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HomeMy WebLinkAbout1991-08-27 - RESOLUTIONS - TPM 20639 (2)RESOLUTION NO. 91-131 �•. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, OVERTURNING PLANNING COMMISSION RESOLUTION P91-19, AND APPROVING PROPOSED TENTATIVE PARCEL MAP NO. 20639, FOR THE PROPERTY LOCATED AT 26103 RAVENHILL ROAD IN SAND CANYON THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The City Council 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. r . C. The property was not involved in a division of a larger parcel within the previous two (2) years. d. 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. e. 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. f. All surrounding uses are single family residential and have the same RE draft General Plan designation. g. 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 on neighboring properties to the south known as Oakwell Road. A portion of Oakwell Road has an offer of dedication for private r." and future street, however, this offer has never been accepted by the County of Los Angeles. Oakwell Road is within the County of Los Angeles. The applicant has not demonstrated that the subject site has legal access over Oakwell Road to Ravenhill Road. The southerly boundary line of this property is the future centerline of Oakwell Road and is contiguous with the City -County boundary. h. 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. i. 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 on Oakwell Road. 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. J. Public services and utilities, including water service, serve the existing residence on Parcel 1 and are available to serve Parcel 2. The applicant will be required to extend available services to serve Parcel 2. The existing residence on Parcel 1 and any future residence on Parcel 2 will use a private septic ,.� system. k. 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 where the "division is in conformance with the 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." 1. A duly noticed public hearing was held by the Planning Commission on May 21, 1991 at 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, and was continued to the June 4, 1991, meeting. M. A regularly scheduled public hearing was held by the Planning Commission on June 4, 1991, at 7:00 p.m. at the City Council Chambers, 23929 Valencia Boulevard, Santa Clarita. At that hearing, the Planning Commission directed staff to prepare a ,.., resolution for denial of this project for Planning Commission meeting on June 18, 1991. - 2 - n. A regularly scheduled public hearing of the Planning Commission was held on June 18, 1991, at the City Council Chambers, 23920 .�, Valencia Boulevard, Santa Clarita, at 7:00 p.m. At that meeting, the Planning Commission adopted Resolution P91-19, denying TPM 20639. o. In a letter dated June 18, 1991, the applicants appealed the Planning Commission's adoption of Resolution P91-19 to the City Council. p. A duly noticed public hearing of the City Council was held on the appeal on August 13, 1991, at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita, California, at 7:00 p.m. At the hearing, the City Council overturned the Planning Commission's Resolution P91-19 and directed staff to prepare a resolution and conditions for approval of TPM 20639 for City Council consideration on August 27, 1991. SECTION 2. Based upon the above findings of fact, oral and written testimony and other evidence received at the public hearing held for the project, and upon studies and investigations made by the City Council and on its behalf, the City Council further finds as follows: a. At the meeting of May 21, 1991, the Planning Commission continued this case to the June 4, 1991, meeting. At the hearing of June 4, 1991, the Planning Commission considered the staff report prepared for this project and received testimony on 0- this proposal. Upon close of the public hearing, the Commission deliberated on the issues of access and paving requirements and found that access and paving to the site were inadequate. b. At the hearing of August 13, 1991, the City Council considered the staff report prepared for this project and received testimony on this proposal. Upon close of the public hearing, the Council deliberated on the issues of access and paving requirements and found that the applicants would need to obtain easements for Parcel 1 over the dirt driveway to the south known as Oakwell Road and that paving of the access to Parcel 1 and Parcel 2 would not be necessary. C. 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 and, therefore, is consistent with the designation. d. The five acre parcel is suitable for two parcels for single family residential uses. This project is compatible with land uses and densities in the surrounding Sand Canyon area and both parcels comply with the zoning requirements of the A-1-1 zone. r—. e. Dedication of 32 feet from the centerline of Oakwell Road and Ravenhill Road will be taken for private and future street - 3 - purposes. The design and improvements of the proposed project will be compatible with surrounding improvements and adequate ,.� paved access will exist to both parcels as addressed in the project Conditions of Approval. f. The project lies within a flood hazard area. The project design will not conflict with the natural water course which bisects the site. Flood control improvements will not occur through project approval; however, any future construction on the parcel will be required to conform to building code requirements for flood hazard areas. Permits may be required from the Army Corps and the Department of Fish and Wildlife prior to construction within the water course (Raynier Canyon Wash). 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, provides adequate protection for easements. The applicants must provide documentation of legal access over the dirt driveway to the south for Parcel 1 to Ravenhill Road prior to a parcel map. The applicant will be responsible for obtaining all necessary easements and approvals. Paving to each parcel is not required. h. The design of the subdivision and the type of improvements will not cause serious public health problems, since sewage disposal, drainage, emergency access and fire protection are addressed in the recommended Conditions of Approval. i. This minor land division will not adversely affect the health, peace, comfort, or welfare of persons residing in the surrounding area; nor be materially detrimental to the use, enjoyment or valuation of property of other persons located in the vicinity of the subject property; nor jeopardize, endanger or otherwise constitute a menace to the public health, safety or general welfare since this project conforms to standards of the subdivision and zoning ordinance and is compatible with surrounding land uses. Housing needs of the region were considered and balanced against the public service needs of local residents. j. This project is categorically exempt from the requirements of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) under Class 15 because it is in conformance with the 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. - 4 - SECTION 3. Based upon the foregoing facts and findings, the City Council hereby determines as follows: a. This proposed minor land division will not have a significant effect upon the environment under the California Environmental Quality Act. b. This project will have an adequate means of access because prior to recordation, the applicant shall provide documentation of legal access for both parcels to Ravenhill Road. All utilities are available to serve the project site. C. The project is compatible with approved single family residential land uses and lot sizes in the Sand Canyon area, is consistent with the City's draft General Plan, and complies with the standards of the A-1-1 zone. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Clarita, California, as follows: a. The City Council hereby overturns Planning Commission Resolution P91-19, denying TPM 20639; and b. The City Council hereby approves Tentative Parcel Map 20639, a minor land division to create two (2) parcels, subject to the attached Conditions of Approval (Exhibit "B"). PASSED, APPROVED AND ADOPTED this 27th day of August , 1991. m4-41 N Carl Boyer, Mayor ATTEST: , (Onna M. Grin ey, City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) as CITY OF SANTA CLARITA) I, Donna M. Grindey, DO HEREBY CERTIFY that the above and foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 27th day of Auquat , 1991 by the following vote of Council: AYES: COUNCILMEMBERS: Heidt, Klajic, McKeon, Boyer ,.� NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: Darcy nna M. Grindey, ity Clerk LHS:249 - 5 - EIINIBIT •B• CONDITIONS OF APPROVAL TENTATIVE PARCEL NAP 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 Community Development. - 1 - Reso. 91-19 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 Engineering Section 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 applicant shall install mailboxes and posts per City standards. Secure approval of U. S. Postal Service prior to installation. 16. The applicant shall record reciprocal fire access easements to encumber Parcel Number 2 if required by the Fire Department as approved by the Community Development Department and the City Attorney to serve Parcel 1. 17. The applicant shall provide letters of slope easements and drainage acceptance as directed by the City Engineer. 18. The subdivider, by agreement with the City Engineer or Director of Community Development, 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. 19. The applicant shall repair any broken or damaged inverted shoulder and pavement at the driveway on Ravenhill Road. 2 - Reso. 91-19 20. The applicant shall offer Private and Future Right -of -Way: 32 feet from centerline on Oakwell Road �. 32 feet from centerline on Ravenhill Road. 21. Whenever there is an offer of Private and Future Right -of -Way, the applicant shall provide a Drainage Statement/Letter. 22. 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. 23. 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. Fire flows required are to be determined by the Fire Chief. 24. 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. .-. 25. 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. 26. The applicant shall submit drainage plans and necessary support documents to comply with Engineering Section 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. 27. 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. 28. The applicant shall show on the parcel map the City's future right-of-way for Raynier Canyon Wash to the satisfaction of the Engineering Section. 29. A drainage and construction plan for a 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 designed to the satisfaction of the Engineering Section and the Fire Department. The crossing shall be required prior to construction on Parcel 2. 30. 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. 3 - Reso. 91-19 31. Prior to parcel map 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 Community Development 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. The subdivider may construct improvements of equivalent value in lieu of paying fees established for the District subject to approval of the Director of Community Development. The Director of Community Development 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 32. 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. - 4 - Reso. 91-19 J;wcmool ".r c- 33. 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. 34. 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. 35. Fire Department access shall extend to within 150 feet of any portion of structures to be built. 36. 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. 37. 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. 38. All required fire hydrants shall be, tested and accepted prior to construction. Vehicular access must be provided and maintained serviceable throughout construction. COMMUNITY DEVELOPMENT DEPARTMENT 39. Any future residence on Parcel 2 shall take primary access over the flagstrip to Ravenhill Road. 40. 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. 41. The applicant shall be responsible for complying with all applicable requirements regarding air quality per City and AQMD standards and requirements. 42. 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 Community Development. MM"All - 5 - Reso. 91-19