HomeMy WebLinkAbout2023-08-22 - RESOLUTIONS - SHADOWBOX STUDIOS PROJ MC 21-109RESOLUTION NO. 23-52
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 21-109
(ARCHITECTURAL DESIGN REVIEW 21-016, CONDITIONAL USE PERMIT 21-010,
DEVELOPMENT REVIEW 21-012, GENERAL PLAN AMENDMENT 21-002, HILLSIDE
DEVELOPMENT REVIEW 21-001, MINOR USE PERMIT 21-016, OAK TREE PERMIT
(CLASS 4) 421-001, RIDGELIKE ALTERATION PERMIT 21-001, AND TENTATIVE MAP
83513) FOR THE DEVELOPMENT OF THE SHADOWBOX STUDIOS PROJECT IN THE
CITY OF SANTA CLARITA, CALIFORNIA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council makes the following findings of
fact:
A. An application for Master Case 21-109, the Shadowbox Studios Project (Project), was filed
by the Project applicant, LA Railroad 93, LLC (the "applicant"), with the City of Santa
Clarita (City) on May 28, 2021. The entitlement requests (collectively "Entitlements")
include:
1. Architectural Design Review 21-016 for the review of the Project architecture to ensure
consistency with the applicable provisions of the Unified Development Code (UDC),
the General Plan, and other applicable requirements.
2. Conditional Use Permit 21-010 to allow for construction of a film and television studio
campus in the Mixed -Use Neighborhood (MXN) zone, and for new development within
the Planned Development Overlay zone.
3. Development Review 21-012 to allow for the construction of a film and television
studio campus development in compliance with the applicable provisions of the UDC,
the General Plan, and other applicable requirements.
4. General Plan Amendment 21-002 to amend the General Plan Land Use Map in order to
designate the entirety of the Shadowbox Studios Project site as MXN, and a text
amendment to the Land Use Element for the North Newhall Area (NNA) allowing for a
total of up to 1,585,000 square feet of non-residential development.
5. Hillside Development Review 2 1 -001 to allow for development on property with an
average cross slope in excess of 10 percent.
6. Minor Use Permit 21-016 to allow for the reduction in residential density below the
minimum required density for the MXN zone.
7. Oak Tree Permit (Class 4) 42 1 -001 to allow for the removal of 12 oak trees, including
six heritage trees.
8. Ridgeline Alteration Permit 2 1 -001 to allow for the development within the Ridgeline
Preservation zone.
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9. Zone Change 21-001 to amend the zoning map in order to designate the entirety of the
Shadowbox Studios Project site as MXN and to apply the Jobs Creation Overlay Zone
(JCOZ) over a portion of the Shadowbox Studios Project site.
10. Tentative Map 83513 to subdivide the 93-acre Shadowbox Studios Project site into five
lots.
B. The approximately 93-acre Shadowbox Studios Project (Project) site is located at the
northeast comth of Railroad Avenue and 13th Street and is located within the MXN and
Non -Urban 5 (NU5) zones and General Plan land use designations. The Project site is also
located within the area designated by the General Plan as the NNA, and located within the
Placerita Canyon Special Standards District (PCSSD).
C. On June 14, 2011, the City Council adopted Resolution No. 11-61, adopting the City's
General Plan, and Resolution No. 11-62 certifying the Final Environmental Impact Report
analyzing the General Plan. The City's General Plan presently designates the Project site
MXN and NU5.
D. The current NU5 land use and zoning designation on the northern portion of the Project site
does not permit the development of the proposed studio use; therefore, the applicant is
seeking a General Plan Amendment and Zone Change for the northerly portion of the
Project site to MXN.
E. The General Plan established a limit for non-residential floor area in the NNA at 450,000
square feet. The Project proposal exceeds the non-residential floor area for the NNA;
therefore, the applicant is seeking a General Plan Amendment to increase the allowable non-
residential floor area in the NNA by 1,135,000 square feet and allow for a maximum of
1,585,000 square feet of non-residential development.
F. The General Plan text for the NNA specifies that building heights in the NNA are subject to
the UDC requirements that apply to all of Placerita Canyon. The applicant is seeking a
General Plan Amendment to the General Plan text to clarify the allowable height to be
consistent with the applicant's associated Zone Change request.
G. The current MXN zoning designation has a maximum building height of 50 feet. The
applicant is seeking a Zone Change for a portion of the Project site, south of Placerita Creek,
to overlay the JCOZ, which permits a 55-foot building height as well as a change to the
General Plan text regarding building height in the NNA.
H. Surrounding land uses include a mix of residential, commercial, and public
utility/transportation uses. The Metro Rail Line is immediately adjacent to the west of the
Project site, with Railroad Avenue and commercial uses beyond. A homeowner association -
maintained hillside is immediately adjacent to the north of the Project site with single-family
residential uses beyond. The Metropolitan Water District (MWD) owns property
immediately adjacent to the east of the Project site with single-family residential uses On"
beyond. Commercial uses are located immediately to the south of Project site, with single-
family residential uses located beyond to the southeast.
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'n% I. The Project includes the development of a 1.3 million square -foot film and television studio
campus consisting of 19 sound stages, a 565,000 square -foot warehouse support building, a
200,000 square -foot office building, 30,000 square -foot catering facility, a four-story (five
parking level) parking structure, a 5,600 square -foot maintenance building, and associated
surface parking.
J. The Project includes use of 11.4 acres of the MWD property immediately east, for surplus
parking. Use of the MWD property is subject to approval by MWD and is not required for
operation of the Project. Any parking provided on MWD property would be in excess of the
required parking for the Project.
K. The environmental impacts of the proposed Project were reviewed under the California
Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA") and the
regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq.,
the "CEQA Guidelines"). In accordance with CEQA, the City is the lead agency and the
City Council is the decision -making body for the Shadowbox Studios Project. The City's
Planning Commission is a recommending body for the Project.
L. The City determined that an Environmental Impact Report (EIR) must be prepared for the
Project. The City determined that the following areas must be addressed in the EIR for the
Project: aesthetics, air quality, biological resources, cultural resources, energy consumption,
am" geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology
and water quality, land use planning, noise, population and housing, public services,
transportation/traffic, tribal cultural resources, utilities and service systems, and wildfire.
M. A Notice of Preparation (NOP) for the Project EIR was circulated to affected agencies,
pursuant to CEQA and the CEQA Guidelines, for 30 days, beginning on March 29, 2022,
and ending on April 28, 2022. Agencies that received the NOP include, but are not limited
to, the County of Los Angeles, Los Angeles Regional Water Quality Control Board,
California Department of Fish and Wildlife, South Coast Air Quality Management District,
law enforcement agencies, school districts, water agencies, and utility companies serving the
Santa Clarita Valley in accordance with CEQA's consultation requirements. Comments
from public agencies, organizations, and members of the public were received in response to
the NOP for the Project.
N. A scoping meeting was held at City of Santa Clarita City Hall on April 21, 2022, to obtain
information from the public as to issues that should be addressed in the EIR. Notice of the
scoping meeting was published in The Signal newspaper on March 29, 2022. Approximately
30 people attended the scoping meeting. The topics of concern, that were raised at the
meeting, included traffic, flood and drainage, preservation of Placerita Creek, and
preservation of the PCSSD.
O. The City prepared a Draft EIR, for the Shadowbox Studios Project, that addressed all issues
"" raised in comments received on the NOP. The Draft EIR was circulated for review and
comment by affected governmental agencies and the public, in compliance with CEQA.
Specifically, the Notice of Availability/Notice of Completion for the Draft EIR was
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advertised on April 6, 2023, for a 45-day public review period that ended on May 22, 2023, r�
at 5:00 p.m. in accordance with CEQA. Staff received written comments throughout the
comment period as well as oral testimony at the April 18, 2023, May 16, 2023, and June 20,
2023, Planning Commission meetings for the Project.
P. The Planning Commission held a duly -noticed public meeting on the Project on April 18,
2023. The Planning Commission opened the public hearing for the Project and received a
presentation from staff on the Project setting, requested Entitlements, and Project
description. Staff also made a detailed presentation on the Draft EIR Sections (Biological
Resources, Cultural Resources, Geology and Soils, Transportation/Traffic, and Tribal
Cultural Resources). In addition, the Planning Commission received a presentation from the
applicant and public testimony regarding the Project. The Planning Commission provided
staff direction to bring the Shadowbox Studio Project back to the Planning Commission at
the May 16, 2023, meeting with additional information regarding traffic and proposed
roadway improvements, PCSSD, emergency evacuation, oak trees, Placerita Creek, and
Project aesthetics. The Planning Commission continued the item to the May 16, 2023,
Planning Commission meeting.
Q. On May 16, 2023, the Planning Commission received a presentation from staff on the
follow-up items from the April 18, 2023, meeting, along with a presentation from the
applicant and public testimony. The Planning Commission provided staff direction to bring
the Shadowbox Studio Project back to the Planning Commission at the June 20, 2023,
meeting with a draft resolution and Conditions of Approval for the Planning Commission to
consider. The Planning Commission continued the item to the June 20, 2023, Planning
Commission meeting.
R. On June 20, 2023, the Planning Commission received a presentation from staff on the
follow-up items from the April 18, 2023, and May 16, 2023, meetings, along with the
applicant's presentation and public testimony. Additional time was needed to respond to all
comments received on the Draft EIR. The Planning Commission directed staff to bring the
Shadowbox Studio Project back to the Planning Commission at the July 18, 2023, meeting
with a draft resolution and Conditions of Approval for the Planning Commission to
consider. The Planning Commission continued the item to the July 18, 2023, Planning
Commission meeting.
S. On July 18, 2023, the Planning Commission considered the staff report, Draft Final EIR,
resolutions, and Conditions of Approval prepared for the Project. At the close of the public
hearing, the Planning Commission in a 5-0 vote, recommended the City Council certify the
Final EIR prepared for the Project and approve Master Case 21-109 and its associated
entitlements in accordance with the Conditions of Approval, as amended.
T. The City Council held a duly noticed hearing on Master Case 21-109 on August 22, 2023.
At the close of the public hearing, the City Council certified the Final EIR prepared for the
Project and approved Master Case 21-109 with associated entitlements for the Project.
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U. The location of the documents and other materials that constitute the record of proceedings
upon which the decision of the Planning Commission is based, for the Master Case 21-109
project file, is with the Community Development Department; the record specifically is in
the custody of the Director of Community Development.
SECTION 2. GENERAL FINDINGS FOR MASTER CASE 21-109. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the entire Project
EIR, oral and written testimony and other evidence received at the public hearings, reports, and
other transmittals from City staff to the Planning Commission and the City Council, and upon
studies and investigations made by the Planning Commission and the City Council, the City
Council finds as follows:
A. The proposal is consistent with the General Plan;
The Shadowbox Studios Project is consistent with the Goals, Objectives, and Policies of the
General Plan of the City. More specifically, the Project is consistent with the following
portions of the Land Use Element of the General Plan:
Economic Vitality
Goal LU4: A diverse and healthy economy.
• Objective LU4.2: Promote job creation, focusing on employment generators in the
technical and professional sectors.
o Policy LU4.2.1: Pursue business attraction and expansion programs for clean
industries that provide job opportunities for local residents, particularly in the
areas of film/entertainment, biotechnology, aerospace, and technology.
o Policy LU4.2.2: Achieve a balanced ratio of jobs to housing through business
expansion and economic development programs, with a goal of at least 1.5
jobs per household.
In addition, the Shadowbox Studios Project is consistent with the economic development
strategies, practices, and policies of the Economic Development Element of the General
Plan as follows:
Jobs/Housing Balance: The City has an aggressive goal to achieve a 2:1 jobs/housing
balance. One of the biggest goals in pursuing the jobs/housing balance is to attract high -
paying, high -quality jobs. To accomplish this goal, the City will focus on the targeted
industry clusters, which include aerospace, technology, biomedical, and film/entertainment.
Development Objectives: The City will continue to evaluate each development proposal on
its individual merits, thereby allowing flexibility for economic generating and jobs -
producing uses:
• Encouraging business opportunities throughout all facets of the community,
supporting burgeoning villages of industry throughout the Santa Clarita Valley;
• Applying non-traditional height, design, and planning standards for appropriate
projects and uses that generate significant impact to the economy; and
• Encouraging increased density in non-residential projects in appropriate locations to
increase quality jobs and achieve desired jobs/housing balance.
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The Project proposes to develop a full -service film and television studio campus, a targeted .-.
industry under the City's General Plan to bring employment opportunities to the City. The
Project is expected to generate over 2,000 direct employment opportunities in the City.
B. The proposal is allowed within the applicable underlying zone and complies with all other
applicable provisions of this code;
The Shadowbox Studios Project requires the approval of entitlements consisting of a
General Plan Amendment, Zone Change, Tentative Map, Conditional Use Permit, Minor
Use Permit, Oak Tree Permit, Hillside Development Review, Ridgeline Alteration Permit,
Development Review, and Architectural Design Review in accordance with the City's
UDC. With approval of the General Plan Amendment, Zone Change, and the approval of
the associated entitlements, the proposed Project would comply with the underlying zone
and all other applicable provisions of the UDC.
C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public
convenience, health, interest, safety, or general welfare, or be materially detrimental or
injurious to the improvements, persons, property, or uses in the vicinity and zone in which
the property is located; and
The Project was evaluated in accordance with the UDC, as well as the City's General Plan.
The Project was designed to be in keeping with the provisions of the UDC as well as the .�
goals and policies of the City's General Plan. The Project is located within the NNA of the
PCSSD and has been designed to meet the development standards identified in the PCSSD
for the NNA as outlined below:
Public Participation/Outreach
• Be subject to public participation and outreach led by the applicant(s) or the
applicant's representative, at the onset of and during conceptual planning and
prior to formal submittal of a proposed project to the City. Outreach would
include, but is not limited to, the Placerita Canyon Property Owners' Association.
• The applicant has conducted ongoing outreach in the community,
dating back to October of 2020. The applicant has hosted multiple
meetings with homeowner groups, including the Placerita Canyon
Property Owners' Association, Placerita Canyon Corporation, Circle J
Ranch Homeowner's Association, as well as with individual residents
in the Placerita Canyon. In addition, the applicant has met with The
Master's University, the Newhall School District, the property owner
of the adjacent Arch Street commercial center, and a number of other
organizations.
Traffic Intrusion/Gateways
• Be internally and externally pedestrian -oriented, and have equestrian and bicycle
amenities and accommodations;
• The proposed Project is a closed studio campus so the internal
pedestrian orientation is designed to support studio operations.
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an% Externally to the site, and at the direction of staff, the applicant has
incorporated a Class I trail, which consists of a separated right-of-way
including a two-way path for bicycles, and a pedestrian path, along the
Project frontage of 13th, Arch, and 12th Streets. The Class I trail
would not preclude equestrian use.
• Understand and acknowledge that any development at these locations will
increase existing vehicular traffic and create new vehicular traffic, and that there
will be impacts to equestrian and pedestrian circulation in the existing
neighborhood, and therefore to minimize those impacts, special attention must be
given to mitigate impacts caused by such identified access points;
• The Project has been designed to concentrate Project related traffic at
the proposed intersection of 13th Street and Arch Street. In response to
community outreach, the applicant committed to eliminating Project
related ingress at Gate 3 (12th Street). Gate 3 would serve as
emergency ingress only. Project related traffic would be permitted to
exit Gate 3 by way of a right -turn only out onto 12th Street, away from
Placeritos Boulevard and away from the residential uses in Placerita
Canyon. The Project would include multi -use Class I trails along the
frontage at 13th, Arch, and 12th Streets to provide for pedestrian,
equestrian, and bicycle connections from Placerita Canyon to Railroad
Avenue.
• Layout and orientation of any developments shall be designed to discourage and
where possible prevent additional trips into Placerita Canyon caused by or
resulting from such developments;
• The Project has been designed to concentrate Project related traffic at
the intersection of 13th and Arch Streets by locating the main Project
entrance (Gate 1) and secondary entrance (Gate 2) at the proposed
signalized intersection of 13th and Arch Streets. No Project related
trips would be permitted to enter the Project site from the 12th Street
driveway (Gate 3). Gate 3 would allow Project related egress, by way
of a right -turn only out of Gate 3, westbound toward Arch Street. Gate
3 would provide emergency ingress only. As designed, vehicle traffic
related to the Project would be directed away from Placerita Canyon
Road and Placeritos Boulevard. Gates 1 and 2 are set back from the
intersection of 13th and Arch Streets, designed with multiple vehicle
lanes in order to provide ample on -site queuing of Project related
traffic.
• Include defined entry gateways or monuments into the PCSSD, at Railroad
Avenue, complete with landscaping and architectural elements with signage
expressly stating there is no through traffic allowed;
• The City's planned Dockweiler Drive Extension project, if approved,
would change the circulation pattern from Railroad Avenue at 13th
... Street. As such, there would be through access from the intersection at
13th Street and Railroad Avenue. The applicant has offered to provide
entry signage into Placerita Canyon with "No through traffic" signs at
Placeritos Boulevard and/or Placerita Canyon Road. The Conditions of
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Approval (Exhibit A) require the applicant to design and install
gateway signage.
A traffic study shall be prepared for all new developments that are projected to
generate two hundred fifty (250) or more new daily trips, within the areas
encompassed by the NNA. The traffic study shall analyze those potentially
impacted intersections within the NNA area and those that lie within a one (1)
mile radius of the subject development site.
• A Transportation Analysis, in compliance with the City's
Transportation Analysis Updates, was prepared for the Project and has
been included as Technical Appendix L to the Draft EIR, whose
findings have been incorporated into the proposed Project design.
Buffering and Transitions
• Preserve the existing rural equestrian community, generally known as Placerita
Canyon, and provide adequate buffers and graduated transitional design to
ensure existing neighborhood protection and compatibility of character resulting
from any proposed development;
• The Project proposes building heights ranging from 18 to 55 feet.
Taller buildings have been situated on the central (studio buildings)
and western portions (office, parking structure, and warehouse) of the
Project site, further from residential uses to the east and south. Single -
story buildings (catering facilities) would be situated at the southeast
portion of the Project site, along 12th Street, where the Project site is
closer to residential uses. The Metropolitan Water District (MWD)
right-of-way is approximately 200-feet wide and separates the Project
site from the nearest residential uses to the east. The applicant is
proposing use of the MWD right-of-way to provide excess parking and
a plant nursery in support of studio operations. There is an existing
row of mature pepper trees located within the MWD right-of-way,
along the unpaved alley behind the existing homes on Alderbrook
Drive that would remain in place.
• Incorporate the current Santa Clarita Valley Trails Advisory Committee
(SCVTAC) network of multi -use trails into adjacent neighborhoods which shall
have rural and equestrian characteristics; and
• The SCVTAC is no longer an active committee. However, multi -use
trails have been incorporated into the Project design to provide
connectivity from the adjacent neighborhoods. At staffs direction, the
applicant has incorporated a multi -use, Class I trail along the Project
frontage of 13th, Arch, and 12th Streets. In addition, the applicant
would be conditioned to contribute to a future multi -use Class I trail
connecting Dockweiler Drive to the Jan Heidt Metrolink Station.
• Require use of the MWD right-of-way as a landscaped buffer (subject to MWD
approval) between the NNA within the PCSSD and the rest of Placerita Canyon,
which landscaping shall consist of low water, low maintenance landscape
material.
• Any use of the MWD right-of-way is subject to approval of MWD.
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The MWD right-of-way is improved with a water transmission
pipeline, and the right-of-way is needed for operation and maintenance
of the MWD facilities therein. The adjacent residential properties to
the east of the Project site are separated from the MWD right-of-way
by an unpaved alleyway. A row of mature pepper trees line the length
of the unpaved alleyway. The alleyway and the existing trees are
proposed to remain in their existing condition with the Project. The
applicant proposal includes installation of a 12-foot wall, just east of
the alleyway and pepper trees. The applicant proposes to use the
MWD right-of-way for additional parking and to store plant materials
that would support the studio production. The plant nursery allows the
applicant to store plant materials that are used in the soundstage sets
while providing greenery and buffering from adjacent uses, but is
portable in the event of MWD maintenance activities.
Architecture
• Consist of three hundred sixty (360) degree architectural design with pedestrian -
scaled building massing and forms where adjacent to existing residences, with the
use of landscaping to visually soften hard edges of buildings;
• Each building has been designed with 360-degree architecture, using
an architectural theme that is consistent with the Community Character
and Design Guidelines for the Newhall community.
• Structures shall have varied building heights and designs shall create east/west
sight lines. Building heights up to thirty-five (35) feet may be permitted.
Additional height, not to exceed fifty (50) feet, may be permitted subject to the
approval of a conditional use permit;
• Structures are varied in height, from 18 feet to 55 feet. The single -
story catering buildings are approximately 18 feet in height at the
southeast corner of the Project site, where buildings are nearest
residential uses, to maintain lower profile and allow east/west sight
line. Development has been set back from Placerita Creek, maintaining
an east/west sightline along the creek and base of the northerly
hillside. The studio buildings are located centrally on the Project site
and are 55 feet at the peak of the pitched roofline. Buildings along the
western portion of the site include a three-story, 48-foot office
building, 45-foot parking structure, and a two-story, 50-foot
warehouse building. The Project request includes a Zone Change in
order to implement the JCOZ over the southerly portion of the Project
site, which, if approved, would permit the 55-foot building height as
proposed.
• Have transitional densities, as described above, decreasing in density and height
in an easterly direction towards the MWD right-of-way away from Railroad
Avenue, to include the MWD right-of-way as a landscaped buffer and detached
single-family residences adjacent to the MWD right-of-way; and
• The Project has been designed to locate taller buildings on the central
and western portions of the Project site, further from residential uses to
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the east and south. The single -story catering facilities are situated at
the southeast portion of the Project site, along 12th Street, where the 00%
Project site is closer to residential uses. The MWD right-of-way
separates the Project site from the nearest residential uses to the east.
The applicant is proposing use of the MWD right-of-way to provide
excess parking and a plant nursery in support of studio operations.
There is an existing row of mature pepper trees located within the
MWD right-of-way, along the unpaved alley behind the existing
homes on Alderbrook Drive, that will remain in place.
Building heights shall be subject to the same Unified Development Code
requirements that apply to all of Placerita Canyon.
• There are multiple zoning designations on properties within the
PCSSD including residential, mixed -use, and commercial zoning
designations. Each zoning designation dictates the allowable height.
The Project request includes a Zone Change in order to implement the
JCOZ over the southerly portion of the Project site, which would
permit the 55-foot building heights as proposed with this Project.
Flood Control
• Waterway bottoms and sides shall not be improved with concrete or hard
impervious surfaces and shall be maintained in a natural appearance;
• The existing alignment and natural soft bottom of Placerita Creek
would remain intact with the Project. The banks of the creek would be
stabilized with buried rock bank protection that would have soil fill on PM"
top and be re -vegetated to preserve the natural appearance of the creek.
• Fencing shall not be permitted to cross riverbeds or waterways in a manner
which denies or interferes with easy trail access; and
• The fencing plan for the Project does not interfere with any existing
trail access, nor does it impact existing waterways.
• On -site flood control mitigation would provide assistance or relief to other
hydrology/drainage impacts within Placerita Canyon due to changes of
topography on NNA properties.
• The Project proposes bank stabilization in order to limit erosion of
Placerita Creek. A Hydrology Study and Low Impact Development
Report were prepared to assess the existing and post -construction
stormwater runoff. Hydromodifications, including an
infiltration/detention basin and underground infiltration chambers,
have been incorporated into the Project design to ensure that the
volume and rate of flow from stormwater runoff into the creek would
not exceed the existing conditions.
Housing Types
• It is not the City's intent to see affordable housing located on this site; and
• The desired housing type in the NNA will attract residents who will assist in the
economic revitalization of Downtown Newhall (Old Town Newhall).
• This is not applicable as the Project proposal does not include
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..r
residential uses.
Economic Development
• Based on the area's proximity to the nearby Metrolink station and Old Town
Newhall, development in the NNA would be supportive of revitalization efforts,
with an appropriate mix of retail, office, restaurant, and general commercial
square footage combined with neighboring and integrated housing types.
• The Project proposes a full -service film and television studio campus
near Metrolink and bus line services, anticipated to employ over 2,000
people, and would have positive impact on indirect employment in the
NNA and Old Town Newhall Specific Plan areas.
Recreation
• Include a site -specific and a community -based recreational component.
• Private on -site amenities are proposed offering passive and active
recreation opportunities including the Shadow Oak Park situated in the
center of the catering buildings, a half basketball court, outdoor seating
areas between studio buildings, and a dog park. The project proposal
includes a public amenity in the form of a multi -use Class I trail along
the project frontage of 13th, Arch, and 12th Streets.
In addition to the NNA development standards, the PCSSD has general criteria for all new
.... development in the PCSSD. Many of these criteria are duplicative with NNA development
standards. A discussion on the project's conformance with the applicable general development
standards of the PCSSD is outlined here:
• Trails.
AV Riding and hiking trails shall be provided as depicted on the latest Placerita
Canyon Backbone Trails exhibit on file with Parks, Recreation and
Community Services, to the satisfaction of the Director of Parks, Recreation
and Community Services;
Ar Trails shall be fenced to the satisfaction of the Director of Parks, Recreation
and Community Services, with fences of a rustic wood appearance;
Ar Trail access shall be provided at all river crossings;
• There shall be no obstructions including, but not limited to, landscaping, trash
receptacles, or other similar structures within a designated trail; and
Fencing shall not be permitted to cross riverbeds in such a manner as to deny
trail access.
• The inclusion of multi -use Class I trails described in the NNA
discussion above has been incorporated into the Project design at the
direction of staff through the Development Review Committee
process, in response to the trail requirements identified in the PCSSD.
The Project fencing does not conflict or deny access to existing trails.
.•. • A property maintenance or homeowner maintenance association shall be established
to maintain the private access route, private roads and drives, trail easements and
other specific project amenities in all new residential projects of greater than four (4)
dwelling units and all new commercial, industrial and institutional projects;
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• This does not apply to the Project specifically, as all roadways and
trails adjacent to the Project are public; however, the Project will be
conditioned, as appropriate, to ensure maintenance of applicable
amenities and landscaped areas.
Street lights, in accordance with City standards, shall be installed only at road -to -
road intersections; exterior lighting shall be designed to minimize off -site
illumination, within the requirements for public safety. Exterior lighting on
residential parcels shall be of top -shielded design to prevent direct off -site
illumination; hoods shall be used to direct light away from adjacent parcels. Exterior
lighting on nonresidential parcels shall be prohibited except where necessary for the
safety of pedestrian and vehicular traffic, as determined by the City. To minimize off -
site illumination where lights are required, cut-offfixtures in keeping with a rural
equestrian architectural style will be specified;
• Any street light improvements associated with the Project's proposed
roadway design will be designed in conformance with the City's
requirements. As it pertains to the on -site lighting, the applicant has
prepared a site -specific lighting plan to ensure that necessary lighting
is provided for safety and security while minimizing offsite effects
from fixture glare. Specifically, the applicant is utilizing cut-off
fixtures and back -light -control options as well as proposing the use of
energy management controls in conjunction with occupancy sensors
that will reduce the light output when motion is not detected.
River bottoms and sides shall not be improved with concrete. Fencing shall not be
permitted to cross riverbeds in such a manner as to deny trail access
• Placerita Creek would not be channelized with concrete side walls or
floor. The Project fencing would not deny access to existing trails.
Bridges shall be limited to those required for public safety and shall be designed to
accommodate equestrian access;
• The studio campus is proposed to be a private, closed campus. The
proposed bridge within the Project site is not part of, nor accessible to,
the larger Placerita Canyon area, as it is located within a private
development. The bridge is designed to be of the same height as the
existing Placerita Creek bridge crossing on Railroad Avenue.
All new residential projects of greater than four (4) dwelling units and all new
commercial, industrial and institutional projects (including expansion thereof shall
connect to public sewer systems. Utilities shall be undergrounded to the nearest off --
site connection; and
• The applicant has completed a sewer area study as outlined in the
Draft EIR for the Project and would be conditioned to connect to the
public sewer system as well as underground utility services.
Existing and future drainage shall be accommodated to provide adequate carrying
capacity and erosion protection and shall not create or extend detrimental hazards or
consequences upstream.
• The Project has been designed to ensure that the site drainage would
not increase the volume or rate of flow from the current condition.
Page 12 of 19
—' Accordingly, with implementation of the associated conditions of approval including the
Mitigation Monitoring and Reporting Plan (MMRP), the Project will not impact the public
health, interest, safety, or general welfare or be materially detrimental or injurious to the
improvements, persons, property, or uses in the vicinity of the Project site.
D. The proposal is physically suitable for the site. The factors related to the proposal's
physical suitabilityfor the site shall include, but are not limited to, the following.•
1. The design, location, shape, size, and operating characteristics are suitable for the
proposed use;
With the Conditions of Approval, including the MMRP, the Project will be suitable for
the site and the uses entitled with the Project.
2. The highways or streets that provide access to the site are of sufficient width and are
improved as necessary to carry the kind and quantity of traffic such proposal would
generate;
The Project completed a detailed traffic analysis to evaluate the impacts of the Project.
The traffic analysis has identified roadway improvements to ensure the public roadways
are sufficiently improved to support the additional Project traffic. The Project
Conditions of Approval require the applicable improvements to be completed before
the Building Official issues the first certificate of occupancy.
3. Public protection services (e.g., Fire protection, Sheriffprotection, etc.) are readily
available; and
The Project site is located in an established, urban environment that is serviced by
existing law enforcement and fire protection services. The applicant must pay
applicable fees to the law enforcement and fire protection agencies to assist in
offsetting any impacts to the services necessary to properly service the Project.
4. The provision of utilities (e.g., potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is
adequate to serve the site.
The Project is in a portion of the City that is surrounded by developed communities
with access to the necessary utilities to service the Project site. A detailed analysis for
the provisions of utilities was completed for the Project in the Draft EIR determining
that adequate services are available to meet the needs of the Project site.
SECTION 3. SPECIFIC FINDINGS FOR GENERAL PLAN AMENDMENT 21-002.
Based on the above findings of fact and recitals and the entire record, including, without
limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony and other
evidence received at the public hearings, reports and other transmittals from City staff to the
Planning Commission and the City Council, and upon studies and investigations made by the
Planning Commission and the City Council, the City Council finds, as follows:
Page 13 of 19
A. Properties which benefit from increased density or intensity of development resulting from
the General Plan Amendment shall fully mitigate their increased sewer impact at the time
that development occurs on the properties.
A sewer area study was prepared for the Project and reviewed by the City Engineer to
ensure there is adequate capacity for the Project's increased sewer impact.
B. The proposed General Plan amendment is consistent with other elements of the City's
General Plan pursuant to Government Code Section 653 00.S;
The southerly portion of the Project site (approximately 42.4 acres) has a land use
designation of MXN, and the northerly portion (approximately 51.1 acres), including the
portion of the Project site within Placerita Creek, has a land use designation of NUS. The
applicant is requesting an amendment to the General Plan land use designation to apply the
MXN land use designation across the entire 93-acre Project site.
In addition, the Project site is located within an area specifically identified in the General
Plan as the NNA. The General Plan establishes a maximum residential density of 775 units
and a maximum of 450,000 square feet of non-residential (commercial) development
(excluding parking facilities) for the NNA. As such, the applicant is seeking a text
amendment to the General Plan to increase the maximum allowable commercial floor area.
Specifically, the applicant is seeking to increase the maximum commercial floor area by
1,135,000 square feet for a total of 1,585,000 square feet of commercial floor area in the
General Plan for the NNA. This would allow for build out of the proposed studio Project as
well as building out the balance of the NNA. The applicant is also requesting a text
amendment to clarify the height allowances specified in the NNA. To reflect the inclusion
of JCOZ overlay on the southerly portion of the Project site. The text amendments are
provided in Exhibit B.
The proposed General Plan amendment is consistent with the goals, policies, and objectives
of other elements of the City's General Plan and will maintain integrated, consistent, and
compatible policies. Specifically, as discussed in Section 2 above, the Land Use Element
and Economic Development Element of the General Plan include goals, objectives, and
policies that identify the film and entertainment industry as a targeted business sector and
contemplate development consistent with the proposed Project that would contribute to a
balanced job to housing ratio as well as bring high -paying, high -quality employment
opportunities into the City.
SECTION 4. SPECIFIC FINDINGS FOR TENTATIVE MAP 83513. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the entire
Shadowbox Studios Draft EIR, oral and written testimony and other evidence received at the
public hearings, reports, and other transmittals from City staff to the Planning Commission and
the City Council, and upon studies and investigations made by the Planning Commission and the P"
City Council, the City Council finds, as follows:
Page 14 of 19
am A. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision.
The Project will not obstruct any public access as a result of the proposed subdivision. No
public lands are identified on, or adjacent to, the Project site that currently require access
through the Project site. The land necessary for the roadway improvements to facilitate the
Project will be provided from the Project site along the Project frontage.
SECTION 5. SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT REVIEW 21-001.
Based on the above findings of fact and recitals and the entire record, including, without
limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony, and other
evidence received at the public hearings, reports, and other transmittals from City staff to the
Planning Commission and the City Council, and upon studies and investigations made by the
Planning Commission and the City Council, the City Council finds as follows:
A. That the natural topographic features and appearances are conserved by means of landform
grading to blend any manufactured slopes or required drainage benches into the natural
topography;
B. That natural, topographic prominent features are retained to the maximum extent possible;
C. That clustered sites and buildings are utilized where such techniques can be demonstrated
000 to substantially reduce grading alterations of the terrain and to contribute to the
preservation of trees, other natural vegetation and prominent landmark features and are
compatible with existing neighborhood;
D. That building setbacks, building heights and compatible structures and building forms that
would serve to blend buildings and structures with the terrain are utilized;
E. That plant materials are conserved and introduced so as to protect slopes from slippage and
soil erosion and to minimize visual effects of grading and construction on hillside areas,
including the consideration of the preservation of prominent trees and, to the extent
possible, while meeting the standards of the Fire Department;
F. That street design and improvements that serve to minimize grading alterations and emulate
the natural contours and character of the hillsides are utilized;
G. That grading designs that serve to avoid disruption to adjacent properties are utilized; and
H. That site design and grading that provide the minimum disruption of view corridors and
scenic vistas from and around any proposed development are utilized.
The north portion of the Project site contains a hillside exceeding 10-percent average cross -
slope requiring the approval of a Hillside Development Review, in accordance with the
UDC, to develop the Project site. A portion of the hillside is identified as a Significant
Ridgeline in the City's General Plan Conservation Element. The balance of the Project site
is relatively flat.
The Project includes grading at the base of the ridgeline in the northeast corner of the
"" Project site. While grading would occur along the base of this ridgeline, the Project would
still be consistent with the Conservation and Open Space Element Policies because the
Project would only alter the base of the ridgeline. The peak of the ridgeline will remain
Page 15 of 19
wholly intact, thus maintaining the existing view of the ridgeline. In addition, all buildings
would be situated on the southerly, flat portion of the Project site. There are no physical
structures proposed on the hillside, thus, there are no building pads being graded into the
hillside. The proposed grading will blend into and maintain the existing contours of the
hillside. Planting of the graded slope will be consistent with the City's Hillside
Development Standards which requires landscape coverage and stabilization of graded
slopes to be compatible with surrounding natural vegetation. In addition, the Project shall be
compliant with the requirements of the Los Angeles County Fuel Modification Unit for
development within a Very High Fire Hazard Severity Zone. Planting will generally consist
of the use of native vegetation and plant material that is compatible with the climate of the
Santa Clarita Valley.
SECTION 6. SPECIFIC FINDINGS FOR RIDGELIKE ALTERATION PERMIT 21-001.
Based on the above findings of fact and recitals and the entire record, including, without
limitation, the entire Shadowbox Studios Draft EIR, oral and written testimony and other
evidence received at the public hearings, reports, and other transmittals from City staff to the
Planning Commission and the City Council, and upon studies and investigations made by the
Planning Commission and the City Council, the City Council finds as follows:
A. The use or development will not be materially detrimental to the visual character of the
neighborhood or community, nor will it endanger the public health, safety, or general
welfare; r�
B. The appearance of the use or development will not be substantially different than the
appearance of adjoining ridgeline areas so as to cause depreciation of the ridgeline
appearance in the vicinity;
C. The establishment of the proposed use or development will not impede the normal and
orderly development and improvement of surrounding properties, nor encourage
inappropriate encroachments to the ridgeline area;
D. The proposed use or development demonstrates creative site design resulting in a project
that will complement the community character and provide a direct benefit to current and
future community residents of not only the proposed use or development, but the residents of
the City as a whole;
E. The use or development minimizes the effects of grading to the extent practicable to ensure
that the natural character of the ridgeline is preserved;
F. The proposed use or development is designed to mimic the existing topography to the
greatest extent possible through the use of landform contour grading; and
G. The proposed use or development does not alter natural landmarks and prominent natural
features of the ridgelines.
The hillside in the northeast corner of the Project site is identified as a Significant Ridgeline
in the City's General Plan Conservation Element. The Project includes grading at the base
of the ridgeline in the northeast corner of the Project site; however, the peak of the ridgeline
would not be altered by the proposed grading. Thus, the ridgeline will remain intact and the
grading will not be materially detrimental to the visual character in the vicinity. The ^
proposed grading along the base of the ridgeline is designed to tie into the existing
topography of the slope in order to maintain the existing character of the hillside along the
Page 16 of 19
'n" northern portion of the Project site. As indicated in Section 5 above, the graded slope will be
landscaped in accordance with the City's Hillside Development Standards and will be
planted with oak trees as part of the Project's oak tree mitigation plan.
SECTION 7. SPECIFIC FINDINGS FOR OAK TREE PERMIT (CLASS 4) 421-001.
Based on the above findings of fact and recitals and the entire record, including, without
limitation, the entire Shadowbox Studios Project EIR, oral and written testimony, and other
evidence received at the public hearings, reports, and other transmittals from City staff to the
Planning Commission and the City Council, and upon studies and investigations made by the
Planning Commission and the City Council, the City Council finds as follows:
A. The approving authority shall make one (1) or more of the following findings before
granting an oak tree permit:
a. The condition or location of the oak tree(s) requires cutting to maintain or aid its
health, balance, or structure;
b. The condition of the tree(s) with respect to disease, danger of falling, proximity to
existing lots, pedestrian walkways or interference with utility services cannot be
controlled or remedied through reasonable preservation and/or preventative
procedures and practices;
c. It is necessary to remove, relocate, prune, cut or encroach into the protected zone of an
oak tree to enable reasonable use of the subject property which is otherwise prevented
... by the presence of the tree and no reasonable alternative can be accommodated due to
the unique physical development constraints of the property; or
d. The approval of the request will not be contrary to or in conflict with the general
purpose and intent of the code.
The Project site contains 16 oak trees that are protected by the City's Oak Tree Preservation
Ordinance. The Project consists of the removal of 12 oak trees, including 6 heritage -sized
oak trees. The Project requires site grading and will raise the building pad elevations from
the current grade to allow use of the subject property. Of the 12 removals, 4 of the oaks are
proposed to be relocated throughout the site. Removals and relocated oak trees will require
mitigation in accordance with the City's Oak Tree Ordinance. The City would require
replacement oak trees to be planted in the landscaped areas of the Project site to offset the
loss of the removed oak trees. If planting on -site is not practicable, the applicant may donate
the replacement oak trees to the City or provide the equivalent monetary value of the
replacement trees to the City's Oak Tree Fund. Therefore, the Project includes Conditions of
Approval to provide additional justification, which includes grading plan details, cross -
sections, reappraisals, and a transplant study, before any proposed removal to be reviewed
and approved by the City. The compliance with the City's Oak Tree Preservation
Ordinance, including the Standards for Performance of Permitted Work of the Oak Tree
Preservation Guidelines, ensures that the Project would not conflict with any local policies
or ordinances protecting biological resources and impacts.
Sam B. No heritage oak tree shall be removed unless one(l) or more of the above findings are
made and the review authority also finds that the heritage oak tree's continued existence
would prevent any reasonable development of the property and that no reasonable
Page 17 of 19
alternative can be accommodated due to the unique physical constraints of the property. It
shall further be found that the removal of such heritage oak tree will not be unreasonably
detrimental to the community and surrounding area.
There are six heritage -sized oak trees proposed for removal. An assessment of each tree has
been provided in the applicant's Oak Tree Report. The heritage -size trees are numbered as
trees No. 1 through No. 5, and No. 7 in the Oak Tree Report. The City Arborist reviewed the
Oak Tree Report and found the assessment of each tree to be consistent with the conditions
observed upon site inspection. As stated in the Oak Tree Report, trees Nos. 1 and 2 have
structural defects and/or stem failures; trees Nos. 3, 4, and 5 have suffered fire damage and
resultant scarring and decay; and tree No. 7 has structural defects and disease. As indicated
in finding A above, grading is required to raise the building pad elevations to allow
reasonable use of the Project site. Further, due to the potential for structural failure of trees
Nos. 1, 2, 3, 4, 5, and 7 within the active studio campus, the trees are proposed for removal.
SECTION 8. The City Council hereby approves Master Case 21-109; Architectural Design
Review 21-016; Conditional Use Permit 21-010; Development Review 21-012; General Plan
Amendment 21-002; Hillside Development Review 21-001; Minor Use Permit 21-016; Oak Tree
Permit (Class 4) 421-001; Ridgeline Alteration Permit 21-001; and Tentative Map 83513 for the
development of the Shadowbox Studios Project in the City of Santa Clarita, California, subject to
the Conditions of Approval (Exhibit A).
SECTION 9. Reliance on Record. Each and every one of the findings and determinations in
this resolution are based on the competent and substantial evidence, both oral and written,
contained in the entire record relating to the Project. The findings and determinations constitute
the independent findings and determinations of the City Council in all respects and are fully and
completely supported by substantial evidence in the record as a whole.
SECTION 10. Limitations. The City Council's analysis and evaluation of the Project is
based on the best information currently available. It is inevitable that in evaluating a project that
absolute and perfect knowledge of all possible aspects of the Project will not exist. One of the
major limitations on analysis of the Project is the City Council's lack of knowledge of future
events. In all instances, best efforts have been made to form accurate assumptions. Somewhat
related to this are the limitations on the City's ability to solve what are in effect regional, state,
and national problems and issues. The City must work within the political framework within
which it exists and with the limitations inherent in that framework.
SECTION 11. Summaries of Information. All summaries of information in the findings,
which precede this section, are based on the substantial evidence in the record. The absence of
any particular fact from any such summary is not an indication that a particular finding is not
based in part on that fact.
SECTION 12. A copy of this resolution will be mailed to the Applicant and to any other •—•
person requesting a copy.
Page 18 of 19
SECTION 13. The City Clerk shall certify to the adoption of this resolution and certify this
record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED, AND ADOPTED this 22°d day of August, 2023.
Q� 4&X
V6R
ATTEST:
L41xe-'tl ,)
CITY CLERK f
DATE:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk, of the City of Santa Clarita, do hereby certify that the
foregoing Resolution No. 23-52 was duly adopted by the City Council of the City of Santa
Claritaat a regular meeting thereof, held on the 22°d day of August, 2023, by the following vote:
AYES: COUNCILMEMBERS: Smyth, Miranda, McLean, Gibbs
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
RECUSED: COUNCILMEMBERS: Weste
e�
G2�
CITY CLERK
Page 19 of 19
EXHIBIT A
MASTER CASE 21-109 (ARCHITECTURAL DESIGN REVIEW 21-016, CONDITIONAL
USE PERMIT 21-010, DEVELOPMENT REVIEW 21-012, GENERAL PLAN AMENDMENT
21-002, HILLSIDE DEVELOPMENT REVIEW 21-001, MINOR USE PERMIT 21-016, OAK
TREE PERMIT 421-001, RIDGELINE ALTERATION PERMIT 21-001, ZONE CHANGE
21-001, AND TENTATIVE MAP 83513)
CONDITIONS OF APPROVAL
GENERAL CONDITIONS
GC 1. These project approvals expire if the approved use is not commenced within two years
from the date of this approval, unless it is extended in accordance with the terms and
provisions of the City of Santa Clarita's (City) Unified Development Code (UDC).
GC2. To the extent the use approved with this project is a different use than previously
approved for the property, the prior approval is terminated along with any associated
vested rights to such use, unless such prior approved use is still in operation, or is still
within the initial pre -commencement approval period. Once commenced, any
discontinuation of the use approved with this project for a continuous period of two years
or more terminates the approval of this use along with any associated vested rights to
such use. The use may not be re-established or resumed after the two-year period.
Discontinuation includes cessation of a use regardless of intent to resume.
GC3. The permittee may file for an extension of the conditionally -approved project before the
date of expiration. If such an extension is requested, it must be filed not later than 60 days
before the date of expiration.
GC4. Unless otherwise apparent from the context, the term "permittee" includes the permittee
and any other persons, corporation, or other entity making use of this grant. The
permittee must defend, indemnify, and hold harmless the City of Santa Clarita, its agents,
officers, and employees from any claim, action, or proceeding against the City or its
agents, officers, or employees to attack, set aside, void, or annul the approval of this
project by the City, including any related environmental approvals. In the event the City
becomes aware of any such claim, action, or proceeding, the City will promptly notify the
permittee. Nothing contained in this condition prohibits the City from participating in the
defense of any claim, action, or proceeding, if both of the following occur: 1) the City
bears its own attorneys' fees and costs; and 2) the City defends the action in good faith.
The permittee is not required to pay or perform any settlement unless the settlement is
approved by the permittee. _
GC5. The permittee and property owner must comply with all inspections requirements as
deemed necessary by the Director.
"' GC6. The project site must be developed and/or used in the manner requested and must be in
substantial conformity with the submitted plans date -stamped
July 18, 2023, unless revisions and/or additional conditions are specifically required
herein.
GC7. This approval runs with the land. All rights and obligations of this approval, including the
responsibility to comply with the Conditions of Approval, are binding upon Permittee's
successors in interest. The Conditions of Approval may be modified, terminated, or
abandoned in accordance with applicable law including, without limitation, the Santa
Clarita Municipal Code (SCMC).
GC8. Any proposed deviations from the Exhibits, Project Description, or Conditions of
Approval must be submitted to the Director for review and approval. Any unapproved
deviations from the project approval will constitute a violation of the permit approval.
GC9. When exhibits and/or written Conditions of Approval are in conflict, the written
Conditions of Approval prevail over the exhibits.
GC10. The effectiveness of this project will be suspended for the time period that any Condition
of Approval is appealed whether administratively or as part of a legal action filed in a
court of competent jurisdiction. If any Condition of Approval is invalidated by a court of
law, the project must be reviewed by the City and substitute conditions may be imposed.
GC 11. The Permittee is responsible for ascertaining and paying all City fees as required by the
SCMC. This condition serves as notice, pursuant to Government Code § 66020(d) that
the City is imposing development impact fees (DIFs) upon the project in accordance with
the Mitigation Fee Act (Government Code § 66000, et seq.) and the SCMC. The
permittee is informed that it may protest DIFs in accordance with Government Code §
66020.
GC 12. The Permittee must sign these Conditions of Approval, as set forth below, to
acknowledge acceptance, within 30 days from the date of approval by the Planning
Commission.
GC13. This decision is not effective until Permittee acknowledges acceptance of all project
conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if
there is an appeal, until a final decision has been made on the appeal. By use of the
entitlements granted by a development application, the Permittee acknowledges
agreement with the Conditions of Approval.
GC 14. The City will only issue permits for the development when the construction documents
(e.g., building plans) substantially comply with the approved plans. Substantial
conformity is determined by the Director.
GC 15. Anything which is .not shown on the application/plans, or which is not specifically
approved, or which is not in compliance with this section, is not approved. Any
application and/or plans which are defective as to, without limitation, omission,
dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any
entitlements granted by this approval null and void. Construction must cease until all
2
requirements of this approval are complied with. Development entitlements may be .WR
withheld until violations of the SCMC are abated.
GC 16. The City will not issue a final Certificate of Occupancy until the Permittee complies with
all project conditions.
GC17. Permittee must reimburse the City for all attorneys' fees expended by the City that are
directly related to the processing of this project. The City will not issue a Final Certificate
of Occupancy or other final occupancy approval until all attorneys` fees are paid by te
Permittee.
PLANNING DIVISION
PL1. The permittee is granted approval for the following entitlements for the Shadowbox
Studios Project associated with Master Case 21-109:
a. Tentative Map 83513;
b. General Plan Amendment 21-002;
c. Zone Change 21-001;
d. Conditional Use Permit 21-010;
e. Minor Use Permit 21-016;
f. Hillside Development Review 21-001
g. Ridgeline Alteration Permit 21-001;
h. Oak Tree Permit 421-001;
i. Development Review 21-012; and
j. Architectural Design Review 21-016.
PL2. The permittee is granted approval to construct the proposed film and television studio
project in accordance with the approved plans on file with the Planning Division.
PL3. The permittee must comply with the Mitigation Monitoring and Reporting Program
(MMRP) prepared for the Final Environmental Impact Report (EIR) prepared for the
project (SCH No. 2022030762), which is incorporated by reference.
PL4. Parking must be provided in accordance with the approved; parking plan and the parking
demand study on file with the Planning Division.
PL5. All vehicle traffic associated with the film and television studio operation must enter at
Gate 1 or Gate 2 as labeled on the approved plans on file with the Planning Division.
Gate 3, as labeled on the approved plans on file with the Planning Division, is restricted
to egress only and must be designed as a right turn exit, westbound on 12th Street.
Emergency service only is permitted to use Gate 3 as an entrance.
PL6. Vehicle traffic during the hours of 10:00 p.m. to 6:00 a.m. must use Gate 1 for entrance
and exit. Large trucks (53-foot) are not permitted to enter or exit the North parking lot or
the Metropolitan Water District (MWD) parking area between 10:00 p.m. and 6:00 a.m.
PL7. If permission is granted by MWD, the permittee may utilize 11.4 acres of the MWD
property, immediately adjacent to the east, to provide excess parking and storage for
3
plants associated with film and television studio use. All plant material must be
maintained in good condition. Storage of empty pallets, plant containers, or dead plant
material is prohibited. No other outdoor storage is permitted on the MWD property.
Cleaning and/or maintenance of vehicles is not permitted on the MWD property between
the hours of 10:00 p.m. and 6:00 a.m.
PL8. The permittee may install a 12-foot tall perimeter fencing along the property line in
conformance with the fencing plan on file with this application. The fencing along the
west property line, facing Railroad Avenue must be staggered so that there is a minimum
2-foot step back in the face wall, with step backs provided at a ratio of 150 feet to 50 feet.
If the MWD property is not utilized for accessory parking, perimeter fencing must be
installed to allow for landscaping to screen the wall between the Project site and MWD
property.
PL9. Incidental outdoor filming is permitted on the studio facility campus. Outdoor sets or
soundstages are not permitted. Any incidental outdoor filming between the hours of
10:00 p.m. to 6:00 a.m. will require issuance of a film permit by the Santa Clarita Film
Office.
PL 10. All lighting must be directed down and shielded from neighboring uses. Drive aisle and
parking lot lighting must utilize energy management controls and occupancy sensors to
reduce lighting levels to the maximum extent possible when parking areas are not
occupied in conformance with the Lighting Design Criteria on file with this application.
PL11. The permittee must prepare and submit a site -specific Emergency Operation Plan (EOP)
to the Director before the Building Official issues a Certificate of Occupancy. The EOP
must include an evacuation plan for the studio campus and must include a training
program for all security personnel and tenants of the studio campus to ensure
preparedness in the event of an emergency. The EOP must identify opportunities that
would allow for the studio facility and local residents to shelter in place, and must
identify opportunities that would allow for the studio facility to access the MWD right of
way to the northeast as a means of evacuation in an emergency. The permittee must
install a vehicle gate at the northeast portion of the Project site that would allow access to
the adjacent MWD right of way to the northeast in the event of an emergency.
PL 12. The studio facility must have security personnel on -site 24 hours per day and must
establish a contact phone number for site operations, to be posted at each entry gate,
visible to the public.
PL13. The architecture of the proposed project must be consistent with the approved conceptual
architectural plans on file with this application and conform to the Community Character
and Design Guidelines (CCDG) for the Newhall community.
PL14. The maximum building height for each structure must be consistent with the approved
conceptual architectural plans on file with this application.
PL 15. All roof -mounted equipment must be screened from public view.
M
PL16. All ground -mounted mechanical equipment must be identified on the site plan and
screened from public view.
PL17. All utility connections must be designed to coordinate with the architectural elements of
the building.
PL18. No signage is included within this approval and is subject to a separate permit. The
permittee must submit a sign program before the installation of signs on the project site.
PL19. Heavy construction (including grading operations and earth movement) is limited to the
hours of 7:00 a.m. to 5:00 p.m., Monday through Friday, and between 8:00 a.m. and 5:00
p.m. on Saturdays unless otherwise approved by the Director of Community
Development upon formal written notification.
PL20. The existing row of mature pepper trees located along the MWD property must remain in
place. The permittee development plans, including grading plans, building permit plans,
and landscape plan must identify the existing trees on the site plan and must not include
any improvements that necessitate removal of the pepper trees.
PL21. Placerita Creek is not permitted to be channelized with exposed concrete. The existing
natural creek bottom must be maintained. Creek bank stabilization must be designed with
buried rock stabilization that allows for natural revegetation in conformance with the
Tentative Map on file with this application and subject to the satisfaction of the City
Engineer.
PL22. The permittee must obtain all necessary approvals or permits from the California
Department of Fish and Wildlife, Army Corps of Engineers, and the Regional Water
Quality Control Board before the Building Official issues grading permits.
PL23. The permittee must install Placerita Canyon gateway signage at the entrance into
Placerita Canyon at Placeritos Boulevard, and at Placerita Canyon Road to the
satisfaction of the Director of Community Development. The plan must incorporate
express language to state that no through traffic is allowed. The proposed gateway
signage must be presented to the Placerita Canyon Property Owners Association before
approval by the Director of Community Development. The permittee must obtain
applicable encroachment permits and license agreement from the City Engineer for the
construction and installation of any portion of the gateway signage located within the
public right of way.
Landscape Conditions
LR1. Before final landscape plan approval, plans must be approved by the Fire Department
Fuel Modification Unit.
LR2. Before the issuance of grading permit(s) the permittee must provide final landscape,
lighting and irrigation plans in conformance with the Water Efficient Landscape
Ordinance for Planning Division review and approval. The plan must be prepared by a
California -registered landscape architect and be designed with the plant palette suitable ^
for Santa Clarita (Sunset Western Garden Book Zone 18, minimum winter night
.m. temperatures typically 20' to 30' F; maximum summer high temperatures typically 105° F
to 110' F). The landscape design plan must meet the design criteria of the State Water
Efficiency Landscape Ordinance as well as all other current SCMC/UDC requirements.
LR3. Final landscape plans must contain all elements as listed in the checklist for preliminary
landscape plans and conform to the Landscaping and Irrigation Standards in the UDC
(§17.51.030). The following elements must be addressed on the final landscape plans:
(a) Landscape plans must show plant material to screen, at maturity, all trash
enclosures, transformer boxes, vault boxes, backflow devices, and other exterior
mechanical equipment. Screening material may include trees, shrubs (15-gallon
minimum size), clinging vines, etc. Masonry block (concrete masonry unit) trash
enclosures must be screened with both shrubs and clinging vines;
(b)
Landscape plans shall show all lighting fixtures, base dimensions, and typical
finish elevations;
(c)
An earthen berm or headlight hedge; measuring thirty-six (36) inches in height,
must be installed where vehicle lights on the property are directed towards
public streets or residential properties. The headlight hedge must be a dense
growing, minimum 15-gallon, evergreen shrub, measuring a minimum of thirty-
six (36) inches in height and touching leaf to leaf at the time of landscape
on%
inspection;
(d)
The permittee must place water -conserving mulching material on all exposed
soil in planting areas not covered by turfgrass. Mulching material may include,
without limitation, shredded bark, river rock, crushed rock, pea gravel, etc., and
must be at least two (2) inches deep;
(e) `
Before occupancy, the permittee must install all proposed irrigation and
landscape, including irrigation controllers, staking, mulching, etc., to the
satisfaction of the Director of Community Development. The Director may
impose inspection fees for more than one landscape installation inspection; and
(f)
Before occupancy, the permittee must submit to the Director of Community
Development a letter from the project landscape architect certifying that all
landscape materials and irrigation have been installed and function according to
the approved landscape plans.
ENGINEERING SERVICES DIVISION
General Requirements
EN1. At issuance of permits or other grants of approval, the permittee agrees to develop the
property in accordance with City codes and other appropriate ordinances such as the
_ Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
C
EN2. Before the City Engineer, or designee, issues a grading permit, the permittee must
demonstrate compliance with UDC Section 17.51.007 (Connected City Infrastructure
Program) requiring conduit from a location to be determined in the public right-of-way to
the Minimum Point of Entry or similar location within the project area that serves as the
main telecommunications closet. Conduit for this condition must be identified on
development plans.
EN3. Before the City Engineer, or designee, issues a grading permit, the permittee must obtain
septic system removal permit from the Building Official for any existing septic system(s)
on -site. The location of the existing septic system must be shown on the grading plan.
EN4. Before the Building Official issues a Certificate of Occupancy, all new and existing
power lines and overhead cables less than 34 KV within or fronting the project site must
be installed underground.
EN5. Before the City Engineer, or designee, issues grading permit, the permittee must obtain
the necessary approval from SCV Water Agency to remove and relocate the 6" ACP
water line per the approved Plan. Thereafter, the 6" ACP water line easement must be
vacated by the permittee to the satisfaction of the City Engineer.
EN6. Before the City Engineer, or designee, issues grading permit or Tract Map approval,
whichever comes first, the permittee must update its improvement plans per the MWD
letter dated January 13, 2022, which is incorporated by reference; and obtain its approval
for the proposed improvements within their 250-foot-wide fee -property right-of-way,
including the desilting basin on (APN: 2833-001-271), to the satisfaction of the City
Engineer.
ENT Before the dual 60" RCB storm drain plan approval, the permittee must obtain all
necessary approvals and maintenance easement from MWD for the proposed offsite
grading and construction of desilting basin on its property (APN: 2833-001-271) as
shown on Tract Map 83513, to the satisfaction of the City Engineer.
EN8. Before the City Engineer, or designee, issues grading permits, the permittee must obtain
all necessary approvals and permits from the California Public Utilities Commission and
Metrolink associated with this project, to the satisfaction of the City Engineer.
EN9. Before the City Engineer, or designee, issues grading permits or final map approval,
whichever comes first, the permittee must dedicate and record, by a separate instrument,
the following documents with Los Angeles County (County) Recorder's Office for the
Dockweiler Drive Extension Project:
A. Sufficient right-of-way dedication to the City of Santa Clarita along the project
frontage on 12th Street, 13th Street and Arch Street as required per the
Dockweiler Drive Extension project plans, to the satisfaction of the City
Engineer;
B. On -site storm drain easement(s) to the City of Santa Clarita for the installation
and maintenance of the proposed storm drain (36" RCP) and LID mitigation
7
AMEM
system as shown on the Dockweiler Drive Extension project & Shadowbox
Studio plans, to the satisfaction of the City Engineer; and
C. On -site temporary construction easement to the City of Santa Clarita for the
Dockweiler Drive roadway improvements, storm drain & LID system installation
and staging area for the Dockweiler Drive Extension Project, to the satisfaction of
the City Engineer.
Subdivision Requirements
EN10. Before the Building Official issues the first building permit, a Tract Map prepared by or
under the direction of a person licensed to practice land surveying in the State of
California must be approved by the City and filed in the Office of the County Recorder,
in compliance with applicable City, County, and State Subdivision Map Act.
EN11. Tentative map approval is subject to the permittee's acceptance of the following
conditions for acquisition of easements/right-of-way along Arch Street, 13th Street, and
Railroad Avenue:
A. The permittee must secure, at the permittee's expense, sufficient title, or interest in
land to permit construction of any required off -site improvements.
B. If the permittee is unable to acquire sufficient title or interest to permit construction of
"" the required off -site improvements, the permittee must notify the City of this inability
not less than six months before consideration of the Tract Map. In such case, the City
may thereafter acquire sufficient interest in the land, which will permit construction
of the off -site improvements by the permittee.
C. The permittee must pay all of the City's costs of acquiring said off -site property
interests pursuant to Government Code Section 66462.5. Permittee must pay such
costs regardless of whether the Tract Map is recorded or whether a reversion occurs.
The cost of acquisition may include, without limitation, acquisition prices, damages,
engineering services, expert fees, title examination, appraisal costs, acquisition
services, relocation assistance services and payments, legal services and fees,
mapping services, document preparation, expenses, and/or damages as provided
under Code of Civil Procedures Sections 1268.510-.620, and overhead.
D. The permittee agrees that the City will have satisfied the 120-day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto
when it files its eminent domain action in superior court within said time.
E. At the time the permittee notifies the City as provided in "B" hereinabove, the
permittee shall simultaneously submit to the City in a form acceptable to the City all
appropriate appraisals, engineering specifications, legal land descriptions, plans,
pleadings, and other documents deemed necessary by the City to commence its
Ana acquisition proceedings. Said documents must be submitted to the City for
preliminary review and comment at least 30 days before the permittee's notice
described hereinabove at `B".
8
F. The permittee agrees to deposit with the City, within five days of request by the City, �+
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time.
G. The permittee shall not sell any lot/parcel/unit shown on the Tract/Parcel Map until
the City has acquired said sufficient land interest.
H. If the superior court thereafter rules in a final judgment that the City may not acquire
said sufficient land interest, the permittee agrees that the City may initiate
proceedings for reversion to acreage.
I. The permittee must execute any agreements mutually agreeable before approval of
the Tract Map as may be necessary to assure compliance with the foregoing
conditions.
Failure by the permittee 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
permittee's waiver of the requirements otherwise imposed upon the City to acquire
necessary interests in land pursuant to Section 66462.5. In such event, subdivider
shall meet all conditions for installing or constructing off -site improvements
notwithstanding Section 66462.5.
EN12. Before the Tract Map is filed with the County Recorder, the permittee may not grant or ^
record easements within areas proposed to be granted, dedicated, or offered for
dedication for public streets or highways, access rights, building restriction rights, or
other easements; unless subordinated to the proposed grant or dedication. If easements
are granted after the date of tentative map approval, subordination must be executed by
the easement holder before the filing of the Tract Map.
EN 13 . Before Tract Map approval, the permittee must label driveways as "Private Driveway and
Fire Lane" on the map, as directed by the City Engineer.
EN 14. Before Tract Map approval, the permittee must vacate and/or relocate easements running
through proposed structures, as directed by the City Engineer.
EN15. Before Tract Map approval, the permittee must offer in dedication any necessary
easements (sewer, storm drain) for public improvements.
EN16. Before Tract Map approval, the permittee must post bonds for all proposed public
improvements associated with the project, to the satisfaction of the City Engineer.
EN 17. At map check submittal, the permittee must provide a preliminary subdivision report. A
final subdivision guarantee is required before Tract Map approval.
EN18. Before Tract Map approval, the permittee must provide a Will Serve Letter stating that
Community Antenna Television service (CATV) will be provided to this project. 01"
EN 19. Before Tract Map approval, the permittee must provide a Will Serve Letter from all
necessary utilities, stating that service will be provided to this property.
6&
EN20. Before Tract Map approval, the permittee must offer in dedication to the City the right to
prohibit the erection of building(s) and other structures within open space.
EN21. Before Tract Map approval, the permittee must place a note on the map, prohibiting the
lot owners within this development from interfering with the established drainage and
from erecting concrete block walls or similar solid constructions, except as approved by
the City Engineer.
EN22. Before Tract Map approval, the permittee must pay street maintenance fees to cover the
cost of one-time slurry seal of public streets within the development.
EN23. Before Tract Map approval, the permittee must show on the map all Los Angeles County
Flood Control District Easements. A permit will be required for any construction
affecting these right-of-way or facilities.
EN24. Before Tract Map approval, the permittee must show on the map easements for
maintenance purposes to the City of Santa Clarita for all drainage systems, Placerita
Creek bank protections, W.Q.T./debris/desilting basins, and LID mitigation devices that
are to be maintained by Drainage Benefit Assessment Area (DBAA), to the satisfaction
of the City Engineer.
Grading and Geology Requirements
EN25. Before the City Engineer, or designee, issues grading permit, the permittee must submit a
grading plan consistent with the approved Plan, oak tree report, and conditions of
approval. The grading plan must be based on a detailed engineering geotechnical report
specifically approved by the geologist and/or soils engineer that addresses all submitted
recommendations, including seismic hazards associated with liquefaction.
EN26. Before grading plan approval, the permittee must acquire applicable permits from the
Army Corps of Engineers, California Department of Fish and Wildlife, and the Regional
Water Quality Control Board. A copy of the permits, or a response letter from each
agency indicating a permit is not required, must be submitted to the City Engineer, or
designee before Plan approval.
EN27. Before the City Engineer, or designee, issues grading permit, the permittee must obtain a
Letter of Permission for grading over all easements, such as SCV Water Agency line and
sewer main, from each easement holder.
EN28. Before the City Engineer, or designee, issues grading permit, the permittee must obtain a
Letter of Permission from Southern California Regional Rail Authority (SCRRA) for the
proposed grading and improvements shown on its property per Tentative Map 83513.
EN29. Before grading plan approval, the permittee must obtain all necessary approvals from the
County and City for the relocation of existing 18" sewer main (PC03-08).
EN30. Before the Building Official issues a building permit, the permittee must relocate the 18"
sewer main (PC03-08) and 6" ACP water main to the satisfaction of the City Engineer.
10
EN31. Before the Building Official issues a building permit, the permittee must construct all r�
grading and drainage facilities within the project site, obtain rough grade certifications,
and a compaction report approved by the City Engineer.
Drainage Requirements
EN32. Before grading plan approval, the permittee must submit the 36" RCP storm drain plans
along with the associated LID mitigation system connected with the Dockweiler
Extension project to Los Angeles County Department of Public Works, Land
Development Division for review and approval.
EN33. Before the 36" RCP storm drain plans approval, the permittee must obtain written
approval from the Los Angeles County Flood Control District of all easements needed for
future maintenance by the District.
EN34. Before grading plan approval, the permittee must submit the LID mitigation plans
associated with the 36" RCP storm drain to Engineering Services Division for review and
approval; and provide maintenance easement to the satisfaction of the City Engineer.
EN35. Before the Building Official issues a building permit, the permittee must construct the
36" RCP storm drain connected with the Dockweiler Drive Extension project to the
satisfaction of Los Angeles County Flood Control District and the associated LID
mitigation system to the satisfaction of the City of Santa Clarita.
EN36. Before grading plan approval, the permittee must obtain approvals for the Placerita Creek
Banks Protection Plans, Dual 60" RCB plans and associated W.Q.T./debris/desilting
basins plans from City of Santa Clarita, Engineering Services Division and secure
maintenance easement for each system.
EN37. Before Tract Map approval, the permittee must form DBAA to fund the ongoing
maintenance of all drainage systems, debris basins(s)/LID mitigation devices that are not
transferable to the Los Angeles County Flood Control District but required to be
maintained by the City.
EN38. Before the City's release of any bond monies posted for the construction of storm drain
infrastructure, the permittee or subsequent property owners are responsible for providing
all required materials and documentation to complete the storm drain transfer process
from the City of Santa Clarita to the Los Angeles County Flood Control District. The
permittee or subsequent property owners are also responsible for providing regularly
scheduled maintenance of the storm drain infrastructure, as directed by the City Engineer,
until such time that full maintenance be assumed by the Flood Control District.
EN39. Specific drainage requirements for the site will be established at building permit
application. Before the Building Official issues a Building Permit, the permittee must
submit a precise grading plan.
11
Federal Emergency Management Agency (FEMA) Flood Zone Requirements
EN40. The project is located in FEMA Flood Zone (AE, AO) in accordance with the Federal
Flood Insurance Rate Maps (FIRMS). The permittee must comply with the New FEMA
Map requirements.
A. For the proposed improvements within the Floodway, the permittee is required to
comply with FEMA requirements to revise the FIRMS. Before first building final, the
permittee must complete a Letter of Map Revision (LOMR) for proposed
improvements in the Floodway.
B. For the proposed improvements within the Flood fringe, the permittee is required
to comply with FEMA requirements to revise the FIRMs. Prior to issuance of grading
permit, the permittee must complete a Conditional Letter of Map Revision (CLMOR)
and prior to first building final, the permittee must complete a LOMR.
Water Quality Requirements
EN41. This project will disturb one acre or more of land. Therefore, the permittee must obtain
coverage under a statewide General Construction Activities Stormwater Permit (General
Permit). In accordance with the General Permit, the permittee must file with the State a
Notice of Intent (NOI) for the proposed project. Before issuance of grading permit by the
City, the permittee shall have approved by the City Engineer a Stormwater Pollution
.•. Prevention Plan (SWPPP). The SWPPP must include a copy of the NOI and must
reference the corresponding Waste Discharge Identification (WDID) number issued by
the state upon receipt of the NOI.
EN42. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a development with equal to one acre or greater of
disturbed area that adds more than 10,000 square feet of impervious surface area. Before
issuance of grading permit, the permittee shall have approved by the City Engineer, an
Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post
construction Best Management Practices (BMPs), maximizes pervious surfaces, and
includes infiltration into the design of the project. Refer to the Low Impact Development
ordinance and the County of Los Angeles Low Impact Development manual for details.
EN43. Before the Building Official issues a Certificate of Occupancy, the permittee must form
an assessment district to finance the future ongoing maintenance and capital replacement
of SUSMP devices/systems identified on the latest approved Drainage Concept/Storm
drain plan/Plan. The permittee must cooperate fully with the City in the formation of the
assessment district, including, without limitation, the preparation of the operation,
maintenance, and capital replacement plan for the SUSMP devices/systems and the
prompt submittal of this information to City for review and approval. The permittee must
pay for all costs associated with the formation of the assessment district. SUSMP
devices/systems must include, without limitation, catch basin inserts, debris excluders,
Amm biotreatment basins, vortex separation type systems, and other devices/systems for
stormwater quality. The permittee must maintain, at its cost, all SUSMP devices/systems
until the district is established.
12
Street Light Requirements
EN44. Before street plan approval, the permittee must submit a Street Light Plan, consistent
with the Placerita Canyon Special Standards District (PCSSD), to the Engineering
Services Division for review and approval. Street -lighting systems must be designed as
City -owned and maintained on the LS-2 rate schedule, using LED fixtures approved by
the City's Streetlight Maintenance District Division.
EN45. Before building final, the permittee must install street lights per the approved plans, to the
satisfaction of the City Engineer.
Street Improvement Requirements
EN46. Before street plan approval, all streets must be designed in accordance with the SCMC
and street design criteria, and consistent with the PCSSD.
EN47. Before any construction (including, without limitation, drive approaches, sidewalks,
sewer laterals, curb and gutter, etc.), trenching or grading within public street right-of-
way, the permittee must submit a street improvement plan consistent with the approved
Plan, oak tree report, and conditions of approval; and obtain encroachment permits from
the City Engineer, or designee.
EN48. Before street plan approval, the permittee must submit a street tree location plan to the
City's Urban Forestry Division for review and approval. The location of the street trees
shall not conflict with sewer or storm drain infrastructure. The plan must include
proposed sewer lateral locations and storm drain infrastructure for reference.
EN49. Before the Building Official issues a building permit, the permittee must dedicate to the
City the right-of-way required for all adjacent street improvements as reflected on the
approved plans.
EN50. Before the Building Official issues a Certificate of Occupancy, the permittee must
dedicate sidewalk easements sufficient to encompass ADA requirements for sidewalks
installed with drive approaches per the current City standard APWA 110-2, Type C, or
equivalent.
13
Omm
EN51. Before first building final, the permittee must fully construct the following street
improvements within and along the frontage of the project to the satisfaction of the City
Engineer:
Inverted
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Street Name
Shoulder
Gutter
PavingLights
g
Trees
5'min
Median
13th Street
X
X
X*
X
X
X
13th Street over Railroad
Crossing
X
X
X*
X
X
—
X
Arch Street
X
X
X*
X
X
X
12th Street
X
X
X*
X
X
Interior — Private Streets
***
X
X,
X
X
X
* Street Lights at the intersection only; *** Streets or Private Drive and Fire Lane; X Sidewalk must be a minimum
width of 8' along the north side of 13th Street and east side of Arch Street.
Additionally, the permittee must pay for the cost difference of design, construction, and
any necessary permitting of these public streets for deviating from the Dockweiler Drive
Extension Project plans dated June 25, 2021, including the cost associated with the
acquisition of additional rights -of -ways required as a result of the permittee's plans along
all properties and existing businesses that are planned to be vacated with the Dockweiler
Drive Extension Project.
EN52. Before first building final, the permittee must construct the following off -site street
improvements (and any additional street improvements required per the EIR) to the
satisfaction of the City Engineer, if the Dockweiler Drive Extension Project is not
completed:
Inverted
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Street Name
Shoulder
Gutter
PavingLights
g
Trees
5'min
Median
Railroad Avenue
X
X
X
X
X
X
13th Street over Railroad
Crossing +
X
X
X
X
X
Placerita Canyon Road
X
X
X*
X
X
Dockweiler Drive Extension
from 12th Street to Placerita
X
X
X*
X
X
X
Canon Road
* Street Lights at the intersection only; and + May require additional right-of-way and approval from CPUC and
Metrolink
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EN53. Before street plan approval for improvements along 13th Street, the permittee must
obtain all necessary approvals for construction phasing and traffic detour plans submitted
to the satisfaction of the City Engineer.
EN54. Before street plan approval, the permittee must design wheelchair ramps at each
intersection, as directed by the City Engineer.
Sewer Improvement Requirements
EN55. Before the Building Official issues a building permit, the permittee must relocate the
existing sewer main (PC03-08) per the plans submitted by the permittee.
EN56. The on -site sewer must be a privately maintained system. Before Grading Plan approval,
the permittee must submit an "on -site sewer plan." The "on -site sewer plan" must be
designed per the California Plumbing Code and approved by the City's Building &
Safety Division before Grading Plan approval. If compliance with the California Building
Code is impractical, the permittee must prepare a sewer plan for a publicly maintained
sewer. The public sewer plan must be reviewed and approved by the Los Angeles County
Department of Public Works (Sewer Maintenance Division), Los Angeles County
Sanitation District, and the City Engineer; and all necessary easements for maintenance
of the sewer must be dedicated to the City of Santa Clarita.
EN57. Before the Building Official issues a building permit, the permittee must annex the
property into the County Sanitation District. The permittee must provide the City's r'1
Building & Safety Division with written confirmation from the Sanitation District that the
property has been annexed.
EN58. Before the Building Official issues a building permit, the permittee must pay the Placerita
Canyon Sewer User Connection Fee and processing fee. The processing fee is subject to
change and is based on the rate at the time of payment. The Placerita Canyon Sewer User
Connection Fee is not subject to change. The User Fee is based on the number of Acres
(AC), Equivalent Dwelling Units (EDUs), and cost per EDUs. For a Commercial
Properties (CC) in Area 1, the cost per EDU is $412 and there are 15 EDUs per AC.
Therefore, Total User Fee = 67.9AC x 15EDUs/AC x $412/EDU = 67.9 x 15 x 412 =
$ 419,622.00. Currently, the processing fee is $913.00.
EN59. Before the Building Official issues a building permit, the permittee must upgrade the
sewer per the approved sewer area study, to the satisfaction of the City Engineer. At the
discretion of the City Engineer, the permittee may be permitted to pay their fare cost for
the sewer upgrades.
Transit Oriented Improvements
EN60. Before the Building Official issues a Certificate of Occupancy, the permittee must
dedicate necessary easements, and construct class 1 trail along the project frontage on
12th Street, Arch Street, and 13th Street, as required by Parks Planning and to the
satisfaction of the City Engineer.
15
EN61. Before the Building Official issues a Certificate of Occupancy, the permittee must pay an
amount of $4,844,928 towards the trail from Dockweiler Drive Extension to Newhall
Metrolink station including pedestrian bridge over Newhall creek and other future
improvements associated with enhancing mobility in the Newhall area in accordance with
the City's Non -Motorized plan.
Bonds, Fees and Miscellaneous Requirements
EN62. Before Final Map approval or award of the construction contract for Dockweiler Drive
Extension project, whichever comes first, permittee must pay the applicable Bridge and
Thoroughfare (B&T) in the amount of $10,146,300.
EN63. Before City Engineer, or designee, issue encroachment permits for public improvements
required to be installed by the project (Street, Sanitary Sewer, Storm Drain, and Street
Lights), the permittee, by agreement with the City Engineer, must guarantee installation
of the improvements through faithful performance bonds, letters of credit, or any other
acceptable means. Building final will be withheld if the improvements are not completed.
TRAFFIC DIVISION
TR1. Adequate sight visibility is required at all driveway -street intersections and must follow
"' the latest Caltrans manual for applicable requirements. Adequate sight visibility must be
demonstrated on the final map and grading plan. This must be shown on all applicable
plans before the Building Official issues a building permit.
TR2. All project driveways and internal roadways must intersect with the adjacent roadways at
90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This
must be shown on all applicable plans before the Building Official issues a building
permit.
TR3. Before street plan approval, the permittee must show on the street plan drive approaches
using a modified commercial driveway design (APWA 110-2, Type C or equivalent) that
will provide a street/drive approach transition with a maximum algebraic grade difference
of 10%. Construction details must be shown on the street plan providing a transition no
greater than this maximum.
TR4. Per the City's UDC (Section 17.53.020), project access locations must have a minimum
stacking distance of 100' from the face of curb at signalized locations; a minimum
stacking distance of 40' from the face of curb at non -signalized locations along 13th
Street and Arch Street; and a minimum stacking distance of 20' from the face of curb at
non -signalized locations along 12th Street. This is to be measured from the final curb line
(flow line) to the first parking stall or drive aisle.
TR5. All driveway openings must be a minimum 30-feet wide. All interior drive aisles must be
a minimum of 26-feet wide. Driveways and drive aisles serving trucks and other large
vehicles must be wider as necessary to accommodate these vehicles. These dimensions
16
must be shown on all applicable plans before the Building Official issues the first
building permit.
TR6. The permittee is responsible for installation of new conduit for the installation or the
future installation of fiberoptic cable due to street improvements associated with the
project. This must be shown on all applicable plans and installed to the satisfaction of the
City Engineer. This interconnect conduit and cable is also required along new frontage
improvements. All improvement plans for the above interconnect must be approved by
the City Traffic Engineer. The interconnect conduit and cable must be installed at the
time of the respective traffic signal and/or frontage improvements.
TR7. Before issuance of any City -issued permit, the permittee must demonstrate that both the
CPUC and Metrolink have granted approval of the project access at 13th Street/Arch
Street, due to its proximity to the at -grade railroad crossing at Railroad Avenue/13th
Street.
TR8. Before street plan approval for any roadway improvements, the permittee must obtain all
necessary approvals for construction phasing and traffic detour plans submitted to the
satisfaction of the City Engineer. The construction phasing and traffic detour plans must
maintain access to the Placerita Canyon neighborhood for the duration of the roadway
construction. The detour may require additional interim roadway and intersection
improvements for the duration of the detour, to the satisfaction of the City Engineer.
.-.
TR9. Before issuance of building permits, the permittee must acquire and dedicate to the City
the right-of-way required for all on -site and off -site street improvements as identified in
Traffic Engineering Condition 11, to the satisfaction of the City Engineer. (See applicable
Engineering Services Conditions of Approval under Subdivision Requirements regarding
acquisition of easements and right-of-way.)
TR10. The permittee must provide an additional traffic phasing study to determine the
appropriate timing of the following improvements to the satisfaction of the City
Engineer. If a traffic phasing study is not provided before issuance of first building
permit, these improvements must be completed before the Building Official issues the
first Certificate of Occupancy.
TR11. Railroad Avenue & 13th Street:
• Add Southbound Left -Turn Lane to provide 2 left -turn lanes, 2 through lanes
• Add 2 Westbound Lanes to provide 1 left -turn lane, 1 left/through lane, 1 right -turn
lane
• Add Second Eastbound Lane along 13th Street
TR12. Arch Street & 13th Street:
• Construct new signalized intersection with the following lane geometries
• Northbound (Arch St.): 1 left -turn lane, 1 left/through lane, 1 through/right-turn lane
• Southbound (Gate 1): 2 through lanes, 1 right -turn lane
• Eastbound (13th St.): 2 left -turn lanes, 1 through lane, 2 right -turn lanes
• Westbound (Gate 2): 1 left -turn lane, 1 through/right-turn lane i
17
TR13. Arch Street & 12th Street:
• Construct new signalized intersection with the following lane geometrics
• Northbound (Dockweiler Dr.): 1 left -turn lane, 1 through lane, 1 through/right-turn
lane
• Southbound (Arch St.): 1 left -turn lane, 2 through lanes, 1 through/right-turn lane
• Eastbound (12th St.): 1 left/through lane, 1 right -turn lane
• Westbound (12th St.): 1 left/through lane, 1 right -turn lane
TR14. Dockweiler Drive & Placerita Canyon Road:
• Construct new signalized intersection with the following lane geometrics
• Northbound (Dockweiler Dr.): 1 through/right-turn lane
• Southbound (Dockweiler Dr.): 1 left -turn lane, 2 through lanes
• Westbound (Placerita Canyon Rd.): 1 left -turn lane, 1 right -turn lane
TR15. Bouquet Canyon Road & Valencia Boulevard:
• Add Eastbound Right -Turn Lane to provide 3 left -turn lanes, 3 through lanes, 1 right -
turn lane
• Provide Eastbound Right -Turn Lane into shopping center on southeast corner
TR16. Bouquet Canyon Road & Magic Mountain Parkway:
• Add Southbound Through Lane to provide 3 through lanes, 1 right -turn lane
TR17. Sierra Highway & Newhall Avenue:
• Add Northbound Through Lane to provide 2 left -turn lanes, 3 through lanes, 1 right -
turn lane
TR18. Wiley Canyon Road & Lyons Avenue:
• Add Southbound Left -Turn Lane to provide 2 left -turn lanes, 2 through lanes, 1 right -
turn lane
TR19. Orchard Village Road & Lyons Avenue:
• Modify Eastbound Approach to provide 2 left -turn lanes, 3 through lanes
TR20. Valle del Oro & Dockweiler Drive — install traffic signal
TR21. Sierra Highway & SR-14 Southbound Ramps (requires Caltrans approval)
• Add Southbound Left -Turn Lane to provide 2 left -turn lanes, 2 through lanes
TR22. Placerita Canyon Road & SR-14 Northbound Ramps (requires Caltrans approval)
_ • Modify intersection to provide all -way stop control
• Add Off Ramp Left -Turn Lane to provide 2 left -turn lanes, one right -turn lane
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TR23. Before the Building Official issues a Certificate of Occupancy, the permittee must pay a
traffic -signal timing fee for the update of the traffic -signal timing at up to ten
intersections in the surrounding area. The cost is $4,000 per intersection ($40,000 total).
TR24. Unless otherwise modified by the terms of a Construction Agreement between the
Permittee and the City of Santa Clarita, before Final Map approval, the permittee must
post a security in the amount of the applicable Bridge and Thoroughfare (B&T) District
Fee to implement the Circulation Element of the General Plan as a means of mitigating
the traffic impact of this project. This project is located in the Via Princessa B&T
District. The current rate for this District is $21,820. The B&T rate is subject to change
and is based on the rate at the time of payment. Release of the security is subject to
confirmation of completion of Circulation Element roadway improvements as identified
in the B&T Fee methodology.
Standard B&T Fee Calculation:
Commercial = the gross acres (93) x the district rate ($21,820) x 5.0 = $10,146,300
BUILDING & SAFETY DIVISION
Plans and Permits
BSI. Construction drawings shall be prepared and submitted to the Building & Safety Division
for plan review and building permit issuance. Supporting documents; such as structural
and energy calculations, and geotechnical reports must be included with the plan
submittal.
BS2. Construction drawings submitted for plan review shall show must compliance with all
applicable local, county, state and federal requirements and codes. The project shall
comply with the building codes in effect at time of building permit application including
all new supplements.
a. Building permit applications are valid for one year and were received on December
16, 2022. If building permits (including "foundation only" permits) are not issued by
the end of 2023, they will expire. Building permit applications may be extended with
the condition the project complies with the newer 2022 California Codes. All building
permits (including "foundation only" permits) require the clearance from all agencies
listed in comment # 13 below.
BS3. Construction drawings submitted for plan review shall be complete. Submitted plans shall
show all architectural, accessibility, structural, mechanical, plumbing, and electrical work
that will be part of this project. Civil, landscape, interior design, and other plans not
related to the building code are not reviewed by the Building & Safety Division.
BS4. Construction drawings shall be prepared by qualified licensed design professionals
(California licensed architects and engineers).
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BS5. The City of Santa Clarita has amended some portions of the 2019 California Building
Codes. A copy of these amendments is available at the Building & Safety public counter
and on our website at: http://www.santa-clarita.com/Home/ShowDocument?id=17773. A
copy of the 2022 California Building Code amendments is available at the Building &
Safety public counter and on our website: https://www.santa-
clarita.com/home/showpublisheddocument/21751 /63 8073 266141000000
BS6. Construction drawings may be submitted electronically or by submitting paper plans. In
either case an "eService Account" must be created to access our permitting system.
Please log on to: www.santa-clarita.com/eservice and create an account by clicking
"register for an Account."
BS7. Construction drawings submitted to Building & Safety shall include a complete building
code analysis and floor area justification for the proposed buildings per chapter 5 and 6 of
the California Building Code. Sound stages without live audiences will be considered
Group F-1 occupancies. Sound stages with live audiences will be considered Group A-1
occupancies.
BS8. The submitted site plans must show all parcel/lot lines, easements, fire separation
distances, restricted use areas, etc. Any construction proposed in an easement must obtain
the easement owner's written permission or the easement must be removed. Parcel lines
that overlap any proposed buildings must be removed (lot line adjustment) prior to
building permit issuance.
Clean Air, Electric Vehicle and Bicycle Parking per CalGreen
BS9. Clean Air Vehicle parking spaces (including future Electric Vehicle (EV) Charging
Stations) shall be provided and designated as "CLEAN AIR/VANPOOL/EV." The
number of Clean Air Vehicles may be required to be up to 12% of the total number of
parking spaces provided on the site per the 2019 CalGreen Building Standards Code
supplement effective July 1, 2021, table 5.106.5.2.
a. If building permits are not obtained by the end of 2023 and the 2022 California Green
Building Standards Code is required to be followed, no Clean -Air parking spaces will
be required.
BS 10. Electric Vehicle Charging Spaces (EVCS), shall be provided and equipped with the
necessary infrastructure for the future installation of EV charging equipment. Future
EVCS with the charging equipment not installed with this project are considered Clean
Air Vehicle parking spaces. Up to 10% of the total number of parking spaces provided on
site shall be EV Charging Spaces (future EV charging stations) per 2019 CalGreen
Building Standards Code supplement effective July 1, 2021, table 5.106.5.3.3.
a. If building permits are not obtained by the end of 2023 and the 2022 California Green
Building Standards Code is required to be followed, the number of EV Capable
spaces shall be required to be up to 20% of the total number of parking spaces
provided on site.
b. Additionally, the 2022 CalGreen Code requires up to 25% the number of EV Capable
spaces to be installed with EV charging equipment and become EV Charging
Stations.
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BS I L Short -Term Bicycle Parking shall be provided based on 5% of the total number of
anticipated visitor parking spaces with a minimum of one two -bike rack. CalGreen
section 5.106.4.1.1.
BS 12. Long-term bicycle parking (lockable) shall be provided based on 5% of the total number
of tenant -occupant (employee) parking spaces with a minimum of one bicycle parking
facility. CalGreen section 5.106.4.1.2.
Agency Clearances
BS 13. Prior to issuance of building permits, clearances from the following agencies will be
required:
a. City Planning Division,
b. City Engineering Services (soil report review and grading),
c. City Environmental Services (Construction & Demolition Plan deposit),
d. City Traffic & Transportation Planning,
e. City Urban Forestry Division (when Oak Trees occur on site)
f. Los Angeles County Fire Prevention Bureau,
g. Los Angeles County Environmental Services (Health Dept. for food service & sales),
h. Los Angeles County Environmental Programs (Industrial Waste),
i. Los Angeles County Sanitation District,
j. Santa Clarita Valley Water Agency,
k. William S. Hart School District and appropriate elementary school district, am"
An agency referral list with contact information is available at the Building & Safety
public counter. Please contact the agencies above to determine if there are any plan
review requirements and/or fees to be paid. Clearances from additional agencies may be
required and will be determined during the plan review process.
Accessibility
BS 14. All applicable disabled access requirements of Chapter 11 B of the California Building
Code, including site accessibility details and information, shall be shown on the
architectural plans versus civil plans.
BS 15. Accessible parking spaces must be dispersed and located on the shortest accessible route
to accessible entrances of all buildings.
BS 16. An accessible route between all accessible building entrances and the public sidewalk
must be provided. Where more than one site route is provided, all routes must be
accessible.
BS17. At least one EVCS (or future EV Charging Station) serving each parking facility, shall be
sized to be VAN accessible and located on an accessible route to the building entrances.
CBC 1113-228.3, 11B-502.3 and I IB-812.7.
BS 18. Additional standard accessible EV parking spaces and ambulatory EV parking spaces
shall be provided on an accessible route to the building entrances. CBC I IB-228.3 and
11B-812.
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'MM BS19. The required number of accessible parking spaces and required number of accessible
EVCS (or future EV Charging Stations), shall be based on the number of parking spaces
provided at each type of parking facility. CBC 1113-208.2 and I IB-228.3.
Soil Reports and Grading
BS20. A complete soils and geology investigation report is required. The report shall be
formally submitted to the Engineering Division for review and approval. The
recommendations of the report shall be followed and incorporated into the construction
drawings. A copy of the report must be submitted to Building & Safety at time of plan
submittal.
BS21. The following grading work shall be completed before the Building Official issues
building permits:
a. The Engineering Services Division shall issue a grading permit and all rough grading
and/or re -compaction work must be completed.
b. A final compaction report and a Pad Certification for each building shall be submitted
to and approved by the Engineering Services Division.
Hazard Zones
BS22. A portion of the project site is located within the City's Fire Hazard Zone. New buildings
shall comply with the California Building Code Chapter 7A: MATERIALS AND
... CONSTRUCTION METHODS FOR EXTERIOR WILDFIRE EXPOSURE. A summary
of these requirements is available at the Building & Safety's public counter or visit:
http://www.santa-clarita.com/home/showdocument?id=10685. Plans submitted to
Building & Safety shall show compliance with all applicable Fire Zone requirements.
BS23. A portion of the project site is located within a Special Flood Hazard Zone. All
construction within the floodplain shall comply with the City's Floodplain Ordinance
(Chapter 10.06 of the Municipal Code), all Engineering Services Division requirements,
all FEMA regulations, National Flood Insurance Program (NFIP) regulations, California
Building Code, and ASCE 24-13.
ENVIRONMENTAL SERVICES DIVISION
ESI. For the Sound Stage Buildings (475,473 square feet): Provide sufficient trash enclosures
to house at least fifty (50) 3-yard bins. Twenty-five (25) of the bins should be reserved
for recyclable materials only. In addition, space must be added for organics/food waste
recycling per SB1383.
For the Production Support Area (565,390 square feet): Provide sufficient trash
enclosures to house at least fifty-eight (58) 3-yard bins. Twenty-nine (29) of the bins
should be reserved for recyclable materials only. In addition, space must be added for
organics/food waste recycling per SB1383.
man
For the Office Buildings (198,087 square feet): Provide sufficient trash enclosures to
house at least twenty-two (22) 3-yard bins. Eleven (11) of the bins should be reserved for
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recyclable materials only. In addition, space must be added for organics/food waste POOR
recycling per SB1383.
For the Catering Building (30,000 square feet): Provide sufficient trash enclosures to
house at least four (4) 3-yard bins. Two (2) of the bins should be reserved for recyclable
materials only. In addition, space must be added for organics/food waste recycling bins
per S131383.
All enclosures must be shown on the site plan with dimensions, bin layout/floor plan,
consistent with the surrounding architecture, and be constructed with a solid roof.
Elevations for enclosures must be provided. The enclosure(s) must be located to provide
convenient pedestrian and collection vehicle access.
ES2. All enclosure requirements as listed in Environmental Services conditions above must be
reviewed and approved prior to receiving agency clearance for issuance of building
permits.
ES3. Modifications to enclosure and bin requirements must be submitted to Environmental
Services and may be presented as part of a Trash Management Plan. The Trash
Management Plan must provide adequate trash, recycling and organics service and
infrastructure for the project. The Trash Management Plan will be approved at the
discretion of the Director of Neighborhood Services. The Trash Management Plan must
be approved prior to receiving agency clearance for issuing of building permits.
ES4. All demolition projects regardless of valuation, all commercial construction projects
valuated greater than $200,000 or over 1,000 square feet for new construction, all new
residential construction projects, and all residential additions and improvements that
increase building area, volume, or size must comply with the City's Construction and
Demolition Materials (C&D) Recycling Ordinance.
ES5. C&D Materials Recycling Ordinance:
a. Construction and Demolition Materials Management Plan (C&DMMP) must be
prepared and approved by the Environmental Services Division before obtaining
any grading or building permits.
b. A minimum of 65% of the entire project's inert (dirt, rock, bricks, etc.) waste and
65% of the remaining C&D waste must be recycled or reused rather than
disposing in a landfill.
For renovation or tenant improvement projects and new construction projects, a
deposit of 2% of the estimated total project cost or $15,000, whichever is less, is
required. For demolition projects, a deposit of 10% of the estimated total project
cost or $15,000, whichever is less, is required. The full deposit will be returned to
the permittee upon proving that 65% of the inert and remaining C&D waste was
recycled or reused.
ES6. Per the California Green Building Standards Code, 100 percent of trees, stumps, rocks
and associated vegetation and soils resulting primarily from land clearing must be reused
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or recycled. For a phased project, such material may be stockpiled on site until the
storage site is developed.
ES7. All projects within the City not self -hauling their waste materials must use one of the
City's franchised haulers for temporary and roll -off bin collection services. Please visit
GreenSantaClarita.com for a list of approved haulers.
PARKS PLANNING
PP1. Before the Building Official issues the first Certificate of Occupancy, the permittee must
acquire the necessary right-of-way and dedication of easement, and construct the multi-
purpose trail on -site, along 12th Street, Arch Street, and 13th street, from the southeast
project limits at 12th Street to the intersection of 13th Street and Railroad Avenue, as
shown on the Dockweiler Extension Project plans. The trail cross-section shall consist of
four -foot wide landscape buffer, a five-foot wide concrete sidewalk for pedestrians and a
10-foot wide asphalt for two-way bike traffic and additional space as needed for
lodgepole fencing. All trails must be constructed to City Standards including striping,
signage, lodge pole fencing, to the satisfaction of the Director of Public Works, or
designee. A key component to be included in this trail segment is a public trail easement
and construction of a trail railroad crossing on the north side of 13th Street. This crossing
must meet Metrolink standards and the satisfaction of the Director of Public Works, or
designee.
SPECIAL DISTRICTS DIVISION
Oak Trees
Permit, Bonding and Mitigation:
SD 1. The permittee is requesting an Oak Tree Permit for the removal of 12 oak trees, six (6) of
which are classified as heritage oaks. The request also includes the encroachment into the
protected zone of six (6) additional oak trees.
SD2. The project site consists of 16 on -site oak trees, 12 of which are proposed for removal,
including three (3) proposed on -site relocations. Two additional off -site oak trees are part
of this project and proposed for encroachment.
SD3. Two off -site oak trees identified as oak tree #17, and tree #18 are proposed for
encroachment as a part of this application. Oak tree #18 is located within the MWD
easement. This tree is currently being shown as a proposed removal/relocation. The
permittee is required to protect and preserve this tree in place. Off -site oak tree # 17 is
located within the public right way along Arch Street and is proposed for encroachment
only as needed for required street improvements.
"" SD4. The permittee is permitted to remove 12 on -site oak trees, six of which are heritage in
size and identified in the permittee's oak tree report as oak trees number 1H, 2H, 3H, 4H,
5H, and 7H. Trees 1H-5H are Coast live oak (Quercus agrifolia) and tree 7H is a Valley
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oak (Quercus lobata). The remaining six removals are non -heritage and identified in the
permittee's oak tree report as oak trees number 8, 9, 10, 11, 12, and 13. Trees 8-10 are
Valley oak (Quercus lobata) and trees 11-13 are Coast live oak (Quercus agrifolia).
SD5. Prior to the issuance grading permits, and the removal of any oak trees, the permittee is
required to bond for the International Society of Arboriculture (hereafter ISA) dollar
value of the oak trees proposed for removal. The current ISA Dollar Value as
documented in the permittee's oak tree report is listed at $790,800.00 dollars.
SD6. The permittee is required to renew the bond annually until the project has reached
completion and/or all required oak tree mitigation has been approved and accepted by the
City of Santa Clarita. Copies of the renewal documents shall be submitted to the City of
Santa Clarita Project Development Coordinator for records. Upon successful completion
of all required oak tree mitigation, the bond will be exonerated and monies released to the
permittee.
SD7. The permittee shall be required to mitigate for the ISA Dollar Value of all oak trees
located on site which have been approved for removal. Mitigation requirements shall be
subject the City of Santa Clarita Oak Tree Ordinance and Preservation and Protection
Guidelines.
SD8. The dollar value of oak tree numbers 8, 9, and 10 which are proposed for relocation have
a combined ISA value of $53,500.00. This amount may be deducted from the
$790,800.00 mitigation requirement resulting in a total mitigation planting amount of
$737,300.00.
SD9. Mitigation plantings must be on -site in areas approved by the City Arborist and/or City
Oak Tree Specialist. All mitigation oak trees, regardless of size will be protected under
the City of Santa Clarita Oak Tree Ordinance and Preservation and Protection Guidelines.
SD 10. All mitigation oak trees planted on site which are considered nursery size container -
grown trees, typically 24" inch box through 60" inch box trees shall be subject to a
minimum two (2) year mandatory mitigation and monitoring period which begins once
the trees are planted.
SDI 1. All mitigation oak trees planted on site which are considered specimen size trees,
typically 72" inch box trees and larger are subject to a minimum five (5) year mandatory
mitigation and monitoring period which begins once the trees are planted.
SD12. Larger specimen size oak trees must be planted in high visibility areas outside of the
public right of way to be viewed by both residents and guest of the Placerita Canyon
Community. These areas include the landscaped corners of Shadowbox Studio Gates 1, 2,
and 3 as shown on the preliminary landscape plan.
Relocated Oak Trees:
SD 13. Any oak tree proposed for and approved for relocation shall be performed by a qualified
tree relocating company with a minimum of five years' experience in relocating native
oak trees.
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SD14. Oak trees which have been approved for relocation shall be subject to a mandatory 90-
day side boxing requirement before cutting the bottom roots. All three on -site oak trees
approved for relocation are Valley oak species, and as a result, the required side boxing
must take place early fall before leaf drop or as recommended by the tree relocating
company. The permittee/developer shall coordinate with the tree relocating company on
the timing of the relocation. Cutting roots in late fall, spring, and/or summer will not be
permitted.
SDI 5. Once boxed, all relocated oak trees shall be stored in a designated on -site staging area
facing in the same direction as the tree was prior to removal until the tree(s) are ready to
be planted. The north side of box shall be clearly marked so that there is no question as to
the orientation of the tree once planted in its final location.
SDI 6. Unless waived by the City Arborist, before grading, oak trees number 8, 9, and 10 shall
have completed the 90-day side boxing requirement and been transferred/located to the
approved staging area.
SDI 7. The permittee and all its contractors must adhere to all recommendations issued by the
permittee's Project Arborist (hereafter PA) both on site during all required monitoring
and those identified within the submitted oak tree report prepared by Kerry Norman of
Arbor Essence. Failure to comply shall be considered non -compliant and may result in
the issuance of a Stop All Work notice.
SD18. Oak tree numbers 8, 9, and 10 shall be subject to a minimum five (5) year post planting
maintenance and monitoring period. During this period the permittee is required to
submit monthly monitoring reports for the first year, quarterly reports at a rate of one
report every three months for the following three (3) years and one report every six
months for the final year for a total of 22 reports. This mitigation will begin once the
relocated oak trees have been planted in their permanent location.
Mitigation Oak Tree Plantings:
SD 19. Prior to issuance of grading permits, the permittee is required to submit the final oak tree
mitigation site plan showing the location of all required oak trees to be planted on site as
required for mitigation.
SD20. The permittee's mitigation site plan must include a detailed legend clearly identifying the
species of each oak with both common and botanical name, the number/quantity of oaks,
the size of the tree, type of trunk (standard or low branch), the individual cost of the tree
and the'extended cost based upon the quantities of each species totaling the required
mitigation planting amount of $737,300.00.
SD21. Mitigation oak trees must consist of a mixture of California native oak trees which are
suitable and compatible with Sunset Zone 18. Mitigation oak trees may include the
following species; Coast live oak (Quercus agrifolia), Canyon oak (Quercus chrysolepis),
Valley oak (Quercus lobata), Pasadena oak (Quercus engelmannii), and Interior live oak
(Quercus wislizeni).
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SD22. When planting mitigation oak trees on site, the permittee and its contractors shall work
closely with both the project arborist and the landscape architect to select the appropriate
oak tree for each individual area selected for mitigation, taking into consideration the
additional landscape which is proposed for the same location.
SD23. The permittee must incorporate the Coast live oak, Canyon oak, and Valley oak in the
proposed oak tree chaparral located at the north end of the project site.
SD24. When planting mitigation oak trees on both manufactured and natural slopes with a 2:1
ratio or higher, the permittee must install slope guards or other form of slope stabilization
to prevent soil from building up and burying the trunk and roots of the oak trees.
SD25. Both mitigation and relocated oak trees must have their own separate irrigation lines and
irrigation controller stations dedicated specifically to the oak tree so water may be
applied during drought restrictions. This requirement shall be shown on the irrigation
plans and addressed under irrigation notes on the permittee's required final landscape
plans.
SD26. Irrigation to all mitigation and relocated oak trees shall consist of pressure compensating
bubblers similar to the Rainbird 1400 Series (or equivalent). At no time may any form of
overhead/spray irrigation be permitted within the protected zone of an oak tree or be
permitted to come in contact with the trunk or canopy of any oak tree existing or
proposed.
SD27. Inspection tubes shall be required to be installed for all specimen and relocated oak trees
which are installed on site both within the gates of the studio campus and those trees
located outside the gates of the studio campus.
Monitoring:
SD28. Unless waived by the City Arborist, all work completed within the protected zone of an
oak tree must be monitored, and completed by hand in the presence the of the permittee's
project arborist or a qualified representative thereof.
SD29. The protected zone is the area extending five (5') feet out from the edge of the dripline.
The dripline is the edge of the tree canopy. For smaller oak trees or newly planted oak
trees, the protected zone shall be no less than 15 feet from the trunk of the tree.
SD30. Monitoring includes, without limitation, daily documentation, photos and
recommendations of all work having taken place within the protected zone of an oak tree.
Daily monitoring reports shall be submitted electronically via email to the City Arborist
within 72 hours from the end of each working day when monitoring took place.
SD31. Unless waived by the City Arborist, the permittee and its contractors must adhere to all
direction issued by the project arborist. This shall include all recommendations included
in the oak tree report and those issued on -site during all required monitoring. Failure to
comply is considered non -compliant and may result in a Stop All Work until the
permittee and its contractors have properly addressed the recommendation to the
satisfaction of the City Arborist.
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SD32. The permittee and its contractors shall be required to give 72-hour minimum notice to the
project arborist before any work taking place within the protected zone of an oak tree.
SD33. Upon completion of the project and successful mitigation the permittee shall be required
to submit a certification letter prepared by the Project Arborist certifying that all work
performed within the protected zone of an oak tree was completed in compliance with the
conditions of this oak tree permit.
SD34. The permittee, including Shadowbox Studio employees and its contractors agree to, and
shall provide the City Arborist and Project Arborist (Kerry Norman) reasonable access to
the project site both during and after construction to allow for the required monitoring of
all oak trees for a period not to exceed the required mitigation period. Reasonable is
defined as the number of times needed to comply with the Conditions of Approval for
City of Santa Clarita Master Case 21-109, and Oak Tree Permit 21-001.
Construction and Preservation:
SD35. Prior to issuance of grading permits and the start of oak tree relocation, the permittee and
their contractors must schedule an on -site pre -construction meeting.
SD36. Prior to the start of grading/construction, the permittee must have all required protective
fencing in place around oak trees number 6H, 14, 15, 16, and off -site oak trees 17, and
18. Oak trees that are approved for encroachment shall have the protective fence placed
at the furthest point away from the trunk that will allow for the approved impacts. All
remaining oak trees must have the fence installed at the protected zone located five (5')
feet out from edge of dripline.
SD37. Protective fencing for oak trees 6H, 17, and 18 must consist of five (5') foot standard
chain link material supported by steel post driven directly into the ground and evenly
spaced at eight (8') feet on center. 36" inch silt fencing must be installed at the base of all
protective fencing and be maintained in good repair throughout all phases of
construction.
SD38. A maximum of one non -gated three-foot wide opening must be left open on the opposite
side of construction to allow for required monitoring by City Staff and the permittee's
Project Arborist.
SD39. Signage which reads "THIS FENCE IS FOR THE PROTECTION OF OAK TREES
AND SHALL NOT BE REMOVED OR RELOCATED WITHOUT WRITTEN
AUTHORIZATION BY THE CITY ARBORIST" shall be installed on the upper portion
of the protected fencing at 50' foot intervals. Each sign shall measure 24" inches by 24"
inches and be constructed of weather proof materials.
SD40. Once approved, at no time shall the permittee and/or its contractors be permitted to
remove or make changes to the protective fencing. Protective fencing must remain in
-- good repair throughout the project. At any time during the project the fence is damaged
or in need of repair, the permittee and its contractor must make necessary repairs prior to
the start of construction.
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SD41. At this time no protective fencing is required around oak trees number 14-16 which are
located on the south facing side of the hill at the north end of the project site uphill and
well outside of the proposed grading. Should any grading changes be made that would
impact these trees, protective fencing shall be required before the start of grading.
SD42. At no time will the permittee or their contractors be permitted to place or store any form
of construction material, equipment, machinery or vehicles within the protected zone of
an oak tree or within the proposed planting areas for both relocated oak trees and
mitigation oak trees.
SD43. At no time shall the permittee or its contractors be permitted to wash, rinse, clean or
service any form of construction equipment, tools vehicles or machinery within 100 feet
of an oak tree, or within the proposed planting areas for both relocated oak trees and
mitigation oak trees.
SD44. At no time will any form of liquid or dry contaminates including without limitation, oils,
gasoline, diesel fuel, concrete, plaster and mortar be permitted to enter the protected zone
of an oak tree or within the proposed planting areas for both relocated oak trees and
mitigation oak trees.
SD45. The permittee is required to have approved on -site concrete rinse out stations located
throughout the project site. These and all other rinse out stations shall be located a
minimum of 100' feet from any oak tree.
SD46. All work completed within the protection zone of an oak tree shall be monitored by the
permittee's Arborist of Record. -
SD47. Any root or roots that are encountered during construction including grading, excavation
and trenching that are two (2") inches in diameter or larger shall be preserved at all times
unless waived by the City of Santa Clarita Oak Tree Specialist.
SD48. Exposed roots shall be immediately covered with moistened layers of burlap until backfill
can be completed. Burlap may be removed or left on the root. Backfill shall consist of
original native soil only.
SD49. Any root which has been approved for removal shall be cut clean with a proper pruning
device. All pruning of roots shall be completed by or in the presence of the permittee's
Arborist of Record.
SD50. Any oak tree that has been approved for trimming must be completed by an approved
qualified tree trimming contractor certifiedthroughthe International Society of
Arboriculture (ISA) or in the presence of the permittee's Project Arborist.
S1351. All non -infested wood chips generated from pruning shall be recycled and used as mulch
for existing oak trees.
SD52. The permittee and its contractors must adhere to the recommendations of the American
National Standards Institute (ANSI) A300 Part I, Best Management Practices and the ISA
Pruning Standards for all tree care operations. I
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OEM
SD53. The permittee and its contractors must adhere to the recommendations of the ANSI A300
Part IV (Management of Tree and Shrubs During Site Planning, Site Development and
Construction) and Best Management Practices (Managing Trees During Construction)
throughout the project.
Landscape:
SD54. Before issuance of grading permits or as required by the Director of Community
Development, the permittee will be required to submit a final landscape plan. This final
landscape plan must be reviewed and approved by the City Arborist. The final landscape
plan shall include all existing oak trees which were preserved as well as all mitigation
and non -mitigation oak trees proposed within the landscape.
SD55. Any landscape improvements including without limitation, plant material, walkways,
trails, water features, patios, lighting, statues or art that are proposed for within the
protected zone of an existing oak tree must be approved by the City Arborist.
SD56. Although any planting within the protected zone of an oak tree is discouraged, only
drought tolerant native species of plant material may be planted within the protected zone
of an oak tree. This includes all mitigation oaks, relocated oak trees and existing oak
trees. Refer to the "California Oak Foundation" publication "Compatible Plants Under &
Around Oak Trees" which may be downloaded in a PDF format at
.�. www.califomiaoaks.org.
SD57. At no time shall any form of landscaping be permitted within the Tree Protected Zone
(TPZ) of any relocated oak tree. TPZ is five (5') feet from the edge of the canopy.
SD58. At no time shall any overhead irrigation be permitted to come in contact with an oak tree.
Only direct contact irrigation (drip and/or bubbler) systems may be installed within the
protected zone of an oak tree. Overhead irrigation which has been approved for outside
the protected zone shall be directed away from the canopy of the oak tree.
SD59. The minimum protected zone for any non -established or existing oak tree is fifteen (15')
feet. This includes all new oak trees that were planted for required mitigation. All turf
shall be kept a minimum of 15 feet from any oak tree.
SD60. Lineal root barriers shall be required along the edge of any proposed walkways, trails,
drive approaches, street and any other form of hardscape that is approved for within the
protected zone of an oak tree.
SD61. Walkways and bike trails or any other form of hardscape that is approved for within the
protected zone of an oak tree shall consist of an approved material such as permeable
landscape pavers and asphalt. In some cases where concrete, asphalt, or pavers are
approved in pads that exceed 120 square feet, the permittee is required to install approved
aeration tubes.
ONO SD62. Upon completion of the installation of all required mitigation oak trees and before the
Building Official issues a final Certificate of Occupancy, the permittee is required to
submit a detailed GPS site plan with the location of all mitigation oak trees. A detailed
ill
legend identifying the number, size, species and cost of all oak trees planted on site must
be included on this site plan.
SD63. Permittee is required to install a 3-4-inch layer of natural woodchips throughout the
protected zone of each planted and/or relocated oak tree. Mulch must consist of natural
woodchips screened and chipped to 2-3-inches in length. Refer to Foothill Soils Inc.
"Organic Forest Floor" (Organic Forest Floor is made from assorted tree trimmings and
creates a natural appearing ground cover. This product is also used as a top dressing
around shrubs, trees and flower beds. It retains moisture, saves water and controls weeds.
Forest Floor also provides excellent erosion control for hills and slopes.)
SD64. All un-infested wood generated from the removal of the oak trees must be chipped on -
site, recycled and evenly distributed and used for mulch in and around the planting of the
mitigation oak trees located at the north end of the project site. Before installing the
mulch, the permittee's project arborist must inspect the trees for any signs of active
infestations.
SD65. All oak wood which is diseased and/or infested shall be chipped into 3-4-inch pieces,
hauled off -site and taken to a proper green waste facility. Diseased and/or infested wood
shall not be stored on site nor be hauled off -site for use of firewood at any time
throughout the project. For additional information regarding diseased and infested oak
wood, visit http://groups.ucanr.org/GSOB/
Special Districts Landscape Maintenance Districts (LMD)
Landscape Medians and Side Panels:
SD66. Any proposed impact to an existing landscape median or side panel must be designed to
City LMD standards, require Special Districts review, and the written approval of the
Director of Administrative Services.
SD67. Any impact to the an existing median or side panel must be replaced/repaired to the
satisfaction of Special Districts Administrator, Director of Administrative Services, and
the City Engineer.
SD68. Prior to issuance of grading and or construction permits or as required by Engineering
and Planning, the permittee must submit final Street Improvement Plans for review and
approval by the Special Districts Administrator.
SD69. Street improvement plans must identify all existing and proposed improvements
including without limitation the location of all public utilities, gas, sewer, electric, cable,
communication lines, fiber optic, main water lines, the location of existing and proposed
street lights, traffic signals, and the location of and proposed changes to existing
irrigation mainlines, lateral lines, irrigation wire, valves, quick -couplers, controllers,
backflows, water and electrical meters, and controller cabinets to both the medians and
landscaped side panels.
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SD70. Street Improvement Plans must accurately show the public right of way including the
location and width of both the public sidewalk and landscape parkways fronting
Shadowbox Studios and the commercial shopping center on Arch Street, the accurate
location of the existing protected oak tree (# 17), and any other street/right of way
improvement required by the City of Santa Clarita.
SD71. The permittee shall be required to install landscaped parkways fronting the Shadowbox
Studio campus along 13th Street, Arch Street, 12th Street and the Section of 13th Street
and Arch Street which fronts the commercial shopping center and offices, and all other
street improvement areas as required by Engineering and Traffic. Landscape parkways
shall be a minimum width of five feet in order to accommodate parkway trees.
SD72. Landscape must include the installation of approved parkway trees, shrubs and irrigation.
SD73. The permittee is required to install a separate water meter, electric meter, irrigation
controller and dual-purpose cabinet for all LMD maintained landscape which is or will be
located within the public right of way.
SD74. Before planting, all parkway trees must be approved by Special Districts (LMD/Urban
Forestry).
SD75. Parkway trees shall be standard trunk trees with a strong central leader, and a natural
canopy. Trees which have been topped or headed at the nursery, or have damage to the
trunk, bark, branches, roots, or canopy, or are diseased/infested will not be accepted and
must be returned to the nursery for replacement at no cost to the City of Santa Clarita.
SD76. Before planting, all parkway trees or mitigation trees must be inspected by the City
Arborist or a qualified representative of Urban Forestry. The permittee must give a
minimum of 48 hours prior notice for all tree deliveries. In some cases, Special Districts
may request photos of the trees be taken at the nursery prior to delivery. These photos
shall be recent photos of the exact trees to be delivered and not "stock" photos from the
nursery. Depending on the location of the nursery providing the trees, Special Districts
may require an on -site nursery inspection which may include a representative from
Special Districts tagging the trees prior to delivery.
SD77. Prior to planting, all parkway shrubs and groundcover must be inspected by qualified
representative of Special Districts. The permittee must give a minimum of 48 hours prior
notice to for all deliveries. In some cases, Special Districts may request photos of the
shrubs be taken at the nursery prior to delivery. These photos must be recent photos of
the exact group of shrubs to be delivered and not "stock" photos from the nursery.
Depending on the location of the nursery providing the trees, Special Districts may
require an on -site nursery inspection which may include a representative from Special
Districts tagging the trees prior to delivery.
SD78. All parkway trees proposed for within the public right of way shall meet and or exceed
—' the California Department of Forestry and Fire Protection/Urban Tree Foundation
Minimum Guideline Specifications for Nursery Tree Quality. (Provided)
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SD79. 36" inch lineal root barrier shall be required for any tree planted within 10' feet of any
sidewalk, walkway, driveway, landscape wall, retaining wall or any other form of
hardscape improvement within the public right of way or within the required landscape
setback.
SD80. Any parkway tree planted within a turf setting shall have a minimum 48" inch diameter
mulched tree well installed at the base of the tree. Mulch shall be installed no less than
three (3") inches thick and shall not exceed four (4") inches. Mulch shall not be piled up
against the trunk of the tree.
SD81. The permittee is required to install the City of Santa Clarita approved landscape pavers
for any raised median, existing and/or proposed which is a direct impact as a result of the
Shadowbox Studio project. This includes medians without landscape and median safety
strips with both existing and proposed landscape along Railroad Avenue, 13th Street,
Arch Street, 12th and any other right of way improvement as required by the City of
Santa Clarita including crosswalks.
SD82. Permittee is required to remove and replace all portions of the existing stamped concrete
in any raised median which is impacted as a result of the development of Shadowbox
Studios. This includes all medians along Railroad Avenue from Lyons Avenue to 15`n
Street, and any new raised medians where street improvements are approved.
SD83. Before issuance of grading permits or as required by the Planning Division, the permittee
must submit a final landscape plan for review and approval by Special Districts.
Landscape plan must be prepared by a California licensed/registered landscape architect.
SD84. Landscape plan must include all required landscape including, without limitation, all
mitigation oak trees, relocated oak trees, existing oak trees which are to be preserved and
protected in place, on -site landscaping, all landscape located within the public right of
way, all required parkway trees, irrigation, specifications, and detail blocks, and planting
legends with individual planting symbols for all trees, shrubs, groundcover, and pavers.
Unless waived by Special Districts, at no time shall any form of drip irrigation be
permitted within the public right of way.
SD85. The permittee is required to work closely with Special Districts as it relates to the final
landscape. Special Districts will provide the permittee with individual specifications for
the required pavers, street lights and any required landscape amenities required within the
public right of way such as bollards and rails, benches, landscape boulders and specific
irrigation valves and controllers.
Landscape Maintenance Districts Local Zone Assessments:
SD86. These parcels are located within Landscape Maintenance District (LMD) Areawide Zone
2008-1 Major Thoroughfare Medians, which was established to fund the construction and
maintenance of landscaped medians on major thoroughfares throughout the City of Santa
Clarita. Permittee is required to financially contribute to the Areawide Zone in a manner
reflective of this LMD zone's assessment methodology.
33
SD87. These parcels are located within Landscape Maintenance District (LMD) Zone 28
Newhall, which was created to fund the construction and maintenance of landscapes
located in the Newhall Area. Permittee is required to financially contribute to Zone 28 in
a manner reflective of this LMD zone's assessment methodology.
SD88. This proposed project site currently consist of 18 separate parcels. The permittee is
advised that each of the 18 parcels are currently being assessed at the vacant lot rate. The
permittee is proposing to subdivide which would reduce the number of parcels from 18 to
5. As a result of the proposed project the current assessment rates for both LMD Zone 18,
and 2008-1 will be adjusted to reflect these changes based upon the zones current
assessment methodology.
SD89. The permittee shall work closely with Special Districts and the City Engineer, and
provide all necessary documents needed to calculate the new rates.
Streetlight Maintenance District (SMD)
SD90. These parcels were originally annexed by County of Los Angeles into a Lighting District
with a maximum assessment of $12.38 per EBU (Equivalent Benefit Unit) without a cost
of living index/escalator. The permittee will be required to annex the parcel into the Santa
Clarita Landscaping and Lighting District (SCLLD), Street -lighting Zone B. The District
funds the operation and maintenance of various landscaping and lighting improvements
throughout the City that provide special benefits to properties within the District.
The annexation will bring the EBU rate current (FY 22/23, $93.91), and add the cost of
living escalator (CPI). There is a one-time annexation fee of $500.00 + $100.00 per
Equivalent Benefit Unit (EBU). Benefit Units are based on land use and
vacant/unimproved parcels are not assessed. Additional information may be required
from the permittee to calculate the fee.
• Following the completed annexation there will be an annual assessment included
on the property tax bill. The assessments are based on land use, see attached EBU
rate sheet. The proposed assessment to be calculated by assessment engineer.
• A minimum of 120 days is required to process the annexation, which must be
completed prior to final map approval, grading or building permit issuance,
whichever occurs first.
• Developer will work with Special Districts and obtain approval on the LED light
fixtures, if any, to be installed on public streets.
• Ownership of all new streetlights installed on public streets will be transferred to
City of Santa Clarita.
• Developer will work with Special Districts to determine if the streetlights will be
metered or unmetered.
SD91. Developer must install approved streetlights on 13th Street, Arch Street, and any other
street which requires Street Improvements by Traffic and Engineering to the satisfaction
of the City Engineer. Streetlights must conform with the design and aesthetics of those
streetlights approved for the Dockweiler Extension Project.
34
SD92. Each streetlight must be properly identified with the approved City of Santa Clarita
identification tag and number.
Special Districts - Urban Forestry:
SD93. The California pepper (Schinus molle) trees located on the east end of the MWD
easement which line the alley of the homes located on Alderbrook Drive have been
previously maintained by the City of Santa Clarita Urban Forestry Division.
SD94. The permittee must assume all maintenance responsibility for all Pepper trees including
the proper trimming, clean-up of any fallen limbs or debris from the trees and removal of
any tree which has been declared as dead by a qualified arborist.
SD95. Permittee is advised that the California pepper trees are protected and must be preserved
in place during all construction occurring within the trees protected zone. Work within
the Tree Protected Zone (TPZ) must be monitored by a professional qualified tree
consultant.
SD96. The permittee and its contractors are subject to the same construction and preservation
conditions as found under the Oak Tree section of this document.
SD97. For all tree on -site tree preservation, including native oak trees, the permittee must adhere
to the ANSI (American National Standards Institute) A300 (Part 5) Tree, Shrub, and
Other Woody Plant Management Standard Practices (Management of Trees and Shrubs
During Site Planning, Site Development, and Construction) and the companion
publication Best Management Practices "Managing Trees During Construction 2nd
Edition" at all times throughout the project.
Maintenance and Establishment:
SD98. All trees and shrubs planted within the public right of way that are to be maintained by
the City of Santa Clarita are subject to a minimum of two-90-day maintenance and
establishment periods. Any tree which declines to an unacceptable condition or dies
within the first 90-day period must be replaced by the permittee at no cost to the City of
Santa Clarita. Trees which have to be replanted are subject to the second 90-day
maintenance and establishment period. The maintenance and establishment period will
begin once the final landscape has been inspected and approved by a qualified
representative of Special District's.
SD99. Once planted, all parkway trees located within the public right of way are protected under
the City of Santa Clarita Parkway Tree Ordinance 90-15.
CONSOLIDATED FIRE PROTECTION DISTRICT OF LOS ANGELES COUNTY ("FIRE
DEPARTMENT")
Final Map Requirements
r"
FD 1. A copy of the Final Map shall be submitted to the Fire Department for review and
approval prior to recordation. The Final Map shall be submitted online to the Land
Development Unit for review at epicla.lacounty.gov Final Map. The permittee will need
W
to apply for the following Plan Type: Fire —Land Development —Final Map -Tract.
FD2. Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21
(County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of
Los Angeles Fire Code), which requires an all- weather access surface to be clear to sky.
FD3. The driveways required for Fire Apparatus Access Roads shall be indicated on the Final
Map as "Private Driveway and Fire Lane" with the widths clearly depicted.
FD4. A common access agreement is required for the private driveway since multiple units are
sharing the same access. Such language shall be included in the Covenant, Conditions
and Restrictions (CC&R) document and shall be submitted to the Fire Department for
review prior to Final Map clearance.
FD5. Submit a copy of the Grading Plan to the Fire Department for review and approval.
Compliance required prior to Final Map clearance. The grading plan shall be submitted
online to the Land Development Unit for review at epicla.lacounty.gov. The permittee
will need to apply for the following Plan Type: Fire Land Development —Grading.
FD6. The required public fire hydrants shall be installed prior to construction of the proposed
buildings. The water plan for the new fire hydrant locations shall be submitted online to
the Land Development Unit for review at epicla.lacounty.gov. The permittee will need to
apply for the following Plan Type: Fire Land Development —Water Plans & Systems
Review.
Access Requirements
FD7. All on -site Fire Apparatus Access Roads shall be labeled as "Private Driveway and Fire
Lane" on the site plan along with the widths clearly depicted on the plan. Labeling is
necessary to assure the access availability for Fire Department use. The designation
allows for appropriate signage prohibiting parking.
FD8. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner
prior to and during the time of construction. Fire Code 501.4
FD9. All fire lanes shall be clear of all encroachments and shall be maintained in accordance
with the Title 32, County of Los Angeles Fire Code.
FD 10. The Fire Apparatus Access Roads and designated fire lanes shall be measured from flow
line to flow line.
FD 11. For buildings where the vertical distance between the access roadway and the highest
roof surface does not exceed 30 feet, provide a minimum unobstructed width of 26 feet,
exclusive of shoulders and an unobstructed vertical clearance "clear to sky" Fire
Apparatus Access Roads to within 150 feet of all portions of the exterior walls of the first
story of the building, as measured by an approved route around the exterior of the
building. The highest roof surface shall be determined by measurement of the vertical
distance between the access roadway and the eave of a pitched roof, the intersection of
the roof to the exterior wall, or the top of parapet walls, whichever is greater. Fire Code
36
503.1., 503.2.1.2 & 503.2.1.2.1
n
FD 12. For buildings where the vertical distance between the access roadway and the highest
roof surface exceeds 30 feet from the lowest level of the Fire Apparatus Access Road,
provide a minimum unobstructed width of 28 feet, exclusive of shoulders and an
unobstructed vertical clearance "clear to sky" Fire Apparatus Access Roads to within 150
feet of all portions of the exterior walls of the first story of the building, as measured by
an approved route around the exterior of the building. At least one required access route
meeting this condition shall be located such that the edge of the Fire Apparatus Access
Roadway, not including shoulders, that is closest to the building being served, is between
10 feet and 30 feet from the building, as determined by the fire code official, and shall be
positioned parallel to one entire side of the building. The side of the building on which
the Fire Apparatus Access Road is positioned shall be approved by the fire code official.
Fire Code 503.1.1; 503.2.1.2; 503.2.1.2.2 & 503.2.1.2.2.1
FD 13. The dimensions of the approved Fire Apparatus Access Roads shall be maintained as
originally approved by the fire code official. Fire Code 503.2.2.1
FD 14. Fire Apparatus Access Roads shall be designed and maintained to support the imposed
load of fire apparatus weighing 75,000 pounds and shall be surfaced to provide all-
weather driving capabilities. Fire Code 503.2.3
FD15. Dead-end Fire Apparatus Access Roads more than 150 feet in length shall be provided
with an approved Fire Department turnaround. Refer to Figure 503.2.5 (1) and Figure
503.2.5(2) in Chapter 5 of the Fire Code. The turnaround shall be orientated on the access
roadway in the proper direction of travel. Fire Code 503.2.5
FD 16. The Fire Apparatus Access Roads shall be provided with a minimum of a 32-foot
centerline turning radius. Fire Code 503.2.4
FD 17. A minimum 5-foot-wide approved firefighter access walkway leading from the Fire
Department Apparatus Access Road to all required openings in the building's exterior
walls shall be provided for firefighting and rescue purposes. Fire Code 504.1
FD 18. Security barriers, visual screen barriers or other obstructions shall not be installed on the
roof of any building in such a manner as to obstruct firefighter access or egress in the
event of fire or other emergency. Parapets shall not exceed 36 inches from the top of the
parapet to the roof surface on more than two sides. These sides should face an access
roadway or yard sufficient to accommodate ladder operations. Fire Code 504.5
FD 19. Approved building address numbers, building numbers or approved building
identification shall be provided and maintained to be plainly visible and legible from the
street fronting the property. The numbers shall contrast with their background, be Arabic
numerals or alphabet letters, and be a minimum of 4 inches high with a minimum stroke
width of 0.5 inch. Fire Code 505.1
FD20. The installation of security gates across a Fire Apparatus Access Road shall be approved
by the fire code official. Where security gates are installed, they shall have an approved
means of emergency operation, and be in compliance with following criteria:
37
Ana
a. Gates shall be of the swinging or sliding type.
b. Construction of gates shall be of materials that allow manual operation by one
person.
c. Gate components shall be always maintained in an operative condition and
replaced or repaired when defective.
d. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
e. Methods of locking shall be submitted for approval by the fire code official. All
locking devices shall comply with the County of Los Angeles Fire Department
Regulation 5, Compliance for Installation of Emergency Access Devices.
f. An approved key box, listed in accordance with UL 1037, shall be provided as
required by Fire Code 506. The location of each key box shall be determined by
the Fire Inspector. Fire Code Sections 503.5; 503.5.1; 503.2; 503.6
g. Where a single gate is provided, the gate width shall not be less than 20 feet,
clear -to -sky, with all gate hardware is clear of the access way.
WATER SYSTEMREQUIREMENTS
FD21. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current
AWWA standard C503 or approved equal, and shall be installed in accordance with the
County of Los Angeles Fire Code.
mom
FD22. The required fire flow for the public fire hydrants and public on -site fire hydrants for this
project is 4000 GPM at 20 psi residual pressure for 4 hours. Three (3) public fire hydrants
flowing simultaneously may be used to achieve the required fire flow. An approved
automatic fire sprinkler system is required for the proposed buildings within this
development. Fire Code 507.3 & Appendix B 105.1
FD23. Install 8 public fire hydrants as noted by the Fire Department. All required public fire
hydrants shall be installed, tested, and accepted prior to beginning construction. Fire
Code 501.4
FD24. Install 21 public on -site fire hydrants as noted by the Fire Department due to the size of
development and to comply with Fire Protection System requirements. All required
public on -site fire hydrants shall be installed, tested, and accepted prior to beginning
construction. Fire Code 501.4
FD25. The required fire flow for the on -site fire hydrant for this project is 2500 GPM at 20 psi
residual pressure for 2 hours. Two (2) on -site fire hydrants flowing simultaneously may
be used to achieve the required fire flow with one being the furthest of the public fire
hydrant. Each individual on -site fire hydrant is required to flow 1250 GPM at 20 psi
residual pressure for 2 hours. Fire Code C 106.1.
FD26. Install 15 private on -site fire hydrants as noted by the Fire Department. All required
.•. private on -site fire hydrants shall be installed, tested, and approved prior to building
occupancy. Fire Code 901.5.1.
FD27. Plans showing underground piping for private on -site fire hydrants shall be submitted to
38
the Sprinkler Plan Check Unit for review and approval prior to installation. Fire Code
901.2 & County of Los Angeles Fire Department Regulation 7.
FD28. All on -site fire hydrants shall be installed a minimum of 25 feet from a structure or
protected by a two (2) hour rated firewall. Indicate compliance prior to project
proceeding to the public hearing process. Fire Code Appendix C 106.1.
Fuel Modification
FD29. Building 28 is located within an area described by the Fire Department as a Fire Hazard
Severity Zone. A "Fuel Modification Plan" shall be submitted to the Fuel Modification
for review by the Fuel Modification Unit prior to building plan check approval. Please
contact the Department's Fuel Modification Unit for details. The Fuel Modification Plan
Review Unit is located at 605 North Angeleno Avenue in the City of Azusa CA 91702-
2904. They may be reached at (626) 969-5205 or visit
https•//www fire lacog ty_g-ov/forestry-division/forestry-fuel-modification/
TRANSIT DIVISION
TD1. Due to the proposed redesign of the Railroad Avenue/13th Street intersection, the
existing bus stop located nearside of the intersection must be moved to farside (northside)
of the intersection. Permittee must provide a proposed bus stop location and demonstrate
the safety of the placement as it pertains to the intersection, merging lane, bike path, the
existing bus stop at 15t' street, and any other obstacles in the area. ^
TD2. Permittee must provide a bus stop(s) at the location of. Northbound Railroad Avenue
farside 13th Street.
TD3. Permittee must construct a pedestrian path from the bus stop(s) to the development.
TD4. The bus stop(s) must consist of a 10' x 25' concrete passenger waiting pad placed behind
the sidewalk and bike path and relocate the existing bus stop furniture, including shelter,
to the new location.
TD5. Bus stop/s may require additional right of way (ROW) as approved by the City Engineer.
TD6. Permittee must provide a site plan, showing amenities within a 100-foot radius of the bus
stop(s). This plan shall show the locations of all utility meters, utility structures,
landscaping, buildings, pedestrian walkways, and parking spaces. This plan shall also
show all other items not listed above located within the 100-foot radius of the bus stop(s).
TD7. At the location of the bus stop(s), the sidewalk must meet the street for no less than 25'.
TD8. Permittee must construct an in -street concrete pad pursuant to the current city standard
and APWA 131-2.
TD9. Bus stop(s) must be shown and labeled on the site plan.
TD 10. Before the Building Official issues a Certificate of Occupancy for the first building, the
bus stop(s) must be installed to the satisfaction of City staff.
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EXHIBIT B
City of Santa Clarita General Plan
Page L-63
North Newhall Area
Land Use
The North Newhall Area (NNA) is an approximate 200-acre assemblage of land generally
bounded by the Metropolitan Water District (MWD) right-of-way on the east, Newhall Creek
on the south and west, and a significant ridgeline south of Via Princessa on the north. Most
of the NNA is located within the Placerita Canyon Special Standards District (PCSSD).
The northern approximate 100 acres of this NNA is undeveloped with a hillside to the north,
oak trees and Placerita Creek. The commercial corridor along the west side of Railroad
Avenue consists of mixed retail and commercial uses. The southern approximate 100
acres of this area is primarily developed with existing single-family ranch style homes of
varying sizes. A commercial center with a wide mix of industrial and retail uses is located
at the entrance to the NNA adjacent to 13th Street. Given the site's characteristics, its
proximity to Downtown Newhall and to the Jan Heidt Metrolink Station location, and its
surrounding and diverse communities, the NNA should be subject to a broader and more
comprehensive planning approach and have an MX-N (Mixed -Use Neighborhood) and
Community Commercial (CC) designation which acknowledges and preserves the existing
standards in the current PCSSD.
The NNA will be allowed to develop with guidelines, character and policies in place that
will be designed to be protective of the existing, developed portions of Placerita Canyon.
This development will be required to be done in a way to ensure that it provides buffering,
transitionaldensities and protection to the existing developed areas and not intrude in or
change the character of the developed areas of Placerita Canyon. Critical aspects of the
PCSSD including the provision of trails and other amenities to support the rural equestrian
lifestyle of the existing developed areas of Placerita Canyon shall be provided. Any
development that is proposed is intended to enhance the Placerita Canyon gateway with
attractive visual amenities.
Reasonable Development Potential
Based on the NNA gross acreage of 200 acres, the MX-N and CC designations
theoretically could allow for approximately 4.3 million square feet of commercial
development and up to3,600 residential units in the NNA. However, this NNA site
has a number of pronounced physical constraints and other limitations that severely limit
it from being developed to the maximum allowable standards. Those constraints include
oak trees, an active creek which is a blue -line stream, the railroad, the MWD right-of-way,
drainage/hydrology issues, and potential circulation/traffic issues. Due to these known
property development constraints, and the sensitivity of any land development to adjacent
existing rural equestrian residential neighborhoods, any proposed project(s) on this NNA
site shall not exceed a total of 775 residential units and an aggregate total of 450,000
1,585,000 square feet of non-residential development, excluding parking facilities.
Proposed projects on the NNA shall incorporate a landscape buffer along the MWD right-
of-way and detached single-family residences adjacent to the MWD right- of -way. Density
of development should transition downward to the east, toward the MWD right away. Being
that the NNA is part of the PCSSD, the area north of Placerita Creek will be zoned NU-5
consistent with all like properties.
Mixed -Use Neighborhood and Desired Development Characteristics
The future uses and development of the NNA site requires careful advance planning and
consideration of any potential projects shall be required to address each of the following
subject areas:
Public Participation/Outreach
Be the subject of public participation and outreach led by the applicant(s) or the
applicant's representative, prior to formal submittal of a proposed project to the City.
Such outreach would expressly include the Placerita Canyon Property Owners
Association, as well as otherstakeholders such as the Circle J Ranch Homeowner's
Association, the Old Town Newhall Association, the Hidden Knoll and Vista Valencia
residents, The Master's College, and the Newhall School District.
Traffic Intrusion/Gateways
• Be internally and externally pedestrian -oriented, and have equestrian and bicycle
amenities and accommodations;
• Understand and acknowledge that any development at these locations will increase
existing vehicular traffic and create new vehicular traffic, and that there will be impacts
to equestrian and pedestrian circulation in the existing neighborhood, and therefore to
minimize those impacts, special attention must be given to mitigate impacts caused by
such identified access points;
• Layout and orientation of any developments shall be designed to discourage and
where possible prevent additional trips into Placerita Canyon caused by or
resulting from suchdevelopments;
• Include defined entry gateways or monuments into Placerita Canyon, complete with
landscaping and architectural elements with signage expressly stating there is no
through traffic allowed.
Bufferinq and Transitions
Preserve the existing rural equestrian community character known generally as
Placerita Canyon, and provide adequate buffers and transitions resulting from any
proposed development;
Incorporate the current Santa Clarita Valley Trails Advisory Committee (SCVTAC)
network of multi -use trails into adjacent neighborhoods which shall have rural and
equestrian characteristics;
• Require use of the MWD right-of-way as a landscaped buffer between the NNA within
the PCSSD and the rest of Placerita Canyon, which landscaping shall consist of low
water, low maintenance, landscape material.
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Architecture
• Consist of 360-degree architectural design with pedestrian -scaled building massing
and forms where adjacent to existing residences, with the use of landscaping to
visually soften hard edges of buildings;
• Structures shall have varied building heights and designs shall create east/west sight
lines;
• Have transitional densities, as described above, decreasing in density and height in an
easterly direction towards the MWD right-of-way away from Railroad Avenue, to
include the MWD right-of-way as a landscaped buffer and detached single-family
residences adjacent tothe MWD right-of-way;
• With the exception of development within the Jobs Creation Overlay Zone (JCOZ),
8building heights shall be subject to the same Unified Development Code
requirements that apply to all of Placerita Canyon.
Flood Control
• Waterway bottoms and sides shall not be improved with concrete or hard impervious
surfaces and shall be maintained in a natural appearance;
Fencing shall not be permitted to cross riverbeds or waterways in a manner which
denies or interferes with easy trail access;
• On -site flood control mitigation would provide assistance or relief to other
hydrology/drainage impacts within Placerita Canyon due to changes of topography on
NNA properties.
Housing Types
• It is not the City's intent to see affordable housing located on this site;
The desired housing type in the NNA will attract residents who will assist in the
economic revitalization of Downtown Newhall.
Economic Development
• Based on the area's proximity to the nearby Metrolink station and Old Town Newhall,
propose a development that would be an economically sustainable village that is
supportive of revitalization efforts, with an appropriate mix of retail, office, restaurant,
and general commercial square footage combined with neighboring and integrated
housing types.
Recreation
• Include a site -specific and a community -based recreational component.