HomeMy WebLinkAbout2024-11-12 - RESOLUTIONS - APPROVING MC 21-205RESOLUTION NO. 24-71
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND
APPROVING MASTER CASE 21-205, INCLUDING ARCHITECTURAL DESIGN REVIEW
21-025, CONDITIONAL USE PERMIT 21-014, DEVELOPMENT REVIEW 21-019,
HILLSIDE DEVELOPMENT REVIEW 22-001, MINOR USE PERMIT 21-027, OAK TREE
PERMIT 21-003, AND TRACT MAP 83605, TO CONSTRUCT A DEVELOPMENT
CONSISTING OF A RESIDENTIAL COMPONENT WITH 318 UNITS, 22 OF WHICH ARE
TO BE DESIGNATED AS AFFORDABLE IN THE LOW-INCOME CATEGORY, A NON-
RESIDENTIAL COMPONENT WITH AN APPROXIMATELY 127,000 SQUARE FOOT
LIGHT MANUFACTURING BUILDING, AND SUBDIVIDING THE SUBJECT SITE INTO
FIVE PARCELS, LOCATED AT 22500 SOLEDAD CANYON ROAD (ASSESSOR'S
PARCEL NUMBER 2836-011-018), 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 21-205, The City Council makes the
following findings of fact:
A. An application for Master Case 21-205 (hereinafter "Project"), (Architectural Design
Review (ADR) 21-025, Conditional Use Permit (CUP) 21-014, Development Review
(DR) 21-019, Hillside Development Review (HDR) 22-001, Minor Use Permit (MUP)
21-027, Oak Tree Permit (OTP) 21-003, and Tract Map 83605) was filed by the
Riverview owner, LPV, LLC (hereinafter "applicant"), with the City of Santa Clarita
(City) on October 18, 2021. The property affected by this application is located at
Assessor's Parcel Numbers 2836-011-018 (hereinafter "subject site");
B. The application was deemed complete on January 18, 2023;
C. The Project description was modified in December 2023, when the non-residential
component was changed from a film studio use to a light manufacturing use;
D. The Project includes the construction of the Riverview Project on a 35.2-acre site at
22500 Soledad Canyon Road consisting of a residential component with 318 units, 22 of
which would be designated as affordable in the low-income category, a non-residential
component with an approximately 127,000 square -foot light manufacturing building, and
subdividing the subject site into five parcels;
E. The zoning and General Plan designation for the subject site is Mixed Use Corridor
(MXC) within the Jobs Creation Overlay Zone (JCOZ);
F. The Project meets the definition of a housing development in accordance with Senate Bill
330. Therefore, the Project has been evaluated in accordance with the objective standards
of the City's Municipal Code and the City's Community Character and Design
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Guidelines;
G. The surrounding land uses include an existing commercial shopping center to the
northwest, railroad right-of-way and vacant land to the south, the Santa Clarita Metrolink
station to the southeast, and the Santa Clara river to the north;
H. On July 16, 2024, a duly noticed Planning Commission meeting was held before the
Planning Commission regarding the Project at 6:00 p.m. at City Hall, Council Chambers,
23920 Valencia Boulevard, Santa Clarita; CA 91350;
During the meeting, the Planning Commission considered the staff report, the staff
presentation, the applicant presentation, and public testimony, and directed staff to return
with additional information on the Project at the September 17, 2024, Planning
Commission meeting;
On September 17, 2024, a continued public hearing regarding the Project 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;
K. During this continued public hearing, the Planning Commission considered the staff
report, the staff presentation, the applicant presentation, and public testimony. The
Planning Commission's motion to deny the Project resulted in no consensus with a 2-2
vote, and with a deadlocked Planning Commission, the Project was considered denied;
L. On September 18, 2024, Councilmember Weste called the Project to the City Council for
Conformance review in accordance with 17.07.050 of the Municipal Code;
M. On October 22, 2024 a duly noticed public hearing 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;
N. During this public hearing, the City Council considered the staff report, the staff
presentation, the applicant presentation, and public testimony, and directed staff to bring
the item back at the November 12, 2024, City Council meeting, with a Resolution for and
conditions of approval for consideration by the City Council; and
O. On November 12, 2024, the item was considered by the City Council at their regular
meeting at 6:00 p.m. at City Hall, Council Chambers, 23920 Valencia Boulevard, Santa
Clarita. 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.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) 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
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thereunder (14 Cal. Code of Regs. § 15000, et seq., the "CEQA Guidelines"). Based upon the
foregoing facts and findings, the City Council hereby find as follows:
A. An Initial Study and a Mitigated Negative Declaration (MND) for this project prepared
pursuant to CEQA Guidelines § 15063;
B. The Initial Study has been circulated for review and comment by affected governmental
agencies and the public, and all comments received, if any, have been considered. The
MND was posted and advertised on June 25, 2024, in accordance with CEQA. The public
review period was open from June 25, 2024, through July 16, 2024;
C. There is no substantial evidence that the Project will have a significant effect on the
environment. The MND reflects the independent judgment of the City;
D. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the City Council is the Master Case 21-205
project file within the Community Development Department and is in the custody of the
Director of Community Development; and
E. The City Council, based upon the findings set forth above, hereby finds that the MND for
this project has been prepared in compliance with CEQA. The City Manager, or designee,
is directed to file a Notice of Determination in accordance with CEQA §§ 21152,
21167(f); CEQA Guidelines § 15094; and any other applicable law.
SECTION 3. GENERAL FINDINGS FOR MASTER CASE 21-205. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the MND, 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 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 Project would introduce mixed -use
development into an existing commercial site consisting of single -story development and
surface parking.
The Project would be consistent with the goals, objectives, and policies of the General
Plan, including without limitation:
Objective H1-2: Enhance opportunities for affordable housing production on
appropriate sites located near transit and services.
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Objective LU4.1: Promote creation of strong regional and local economies.
Policy LU3.4.1: Promote the inclusion of green spaces, neighborhood parks, and
other gathering places that allow neighbors to meet one another
and encourage "eyes on the street" for safety purposes.
Policy LU3.1.2: Provide a mix of housing types within neighborhoods that
accommodate households with varied income levels.
The Project is consistent with the goals, policies, and objectives of the general plan
because the development consists of 318 dwelling units, 22 of which will be designated
as affordable in the low-income category, located adjacent to the Santa Clarita Metrolink
station. The development also offers a mix of housing types with both attached units and
detached product types throughout four planning areas. The development will also
include amenities such as parks and seating areas throughout the Project site providing
gathering places for residents. The non-residential component will promote the local and
regional economy by adding approximately 204 jobs based on the square footage of the
light manufacturing building.
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 objective development standards in Unified Development Code (UDC) Chapters
17.51 and 17.55. Light manufacturing uses are permitted with the approval of a
Conditional Use Permit. Any future tenants in the new light manufacturing building
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 Project includes a Minor Use Permit to provide less floor area ratio (FAR) for the
non-residential portion of the Project, and less residential density than required in the
MXC zone. The minimum FAR for the non-residential portion is .25 and the Project has
a FAR of .08. The minimum residential density for the subject site is 385 units and 318
are proposed.
The UDC requires the non-residential portion of the Project to provide 274 parking
spaces, and 219 parking spaces are provided. However, the Project includes a request for
a 20 percent parking reduction as it is within the JCOZ. As such, the non-residential
portion of the Project meets the parking requirement with the approval of the parking
reduction allowed by the JCOZ. The UDC requires a total of 796 parking spaces for the
residential portion of the Project and 819 will be provided, including 636 enclosed
parking spaces and 183 guest parking spaces. -..
The non-residential portion of the Project meets the objective standards of development
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for the JCOZ and MXC zone including, but not limited to, height, drive aisle, parking lot,
and landscaping requirements for mixed -use development. The residential portion of the
Project also meets the objective standards of development in the MXC zone for
residential development, including, but not limited to, private outdoor spaces, recreational
facilities, setbacks, and height.
The Project complies with the objective development standards for the MXC zone and
with approval of the CUP and 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 Project is not located on a hazardous site and would not include any hazardous
materials. The subject property is located directly adjacent to the Whittaker-Bermite
property, a known Brownfield site, but studies conducted as part of the environmental
analysis concluded that there would not be a significant impact from 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 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 Project complies with the zoning regulations for the MXC zone, and would not
create a hazard to the public health, safety, and welfare.
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 Project complies with the City's objective standards for mixed -use development,
including, but not limited to, setbacks, building height, drive aisle width, private
outdoor space, recreational facilities, landscaping and sufficient parking is provided
for both the non-residential and residential component as required by the UDC.
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 ingress/egress on Commuter Way as well as
from four new driveways on Soledad Canyon Road, one of which will include a new
traffic signal for the non-residential component. Additional off -site improvements
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include street widening and a right-of-way dedication for a right -turn pocket at the
intersection of Soledad Canyon Road and Commuter Way. The applicant must
comply with all City -imposed engineering requirements when constructing any
improvements in the right-of-way, such as signals, turn pockets, driveways, 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), traffic, or
the existing and new access to the site.
A traffic study conducted for the Project concluded that there would be no significant
impact to vehicle miles traveled and no significant impact on level of services to
Soledad Canyon Road.
• 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
significant additional resources or services from those organizations as a result of its
operation. The proposal has been designed, and 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 Project will have utilities provided by Southern California Edison, SoCal Gas,
and Santa Clarita Valley Water Agency. The IS/MND prepared for the Project
identified impacts to the provision of utilities as less than significant.
SECTION 4. SPECIFIC FINDINGS FOR TENTATIVE MAP 83605. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the MND, 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 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 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 including a new
signalized access on Soledad Canyon Road, and existing access on Commuter Way as
previously discussed.
SECTION 5. SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT REVIEW 22-001.
Based on the above findings of fact and recitals and the entire record, including, without
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limitation, the MND, 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 and the natural, topographic prominent features are retained to
the maximum extent possible;
The Project site contains a remnant hillside that was previously disturbed by the
construction of both Soledad Canyon Road and the Union Pacific Railroad. The hillside
is situated on the northwest portion of the Project site exceeding 10-percent average
cross -slope, and therefore requiring the approval of a Hillside Development Review in
accordance with the UDC. The remainder of the Project site is relatively flat.
The Project includes the creation of a pad for a 127,000 square -foot light manufacturing
building. Creation of the pad would require the cut and fill of approximately 800,000
cubic yards of material and is anticipated to balance on site. Specifically, the remnant
hillside would be removed and used to fill in lower portions of the subject property. The
slopes on the southern edge of the property adjacent to the railroad would be retained to
the maximum extent feasible. All grading work will be balanced on the project site and
will not require any import or export of soil from the project site.
B. That clustered sites and buildings are utilized where such techniques can be
demonstrated to substantially reduce grading alterations of the terrain and to contribute
to the preservation of trees, other natural vegetation and prominent landmark features
and are compatible with existing neighborhood, -
The Project consists of a non-residential portion with a 127,000 square -foot light
manufacturing building on a single graded pad, and a residential component with 318
dwelling units. The remnant hillside is being graded for the creation of the pad for the
non-residential component and the residential component is proposed on a relatively flat
portion of the site and as such, is not proposing clustering; however, all graded slopes
would be re -vegetated in compliance with the UDC to soften the appearance of
manufactured slopes that would be altered as a result of the Project. There are oak trees
present on the site which are proposed to be removed. However, the mitigation oak trees
will help create prominent landscape features throughout the development and are
consistent with the existing neighborhood. The balanced grading reduces the impact to
import or export of soil from the Project, reducing roadway impacts during construction
of the Project.
C. That building setbacks, building heights and compatible structures and building forms
that would serve to blend buildings and structures with the terrain are utilized;
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The Project has been designed to fit into the context of the natural topography of the site
to blend in as much as possible because the Project complies with all requirements for the
objective standards of development. As a result, all setbacks, heights, and building forms
within the Project are appropriate for the subject property. As mentioned in previous
findings, the Project would comply with all requirements of the UDC and the JCOZ,
including building height and setbacks.
D. 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;
All graded slopes would be re -vegetated in compliance with the UDC to add stability and
soften the appearance of manufactured slopes that would be altered as a result of the
Project. All landscaped areas would be subject to the review and approval of a Final
Landscape Plan by the City, as well as review by the County Fire Department for
compliance with Fuel Modification standards.
E. That street design and improvements that serve to minimize grading alterations and
emulate the natural contours and character of the hillsides are utilized;
Although the Project does include the creation of vehicle access points to the subject
property along the frontage on Soledad Canyon Road including a new signalized access
for the non-residential parcel, and would create interior roadways to serve residents and
business tenants, there are no new public streets or roadways that would be created with
the Project.
F. That grading designs that serve to avoid disruption to adjacent properties are utilized;
and,
The Project is not anticipated to include any off -site grading and will not disrupt adjacent
properties. Further, an IS/MND prepared for the Project concluded that grading activities
associated with the Project will have less than significant impacts or no impacts to
surrounding properties due to noise, vibration, emissions, and other factors.
G. 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 subject property is not identified as a scenic vista and would not block or alter
views of significant ridgelines. The pad for the Project would be approximately 10 feet
above the grade of Soledad Canyon Road minimizing visual obtrusion to the
surrounding area.
SECTION 6. SPECIFIC FINDINGS FOR OAK TREE PERMIT 21-003. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the MND, oral
and written testimony, and other evidence received at the public hearings, reports, and other
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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 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.
There are a total of 10 oak trees on or near the Project site that are protected by the City's
Oak Tree Preservation Ordinance. Of the 10 oak trees identified, nine would be removed
due to construction and grading activity, including the one heritage oak tree. The nine oak
trees to removed are valued at $155,544 by the International Society of Arboriculture
(ISA). The Project would plant eight mitigation oak trees with an ISA valuation of
$158,000 which exceeds the replacement value of the oak trees on site. These eight new
Coast Live Oak trees would be located at the Project entrances and within the community
parks at varying box sizes ranging from 60-inch to 96-inch box trees. 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.
B. No heritage oak tree shall be removed unless one or more of the above findings are made
and the review authority also finds that the heritage oak tree's continued existence would
prevent any reasonable development of the property and that no reasonable alternative
can be accommodated due to the unique physical constraints of the property. It shall
further be found that the removal of such heritage oak tree will not be unreasonably
detrimental to the community and surrounding area.
The one heritage -sized oak tree on -site is proposed to be removed due to its location on
the subject property and its physical condition. According to the City's Oak Tree
Specialist and the Oak Tree Report provided by the applicant, the heritage oak tree has
structural issues that could potentially jeopardize the success of its survival if it were to
be relocated. In addition, the heritage oak is located on a slope and trees located on slopes
are not typically good candidates for relocation. Due to the structural issues and the
location of the heritage oak tree, it is proposed for removal.
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SECTION 7. SPECIFIC FINDINGS FOR THE NO NET LOSS LAW. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the MND, 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. Remaining sites identified in the Housing Element are adequate to meet the jurisdiction's
remaining Regional Housing Needs Allocation for the planning period by income
category.
The Project site is identified as Suitable Site #23 in the Housing Element and was
projected to have a capacity for 792 units with 225 units for low-income and 567 units for
moderate -income levels. The Project is proposing 22 units in the low-income category
with the remaining 296 being market rate. The Project does not propose any units in the
moderate -income category. The Housing Element has a buffer of 345 low-income units
and a buffer of 462 moderate -income units. With approval of the Project, the low-income
buffer would be reduced to 142 units and the moderate -income buffer would be depleted
and require 105 units to be included in the moderate -income category from the alternative
sites list of the Housing Element. The alternative sites list has capacity for 890 units and
therefore, has adequate capacity to accommodate the Project. The alternative sites list can
absorb the 105-unit deficit incurred by the Project, leaving the Housing Element with
capacity for 785 units in the moderate -income category. This would ensure that there
would be no net loss of units as specified in the Housing Element.
SECTION 8. APPROVALS. The City Council takes the following actions:
Adopt a resolution, adopting the Mitigated Negative Declaration and approving Master
Case 21-205, Architectural Design Review 21-025, Conditional Use Permit 21-014,
Development Review 21-019, Hillside Development Review 22-001, Minor Use Permit
21-027, Oak Tree Permit 21-003, and Tract Map 83605, to allow for the construction of a
residential component with 318 units, 22 of which would be designated as affordable in
the low-income category, a non-residential component with an approximately 127,000
square foot light manufacturing building, and subdividing the subject site into five
parcels, located at Assessor's Parcel Numbers 2836-011-018, 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.
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SECTION 10: 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 11: 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 12: EFFECTIVE DATE. This Resolution becomes effective immediately upon
adoption and memorializes the City Council's final decision made on November 12, 2024.
PASSED, APPROVED, AND ADOPTED this 12th day of November, 2024.
ATTEST:
CITY CLERK
DATE:
MAYOR
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STATE OF CALIFORNIA ) ,�
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Resolution No. 24-71 was duly adopted by the City Council of the City of Santa
Clarita at a regular meeting thereof, held on the 12'h day of November, 2024, by the following
vote:
AYES: COUNCILMEMBERS: Weste, Miranda, Gibbs, Smyth
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: McLean
CITY CLERK
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EXHIBIT A
MASTER CASE 21-205
ARCHITECTURAL DESIGN REVIEW 21-025, CONDITIONAL USE PERMIT 21-014,
DEVELOPMENT REVIEW 21-019, HILLSIDE DEVELOPMENT REVIEW 22-001, MINOR
USE PERMIT 21-027, OAK TREE PERMIT 21-003, AND TRACT MAP 83605
FINAL CONDITIONS OF APPROVAL
In addition to all applicable provisions of the Santa Clarita Municipal Code (SCMC), Riverview
Owner LPV, LLC, agrees to comply with the following provisions as conditions for the City of
Santa Clarita's (City) approval of Master Case 21-205.
GENERAL CONDITIONS
GC1. The approval of this project expires 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 must be terminated along with any
associated vested rights to such use, unless such prior approved use is still in operation,
or is still within the initial pre -commencement approval period. Once commenced, any
discontinuation of the use approved with this project for a continuous period of two years
or more must terminate the approval of this use along with any associated vested rights to
such use. The use must not be re-established or resumed after the two-year period.
Discontinuation must include 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, 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 become 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.
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 September 17, 2024, 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.
GC8. Any proposed deviations from the Exhibit(s), 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.
GC 10. 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
Santa Clarita Municipal Code (SCMC) and these Conditions of Approval. This condition
serves as notice pursuant to Government Code § 66020(d) that the City of Santa Clarita is
imposing development impact fees ("DIFs") upon the Project pursuant to the SCMC and
these Conditions of Approval in accordance with the Mitigation Fee Act (Government
Code § 66000, et seq.). The Permittee is informed that it may protest DIFs in accordance
with Government Code § 66020 and that upon approval of these Conditions of Approval
by the City Council the 90-day approval period in which the Permittee may protest has
begun."
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 City Council.
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.
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 cease until all
requirements of this approval are complied with. Development entitlements may be
withheld until violations of the SCMC are abated.
GC16. 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 the
Permittee.
CITY COUNCIL CONDITIONS
CC l . Before building permits are issued, the Permittee must pay $250,000 for the design and
engineering of trail improvements from the project site to Reuther Avenue, or similar
improvement.
CC2. The Permittee must pay $150,000 for the completion of the museum at the history center
in the Pardee House located at Hart Park, or similar improvement, within 30 days of the
effective date of this approval.
CC3. Before building permits are issued, the Permittee must pay $100,000 to the City for the
Affordable Housing Fund.
PLANNING DIVISION
PL1. The Permittee is approved to construct 318 residential units in Planning Areas 1 through
4, a 127,000 square foot commercial structure in Planning Area 5 and associated
improvements including recreational amenities, landscaped areas, walls and parking lots
throughout the project, as well as a Tentative Tract Map that would split the subject
property into five individual lots. The project must be built and operated in accordance
with approved plans, elevations and project description on file with the City of Santa
Clarita's Planning Division under Master Case 21-205.
PL2. Before the Building Official issues building permits on the 127,000 square foot
commercial structure, the Permittee must submit a Development Review permit, a
parking demand analysis justifying a parking reduction not to exceed 20% pursuant to the
on% Jobs Creation Overlay Zone, and an Architectural Design Review permit application for
the commercial structure and associated site development for review by the City of Santa
Clarita.
PL3. The approved residential units must be distributed across Planning Areas 1 through 4 in
the following manner:
• Planning Area 1: 95 attached single-family units
• Planning Area 2: 60 single-family detached united
• Planning Area 3: 62 single-family units detached units
• Planning Area 4: 101 single-family attached units
PL4. At least 22 residential units must be designated as low-income affordable units (50%-
80% AMI).
PL5. Before the Building Official issues the first Certificate of Occupancy, the City Manager,
or designee, must approve an Affordable Housing Regulatory Agreement governing and
encumbering the project and ensuring long term affordability of income -restricted
dwelling units. The Affordable Housing Regulatory Agreement must be executed by the
City Manager, in a form approved by the City Attorney, and the Permittee before the
Building Official issues a final Certificate of Occupancy and recorded concurrently with
the final Certificate of Occupancy.
PL6. Before the Building Official issues a building permit for the first residential unit,
including model units, the Permittee must submit an amenity phasing plan for review and
approval to the satisfaction of the Director. ,N"
PL7. Any changes to the product type requires Director approval.
PL8. The Permittee must comply with the Mitigation Monitoring and Reporting Program
(MMRP) as identified in the Initial Study Mitigated Negative Declaration (IS/MND)
prepared for the project which is incorporated by reference as if fully set forth.
PL9. Permittee must record an irrevocable offer of dedication to the City substantially in the
form attached as Attachment C and incorporated by reference ("IOD"). The property
subject to the IOD consists of the commercial lot for the project. The IOD may be altered,
in a form approved by the City Attorney, to include, without limitation, a legal
description of real property, before being recorded. City may accept the IOD in
accordance with its terms. Upon permittee's written request, City may, but is not required
to, accept the IOD before the time periods identified in the IOD.
PL 10. All ground -mounted mechanical equipment must be completely screened from
surrounding properties by use of a parapet, wall, or fence, or must be enclosed within a
building, and must comply with all setback requirements. Exposed gutters, downspouts,
vents, louvers, and other similar elements must be painted to match the surface to which
they are attached unless they are used as part of the design theme.
PL 11. All residential air conditioning units must be located in the rear yard.
PL12. All roof -mounted equipment must be screened from public view.
PL 13. All walls, including retaining walls, must be decorative in construction and consist of
consistent materials and colors throughout the project.
PL14. The project must be in compliance with all applicable noise standards including, but not
limited to Section 11.44 (Noise Limits) of the City's Municipal Code, for the
construction of the proposed buildings.
PL 15. Construction is limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday,
and between 8:00 a.m. to 6:00 p.m. on Saturdays, unless traffic volumes or public safety
issues warrant otherwise (as determined by City, County, or State officials). No
construction on Sundays and holidays may occur.
PL16. The Permittee must submit a study determining the ambient noise level of the project site
before the Building Official issues building permits. New single-family and multifamily
residential units in areas where the ambient noise levels exceed 60 CNEL must provide
mitigation measures for the new residences to reduce interior noise levels to 45 CNEL,
based on future traffic and railroad noise levels. Furthermore, in areas where the
projected noise levels exceed 65 CNEL, the Permittee must provide mitigation measures
(which may include noise barriers, setbacks, and site design) for new residences to reduce
outdoor noise levels to 65 CNEL, based on future traffic conditions. This requirement
applies to rear yard areas for single-family developments, and to private open space and
common recreational and open space areas for multifamily developments. See condition
BS9.
PL17. Within 1,000 feet of the railroad, potential buyers and renters should receive notice that
noise may occasionally be generated from the railroad and that the frequency and
loudness of noise events may change over time.
PL 18. The Permittee must test all imported soil and fill material to ensure they meet screening
levels outlined in the Preliminary Endangerment Assessment Guidance Manual as noted
by the Department of Toxic Substances Control.
PL 19. The Permittee must prepare a survey for the presence of lead -based paints or products,
mercury, asbestos -containing materials, and polychlorinated biphenyl caulk for any
buildings or other structures on -site that will be demolished. The removal, demolition,
and disposal of any of these chemicals must be done in compliance with California
environmental regulations and policies.
LANDSCAPE CONDITIONS
LRL For multi -family developments a minimum of 10% of the total site area must be
landscaped. Any areas that are not to devoted to lot coverage and paving must be
r. landscaped.
LR2. Multi -family developments are required to install a minimum of 30 trees per overall gross --
acreage of the project site including a minimum of 15% of the trees to be 48-inch box
size and a minimum of 20% of the trees to be 36-inch box size. UDC Section
17.51.30.C.70). Update the conceptual landscape plan to include the tree count and
include applicable 48-inch and 36-inch box size trees.
LR3. A minimum of 5% of the parking lot area must be landscaped and must conform to UDC
Section 17.51.030.C.10 (Figure 17.51-8). Provide a landscape coverage calculation on the
conceptual landscape plan.
LR4. The Permittee is advised that any disturbed slope areas and/ or new cut and fill slopes
will be required to be planted and irrigated to prevent erosion control. Landscape
coverage and stabilization of graded slopes must be designed to be compatible with
surrounding natural vegetation.
LR5. Before the City Engineer issues the first building permit for each phase, if phasing is
proposed„ 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 200 to 30' F; maximum summer high
temperatures typically 105' F to 1100 F). The landscape design plan must meet the design
criteria of the State Water Efficiency Landscape Ordinance and the SCMC.
LR6. The Permittee shall 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 based on an hourly rate. An invoice will be provided to the
Permittee at the completion of the review of the 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.
LR7. The planting and irrigation plans must be submitted to the City Arborist/Oak Tree
Specialist for review and approval for compliance with the Oak Tree Preservation
Ordinance (17.51.040).
LR8. Before the Building Official issues a final certificate of occupancy for each phase of
development, if phasing is proposed, the Permittee must install all proposed irrigation and
landscaping, including irrigation controllers, staking, mulching, etc., to the satisfaction of
the Director. The project landscape architect must certify that all landscape materials and
irrigation were installed and function according to the approved landscape plans The
Director may impose inspection fees for more than one landscape installation inspection.
LR9. Prior to occupancy, for each phase of development, if phasing is proposed, the Permittee
must submit to the Director of Community Development a letter from the project
landscape architect for such phase of development certifying that all landscape materials
and irrigation have been installed and function according to the approved landscape
plans.
ENGINEERING 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. Before Tract Map approval, the Permittee must dedicate any necessary easements for
public improvements.
EN3. Before the Building Official issues first 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.
EN4. The project proposes to connect to the existing Los Angeles County Sanitation District
trunk sewer in Soledad Canyon Road. Before the Building Official issues the first
building permit, the Permittee must secure approval from Sanitation District for this
connection.
ENS. Before the Building Official issues the first building 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, to the satisfaction of the City
Engineer. Conduit for this condition must be reflected on development plans.
Subdivision Requirements
EN6. Before the Building Official issues 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 filed in the Office of the County Recorder, in compliance with
applicable City, County, and State Subdivision Map Act.
ENT Before the Tract Map being filed with the County Recorder, the Permittee must 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 filing of the Tract Map.
EN8. Before Tract Map approval, the Permittee must label driveways as "Private Driveway and
Fire Lane" on the map, as directed by the City Engineer.
EN9. Before Tract Map approval, the Permittee must remove existing structures, to the
satisfaction of the City Engineer.
EN10. Before Tract Map approval, the Permittee must vacate and/or relocate easements running
through proposed structures, to the satisfaction of the City Engineer.
EN11. At map check submittal, the Permittee must provide a preliminary subdivision report. A
final subdivision guarantee is required before the Tract Map approval.
EN12. 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.
EN13. 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.
EN 14. Before the first building occupancy, the Permittee is required to install distribution lines
and individual service lines for Community Antenna Television service (CATV) for all
new development.
EN 15. Before Tract Map approval, the Permittee must dedicate to the City the right to prohibit
the erection of building(s) and other structures within open space/common lots, to the
satisfaction of the City Engineer.
EN16. 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 the right-of-way or facilities.
Covenants, Conditions, and Restrictions Requirements
ENIT Before Tract Map approval, the Permittee must obtain approval from the City Engineer
and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for this
development. The Permittee must reimburse the City for the City Attorney's review and
approval fee. The CC&Rs must include a disclosure to comply with the Geologist's
recommendations in the Geology Report concerning restrictions on watering, irrigation,
and recommend plant types. The CC&Rs must grant the City the authority to review and
approve/disapprove amendments (including dissolution) of the CC&Rs/association. The
CC&Rs must grant the City the right (though not the obligation) to enforce the CC&Rs
(at a minimum those provisions related to City -required items).
EN 18. Before the Building Official issues first Certificate of Occupancy, the Permittee must
record the approved CC&Rs with the Los Angeles County Recorder's office.
EN 19. Before the Building Official issues first Certificate of Occupancy, the Permittee must
establish a Property/Home Owners' Association (POA/HOA), or similar entity, to ensure
the continued maintenance of all shared/common lots and drainage devices not
transferable to the County Flood Control District.
EN20. Before the Building Official issues first Certificate of Occupancy, the Permittee must
transfer ownership of open space lots to the HOA. The grant deed must be submitted to
Engineering Services for review and approval by the City Engineer prior to Tract Map
approval.
Access Requirements
EN21. Before Tract Map approval, the Permittee must record a covenant for easement of all
shared driveways and drive isles, and common landscaping/slope maintenance areas, as
directed by the City Engineer. This condition may be satisfied by incorporating the
appropriate provisions into the CC&Rs.
Condominium/Lease Requirements (for residential only)
EN22. Before Tract Map approval, the Permittee must submit a notarized affidavit to the
City Engineer, signed by all owners of record at the time of filing of the map with the
City, stating that any proposed condominium building have not been constructed or that
all buildings have not been occupied or rented and that said building will not be occupied
or rented until after the filing of the map with the County Recorder.
Grading and Geology Requirements
EN23. Before the City Engineer, or designee, issues a 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.
EN24. Before the City Engineer, or designee issues a grading permit, the Permittee must obtain
septic system removal permit from Building & Safety Division for any existing septic
system(s) onsite. The location of the existing septic system must be shown on the grading
plan.
EN25. Before the City Engineer, or designee issues a grading permit, the Permittee must obtain
a Letter of Permission for grading outside of the property lines/tract boundary from the
adjacent/affected property owner(s), Southern California Regional Railroad Authority
(SCRRA) and Santa Clarita Valley Water Agency (APN: 2836-011-909).
EN26. Before Tract Map approval, the Permittee must eliminate all geologic hazards associated
with this proposed development, or delineate restricted use areas on the Tract Map as
approved by the consultant geologist, and dedicate to the City the right to prohibit the
erection of buildings and other structures within all restricted use areas and as directed by
the City Engineer.
EN27. Before the Building Official issues building permit, 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.
EN28. Before the City Engineer, or designee issues a grading permit, the Permittee must obtain
a notarized Letter of Permission for grading over all easements.
Drainage Requirements
EN29. Before the storm drain plan 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, if applicable based on the hydrology study, to the
satisfaction of the City Engineer.
EN30. Before Tract Map approval, the Permittee must form DBAA to fund the ongoing
maintenance of debris basin(s)/LID mitigation devices that are not transferable to LA
County Flood Control District but required to be maintained by the City of Santa Clarita.
EN31. Specific drainage requirements for the site will be established at building permit
application. Before the Building Official issues building permit, the Permittee must
submit a precise grading plan.
Water Quality Requirements
EN32. 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 the City Engineer, or designee
issues a grading permit, 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.
EN33. 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
the City Engineer, or designee issues a grading permit, the 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 infiltration into the design of the project. Refer to the Low Impact
Development ordinance and the County of Los Angeles Low Impact Development
manual for details.
Street Light Requirements
EN34. Before the public 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 Streetlight Maintenance District Division.
EN35. Before the Building Official issues first Certificate of Occupancy, the Permittee must
coordinate with Southern California Edison (SCE) to relocate existing SCE street lights
along Soledad Canyon Road and Commuter Way and install with current City standard
street lights per the approved plans, to the satisfaction of the City Engineer.
Street Improvement Requirements
EN36. 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 revised 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.
EN37. 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
—" must not conflict with sewer or storm drain infrastructure. The plan must include
proposed sewer lateral locations and storm drain infrastructure for reference.
EN38. 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.
EN39. Before first 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 standard.
EN40. Before the Building Official issues first Certificate of Occupancy, the Permittee must
construct the following street improvements within/along the frontage of the project site,
as directed by the City Engineer:
Inverted
Curb
Base &Street
Street
Sidewal
Landscape
Street Name
Shoulde
&
k
d
r
Gutter
Paving
Lights
Trees
5 min
Median
Soledad Canyon Road
X
X
X*
X
X
X**
Commuter Way
X
X
X*
X
X
Private Drives & Fire Lanes
Ix
X
X
X* - Street lights relocation; X** - Median modification
EN41. Before the Building Official issues Certificate of Occupancy, the Permittee must
construct wheelchair ramps at intersections, as directed by the City Engineer.
EN42. Before the Building Official issues Certificate of Occupancy, the Permittee must replace
abandoned driveways with standard curb, gutter, sidewalk, and pavement in accordance
with APWA standards, to the satisfaction of the City Engineer. A revised street plan and
encroachment permit must be required for any work within the public right-of-way.
EN43. Before the Building Official issues Certificate of Occupancy, the Permittee must repair
any broken or damaged curb, gutter and sidewalk, and refurbish the half section of
pavement on streets within or abutting the project, to the satisfaction of the City
Engineer.
Sewer Improvement Requirements
EN44. Before Tract Map approval, the Permittee must dedicate all necessary sewer easements.
The sewer plans 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.
EN45. Before Tract Map approval, the Permittee must send a print of the land division map to
the County Sanitation District with the request for annexation in writing.
EN46. Before the Building Official issues first building permit, the Permittee must annex the
property into the County Sanitation District. The Permittee must provide the City's
Building & Safety Division with written confirmation from the Sanitation District that the
property has been annexed.
EN47. The on -site sewer for the residential project must be 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 easement for maintenance of
the sewer must be dedicated to the City of Santa Clarita.
EN48. The on -site sewer for the commercial project must be a privately maintained. Before
precise 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 and Safety division before Grading Plan approval.
Bonds, Fees and Miscellaneous Requirements
EN49. Before City Engineer, or designee issue encroachment permits for public improvements .�
(Street, Sanitary Sewer, Storm Drain, & 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. Certificate of
Occupancy/Occupancies must be withheld if the improvements are not completed.
BUILDING AND SAFETY
Plans and Permits
BSI. Construction drawings must be prepared and submitted to the Building and Safety
Division for plan review and building permit issuance. Supporting documents; such as
structural and energy calculations, and geotechnical reports 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 and Safety Division. Projects submitted to Building and Safety between
January 1, 2023 and December 31, 2025, must comply with the following California
codes: 2022 California Building (CBC), Mechanical (CMC), Plumbing (CPC), Electrical
(CEC), Fire (CFC), Energy Code, and the 2022 California Green Building Standards
Code (CalGreen). Projects submitted to Building and Safety on July 1, 2024, or after
must also comply with the California mid -code cycle supplements.
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 and landscape plans are not reviewed by
Building and Safety. Civil plans, if prepared, may be submitted for reference and for
review by City Engineering Services. Landscape plans, if prepared, may be submitted for
reference and for review by City 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 and Safety public counter and on
our website at: https://santaclarita.gov/buildin-safety/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 on to: https://aca-prod.accela.com/SANTACLARITA/Default.aspx and create
an account by clicking "register for an Account."
BST Construction drawings submitted to building and safety must include a complete building
code analysis and floor area justification for the proposed buildings per chapter 5 and 6 of
the California Building Code.
BS8. The submitted site plan must show all parcel/lot lines, easements, fire separation .-4
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.
BS9. Construction drawings must include the recommendations of a Noise Study to show how
sound transmission is controlled. Details must show how both air -borne and structure -
borne sound is limited in any residential habitable room per CBC 1206.2. The project
must also comply with the Noise Element of the City's Development Code.
BS 10. For an estimate of the building permit fees and the estimated time for plan review, please
contact the Building and Safety Division directly at 661-255-4935.
BS 11. Prior to submitting plans to Building and Safety, please contact a Permit Specialist at
(661) 255-4935, for project addressing.
Electric Vehicle Parking Spaces for the residential portion of the project per CalGreen
BS 12. Each new one- and two-family dwelling unit and townhouse unit with an attached private
garage must have installed a listed raceway to accommodate a 40-amp 208/240-volt,
dedicated EV branch circuit reserved and identified as "EV CAPABLE" at each end.
CalGreen 4.106.4.1 ^
BS13. EV Ready parking spaces with receptacles for multi -family parking facilities must be
provided at the rate of forty (40) percent of the total number of parking spaces provided.
These parking spaces must be equipped with low power Level 2 EV charging receptacles.
For receptacle power source and configuration see CalGreen 4.106.4.2.2 (per CalGreen
supplement)
BS 14. EV Ready parking spaces with EV chargers for multi -family parking facilities must be
provided at the rate of ten (10) percent of the total number of parking spaces provided. At
least fifty (50) percent of these EV charges must be equipped with J1772 connectors. (per
CalGreen supplement)
Electric Vehicle and Bicycle Parking spaces for commercial portions of the project per CalGreen
BS 15. Electric Vehicle Charging: New buildings must be provided with the electric vehicle
infrastructure to facility EV charging for EV Capable parking spaces and EV charging
stations. Raceways, service panel or subpanels, electrical system and transformers must
comply with CalGreen 5.106.5.3.
BS 16. EV Capable parking spaces must be provided for new buildings based on the total
number of actual parking spaces proposed on site. For the 219 parking spaces proposed,
44 must be EV Capable parking spaces. CalGreen Table 5.106.5.3. Or, the power
allocation method may be used to determine the number EV Capable parking spaces.
BS17. EV Charging Stations (with charging equipment installed) must be provided for new
buildings based on the number of EV Capable parking spaces required per CalGreen
section 5.106.5.3. At least one Level 2 EVSE must be provided. For the 44 EV Capable
parking spaces required, a minimum of 11 must be EV Charging Stations.
BS 18. The required minimum number of EV Capable parking spaces and EV Charging Stations,
including accessible EV spaces, must be shown on the site plan and coordinated with the
electrical plans.
BS 19. Short-term bicycle parking for new, or addition or alteration projects must be provided
based on 5% of the total number of anticipated visitor (customer) parking spaces with a
minimum of one two -bike rack. CalGreen 5.106.4.1.1 Location of the short-term bicycle
parking must be shown on the site plan.
BS20. Long-term bicycle parking (lockable) for new buildings, additions or alteration must be
provided based on 5% of the total anticipated number of tenant -occupant (employee)
parking spaces with a minimum of one bicycle parking facility per CalGreen 5.106.4.1.2.
Agency Clearances
BS21. 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 Santa Clarita Urban Forestry Division (for construction near Oak Trees)
g Los Angeles County Fire Prevention Bureau,
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,
An agency referral list with contact information is available at the Building and Safety
public counter. Please contact the agencies above to determine if there are any plan
review requirements and/or fees to be paid. Clearances from additional agencies may be
required and will be determined during the plan review process.
BS22. All applicable disabled access requirements of CBC Chapter 11A for the residential
portions of the project, including site accessibility details, must be shown on the
architectural plans versus civil plans. Accessibility requirements apply to multi -family
projects with three or more dwelling units per building, and to townhouses and
condominiums with 4 or more dwelling units per building.
BS23. If the project receives any public funds such as tax credits, incentives or similar programs •"
the multi -family project must comply with the public housing requirements of the
California Building Code, chapter 11B. If the project does not receive any public funds in
any form, the housing accessibility requirements of the California Building Code, chapter
11 A, shall apply.
BS24. All common use areas such as lobbies, laundry facilities, community rooms, clubhouse,
swimming pools, fitness rooms, elevator, interior and exterior routes of travel, etc. must
be fully accessible for the disabled per CBC Chapter 11A. For public housing, comply
with CBC Chapter 11B.
BS25. The accessible parking spaces must be calculated separately for each facility (residential
and commercial), and must be dispersed and located on the shortest accessible route to
accessible entrances. Accessible parking spaces for the residential portions of the project
must include:
a. Where assigned parking spaces are provided, accessible parking spaces must be
provided at the rate of 2% of all assigned parking.
b. Where unassigned and visitor parking spaces are provided, accessible parking spaces
must be provided at the rate of 5% 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 (covered and uncovered parking spaces).
BS26. 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 (over 300 pages).
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 and safety
jurisdictions. However, they are the responsibility of the designer, architect, owner and
developer.
Accessibility for commercial portions of the project
BS27. All applicable disabled access requirements of Chapter 11 B of the California Building
Code, including site accessibility details and information, must be shown on the
architectural plans versus any civil plans.
so% BS28. At least one VAN accessible EV Charging Station and one standard accessible EV
charging space must be provided for each facility (each potential office area — one at the
west side and one on the east side of the building) and must be located on an accessible
route to the building entrances. Projects with multiple buildings/facilities - the EV
Charging Spaces must be calculated separately based on the parking spaces provided for
each facility. CBC 1113-228.3.2
Soil Reports and Grading
BS29. 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.
BS30. The geotechnical report must include an Earthquake Fault Zone investigation to address
the Alquist-Priolo Fault Zone that covers most of the project area.
BS31. All grading, compaction and building pad certification must be completed prior to the
issuance of building permits.
BS32. 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/or the Slope Setback handout.
Hazard Zones
BS33. This project is located within the City's Fire Hazard Zone. New buildings must 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 and Safety's public counter or visit:
http://www.santa-clarita.com/home/showdocument?id=10685. The plans submitted to
Building & Safety must show all Fire Zone requirements.
BS34. The project is located within the Alquist-Priolo Earthquake fault zone per the cities' GIS
system and the official maps of the State Department of Conservation. All applicable
requirements of the Alquist-Priolo Earthquake Fault Zone Act must be followed and
shown on the plans.
BS35. Indicate in the project data of the plans that this project IS LOCATED in a Fire Hazard
Zone, IS NOT LOCATED in a Flood Hazard Zone, and IS LOCATED in the Alquist-
Priolo Earthquake fault zone.
om
Additional Information •"
BS36. After each building receives a final building inspection, a Certificate of Occupancy will
be issued. Shell portions of the commercial building will receive separate Certificate of
Occupancies after each tenant improvement is completed.
BS37. Separate Demolition Permit will be required to raze any building to be removed on the
site. Clearances from the City Planning Division, City Environmental Services (for
construction demolition deposit) and AQMD will be required prior to issuance of
demolition permits.
BS38. Each separate new detached building and structure including trash enclosures, fences,
retaining walls and 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.
BS39. These general conditions 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 and Safety.
LOS ANGELES COUNTY FIRE DEPARTMENT
FD 1. A digital copy of the Final Map must be submitted to the Fire Department's Land
Development Unit for review and approval prior to recordation. Submittal must be
provided through EPIC -LA using the following Plan Type: Fire Land Development —Final
Map (Tract).
FD2. The driveways required for Fire Apparatus Access Roads must be indicated on the Final
Map as "Private Driveway and Fire Lane" with the widths clearly depicted.
FD3. A common access agreement is required for the private driveway since multiple units are
sharing the same access. Submit a copy of Covenant, Conditions and Restrictions
(CC&R) document to the Fire Department's Land Development Unit for review and
acceptance prior to Final Map clearance. Submittal must be performed through EPIC -LA
in the project's Final Map plan number.
FD4. A digital copy of the Grading Plan must be submitted to the Fire Department's Land
Development Unit for review and approval. Compliance is required prior to Final Map
clearance. Submittal must be provided through EPIC -LA using the following Plan Type:
Fire Land Development —Grading.
FD5. A digital copy of the Water Plans for the required public fire hydrants must be submitted
to the Fire Department's Land Development Unit for review and approval. Compliance is
required prior to prior to project construction. Submittal must be provided through EPIC-
LA using the following Plan Type: Fire Land Development —Water Plan & System
Review.
FD6. 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. Fire Apparatus Access Roads must be
installed and maintained in a serviceable manner prior to and during the time of
construction in accordance with Fire Code Section 501.4
FD7. 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.
FD8. PLANNING AREA'S 2 & 3/ LOT's 2 & 3: Provide a minimum unobstructed width of 20
feet, exclusive of shoulders and an unobstructed vertical clearance "clear to sky" Fire
Apparatus Access Roads to within 150 feet of all portions of the exterior walls of the first
story of the building, as measured by an approved route around the exterior of the
building. The required 20-foot -wide driving surface must be increased to 26 feet when
fire hydrants are required. The 26-foot width must be maintained for a minimum of 25
feet on each side of the hydrant location. Fire Code 503.1.1 & 503.2.1
FD9. PLANNING AREA's 1 & 4/ LOUS 1 & 4: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 must 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 503.1., 503.2.1.2 & 503.2.1.2.1
FD10. COMMERCIAL SITE/ LOT 5: 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. The full length of the east & west
sides of the building must be in compliance with this requirement. Fire Code 503.1.1;
503.2.1.2; 503.2.1.2.2 & 503.2.1.2.2.1
FD 11. 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
FD12. 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
FD13. The Fire Apparatus Access Roads must be provided with a minimum of a 32-foot
centerline turning radius. Fire Code 503.2.4
FD 14. Provide approved signs or other approved notices or markings that include the words
"NO PARKING — FIRE LANE" must be provided for Fire Apparatus Access Roads.
Signs must have a minimum dimension of 12 inches wide by 18 inches high and have red
letters on a white reflective background. Signs must be provided for fire apparatus access
roads, to clearly indicate the entrance to such road, or prohibit the obstruction thereof and
at intervals, as required by the Fire Inspector. A no -parking designation must meet the
requirements of California Vehicle Code Section 22500.1 and be approved by the fire
code official. Fire Code 503.3
FD15. A minimum 5-foot-wide approved firefighter access walkway leading from the Fire
Department Access Road to all required openings in the building's exterior walls must be
provided for firefighting and rescue purposes. Fire Code 504.1
FD16. The method of gate control must be subject to review by the Fire Department, prior to
clearance to proceed to public hearing. Where security gates are installed, they must have
an approved means of emergency operation, and be in compliance with following
criteria:
a. Gates must be of the swinging or sliding type;
b. Construction of gates must be of materials that allow manual operation by one
person;
c. Gate components must be always maintained in an operative condition and replaced
or repaired when defective;
d. Electric gates must be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices must be approved by
the fire code official;
e. Methods of locking must be submitted for approval by the fire code official. All
locking devices must 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, must be provided as
required by Fire Code 506. The location of each key box must 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 must not be less than 20 feet, clear -to -
sky, with all gate hardware is clear of the access way; and,
h. The keypad location must be located a minimum of 50 feet from the public right-of-
way.
FD 17. 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 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 18. 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 19. Multiple residential and commercial buildings having entrances to individual units not
visible from the street or road must have unit numbers displayed in groups for all units
within each structure. Such numbers may be grouped on the wall of the structure or
mounted on a post independent of the structure and must be positioned to be plainly
visible from the street or road as required by Fire Code 505.3 and in accordance with Fire
Code 505.1.
FD20. All multi -family residential buildings must be constructed to R-3 Standards to comply for
NFPA 13D Standards.
"' FD21. Permittee must install 8 public fire hydrants as noted by the Fire Department for Planning
Area's 1, 2, 3 & 4. All required public fire hydrants must be installed, tested and accepted
prior to beginning construction. 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. Fire Code 501.4
FD22. Install three public fire hydrants as noted by the Fire Department for Planning Area 5. All
required public fire hydrants must be installed, tested and accepted prior to beginning
construction. 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. Fire Code 501.4
FD23. PLANNING AREA's 1 & 4/ LOT's 1 & 4: The required fire flow for the public fire
hydrants for this project is 1500 GPM at 20 psi residual pressure for four hours. Two
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. Submit design plans to the Fire Department Sprinkler Plan
Check Unit for review and approval prior to installation. Fire Code 507.3 & Appendix
B105.1
FD24. PLANNING AREA'S 2 & 3/ LOT's 2 & 3: The required fire flow for the public fire
.,. hydrants for one- and two-family dwellings, and Group R-3 buildings less than a total
square footage of 3600 feet is 1250 GPM at 20 psi residual pressure for 1 hours with one
public fire hydrant flowing. One- and two-family dwellings, and Group R-3 buildings
3601 square feet or greater must comply too Table B105.1 of the Fire Code in Appendix •"
B. An approved automatic fire sprinkler system is required for the proposed buildings
within this development. Submit design plans to the Fire Department Sprinkler Plan
Check Unit for review and approval prior to installation.
FD25. COMMERCIAL SITE/ LOTS: The required fire flow for the public fire hydrants for this
project is 3750 GPM at 20 psi residual pressure for three hours. Three 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. Submit design plans to the Fire Department Sprinkler Plan Check Unit
for review and approval prior to installation. Fire Code 507.3 & Appendix B 105.1
FD26. Install 18 private on -site fire hydrants as noted by the Fire Department for Planning
Area's 1, 2, 3 & 4. All required private on -site fire hydrants must be installed, tested and
accepted prior to beginning construction. 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. Fire Code
501.4
FD27. Install three private on -site fire hydrants as noted by the Fire Department for Planning
Area 5. All required private on -site fire hydrants must be installed, tested and accepted
prior to beginning construction. 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. Fire Code 501.4
FD28. The required fire flow for more than one private on -site fire hydrant is 2500 GPM at 20
psi residual pressure for two hours. Two on -site fire hydrants flowing simultaneously
may be used to achieve the required fire flow with one being located the furthest from the
public fire hydrant. Fire Code C 106.1
FD29. All private fire hydrants must be installed a minimum of 25 feet from a structure or
protected by a two-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
FD30. The FDC location for Lot 5 are pending for the building plan check review.
FD31. 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
FD32. This property is located within the area described by the Fire Department as a Fire
Hazard Severity Zone. A "Fuel Modification Plan" must be submitted to the Fuel
Modification Unit prior building plan approval. Please contact the Department's Fuel
Modification Unit for details. They may be reached at (626) 969-5205, or by visiting
https://www. fire.lacounty. gov/forestry-division/forestry-fuel-modification.
TRAFFIC DIVISION
TE1. Before the Building Official issues building permits, the Permittee must acquire and
dedicate to the City the right-of-way required for all street improvements as identified in
the traffic study, to the satisfaction of the City Engineer.
TE2. Before the Building Official issues the first residential building occupancy permit, the
Permittee must construct all street improvements as identified in the traffic study required
to adequately serve each phase of the residential development. Prior to issuance of the
commercial building occupancy permit, the Permittee must construct all street
improvements as identified in the traffic study required to adequately serve the non-
residential portion of the development. All street improvements must be constructed to
the satisfaction of the City Engineer.
TE3. 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 prior to issuance of first building permit.
TE4. 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.
TES. The Permittee shall 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.
TE6. All private driveways and roadways must intersect with a public street 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 prior to issuance of first building permit.
TE7. Prior to 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 not
greater than this maximum.
TE8. 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 and a minimum
stacking distance of 40' from the face of curb at non -signalized locations. This is to be
measured from the final curb line (flow line) to the first parking stall or drive aisle.
TE9. Sidewalks must be provided on all internal roadways that are not alley -type driveways.
This must be shown on all appropriate cross sections.
TE10. All driveway openings must be minimum 30 feet wide. All interior drive aisles must be
minimum 26 feet wide. Driveways and drive aisles serving trucks and other large
vehicles must be wider as necessary to accommodate these vehicles. These dimensions
must be shown on all applicable plans prior to issuance of first building permit.
TE 11. 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.
TE12. Prior to issuance of the first building occupancy permit, the Permittee must obtain
approval from the L.A. County Fire Department for any private driveway sections.
TE 13. Prior to issuance of the first building occupancy permit for each phase, the Permittee
must post "No Parking— Fire Lane" signs along all driveways with a curb -to -curb width
of less than 34 feet. This must be shown on all applicable plans prior to issuance of first
building permit.
TE14. Access at the western non-residential driveway must be limited to right -in and right -out
only. Left turns into or out of the project site at this location shall be prohibited. No
trucks will be allowed to exit the site at this location. Soledad Canyon Road must be
widened and sufficient right-of-way dedicated along the project frontage to provide an on"
exclusive lane to accommodate passenger vehicles exiting the project site at this
driveway and vehicles entering the site at the eastern non-residential driveway right -turn
lane. The right -turn pocket at the western driveway must be designed with sufficient
storage length and taper to accommodate larger vehicles to the satisfaction of the City
Engineer. This improvement must be shown on all applicable plans prior to issuance of
first building permit.
TE15. The eastern non-residential driveway must be signalized. Right turns out of the project
site shall be prohibited on a red traffic light. Both westbound and eastbound U-turns shall
be allowed at the signalized intersection and the center medians modified to
accommodate these movements. The traffic signal and all associated equipment must be
designed and constructed to the satisfaction of the City Engineer. Soledad Canyon Road
must be widened and sufficient right-of-way dedicated along the project frontage to
provide an exclusive right -turn pocket at this location. This improvement must be shown
on all applicable plans prior to issuance of first building permit.
TE 16. Access at the western residential driveway must be limited to right-in/right-out only. Left
turns into or out of the project site at this location must be prohibited. Soledad Canyon
Road must be widened and sufficient right-of-way dedicated along the project frontage to
provide an exclusive right -turn pocket at this location. This improvement must be shown
on all applicable plans prior to issuance of first building permit.
TE 17. Access at the eastern residential driveway must be limited to right-in/right-out only/left-
in only. Left turns out of the project site at this location must be prohibited. Soledad
Canyon Road must be widened and sufficient right-of-way dedicated along the project
frontage to provide an exclusive right -turn pocket at this location. This improvement
must be shown on all applicable plans prior to issuance of first building permit.
TE18. The intersection at Soledad Canyon Road and Commuter Way must be widened along the
project frontage to provide three northbound and two southbound lanes on Commuter
Way (one right -turn lane, two left -turn lanes). Soledad Canyon Road must be widened
and sufficient right-of-way dedicated along the project frontage to provide an exclusive
right -turn pocket at this location. This improvement must be shown on all applicable
plans prior to issuance of first building permit.
TE19. The Permittee must construct full traffic signal modifications at the intersection of
Soledad Canyon Road and Commuter Way to accommodate eastbound U-turn
movements. This improvement must be shown on all applicable plans prior to issuance of
first building permit and must be designed and constructed to the satisfaction of the City
Engineer.
TE20. A bus turnout must be provided along eastbound Soledad Canyon Road on the far side of
the western residential driveway and designed per Transit Division specifications. The
bus turnout must be constructed to the satisfaction of the City Transit Manager and the
City Engineer.
TE21. The Permittee must be responsible for installation of new conduit for the installation or
the future installation of fiberoptic cable due to street improvements associated with the
project. This improvement must be shown on all applicable plans and installed to the
satisfaction of the City Engineer. This interconnect conduit and cable must also be
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.
TE22. Prior to issuance of the first building occupancy permit, the Permittee must pay a $4,000
traffic -signal timing fee for development of the traffic -signal timing at the Soledad
Canyon Road and studio access intersection.
TE23. Prior to issuance of each residential or commercial/industrial unit building permit, 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 Via Princessa B&T District.
The current rate for this District is $22,260. The B&T rate is subject to change and is
based on the rate at the time of payment.
Standard B&T Fee Calculation:
Condominium = the number of units (318) x the district rate ($22,710) x 0.8
_ $5,777,424
Industrial = the gross acres (7.40) x the district rate ($22,710) x 3.0
_ $504,162
TE24. 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 prior to issuance of the first building
permit, these improvements must be completed prior to issuance of the first building
occupancy permit.
a. Soledad Canyon Road / Bouquet Canyon Road / Valencia Boulevard: This
improvement would modify the eastbound approach to include a new right -turn lane.
The revised lane configuration for the eastbound approach would be three left -turn
lanes, three through lanes, and one right -turn lane. The improvement also includes an
additional receiving lane on the east leg of the intersection that would provide a right -
turn lane into the nearby commercial area.
TE25. 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 prior to issuance of the first building
permit, these improvements must be completed prior to issuance of the first building
occupancy permit.
a. Golden Valley Road / Center Pointe Drive: This improvement would modify the
northbound approach by widening the intersection to add a separate right -turn lane,
three through lanes, and one right -turn lane.
ENVIRONMENTAL SERVICES
Prior to permit issuance, Permittee must comply with the following Environmental Services
conditions:
ES 1. For single-family homes and any townhomes where individuals will be responsible for
their own trash service: All single-family residential dwellings must must be designed
with space provided (out of public view) for three 90-gallon trash carts, one each for
trash, recycling, and green waste.
In addition, sufficient space must be available for carts to be placed for collection in front
of residential dwellings, which will provide convenient collection vehicle access and not
obstruct driveways/garages.
For multi -family dwellings where trash bins/enclosures will be provided: Please provide
sufficient trash enclosures to house the minimum number of 3-yard bins as determined by
the City. Not enough information is available at this time to determine requirement. Please
contact Environmental Services to discuss.
ES2. For the 67,692 square feet of studio and office space: Provide sufficient trash enclosures
to house at least eight 3-yard bins. Four of the bins should be reserved for recyclable
materials only. In addition, space must be added for an organics/food waste recycling
container per AB 1826/SB 1383.
ES3. For the recreation area and parks: 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 should be added for an organics/green waste recycling container
per AB 1826/SB 1383.
ES4. Service for all individual, on -site waste bins in parks and facilities, including dog parks
and pet -waste collection sites, must be an assumed responsibility of the entity in charge
of organizing all waste hauling services for this development. (SCMC § 15.44.220)
ES5. All trash enclosures must be shown on the site plan with dimensions, bin layout/floor
plan, must be 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
ES6. All demolition projects regardless of valuation, all commercial construction projects
valuated greater than $200,000 or over 1,000 square feet for new construction, all new
residential construction projects, and all residential additions and improvements that
increase building area, volume, or size must comply with the City's Construction and
Demolition Materials (C&D) Recycling Ordinance.
C&D Materials Recycling Ordinance:
EST 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.
ES8. 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.
ES9. 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.
ES 10. 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.
ES I L All projects within the City not self -hauling their waste materials must use one of the
City's franchised haulers for temporary and roll -off bin collection services. Please visit
GreenSantaClarita.com for a list of approved haulers.
SPECIAL DISTRICTS
Landscape Maintenance District
SD 1. These parcels are located within Landscape Maintenance District (LMD) Areawide 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 the
issuance of building permits, the Permittee is required to financially contribute to the
Areawide Zone in a manner reflective of this LMD zone's assessment methodology.
SD2. This parcel (APN: 2836-011-018) is currently being assessed under the NRES (Non -
Residential) rate. As a result of the proposed development, the Permittee is advised that
the current assessment rate will be adjusted to reflect the changes and use based upon the
zones methodology.
SD3. Prior to the issuance of a grading permit, or as required by the Director of Administrative
Services, the Permittee must form a local Landscape Maintenance District (LMD) under
the 1972 Act for the ongoing funding of required maintenance and improvement of
landscaping, street trees and irrigation. .-.
SD4. The permittee will be required to mitigate for the removal of any city -maintained
tree located in the median, parkway, and any other on -site location maintained by the
City of Santa Clarita Special Districts pursuant to the City of Santa Clarita Parkway Tree
Ordinance 90-15.
SDS. Unless waived by the Director of Administrative Services, mitigation for the removal of
parkway and median trees will require the replacement of one 24-inch box tree for every
tree removed measuring 12-inches in diameter or less, and two 24-inch box trees for
every tree removed which is greater than 12-inches in diameter. Measurements are taken
at 54-inches above grade, universally and arboriculturally referred to as DBH / DSH
(Diameter at Breast Height / Diameter at Standard Height).
SD6. In stretches of right of way where the required number of mitigation tees cannot be met,
the Permittee must increase the size of the replacement / mitigation parkway trees to a
minimum 36-inch box standard trunk tree.
SD7. Unless waived by the City Arborist, spacing of parkway trees must be no less than 25-
feet on center and must not exceed 35- feet on center. Permittee will be subject to the
latest edition of the APWA (American Public Works Association) as it specifically .M"
relates to planting near utility poles, streetlights, fire hydrants and utility vaults.
SD8. Mitigation trees must be planted within the public right of way, in and or around the same
area where the trees were removed. Required mitigation trees must be clearly identified
as mitigation trees on both the preliminary and final landscape plans. A detailed legend
must be provided addressing the number of removals, the size of removals, and number
of replacement trees required.
SD9. Should the Permittee be unable to mitigate within the medians / parkway, the Permittee
will be subject to compensatory mitigation payable to the City of Santa Clarita in the
amount of $500.00 per 24-inch box tree.
SDI 0. The Permittee must identify all median and parkway trees located within the public right
of way on all sets of future site plans including demolition, grading, construction /
building, and landscape plans (preliminary and final). Existing trees must be identified as
either to be removed or to be saved.
SDI 1. Impacts to the existing median landscape must be repaired and replaced to the
satisfaction of the Director of Administrative Services. This includes bringing the
existing stamped concrete up to current LMD (Landscape Maintenance District)
standards, which, unless waived by Special Districts Manager, may include replacement
of stamped concrete with the City (LMD) approved landscape pavers.
SDI 2. Prior to installation of stamped concrete, the Permittee and their contractor must provide
an" three 4' x 4' (four foot by four foot) samples on -site using the required stamped pattern,
concrete color, and sealer. The samples must dry for a minimum of 12 hours before a
representative of Special Districts selects the sample to be used in the median. Contractor
is required to provide the correct concrete stamp.
SDI 3. Where concrete pavers are required, the Permittee and its contractor must use the current
approved pavers and pattern which is currently 60mm Angelus Castle Cobble I, Color:
Sand Stone Mocha Blend, Pattern: Random Running Bond. Additional specification for
installation will be submitted on both the final Street Improvement Plan and final
Landscape Plan.
SD 14. Irrigation is currently located in the medians and consist of lateral lines, main lines,
irrigation control valves, quick couplers, ball valves, gate valves, valve boxes, risers,
stream bubblers, tree bubbles, check valves, and irrigation control wire. This irrigation
runs between medians and is sleeved below concrete and asphalt. Where the existing
landscape medians are removed, the Permittee and their contractors must sleeve all
irrigation and irrigation wire between the medians. Irrigation sleeves must be twice the
diameter of the lateral and main lines. All sleeves must consist of schedule 40 PVC.
SDI 5. Proposed splice boxes and their location must be approved by Special Districts. Irrigation
wire which is impacted as a result of demolition of the medians must be replaced with
PER new wire. Repurposing irrigation control wire or splicing damaged wire will not be
permitted at any time.
SDI 6. Pursuant to the Chapter 9 Street & Streetscape Standards, the Permittee must install .�
landscaped parkways fronting the project site. All landscape within the public right of
way must be approved by Special Districts.
SDI 7. Before issuance of building permits, the Permittee must submit final landscape plans
prepared by a licensed landscape architect for Special Districts approval. The Permittee
is encouraged to meet with representatives from Special Districts to discuss design
requirements and the process for turning the landscape over to the City for maintenance
upon completion.
SD18. The Permittee must install separate electrical meter and water meters for all future LMD
maintained landscape. Parkway landscape will be required to have their own water meter,
electric meter, controller and cabinet, and may not be connected to or tied into the median
landscape meters, or controllers.
SD 19. At any time, the irrigation to the medians, parkways or any other existing LMD
maintained landscape is interrupted, the Permittee and their contractor(s) must provide
supplemental irrigation to all trees and shrubs by whatever means necessary at no cost to
the City of Santa Clarita.
SD20. The Permittee and its contractors will be responsible to replace, to the satisfaction of the
Director of Administrative Services, any plant material including trees, shrubs, and
groundcover which declines to an unacceptable condition, at no cost to the City of Santa
Clarita.
SD21. Upon completion of the landscape within the public right of way, the Permittee must call
for a final inspection / walk-through to inspect the landscape. The Permittee is required to
complete a minimum 120-day maintenance and establishment period for all landscape
installed within the public right of way including both the parkway and the medians. Any
plant material including trees, shrubs, groundcovers or other vegetation will be required
to be replaced by the Permittee at no cost to the City of Santa Clarita.
SD22. Prior to occupancy, the Permittee will be required to complete and submit a City of Santa
Clarita Landscape Maintenance District Turnover Sheet (attached), and submit the
following; one set of as -built prints / plans, one set of keys to the required controller
cabinet, two sets of laminated (11x17) copies of as -built charts irrigation & plant legends
listing all plant material used in the project, one three-ring binder Maintenance Manual.
Urban Forestry
SD23. Pending the requirement of mandatory street and right of way improvements, the
Permittee must protect and preserve as many existing parkway trees as reasonably
possible.
on"
SD24. If at any time, throughout the construction of the project, the irrigation to parkway trees is
interrupted, the Permittee and their contractor must provide water to the trees by any
other means necessary at no cost to the City of Santa Clarita.
SD25. In the event that any tree(s) which is/are to be protected in place is damaged or lost
during the construction, the Permittee and / or its contractor will be required to replace
the tree like for like with the largest reasonably available tree.
SD26. Should the Permittee, as a result of this project, need to remove any existing parkway
trees fronting the project site along Soledad or any City owned / maintained tree along
Commuter Way, the Permittee will be required to mitigate for the loss of each tree based
upon the Parkway tree ordinance. Refer to condition SD4. In some cases where trees are
designated as a significant tree by City Council, additional mitigation may be required.
SD27. Permittee will be required to install additional trees within the public right-of-way where
tree vacancies exist. All new trees planted within public right of way must be accurately
identified using GPS coordinates so that each tree may be added to the City of Santa
Clarita parkway tree inventory program Arbor Access.
SD28. Parkway trees must be approved by the City of Santa Clarita Urban Forestry Division and
must meet/exceed the minimum requirements of the California Department of Forestry
and Fire Protections "Guideline Specifications Selecting, Planting, and Early Care of
Young Trees.
SD29. Permittee will be required to install and maintain approved irrigation to all trees planted
within the public right of way. Irrigation to trees must consist of RainbirdTM RWS-B-C-
1401 bubblers at a rate of no less than two bubblers per tree. Larger box trees will require
additional bubblers.
SD30. All trees must be planted according to the City of Santa Clarita tree planting and staking
detail sheet and/or the American Public Works Association (APWA) standard plans for
Public Works construction (Section 5,520-3).
SD31. Parkway trees must be a minimum 24-inch box size tree. Larger trees may be approved
by Urban Forestry in order to address the mitigation requirement for any parkway trees
approved for removal.
SD32. All trees must be placed a minimum of 5 feet from any underground utilities and
walkways, 10 feet from hydrants and driveways, 20 feet from utility poles (including but
not limited to light poles, telephone poles, and traffic signals).
SD33. All tree species are to be determined by Urban Forestry staff.
SD34. All tree plantings will require a pre -site and nursery stock inspection, and a post
completion inspection. Trees selected for the public right-of-way must not have been
topped or headed. Trees which have been topped or headed back prior to installation
within the public right-of-way will be rejected by the city Urban Forestry Division and ON"
must be returned to the nursery. All trees planted within the public right-of-way must be
inspected and approved by a qualified representative of Urban Forestry prior to planting.
SD35. Any tree planted within a landscaped parkway that consists of lawn must have a
minimum 36-inch round mulched tree well installed at the base of each tree with 3-inches
of natural bark or woodchips. Lineal root barriers must be installed along the edge of
both sidewalk and curb at a minimum distance of 20 lineal feet. Root barriers must be a
minimum height of 24-inches (parkway only). Each tree planted in a turf or groundcover
setting must have an 8-9-inch arbor guard placed at the base of each tree.
SD36. In situations where tree wells are proposed within the public right of way, all concrete
tree wells must be approved by Urban Forestry.
SD37. At no time is any form of construction material, equipment or vehicles permitted to be
placed, staged or stored in the landscape median. Exceptions to this condition is the
temporary storage of landscape material including irrigation and plant material.
SD38. At no time is any form of hazardous material permitted to be placed and / or stored within
the landscape median or planting area where mitigation oak trees are proposed.
Hazardous material includes without limitation; gasoline, diesel fuel, oils, hydraulic fluid,
grease, any form of concrete, mortar, stucco mix, or any other material that will harm and ON"
alter the natural pH level of the soil.
SD39. At no time is the rinsing and or cleaning of any construction material or equipment
including without limitation; concrete pumps, hoses, and chutes from mixers and trucks,
trenchers, mini excavators permitted to take place within the medians, or any planter
where mitigation oak trees are proposed.
Streetlight Maintenance District
SD40. 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 parcels into the
Santa Clarita Landscaping and Lighting District (SCLLD), Streetlighting Zone B. The
District funds the operation and maintenance of various landscaping and lighting
improvements throughout the City that provide special benefits to properties within the
District.
The annexation will bring the EBU rate current (FY 23/24), 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.
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 attached EBU rate
sheet. Undeveloped parcels are not assessed.
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.
SD41. This parcel (APN: 2836-011-018) is currently being assessed under the Group D
category. As a result of the proposed development, the Permittee is advised that the
current assessment rate will be adjusted to reflect the changes and use based upon the
zones methodology.
Oak Trees
SD42. The Permittee and their contractors will be subject to the City of Santa Clarita Oak Tree
Ordinance and Preservation and Protection Guidelines at all times throughout the project.
SD43. Prior to issuance of grading permits, the Permittee is required to bond for the full ISA
(International Society of Arboriculture) dollar value of all ten oak trees proposed for
removal. The current value is $155,544.00. The bond must be in place throughout the
duration of the project including any required post mitigation. The Permittee must renew
the bond annually or as required by the bonding agency. Upon completion of the project
and successful mitigation the bond will be exonerated and returned to the Permittee.
SD44. Included in the oak tree permit application and the required oak tree report, the Permittee
will be required to submit a "Justification Statement". This is a written statement by the
Permittee or their oak tree consultant stating the justification for the planned actions
involving the impacts to said oak trees.
SD45. The Permittee must submit a separate oak tree site plan with the following information:
a. Identify all oak trees on site and oak trees off site within 200 feet of any proposed
grading. Each oak tree must be drawn to scale using all eight points of the compass
and accurately show both the dripline and protected zone of each oak tree.
b. Oak tree site plan must be color coded and have all oak trees numbered and labeled as
to their proposed impact, i.e. saves (no impact), encroachment, and
removal/relocation.
c. A separate detailed legend must be included on the oak tree site plan with a
breakdown of all impacts (saves, encroachments, and removals/relocation).
d. Encroachments include, but are not limited to all grading, excavation, roadways, On"
driveways, private streets, all necessary trenching for footings or to allow for the
installation of any utility lines and all access roads necessary for construction.
e. All oak trees must be identified by species, number of trunks, diameter of trunks at
breast height (DBH), canopy size at all eight points of the compass, and identification
of all heritage oak trees. Heritage is any oak tree with a single trunk measuring 34"
inches in diameter or two or more trunks measuring 23" inches in diameter at 54"
inches above grade (DBH).
SD46. The Permittee's preliminary oak tree mitigation site plan (sheet L-11) prepared by
Oakridge Landscape includes the required oak tree mitigation plan showing the total ISA
(International Society of Arboriculture) dollar value of the 10 oak trees at $155,544.00
with an estimated mitigation amount of $158,000.00 which exceeds the required
mitigation amount by $2,456.00. As a result, the proposed mitigation amount is
compliant with the City of Santa Clarita Oak Tree Ordinance.
SD47. Mitigation oaks may include but are not limited to the following species of oak; Coast
live oak (Quercus agrifolia), Mesa oak (Quercus engelmannii), Valley oak, (Quercus
lobata), Canyon oak (Quercus chrysolepis), Blue oak (Quercus douglasii), Interior live
oak (Quercus wislizenii), and Black oak (Quercus kelloggii). Not all oak trees mentioned
above will be available.
SD48. The protected zone of any newly planted mitigation oak tree must be no less than 15-feet
from the outer edge of the trunk of each tree.
SD49. Unless waived by the City Arborist, and pending the species of oak tree, no landscape is
permitted within 12' feet of the trunk of any newly planted oak tree. Any landscape
proposed near an oak tree must consist of native plant material which is compatible with
oak trees. For a list of "Compatible Plants Under & Around Oak Trees" visit the
California Oak Conservancy at www.califomiaoaks.org
SD50. Oak trees which have been approved for removal must be chipped on -site and non -
infested woodchips generated from the removal must be recycled and used on -site.
SD51. The Permittee must complete a mandatory two-year mitigation period for all mitigation
oak trees planted on site. Mitigation includes the submission of monthly reports
identifying the current health and condition of the oak trees. Any oak tree which declines
to an unacceptable condition must be replaced at no cost to the City of Santa Clarita.
SD52. Monitoring reports must be submitted every other month for the first year of mitigation
for a total of six reports, and one report every three months for the final year for a total of
four reports (10 total). Monitoring reports must include written documentation on the
condition and health of the oak trees and must include individual photos.
SD53. Permittee and any Property Owner / Homeowner Associations are advised that once
planted all mitigation oak trees are immediately protected under the City of Santa Clarita
on% Oak Tree Ordinance, and subject to the City of Santa Clarita Oak Tree Preservation and
Protection Guidelines. Once planted, mitigation oak trees may not be removed or
relocated.
SD54. The property owner and its Property Owner / Home Owner Association, pursuant to the
City of Santa Clarita Oak Tree Ordinance and Preservation and Protection Guidelines
must maintain all oak trees located on the property within reasonable means.
SD55. The current preliminary landscape plan identifies eight oak trees to be planted on site.
These oak trees are 60-inch box trees and larger specimen size oak trees located in high
visibility areas. Prior to issuance of building permits, the Permittee must submit a final
landscape plan that breaks down the exact species of oak tree being planted for each
location. Permittee and their landscape contractor must take into consider the proposed
landscape when selecting oak species.
General Conditions
SD56. Once approved, the Permittee and their contractors must remain compliant with all City
Ordinances including without limitation: The City of Santa Clarita Oak Tree Ordinance
and Preservation and Protection Guidelines, The City of Santa Clarita Parkway Tree
Ordinance (90-15), and the conditions SDI to SD 58 at all times.
'r SD57. Prior to the issuance of demolition permits and any construction, the Permittee must
schedule an on -site preconstruction meeting with the City Arborist and / or Oak Tree
Specialist. The Permittee's contractor's, and project arborist must be in attendance. At
this time the City Arborist / Oak Tree Specialist will go over the Conditions of Approval,
The City Oak Tree Ordinance and the Conditions of Approval.
SD58. The Conditions of Approval, and all related permits must be kept on -site and made
available immediately upon request by any representative of Special Districts, Public
Works Inspector, and Community Preservation. Failure to comply will result in a Stop
All Work notice resulting in an immediate stoppage of all work until all non -compliant
items have been properly addressed to the satisfaction of the Director of Administrative
Services.
SD59. For any questions related to parkway trees and / or oak trees, please contact Urban
Forestry at (661) 294-2567.
TRANSIT DIVISION
TD 1. The Transit Impact Fee does apply. Currently the rate is $209 per residential unit. This
fee is currently under revision. Permittee must pay the fee in place at the time of building
permit issuance.
TD2. At this time the Transit Impact Fee does not apply to commercial/industrial
developments. This fee is currently under revision. Permittee must pay the fee in place at
the time of building permit issuance.
TD3. Permittee must provide a bus stop/s at the location of: Eastbound Soledad Canyon Road
far side the first "Private Drive.
TD4. Permittee must construct a pedestrian path from the bus stop/s to the development.
TD5. The bus stop/s must consist of a 10' x 25' concrete passenger waiting pad placed behind
the sidewalk.
TD6. Bus stop/s may require additional right of way (ROW) as approved by the City Engineer.
TD7. At the location of the bus stop/s, the Permittee must provide a permanent stylized shelter
structure. The bus stop/s 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.
TDB. The bus stop/s location must be a minimum of 100' from the curb return or as specified
by city staff.
TD9. At the location of the bus stop/s, the sidewalk must meet the street for no less than 25'.
TD 10. At the bus stop/s a bus turnout/pullout must be constructed to the required dimensions as
determined by the Department of Public Works and the City's Transit Division.
TD 11. The bus stop/s 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.
TD 12. Bus stop/s must be shown and labeled on the site plan.
TD 13. Prior to occupancy of the first building, the bus stop/s must be installed to the satisfaction
of city staff.
TD14. If the project will be gated, it should be noted that Dial -a -Ride and Access Services
vehicles will be unable to enter the project and serve citizens residing within. Dial -a -
Ride and Access provide curb to curb bus service for elderly and disabled patron. Policy
prohibits vehicles from entering the project unless the gate is "manned" by a person. If
you have any questions, please contact Corie Zamora at 661-295-6306.
INFORMATION SERVICES
ISI. 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.
PARKS AND RECREATION
PP l . Prior to the recordation of an applicable final tract/parcel map, 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 included here within
as Attachment B. The 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.
SOUTHERN CALIFORNIA REGIONAL RAIL AUTHORITY
SCR1. All work activities within the Southern California Regional Rail Authority (SCCRA)
operating corridor and right-of-way, or work activities that affect the operation or safety
of trains must be reviewed and approved by SCRRA. Construction permits are obtained
via the SCRRA Right of Entry Portal with fees assessed at the time of application.
^ o hLtps://metrolinktrains.com/about/agency/right-of-3Ka
SCR2. SCRRA has maintenance and capital projects in design adjacent to the Riverview project
including SCORE Canyon Siding Extension project. SCRRA reviewed Rough Grading
Plans for Riverview Tract 83605 dated 5/22/2024 and identified multiple areas of
conflict. Prior to building permit issuance, the Permittee must update plans to address
these conflicts as requested by SCRRA.
SCR3. All work and improvements within SCRRA right of way must adhere to SCRRA
standards (Engineering & Construction I Metrolink (metrolinktrains.com)) and SCRRA
review comments.
ATTACHMENT A
H. _ Preliminary Landscape Plan — Five (5) copies of a landscape plan drawn to scale
(minimum plan size 24' x 36") indicating:
❑ Project name and location, vicinity map, north arrow and scale (scale to match site
plan), property lines and dimensions; label all adjacent streets and provide dimensions
to centerline
❑ Date of preparation; date(s) of revisions, if applicable
❑ Name and contact information of the project landscape architect or designer
❑ Existing and proposed land use and zoning
❑ Lot square footage or acreage, proposed lot area for landscaping in square feet,
percentage of parking lot area proposed for landscaping,
❑ Location of buildings, parking areas, vehicular/pedestrian circulation, etc.
❑ Location and dimensions of doorways, windows and overhangs, where applicable
❑ Location and dimensions of retaining walls, including top -of -wall and base -of -wall
spot elevations
❑ Spot elevations indicating pad elevations, hardscape footing elevations, pathway
elevations, retaining walls, and all other places where grade change would affect design
implementation
❑ Location and dimensions of doorways, windows and overhangs, where applicable
❑ Location and dimensions of all ground -mounted mechanical, electrical, or other
equipment, if known (air conditioner condensers, Edison transformer boxes, cable TV ^
boxes, backflow preventers, fire equipment/backflow preventers, gang mailboxes,
water, sewer, telephone, etc.)
❑ Location of existing and proposed easements
❑ Location and graphic dimensions of all existing and proposed trees and shrubs
❑ Location of all proposed and existing oak trees
❑ Location of all exterior light standards
❑ A Tree Legend in table form indicating symbol or abbreviation, botanical name,
common name, size, quantity, and water usage (low, medium, high)
❑ A Plant Legend in table form for all shrubs and ground cover, indicating: symbol or
abbreviation, botanical name, common name, size, quantity, water usage (low,
medium, high), height and canopy diameter for mature shrubs. Replace height and
width with typical spacing for groundcover plantings.
❑ Location, dimensions, and gradient (if applicable) of any turf area
❑ Notes indicating design intent at key locations (e.g. screening, entry treatment,
streetscape, property line treatment, etc.).
❑ Detail pedestrian plazas/site furniture and enhanced paving if not shown on the plans.
❑ The height and design of all fencing, walls, trash enclosures, and/or adjacent
development, including retaining walls, slopes, fences, etc., that could influence on -
site landscaping.
❑ Irrigation system point -of -connection
ATTACHMENT B
City of Santa Clarita
Park Dedication Fee Requirement
Project Description: 22500 Soiedad Canyon Road (APN 2836-011-018)
Tract/MC#: MC21-205
Housing Density 1
Units Dwelling
5 Acres *FtAv
Per 1000
Sub
Total
20% Off Site
Im rovements
In Lieu
Fee
2.8°C
0.005
34,029.596
$805,939
$4.835.635
Total Density
916
Total Acres due
4.57920
30% Max. Park Credit
1.37376
With Park Credit
3.20544
S2.820,787
$564.157
53,364.945
TOTAL FEES DUE WITH 30% CREDIT= $3,384.945
TOTAL FEES DUE WITHOUT CREDIT= $4,835.635
Potential Private Park Total Total Max. Credit Estimate Reviewed by: Katie Knyb
Credit SQ. FT. Acres 30%
$1.450.691 1,37375 1.37376 Date: 16I2024
'The applicant will be required to provide a certified MAI real estate appraisal to establish the Fair Market Value (FMV) of an acre
of land within this project.
lethod of calculation per the City of Santa Clonta General Plan - Parks and Recreation Element
DU X Population X 5 acres per X "FMV = Subtotal X 1-2 = In Lieu Fee
per DU 1000 people Buildable acre
ATTACHMENT C
Recording requested by:
When recorded, mail to:
No fee per Government Code § 6103
IRREVOCABLE OFFER TO DEDICATE REAL PROPERTY
(To the City of Santa Clarita)
No Documentary Transfer Tax per Revenue Taxation Code § 11922
1. This Irrevocable Offer to Dedicate Real Property ("Offer") is made by
("Grantor") to the City of Santa Clarita, a general law city and
municipal corporation ("City").
1. Recitals. This Offer is made with the following understandings and objectives:
A. Grantor is the owner of certain real property situated in the City of Santa
Clarita, County of Los Angeles, State of California, described in attached
Exhibit 'A" which is incorporated by reference ("Grantor's Property");
B. Grantor's Property is unimproved;
C. A portion of Grantor's Property is to be irrevocably offered to the City as
described and depicted in attached Exhibit "B" (the "Non -Residential Lot").
2. Irrevocable Offer to Dedicate. Grantor irrevocably conditionally offers to dedicate
to the City in fee simple the Non -Residential Lot. City may only accept this Offer if upon
the date that is three years after discretionary land use approvals regulating Grantor's
Property become effective the City's Building Official has not issued a building permit for
the approved development of the Non -Residential Lot. This Offer automatically terminates
and is of no further force and effect upon the Building Official issuing a building permit for
development of the Non -Residential Lot. Extension of the foregoing time periods for
acceptance may be extended in writing at the sole discretion of the City Manager for a
total period not to exceed five years.
3. Hazardous Waste.
A. Unless the contrary is stated or clearly appears from the context, the
following definitions will govern the construction of the words and phrases
used in this Agreement:
"E-waste" includes the wastes set forth in 22 California Code of
Regulations § 66273.9 for consumer electronic devices, including
CRT Devises, that exhibit characteristics of toxicity.
ii. "Hazardous Waste," "HW," or "Waste" means any flammable,
explosive, or radioactive materials or hazardous, toxic or dangerous
wastes, substances or related materials or any other chemicals,
materials or substances, exposure to which is prohibited, limited or
regulated by any federal, state, local law or regulation or which, even
if not so regulated, may or could pose a hazard to public health and
safety, including, without limitation, asbestos, PCBs, petroleum
products and byproducts, substances defined or listed as "hazardous
substances" or "toxic substances" or similarly identified in, pursuant
to, or for purposes of, the California Solid Waste Management,
Resource Recovery and Recycling Act (Gov't. Code §§ 66700 et
seq.); the Comprehensive Environmental Response, Compensation,
and Liability Act (42 U.S.C. §§ 9601 et seq.); the Hazardous
Materials Transportation Act (49 U.S.C. §§ 1801 et seq.); the
Resource Conservation and Recovery Act (42 U.S.C. §§ 6901 et
seq.); Health & Safety Code §§ 25117 or 25316, including the
regulations promulgated thereto (see 22 Cal. Code of Regs. §
66261.3); any substances or mixture regulated under the Toxic
Substance Control Act of 1976 (15 U.S.C. et seq.); any "toxic
pollutant" under the Clean Water Act (33 U.S.C. §§ 1251 et seq.);
and any hazardous air pollutant under the Clean Air Act (42 U.S.C.
7901 et seq.).
iii. "Household Hazardous Waste," "HHW," or "household hazardous
waste" means any Hazardous Waste generated incidental to owning
or maintaining a residence including, without limitation, E-waste.
Household hazardous -waste does not include any waste generated
in the course of operating a business at a residence (see 22 Cal.
Code of Regs. § 66260.10);
B. Grantor agrees to the following:
Grantor indemnifies and holds City harmless from and against any
claim, action, damages, costs (including, without limitation,
reasonable attorney's fees and penalties), injuries, or liability, arising
out of this Agreement, or its performance thereunder by Grantor,
including without limitation, damages or penalties arising from
Grantor's removal, remediation, response or other plan by Grantor
concerning any HHW or HW resulting in the release by Grantor of
any hazardous substance into the environment (any such matter
being referred to as an "Environmental Release""). Should City be
named in any suit, or should any claim be brought against it by suit
or otherwise ("Claim"), whether the same be groundless or not,
arising out of this Agreement, or its performance of any such
Environmental Release by Grantor, following Grantor's receipt of
written notice (which shall be provided to Grantor promptly following
City receipt or knowledge of such Claim, which shall contain
sufficient information to apprise Grantor of such Claim or include a
copy of such complaint), Grantor will defend City (at City's request
and with counsel reasonably acceptable to City) and will indemnify
City for any judgment rendered against City any sums paid out in
settlement or otherwise by City with respect to such Claims, provided
that City has first notified Grantor of such Claim and cooperated with
Grantor in the defense thereof.
ii. The foregoing indemnity is intended to operate as an agreement
pursuant to 42 USC § 9607(e) (the Comprehensive Environmental
Response, Compensation and Liability Act:;, "CERCLA") and Health
& Safety Code § 25364 to defend, protect, hold harmless, and
indemnify City from all forms of liability under CERCLA, or other
applicable law, for any and all matters addressed in this Agreement.
C. For purposes of this section "City" includes City's officers, officials,
employees, agents, representatives, and volunteers.
D. Grantor expressly agrees that, subject to the provisions of this agreement,
this release, waiver, and indemnity agreement is intended to be as broad
and inclusive as is permitted by the law of the State of California. If any
portion of this agreement is held invalid, it is agreed that the balance will,
notwithstanding, continue in full legal force and effect.
E. It is expressly understood and agreed that the foregoing provisions are
intended to, and will, bind Grantor and its successors in interest after the
Property is accepted by City in accordance with the terms and conditions of
this irrevocable offer of dedication.
4. Duration and Acceptance. This Offer is binding upon Grantor and the heirs,
assigns or successors in interest to the Non -Residential Lot until December 31, 2030,
and if not accepted or terminated pursuant to Section 2 by that time, this Offer expires.
Subject to the foregoing, this Offer may be accepted by City via City Council resolution,
which acceptance may be recorded in the form of acceptance attached as Exhibit "C."
5. Remedies. Any act, conveyance, contract, or authorization by Grantor, whether
written or oral, which uses or would cause to be used, or would permit use contrary to the
terms of this Offer, is a violation and a breach of this Offer. Grantor and City may pursue
any and all available legal and/or equitable remedies to enforce the terms and conditions
of the Offer and their respective interest in Grantors Property. In the event of a breach,
any forbearance on the part of any such party to enforce the terms and provisions of this
Offer cannot be deemed a waiver of enforcement rights regarding any subsequent
breach.
6. Taxes and Assessments. Grantor agrees to pay or cause to be paid all real
property taxes and assessments levied or assessed against the Property. It is intended
that this irrevocable Offer constitutes enforceable restrictions within the meaning of (a)
Article XIII, § 8, of the California Constitution; and (b) Revenue and Taxation Code §
402.1, or successor statute. Furthermore, this Offer constitutes a servitude upon the
burden to the Property within the meaning of Revenue and Taxation Code § 3712(d), or
successor statute, which survives a sale or tax -deeded property.
7. Service of Notice. All notices to be served by one party to the other pursuant to
this agreement are deemed to have been served when made in writing and deposited in
the U.S. mail, registered and postage prepaid, addressed as follows:
a. To Grantor: [To be filled in prior to recordation]
b. To Grantee: [To be filled in prior to recordation]
C. To City
City Manager
City of Santa Clarita
23920 Valencia Blvd., Suite 300
Santa Clarita, CA 91355
8. Binding upon Successors. All terms and conditions in this Offer are binding upon
the parties, their successors, and assigns. The benefits and burdens herein are intended
to and will run with the land.
9. Entire Agreement. This Offer is the entire agreement between the parties and will
not be modified except by written instrument signed by all the parties or their respective
successors.
10. Authority. Grantor expressly warrants and represents that it has the power to
grant this Offer in accordance with its terms.
11. Governing Law. This document was drafted in and will be construed in
accordance with the laws of the State of California and exclusive venue for any action
involving this document will be in Los Angeles County.
12. Severability. If any provision of this Offer is held to be invalid, or for any reason
becomes unenforceable, no other provision wili be affected or impaired.
13. Counterparts. This document may be executed in any number or counterparts,
each of which will be an original, but all of which together will constitute one instrument
executed on the same date.
Executed this day of , 20xx.
GRANTOR:
xxx
By:
Name: xxx
Title: xx
W011:1""TA
Legal Description of Grantor's Property
W3CII:11111IM6.1
LEGAL DESCRIPTION AND DEPICTION OF NON-RESIDENTIAL LOT
SUBJECT TO IRREVOCABLE OFFER OF DEDICATION
fl
EXHIBIT "C"
ACCEPTANCE OF THE IRREVOCABLE OFFER OF DEDICATION
By
CITY OF SANTA CLARITA
This is to certify that the interest in real property offered in the Irrevocable Offer of
Dedication dated , 20xx from to the City of Santa Clarita, a
general law city and municipal corporation, recorded on , _ as Document No
is accepted by the undersigned officer on behalf of the City pursuant to
authority conferred by City Council Resolution No. xx, adopted on and the City
consents to recordation thereof by its duly authorized officer.
Date
City Manager
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney
in
[insert date]
A notary public or other officer completing this certificate verifies only the identity of the
individual who signed the document to which this certificate is attached, and not the
truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF SANTA CLARITA )
On , before me, , Deputy City
Clerk, personally appeared , City Manager of the City of Santa Clarita,
who proved to me on the basis of satisfactory evidence to be the person whose name is
subscribed to the within instrument, and acknowledged to me that he executed the same
in his authorized capacity, and that by his signature on the instrument the person, or entity
upon behalf of which the persons acted, executed the instrument.
I certify under the Penalty of Perjury under the laws of the State of California that the
foregoing paragraph is true and correct.
Witness my hand and Official Seal.
Deputy City Clerk