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HomeMy WebLinkAbout2024-10-22 - RESOLUTIONS - DENY APPEAL 24-003 AFFIRM MC 21-086RESOLUTION NO.24-68 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DENYING APPEAL 24-003 AND AFFIRMING THE PLANNING COMMISSION DECISION TO DENY APPEAL 24-001 AND AFFIRM THE HEARING OFFICER APPROVAL OF MASTER CASE 21-086, INCLUDING MINOR USE PERMIT 21- 012, ARCHITECTURAL DESIGN REVIEW 21-015, AND DEVELOPMENT REVIEW 21-011, TO CONSTRUCT AND OPERATE THE PROMENADE FLATS MIXED -USE PROJECT LOCATED AT 26111-26135 BOUQUET CANYON ROAD (ASSESSOR'S PARCEL NUMBERS 2811-003-016, -017, AND -018), 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 FOR MASTER CASE 21-086. The City Council makes the following findings of fact: A. An application for Master Case 21-086 (Minor Use Permit 21-012, Architectural Design Review 21-015, and Development Review 2 1 -011) was filed by Harvard 826 Property, LLC (hereinafter "applicant"), with the City of Santa Clarita (City) on April 3, 2021. The property affected by this application is located at Assessor's Parcel Numbers 2811-003- 016, -017, and -018 (hereinafter "subject site"); B. The application was deemed complete on July 14, 2021; C. The applicant proposes to construct the Promenade Flats Mixed -Use Project on a 1.2-acre site at 26111-26135 Bouquet Canyon Road. The project would construct a new four-story mixed -use building in the parking lot behind the existing restaurant pad and would also construct a new parking lot on vacant land in the southwest corner of the commercial center. The new building would include 7,234 square feet of commercial space on the first floor with 30 one -bedroom apartments on the upper floors, along with rooftop amenity space for residents. Four of the apartments would be live -work units, providing an additional 1,640 square feet of commercial space, for a total of 8,874 new commercial square feet; D. The zoning and General Plan designation for the subject site is Mixed Use Corridor (MXC); E. The surrounding land uses include an existing commercial shopping center to the north, railroad right-of-way and industrial uses to the east, multifamily residences and commercial and automotive uses to the south, and multifamily apartments and self - storage to the west; F. On April 17, 2024, a duly noticed administrative hearing was held before the City of Santa Clarita Hearing Officer at 2:00 p.m. at The Centre, Oak Room, 20880 Centre Page 1 of 7 Pointe Parkway, Santa Clarita, CA 91350; an" G. During the administrative hearing; the Hearing Officer considered the staff report, the staff presentation, the applicant presentation, and public testimony, and approved Master Case 21-086, determining that it was consistent with the City's objective standards for a housing development project and met the City's parking requirements; H. On April 29, 2024, Ryan House of Cornerstone Realty Advisors, on behalf of Cinema Park, LLC, appealed (Appeal 24-001) the Hearing Officer's decision to the City of Santa Clarita Planning Commission; I. On June 18, 2024, a duly noticed public hearing regarding the appeal was held before the City of Santa Clarita Planning Commission at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; J. During this public hearing, the Planning Commission considered the staff report, the staff presentation, the applicant presentation, and public testimony. The Planning Commission voted 4-1 to adopt Resolution P24-11, denying Appeal 24-001 and affirming the Hearing Officer's approval of the proposed project. The Planning Commission added three conditions of approval to the project: PC1, regarding a Construction Management Plan; PC2, regarding construction of the new parking lot before any other work; and PC3, regarding rooftop shade elements. The Planning Commission also modified conditions of approval PL5, regarding the Parking Management Plan signage, review process, and 8- an* month evaluation, and PL7, regarding a one-year marketing period for live -work units; K. On July 1, 2024, Ryan House of Cornerstone Realty Advisors, on behalf of Cinema Park, LLC, appealed (Appeal 24-003) the Planning Commission's decision to the City Council; L. On August 27, 2024, the project was placed on the agenda for the regular meeting of the City of Santa Clarita City Council at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; M. Prior to opening the public hearing, the City Council voted 4-1 to continue the item to October 22, 2024; N. On October 22, 2024, a duly noticed public hearing regarding the appeal was held before the City of Santa Clarita City Council at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa Clarita; and O. During this public hearing, the City Council considered the staff report, the staff presentation, the applicant presentation, and public testimony. This Resolution, and its findings, are based upon the City Council's de novo review of the entire administrative record including, without limitation, the staff reports, testimony, written evidence, and meeting minutes provided during the various public hearings. am% Page 2 of 7 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. The City reviewed the environmental impacts of this Project under the California Environmental Quality Act (Public Resources Code § 21000, et seq. "CEQA") and the regulations promulgated thereunder (14 Cal. Code of Regs. § 15000, et seq., the "CEQA Guidelines"). Based upon the foregoing facts and findings, the City Council finds as follows: A. The project is exempt from additional review under the California Environmental Quality Act as a Class 32 In -Fill Development Projects categorical exemption, pursuant to CEQA Guidelines Section 15332. A Class 32 exemption consists of projects characterized as in -fill development. Consequently, a Notice of Exemption was prepared for this project in compliance with CEQA; B. The documents and other materials that constitute the record of proceedings upon which the decision of the City Council is based are in the Master Case 21-086 project file, located within the Community Development Department and in the custody of the Director of Community Development; C. Based upon the findings set forth above, the City Council finds the Notice of Exemption for this Project was prepared in compliance with CEQA; and D. This Resolution and its findings are made based upon the evidence presented to the City Council at its October 22, 2024, hearing, including, without limitation, the Staff Report submitted by the Community Development Director. SECTION 3. GENERAL FINDINGS FOR MASTER CASE 21-086. Based on the foregoing facts and findings for Master Case 21-086, the City Council determines as follows: A. The proposal is consistent with the General Plan; The project site is designated as Mixed Use Corridor (MXC) under the Santa Clarita General Plan, which states that mixed -use development "will be encouraged along specified commercial corridors in which revitalization of underutilized parcels or aging buildings is desired, as shown on the Land Use Map, subject to the applicable requirements of the zoning ordinance." The proposed project would introduce mixed -use development into an existing commercial site consisting of single -story development and surface parking. The proposed project would be consistent with the goals, objectives, and policies of the General Plan, including without limitation: Objective LU 2.1: Provide adequate, suitable sites for housing, employment, business, shopping, public facilities, public utility facilities, and community services to meet current needs and the anticipated needs of future growth. Page 3 of 7 Objective LU 2.3: Increase mixed -use development where appropriate to create more •" livable neighborhoods, walkable business districts, and to reduce vehicle trips, while ensuring land use compatibility, through mixed -use zoning. Policy LU 3.1.2: Provide a mix of housing types within neighborhoods that accommodate households with varied income levels. Policy LU 3.1.3: Promote opportunities for live -work units to accommodate residents with home -based businesses. The development proposal is consistent with the intent and goals of the MXC land use designation. The project would provide opportunities for both housing and new commercial uses in an area intended for mixed -use development, and would provide both one -bedroom apartments along with live -work housing types. The proposed development increases the mix of uses on -site and in the immediate surroundings. B. The proposal is allowed within the applicable zone and complies with all other applicable provisions of the code: A multi -family dwelling residential land use is permitted by right in the MXC zone. In addition, commercial and mixed -use development is permitted in the MXC zone, subject to the development standards in Unified Development Code (UDC) Chapters 17.51 and 17.55. Any future tenants in the new commercial spaces constructed by the project will .•. be subject to the requirements of UDC Section 17.35.010(B), the permitted use chart for the MXC zone. The proposed project complies with the development standards for the MXC zone and is located on an existing parking lot and a vacant lot within an existing shopping center. The UDC requires the project to provide 249 parking spaces, and 249 parking spaces are provided. The building meets the MXC zone's height requirement of 50 feet, and would comply with the drive aisle, parking lot, and landscaping requirements for mixed -use development. The project provides an appropriate residential density for the MXC zone, and although the project provides less commercial square footage than required by the MXC zone, with the approval of an Minor Use Permit (MUP), the project would be consistent with the underlying zoning requirements. 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: The proposed project is not located on a hazardous site and would not include any hazardous materials. Standard construction materials and methods would be utilized to ensure safety during construction. The applicant will be required to comply with all .. applicable laws, ordinances, and regulations, including, without limitation: the California Building Standards Code and Fire Code. Sufficient access for firefighting purposes has Page 4 of 7 so" been provided and verified by the Consolidated Fire Protection District of Los Angeles County (LACFD), and the applicant must comply with all LACFD requirements. As described above, the proposed project complies with the zoning regulations for the MXC zone, including Floor Area Ratio (FAR), building height, residential density, and parking. D. The proposal is physically suitable for the site. The factors related to the proposal's physical stabilityfor the site shall include, but are not limited to, the following: • The design, location, shape, size, and operating characteristics are suitable for the proposed use: The subject site includes existing commercial development and surface parking, along with a vacant lot. The proposed building and parking areas comply with the City's standards for mixed -use development, including compliance with setbacks, building height, drive aisle width, and landscaping. The parking analysis for the project demonstrates that sufficient parking is provided for both the existing and proposed uses on -site as required by the UDC. In addition, a parking demand analysis for the project determined that at the peak hours on both weekdays and weekends, sufficient parking will be available on -site. • 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 is accessed via the existing Bouquet Canyon Road, and no improvements to the roadway are required. The applicant must comply with all City -imposed engineering requirements when constructing any improvements in the right-of-way, such as sewer laterals, parkway tree installation, and ADA paths of travel at the driveways. The project will not have a significant effect on vehicle miles traveled (VMT) or traffic, and existing driveway ingress and egress from the site will be maintained. • Public protection services are readily available: The Project will have public protection services provided by both the Los Angeles County Sheriff's Department (LASD) and LACFD, and will not require any additional resources or services from those organizations as a result of its operation. The proposal would also be required to comply with all applicable requirements of the LACFD and LASD. • The provision of utilities is adequate to serve the site: The proposed use would be located within an existing commercial center, which is 00% located within a developed area with available and adequate utilities to serve the site. The proposed project would connect to this existing infrastructure on -site. As analyzed in the Class 32 California Environmental Quality Act exemption, water and Page 5 of 7 sewer capacity is available to serve the proposed project. SECTION 4. APPROVALS. The City Council takes the following actions: Adopt a resolution, denying Appeal 24-003 and affirming the Planning Commission's denial of Appeal 24-001 and affirmation of the Hearing Officer's decision to approve a request by Harvard 826 Property, LLC, to construct and operate the Promenade Flats Mixed -Use Project (Master Case 21-086), subject to the conditions of approval (Exhibit A). SECTION 5: 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 6: 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 7: NOTICE. The City Clerk is directed to provide a copy of this Resolution to the City Council and any other person requesting a copy. SECTION 8: EFFECTIVE DATE. This Resolution becomes effective immediately upon adoption and memorializes the City Council's final decision made on October 22, 2024. PASSED, APPROVED, AND ADOPTED this 22°d day of October, 2024. ATTEST: CITY CLERK DATE: Page 6 of 7 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. 24-68 was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 22"d day of October, 2024, by the following vote: AYES: COUNCILMEMBERS: Miranda, Gibbs, Smyth NOES: COUNCILMEMBERS: McLean, Weste ABSENT: COUNCILMEMBERS: None L-�4VzWy6cl— CITY CLERK Page 7of7 EXHIBIT A MASTER CASE 21-086 MINOR USE PERMIT 21-012, ARCHITECTURAL DESIGN REVIEW 21-015, AND DEVELOPMENT REVIEW 2 1 -011 FINAL CONDITIONS OF APPROVAL In addition to all applicable provisions of the Santa Clarita Municipal Code (SCMC), Harvard 826 Property, LLC, agrees to comply with the following provisions as conditions for the City of Santa Clarita's (City) approval of Master Case 21-086. GENERAL CONDITIONS GCL The approval of this project will 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's Unified Development Code (UDC). GC2. To the extent the use approved with this project is a different use than previously approved for the property, the prior approval 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. If the City fails to notify the permittee or if the City fails to cooperate fully in the defense, the permittee is not thereafter responsible to defend, indemnify, or hold harmless the City. Nothing contained in this condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) the City bears its own attorneys' fees and costs; and 2) the City defends the action in good faith. The permittee is not required to pay or perform any settlement unless the settlement is approved by the permittee. GCS. The permittee and property owner must comply with all inspections requirements as deemed necessary by the Director of Community Development. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 2 of 23 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 consistent with this approval, 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 SCMC. GCB. Any proposed deviations from the Exhibits, Project Description, or Conditions of Approval must be submitted to the Director of Community Development 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. 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. GC 13. 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 of Community Development. GC 14. 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 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 Master Case 21-086; MUP21-012, ADR21-015, and DR21-01 1 Final Conditions of Approval October 22, 2024 Page 3 of 23 cease until all requirements of this approval are complied with. Development entitlements may be 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. GC 17. 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 the permittee. PLANNING COMMISSION CONDITIONS PC 1. Prior to issuance of any grading or building permits, the permittee must provide a Construction Management Plan (CMP) to the Director of Community Development for review. The CMP must include measures to ensure sufficient overall parking, ADA parking, and ADA access are provided during construction. PC2. Prior to any building construction, the permittee must fully construct and make available for parking the new parking lot, containing 40 stalls, in the southwestern corner of the site, before any building construction may occur. This condition must be completed prior to any demolition of existing parking. No parking may be removed on -site until the new parking lot is completed. PC3. Prior to building permit, the permittee must receive approval from the Director of Community Development for shade covers on the rooftop resident outdoor deck. Shade covers may incorporate and be combined with architecturally consistent photovoltaic elements. Shaded areas must comply with all height and architectural requirements of the UDC. Prior to building occupancy, shade covers must be installed to the satisfaction of the Director of Community Development. ADMINISTRATIVE HEARING CONDITIONS AHL The permittee must implement a safety and security plan for the project site, covering all parking areas, to include, but not limited to, incorporation of security lighting, cameras, and other security measures. Prior to issuance of a building permit, the permittee must submit a photometric lighting plan for review and approval of the Director of Community Development. PLANNING DIVISION PLL The permittee is hereby granted approval to construct the Promenade Flats Mixed -Use Project, including a four-story mixed use building located in the own existing northern parking lot at 26111-26135 Bouquet Canyon Road and a new parking area in the southwest corner of the site. The project includes 7,234 square feet of first -floor commercial space and 30 residential units, including four live- Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 4 of 23 work units, on floors two through four. The four live -work units comprise 1,640 square -feet of nonresidential space (410 square feet per unit). PL2. The construction of the project must be consistent with the approved plans, elevations, colors, materials, and other elements on file with the Planning Division. Any modification to the approved project and plans is subject to further review and approval of the Director of Community Development. PL3. The building is approved at the heights shown on the approved elevations, and must not exceed 50 feet in height. PL4. The permittee must provide a minimum of 249 parking stalls on -site, including 34 covered parking spaces for apartment residents, at all times. Guest parking for the residential use may be shared with commercial parking on -site. PL5. The permittee must implement and maintain a Parking Management Plan (PMP) to enforce parking requirements on -site. The permittee must incorporate appropriate signage, where deemed necessary to implement the PMP, such as signage restricting parking times or durations. The permittee must submit the PMP to the Director of Community Development for review and approval prior to building occupancy. Eight months after building occupancy, the permittee must provide an evaluation of the performance of the PMP, including any changes, to the Director of Community Development for review. PL6. The permitted uses in the commercial building are subject to the permitted use chart for the underlying MXC zone. PL7. The permittee must market the units as live -work units for a minimum of one year after receiving their certificates of occupancy. If, after this timeframe, units are not rented as live -work space, the work component may be converted and rented as additional residential space for the unit. The work portions of the units must continue to meet all requirements for work space (including maintaining ADA accessibility requirements) so as not to preclude future non-residential use. When a resident using the work space as living space terminates their lease, the permittee must make a good faith effort to rent the live -work unit as both live and work space, prior to re -renting the work space as residential space. Should the permittee apply and receive approval for a subdivision in the future to create and sell condominium units, additional live -work conditions may apply. PL8. Permitted uses for the live -work units include arts/crafts uses, professional office uses (lawyer, accountant, architect, interior design, real estate agents, computer industry consultants, and similar) and other limited small-scale business activities as approved by the Director of Community Development and as permitted in the MXC zone. PL9. The hours of operation for customer/client visits and for commercial deliveries for the live -work units are limited to 8:00 a.m. to 8:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on weekends and holidays. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 5 of 23 Changes to the hours of operation must be requested in writing and will be subject to the discretion of the Director of Community Development. PL 10. Each live -work unit must be occupied and used only by the owner or residential tenant of each unit. The work space may be occupied by only one business. The work operator may have one additional employee, excluding the residential tenant. PL 11. All roof -mounted and ground -mounted equipment must be screened from public view. PL12. During construction, prior to painting of buildings, the permittee must provide paint color samples for all paint colors for review by Planning staff in the field. If at any time a color or material is proposed to be changed, the permittee must provide updated samples to the Planning Division for review and approval prior to making the change. LANDSCAPING LR1. Prior to issuance of grading permit(s), the permittee must provide final landscape, lighting and irrigation plans (Landscape Document Package) for Planning Division review and approval. The plan must be prepared by a California - registered landscape architect and must be designed with the plant palette suitable for Santa Clarita (Sunset Western Garden Book Zone 18, minimum winter night temperatures typically 20' to 300 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 Municipal Code/UDC requirements. LR2. The permittee must be aware that additional fees will be required to be paid by the permittee for the review of required landscape and irrigation plans by the City's landscape consultant. An invoice will be provided to the permittee at submittal of the landscape and irrigation plans. The permittee will be required to pay all associated fees to the City of Santa Clarita prior to the release of the approved landscape and irrigation plans for the project. LR3. The permittee must coordinate with the City's Special Districts Division regarding any landscaping installed on City right-of-way. Special Districts must review the landscape and irrigation plans when submitted, and all such landscaping must be approved by Special Districts prior to installation. The permittee must receive final approval for the installed landscape prior to final building occupancy on -site. LR4. Prior to occupancy, the permittee must install all proposed irrigation and landscaping, including irrigation controllers, staking, mulching, etc., to the satisfaction of the Director of Community Development. The Director may impose inspection fees for more than one landscape installation inspection. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 6 of 23 LR5. Prior to 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. EN2. Prior to building final, all new and existing power lines and overhead cables less than 34 KV within or fronting the project site must be installed underground. Grading and Geology Requirements EN3. Prior to issuance of grading permit, the permittee must submit a grading plan consistent with the approved plans 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 geologic hazards and all submitted recommendations. EN4. Prior to issuance of building permits, the permittee must construct all grading and drainage facilities within the project site, obtain rough grade certifications, and a compaction report approved by the City Engineer. EN5. The Preliminary Plan shows an export of 1500 CY of dirt from the project. A. Before the City Engineer, or designee, issues a grading permit for this project, the permittee must submit a copy of the grading permit for the export/receiving site and an exhibit of the proposed haul route. The permittee is responsible to obtain approval from all applicable agencies for the dirt hauling operation. B. The permittee must comply with the following requirements for the dirt hauling operation: 1. Obtain an encroachment permit for the work. 2. The hours of operation shall be between 8:30 am to 3:30 pm. 3. Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the City Engineer. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 7 of 23 soft 4. Provide traffic control and flagging personnel along the haul route to the satisfaction of the City Engineer. C. Before the City Engineer, or designee, issues a grading permit, the permittee must pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $50,000, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs must be determined by the City Engineer. In order to receive a refund of the Deposit, the permittee or subsequent property owners must complete the pavement repairs to the satisfaction of the City Engineer within one year from the completion of the dirt hauling operation. If the pavement repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City will seek additional funds from the permittee. D. Before the building final, the permittee must repair any pavement damaged by the dirt hauling operation to the satisfaction of the City Engineer. The limits of the road repairs must be consistent with the approved haul route. Drainage Requirements EN6. Prior to issuance of grading permit, the permittee must have approved by the City Engineer, a drainage study demonstrating that post -development flows from the site will not be increased from pre -development flows, or mitigate for the increase to the satisfaction of the City Engineer. Water Quality Requirements ENT 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. Prior to issuance of grading permit by the City, the permittee must 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. EN8. This re -development project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a development that results in the creation, addition, or replacement of 5,000 square feet or more of impervious surface area on an already developed site. Prior to issuance of grading permit, the On" permittee must 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 Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 8 of 23 am" infiltration (and maintenance) into the design of the project. Refer to the Low Impact Development ordinance and the County of Los Angeles Low Impact Development manual for details. Street Light Requirements EN9. Prior to building final, the permittee must install street lights along the frontage of property on Bouquet Canyon Road. EN10. Prior to street plan approval, the permittee must submit a Street Light Plan 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 Street Lights Maintenance District. Street Improvement Requirements EN11. Prior to any construction (including, but not limited to, drive approaches, sidewalks, sewer laterals, curb and gutter, etc.), trenching or grading within public street right-of-way, the permittee must submit a revised street improvement plan consistent with the approved Plan, oak tree report, and conditions of approval; and PER obtain encroachment permits from the Engineering Services Division. EN12. Prior to issuance of building permits, 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. EN13. Prior to building final, the permittee must construct the ADA compliance path across the two driveways abutting the project. Revision to street improvement plan and encroachment permit must be required to do this work. EN 14. Prior to building final, the permittee must repair any broken or damaged curb, gutter and sidewalk abutting the project, to the satisfaction of the City Engineer. An encroachment permit will be required from the Engineering Services division to do any work within the public right of way. Sewer Improvement Requirements EN 15. The on -site sewer must be a privately maintained system. Prior to 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 prior to Grading Plan approval. EN 16. Prior to issuance of building permits, the proposed building lateral line must be own connected to the existing onsite sewer main (8-inch sewer per PC 9971). Prior to issuance of building permits, the permittee must coordinate with the Building & Safety Division regarding payment of additional annexation fees, if required, to annex the property into the County Sanitation District. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 9 of 23 EN 17. Prior to building final, the permittee must construct all sewer upgrades per the approved sewer area study, to the satisfaction of the City Engineer. EN18. The permittee must also obtain a permit from Los Angeles County Building & Safety Division to install a new saddle by Los Angeles County Sewer Maintenance Division, if the wye does not exist. TRAFFIC ENGINEERING DIVISION TEL The location, width, and depth of all project driveways, access locations and drive aisles must conform to the approved site plan. This must be shown on all applicable plans prior to issuance of first building permit. No additional driveways or access locations must be permitted. TE2. The permittee must be aware that the site must be designed to adequately accommodate all vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around loading zones and parking spaces, and appropriate turning radii. TE3. Minimum width of all interior drive aisles must be 26 feet and must be shown on all applicable plans prior to issuance of first building permit. All drive aisle dimensions must be shown on the site plan. (Note: Fire Department may require drive aisles wider than 26 feet.) TE4. Any dead-end drive aisles must have a hammerhead or turn -around area to facilitate vehicular movements. This must be shown on all applicable plans prior to issuance of first building permit. If a hammerhead or turn -around area is not provided, the permittee must demonstrate that vehicles can adequately maneuver into and out of the parking spaces at the terminus of a dead-end drive aisle. TE5. The permittee must extend and refurbish the existing No Stopping/No Parking Zone, located north of the southerly driveway, by an additional 40 feet, for a total of 60 feet. The permittee must also refurbish the existing No Stopping/No Parking Zone, located north of the northerly driveway. TE6. Prior to issuance of building permits, the permittee must pay the applicable Bridge and Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan as a means of mitigating the traffic impact of this project. This project is located in the Valencia B&T District. The current rate for this District is $28,710. The B&T rate is subject to change and is based on the rate at the time of payment. Standard B&T Fee Calculation: B&T District fees for non-residential uses on an under-utilized parcel that does not include a land division will be calculated as follows: Retail Commercial = 14,321 sf x $28,710 x 5 = $ 125,850 16,335 Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 10 of 23 Apartment = the number of units (30) x the district rate ($28,710) x 0.7 = $602,910 Total = $125,850 + $602,910 = $728,760 Note: Live/Work units may result in reduced B&T Fee. LOS ANGELES COUNTY FIRE DEPARTMENT FD 1. All on -site Fire Apparatus Access Roads must be labeled as "Private Driveway and Fire Lane" on the site plan along with the widths clearly depicted on the plan. Labeling is necessary to assure the access availability for Fire Department use. The designation allows for appropriate signage prohibiting parking. FD2. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner prior to and during the time of construction (Fire Code 501.4). FD3. All fire lanes must be clear of all encroachments and must be maintained in accordance with the Title 32, County of Los Angeles Fire Code. FD4. 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 must 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 must be positioned parallel to one entire side of the building. The side of the building on which the Fire Apparatus Access Road is positioned must 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). FD5. The dimensions of the approved Fire Apparatus Access Roads must be maintained as originally approved by the Fire Code Official (Fire Code 503.2.2.1). FD6. Fire Apparatus Access Roads must be designed and maintained to support the imposed load of fire apparatus weighing 75,000 pounds and must be surfaced to provide all-weather driving capabilities (Fire Code 503.2.3). FD7. Dead-end Fire Apparatus Access Roads in excess of 150 feet in length must be provided with an approved Fire Department turnaround. Refer to Figure 503.2.5(2) in Chapter 5 of the Fire Code. The turnaround must be orientated on the access roadway in the proper direction of travel (Fire Code 503.2.5). FD8. The Fire Apparatus Access Roads must be provided with a minimum of a 32-foot centerline turning radius (Fire Code 503.2.4). Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 11 of 23 FD9. A minimum 5-foot-wide approved firefighter access walkway leading from the Fire Apparatus Access Road to all required openings in the building's exterior walls must be provided for firefighting and rescue purposes (Fire Code 504.1). FD10. Security barriers, visual screen barriers or other obstructions must 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 must not exceed 42 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 11. Approved building address numbers, building numbers or approved building identification must be provided and maintained to be plainly visible and legible from the street fronting the property. The numbers must 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). FD 12. All fire hydrants must measure 6"x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal, and must be installed in accordance with the County of Los Angeles Fire Code. FD 13. The required fire flow for the public fire hydrants for this project is 2000 GPM at 20 psi residual pressure for 2 hours. Two (2) public fire hydrants flowing simultaneously may be used to achieve the required fire flow. An approved automatic fire sprinkler system is required for the proposed building within this development (Fire Code 507.3 & Appendix B). FD14. The required fire flow for a single private fire hydrant is 1,250 GPM @ 20 psi residual pressure for 2 hours. One (1) on -site fire may be used to achieve the required fire flow (Fire Code 106.1). FD 15. Install one (1) private on -site fire hydrant as noted by the Fire Department. All required private on -site fire hydrants must be installed, tested, and approved prior to building occupancy (Fire Code 901.5.1). FD 16. Plans showing underground piping for private on -site fire hydrants must be submitted to the Sprinkler Plan Check Unit for review and approval prior to installation (Fire Code 901.2 & County of Los Angeles Fire Department Regulation 7). FD 17. All private fire hydrants must be installed a minimum of 25 feet from a structure or protected by a 2-hour rated firewall. For fully sprinkled multi -family structures, private fire hydrants may be installed a minimum of 10 feet from the structure (Fire Code Appendix C 106.1). am Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 12 of 23 BUILDING & SAFETY DIVISION Plans and Permits BSI. Construction drawings must 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 must show full compliance with all applicable local, county, state, and federal requirements and codes. The project must comply with the building codes in effect at time of building permit application submitted to Building & Safety Division. Projects submitted to Building & Safety after January 1, 2023 must comply with the following: the 2022 California Building (CBC), Mechanical (CMC), Plumbing (CPC), Electrical (CEC), Fire (CFC), Energy Code, and the 2022 California Green Building Standards Code (CalGreen). BS3. Construction drawings submitted for plan review must be complete. Submitted plans must show all architectural, accessibility, structural, mechanical, plumbing, and electrical work that will be part of this project. Civil plans, if prepared, may 'm be submitted for reference and for review by City Engineering Services. Landscape plans, if prepared, may be submitted for reference and for review by the City's Planning Division. BS4. Construction drawings must be prepared by qualified licensed design professionals (California licensed architects and engineers). BS5. The City of Santa Clarita has amended some portions of the California Building Codes. A copy of these amendments is available at the Building & Safety public counter and on our website at: baps:Hsantaclarita.gov/building-s—afety/building-codes-design-criteria/. 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 in to the following link and create an account by clicking "register for an Account.": hos://aca-pEgd.accela.com/SANTACLARITA/Default.!Vx BS7. For general information on how to obtain a building permit for tenant improvement projects, an informative presentation may be seen at: fts:Hsantaclarita.gov/building-safety/training-and-informational-videos/. BS8. Construction drawings submitted to Building & Safety must include a complete building code analysis and floor area justification for the proposed building per chapters 5 and 6 of the California Building Code. The code analysis and justification must contain the following minimum information: types of construction, occupancy groups, occupant loads, any required area increases, Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 13 of 23 height of building, number of stories, summary of all fire rated walls, occupancy separations and all other related data. BS9. The submitted site plan must show all parcel/lot lines, easements, fire separation distances, restricted use areas, etc. Any construction proposed in an easement must obtain the easement holder'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. BS 10. For an estimate of the building permit fees and the estimated time for plan review, please contact the Building & Safety Division directly at (661) 255-4935. BS 11. Prior to submitting plans to Building & Safety, please contact a Permit Specialist at (661) 255-4935, for project addressing. Electric Vehicle, Bicycle, and Clean Air Parking — Commercial BS 12. Electric Vehicle (EV) parking spaces (EV capable spaces and EV stations) must be provided for the commercial portions of the building with the infrastructure installed to facilitate EV charging per CalGreen 5.106.5.3. EV capable spaces and EV charging stations must be identified on the site plan. BS 13. EV capable parking spaces (without charging equipment), and EV charging stations (with charging equipment installed), must be provided based on the total number of actual parking spaces provided and the number of EV capable spaces provided per CalGreen section 5.106.5.3.1. For the new 20 parking spaces provided for the new commercial portion of the new building, 4 EV capable parking spaces must be provided. For the 4 EV capable spaces required, no EV charging stations are required to be installed. A. For the additional 41 new commercial parking spaces provided, 8 EV Capable parking spaces must be provided. For the 8 EV Capable spaces required, 2 EV Charging Stations must be installed. BS 14. Short -Term Bicycle Parking must be provided for the commercial portions of the project is based on 5 percent of the total number of anticipated visitor (customer) parking spaces with a minimum of one two -bike rack. BS 15. Long-term bicycle parking (lockable) must be provided based on 5 percent of the total number of tenant -occupant (employee) parking spaces with a minimum of one bicycle parking facility (CalGreen 5.106.4.1.2). A. Clean Air Vehicle parking spaces are not required. The previous CalGreen Code (2019) section 5.106.5.2 has been deleted in the new 2022 CalGreen Code. Electric Vehicle Parking — Multifamily BS 16. For new multifamily projects, ten (10) percent of the total number of residential parking spaces provided must be EV capable charging spaces, capable of Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 14 of 23 supporting future Level 2 electric vehicle supply equipment (EVSE). An additional 25 percent of the total number of parking spaces must be EV ready, and equipped with low power Level 2 EV charging receptacles (CalGreen 4.106.4.2). For the proposed 49 new residential parking spaces, 5 spaces must be EV capable and 13 spaces must be EV ready. A. When the multifamily project has over 20 dwelling units, an additional five (5) percent of the parking spaces must be equipped with Level 2 EV charging stations (CalGreen 4.106.4.2.2). BS17. Where common use parking is provided at least one EV space must be located in the common use area and available for use by all residents. Agency Clearances BS 18. Prior to issuance of building permits, clearances from the following agencies will be required: A. Santa Clarita Planning Division; B. Santa Clarita Engineering Services (soil report review and grading); C. Santa Clarita Environmental Services (Construction & Demolition Plan deposit); D. Santa Clarita Traffic & Transportation Planning; E. Santa Clarita Parks Planning; F. Los Angeles County Fire Prevention Bureau; G. Los Angeles County Environmental Programs (Industrial Waste); H. Los Angeles County Sanitation District; Santa Clarita Valley Water Agency; and J. William S. Hart School District and appropriate elementary school district. An agency referral list with contact information is available at the Building & Safety public counter. Please contact the agencies above to determine if there are any plan review requirements and/or fees to be paid. Clearances from additional agencies may be required and will be determined during the plan review process. Accessibility BS 19. All applicable disabled access requirements of CBC Chapter 11 B for commercial portions, and CBC Chapter 11 A for the multi -family residential portions of the project (including live/work units), must be shown on the architectural plans versus civil plans. BS20. The accessible parking spaces must be calculated separately for each parking facility (residential, new commercial, and existing commercial with new parking), Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 15 of 23 and must be dispersed and located on the shortest accessible route to accessible entrances. Accessible parking spaces for the residential portion of the project will be based on the following: A. Where assigned parking spaces are provided, accessible parking spaces must be provided at the rate of 2 percent of all assigned parking. B. Where unassigned and visitor parking spaces are provided, accessible parking spaces must be provided at the rate of 5 percent of all unassigned parking. Designated guest or visitor parking must be provided with at least one accessible parking space. C. Accessible parking spaces must be located and dispersed to be on the shortest possible accessible route to accessible building entrances. D. Accessible parking spaces must be dispersed proportionately between the various types of parking amenities (surface, carport, and garages). BS21. At least one EV Charging Station (or future EV Charging Space) must be provided for each parking facility (residential, new commercial, and existing commercial with new parking), and must be sized to be van accessible and located on an accessible route to the building entrance(s). The van accessible EV parking space(s) must be 12-foot wide with a 5-foot side aisle on the passenger side. When less than five EV spaces are provided at a facility, no disabled access .�. signage is required. The side access aisle for any accessible EV parking space must not overlap the side access aisles required for the regular accessible parking spaces (CBC sections 11 B-228.3 and 11 B-812). BS22. Buildings containing multi -family dwelling units must also follow all applicable accessibility regulations including federal requirements that may be more restrictive. Please refer to the following: A. Fair Housing Act (FHA) Design Manual. B. Joint Statement of the Department of Housing and Urban Development (HUD) and the Department of Justice (DOJ) issued April 30, 2013 (www.hud.gov). C. Dwelling units constructed as senior citizen housing may also be subject to the Unruh Civil Rights Act. Refer to Division 1, Part 2 of the California Civil Code. For additional information regarding application, interpretation and enforcement, contact the California Department of Fair Employment and Housing. FHA, HUD and DOJ regulations are not enforced by the local Building & Safety jurisdictions. However, they are the responsibility of the designer, architect, owner and developer. P" Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 16 of 23 Soil Reports and Grading BS23. A complete soils and geology investigation report will be required. The report must be formally submitted to the Engineering Division for review and approval. The recommendations of the report must be followed and incorporated into the construction drawings. A copy of the report must be submitted to Building & Safety at time of plan submittal. BS24. All grading, compaction and building pad certification must be completed prior to the issuance of building permits. BS25. All new buildings, additions, and other structures, including retaining walls and fences, must be setback from any adjacent ascending or descending slopes. See Section 1808.7 CBC and the Slope Setback handout. Hazard Zones BS26. Indicate in the project data of the plans that this project IS NOT LOCATED in a Fire Hazard Zone, IS NOT LOCATED in a Flood Hazard Zone, and IS NOT LOCATED in the Alquist-Priolo Earthquake fault zone. Additional Information BS27. After the project receives a final building inspection, a Certificate of Occupancy will be issued. Shell portions of the building will receive separate Certificate of Occupancies after each tenant improvement is completed. BS28. Each separate new detached building or structure, such as carports, trash enclosures, fences, retaining walls, shade structures, will require separate applications and building permits. These other structures need not be on separate plans, but may be part of the same plans of the main project. BS29. Live/work units must comply with Section 508.5 of the 2022 CBC. BS30. These general comments are based on a review of conceptual plans submitted by the permittee. Additional comments and more detailed building code requirements will be listed during the plan review process when a building permit application and plans are submitted to Building & Safety. ENVIRONMENTAL SERVICES DIVISION ES 1. Commercial Component: Provide sufficient trash enclosures to house at least two 3-yard bins. One of the bins should be reserved for recyclable materials only. In addition, space must be added for organics/food waste recycling per AB 1826/SB 1383. ES2. Residential Component: Provide sufficient trash enclosures to house at least six 3- yard bins. Three of the bins should be reserved for recyclable materials only. In Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 17 of 23 addition, space must be added for organics/food waste recycling per AB 1826/SB 1383. ES3. Current plans reviewed by the City as of January 31, 2024, are sufficient to meet Environmental Services requirements. ES4. The enclosures must be shown on the site plan with dimensions and bin layout/floor plan, consistent with the surrounding architecture and must be constructed with a solid roof. The enclosures must be located to provide convenient pedestrian and collection vehicle access. ES5. 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. ES6. C&D Materials Recycling Ordinance: A. A Construction and Demolition Materials Management Plan (C&DMMP) must be prepared and approved by the Environmental Services Division prior to obtaining any grading or building permits. B. A minimum of 65 percent of the entire project's inert (dirt, rock, bricks, etc.) On% waste and 65 percent of the remaining C&D waste must be recycled or reused rather than disposing in a landfill. C. For renovation or tenant improvement projects and new construction projects, a deposit of 2 percent of the estimated total project cost or $15,000, whichever is less, is required. For demolition projects, a deposit of 10 percent of the estimated total project cost or $15,000, whichever is less, is required. The full deposit will be returned to the permittee upon proving that 65 percent of the inert and remaining C&D waste was recycled or reused. EST 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 or recycled. For a phased project, such material may be stockpiled on -site until the storage site is developed. ES8. All projects within the City that are not self -hauling their waste materials must use one of the City's franchised haulers for temporary and roll -off bin collection services. Please contact Environmental Services staff at 661-286-4098 or visit GreenSantaClarita.com for a complete list of franchised haulers in the City. PARKS AND RECREATION DIVISION PR 1. Prior to issuance of the building permit, the permittee must pay the required Park "' Dedication Fee equal to the value of the amount of land established per the City's General Plan, "Parks and Recreation Element." An estimate is attached. The Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 18 of 23 permittee may be required to provide a certified MAI real estate appraisal to establish the fair market value (FMV) of an acre of land within this project. PR2. Credit for private open space. Where private open space usable for active recreational purposes is provided in a proposed planned development, real estate development, stock cooperative, community apartment project, or condominium project, partial credit, not to exceed thirty percent, may be given against the requirement of land dedication or payment of fees in lieu thereof. Credit will only be given when the approving authority finds that it is in the public interest to do so and that all standards are met. TECHNOLOGY SERVICES DIVISION TS 1. Prior to the issuance of 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 (MPOE) or similar location within the project area that serves as the main telecommunications closet. TRANSIT DIVISION TR1. The Transit Impact Fee does apply. Currently the rate is $200 per residential unit. This fee is currently under revision. The permittee must pay the fee in place at the time of building permit issuance. At this time the Transit Impact Fee does not apply to commercial/industrial developments. This fee is currently under revision. The permittee must pay the fee in place at the time of building permit issuance. TR2. The permittee must provide a bus stop Southbound Bouquet Canyon Road, on the project frontage before the existing driveway and in front of the existing IHOP restaurant. TR3. The permittee must construct a pedestrian path from the bus stop to the development. The bus stop may require additional right-of-way (ROW) as approved by the City Engineer. TR4. At the location of the bus stop, the permittee must provide a permanent stylized shelter structure. The bus stop must consist of: a 10' x 25' concrete pad placed behind the sidewalk, a bench, a trash receptacle, and lighting. Proposed shelter structure and all bus stop amenities must be approved by City Transit staff prior to installation. All specifications and appropriate paperwork must be supplied to the Transit Division prior to installation. TR5. The permittee must provide a site plan showing amenities within a 100-foot radius of the bus stop. This plan must show the locations of all utility meters, utility structures, landscaping, buildings, pedestrian walkways, and parking spaces. This plan must also show all other items not listed above located within the 100-foot radius of the bus stop. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 19 of 23 TR6. All mechanical devices (including electric meter) or vault boxes must be screened from public view either by location or with mature landscape, vines, etc (please contact the Parks Division for information). Shelter design, structure and amenities must be approved by appropriate City staff including Transit, Planning, Building & Safety, and Engineering. All specifications and appropriate paperwork for the bus stop must be supplied to the Transit Division prior to installation. TR7. A color elevations and materials board for the proposed bus shelter must be provided for review and approval by the Director of Economic Development. TR8. The bus stop location must be a minimum of 100 feet from the curb return or as specified by City staff. TR9. At the location of the bus stop, the sidewalk must meet the street for no less than 25 feet. TR10. The permittee must construct an in -street concrete pad pursuant to the current city standard and APWA 131-1. TR11. The bus stop must comply with all ADA regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (CalDag). Proposed disabled access must be drawn on all plans. TR12. The bus stop must be shown and labeled on the site plan. TR13. Prior to occupancy, the bus stop must be installed to the satisfaction of City staff. SPECIAL DISTRICTS DIVISION Urban Forestry — Parkway Trees SD 1. The permittee is required to install parkway trees within the public right-of-way along Bouquet Canyon Road fronting the property / project site. The permittee is required to work with Special Districts (Urban Forestry) with the location, spacing, and number of parkway trees required. SD2. Before issuance of grading permits, or as required by Planning, the permittee must submit a final landscape plan for review and approval by Special Districts (Urban Forestry). Landscape plan must be prepared by a California Licensed Landscape Architect. SD3. The permittee is required to install concrete tree wells along Bouquet Canyon Road to accommodate the required, approved number of parkway trees. Minimum size tree well must be no less than 4-feet by 6-feet, and must not exceed 4-feet by 8-feet. All tree wells must be the same size. SD4. The permittee is required to install and maintain an approved irrigation system to 'n" all required parkway trees. Irrigation must be approved by Special Districts (Urban Forestry). Irrigation must be included with the final landscape plans. Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 20 of 23 SD5. The permittee is required to tunnel below any existing concrete as needed to install the required irrigation to each tree. One two-inch (2") schedule 80 sleeve must be installed below any / all concrete to allow for all lateral lines to reach the tree well. SD6. Irrigation to the required parkway trees must consist of schedule 40 PVC pipe, with two Rainbird RWS-B-C-1401 watering systems per tree. Each watering tube must be placed on opposite ends of the root ball and run parallel with the sidewalk. SD7. The permittee is required to install 24-inch lineal root barrier at the inner edge of the tree well. Root barrier must overlap a minimum of six inches or as required by manufacturer specifications. Century Root Barrier, NDS, and Villa are all acceptable products. Irrigation lines must enter the tree well below the bottom of the root barrier to eliminate having to cut into the root barrier. SD8. Parkway trees must consist of 24-inch box, standard trunk trees. Each tree must have a natural canopy, with strong central leader, with a minimum in -ground height of 6-7 feet at time of planting. Parkway trees must also meet and or exceed the California Department of Forestry and Fire Protection; Guideline Specifications for Nursery Tree Quality. SD9. Approved parkway tree species for this location must not exceed a 25-30-foot maximum height, and be approved / recommended for planting below powerlines. Approved species for this location includes the following trees; Coral Gum (Eucalyptus torquata), Purple Orchid Tree (Bauhinia variegate), Eastern Red Bud (Cercis canadensis), Narrow -Leaf Pittosporum (Pittosporum phillyraeoides). SDI 0. Parkway trees must be planted according to the City of Santa Clarita Tree Planting & Staking Detail Sheet and / or the APWA (American Public Works Association) "Standard Plans for Public Works Construction". SD 11. Prior to planting, all parkway trees must be inspected and approved by a qualified representative of Urban Forestry. Trees which do not meet the minimum specifications will be rejected and must be returned to the nursery and replaced at no cost to the City of Santa Clarita. Permittee must give a minimum of 48 hours prior notice for the delivery date and time. SD 12. Parkway trees, as it specifically relates to trimming is the responsibility of the City of Santa Clarita Special Districts (Urban Forestry). The permittee and their tenants are advised that parkway trees will not be trimmed for sign visibility. SD 13. Upon completion of irrigation and planting, the tree well must be mulched with natural woodchips (Foothill Soils Forest Floor or similar product with same specifications). SD 14. The parkway tree(s) are a shared responsibility between the property owner and the City of Santa Clarita. Maintaining the tree well and keeping it free of weeds and debris, making any necessary repairs to the irrigation, and making sure the tree is not over or under watered, is the primary responsible of the permittee and / or current and future property owners. It is the responsibility of the City of Santa Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 21 of 23 Clarita Urban Forestry Division to trim the tree(s) as needed during regular grid trimming. SD 15. The permittee is required to reach out to the City of Santa Clarita Urban Forestry Division to discuss the recent pruning to the on -site oak trees which took place on or around October 2023. These oak trees are protected under both the Oak Tree Ordinance, and the Parkway Tree Influence Ordinance. City Arborist will provide available resources to correct and repair the damage that was done to the trees as a result of the recent pruning. Landscape Maintenance District SD 16. This parcel is located within Landscape Maintenance District (LMD) Zone 2008-1, which was established to fund the construction and maintenance of landscaped medians on major thoroughfares throughout the City of Santa Clarita. Prior to issuance of Certificate of Occupancy, the permittee is required to financially contribute to Zone 2008-1 in a manner reflective of this LMD zone's assessment methodology. SDI 7. The permittee is advised that these parcels are currently being assessed based upon the current land use. As a result of the proposed project, the current assessment rate will be adjusted to reflect the changes based upon the zones am current methodology. Streetlight Maintenance District SD 18. Pending the requirement of having to underground any existing utilities, or make street improvements, the permittee will be required to install replacement streetlights to the satisfaction of the City Engineer, Director of Public Works, and the Director of Administrative Services. SD19. 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), Streetlighting Zone "Original". 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. mom A. Following the completed annexation there will be an annual assessment included on the property tax bill. The assessments are based on land use, see Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Final Conditions of Approval October 22, 2024 Page 22 of 23 attached EBU rate sheet. The proposed assessment to be calculated by assessment engineer. B. 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. C. Developer will work with Special Districts and obtain approval on the LED light fixtures, if any, to be installed on public streets. D. Ownership of all new streetlights installed on public streets will be transferred to City of Santa Clarita. E. Developer will work with Special Districts to determine if the streetlights will be metered or unmetered. I Master Case 21-086; MUP21-012, ADR21-015, and DR21-011 Conditions of Approval October 22, 2024 Page 23 of 23 Attachment A — Estimated Parks Dedication Fee City of Santa Clarita Park Dedication Fee Requirement Project Description: 26111 Bouquet Canyon Road Tract/MC#: 21-086 Housing Density / Units Dwelling 6 Acres "FMV Per 1000 Sub Total 20% Off Site Improvements In Lieu Fee 2.880 C.005 ;G66,6dl:) I 5380,160 $76,032 $456,192 Total Density e6 Total Acres due 0.43200 Park Credit 0-08967 With Park Credit 0.34233 S301,251 $60,250 $361,501 TOTAL FEES DUE WITH 3W, CREDIT= $361,601 TOTAL FEES DUE WITHOUT CREDIT= $456,192 Private Park Total Total Credit Estimate Reviewed by Credit SO. FT. Acres $94,691 --j 0 08967 1 C.05967 Date Katie 2/29/2024 "The applicant will be required to provide a certified MAI real estate appraisal to establish the Fair Market Value (FMV) of an ere of land within this project. ethoo of calculatnn per tne. City of Santa Clancy General Ptah - Parks IM Recreation Eiemem DU X Population X 5 acres per X "FMV = Subtotal X 1.2 = In Li-u Fee per DU 1000 people Buildable acre 2129/2024