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HomeMy WebLinkAbout1995-04-25 - RESOLUTIONS - FEIR AND ADDENDUM 92041041 (2)RESOLUTION NO. 95-41 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS AND CERTIFYING FEIR AND ADDENDUM SCH 92-041041, FOR MASTER CASE NOS. 91-164 AND 93-012, VESTING TENTATIVE TRACT MAP 51599, OAK TREE PERMIT 91-033, AND SPECIFIC PLAN 91-001 TO ALLOW FOR THE DEVELOPMENT OF A 996 ACRE PROPERTY KNOWN AS THE BERMITE SITE LOCATED SOUTH OF SOLEDAD CANYON ROAD AND EAST OF BOUQUET CANYON AND SAN FERNANDO ROADS AND A ZONE CHANGE TO SPECIFIC PLAN AND A GENERAL PLAN AMENDMENT TO THE LAND USE MAP AND THE HIGHWAY NETWORK OF THE CIRCULATION ELEMENT AND ADOPTING A MITIGATION MONITORING PROGRAM FOR THE DEVELOPMENT 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. Applications for Specific Plan 91-001 and Oak Tree Permit 91-033 (Master Case No. 91-164) were filed by Anden Corporation, (the applicant) with the City of Santa Clarita on October 25, 1991. These applications were deemed complete on February 26, 1992. Subsequently the applicant submitted applications for Vesting Tentative Tract Map 51599 and Development Agreement 93-003 (Master Case No. 93-012) on February 2, 1993. On March 9, 1993 the City deemed the application complete. The City was notified in August 1993 that Northholme Partners was the new project applicant. The applicant requested a specific plan for a comprehensive plan of development, including proposed modifications to the Circulation Element of the General Plan and the Unified Development Code within the project area. The plan proposed 1,678 single family homes and 1,560 multiple family homes on 399 acres; 91 acres of commercial and industrial uses; 14 acres of institutional uses; 434 acres of open space and recreational uses; 58 acres of streets; and the provision of related infrastructure on the site's 996 acres. A vesting tentative tract map was requested to subdivide the 996 acre site into 76 master lots to be further subdivided by merchant builders into future tract maps. An oak tree permit was requested to allow for the removal and/or encroachment into the protected zones of up to 73 native Oak Trees, including two heritage size oak trees. A development agreement was requested, however, the details of the agreement are yet to be negotiated. The Specific Plan includes a modification to the Circulation Network of the General Plan, specifically the project proposes to substitute Santa Clarita Parkway for Rio Vista and to extend Magic Mountain Parkway to Via Princessa through the project area with minor impacts to a small portion of Circle J open space. The site is known as the Bermite site located south of Soledad Canyon Road, east of Bouquet Canyon Road/San Fernando Road; north of the Circle J Ranch Community; and west of the Golden Triangle Industrial area. The assessor parcel numbers for the project are 2836-012-010, 011, 012 and 019. b. The General Plan presently designates the project site RS with a Valley Center Overlay on the northwest portion of the site, calling for high density development in the areas near the rail/transportation center. The General Plan specifically mentions the Bermite site as an area ideal for a specific plan, with a mix of land uses from high -to -low density and including other uses. Zoning on the site is presently RS (Residential Suburban), BP (Business Park), and OS (Open Space). C. The City of Santa Clarita prepared an Initial Study for the project which determined that the project may have a significant effect on the environment and that an environmental impact report must be prepared. A Notice of Preparation (NOP) for the Specific Plan and Oak Tree Permit was mailed on April 8, 1992 to affected agencies. Following submittal of the Vesting Tentative Tract Map and Development Agreement applications, a subsequent NOP was prepared and mailed on February 12, 1993. d. Since 1992 the City has leased a ten acre portion of the project site for use as the Santa Clarita Metrolink commuter rail station, park -and-ride lot, and bus transfer station. The Specific Plan also proposes to provide corridors and construct portions of three proposed east -west arterials (Santa Clarita Parkway, Magic Mountain Parkway, and Via Princessa) that will provide alternative circulation routes through -the center of the City which is presently in need of such roadways. The Specific Plan also includes a people mover and trail connection between the commercial and residential areas and the commuter rail station. e. The City of Santa Clarita Development Review Committee met and the applicant has been supplied with draft conditions of approval. f. The Planning Commission held extensive hearings on the project, and the City Council has reviewed the record on the project. As a result of the Planning Commission, the project was redesigned to subdivide the 996 acre parcel and allow the following land uses: 406.95 acres open space, 41.75 acres for parks and recreation, 10 acres for schools, 56 acres for streets, 4 acres for institutional uses, 299.8 acres for single family residential uses (1,244 units), 85 acres for multi- family residential uses (1,667 units) and 92 acres of commercial and industrial uses. An oak tree permit to allow for the removal of a maximum of 109 non - heritage size oak trees and up to 5 heritage size oak trees out of the 182 oak trees (including 10 heritage size oaks) located on-site. The redesigned project either approved or recommended for approval by the Planning Commission included the Magic Princessa Corridor, which links Magic Mountain Parkway to Via Princessa. A portion of this is off-site in the designated open space of Circle J. The addendum studied the impacts of the proposed corridor. g. The site was previously used as an ammunition, explosives and flares manufacturing and testing facility. These operations on the site were terminated in 1987. The site is currently leased for film productions, the transportation center, and for swap meet parking. Heavy metals and other hazardous materials contaminated the site as a result of the previous use. A total of 14 hazardous waste clean-up sites have been identified and 13 have been cleaned -up under the direction of the California Environmental Protection Agency/ Department of Toxic Substances Control (Ca EPA/ DTSC). The 13 identified sites have received clean closure certification from DTSC. Remediation efforts are continuing on the remaining site. An additional 64 sites have been identified, to be remediated prior to obtaining grading permits. Extensive grading and landform alteration have occurred over most of the site resulting in major surface disturbance, alteration of topographic relief, and modification of natural drainage patterns. Since the Planning Commission review, the California Environmental Protection Agency, Department of Toxic Substances Control and the property owner have entered into a consent decree mandating the investigation and clean-up of the site to the satisfaction of CialEPA/DTSC h. The design of the project concentrates development within an area disturbed by the previous industrial uses. The project proposes grading on approximately 603 acres of the project site, much of which has already been previously disturbed. The total amount of grading involves approximately 18 million cubic yards of cut and 18 million cubic yards of fill, balanced on-site. i. An Environmental Impact Report (EIR) has been prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act. The Draft EIR has been circulated for review and comment to all affected governmental agencies and all comments received have been considered by the Planning Commission. The review period for the Draft EIR was from September 27, 1993 to November 12, 1993. A Final EIR dated January 7, 1994, was prepared which included responses to comments received on the DEIR. j. As a result of public and Planning Commission comments on the project and the Final EIR, the applicant modified his project. The Planning Commission directed the applicant and staff to provide environmental analysis of the modified proposal and a FEIR Addendum was prepared dated April 8, 1994. k. The Final EIR (FEIR) and the FEIR Addendum were prepared in compliance with CEQA. 1. The use of the FEIR Addendum is appropriate pursuant to Title 14, Chapter 3. Article 11 of the California Administrative Code because: (1) Changes in the project which gave rise to the need for the FEIR Addendum did not involve: 3 (a) Significant environmental impacts which were not previously considered in the FEIR; (b) Changed circumstances under which the project will be undertaken which gave rise to new significant environmental impacts not covered in the FEIR; or (c ) New information of substantial importance to the project; (2) Only minor technical changes or additions were necessary in the FEIR Addendum to make the FEIR adequate pursuant to CEQA; and (3) The changes to the FEIR by the FEIR Addendum do not raise important new issues about the significant effects on the environment. in. The City Council received numerous informational reports on the Porta Bella Specific Plan from staff, the City's Environmental Consultant, CalEPA/DTSC, the applicant and his consultants. Staff provided a review of the EIR process for the Council. The Council held informational meetings regarding the Porta Bella project on September 29, 1993 and June 29, 1994. The Council held Study Sessions on Porta Bella on September 14, 1994 (regarding the proposed General Plan Amendment to modify the Circulation Network of the General Plan) and October 4, 1994 (which was a joint study session with the Planning Commission). The Council held public hearings on the project on: August 23, 1994; September 24, 1994; October 11, 1994; November 8, 1994; November 22, 1994; January 31, 1995 (in a joint meeting with the Planning Commission); February 21, 1995 (in a joint meeting with the Planning Commission at the site); March 28, 1995; April 11, 1995; and April 25, 1995. The staff reports, minutes, taped proceedings, and public correspondence for the above referenced meetings are available from the City Clerk, and are hereby incorporated by reference. n. The FEIR and the FEIR Addendum were presented to the Planning Commission; as the advisory body to the City Council of the City of Santa Clarita for Master Case Nos. 91-164 and 93-012, Vesting Tentative Tract Map 51599 and Oak Tree Permit 91-033, the Commission reviewed the FEIR and the FEIR Addendum and considered the information contained therein at several duly noticed public hearings held at the City Council Chambers (October 19, 1993, November 16, 1993, December 21, 1993, January 11, 1994, June 7, 1994, and June 21, 1994) a field trip to the site (November 13, 1993), and immediately following the Northridge Earthquake, at emergency locations at the Bank of America Building (January 18, 1994 rescheduled because of the earthquake to February 1, 1994) and the Hart High School District Headquarters Board Room (March 15, 1994, and April 20, 1994). o. The City Council reviewed the Planning Commission resolution certifying the EIR and adopting a Statement of Overriding Consideration, and the City Council concurred with the Planning Commission, while requiring project modifications that decreased the impact to the environment. The City Council considered all alternatives to the project as set forth in the FEIR and selected the project as shown (with modifications) in the Specific Plan and the Vesting Tentative Tract Map over all other alternatives analyzed because: (a) Alternative No. 1 (No Project) was not selected because this alternative is not consistent with the City's General Plan Valley Center Concept which envisions higher density mixed use development in the central Portion of the City near the City Transit Station and Civic Center sites. The No Project alternative does not recognize that this project is Proposing a reuse of the site and that this project area has already been significantly altered from its natural state due to past uses. Were this Project site to be developed under the existing RS (Residential Suburban) zoning, this project would not be consistent with the General Plan since the development allowable under this zone would not result in higher densities around the transit center and would not provide mixed uses as envisioned in the General Plan for the Valley Center. (b) Alternative No. 2 (Replace Residential Uses With Additional Office and Business Parks) was not selected because this is not consistent with the Valley Center Concept to provide higher density residential uses near the City Transit Center. This alternative is not consistent with a mix of uses which encourage a pedestrian environment since housing and residential uses are not sufficiently mixed. ( c) Alternative No. 3 (Transit Oriented Development) was not selected because this alternative only provides high density by the Transit Station at the northern portion of the site and does not utilize the southern Portion of the site. The General Plan also called for a mix of low and high density housing and this alternative did not include low density housing. Thus, this alternative does not provide for full utilization of the site. (d) Alternative No. 4 (Low Density/Hillside Preservation) was not selected because, although this was the environmentally preferred alternative, this project design encouraged strict adherence to the hillside standards and did not allow for innovative design criteria that would allow residential density to be clustered in the steep hillside areas around the Transit Center. Thus, low density would be placed in the northern portions of the site designated as part of the Valley Center which is contrary to General Plan discussions encouraging high density in this area. (e) Alternative No. 5 (Replace Residential Uses with Increased Office and Industrial Parks) was not selected because this alternative does not Provide for mixed use development as envisioned in the General Plan for the Valley Center Concept which seeks uses with greater density in the center of the city. This alternative would also be inconsistent with providing a unique identity for the center of the City, also identified in the Valley Center Concept. SECTION 2. The City Council of the City of Santa Clarita does hereby make the following findings of fact: a. The California Environmental Quality Act (CEQA) requires decision -makers to balance the benefits of a proposed project against its unavoidable environmental impacts. If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered "acceptable" by adopting a "Statement of Overriding Considerations." This statement sets forth the reasons why the Lead Agency has approved the project when there are adverse environmental impacts identified in the Final Environmental Impact Report and Addendum that cannot be mitigated to a level less than significant. b. CEQA requires decision -makers to adopt a mitigation monitoring and reporting program for those mitigation measures which are conditions of the project. SECTION 3. The City Council of the City of Santa Clarita does hereby find that the FEIR and FEIR Addendum for the Porta Bella Specific Plan 91-001, Vesting Tentative Tract Map 51599, and Oak Tree Permit 91-033 identify cumulative project impacts and project specific impacts that are partially mitigated, but not to a level considered less than significant. Adverse environmental impacts identified in the Final EIR and Addendum that have not been mitigated to a level less than significant are summarized as follows: a. Eroject Specific and Cumulative Air Quality Impacts - Implementation of the proposed project would generate both construction -related and operational pollutant emissions. During the construction phases, emissions of reactive organic compounds (ROC), oxides of nitrogen (NOX) and particulate matter - 10 micron (PM,o) would unavoidably exceed South Coast Air Quality Management District (SCAQMD) thresholds of significance. Operational emissions generated by the proposed project would also exceed SCAQMD thresholds of significance for carbon monoxide (CO), ROC, NOX , and P140. The project would require the development and implementation of TDM (Transportation Demand Management) measures to be considered consistent with the Air Quality Management Plan (AQMP) and the Air Quality Element of the General Plan; however, these proposed measures would not reduce air quality impacts from operational emissions to a less than significant level. Therefore, project related air quality impacts are considered unavoidably significant. b. Cumulative Biotic Impacts - Project specific impacts include potential disturbances to sensitive plants and animals. The project has the potential to further fragment natural habitat, further reduce the site's open space resources which support localized wildlife movement, and remove oak trees. Mitigation measures reduce these impacts to a level less than significant. However ongoing, incremental loss of natural open space, loss of oak trees and oak woodlands, and loss of wildlife is considered cumulatively significant in conjunction with other 10 —� planned development throughout the City, the Santa Clarita Valley, and the surrounding region. c. Aesthetics T;oh+a n - ual is of the Proposed development plan shows that the alterations spropo proposed the northeastern portion of the project limits would be visible to a large audience of motorists along Soledad Canyon Road, as well as nearby mobile home residents and business establishments located north of the site along Soledad Canyon Road. The proposed grading for Santa Clarita Parkway would be an unavoidable and significant visual impact, given the importance of these landform features. The project would involve numerous outdoor lighting fixtures within development ares and along roadways, which could result in uncontrolled light spillage if not mitigated. As part of the City's standard review process, the applicant shall certify, to the City's satisfaction, that outdoor lighting fixtures will not glare onto roadways or adjacent properties, or exceed the maximum illumination levels set forth in the City's Zoning Ordinance by submitting a lighting plan for review and approval by the Community Development Director, for each final site development plan. d. Risk of Uncet/FT t+t u - - Fourteen hazardous waste sites have �mna been identified on the site and have been registered as a Hazardous Waste Management Unit (HWMU). To date, 13 of these 14 sites have been cleaned up to the satisfaction of the California Environmental Protection Agency, Department of Toxic Substances Control (DTSC). The remaining HWMU is expected to be successfully remediated soon. A variety of other sites not permitted as HWMU's have been identified as containing potential environmental contaminants. CaIEPA is conducting investigations into these sites, however their efforts are not complete and it is not known what health risks these other sites present. To mitigate potential risks to construction workers and future site occupants from remaining contamination sites that may exist, a mitigation measure has been added that would require certification by DTSC of adequate clean-up of the other 64 sites identified prior to the issuance of grading permits All grading activity will also be monitored to the satisfaction of CalEPA and DTSC. The risk of upset/health hazard is considered a significant adverse impact since the exact extent of contamination and its effects are unknown. e•Although c Tsansnortation and Circulat; Impar+ mitigation measures have bee�t�d, the pro ecttraffiwouldacontributerculation to unavoidable and significant cumulative impacts at eight intersections, with or without the Wiley Canyon Bridge. f• Solid Was a Dichosa„ la�tc _ The amount of solid wastes projected to be produced by the project would not result in short-term adverse impact to the Chiquita Canyon Landfill in Val Verde and/or the Sunshine Canyon Landfill in Sylmar, provided that these landfills receive approval to expand their capacities prior to the expiration of their current operating permits. Because there is an existing shortage of landfill space available for long-term solid waste disposal within the Los Angeles basin and because expansion plans for these landfills are not guaranteed to be approved, the existing solid waste disposal situation is considered to be in a serious capacity shortfall. Therefore, the project and cumulative impacts on solid waste disposal facilities would be unavoidably significant. SECTION 4. The FEIR and FEIR Addendum for the Porta Bella Specific Plan 91-001, Vesting Tentative Tract Map 51599, and Oak Tree Permit 91- 033 identify project specific and cumulative impacts that can be mitigated to levels considered less than significant. Adverse environmental impacts identified in the Final EIR and Addendum that, with the incorporation of identified mitigation measures, can be reduced to a level less than significant are summarized as follows. a. Geotechnical Impacts - The site contains a variety of geotechnical factors common throughout Southern California: seismicity, loose soils, unstable slopes, as well as surface and subsurface remnant of debris produced during the site's history as a munitions and explosives manufacturing and testing site. An active trace of the San Gabriel Fault has been mapped and designated by the State of California, Division of Mines and Geology as within an Alquist-Priolo Special Studies Zone. Routine engineering and construction measures will adequately mitigate the potential liquefaction, slope stability and other general geotechnical constraints. During the lifetime of the proposed project, structures and occupants would be subject to ground shaking of potentially severe intensity due to the proximity of various active and potentially active faults. Implementation of proposed mitigation measures will reduce potential impacts, but would not eliminate seismic risks. b. Hydrology Impacts - The project will add impervious surfaces and direct storm water runoff to proposed streets and a system of existing and proposed storm drain facilities. The amount of clear water runoff is anticipated to increase, however, the developed condition runoff in general is reduced due to smaller debris producing areas. The high potential for debris production, however, could cause downstream sedimentation impacts during grading and construction. Mitigation measures can be added to the project which would ensure that there would be no net increase in runoff or sedimentation impacts from the project site. C. Noise Impacts - Short-term noise impacts may occur during the construction phases of the project, however, these are considered a short-term nuisance and not considered a significant impact because of the common use of construction equipment and the relatively short time period associated with grading and construction, and City noise control restrictions. Cumulative increases in traffic noise would occur incrementally, over a long period of time. The cumulative noise impacts are not anticipated to be significant because subsequent projects will be reviewed for noise impacts and appropriate mitigation measures will be imposed as needed at that time. d. Land T Irapa s - The proposed project is consistent with the City of Santa Clarita Land Use Element policies relative to the type and intensities of the proposed land use mix. No conflict with surrounding uses is anticipated. e. Rasta - The Saugus Union School District, Newhall Elementary School District, and the William S. Hart Union High School District have indicated that additional facilities would be needed to accommodate the students that would live in this development. The developers will be required to pay a state - mandated school fee and/or dedicate land to the satisfaction of the school districts. f• & and Pot; a Tmn .,+ -The Los Angeles County Fire and Sheriffs Departments have indicated that additional manpower, equipment, and facilities would be needed to serve the proposed project. Some of the impact to fire protection facilities will be mitigated by payment of a fee to defray the cost of construction and equipping fire protection facilities. It is also anticipated that the City would continue to contract for additional Sheriffs officers as permitted by budget allowances. Mitigation measures have also been identified such as restrictions on landscaping, access requirements, and provisions for security equipment that will reduce the demand for police and fire services. Therefore, the proposed project would not significantly affect the Fire and Sheriffs Department service abilities. g• SewazeDicDoaa_1 lmpacrs _ Given the existing and project treatment capacity of Sanitation District No. 26, the proposed project and known cumulative development could be served with no adverse impacts to the wastewater treatment system; however, much of the site lies outside of the jurisdictional boundaries of District No. 26 and would have to be annexed to the district prior to the provision of sewer service. h. Water Sermice Imnarf ---��...� -The proposed and related projects within the service area of the Water Company would not have an adverse impact on local water supplies. The project would need to be annexed to the Santa Clarita Water Company. Archaeoloeical nd ,1 ,r 1 so �r Imnarrs _ found on the project site, and No cultural resources have been disturbance that has occurred, noneareexpected widespt a exisad t. d should prolonged tural resources of any kind be uncovered during future grading operations, however, grading operations in that area will cease and a qualified archaeologist will be contacted to evaluate the finding. SECTION 5. The City Council is approving a revised, lower density Porta Bella Specific Plan because the benefits of the revised project outweigh the unavoidable adverse environmental effects of the project. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effects identified in the completed FEIR and FEIR Addendum. The following overriding considerations have been found which support adoption of a Statement of Overriding Considerations: a. The project approved by the City Council implements the Valley Center Concept and Bermite Concept in the General Plan. b. The project will provide the City with the Magic Mountain Parkway connector necessary to provide direct access to the Civic Center and bus/rail transportation access. C. The project is consistent with: 1) the site's General Plan and Zoning Land Use Classifications, and 2) the intensity of development allowed in the Specific Plan area with City Council approval of the Specific Plan General Plan amendment, approval of zone changes to SP (Specific Plan Zone) as identified in the Specific Plan for this project and adoption of the Specific Plan document. d. The project proposes a range of uses including residential, industrial and recreational in support of General Plan Goals as follows: The project supports the Land Use Element including policies promoting a mixed- use town center, with higher density residential, in proximity to public transportation, as follows: Policy 3.1 "Promote the development of City centers where more intensive land uses will be encouraged, including the development of..a civic town center." Policy 3.3 "Identify a primary town center ... which encourage(s) a pedestrian orientation and can accommodate a clustered mix of commercial, entertainment, recreation, town square/meeting place(s), multi- use complexes, and multi -modal transportation activity opportunities." Policy 3.6 "Locate higher density residential development in close proximity to regional and sub -regional centers and public transportation corridors." The project supports the Air Quality Element which seeks to reduce pollution from automobiles by relating land uses to transportation, facilitating non - automotive travel, and encouraging a jobs/housing balance, including the following. 10 Goal 10 "To reduce vehicle emissions by creating an urban form that efficiently utilizes urban infrastructure and services." Policy 10.1 "Contribute to the reduction of vehicle miles traveled by achieving a more reasonable job/housing balance." Policy 10.2 'Develop and encourage efficient transportation systems and land use patterns which minimize total trips and vehicle miles traveled." Goal 12 "To reduce mobile source emissions b single occupancy to higher occupancy vehicles." moting a shift from The project supports the Circulation Element which seeks to locate major residential and employment centers adjacent to a multi -modal transit facility, including rail, as shown in: Policy 2.4 'Develop a multi -modal transit facility that is strategically located in the City, adjacent to a potential public transit rail line and located convenient to major local residential and employment centers." _ The project supports the Housing Element which has numerous sections calling for mixed use projects, flexibility in standards, a mix of housing types, and using the specific plan process, as shown in the following sections: Policy 1.4 "Promote the development of compatible mixed use projects in order to create a village concept, with various interacting uses... to stimulate activity." Program La "Alternative Development Standards. Use the specific plan process... to permit alternative housing design where such projects result in attractive, desirable housing types, including affordable housing." Program l.c "Specific Plan/Planned Development. Permit flexible development standards in specific Plans ... that encourage housing developments which meet the needs of the community. Flexible development standards should allow for clustering, and a variety of site design characteristics as appropriate." Program IS "Mixed Use. Allow mixed-use developments and ensure that all mixed use (housing -commercial development) plans provide the necessary open space and parking and adequately buffer residents...." 11 x Policy 2.2 "Locate higher density residential development and housing for the elderly in close proximity to public transportation and commercial land uses,...." Policy 3.3 "Encourage a mix of housing types and densities in new large scale development." Policy 3.11 "Consider alternative development standards where practical... to promote desired housing types and benefits,...." The project supports the Community Design Element, which in the following policies are also supportive of this theme, as follows: Policy 2.2 "Provide for residential uses in proximity to business/commercial centers in a manner which promotes the neighborhood/village/town center planning concept and maintains... the concept of the Valley Center." Policy 3.3 "Encourage the establishment of mixed use and village commercial centers..., urban open spaces, and the effective use of street furniture in downtown areas. Policy 3.4 "Encourage design and uses of commercial districts and related housing that add pedestrian orientation and that provide for safe and secure daytime and nighttime activities, i.e., the Newhall historic area and the City center." e. The Porta Bella project will provide various residential housing opportunities for different economic levels with a mix of single family and multi -family dwelling units as required by the Housing Element of the General Plan, the Housing Allocation for the City of Santa Clarita as set forth by SCAG (Southern California Association of Governments) in the Regional Housing Needs Assessment (RHNA) and the City's Comprehensive Housing Affordability Strategy (CHAS) prepared for the Federal Department of Housing and Urban Development (HUD). The project provides significant public benefits including employment opportunities, increased residential densities in proximity to the Metrolink station, an improved circulation network including portions of Santa Clarita Parkway and the Magic Mountain Parkway connector, and increased access to the planned Civic Center. g. The DEIR and Addendum extensively studied the impacts of the proposed Magic Mountain and Via Princessa Corridors. The traffic study found that this road link would enhance valley circulation. The addendum also concluded that the noise, visual, and aesthetic concerns would not be significant. The substitution of Santa Clarita Parkway for Rio Vista provides better spacing of north -south 12 corridors. SECTION 6. The City Council of the City of Santa Clarita does hereby find that City staff conducted an Initial study of the Porta Bella project which determined that the project may have a significant effect upon the environment and that an environmental impact report must be prepared. A Notice of Preparation (NOP) for the Specific Plan 91-001 and an Oak Tree Permit 91-033 was mailed to affected agencies. Following submittal of the Vesting Tentative Tract Map 51599 and Development Agreement applications, a subsequent NOP was prepared and mailed on February 12, 1993. An Environmental Impact Report was prepared and circulated for review and comment by the affected governmental agencies. The review period of the Draft EIR was from September 27, 1993 to November 12, 1993. A Final EIR dated January 7, 1994, was prepared which included responses to comments received on the DEIR. As a result of public, and Planning Commission comments on the Final EIR, an addendum was prepared dated April S, 1994. A mitigation monitoring and reporting plan (MMRP) has been prepared for this project in accordance with CEQA. The Final EIR and Addendum address all concerns of responsible agencies, interested organizations and individuals, and has been considered and deemed complete by the City Council of the City of Santa Clarita. SECTION 7. 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 hearings, the City Council considered staff presentations, staff reports, Planning Commission resolutions, applicant presentations, and public testimony on the proposal, and the Final EIR and Addendum prepared for the project. b. The design of the project and the type of improvements will not cause serious public health problems, since water, sewage disposal, fire protection and hazardous material cleanup impacts addressed in the Final EIR and Addendum will be addressed in the MMRP and Conditions of Approval at the time of project approval. C. The project is consistent with the intent of the City's General Plan. The City's General Plan identifies the Bermite site as being appropriate for a specific plan. Following Council redesignation of the project site to SP (Specific Plan) on the City's General Plan land use map, zone changes to SP (Specific Plan Zone) as identified in the Specific Plan for this project and adoption of the Specific Plan, including modifying the Highway Network of the Circulation Element of the General Plan to add Santa Clarita Parkway in place of Rio Vista Road and add the Magic Mountain Parkway connector, this project will be consistent with the City's General Plan and Zoning Ordinance. d. The Final Environmental Impact Report and Addendum identify certain significant environmental effects. The Final Environmental Impact Report and 13 Addendum identify feasible mitigation measures for each of these impacts with the exclusion of air quality, biological resources, aesthetics, light and glare, risk of upset/health hazard, transportation and circulation, and cumulative solid waste impacts which cannot be avoided through mitigation. The identified mitigation measures will be incorporated into the Mitigation Monitoring Reporting Plan (MMRP) and conditions of approval for the project at the time of project approval. THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE, DETERMINE AND FIND AS FOLLOWS: a. Pursuant to Section 15090 of the California Environmental Quality Act, the City Council certifies that the Porta Bella project FEIR and FEIR Addendum (SCH# 92--041040) has been prepared in compliance with the California Environmental Quality Act, and was presented to, and the information contained therein reviewed and considered by the City Council prior to reaching a decision on this project. b. The City Council has considered the unavoidable impacts to air quality, biota, aesthetics, light and glare, risk of upset/health hazard, transportation and circulation and solid waste relevant to the potential benefits which this project will provide to the community. The City Council has determined that these unavoidable impacts are acceptable in light of the long-term benefits to the community that this project will provide including employment opportunities, a variety of housing types suiting a range of economic levels, increased residential densities in proximity to the Metrolink station, an improved City circulation network including portions of Santa Clarita Parkway and Magic Mountain Parkway connector, and increased access to the planned Civic Center. C. The City Council of the City of Santa Clarita does hereby certify the FEIR and FEIR Addendum (SCH# 92-041040; adopts the Statement of Overriding Considerations set forth in Section 5 above, and adopts and approves the Mitigation Monitoring and Reporting Program attached hereto and incorporated herein by this reference as Exhibit " A ". d. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full and correct copy of the action taken. 14 PASSED, APPROVED AND ADOPTED April '19 95 . ATTEST: this 25 day of i / TY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES) CITY OF SANTA CLARITA ) I, Donna M. Grindey, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a _ regular meeting thereof, held on the 25th day of Aori 1 1995 by the following vote of Council: AYES: COUNCIL MEMBERS: Boyer, Heidt, Smyth, Pederson, Darcy NOES: COUNCIL MEMBERS: None ABSENT: COUNCIL MEMBERS: None ,� , CITY CLERK KJM:Iep —Wpbs .4.kjm 15 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONI-ORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO -,-TTM 51599 RESOLUTION 95-41: Exhibit "A" PORTA BELLA SPECIFIC PLAN: MITIGATION MONITORING PROGRAM AS APPROVED BY THE CITY COUNCIL APRIL 25, 1995 GEOTECHNICAL CONSIDERATIONS G-1. Prior to recordation of each phase, additional investigations shall be performed to determine the presence of additional traces of the San Gabriel Fault, throughout the "expanded special studies zone" recommended by the geotechnical study, as shown on Figure 19 in the EIR. If additional traces are found within areas proposed for development of habitable structures or other critical facilities, appropriate setbacks shall be delineated for all fault traces, to prohibit development in these areas to the satisfaction of the Citv. Implementation Phase Implementing Responsibilitv Monitoring Resp>nsibility Recordation of each Phase Master developer City Engineer G-2. At least two all-weather routes of vehicular ingress/ egress to the off-site arterial roadway system shall be provided for all developed portions of the project site, at all times, so that emergency vehicle access can be maintained in all occupied areas in the event of earthquake damage that results in a closure of primary routes. Implementation Phase Implementing Responsibilitv Monitoring Respomii Recordation of each Phase Project developer(s)/engineer(s) City Engineer G-3 Prior to the replacement of compacted fills, alluvial materials shall be removed to bedrock or firm underlying alluvium. Alluvial removals in the major northerly draining canyon and previously developed portions on the northern end of the site will be dependent upon the proposed development for the area. In general, if proposed finished grades roughly approximate the existing grades, removal and replacement of the upper 4 to 6 feet of existing soils may be necessary prior to the placement of fill. If deeper fills are programmed, deeper overexcavation (removals) of the existing alluvial materials will be necessary. Also, depths of removals north of the Southern Pacific right-of-way will be dictated by the results of a future deep exploration program needed to evaluate the possible susceptibility of the subsurface sediments to liquefaction. Mitigation shall be performed to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibilitv Monitoring Responsibility Recordation of each Phase Project developer(s)/engineer(s) City Engineer G-4. All remaining water and oil and gas wells shall be properly abandoned, pursuant to the requirements of the California Water Quality Control Board, Los Angeles Region #4 (water wells), and the district office of the California Department of Conservation, Division of Mines and Geology (oil wells). Evidence of proper aban- donment of previously closed wells, in accordance with State requirements, shall be provided to the City prior to the issuance of any grading permits. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s)/engineer(s) City Engineer MMP -1 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 G-5. If encountered, either remove or cut and plug abandoned pipelines according to the applicable code requirements and as property line conditions dictate. This includes water line "mains" from the existing water tanks. Unreinforced concrete pipelines may be crushed in-place and incorporated into the deeper fills. The applicant shalt place an applicable note on all grading plans to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer G-6. During mass grading, special care should be exercised so as to avoid spillage and deposition of loose soil or debris onto slope areas programmed to remain in a natural state. Any loose slough, debris or other deleterious materials deposited or accumulated on natural slope areas will have to be removed by the grading contractor upon completion of earth construction. The applicant shall place an applicable note on all grading plans to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer G-7. Building pads beneath natural slope areas have the potential of being affected by runoff and soil slippage and debris flow activity. Thus, it may be necessary to implement remedial measures such as low slough walls, �-- diversion/impact walls or earth catchment barriers at the natural slope contact. Such devices shall be designed to intercept solid debris and direct flows to paved swales which carry drainage away from proposed structures to approved disposal areas to the satisfaction of the City Engineer. Implementation Phase Implementing Responsibility Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer G -R. All existing artificial fill materials on-site within areas proposed for development must be removed in their entirety. Materials found to be free of any trash, debris or other deleterious material can be used in engineered fills. Determination of the suitability for disposal of existing materials with respect to their toxicity and contamination with hazardous materials will be left to environmental consultants working with the project engineer and to the satisfaction of the City and the Department of Toxic Substance Control, CAL EPA. Implementation Phase Implementing Responsibility Monitoring Responsibilih Each Grading Phase Project developer(s)/engineer(s)/hazardous City Engineer waste consultants CAL EPA-DTSC G-9. Abandon and remove any underground storage tanks encountered in accordance with State and local code requirements. Any remaining cavities will be filled with compacted fill to the satisfaction of the City. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Phases Project developer(s)/engineer(s) City Building Official, City Engineer G-10. Haul routes used by the grading contractor shall avoid disturbing terrain which is to remain in a natural state to the satisfaction of the City. mmp-z PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Implementation Phase Implementing Responsibilitv Monitoring Responsibility Each Grading Phase Project developer(s)/engineer(s) City Engineer/ Building Official AIR QUALITY AQ -l. Prior to engaging in demolition activities, complete all Rule 1403 procedures for the removal of asbestos materials to the satisfaction of the SCAQMD and secure the appropriate permits allowing demolition activity. Implementation Phase Prior to demolition of remaining structures Implementing Responsibility Project developers Monitoring Responsibility South Coast Air Qualitv Management District and City Building Official AQ -2. Develop and implement a construction management plan, as approved by the City, which may include some, or all, of the following measures recommended by the SCAQMD: Implementation Phase Implementing Responsibility Monitoring Responsib lit. Prior to demolition of Project developer(s) South Coast Air Qual. remaining structures Management District an. City Building Official (a) Provide temporary traffic controls during all phases of construction activities to maintain traffic Flow (e.g., flag person). (b) Schedule construction activities that affect traffic Flow on the arterial system to off-peak hours (e.g., 10:00 A.M. to 3:00 P.M.). (c) Implement a trip reduction plan to achieve a target average vehicle ridership (AVR) of 1.5 for construction employees. (d) Operate a shuttle service to and from retail services and food establishments during lunch hours. (e) Prohibit truck idling in excess of two minutes. (f) Maintain equipment and vehicle engines in good condition and in proper tune as per manufacturers' specifications and per SCAQMD rules, to minimize excessive emissions. (g) If pile drivers must be used at the site during construction, use methanol -fueled pile drivers. (h) Suspend use of all construction equipment operations during second stage smog alerts. Contact the SCAQMD at Ism) 242-4022 for daily forecasts. (i) Use electricity from power poles rather than temporary diesel- or gasoline -powered generators. (j) Use methanol or natural gas -powered mobile equipment instead of diesel. (k) Use propane or butane -powered on-site mobile equipment instead of gasoline. AQ -3. Implement a dust control plan to the satisfaction of the City of Santa Clarita. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading and construction phases Project developer(s)/contractors City Building Official mmp-3 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 AQ -4. Orient buildings to the north, as feasible, to augment natural cooling and include passive solar design (e.g., daylighting) as part of the project. Implementation Phase Building Permits Implementing Responsibility _Monitoring Resp)nsibility Project developer(s)/contractors City Building Official AQ -5. Construct, contribute, or dedicate land to link bicycle trails on-site to designated community -wide bicvcle commuting routes. Implementation Phase Occupancy Permits Implementing Responsibility Project developer(s) Monitoring Responsibility City P4ainning Departrnent AQ -6. No construction traffic related to the Magic Mountain, or any other element of the project, shall use streets within the Circle J Ranch. Implementation Phase Implementing Responsibility Monitoring Resyonsibility Grading and Construction Phases Project developer(s)/Contractors City Building Official HYDROLOGY H-1. The applicant will prepare a final developed condition hydrology analysis in conjunction with ultimate project design, when precise engineering occurs. Those final calculations will verify the conditions identified in Table 13 of the EIR and/or establish additional design features to satisfy the criteria that no net increase in runoff from the site will be permitted. All elements of the storm drain system shall conform to the policies and standards administered by the City of Santa Clarita and the Los Angeles County Flood Control District, as applicable. Implementation Phase Implementing Responsibility Monitoring Responsibility Prior to recordation Project developer(s)/engineer(s) City Engineer Los Angeles Countv H-?. Ultimate project hydrology and debris production calculations will be prepared to verify the requirements for debris and/or desilting basins to the satisfaction of the City. Concurrent with submittal of grading plans, erosion and sedimentation control plans will be submitted for approval by the City of Santa Clarita. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s)/engineer(s) City Engineer H-3. Ultimate project design shall verify the feasibility of the proposed detention basin at the southwest corner of the Property to the satisfaction of the City. To reduce the size of the required detention basin, and to maintain existing storm Flows to natural streamcourses, an alternate design approach splitting discharges from the basin to the two natural streams in this area, shall be evaluated to the satisfaction of the City. Geotechnical feasibility shall be included in this evaluation to ensure that the optimum size detention basin can be properly supported by stable material during periods of prolonged saturation. mmp-4 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO 7TTM 51599 Implementation Phase Implementing Responsibility Monitoring Responsibilitv Each Grading Phase Project developer(s)/engineer(s) City Engineer H-4. Design and construct runoff filtering zones in large parking areas (as opposed to driveways of single family homes or duplexes) to the satisfaction of the City. These should be located at the lower elevations of parking areas and designed to catch runoff with relatively high oil and grease concentrations. These facilities shall be designed to permit percolation of the runoff through the soil and underlying layers (sand and gravel), permit hydrocarbon filtration and absorption, and encourage the degradation of hydrocarbons by naturally -occurring soil bacteria. All such measures shall meet NPDES requirements. Implementation Phase Implementing Responsibility Monitoring Responsibilitv Each Grading Phase Project developer(s)/engineer(s) City Engineer H-5. To the extent possible, incorporate settling ponds, detention basins, and vegetated swales, to slow and filter runoff prior to discharge into the storm drain system or into natural streamcourses. Final design criteria will be generated with ultimate project design and would involve percolation testing and geotechnical investigations in proposed detention basin locations to the satisfaction of the City. All such measures shall meet NPDES requirements. Implementation Phase Implementing Responsibility Monitoring Respon-ibilit Each Grading Phase Project developer(s)/engineer(s) City Engineer BIOLOGICAL RESOURCES B -l. Develop and implement all Native Landscape Treatments set forth in the Draft Specific Plan, in coordination with the City of Santa Clarita and the California Department of Fish and Game, to replicate the natural vegetation communities present on the site. The habitat needs of sensitive animal and plant species should be incorporated into the plans. Implementation Phase lmplemenfing Responsibilitv Monitoring Responsibility Grading Permits Project developer(s) City Parks and Recreation Department B-2. Prior to issuance of phased grading permits, the applicant shall complete focused spring surveys for the short -joint beavertail cactus, Peirsons's morning glory, and Davidson's bush mallow. If found, individuals or propagules of these species salvaged from the impact areas shall be relocated to areas proposed for natural open space on the project site. A relocation and monitoring plan shall be incorporated into the proposed native landscape treatments and other open space management plans, subject to approval by the California Department of Fish and Game and the City. Monitoring of relocated individuals or propagules shall occur for a minimum of five years to ensure successful reestablishment. Implementation Phase Grading Permits Implementing Responsibility Project developer(s) =P-5 Monitoring Responsibility City Parks and Recreation Department 7 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 B-3. Preserve the major drainages as identified in the Specific Plan. Incorporate existing natural vegetation and natural streambank conditions where feasible. If the Los Angeles Flood Control District requires structural stabilization as part of necessary channelization efforts, use permeable materials such as "Armore-Flex" that include both structural elements and open pockets through which native vegetation can be established or other mechanisms to the satisfaction of the Community Development Department. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits Project developer(s)/engineer(s) CDFG/GOE/Gtv Engirv_,er B4. Construct wildlife guzzlers in open space areas, as specified by the California Department of Fish and Game, where drainage patterns will be altered by grading and development. This will replace the existing water sources for these areas. Implementation Phase Grading Permits Implementing Responsibility Project/ developer(s) B-5. Shield natural open space from introduced light sources using native shrubs and trees. Implementation Phase Implementing Responsibilitv Building Permits Project developer(s) NOISE Monitoring Repomsibility City Parks and Recreation Department/ California Fish & Game Department Monitoring Responsibility CDFG/City Parks and Recreation Department N-1. Provide staging areas on-site to minimize off-site transportation of heavy construction equipment. Locate these areas to maximize the distance between staging areas and residential areas to the satisfaction of the Citv. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading and Construction Phases Project developers)/contractors City Building Official N-2. Ensure that construction equipment is fitted with sound -reduction equipment, per manufacturer's specifications. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading and Construction Phases Project developer(s)/contractors City Building Official N-3. Submit acoustical analysis reports acceptable to the City concurrently with submittal of precise development plans for all residential areas and institutional (school) facilities located adjacent to any of the four or six -lane roadways on the project site. Single family dwelling units shall be located in areas outside of the projected 60 DB(A) CNEL noise contour with appropriate mitigation. Multi -family dwelling units and school classrooms and library buildings shall be located in areas outside of the projected 65 dB(A) CNEL noise contour with appropriate mitigation. Buildings at the athletic center within the Soledad District shall be located outside of the projected mmp-6 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATPiE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO ".'TTM 51599 70 dB(A) CNEL noise contour with appropriate mitigation. Interior noise levels within residential and school facilities shall not exceed 45 dB(A) CNEL. Implementation Phase Implementing Responsibility Monihxine Responsibility Building Permits Project developer(s)/engineer(s) City Building Official AESTHETICS, LIGHT AND GLARE AE -1. Screen the proposed water tanks on Lot 64 of Vesting Tentative Tract Map No. 51599 by using a lower profile tank, by establishing a landscaping buffer including the use of "volcano" berms, and by painting the tank an earthtone color that blends with adjacent landforms to the satisfaction of the City. Implementation Phase Building Permits Implementing Responsibilitv Project developer(s) Monitoring Responsibilitv Community Development Parks and Recreation Department AE -2. Project landscaping plans shall include appropriate screening materials along the west and southern , r„ boundaries to screen views of the project site from neighboring portions i r the Circle j Ranch. Addir measures shall be included, if needed, to screen the proposed detention basin to be constructed in the sout! corner of the project site to the satisfaction of the City. Implementation Phase Building Permits Implementing Responsibilitv Project developer(s) LAND USE Monitoring Responsibility City Parks and Recreation Community Development Department LU -1. In order to avoid potential conflicts of the development with existing easements, the developer will obtain written approval from the easement holders for all proposed encroachments, prior to the issuance of grading permits. Final plans, construction procedures and improvements shall comply with all requirements of such approvals. Implementation Phase Grading Plan Implementing Responsibility Monitoring Responsibility Project developer(s)/contractors City Engineer LU -2. Prior to approval of a Final Map for that phase, prove to the satisfaction of the LADWP that proposed "GG" Street would not significantly impact the First Los Angeles Aqueduct, or revise the alignment of "GG" Street or provide alternative access to Lots 54 and 55 to avoid encroachment into the LADWP aqueduct easement in this area to the satisfaction of the LADWP and the City. Implementation Phase Implementing Responsibility mmp-7 Monitoring Responsibility PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Final Vesting Tract Map/ Project developer(s)/engineer(s) City Engineer Grading Permits RISK OF UPSET/HEALTH HAZARD RU -1. Superseded by Condition of Approval DS -12 for Vesting Tentative Tract Map. 51599. RU -2. An on-site inspector capable of identifying any possibly hazardous materials not previously detected shall be present throughout the grading process to the satisfaction of CAL EPA-DTSC and to the City. Implementation Phase Implementing Responsibilitv Monitoring Responsibility Grading Phases Project developer(s)/contractors Building Official/ DTSC RU -3. Superseded by Condition of Approval DS -12 for Vesting Tentative Tract Map. 51599. TRANSPORTATION & CIRCULATION Intersections TC -l. Table 36 in the EIR summarizes mitigation measures and lane configurations recommended for all study intersections for existing conditions and at full buildout of each analysis phase. Please note that the following considerations shall be observed in the actual implementation of these measures. (a) For Phase I, mitigation measures were recommended to keep the LOS at or below level of service D. In some cases, however, level of service was mitigated to LOS E, because the provision of additional mitigation measures were not feasible at this stage. Those mitigations were recommended for future phases where applicable. (b) For Phase ❑, recommended mitigation measures should be carefully monitored since at that time (year 2104) a number of major highway extensions and new roadways may be constructed. These additional roadways may alter commuting behaviors and specific traffic mitigations accordingly. (c) For Phase III, mitigation measures were recommended assuming that a number of other transportation elements embodied in the City of Santa Clarita Circulation Element would be in place (please refer to Figures 10a, lob, and 10c in the Traffic Study for network assumptions). However, these mitigation measures should be monitored and periodically evaluated in order to assess their need before implementation. (d) In a few cases, mitigation measures were recommended not only based on V/C ratio, but also based on traffic volumes. (e) It is recommended that subject mitigation be monitored on a phase by phase basis and that the developer of future individual parcels be requested to provide additional traffic analysis and mitigation assessment at each phase tentative tract map level. Implementation Phase Implementing Responsibility Monitoring Reax)nsibility Prior to recordation of the phase Future Tract Subdivisions Community Development Department PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 TC -2. In addition to the intersection lane configurations identified in Table 36 of the EIR, the City will monitor the pace of development carefully, and will not approve a level of development above the totals for each land use category assumed in the traffic phasing analysis, as shown on Table 33. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Permits for each "super pad" Project developers) City Traffic Engineer TC -3 To ensure that increasing traffic volumes on the arterial network are distributed to the maximum feasible efficiency, the City will continue to implement the planned arterial system identified in the Circulation Element of the General Plan, at the maximum design capacities. Furthermore, the City will monitor the pace of project development carefully, and will not approve a level of development above the totals for each land use category assumed in the traffic phasing analysis, as shown on Table 33 in the Traffic Section, unless additional traffic improvements are advanced. Implementation Phase Implementing Responsibilitv Monitoring Responsibility Grading Permits for each "super pad" Project developer(s) City Traffic Engineer TC -4. Restripe Magic Mountain Parkway from Valencia Boulevard to San Fernando Road to six traffic lanes and upgrade Magic Mountain Parkway to a six -lane roadway from San Fernando Road to Rio Vista Road by Phase II of the Traffic Study. - Implementation Phase Implementing Responsibility Monitoring Responsib, Grading Permits for each "super pad" Fair share contribution by this project's City Traffic Engineer developer(s) Railroad Crossing at Magic Mountain Parkwav/San'Fernando Road TC -5. Existing traffic conditions warrant signalization of the railroad crossing at Magic Mountain Parkway/San Fernando Road. Since the Porta Bella Project would increase congestion at this intersection, as well as contribute to longer delays during train crossings, this project will be required to participate in the costs of a future grade separation. Implementation Phase Implementing Responsibility Final Vesting Tract Map Master developer Emergency Access Monitoring Responsibihty City Traffic Engineer TC -6. Provide a vehicular connection from Magic Mountain Parkway to Soledad Canyon Road prior to the occupancy of any buildings in Phase I. Implementation Phase Grading Permit and Construction period for Phase I Implementing Responsibility Project developer(s) Transportation Demand Management MMP -9 Monitorin¢ Responsibility City Engineer/ Building Official 7 PORTA MAP 51599; LSPECIFIC OTP91-0333MITIGATIIVESTINGN 91-001; TENTATIVE ONMONITORINGPROGRAM-ALLMITIGATIONMEASURES ARE CONDITIONS TO VTTM 51599 TC -7. Develop and implement TDM programs as approved by the City and SCAQMD, throughout the life of the project, incorporating measures such as, but not limited to, those identified in the Traffic and the Air Quality sections of this EIR. Implementation shall begin concurrently with occupancy of the first phase. Implementation Phase Implementing Responsibility Commercial and industrial occupancy Commercial and industrial Momtnnn¢ Responsibility permits businesses AQMD, Transit Division Community Development Department General TC -8. Fast food drive-through restaurants shall be prohibited within the Town Center District of the Porta Bella site. Implementation Phase Approval of specific plan, then throughout the life of the project Implementing Responsibility Project Developer(s), subsequent landowners SCHOOLS Monitoring Reponsibiht% City Development Services S-1. Prior to recording Vesting Tract Map No. 51599, the master developer shall reach an agreement with the Saugus Union School District, Newhall Elementary School District and the William S. Hart Union High School District to the satisfaction of the school districts. To the satisfaction of the City, the master developer shall inform all applicable school districts that the proposed school site would exist on between 100-toA50 feet of fill soil prior to recording Vesting Tentative Tract Map No. 51599. Implementation Phase Implementing Re�onsibility Final Vesting Tract Map Master developer FIRE AND POLICE PROTECTION Monitoring Responsibility School Districts City Development Services FP -1. Prohibit planting of highly Flammable and heavy fuel volume plant species such as Eucalyptus, Pines, junipers, and Cyprus plant species within 50 feet of natural vegetation areas to the satisfaction of the City. Implementation Phase Implementing Responsibility Building Permits Project developers)/builders Monitoring Responsibility Fire D*vtriert/City Parks and Recreation FP -2. Prior to recordation of the final maps for original and subsequent subdivisions, obtain Fire Department approval for water systems, fire hydrant locations, and street grades. Install required improvements to the satisfaction of the City and the Fire Department. mmp-10 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO 7TTM 51599 Implementation Phase Implementing Responsibility Monitoring Responsibility Final Subdivision Maps Project developer(s) Fire Department/ City Engineer FP -3. Prior to the approval of final tract maps, consult with the Sheriff's Department for advice on crime prevention features appropriate to the particular tract. With this information, prepare and submit a security plan for review to the satisfaction of the Sheriff's Department and the City of Santa Clarita Department of Community Development. Implementation Phase Final Subdivision Maps Implementing Responsibility Project developer(s)/builders SEWAGE DISPOSAL Monitoring Responsibility Sheriffs Department /City Engineer SD -1. The project will be required to obtain a Trunk Sewer Connection Permit in order to directly connect to a Los Angeles County Sanitation District trunk sewer. Implementation Phase Implementing Responsibility Monitoring Responsibility Recordation of Each Phase Project builders LACSD/City Engineer SD -2. Pav fees to the County Sanitation Districts and the City of Santa Clarita, as required, to fund sewerage infrastructure improvements to serve the proposed project. Implementation Phase Implementing Responsibility Monitoring Responsibility Occupancy Permits Project Builders LACSD/City Engineer SD -3. Annex that portion of the project site outside of the jurisdictional boundaries of County Sanitation District No. 26 to the district prior to final map approval. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Vesting Tract Map Master developer LACSD/ City Engineer WATER SERVICE W -l. Comply with all applicable code and ordinance requirements for construction of water mains, fire Flows, and fire hydrants. Iml2lementation Phase Implementing Responsibility Monitoring Responsibility Final Subdivision Maps Project developer(s) City Engineer W-2. Design and construct the proposed water facilities to the requirements of the State of California Regional Water Quality Control Board, Region #4; the California Department of Health Services; the California Department of =P-11 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Water Resources; the State Water Resources Control Board; the City of Santa Clarita Department of Public Works; and the Los Angeles County Department of Health Services. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Subdivision Maps Project developer(s) City Engineer W-3. Annex the site to the service area of the Santa Clarita Water Company prior to the recordation of each phase. Implementation Phase Implementing Responsibility Monitoring Responsibility Final Vesting Tract Map Master developer SCWC/City Engineer W-4. If required, obtain written agreement from off-site property owner(s) to construct the proposed lift station along Via Princessa. Implementation Phase lmplementine Responsibility Monitoring Reswnsibility Final Subdivision Maps Project developer City Engineer SOLID WASTE DISPOSAL SW -l. The grading contractor shall chip and mulch all greenwaste removed from ti:e construction site during grading operations. Mulched material shall be used as a fire retardant and applied on graded slopes and natural hillsides. The contractor shall also submit certified weights (tonnages) of the chipped and mulched material. Implementation Phase Implementing Responsibility Monitoring Responsibility Grading Phases Project developer(s)/contractors City Solid Waste and City Building Official SW -2. Construct all roads with a minimum of 25 percent recycled "content (base and asphalt), where feasible, in consultation with the City. Implementation Phase Grading Permits Implementing Responsibility Project developer(s) Monitoring Responsibility City Solid Waste and City Engineer SW -3. Where feasible, and in consultation with the City, construct all drainage improvements with a minimum 25 percent recycled bedding material. Native soils shall be used as backfill when applicable and in accordance with SB 846 Native Backfill. Implementation Phase Implementing Responsibility Approval of storm drain plans Project developer(s) Monitoring Responsibility City Solid Waste and City Engineer SW -4. Where feasible, and in consultation with the City, all street, park and public area signs shall contain a minimum of 25 percent recycled content. mmP-12 PORTA BELLA SPECIFIC PLAN 91-001; VESTING TENTATIVE TRACT MAP 51599; OTP 91-033 MITIGATION MONITORING PROGRAM - ALL MITIGATION MEASURES ARE CONDITIONS TO VTTM 51599 Implementation Phase Implementing Responsibility Monitoring Responsibility Approval of street improvement plans Project developer(s) City Solid Waste and and vendor sign specifications City Engineer ARCHAEOLOGICAL AND CULTURAL RESOURCES AC -1. Should significant cultural resources be uncovered during future grading operations, work shall be stopped in the affected area and a qualified archaeologist should be called in to evaluate the findings to the satisfaction of the City. Implementation Phase Grading Phases Implementing Responsibility Project developer(s) Monitoring Responsibility City Building Official AC -2. Prior to commencement of grading activities for any off-site roadway segment Phase I level archaeological and cultural resources assessment shall be conducted to determine whether such resources exist in this area and whether monitoring of grading activities by an archaeologist would be needed, and if so, in which particular areas to the satisfaction of the City. Construction specifications for any off-site roadway segment shall incorporate the recommendations of the archaeological and cultural resources assessment. Implementation Phase Magic Mountain grading phases nvrcnv phnmry+3 km Iml2lementing Responsibility Project developer(s)/Contractors =P-13 Monitoring Responsib,' City Building Office