and another extending west from the project site to Bouquet/ San Fernando Road. The Planning Commission conditioned the approvals of the Vesting Tentative Tract Map and Oak Tree Permit to be contingent on City Council approval of the Specific Plan. Without Council approval of the Specific Plan, the Map and Oak Tree Permit could not be implemented. The Specific Plan proposes to amend the existing RS (Residential Suburban) Zoning and the General Plan Designation with a Specific Plan designation, The Specific Plan proposes land uses, densities, and development standards to govern the site. An attached map and chart locate and summarize the proposed land uses. The General Plan Amendment also includes modification to the Circulation Network, including the Magic/Princessa corridor, Santa Clarita Parkway, and the deletion of a portion of Rio Vista. Magic/Princessa, as proposed, would impact the open space of Circle J and properties between the Bermite site and the existing terminus of Magic Mountain Road at Bouquet/San Fernando Road. The proposed road would also traverse a portion of the future Civic Center site. The Development Agreement has only been discussed in concept at this time. The applicant will be preparing a proposal for the Council's review for a future meeting. In their review, the Planning Commission primarily focused on technical land uses and on drafting conditions to mitigate the project's impacts. The Commission did recommend that the Council consider a Development Agreement, and that following that, the Council should refer the development agreement to back to the Planning Commission, with direction, for their review. In addition, the City's Unified Development Code requires that the Commission review and advise the Council on development agreements. Staff will provide an overview of the Specific Plan, including the General Plan Amendment, the Vesting Tentative Tract Map and Oak Tree Permit, the various land uses, intensities, and product types, and the environmental documentation. The decision of the Planning Commission will also be summarized.With additional testimony from the applicant and the public, this will provide the Council with the background to review the next item on the agenda, which are three separate appeals of the Planning Commission decision on Porta Bella. Finally, it is staffs goal to provide the Council the background to facilitate the study session with the Planning Commission and to conduct a field visit of the Porta Bella site. RECOMMENDATION: Staff recommends that the City Council: 1. Receive staff report and open the public hearing; 2. Receive applicant presentation and public input; 2. Set date for a joint study session with the Planning Commission on October 4; 3. Set date for field visit to the Porta Bella site during the week of September 12; 4. Continue the public hearing to the October'11, 1994, City Council meeting. curtentlpb_e 03.kjm Public Hearing Procedure 1. Mayor opens hearing *States purpose of hearing 2. City Clerk reports on hearing notice 3. Staff report 4. Proponent Argument (30 minutes) 5. Opponent Argument (30 minutes) 6. Five-minute rebuttal (Proponent) *Proponent 7. Mayor closes public testimony S. Discussion by Council 9. Council decision 10. Mayor announces decision CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING REGARDING THE PORTA BELLA SPECIFIC PLAN 91.001, WHICH INCLUDES AN AMENDMENT TO THE GENERAL PLAN, AND DEVELOPMENT AGREEMENT 91-003. THE GENERAL PLAN AMENDMENT INCLUDES CHANGES TO THE HIGHWAY NETWORK OF THE CIRCULATION ELEMENT (INCLUDING OFF -SITE SEGMENTS), AND CHANGING THE SITE'S GENERAL PLAN DESIGNATION TO SPECIFIC PLAN IN THE LAND USE ELEMENT AND GENERAL PLAN MAP. PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita regarding Master Case Noss 91.164 and 93.012 (Porte Bella Specific Plan), Including Specific Plan No. 91.001; Development Agreement No. 93-003; and Final Environmental Impact Report and Addendum SCH 92-041041. Concurrently, the City Council will begin the public hearing for the appeals filed against the Planning Commission decision to approve Vesting Tentative Tract Map 51599 and Oak Tree Permit 91.033 for the Porta Bella site on June 21, 1994. A separate public notice regarding the appeals will be mailed with this notice. The property, known as the Berrnite site, Is located south of Soledad Canyon Road, east of Bouquet Canyon/San Fernando Roads, north of the Circle J Ranch communities, and west of the Golden Triangle Industrial area. The ASSESSOR'S PARCEL NO.'S are 2836-012.010, 011, 012, and 019. The site consists of 996 acres formerly used for Industrial purposes. The Specific Plan proposes 2,911 dwelling units, Including 1,244 single-family homes and 1,667 multi -family dwellings. The proposal Includes: 449 acres of open space and parks; 300 acres of single-family uses; 85 acres of multi- family uses; 56 acres of streets; and 106 acres of commercial, office, business park, and Institutional uses. The Vesting Tentative Tract Map proposes to create 76 master lots to be further subdivided In future tract maps. There are 182 oak trees on the site and the project may require the removal of up to 109 oak trees, including as many as five of the ten heritage oak trees. The proposed Magic/Princessa corridor Includes an off -site segment within the designated open space of Circle J Ranch and another extending west from the project site to San Fernando Road. The hearing will be held by the City Council In the City Hall Council Chambers, 23920 Valencia Boulevard, 1st Floor, Santa Clarita, the 23rd day of August, 1994, at or after 6:30 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further Information may be obtained by contacting the City Clerk's office, Santa Clarita City Hall, 23920 Valencia Boulevard, 3rd Floor, Santa Clarita, California. If you wish to challenge the action taken on this matter In court, you may be limited to raising only those Issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearing. Dated: August 1, 1994 Donna M. Grindey, CMC City Clerk Publish Date: August 3, 1994 CURRENT\pb_ccn4.kjm PORTA BELLA EXHIBITS AND ATTACHMENTS: Attachment: A. Vicinity Map B. Proximity Map C. Vesting Tentative Tract Map 51599 with revised road network D. Revised Land Use Plan E. Summary Table of Land Uses F. Public Hearing Notice of City Council Public Hearing 23 August 1994 PORTA BELLA: COUNCIL READING FILE Reading File: A. Resolution No. P94-04 B. Resolution No. P94-07 C. Exhibits and Conditions: Vesting Tentative Tract Map 51599 and Oak Tree Permit 91-033 D. Mitigation Monitoring Plan E. Draft Environmental Impact Report F. Final Environmental Impact Report G. Final Environmental Impact Report: Addendum H. Staff Reports to Planning Commission I. Letters from the Public FIGURE 3 • T^ i f t l r: .1 r ... ougyit Junction 01,04 �_• � 91op 9,20�ti a1 1 4 RRnd -. Sa19dad SM 1239• •••:•� r ll8 1040 9M 12V �• ` , •�9I •• OL _ •u ~�� •� Y ✓� • �• • ��•• ��`�~ .. )tom- � f G♦ ri Pam R. L _ a 7 r Ne SITE LOCATION NORTH ,1952i Revised 1988 & mia .1960 Revised 1988 Scale: l inch. avvrmdmau 2500 feet /3 e 1-0� dvl� Source: The SWA :AREAS WHERE CHANGES AREPROPOSED February 25,1"4 / SF Iopoo REVISED LAND USE PLAN NOT TO SCAT C Table 1 Revised Summary of Proposed Land Uses Target Percent of Land Use Map Density Land Use Numberot Total Percent of Designation Designation Range Area (Acres) Units Dwellings Total Area Open Space OS na 406.95 na na 40.9% Parks & Recreation P, R na 41.75 na na 4.27c Subtotal 448.70 45.1 % Schools S na 10.00 na na 1.0% Master Streets na na 56.00 na na 5.6% Institutional I 4.00 na na 0.4% Subtotal 70.00 7.0% SINGLE FAMILY RESIDENTIAL SF 10,000 SF 10,000 2-4 du/a 63.15 144 4.9% 6.3% SF 8,000 SF 8,000 3-5 du/a 41.75 127 3.9% 4.2% SF 6,000 SF 6,000 4-6 du/a 87.50 326 11.2% 8.8% Sr;,g() 5F c009 5; tid"e 37.25 244 6-" ;796 SF 4,000 SF 4,000 6-8du/a 35.40 211 7.2% 3.6% SF ZLee SF-z 9 41 att"a 23 7t5 239 74% 2:41% SF Paired SF P 6-8 du/a 72.00 436 15% 7.27. Subtotal 299.80 1,244 42.7% 30.1% MULTI-FAMLY RESIDENTIAL MF10 MF10 8-12 du/a 17.56 175 6.0% 1.8% MF12 MF12 10-14du/a 2150 222 7.6% 2.2% MF18 MF18 16-20du/a 13.70 204 7.0% 1.4% MF 22 MF 22 20-22 du/a 14.30 259 8.9% 1.4% MF40 MF40 38-02du/a 18.50 532 183% 1.9% Town center TC 12-18du/a na 275 9.4% na Subtotal 85.50 1,667 57.3% 8.6% COMMERCIAL Town Center TC na 24.75 na na 25% Soledad Comm. SC na 12.50 na na 1.3% Neighborhood NC na 8.50 na na 0.9% Office Park OP na 19.00 na na 1.99. Business Park BP na 27.25 na na 2.7% Subtotal 92.00 9.3% Total of Project Area 996.00 2,911. 100.0% 100.0% Source: The SWA Group, February 25, 1994. CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING REGARDING THE PORTA BELLA SPECIFIC PLAN 91.001, WHICH INCLUDES AN AMENDMENT TO THE GENERAL PLAN, AND DEVELOPMENT AGREEMENT 91.003. THE GENERAL PLAN AMENDMENT INCLUDES CHANGES TO THE HIGHWAY NETWORK OF THE CIRCULATION ELEMENT (INCLUDING OFF -SITE SEGMENTS), AND CHANGING THE SITE'S GENERAL PLAN DESIGNATION TO SPECIFIC PLAN IN THE LAND USE ELEMENT AND GENERAL PLAN MAP. PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be held before the City Council of the City of Santa Clarita regarding Master Case No.'s 91.164 and 93-012 (Porta Bella Specific Plan), including Specific Plan No. 91-001; Development Agreement No. 93-003; and Final Environmental Impact Report and Addendum SCH 92-041041. Concurrently, the City Council will begin the public hearing for the appeals filed against the Planning Commission decision to approve Vesting Tentative Tract Map 51599 and Oak Tree Permit 91-033 for the Porte Bella site on June 21, 1994. A separate public notice regarding the appeals will be mailed with this notice. The property, known as the Bermlte site, is located south of Soledad Canyon Road, east of Bouquet Canyon/San Fernando Roads, north of the Circle J Ranch communities, and west of the Golden Triangle Industrial area. The ASSESSOR'S PARCEL NO.'S are 2836-012-010, 011, 012, and 019. The site consists of 996 acres formerly used for industrial purposes. The Specific Plan proposes 2,911 dwelling units, including 1,244 single-family homes and 1,667 multi -family dwellings. The proposal Includes: 449 acres of open space and parks; 300 acres of single-family uses; 85 acres of multi- family uses; 56 acres of streets; and 106 acres of commercial, office, business park, and Institutional uses. The Vesting Tentative Tract Map proposes to create 76 master lots to be further subdivided in future tract maps. There are 182 oak trees on the site and the project may require the removal of up to 109 oak trees, including as many as five of the ten heritage oak trees. The proposed Magic/Princessa corridor Includes an off -site segment within the designated open space of Circle J Ranch and another extending west from the project site to San Fernando Road. The hearing will be held by the City Council in the City Hail Council Chambers, 23920 Valencia Boulevard, 1st Floor, Santa Clarita, the 23rd day of August, 1994, at or after 6:30 p.m. Proponents, opponents, and any Interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the City Clerk's office, Santa Clarita City Hell, 23920 Valencia Boulevard, 3rd Floor, Santa Clarita, California. If you wish to challenge the action taken on this matter in court, you may be limited to raising only those Issues you or someone else raised at the public hearing described In this notice, or In written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearing. Dated: August 1, 1994 Donna M. Grindey, CMC City Clerk Publish Date: August 3, 1994 CURRENTnpb_ccn4.kjm August 23, 1994 Northholme Partners 330 Washington Blvd. Fourth Floor Marina del Rey, ca 90292 City Council City of Santa Clarita 23920 Valencia Blvd. Suite 300 Santa Clarita, CA 91355 Re: Porta Bella RE, - PART _a MCCTIfdG ITEM NO. Honorable Mayor and Councilmembers; The following text is a summary of the Applicant's comments to be made during the initial public testimony for the specific plan of Porta Bella. This is submitted for your reference and to assist your understanding of the matter, The development venture was conceived in 1990 and shortly thereafter a plan for the property began to evolve.. With the assistance of community development staff, input from the consultants to the City and discussions with community groups the design team produced the Specific Plan and the numerous support studies that accompany this document. During that time, we awaited the adoption of the first General Plan and the selection of a Metrolink Station and Civic Center site. We then participated and coordinated with committees such as CTAC, Route 126, the Hillside and Uniform Development Ordinances. The plan is before you tonight because it is technically correct and adheres to your ordinances. I would like to commend staff, particularly Kevin Michel and the Planning Commission for the extensive and rigorous analysis. The planning for the Bermite site occurred about three years after Whittaker decommissioned the facility in 1987. After decommissioning, the EPA approved a site cleanup plan for the property and Whittaker has been involved in that process. Prior to participating in this venture, Northholme conducted a thorough evaluation of the site's history and came away confident that the entitlement process could proceed concurrently with the remediation efforts. Currently in it's final stages, the development of the property has been conditioned to follow EPA's clean closure. At one time, under Whittaker's ownership, approximately 2000 people worked here. The specific plan is a re -use of this former industrial site and represents a re -investment into the City's employment opportunities, With its positive jobs/housing balance, the Porta Bella plan will continue the employment tradition of this property that began in 1906. It is unfortunate that some residents would object to this project on the basis of the facility's past handling of hazardous material when many of them did not think it serious enough to prevent their purchase of a home in a nearby neighborhood. In fact, under CAL -EPA and DTSC authority there is no better way to guarantee clean up than through development which will also restore the aesthetic appeal to this prominent area of the City. I have had the pleasure of working with some very nice people in the community including many of the people in the audience. We have always been receptive to accommodate reasonable and economically feasible ideas. In response to public input, the project is significantly different than it first appeared about three years ago. The yield, which was already below the General Plan's minimum, was lowered by ten percent to better transition to the Circle J community. Magic/Princessa has been added to provide more cross-town access in response to the Canyon Country area. The Planning Commission decided to include into the project the Magic/Princessa alignment for the benefit of the community at large. The results of this inclusion is that the City will receive 10 travel lanes rather than the 6 called for in the General Plan for this area. Some residents of Circle J complain that they are being subjected to this road unfairly and without choice yet, the alignment actually reduces overall traffic impacts to Circle I particularly when combined with the potential Santa Clarita Parkway. Regardless of the fact that Porta Bella's traffic impact does not generate a need this road, we have offered to increase buffering to those adjacent to the right-of-way. Many alignments have been studied and the Magic/Princessa option is the best route in response to the divergent interests of the City, Circle J, Canyon Country and Porta Bella. What has not been said is, that Porta Bella will be adjacent to major roads on all four sides; that Porta Bella will provide a major north -south and east -west link; that because of Porta Bella, Circle J will be less impacted by major roads than the General Plan envisioned, and; equally important, two well planned communities will result, now and in the future_ Development will continue in this area and around your borders because the market pressures are there_ Many look upon Porta Bella as the conduit to provide links in the infrastructure deficits that will relieve growth. Porta Bella may indeed accomplish that goal if it is economically feasible. Without the infrastructure, commerce may not come to the city and no city remains static; it can grow or it can decline. The entitlement application is the first step to implement the goals of your General Plan for this area. Northholme Partners is highly interested in becoming the master developer. Significant amounts of money would not have been invested without serious thought towards that end and in fact preliminary discussions have occurred. However, no agreement is in place, nor can be until a basis of that arrangement is established through entitlement. If for unforeseen reasons, Northholme is not the master developer, a subsequent developer must abide by the commitments that are made in the entitlement process. We want this project to be successful and have demonstrated this commitment with responsible planning. The design team is composed of some of the most renowned professionals. Throughout these hearings they and I will be available to respond to any inquiry you may make. Yours truly, Salvatore J. Veltri August 23, 1994 Honorable Mayor and City Council Pn City of Santa Clarita % MEETIivG 23920 Valencia Boulevard Suite 300 i T(EM �p l/ Santa Clarita, California 91355 Subject: PORTA BELLA - Alternative Magic/Princessa Highway Alignments Honorable Mayor and City Council: The Developer has proposed an alignment for a Magic/Princessa Highway which significantly impacts the residents of Circle? Ranch by traversing the communities open space and requiring a massive bridge over Oakdale Canyon. In response the Circle J residents have prepared alternative roadway alignments which reduce impacts to the community's open space and eliminates the need for a massive bridge over Oakdale Canyon.. Detailed exhibits of two of these alternate alignments (D and E) have been submitted to City staff for their review and review by the Developer. Two other alternative alignments (B and C) are on -site variants of the alignments submitted to staff, oft -site design onto Circle J Ranch is identical to the two alternatives submitted to City staff. We have requested that staff respond to us with their comments and the developer's comments. After comments have been received we wish to make a full presentation of the alignment alternatives to the City Council. This is a critically important topic that requires thorough understanding by the Council. The Circle J residents have expended substantial time and resources in creating these alternative alignments. We are requesting to be formally put on the agenda of the future study session to be given sufficient time to make a full presentation. We appreciate your thoughtful consideration of our request. Sincerely, Ron Druschen Circle J Ranch resident REMARKS BY CARL KANOWSKY TO CITK'C_OUNCIL ON AUq, T 23, 199 22518 JENIEL COURT PAEi" SAUGUS a ETI ' 254-8335 T. INTRODUCTION jfEMNO. l II. EXPRESS OUR CONCERNS WITH PORTA BELLA A. TONIGHT IS JUST A SAMPLE B. ADDITIONAL ONES FOR FUTURE MEETINGS III. TOXIC A. WHAT WE KNOW ALREADY 1. 14 SITES ORIGINALLY 2. 64 SITES ADDED IN LATE 1993. B. SOME NEW DEVELOPMENTS FIRST DOCUMENT - CONSENT ORDER 1. P.5 - CLEANUP STARTED IN 1980, 14 YRS. AGO. ORIGINAL 14 STILL NOT ALL CLEANED. 2. P.6 - WHITTAKER BERMITE DID NOT DISCLOSE ALL POTENTIAL SITES. THEREFORE CAL -EPA ISSUED A SEARCH WARRANT TO GET THE FACTS. SECOND DOCUMENT - VIOLATION BY WHITTAKER 1. P.1 - IN 1990, CAL -EPA INSPECTS BERMITE. AS A RESULT, WHITTAKER CITED FOR 14 VIOLATIONS OF HAZARDOUS WASTE STATUTES AND REGULATIONS. FIRST DOCUMENT - CONSENT ORDER 1. P.7 - CAL -EPA CONDUCTS ANOTHER INSPECTION IN MAY, 1994. 2. P.12 - AS A RESULT, WHITTAKER MUST NOW INVESTIGATE AND CLEAN ALL CANYONS AND STREAM BEDS THAT ORIGINATE ON OR CROSS BERMITE PROPERTY. C. CONCLUSION 1. 14 YEARS TO CLEAN 14 SITES AND STILL NOT FINISHED. 2. ONLY WAY STATE COULD GET GOOD INFORMATION - SEARCH WARRANT. STATE'S MISTRUST APPARENTLY JUSTIFIED. 3. WHITTAKER HAS BEEN CITED FOR VIOLATIONS IN ITS CLEANUP EFFORTS. 4. THE SCOPE OF THE CLEANUP HAS EXPLODED TO INCLUDE ALL CANYONS AND STREAM BEDS. D. RECOMMENDATION - GET THE SITE CLEAN BEFORE WE BUILD. IV. HAVE TOUR OF SITE ON A WEEKEND § 21001 ENVIRONMENTAL QUALITY Private hands, and the doctrine does not apply to The delegation to the Secretary of the Reaoarcm "p�ible:" § 21 Private property. Thal, in an action by an ar• Agency of power to adopt guidelines implementing chaeological society seeking a declaration arohaeo• the Environmental Quality Act (pub Res C, Findings ncccsst logical artifact located on certain property be a § 21083) does not constitute an improper detega- collateral Referee part of the public trust with defendant owner of lion of legislative power.. The Legislature made the the property ore the public trusts, the trial court fundamental policy decisions (Pub Res C, Cal jur 3d Pont properly entered judgment of dismi.1 after sore- if 21000, 21001, 21002, 21002.1, 21003) and ao- Cal Digest of ( tauwtg defendant's demurrer to the complaint, compamed the delegation of rule -making power § 9, Municipa where there was an evidence that the state ever with appropriate and adequate directions and pro, owned the land on which the utitkM were lo• eedmal safeguards (Pub Res C, § 21083). Santa cated. San Diego County Archaeological Society v Ana v Garden Grove (1979) 10D CAM 521, 160 o padres (1978) 81 CAM 923, 146 Cal Rptr Cal Rptr 9o7. The underlying policy the California Envire Reaourcn Code, § 210 ing agency, power h § 21001.1. Legislative findings and declarations tally harmfttl PrOP0611 Me alternative is aver The Legislature further finds and declares that it is the policy of the Angeles (19T1) 71 CA state that projects to be carried out by public agencies be subject to A major function ci the same level of review and consideration under this division as that report is to inaire `h of private projects required to be approved b ublic agencies. to `rehe po responsible I�1? P � P j eq PP Y P_ B the respcMmlok officia Added Stab 1984 ch 1514 § 1. describe all rsaoaaN Crass Refereoeem including tbo,e °Palo Declaration of legislative of -no mW effects, findings: §§ 21000 et seq. or " project" ma County v Los Aug& Cal Rptr 396. § 21002. Legislative policy regarding use of feasible alternatives or 1n approviMs a Pr°P mitigation measures of a subdivision of sit did not violate the 6 The Legislature finds and declares that it is the policy of the state ity Ad (Palo- Resom that public agencies should not approve P roj P P� ects as ro if there to radnre a end ` infeasible the mend are feasible alternatives or feasible mitigation measures available clusur-condommum which would substantially lessen the significant environmental effects ronmental impact r of such projects, and that the procedures required by this division are a � supported after intended to assist public agencies in systematically identifying both meaaarts and tract the significant effects of proposed sigui�nt adverse gnifi p posed projects and the feasible alternatives whorm in tbe city or feasible mitigation measures which will avoid or substantially nomr. and enmronn lessen such significant effects. The Legislature further finds and f>� outweighed n can declares that in the event specific economic, social, or other condi- identify both fea,l tions make infeasible such project alternatives or such mitigation fca ble project alu- measures, individual projects may be approved in spite of one or more if 21002 and 2100, significant effects thereof. OeStures 6a6s=6 the significant adw Added State 1976 ch 1312 § 1; Amended State 1980 ch 676 § 277. prnjnc4 the prola resort to an evaltw Amendments project alternatives impact report Fur Note Amendment: Routine code m provides: conditions make in Note —Stat1 1976 ch 1312 also provides: § 21. The T w:slature declares that it more significant ad makes no ending whether Sections 21002, 21002.1, and 21082.1, as added to the project may never, Public Resources Code by this act, are, or are not, declaratory of existing law. is otherwise perm'e Crum References i regulations, Laure Pub. Racurss C Powers available 1 City Council (197 public agency in mitigating or avoiding significant effect on i environment: § ito 842. Application of policycy to use of environmental impact reports: § 21002.1. 1 viding that public 448 STATEMENT ON BEHALF OF APPEAL FLLFJ) BY KEYSOR-CENTIRY CORP. RE` • - A TO CITY COINCIL CITY OF SANTA CLARITA AiGiST 23,1114 REGiLAR MEETING AGENDA ITEM #3 PORTA BELLA APPEAL 4)4-01 P,4'i s ^,T MEET1 l (TEM NO. MAYOR AND MEMPERS OF THE COiNCIL, MY NAME IS ROGER HiTCHINSON, PO BOX 651,IEVERLY HILLS, CALTFORNIA 10213• I APPEAR ON BEHALF OF KEYSOR-CENTiRY CORPORATION IN CONNECTION WITH ITS APPEAL,DATEH JiNE 20, 1»41 REGARDING THE PLANNING COhAISSMON'S APPROVAL OF VESTING TENTATIVE TRACT MAP 515" INCLIDING ITS CONDITIONS AND ITS EXHIBIT "A" REVISED ROAD NETWORK. M RIFICATION - IT IS MY INDERSTANDING S A DF. NOVO HEARING ON OiR APPEAL AND I WOiLD TH THE CITY A Y SINCE NOTICE OF HEARING A REPORT, U. THIS IS IN FACT A DE NOVO HEARING, J4 IT IS MY INDERSTANDING THAT MEANS WE ARE STARTING OVER - COINCIL WILL MAKE ITS OWN FINDINGS IN ORDER TO SiPPORT APPROVAL OF THE TENTATIVE MAP IF IT DECIDES TO OK THE MAP SBBJECT TO VARIOiS CONDITIONS;ON THIS PROPERTY, THE DINE 21TH 1114 XEYSOR-CEN7VRY APPEAL WHICH IS BEFORE YOi SETS FORTH THE SPECIFIC REASONS WHY THE FINDINGS CANNOT PROPERLY DE MADE TO SIPPORT THE APPROVAL OF THE PRE- SENT TENTATIVE TRACT MAP AND WHY CERTAIN OF THE CONDITIONS OF APPROVAL ARE EITHER iNREASONABLE OR WHERIN WE BELIEVE OiR SIGGESTED REVISIONS TO CONDITIONS, WARRANT CONSIDERATION IN ORDER TO RENDER THEM PROPER AND REASONABLE. I AM SiRE THAT COiNCIIAUMBERS HAVE READ OIR APPEAL AND WILL WEIGH AND CONSIDER THE SPECIFIC GROiNDS WE HAVE PRESENTED -AS TO WHY THE COiNCIL,WHICH Now HAS TOTAL JiRISDICTION IN THIS MATTER, SHOILD CONSIDER REVISING THE TENTATIVE TRACT MAP,At4 o REQiIRE THE STAFF TO RESPOND WITH RECOMMENDATIONS TO OiR SiGGESTED IMPROVEMENTS TO CERTAIN CONDITIONS AND PARTICiLARLY RESPOND TO OIR TOTAL DILEMA - AND THAT IS THAT THE IMPACT OF THE PROPOSED MAGIC MOiNTAIN PARKWAY EXTENSION ACCROSS OiR PROPERTY AND OIR EXTENSIVE MAIFACTIRING FACILITIES CANNOT BE ASCERTAINED BECABSE THE PRESENT PROPOSED TRACT MAP IS DEFICIENT IN THAT IT IS OBVIOIS THAT THE PARKWAY WILL IMPACT OiR FACILITY BIT THE DRECISE ALIGNMENT IS LEFT TO FiTiiRE DETERMINATION WHICH IS AN iNCONSCIONABLE OMISSION. NO CNE SHOiLD BE PLACED IN SiCH AN iNTENABLE POSSITION AND WE BOTH DEMAND AND PRAY FOR RELIEF FROM YOIR HONORABLE BODY. FINALY, IF THIS ROADWAY ALIGNMENT IS LEFT iNDETEFUINED, AND THE MAP IS APPROVED, ANT IF FINALY THE ALIGNMENT IS iLTIMATELY LOCATED SO AS TO TERMINATE OiR OPERA- TIONS, ELIMINATING ONE HTNDRED ANH FIVE EXISTING EMPLO)WEENT OPPORTiNITIES, THAT OITCOME WILL BE CONTRARY TO THE SANTk CLARITA.GENERAL PLAN AND AS SiCH THE FIND- INOS SIPPORTING THE APPROVAL OF THE TENTATIVE MAP WIL BE A NiLLITY. IF THE APPROVAL BF THE TRACT MAP RESTS WPON FINDINGS THAT ARE CONTRARY TO THE GENERAL PLAN TH.wN THE ESTABLISHMENT OF THIS ROADWAY BY EMINENT DOMAIN WOILD FAIL AS NOT A PROPER LEGITIMATE PBBLIC PIRPOSE. IN CONCLiSSMON, I BELIEVE IT IS FAIR TO SAY THAT THE ]JINE 24TH 1404 iS SiPREME COVET DECISION IN DOLAN e TIGARD DISALOWS THE -EXACTION OF THE TOTAL COST OF THE PROPOSED MAGIC VOINTAIN PARKWAY ROADWAY AND BRIDGE TO PORTA BELLAOFROM BEING BORN NY THE DEVELOPER - WHICH MEANS THAT THE CITY WOILD HAVE TO BEAM A SiBSTANTIALIJL- i-PAiklla1J PROPORTION OF THE FI TRODINARY COST OF THIS IMPROVEMENT. THANK YOI VERY MICH. sc Op „1> 1 \ OP s..J 4� C(` V R\ r,2 y Tc� Os os ! l HP i \ m« \ u 0p �, MF-12 MF-18 SF4.000 N up 4"- \ mr 1 1 SF-4AM ,\ p` 1 \ SF 8,000 �- '111` OS p /mr ... OS SF6.009.- rw. nn. M. C -AREAS WHERE CHANGES SF 6'000 SF-P � AREPROPOSED I Y MF-io 1 SF10,000 / �•m" w« �♦ \``u. OS SF 110 OS 10S0F00� /SF 10,000_ Source: The SWA Group, February 25,1994� ll REVISED LAND USE PLAN 46 NOT TO SCAT F Table 1 Revised Summary of Proposed Land Uses Target Percent of Land Use Map Density Land Use Numberof Total Percent of Designation Desi nation Range Area (Acres) Units Dwellings Total Area Open Space OS. na 406.95 na na 40.9% Parks & Recreation P, R na 41.75 na na 4.2% Subtotal 448.70 451% Schools S na 10.00 na na 1.0% Master Streets na na 56.00 na na 5.6% Institutional 1 4.00 na na 0.4% Subtotal 70.00 7.0% SINGLE FAMILY RESIDENTIAL SF 10,000 SF 10,000 2-4 du/a 63.15 144 4.9% 6.3% SF 8,000 SF 8,000 3-5 du/a 41.75 127 3.9% 4.2% SF 6,000 SF 6,000 4-6du/a 87.50 326 11.2% 8.8% SF ;,Go SF 9,000 5 ; dufe 37,25 244 6-6% 3-74 SF 4,000 SF 4,000 6-8 du/a 35.40 211 7.2% 3.6% sl`Z-Lot SF--7- 9-11-du" a 23,75 2-39 7-.4% 2-:4 SF Paired SF P 6-8 du/a 72.00 436 15% 7.2% Subtotal 299.80 1,244 42.7% 30.1% MULTI-FAMLY RESIDENTIAL MF10 MF10 8-I2 dula 17.50 175 6.0% 1.8% MF 12 MF 12 10-14 du/a 21.50 222 7.6% 2.2% MF18 MF18 16-20du/a 13.70 204 7.0% 1.4% MF22 MF22 20-22du/a 14.30 259 8.9% 1.4% MF40 MF40 38-42du/a 18.50 532 18.3% 1.9% Town center TC 12-18du/a na 275 9.4% na Subtotal 85.50 1,667 57.3% 8.6% COMMERCIAL Town Center TC na 24.75 na na 2.5% Soledad Comm. SC na 12.50 na na 1.3% Neighborhood NC na 8.50 na na 0.9% Office Park OP na 19.00 na na 1.9% Business Park BP na 27.25 na na 2.7% Subtotal 92.00 9.3% Total of Project Area 996.00 2,911 100.0% 100.0% Source: The SWA Group, February 25, 1994. RESOLUTION NO. P94-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS AND CERTIFYING FEIR AND ADDENDUM SCH 92-041041, FOR MASTER CASE NOS. 91-164 AND 93-012, VESTING TENTATIVE TRACT MAP 51599, OAK TREE PERMIT 91-033, AND SPECIFIC PLAN 91-001 TO ALLOW FOR THE DEVELOPMENT OF A 996 ACRE PROPERTY KNOWN AS THE BERMITE SITE LOCATED SOUTH OF SOLEDAD CANYON ROAD AND EAST OF BOUQUET CANYON AND SAN FERNANDO ROADS AND A GENERAL PLAN AMENDMENT TO THE HIGHWAY NETWORK OF THE CIRCULATION ELEMENT AND ADOPTING A MITIGATION MONITORING PROGRAM FOR THE DEVELOPMENT THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby make the following findings of fact: a. Applications for Specific Plan 91-001 and Oak Tree Permit 91.033 (Master Case No. 91-164) were filed by Anden Corporation, (the applicant) with the City of Santa Clarita on October 25,1991. These applications were deemed complete on February 26, 1992. Subsequently the applicant submitted applications for Vesting Tentative Tract Map 51599 and Development Agreement 93-003 (Master Case No. 93-012) on February2, 1993. On March 9,1993 the City deemed the application complete. The City was notified In August 1993 that Northolme Partners was the new project applicant. The applicant requested a specific plan for a comprehensive plan of development, Including proposed modifications to the Circulation Element of the General Plan and the Unified Development Code within the project area. The plan proposed 1,678 single family homes and 1,560 multiple family homes on 399 acres; 91 acres of commercial and industrial uses; 14 acres of Institutional uses; 434 acres of open space and recreational uses; 58 acres of streets; and the provision of related Infrastructure on the sfte's 996 acres. A vesting tentative tract map was requested to subdivide the 996 acre site Into 76 master lots to be further subdivided by merchant builders Into future tract maps. An oak tree permit was requested to allow for the removal and/or encroachment into the protected zones of up to 73 native Oak Trees, Including two heritage size oak trees. . A development agreement was requested, however, the details of the agreement are yet to be negotiated. The Specific Plan Includes a modification to the Circulation Network of the General Plan, specifically the project proposes to substitute Santa Clarha Parkway for Rio Vista and to extend Magic Mountain Parkway to Via Princessa via the "Magic/Princessa" Corridor, which crosses a portion of Circle J open space. The site Is known as the Bermite site located south of Soledad Canyon Road, east of Bouquet Canyon Road/San Fernando Road; north of the Circle J Ranch Community; and west of the Golden Triangle Industrial area. The assessor parcel numbers for the project are 2836-012.010, 011, 012 and 019. RESO NO. P94-04 Page 2 b. The General Plan presently designates the project site RS with a Valley Center Overlay on the northwest portion of the site. The General Plan specifically mentions the Bermite site as an area Ideal for a specific plan. Zoning on the site is presently RS (Residential Suburban), BP (Business Park), and OS (Open Space). C. The project site Is located in a hillside terrain with slopes In excess of 10%. Significant rldgelines are on the site as Identified on the City's Rldgeline map. Development is proposed on some of these rldgelines and on portions of the hillsides with slopes exceeding 25%. d. The City of Santa Clarita prepared an Initial Study for the project which determined that the project may have a significant effect on the environment and that an environmental Impact report must be prepared. A Notice of Preparation (NOP) for the Specific Plan and Oak Tree Permit was mailed on April 8, 1992 to affected agencies. Following submittal of the Vesting Tentative Tract Map and Development Agreement applications, a subsequent NOP was prepared and mailed on February 12, 1993. e. , Since 1992 the City has leased a ten acre portion of the project site for use as the Santa Clarita Metrollnk commuter rail station. The Specific Plan also proposes to provide corridors and construct portions of two proposed east -west arterials (Santa Clarita Parkway and Magic Princessa) that will provide alternative circulation routes through the center of the City which is presently in need of such roadways. The Specific Plan also Includes an escalator and trail connection between the commercial and residential areas and the commuter rail station. f. The City of Santa Clarita Development Review Committee met and the applicant has been supplied with draft conditions of approval. g. The project has since been redesigned to subdivide the 996 acre parcel and allow the following land uses: 406.95 acres open space, 41.75 acres for parks and recreation, 10 acres for schools, 56 acres for streets, 4 acres for institutional uses, 299.8 acres for single family residential uses (1,244 units), 85 acres for multi -family residential uses (1,667 units) and 92 acres of commercial and Industrial uses. An oak tree permit to allow for the removal of a maximum of 109 non -heritage size oak trees and up to 5 heritage size oak trees out of the 182 oak trees (Including 10 heritage size oaks) located on -site. The redesigned project Includes the Magic Princessa Corridor, which links Magic Mountain Parkway to Via Princessa. A portion of this Is off -site In the designated open space of Circle J. The addendum studied the Impacts of the proposed corridor. h. The site was previously used as an ammunition, explosives and flares manufacturing and testing facility. Operations on the site were terminated in 1987. Heavy metals and other hazardous materials contaminated the she as a result of the previous use. A total of 14 hazardous waste clean-up sites have been Identified and a 13 have been cleaned -up under the direction of the California Department of Toxic ?' Substances Control (DTSC) and the U.S. Environmental Protection Agency. The 13 Identified sites have received clean closure certification from DTSC. Remediation efforts are continuing on the remaining site. An additional 64 sites have been RESO NO. P94-04 Page 3 Identified, to be remediated prior to obtaining grading permits. Extensive grading and landform alteration have occurred over most of the site resulting in major surface disturbance, alteration of topographic relief, and modification of natural drainage patterns. The City's Ridgeline Preservation and Hillside Development Ordinance (UDC, Sec. 17.80) identifies significant ridgelines In the City and restricted development on property having average slopes over 10%. M. The design of the project concentrates development within an area disturbed by the previous Industrial uses. The project proposes grading on approximately 603 acres of the project site. The total amount of grading Involves approximately 18 million cubic yards of cut and 18 million cubic yards of fill, balanced on -site. n. An Environmental Impact Report (EIR) has been prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act. The Draft EIR has been circulated for review and comment to all affected governmental agencies and all comments received have been considered by the Planning Commission. The review period for the Draft EIR was from September 27, 1993 to November 12, 1993. A Final EIR dated January 7, 1994, was prepared which Included responses to comments received on the DEIR. ! o. As a result of public and Planning Commission comments on the project and the Final EIR, the applicant modified his project. The Planning Commission directed the applicant and staff to provide environmental analysis of the modified proposal and a FEIR Addendum was prepared dated April 8, 1994. P. The Final EIR (FEIR) and the FEIR Addendum were prepared in compliance with CEQA. q.: The use of the FEIR Addendum is appropriate pursuant to Title 14, Chapter 3. Article 11 of the California Administrative Code because: (1) Changes In the project which gave rise to the need for the FEIR Addendum did not involve: (a) Significant environmental Impacts which were not previously considered in the FEIR; (b) Changed circumstances under which the project will be undertaken which gave rise to new significant environmental Impacts not covered In the FEIR; or (c) new information of substantial Importance to the project; (2) Only minor technical changes or additions were necessary In the FEIR Addendum to make the FEIR adequate pursuant to CEQA; and (3) The changes to the FEIR by the FEIR Addendum do not raise Important new RESO NO. P94-04 Page 4 Issues about the significant effects on the environment r. The Planning Commission received an Informational report on the Porta Bella Specific Plan proposal on October 5, 1993, from the applicant and his consultants. Staff provided a review of the EIR process and an update on the status of the project DEIR which had just been distributed for public comment. S. The FEIR and the FEIR Addendum were presented to the Planning Commission; as the decision making body of the City of Santa Clarlta for Master Case Nos. 91-164 and 93-012, Vesting Tentative Tract Map 51599 and Oak Tree Permit 91-033, the Commission reviewed the FEIR and the FEIR Addendum and considered the Information contained therein at several duty noticed public hearings held at the City Council Chambers (October 19, 1993, November 16, 1993, December 21, 1993, January 11, 1994, June 7, 1994, and June 21, 1994) a field trip to the site (November 13, 1993), and Immediately following the Northridge Earthquake, at emergency locations at the Bank of America Building (January 18, 1994 rescheduled because of the earthquake to February 1, 1994) and the Hart High School District Headquarters Board Room (March 15, 1994, and April 20, 1994). t. The Planning Commission considered all alternatives to the project as set forth In the FEIR and selected the project as shown In the Specific Plan and the Vesting T Tentative Tract Map as opposed to all other alternatives because; F (a) Alternative No. 1 (No Project) was not selected because this alternative is not consistent with the City's General Plan Valley Center Concept which envisions higher density mixed use development In the central portion of the City near the City Transit Station and Civic Center sites. The No Project alternative does not recognize that this project Is proposing a re -use of the site and that this project area has already been significantly altered from Its natural state due to past uses. Were this project site to be developed under the existing RS (Residential Suburban) zoning, this project would not be consistent with the General Plan since the development allowable under this zone would not result in higher densities around the transit center and would not provide mixed uses as envisioned in the General Plan for the Valley Center. (b) Alternative No. 2 (Replace Residential Uses With Additional Office and Business Parks) was not selected because this is not consistent with the Valley Center Concept to provide higher density residential uses near the City Transit Center. This alternative Is not consistent with a mix of uses which encourage a pedestrian environment since housing and residential uses are not sufficiently mixed. (c) Alternative No. 3 (Transit Oriented Development) was not selected because this alternative only provides high density by the Transit Station at the northern portion of the site and does not utilize the southern portion of the site. The General Plan also called for a mix of low and high density housing and this alternative did not Include low density housing. Thus, this alternative does not provide for full utilization of the site. RESO NO. P94-04 Page 5 (d) Alternative No. 4 (Low Density/Hillside Preservation) was not selected because, although this was the environmentally preferred alternative, this project design encouraged strict adherence to the hillside standards and did not allow for innovative design criteria that would allow residential density to be clustered in the steep hillside areas around the Transit Center. Thus, low density would be placed in the northern portions of the site designated as part of the Valley Center which is contrary to General Plan discussions encouraging high density in this area. (e) Alternative No. 5 (Replace Residential Uses with Increased Office and Industrial Parks) was not selected because this alternative does not provide for mixed use development as envisioned In the General Plan for the Valley Center Concept which seeks uses with greater density in the center of the city. This alternative would also be Inconsistent with providing a unique Identity for the center of the City, also identified In the Valley Center Concept. SECTION 2. The Planning Commission of the City of Santa Clarita does hereby make the following findings of fact: a. The California Environmental Quality Act (CEQA) requires decision -makers to balance the benefits of a proposed project against Its unavoidable environmental impacts. If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered "acceptable" by adopting a "Statement of Overriding Considerations." This statement sets forth the reasons why the Lead Agency has approved the project when there are adverse environmental impacts identified in the Final Environmental Impact Report and Addendum that cannot be mitigated to a level less than significant. b. CEQA requires decision -makers to adopt a mitigation monitoring and reporting program for those mitigation measures which are conditions of the project. SECTION 3. The Planning Commission of the City of Santa Clarlta does hereby find that the FEIR and FEIR Addendum for the Porta Bella Specific Plan 91-001, Vesting Tentative Tract Map 51599, and Oak Tree Permit 91-033 Identify cumulative project Impacts and project specific Impacts that are partially mitigated, but not to a level considered less than significant. Adverse environmental Impacts Identified in the Final EIR and Addendum that have not been mitigated to a level less than significant are summarized as follows: a. Project Specific and Cumulative Air Quality Impacts - Implementation of the proposed projectwould generate both construction -related and operational pollutant emissions. During the construction phases, emissions of reactive organic compounds (ROC), oxides of nitrogen (NO,) and particulate matter-10 micron (PM„) would unavoidably exceed South Coast Air Quality Management District (SCAOMD) thresholds of significance. Operational emissions generated by the proposed project would also exceed SCAOMD thresholds of significance for carbon monoxide (CO), ROC, NO , and PM,,. The project would .require the development and Implementation of TDM (Transportation Demand Management) measures to be considered consistent with the Air Quality Management Plan (AQMP) and the Air RESO NO. P94-04 Page 6 Quality Element of the General Plan; however, these proposed measures would not reduce air quality Impacts from operational emissions to a less than significant level. Therefore, project related air quality impacts are considered unavoidably significant. b. Cumulative Biotic Impacts- Project specific impacts Include potential disturbances to sensitive plants and animals. The project has the potential to further fragment natural habitat, further reduce the site's open space resources which support localized wildlife movement, and remove oak trees. Mitigation measures reduce these Impacts to a level less than significant. However ongoing, Incremental loss of natural open space, loss of oak trees and oak woodlands, and loss of wildlife Is considered cumulatively significant in conjunction with other planned development throughout the City, the Santa Clarita Valley, and the surrounding region. C. Aesthetics. Light and Glare Impacts - The project site Is located in a hillside area and contains significant ridgellnes Identified on the City's Rldgeline map. A visual analysis of the proposed development plan shows that the alterations proposed to the significant ridgellnes In the northeastern portion of the project limits would be visible.to a large audience of motorists along Soledad Canyon Road, as well as nearby mobile home residents and business establishments located north of the site along Soledad Canyon Road. The proposed grading of the significant ridgeline for Santa Clarha Parkway would be an unavoidable and significant visual Impact, given the Importance of these landform features. d. Risk of UpseUHealth Hazard Impacts - Fourteen hazardous waste sites have been Identified on the site and have been registered as a Hazardous Waste Management Unit (HWMU). To date, 13 of these 14 sites have been cleaned up to the satisfaction of the Calif omia Environmental Protection Agency, Department of Toxic Substances Control (DTSC). The remaining HWMU Is expected to be successfully remediated soon. A variety of other sites not permitted as HWMU's have been identified as containing potential environmental contaminants. CaIEPA Is conducting Investigations into these sites, however their efforts are not complete and It Is not _ known what health risks these other sites present. To mitigate potential risks to construction workers and future site occupants from remaining contamination sites that may exist, a mitigation measure has been added that would require certification by DTSC of adequate clean-up of the other 64 sites identified prior to the Issuance of grading permits. All grading activity will also be monitored to the satisfaction of CaIEPA and DTSC. The risk of upset health hazard Is considered a significant adverse Impact since the exact extent of contamination and Its effects are unknown. e. Transportation and Circulation Impacts - Although traffic and circulation mitigation measures have been Identified, the project would contribute to unavoidable and significant cumulative impacts at eight Intersections, with or without the Wiley Canyon Bridge. I. Solid Waste Disposal Impacts - The amount of solid wastes projected to be x, produced by the project would not result In short-term adverse Impact to the Chiquita Canyon Landfill in Val Verde and/or the Sunshine Canyon Landfill in Sylmar, provided that these landfills receive approval to expand their capacities RESO NO. P94-04 Page 7 prior to the expiration of their current operating permits. Because there is an existing shortage of landfill space available for long-term solid waste disposal within the Los Angeles basin and because expansion plans for these landfills are not guaranteed to be approved, the existing solid waste disposal situation is considered to be In a serious capacity shortfall. Therefore, the project and cumulative Impacts on solid waste disposal facilities would be unavoidably significant. SECTION 4. The FEIR and FEIR Addendum for the Porta Bella Specific Plan 91-001, Vesting Tentative Tract Map 51599, and Oak Tree Permit 91- 033 identify project specific and cumulative impacts that can be mitigated to levels considered less than significant. Adverse environmental impacts identified In the Final EIR and Addendum that, with the incorporation of Identified mitigation measures, can be reduced to a level less than significant are summarized as follows. a. Geotechnical Impacts - The site contains a variety of geotechnlcal factors common throughout Southern California: seismicity, loose soils, unstable slopes, as well as surface and subsurface remnant of debris produced during the site's history as a munitions and explosives manufacturing and testing site. An active trace of the San Gabriel Fault has been mapped and designated by the State of California, Division of Mines and Geology as within an Alquist-Priolo Special Studies Zone. a Routine engineering and construction measures will adequately mitigate the potential liquefaction, slope stability and other general geotechnlcal constraints. During the lifetime of the proposed project, structures and occupants would be subject to ground shaking of potentially severe intensity due to the proximity of various active and potentially active faults. Implementation of proposed mitigation measures will reduce potential Impacts, but would not eliminate seismic risks. b. Hydrology Impacts - The project will add Impervious surfaces and direct storm water runoff to proposed streets and a system of existing and proposed stone drain facilities. The amount of clear water runoff Is anticipated to Increase, however, the developed condition runoff in general Is reduced due to smaller debris producing areas. The high potential for debris production, however, could cause downstream sedimentation Impacts during grading and construction. Mitigation measures can be added to the project which would ensure that there would be no net Increase In runoff or sedimentation Impacts from the project site. C. Noise Impacts - Short-term noise Impacts may occur during the construction phases of the project, however, these are considered a short-term nuisance and not considered a significant Impact because of the common use of construction equipment and the relatively short time period associated with grading and construction, and City noise control restrictions. Cumulative Increases in traffic noise would occur incrementally, over a long period of time. The cumulative noise Impacts are not anticipated to be significant because subsequent projects will be reviewed for noise Impacts and appropriate mitigation measures will be Imposed as needed at that time. d. Land Use Impacts - The proposed project Is consistent with the City of Santa Clarlta Land Use Element policies relative to the type and Intensities of the proposed land RESO NO. P94-04 Page 8 use mix. No conflict with surrounding uses Is anticipated. Development on significant ridgelines and hillsides would be In conflict with Land Use Element policies relative to ridgeline preservation and hillside development. The ridgeline and hillside grading Impacts are related to uses with public benefit which may be permitted by the Planning Commission and City Council. Encroachment upon ridgelines and grading in hillside areas as proposed under the specific plan and other entitlements may be found to be "an Innovative application" under the City's Ridgellne Preservation and Hillside Development Ordinance and Guidelines. With this finding, the project's land use Impacts would not be considered unavoidably significant. e. School Impacts - The Saugus Union School District and the William S. Hart Union High School District have indicated that additional facilities would be needed to accommodate the students that would live in this development. The developers will be required to pay a state -mandated school fee and/or dedicate land to the satisfaction of the school districts. I. Fire and Police Impacts - The Los Angeles County Fire and Sheriff's Departments have indicated that additional manpower, equipment, and facilities would be needed to serve the proposed project. Some of the Impact to fire protection facilities will be mitigated by payment of a fee to defray the cost of construction and equipping fire protection facilities. It is also anticipated that the City would continue to contract for additional Sheriff's officers as permitted by budget allowances. Mitigation measures have also been Identified such as restrictions on landscaping, access requirements, and provisions for security equipment that will reduce the demand for police and fire services. Therefore, the proposed project would not significantly affect the Fire and Sheriff's Department service abilities. Sewage Disposal Impacts - Given the existing and project treatment capacity of Sanitation District No. 26, the proposed project and known cumulative development could be served with no adverse impacts to the wastewater treatment system; however, much of the site Iles outside of the jurisdictional boundaries of District No. 26 and would have to be annexed to the district prior to the provision of sewer service. h. Water Service Impacts - The proposed and related projects within the service area of the Santa Clarita Water Company would not have an adverse impact on local water supplies. The project would need to be annexed to the Santa Clarha Water Company. 1. Archaeological and Cultural Resource Impacts - No cultural resources have been found on the project site, and given the widespread and prolonged site disturbance that has occurred, none are expected to exist. Should cultural resources of any kind be uncovered during future grading operations, however, grading operations in that area will cease and a qualified archaeologist will be contacted to evaluate the finding. 4 SECTION 5. The Planning Commission Is approving a revised, lower density Porta Bella RESO NO. P94-04 Page 9 Specific Plan because the benefits of the revised project outweigh the unavoidable adverse environmental effects of the project. Changes or alterations have been required in, or incorporated Into, the project which mitigate or avoid the significant environmental effects Identified in the completed FEIR and FEIR Addendum. The following overriding considerations have been found which support adoption of a Statement of Overriding Considerations: a. The project which Is to be approved by the Planning Commission implements the Valley Center Concept and Bermhe Concept in the General Plan. b. The project will provide the City the transportation corridor of Magic/Princessa necessary to provide direct access to the Civic Center and bus/rail transportation access. c. The project is consistent with:. 1) the site's General Plan and Zoning Land Use Classifications, and 2) the Intensity of development allowed In the Specific Plan area with City Council approval of the Specific Plan General Plan amendment, approval of zone changes to SP (Specific Plan Zone) as identified In the Specific Plan for this project and adoption of the Specific Plan document. d. The project proposes a range of uses: 406.95 acres of open space, 41.75 acres for parks and recreation, 10 acres for schools, 56 acres for streets, 4 acres for Fr' Institutional uses, 299.8 acres for single family residential uses (1,244 units), 85 acres for multi -family residential uses (1,667 units) and 92 acres of commercial and Industrial uses In support of General Plan Goals as follows: The project supports the Land Use Element Including policies promoting a mixed - use town center, with higher density residential, In proximity to public transportation, as follows: Policy 3.1 "Promote the development of City centers where more Intensive land uses will be encouraged, including the development of ... a civic town center." Policy 3.3 "Identify a primary town center ...which encourage(s) a pedestrian orientation and can accommodate a clustered mix of commercial, entertainment, recreation, town square/meeting place(s), multi -use complexes, and multi -modal transportation activity opportunities." Policy 3.6 "Locate higher density residential development in close proximity to regional and sub -regional centers and public transportation corridors." The project supports the Air Quality Element which seeks to reduce pollution from automobiles by relating land uses to transportation, facilitating non -automotive travel, and encouraging a jobs/housing balance, including the following. Goal10 "To reduce vehicle emissions by creating an urban form that efficiently utilizes urban Infrastructure and services." RESO NO. P94-04 Page 10 Policy 10.1 "Contribute to the reduction of vehicle miles traveled by achieving a more reasonable job/housing balance." Policy 10.2 "Develop and encourage efficient transportation systems and land use patterns which minimize total trips and vehicle miles traveled:' Goal 12 "To reduce mobile source emissions by promoting a shift from single occupancy to higher occupancy vehicles." The project supports the Circulation Element which seeks to locate major residential and employment centers adjacent to a multi -modal transit facility, Including rail, as shown in: Policy 2.4 "Develop a multi -modal transit facility that Is strategically located in the City, adjacent to a potential public transit rail line and located convenient to major local residential and employment centers. The project supports the Housing Element which has numerous sections calling for mixed use projects, flexibility In standards, a mix of housing types, and using the specific plan process, as shown in the following sections: Policy 1.4 "Promote the development of compatible mixed use projects In order jj to create a village concept, with various Interacting uses ... to stimulate activity:' Program 1.a "Alternative Development Standards. Use the specific plan process ... to permit alternative housing design where such projects result In attractive, desirable housing types, Including affordable housing." Program 1.c "Specific Plan/Planned Development. Permit flexible development standards In specific plans ... that encourage housing developments which meet the needs of the community. Flexible development standards should allow for clustering, and a variety of site design characteristics as appropriate." Program 1.f "Mixed Use. Allow mixed -use developments and ensure that all mixed use (housing -commercial development) plans provide the necessary open space and parking and adequately buffer residents...... Policy 2.2 "Locate higher density residential development and housing for the elderly In close proximity to public transportation and commercial land uses,...:. Policy 3.3 "Encourage a mix of housing types and densities in new large scale development." Policy 3.11 "Consider alternative development standards where practical ... to RESO NO. P94-04 Page 11 promote desired housing types and benefits,...... The project supports the Community Design Element, which in the following policies are also supportive of this theme, as follows: Policy 2.2 "Provide for residential uses in proximity to business/commercial centers in a manner which promotes the neighborhood/village/town center planning concept and maintains... the concept of the Valley Center." Policy 3.3 "Encourage the establishment of mixed use and village commercial centers..., urban open spaces, and the effective use of street furniture in downtown areas. Policy 3.4 "Encourage design and uses of commercial districts and related housing that add pedestrian orientation and that provide for safe and secure daytime and nighttime activities, i.e., the Newhall historic area and the City center:' e. The Porta Bella project will provide various residential housing opportunities for different economic levels with a mix of single family and multi -family dwelling units as required by the Housing Element of the General Plan, the Housing Allocation for the City of Santa Clarita as set forth by SCAG (Southern California Association of Governments) in the Regional Housing Needs Assessment (RHNA) and the City's Comprehensive Housing Affordability Strategy (CHAS) prepared for the Federal Department of Housing and Urban Development (HUD). The project approved by the Planning Commission is an innovative design under the criteria of the Ridgellne Preservation and Hillside Development Ordinance and Guidelines for purposes of allowing encroachment Into significant ridgellne areas and allowing grading on hillsides with slopes over 25%. Innovative design concepts Incorporated Into the project Include pedestrian pockets, new housing types, a neotraditional approach to town planning, modern traffic circles, promoting sustainable cities concepts, clustering to preserve open space, mixed uses, utilizing congestion management principals, and promoting alternate modes of transit usage through land use patterns. Therefore, the project approved by the Planning Commission is consistent with the City's Land Use Element policies regarding hillside development and the City's Ridgellne Preservation and Hillside Development Ordinance and Guidelines g. The project providessignificant public benef Its Including employment opportunities, Increased residential densities In proximity to the Metrolink station, an Improved circulation network including portions of Santa Clarita Parkway and Magic Princessa, and Increased access to the planned Civic Center. h. The DEIR addendum extensively studied the Impacts of the proposed Magic Princessa Corridor. The traffic study found that this road link would enhance valley circulation. The addendum also concluded that the noise, visual, and aesthetic concerns would not be significant. The substitution of Santa Clarita Parkway for Rio RESO NO. P94-04 Page 12 Vista provides better spacing of north -south corridors. SECTION 6. The Planning Commission of the City of Santa Clarita does hereby find that City staff conducted an Initial study of the Porta Bella project which determined that the project may have a significant effect upon the environment and that an environmental Impact report must be prepared. A Notice of Preparation (NOP) for the Specific Plan 91.001 and an Oak Tree Permit 91-033 was mailed to affected agencies. Following submittal of the Vesting Tentative Tract Map 51599 and Development Agreement applications, a subsequent NOP was prepared and mailed on February 12, 1993. An Environmental Impact Report was prepared and circulated for review and comment by the affected governmental agencies. The review period of the Draft EIR was from September 27, 1993 to November 12, 1993. A Final EIR dated January 7, 1994, was prepared which Included responses to comments received on the DEIR. As a result of public and Planning Commission comments on the Final EIR, an addendum was prepared dated April 8, 1994. A mitigation monitoring and reporting plan (MMRP) has been prepared for this project in accordance with CEOA. The Final EIR and Addendum address all concerns of responsible agencies, Interested organizations and Individuals, and has been considered and deemed complete by the Planning Commission of the City of Santa Clarta. SECTION 7. Based upon the above findings of fact, oral and written testimony and other evidence received at the public hearing held for the project, and upon studies and investigations made by the Planning Commission and on Its behalf, the Planning Commission further finds as follows: a. At the hearings, the Planning Commission considered staff presentations, staff reports, applicant presentations, and public testimony on the proposal, and the Final EIR and Addendum prepared for the project. b. At the meeting of February 1, 1994 the Planning Commission suggested the applicant modify the proposal to Include a Maglc/Princessa alignment, remove the 'Z' lot product, increase density close to the rail station, and Improve the compatibility between proposed units and the existing Circle "J" residences by decreasing density and relocating the Magic/Princessa roadway corridor. The Planning Commission directed staff and the applicant to provide additional environmental documentation analyzing the impacts of the revised land use plan and the proposed Magic/Princessa corridor. C. Development may be allowed on the ridgelines because the construction of roadways and other transportation Improvements proposed as part of this project promote the public health, safety and general welfare. The proposal meets the Innovative design criteria for encroachment upon significant ridgelines and for grading on hillside slopes In excess of 100/6 because Innovative design concepts Incorporated Into the project Include pedestrian pockets, new housing types, a neotraditlonal approach to town planning, modem traffic circles, promoting sustainable cities concepts, clustering to preserve open space, mixed uses, utilizing congestion management principals, and promoting alternate modes of transit usage through land use patterns. It has also been demonstrated though precise Illustration In the FEIR and Addendum for this project that the proposed development will not violate the visual Integrity of the significant ridgellne area. RESO NO. P94-04 Page 13 d. The design of the subdivision and the type of Improvements will not cause serious public health problems, since water, sewage disposal, fire protection and hazardous material cleanup Impacts addressed in the Final EIR and Addendum will be addressed in the MMRP and Conditions of Approval at the time of project approval. e. The project Is consistent with the Intent of the City's General Plan. The City's General Plan Identifies the Berme site as being appropriate for a specific plan. Following Council redeslgnation of the project site to SP (Specific Plan) on the City's General Plan land use map, zone changes to SP (Specific Plan Zone) as Identified In the Specific Plan for this project and adoption of the Specific Plan, Including modifying the Highway Network of the Circulation Element of the General Plan to add Santa Clarita Parkway In place of Rio Vista Road and add the Maglc/Princessa connector, this project will be consistent with the City's General Plan and Zoning Ordinance. f. The Final Environmental Impact Report and Addendum Identify certain significant environmental effects. The Final Environmental Impact Report and Addendum identify feasible mitigation measures for each of these Impacts with the exclusion of air quality, biological resources, aesthetics, light and glare, risk of upset/health hazard, transportation and circulation, and cumulative solid waste Impacts which cannot be avoided through mitigation. The identified mitigation measures will be Incorporated Into the Mitigation Monitoring Reporting Plan (MMRP) and conditions of approval for the project at the time of project approval. THEREFORE, THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE, DETERMINE AND FIND AS FOLLOWS: a. Pursuant to Section 15090 of the California Environmental Quality Act, the Planning Commission certifies that the Porta Bella project FEIR and FEIR Addendum (SCH# 92-041040) has been prepared In compliance with the California Environmental Quality Act, and was presented to, and the Information contained therein reviewed and considered by the Planning Commission prior to reaching a decision on this project. b. The Planning Commission has considered the unavoidable Impacts to air quality, biota, aesthetics, light and glare, risk of upseVhealth hazard, transportation and circulation and solid waste relevant to the potential benefits which this project will provide to the community. The Planning Commission has determined that these unavoidable impacts are acceptable In light of the long-term benefits to the community that this project will provide Including employment opportunities, a variety of housing types suiting a range of economic levels, increased residential densities In proximity to the Metrolink station, an Improved City circulation network Including portions of Santa Clarita Parkway and Magic Princessa, and Increased access to the planned Civic Center. C. The Planning Commission of the City of Santa Clarha does hereby certify the FEIR and FEIR Addendum (SCH# 92-041040; adopts the Statement of Overriding Considerations set forth in Section 5 above, and adopts and approves the Mitigation RESO NO. P94-04 Page 14 Monitoring and Reporting Program attached hereto and Incorporated herein by this reference as Exhibit " F ". d. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full and correct copy of the action taken. �d RESO NO. P94-04 Page 15 PASSED, APPROVED AND ADOPTED this I St- day of 1994. ATTEST: I Ly M. Harris Deputy City Manager Community Development STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Donna M. Grindey, City Clerk, DO HEREBY CERTIFY that the above and foregoing Resolution was duly adopted by the Planning Commis of the City of Santa Clarlta at a regular meeting thereof, held on the 2/ day of 1994 by the following vote of the Planning Commission: AYES: COMMISSIONERS: Doughman, Modugno, Brathwaite, Cherrington NOES: COMMISSIONERS: Woodrow ABSENT: COMMISSIONERS: None KJM:LHS:Iep adv \pbrro.M 4LItyCleZrk I RESOLUTION NO. P94-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA APPROVING MASTER CASE NOS. 91-164 AND 93-012, VESTING TENTATIVE TRACT MAP 51599, OAK TREE PERMIT 91-033, AND RECOMMENDING APPROVAL OF SPECIFIC PLAN 91-001, A GENERAL PLAN AMENDMENT TO THE HIGHWAY NETWORK OF THE CIRCULATION ELEMENT OF THE GENERAL PLAN, AND TO INITIATE PROCESSING OF A DEVELOPMENT AGREEMENT CONSISTENT HEREWITH TO THE CITY COUNCIL TO ALLOW FOR THE DEVELOPMENT OF A 996 ACRE PROPERTY KNOWN AS THE BERMITE SITE LOCATED SOUTH OF SOLEDAD CANYON ROAD AND EAST OF SAN FERNANDO AND BOUQUET CANYON ROADS THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby make the following findings of fact: a. Applications for Specific Plan 91-001 and Oak Tree Permit 91-033 (Master Case No. 91-164) were filed by Anden Corporation, (the applicant) with the City of Santa Clarita on October 25,1991. These applications were deemed complete on February 26, 1992. Subsequently the applicant submitted applications for Vesting Tentative Tract Map 51599 and Development Agreement 93-003 (Master Case No. 93-012) on February 2, 1993. On March 9, 1993 the City deemed the application complete. The City was notified in August 1993 that Northolme Partners was the new project applicant. The applicant requested a specific plan for a comprehensive plan of development, including proposed modifications to the Circulation Element of the General Plan and the Unified Development Code within the project area. The plan proposed 1,678 single family homes and 1,560 multiple family homes on 399 acres; 91 acres of commercial and Industrial uses; 14 acres of institutional uses; 434 acres of open space and recreational uses; 58 acres of streets; and the provision of related Infrastructure on the site's 996 acres. A vesting tentative tract map was requested to subdivide the 996 acre site Into 76 master lots to be further subdivided by merchant builders Into future tract maps. An oak tree permit was requested to allow for the removal and/or encroachment into the protected zones of up to 73 native Oak Trees, Including as many as five heritage size oak trees. A development agreement was requested, however, the details of the agreement are yet to be negotiated. The project also proposes a General Plan Amendment to the Highway Network of the Circulation Element of the General Plan, including the substitution of Santa Clarita Parkway for Rio Vista as a north/south corridor and the connection of Magic Mountain Parkway to Via Princessa via the "Magic/Princessa" corridor, a portion of which crosses the designated open space of Circle J. The site is known as the Bermite site located south of Soledad Canyon Road, east of Bouquet Canyon Road/San Fernando Road; north of the Circle J Ranch Community; and west of the Golden Triangle Industrial area. The assessor parcel numbers for the project are 2636-012-010, 011, 012 and 019. b. The General Plan presently designates the project site RS with a Valley Center Overlay on the northwest portion of the site. The General Plan specifically mentions RESO NO. P94-07 Page 2 the Bermite site as an area ideal for a specific plan. Zoning on the site is presently RS (Residential Suburban), BP (Business Park), and OS (Open Space). C. The project site Is located In a hillside terrain with slopes in excess of 10%. Significant ridgelines are on the site as Identified on the City's Rldgeline map. Development Is proposed on some of these ridgellnes and on portions of the hillsides with slopes exceeding 25%. d. The City of Santa Clarlta prepared an Initial Study for the project which determined that the project may have a significant effect on the environment and that an environmental Impact report must be prepared. A Notice of Preparation (NOP) for the Specific Plan and Oak Tree Permit was mailed on April 8, 1992 to affected agencies. Following submittal of the Vesting Tentative Tract Map and Development Agreement applications, a subsequent NOP was prepared and mailed on February 12, 1993. e. Since 1992 the City has leased a ten acre portion of the project site for use as the Santa Clarita Metrollnk commuter rail station. The Specific Plan also proposes to provide corridors and construct portions of two proposed east -west arterials (Santa Clarita Parkway and Magic Princessa) that will provide alternative circulation routes through the center of the City which Is presently in need of such roadways. The Specific Plan also Includes an escalator and trail connection between the commercial and residential areas and the commuter rail station. f. The City of Santa Clarita Development Review Committee met and the applicant has supplied the applicant with draft conditions of approval. g. The project has since been redesigned to subdivide the 996 acre parcel and allow the following land uses: 406.95 acres open space, 41.75 acres for parks and recreation, 10 acres for schools, 56 acres for streets, 4 acres for Institutional uses, 299.8 acres for single family residential uses (1,244 units), 85 acres for multi -family residential uses (1,667 units) and 92 acres of commercial and industrial uses. An oak tree permit requests the removal of a maximum of 104 non -heritage size oak trees and 5 heritage size oak trees out of the 182 oak trees (including 10 heritage size oaks) located on -site. h. The site was previously used as an ammunition, explosives and flares manufacturing and testing facility. Operations on the site were terminated In 1987. Heavy metals and other hazardous materials contaminated the site as a result of the previous use. A total of 14 hazardous waste clean-up sites, referred to In the project EIR as hazardous waste managment units (HWMU's) have been identified and 13 have been cleaned -up under the direction of the California Department of Toxic Substances Control (DISC) and the U.S. Environmental Protection Agency. The 13 Identified sites have received clean closure certification from DTSC. Remedlation efforts are continuing on the remaining open site. Information on an addition 64 HWMU's where hazardous waste has been Identified is In the project EIR. Extensive grading and landforrn alteration have occurred over most of the site resulting in major surface disturbance, alteration of topographic relief, and modification of natural drainage patterns. RESO NO. P94-07 Page 3 The project proposes the extension of all utility services to the project site. J. Article 8-- Specific Plans Sec 65451 et seq of the California Planning and Zoning Laws defines the contents which must be Included in a specific plan as follows: (a) A specific plan shall Include a text and a diagram or diagrams which specify all of the following in detail: (1) The distribution, location, and extent of the uses of land, Including open space, within the area covered by the plan. (2) The proposed distribution, location, and extent and Intensity of major components of public and private transportation, sewage, water drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. (4) A program of Implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). (b) The specific plan shall Include a statement of the relationship of the specific plan to the general plan. k. Section 17.16.030 of the Clty's Unified Development Code (UDC) Identifies general requirements and performance standards for a specific plan zone. A Specific Plan - Zone shall: (a) Include a minimum of 100 contiguous acres. (b) Be determined by the Council after considering the recommendation of the Planning Commission. (c) Provide for the development of a comprehensively planned community within the zone that Is superior to development otherwise allowable under alternate regulations. (d) Provide for development within the zone in a manner consistent with the General Plan and with related development and growth policies of the City. (e) Provide for the construction, improvement, or extension of transportation facilities, public utilities, and public services required by development within the zone. RESO NO. P94-07 Page 4 1. The City's Rldgellne Preservation and Hillside Development Ordinance (UDC, Sec 17.80) Identifies significant ridgelines in the City and restricts development on property having average slopes over 10°/,. Encroachment upon significant ridgelines is permissible for Innovative design applications. An application for encroachment upon significant ridgelines Is considered innovative when: (a) The proposed use is proper In relation to adjacent uses, the development of the community and the various goals and policies of the General Plan. (b) 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. (c) The appearance of the use or development will not be different than the appearance of adjoining ridgellne areas so as to cause depreciation of the ridgeline appearance In the vicinity. (d) The establishment of the proposed use or development will not Impede the normal and orderly development and Improvement of surrounding property, nor encourage Inappropriate encroachments to the ridgeline area. (e) It has been demonstrated that the proposed use or development will not violate the visual Integrity of the significant ridgeline area through precise Illustration and depiction. An application for development on hillsides is considered innovative when: (a) The hillside development plan Is In substantial compliance with all applicable provisions of the Rldgellne Preservation and Hillside Development Ordinance and Guidelines. (b) No development construction activities or grading shall be permitted on slopes of 50% or greater except as provided for Innovative applications on significant ridgelines. M. The design of the project concentrates development within areas disturbed by the previous Industrial uses. The project proposes grading on approximately 603 acres of the project site. The total amount of grading Involves approximately 18 million cubic yards of cut and 18 million cubic yards of fill, balanced on -site.. n. An Environmental Impact Report and Addendum thereto have been prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act. o. The Draft Environmental Impact Report (DEIR) was circulated for review and comment by the affected governmental agencies and all comments received have been considered. The review period for the DEIR was from September 27, 1993 to November 12, 1993. A Final EIR (FEIR) dated January 7, 1994, was prepared which RESO NO. P94-07 Page 5 Included responses to comments received on the DEIR. As a result of public and Planning Commission comments on the project and the FEIR, the applicant modified his project. The Planning Commission directed staff to provide environmental analysis of the modified proposal and a FEIR Addendum was prepared dated April 8, 1994. A mitigation monitoring and reporting plan (MMRP) has been prepared for this project In accordance with CEQA and adopted by the Planning Commission simultaneously herewith pursuant to Resolution P94-04. P. The Planning Commission went on a tour of the Central Circulation System of the City on September 12, 1993. The purpose of this tour was to see the various sites where potential future roadways are proposed to be constructed. This tour Included viewing the site and proposed roadways In the Porta Bella Specific Plan proposal Including Santa Clarita Road and an extension of Magic Mountain Parkway. q. The Planning Commission received an Informational presentation about the Ponta Bella Specific Plan proposal at their regularly scheduled meeting on October 5,1993, at 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. This presentation was given by the applicant and his consultants. Staff updated the Commission on the status of the EIR processing and let the applicant give a background on the project. The Commission also set a preliminary date for a tour of the Bermfte site for Saturday, November 13, 1993. r. Several duly noticed pubic hearings were held by the Planning Commission commencing on October 19, 1993, at 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. At that hearing the Planning Commission received a staff report from Kevin Michel, Senior Planner, and a review of the DEIR, save trafflc/circulation Issues, from the City's EIR consultants Tom Worthington and Randy Nichols of Impact Sciences, Inc. The staff report for that hearing reviewed existing state law and the City's General Plan and Zoning Code regarding Specific Plans; General Plan and Zoning Conformity; the relationship of the project to the Valley Center Concept and other elements of the General Plan; relationship to the Civic Center Project and Central City Circulation; ridgellne preservation and hillside development, Including the issue of 'innovation'; and a review of environmental Issues and alternatives Included in the DEIR. The Commission identified areas of concern for further study and continued the public hearing to a field visit for the Porta Bella site for Saturday, November 13, 1993 at 9:00 a.m., beginning in the Council Chambers. The Planning Commission held a continued public hearing which Included a field trip to the Porta Bella site on Saturday, November 13, 1993. at 9:00 a.m., beginning In the Council Chambers. The Commission conducted a detailed site visit of the Bermite/Porta Bella property, including 14 viewing points. The Commission continued the public hearing to the regularly scheduled Planning Commission meeting on November 16, 1993. x At the continued public hearing held on November 16, 1993, the Planning Commission discussed the field trip of November 13, 1994, Identified more areas of concern and received a presentation from the traffic consultant, Justin Farmer of Justin Farmer Transportation Engineers, about traffic Issues discussed in the DEIR RESO NO. P94-07 Page 6 and Specific Plan. The Planning Commission continued the public hearing to the regularly scheduled Planning Commission meeting on December 21, 1993. On December 21, 1993, the Planning Commission held a continued public hearing. In the staff presentation, staff provided a detailed review of the proposed land uses on the site. The staff report focused on the potential revision to the Magic Mountain/Via Princessa corridor; the relationship of the Porta Bella and Civic Center projects; General Plan Consistency; the Issue of "Innovative Projects" under the Ridgeline Preservation and Hillside Protection Ordinance; and the Land Use Section (Chapter 3) of the Specific Plan. This public hearing was continued to a study session on January 11, 1994, to address all Issues other than traffic and circulation. The continued public hearing held on January 11, 1994 was a study session where the Commission discussed Issues other than traffic and circulation Including consistency with the General Plan; consistency with the Valley Center Concept; consistency with the BermIte section of the General Plan; proposed land uses and their location; innovation and the hillside ordinance; relationships to the Civic Center Project; relationships to the Circle J communities; Impacts on school, fire, police, and other services; public testimony received to date; oak tree Impacts; open space and recreation; and, potential development agreement Issues. The _ Commission continued this public hearing to the next regularty scheduled Planning Commission meeting on January 18, 1994. The regularly scheduled Planning Commission meeting on January 18, 1994, was postponed due to the Northridge Earthquake which occurred the previous day. The meeting scheduled for January 18, 1994, was rescheduled and so noticed to February 1, 1994 at 7:00 p.m. in the meeting room at the Bank of America, 23929 Valencia Blvd, Santa Clarita. On February 1, 1994, the Planning Commission held a continued public hearing. At that hearing the Commission conceptually approved Phase 1 of the project and discussed the elimination of'Z" lots, the need for project compatibility adjacent to Circle J, and the need for additional analysis of the Magic Mountain/Via Princessa Corridor. The public hearing was continued to the regularly scheduled Planning Commission meeting on March 15, 1994. On March 15, 1994, the Planning Commission held a continued public hearing at 7:00 p.m. at the William S. Hart School District Board Room, 21515 Redview Drive, Santa Clarita. At this hearing the applicant presented the revised project to the Planning Commission as described in Section 1g, including an approximate 10% reduction in residential units, the elimination of 'Z" lots, the elimination of a multi- family project on lot 26 adjacent to Circle J and the use of larger lots adjacent to Circle J, and the Magic MountalnNia Princessa corridor. The applicant and his consultant Monica Simpson of the SWA Group made a slide presentation on the various product types to be used in the project. The City's EIR consultant Mr. Randy Nichols of Impact Sciences gave an Initial overview of the Impacts of the proposed Magic Mountain\Via Princessa alignment. Impacts of the roadway alignments upon Circle J were discussed. The Commission continued the hearing to the regularly scheduled Planning Commission meeting on April 20, 1994. The FEIR Addendum was completed on April 8, 1994 and copies were immediately made available to the public and the Planning Commission. This FEIR Addendum included RESO NO. P94-07 Page 7 a complete analysis of the modified project and the Magic Mountain/Via Princessa corridor, including a traffic study evaluating this proposed modification to the General Plan network. At the regularly scheduled Planning Commission meeting of April 20, 1994, held at the William S. Hart School District Board Room, the Commission conceptually approved the project 3-1 (Woodrow dissenting vote, Doughman absent) and directed staff to return to the Commission with conditions of approval and a resolution approving Vesting Tentative Tract Map 51559, Oak Tree Permit 91-003, contingent on City Council approval of the Specific Plan; certifying Final Environmental Impact Report and Addendum SC 92-041041 and adopting a Statement of Overriding Consideration; and recommending that the City Council shall approve the Porta Bella Specific Plan as modified by the Commission and process a Development Agreement with Planning Commission Input. The Planning Commission continued this public hearing to the regularly scheduled meeting on June 7, 1994. The project was renoticed for the June 7, 1994 hearing. At the regularly scheduled Planning Commission meeting of June 7, 1994, held in the City Council Chambers, the Commission directed staff to make modifications to the conditions of approval, mitigation monitoring and reporting plan and resolutions approving this project. The Commission also asked for further Information and clarification on hazardous and solid waste clean-up Issues. The Commission i requested additional information regarding the 64 additional sites in addition to the 14 HWMU sites. The Commission directed staff to return to the following meeting. The Planning Commission continued this public hearing to the regularly scheduled meeting on June 21,1994. S. At the regularly scheduled meeting of June'21, 1994, the Planning Commission received updated Information on the status of hazardous waste site clean-up on the site and received modified conditions of approval, a mitigation monitoring and reporting plan and resolutions approving this project as directed by the Commission on June 7, 1994. The information regarding the additional 64 non RCRA sites had already been commented on and referenced In the DEIR, FEIR, FEIR Addendum and MMRP. SECTION 2. Based upon the above findings of fact, oral and written testimony and other evidence received at the public hearings held for the project, and upon studies and Investigations made by the Planning Commission and on Its behalf, the Planning Commission further finds as follows: a. At the hearings described above the Planning Commission considered staff presentations, staff reports, applicant presentations, and public testimony on the proposal, and the FEIR and FEIR Addendum prepared for the project. b. At the meeting of February 1, 1994 the Planning Commission suggested the applicant modify the proposal to Include a Magic/Princessa alignment, remove the "Z" lot product, remove a multi -family project adjacent to the proposed school and neighborhood park, and improve the compatibility between proposed units and the —' existing Circle "J" residences by decreasing density at the property's edges RESO NO. P94.07 Page 8 adjacent to Circle J without increasing density in the Town Center. The Planning Commission directed staff and the applicant to provide additional environmental documentation analyzing the impacts of the revised land use plan and the proposed Magic MountainNia Princessa corridor. C. Development may be allowed on the ridgelines because the construction of roadways and other transportation improvements proposed as part of this project promote the public health, safety and general welfare. The proposal meets the Innovative design criteria for encroachment upon significant rldgelines and for grading on hillside slopes In excess of 10% because: (a) The proposed use is in proper relation to adjacent uses, the development of the community and the various goals and policies of the General Plan. (b) Although the project will be visible, 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. (c) The appearance of the development will not be different than the appearance of adjoining ridgellne areas so as to cause depreciation of the ridgellne appearance in the vicinity. (d) The establishment of the proposed use or development will not Impede the ! normal and orderly development and Improvement of surrounding property, nor encourage Inappropriate encroachments to the ridgellne area. (e) It has been demonstrated though precise Illustration In the FEIR and Addendum for this project that the proposed development will not violate the visual Integrity of the significant ridgellne area. (f) The hillside development plan is Insubstantial compliance with all applicable provisions of the Ridgeline Preservation and Hillside Development Ordinance and Guidelines and standards for hillside development of the project shall be as Identified in the Specific Plan for the site. d. The design of the subdivision and the type of Improvements will not cause serious public health problems, since water, sewage disposal, fire protection and hazardous material cleanup are addressed in the MMRP and Conditions of Approval. e. The project compiles with the general requirements and performance standards for the Specific Plan Zone. The project is consistent with the Intent of the Specific Plan Zone which was created to: facilitate development of certain areas by permitting greater flexibility and consequently, more creative and Imaginative designs; promote more economical and efficient use of land while providing a harmonious variety of choices, higher level of amenities, and preservation of natural and scenic qualities of open space; and ensure that development substantially conforms to the approved plans. RESO NO. P94-07 Page 9 The project is consistent with the Intent of the City's General Plan. The City's General Plan Identifies the Bermite site as being appropriate for a specific plan. Following Council redeslgnatlon of the project site to SP (Specific Plan) on the City's General Plan land use map, zone changes to SP (Specific Plan Zone) as Identified In the Specific Plan for this project and adoption of the Specific Plan, this project will be consistent with the City's General Plan and Zoning Ordinance. The addition of Santa Clarita Parkway to the Circulation Network of the General Plan substitutes for the deletion Rio Vista Road as a north -south corridor due to the close proximity of the two corridors. Santa Clarita Parkway Is superior in that it avoids the Issue of creating excess capacity directly adjacent to San Fernando Road. Main Street and "D" Street provide a north -south corridor connecting Soledad Canyon Road and Magic Mountain\Via Princessa and serve as the Bermite Connector. g. The Final Environmental Impact Report and Addendum identify certain significant environmental effects. The Final Environmental Impact Report and Addendum Identify feasible mitigation measures for each of these impacts with the exclusion of air quality, biological resources, aesthetics, light and glare, risk of upset/health hazard, transportation and circulation, and cumulative solid waste impacts which cannot be avoided through mitigation. The identified mitigation measures have been j Incorporated Into the Mitigation Monitoring Reporting Plan (MMRP) and conditions i of approval for the project. The Addendum studies the connection of Magic j Mountain Parkway to Via Princessa by the "Magic/Princessa" corridor. The traffic study concluded that the proposed road would offer circulation benefits and that the noise, visual, and aesthetic Impacts would not be significant and could be mitigated. h. The Planning Commission has adopted a Statement of Overriding Considerations for those Impacts in the project which cannot be mitigated to less than significant levels (Resolution P94-04; adopted simultaneously herewith) and certified the FEIR and FEIR Addendum (SC 92-041040) (Resolution P94-04, adopted simultaneously herewith.) SECTION 3. Based upon the foregoing facts and findings, the Planning Commission hereby finds as follows: a. A FEIR and FEIR Addendum, Mitigation Monitoring and Reporting Plan (MMRP) and Statement of Overriding Considerations for this project have been prepared and circulated In compliance with the California Environmental Quality Act and adopted as certified as. required by that Act. b. This project as modified by the Planning Commission will not adversely affect the health, peace, comfort or welfare of persons residing in the area; nor be materially detrimental to the use, enjoyment, or valuation of property In the vicinity of the project site; nor 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. RESO NO. P94-07 Page 10 C. The project Is compatible with existing development In the area, consistent with the City's General Plan and Zoning with Council approval of a Specific Plan and General Plan Amendment. d. The applicant has substantiated the findings for an Innovative design application for encroachment upon significant ridgelines and for development on hillsides In excess of 10% slope. e. The applicant has substantiated the findings for recommending approval of a Specific Plan General Plan Amendment, Zone Change, and Specific Plan as modified by the Planning Commission. f. The applicant has substantiated the findings for approving a vesting tentative tract map and oak tree permit. g. That the substitution of Santa Clarita Parkway for Rio Vista Road, that the identification of Main Street and Road "D" as the Bermite Connector and that the proposed "Magic/Princessa" corridor are appropriate modifications of the Highway Network of the Circulation Element of the General Plan with the adoption of a General Plan Amendment In conjunction with the Specific Plan. 1 SECTION 4. NOW, THEREFORE, the Planning Commission of the City of Santa Clarita does t hereby resolve as follows: a. Master case Nos. 91-164 and 93-012, Vesting Tentative Tract Map 51599 and Oak tree Permit 91-033 are hereby approved subject to 1) the conditions which are attached hereto and incorporated herein by this reference, marked as Exhibit "I", and 2) approval of Specific Plan 91-001 and a Development Agreement and certification of the FEIR and FEIR Addendum (SC 92-041040) for the purposes of the Specific Plan and Development Agreement by the City Council. b. = The Planning Commission recommends to the City Council that it certify the FEIR and FEIR Addendum (SC 92-041040), adopt Specific Plan 91.001, intltlate processing of a Development Agreement for the project with the understanding that the Development Agreement will return to the Commission for review prior to Council adoption of the Development Agreement, and amend the Highway Network of the Circulation Element of the General Plan Including the addition of the "Magic/Princessa" corridor, Santa Clarita Parkway, the recognition of Main Street and "D" Street as the Bermite Connector and the elimination of Rio Vista. C. The Council shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken RESO NO. P94-07 Page 11 PASSED, APPROVED AND ADOPTED this ) day of 1994. ATTEST: Ly M. Harris Deputy City Manager Community Development STATE OF CALIFORNIA ) j COUNTY OF LOS ANGELES ) § CITY OF SANTA CLARITA ) I, Donna M. Grindey, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted by thhe Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the day of 1994 by the following vote of the Planning Commission: AYES: COMMISSIONERS: Doughman, Modugno, Brathwalte, Cherrington NOES: _ COMMISSIONERS: Woodrow ABSENT: COMMISSIONERS: None KJM:LHS:lp pthg..V..M47Jhs FINAL CONDITIONS OF APPROVAL: CITY OF SANTA CLARITA Vesting Tentative Tract No. 51599; Oak Tree Permit No. 91-033 Master Case No.'s 91-164 and 93-012--Porta Bella Specific Plan COMMUNITY DEVELOPMENT, DEPARTMENT Development Services Division (DS) DS-1 The master vesting tentative tract map shall incorporate the "Magic-Princessa" corridor and revised local street network as depicted in exhibit A." DS-2 The project land uses, densities, road network and product yields shall be as depicted in exhibits "B" and "C" attached. The draft Porta Bella Specific Plan is exhibit 'D," the cover of which is attached. The complete draft exhibit "D" is available in the Community Development Department. The language and exhibits included in the Porta Bella Specific Plan, exhibit "D," shall be modified to reflect the changes delineated in the previous exhibits and the conditions of approval to the satisfaction of the Director of Community Development. DS-3 The Porta Bella Specific Plan, "Exhibit D", shall be the governing land use and planning document for the Porta Bella site. ,Future tract maps, product designs, improvements, and infrastructure must be consistent with the Specific r-Plan, as updated, should the Specific Plan be adopted by the City Council. 1 jj DS-4 The approval of the master tentative tract map and the oak tree permit are contingent on City Council approval of the Porta Bella Specific Plan. DS-5 On -street parking may be permitted at the discretion of the Community Development Department. DS-6 The use of ' Z" lots is not permitted. DS-7 Lot 26 will become an open -space lot. The multi -family project originally proposed for Lot 26 will be eliminated from the project. The grading contour lines on the Vesting Tentative Tract Map shall be adjusted accordingly and the lot shall be designated an Open Space lot, subject to the requirements of other open space lots. DS-8 Drive -through restaurant uses are not permitted in the Town Center District. DS-9 Exhibit "E" identifies the phasing used for the purposes of the traffic study. The phasing on the Master Vesting Tentative Tract Map shall be consistent with this exhibit. Grading activities may cross phase boundaries. The development and occupancy of residential and commercial: products shall be phased and consistent with Exhibit "E" The revised Specific Plan, exhibit "D," shall include a table to the satisfaction of Community Development summarizing the intensity of land uses in each phase of exhibit 'E" consistent with exhibits "A, B, and C." DS-10 A homeowner's association (HOA) or other entity, to which the City is made a party to with right of enforcement, shall be formed prior to recordation of the final map to have responsibility and authority as indicated in these conditions to the satisfaction of the City. DS-11 The applicant shall provide and maintain private alleys to the satisfaction of the Community Development Department for the paired single-family homes fronting on Green Street as indicated in the Specific Plan. The alleys will be private driveways, and shall be maintained by the HOA. No gated alleys, driveways or streets are approved with this project. DS-12 The Mitigation Monitoring Plan is attached as Exhibit 'Y" The applicant is responsible for implementing the mitigation measures to the satisfaction of the City for the life of the project. DS-13 The people mover/escalator shall be noted on the master vesting tentative map. This improvement shall be constructed during the final phase of development. Any modification to the existing multi -modal station necessary to accommodate the people mover/escalator shall be at the expense of the developer and to the satisfaction of the City. DS-14 Future tract maps will be required to further subdivide the property. Plot Plan r Applications will be required if further tract maps are not necessary, subject to appropriate conditions of approval. Additional studies, included but not limited to, oak trees, geology, and traffic may be required. Additional conditions and requirements may be placed on subsequent tract maps and plot plans to the satisfaction of the City. DS-15 All grading activities shall be continuously monitored on -site for hazardous and solid waste materials to the satisfaction of appropriate agencies, including the City. If wastes are encountered, work must be stopped in that area and the appropriate agencies, including the City, shall be notified. Mitigation measures imposed by the appropriate agencies, including the City, shall be adhered to. The applicant, for itself, its successors and assignees, shall execute an indemnity and hold harmless agreement, in which it agrees to indemnify, protect, defend and hold the City harmless from any and all liability including, but not limited to, the death or injury of any person caused by, arising from, or by reason of, the presence of any "toxic" or "hazardous" substance or material, as those terms are currently or hereinafter defined in California or federal law, rather presently found on the project or after discovered on the project. A current definition of "toxic" and "hazardous" materials, as defined in California and federal law, is attached hereto as Exhibit "G". DS-16 Submit and implement landscape plans to the satisfaction of the City in the vicinity of the off -site Magic-Princessa bridge and road segment and adjacent to Circle J at the eastern termini of Birmingham Place and Oxford Lane at the time construction of this road segment commences. DS-17 Unless specifically vested by the project's approval, the project shall be developed in conformance with the City's Unified Development Code. DS-18 Further subdivisions, plot plans, and other entitlements proposed for the property are subject to environmental review, including the preparation of additional studies. Additional mitigation measures and conditions may be attached to the property as a result should additional entitlements and/or approvals be given. COMMUNITY DEVELOPMENT DEPARTMENT Traffic Engineering (TE) TE-1 The conditions listed below refer to the improvements that would be necessary to be in place prior to the issuance of occupancy for each phase as outlined below and as specified in the traffic study for this project. The design plans for the subject improvements for each phase shall be approved by the City Engineer prior to the recordation of each phase. Any deviations from the listed conditions may need a further traffic study and shall be subject to the approval of the City Traffic Engineer. The off -site improvements as indicated in the traffic study have been assumed to be in place concurrent with each of the three phases of this development. Should those off - site improvements not be in place at the completion of each phase of this development, the applicant may be required to submit additional traffic studies which would identify alternative mitigation measures and implement those measures to address the impacts of this project. The traffic improvements included in the conditions of approval are those deemed necessary by the traffic study to accommodate regional traffic anticipated in horizon years coinciding with the completion of each phase of the project. Implementation or funding of these improvements is not the sole responsibility of the developer. The fair share contribution by the project shall be determined based upon traffic analysis, however, the identified improvements shall be in place as required by the traffic study prior to issuance of occupancy of each phase as noted in the conditions. The land use assumptions for each phase of the development as outlined in the traffic study is shown below. Some uses have been reduced from the values assumed in the traffic study to reflect the reduction in the number of units proposed by the applicant. A. PHASE 1: Single Family Units 298 Multi Family Units 285 Commercial (Square Feet) 163,350 3 Office (Square Feet) 258,485 Business Park (Square Feet) -- Neighborhood Park (Acres) Driving Range (Acres) Recreational (Square Feet) School Church (Acres) Hotel (Rooms) B. PHASE 2: Single Family Units 419 Multi Family Units 765 Commercial (Square Feet) -- Office (Square Feet) 313,632 Business Park (Square Feet) 411,850 Neighborhood Park (Acres) 8.5 Driving Range (Acres) 3.75 Recreational (Square Feet) 25,000- School One Church (Acres) Hotel (Rooms) __ C. PHASE 3 Single Family Units 931 Multi Family Units 510 Commercial (Square Feet) 374,939 Office (Square Feet) 398,574 Business Park (Square Feet) 561,520 Neighborhood Park (Acres) 22.0 Driving Range (Acres) -- Recreational (Square Feet) 45,000 School One Church (Acres) 1.8 Hotel (Rooms) 140 TE-2 A total of 24 intersections will be significantly impacted as referenced in Table 8, page 51 of the Traffic Study, The mitigation measures identified in Table 12, pages 58 to 62 shall be in place prior to issuance of occupancy permits for Phase 1. TE-3 A minimum of two new traffic signals (Magic Mountain Parkway/Rio Vista, Soledad Canyon Road/Santa Clarita Parkway) shall be in place prior to issuance of occupancy permits for Phase 1, TE-4 Magic Mountain Parkway (Magic/Princessa) shall be extended with a minimum of four traffic lanes from San Fernando Road/Bouquet Canyon Road to Rio Vista Road and shall be designed and constructed as a grade separated crossing over San Fernando Road and the railroad tracks prior to issuance of occupancy permits for Phase 1. In no event shall condition TE-19 be applicable to this condition. TE-5 Magic Mountain Parkway (Magic/Princessa) shall be extended with a minimum of two traffic lanes from Rio Vista Road to Rainbow Glen Drive prior to issuance of occupancy permits for Phase 1. A maximum threshold of development may be permitted within Phase 1 prior to extending this roadway subject to the satisfaction of the City Traffic Engineer. TE-6 Santa Clarita Parkway shall be extended with a minimum of two traffic lanes from Soledad Canyon Road to " D" Street prior to issuance of occupancy permits for Phase 1. TE-7 "D" Street shall be extended with a minimum of two traffic lanes from Santa Clarita Parkway to Main Street prior to issuance of occupancy permits for Phase 1. TE-8 A total of 25 intersections will be significantly impacted as referenced in Table 9, page 52 of the Traffic Study. The mitigation measures identified in Table 12, pages 58 to 62 shall be in place prior to issuance of occupancy permits for Phase 2. TE-9 A minimum of two new traffic signals (Santa Clarita Parkway/D Street, Santa Clarita parkway/Via Princessa) shall be in place prior to issuance of occupancy permits for Phase 2. The applicant shall be required to assess the need for signalization at other intersections to the satisfaction of the City Traffic Engineer. TE-10 Magic Mountain Parkway shall be restriped to accommodate six traffic lanes from Valencia Boulevard to San Fernando Road/Bouquet Canyon Road place prior to issuance of occupancy permits for Phase 2. TE-11 Magic Mountain Parkway (Magic/Princessa) shall be widened to six traffic lanes from San Fernando Road/Bouquet Canyon Road to Rio Vista Road place prior to issuance of occupancy permits for Phase 2 in accordance with Traffic Engineering condition TE-1. TE-12 Magic Mountain Parkway (Magic/Princessa) shall be widened to four traffic lanes from Rio Vista Road to Rainbow Glen Drive prior to issuance of occupancy permits for Phase 2 in accordance with Traffic Engineering condition TE-1. TE-13 Santa Clarita Parkway shall be widened and extended to have a minimum of four traffic lanes from Soledad Canyon Road to Via Princessa prior to issuance of occupancy permits for Phase 2 in accordance with Traffic Engineering condition TE-1. TE-14 A total of 31 intersections will be significantly impacted as referenced in Table 11, page 54 of the Traffic Study. The mitigation measures identified in Table 12, pages 58 to 62 shall be in place prior to issuance of occupancy permits for Phase 3. TE-15 A minimum of three new traffic signals (Magic Mountain Parkway/Via Princessa; Santa Clarita Parkway/Via Porta Bella, Main Street/Via Princessa) shall be in place prior to issuance of occupancy permits for Phase 3. The applicant shall be required to assess the need for signalization at other intersections to the satisfaction of the City Traffic Engineer. TE-16 Magic Mountain Parkway (Magic/Princessa) shall be widened to include six traffic lanes from Rio Vista Road to Rainbow Glen Drive prior to issuance of occupancy permits for Phase 3 in accordance with Traffic Engineering condition TE-1. TE-17 Santa Clarita Parkway shall be widened and extended to the north and south beyond the project boundary to include six traffic lanes from Bouquet Canyon Road to Sierra Highway at the Placerita Canyon Road junction prior to issuance of occupancy permits for Phase 3 in accordance with Traffic Engineering condition TE-1. TE-18 Via Princessa shall be extended from Magic/Princessa west to connect to existing Wiley Canyon Road west of San Fernando Road as a six lane arterial with an overcrossing at San Fernando Road and the railroad track prior to issuance of occupancy permits for Phase 3 in accordance with Traffic Engineering condition TE-1. TE-19 The City may permit monies in satisfaction of road improvement traffic mitigation conditions to satisfy the project's impact, subject to the approval of the City Engineer. This condition is not applicable to condition TE-4. TE-20 The City may permit the developer to enter into a reimbursement agreement or other appropriate mechanism for traffic improvements constructed on behalf of others for improvements which are not included in the Bridge and Thoroughfare District to the satisfaction of the Community Development Department. COMMUNITY DEVELOPMENT DEPARTMENT Engineering Division TENTATIVE MAP CONDITIONS ED-1 The applicant shall file a final map for each phase which shall be prepared by or under the direction of a licensed land surveyor or registered civil engineer. The map shall be processed through the City Engineer prior to being filed with the County Recorder. The applicant shall note all offers of dedication by certificate on the face of the map. ED-2 The applicant shall pay applicable fees for subsequent modifications of the phasing plan to the satisfaction of the Community Development Department. ED-3 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 until after the final map is filed with the County Recorder unless such easements are subordinated to the proposed grant or dedication. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final parcel map. ED-4 Prior to the recordation of any phase of the project the applicant shall pay the applicable Bridge and Thoroughfare District Fee to implement the circulation element of the General Plan as ameans of mitigating the traffic impact of this subdivision. The applicant may construct off -site improvements of equivalent value in lieu of paying fees established for the District subject to approval of the City Engineer. Factors for development units are as follows: Development Units Factors Single -Family Per Unit 1.0 Townhouse Per Unit - 0.8 Apartment Per Unit 0.7 Commercial Per Unit 5.0 Industry Per Unit 3.0 r The project is in the: [X]Via Princessa Bride and Thoroughfare District [X]East/West Bridge and Thoroughfare District ED-5The applicant shall pay all applicable plan check fees as required to review all documents, improvement plans, phasing plans, final maps and all clearances required for the project in accordance with the City Municipal Code. ED-6 The applicant, by agreement with the City Engineer, may guarantee installation of improvements as determined by the City Engineer through faithful performance bonds, letters of credit or any other acceptable means prior to the recordation of any phase of the project. ED-7 Prior to the recordation of each phase of the project the applicant shall submit sufficient information and documentation to demonstrate sufficient infrastructure will be constructed for the phase to the satisfaction of the City Engineer. ED-8 The applicant shall pay applicable fees to the satisfaction of the City Engineer, to have the City's Bridge and Major Thoroughfare District Fee Analysis Report revised as a result of the amendment to the Circulation Element of the General Plan proposed by the Porta Bella Specific Plan.. 7 ED-9 Should diagonal parking be permitted by the Community Development Department the applicant shall provide any necessary additional pavement width to accommodate the parking area on the street. ED-10 The proposed railroad crossings for Magic Mountain and Santa Clarita Parkway which provide access to the subject site shall be designed and constructed as grade separated crossings and shall be in place prior to issuance of occupancy permits for Phase I as outlined in the traffic study for this project. An "at grade" crossing for Magic Mountain Parkway may be permitted on an interim basis to the satisfaction of the City to be used only for construction traffic. ED-11 Prior to the recordation of each phase of the project the applicant shall provide a preliminary vertical and horizontal alignment to the satisfaction of the City Engineer for all proposed major highways, including Via Princessa, Magic/Princessa, and Santa Clarita Parkway, including off -site segments, as part of the implementation of the General Plan Amendment. The alignment shall extend beyond the project boundary and join to existing improvements. The applicant shall receive Bridge and Thoroughfare credit for this work. The applicant shall not be required to pay review fees. ED-12 All public improvement plans for the project shall comply with the approved oak tree report to the satisfaction of the Community Development Department. ED-13 During the course of construction of the project the applicant shall guarantee that existing City roadways will not be damaged by construction activity to the satisfaction of the City Engineer. ED-14 The applicant shall dedicate the right to restrict vehicular access to all major and secondary highways constructed as a part of this development either by separate instrument or on the final map. ED-15 The proposed traffic circles shall be landscaped in compliance with the Specific Plan and to the satisfaction of the Community Development Department. These areas shall be included in a landscape maintenance district prior to the acceptance of the roadway. ED-16 The applicant • shall provide signing and striping plans for all streets constructed as a part of this project to the satisfaction of the City Engineer prior to the recordation of each phase of the project. ED-17 The applicant shall provide sufficient turnaround improvements at phase boundaries to the satisfaction of the City Engineer. The applicant shall dedicate future streets where the turnarounds extend beyond a phase boundary. ED-18 The applicant is granted permission for street grades up to 10 percent on all local residential streets and cul-de-sacs, up to 10 percent on all local collector streets and 6 percent on all major and secondary streets constructed as a part of this project. Where grades in excess of 10 percent are required the applicant shall have obtain prior approval from the City Engineer. In no case shall grades exceed 15 percent for public road ways constructed as a part of this project. ED-19 The applicant shall construct wheelchair ramps on each corner to the satisfaction of the City Engineer at the intersections of all public streets. At the intersection of all major to major and major to secondary streets two wheel chair ramps shall be constructed at each corner. ED-20 The applicant shall construct all public streets within the development to provide for drainage facilities, a structural section meeting the traffic index and soil parameters, gutter, curbs, parkways, sidewalks, street lighting, landscaping, bus stops, street trees and traffic signals. ED-21 The applicant shall provide and install street name signs prior to occupancy of any building(s) to the satisfaction of the Community Development Department- ED-22 The applicant shall design and install all traffic control, regulatory, guide and street signs for all public roadways constructed as a part of this project to the satisfaction of the City Engineer. ED-23 The applicant shall name all public streets prior the recordation of each phase of the project to the satisfaction of the Community Development Department. ED-24 The applicant shall construct sidewalk, street tree and street light improvements along the project frontage of both sides of Soledad Canyon Road to the satisfaction of the City Engineer concurrent with the construction of the intersection of Santa Clarita Parkway and Soledad Canyon Road along the property frontage. ED-25 The applicant shall construct a dedicated right turn pocket along Soledad Canyon Road at the intersection of Santa Clarita Parkway to the satisfaction of the City Engineer. The construction shall be concurrent with the construction of Santa Clarita Parkway. ED-26 The applicant shall construct full width street improvements for all public roadways along phase boundaries to the satisfaction of the City Engineer. ED-27 All major and secondary highways should be designed for 65 miles per hour. The design speed may be reduced to 60 mph for majors and 55 mph for all secondary highways subject to the prior approval of the City Engineer. ED-28 The applicant shall design all bike ways within the public right-of-way to the satisfaction of the City Engineer and Parks and Recreation Department. ED-29 The applicant shall include all traffic signals constructed or modified as a part of the project in a lighting and landscape maintenance district to the satisfaction of the City Engineer. ED-30 A surety bond shall be posted in an amount satisfactory to the City Engineer to cover any road damage and street cleaning costs in connection with grading and construction activities. ED-31 Obtain construction permits from the State Department of Transportation prior to construction within the state right-of-way of San Fernando and Magic Mountain. ED-32 The applicant shall dedicate to the City the right to restrict vehicular access to Magic:Mountain Parkway, Via Princessa and Santa Clarita Parkway. ED-33 The applicant shall design all roadways with the following criteria: a. Provide a minimum 200 foot landing for all major and secondary roadways and 100 foot landing for all other controlled intersections. The maximum grade for the landing shall be 3%. b. Provide for sight distance along extreme slopes or curves to the satisfaction of the City Traffic Engineer. Additional right-of-way dedication and/or grading may be required. C. Align the centerline of all local streets without creating jogs of less than 150 feet. A one -foot jog may be used where a street change width from 60 feet to a 58 foot right-of-way. d. Provide minimum stopping sight distances on all public road ways to the satisfaction of the City Engineer to comply with design speeds pursuant to Cal Trans and AASHTO standards. e. The applicant shall design a 350-foot minimum centerline radius on all local streets with a minimum distance of 40 feet between curbs and a 350-foot minimum radius on all streets where grades exceed ten percent. f. The applicant shall design the minimum centerline radius on a local street with an intersecting street on the concave side to comply with design speeds and sight distances per current Cal Trans and AASHTO standards g: Local streets shall have minimum centerline curve length of 100 feet minimum. h. The central angles of the right-of-way radius returns shall not differ by more 10 than ten degrees on local streets. i. Provide standard curb return radii of 25 feet at all local street intersections, including intersection of local streets with General Plan Highways, and 35 feet where all General Plan Highways intersect, j. The applicant shall not construct driveways within 25 feet upstream of any catch basins where street grades exceed six percent. k. The applicant shall construct full -width sidewalk at all walk returns. 1. The applicant shall construct catch basins in the roadway were depth & velocity of the water in the roadway exceed accepted practices as approved by the City Engineer. in. The applicant should design major highways with a minimum centerline radius to the satisfaction of the City Engineer. n. Knuckles will be permitted only on local streets where speed limits do not exceed 25 mph. The maximum length of street with a knuckle should not exceed 1000 feet in either direction from the knuckle. Local streets using knuckles shall be designed to the satisfaction of the City Engineer. o. Provide sufficient drainage facilities to eliminate the need for cross -gutters on all public streets to the satisfaction of the City Engineer. ED-34 The top/toe of slopes adjacent to roadways shall be setback from the public right-of-way to the satisfaction of the City Engineer, ED-35 All streets shall be founded upon firm natural materials or properly compacted fill. Any existing loose fill, loose soil, or organic material shall be removed prior to placement of engineered fill. ED-36 The applicant shall design, construct and dedicate street lights along all public roadways to the satisfaction of the City Engineer. All street lights installed as a part of the project shall be included in a lighting and landscape maintenance district to the satisfaction of the City Engineer.. All lighting shall be shielded and directed onto the roadway so as not to be seen directly from the adjacent residential areas. ED-37 The project proposes several roadways with cross sections different than the currently adopted City standard. They must be approved and/or revised by the City Engineer prior to the recordation of each phase. These roadways as shown in the Specific Plan or as modified to the satisfaction of the City Engineer may be constructed otherwise. 11 The City standards are as follows:: (ft)** Street Name R/W Width (ft)**Curb to Curb Width Via Princessa 104 min. 84* Santa Clarita Parkway 104 min. 84* Magic Mountain 104 min.84* Main Street 84 min.64* Rio Vista 84 min. 64' Local Residential Collector 64 40 Local Residential 60 36 Local Residential Cul-de-Sac 58 34 Commercial 8464 Commercial Cul-de-Sac 66 46 Alley 30 30 *Note: Includes me an. ** Note: Additional right-of-way and pavement width shall be provided to accommodate trails. ED-38 The applicant shall construct the following off -site roadways to the following standards: The project proposes several roadways with cross sections different than the 1 currently adopted City standard. They must be approved and/or revised by the City Engineer prior to the recordation of any phase. Street Name R/W Width (ft)** Curb to Curb Width (ft)** Via 11rincessa 104 84 Santa Clarita Parkway 104 84 Magic Mountain 10484 ** Note: Additional right-of-way and pavement width shall be provided to accommodate trails. Right of Way ED-39 The applicant shall dedicate additional right-of-way for bus bays along all major and secondary highways to the satisfaction of the Public Works and Community Development Department. ED-40 The applicant shall dedicate slope easements to the satisfaction of the City Engineer where required for public improvements prior to the recordation of each phase. ED-41 The applicant shall grant easements to the City, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all 12 infrastructure constructed for this project to the satisfaction of the City ED-42 Pursuant to the mitigation- measures outlined in the EIR the applicant is required to construct off -site improvements to adequately serve this development. It is the sole responsibility of the developer to acquire the necessary right-of-way and/or easements to the satisfaction of the City Engineer. ED-43 The project approval is subject to the applicant's acceptance of the following conditions for acquisition of the necessary off -site right-of-way and/or easements to the satisfaction of the City Engineer: a. The applicant shall secure at the applicant's expense sufficient title or interest in land to permit any off -site improvements to be made. b. If the applicant is unable to acquire sufficient title or interest to permit the off -site improvements to be made, the applicant shall notify the City Engineer of this inability not less than six months prior to approval of the final map. c. In such case, the City may thereafter acquire sufficient interest in the land which will permit the off -site improvements to be made by applicant. d. 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. e. At the time applicant notifies the City Engineer as provided in b. hereinabove, the applicant shall simultaneously submit to the City in a form acceptable to the City Engineer all appropriate appraisals, engineering specifications, legal land descriptions, plans, pleadings and other documents deemed necessary by the City Engineer to commence its acquisition proceedings. Said documents must be submitted to the City Engineer for preliminary review and comment at least thirty days prior to. applicant's notice described hereinabove at b. f.. 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 Engineer may require additional deposits from time -to -time: 13 g. The applicant agrees that the City will have satisfied the one -hundred -and - twenty -day limitation of Government Code Section 66462.5 and the foregoing conditions relating thereto when it files its eminent domain action in superior court within said time period. h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City has acquired said sufficient land interest. 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 require alternative mitigation measures which would mitigate project impacts as if the interest had been acquired and applicable improvements constructed. The applicant shall execute any agreement or 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 e. hereinabove, or make the deposits specified in f. 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, applicant shall meet all conditions for installing or 1 constructing off -site improvements notwithstanding Section 66462.5, or jenter into a mechanism designed by the City to ensure the timely fulfillment of the acquisition without cost to the City. Sewer ED-44 The applicant shall submit a sewer area study to the City Engineer for review and approval for the project prior to the recordation of the first phase. ED-45 The applicant shall install and dedicate main line sewers and serve each lot with a separate house lateral. ED-46 The applicant shall send a print of the land division map for each phase to the County Sanitation District, with the request for annexation prior to the recordation of the final map. If applicable, such annexation must be assured in writing. ED-47 The applicant shall pay sewer reimbursement charges as determined by the City Engineer or the County of Los Angeles before the recording of this map. ED-48 The discharge of sewage from this land division into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code. 14 GRADING, DRAINAGE & GEOLOGY ED-49 That prior to any grading plans being approved by the Community Development Department, the City shall review them for intent of tract conditions. The grading plans shall demonstrate: a. Thatthe open space areas that will remain as natural slopes be protected during grading operations. b. That grading activities are phased so that the exposure of unprotected areas is limited to the areas where work is immediately undertaken especially during the rainy season. c. That areas which are not being built up shall not be cleared of vegetative cover until actual grading is to be started. d. That areas which have been cleared and could potentially be exposed to a storm event shall be protected by adequate source control Best Management Practices. ED-50 That during and prior to any demolition or grading on the subject property, a pest control firm shall be retained to conduct a rodent control program to prevent the migration of any rodents or pests to neighboring properties. Evidence shall be provided to Community Development prior to the issuance of the grading permit indicating that this condition has been satisfied. ED-51 The applicant shall design the grading plans for each phase of the project so that the overall shape, height and grade of any cut/fill slope shall be developed to appear similar to the existing natural contours in scale with the natural terrain of the project site. Where any cut or fill slopes intersect the natural grade, the intersection of each slope shall be rounded and/or blended with the natural contour so as to present a natural appearance. ED-52 The applicant shall promptly replant areas that are graded to control erosion. The grading plans for this project shall reflect this to the satisfaction of the City Engineer. ED-53 The applicant shall submit a complete geologic report on the subject site to the City Engineer for review and approval prior to the recordation of the each phase. The report shall identify the trace fault lines of the San Gabriel Fault. ED-54 The applicant shall revise lot lines to the satisfaction of the City Engineer once the trace fault lines of the San Gabriel Fault are determined. Lot lines shall be revised prior the recordation of relevant phases. ED-55 The applicant shall submit a final grading plan to the City Engineer for review and approval of each phase prior the recordation of that phase. c 75 ED-56 The applicant shall submit a drainage plan for review and approval prior to the recordation of each phase of the project. The drainage plan shall provide sufficient facilities to prevent drainage problems downstream of road right-of- ways to the satisfaction of the, City Engineer. ED-57 The applicant shall include a statement in the CC&Ws to comply with any of the Geologist's recommendations in future geotechnical reports.. ED-58 The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes to the satisfaction' of the City Engineer. ED-59 The applicant shall provide letter(s) of slope easement(s) and drainage acceptance as directed by the City Engineer prior to the recordation of any phase, ED-60 The grading plan for each phase shall be based on a detailed engineering geotechnical report which must be specifically approved by the geologist and/or soils engineer and show all recommendations submitted by them to the satisfaction of the City Engineer. The plan must substantially conform to the tentative map and conditions as approved by the Advisory Agency to the satisfaction of the Community Development Department. ED-61 The applicant shall eliminate all geologic hazards associated with this proposed development, or delineate a restricted use area approved by the consultant geologist to the satisfaction of the City Engineer. The applicant shall dedicate to the City the right to prohibit the erection of buildings or other structures within the restricted use areas to the satisfaction of the City Engineer. ED-62 All recommendations of the geotechnical reports shall be implemented to the satisfaction of the City Engineer. ED-63 The applicant shall provide drainage facilities to remove the flood hazard and dedicate and show necessary easements and/or rights -of -way on the final map. ED-64 The applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements. These must be approved to the satisfaction of the City Engineer prior to filing of the map. Portions of the property are subject to sheet overflow and ponding and high velocity scouring action. Portions of the property lying in and adjacent to natural drainage courses are subject to flood hazard because of overflow, inundation, and debris flows, ED-65 The applicant shall not construct structures within a flood hazard area. The applicant shall submit sufficient calculations to the City Engineer for review and approval to delineate the limits of the flood way prior to the recordation of each phase. ED-66 Applicant shall record an instrument or indicate by note on the final map that 16 the lot owners in said subdivision shall not interfere with the established drainage of said subdivision. The note shall state that each owner of a lot in any subdivision shall not erect concrete block wall or similar solid constructions except as approved by the City Engineer along any natural drainage course. ED-67 The applicant shall establish a Drainage Benefit Assessment District which must be ratified prior to recordation of the final map to insure the continued maintenance of any drainage improvements which are not accepted by a public entity. The first years maintenance costs shall be paid by the applicant prior to recordation of the phase. ED-68 The applicant shall provide for the proper distribution of drainage to the satisfaction of the City Engineer. ED-69 The applicant shall provide for contributory drainage from adjoining properties and return drainage to its natural conditions or secure off -site drainage acceptance letters from affected property owners. The project will require substantial down stream improvements to eliminate the impacts to down stream property owners. The applicant shall construct sufficient on -site improvements to reduce the downstream impacts with construction of each phase. ED-70 Prior to approval of grading plans for each phase, the applicant shall adjust lot lines so that they are located at or near the top of the slopes, along drainage a terraces, or at similar locations acceptable for establishment of slope maintenance responsibilities to the satisfaction of the City Engineer. ED-71 Applicant shall comply with all state requirements for construction within an Alquist- Priolo Special Studies Zone. A geology report must be submitted and approved by the City Engineer prior the recordation of the appropriate phase of the project. Copies of the report must be sent to the state geologist. ED-72 _ The applicant's geotechnical consultant shall evaluate and recommend repair for the landslides shown on the "Geotechnical Evaluation Map" included within the project EIB.. The applicant's geologist shall recommend measures to be implemented during the course of grading to stabilize the landslides within the project site to the satisfaction of the City Engineer. ED-73 Due to the down stream flow restrictions of existing storm drainage facilities the applicant shall design storm drain facilities on the project site or in close proximity to the site to reduce the peak Q (flow of water) by a minimum of 25 % for each phase to the satisfaction of the City Engineer. ED-74 The applicant shall coordinate with the Los Angeles County Department of Public Works prior to recordation of the final map for any necessary permits with respect to discharge, construction and reconstruction within or adjacent to their existing storm drain facilities in this area. 17 ED-75 The project consultants shall provide all necessary inspection during grading to insure against unforeseen hazards and submit a "Monthly Grading Progress Report and Map" for Department approval. The Grading Progress Map shall be at a suitable scale to illustrate the progress of grading inspection and approval accomplished during that reporting period. The map will, therefore, be updated in each successive grading inspection report. A convenient lettering and numbering system may be used to identify specific areas of cut and fill, as well as subdrain placement. Upon completion of the grading, the final geologic and soil engineering inspection reports, based upon an As -Built Plan, shall be filed for Department approval. ED-76 The geologist and soil engineer shall inspect all excavations to determine that conditions anticipated in the report have been encountered and to provide recommendations for the correction of hazards found during grading. ED-77 All slide, slump and creep debris shall be removed pursuant to the recommendations of the applicant's geologist to the satisfaction of the City Engineer. ED-78 All existing uncertified fill and/or creep prone soils shall be removed and recompacted under the geotechnical supervision of the soils engineer. ED-79 Periodic inspection of the drainage control structure and devices both on -site and on the Open Space lot shall be performed by a registered civil engineer prior to the start of each rainy season and thence at intervals deemed necessary by maintenance conditions. ED-80 All haul routes utilized for the exporting or importing of materials among phases shall be provided on -site. Miscellaneous ED-81 The applicant shall design and construct applicable water systems for the project to meet the potable drinking water and fire flow requirements. ED-82 The applicant shall abandon the existing water wells on the project sit to the satisfaction of State of California Department of Conservation prior to the recordation of the individual phases. The applicant shall submit sufficient information to demonstrate that the existing wells which have been abandoned were done so pursuant to the State of California Department of Conservation prior to the recordation of the individual phases. ED-83 Applicant shall acquire permits from the Army Corps of Engineers and the Fish & Game Department prior to issuance of grading permits or the commencement of any work within any natural drainage course. ED-84 The applicant shall acquire N.P.D.E.S. permits for the subject project prior to the issuance of any construction permits required by the City. The applicant 18 must meet state general construction permit requirements. Prior to obtaining a grading permit, the applicant shall provide a certified copy of a National Pollutant Discharge Elimination System (NPDES) general construction permit from the California Regional Water Quality Control Board to provide evidence that any storm water discharge is being mitigated. ED-85 The applicant shall install all utility services within the development pursuant to the Unified Development Code. ED-86 The applicant shall underground all existing utility services within the project and along the adjacent road way frontages to the satisfaction of the City Engineer. ED-87 The applicant is required to install distribution lines and individual service lines for community antenna television service (CATV) for all new development to the satisfaction of the City Engineer. ED-88 The applicant shall obtain approval of the City Engineer and the City Attorney for proposed homeowners association maintenance agreements prior to recordation of the final map or a phase thereof. ED-89 The applicant shall dedicate to the City the right to prohibit the construction of structures within open space. ED-90 The applicant shall provide reciprocal access and maintenance agreements to the satisfaction of the City Engineer for all parcel's which share common uses along common property lines. ED-91 The design and location of all security gates shall be reviewed to the satisfaction of the Community Development Department and the Eire Department prior to the issuance of a building permit. No gates are approved at this time. Any gates approved in the future shall be designed to automatically open should there be a power failure in the area, so that Fire Department personnel will have immediate access through the gate systems. No gated alleys, driveways, or streets are approved with this project. ED-92 Should contaminated soils and materials be encountered during construction, the applicant shall remediate these on -site, and/or remove and properly treat and dispose of them after notification of and in accordance with methods approved by the County Department of Health Services and the Regional Water Quality Control Board. The applicant must determine if the contaminated soils constitute a hazardous waste. If the soils are hazardous waste, the applicant must manage the soil in accordance with the state and federal laws and regulations governing hazardous waste. OAK TREE CONDITIONS: OT-1 The applicant is permitted to remove a maximum of 109 oak trees, (species: 19 Quercus agrifolia - Coast Live Oak; Q. berberidifolia - Scrub Oak) including five heritage trees (nos. 11, 12, 24, 140, and 159) to construct the Ports. Bella Specific Plan. Updates to the oak tree report will be required for subsequent tract maps and plot plans in order to try and save additional trees, and additional mitigation measures and conditions may be imposed. OT-2 Prior to obtaining a grading permit for any parcel or lot, the applicant shall analyze impacts to each affected oak tree to determine whether removal and/or encroachment into the protected zone can be avoided through redesign, construction of retaining walls, or other measures to the satisfaction of the City. OT-3 Final grading and drainage plans shall provide for adequate drainage of water from the protected zones of remaining oak trees. Where retaining walls and/or tree wells are proposed, cross -sections showing conceptual drainage design shall be submitted for review and approval by the Oak Tree Specialist prior to the approval of the grading plan for the project. OT-4 Oak trees designated for removal shall be evaluated to determine whether relocation is possible. As feasible, oak trees with 8" diameter 4 1/2 feet above grade or less shall be transplanted in locations which serve to enhance the quality of the designated open space areas. If there are additional candidates for relocation, they shall be incorporated into the project landscaping. �1 ' OT-5 The applicant's oak tree consultant shall determine values for all oak trees 1 to be removed or relocated in accordance with Section 17.17.090 of the Municipal Code (Oak Tree Preservation Ordinance), and according to the most current valuation methods established by the International Society of Arboriculture (I.S.A.). Prior to the issuance of the oak tree permit, the applicant shall deposit a refundable security deposit, equal to the value of the oak trees, with the City of Santa Clarita. The City Oak Tree Specialist shall review and approve the value of each oak tree as submitted. OT-6 Prior to the issuance of grading and/or building permits for each phase, the applicant shall submit a maintenance and care program for the replacement oak trees to be planted on the site, as directed by the City's Oak Tree Ordinance and Oak Tree Guidelines. This maintenance program shall extend for a minimum duration of five years. The applicant shall be responsible for maintaining (or bonding for maintenance of) the oak trees for this period, and shall designate a responsible party for their maintenance upon sale or transfer of the property/project. OT-7 Protective Fencing:.. Prior to the start of construction for each phase of the site, the applicant shall install protective fencing around the protected zones of each oak tree within 200' of proposed grading, or as recommended by the applicant's oak tree consultant. This fencing shall be installed according to Part C.1.1b of the Oak Tree Preservation and Protection Guidelines. 20 OT-8 Where fencing is infeasible because of required access to the site, or for other reasons deemed reasonable by the City, all areas within the unfenced protected zone of any oak tree shall be covered with plywood to minimize compaction during construction. OT-9 All construction layout in the vicinity of protected oak trees (structures, roadway, paths, decking and pool, road, trench, footing, etc.) shall be marked or staked in the field prior to the start of grading or construction. The City's Oak Tree Specialist or designated City official shall verify that the proposed location is in accordance with the approved plan, If field markings indicate that further impacts to oak trees will occur than were indicated on the approved plans, then the applicant shall adjust mitigation measures to the satisfaction of the City. OT-10 Any excavation work within the protected zone of any (preserved) oak tree shall be performed with the use of hand tools only, No tractors, backhoes, or other vehicles may be used or parked in the protected zones. All excavation in the protected zones shall be performed under the direct supervision of the applicant's oak tree consultant. Roots encountered shall be treated as discussed within the City Oak Tree Preservation Guidelines and the City Oak Tree Report. No roots of 2" or greater in diameter may be cut. The CCR's shall include such a limitation running with the land. For trees to be preserved on site, and for any trees to be transplanted, the applicant shall follow all recommendations contained in the Oak Tree Report j{ prepared by Biological Assessment Services, dated August 1991. OT-11 No turf grass shall be placed within the dripline of any oak tree. The CCR's shall include such a limitation running with the land. OT-12 Natural grade shall be maintained at the trunk of each oak tree preserved on site. If alterations are proposed, they shall be to the satisfaction of the Community Development Department. The CCR's shall include such a limitation running with the land. OT-13 All planting within the protected zone of any oak tree shall be drought -adapted and resistant to Oak Root Fungus and Avocado Root Rot. The CCR's shall include such a limitation running with the land. OT-14 No spray irrigation shall be installed within fifteen feet of the trunk of any oak tree. The CCR's shall include such a limitation running with the land. OT-15 Prior to the issuance of a building permit for any lot or parcel, the applicant shall place a minimum of three inches of organic mulch within the dripline of each oak tree, to the satisfaction of the City. Decomposed granite (non - compacted) is an acceptable alternative. OT-16 Adequate drainage measures shall be installed to insure that nuisance water F 21 does not flow or collect near the base of any oak tree, OT-17 No equipment or materials shall be stored within the protected zone of any oak tree. OT-18 Paving materials, such as cellular concrete, gravel, interlocking pavers or brick on sand, gravel, decomposed granite, or similar materials may be used under any oak tree subject to the Santa Clarita Oak Tree Protection and Preservation Ordinance and Guidelines and to the approval of the City. OT-19 Landscape plans for any portion of the site which encompass eristing or proposed oak trees shall be submitted for review and approval by the Oak Tree Specialist, OT-20 Other mitigation measures as described within the applicant's Oak Tree Report shall be incorporated into the project, under the direction of the applicant's oak tree consultant. OT-21 Prior to occupancy of any phase of the project, the applicant's oak tree consultant or other responsible individual shall provide a letter of certification to the Community Development Department that all work was completed in accordance with the above conditions. OT-22 If the oak tree consultant observes any work in violation of this permit and/or the Oak Tree Preservation Ordinance, the consultant shall immediately contact the City of Santa Clarita and stop work at the affected location until City staff authorizes work to continue. OT-23 The applicant shall notify the Department of Community Development in writing within five (5) days of any changes to the oak tree consultant of record. OT-24 All other applicable provisions of Section 17.17.090 of the Unified Development Code (Santa Clarita Oak Tree Protection and Preservation Ordinance) and the Oak Tree Preservation and Protection Guidelines shall apply. OT-25 The applicant shall place applicable notes on the grading plan for each phase to ensure compliance with the conditions of approval relating to oak trees. PUBLIC WORKS -TRANSIT TR-1 The transit mitigation fee of $200 per residential unit shall be paid prior to building permit issuance. TR-2 Standard bus stop improvements, including shelters, signage, benches, trash cans, bus pads, bus turnouts, and pedestrian access shall be provided to the satisfaction of the Transit Division and Traffic Engineering. Locations shall be to the satisfaction of the Transit Division and Community Development. The ideal distance between bus stops is 750 feet, 22 with the minimum being 500 feet and the maximum distance, 1,000 feet. At bus stops, landscaped parkways should be eliminated and sidewalks should be at least 10 feet wide to facilitate bus shelters. TR-3 Direct pedestrian access shall be provided from all areas of development that are within a 1/4 mile from Main Street or Via Princessa to the satisfaction of the Transit Division and the Community Development Department. Access must be available prior to the issuance of Certificates of Occupancy. Direct pedestrian access to the Santa Clarita Transportation Center shall be available prior to the issuance of any Certificate of Occupancy. Prior to the construction of the people mover in the final phase, and after the first 250 residential units are completed, the applicant shall provide transit service or an alternative direct pedestrian access from the Town Center Area to the Transportation Facility. Service shall be monitored and adjusted every six months to the satisfaction of the Transit Division. TR-4 The applicant shall dedicate and record an easement in perpetuity to the City for the existing rail and bus platform and pedestrian and vehicle access to the platform to the satisfaction of the City prior to recordation of the final map. TR-5 The applicant shall dedicate and record an easement in perpetuity to the City for the future people mover/escalators, stairways, and landings to the 4- satisfaction of the City prior to recordation of the final map. Half the width of the right-of-way shall be on the applicant's property. FIRE DEPARTMENT FD-1. The applicant shall provide appropriate public and private fire hydrants, fire lanes, access, building heights, construction practices, sprinklers and fire mitigation fees, in accordance with the Fire Code. PARKS AND RECREATION PR-1 The applicant shall provide to the City the appropriate acreage, or a combination of land and fees, as determined by the City ordinance, for park land. In the event that the Department of Parks, Recreation, and Community Services determines that it is inadvisable to accept land, the applicant shall be required to pay a park in -lieu fee equal to an equivalent amount of land as established by ordinance. The applicant shall fulfill the appropriate Quimby requirements at the time of dedication of each development phase. PR-2 Prior to the recordation of an applicable final tract/parcel map, the applicant shall dedicate an easement to the City of Santa Clarita or its designee over lots 65-76 for the permanent preservation of open space in y 23 a manner meeting the approval of the Director of Parks, Recreation, and Community Services. Maintenance, upkeep, and liability for said easement area shall remain the responsibility of the applicant or assignees and successors (i.e., homeowner's association) or current underlying owners) of said easement area and shall not be included in said dedication offer. PR-3 A homeowner's association (HOA)orother entity, to which the City shall be made a party, shall be formed prior to recordation of the final map to have responsibility and authority of all slope maintenance, including, but not limited to, landscaping, irrigation, and trees to the satisfaction of the Directors of Community Development and Parks, Recreation, and Community Services. PR-4 A special Landscape Maintenance Assessment District shall be formed prior to recordation of any phase or issuance of permits having the responsibility and authority of all maintenance, including, but not limited to, landscaping, irrigation, street trees, and medians within the City right-of-way. The Landscape Maintenance District shall be annexed into the City-wide major arterial Landscape Maintenance District at such time as the City forms a district or assumes an existing City-wide district. PR-5 The applicant shall demonstrate a reasonable effort to use reclaimed water for all landscape irrigation systems in the public and private areas of the developments to the satisfaction of the City Engineer and applicable State law. PR-6 The applicant shall provide final landscape and irrigation plans on private property to the satisfaction of the Parks, Recreation, and Community Services Department prior to certificate of occupancy. Drought -resistant plant material and water -efficient irrigation systems should be utilized in the design. PR-7 The applicant shall provide median landscaping improvements to the medians adjacent to and within the project prior to project acceptance. These improvements shall be to the satisfaction of the Director of Parks, Recreation, and Community Services. PR-8 The proposed park site must have room for a building pad of at least 3,000 square feet outside the fault zone. The park sites must conform to the Unified Development Code and the attached "Guidelines for Park Dedication" requirements, Exhibit "H PR-9 All public trails shall be constructed using CalTrans bikeway and the City's adopted trail standards, to the satisfaction of the Department of Parks, Recreation, and Community Services. PR-10 Class I, II, and III trails will be required throughout the project to provide non - motorized access, to the satisfaction of the Director of Parks, Recreation, and 24 Community Services. f Non -motorized access is to be provided to the Metrolink Station to include pedestrians and bicyclists, to the satisfaction of the Directory of Parks, Recreation, and Community Services. - The existing railroad bridge is to allow for a bicycle undercrossing connecting the Chuck Pontius Commuter Rail Trail to the Metrolink Station, to the satisfaction of the Director of Parks, Recreation, and Community Services PR-11 The applicant shall construct and landscape medians on all major highways constructed within the boundaries of the project, in accordance with the Specific Plan. fikxuwnl.pbcwZ"n 25 LAND USE SUMMARY TABLE Land Use Map Key Density Area Target # % of Total % of Total Designation Range (Acres) of Units Dwellings Area Open Space OS na 406.95 na na 40.9% Parks & Recreation PR na 41.75 na na 4.2% Subtotal 448.70 45.1 % Schools S na 10.00 na na 1.0% Master Streets na na 56.00 na na 5.6% Subtotal 66.00 6.6% Single -Family Residential SF 10,000 SF 10,000 2-4 du/ac 63.15 144 4.9% 63% SF 8,000 SF 8,000 3-5 du/ac 41.75 127 4.4% 4.2% SF 6,000 SF 6,000 4-6 du/ac 87.50 326 11.2% &8% SF4,000 SF4,000 6-8du/ac 35.40 211 7.2% 3.6% SF Paired Sr P _ b-8 .iu/ ac _ 72.00 43.6 15.0% 7.2% Subtotal 299.80 1,244 _ 42.7% 30.1% Multi -Family Residential MF -10 MF -10 8-12 du/ac 17.50 175 15.0% 1.8% MF -12 MF -12 10-14 du/ac 21.50 222 :: ;': 2.2% MF -18 MF - 18 16-20 du/ac 13.70 204 7.0% 1.45t. MF-22 MF-22 20-22du/ac 14.30 259 8.9% 1.4% M F - 40 M F - 40 38-42 du/ac 18.50 532 18.3% 1.9% Town Center TC 6-8 du/ac na 275 9.4% na Subtotal 85.50 1,667 57.3% 8.6% Commercial Town Center Comm. TC na 24.75 na na 2.5% Soledad Comm. SC na 12.50 na na 1.3% Nieghborhood Comm. NC na 8.50 na na 0.9% Office Park OP na 19.00 na na 1.9% Business Park BP na 27.25 na na 2.7% Institutional 1 na 4.00 na na 0.4% Subtotal na 96.00 na na 9.6% Total of Project Area 996.00 2,911 100.0% 100.0% Exhibit 2f Land use tabulations are approximate and subject to further verification REVISED PLAN ( ^ Portia BellaSpecific Plan Porta Bella Draft Specific Plan October, 1991 Prepared for: The City of Santa Clarita Community Development Department Lead Agencv The Whinaker-Bermite Company Owner The Anden Group Applicant Prepared by; The SWA Group, Laguna Beach - Planning and Landscape Architecture Crosby Mead & Benton, Encino - Civil Engineering SGPA, Irvine -Architecture The Ierde Partnership, Venice Beach - Architecture Laura Simonck/ESCO, Culver City - Environmental Tom Dodson Associates, San Bernardino - Environmental Delta Environmental, Rancho Cordova, Environmental Biological Assessment Services, Los Angeles - Biology Lilbum Corporation, San Bernardino - Biology Barton Aschman Associates, Pasadena -Traffic Pacific Soils. Harbor City - Georechnic/Soils Acton Mickelson Van Dam, Cameron Park- Hazardous Waste Alfred Gobar Associate,. Brea Economics EX . w f s, „Jm.hu Ha2a dous Materials - Any hazardous or toxic substance, material, sewage or waste which is regulated, controlled or prohibited by statute, rule, regulation, decree or order of any governmental authority, the State of California or the United States Government now or at any time hereafter in effect. The term "Hazardous Materials,, includes, without limitation, any material or substance which is; 1. defined as a "hazardous waste," "extremely hazardous waste," or "restricted hazardous waste" under Sections 25115, 25117 or 25122.7, or listed pursuant to Section 2SI40 of the California Health and Safety Code. Division 20, Chapter 6.5 (Hazardous Waste Control Law); 2. defined as a "hazardous substance', under the Carpenter -Presley -Tanner Hazardous Substance Account Act. Section 25316 of the California Health and Safety Code, Division 20, Chapter 6.8`("HSAA Act"); 3. defined as a "hazardous material," hazardous substance," or 'hazardous waste" under Section 25501 (i), (k), and (1) of the California Health and Safety Code, Division 20, Chapter 6.7 (Hazardous Materials Release Plans and Inventory); 4. defined as a "hazardous substance" under Section 25281(d) of the California Health and Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances); 5•. defined as "waste" in Section 13050(d) of the California Water Code (the Porter -Cologne Water Quality Act); 6• petroleum, including crude oil or any fraction thereof, natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for mixture thereof; fuel, or any 7. listed under Article 9 or defined as hazardous or extremely hazardous pursuant to Article 2 of Title 22 of the California Administrative Code, Division 4.5, Chapter 10; 8. designated as a "hazardous substance" pursuant to Section 311(a)(14) of the Federal Water Pollution Control Act, 33 U.S.C. Sections 1251, 1321(a)(14); POrfa 6f1IG \/ l -4 2012501.n,, 9. defined as a "hazardous waste" pursuant to Section 1004 of the Solid Waste Disposal Act Amendments to the Resource Conservation and Recovery Act. Sections 6901, 6903 (5); 42 U.S.C, 10. defined as a "hazardous substance" pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act of 1980 ("CERCLAII), as amended, 42 U.S.C. Section 9601(14); 11. polychlorinated biphenoyls (PCBs), asbestos or urea formaldehyde foam insulation; 12. organochlorine pesticides (GCBs), including but not limited to DDT, DOD and DDE; or 13. because any of tits quart chemical, material, or substance that, , concentration, or physical or chemical characteristicssy y which is limited or regulated for health and safety by an governmental authority, or which poses aay significant Present or potential hazard to human health and safety or to the environment if released into the work place or the environment. forth BGl1� 27 Guidelines for Park Dedication 1. Proposed site to have a minimum usable area of 5 acres. 2. Land shape and configuration to permit active recreation, as determined by the City. 3. Street frontage with adequate parking should be provided to permit accessibility and to aid in security and protection against vandalism, as determined by the City. 4. Infrastructure provided to the site by developer to include power, sewer, water, gas line, cable T.V., telephone, storm drains, etc. 5. Park site grade must be 3% or less to qualify, as determined by City. 6. Park must be in an acceptable location; the service area should not be divided by natural or artificial barriers (e.g., freeways, railroads, commercial or industrial use, flood control channels, or utility easement). 7. The neighborhood environment must allow active recreation, as determined by the City. 8. Relationship of park location to other existing or proposed parks - there must be need for a park in the area, as determined by the City. 9. Safety factor - must be a safe area for park use, e.g., site should not be in or near flood plain, rock slide area, toxic chemicals, traffic and other natural barriers, as determined by City. 10. Developer to provide right of way and street improvements to the park site - e.g., driveway, curb, gutter, sidewalk, etc. 11. Park to be geographically situated so that it is convenient and accessible to the neighborhood which it serves. 12. Wherever possible, neighborhood parks should be located adjacent to schools. 13. Wherever possible, the park must be linked to the Citywide trail system. 14. Developer are encouraged in tract planning to place street lights adjacent to park sites wherever practical. 15. Developer shall install a six-foot block, brick wall or wrought -iron fence between park and homes siding or backing on park. Wall or fence shall conform to City standards. 16. The proposed park must adhere to the City's General Plan. PORTA DELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT. MAP51599; OTP 91-033 MITIGATION MONITORING PROGRAM -ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 PORTA BELLA SPECIFIC PLAN MITIGATION MONITORING PROGRAM GEOTECHNICAL CONSIDERATIONS G-1. Prior to recordation of each phase, additional investigations shall be performed to determine the presence of additional traces of the San Gabriel Fault, throughout the "expanded special studies zone" recommended by GEOLABS-WESTLAKE VILLAGE, as shown on Figure 19 in the EIR. If additional traces are found within areas proposed for development of habitable structures or other critical facilities, appropriate setbacks shall be delineated for all fault traces, to prohibit development in these areas to the satisfaction of the City. Implementation Phase Implementing Responsibility Monitoring Responsibility Recordation of each Phase Master developer City Engineer G-2. At least two all-weather routes of vehicular ingress/egress to the off -site arterial roadway system shall be provided for all developed portions of the project site, at all times, so that emergency vehicle access can be maintained in all occupied areas in the event of earthquake damage that results in a closure of primary routes. Implementation Phase Iml2lementing Responsibility Monitoring Responsibility Recordation of each Phase Project developer(s)/engineer(s) City Engineer G-3 Prior to the replacement of compacted fills, alluvial materials shall be removed to bedrock or firm underlying alluvium. Alluvial removals in the major northerly draining canyon and previously developed portions on the northern end of the site will be dependent upon the proposed development for the area. In general, if proposed finished grades roughly approximate the existing grades, removal and replacement of the upper 4 to 6 feet of existing soils may be necessary prior to the placement of fill. If deeper fills are programmed, deeper overexcavation (removals) of the existing alluvial materials will be necessary. Also, depths of removals north of the Southern Pacific right-of-way will be dictated by the results of a future deep exploration program needed to evaluate the possible susceptibility of the subsurface sediments to liquefaction. Mitigation shall be performed to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Recordation of each Phase Project developer(s)/engineer(s) City Engineer G 4. All remaining water and oil wells shall be properly abandoned, pursuant to the requirements of the California Water Quality Control Board, Los Angeles Region #4 (water wells), and the district office of the California Depart- ment of Conservation, Division of Mines and Geology (oil wells). Evidence of proper abandonment of previously closed wells, in accordance with State requirements, shall be provided to the City prior to the issuance of any grading permits. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s)/engineer(s) City Engineer G-5. If encountered, either remove or cut and plug abandoned pipelines according to the applicable code requirements and as property line conditions dictate. This includes water line "mains" from the existing water tanks. mmp-1 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO. VTTM 51599 Unreinforced concrete pipelines may be crushed in -place and incorporated into the deeper fills. The applicant shall place an applicable note on all grading plans to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer G-6. During mass grading, special care should be exercised so as to avoid spillage and deposition of loose soil or debris onto slope areas programmed to remain in a natural state. Any loose slough, debris or other deleterious materials deposited or accumulated on natural slope areas will have to be removed by the grading contractor upon completion of earth construction. The applicant shall place an applicable note on all grading plans to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer G-7. Building pads beneath natural slope areas have the potential of being affected by runoff and soil slippage and debris flow activity. Thus, it may be necessary to implement remedial measures such as low slough walls, diversion/impact walls or earth catchment barriers at the natural slope contact. Such devices shall be designed to intercept solid debris and direct flows to paved swales which carry drainage away from proposed structures to approved disposal areas to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer G-S. All existing artificial fill materials on -site within areas proposed for development must be removed in their entirety. Materials found to be free of any trash, debris or other deleterious material can be used in engineered fills. Determination of the suitability for disposal of existing materials with respect to their toxicity and contamination with hazardous materials will be left to environmental consultants working with the project engineer and to the satisfaction of the City and the Department of Toxic Substance Control, CAL EPA. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s)/hazardous City Engineer waste consultants CAL EPA-DTSC G-9. Abandon and remove any underground storage tanks encountered in accordance with State and local code requirements. Any remaining cavities will be filled with compacted fill to the satisfaction of the City. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Phases Project developer(s)/engineer(s) City Building Official, City Engineer G-10. Haul routes used by the grading contractor shall avoid disturbing terrain which is to remain in a natural state to the satisfaction of the City. mmp-2 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 5159.9; OTP 91-033. MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer/Building Official AIR QUALITY AQ-1. Prior to engaging in demolition activities, complete all Rule 1403 procedures for the removal of asbestos materials to the, satisfaction of the SCAQMD and secure the appropriate permits allowing demolition activity. Implementation Phase Prior to demolition of remaining structures Implementing Responsibility Project developers Monitoring Responsibility South Coast Air Quality Management District and City Building Official AQ-2. Develop and implement a construction management plan, as approved by the City, which may include some, or all, of the following measures recommended by the SCAQMD: Implementation Phase Implementing Responsibility Monitoring Responsibility Prior to demolition of Project developer(s) South Coast Air Quality remaining structures Management District and City Building Official (a) Provide temporary traffic controls during all phases of construction activities to maintain traffic flow (e.g., Flag person). (b) Schedule construction activities that affect traffic Flow on the arterial system to off-peak hours (e.g., 10:00 A.M. to 3:00 P.M.). (c) Implement a trip reduction plan to achieve a target average vehicle ridership (AVR) of 1.5 for construction employees. (d) Operate a shuttle service to and from retail services and food establishments during lunch hours. (e) Prohibit truck idling in excess of two minutes. (f) Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize excessive emissions. (g) If pile drivers must be used at the site during construction, use methanol -fueled pile drivers. (h) Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at (800) 242-4022 for daily forecasts. (i) Use electricity from power poles rather than temporary diesel- or gasoline -powered generators. (j) Use methanol or natural gas -powered mobile equipment instead of diesel. (k) Use propane or butane -powered on -site mobile equipment instead of gasoline. AQ-3. Implement a dust control plan to the satisfaction of the City of Santa Clarita. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading and construction phases Project developer(s)/contractors City Building Official AQ-4. Orient buildings to the north, as feasible, to augment natural cooling and include passive solar design (e.g., daylighting) as part of the project. mmp-3 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Implementation Phase Building Permits Implementing Responsibility Monitoring Responsibility Project developer(s)/contractors City Building Official AQ-5. Construct, contribute, or dedicate land to link bicycle trails on -site to designated community -wide bicycle commuting routes. Implementation Phase Occupancy Pemtits Implementing Responsibility Project developer(s) Monitoring Re,%xinsibility City Placating Department AQ-6. No construction traffic related to the Magic-Princessa connector, or any other element of the project, shall use streets within the Circle J Ranch. Implementation Phase Implementing Responsibility Grading and Construction Phases Project developer(s)/Contractors HYDROLOGY Monitoring Responsibility City Building Official H-1. The applicant will prepare a final developed condition hydrology analysis in conjunction with ultimate project design, when precise engineering occurs. Those final calculations will verify the conditions identified in Table 13 of the EIR and/or establish additional design features to satisfy the criteria that no net increase in runoff from the site will be permitted. All elements of the storm drain system shall conform to the policies and standards administered by the City of Santa Clarita and the Los Angeles County Flood Control District, as applicable. Implementation Phase Implementing Responsibility Monitoring Responsibility Prior to recordation Project developer(s)/engineer(s) City Engineer Los Angeles County H-2. Ultimate project hydrology and debris production calculations will be prepared to verify the requirements for debris and/or desilting basins to the satisfaction of the City. Concurrent with submittal of grading plans, erosion and sedimentation control plans will be submitted for approval by the City of Santa Clarita. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developers)/engineer(s) City Engineer H-3. Ultimate project design shall verify the feasibility of the proposed detention basin at the southwest corner of the property to the satisfaction of the City. To reduce the size of the required detention basin, and to maintain existing storm flows to natural streamcourses, an alternate design approach splitting discharges from the basin to the two natural streams in this area, shall be evaluated to the satisfaction of the City. Geotechnical feasibility shall be included in this evaluation to ensure that the optimum size detention basin can be properly supported by stable material during periods of prolonged saturation. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer H4. Design and construct runoff filtering zones in large parking areas (as opposed to driveways of single family homes or duplexes) to the satisfaction of the City. These should be located at the lower elevations of parking areas and comp-4 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING. PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 5.1599 designed to catch runoff with relatively high oil and grease concentrations. These facilities shall be designed to permit percolation of the runoff through the soil and underlying layers (sand and gravel), permit hydrocarbon filtration and absorption, and encourage the degradation of hydrocarbons by naturally -occurring soil bacteria. Implementation Phase [mplementine Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer H-5. To the extent possible, incorporate settling ponds, detention basins, and vegetated swales, to slow and filter runoff prior to discharge into the storm drain system or into natural streamcourses. Final design criteria will he generated with ultimate project design and would involve percolation testing and geotechnical investigations in proposed detention basin locations to the satisfaction of the City. implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer BIOLOGICAL RESOURCES B-1. Develop and implement all [Native Landscape Treatments set forth in the Draft Specific Plan, in coordination with the City of Santa Clarita and the California Department of Fish and Game, to replicate the natural vegetation communities present on the site. The habitat needs of sensitive animal and plant species should be incorporated into the plans. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s) City Parks and Recreation Department B-2. Prior to issuance of phased grading permits, the applicant shall complete focused spring surveys for the short -joint beavertail cactus, Peirsons's morning glory, and Davidson's bush mallow. If found, individuals or propagules of these species salvaged from the impact areas shall be relocated to areas proposed for natural open space on the project site. A relocation and monitoring plan shall be incorporated into the proposed native landscape treatments and other open space management plans, subject to approval by the California Department of Fish and Game and the City. Monitoring of relocated individuals or propagules shall occur for a minimum of five years to ensure. successful reestablishment.. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s) City Parks and Recreation Department B-3. Preserve the major drainages as identified in the Specific Plan. Incorporate existing natural vegetation and natural streambank conditions where feasible. If the Los Angeles Flood Control District requires structural stabilization as part of necessary channelization efforts, use permeable materials such as "Armore-Flex" that include both structural elements and open pockets through which native vegetation can be established or other mechanisms to the satisfaction of the Community Development Department. Implementation Phase Implementing Responsibilitv Monitoring Responsibility Grading Permits Project developer(s)/engineer(s) CDFG/COE/City Engineer MMP-5 PORTA. BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES .ARE CONDITIONS TO VTTM 51599 B-4. Construct wildlife guzzlers in open space areas, as specified by the California Department of Fish and Game, where drainage patterns will be altered by grading and development. This will replace the existing water sources for these areas. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project/developer(s) City Parks and Recreation Department/California Fish & Game Department B-5. Shield natural open space from introduced light sources using native shrubs and trees. Implementation' Phase Implementing Responsibility _Monitoring Res wibihty Building Permits Project developers) CDFG/City Parks and Recreation Department NOISE N-l. Provide staging areas on -site to minimize off -site transportation of heavy construction equipment. Locate these areas to maximize the distance between staging areas and residential areas to the satisfaction of the City. implementation Phase Implementing Responsibility Monitoring Responsibility Grading and Construction Phases Project developer(s)/contractors City Building Official N-2. Ensure that construction equipment is fitted with sound -reduction equipment; per manufacturers specifications Implementation Phase Implementing Responsibility Monitoring Responsibility Grading and Construction Phases Project developer(s)/contractors City Building Official N-3. Submit acoustical analysis reports acceptable to the City concurrently with submittal of precise development plans for all residential areas and institutional (school) facilities located adjacent to any of the four or six -lane roadways on the project site. Single family dwelling units shall be located in areas outside of the projected 60 DB(A) CNEL noise contour with appropriate mitigation. Multi -family dwelling units and school classrooms and library buildings shall be located in areas outside of the projected 65 dB(A) CNEL noise contour with appropriate mitigation. Buildings at the athletic center within the Soledad District shall be located outside of the projected 70 dB(A) CNEL noise contour with appropriate mitigation.. Interior noise levels within residential and school facilities shall not exceed 45 dB(A) CNEL. Implementation Phase Implementing Responsibility Monitoring Responsibility Building Permits Project developer(s)/engineer(s) City Building Official N-4. Construct earth berms in the initial grading phases of the Magic-Princessa connector along the western edge of the corridor alignment where the roadway construction is not hidden by landforms to the satisfaction of the City. (This measure does not pertain to the construction of the bridge across Oakdale Canyon because of adverse impacts on biological resources, recreational trails and drainage considerations). nnp-6 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Phases Project developer(s)/Contractors City Building Official City Engineer AESTHETICS, LIGHT AND GLARE AE-1. Screen the proposed water tanks on Lot 64 of Vesting Tentative, Tract Map No. 51599 by using a lower profile tank, by establishing a landscaping buffer including the use of "volcano" berms, and by painting the tank an earthtone color that blends with adjacent landforms to the satisfaction of the City. Implementation Phase Building Permits Implementing Responsibility Project developer(s) Monitoring Responsibility Community Development Parks and Recreation Department AE-2. Project landscaping plans shall include appropriate screening materials along the west and southern site boundaries to screen views of the project site from neighboring portions of the Circle J Ranch. Additional measures shall be included; if needed; to screen the proposed detention basin to be constructed in the, southwest corner of the project site to, the satisfaction of the City. Implementation Phase Building Permits Implementing Responsibility Project developer(s) Monitoring Responsibility City Parks and Recreation Community Development Department AE-3. The Oakdale Canyon bridge design, including visual mitigation, shall be approved to the, satisfaction of the Community Development Department. Consideration shall be given to utilizing earthtone colors on the bridge and incorporating landscaping to mitigate the appearance of the bridge to the satisfaction of the City. Implementation Phase Implementing Responsibility Monitoring Responsibility Magic-Princessa bridge design phase Project developer(s) Community Development Department LAND USE LU-1. In order to avoid potential conflicts of the development with existing easements; the developer will obtain written approval from the easement holders for all proposed encroachments, prior to the issuance ofgrading permits. Final plans, construction procedures and improvements shall comply with all requirements of such approvals. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Plan Project developer(s)/contractors City Engineer LU-2.. Prior to approval of a Final Map for that phase, prove to the satisfaction of the LADWP that proposed "GG" Street would not significantly impact the First Los Angeles Aqueduct, or revise the alignment of "GG" Street or provide MMP-7 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CON➢ITIONS TO VTTM 51599 alternative access to Lots 54 and 55 to avoid encroachment into the LADWP aqueduct easement in this area to the satisfaction of the LADWP and the City. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Vesting Tract Map/ Project developers)/engineer(s) City Engineer Grading Permits RISK OF UPSETIHEALTH HAZARD RU-1. Provide evidence of satisfaction of the State Department of Toxic Substances Control requirements for proper hazardous waste identification and remediation to the City prior to the issuance of any grading permits. Phasing may be considered to the satisfaction of the State Department of Toxic Substances Control and to the City. This measure applies to initial site grading for creation of the super pads and backbone infrastructure system and per- tains to all land area involved, whether it is included in the grading or not. It does not apply to subsequent site specific development projects. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developers)/engineers DTSC/City Engineer RU-2. An on -site inspector capable of identifying any possibly hazardous materials not previously detected shall be present throughout the grading process to the satisfaction of CAL EPA-DTSC and to the City. implementation Phase Implementing Responsibility Monitoring _Responsibility Grading Phases Project developer(s)/contractors Building Official/ DTSC RU-3. Provide evidence of satisfaction of the California Enviornmental Protection Agency requirements for proper hazardous waste identification and remediation to the City prior to the issuance of any grading permits. Phasing may be considered to the satisfaction of the California Environmental Protection Agency and to the City. This measure applies to initial site grading for creation of the super pads and backbone infrastructure system and per- tains to all land area involved, whether it is included in the grading or not. It does not apply to subsequent site specific development projects. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s)/engineers CAL EPA /City Engineer TRANSPORTATION & CIRCULATION Intersections TC-1. Table 36 in the EIR summarizes mitigation measures and lane configurations recommended for all study intersections for existing conditions and at full buildout of each analysis phase. Please note that the following considerations shall be, observed in the actual implementation of these measures. PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS. TO VTTM 51599 (a) For Phase 1, mitigation measures were recommended to keep the LOS at or below level of service D. In some cases; however, level of service was mitigated to LOS E, because the provision of additional mitigation measures were not feasible at this stage. Those mitigations were recommended for future phases where applicable. (b) For Phase 11, recommended mitigation measures should be carefully monitored since at that time (year 2004) a number of major highway extensions and new roadways may be constructed. These additional roadways may alter commuting behaviors and specific traffic mitigations accordingly. (c) For Phase III, mitigation measures were recommended assuming that a number of other transportation elements embodied in the City of Santa Clarita Circulation Element would be in place (please refer to Figures 10a, 10b, and 10c in the Traffic Study for network assumptions). However, these mitigation measures should be monitored and periodically evaluated in order to assess their need before implementation. (d) In a few cases, mitigation measures were recommended not only based on V/C ratio, but also based on traffic volumes. (e) It is recommended that subject mitigation be monitored on a phase by phase basis and that the developer of future individual parcels be requested to provide additional traffic analysis and mitigation assessment at each phase tentative tract map level. Implementation Phase Implementing Responsibility Monitoring Responsibility Prior to recordation of the phase Future Tract Subdivisions Community Development Department TC-2. In addition to the intersection lane configurations identified in Table 36 of the EIR, the City will monitor the pace of development carefully, and will not approve a level of development above the totals for each land use category assumed in the traffic phasing analysis, as shown on Table 33, Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits for each "super pad" Project developer(s) City Traffic Engineer TC-3 To ensure that increasing traffic volumes on the arterial network are distributed to the maximum feasible efficiency, the City will continue to implement the planned arterial system identified in the Circulation Element of the General Plan, at the maximum design capacities. Furthermore, the City will monitor the pace of project development carefully, and will not approve a level of development above the totals for each land use category assumed in the traffic phasing analysis, as shown on Table 33 in the Traffic Section, unless additional traffic improvements are advanced. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits for each "super pad" Project developer(s) City Traffic Engineer TC-4. Restripe Magic Mountain Parkway from Valencia Boulevard to San Fernando Road to six traffic lanes and upgrade Magic Mountain Parkway to a six -lane roadway from San Fernando Road to Rio Vista Road by Phase II of the Traffic Study. Implementation Phase Grading Permits for each "super pad" Implementing Responsibility Fair share contribution by this project's developer(s) rmp-9 Monitoring Responsibility City Traffic Engineer PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE. TRACT MAP 51599; OTP91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Railroad Crossing at Magic Mountain Parkway/San Fernando Road TC-5. Existing traffic conditions warrant signalization of the railroad crossing at Magic Mountain Parkway/San Fernando Road. Since the Porta Bella Project would increase congestion at this intersection, as well as contribute to longer delays during train crossings, this project will be required to participate in the costs of a future grade separation. Implementation Phase implementing Responsibility Final Vesting Tract Map Master developer Emergency Access Monitoring Responsibility City Traffic Engineer TC-6. Provide a vehicular connection from Magic Mountain Parkway to Soledad Canyon Road prior to the occupancy of any buildings in Phase 1. Implementation Phase Grading Permit and Construction period for Phase I Implementing Responsibility Project developer(s) Transportation Demand Management Monitoring Responsibility City Engineer/Building Official TC-7. Develop and implement TDM programs as approved by the City and SCAQMD, throughout the life of the project, incorporating measures such as, but not limited to, those identified in the Traffic and the Air Quality sections of this EIR. Implementation shall begin concurrently with occupancy of the first phase. Implementation Phase Implementing Responsibility Monitoring Responsibility Commercial and industrial occupancy Commercial and industrial AQMD, Transit Division permits businesses Community Development Department General TC-&. Fast food drive -through restaurants shall be prohibited within the Town Center District of the Porta Bella site. Implementation Phase Implementing Responsibility Monitoring Responsibility Approval of specific plan, then Project Developer(s), subsequent City Development Services throughout the life of the project landowners SCHOOLS S-1. Prior to recording Vesting Tract Map No. 51599, the master developer shall reach an agreement with the Saugus Union School District and the William S. Hart Union High School District to the satisfaction of the school districts. PORTA DELLA SPECIFIC. PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES. ARE CONDITIONS TO VTTM 51599 Implementation Phase implementing Responsibility Monitoring Responsibility Final Vesting Tract Map Master developer School Districts City Development Services FIRE AND POLICE PROTECTION FP-1. Prohibit planting of highly flammable and heavy fuel volume plant species such as Eucalyptus, Pines, Junipers, and Cyprus plant species within 50 feet of natural vegetation areas to the satisfaction of the City. Implementation Phase Implementing Responsibility Monitoring Responsibility Building Permits Project developer(s)/builders Fire DeFartnent/City Parlor and Recreation FP-2. Prior to recordation of the final maps for original and subsequent subdivisions, obtain Fire Department approval for water systems, fire hydrant locations, and street grades. Install required improvements to the satisfaction of the City and the Fire Department. Implementation Phase Final Subdivision Maps Implementing Responsibility Project developer(s) Monitoring Responsibility Fire Department/ City Engineer FP-3. Prior to the approval of final tract maps, consult with the Sheriff's Department for advice on crime prevention features appropriate to the particular tract. With this information, prepare and submit a security plan for review to the satisfaction of the Sheriffs Department and the City of Santa Clarita Department of Community Development. Implementation Phase Final Subdivision Maps Implementing Responsibility Project developer(s)/builders SEWAGE DISPOSAL Monitoring Resvonsfbility Sheriff's Department /City Engineer SD-1. The project will be required to obtain a Trunk Sewer Connection Permit in order to directly connect to a Los Angeles County Sanitation District trunk sewer. Implementation Phase Implementing. Responsibility Recordation of Each Phase Project builders Monitoring Responsibility LACSD/City Engineer SD-2. Pay fees to the County Sanitation Districts and the City of Santa Clarita, as required, to fund sewerage infrastructure improvements to serve the proposed project. Implementation Phase Occupancy Permits implementing Responsibility Project Builders Monitoring Responsibility LACSD/City Engineer PORTA BELLA SPECIFIC. PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL. MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599. SD-3. Annex that portion of the project site outside of the jurisdictional boundaries of County Sanitation District No. 26 to the district prior to final map approval. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Vesting Tract Map Master developer LACSD/ City Engineer WATER SERVICE W-1. Comply with all applicable code and ordinance requirements for construction of water mains; fire flows, and fire hydrants.. Implementation Phase Implementing Responsibilitv Monitoring Responsibility Final Subdivision Maps Project developer(s) City Engineer W-2. Design and construct the proposed water facilities to the requirements of the State of California Regional Water Quality Control Board, Region #4; the California Department of Health Services; the California Department of Water Resources; the State Water Resources Control Board; the City of Santa Clarita Department of Public Works; and the Los Angeles County Department of Health Services.. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Subdivision Maps Project developer(s) City Engineer W-3. Annex the site to the service area of the Santa Clarita Water Company prior to the recordation of each phase. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Vesting Tract Map Master developer SCWC/City Engineer W-4. If required, obtain written agreement from off -site property owner(s) to construct the proposed lift station along Via Princessa. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Subdivision Maps Project developer City Engineer SOLID WASTE DISPOSAL SW-1. The grading contractor shall chip and mulch all greenwaste removed from the, construction site during grading operations. Mulched material shall be used as a fire retardant and applied on graded slopes and natural hillsides. The contractor shall also submit certified weights (tonnages) of the chipped and mulched material. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Phases Project developer(s)/contractors City Solid waste and City Building Official SW-2. Construct all roads with a minimum of 25 percent recycled content (base and asphalt), where feasible; in consultation with the City. mmP-12 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Implementation Phase Grading Permits Implementing Responsibility Project developer(s) Monitoring Responsibility City Solid Waste and City Engineer SW-3. Where feasible, and in consultation with the City, construct all drainage improvements with a minimum 25 percent recycled bedding material. Native soils shall be used as backfill when applicable and in accordance with SB 846 Native Backfill. Implementation Phase Implementing Responsibility Approval of storm drain plans Project developer(s) Monitoring Responsibility City Solid Waste and City Engineer SW-4. Where feasible, and in consultation with the City, all street, park and public area signs shall contain a minimum of 25 percent recycled content. Implementation Phase Implementing Responsibility Monitoring Responsibility Approval of street improvement plans Project developer(s) City Solid Waste and and vendor sign specifications City Engineer ARCHAEOLOGICAL AND CULTURAL RESOURCES AC-1. Should significant cultural resources be uncovered during future grading operations, work shall be stopped in the affected area and a qualified archaeologist should be called in to evaluate the findings to the satisfaction of the City. Implementation Phase Grading Phases Implementing Responsibility Project developer(s) Mor itonng�Responsibility City Building Official AC-2. Prior to commencement of grading activities for the off -site segment of Magic-Princessa, Phase I level archaeological and cultural resources assessment shall be conducted to determine whether such resources exist in this area and whether monitoring of grading activities by an archaeologist would be needed, and if so, in which particular areas to the satisfaction of the City. Construction specifications for the Magic-Princessa connector shall incorporate the recommendations of the archaeological and cultural resources assessment. Implementation Phase Magic-Princessa grading phases a,r Wpbm pikyn Implementing Responsibility Project developer(s)/Contractors ramp -13 Monitoring Responsibility City Building Official