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HomeMy WebLinkAbout1990-10-30 - AGENDA REPORTS - ZC PLACERITA CANYON (2).. Y AGENDA REPORT City Manager Approval Item to be presented by L M. Harris PUBLIC HEARING ,5rz � L�f % DATE: October 30, 1990 SUBJECT: ZONE CHANGE 89-3: A-2-1 (HEAVY AGRICULTURAL, 1 ACRE MINIMUM LATS) TO A-1-20,000 (SINGLE FAMILY RESIDENTIAL, 20,000 SQ £T MINIMUM LATS) FOR 10 ACRES: IN PLACERITA CANYON. DEPARTMENT: Community Development BACKGROUND The applicants, Richard and Helen Smith, request a change of zone from the existing A-2-1 zoning to A-1-20;000. The proposed project is located in Placerita Canyon, and is bounded by Placeritos Boulevard, North Cast Avenue, Oak Orchard Road, and Aden Avenue. At its meeting on August 7, 1990, the. Planning Commission unanimously approved Tentative Tract Map 46878 and Oak Tree Permit 89-18 and recommended approval of thezonechange to the City Council in Planning Commission Resolution P90-36. On October 9, the Council continued the item to its regularly scheduled meeting on October 30, and referred the item to the Planning Commission for additional comment. On October 16, 1990, staff presented the concerns expressed by the City Council regarding the project, and the Planning Commission heard additional public testimony from the applicant and the applicant's engineer. No one from the public spoke in opposition to the project. The Planning Commission reviewed their earlier decision, and after a lengthy discussion and examination of the issues, voted unanimously to uphold their original.recommendation to the Council regarding the zone change. The Commission also wished to express their appreciation to the Council for the opportunity to provide additional comment regarding the project and the evolution of Placerita Canyon as a whole. The Commission recommends the addition of the following condition, that all the proposed residences in the tract should be subject to architectural review by the City, and the applicant agreed. Some of the major discussion points pursued by the Commission on October 16 included: 1. The Commission thought the Council might be interested in their recommendations regarding land:use policy andthevalidity of the proposed zoning as it relates to Placeritos Canyon. The.Commission was concerned that it may have introduced an incongruity, by not requiring roads, yet conditioning the applicant to pay in -lieu fees instead. It was expressed that the City is moving -to a'policy for the area, and that the canyon is ��� �o � �,� Agenda Item: converting to urban, even though the Agricultural zoning remained. Yet, this apparently reflects the aspirations of this canyon, unlike Sand Canyon. 2. The Commission wanted to affirm the depth of their consideration and analysis in reaching their earlier decision. They expressed the realization that while the plan was not perfect, it met the residents' concerns, was consistent with the draft general plan, and was compatible with the surrounding zoning and lot sizes. At their previous hearing, the Commission specifically questioned the residents if this project density was satisfactory, and the neigbhors did not react negatively to the proposed density. The contrast with Sand Canyon residents was noted in several comments. The Commission concluded that Placerita Canyon was developing in a manner acceptable to the existing residents. 3. The Commission also pointed out that the applicant's property is flat, and does not have the hillside and floodway concerns that other tracts in the area have contended with. The whole lot is developable. 4. The Commission wanted to be sure that the Council was aware that design changes were specifically.required in response to.the Placerita Canyon Property Owners Association and their draft guidelines for the area. As currently proposed, the project is consistent with the Association's draft guidelines. Some of the project modifications mandated by the Commission, partly in response to neighborhood concerns and also to address the planning issues within Placeritos Canyon, are: a. "A" Street shall take access off of Placeritos Boulevard. All the lots shall take access to Placeritos Boulevard via "A" Street, except lots 15 -and 16, which shall take access via Aden Avenue. b. Placeritos Boulevard is to be improved only as necessary to accommodate the intersection with the proposed "A" Street. c. Aden Avenue is to be improved only.as necessary to accommodate the driveways for lots 15 and 16 and to address drainage concerns. d. The applicant is to pay in -lieu costs for all the road improvements on all four sides of the project not built at this time. e. No oak tree removals are permitted. f. The residences are limited to a height of one (1) story and the front setback must vary. g. The homes visible from Placeritos Boulevard are subject to architectural review, including the side and rear faces. During the hearing, the applicant agreed to subject all the future homes to architectural review. h. The applicant must reach mitigation agreements with the applicable school districts.' 0 0 i. No sidewalks, curbs or street lights are required.or permitted. S. The applicant's original proposal, which included a street through the middle of the project, had homes facing outward, and included rural street improvements on all four sides, met with the most resistance from the homeowner association and the neighbors. The new plan satisfied the concerns raised by those groups. As indicated previously, following their discussion, the Planning Commission unanimously upheld their previous recommendation in favor of the zone change, though they did add the requirement, to which the.applicant agreed, that all the proposed homes be subject to architectural review to the satisfaction of the City. The majority of the attachments provided at the first hearing, on October 9, 1990, have not been duplicated at this time. Please refer to the October 9 packet, which is available at the City Clerk's office and at the Valencia Library, if you wish to review additional material on this item. 1. Approve the attached Negative Declaration with the finding that the proposed project will not have a significant effect on the environment. 2. Approve Zone Change 89-3 based on the required findings. 3. Introduce the attached ordinance, waive further reading, and pass to the second reading. 14 0 0 LIST OF ATTACHMENTS A. PUBLIC HEARING PROCEDURE 1. Draft City Council Ordinance No. 90-31 2. Staff Report to the Planning Commission, dated October 16, 1990. 3. Adopted Planning Commission Resolution No. P90-36 4. Exhibit "B" --Conditions of Approval as adopted by the Planning Commission Ll PUBLIC HEARING PROCEDURE 1. Mayor Opens Hearing a. States Purpose of Hearing 2. City Clerk Reports on Hearing Notice 3. Staff Report (City Manager) or (City Attorney) or (RP Staff) 4. Proponent Argument (30 minutes) 5. Opponent Argument (30 minutes) 6. Five -minute -Rebuttal (Proponent) a. Proponent 7. Mayor Closes Public Testimony 8. Discussion by Council 9. Council Decision 10. Mayor Announces Decision 0 CITY OF SANTA CLARITA . NOTICE OF PUBLIC HEARING REQUESTING APPROVAL OF ZONE CHANGE 89-3 FROM A-2-1 TO A-20,000 FOR THE PROPERTY BOUNDED BY PLACERITOS BOULEVARD, NORTH CAST AVENUE, OAK ORCHARD ROAD AND ADEN AVENUE PUBLIC NOTICE IS HEREBY GIVEN: A Public Hearing will be 'held before the City Council of the City of Santa Clarita to consider a request for approval of Zone Change 89-3 from A-2-1 to A-1-20,000 for the property bounded by Placeritos Boulevard, North Cast Avenue, Oak Orchard Road and Aden Avenue. The City Planning Commission recommended approval of the zone change to the City Council on August. 7, 1990, while approving Tentative Tract 46878 and Oak Tree Permit 89-18 for the same site. The proposal calls for a division of a ten (10) acre lot into sixteen (16) single family lots. No oak tree removals are permitted. Trimming and deadwooding are approved for two of the trees. The hearing will be held by the City Council in the City Hall Council Chambers, 23920 Valencia Blvd., 1st Floor, Santa Clarita, the 9th day of October, 1990, at or after 6:30 p.m. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting the City Clerk's Office, 23920 Valencia Blvd., 3rd Floor, Santa.Clarita, Ca. If you wish to challenge this order in court, you may be limited to raising only those issued you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council, at, or prior to, the public hearing. Dated:. September 17, 1990 Donna M.Grindey City Clerk Publish Date: September 19, 1990 0 ORDINANCE NO. 90-31 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA AMENDING THE OFFICIAL ZONING MAP (ZONE CHANGE CASE NO. 89-3) THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. The City Council does hereby find and determine as follows: a. Applications for a Zone Change 89-3, Tentative Tract Map 46878, and Oak Tree Permit 89-18 were filed at the City of Santa Clarita by Richard and Helen Smith on April 5, 1989. The applications relate to approximately 10.00 acres, which are currently vacant. The site, which has been used for equestrian events in the past year, is located in Placerita Canyon and is bounded by Placeritos Boulevard, North Cast Avenue, Oak Orchard Road, and Aden Avenue. The purpose of the tract map is to subdivide the property into sixteen (16) lots for future single-family residences. The oak tree permit allows the deadwooding, trimming, and.pruning of the two oaks on the northwest section of the property. There are four (4) California native oaks on the site. The zone change application requests a change in zone from A-2-1 to A-1-20,000. The Assessor's Parcel Number for the site is 3834-032-002. b. This project was last reviewed by the Development Review Committee of the City of Santa Clarita on May 10, 1990, and the applicant was provided with draft conditions of approval. c. A duly noticed public hearing was held on Tuesday, August 7, 1990 at the City of Santa Clarita City Council Chambers, 23920 Valencia Boulevard, Santa Clarita,.at 6:30 p.m. At that meeting, the Planning Commission adopted Resolution P90-36 approving the tentative tract map and the oak tree permit and recommending approval of the zone change to the City Council. d. The City Council held a duly noticed public hearing to consider the zone change application on October 9, 1990, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. At that meeting, the Council continued the item to their next regularly scheduled meeting on October 30, 1990, reopened the public hearing, and referred the item back to the Planning Commission. The Planning Commission held a duly noticed public hearing on October 16, 1990, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m., to consider their previous recommendation of approval regarding the zone change application. At that meeting, the Planning Commission reaffirmed their previous recommendation of approval in support of the zone change. The ORDINANCE 90-31; ZONE CHANGE 89-3 0 0 Commission also required, and the applicant agreed, that all the future homes shall be subject to architectural review. f. The City Council held a duly noticed public hearing to consider the zone change application on October 30, 1990, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. SECTION 2. Based upon the testimony.and other evidence received at the public hearing, and upon studies and investigation made by the City Council, and on its behalf, the City Council further finds and determines as follows: a. The City of Santa Clarita is proceeding in a timely fashion with the preparation of a general plan. There is a reasonable probability that this project will be consistent with the general plan proposal currently being considered or studied, that there is little or no probability of substantial detriment to or interference with the future adopted general plan if the proposed resolution is ultimately inconsistent with that plan, and that the proposed project complies with all other applicable requirements of state law and local ordinances. b. The subject property is of a size and shape which lends.itself to the proposed zone designation. The proposed zoning of A-1-20,000, if approved, would allow the proposed lots within the subdivision. c. Modified conditions warrant a revision from the existing A-2-1 zone (heavy agricultural) as it pertains to this area. The proposed zoning is compatible with the single-family residential development and lot sizes already existing. A heavy agricultural use, as permitted in the A-2-1 zone, would not be appropriate for this site because of the presence of single-family homes. d. The proposed zoning of A-1-20,000 is appropriate for this area. Most of the property within a 500' radius of the site is already zoned A-1-20,000. The proposed zoning is compatible with the draft General Plan designation for the area. e. The placement of the proposed zones at this location will be in the interest of public health, safety, and general welfare, and in conformity with good zoning practice. f. The change of zone will not result in a significant negative environmental effect. Implementation of -this proposal will cause no adverse effects in the environment which cannot be adequately mitigated through the application of available controls. The design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wild life or their habitat, since the project site is not located in a significant ecological area. g. The proposed subdivision does not contain or front upon any public waterway, river, -stream, coastline, shoreline, lake or reservoir. ORDINANCE 90-31; ZONE CHANGE 89-3 C' • h. The housing needs of the region were considered and balanced against the public service needs of local residents. i. The site has four (4) California native oak trees. No oak tree removals or encroachments into the protected zones of the oak trees are permitted. Trees no.'s 1 and 2 will require trimming, pruning and deadwooding. SECTION 3. The City Council has considered certain principles and standards, and finds and determines as follows: a. The requested change in zoning will not: 1. Adversely affect the health, peace, comfort, or welfare of persons residing or working in the surrounding area; or 2. Be materially detrimental to the use, enjoyment or valuation of property of other persons located in the vicinity of. the subject property; or 3. Jeopardize, endanger or otherwise constitute a menace to the public health, safety or general welfare. b. The proposed site is adequately served.by highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate, and by other public or private service facilities as are required. c. No oak tree removals or encroachments into the protected zones,of the oak trees are required or permitted. Trimming, deadwooding and pruning will be necessary to enhance the health of oak trees (Tree no.'s 1 and 2). d. The approval of the request will not be contrary to or in conflict with the general purpose and intent of the oak Tree Preservation Ordinance. e. Based upon a review of the submitted plan, the subject property is adequate in size and shape to accommodate the development features prescribed in the City's Municipal Code and otherwise required in order to integrate the.proposed use of the subject property with the uses in the surrounding area. SECTION 4. The City of Santa Clarita City Council has reviewed and considered the environmental information contained in the Initial Study, which was approved by the Planning Commission, and determines that it is in compliance with CEgA and that the proposed project will not have a significant impact on the environment. A mitigated negative declaration was prepared for this project. Based upon the findings stated above, the City Council hereby approves the mitigated negative declaration. ORDINANCE 90-31; ZONE CHANGE 89-3 0 0 SECTION 5. Based upon the foregoing, the City Council does hereby ordain that.the application for a.zone change from A-2-1 to A-1-20,000 is approved. The zoning boundaries shall conform to the attached Exibit "A", Tentative Tract Map 46878.. The City Clerk shall certify to the adoption of this ordinance, and shall transmit a copy to the following: the applicant; the Departments of Public Works, Fire, and Parks and Recreation; the City Engineer; and shall give notice of this recommendation in the manner prescribed by Section 22.60.190 of the City's Planning and Zoning Code. PASSED, APPROVED AND ADOPTED this day of 1990. Jo Anne Darcy, MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) ss CITY 0£ SANTA CLARITA) I, Donna Grindey, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Ordinance No. 90-31 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the day of 1990. That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of , 1990 by the following vote, to wit: AYES: COUNCIL MEMBERS NOES: COUNCIL MEMBERS ABSENT: COUNCIL MEMBERS CITY CLERK ORDINANCE 90-31; ZONE CHANGE 89-3 CITY OF SANTA CLARITA DISCUSSION ITEM Zone Change 89-3 Tentative Tract Hap 46878 Oak Tree Permit 89-18 DATE: October 16, 1990 TO: Chairman Brathwaite and Hembers of the Planning Commission FROM: Lynn H. Harris, Director of Community DevelopmentG%+ PLANNER: Kevin Hichel, Associate Planner APPLICANT: Richard L. and Helen F. Smith LOCATION, In Placerita Canyon, bounded by Placeritos Boulevard, Aden Avenue, North Cast Avenue,.and Oak Orchard Road. REQUEST: Zone change from A-2-1 to A-1-20,000 to create sixteen (16) single-family residential lots. The Planning Commission, on August 7, 1990, approved a 16 -lot subdivision and oak tree trimming/pruning, subject to the approval of the zone change. PROJECT On August 7, 1990, at its regularly scheduled meeting, the Planning Commission approved Tentative Tract Hap 46878 and Oak Tree Permit 89-18, and recommended approval of Zone Change 89-3 to the City Council. In their motion of approval, the Commission required a number of changes to the draft conditions and to the design of the subdivision, which were incorporated in the material presented to the Council. On October 9, 1990, staff presented the zone change request, along with the map and conditions as revised by the Commission, and in a three -to -two vote, the Council referred the case back to the Commission for further study. Councilpersons Boyer, Heidt and Klajic supported the motion; Hayor Darcy and Coucilman HcKeon voted against the motion. Some of the concerns raised by those Councilpeople=supporting the motion included: The design of the subdivision, particularly the pie -shaped lots, is too urban in its appearance. The design should maintian the rural/equestrian flavor of the area. The density is too high. This is a transitional area, and one acre lots would be more appropriate. Zone changes are not really appropriate prior to the adoption of the General Plan. Was good planning practice followed and were the neighbors' concerns adequately reflected? In voting against the -motion to refer the item back to the Planning Commission, the following concerns were identified, The proposed zoning designation and lot sizes are consistent with the surrounding area. The applicant has been in the process over a year, and has already satisfied concerns identified by the Planning Commission, the neighbors, the home owner association, and the staff. The proposed zoning and density are consistent with the draft General Plan. The neighbors did not show up to testify against the project. In his motion of approval, Councilman Soyer indicated that he would vote in favor of the zone change if the Planning Commission, upon the completion of their review, sent the project back to the City Council unchanged. Recommendation: Discuss the project and the Coucil's direction, and refer the matter back to Council with the Commission's recommendation. Attachments: Staff report to the Council, Oct..9, 1990, meeting Conditions of Approval, as amended by the Commission The Commission's Resolution of Approval Staff report to the Commission, Aug. 7, 1990, meeting • RESOL nT= 110. P90-336 0 r r •. . M", THE PLANNING COMISSION OF THE CITY OF SANTA CIARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission does hereby find and determine as follows: a. Applications for a zone change, tentative tract map, and oak tree permit were filed at the City of Santa Clarita by Dick Smith on April 5, 1989. The applications relate to approximately 10.00 acres, which are currently vacant. The site, which has been used for equestrian events in the past year, is located in Placerita Canyon and is bounded by Placeritos Boulevard, North Cast Avenue, Oak Orchard Road, and Aden Avenue. The purpose of the applications is to subdivide the property into sixteen (16) lots for future single-family residences. The application requests a change in zone from A-2-1 to A-1-20,000. The site also contains four (4) California native oaks, two (2) of which will have to be removed if Staff recommended road improvements on Placeritos Boulevard are implemented. Other road improvements require encroachment into the protected zone of a third oak tree. Pruning and deadwooding are necessary for the two trees remaining. The Assessor's Parcel Number for the site is 3834-032-002. b. This project was last reviewed by the Development Review Committee of the City of Santa Clarita on Hay 10, 1990, and the applicant was provided with draft conditions of approval. c. A duly noticed public hearing was held on Tuesday, August 7, 1990 at the City of Santa Clarita City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m. SECTION 2. Based upon the testimony and other evidence received at the public hearing, and upon studies and investigation made by the Planning Commission, and on its behalf, the Commission further finds and determines as follows: a. The City of Santa Clarita is proceeding in a timely fashion with the preparation of a general plan. There is a reasonable probability that this project will be consistent with the general plan proposal currently being considered or studied, that there is little or no probability of substantial detriment to or interference with the future adopted general plan if the proposed resolution is ultimately inconsistent with that plan, and that the proposed project complies with all other applicable requirements of 0 Zone Change 89-3, Tentative Tract Map 46878, Oak Tree Permit 89-18 state law and local ordinances. b. The division and development of the property in the manner set, forth on the subject tentative tract map will not unreasonably interfere with the free and complete exercise of any public.entity and/or public utility right-of-way and/or easements within the tentative tract map. Neither the design of the subdivision nor the type of improvements will conflict with public easements for access through the use of property within the proposed subdivision, since the design and development as set forth in the conditions of approval and on the tentative map, provides adequate protection for easements. c. Approval of this tentative tract map and oak tree permit will expire twenty-four (24) months from the date of approval. d. The subject property is of a size and shape which lends itself to the proposed use. e. The recommended subdivision will not result in a significant negative environmental effect. f. Implementation of this proposal will cause no adverse effects in the environment which cannot be adequately mitigated through the application of available controls. The design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantial and avoidable injury to fish or wild life or their habitat, since.the project site is not located in a significant ecological area. g. The proposed development is consistent with other proposed and existing developments. h. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities given the size and shape of .the lots and their intended use. i. The proposed subdivision does not contain or front upon any public waterway, river, stream, coastline, shoreline, lake or reservoir. j. The housing needs of the region were considered and balanced against the -public service needs of.local residents. k. The proposed zoning of A-1-20,000, if approved, would allow the proposed lots within the subdivision. 1. The applicant has submitted a.tentative map which depicts the area proposed for the sixteen (16) lots within the subject property, along with future public streets, recreational facilities, oak trees and other typical details. m. The design of the subdivision and the type of improvements will not 0 • Zone Change 89-3, Tentative Tract Map 46878, Oak Tree Permit 89-18 cause serious public health problems, since sewage disposal, storm drainage, fire protecton, and geological and soils factors are addressed in the recommended conditions of approval. The discharge of sewage from the subdivisioin into the public sewer system will not violate the requirements prescribed by the California Regional Water Qaulity Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code. n. The site has four (4) California native oak trees. No oak tree removals or encroachments into the protected zones of the oak trees are permitted. Trees no.'s 1 and 2 will require pruning and deadwooding. o. Modified conditions warrant a revision from the existing A-2-1 zone (heavy agricultural) as it pertains to this area. The project is compatible with the residential development and lot sizes already existing. A heavy agricultural use, as permitted in the A-2-1 zone, would not be appropriate for this site because of the presence of single-family homes. p. The proposed zoning of A-1-20,000 is appropriate for this area. Host of the property within a 500' radius of the site is already zoned A-1-20,000. The proposed zoning is compatible with the draft General Plan designation for the area. q. The subject site is a proper location for the proposed zoning designations. The use, single-family homes, and the proposed lot sizes are compatible with the existing development pattern. r. The placement of the proposed zones at this location will be in the interest of public health, safety, and general welfare, and in conformity with good zoning practice. s. The Los Angeles County Fire Department reviewed this project and their recommendations are included in the attached conditions of approval. t. The development program and attached conditions of approval provide the necessary safeguards to insure completion of the proposed development by the applicant. SECTION 3. In making the recommendation contained in this resolution, the Planning Commission has considered certain principles and standards, and finds and determines as followsr a. Based upon a review of the submittedplan, the subject property is adequate in size and shape to accommodate the development features prescribed in the City's Municipal Code.and otherwise required in order to integrate the proposed use of the subject property with the uses in the surrounding area. The requested uses at the property will nota. . RESO P90-36 0 0 Zone Change 89-3, Tentative Tract Map 46878, Oak Tree Permit 89-18 Adversely affect the health, peace,` comfort, or welfare of persons residing or working in the surrounding area; or Be materially detrimental to the use, enjoyment or valuation of property of other persons located in the vicinity of the subject.property; or Jeopardize, endanger or otherwise constitute a menace to the public health, safety or general welfare. b. The proposed site is adequately served by highways or streets of sufficient width and improvedasnecessary to carry the kind and quantity of traffic such use would generate, and by other public or private service facilities as are required. c. No -oak tree removals or encroachments into the protected zones of the oak trees will be required or permitted by this approval. Deadwooding and pruning will be necessary to enhance the health of oak trees (Tree no.'s 1 and 2). d. The approval of the request will not be contrary to or in conflict with the general purpose and intent of the Oak Tree Preservation Ordinance. SECTION 4. The City of Santa Clarita Planning Commission has reviewed and considered the environmental information contained in the Initial Study, and determines that it is in compliance with CEQA and that the proposed project will not have a significant impact on the environment. A mitigated negative declaration was prepared for this project. Based upon the findings stated above, the Planning Commission hereby recommends approval of the mitigated negative declaration. Pursuant to this, the Planning Commission hereby recommends approval of the zone change to the City Council, and approves the tentative tract map (Exhibit A) and subject to the attached conditions of approval (Exhibit B). SECTION S. The Secretary of the Planning Commission shall certify to the adoption of this resolution, and shall transmit a copy to the following: the applicant; theDepartmentsof Public Works, Fire, and Parks and Recreation; the City Engineer; and shall give notice of this recommendation in the manner prescribed by -Section 22.60.190 of the City's Planning and Zoning Code. Zone Change 89-3, E Tentative Tract Map 46878, Oak Tree Permit 89-18 PASSED, APPROVED AND ADOPTED this .7th day of August, 1990. Rita G s airwoman Planning Commission 2 hereby certify that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 7th day of August, 1990, by the following vote of the Commission: AYES: Commissioners: NOES: file:46878r.eso RESO P90-36 Garasi-IBrathwaite - Cherrington - Modugno H. Harri ,, Director mmunity Development GENERAL ESt1I8IT "B" CONDITIONS OF APPROVAL FOR TENTATIVE TRACT HAP 46878 and OAK TREE PERMIT 89-18 1. The approval of this Tentative Tract Map and Oak Tree Permit shall expire 24 months from the date of conditional approval. 2. The applicant may file for an extension of the conditionally approved Map and Oak Tree Permit prior to:the date of expiration for a period of time not to exceed one (1) year. If such extension is requested, it must be filed no.later than 60 days prior to expiration. 3. Theapplicant shall be responsible for notifying the Department of Community Development in writing of any change in ownership, designation of a new engineer, or a change in the status of the permittee, within 30 days of said change. 4. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this permit. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul, the approval of this subdivision'by.the City, which action is brought within the time period provided for in Government Code Section 66499.37. In the event ,the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant and shall cooperate fully in the defense. If the City fails to promptly notify the applicant, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to ',defend, indemnify, or hold harmless the City. Nothing contained in this condition prohibits the City from participating in the defense'of any claim, action, or proceeding, if both of the following occur: (1) the City bears its own attorneys' fees and costs; and (2) the City defends the action in good faith. The applicant shall not be required .to payor perform any settlement unless the settlement is approved by the applicant. 5. The applicant shall comply with all requirements of the zoning ordinance and the proposed A-1-20,000 zoning designation, if approved. If the City Council does not.approve the change of zone to A-1-20,000, the applicant shall comply with all requirements of the existing A-2-1 zone. PUBLIC WORKS 6. The owner, at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with City Codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance; Electrical Code and Fire Code. RESO P90-36 Conditions: Tentative Tract Map 46878, Oak Tree Permit 89-18 7. The applicant shall note all 'offers of dedication by -certificate on the face of the final map. 8. The applicant shall file a final map which shall be prepared by or under the direction of a licensed land surveyor or registered civil engineer. 9. Condition deleted. 10. The applicant shall process a final tract or parcel map through the City Engineer prior to being filed with the County Recorder. 11. The subdivider shall be required to install distribution lines and individual service lines for ',community antenna television service (CATV) for all new development. 12. The applicant shall place above ground utilities including, but not limited to, fire hydrants, and junction boxes to minimize and/or eliminate impacts on the equestrian trails/easements to -the satisfaction of the Departments of Public Works, Parks and Recreation, and Community Development. Street lights are not required and shall not be installed within the project site. 13. The applicant shall install mailboxes and posts per City standards. The applicant shall secure the approval of U.S. Postal Service prior to installation. 14. The applicant shall provide letter(s) of slope easements(s) and drainage acceptance as directed by the City Engineer or Director of Public Works. 15. The applicant shall obtain approval of the Director of Community Development and the City Attorney for proposed homeowner's association maintenance agreements prior to recordation of the final map or a phase thereof. 16. The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes. 17. Condition deleted. 18. The applicant shall repair any broken or damaged pavement on streets within or abutting the subdivision. 19. The applicant shall provide and install street name signs prior to occupancy of buildings. 20. The applicant shall offer Private and Future Right -of -Way: 30 feet from center line on Aden Avenue, Oak Orchard Avenue and.Cast Avenue. 21. Whenever there is an offer of Private and Future Right -of -Way, the applicant shall provide a Drainage Statement/letter. RESO P90-36 i Conditions: Tentative Tract Hap 46878, Oak Tree Permit 89-18 22. The applicant shall dedicatelthe right to restrict vehicular access on Cast Avenue, Oak Orchard Road, Placeritos Boulevard, and Aden Avenue, except lots 15 and 16 shall take access off of Aden Avenue. Lots 1 through 14 shall take access to Placeritos Boulevard directly via "A" Street. 23. The applicant shall use concrete flowline where street grades are less than 1%. 24. The applicant shall construct the following road improvements: ------------------------------------------------------------------------ Full Inverted Street Width Shoulder Name Improvements Paving "A" Street 58 ft. % As directed by the Planning Commission, "A" Street shall connect directly to Placeritos Boulevard and the cul-de-sac for "A" Street shall be adjacent to Aden Avenue. A 12' equestrian/pedestrain easement shall connect the "A" Street cul-de-sac to Aden Avenue. I As directed by the Planning Commission, the applicant shall pay an in - lieu fee, equal to the cost of designing and constructing all the road improvements described belowlthat are not built out as part of this project, prior to approval of the final map and to the satisfaction of the Department of Public Works. ------------------------------------------------------------------------ Full Inverted Street Width Shoulder Name Improvements Paving ---------------------------- ------------------------------------------- Placeritos Bouleveard 64 ft. % Aden Ave. 60 ft. % Oak Orchard 60 ft. R N. Cast Ave. 60 ft. % However, the applicant, at their cost, may be directed to design and construct the following roadlimprovements prior to the approval of the final map to the satisfaction of the Department df Public Works: a. Aden Avenue: as necessary, following Public Works review of the revised drainage study, and to accommodate the driveways.for lots 15 and 16. b. Placeritos Boulevard: as necessary at the proposed intersection with "A" Street. RESO P90-36 r 0 Conditions: Tentative Tract -Map 46878, Oak Tree. Permit 89-18 WATER 25. The applicant shall file with the City Engineer a statement from the water purveyor indicating that the water system will be operated by the purveyor and that under normal operating conditions, the necessary quantities of water will be available, the system will meet the requirements for the land division, and that water service will be provided to each lot/parcel.i 26. The applicant shall serve all lots with adequately sized water.system facilities, including fire hydrants, of sufficient size to accommodate the total domestic and fire flows required for the land division. Domestic flows required for the land division are to be determined by the City Engineer or Director oflPublic Works. Fire flows are to be determined by the Fire Chief. SEWERS (PUBLIC WORKS AND DEPARTMENT OF HEALTH SERVICES) 27. The subdivider shall installland dedicatemain line sewers and serve each lot/unit with a separate house lateral or have approved and bonded sewer plans on file with the Department of Public Works. 28. The subdivider shall send a print of the land division map to the County Sanitation District, with the request for annexation. If applicable, such annexation must be assured in writing. 29. 'Off-site improvements are tentatively required. The applicant shall extend the available public sewer to serve all lots. 30. The applicant shall pay a deposit as required to review documents and plans for final map clearance in accordance.with Section 21.36.010(c) of the Subdivision Ordinance. I GRADING, DRAINAGE AND GEOLOGY 31. The applicant shall submit a grading and:drainage plan which must be approved prior to approval of the final map. 32. The applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements. These must be approved to the satisfaction of the Director of Public Works prior to filing of the final map. Portions of the property are subject to sheet overflow and ponding and high velocity scouring action. Portions of the property lying in and adjacent to natural drainagelcourses and the Placerita Canyon Wash are subject to flood hazard because of overflow, inundation, and debris flows. As indicated in Condition No. 24, road improvements may be required on Aden Avenue to address drainage concerns. 33. The applicant shall place a note of flood hazard on the final map and delineate the areas subject to flood hazard. Dedicate to the city the right to restrict the erection of buildings in the flood hazard area. RESO P90-36 PA • Conditions: Tentative Tract Map 46878, Oak Tree Permit 89-18 34. The applicant shall provide for the proper distribution of drainage. 35. The applicant shall show and label all natural drainage courses on lots where a note of flood.hazard is allowed. a. No building permits will be issued for lots/parcels subject to flood hazard until the buildings are adequately protected. Finished floors must be elevated 1'0" above the projected surface of the water elevation. b. The applicant shall notify the State Department of Fish and Game prior to commencement of work -within any natural drainage course. c. The applicant shall contact the Corps of Engineers to determine if a 404 permit is required for any proposed work with the major watercourse. d. The applicant shall submit a completed Elevation Certificate to the Building Department upon completion of the foundation. 36.. The applicant shall provide for contributory drainage from adjoining properties and return drainage to its natural conditions or secure off- site drainage acceptance letters from affected property owners. 37. The applicant shall submit a detailed engineering Geotechnical and Soils Report which must be approved prior to approval of the final map. The report, based upon adequate test borings or excavations, shall (1) describe any soil or geologic condition(s) which, if not corrected, might lead to structural damage or slope failure, and (2) recommend action likely to prevent structural damage or slope failure. A soil expansion index test is required and shall be done in accordance with the procedures of UBC Std. No. 29-2. 38. The applicant shall adjust, relocnte, and/or eliminate lot lines, lots, streets, easements, grading, geotechnical protective devices, and/or physical improvements to comply with ordinances, policies, and standards in effect at the date the City determined the application to be complete all to the satisfaction of this Department. PUBLIC WORM ADDITIONAL COt4ENTS/REQUIREMENTS: 39. Prior to final approval, enter into a written agreement with the City of Santa Clarita whereby the subdivider agrees to pay to the.City a sum (to be determined by the City Council) times the factor per development unit for the purpose of contributing to a proposed Bridge and Thoroughfare Benefit District to implement the highway element of the General Plan as a means of •mitigating the traffic impacts of this and other subdivisions in the area. The form of security for performance of said agreement shall be as approved by the City. 40. The agreement shall include the following provisions: RESO P90-36 E • Conditions, Tentative Tract Map 46878, Oak Tree Permit 89-18 Upon establishment of the district and the area of benefit, the fee shall be paid to a special Department of Public Works.fund. In the event funds are required for work prior to formation of the . District, the Director of Public works may demand a sum of $1,000 (or greater as determined by the City Council) times the factor per development unit to be credited toward the final fee established under the district. The subdivider may construct improvements of equivalent value in lieu of paying fees established for the District subject to approval of the Director of Public Works. The Director of Public Works may require the developer to submit a traffic report periodically that addresses traffic congestion and the need to.mitigate the problems prior to issuing building permits. The factor for development units is as follows: Development Unit Factor Single Family per unit 1.0 The project is in the Via Princessa Bridge and Thoroughfare District. 41. The street and grading plans shall comply with the requirements of the approved oak tree permit. No oak tree removals or encroachments are permitted by this grant. 42. The applicant.shall underground utilities and eliminate telephone poles on Aden Avenue. 43. The applicant shall provide for the maintenance of equestrian areas which are not part of the master trails system by covenant and agreement, home owners association or other method which is acceptable to the City Engineer, Community Development Department, and Parks and Recreation Department. 44. The applicant shall provide a 12'0" pedestrian/equestrian easement at the end of the "A" Street cul-de-sac westward to Aden Avenue. 45. Equestrian easements are tentatively approved to fall within the right- of -way. Additional easements shown on the tentative map are not required unless specifically requested by the Parks and Recreation Department prior to final map approval. 46. The applicant shall resolve any survey errors or boundary disputes at the southeast corner of the property which may affect the location of Cast Avenue or the easterly tract boundary prior to approval of the final map. There is a concern about the location of the house on the adjacent property to the east and that it may encroach onto Cast Avenue. The applicant shall submit -an exhibit showing the location of those houses RESO P90-36 E Conditions: Tentative Tract Map 46878, Oak Tree Permit 89-18 and Cast Avenue. FIRE DEPARTMENT 47. This property is located within the area described by the Forester and Fire Warden as Fire Zone 4 and future construction must comply with applicable Code requirements. 48. Provide water mains, fire hydrants, and fire flows as required by the County Forester and Fire Warden for all land shown on the map to be recorded. 49. Provide Fire Department and City approved street signs, and building address numbers prior to occupancy. 50. All required fire hydrants shall be installed, tested and accepted prior to construction. Vehicular access must be provided and maintained serviceable throughout construction. 51. The required fire flow for public -fire hydrants at this location is 1250 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. 52. Fire hydrant requirements are as follows: Install 1 Public Fire Hydrants and upgrade 2 Public Fire Hydrants. 53. All hydrants shall measure 6"x4'x2.5- brass or bronze, conforming to current AWWA standard C503 or approved equal. All hydrants shall be installed a minimum of 25' from a structure or protected by a (2) two hour fire wall as per map on file with the Fire .Department. 54. All required fire hydrants shall be installed, tested and accepted prior to construction. Vehicular access must be provided and.maintained serviceable throughout construction. 55. The applicant shall provide fire flow data. If the existing hydrants meet the stipulated requirements, the upgrade will not be required. 56. All hydrants shall be installed in conformance with Title 20, L.A. County Government Code or appropriate City regulations. This shall include minimum six-inch diameter mains. Arrangements to meet these requirements must be made with the water purveyor serving the area. NEWHALL COUNTY WATER DISTRICT 57. The applicant shall make separate arrangements for water service with the Newhall County Water District. COUNTY SANITATION DISTRICTS 58. The applicant shall apply to the Sanitation District to annex into District No. 32 for sewerage service. This shall be approved before RESO P90-36 • Conditions: Tentative Tract Map 46878, Oak Tree Permit 89-18 sewerage service can be provided to the proposed development. 59. The Sanitation Districts are empowered by the California Health and Safety Code to charge a fee for the privilege of connecting to the Sanitation District's sewerage system or increasing the existing strength and/or quantity of wastewater attributable to a particular parcel or operation already connected. The applicant shall pay a connection fee to the County Sanitation District in order to construct an incremental expansion of the sewerage system to accommodate the proposed project, which will mitigate the impact of this project on the present sewerage system. Payment of a connection fee will be required before a permit to connect to the sewer is issued. 60. Provide the Sanitation District and the City of Santa Clarita with information regarding the construction and/or build out schedules for the proposed projects so that the timing of the Districts.' expansions may be coordinated with the increased demand. PARKS 61. To fulfill park dedication requirements for 16 units of single-family lots the applicant shall pay the appropriate Quimby fee to the Department of Parks and Recreation. 62. Street trees shall be provided to the satisfaction of the Parks and Recreation Department. Use trees from the Department's preliminary Master Street Tree List, which can be obtained from the City Arborist. 63. Submit landscape and irrigation plans to the satisfaction of the Parks and Recreation and Community Development Departments. Landscape plans should depict sewer line locations with street trees planted a minimum of 15' away to avoid future problems, or provide a detail showing this. 64. Private trees shall not be placed in the public right-of-way. 65. The applicant shall construct an equestrian trail along Oak Orchard Road to the satisfaction of the Parks and Recreation Department. 66. The applicant shall provide 12'0" easements for equestrian trails along Oak Orchard Road, Aden Avenue, Placeritos Boulevard, and North Cast Avenue to the satisfaction of the Parks and Recreation Department. The applicant shall also provide a pedestrian/esquestrian easement from the end of the cul-de-sac on "A" street to. Aden Avenue. 67. The following language must be shown for trail dedications on the final maps Title Pages We hereby dedicate to the City of Santa Clarita an easement for Riding and Hiking along Oak Orchard Road, Aden Avenue, Placeritos Boulevard, and North Cast Avenue. Hag Sheets: RESO P90-36 Conditions: Tentative Tract Map 46878, Oak Tree Permit -89-18 12'0" wide easements to the City of Santa Clarita for Riding and Hiking along Oak Orchard Road, Aden Avenue, Placeritos Boulevard, and North Cast Avenue. COMMMTY DEVEIAPMENT 68. A landscape plan and a fence plan, incorporating wrought iron fences along the perimeter of the project, shall be submitted to the satisfaction of the Community Development, Parks and Recreation, and Public Works Departments. 69. The applicant shall agree to immediately notify the Department of Community Development and suspend construction if a cultural resource or artifact is encountered during development of the site, and leave the resource in place until it can be examined by a qualified archaeologist, approved by the City, who.shall determine appropriate mitigation measures. The applicant shall agree to comply with mitigation measures recommended by the archaelologist and approved by the Community Development Department. OAK TREES 70. This grant shall not be effective for any purpose until the permittee has filed at the office of the Department of Community Development their affidavit stating that they are aware of; and agree to accept, all of the conditions of this grant. 71. The applicant is not permitted to remove any oak trees or encroach into the protected zoAes of any of the oak trees on site. The applicant shall adjust the lot lines so that the lot line does not directly cross through the trunk of oak tree no. 2. The applicant is approved to trim, deadwood, and prune oak tree no.'s 1 and 2 by a City approved licensed tree trimmer under the care of a licensed arborist. No trimming, pruning, or deadwooding is permitted to tree no.'s 3 and 4 unless a revised oak tree permit is submitted and approved by the Department of Community Development. 72. The applicant shall comply with the City's Oak Tree Ordinance and Preliminary Guidelines, which can be obtained at the Community Development Department. The applicant shall also comply with the care and maintenance recommended by the applicant's oak tree report, except where superceded by these conditions or the City's Oak Tree Ordinance and Preliminary Guidelines. 73. No oak tree removals or encroachments are allowed by this permit. 74. Condition deleted. 75. The applicant shall provide fencing along the protected zone of all.oak trees on the site during all phases of construction and grading. No grading or construction activity is permitted within the protected zones of the oak trees. RESO P90-36 0 0 Conditions: Tentative Tract Map 46878, Oak Tree Permit 89-18 76. The applicant shall provide evidence documenting, to the satisfaction of the Department of Community Development, that mitigation agreements have been completed with the Hart High School and Newhall Elementary School Districts. 77. The project shall implement the following elements, which shall be specified by covenant and agreement, home owners association or other method which is acceptable to the Community Development and Public Works Departments. These elements shall not be changed without the approval of the Community Development Department: All new residences and accessory structures shall be limited to one (1) story in height. b. The footprints of the future home sites shall be off -set, which shall require the imposition of varying front yard setbacks for the proposed sites. Prior to the approval of the final map, the applicant shall provide an exhibit, to the satisfaction of the Community Development Department, depicting building envelopes for the primary residence on each lot incorporating varying front yard setbacks. All primary.residences-and accessory structures on lots 9, 10, 11, 15, and 16, which are visible from Placeritos Boulevard, shall incorporate the architectural themes, details, and embellishments established on the front face of the structure on all sides, including the side and rear faces. All primary residences and accessory structures on lots 9, 10, 11, 15,.and 16 shall be subject to plot plan review and approval, which shall include architectural review, by the Department of Community Development. Architectural elevations shall be required. fild:46878con.dit RESO P90-36 � � \ -- Fr ! \lw « .. 'f J2 N«© 46878 `w\ .? \��\ ^w \.�TRACT 2 � 1�§