HomeMy WebLinkAbout1991-08-13 - AGENDA REPORTS - PLANNING COMMISSION DECISION (2)AGENDA REPORT
PUBLIC HEARING
City Manager
Item to be p
DATE: August 13, 1991
SUBJECT: Appeal of Planning Commission decision (Resolution No.
P90-19) on Tentative Parcel Map 20639. The project site is
located at 26103 Ravenhill Road; approximately 370 feet
north of Placerita Canyon Road.
DEPARTMENT: Community Development
BACKGROUND
The City Clerk's office has received an appeal of the Planning
Commission's decision of June 4, 1991 to deny Tentative Parcel Map
20639. The appellants are Mr. and Mrs. Marvin Carter, the applicants.
The request is to subdivide a five acre flag lot into two (2) parcels of
two and three acres for single family residential purposes.
This case was originally before the Planning Commission on May 21, 1991,
and continued to the June 4, 1991 meeting. At the public hearing
testimony from the neighbors and the discussion of the Commissioners
centered primarily on the adequacy of the access and secondarily on the
issue of paving. Following discussion, a motion to approve this project
without paving the proposed access to the parcels failed 2-3. Following
additional discussion, a subsequent motion for denial of Tentative Parcel
Map 20639 based upon inadequate access was approved 3-2. The Planning
Commission directed staff to return with a formal resolution for denial
at the June 18, .1991, Planning Commission meeting. This denial
resolution was adopted with a 4-1 vote.
ANALYSIS
The subject property is a five acre flag lot with an unpaved flag strip 26
feet to 16 feet wide to Ravenhill Road. An existing residence on Parcel 1
does not.use this flag strip, but rather takes physical access over a 18 to 22
foot wide dirt driveway on neighboring properties in the County to Ravenhill
Road. This common dirt driveway presently serves as primary access for three
residences, although six properties border upon it. The request is for Parcel
1 to continue taking access over the dirt driveway on neighboring properties
and for Parcel 2 to take access over the flag strip.,
A portion of the dirt driveway exists over an area offered for dedication to
the County as private and future street (Oakwell Road). At this time, Oakwell
uA MOVED gaitem:
W-1 . R iii,
Page 2
Road has not been accepted by the County and remains private property,
although it does appear on area maps. The applicant has submitted documents
which indicate that the property has easements over two of the four properties
the dirt driveway crosses. Although physical access exists over neighboring
properties, the applicants have been unable to demonstrate that legal access
exists to the property over this common dirt driveway at this time.
To be consistent with City and County policy, the applicants would need to
provide convenient paved access to each parcel. This paving requirement is
standard for land divisions creating lots of less than five acres. To satisfy
the paving requirement, the applicants would need to either pave the existing
flag strip to 20 feet in width to serve both lots, or pave the dirt driveway
over neighboring properties in the County to serve Parcel 1 and pave the flag
strip to a 15 foot width to serve Parcel 2.. The applicant would need to
obtain easements from neighbors in order to meet the access and paving
requirements.
While not opposed to the lot split, neighbors have submitted a petition and
spoken in opposition to paving requirements. The applicant would need the
cooperation of these neighbors in order to obtain easements and receive
permission to pave the driveway on their property.
The Planning Commission found the proposed access to be inadequate because the
applicant has not demonstrated that he has legal access or the right to pave
the driveway over neighboring properties to the south to serve Parcel 1 as
proposed. Access to both parcels cannot be taken over the flagstrip since the
applicant cannot pave to the required 20 foot width where the strip narrows to
16 feet. Since neighbors oppose paving ,requirements, it is unlikely that the
applicant would be able to obtain these needed easements if paving is made a
requirement of this map. The Council may wish to grant a lot split without
paving requirements.
The applicant asked that paving requirements be waived due to neighborhood
opposition. Previously, the Planning Commission has waived paving
requirements for Tentative Tract 45979 and Tentative Tract 46878 in Placerita
Canyon where there was neighborhood opposition to paving. These projects are
similar to this proposal because they are in rural areas with dirt roads and
prevalent equestrian uses. The City conditioned these maps to place the money
for the paving into an account, and the City would hold the money for five
years in case paving became necessary at the City's discretion.
1. Receive the staff presentation;
2. Open.the public hearing and receive testimony;
3. Uphold the Planning Commission's decision for denial of Tentative Parcel
Map 20639.
OPTIONAL
1. Make a determination as to the paving requirement and approve the map with
appropriate conditions.
Page 3
ATTACHMENTS
1. Appeal request from Mr. Marvin Carter, the applicant.
2. Minutes of Planning Commission dated June 4, 1991.
3. Staff reports dated May 21, 1991 and June 4, 1991
4. Notice of Exemption.
5. Planning Commission Resolution No. P91-19.
6. Project Site Plan.
LMH:LHS:293
CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING
APPEALING THE PLANNING COMMISSION'S
DENIAL OF TENTATIVE PARCEL MAP 20639
TO SUBDIVIDE AN EXISTING 5 ACRE PARCEL
INTO TWO PARCELS OF 2 AND 3 ACRES FOR SINGLE FAMILY
RESIDENTIAL PURPOSES.
LOCATION:
26103 RAVENHILL ROAD IN SAND CANYON IN THE
CITY OF SANTA CLARITA
PUBLIC NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City
of Santa Clarita to consider an appeal from applicants, Marvin and
Marijo Carter, regarding the Planning Commission's denial of
Tentative Parcel Map 20639. The applicant is .proposing to
subdivide an existing 5 acre parcel into two parcels of 2 and 3'
acres for single family residential purposes. The location is at
26103 Ravenhill Rd., in Sand Canyon in the City of Santa Clarita.
The hearing will be held by the City Council in the City Hall
Council Chambers, 23920 Valencia Blvd., 1st Floor, Santa Clarita,
the 13th day of August, 1991, at or after 6:30 p.m.
Proponents, opponents, and any interested persons may appear and be
heard on this. matter at that time. Further information may be
obtained by contacting the City Clerk's Office, Santa Clarita City
Hall, 23920 Valencia Blvd., 3rd Floor, Santa Clarita.
If you wish to challenge this order in court, you may be limited to
raising only those issues you or someone else raised at the public
hearing described in this notice, or in written correspondence
delivered to the City Council, at, or prior to, the public hearing.
Date: July 17, 1991
Donna M. Grindey
City Clerk
Publish Date: July 22, 1991
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)
S. 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
MARVIN B. CARTER
26103 RAVENHILL ROAD
CANYON COUNTRY, CA. 91351
12 June 1991
Attn: Donna Grindey, City Clem;
^_ity of Santa Clarity
23920 Valencia Blvd., Ste 300
Santa Clarita, CA• 91355
Re: Tentative Parcel Map #20639
Ms. Grindey:
CITY C(" S:<' TS%. "'L : ITA
24 F 1 91
I am Planning
in the
deciamount of $450.00 to appeal
the Penclon
Sion of 6-4-91.
Four out of five Commission members
the referenced voted in favor or
PUnfortunately, two o Project with easements members voted
twvotedfortheProject on the Flag Strips, the other
with easements on Oakwell Rd.
I am currently working to s
would hope the Commissiorecue easements in both areas.
to securing. the easements.
I n would approve the Project subject_
Sincerely
Marvin B. Carter
MBC: ea
Enclosure (1)
I
r
M
M no+eSo4 { h6nnin5 Cow w cSSiar Jv E L+,(a9
UNFINISHED=°BUSINESS .g•ITEli.3„u,TENTATIVE%TARCEli'�7'NAPr206W
Director Harris introduced Item 3, Assistant Planner Laura Stotler made _
slide presentation. Principal Planner Richard Henderson made an additio:_ai
presentation.
The Public Hearing was opened at 7:53 p.m. Those speaking in favor were Gary
Kaiser, 2307 W. Olive Ave., Burbank, the engineer for the applicant:
Marvin Carter, 26103 Ravenhill Road, Canyon Country.
Those speaking in opposition were Jeanne Hammonds, 16326 Cambria Estate: ::.-._.
Santa Clarita, speaking on easements; Steven Kristof, 16233 Placerita Car,,,n
Road, Newhall, speaking 'on'easements, Mr. Carter does not have lega'.
across his property and the width of the. road. Those who were n_ct
Veeva Hamblen, 26101 Ravenhill Road, Canyon Country, speaking on hav nr,
safety; Elvin Brumfield, 26157 Ravenhill Road, Canyon Country, speaking on
paving andthe condition of the property; and, Mr. George Rich waived his
right to speak.
Director Harris introduced .several letters that were submitted to rhe
Commission. -
Mr. Marvin Carter then spoke on the letter from the William S. Hart Union. High.
School District and the Sulphur Springs Unified School District. His rebccr.ai
included a response on Mr. Kaiser's comments on easements.
At 8:15 p.m., Chairman Brathwaite closed the Public Hearing.
Discussion ensued among the Commission.
Commissioner Cherrington motioned to approve tentative parcel map 20639 basso
on required findings, subject to conditions of approval which will be
to eliminate those which are in duplicate, and which will eliminate pa
,
which will add demonstrated legal access to both 'parcels. Commiss.i-)neo '._..._..
seconded the motion. There was continued discussion.
With a 2-3 vote, the motion was not approved. Those voting in fa'voc e
Commissioners Cherrington.and Garasi; those opposed were Commissioners
and Woodrow, and Chairman Brathwaite.
Commissioner Modugno then motioned for approval of the item with overiapp'rig
conditions to be modified, as pointed out by the applicant's engineer, and
that access to the property be provided across the flag portion of the lot to
both parcels, that it be paved, which would also include some staff addressing
of the issue of access and paving around the well, and if a bridge is requirec
that it be built to specification. There was no second.
Commissioner Woodrow made the motion to deny the project in entiret}• Sac
direct Staff to prepare a Resolution for Denial. Commissioner
seconded the motion. With a vote of 3-2, the motion was approved. The vcr_
vas as follows: Ayes - Commissioner Modugno, Commissioner Woodrow, arc.
Chairman Brathwaite; Noes - Commissioners Cherrington and Garasi.
Director Harris stated that she has received a request signed by a number of
people requesting that Item B be brought forward on the agenda. Ch"ai_,ian
Brathwaite stated that it has already been decided that Item 8 would remain at
the end of the agenda.
-3-
CITY OF SANTA CLARITA
I N T E R O F F I C E M E M O R A N D U M
T0: Chairman Brathwaite and Members of the Planning Com
FROM: Lynn M. Harris, Director of Community Development
DATE: June 4, 1991
SUBJECT: Continuance of Public Hearing for TPM 20639
t
mission
p
On May 21, 1991, this item was continued by the Planning Commission to the
regular Planning Commission meeting on June 4, 1991 and was announced as
such.
LHS:272
Agenda Item: 3
CITY OF SANTA CLARITA
STAFF REPORT
Tentative Parcel Map 20639
DATE: May 21, 1991
TO: Chairman Brathwaite and Members of the Planning Commission
FROM: Lynn M. Harris, Director of Community Development
APPLICANTS: Marvin and Marijo Carter I
CASE PLANNER: Laura H. Stotler, Assistant Planner
LOCATION: 26103 Ravenhill Rd., a private street; approximately 370 feet north
of Placerita Canyon Rd. in Sand Canyon at the southerly border of
the City. APN 2848-006-015.
REQUEST: To subdivide a 5 acre flag lot into two (2) parcels of 2 and 3
acres for single family residential purposes. Parcel Map Number
20639.
PROJECT DESCRIPTION:
The applicants are requesting to subdivide an existing five acre flag lot in
the A-1-1 Zone into two lots for an additional single family dwelling to be
constructed at a future date. The property slopes downward easterly and is
bisected by a blueline stream locally identified as Raynier Canyon Wash. A
driveway bridge over the wash exists on the flagstrip. 'Portions of the site
are within Flood Zone A and AO and are subject to flood hazard. A single
family home (Parcel 1) and storage shed exist on the property and would
remain. Access is proposed to Parcel 1 from Oakwell Road and to Parcel 2 from
the flagstrip to Ravenhill Road.
GENERAL PLAN DESIGNATION: ZONING; LAND USE
The property is zoned A-1-1,(Light Agricultural Zone, 1 acre minimum lot
size). Surrounding land uses, zoning designations, and draft General Plan
designations are.as follows: .
------------------------------------------------------------------------------
Zoning Land Use Draft General Plan
PROJECT A-1-1 Residential
North A-1-1 Vacant
West A-2-1 Residential
South A-1-1 Residential
(County Area)
East A-2-1 Residential
-- -----------------------------
Reso. P91-19
RE (Residential Estate)
[LiD
T
RE
RE
-----------------agenda-them: �o
The draft General Plan designation for the site is RE (Residential Estate 0-.5
dwelling units/acre, midpoint .25 dwelling units/acre). The average density
of this project is .4 dwelling units per acre which conforms to the draft
General Plan designation.
ENVIRONMENTAL STATUS:
Preliminary environmental review of this minor land division request was
conducted by Community Development staff. Following this review; staff
determined that this project proposal is categorically exempt from the
requirement for the preparation of environmental documents under Section 15315
(Minor Land Division) of the California Environmental Quality Act because this
"division is in conformance with the (draft) General Plan and zoning, no
variances or exceptions are required, all services and access to the proposed
parcels to local standards are available, the parcel was not involved in a
division of a larger parcel within the previous 2 years, and the parcel does
not have an average slope greater than 20 percent."
INTERDEPARTMENT/INTERAGENCY REVIEW
Comments and recommendations were solicited from departments and agencies
which would be affected by this project. The Community Development Department
considered comments received on this project as part of the project review.
Surrounding residents have submitted the attached petition against roadway
improvements to Oakwell Road.
ANALYSIS:
The subject property has two accesses. One legal access to the subject parcel
is through a 16 to 26 foot wide, 450 foot long flagstrip to Ravenhill Road,
within the City of Santa Clarita. A second access, serving an existing single
family residence on Parcel 1, is provided over a 420 foot long dirt driveway
easement on the neighboring properties to the south to Oakwell Road, a private
and future street. The future centerline of Oakwell Road is the southerly
property line of the subject parcel which is also the City -County boundary.
Oakwell Road is presently unpaved.and 18-22 feet wide. At this time, the only
right-of-way for this road is located within the County and stops
approximately 20 feet east of the subject parcel. Oakwell Road provides
primary access for six residences.
The revised plans, submitted in February 1991, show Parcel 1 becoming a
conventional lot with frontage on Oakwell Road and Parcel 2 remaining a flag
lot with access to Ravenhill Road. The City has a policy of not creating new
flag lots unless warranted by special circumstances. This request would
create a conventional lot and is consistent with that policy.
Under the original map design, the applicants proposed to create two flag lots
from the.existing one. Access to the existing residence on Parcel 1 would
continue to be taken from Oakwell Road and access to Parcel 2 would be taken
over the flagstrip to Ravenhill Road. At the Development Review Committee
Meeting (DRC) on September 14, 1989, the applicants were requested to correct
this map to show Oakvell Road, all easements, and the floodway limits in
2
Reso. P91-19
conformance with the Subdivision Code. The applicants were also requested to
provide a drainage concept. City staff suggested the possibility of using
Oakwell Road, within the County, for legal and physical access to both parcels
rather than the flagstrip to Ravenhill Road and recommended that this access
be investigated. The applicants agreed to submit a corrected map and began to
investigte the Oakwell Road access.
The County Public Works Department noted that, for subdivisions on the south
side of Oakwell Road (within the County), they would require the road to be
widened and paved to a minimum 24 -foot width. Like the County, the City has a
subdivision policy of providing "convenient access by paved road" to newly
created parcels of less than five acres. To be consistent with this policy,
the _applicants have been conditioned by the Community Development Department
to provide paved access to a paved road to each parcel.
To accomplish this, the applicants would either pave a 20 -foot wide common
driveway over Parcel 2 and the flagstrip to Ravenhill Road to serve both
parcels, or pave Oakwell Road and the driveway easement (within the County)
from the existing paved driveway on Parcel 1 to Ravenhill Road. A common
driveway over the flagstrip and across Parcel 2 would have a maximum slope of
approximately 10X, which is also the maximum percentage slope on Parcel 2.
Neighboring residents have submitted a petition against widening and paving of
Oakwell Road from its present 18-22 foot width because that would necessitate
the relocation of fences and landscaping. Paving is also seen as a hazard to
horses which frequently use this dirt road. In order to provide paving of a
20 foot width on the flagstrip, the applicant would need to obtain an easement
from an adjoining neighbor because the flag strip.narrows to 16 feet. Were
the applicant to provide a paved driveway for Parcel 2 only, the required 15
foot width could be accommodated on the existing flagstrip. A neighbor who
owns property with a well adjoining the flagstrip and has a waterline easement
over the strip has expressed concern that paving of the strip may interfere
with his ability to service his waterline.
Previously, the Commission has waived paving requirements for two subdivisions
in Placerita Canyon where there was neighborhood opposition to paving
requirements. In Tentative Tract Map 45979 the applicant was required to bond
for roadway improvements to occur when adjacent properties subdivide, and in
Tentative Tract Map 46878, the applicant was conditioned to pay fees in lieu
of pavement. This case is similar to these tracts because the areas have
horse properties and neighbors who wish to maintain the dirt roads and
existing rural character. In these cases, neighbors also objected to impacts
that roadway improvements would cause to their properties as in the present
case.
Both the Fire Department and the City Public Works Department have indicated
that they would have no objection to waiving pavement requirements for Oakwell
Road at this time, provided the applicants would bond for improvements to
Oakwell Road fronting the project site to be constructed when the County
requires improvements to Oakwell Road. No additional residences, other than
the six which presently use it, would take access from Oakwell Road as•a
result of this project.
3 -
Reso. P91-19
The property is subject to flooding hazard and a blueline stream, Raynier
Canyon Wash, crosses the property. A drainage concept will be required to the
satisfaction of the Public Works Department prior to recording of the parcel
map. Future construction on Parcel 2 would be subject to building code
requirements for flood hazard areas. Prior to any construction on Parcel 2,
the applicant would be required to notify.the State Department of Fish and
Game and the Army Corps of Engineers. The Santa Clarita Water Company has
indicated that water service can be provided to Parcel 2. Both parcels would
have septic systems.
The applicants have not reachedanagreement with the school districts as of
the date this report was prepared.
RECOMMENDATION:
Based upon the review of this proposal, staff has determined that, with the
conditions of approval, the subdivision is reasonable and appropriate for the
property and the vicinity. Therefore, staff recommends that the Planning
Commission take the following actions:
1. Approve Tentative Parcel Map 20639 (Exhibit A) based on the required
findings and subject to the attached Conditions of Approval (Exhibit B).
2. Adopt the attached Resolution P91-19.
LHS: 212
Reso. P91-19
4
- 4 -
NOTICE OF EXEMPTION
City of Santa Clarita [X]
Department of Community Development
23920 Valencia Boulevard, Suite 1300
Santa Clarita, CA 91355
March 27, 1991
0
County Clerk
County of Los Angeles
111.North Hill Street
Los Angeles, CA 90012
[ ] State Clearinghouse
1400 Tenth Street
Sacramento, CA 95815
PROJECT NAME: Tentative Parcel Map 20639
PROJECT LOCATION: 26103 Ravenhill Road: approximately 370 feet north of
Placerita Canyon Road in the City of Santa Clarita, Los Angeles County, CA
PROJECT DESCRIPTION: Minor land division of a five acre parcel to create two
(2) parcels of 2 and 3 acres for single family residential purposes.
PROJECT APPLICANTS: Marvin and Marijo Carter
This is to advise that the [X] Planning Commission [ ] City Council of the
City of Santa Clarita did approve the above described project on May 7. 1991
and found that the project is exempt from the provisions of the California
Environmental Quality Act.
EXEMPT STATUS
[ J Ministerial (Section 15268; 21080(b)(1))
[ ] Declared Emergency (Section 15269(a); 21080(b)(3))
[ ] Emergency Project (Section 15269(b),(c); 21080(b)(4))
[X] Categorical Exemption (Section 15315 Class 15 )
This finding is made for the following reason(s): This is a request for a
minor land division of two lots in an urbanized area for residential use.
Person or agency carrying out the project:
Marvin and Marijo Carter
This is to certify that the Notice of Exemption with comments/responses and
record of project approval is available for public review at:
CITY OF SANTA CLARITA
DEPARTMENT OF COMMUNITY DEVELOPMENT
23920 Valencia Boulevard, Suite 300
Santa Clarita, California 91355
(805) 255-4330
RESOLUTION NO. P91-19
A RESOLUTION OF THE PLANNING COMMISSION -OF
THE CITY OF SANTA CLARITA, DENYING
PROPOSED TENTATIVE PARCEL MAP. NO. 20639, FOR -THE PROPERTY
LOCATED AT 26103 RAVENHILL ROAD IN SAND CANYON
THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission does hereby make the
following findings of fact:
a. An application for tentative parcel map (TPM 20639) was filed
with the City of Santa Clarita by Marvin and Marijo Carter,, (the
"applicants") on June 6, 1989. The property for which this
application has been filed is located at 26103 Ravenhill Road,
approximately 370 feet north of Placerita.Canyon Road at the
southerly boundary of the City in Sand Canyon. (Assessor Parcel
Number 2848-006-015, a legal description of which is on file in
the Department of Community Development.)
b. TPM 20639 requests subdivision 'of a 5 acre flag lot into two
single family residential parcels consisting of 2 and 3 acres.
The Subdivision Code and City policy require that paved access
to a paved road be provided to each parcel for divisions of land
less than five acres. The Subdivision Code requires that
multi-access flag strips have a minimum width of 20 .feet.
c. The flag strip for the subject parcel is unpaved and varies in
width from 16 to 26 feet.
d. The property was not involved in a division of a larger parcel
within the previous two (2) years.
e. The subject parcel is zoned A-1-1 (Light Agricultural Zone, one
acre minimum lot size) and is designated as RE (Residential
Estate, 0-.5 dwelling units per acre, midpoint of .25) by the'
City of Santa Clarita draft General Plan. The proposed density
for the project is .4 dwelling units per acre.
f. The southerly boundary line of this property is contiguous with
the City -County boundary.
g. The property, is developed with a single family residence on
Parcel 1, a trailer and a storage shed that will remain. The
property does not have an average slope greater than 20
percent. The site is bisected by a blueline stream known
locally as Raynier Canyon Wash,. is within Flood Zone A and A0,
and is subject to flood hazard.
0 0
h. All surrounding uses are single family residential and have the
same RE draft General Plan designation.
i. Ravenhill_ Road, a paved private street within the City, provides
legal and physical access to the property. The existing
residence, however, takes physical access from a dirt driveway
over neighboring properties to the south, within the County of
Los Angeles. The applicants are proposing to retain access to
Parcel 1 from the dirt driveway to the south to Ravenhill Road
and to provide access to Parcel 2 over the flag strip to
Ravenhill Road. The applicants have not demonstrated that the
subject property. has legal access to use the dirt driveway 'to
Parcel 1. A portion of this dirt driveway crosses an area
dedicated to the County of Los Angeles for private and future
street (shown as Oakwell Road), however, this dedication has not
been accepted by the County.
j. The application was circulated for City Department and agency
review upon receipt. The City of Santa Clarita Development
Review Committee (DRC) met on September 14, 1989, to review this
project. -
k. At the DRC, additional information -on the location of the
floodway, a drainage concept, and identification of all
easements affecting the property was required to continue
processing' of this project. The applicant was requested by the
City to investigate access for both parcels over the existing
driveway to the residence on Parcel 1. A revised map was filed
for this project on February 22, 1991, and circulated to the
Public Works Department and the Fire Department. A drainage
concept was filed with the Public Works Department on March 5,
-1991. The application was substantially complete for case
processing on March 28, 1991.
1. This project was reviewed pursuant to the provisions of the
California Environmental Quality Act (CEQA). Staff has
determined that this project is categorically exempt from the
preparation of environmental documents under Section 15315
(Class 15- Minor Land Division) of the California Environmental
Quality Act (CEQA). Class 15 exemptions are for minor land
divisions in urban areas.
M. A duly noticed public. hearing was held by the Planning
Commission on May 21, 1991, at 7:00 pm in the City Council
Chambers, 23920 Valencia Boulevard, Santa Clarita. The Planning
Commission continued this case, without- opening the public
hearing, to the regular Planning Commission meeting on. June 4,
1991. This case was heard by the Planning Commission on June 4,
1991.
Reso. P91-19
2 -
0
SECTION 2. Based upon the above findings of fact, oral and
written testimony andotherevidence received at the publichearing held
for the project, and upon studies and investigations made by the Planning
Commission and on its behalf, the Planning Commission further finds -as
follows:
a. At the hearing of June 4. 1991, the Planning Commission
considered the staff report prepared for this project and
received testimony on this proposal.
b. The City's draft General Plan designation for the project site
is Residential' Estate (RE), 0 -0.5 dwelling units per acre.
midpoint of .25. The project density of 0.4 unit per acre is
within the range of densities for the RE designation.
C. Based upon a review of the submitted plan, the staff report and
testimony at the public hearing on June 4, 1991, the subject
property is not suitable for.the type of -development proposed
because access to the proposed parcels is inadequate. The
applicant proposes to continue using the dirt driveway over
neighboring properties for access to Parcel 1 as it presently
exists. The applicant has not demonstrated that the existing
residence has legal access on this dirt driveway.
d. Disputes exist between neighbors over easements on the subject
property which are nor shown on the title report or on the
tentative parcel map. Neighbors have submitted documents which
indicate easements not shown on the tentative parcel map do
exist and may conflict with access to the subject parcel.
e. Because the proposed parcels are below 5 acres, paving would be
needed to each parcel in order to be consistent with City policy
and the Subdivision Code of providing- paved access to a paved
road to each parcel. As the only legal access demonstrated, the
flag strip would need to be paved to serve both parcels. To be
consistent with the Subdivision Code, a multi-access flag strip
must be paved to a minimum width of 20 feet. The flag strip on
this property, however, narrows to 16 feet making it impossible
for the applicant to comply with this development standard.
Although adequate access exists for the existing 5 acre flag
lot, this access would be inadequate for two parcels.
Therefore, this project does not comply with the standards of
the Subdivision Code.
f. This project is categorically exempt from the requirements of
the California Environmental Quality Act (Public Resources Code
Section 21000 et seq.) under Class 15.
Reso. P91-19
3 -
i
SECTION 3. Based upon the foregoing. facts and findings, the
Planning Commission hereby determines as follows:
a. The applicant has not demonstrated that the project has an
adequate means of legal access to proposed Parcel 1.
b. This project does not comply with the standards of the
Subdivision Code regarding physical access.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of Santa Clarita, California, as follows:
a. The Planning Commission hereby denies Tentative Parcel Map
20639, a minor landdivision to create two (2) parcels.
PASSED, APPROVED, AND ADOPTED this 18th day of June, 1991.
Louis Brathwaite, Chairman
Planning Commission
I 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 18th day of June, 1991, by the
following vote of the Commission:
AYES: Commissioners: Cherrington, Woodrow, Brathwaite and Modugno
NOES: Commissioner: Garasi
ABSENT: None
ABSTAINED: None 6� ,
Lynn�s, Director—
Community Development
LMH:LHS:219
Reso. P91-19
4 -
tJ3 l' 1
EBHIBIT •B'
CONDITIONS OF APPROVAL
TENTATIVE PARCEL HAP 20639
GENERAL
1. The approval of the map shall expire two (2) years from the date of
conditional approval.
2. The grant shall not be effective for any purpose until the applicant and
the owner of the property involved (if other than the applicant) have
filed with the.Director of Community Development their affidavit stating
that they are aware of, and agree to accept, all the conditions of this
grant.
3. The applicant may file for an extension of the conditionally approved
tentative map prior to the date of expiration for a period.of time not to
exceed one (1) year. If such an extension is requested, it must be filed
no later than sixty (60) days prior to expiration.
4. The applicant shall be responsible for notifying the Community
Development Department in writing in the event of any change in the
status of the applicant, within 30 days of said change.
5. Unless otherwise apparent from the.context, the term "applicant' shall
include the applicant and any other persons, corporation, or other entity
making use of the grant. 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 this approval,
which action is brought within the applicable time period of 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, 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 the Conditions of Approval
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 pay or
perform any settlement unless the settlement is approved by the applicant.
6. The subject property shall be developed, maintained and operated in full
compliance with the conditions of this grant, with all requirements of
the A-1-1 Zone and any law, statute, ordinance or other regulation
applicable to any development or activity on the subject property.
Failure of the applicant to cease any development or activity not -in full
compliance shall be in violation of these conditions.
7. All structures shall conform with the requirements of the Division of
Building and Safety and the Department of Public Works.
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Reso. 91-19
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8. The property shall be developed in substantial conformance with the
Tentative Parcel Map (Exhibit "A") on file.
PUBLIC WORKS
9. The applicant shall show all easements existing at the time of parcel map
approval. This includes the location, owner, purpose, and recording
reference for all existing easements. If an easement is blanket or
indeterminate in nature, a statement to the effect must be shown.
10. 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.
11. The applicant shall note all offers of dedication by certificate on the
face of the parcel map.
12. The applicant shall file a parcel map which shall be prepared by or under
the direction of a licensed land surveyor or registered civil engineer.
The parcel map shall be processed through the City Engineer prior to
being filed with the County Recorder.
13. The applicant shall label driveways as "Private Driveway and Fire Lane"
and delineate on the parcel map to the satisfaction of the Public Works
Department and the Fire Department.
14. If signatures of record title interests appear on the parcel map, the
applicant shall submit a preliminary guarantee. If said signatures do
not appear on the parcel.map, a title report/guarantee is needed showing
all fee owners and interest holders.
15. The subdivider is required to install distribution lines and individual
service lines for community antenna television service (CATV) for all new
development.
16.. The applicant shall install mailboxes and posts per City standards.
Secure approval of U. S. Postal Service prior to installation.
17. The applicant shall record reciprocal fire.access easements to encumber
Parcel Number 2 if required by the Fire Department as approved by the
Public Works Department and the City Attorney to serve Parcel 1. .
18. The applicant shall provide letters of slope easements and drainage
acceptance as directed by the City.Engineer or Director of Public Works.
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Reso. 91-19
19. The subdivider, by agreement with the City Engineer or Director of Public
Works, may guarantee installation of improvements as determined by the
City Engineer or Director of Public Works through faithful performance
bonds, letters of credit or any other acceptable means.
20. The applicant shall repair any broken or damaged inverted shoulder and
pavement at the.driveway on Ravenhill Road.
21. The applicant shall offer Private and Future Right -of -Way:
32 feet from centerline on Oakwell Road
32 feet from centerline on Ravenhill Road.
22. Whenever there is an offer of Private and Future Right -of -Way, the
applicant shall provide a Drainage Statement/Letter.
23. Ordinarily the construction of road improvements on Oakwell Road would be
required. Due to the physical constraints stated in the staff report,
the applicant shall bond for the inverted shoulder pavement 14 feet (land
width) and 4 feet (shoulder width) on Oakwell Road.
24. 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 parcel.
25. 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 of Public Works. Fire flows required are to be
determined by the Fire Chief.
26. The applicant shall show the distance from all sewage disposal components
to the proposed parcel lines on plans. If any such sewage disposal
component is not on the same parcel as the building it serves, or if it
does not meet the horizontal clearance requirement of the Plumbing Code,
requirements shall be provided prior to division of land.
27. The applicant shall pay a deposit as required to review documents and
plans for parcel map clearance in accordance with Section 21.36.010(c) of
the. Subdivision Ordinance. .
28. The applicant shall provide slope easements along Oakwell Roadto the
satisfaction of the -Director of Public Works.
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Reso. 91-19
w
29. The applicant shall submit drainage plans and necessary support documents
to comply with Public Works requirements which must be approved prior to
recordation of the parcel map. Portions of the property lying in and
adjacent to natural drainage courses are in Flood Zone A and AO per the
Federal Flood Insurance rate Map and are subject to flood hazard because
of overflow, inundation, and.debris flows.
30. The applicant shall place a note of flood hazard on the parcel map and
delineate the areas subject to flood hazard. The applicant shall
dedicate to the City the right to restrict the erection of buildings in
flood hazard areas.
31. The applicant shall show on the parcel map the City's future right-of-way
for Raynier Canyon Wash to the satisfaction of the Public. Works
Department.
32. The applicant shall provide for the proper distribution of drainage. A
drainage and construction plan for the driveway crossing over Raynier
Canyon Wash must be reviewed.and approved and constructed or bonded for
prior to recordation of the map. The crossing shall be required prior to
construction on Parcel 2.
33. The applicant shall show and label all natural drainage courses. No
building permits will be issued for parcels subject to flood hazard until
the buildings are adequately protected.
34. The applicant shall notify the State Department of Fish and Game prior to
commencement of work within any natural drainage course. The applicant
shall contact the Corps of Engineers to determine if a 404 permit is
required for any proposed work within the major watercourse.
35. Prior to final approval, the applicant shall enter into a.written
agreement with the City of Santa Clarita whereby the applicant 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 impact of this
and other subdivisions in the area. The form of security for performance
of said.agreement shall be as approved by the City.
The•agreement shall include the following provisions:
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 $2,100
(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.
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Reso. 91-19
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.
i
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.
Factors for development units are as follows:
Development Unit
Single Family per.unit
Townhouse
per
unit
Apartment
per
unit
Commercial
per
unit
Industry
per
unit
The project is in the:
[ ] Via Princessa Bridge and Thoroughfare District
[ ] Bouquet Canyon Bridge and Thoroughfare District
[X] Route 126 Bridge and Thoroughfare District
[ ] Valencia City Bridge and Thoroughfare District
Factor
1.0
0.8
0.7
5.0
3.0
36. The applicant shall construct a driveway crossing across Raynier Canyon
Wash. Plans shall be approved by the City Public Works -Department to
comply with the floodplain ordinance. The plans must meet with the
approval of the Fire Department. Permits will be required for the
construction of a crossing.
37. The applicant shall demonstrate that Parcel 1 has legal access and shall
provide information from the Fire Department that 'the legal access for
Parcel 2 meets their requirements.
38. The applicant shall pave the access strip for the flag lot to a minimum
width of 15'-0" for access to one lot and to a minimum width of 20'-0"
for access to two lots.
FIRE DEPARTMENT
39. 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.
40. The applicant shall 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.
41. The applicant shall provide Fire Department and City approved street
signs, and building address numbers prior to occupancy.
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Reso. 91-19
42. Fire Department access shall extend to within 150 feet of any portion of
structures to be built.
43. Where driveways extend further than 300 feet and are of single access
design, turnarounds suitable for fire protection equipment shall be
provided and shown on the parcel map. Turnarounds shall be designed,
constructed and maintained in accordance with the Los Angeles County Fire
Code.
44. The applicant shall provide fire flow data for the existing public fire
hydrant S/E on Ravenhill, 450 feet north of Placerita Canyon Road. The
applicant'shall be required to provide for the required fire, flow for
this fire hydrant at 1000 gallons per minute @ 20 psi for a duration of 2
hours, over and above maximum daily domestic demand prior to construction
45. At the developer's expense, all required fire hydrants shall be
installed, tested and accepted prior to construction.- Vehicular access
must be provided and maintained serviceable throughout construction.
46. The applicant shall provide Fire Department and City approved street
signs, and building address numbers prior to occupancy.
47. Fire Department access shall extend to within 150 feet distance of any
portion of structures to be built.
48. Where driveways existed further than.300 feet and are of single access
design, turnarounds suitable for fire protection equipment use shall be
provided and shown on the final map.. Turnarounds shall be designed,
constructed and maintained to insure their integrity for Fire Department
use. Where topography dictates, turnarounds shall be provided for
driveways which extend over 150 feet.
COMMUNITY DEVELOPMENT DEPARTMENT
49. The applicant shall provide paved access to Ravenhill Road, a paved road,
to each parcel prior to recordation.
50. Any future residence on Parcel 2 shall take primary access over the
flagstrip to Ravenhill Road unless Oakwell Road is paved from the subject
property to Ravenhill Road.
51. Should any archaeological artifacts be found during construction, an
archaeological "hold" shall be placed upon the project until a qualified
archaeologist has inspected the site.
52. The applicant shall be responsible for complying with all applicable
requirements regarding air quality per City and AQMD standards and
requirements.
53. Within one year of the approval of this project, the applicant shall pay
a Transit Impact Fee of $200.00 per residential unit; provided that the
City has its Transit Impact Program in effect. These fees shall be paid
to the satisfaction of the Director of Public Works. .
LHS: 220
Reso. 91-19
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