HomeMy WebLinkAbout1996-09-10 - AGENDA REPORTS - ADOPTION RESO 96 120 (2)AGENDA REPORT
City Manager
Item to be pre;
Glenn Adamick
UNFINISHED BUSINESS
DATE: September 10, 1996
SUBJECT: ADOPTION OF RESOLUTION NO. 96-120 GRANTING FINAL APPROVAL
TO REVISED MASTER CASE 95-049, SUBJECT TO THE CONDITIONS
OF APPROVAL AND CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT PREPARED FOR THE PROJECT, INCLUDING THE
ADOPTION OF A STATEMENT OF OVERRIDING CONSIDERATION.
ADOPTION OF ORDINANCE NO, 96-29 APPROVING ZONE CHANGE 95-
001 AND PREZONE 95-001. APPLICANT: HUNTERS GREEN
DEVELOPMENT CORPORATION
DEPARTMENT: Community Development
BACKGROUND
At the meeting of August 27, 1996, the City Council heard the Hunters Green Project directing
staff to complete certain modifications to the project and return with a resolution and ordinance
granting final approval to Revised Master Case 95-049. The project allows for the development
of the 401 acre site with two 18 -hole golf courses, a clubhouse and accessory parking, splash -
lighted driving range and 73 single family residential lots.
The residential portion of the project has been redesigned per the modifications requested by the
Gillibrand Mining Company. Language contained within Condition No, 90 has been clarified to
include the provision of water service, if contamination is detected, to the residents located
within the Angeles National Forest.
RECOMMENDATION
1) Adopt Resolution No. 96-120, approving Vesting Tentative Tract Map 52004, Conditional
Use Permit 95-003, Hillside Review 95-002, Development Review 95-004 and Oak Tree
Permit 95-009 (Revised Master Case 95-049) and certifying Environmental Impact Report
SC95041049, including the adoption of a statement of overriding considerations; and,
2) Introduce Ordinance No. 96-29, approving Zone Change 95-001 and Prezone 95-001,
waive further reading and pass to a second reading.
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RESOLUTION NO. 96-120
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA APPROVING REVISED MASTER CASE 95-
049, VESTING TENTATIVE TRACT MAP 52004, CONDITIONAL USE PERMIT 95-003,
HILLSIDE REVIEW 95-002, DEVELOPMENT REVIEW 95-004 AND OAK TREE
PERMIT 95-009 AND CERTIFYING ENVIRONMENTAL IMPACT REPORT
SC 95041049 TO ALLOW FOR THE DEVELOPMENT OF A 401
ACRE SITE WITH TWO 18 -HOLE GOLF COURSES, A 26,000 SQUARE FOOT
CLUBHOUSE, A LIGHTED DRIVING RANGE,
A MAINTENANCE FACILITY AND 73 SINGLE FAMILY
RESIDENTIAL LOTS FOR THE PROPERTY LOCATED GENERALLY EAST
OF SAND CANYON ROAD, NORTH OF LIVE OAK SPRINGS CANYON
ROAD, WEST OF THE ANGELES NATIONAL FOREST AND SOUTH
OF OAK SPRING CANYON ROAD
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. An application for Master Case 95-049 was filed by the Hunters Green
Development Corporation (the applicant) with the City of Santa Clarita on
March 15, 1995. The application proposed the following: a prezone to allow
for City zoning on the southern 103.4 acres of the site from existing Los
Angeles County A-1-2 (Light Agriculture - two acre minimum lot size) zoning
to City of Santa Clarita RE - PD (Residential -Estate Planned Development)
zoning; a zone change to implement a PD (Planned Development) overlay on
the site, including the allowance for a transfer of development rights on-site;
a vesting tentative tract map to subdivide the 411 acre site into 83 single
family residential lots, six golf course lots, one maintenance yard lot and one
water tank lot; a conditional use permit for the construction and operation of
a golf course, clustering of the residential lots, and implementation of the PD
overlay; an oak tree permit to allow for the removal of up to 138 scrub oak
trees and 130 coast live oak trees (including seven heritage size trees); a
hillside review to allow for development of a hillside property, development on
an identified secondary ridgeline, and designation of the project as an
"innovative project" per the Hillside Ordinance; a development agreement; and
review and certification of the focused Environmental Impact Report (EIR)
prepared for the project. The assessor parcel numbers for the project are on
file with the City of Santa Clarita.
b. The initial project site was comprised of four adjacent parcels. The northwest
corner of the project site (approximately 17 acres) adjacent to Sand Canyon
Road, has an approval for 10 single family residential lots (TTM 45418). The
western to middle part of the project site includes the original Hunters Green
Development (TTM 47324) which is approved for 70 single family residential
lots. The square shaped, 160 acre parcel located at the northeast portion of the
project site has an approval for 140 single family homes (TTM 47803). The
fourth parcel is the triangular shaped area of approximately 103 acres located
in the southeastern portion of the project site. This parcel is currently outside
the City and is an unrecorded parcel of Griffin Homes Tract No. 46364 (a unit
of Tract 32571). The 103 acre property was restricted by the County of Los
Angeles to two single family residences.
C. The General Plan designates the project site as RVL (Residential Very Low)
and RE (Residential Estate).
d. The project site is located in a hillside terrain with slopes in excess of 10%.
The project site is bisected by a north/south trending identified secondary
ridgeline. Development of this ridgeline is proposed.
e. The City of Santa Clarita prepared an Initial Study for the project on March
28, 1995, which determined that the project may have a significant effect on
the environment and that a focused environmental impact report must be
prepared. The City later revised the Initial Study on September 21, 1995, and
distributed the revised document with the Draft Environmental Impact Report
(DEIR).
f. An Environmental Impact Report (EIR) was prepared for the proposed project
pursuant to the requirements of the California Environmental Quality Act.
The EIR identified unavoidable adverse impacts to air quality, biology,
aesthetics, and noise during site development.
g. The Environmental Impact Report was circulated for review and comment by
the affected governmental agencies and all comments received have been
considered. The review period was from September 29, 1995 to November 13,
1995.
h. During the public hearings conducted on the initial project, the Planning
Commission redesigned the plan to include the following:
1) The maintenance facility has been relocated from a site near the
Graceton Drive residential area to a site near the Mountain Course's
Hole No. 13.
2) The number of residential lots has been reduced from 83 to 73. The
applicant has eliminated all of the flag lots and ten lots located south
of the future connection of Live Oak Springs Canyon Road.
3) The driving range has been relocated from the property line near the
Graceton Drive neighborhood to a location approximately 120 feet from
this property line at the hitting area, and approximately 310 feet from
the property line at the northern terminus of the range. Additionally,
the driving range has been canted in a northeast direction which is
away from existing single family residences. The nearest home would
be northwest of the driving range at a distance of approximately 300
feet.
4) The larger parking lot (northwest of the clubhouse) has been set back
250 feet from the nearest property line. The original proposal had this
parking lot set back 100 feet from the property line. This action
resulted in the relocation of parking spaces from this lot to the southern
lot.
5) The tee area for Hole No. 1 on the Mountain Course has been shifted
an additional 50 feet south and away from the nearest property line.
The hole has also been redesigned and canted toward the south and
away from the residential neighborhood on Graceton Drive.
6) An eight foot tall landscaped berm has been placed directly adjacent to
the tee area on Hole No. 1 to provide an additional safety measure and
buffer from residences in the Graceton Drive area. A 11 foot tall
landscaped berm has been placed adjacent to the western portion of the
tee area of the driving range to provide an additional safety measure
and buffer from residences located near the western property line. A
ten foot tall landscaped berm has been placed adjacent to the northern
parking lot to screen the parking lot from residents in the Graceton
Drive area. Mature landscaping is proposed in all of these bermed
areas.
7) The revised project includes the extension of a water mainline,
including fire hydrants, north from the interior of the project site to the
realigned Oak Spring Canyon Road and west to Comet Way and east
to the Angeles National Forest. All intersecting streets within this area
shall also be served.
i. The project includes an extension of sewer service to the project site. Other
utilities will also be extended to the site.
j. The P. W. Gillibrand Company conducts mining operations in the Angeles
National Forest immediately east of the project site. Mineral extraction
conducted in this area includes mining for ilmenite, apatite, zircon, magnetite,
and sand and gravel. Sand and gravel excavation is presently occurring in the
Oak Spring Canyon area approximately 1,000 feet from the project boundary.
Sand and gravel excavation has occurred in the Rabbit Canyon area, which is
as close as 200` from the project boundary. Excavation and open pit mining is
scheduled to occur in the Oak Spring Canyon annex area which is over 3,000
feet from the project site.
k. During the development and approval of its 1991 General Plan, the City did
not consider *pining and extraction uses as appropriate to the project site when
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it was designated for development as Residential Estate and Residential Very
Low. The City's Land Use Element contains a specific Mineral/Oil
Conservation Area overlay designation that is intended to permit the
continuation of mineral extraction and oil uses. While the overlay was placed
on the sand and gravel deposits in the Santa Clara River north of the site and
the existing mining operations to the northeast of the site, the overlay was not
designated for this project site.
Oak Spring Canyon contains alluvial sand and gravel deposits that have been
designated as MRZ-2 (areas where adequate information indicates that
significant mineral deposits are present or where it is judged that a high
likelihood for their presence exists) by the California Division of Mines and
Geology. Portions of the project site are within this State designated area.
Establishment of this sector in no way infringes on the authority of local
government that is charged with the responsibility of making land use
decisions. Public Resources Code Section 2763 (a) does require the local
jurisdiction to consider the importance of these minerals and cite specific
reasons for permitting a proposed land use in these designated areas.
In. Goal 6 of the Open Space Element of the General Plan provides several policies
related to mineral resource areas. In summary, the plan encourages the use
of buffer areas between residential uses and mineral extraction areas. The
project proposes to buffer residential uses from the mining operation with
portions of the golf course and open space.
n. The City's Hillside Ordinance (Section 17.80) of the Unified Development Code
identifies significant ridgelines in the City and restricts development on
property having average slopes over 10%. Development upon secondary
ridgelines is permissible for innovative design applications. The Innovative
Applications section of the Ordinance provides for the following: To recognize
that decisions may need to be made in individual developments to balance
achievement of the City's General Plan goals, and to encourage innovation and
creativity for projects of high quality, although they do not meet all of the
precise conditions of the ordinance, there are alternative vehicles for permit
processing. A Planned Development is one of these vehicles. The ordinance
also states that innovative developments may include recreation type projects.
o. The purpose of the Planned Development (PD) Overlay zone regulations are
intended to accomplish the following:
1) Facilitate development of areas designated on the Zoning Map or
proposed for rezoning by permitting greater flexibility and,
consequently, more creative and imaginative designs for the
development of such areas than generally is possible under conventional
zoning regulations.
2) To promote more economical and efficient use of the land while
providing a harmonious variety of choices, a higher level of amenities,
and preservation of natural and scenic qualities of open space.
3) Ensure that development conforms to plans and exhibits submitted by
the applicant for a zone change in instances where such plans and
exhibits constitute a critical factor in the decision to rezone.
P. The project proposes clustering of the residential lots and the transferring of
development rights from unencumbered northern portions of the project site
to the encumbered southeast portion of the project site. The General Plan
encourages the concepts of clustering and transferring of development rights
as follows:
1) Goal 1, Policy 1.3 of the Open Space Element states: Incorporate
standards for clustered development to minimize the disruption of
natural resources and major physiographic features.
2) Paragraph 7 of page OS - 34 states: Transfer of development rights as
a means of preserving significant areas of sensitive flora and fauna.
q. The applicant is proposing private streets within the development. Gates are
proposed at the project entrance at Live Oak Springs Canyon Road and at the
residential entrance near the clubhouse.
r. The City of Santa Clarita Development Review Committee met and supplied
the applicant with draft conditions of approval.
S, At a minimum, the project would preserve 759 oak trees; of which 82 would be
of heritage size. The applicant is also proposing to transplant 45 of the 130
coast live oak trees slated for removal. Finally, the project includes
revegetation of the site, including the planting of over 1,000 small oak trees on-
site.
t. A duly noticed pubic hearing was held by the Planning Commission on October
3, 1995, at 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard,
Santa Clarita. At this meeting, the Planning Commission directed staff and
the applicant to address certain issues related to the project. These issues
included circulation, easements, water use, oak impacts, land use conflicts,
economic viability, potential for groundwater contamination and project
grading.. At the conclusion of this meeting, the Planning Commission
continued the item to October 26, 1995, at the project site.
U. A duly noticed public hearing was held by the Planning Commission on
October 26, 1995, at the project site. At this meeting, the Commission toured
the project site and continued the item to the regular Planning Commission
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meeting of November 21, 1995.
v. A duly noticed public hearing was held by the Planning Commission on
November 21, 1995, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Commission directed staff to
provide additional information related to certain issues cited by the
Commission. At the conclusion of this meeting, the Commission continued the
item to the regular Planning Commission meeting of December 19, 1995.
W. A duly noticed public hearing was held by the Planning Commission on
December 19, 1995, at 7:00 p.m, at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. Prior to re -opening the hearing, staff recommended
that the Commission continue the item to the January 16, 1996 meeting to
allow staff more time to address issues brought forth by the Commission. The
Commission followed staffs recommendation and continued the item.
X. A duly noticed public hearing was .held by the Planning Commission on
January 16, 1996, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Commission took additional
testimony on the project and continued the item to the regular Commission
meeting of February 6, 1996, informing the applicant, staff, and the public
that the Commission would begin the next meeting on the project where they
left off with Commission deliberation and questions.
Y- A duly noticed public hearing was held by the Planning Commission on
February 6, 1996, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Commission deliberated and
asked questions of staff and the applicant. At the conclusion of this hearing,
the Commission continued the item to the February 20, 1996, directing the
applicant to revise the site plan to reflect all of the modifications to date and
directed staff to prepare draft conditions of approval, draft mitigation
monitoring and reporting program, and a draft resolution for the Commission's
consideration at the February 20, 1996, meeting.
Z. A duly noticed public hearing was held by the Planning Commission on
February 20, 1996, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Planning Commission adopted
Resolution No. P96-08 recommending approval of Master Case 95-049 to the
City Council subject to certain modifications and the conditions of approval.
The Commission also recommended certification of the Environmental Impact
Report prepared for the project.
aa. A duly noticed public hearing was held by the City Council on March 25, 1996,
at 6:30 p.m, at the City Council Chambers, 23920 Valencia Boulevard, Santa
Clarita. At this meeting, the City Council heard testimony on the project and
continued the project to a special Council meeting on April 20, 1996, at the
project site. At this meeting, the applicant also indicated that project
modifications were forthcoming due to the removal of a 17 acre portion of the
project site and its replacement with a nearby seven acre parcel.
bb. A duly noticed public hearing was held by the City Council on April 20, 1996
at 9:00 a.m. at 16095-A Live Oak Springs Canyon Road, Santa Clarita. At this
meeting, the City Council conducted a site tour of the project and continued the
item to a date uncertain to allow the applicant to prepare revised project plans
for City review and for staff to update the EIR prepared for the project.
CC. A Revised Environmental Impact Report has been prepared for the revised
project pursuant to the requirements of the California Environmental Quality
Act. The revised document has been modified to include: the withdrawal of a
17 -acre portion of the project site and its replacement with a nearby seven acre
property; a change in location of the project's primary access; and the proposed
use of groundwater to supplement potable water being provided by the Santa
Clarita Water, Company. Other design elements associated with the revised
project have not changed from the initial project.
The Revised EIR. also includes additional noise measurements and a separate
land use section. Most of the environmental issues associated with the revised
project have remained unchanged from the initial project. The Revised EIR
identifies unavoidable adverse impacts to air quality, biology, aesthetics, and
noise during site development.
dd, The Revised Environmental Impact Report has been circulated for review and
comment by the affected governmental agencies and individuals and all
comments received have been considered. The review period was from June
25, 1996 to July 24, 1996.
ee. At the regular City Council meeting of June 11, 1996, the City Council referred
Revised Master Case 95-049 back to the Planning Commission for review of the
revised project.
ff. A duly noticed public hearing was held by the Planning Commission on July
16, 1996, at 7:00 p.m. at the City Council Chambers, 23920 Valencia
Boulevard, Santa Clarita. At this meeting, the Commission reviewed the
revised project and the Revised EIR and directed the applicant to make certain
modifications to the project. These modifications included the prohibition of
the use of water wells on-site to irrigate the project and the redesign of the
residential element of the revised project to reflect the initial Commission -
supported project. The Commission also directed staff to return with a revised
resolution and conditions of approval for the project.
gg. A duly noticed public hearing was held by the Planning Commission on July
30, 1996, at 7:00 p.m.. at the City Council Chambers, 23920 Valencia
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Boulevard, Santa Clarita. At this meeting, the Planning Commission adopted
Resolution No. P96-21 recommending approval of Revised Master Case 95-049,
subject to conditions, to the City Council.
hh. A duly noticed public hearing was held by the City Council on August 27, 1996,
at 6:30 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa
Clarita. At this meeting, the City Council heard the item, made certain
modifications to the project, and directed staff to prepare a resolution and
ordinance granting final approval to Revised Master Case 95-049 for the
Council's consideration at the September 10, 1996 meeting. Modifications to
the project included the redesign of the residential element to reflect changes
requested by the applicant and Gillibrand Mining Company,
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 above referenced hearing the City Council considered the Planning
Commission recommendations, the staff presentation, staff report, applicant
presentation, and public testimony on the project, and the Draft FEIR prepared
for the project.
b. Development may be allowed on the identified secondary ridgeline and on
slopes in excess of 10% because
1) The project is considered innovative and of high quality, although it
does not meet all of the precise conditions of the Hillside Ordinance.
2) Although the project will be visible, the use or development will not be
materially detrimental to the visual character of the neighborhood or
community, nor will it endanger public health.
3) The proposed use is proper in relation to adjacent uses, the
development of the community and the various goals and policies of the
General Plan.
4) The appearance of the use or development will not be different than the
appearance of adjoining ridgeline areas so as to cause depreciation of
the ridgeline appearance in the vicinity.
5) The establishment of the proposed use or development will not impede
the normal and orderly development or improvement of surrounding
property, nor encourage inappropriate encroachments to the ridgeline
area.
6) It has been demonstrated that the proposed use or development will not
violate the visual integrity of the significant ridgeline area.
C. The design of the subdivision/project and the type of improvements will not
cause serious public health problems, since water, sewage disposal, and fire
protection are addressed in the conditions of approval and Mitigation
Monitoring and Reporting Program. The project is required to dedicate
sufficient area to allow for the construction of a debris basin on the property.
This debris basin and appurtenant facilities are of significant benefit to the
Sand Canyon area.
d. The project complies with the findings, requirements and performance
standards of the Planned Development (PD) overlay zone. The project is
consistent with the purpose of the PD overlay zone.
e. The project is consistent with the City's General Plan. The City's General Plan
designation for the site is RE and RVL. The project complies with the City's
Unified Development Code and with the intent of the Sand Canyon Special
Standards.
An adequate buffer between the residential lots and mining operation is
provided with the revised project. The EIR finds that no significant noise
impact would result from the proposed project's location near the mining
operation. However, the document states that there is a potential for
annoyance to future residents. Based upon this, a condition has been included
requiring the City to review and approve disclosure documents provided to
these residents.
g. Future residents would be buffered from visual impacts created by on-going
and future mining activities on the nearby property due to distance between
the mining area and the future residences and by the location of portions of the
golf course between the two land uses.
h. Benefits of the project include: the provision of a recreational facility, the
provision of equestrian trails, the improvement of Oak Spring Canyon Road on
the property, the extension of water mainline from the project site west to
Comet Way and east to the Angeles National Forest Boundary, and the
provision of significant circulation and flood protection improvements in
conjunction with the project.
i. The Revised Final Environmental Impact Report identifies significant
environmental effects. The Final Environmental Impact Report identifies
feasible mitigation measures for each of these impacts with the exclusion of air
quality, biology, aesthetics and noise during site development. The identified
mitigation measures have been incorporated into the conditions of approval.
1. Significant thresholds within the South Coast Air Quality Management
Districts Air Quality Handbook are expressed as absolute numbers and
do not distinguish between the size of the site and the size of the
project. The purpose of structuring the threshold in this way is to allow
for local jurisdictions to incorporate design features and mitigation
measures to reduce pollutant standards of large projects. Certain
mitigation measures will be applied to the project during site
development and operation stages.
2. The proposed project includes grading of approximately 84% of the
project site. The project also includes the removal of 130 coast live oak
trees (seven of which are heritage trees) and 138 scrub oak trees.
Forty-five of the 130 coast live oak trees slated for removal are being
transplanted on the project site. 1,000 small oak trees will be planted
on-site as part of the revegetation plan. The revegetation plan will
utilize native vegetation in addition to standard golf course grasses.
The creation of 300 acres of recreational open space and establishment
of this permanent habitat would offset the biological loss due to site
development.
3. Grading of 84% of the site and modifications to the identified secondary
ridgeline create a significant, unavoidable impact to aesthetics.
However, the project includes an extensive revegetation plan and most
of the secondary ridgeline would be preserved by the project. The
project would comply with most of the requirements of the City's
Hillside Ordinance and is considered to be an "innovative project" per
the Ordinance. Design elements of the project with the preservation of
approximately 300 acres of the site as recreation/open space would
offset this impact.
4. Site development will create an unavoidable, significant impact to noise.
This impact is short-term and will cease at the conclusion of project
grading.. Benefits of the project outweigh this short-term significant
environmental impact.
SECTION 3. The City of Santa Clarita City Council has reviewed and considered the
environmental information contained in the Revised Final Environmental Impact Report, and
determines that it is in compliance with the California Environmental Quality Act. Based
upon the findings stated, the City Council hereby certifies the Final Environmental Impact
Report prepared for Revised Master Case 95-049. The City Council finds that the
unavoidable environmental impacts of the project are acceptable when balanced against the
benefits of the project. This determination is made based upon the following factors and
public benefits. The factors and public benefits are as follows:
a. The project provides a significant recreational facility in the Canyon Country
area of the City. Significant economic benefits to the City and local business
10
are anticipated with this project.
b. The project includes the dedication of land for the construction of the Live Oak
Springs Canyon debris basin and appurtenant facilities.
C. The project would preserve approximately 300 acres of land into perpetuity as
recreational/open space.
d. The annexation of a portion of the site will benefit the City of Santa Clarita by
extending local government and control.
e. The widening of Sand Canyon Road, over the Santa Clara River, and the
installation of a traffic signal at Lost Canyon Road and Sand Canyon Road are
requirements of the project, and substantial benefits to the Sand Canyon area.
f. The project includes the realignment, improvement and maintenance of Oak
Spring Canyon Road on the project site.
g. The project includes the dedication and construction of multi-purpose trails
through the project site.
h. The project includes the extension of a water mainline, including fire hydrants,
from the project site west to Comet Way and east to the Angeles National
Forest Boundary.
SECTION 4, Based upon the foregoing facts and findings, the City Council hereby
finds as follows:
a. A Revised Final Environmental Impact Report, Mitigation Monitoring and
Reporting Plan and Statement of Overriding Considerations have been
prepared and circulated in compliance with the California Environmental
Quality Act.
b. The project, as modified; will not adversely affect the health, peace, comfort or
welfare of persons residing in the area; nor be materially detrimental to the
use, enjoyment or valuation of property in the vicinity of the project site; nor
jeopardize, endanger, or otherwise constitute a menace to the public health,
safety, or general welfare since the project conforms to the UDC and is
compatible with surrounding land uses.
C. The project is compatible with existing development in the area, consistent
with the General Plan and Zoning with the approval of a Planned Development
overlay and conditional use permit.
d. The applicant has substantiated the findings for an innovative design
application for development of a secondary ridgeline and for development on
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hillsides in excess of 10%.
e. The applicant has substantiated the findings for approval of a 'vesting
tentative tract map, oak tree permit, conditional use permit, development
review and hillside review.
f. In accordance with Public Resources Code Section 2763 (a), the City Council
has balanced the regional mineral values of the site against the alternative
land use, and considered the importance of these minerals to the market region
as a whole and finds that the benefits of the project, as set forth in Section 3
of this document, outweigh use of the site for; mineral extraction. In addition,
the project, as revised, will not threaten the potential to extract minerals in
the area, specifically the nearby mining operation. An adequate buffer
comprised of portions of the golf course and open space, is provided between
the proposed residential uses and the mining operation.
g. Pursuant to Government Code Section 65907 and Code of Civil Procedure
Section 1094.6, any action or proceeding to attach, review, set aside, void or
annul this decision, or concerning any of the proceedings, acts, or
determinations taken, done or made prior to such decision or to determine the
reasonableness, legality, or validity of any condition attached to this decision
shall not be maintained by any person unless the action, or proceeding is
commenced within 90 days of the date of this resolution and the City Council
is served within 120 days of the date of this resolution. The City Clerk shall
send a certified copy of this resolution to the applicant, and if any, the
appellant at the address of said person set forth in the record of the
proceedings and such mailing shall constitute the notice required by Civil Code
Procedure 1094.6.
SECTION 5. The City Council hereby approves Revised Master Case 95-049,
Vesting Tentative Tract Map 52004, Conditional Use Permit 95-003, Hillside Review 95-002,
Development Review 95-004, and Oak Tree Permit 95-009) subject to the conditions of
approval, and certifies the FEIR (SC 95041049) prepared for the project, including the
adoption of a statement of overriding considerations.
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PASSED, APPROVED AND ADOPTED this day of
19
MAYOR
ATTEST:
CITY CLERK
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES } §
CITY OF SANTA CLARITA
I, , 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 day of
, 19_ by the following vote of Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
Counci1\res9632.gea
13
CITY CLERK
CONDITIONS OF APPROVAL
MASTER CASE NO. 95-049
GENERAL CONDITIONS
1. The approval of this project shall expire if not put into use within two years from the
date of conditional approval, unless it is extended in accordance with the terms and
provisions of the State of California Subdivision Map Section 66452.6 and the City's
Unified Development Code, or unless it is modified and extended by the terms and
provisions of an approved development agreement.
2. The applicant may file for an extension of the conditionally approved project prior to
the date of expiration. If such an extension is requested, it must be filed no later than
60 days prior to expiration.
3. The applicant shall be responsible for notifying the Department of Community
Development, in writing, of any change in ownership, designation of a new engineer,
or a change in the status of the developer, within 30 days of said change.
4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend (with attorneys at the City's choice), indemnify, and hold
harmless the City of Santa Clarita, its agents, officers, and employees from any claim,
action, or proceeding against the City or its agents, officers, or employees to attach,
set aside, void, or annul the approval of this project by the City, which action is
provided for in Government Code Section 66499.37, In the event the City becomes
aware of any such claim, action, or proceeding, the City shall promptly notify the
applicant, or if the City fails to cooperate fully in the defense, the applicant shall not
thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing
contained in this condition prohibits the City from participating in the defense of any
claim, action, or proceeding, if both 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.
5: Details shown on the Tentative Map are not necessarily approved. Any details which
are inconsistent with requirements of ordinances, general conditions of approval, or
City policies must be specifically approved.
6. The Applicant is hereby advised that this project is subject to fees at the time of
building permit issuance which may include, but is not limited to, the following as
applicable: 1) Los Angeles County Residential Sewer Connection Fee; 2) Interim
School Facilities Financing Fee; 3) Installation or Upgrade of Traffic Signals Fees
and/or Road Improvement Fees; and, 4) Planned Local Drainage Facilities Fees,
T At any point in the development process, a stop -work order shall be considered in
effect upon the discovery of any historic artifacts and/or remains, at which time the
City shall be notified.
8. In lieu of establishing the final specific locations of structures on each lot at this time,
the owner, at the time of issuance of a building permit, agrees to develop the property
in conformance with the City Code and other appropriate ordinances such as the
Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance,
Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Water
Ordinance, Oak Tree Ordinance, Sanitary Sewer and Industrial Waste Ordinance,
Electrical Code, Department of Oil and Gas, South Coast Quality Air Management
District, U.S. Army Corps of Engineering, and Fire Code. Improvements and other
requirements may be imposed pursuant to such codes and ordinances.
9. The property shall be developed and maintained in conformance with the approvals
granted by the City. Any modifications shall be subject to further review by the City.
Modifications, include, but are not limited to, lot consolidations, changes in building
locations, and changes in lot configurations.
MITIGATION MEASURES (FINAL EIR)
10. All mitigation measures included in the Mitigation Monitoring Reporting Program
(MMRP) and not specifically listed within this document are also conditions of the
project.
PARKS AND RECREATION
11. The applicant shall provide trail easements on the project site to the satisfaction of
the City's Parks, Recreation and Community Services Director. All trails shall be
constructed to the satisfaction of the Director. Trail development shall, at a
minimum, include improvements described in the letter of agreement between the
Sand Canyon Trails Committee and the Hunters Green Development Corporation
dated February 5, 1996 (Attachment #1). All adopted trail alignments shall be in
place prior to recordation and construction of the trails completed prior to occupancy.
12. The applicant shall submitfinal landscape and irrigation plans for the parking lot
areas to the satisfaction of the Parks and Recreation Department.
13. The applicant shall pay park -in -lieu fees (QUIMBY) to the satisfaction of the Director
of Parks, Recreation and Community Services.
TRAFFIC DIVISION
14, In addition to the identified mitigation measures, the applicant shall be required to
widen Sand Canyon Road, from Lost Canyon Road to the northerly terminus of the
bridge over the Santa Clara River, to a minimum of four travel lanes to the
satisfaction of the City's Traffic Engineer. This requirement shall be completed prior
to occupancy of the project. Costs associated with this improvement shall be credited
towards the applicant's Bridge and Thoroughfare obligation.
15. Caltrans is scheduled to begin widening Sand Canyon Road over SR 14 in 1997. This
improvement shall be in place and operational prior to occupancy of the project.
16. The applicant shall install a traffic signal at the intersection of Lost Canyon Road and
Sand Canyon Road. This action shall be completed prior to occupancy and to the
satisfaction of the City's Traffic Engineer. This condition may require road widening.
17. The applicant shall install a left turn lane on Sand Canyon Road at the main site
entrance. This action shall be completed prior to occupancy and to the satisfaction of
the City's Traffic Engineer. This condition may require road widening.
18. The applicant shall install a left turn lane on Sand Canyon Road at Live Oak Springs
Canyon Road. This action shall be completed prior to occupancy and to the
satisfaction of the City's Traffic Engineer. This condition may require road widening.
19. The applicant shall dedicate the necessary area, identified on the approved plan, to
accommodate a debris basin and appurtenant facilities. This improvement is
scheduled to be constructed by the Los Angeles County Department of Public Works.
Costs associated with the construction of this improvement are being paid for by the
County of Los Angeles and by a Hazard Mitigation Grant obtained by the City of
Santa Clarita. If the City and County fail to fund this project, the applicant shall be
required to pay the project's "fair share" for the improvement..
20. The applicant shall submit road plans for the realignment of Oak Spring Canyon Road
on the project site. At a minimum, the road shall be constructed of road base, asphalt
on sections of the road at a grade of greater than 10%, and a crossing. These detailed
plans shall be made available for review by area residents and shall be reviewed and
approved by the City Engineer and the Los Angeles County Fire Department. Prior
to approving the plan, the City shall schedule a meeting with local residents to review
the plan and describe the improvements to the realigned road. In conjunction with
the submittal of road plans, the applicant shall be required to submit a road
maintenance plan. This plan shall include procedures for timely repair of the road
following a storm and on-going maintenance of the road by the applicant on the
project site. The applicant shall also grant the necessary right-of-way and/or
easements to all parties currently using the road to reach their properties.
21. 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.
22. The applicant shall file a map which shall be prepared by or under the direction of a
licensed land surveyor or registered civil engineer. The map shall be processed
through the City Engineer prior to being filed with the County Recorder. The
applicant shall note all offers of dedication by certificate on the face of the map.
23. The applicant shall label any driveways which extend 150 feet or more onto a lot as
"Private Driveway and Fire Lane" on the final map to the satisfaction of the city
engineer.
24. The applicant shall quitclaim or relocate easements running through proposed
structures.
25. If the applicant intends to file multiple final maps, he/she must inform the Advisory
Agency at the time the tentative map is filed. The boundaries of the unit final map
shall be designed to the satisfaction of the City Engineer and the Planning
Department.
26. The applicant shall extend lot lines to the center of private, and private and future
streets.
27. If the signatures of record title interests appear on the map, the applicant shall
submit a preliminary guarantee. If said signatures do not appear on the map, a title
report/final guarantee is needed showing all fee owners and interest holders.
28. The applicant's street and grading plans and all construction permitted by such plans
shall comply with the requirements of the approved oak tree permit and mitigation
monitoring plan.
29. The applicant shall design intersections with a tangent section from "beginning of curb
return" (BCR) to BCR.
30. The applicant shall provide at least 40 feet of frontage at the property line and
approximately radial lot lines for all lots fronting on cul-de-sacs or knuckles.
31. The subdivider is required to install distribution lines and individual service lines for
community antenna television service (CATV) for all new development.
32: The applicant shall provide full cul-de-sacs, with easements, at the terminus of all
streets within the subdivision to the satisfaction of the City Engineer.
33. The applicant shall provide a minimum lot width of 50 feet.
34. Where applicable, the applicant shall pay fees for signing and striping of streets as
determined by the City Traffic Engineer or shall prepare signing and striping plans
for all multi -lane highways within or abutting the subdivision to the satisfaction of
the Department.
35. All new utilities shall be underground. The applicant shall place above -ground
utilities (such as fire hydrants), in such a way as to provide a minimum of four feet
clear path of travel along parkways.
36. The applicant shall install mailboxes and posts per City standards and secure
approval of U.S. Postal Service prior to installation.
37. The applicant shall contact the City Department of Parks and Recreation for street
tree location, species, and approved method of installation and irrigation.
38. The applicant shall not grant or record easements within areas proposed to be
granted, dedicated, or offered for dedication for public streets or highways, access
rights, building restriction rights, or other easements until after the final map is filed
with the County Recorder unless such easements are subordinated to the proposed
grant or dedication. 'If easements are granted after the date of tentative approval, a
subordination must be executed by the easement holder prior to the filing of the final
parcel map.
39. The applicant shall provide letters of slope easement and drainage acceptance as
directed by the City Engineer.
40. The applicant shall obtain approval of the City Engineer and the City Attorney for
proposed homeowners association maintenance agreements prior to recordation of the
final map.
41. The applicant shall include a disclosure in the CC&R's to comply with the Geologist's
recommendations in the Geology Report for restrictions on watering, irrigation,
planting and recommend types of plants.
42. The applicant, by agreement with the City Engineer, may guarantee installation of
improvements as determined by the City Engineer through faithful performance
bonds, letters of credit or any other acceptable means.
43. The applicant shall provide for sight distance along extreme slopes or curves to the
satisfaction of the City Traffic Engineer.
44. The applicant shall design a 350 -foot minimum centerline radius on all local streets
with a minimum distance of 40 feet between curbs, or to the satisfaction of the City
Engineer..
45. The applicant shall design the minimum centerline radius on a local street with an
intersecting street on the concave side to comply with design speeds per City of Santa
Clarita "Requirements for Street Plans" and sight distance per the current AASHTO.
46. The central angles of the right-of-way radius returns shall not differ by more than ten
degrees on local streets,
47. The applicant shall design local streets to have minimum centerline curve radii which
will provide centerline curves of 100 feet minimum length. Reversing curves need not
exceed a radius of 1,500 feet and any curve need not exceed a radius of 3,000 feet.
The length of curve outside of the BCR is used to satisfy the 100 -foot minimum
requirement.
48. Compound curves are preferred over broken -back curves. The applicant shall design
broken -back curves to be separated by a minimum of 200 feet tangent.
49. The applicant shall provide standard property line return radii of 13 feet at all local
streetintersections, including intersections of local streets with General Plan,
Highways, and 27 feet where all General Plan Highways intersect.
50. The applicant shall construct drainage improvements and offer easements needed for
street drainage or slopes.
51. The applicant shall not construct driveways within 25 feet upstream of any catch
basins when street grades exceed six percent,
52. The applicant shall construct full -width sidewalks at all walk returns along Sand
Canyon Road.
53. The applicant shall remove broken or damaged curb, gutter, sidewalk and pavement
on streets within or abutting the subdivision and replace with road improvements to
the satisfaction of the City Engineer.
54, The applicant shall provide and install street name signs prior to occupancy of
buildings.
55. All streets within the project, with the exception of "G" Street (Golf Course Road),
shall be dedicated to the City and maintained as public streets. The applicant shall
offer right-of-way:
30 feet from centerline on "B" Street (Live Oak Springs Canyon Road).
29 feet from centerline on "C, D, E, and F" Streets.
56. The applicant shall dedicate the right to restrict vehicular access on Sand Canyon
Road.
57. The applicant shall construct inverted shoulder pavement 14 feet (lane width) and
four feet (shoulder width) on "G Street.
58. The applicant is granted permission for street grades up to 10%percent on streets as
shown on the tentative map.
59. The applicant shall dedicate and construct the following required road improvements:
Street
R/W Curb &
Base &
Street
Name
Width Gutter
Paving
Trees
Sand Canyon Road
104' FT
Live Oak Springs Canyon Rd.
64' FT
X
X
C, D, E, and F Streets
58' FT
X
X
60. All street improvements to be constructed for dedication of any kind (public, or private
& future) shall be built to public standards under approved plans prepared by a
licensed civil engineer, reviewed by the Building and Engineering Department, and
inspected by City staff. Plan check and inspection fees will be required for all of the
above work.
61, The applicant shall install and dedicate main line sewers and serve each lot/parcel
with a separate house lateral or have approved and bonded sewer plans on file with
the City Engineer prior to approval of the final map.
62. The applicant shall send a print of the land division map to the County Sanitation
District, with the request for annexation. If applicable, such annexation must be
assured in writing.
63. The applicant shall pay sewer reimbursement charges as determined by the City
Engineer or the County of Los Angeles before the recording of this map..
64. The applicant shall grant easements to the City, appropriate agency or entity for the
purpose of ingress, egress, construction and maintenance of all infrastructure
constructed for this land division to the satisfaction of the City Engineer.
65. Easements are tentatively required, subject to review by the City Engineer to
determine the final locations and requirements.
66; The applicant shall pay a deposit as required to review documents and plans for final
map clearance in accordance with Section 21.36.010(c) of the Subdivision Ordinance.
67. The applicant shall submit a grading plan which must be approved prior to approval
of the final map.
68. The applicant's grading plan shall be based on a detailed engineering geotechnical
report which must be specifically approved by the geologist and/or soils engineer and
show all recommendations submitted by them. It must also agree with the tentative
map and conditions as approved by the Advisory Agency.
69, The applicant shall eliminate all geologic hazards associated with this proposed
development, or delineate a restricted use area approved by the consultant geologist
to the satisfaction of the City Engineer and dedicate to the City the right to prohibit
the erection of buildings or other structures within the restricted use areas.
70. Specific recommendations will be required from the consultant(s) regarding the
suitability for development of all lots/parcels designed essentially as ungraded site
lots. The applicant shall file a report with the State Real Estate Commissioner
indicating that additional geologic and/or soils engineering studies may be required
for ungraded site lots/parcels by the Geology and Soils Section.
71. The applicant shall submit drainage plans and necessary support documents to comply
with Engineering requirements. These must be approved to the satisfaction of the
City Engineer prior to filing of the map. Portions of the property are subject to sheet
overflow and ponding and high velocity scouring action.
Portions of the property lying in and adjacent to natural drainage courses are subject
to flood hazard because of overflow, inundation, and debris flows..
72. The applicant shall execute and record and covenant an agreement regarding the
issuance of building permits in an area subject to flood hazard if applicant is allowed
to obtain building permit prior to completion of storm drain construction..
73. The applicant shall comply with requirements for construction of structures within a
flood hazard area. No structures are allowed within a floodway and all structures
within the flood hazard area must have the finish floor elevated 1'-0" above the
projected surface of the water elevation.
74, The applicant shall record an instrument or indicate by note on the final map that the
lot owners in said subdivision shall not interfere with the established drainage of said
subdivision. The note shall state that each owner of alot in said subdivision shall not
erect concrete block wall or similar solid constructions except as approved by the City
Engineer.
75. The applicant shall provide for the proper distribution of drainage.
76. The applicant shall show and label all natural drainage courses on lots where a note
of flood hazard is allowed.
77: The applicant shall provide for contributory drainage from adjoining properties and
return drainage to its natural conditions or secure off-site drainage acceptance letters
from affected property owners.
This site is located in Zone "A" per the Federal Flood Insurance Rate Map. Upon
construction of the storm drain facilities, applicant shall follow procedures for revising
the Flood Insurance Rate Map.
78. The applicant shall adjust; relocate, and/or eliminate lot lines, lots, streets, easements,
grading, geotechnical protective devices, and/or physical improvements to comply with
ordinances, policies, and standards in effect at the date the City determined the
application to be complete all to the satisfaction of this Department.
79. The applicant shall acquire permits from the United States Army Corps of Engineers
and the State Fish & Game Department prior to issuance of grading permits or the
commencement of any work within any natural drainage course.
80. The applicant shall acquire NP.D.E.S. permits.
81. The applicant shall pay the applicable Bridge and Thoroughfare Benefit District Fee
(B&T) for the golf course portions of the project prior to recordation. Bridge and
Thoroughfare fees associated with the residential lots shall be paid prior to the
issuance of a building permit for each lot. The deferment of the fee on the residential
lots shall be permitted subject to the following requirement. The fee for each lot shall
be a minimum of $5,600.00 and shall be adjusted each year, commencing from map
recordation and terminating at the obtaining of a building permit, to reflect the
annual adjustment in the CPI -U reported each August for the previous twelve month
period of August through July 31 reported by the Bureau of Labor Statistics for the
Los Angeles-Anahiem-Riverside areas, Payment of the fees at building permit stage
shall be included within disclosure documents prepared for each residential lot.
Bridge and Thoroughfare fees are used to implement the highway element of the
General Plan as a means of mitigating the traffic impact of this project.
Factors for development units are as follows:
Development Units Factors Current District Rate
Single -Family (Per Unit) 1.0 $5,600.00
Commercial (Per Acre) 5.0 $5,600.00
Because the traffic impacts of uses such as golf courses are not specifically discussed
in the ordinances related to B&T fees, a reasonable method of calculation must be
provided to offset the impacts of this particular development.
The City has examined the type of development and the estimated traffic impacts and
has determined a B&T fee amount of $2.1 Million. This number closely matches the
amount estimated to be generated by these properties in the engineers estimate of the
original district and is fair and reasonable.
The subdivider may construct off-site improvements of equivalent value in lieu of
paying fees established for the District subject to approval of the City Engineer:
82. The project area is subject to an assessment based on the Soledad Canyon Integrated
Financing Assessment District No. 92-4. The total fee for the properties involved in
this development is $240,000.00. This amount will be credited against the B&T fees
to be paid.
COMMUNITY DEVELOPMENT
83. The applicant shall record golf course/open space easements on all golf course/open
space lots, restricting their use to those activities, prior to recordation of the first
residential lot.
84. The applicant shall complete substantial grading of one of the golf courses prior to
recordation of any residential lot on the 103 acre "Crystal Springs" property.
85. Splash lighting of the driving range shall be permitted. A lighting plan shall be
submitted to the City for review and approval prior to the issuance of an electrical
permit. All driving range lighting shall be in substantial conformance with the splash
lighting standards: provided by Southern California Edison and to the satisfaction of
the Director of Community Development.
86. The applicant shall be prohibited from selling golf balls at the driving range after 8:00
p.m. All activities associated with the driving range (use, maintenance, and ball
collection) shall cease after the last person is finished hitting balls and no later than
9:00 P.M.
87. Gating of project streets shall be prohibited.
88. The City shall hire an On -Site Environmental Monitor prior to site development. This
person shall be an environmental consultant and will be on-site during project
development to ensure compliance with the approved Mitigation Monitoring Reporting
Program. The applicant shall be responsible for all costs associated with hiring and
payment of the On -Site Environmental Monitor,
89. The applicant shall install on-site groundwater monitoring wells. One well shall be
located near the northwestern property line along Oak Spring Canyon Road. The
second well shall be installed along Live Oak Springs Canyon Creek near the 6th
fairway. The wells shall be sampled on a quarterly basis for a minimum of three
years, and then on a semi-annually basis for an additional seven years. At the
conclusion of this time period, the applicant/subsequent property owners can file a
request with the City to eliminate the monitoring requirement. Elimination of this
requirement shall be at the discretion of the City. The results of the samples shall
be submitted to the City. The sampling reports will be reviewed by the City with the
assistance of the Regional Water Quality Control Board. The City will hire a
qualified environmental consultant to review this information and ensure compliance
with adopted water quality standards. The applicant will be responsible for all costs
associated with this monitoring program. These reports shall be also made available
to interested members of the public. At a minimum, an initial well sample shall be
taken at the completion of site grading, but before the installation of landscape
vegetation.
90. If contamination of ground water is detected and the source of the contamination is
verified to be the golf course, the applicant and/or subsequent owners of the golf
course shall be required to extend water (via the Santa Clarita Water Company) to
each resident of Oak Spring Canyon, including each resident located within the
Angeles National Forest, not connected to the water system. This requirement shall
include all infrastructure and connection costs.
If extension of the water line is required, it shall be completed within a six month
time period. During the construction of the water line, the applicant and/or
subsequent owners shall be responsible for providing potable water to Oak Spring
Canyon residents.
The applicant shall be required to clean-up contaminated ground water to the
satisfaction of the City of Santa Clarita and the Regional Water Quality Control
Board. Additionally, the applicant shall revise the approved golf course management
plans to eliminate the use of the identified pesticide(s) and/or fertilizer(s)
contaminating the groundwater..
91. Prior to operation of the golf course, the applicant shall be required to prepare an
Integrated Pest Management Plan and a Best Management Practices Plan. The plans
shall be in accordance with the current practices advised by the Statewide Integrated
Pest Management Project, University of California, Division of Agriculture and
Natural Resources. The purpose of both plans shall be to reduce the use of harmful
chemicals on-site and to reduce the off-site movement of high concentrations of
sediment, salts, excessive nutrients, and chemicals. Upon receipt of these plans, the
City will forward these documents to a City selected environmental consultant for
review and approval. All costs associated with the City review of these documents
shall be the responsibility of the applicant.
92. The applicant shall submit disclosure documents prepared for the residential lots to
the City of Santa Clarita. This documents shall be subject to the review and approval
by the Director of Community Development.. The documents shall also include the
establishment of a declaration on the recorded title of each residential lot
acknowledging the existence of the mining operation and its ability to continue
operating into the future.
These documents shall include detailed descriptions of the existing and approved
future mining operations being conducted in the Angeles National Forest. Language
contained within the disclosure documents shall be consistent with the attached
document (Attachment 2) and shall indicate that the mining operation has the ability
to begin operations at sunrise and terminate operations at sundown, seven days a
week. The disclosure documents shall incorporate the information contained within
the supplemental noise study dated August 26, 1996, conducted by Woodward -Clyde.
The disclosure documents shall be in conformance with all of the requirements of the
State of California Department of Real Estate.
93. The applicant shall be required to extend a water mainline, including fire hydrants,
from the center portion of the project site north to the realigned Oak Spring Canyon
Road and from this point east to the Angeles National Forest Boundary and west to
the intersection of Comet Way and Oak Spring Canyon Road. Water service shall also
be provided on all intersecting streets with Oak Spring Canyon Road, between the
Angeles National Forest Boundary and Comet Way. This water line extension and
any appurtenant improvements shall be in place prior to occupancy of the golf course
and to the satisfaction of the Santa Clarita Water Company and the Director of
Community Development. The water line extension shall be of satisfactory size to
provide water service to surrounding residents and shall contain adequate pressure
to meet Fire Department requirements.
94. Prior to recordation of the final map, the applicant shall obtain approval from the Fire
Department of a water infrastructure plan for the site that demonstrates all lots will
be served with adequately sized water facilities, including fire hydrants of sufficient
size to accommodate the total domestic and fire flows required for the project.
Domestic flow requirements shall he established by the water company and fire flow
requirements shall be established by the Fire Department.
95. The golf courses shall be maintained as public courses.
96. Berming shall be implemented as shown on Exhibit 1. The areas to be bermed
include: adjacent to the hitting area of the driving range, adjacent to the parking lot,
and adjacent to the tee area near the Penrose property line. Mature landscaping,
including transplanted oak trees, shall be utilized on these bermed areas.
97. Alcohol sales shall be permitted in conjunction with the operation of the golf course.
The maximum occupancy of the clubhouse restaurant/banquet area shall be limited
to 250 persons.
98. A transfer of development rights and clustering is permitted to allow for development
on the presently encumbered 103 acre "Crystal Springs" property. A minimum
residential lot size of 14,000 square feet shall be preserved throughout the project.
Additionally, the applicant shall record a deed restriction on the property restricting
further subdivision of the created residential lots. Furthermore, a note reflecting this
action shall be placed on the final map.
OAK TREE CONDITIONS
99. The applicant is granted approval to remove up to 138 scrub oak trees and 130 coast
live oak trees (seven of which are heritage size). During the grading plan design
process, the applicant shall work with the City's Oak Tree Consultant to analyze
potential modifications to the plan to reduce oak tree removals, including heritage size
trees. Oak trees designated for removal shall be evaluated to determine whether
relocation is possible. To the extent possible, trees shall be transplanted in locations
which serve to buffer portions of the project (driving range, parking lot, etc.) from
adjacent residential uses. A qualified arborist shall be utilized to prepare a
transplantation plan, to include detailed specifications for boxing, pruning, pesticide
treatment, relocation, transplanting and follow-up maintenance and monitoring.
100. During the grading plan design process, the applicant shall analyze potential direct
impacts for each oak tree to determine whether encroachment into the protected zone
can be avoided through redesign, construction of retaining walls or other measures.
The City's Oak Tree Consultant shall review the final grading plan.
101. Any work conducted within the protected zone of an oak tree shall be performed in the
presence of the applicant's oak tree consultant. The applicant shall provide a forty-
eight (48) hour notice to the applicant's oak tree consultant and to the Department of
Community Development before beginning any oak tree work.
102. The value of each oak tree to be removed or relocated shall be established in
accordance with the most current edition of the Guide for Plant Appraisal, by the
Council of Tree and Landscape Appraisers. The City's Oak Tree Consultant shall
review and approve the value of each oak tree. These fees shall be submitted to the
City prior to recordation of the map. On-site plantings of oak trees and dedication
of open space areas containing oak trees would be credited against the required fees.
ADDITIONAL CONDITIONS (Added 2-20-96. 7-30-96 and 8-27-96)
103. The locating of wells on-site for project irrigation is prohibited. This prohibition
excludes monitoring wells and temporary groundwater pump test wells.
104. After completing groundwater pump tests, the applicant may submit the results to
the Community Development Department for review. The City would hire, at the
applicant's cost, an independent third party expert (environmental consultant) to
review the information and results of the tests. Following this review by the
environmental consultant, the applicant would retain the right to file an amendment
to Master Case 95-049 to allow for the supplementary use of groundwater for
irrigation of the project. This amendment to Master Case 95-049, if filed, would be
subject to a public hearing before both the Planning Commission and City Council,
The City Council would retain full discretion to either finally approve or deny such an
amendment request. If the City does approve an amendment request in the future,
the applicant shall be required, at a minimum, to mitigate any area properties
impacted by the project's future use of on-site wells.
105. The public address system proposed in conjunction with the project shall be designed
and operated in a manner to the satisfaction of the Director of Community
Development. This system shall also be monitored after installation to ensure
compliance with the City's Noise Standards.
106. The applicant shall agree, in writing, to resolve any verified safety issue that may
arise in the future which is associated with the golf course design or operation. A
plan to resolve any verified safety issue associated with the design or operation of the
golf course shall be submitted to the City within 30 days of verification. The City
approved plan shall be implemented within 90 days of verification. This condition is
in accordance with the applicant's written agreement (Attachment 3). In general,
fencing would not be considered an appropriate remedy to a verified safety issue.
107. The applicant shall prepare architectural standards for the residential element of the
project. These standards shall be reviewed and approved by the Director of
Community Development and included within the Covenant, Codes and Restrictions
prepared for the development.
108. All residential lots which occur at an elevation allowing a view of mining operations
in Oak Spring Canyon, Rabbit Canyon or the Oak Spring Annex shall be screened
with mature trees. Removal of the trees by future homeowners shall be subject to the
requirements contained within letter prepared by Mr. John Newton, dated August 27,
1996.
109. It is further declared and made a condition of this permit that if any condition hereof
is violated, or if any law, statue, ordinance, is violated, the permit shall be suspended
and the privileges granted hereunder shall lapse; provided that the applicant has been
given written notice to cease such violation and has failed to do so for a period of 30
days.
cw ,A)mc9 049.c..
�,�p�L�m�l T t
February 5, 1996
City of Santa Clarita Planning Commission
23920 Valencia Blvd.
Santa Clarity, Ca 91355
RECEIVED
C:,Y4Vh�'• QC VF L��4�Vi
CIT- of SWC CLMI1
Re_ Hunters Green Proposed Golf Course Development Memo of Understanding
Dear Honorable Commissioners:
The Sand Canyon Trails Committee and the Hunters Green developers have diligently worked
together to agree on the alignment of a dedicated multi -use recreational trail system related to the
proposed golf course development in Sand Canyon. To date, we, the Sand Canyon Trails Committee and
the Hunters Green developers, mutually agree to the following points related to the proposed golf course
developments.
This agreement is a letter of intent and is non-binding. The Sand Canyon Trails Committee, with
the following points of understanding, supports and recommends the proposed golf course at Hunters
Green.
Tyne of Recreational Trail-
* Use: dedicated, multi-age, recreational, non -motorized trail For recreational use by
equestrians, walkers, joggers, bicyclists.
• Width: 12 feet - +/-
Grading: not to exceed commonly accepted horse and recreation trail maximum grading
its, per approved grog plans.
• Fence: the trail will be fe=ed where required for safety and liability; the fencing will be
Appropriate for the area.
• Maintenance: the trail maiatmance, including grading, will be the responsibility of the City of Santa
Clarity
Timmy
• Barring any unforseen obstacles, trials will be completed prior to the opening of the golf course.
Lcutinn
The responsibility of the golf course developer is to dedicate a trail that begins at the northwest corner of -
-2 -
the former Hawthorne property (which will be the realignment of the Oak Springs Canyon Road) running
2860+/- feet in an east -west direction., The trail will then tum south to run to run from the northeast
comer of the former Hawthorne property along the eastem boundary tine of the development
approximately 6400 feet, the intent is to access the national forest at multiple points along this boundary.
Dependent upon topography and feasibility, the goal is to continue the trail to Live Oaks Springs Canyon
Road along the ridge (along the existing trail), which is the southwest portion of the Hunters Green
Property (northeast property of the Griffin development.)
All of the above points are subject to plan approval and are depen4pyty�onAo�omic feasibility.
Sincerely,
r.
Laura L. Hauser Chairpqrson *Plgeo�li
Sand Canyon Trails Committee / Hu4rs Green Development Corp
cc: Rick Putnam
Laurene Weste
'tr�d
i Igo"
ATTk— 14 rn rzAjar 2 =
Oak Springs
Disclosure of Mining Operation
(Sample)
At the present time, the P. W. Gillibrand Company is
involved in the recovery of alluvial sand and gravel and
hard rock mining in portions of Oak Springs Canyon
and Rabbit Canyon located directly east of the Oak
Springs residential lot subdivision. The Company
operates in this area under a long term lease with the
United States Federal Government. The lease
encompasses an area of several square miles with a
remaining term of about fifty years.
In the area directly adjoining the golf course project,
present operations involve the recovery of sand and
gravel from the alluvial wash with the use of blasting
and off road construction equipment. Present
operations run on weekdays from about 8:30 am to 3:30
p.m. As a result of this activity, the residential area is
subject to periodic noise emanating from heavy
machinery, back up alarms, and blasting. Readings
taken at the property boundary during standard
operations indicate decibel levels within acceptable
standards; however, there is every likelihood that such
noise could prove to be a nuisance to homeowners
facing the mining activity. .
In the future, the Gillibrand company will be expanding
its activities to include hard rock mining on the slope
just east of the current operation. As this area is further
from the residential area, the noise levels are not
expected to worsen; however, as mining will include the
slope areas, this operation will visibly scar portions of
the hillsides within view of the residential area.
The purpose of this notification is to provide the buyer
full disclosure of the negative impact imposed by the
mining operation on the residential lots being offered
for sale. While the information provided is deemed
accurate, the developer has no control over adjacent
mining and cannot guarantee that existing operations
will remain at current levels. The buyer is advised to
visit the area during operating hours to personally
determine whether noise levels are unacceptable. In
addition, diagrams depicting the extent of visual scaring
and other documents regarding future mining
operations are available for review at the sales office.
I, , buyer, have received a copy of this
disclosure, have personally researched the potential negative
impacts the mining operation may have on the residential lots,
and acknowledge that I am buying at Oak Springs with full
knowledge of those impacts.
By:
By:,
Date:
Date:
4-2S-1996 3:37PH FROM ROBINSON GOLF DESIGN 714 363 5838 P.1
-� ROBINSON GOLF DESIGN, INC.
30131 TOWNLAGUNA
ACENTER
icu DR., S 9 268
LwctnvA NtcveL, CA 92677
TELEPHONE (714) 363-5870
FAX (714) 3635838
July 25, 1996
Via Facsirrmile
(805)259,8125
Mr. Glen Adamick
Department of Community Development
City of Santa Clarity
23920 Valencia Blvd. Suite 300
Santa Clarita, California 91355
Re: Safety Issues
Dear Glen,
I am writing for the purpose of addressing the issue of safety on the golf course as was raised
by the planning commission on July 16th. As was indicated in that meeting, we are committed
to developing Oak Springs in accordance with established safety standards and fully intend to
complete the project in a manner that provides adequate set backs between the golf course and .
neighboring homes. To the extent a verifiable safety issue should arise in the future relating to
the design or operation of the golf course, we shall agree to submit a plan of correction to the
City within 30 days of verification. Once the City has approved the plan, it shall be
implemented within 90 days.
Please give me a call if you need any clarification.
Sincerely yours,
Theodore G. Robinson Jr.
++IT ACh mq)� 43
Draft
City of Santa Clarita
Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
State Clearinghouse Project Number 95041049
Prepared For
City of Santa Clarita
Community Development Department
23920 Valencia Boulevard, Suite 300
Santa Clarita, California 91355
July 24, 1996
Prepared By
Rincon Consultants, Inc.
790.E. Santa Clara Street
Ventura, California 93001
City of Santa Clarita Bunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of Approval
Action Required
Monitoring to.
Monitoring
Responsible
-
Compliance
Verification� ,
Occur
Fru•eacy.
e9
Agency or
.r
Party
3'
,
'--Comments"
EARTHRESOURCES
Initial
FDate"
ERA & ER -2(a) The latest edition of the Uniform Building
a. Plan check to verify
a. At final plan
a. Once
a. BES
Code (UBC) pertaining to cut and fill shall be followed.
compliance with design
check
Engineering considerations are to include design of drainage
requirements.
back slopes, drainage downslope channels, and buttressing
unstable slopes. The buttressing is to involve the proper
b.. Field soil compaction
b. During.
b. As needed
b. SG
placement of compacted fill material, compacted to the UBC
checks to be done and
project grading
during grading
specifications for such an application..
submitted to SG and copied to
BES.
ER -2(b) A proper watering system, such as drip irrigation,
a. Final Design Plan check
a. At final plan
a. Once
a.. CDD
shall be established for site cut slopes to minimize the
volume of water during the establishment of the vegetation,
b. Field check of installed
check
b. Completion
b.. Once
b.. OEM
thus reducing the potential of erosion during this period,
system
of system
ER -3(a) Fill density shall follow UBC. If the fill material
Fill density checks in the
As neededAs
neededa.
SG
does not meet the strength and compaction requirements, the
field. Reports to be submitted
during
during grading
material shall be rejected and used elsewhere on the.
to BES.
property, such as in the golf course construction. All
construction
adverse vegetation shall be removed from the fill prior to
b. BES
emplacement.
ER -3(b) Areas across the cut/fill line shall be well
Disclosure statement to
At project.
Prior to
CDD
documented and disclosed to the purchaser of the lot.:
prospective buyers to be
completion
issuance of
involved.
reviewed by CDD.
occupancy
P y
ER -4 Grading isnot to be performed during the rainy period
a. Grading plan check to
a.. At final
certificate
Once
(October I to April 15) unless the grading plans include.
verify compliance
plans check
a.
.
aBES
Provisions to mitigate erosion, Flooding, or the deposition of
sediment or debris. Grading performed during the rest of
b. Field check to verify
b. Prior to
b. As needed
b. OEM
the year should contain a provision for dust suppression.
installation of BMPs
rainy season
ER -5 Landslides and debris flows are to be stabilized or
Stabilization or removal to be.
during grading
During grading
Daily during
SG
removed.
done under the direction of
grading
SG.
ER -6 Placement of fill material and compaction shall be
a. Plan check. to verify
a. At final
a. Once
BES
done to withstand settling that could occur with seismic I
compliance with design
plan
check
a.
Key: CDD - Community Development
DPW -Department of Public Works
BES - Building and Engineering Services
-m.,. V-4-nmemat aiornmr
RWQCB- Regional Water Quality Control Board
SG - Applicant's Supervising Geologist
Page 1
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
MitigationMeasur•.e/Condition of Approval Action Required
ground shaking. Landslides, unstable rock slopes and debris requirements.
flows shall be stabilized to prevent movement during or b. Field check of grading
following an earthauake. _..
ER -8 If liquefiable soils are encountered during grading,
a. Field observations during
then proper re-engineering of the soils shall be performed or
the proposed structures moved to areas away from
grading. Follow-up report as
liquefiable soils. Areas of properties that have the potential
needed.
b. Disclosure statement to
of liquefaction should be identified, and asof these
lots should be told of the liquefaction potential.
prospective buyers to be
reviewed by CDD.
examined in the detailed geotechnical report to be prepared
for the final grading plan. If there is a risk of
hydroconsolidation, the earth materials are to be re-
engineered to reduce this risk, or the proposed structures
relocated to an area without the potential of
hydroconsolidation. Areas of a lot that have the potential of
hydroconsolidation that is not mitigated shall be identified,
and property purchasers be notified of the risk of
hydroconsoliciation.
. -. n o rrrvrr mr site construction shall be developed prior
to the initiation of grading and implemented throughout the
construction phase. The SWMP shall include specific
BMPs to control the export of material from the site and into
the local drainages and for any fuel storage or fuel handling
that could occur on-site during the construction phase.
SWMP and final grading plan to include permanent BMPs..
a. Submittal of detailed
Geotechnical Report to BES.
Follow-up design changes.
b. Disclosure statement to
prospective buyers to be
reviewed by CDD
Monitoring to Monitoring Responsible
Occur Frequency Agency or
rParty...
b. During b. Daily b. SG
a. DuringI a. Daily
grading. F.
b. At project
completion
a. When report
is submitted
and at final
plan check
b. At project
completion
a.. Plans to be submitted a. At final
prior to final design approval I plan check
b. Field check forb. Dugrin
implementation of temporary grading prior
BMPs during grading. to rainy season
c. Field check for
installation of permanent
BMPs.
Key: CDD Community Development Department
DPW -Department of Public Works
BES- Building and Engineering Services
b.. Prior to
issuance of
occupancy
certificate
Twice - at
report
submittal and
prior tofinal
design plan
approval
b. Prior to
issuance of
occupancy
certificate
a.
b. Weekly
during rainy
season
c. Prior toI c. Once
issuance of
golf course
occupancy
'CDD
a. BES
b. CDD
a. BES
RWQCB
b. OEM
c. OEM
OEM - Onsite Environmental Monitor
RWQCB - Regional Water Quality Control Board
SG - Applican Ps Supervising Geologist
Page 2
City of Santa Clarita Hunters Green Residential. Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of Approval
Action Required ,. �, °
Monitoring to
Monitoring
Responsible
Compliance Verification
Occur a°'
„ Prequeoey -
' Agcuc} or
Party, _
Initial
Date.
Comments "
As shown on the concept grading plans, the maximum slope
Final design plans that show
At final design
Once - prior to
BES
along the Oak Spring Canyon access road along the north
final roadway specifications
review
final plan
.site perimeter shall be 10% and also shall be improved with
approval
decomposed granite. [Not a required mitigation measure]
D -5(a) A Best Management Practices Plan and Integrated
Submittal and review of
At final plan
Twice -
CDD
Pest Management Pian shall be prepared for implementation
BMP and IPM plans. The
check
Review of
by the golf course.
City will forward the plans to
Draft and
a qualified consultant for
Final Plans
review.
D -5(b) Construct an oil and grease trap within the catch
a. Final design plan to show
a. At final
a.. Once
a. CDD
basin for the clubhouse parking lot and/or construct a
oil and grease traps
plan check.
perimeter infiltration trench. The catch basin shall include a
trap that prevents fioatables from discharging with the
b. Field check of installed
b. End of
b. Once
b,. OEM
drainage water.. The golf course operator shall be
traps
construction
responsible for monitoring and periodically cleaning out the
catch basin..
D -5(c) A groundwater monitoring well shall be installed
a. Installation of monitoring
a. At end of
a... Once
a. CDD
near the north property line near the Valley course 3rd tees
wells per state and county
grading
and another well installed along Live Oak Springs Canyon
standards.
Creek above the proposed debris basin. The wells must
meetthe minimum requirements of Bulletin 74-90
(California Well Standards) and the Los Angeles County
b. Review of sampling
b. During
b. Quarterly
b. CDD
code. The wells shall be sampled on a quarterly basis for a
reports. Reports submitted to
project
for 3 years,
minimum of three years, and then semi-annually for at least
City will be forwarded to a
operation
semi- annually
RWQCB
an additional seven years for a total of 10 years, with the
qualified consultant for
for next 7
sampling reports sent to the City and the Regional Water
review.
years
Quality Control Board. At the end of ten years, the data
shall be analyzed to determine if there is a need to continue
the monitoring. Constituents sampled for will include
nitrate, phosphate and any pesticides applied to the golf
courses. An initial well sample shall be taken at completion
of grading, but before the installation of landscape
vegetation.
Key: CDD - Community Development Department
DPW -Department of Public Works
BES - Building and Engineering Services
OEM - Onsite Environmental Monitor
R W QCB - Regional Water Quality Control Board
SG - Applicant's Supervising Geologist
Page 3
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition ofApproval
Action Required
Monitoring to
Monitoring Responsible ,`.ComplianceVerification, '
Occur
Frequency; Agency or
_
party, ',l
D -7(a) The applicant shall conduct groundwater pump tests
a. Submittal of a design for
a. Prior to
Initial Date Comments
a. Once a.. CDD
that further define the aquifer characteristics in Oak Spring
groundwater aquifer testing.
installation of
Canyon.. Monitoring of the pump tests shall be conducted at
any test wells.
a second well within the property (to also be used as a long
term water quality monitoring well) and at available offsite
b.. Submittal and review of
b- Prior to
b. Once b. CDD
wells. The test design and report shall be submitted to the
aquifer test reports. Reports
permitting and
City for review by an independent third party expert.. No
submitted to City will be
use of
groundwater extraction wells shall be permitted within Oak
forwarded to a qualified
groundwater
Spring Canyon until the applicant has shown to the
consultant for review..
extraction
satisfaction of the City that such extraction would not result in
wells in Oak
the significant reduction of water supply to offsite users and
Spring
subject to the review and approval of the City,
Canyon.
D -7(d) The applicant shall provide backbone infrastructure
Submittal of infrastructure
At Final Plan
Once CDD
for a potable water supply from the project site along Oak
design plans with Final Plan
check
Spring Canyon Road from Comet Way to the Angeles
design.
National Forest boundary.. This infrastructure shall consist
of a mainline pipe connecting as a loop system to Comet
Way and a pressure reducing station at the northern property
line.
AIR QUALITY
AQ-i(a) Water trucks shall be used during construction to
Construction monitoring to
During
Daily OEM
keep all areas of vehicle movement damp enough to prevent
verify dust control
construction
dust from leaving the site.. At a minimum, this will require
twice daily applications (once in late morning and once at
end of workday). Increased watering is required whenever
wind speed exceeds 15 mph.
Grading should be suspended if wind gusts exceed 25 mph.
AQ -1(b) Amount of disturbed area should be minimized
Construction monitoring to
During
Daily OEM
and onsite vehicle speeds should be reduced to. 15 mph or
verify dustcontrol
construction
less.
KeysCDD - Community Development
De artment
P
DPW -Department of Public Works
BES- Building and Engineering Services
OEM - Onsite. Environmental Monitor
RWQCB - Regional Water Quality Control Board
SG -Applicant's Supervising Geologist
Page 4
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation Measure/Coudition of Approval
Action Required
Monitoring to
Monitoring
Responsible
- Compliance verification - �-
Occur
Frequency
Agency or
-
Initial
Date
Comments.
AQ -1(c) If importation, exportation and stockpiling of fill
Construction monitoring to
During
Daily
OEM
material is involved, soil with 5% or greater silt content that
verify dust control
construction
is stockpiled for more than two days shall be covered, kept
moist, or treated with soil binders to prevent dust generation.
Trucks transporting material shall be tarped from the point
of origin or shall maintain at least two feet of freeboard.
AQ -1(d) After clearing, grading, earth -moving or
a. Construction monitoring
a. During
a, Daily
a. OEM
excavation is completed, the disturbed area shall be treated
to verify dust control
construction
by watering, or revegetaton, or by spreading soil binders
until the area is paved or otherwise developed. Specifically,
b. Field check of residential
b.. At
b. Once.
b. OEM
the residential lots shall be revegetated with a non-invasive
lots
completion of
cover until they are sold.
grading
AQ -3(a) Golf carts for the project site shall be electric only..
Check of golf course prior to
Prior to course
Once.
CDD
opening of course
opening
AQ -3(b) The applicant shall comply with the City's
Submittal of report indicating
At final plan
Once
CDD
Transportation Demand Management ordinance to reduce
methods to be employed to
check
trips and, subsequently, air pollutant emissions..
meet City TDM Ordinance
AQ -3(c) Incorporate energy-saving design solutions in the.
Submittal of energy audit of
At final
Once
BES
clubhouse to reduce energy consumption by at least 20
clubhouse facilities
clubhouse
percent below current Federal guidelines as specified in
design check
Title 24 of the Code of Federal Regulations.
BIOLOGICAL RESOURCES
B -1(a) The proposed project will be required to comply
a. Payment of equivalent
a. Prior to
a. Once
a. CDD
with the conditions of the oak tree permit.. This shall
value fees / accounting for
initiation of
include the payment of the equivalent value fees for
removed trees via updated
grading
removed and transplanted trees, with onsite plantings of
oak tree report.
oaks credited against the fee. The biological monitoring
plan shall include specific monitoring of onsite oak tree
b. Monitoring of oak trees /
b. Two years
b. Annually at
b. Applicant
plantings for a period of two years after completion of site.
submittal of report
after project
a minimum
oak tree
development and landscaping.. At the end of two years, all
construction
consultant /
oaks shall be checked for health conditions compared to
Report to
before project implementation and any trees observed to be
CDD
declining in health shall be monitored for an additional three
�w• wu - Community uevempment uepartment
DPW -Department of Public Works
BES - Building and Engineering Services
OEM - Onsite Environmental Monitor
RW QCB - Regional Water Quality Control Board
SG -Applicant's Supervising Geologist
Page 5
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation Measure/Condition of Approval
Action Required
Monitoring to
Monitoring
Responsible
.Compliance Verification
Occur
Frequency
Agency or.
Party
--
Initial
Date
Comments.
years. Specific recommendations for preservation of
c. Continued monitoring of
c. Five years
c. Annually at
c. Applicant
declining oak trees shall also be made. Oak trees that die in
trees in declining health /
after project
a minimum
oak tree
the natural areas between the fairways shall be replaced on
submittal of report
construction
consultant /
an equivalent value basis. The dead trees shall be left
Report to
standing to provide cavity nesting areas for birds and roosts
CDD
for raptors unless they present a safety hazard or a disease
hazard to other oaks.
114(b) At least 50% in aggregate of the shoreline edge of
Field check of final landscape
At completion
Once
OEM
the golf course lakes shall be revegetated with native
plantings
of plantings
freshwater marsh elements.
114(c) Proposed fairway roughs shall be revegetated with
a. Review of seed and
a.. Prior to
a.. Oncea.
CDD
native perennial bunch grasses at a mix of 2; I to non-native
planting mix prior to
landscape
species. These roughs shall be maintained as native
landscape installation
installation
perennial grasslands unless after three years of effort, it is
b. Submittal of report
b. 3 years after
b.. Annually
b. CDD
shown that such revegetation would be unsuccessful.
detailing results
installation
B -1(d) The Integrated Pest Management plan proposed for
Submittal and review of IPM
At final plan
Twice - review
CDD
the project shall be prepared in accordance with the current
plan. Plan would be
check.
of Draft and
practices advised by the Statewide Integrated Pest
forwarded for review to a
Final plans
Management Project, University of California, Division of
qualified consultant.
Agriculture and Natural Resources.
B -1(e) The slope revegetation and fire clearance zone shall
Field check of slope
During and at
Periodically
OEM
be initially planted only with native species. Limit fire
revegetation and fire clearance
completion of
during
hazard fuel modification to hand -thinning of individual
zones
landscaping
thinning
shrubs, clearing dead fuel, "multi -cutting," replanting with
operations.
fire-resistant native shrubs or other methods to attain fire
Final check at
safety while producing a biologically viable community,
completion
B -2(a) Seed collection and plant salvaging efforts for the
Collection of seed and plants /
Prior to grading
Periodic.
OEM
Pcirson's morning-glory shall be attempted in chaparral
incorporation of material into
and during
during
.areas prior to site mass grading.
landscaping vegetation
landscaping
construction
B -2(b) The location of Plummer's mariposa -lilies shall be
Recovery of bulbs and
Prior to
Periodic:
OEM
marked during the spring flowering period, with the bulbs
incorporation into landscaping
construction
during.
dug up in the late fall to winter for transplanting before the
vegetation
construction
heavy winter rains of January through March.
Key: CDD - Community Development Department
DPW -Department of Public Works
DES - Building and Engineering Services
OEM - Onsite Environmental Monitor
RWQCB - Regional Water Quality Control Board
SG -Applicant's Supervising Geologist
Page 6
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation 6leasure/Condition of Approval
Action Required
Monitoring to
Monitoringw,
Responsible
Compliance Verlficatton
Occur
Frequency
Agency or
Pam,.
.Initial.
Date
Comments
-
B -3(a) Construction workers shall be notified through
Conduct a pre -construction
Prior to
Once
OEM
preconstruction meetings that a variety of sensitive wildlife
meeting
initiation of
are present at the site and that they shall not willfully harm
grading
any species, especially snakes and other reptiles- During the
construction meeting, the proper method of moving snakes
from construction zones shall be illustrated.
R -3(b) Include creation and maintenance of freshwater
a. Final landscape plan check
a. At final plan
a. Once
a. CDD
marsh habitat along the margins of the golf course lakes to
to confirm design
check
increase the potential for recovery of two -striped garter
specifications
snake, mountain kingsnake, and western spadefoot toad
b. Field check of installed
b. At
b. Once
b.. OEM
populations in the project vicinity..
landscaping
completion of
landscaping
B -3(c) The existing retention ponds shall be drained prior to
a. Clawed frog removal and
a. During
a. Once when
a. OEM
construction and filling of the proposed lakes. During the
capture of sensitive species
project
ponds are
draining, clawed frogs shall be caught with netting or by
construction
drained
other means and killed. At the same time, two -striped garter
snakes and any other sensitive species in the ponds shall be
b. Maintenance of sensitive
During project
Periodically
b.. Applicant
captured,: The native animals shall be maintained until the
animals until reintroduced
construction
during
biological
golf course lakes are filled and native vegetation is installed
construction
consultant
along the banks, at which time, the snakes and other
sensitive species shall be released into the new habitat.
B -3(d) A capture and off-site relocation plan shall be
Acquisition of Fish and Game
Prior to
Once
OEM
developed for the San Diego horned lizard. Such a plan
permits; identification of
initiation of
would include the scouring of the north portion of the
relocation site, plan
grading in Oak
alluvial fan scrub to capture horned lizards and the
implementation
Spring Canyon
identification of suitable unoccupied habitat to which they
could be relocated.
B -3(e) Install swallow boxes in the retained natural areas.
Installing nest boxes atter
Prior to
Once
CDD
between the fairways. Installation of bat boxes to be located
completion of grading
issuance of
'
at least 800 feet from residential areas.
occupancy
permit for golf
course
Key: CDD -Community Development Department
DPW -Department of Public Works
BES - Building and Engineering Services
OEM -Onsite Environmental Monitor
RWQCB- Regional Water Quality Control Board
SG - Applicant's Supervising Geologist
Pagel
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation Measure/Co edition of Approval
Action Required -
Monitoring to
Monitoring
Responsible
Compbance
Verdicahon
Occur-
Frequbneq
Agency or
Party
TRAFFIC /C/RCULAT/ON
Inal
Date'
Comments'
T -t The timing of the proposed project shall be conditioned
Project occupancy delayed
Prior to
Once
CDD
based on the timing of the proposed bridge improvements.
until completion of bridge
issuance of
improvements
occupancy
T-4 A traffic signal as warranted should be installed for the
Installation of traffic signal
permits
Prior to
Once
BES
Sand Canyon and Lost Canyon Roads intersection by the
and development of
issuance of
applicant. A reimbursement mechanism shall be created so
reimbursement fund
occupancy
that future additional traffic will pay a fair share portion of the
cost of this traffic signal.
permits
T -S A traffic control plan shall be instituted for each spectator
Submittal of a traffic control
If and
As needed
BES
golf tournament event that shall include at a minimum:
pian at least two months prior
whenever
• the number of traffic control officers;
to any spectator golf
necessary
• the location and time period of control;
tournament
• contingency plans for emergency vehicles; and
• parking restrictions/controls on residential streets.
1 -9(8) A left tum lane shall be installed at the main site
Installation of left tum lane
Prior to
Once
BES
entrance.
and striping in
g
issuance of
occupancy
T -9(b) A left turn lane shall be striped on Sand Canyon
Install left -turn striping on
permits
Prior to
Once
Road at the entrance to Live Oak Springs Canyon Road..
Sand Canyon Road
issuance of
BES
occupancy
permits
AESTHETICS
AES-I(a) The applicant shall comply with the Hillside.Plan
Plan check to verify
At final plan
Once
CDD
Review/Permit Requirements as established in the Uniform
compliance with design
check
Development Code. Any recommendations forthcoming
requirements
from the Community Development Director, as provided for
BES
in Section 17.89.030 of the Code shall be implemented.
wu - community Development Department
DPW -Department of Public Works
BES- Building and Engineering Services
OEM—Onsile Environmental Monitor
RWQCB- Regional Water Quality Control Board
SG - Applicant's Supervising Geologist
Page 8
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitt ation Measure/Condition of Approval
g pp
Action Required
Monitoring to
Monitoring
Responsible
, Compliance Verification
:.Occur
Frequency
„Agencyor;.',
Party"
AES -1(b) If grading leads to exposure of low cohesion
Covering of sandy soils with
During
Daily
OEM
Initial
D ate
Comments
sandy soils four feet or greater in height, slopes shall be
jute matting or other BMPs
construction
protected with jute matting and landscaping to the
satisfaction of the City Engineer.,.
AES -1(c) If grading leads to exposure of bedrock or hard.
a. Submittal of final
At final plan
a. Once
a. CDD
pack soils which resist revegetation, landscaping shall be
landscape design plan for
check
implemented through the excavation of plant holes in a
approval
BES
random pattern with an average of five feet on center.
Plantings shall come from the palette included in the City's
b. Field check of landscape
b. At
b. Once
b. OEM
Ridgeline Preservation and Hillside Development
installation
completion of
Ordinance or as otherwise approved for the site..
landscaping
AES -3(a) The maintenance facility shall be sided with a
Submittal of architectural
At final plan
Once
CDD
material other than metal. Recommended materials for all or
treatment for maintenance
check
part of the facade treatment include (a) wood in a board -and-
facility and adjacent
batten finish, or (b) stone masonry. The facility's design,
landscaping to verify
material, and color treatment shall complement the
compliance with design
clubhouse facility.. The structure's roofline and facades
requirements..
-
shall be. articulated through the incorporation of gables,
eaves, or windows.. A landscaping plan for the area
surrounding the maintenance facility shall be submitted to
the Community Development Department for review and
approval. It shall incorporate the plant palette used for the
remainder of the development, and shall be oriented to
provide dense screening from adjacent properties.
AES -3(b) The large parking lot should be further reduced
Plan check to verify
At final plan
Once
CDD
in size, with a greater number of parking spaces provided in
compliance with design
check
the smaller lot. Alternatively, the total number of required
requirements
parking spaces should be reduced_.
AES -3(c) Residential development shall adhere to all
Final design plan check to
At final plan
Once
CDD
applicable standards and guidelines of the Ridgeline
verify compliance with
check
Preservation and !Hillside Development Ordinance, the
design requirements
Community Design Element of the General Plan,. and the
Sand Canyon Special Standards District to the satisfaction
of the Director of Community Development.
__.� _..,............� .......,..... .... ........
DPW -Department of Public Works
BES -Building and Engineering Services
vr,m - vnsne environmental Monitor
RWQCB - Regional Water Quality Control Board
SC - Applicant's Supervising Geologist
Page 9
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation MeasurelCondition ofA Approval
g pp l
AES -4(2) Except for locations where the internal roadway -
Action Required:
Final design plan check for
Monitoring
to,
At final plan
ring
Frequency
enc
Once
Responsible
A enc or
Agency
Party.
CDD
compliance
p
Verification
,
InitialDate
Comment4-.,
intersects with Sand Canyon Road, street lighting shall not be
compliance with lighting
check.
permitted. Bridges, signage, and clubhouse entryways may be
requirements
illuminated with discreet up -lighting. Signage and clubhouse
entryways may also use back lighting.
AES -4(b) Lighting of driving range shall be prohibited.
Final design plan check for
At final plan
Once
CDD
(ALTERNATIVE: Lighting of driving range shall be limited
compliance with lighting
check
to splash lighting front canted berm areas.)
requirements
AES -4(c) All lighting of clubhouse and maintenance
Check of lighting standards
Prior to
Once
OEM
facilities shall be of an accent nature.. Any security lighting
after installation
issuance of
shall be screened such that lighting globes are not visible
clubhouse
from a distance of 20 feet.
occupancy
AES -4(d) Parking lot lighting shall be limited to bollards
a. Final design plan check
permit
a. At final
a. Once
a. CDD
not to exceed four -feet in height. Trees and walkways may
for compliance with design
plan check
be lighted with accent lighting..
requirements.
b. Check of lighting
b. Prior to
b. Once
b. OEM
standards after installation
issuance of
occupancy
Parking lot perimeters shall be bcrmed to a
a.. Final design plan check
permit
a. At final
a.. Once
a. CDD
of four feet in height to preclude spillage of
for compliance with design
plan check
ad -lighting off site.: No berming is required in the
requirements
ing lot for the perimeter adjoining the clubhouse
=clubhouse
b.. Post -grading check of
b. Prior to
b. Once
b. OEM
en the clubhouse and the access road. No berming
berthheights
parking lot
for the small parking lot from the clubhouse.
paving and
ckwise to the southeast corner.
landscaping
NOISE
N -2(a) No more than two pieces of equipment should
Field observations for
During grading
Daily
OEM
operate simultaneously within 200 feet of a residence during
compliance during grading
operations
grading operations..
N -2(b) Any internal haul roads for transporting fill material
Field observations for
During grading
Daily
OEM
around the site shall be located a minimum of 500 feet from
compliance during grading
operations
the nearest offsite residence.
Key: CDU- Community Development
Dc arlment
P
DPW -Department of Public Works.
BES - Building and Engineering Services
OEM - Onvtc Lnvtronmen tat Monitor
RWQCB - Regional Water Quality Control Board
SG - Applicant's Supervising Geologist
Page 10
City of Santa Clarita Hunters Green Residential Development and Golf Course
Mitigation Monitoring and Reporting Program
Mitigation MeasurelCondition of Approval I Action Required
Monitoringto Monitoring
Occur I Frequency
Responsible I Compliance Verification'
Agency or
Party
I hough not required mitigation, the applicant shall prepare Submittal of disclosure Prior to Once CDD
disclosure documents for distribution to prospective documents to the City for finalization of
residential lot purchasers that identifies the presence of review and approval, Tract Map.
mining uses in the Angeles National Forest to the east.
Key: CDD -Com in unify Development Department
DPW -Department of Public Works
DES - Building and Engineering Services
OEM - Onsite Environmental Monitor
RWQCD - Regional Water Quality Control Board
SG - Applicant's Supervising Geologist
Page l l
ORDINANCE NO. 96-29
AN ORDINANCE OF THE CITY COUNCIL OF
THE CITY OF SANTA CLARITA, CALIFORNIA
AMENDING THE OFFICIAL ZONING MAP (PREZONE 95-001 AND ZONE
CHANGE 95-001) FOR THE AREA LOCATED WITHIN AND ADJACENT TO
THE EXISTING CITY LIMITS IN THE SAND CANYON AND OAK SPRING CANYON
AREAS (HUNTERS GREEN PROJECT, REVISED MASTER CASE 95.049)
WHEREAS, the Hunters Green Development Corporation (the applicant) has proposed
and initiated prezoning of approximately103 acres of land currently vacant located adjacent
to and outside the existing City limits, in the Oak Spring Canyon area prior to annexation
to the City of Santa Clarita (proposed Annexation No. 1995-01) and a zone change to attach
a Planned Development overlay on the remaining 298 acres of the site in both the Oak Spring
Canyon and Sand Canyon areas; and
WHEREAS, such prezoning, as described in the legal description and mapped on
Exhibit A, would become effective upon annexation and designated upon the Zoning Map
incorporated within and made a part of the City's Unified Development Code; and
WHEREAS; the City of Santa Clarita City Council set August 27, 1996, at the hour
of 6:30 p.m., in the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita,
California, as the time and place for a public hearing before said City Council, and notice of
said public hearing was given in the manner required by the Santa Clarita Municipal Code;
and
WHEREAS, at said public hearing, testimony was received, if any, for, and/or against
the proposed prezone and zone change; and
WHEREAS, at said public hearing, said prezone and zone change was duly heard and
considered and the City Council directed staff to prepare an ordinance for the Council's
consideration at the September 10, 1996 Council meeting.
THEREFORE, be it resolved by the City Council of the City of Santa Clarita as
follows:
SECTION 1. The City Council does hereby find and determine as follows:
A. The prezone is a change from Los Angeles County A-1-2 (Light Agriculture,
Two Acre Minimum Lot Size) to City of Santa Clarita RE -PD (Residential
Estate -Planned Development) for the purpose of annexation to the City.
B. The zone change is a change from City of Santa Clarita RVL (Residential Very
Low) to RVL-PD (Residential Very Low -Planned Development).
C. The Environmental Impact Report prepared for the project has been circulated
for review and comment by affected governmental agencies and the public, and
all comments received have been considered.
Ordinance No. 96-29
Page 2
D. Public participation and notification requirements pursuant to Sections 65090
and 65351 of the Government Code of the State of California were duly
followed.
SECTION 2. Based upon the testimony and other evidence, if any, received at the
public hearing, and upon studies and investigations made by the Planning Commission and
the City Council and on their behalf, the City Council further finds and determines that the
project is consistent with the General Plan and complies with all other applicable
requirements of State law and local ordinance.
SECTION 3. In acting on the prezoning application, the City Council has considered
certain principles and standards, and finds and determines as follows:
A. That a need for the prezone classification to RE -PD exists within the project
area.
B. That the subject property is a proper location for the RE -PD designation.
C. That public necessity, convenience, general welfare and good planning practice
justify the prezoning designation of RE -PD,
D. That the proposed prezoning designation of RE -PD is consistent with existing
land uses in the area and would not result in a substantive change to the
existing zoning of the subject site.
E. The proposed change is consistent with the objectives of the Unified
Development Code, the General Plan and development policies of the City.
F. That the proposed Annexation No. 1995-01 prezoning area consists of 103.4
acres of vacant land located adjacent to and outside of the existing City limits,
in the Oak Springs Canyon area, as identified in the attached exhibit.
SECTION 4. In acting on the zone change application, the City Council has
considered certain principles and standards, and finds and determines as follows:
A. That a need for the zone classification to RVL-PD exists within the project
area.
B. That the subject property is a proper location for the RVL-PD designation.
C. That public necessity, convenience, general welfare and good planning practice
justify the zoning designation of RVL-PD.
D. The proposed change is consistent with the objectives of the Unified
Development Code, the General Plan and development policies of the City.
Ordinance No. 96-29
Page 3
SECTION 5. The City of Santa Clarita City Council has reviewed and considered the
environmental documentation for the project and has adopted City Council Resolution No.
96-120 which included Zone Change 95-001 and Prezone 95-001.
SECTION 6. Based upon the foregoing, the City Council does hereby ordain that the
application for a prezone is approved, and that the Official Zoning Map of the City of Santa
Clarita is hereby amended to designate the subject property RE -PD and RVL-PD,
SECTION 7, This ordinance shall become effective at 12:01 a.m. on the thirty-first
day after adoption, or in the case of the prezone, upon the effective date of the annexation
(proposed Annexation No. 1995-01) of the subject property to the City of Santa Clarita,
whichever occurs last.
SECTION 8. The City Clerk shall certify as to the passage of this Ordinance and
cause it to be published in the manner prescribed by law:
Ordinance No. 96-29
Page 4
PASSED, APPROVED AND ADOPTED this day of 1996.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES) §
CITY OF SANTA CLARITA)
I, City Clerk of the City of Santa Clarita, DO HEREBY
CERTIFY that the above and foregoing Ordinance was regularly introduced and placed upon
its first reading at a regular meeting of the City Council on the day of
1996. That thereafter, said Ordinance was duly adopted and passed
at a regular meeting of the City Council on the day of
1996, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
City Clerk
C... jno.006-17.m
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