HomeMy WebLinkAbout1991-10-08 - AGENDA REPORTS - ZC A 1 2 A 1 1 SUBDIVISION (2)AGENDA REPORT
City Manager Approval
Item to be presented b
UNFINISHED BUSINESS Lynn M. Harris ? X
DATE: October 8, 1991
SUBJECT: The applicant is requesting a zone change from A-1-2 to A-1-1
to allow for a subdivision of a 2.68 acre parcel into two
single family residential lots consisting of 1.43 and 1.25
acres, respectively.
DEPARTMENT: Community Development
BACKGROUND
This item, Ordinance 91-42, was .introduced and passed to second reading at
Council meeting of September 24, 1991.
Waive further reading and adopt Ordinance 91-42.
ATTACHMENTS
Ordinance 91-42
KMK:286
Adopted. -lo- -
4tem:
ORDINANCE NO. 91-42
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA AMENDING THEOFFICIAL ZONING MAP
AND APPROVING MASTER CASE NO. 90-177
(ZONE CHANGE NO. 90-013 AND TENTATIVE PARCEL MAP 22539)
TO ALLOW THE. SUBDIVISION OF 2.68 ACRES INTO TWO SINGLE FAMILY
RESIDENTIAL LOTS AT 27800 SAND CANYON ROAD
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. An application for a Zone Change and Tentative Parcel Map was filed on
August 9, 1990, by Mr. Hal Good (the *applicant'). The property is
located at 27800 Sand Canyon Road. The Assessor Parcel Number for this
site is 2840-013-012.
b. Tentative Parcel Map 22539 is the subdivision of a 2.68 acre parcel into
two single family residential lots. Lot ,1, a flag lot, consists of
approximately 1.13 net acres and lot 2.consists of approximately .98 acres.
c. The property was not involved in a division of a.larger parcel within the
previous two years.
d. The property does not have average slope greater than 20 percent.
e. The property. is designated as Residential Very Low (RVL) (0.5 - 1.0
dwelling units per acre, midpoint of 0.75).
f. Access is provided to both parcels:from Sand Canyon Road.
g. Water and sewer service and utilities are available to both parcels.
h. The Planning Commission held a duly noticed public hearing on the
application on June 4, 1991. At that time, the Planning Commission denied
the zone change and tentative parcel map, thereby upholding the City's
draft General Plan designation -of Residential Estate (RE). The Planning
Commission directed staff to return with a formal resolution (P91-38) for
denial of the proposal which was adopted at the June 18, 1991 Planning
Commission.meeting.
i. On June 25, 1991, the applicant filed an appeal of Resolution P91-38.
j. At the time the Planning Commission denied the proposal, it was not
consistent with the City's draft General Plan designation of Residential
Estate which allows for 0.0 to 0.5 dwelling units per acre. However,
following the decision of the Planning Commission and prior to the
adoption of the General Plan, the land use designation for the project
site was changed to Residential Very Low (RVL) which allows for 0.5 to 1.0
dwelling units per acre. The proposed density of the project is now
consistent with the General Plan designation and is below the midpoint
density.
k. The City Council held a duly noticed public hearing to consider this
proposal on Tuesday, August 27, 1991, at the City of Santa Clarita City
Council Chambers, 23920 Valencia Boulevard, Santa Clarita, at 6:30 p.m.
The Council conceptually approved the zone change and tentative parcel map
and directed staff to return with conditions of approval and a formal
ordinance for approval.
SECTION 2. Based upon the. testimony and other evidence received at the
public hearing, and upon the study and investigation made. -by the Planning
Commission and the City Council, and on their behalf, the City Council further
finds and determines as follows:
a. The recommended zone change and land division of the 2.68 acres 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 change in zone will not cause substantial environmental
damage or substantial and avoidable injury to fish or wild life on their
habitat, .since the project site is not located'in a significant ecological
area.
b. The property is a proper location for the A-1-1 Zone (Light Agriculture,
one acre minimum lot size) within the Sand Canyon area because the project
is proposing traditional single-family zoning in conformance with the
General Plan designation of Residential Very Low (RVL: 0.5 - 1.0 dwelling
units per acre).
c. The placement of the A-1-1 zone at the project location will be in the
interest of public health, safety, and general welfare, and in conformity
with good zoning practice because all necessary utilities will provide
service and all applicable development standards will be applied to the
project.
d. In taking this action, the City Council has considered the effects of the
decision on the housing needs of the region and balanced those needs
against the public service needs of the City residents and available
fiscal and.environmental resources.
e. The project is compatible with land uses and densities in the surrounding
area and both lots comply with the zoning requirements of the A-1-1 zone.
f. The applicant will make an offer of dedication for all property within 52
feet of center -line for the private and future right-of-way of Sand Canyon
Road. Sand Canyon Road is shown as a major highway on the City's General
Plan requiring a total right-of-way of 104 feet.
g. The division and development of the property in the manner set forth on
the' subject tentative parcel 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 parcel 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.
h. The design of the subdivision and the type of improvements will not cause
serious public health problems, since sewage disposal, storm drainage,
fire protection, and geological and soils factors are addressed in the
recommended Conditions of Approval.
i. The 2.68 acre parcel is suitable for the establishment of two (2) single
family residential uses. Both lots have adequate access from Sand Canyon
Road.
j. This minor land division of a 4.0 acre parcel will not adversely affect
the health, peace, comfort, or welfare of persons residing or working in
the surrounding area; nor will it be materially detrimental to the use,
enjoyment or valuation of property of other persons located in the
vicinity of the subject property; nor will it jeopardize, endanger or
otherwise constitute a menace to the public health, safety or general
welfare.
SECTION 3. 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 the California Environmental Quality Act and that the proposed
project will not have a significant impact on the environment. A Negative
Declaration was prepared for this project. Conditions of approval have been
added to the project to mitigate all identified impacts caused by the
project. Based upon the findings stated above, the City Council hereby
approves the Negative Declaration.
SECTION 4. Based upon the forgoing, the City Council does hereby ordain
that the application for a zone change from A-1-2 (Light Agriculture, two acre
minimum lot size) to A-1-1 (Light Agriculture, one acre minimum lot size) and
for a tentative parcel map is approved. The zoning boundaries shall conform
to Exhibit °A," which is the site plan for Tentative Parcel Map 22539.
ATTEST:
PASSED, APPROVED, AND ADOPTED THIS _ DAY OF , 1991.
City Clerk
Carl Boyer, MAYOR
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) as
CITY OF SANTA CLARITA)
I, City Clerk of the City of Santa Clarita, do
hereby certify that the foregoing Ordinance No. 91-42 was regularly introduced
and placed upon its first reading at a regular meeting of the City Council on
the 24th day of September, 1991, that thereafter, said ordinance was duly
adopted and passed at a regular meeting of the City Council on the _ day
of 1991, by the following vote, to wit:
AYES: COUNCIL MEMBERS
NOES: COUNCIL MEMBERS
ABSENT: COUNCIL MEMBERS
CITY CLERK
CONDITIONS OF APPROVAL
ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO. 22539
(EXHIBIT 'B•)
GENERAL
1. 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 attach, set aside, void, or annual, 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
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 occurs 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
entitlement is approved by the applicant.
2. Details shown on the tentative parcel map are not necessarily approved.
Any details which are inconsistent with requirements of ordinances,
general conditions of. approval, or City policies must be specifically
approved.
3. Easements shall not be granted or recorded within areas proposed to be
granted, dedicated, or offered for dedication for public streets or
highways, access rights, building restriction rights, or other easements,
until after the parcel map is filed with the County Recorder unless such
easements are subordinated to the proposed grant or dedication. If
easements are granted after the date of the tentative approval, a
subordination must be executed by the easement holder prior to the filing
of the parcel map. ;
4. The parcel map shall be prepared by or under the direction of a licensed
land surveyor or registered Civil Engineer.
5. The applicant is hereby advised that this project is subject to fees at
the time of building permit issuance which may include, but are not
limited to, the following as applicable: 1) Los Angeles .County
Residential Sewer Connection Fee; 2) Interim Schools Facilities
Financing Fee; 3) installation or upgrade of Traffic Signals Fees and/or
Road Improvement Fees; and 4) Planned Local Drainage Facilities Fee.
Page 1 of 7
6. At any point in the development process, a stop -work order shall be
considered in effect upon the discovery of any historic artifacts and/or
remains, at which, time -the City shall be notified. The applicant shall
hire a qualified consultant that the City approves to study the site and
recommend a course of action, to the satisfaction of the City.
7. In lieu of establishing the final specific locations of structures at this
time, the owner, at the time of issuance of a building permit, agrees to
develop the property in conformance with the. City Code and other
appropriate ordinances, including but not limited to the Building Code,
Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical
Code, Zoning Ordinance, Oak Tree Ordinance, Sanitary Sewer and Industrial
Waste Ordinance, Electrical Code, and Fire Code. Improvements and other
requirements may be imposed pursuant to such codes and ordinances.
8. A parcel map must be processed through the City Engineer prior to being
filed with the County Recorder.
FIRE DEPARTMENT
9. 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.
10. 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.
11. Provide Fire Department and City- approved street signs, and .building
address numbers prior to occupancy.
12. Fire Department access shall extend to within a 150 foot distance of any
portion of structures to be built.
13. Access shall comply with Section 10.207 of -the Fire Code which requires
all weather access. All weather access may require paving.
14. The private driveways shall be indicated on the final map as "Fire Lanes"
and shall be maintained in accordance with the Los Angeles County Fire
Code.
15. All required fire hydrants shall be installed, tested and accepted prior
to construction. Vehicular access must be provided and maintained
serviceable throughout construction.
16. The required fire flow for public fire hydrants at this location is
1,000 gallons -per minute at 20 psi for a duration of two hours, over and
above maximum daily domestic demand.
17. The applicant shall install one Public Fire Hydrant.
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CONDITIONS
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ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO.
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Ordinance No. 91-42
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6. At any point in the development process, a stop -work order shall be
considered in effect upon the discovery of any historic artifacts and/or
remains, at which, time -the City shall be notified. The applicant shall
hire a qualified consultant that the City approves to study the site and
recommend a course of action, to the satisfaction of the City.
7. In lieu of establishing the final specific locations of structures at this
time, the owner, at the time of issuance of a building permit, agrees to
develop the property in conformance with the. City Code and other
appropriate ordinances, including but not limited to the Building Code,
Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical
Code, Zoning Ordinance, Oak Tree Ordinance, Sanitary Sewer and Industrial
Waste Ordinance, Electrical Code, and Fire Code. Improvements and other
requirements may be imposed pursuant to such codes and ordinances.
8. A parcel map must be processed through the City Engineer prior to being
filed with the County Recorder.
FIRE DEPARTMENT
9. 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.
10. 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.
11. Provide Fire Department and City- approved street signs, and .building
address numbers prior to occupancy.
12. Fire Department access shall extend to within a 150 foot distance of any
portion of structures to be built.
13. Access shall comply with Section 10.207 of -the Fire Code which requires
all weather access. All weather access may require paving.
14. The private driveways shall be indicated on the final map as "Fire Lanes"
and shall be maintained in accordance with the Los Angeles County Fire
Code.
15. All required fire hydrants shall be installed, tested and accepted prior
to construction. Vehicular access must be provided and maintained
serviceable throughout construction.
16. The required fire flow for public fire hydrants at this location is
1,000 gallons -per minute at 20 psi for a duration of two hours, over and
above maximum daily domestic demand.
17. The applicant shall install one Public Fire Hydrant.
Page 2 of 7
CONDITIONS4 . F0
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ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO. 22539f jj
Ordinance No. 91-42 °m m
Page 3 of 7
18. All hydrants shall measure 6" X 4" X 2" brass or bronze, conforming to
current AWWA standard C503 or approve equal. All hydrants shall be
installed a minimum of 25 feet from a structure or protected by a (2) two
hour fire wall. Location: As per map on file with the Los Angeles County
Fire Department, Fire Protection Engineering: section.
19. Provide fire flow data. If existing hydrants meet fire flow.requiremenis,
a new hydrant shall not be required.
All hydrants shall be installed in conformance with Title 20, Las Angeles
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.
MAP REOUIREMENTS
20. 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.
21. 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 map shall be processed through the City Engineer prior to being filed
with the County Recorder. The applicant shall note all offers of
dedication by certificate on the face of the map.
22. If signatures of record title interests appear on the map, the applicant
shall submit a preliminary guarantee. If said signatures do not appear on
the map, a title report/final guarantee is needed showing all fee owners
and interest holders.
23. The applicant shall pay a deposit as required to review documents and
plans for map clearance in accordance with Section 21.36.010(c) of the
Subdivision Ordinance.
ROAD IMPROVEMENTS
24. Applicant's paving and grading plans and all construction permitted by
such plans shall comply with the requirements of the approved ,oak tree
report.
25. The applicant shall install mailboxes and posts per City standards.
Secure approval of U.S. Postal Service prior to installation.
Page 3 of 7
CONDITIONS
ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO. 22539
Ordinance No. 91-42 Mc3
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47642
26. The applicant shall record reciprocal access and maintenance easements and
agreements over the flagstrip to the satisfaction of the City Engineer.
The easements shall provide access to parcel 2.
27. The applicant shall provide letter(s) of slope easement(s) and drainage
acceptance and offer easements needed for street drainage or slopes as
directed by the City -Engineer.
28. The subdivider, by agreement with the City Engineer, may guarantee
installation of improvements as determined by the City Engineer through
faithful performance bonds, letters of credit or any other acceptable
means.
29. The applicant shall repair any broken or damaged pavement on streets
within or abutting the subdivision.
30. The applicant shall dedicate slope easements 20'-0" wide on Sand Canyon
Road and along the south side of the property as required for the Live Oak
Springs Canyon Drain to the satisfaction of the City Engineer.
31. The applicant shall dedicate vehicular access rights for Parcel S2 on Sand
Canyon Road. Parcel 1 and 2 shall take access from the flagstrip of
Parcel 1.
32. Permission granted to applicant to vacate the. offer for private and future
street for Boulder Creek Road if the Hunter's Green project (Tract 47324)
is recorded prior to the recordation. The applicant shall provide
easements for all utility companies that have facilities remaining within
the vacated area, or that have existing easements within the vacated area.
33. The applicant shall provide an offer of dedication for roads 52'-0" from
centerline on Sand Canyon Road along the adopted centerline. Applicant
shall pay a cash bond for the cost of constructing improvements along Sand
Canyon Road, or make such improvements to the satisfaction of the City
Engineer. Easements for flood control access and maintenance shall be
dedicated to the City and/or the Flood Control District over the flagstrip
to the satisfaction of the City and the Flood Control District.
PATER
34. The applicant shall file a statement with the City Engineer 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 or
parcel.
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CONDITIONS
ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO. 22539
Ordinance No. 91-42f
Page 5 of 7 a s ��
35. The applicant shall serve all parcels 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. Fire flows required are to be determined by the Fire Chief.
SEVERS
36. The subdivider shall serve each parcel with a house lateral
37. 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.
38. The applicant shall pay sewer reimbursement. charges for district 19768 as
determined by the City Engineer or the County of Los Angeles before the
recording of this map.
GRADING. DRAINAGE & GEOLOGY
39. The applicant shall submit drainage plans and necessary support documents
to comply with Engineering requirements. These must be approved to the
satisfaction of the City Engineer prior to filing of the map. Portions
of the property lying in and adjacent to the Live Oak Springs Drainage
Course and the Sand Canyon Wash are subject to flood hazard because of
overflow, inundation, and debris flows.
40. The applicant shall show necessary drainage courses, easements and/or
rights-of-way for the Live Oak springs Canyon drain (as shown on the
approved alignment) on the parcel map.
41. The applicant shall place a note of flood hazard on the parcel 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 areas.
42. The applicant shall show and label all natural drainage courses on lots
where a note of flood hazard is allowed.
43. 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.
Portions of this site are located in Zone "A" and Zone "AO" - per the
Federal Flood Insurance Rate Map.
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CONDITIONS
ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO. 22539
Ordinance No. 91-42
Page 6 of 7 yYA
44. The applicant shall adjust, relocate, and/or eliminate lot lines, 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.
45. 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 aproposed 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 Community Development Department fund.
In the event funds are required for work prior to formation of the
District, the City Engineer may demand a sum of $4,800 (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 City
Engineer.
Factors for development uAits are as follows:
Development Unit
Factor
Single Family per unit 1.0
The project is in the Via Princessa Bridge and Thoroughfare District
46. Applicant shall comply with the requirements for the Sand and Iron Canyon
Flood Protection setback 'districts. Structures within the flood fringe
areas must be elevated 1' - 00 above the elevation of the surface :of the
water. No structures will be allowed in the floodway. Applicant shall
submit cross sections to determine the exact extent of the flood limits.
This must be submitted and approved prior to issuance of. building or
grading permits. Applicant shall obtain approval for finish floor
elevation from the Engineering Department.
47. Applicant shall acquire permits from the Army Corps of Engineers and the
Fish & Game Department prior to issuance of grading permits or the
commencement'of any work within any natural drainage course.
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CONDITIONS
ZONE CHANGE 90-013 AND TENTATIVE PARCEL MAP NO.
Ordinance No. 91-42
Page 7 of 7
PARKS AND RECREATION
22539
48. The applicant shall provide an irrevocable offer to dedicate a fifteen
foot wide trail easement along Sand Canyon Road and a five foot trail
access along the .southern property line to the satisfaction of the .
Director of Parks and Recreation.
DEPARTMENT OF COMMUNITY DEVELOPMENT
49. The applicant shall comply with all requirements of the zoning ordinance
and the A-1-1 zoning designation.
50. The approval of this Tentative Parcel Map shall expire 24 months from the
date of the conditional.approval.
51. The applicant may request an extension of the conditionally approved Map
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. The extension is at the discretion of the
Director of Community Development.
52. The applicant shall be responsible for notifying the Department of
Community Development in writing for any change in ownership, designation
of a new engineer, or a change in the status of the permittee, within
30 days of said change.
53. Prior to construction, the applicant shall submit an oak tree report to
the Community Development Department. All oak trees on Lot 2 shall be
fenced at. the protected zone for the duration of all construction
activities. The fencing plan shall be subject to the approval of the
City's oak tree consultant.
54. Pursuant to approval and agreement of the applicant, parcel map approval
shall not be granted until the applicant enters into mitigation agreements
with the William S. Hart Union High School District and the Sulphur
Springs School District.
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