HomeMy WebLinkAbout1998-10-13 - AGENDA REPORTS - RESID DEV CIRCLE J RANCH (2)AGENDA REPORT
City Manager
Item to be presentedky: Jason Smisko
PUBLIC HEARING
DATE: October 13, 1998
SUBJECT: APPEAL OF PROPOSED RESIDENTIAL DEVELOPMENT
IN CIRCLE J RANCH, MASTER CASE 94-038/TTM 44896
Resolution No. 98-122 -
DEPARTMENT: Planning and Building Services
Adopt Resolution No. 98-122: a) Certifying the Final Environmental Impact
Report (EIR) (SCH #95021005), adopting a Statement of Overriding
Considerations for the project's cumulative .impact to air quality, biological
resources; and, b) adopting the Findings of Fact prepared for the project; and, c)
adopting the Mitigation Monitoring and Reporting Program prepared for the
project; and, d) approving Master Vesting. Tentative Tract Map 44896,
Conditional Use Permit 94-001, Oak Tree Permit 94-007, and Hillside Review 94-
007 (Master Case 94-038), subject to the attached conditions of approval.
BACKGROUND
Master Case No. 94-038 was approved by the City of Santa Clarita Planning
Commission on July 28, 1998 following a 5 — 0 vote. Prior to that meeting the
Planning Commission had conducted three public hearings on the project. One of
the meetings consisted of a field visit to the site conducted by staff.
The Planning Commission's approval was appealed in writing by Councilmember
Laurene Weste on August 12, 1998.
To summarize this project and its history, an application for a tentative tract map
and the associated entitlements was filed with the Department of Community
Development on October 24, 1994. Staff determined that an EIR would be
required. The initial request was for the applicant to subdivide 56 acres of land
into 156 single family residential lots, 192 tow nhome units, obtain a conditional
use permit for clustering of. development, and permission to remove 19 oak trees.
The original project has undergone substantial modifications as a result of staff
comment and community input. .The revised project cons 'stsof pL.yeduction in
Appol
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residential density from 348 units to 252 units and a decrease in proposed oak
tree removals from 19 to nine. The allowable buildout of a property this size in
the RM zone would permit up to 616 units. Given the City's Hillside Ordinance
restrictions and the area's topography, the property would be entitled to have up
to 7.7 units per acre, or approximately 405 dwelling units. The project proposes
252 single family and townhome units, which results in an overall density of
approximately 4.5 dwelling units per acre.
The project site is located at the intersection of Circle J Ranch Road and Via
Princessa. The project consists of 95 single family detached homes on the south
side of Via Princessa, 157 single family attached townhomes on the north side of
Via Princessa, and a 0.75 acre park site proposed to be dedicated to the City of
Santa Clarita. The City is working toward an agreement with the Metropolitan
Water District to combine that park site with 4.25 acres of adjacent land to create
a neighborhood park. The project includes a 3.1 acre parcel zoned for industrial
use. No development is proposed on the industrial parcel at this time.
Prior to approval, the Planning Commission added conditions of approval to the
project, including but not limited to, requiring a noise study upon completion of
construction for the multi -family units, requiring stamped concrete on all four
crosswalks at the intersection of Circle J Ranch and Via Princessa, and providing
recycling education to potential property owners.
The proposed project will result in environmental effects which, although
mitigated to the extent feasible by implementation of mitigation measures, will
remain significant unavoidable adverse .impacts as discussed in the
Environmental Impact Report and Findings. As a result, a Statement of
Overriding Considerations (SOC) has been prepared for impacts to air quality,
biological resources, school districts, and solid waste generation. Of note, these
impacts are cumulative and long term, not project specific. The above significant,
unavoidable impacts are acceptable when balanced against any one of the twelve
benefits listed in the SOC.
APPEALISSUES
The City Clerk's Office received three letters requesting that the Planning
Commission's approval be appealed to the City Council. The items of concern
identified in the letters were:
♦ Compatible Development
♦ Pedestrian Bridge
♦ Proposed Park
♦ . "All Other Issues"
♦ Noise
♦ Circulation
♦ School District Agreements
Immediately attached is a summary of the explanations to the appeal letters. An
additional attachment elaborates on the alternatives to the proposed project as
identified in the EIR.
ALTERNATIVE ACTION
1: Approve any of the alternatives in Attachment 2 as identified in the EIR.
2. Deny the project.
3. Other action as determined by the Council.
FISCAL IMPACT
Standard, annual maintenance fees for streets, slopes, and the park.
ATTACHMENTS
Attachment 1, Appeal Topics Summary
Appeal Letters
Vicinity Map
Resolution 98-122
Attachment 2, Response to Alternatives
CEQA Statement of Findings and Facts
Statement of Overriding Considerations
Project Findings
Mitigation Monitoring Program
Conditions of Approval
Site Plan
JES
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CITY OF SANTA CLARITA
NOTICE OF PUBLIC HEARING '
REGARDING AN APPEAL OF A PLANNING COMMISSION DECISION
OF APPROVAL OF MASTER CASE NO. 94-038, TENTATIVE TRACT MAP 44896
CONDITIONAL USE PERMIT 94-001, OAK TREE PERMIT 94-007,
HILLSIDE REVIEW 94-004.
A PROPOSAL TO SUBDIVIDE A 56 ACRE PROPERTY INTO
95 SINGLE FAMILY LOTS AND 157 TOWNHOME UNITS
IN THE CITY OF SANTA CLARITA, CALIFORNIA
PUBLIC NOTICE IS HEREBY GIVEN:
A Public Hearing will be held before the City Council of the City of Santa Clarita regarding an
appeal of a Planning Commission Decision of approval of Master Case No. 94-038, Tentative
Tract Map 44896, Conditional Use Permit 94-001, Oak Tree Permit 94-007, Hillside Review 94-
004. A proposal to subdivide a 56 acre property into 95 single Family lots and 157 townhome
units. The application also includes: a conditional use permit to allow for gating of the
townhome complexes; a hillside review to allow for development of a hillside property; and an
oak tree permit to allow for the removal of nine oak trees. An Environmental Impact Report
(EIR) has been required. The project location is east of San Fernando Road, west of the
Metropolitan Water District Pipeline, and on the north and south sides of Via Princessa in the
Circle J Ranch area of the City of Santa Clarita, California. The project applicant is Beazer
Homes California, Inc.
The hearing will be held by the Santa Clarita City Council in the City Hall Council Chambers,
23920 Valencia Blvd., 1st Floor, on the 13' day of October, 1998, at or after 6:30 p.m.
Proponents, opponents, and any interested persons may appear and be heard on this matter
at that time. Further information may be obtained by contacting the City Clerk's Office, Santa
Clarita City Hall, 23920 Valencia Blvd., Suite #301, Santa Clarita, CA.
If you wish to challenge this action in court, you may be limited to raising only those issues you
or someone else raised at the public hearing described in this notice, or in written
correspondence delivered to the City Council, at, or prior to, the public hearing.
Dated: September 14, 1998
Sharon L. Dawson, CMC
City Clerk
Publish Date: September 17, 1998
\corres\phform.wpd
RESOLUTION NO. 98-122
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SANTA CLARITA UPHOLDING THE PLANNING
COMMISSION'S APPROVAL OF MASTER CASE 94-038,
WHICH CONSISTS OF VESTING TENTATIVE TRACT
MAP 44896, CONDITINAL USE PERMIT 94-001, OAK
TREE PERMIT 94.007, HILLSIDE REVIEW 94.007, AND
AN ENVIRONMENTAL IMPACT REPORT DESIGNATED
STATE CLEARINGHOUSE NUMBER 95021005. -
MASTER CASE 94-038 SUBDIVIDES APPROXIMATELY
56 ACRES FOR THE DEVELOPMENT OF 251 UNITS
INCLUDING 95 SINGLE FAMILY RESIDENTIAL LOTS,
156 TOWNHOME UNITS, AND ONE INDUSTRIAL
ZONED PARCEL. THE PROPERTY IS LOCATED EAST
OF SAN FERNANDO ROAD, WEST OF THE
METROPOLITAN WATER DISTRICT PIPELINE AND
ON BOTH SIDES OF VIA PRINCESSA WITHIN THE
CITY OF SANTA CLARITA.
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 was filed for Master Case 94-038 was filed by Beazer Homes
Southern California (the applicant) with the City of Santa Clarita (City) on
October 24, 1994. The application proposed to subdivide the 56 -acre site into
a total of 348 residential units. This specific proposal was withdrawn by the
applicant and revised based upon comments received from staff and input
from the surrounding community.
b. A revised application for Master Case 94-038 was filed by Beazer Homes
Southern California (the applicant) with the City of Santa Clarita (City) .The
application proposes:
1. Approval of the vesting map of Tentative Tract 44896 to subdivide
approximately 56 acres into 252 units including 95 single family residential
lots, 157 townhome units and one (1) zoned parcel. The project has since
been revised by the Planning Commission to eliminate one of the multiple
family units;
2. Approval of a Conditional Use Permit to allow gating of the driveways of the
townhome units;
Resolution 98-122
Page 2
3. Approval of an Oak Tree Permit to allow for the removal of up to nine (9) of
the 35 [including the removal of one (1) Heritage Oak] oak trees on the site;
4. Approval of a Hillside Review to ensure conformance with the City's codes
for development on land with average cross slopes in excess of 10%; and
C. The project site is designated RM (Residential Moderate) and I (Industrial) by
the City's General Plan. The subject site is zoned RM (Residential Moderate)
and I (Industrial).
d. All utilities would be extended to the site.
e. The City notified all responsible and trustee agencies, interested citizen groups,
and individuals of the preparation of the Draft Environmental Impact Report
(Draft EIR) for the proposed Circle "J" Ranch Residential Development; and
f. The City public participation process included a program for the Notice of
Preparation, Notice of Completion, Draft EIR, and Response to Comments/Final
EIR; and
g. The City solicited public input and comment. on the proposed project and
environmental documentation; and
h. The City caused to be prepared an Environmental Assessment and an
Addendum to the Environmental Assessment both of which are designated as
the Initial Study of December 15, 1997 by the City of.Santa Clarita. A copy of
the Initial Study was included in the Draft EIR; and
i. The City caused to be prepared a Notice of Preparation (NOP) on January 25,
1998. A copy of the NOP was included in the Draft EIR; and
The City conducted a public scoping meeting on February 26, 1998 related to
the solicited public input and comment on the proposed project and
environmental documentation; and
k. Written comments were received in response to the NOP and Initial Study. A
copy of these comments was included in the Draft EIR; and
1. The Draft EIR reflected changes to the project based upon the comments
received; and
in. At the direction of the City a Notice of Completion of Draft Environmental
Impact Report for the Circle "J" Ranch Residential Development — Master Case
No. 94-038 Vesting Tentative Map 44896 was filed with the State of California
and Los Angeles County on May 27, 1998; and
Resolution 98-122
Page 3.
n. At the City's request the State established an official review period for the Draft
EIR beginning on May 27, 1998 and ending on July 10,1998; and
o. A copy of the Notice of Completion and Notice of Completion and Draft EIR -
Mailing List was provided in the Response to Comments/Final EIR; and
P. The Planning Commission conducted a Public Hearing on June 2, 1998 to the
solicited public input and comment on the proposed project and environmental
documentation. Further, at the June 2, 1998 Planning Commission Public
Hearing the Commission heard testimony from the City Staff, applicant, and
interested parties related to the project description, background and
environmental status; and
q. The City Staff prepared a Staff Report for the Public Hearing on June 2,
1998; and
The Planning Commission conducted a Public Hearing on June 16, 1998 to
solicit public input and comment on the proposed project and environmental
documentation and to tour the proposed project site. Further, during the tour
of the site the City Staff, City's environmental consultants, the applicant and
their consultants, and interested citizens discussed. details of the project
including but not limited to traffic patterns, oak trees, noise impacts, grading,
ridgelines, and the park site. Further, that the City Staff directed the
preparation of a presentation package related to all exhibits presented during
the tour. This package is and has been available for public review and
inspection at the City, and
S. The City Staff prepared a Staff Report for the Public Hearing on June 16,
1998; and
t. The Planning Commission conducted a Public Hearing on July 7, 1998 to
solicit public input and comment on the proposed project and environmental
documentation. Further, the purpose of the Public Hearing was to answer the
Commission's questions and to discuss the issues that were raised by the
Commission at the previous public meetings on the item. Further, that during
the Public Hearing the Commission and public requested information related to
a variety of environmental topics that was provided by the City Staff and their
consultants; and
U. The City Staff prepared a Staff Report for the Public Hearing on July 7, 1998;
and
V. The City prepared a Response to Comment/Final EIR that responded to each
comment received during the public review period for the Draft EIR; and
Resolution 98-122
Page 4
W. The City mailed the document to all those responsible and trustee agencies,
interested citizens, and groups that commented on the Draft EIR.
X. The Planning Commission conducted a Public Hearing on July 28, 1998 to
solicit public input and comment on the proposed project and environmental
documentation. Further that the.purpose of the Public Hearing was to answer
the -Commission's questions and to elaborate on the issues that have been
raised by the Commission at the previous public meetings on the item. Further,
that during the Public Hearing the Commission and public requested
information related to a variety of environmental topics that was provided by
the City Staff and their consultants. At this meeting, the Planning Commission
approved Master Case 94-038 (as revised), subject to the conditions of approval
including modifications thereto made by the Commission; and
Y. The Planning Commission's approval'of Master Case 94-038 (as revised) was
appealed on August 12, 1998 by the following persons: Councilmember Laurene
Weste, Carl Kanowsky, and the Law Firm of Bowie, Arneson, Wiles and
Giannone, representing the Newhall School District. Copies of these appeal
letters have been made a part of the permanent file for this project.
Z. The City Council conducted a duly noticed Public Hearing on October 13,
1998, at 6:30 p.m. on the appeal of Master Case 94-038 (as revised) to solicit
public input and comment on the proposed project and. environmental
documentation. City staff prepared an agenda report and all .written
materials, including correspondence, was transmitted to the Council.
SECTION 2. NOW, THEREFORE, BE IT HEREBY RESOLVED the City
Council does hereby make the findings as outlined in the CEQA Statement of
Findings and Facts, Statement of Overriding Considerations, and Project Findings
and Fact as they pertain to the Master Case 94-038 and further finds that each
finding is supported by substantial evidence provided in said documents and the
public record.
SECTION 3. NOW, THEREFORE, BE IT HEREBY FURTHER
RESOLVED by the City Council of the City of Santa Clarita that:
a. This City Council does hereby certify the Final Environmental Impact Report as
complete and adequate in that it addresses all environmental effects of the
proposed Circle "J" Ranch Residential Development project and fully complies
with the requirements of CEQA, the Guidelines, and the City of Santa Clarita
guidelines for implementation of CEQA and the Guidelines. The Final
Environmental Impact Report is composed of the following elements:
• Draft Environmental Impact Report - May, 1998;
Resolution 98-122
Page 5
• Response to Comments/Final EIR, July 1998; .
• All attachments, incorporations, and references delineated
above;
• City Staff Reports for the Planning Commission Meetings of
June 2, 1998, June 16, 1998, July 7, 1998 and July 28,1998;
• Minutes of the Planning Commission Meetings of June 2, 1998,
June 16, 1998, July 7, 1998 and July 28, 1998;
• City Agenda Report for the City Council Meeting of October 13,
1998;
• Minutes of the City Council Meeting of October 13,1998;
• CEQA Statement of Findings and Facts in Support of Findings;
• Statement of Overriding Considerations; and
• Mitigation Monitoring Program.
b. The City Council makes the findings .contained. in the CEQA Statement of
Findings and Facts in Support of Findings with respect to significant impacts.
defined in the Final Environmental Impact Report and finds that each fact in
support of finding is true and is based upon substantial evidence in the record,
including the Final Environmental Impact Report. The CEQA Statement of
Findings and Facts in Support of Findings (Attachment to the October 13, 1998
Agenda Report) is incorporated herein by this reference.
c. The City Council makes the finding that the facts set forth in the Statement of
Overriding Consideration are true and are supported by substantial evidence in
the record, including the Final Environmental Impact Report. The Statement of
Overriding Considerations (Attachment to the October 13, 1998 Agenda Report)
is incorporated herein by this reference.
d. The City Council finds that the Final Environmental Impact Report • has
identified all significant environmental effects of the project and that there are
no known potentially significant environmental effects of the . project not
addressed in the Final Environmental Impact Report.
e. The City Council finds that all significant effects of the project are set forth in
the CEQA Statement of Findings and Facts in Support of Findings and the Final
Environmental Impact Report.
Resolution 98-122
Page 6
f. The City Council finds that the Environmental Impact Report reflects its
independent judgment and that of the City as reflected in the recommendations
of the City.
g. The City Council finds that. the unavoidable adverse impacts of the project, as
identified in the CEQA Statement of Findings and Facts in Support of Findings,
that have not been reduced to a level of insignificance have been reduced in their
impacts by the impositions of mitigation measures which shall be incorporated
into conditions of approval. The City Council finds that the remaining
unavoidable adverse impact is clearly outweighed by any one (1), or any
combination of the economic, .legal, social, technological, or other benefits of the
project as set forth in the Statement of Overriding Considerations.
h. The City Council finds that although the Final Environmental Impact Report
identifies certain, significant environmental effects that will result if the project
is approved, all significant effects that can be mitigated or avoided have been
reduced -to an acceptable level by the imposition of mitigation measures. In
accordance with the requirements of Public Resources Code Section 21081.6, a
Mitigation Monitoring Program has been developed for the project. The
Mitigation Monitoring Program shall be incorporated as a condition of approval.
The list of mitigation measures is as shown in the Mitigation Monitoring
Program (Attachment to the October 13, 1998 Agenda Report), which is
incorporated herein by this reference.
i. The City Council finds that potential mitigation measures of project alternatives
not incorporated into the project (including the "no project/no development"
alternative) are rejected as infeasible based upon specific economic, legal, social,
technological or other considerations are as set forth in the CEQA Statement of
Findings and Facts in Support of Findings and.the Final Environmental Impact
Report. Further the City Council finds that a good faith effort was made to
incorporate alternatives in the preparation of the Draft Environmental. Impact
Report and all reasonable alternatives were considered in the review process of
the Final Environmental Impact Report and ultimate decisions on the project.
j. Upon approval of this Resolution the City Clerk is hereby directed to file a Notice
of Determination with the County Recorders Office, County of Los Angeles and
the California State Clearinghouse pursuant to Section 21152 of the Public
Resources Code.
SECTION 4. The City Council does hereby make the following findings of
fact as they pertain to the Master Case 94-038 related to approval of the Vesting
Map of Tentative Tract Number 44896:
Findings
Resolution 98-122
Page 7
1. The City Council finds that the proposed subdivision, together with the,
provisions for its design and improvements, is consistent with the Santa
Clarita General Plan, the Zoning Code, and/or any specific plan;
2. The City Council finds that the site is physical suitable for the type of
development;
3. The City Council finds that the site is suitable for the proposed density of
development;
4. The City Council finds that the design of the subdivision or the proposed
improvements are not likely to cause substantial environmental damage or
substantially and avoidably injure fish and wildlife or their habitat;
5. The City Council finds that the design of the subdivision or type of
"improvements are not likely to cause serious health problems, and
6. The City Council finds that the design of the subdivision or type of
improvements will not conflict with easements, acquired by the public at
large, for access through or use of, property within the proposed subdivision.
Facts in Support of Findings
1. The facts in support of these findings are as outlined in the Circle "J" Ranch
Residential Development CEQA Statement of Findings and Facts, Statement of
Overriding Considerations, and Project Findings and Facts.
SECTION. 5. The City Council does hereby make the following findings
based upon the facts presented in support of findings as they pertain to the Master
Case 94-038 related to approval of the Conditional Use Permit 94-001:
Finding
1. The City Council finds that the propose location, size, design, and
operation characteristics of the proposed use is in accordance with the
purpose of the Development Code, the purpose of the zone in which
the site is located„ the Santa. Clarita General Plan, and the
development policies and standards of the city; and
2. That the location, size, design, and operating characteristics of the
proposed use will be compatible'with and will not adversely affect or
be materially detrimental to adjacent uses, residents, buildings,
structures, or natural resources, with consideration give to:
3. That the location, size, design, and operating characteristics of the
proposed use will be compatible with and will not adversely affect or
Resolution 98-122
Page 8
be materially detrimental to adjacent uses, residents, buildings,
structures, or natural resources, with consideration give to:
a. Harmony in scale, bulk, coverage, and density;
b. The availability of public facilities, services and utilities;
C. The harmful effect, if an, upon desirable neighborhood
character;
d. The generation of traffic and the capacity and physical
character of surrounding streets;
e. The suitability of the site for the type and intensity of use or
development which is proposed;
f. The harmful effect, if any, upon environmental quality and
natural resources; and
4. That the proposed use will comply with each of the applicable
provisions of this Code, except for an approved variance or
adjustment.
Facts in Support of Findings
1. The facts in support of these findings are as outlined in the Circle "J" Ranch
Residential Development CEQA Statement of Findings and Facts, Statement of
Overriding Considerations, and Project Findings and Facts.
SECTION 6. The City Council does hereby make the following findings of
fact as they pertain to the Master Case .94-038 related to approval of the Oak Tree
Permit 94-007:
Finding
1. The condition or location of the oak tree(s) requires cutting to maintain or aid its
health, balance or structure.
2. The condition of the tree(s) with respect to disease, danger of falling, proximity to
existing lots, pedestrian walkways or interference with utility services cannot be
controlled or remedied through reasonable preservation and/or preventative
procedures and practices.
3. It is necessary to remove, relocate, prune, cut or encroach into the protected zone
of an oak tree to enable reasonable use of the subject property which is otherwise
prevented by the presence of the tree and no reasonable alternative can be
Resolution 98-122
Page 9
accommodated due to the unique physical development constraints of the
property.
4. The. approval of the request will not be contrary to or in conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance.
5. No Heritage Oak Tree shall be removed unless one or more of the above findings
are made and the decision maker also finds that the Heritage Oak Tree's
continued existence would prevent any reasonable development of the property
and that no reasonable alternative can be accommodated due to the unique
physical constraints of the property. It shall further be found that the removal of
such Heritage Oak Tree will not be unreasonably detrimental to the community
and surrounding area.
Facts in Support of Findings
1. The facts in support of these findings are as outlined in the Circle "J" Ranch
Residential Development CEQA Statement of Findings and Facts, Statement of
Overriding Considerations, and Project Findings and Facts.
NOW THEREFORE, BE IT HEREBY FURTHER RESOLVED by the City
Council of the City of Santa Clarita that the following actions are taken:
ACTION 1 CERTIFYING THE ENVIRONMENTAL IMPACT REPORT
AS DESCRIBED HEREIN;
ACTION 2 ADOPTING THE MITIGATION MONITORING PROGRAM
ATTACHED HERETO AS ATTACHMENT 2;
ACTION 3 ADOPTING THE CEQA FINDINGS AND FACTS IN
SUPPORT OF FINDINGS ATTACHED HERETO AS
ATTACHMENT 3;
ACTION 4 ADOPTING THE STATEMENT OF OVERRIDING
CONSIDERATIONS ATTACHED HERETO AS
ATTACHMENT 4; AND
ACTION 5 CONDITIONALLY APROVING THE VESTING MAP OF
TENTATIVE TRACT NUMBER 44896, CONDITIONS
ATTACHED HERETO AS ATTACHMENT 5;
ACTION 6 APPROVE CONDITIONAL USE PERMIT 94-001
ACTION 7 APPROVE OAK TREE PERMIT 94-007
ACTION 8 APPROVE HILLSIDE REVIEW 94-007
Resolution 98-122
Page 10
PASSED, APPROVED, AND ADOPTED at City of Santa Clarita City Council
Meeting on the 13th day of October 1998.
MAYOR
ATTESTED
CITY CLERK
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES }ss
CITY OF SANTA CLARITA }
I, Sharon Dawson, CMC, City Clerk of the City of Santa Clarita do hereby certify
that the foregoing Resolution was duly adopted by the City Council at the meeting
thereof, held on the W day of October, 1998, by the following vote of the City
Council,
AYES:
NOES:
ABSENT:
CITY CLERK
s:\counci1\reso98122.doc
ATTACHMENT 1
The following five pages highlight the concerns raised by the appellants and is
followed by staffs elaboration and explanation of the item. These issues were
discussed at length during one or more of the Planning Commission meetings for
the project.
Incompatibility of proposed development with the existing community:
The EIR analyzes the land use compatibility of the proposed project with adjacent
and surrounding land uses. The project's proposed townhome units are located
directly adjacent to the existing 148 unit Oak Tree Apartment Complex. The
project's proposed single-family units are located in close proximity to other
existing single-family units to the east in Circle J Ranch. Area residents have
expressed to staff and to the applicant residential would be a preferred use over
other considered uses, such as commercial or industrial. The EIR concludes that
the project's density and dwelling unit types are considered compatible with the
adjacent and existing development.
Impact of noise on both the existing community and the development:
The EIR anticipates that the proposed development will absorb some of the noise
that resonates to the existing, developed community. According to the analysis in
the EIR, the proposed project meets the City's noise thresholds and is consistent
with the City's General Plan and Municipal Code pertaining to. noise regulations.
According to the noise consultant, incorporation of noise barrier mitigation
measures. listed in the draft EIR would reduce the noise levels to a level of
insignificance. These measures include a five-foot tall earthen berm with a six to
seven foot tall masonry block wall along a portion of the project's western
property line, adjacent to the railroad right-of-way. Noise levels will be reduced
further in the future due to the realignment of the tracks by the MTA.
The noise study included all future and proposed thoroughfares adjacent to the
project site: At the last Planning Commission hearing a speaker from the public
erroneously stated that the noise analysis did not take into account the
completion of the bridge over San Fernando Road. This statement is inaccurate,
as the EIR analyzed the impacts of noise associated with increased traffic in the
future on Via Princessa, Circle J Ranch Road and San Fernando Road.
Recommended mitigation measures include the construction of five and six foot
tall block walls as noise barriers along portions of Via Princessa and Circle J
Ranch Road.
MC 94-038
Appeal Topica Summary
Page 2
A required condition of approval requires the applicant to complete a final noise
attenuation analysis reflecting actual pad elevations and slope heights to ensure
that the project will not exceed an exterior noise standard of 65 dB CNEL in
outdoor living areas and in interior standard of 45 dB CNEL in all habitable
rooms. Wall and berm heights would be refined, if necessary, based upon the
findings of this analysis.
Need for a paseo bridge across Via Princessa to provide access to the
proposed park and bike paths:
The applicant has prepared a pedestrian.path of travel plan for those to access
the park from four different directions. The applicant has been required to install
a signal and to place stamped concrete at all four crosswalks at the intersection of
Via Princess and Circle J Ranch Road.
In June, the Planning Commission asked staff to investigate adding a pedestrian
bridge over Via Princessa to the park site as part of this project. California law
has established a process for cities to exact money and/or land from developers to
offset impacts to parks and recreation amenities through a mechanism called a
Parkland Dedication or Fee Requirement (Quimby Fee). In projects of this size,
it is the City standard to require a fee in lieu of land dedication. The fee for this
project is estimated at $371,975.00.
Early on in the entitlement process, City staff requested that the applicant look at
the feasibility of providing a neighborhood park in Circle J Ranch in conjunction
with the project. Residents of the area have for several years cited the need for a
park at Park Commission and Council meetings. Initially, the applicant proposed
a density of 348 units, which required Quimby fees in an amount nearly equal to
the costs associated with the construction of a neighborhood park, excluding land
costs. This fee has since been reduced due to reduction in project density.
Regardless of the above, the applicant has continued to commit towards the
construction of a park at an approximate cost of $745,000. City staff considers
this to be a significant benefit of the project, as the applicant is only legally
required to meet the state law.
Requiring the applicant to construct a pedestrian bridge in conjunction with the
park would certainly bring forth nexus issues. Staff understands the
community's desire for a pedestrian bridge, however staff does not believe the
bridge is warranted or necessary at this time. Pedestrian bridges are typically
not a required component of a City park, which is evidenced by the number of
MC 94-038
Appeal Topics Summary
Page 3
parks in the City that are not accessed by a pedestrian bridge. Past practice has
shown that pedestrian bridges are under used when a signalized at -grade
pedestrian crossing is also provided. Staff believes that there would be sufficient,
safe pedestrian access from the residences based on the prepared pedestrian path
of travel plan.
Additionally, the Planning Commission believes and staff concurs that it would be
premature to earmark specific property on this project for bridge accesses. A
pedestrian bridge for the expressed reasons should be a regional planning effort
and not be limited to one proposed project of this size.
Impact of new traffic from both the development (including, but not
limited to the proposed gates) and the Via Princessa flyover bridge:
As a result of the proposed project, the applicant has been conditioned to make
several road improvements and/or make payment of Fair Share Improvement
Fees for impacts on other community intersections.
At a minimum, the applicant will; install a signal at the intersection of Circle J
Ranch Road and Via Princessa; reconstruct Circle J Ranch Road between San
Fernando Road and Via Princessa to include five lanes (two in each direction and
a two way left turn lane along the center); provide bike lanes, sidewalks, and No
Stopping signs on both sides of Circle J Ranch Road; and implement traffic signal
and striping modification at the intersection of Circle J Ranch Road and San
Fernando Road to include two southbound left-trun lanes on San Fernando Road,
one right, one shared right and left, and one left turn lane exiting Circle J Ranch
Road.
City Ordinance 96-14 regulates private gated developments and does not prohibit
gates for this sort of proposed project. The Planning Commission, City staff, and
the Los Angeles County Fire Department analyzed the proposed gates and found
them to be in compliance with Ordinance 96-14 requirements for stacking
distances, turn arounds, and other regulations.
Failure to require the developer to reach a final agreement with the
Metropolitan Water District (MWD) on the proposed park site:
The applicant has offered to build the proposed City. neighborhood park site to
City standards. Staff has received a letter from the applicant reiterating this
commitment. The applicant has fulfilled its administrative obligations toward
completing the park. The City and the MWD have completed negotiations for the
proposed park site. The City is waiting for lease documents from the MWD for
signature. Staff anticipates that the park will be finished prior to the completion
of the first phase of development. Once all park improvements are made, the
MC 94-038
Appeal Topica Summary
Page 4
park will be under the control of the City. As written previously, state law limits
the amount of park land, improvements, and in -lieu fees that can be required of a
project. While the applicant has offered to do more that the state law requires,
the City cannot require the project to build the total five acre park.
Oak Trees:
As conditioned by the Planning Commission, staff presented the project's Oak
Tree Mitigation Plan to the Commission on September 1, 1998. The Commission
approved the plan 4 — 0 (Chairperson Hoback absent). A total of 35 oak trees
were identified on-site. Thirty-one are Coast Live Oaks and three are Valley
Oaks. Two of the Valley Oaks meet the criteria for "heritage oak trees" per the
City's definition in the Development Code. The applicant is proposing to remove
up to nine oak trees. One of the heritage oaks is proposed for removal for safety
reasons.
In summary, the mitigation plan includes the replacement of these subject
approved removals with one, 60 inch box Valley Oak Tree, 209 24 inch box Coast
Live Oak trees, 53 Canyon Oak Trees and 2,563 under -story shrubs. The intent
of the plan is not merely to replace native Oaks with native Oaks, but to establish
a natural Oak Woodland habitat. The natural plan community habitat would
generally be planted in large designated open space areas that will reflect the
natural way plant habitats exist throughout undisturbed native Oak Woodlands.
Schools:
The applicant has obtained signed mitigation agreements from the Wm. S. Hart
High School District and the Newhall School District.
Setback from railroad right of way:
The Planning Commission acknolwledged that it had concerns with this issue as
well. At the direction of the Commission, staff spoke with the Public Projects
Engineer for the Metropolitan Transportation Authority (MTA), Lou Cluster,
P.E., regarding the potential hazard associated with the locating of a residential
community in close proximity to railroad tracks. Mr. Cluster advised staff that
the MTA does not have a concern with the design of the project as it relates to
safety. Mr. Cluster indicated that there are numerous locations in Southern
California where railroad tracks are located closer to residential development. He
further indicated that track safety has dramatically improved on all Metrolink
tracks, as the MTA conducts frequent inspections of the track. These types of
inspections did not occur in the past, when a majority of the tracks in Southern
California were owned by Southern Pacific and where used only for freight trains.
Finally, Mr. Cluster indicated that an argument could be made that the
MC 94.038
AppeaZ Topica Summary
Page 5
berm/wall barrier would also serve as a safety barrier between the residential
units and the railroad tracks, if a very unlikely train derailment occurred.
Similar to a freeway divider, the berm would absorb most of the shock of a
derailed train car and could possibly redirect said train car away from the units.
Currently, the MTA/SCRRA and Beazer Homes are finalizing a land swap to
realign a portion of the railroad track along the project's frontage. This land swap
does not impact the design of the project.This land swap was initiated at the
request of the MTA who has wanted to straighten the subject portion of the track
for several years. This realignment, combined with the Planning Commission's
removal of unit No. 129, will provide for the conditioned 80 feet multi -family
structure setback from the centerline of the railroad track.
The Planning Commission believed and staff concurs that the realignment, in
conjunction with the berming/wall barrier, will resolve tbis issue.
JES
s: \council\ 94038ap1
VICINITY MAP-
MC#
94-038
TRACT NO. 44896
SUBJECT
SITE
City Councitwoman Launene Weste
23920 Valencia Blvd., Third Floor
Santa Clanta, CA 91355
August 12, 1998
CITY OF SANTA CLARITA
Alts 11 2 30 PH S
RECEIVED
CITY CLERns OFFICE
City Cleric
City of Santa Clanta
23920 Valencia Blvd., Third Floor
Santa Clanta, CA 91355
RE: APPEAL OF PLANNING COMMISSION'S APPROVAL OF BEAZER HOMES
RESIDENTIAL DEVELOPMENT - CIRCLE "J' RANCH
MASTER CASE NO. 94-038
VESTING TENTATIVE TRACT MAP NO. 44896
CONDITIONAL USE PERMIT NO. 94001
HILLSIDE REVIEW NO. 94007
OAK TREE PERMIT NO. 94007
To Whom It May Concern:
As a City Council member, I wish to appeal the Planning Commission's approval of the
Beazer project. While I wish to appeal the entire.approval, specific areas of concern
include
1. Incompatibility of proposed development with existing community;
2. Impact of noise on both existing community and the development;
3. Need for a paseo bridge across Via Pnncessa to provide access to the
proposed park and the bike paths;
4. Impact of new traffic from both the development (including but not limited to the
proposed gates) and the Via Princessa flyover bridge;
5. =allure to require the developer to reach a final agreement with MWD on the
proposed park site;
6. All other issues raised while the project was being considered by the Planning
Commission.
Please agendize this appeal for consideration by the full City Council as soon as
possible. Thank you.
Sincer
Lauren e 'Neste
City Council Member
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Sharon L. Dawson, CMC
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City Clerk
Office of the City Clerk
City of Santa Clarity
23920 Valencia Boulevard
Santa Clarita, California 91355-2196
Re: Notice of Apt- Plug Commission's Adoption of Resolution No. P98-23
Re: Beazer Homes, Califomia, Inc
City Master Case No. 94-038
Dear Ms. Dawson:
On or about July 28, 1998, the Planning Commission ("Commission') held continued
public hearings (Master Case Number 94-038) regarding the request of Beazer Homes,
California, Inc to approve tentative tract map 44896, Conditional Use Permit 94-001, Oak Tree
Permit 94-0b7, HiIlside Review 94-007, and to certify the final Environmental Impact Report
Sch ;1.95021005. As a result thereof; Resolution No. P98-23 was adopted by the Commission.
Our cfiem, the Newhall School D
Commission be gtpealed pursuant w all istrict ("Newhall'decision , herein requests the den of the
appeal processes allowable by Stare and local law, ort
the basis that no mitigation iters bees made for school districts, and the proposed development is
not in compliance with the general pica.
iru, oiao •• ��}
Hiro iL card Dnan� tiil�c3i Jcoa.
BowxE, A MESON, Wins & Gt&NNONE
Tender of the tegttited
filing fee for the requested appeal has been made is the amount of
51,150.00 by courier today.
BONE, ARNESON'
WMES & GIANNONE
By:
C== A. Brock, Esq,
Cc: Marc A. Winger, SOP*r'ntendent
Newhall School District
Carla RyhaL Esq.
Frsllc Can aanol+saV. Esq. yaw Urncas ar t:any sanawfay tmc {nO51:yal: I� •.acr. i�a'+1 S9at6b .a.ls..naran Uawfar•
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THE LAW OFFICES
of
CARL J. KANOWSKY, ESQ.
23929 Valencia BML, Saito 411
Santa CHrita, CA 91355-2109
(805) 290-2656
(805) 290-2714 (fax) or 287-3605 (ale. fax)
August 12, 1998
VIA FAX (805) 259-8125 AND U. S. MAIL
Ms. Sharon Dawson, City Clerk
City of.Santa Clarita
23920 Valencia Blvd., Third Floor
Santa Clarita, CA 91355
RE: APPEAL OF PLANNING COMMISSION'S APPROVAL OF BEAZER HOMES
RESIDENTIAL DEVELOPMENT - CIRCLE "J" RANCH
MASTER CASE NO. 94-038
VESTING TENTATIVE TRACT MAP NO. 44896
CONDITIONAL USE PERMIT NO. 94-001
HILLSIDE REVIEW NO. 94-007
OAK TREE PERMIT NO. 94007
Dear Ms. Dawson:
As we understand it, City Councilwoman Laurene Weste has fled an appeal of the Planning
Commission's approval of the Beazer project, as described above. Speaking on behalf of a
large group of concerned homeowners in Circle J, we wish to also appeal of the action of
the Planning Commission taken on July 28, 19.98, in which they approved the Beazer
project.
This appeal is based upon all the issues, material, evidence, written documentation, and oral
testimony provided to the City of Santa CIarita and the Planning Commission relative to
Beazer's project.
As an appeal has already been filed, we understated that there is no need for us to pay a
separate fee to preserve our rights of appeal or to pay any additional fees. If this not
correct, then please notify the undersigned immediately. Thank you.
1 Sincerely,
Carl J. Kanowsky
ATTACHMENT 2
On the following three pages staff has evaluated the five alternatives to the
project as' presented in the Draft Environmental Impact Report. In
summary, staff contends that the current proposal represents the soundest
community planning option. The applicant, Beazer Homes, has indicated that
none of the alternatives meet the objectives of the proposed project.
Alternative 1
No Project/No Development Alternative
From a basis of sound community planning, Alternative 1 would result in no
development on a site designated by the City's General Plan and Zoning Code
for "RM" Residential Moderate Development, and for "I" Industrial
Development. These land use designations are inconsistent with a No
Project/No Development Alternative. Alternative 1 could result in ongoing
circulation constraints, and, as a result, increase air quality impacts.
Alternative 2
Less Dense Project Alternative
Alternative 2, a less dense alternative, would eliminate the economic
feasibility of the development project. Single-family detached homes are the
dominant land use of the proposed project. Multi -family attached residential
homes are proposed only in areas adjacent to multi -family residential units.
Additionally, Alternative 2 would not provide the neighborhood park for the
community. This area of the City has been identified as deficient in public
park areas. A less dense. project could not economically support the
neighborhood park provided by the proposed project.
From an economic feasibility base, Alternative 2 would not provide the
economic value that would afford the construction of the City required public
infrastructure. The alternative would provide less revenue for the City and
school districts.
azR-s4-ass
Alternatives
Page 2
Alternative 3
Smaller Development Area Alternative
Alternative 3 is not based on sound community planning. A completely
multi -family attached residential development would not be consistent or
compatible with the residential neighborhoods that surround the Circle J
Ranch site. The proposed project provides residential development .edges
that are compatible with and at similar densities to the adjacent residential
community. Numerous meetings with members of the surrounding
community have resulted in the attempt to.develop the Circle J Ranch site
with a concept that reflects the values of the existing community. Single-
family detached homes are the dominant land use. Multi -family attached
residential homes are proposed only in areas adjacent .to. multi -family
residential units.
Alternative 3 would not provide the economic value that would afford the
construction of the City required public infrastructure. The alternative
would provide less revenue for the City and school districts. Alternative 3
would not provide the neighborhood park for the community. A complete
multi -family attached residential development would meet the recreational
needs of the residents by the provision of private recreational areas (pool,
club house, etc.) rather than through the development of a neighborhood park
that will be a benefit to the wider residential community.
Alternative 4
Development Consistent with RM/Hillside Zoning Alternative
Alternative 4 would have 153 more residential units than the proposed
project." Alternative 4. would result in increased water/hydrology and
drainage impacts than the proposed project. The aesthetic, noise, hazard,
train vibration impacts of the project would be greater. The potential
subsurface scientific and cultural resource, grading, impacts would be the
same as for the proposed project. Alternative 4 would have greater potential
impacts to fire, paramedic, sheriff, library, public transit, solid waste
disposal, school districts, and recreation facilities than the proposed project.
Alternative 4 might not provide the neighborhood park for the community.
BZR•944"
Alternatives
Page)
Alternative 5
Rio Vista Roadway Extension
Alternative 5 is not based on sound community.planning. During numerous
meeting with members of the community and public hearings with the City's
Planning Commission not once was support for Alternative 5 mentioned by
the general public or appointed decision -makers. Alternative 5 would route
regional traffic through an existing and proposed single family residential
neighborhood. Potential changes to the community would include noise,
traffic, air quality, and safety issues. Additionally, the City Council has
previously reviewed this alternative circulation pattern and rejected the
Alternative. Finally, Alternative 5 would not provide the neighborhood park
for the community.
5ie�a�LI
r
CIRCLE "J" RANCH RESIDENTIAL DEVELOFAAENT
SANTA CLARITA, CALIFORNIA
CEQA STATEMENT OF FINDINGS AND FACTS,
STATEMENT OF OVERRIDING CONSIDERATIONS, AND
PROJECT FINDINGS AND FACTS
CITY OF SANTA CLARITA
Department of Planning and Building Services
23920 Valencia Boulevard, Suite 300
Santa Clarita, California 91355-2196
State Clearinghouse No. 95021005
July, 1998
TABLE OF CONTENTS
CEQA STATEMENT OF FINDINGS AND FACTS, STATEMENT OF OVERRIDING
CONSIDERATIONS, AND PROJECT FINDINGS AND FACTS
CIRCLE "J" RANCH RESIDENTIAL DEVELOPMENT
ENVIRONMENTAL IMPACT REPORT
STATEMENT OF FINDINGS AND FACTS
I.
INTRODUCTION..............................................................................................I.......::.........
1
II.
BACKGROUND...................................................................................................................
3
III.
FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS OF THE PROJECT............................................................
4
A. Impacts Found To Be Less Than Significant.....................................................................
4
B. Impacts Mitigated To a Level of Less Than Significant.....................................................
9
C. Unavoidable Adverse Impacts.........................................................................................
40
IV.
PROJECT ALTERNATIVES..............................................................................................
45
STATEMENT OF OVERRIDING CONSIDERATIONS
I.
INTRODUCTION................................................................................................................
53
II.
UNAVOIDABLE ADVERSE IMPACTS..............................................................................
54
M.
BENEFITS OF PROJECT.....................................................................................:..............
55
TV.
FINDING............................................................................................................................
58
PROJECT FINDINGS AND FACTS
I.
INTRODUCTION................................................................................................................
59
IL
FINAL ENVIRONMENTAL IMPACT REPORT..................................................................
66
M.
VESTING MAP OF TENTATIVE TRACT NUMBER 44896 ................................................
68
IV.
CONDITIONAL USE PERMIT............................................................................................
71
V.
OAK TREE PERMIT 94-007.................................................................................................
73
VL
HILLSIDE REVIEW 94-M.................................................................................................
75
CEQA STATEMENT OF FINDINGS AND FACTS
CIRCLE "J" RANCH RESIDENTIAL DEVELOPMENT
ENVIRONMENTAL IMPACT REPORT
SIGNIFICANT ENVIRONMENTAL EFFECTS IF THE PROPOSED PROJECT IS
IMPLEMENTED, FINDINGS WITH RESPECT TO SAID EFFECTS, AND STATEMENT OF
FACTS IN SUPPORT THEREOF, ALL WITH RESPECT TOTHEPROPOSED
CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT FOR THE CIRCLET'
RANCH RESIDENTIAL DEVELOPMENT, CITY OF SANTA CLARITA CALIFORNIA
I. INTRODUCTION
These Findings and Facts in Support of Findings have been prepared to explain the rationale that the City of
Santa Clarita (City) has used in making particular findings.concerning the environmental effects of the Circle
"7" Ranch Residential Development (project).
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines (Guidelines) promulgated
pursuant thereto provide:
"No public agency shall approve or carry out a project for which an EIR has been completed which
identifies one or more significant environmental effects of the project unless the public agency makes
one or more written findings for each of those significant effects accompanied by a brief explanation
of the rationale for each finding."
The possible findings are:
Finding 1 - Changes or alterations have been required in, or'incorporated into, the project which avoid
or substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other agency or
can and should be adopted by such other agency.
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make infeasible the mitigation measures or
project alternatives identified in the final EIR.
The required findings shall be supported by substantial evidence in the record. (Guidelines Section 15091)
The City is considering the approval of the project. The City has prepared an Environmental Impact Report
(EIR) for the project that has identified certain significant effects which may occur as a result of the project
alone or on a cumulative basis in conjunction with other past, present, and reasonably foreseeable future
projects. Further, the City desires to approve this project and, after determining that the EIR is complete and
has been prepared in accordance with CEQA and the Guidelines, the findings setforth herein are made.
This document is organized into four sections. This section, "Introduction," provides an overview and identifies
the possible findings that may be made. The second section, "Background," describes the environmental _
process. The third section, "Findings and Facts in Support of Findings for the Significant Environmental
Effects of the Project," provides a summary of the impacts determined to be less than significant, the impacts
mitigated to a level of less than significant, and the unavoidable adverse impacts. The fourth section, "Project
Alternatives," describes the alternatives to the proposed project and provides the rationale for the rejection of
the alternatives.
IL BACKGROUND
This section describes the environmental review process for the Project. -
In accordance with CEQA requirements, a Notice of Preparation (NOP) of a Draft EIR. was filed with
the State Clearinghouse on December 15,1997. The State Clearinghouse assigned State Clearinghouse
Number 95021005.
2. The NOP, an Initial Study, and an Addendum to the Initial Study were distributed to all responsible and
trustee agencies and other interested parties on January 25, 1998 for a 30 -day public review. A Public
Scoping Meeting for the project was held on February 26, 1998at the Santa Clarita City Hall. A Notice
of Public Scoping Meeting appeared in The Signal on May 12, 1998. Copies of the comments received
on the NOP/Initial Study and during the scoping process were included in Appendix C to the Draft EIR.
3. In accordance with CEQA requirements, a Notice of Completion (NOC) of the Draft EIR was filed with
the State Clearinghouse on May 27, 1998.
4. The Draft EIR was distributed to all responsible and trustee agencies and other interested parties by the
City. The distribution list is available at the Santa Clarita City Hall.
5. A forty-five (45) day public review period for the Draft EIR was established, pursuant to State law,
which commenced on May 27, 1998 and ended on July 10, 1998. A public hearing was conducted at
the Santa Clarita City Hall on June 2, 1998, June 16, 1998, July 7, 1998, and July 28, 1998 to receive
oral and written testimony on the Draft EIR. The City accepted public comment letters through July 16,
1998.
6. Comments received during the public review period for the Draft EIR were responded to in a Response
to Comments document dated July 17, 1998.
A Mitigation Monitoring Program dated July 1998 was prepared to monitor the implementation of the
mitigation measures for the project.
8. A Final EIR has been prepared for the project. The Final EIR is composed of the following:
a. Draft EIR, May 1998;
b. Response to Comments/Final EIR, July 17, 1998;
C. All attachments, incorporations, and references to the documents delineated above;
d. City Staff Reports for the Planning Commission Meetings of June 2, 1998, June 16, 1998, July
7, 1998, and July 28, 1998;
e. Minutes of the Planning Commission Meetings of June 2, 1998, June 16, 1998, July 7, 1998, and
July 28, 1998;
f. CEQA Statement of Findings and Facts in Support of Findings;.
g. Statement of Overriding Considerations; and
h. Mitigation Monitoring Program.
III. FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR THE SIGNIFICANT
ENVIRONMENTAL EFFECT OF THE PROJECT
This section provides a summary of the findings and facts in support of findings for the environmental effects
of the project. The summary provides impacts found to be.less than significant, impacts mitigated to a level
of insignificance, and impacts which remain unavoidable adverse impacts as determined in the preparation of
the Initial Study; an Addendum to the Initial Study, and the EIR.
A. IMPACTS FOUND TO BE LESS THAN SIGNIFICANT
The following describes impacts of the project found to be less than significant. The Initial Study and the
Addendum to the Initial Study, provided in Appendix B of the EIR, was used to focus the scope of the Draft
EIR The following provides a summary of the impacts found to be less than significant in the preparation of
the Initial Study, the Addendum to the Initial Study, and the EIR.
INITIAL STUDY
Land Use and Planning
1. The proposed project will not result in a conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project.
2. The proposed project will not be incompatible with existing land uses in the City.
3. The proposed project will not disrupt or divide the physical arrangement of an established community.
4. The proposed project will not affect a Significant Ecological Area (SEA).
Population and Housing
1. The Proposed Project will not cumulatively exceed official regional or local population projections.
2. The proposed project will not create a net loss in jobs.
3. The proposed project will not displace existing mousing.
Geologic Problems
1. The proposed project will not result in the destruction, covering or modification of any unique geologic
or physical features.
2. The proposed project will not result in development within an Alquist-Priolo Special Studies Zone.
Transportation/Circulation
1. The proposed project will not result in inadequate emergency access to nearby uses.
.l
2. The proposed project will not result in insufficient parldng capacity onsite and offsite,
3. The proposed project will not result in conflicts with adopted policies supporting alternative
transportation.
Hazards
1. The proposed project will not result in the possible interference with an emergency response plan or
emergency evacuation plan
2. The proposed project will not increase fire hazard in an area with flammable brush, grass, or trees.
Cultural Resources
The proposed project will not restrict existing religious or sacred uses within the potential impact area.
ADDENDUM TO INITIAL STUDY
Land Use and Planning
1. The project will not conflict with the General plan and zoning designations.
Water
1. The project will not alter surface water quality (e g., temperature, dissolved oxygen, or turbidity)
within the adjacent improved drainage channels.
2. The project is not located adjacent to any body of water and will not result in a change in the amount
of surface water.
3. The project results in mirror alterations to drainage patterns within the southern portion of the project
site. These alterations do not result in significant changes in the direction of water. movements.
4. Subsurface borings demonstrate that project grading will not impact groundwater aquifers and does
not affect the capability of groundwater recharge or alter the direction or rate of flow of groundwater.
Transyortation/Clrculation
Theprojectincorporates expandedright-of-wayrequirements for the extensionof Via Pricessa through
the project site and does not result in the potential for a disjointed pattern of roadway improve.
Biological Resources
1. The project does not result in impacts to wetland habitat or a blueline stream.
2. No evidence of a significant wildlife migration corridor exists on the natural and disturbed portions
of the project site.
5
Utilities
1. The project's potential impact to this regional water distribution facility is considered a less than '
significant impact.
2. The County Sanitation District has indicated there is adequate capacity in the sewer trunk lines and
treatment plants serving the project site.
3. The incremental increase in storm water drainage due to the increase of impervious surfaces within
the project site is considered less than significant.
4. The water district serving the project site has indicated there is adequate capacity to serve the project.
Aesthetics
L The increased light and glare associated with the homes and future industrial development have been
mitigated through standard conditions of approval to a level considered less than significant.
ENVIRONMENTAL IMPACT REPORT
Land UsefPlanninQ
I. The proposed development project consists of single-family detached, multiple -family attached and
light industrial land uses. These land uses are genially consistent with the goals and policies set forth
within the Land Use Element of the Santa Clarita General Plan (pages L-22 through L-34).
2. The intensity of development proposed by the project is well under the density'allowed by the Land
Use Element of the General Plan.
3. The project is consistent with regional and local General Pian goals and policies to provide a balance
between jobs and housing.
4. The townhome portions of the project propose automatic gates to control access. Pursuant to
requirements of the Unified Development Code, a Conditional Use Permit is required with findings to
allow the controlled access gates.
5. - The project site is located immediately adjacent to multi -family residential to the north (Oak Tree
Apartments), the Metropolitan Water District (MWD) Saugus Feeder Water Line Fee owned right-of-
way to the east, undeveloped hillside areas with a protected secondary ridgeline to the south and the
Metropolitan Transportation Authority (MTA) Rail Line right-of-way to the west. The project's
residential land uses are considered compatible with these existing adjacent natural features and
improvements.
11
Air Quality
1. The project's effect onthe jobsibousing balance is considered to be less than significant. The proposed
project is primarily residential. Therefore, only the industrial portion of the project would be subject
to a congestion management plan and transportation demand management strategies.
2. The project will not have a significant adverse impact on local air quality. On a regional basis, the
project will result in an increase by less than one-tenth of one percent.
Vibration
1. The vibration levels generated by the Metrolink and freight trains operating on the mainline railroad
tracks adjacent to the west side of the project site will generally be imperceptible, and below Federal
Transit Administration Criteria.
Bioloeical Resources
1. The loss of on-site coastal sage scrub is not considered a significant impact.
2. The loss of on-site wildlife habitat is not considered a significant impact.
3. The loss of on-site specimens of Cafystegia peirsonli is not considered a significant impact.
4. The loss of raptor habitat is not considered a significant impact.
5. The project will not result in significant impacts to the San Diego horded lizard.
Aesthetics
1: The project proposes to alter approximately ten (10) acres of natural hillsides located in the southern
Portion of the project site. The project proposes to retain approximately twelve (12) acres of open
space along the southern edge of the project site. The natural open space areas adjacent to the
project's southern boundary -also contain 24 of the site's 35 oak trees, to be preserved in place.
2. The project proposes that all utilities will be placed underground in compliance with City's
requirements.
3. The project proposes that all roofs will besurfacedwith non -glare materials and no equipment (except
for solar energy devices) will be placed on roofs in compliance with the City's requirements.
Hazards
1. Project landscaping and structures could be impacted by wildland fires on adjacent natural areas to
the south and east. The proposed project includes project design features thatprovide for a fuel
modificationzoneconsistent with the Los Angeles County Fire Department Fuel Modification Program
that will reduce the potential for impacts to occur.
FINDING
The environmental effects listed above are found not to be significant.
FACTS IN SUPPORT OF FINDING
A. The discussion and analysis in the Initial Study and the Addendum to the Initial Study indicated'that
the environmental effects listed above would be less than significant for the project:
B. The conclusions of the Initial Study and the Addendum to the Initial Study were transmitted for public
review through the Notice of Preparation (NOP) process and no comments were received on the
conclusions of the Initial Study and the Addendum to the Initial Study.
C. The conclusions of the Initial Study and the Addendum to the Initial Study were transmitted for public
review through the Notice of Completion (NOC) process as Appendix B to the Draft EIR and no
comments were received on the conclusions of the Initial Study and the Addendum to the Initial Study.
D. The Draft EIR concluded that the environmental effects listed above are less than significant.
E. During the 45 -day review period as mandated by CEQA, the Draft EIR was distributed to all
responsible and trustee agencies and aha interested parties and no comments were received which
would modify the above finding.
B. IMPACTS MITIGATED TO A LEVEL OF LESS THAN SIGNIFICANT
The following describes the impacts of the proposed project that can be mitigated to a level of less than
significant with the impletrtentation of the Mitigation Measures as determined in the preparation of the EIR.
LAND USE/PLANNING
Si nificant Effect
The project proposes residential development within hillside areas subject to the City's Ridgeline Preservation
and Hillside Development Ordinance and Guidelines. The project proposes grading in close proximity to a
"secondary ridgeline' identified by the ordinance.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EBR.
Finding 2 - Such changes or alterations are within the responsibility andjurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Facts In Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC 1-5 Pad Shapes - All manufactured slopes within the pads shall be modified to remove sharp edges and
curves. Transitions shall be rounded to provide a natural appearance. This recommendation
applies throughout the single-family portions of the project
SCI -6 Manufactured Slopes - All manufactured slopes that have a straight horizontal length of five
hundred feet or greater shall be modified to. have a more curvilinear, natural form.
SCI -7 Mantifactured Slopes - All slopes shall providesmooth transitions between the manufactured slope
and the natural terrain.
SCI -8 Retaining Walls - Any retaining wall along a public right-of-way or a publicly viewed area shall
incorporate a combination of decorative facing, coloring, textural relief, landscaping and
curvilinear design to minimize the visual impact to the extent possible. A minimum flat area of
three feet (3) shall be maintained between a privacy wall and the top or toe of any slope with a
height of at least thirty feet (39).
SCI -9 Drainage Facilities - All slope drainage facilities shall be modified to present a natural. curvilinear
design. The swales shall incorporate indigenous rock and colored concrete to resemble the natural
terrain. All down drains shall be modified to be non -centralized. Landscaping should also be
utilized to visually screen drainage devices where possible.
N
SCI -10 Pad Drainage - Building pads should have a drainage gradient of at least two percent (290) toward
approved drainage facilities or to a street, unless otherwise approved by the Building Official.
SCI -11 Landscaping - A landscape plan shall be prepared by a licensed architect for all slope and common
areas on the site, to be approved prior to the issuance of a grading permit.
SCI -12 Landscape Design - The required landscape design shall utilize plants compatible with the native
plant communities on and near the site. Sculptured slope planting concepts shall be incorporated
into the design philosophy, as described in the Ridgeline Preservation and Hillside Development
Guidelines.
SCI -13 Fire Protection and Fuel Modification - Detailed fire protection and fuel modification measures
shall be incorporated into the required landscape design. Prior to acceptance by the City of Santa
Clarita, the plans shall be reviewed and approved by the vegetation management section of the Los
Angeles County Fire Department. .
SCI -14 Fuel Modification Areas - A Fuel Modification Zone Map shall be prepared for the project and
recorded with the Final Map. The Fuel Modification Zone Map shall show the width of each fuel
modification area and shall indicate the maintenance responsibility for each zone, as well as the
fuel modification procedures for each zone. The Fuel Modification Map shall. be prepared in
accordance with the Ridgeline Preservation and Hillside Development Guidelines.
SCI -15 Erosion Control - Graded slopes and pads shall be landscaped within ninety (90) days from
completion of grading operations. Otherwise, they shall be hydroseeded or planted with ton=
irrigated materials. During the rainy season from October 15 through April 15, graded slopes and
pads shall be landscaped within thirty (30) days. All slopes greater than 10 feet in height require
jute netting to minimize erosion.
SCI -16 Slope Irrigation - Automatic irrigation systems shall be provided for all landscaped slopes and
other common areas.
SCI -17 Slope and Landscape Maintenance - Prior to occupancy, a Homeowners Association shall be.
established to provide for maintenance of the common slopes and landscaping. Access easement
areas with a minimum width of five feet (5) shall be provided for slope maintenance areas, no
more than one thousand feet (1,000') apart along slopes.
SC 1-18 Building Placement - Units shall be staggered to avoid a "row -like" effect on each street.
SC 1-19 Building Height - A minimum of twenty-five percent (2590) of the single-family units shall be
single story.
SCI -20 Materials and Color - All stucco, roofs, walls, entry treatments, and paving treatments shall utilize
colors and materials which blend into the natural surroundings. Colors shall be earth tones or other
indigenous colors.
SCI -21 Fencing - All fencing shall conform to the natural topography of the area to the extent possible.
The visual impact of all fencing shall be mitigated with appropriate landscaping.
10
SCI -22 Ancillary Structures Ancillary structures, such as patios, pools, trellis, water tanks and other
structures should be designed to blend into the topography and screened from public view.
Landscaping shall be utilized to provide additional mitigation of visual impacts.
Sienificant Effect
The project proposes multiple -family townhome development that would be located adjacent to light industrial
development in the northern portion of the project site. These two land uses would be separated by a 40 -foot
wide drainage channel. Incompatibilities could occur between these land uses if not properly buffered
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Facts In Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
AMI -24 Prior to project approval, the applicant shall demonstrate to the satisfaction of the Director of
Planning and Building Services, that the project's multiple -family residential uses that abut future
industrial development north of the flood control channel can be properly buffered and set back
to avoid potential land use incompatibility issues.
AMI -25 Prior to recordation of the final tract map, the Southern California Gas Company shall agree to
the relocation of the natural gas line and easement to street and other. rights-of-way, and away
from the private residential lots.
GEOPHYSICAL - SOILS/GEOLOGY/SEISMICITY
Significant Effect
The project sites' hillside topography combined with the undocumented fill within the flatter portions of the
property results in the need to grade or regrade approximately 81 percent of the residential portion of the
project site. The project proposes a total of 448,500 cubic yards of grading, of which 91 percent is within the
southern (hillside) portion of the project site. The largest cut slope would be approximately 85 feet.high and
the greatest depth of fill is approximately 30 feet. The project site is in close proximity to a number of active
fault zones that could result in severe grcundshaking (0.6g's) that can damage site improvements and
structures.
Finding
Finding I - Changes or alterations have been required.in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
11
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC2-1 . The site is Type S„ S Factor - 1.0 for seismic design per the County of Los Angeles 1994
Building Code. The site is not within an Alquist-Priolo Special Studies Zone. Because of the
damage and high ground accelerations experienced in this area during the 1994 Northridge
earthquake, the maximum horizontal peak ground acceleration used in the building code seismic
design calculations shall be increased from 0.4g to 0.6g. "Soft story" conditions in wood -frame
buildings, including single family houses may also require special attention.
SC2-2 General: (cuttfilVerosion control) Cut and fill slopes shall be constructed at a maximum gradient
of 2(h):1(v). All slopes shall be provided with intermittent drainage terraces per Unified
Development Code requirements. Berms and/or V -ditches shall be provided along the tops of
slopes and on the drainage terraces to prevent runoff from flowing down slope surfaces per City
code requirements. All cut and fill slopes over 40 feet high shall be placed in separate lettered open
space lots to be maintained by the neighborhood property owner's association.
SC2-3 General (stripping and clearing): All areas to be graded shall be stripped and cleared of significant
vegetation and other deleterious materials. All roots over !h inch in diameter should be removed
along with any trees or brush. Minor roots may be blended with the soils during processing subject
to approval of the City grading inspector and project geotechnical consultant.
SC24 Based on the expansion index tests, supplemented by consolidation tests, the site is generally
underlain by nonexpansive to low expansive soils. Any materials of medium or higher expansion
potential shall not be used in the upper 5 feet on building pads.
SC2-5 Site Drainage: Due to potential damage, no water should be allowed to pond or collect near
structures. Positive drainage must be provided away from slopes and structures during and after
construction Planters near a structure should be constructed so that irrigation water will not
saturate the soils underlying the footings and slabs. Building pads must be graded at a minimum
gradient of 2% away from the house toward an approved drainage course, or alternative positive
drainage must be provided. Trees should not be located where the roots can extend under the
foundations or hardscape.
SC2-6 Grading Plan Review: Final grading plans should be reviewed and signed by the project
geotechnical consultant during the detailed design phase of the project.
WATERAIYDROLOGY
Sienificant Effect
Proposed grog will alter Ming drainage patterns, primarily on the southern portion of the project site.
Project improveniatts will affect surface runoff and absorption rates. The project site is located within Flood
Zone "C which is not a significant flood hazard area Development adjacent to the existing improved Los
Angeles County Flood Control District (LACFCD) channel and other nearby townhomes could be impacted
by flooding if large storms create flows that exceed existing catch basin and drainage channel capacities.
12
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
PDF3-1 A master. drainage concept has been incorporated into the project design to mitigate hydrology
impacts to existing City and L.A. County facilities per those agencies requirements and standards.
The master drainage concept shown on the proposed tentative tract map, Figure 2, proposes stem
drains, inlet-outlet structures, and energy dissipates to control project drainage. Catch basins and
drainage channels have been designed. to accommodate 50 -year storm flows, consistent with
LACFCD criteria.
SC3-2 Prior to the recordation of a subdivision map (except maps for financing and conveyancepurposes
only) or prior to the issuance of any grading permits, which ever comes first, the applicant shall,
in a manner meeting the approval of the City of Santa Clarita City Engineers Director and the Los
Angeles County Flood Control District:
A. Provide a drainage study determining the effect the proposed development and associated
drainage patterns will have on existing drainage facilities.
B. Mitigate either by on-siteretardation or by providing improvements appropriately to impacted
existing drainage facilities.
SC3-3 Prior to the recordation ofa subdivision map (except traps for financing and conveyance purposes
only) or prior to the issuance of any. grading permits, whichever comes fust, the applicant shall
in a manner meeting the approval of the City of Santa Clarita City Engineer:
a. Design provisions for surface drainage;
b. Design all necessary storm drain facilities extending to a satisfactory point of discharge for
the proper control and disposal of storm runoff; and '
c. Dedicate the associated easements to the County of Los Angeles, if determined necessary.
SC3-4 Prior to the recordation of a subdivision map (except maps for financing and conveyance purposes
only) or prior to the issuance of any certificates of use and occupancy, whichever occurs first, said
improvements shall be constructed in a manner -meeting the approval of the City Engineer
Director.
13
SC3-5 Prior to issuance of any building permits, or prior to the recordation of a final tract/parcel map,
whichever occurs first, the applicant shall participate in the applicable Master plan of Drainage
in a manner meeting the approval of the City Engineer, including payment of fees and the
construction of the necessary facilities.
SC3-6 Potential for the proposed project to impact the site's hydrology shall be reduced to a level of
insignificance through engineering design and constructiontechniques incorporatedinto the project
in a manner meeting the approval of the City Engineer.
Significant Effect
The project does not propose the direct extraction of groundwater from the site. Urban runoff could contain
pollutants that could impact water quality, both during project construction and operation of the completed
project.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency maldng the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC3-7 Prior to issuance of building permits, or grading permits, whichever comes first, permit applicant
shall submit for approval of the City Engineer, a Water Quality Management Plan (WQMP)
specifically identifying Best Management Practices (BMPs) that will be used to control predictable
onsite pollutant runoff. This WQMP shall identify at a minimum the routine structural and non-
structural measures specified in the City-wide NPDES Drainage Area Management Plan (DAMP)
which details implementation of the *BMPs whenever they are applicable to a project; the
assignment of long-term maintenance association, lessee, etc.); and, shall reference the location(s)
of structural BMPs.
SC3-8 A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared to satisfy the State Water
Quality Control Board's Construction NPDES Permit requirement, and a Notice of Intent shall
be Sled with them prior to issuance of grading or building permits, whichever comes first.
SC3-9 Prior to the issuance of any certificates of use and occupancy, the applicant shall not grant any
easement over any property subject to a requirement of dedication or irrevocable offer to the City
of Santa Clarita or the Los Angeles County Flood Control District, unless such easements are
expressly made subordinate to the easements to be offered for dedication to the County. Prior to
granting of any of said easements, the subdivider shall furnish.a copy of the proposedeasement
to the City Engineer, for review and approval. Further a copy of the approved easement shall be
furnished to the City, prior to the issuance of any certificate of use and occupancy.
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TRANSPORTATION/CIRCULATION
Sienificant Effect
The residential project is bisected by a major arterial highway right-of-way that allows the connection of Via
Princessa to Wiley Canyon Road located west of the Santa Clara River (South Fork).
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
PDF4-1 The proposed project incorporates the City's required right-of-way dedication for the. Via
Princessa Extension through the project site to the west. A minimum of 114 feet of right-of-way
plus slopes are required.
Sianiflcant Effect
The single-family residential area is required to have two points of ingress and egress by the Los Angeles
County Fire Department. Controlled access into the townhome developments allows for single gated access
subject to meeting internal circulation design standards.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Meast= identified in the Final EIR and incorporated into the project
PDF4-2 The proposed project incorporates two points of access for the single-family residential portion
of the project site south of Via Pdnc=a, as required by the Los Angeles County Fire Department.
The project proposes one pont of access for each multi -family townhome development area.
Internal circulation is designed to meet LCFD standards and criteria.
SC4-3 Bridge and Thoroughfare District Fees - The proposed project is within the Via Princessa B&T
District. Fees paid by the project will contribute to those improvements which are in the District's
funding program.
15
Sienlficant Effect
The project's 95 single-family units will generate approximately 1,032 average daily trips, with 71 occurring '
in the AM peak hour and 80 occurring in the PM peak hour. The projects 157 multi -family townhome units
will generate approximately 1,143 average daily trips, with 86 occurring in the AM peak hour and 97 occurring
in the PM peak hour. The residential project generates approximately 2,175 total trips per day,
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC4-4 Payment of Fair Share Improvement Fees - City of Santa Clarita - The following intersections are
measurably affected by the project but operates within acceptable levels of service:
57 Valencia Boulevard and Magic Mountain Parkway
San Fernando Road & Circle "J" Ranch Road
Based on the City of Santa Clarita's performance criteria, the project shall contribute to
improvements based on a fair share of the project's impact. At this location, the increase in trips
due to the project represents 1.0percent of all nein trips.
Sienificant Effect
The project is required to complete the necessary improvements to the adjacent public roadways that include
Via Princessa and Circle "J" Ranch Road
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC4-5 Ori -Site Improvements - On-site improvements that are to be constructed by the project are as
follows:
1. Constructlwiden Via Ptincessa adjacent to the project; and
2. Widen west side of Circle "J" Ranch Road adjacent to the project.
16
Significant Effect
The project is required to contribute fees to off-site intersection improvements when project traffic creates
measurable impacts at peak hours:
Finding
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
AM4-6 Off -Site Intersection Improvements - Project's Responsibility - At the intersections of Orchard
Village Road/Wiley Canyon Road, and Via Pacifica/Wiley Canyon, where the inclusion of the
project generated trips causes an impact, the project is responsible for mitigating the impact
AIR QUALITY
Significant Effect
Temporary adverse air quality impacts will result from project construction activities. Air pollutants will be
emitted by construction equipment and particulate matter (dust) will be generated during grading and site
preparation.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agent'
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC5-1 Use low emission mobile construction equipment, where feasible. This measure is recommended,
although quantification of the measure.'s benefits is not. really possible. Emission rates are
necessary to determine the emissions of any vehicle. At present, the most reliable rates that are
available for construction equipment are those provided by the SCAQMD in the April 1993
CEQA Air Quality Handbook. Emissions from construction equipment can only be quantified by
use of these emission rates. Because no emission rates for "low emission' mobile construction
vehicles are available, the air quality benefit of the use of such equipment can not be quantified
17
SC5-2 Develop a trip reduction plan to achieve a 1.5. average vehicle ridership (AVR) for construction
employees.
SC5-3 Water site and clean equipment morning and evening. This is not an optional mitigation measure,
and is a SCAQMD requirement, this reduction should be, and is already included in the particulate
emission projections in this report.
Cleaning the construction equipment is recommended despite the fact that emissions reductions
from this activity cannot be quantified
SC5-4 Wash off trucks leaving the site. This suggested measure is required by the SCAQMD.
SC5-5 Spread soil binders on site, unpaved roads and parking areas. This is not an optional mitigation
measure. SCAQMD Rule 403 requires that "every reasonable precaution (is taken) to minimize
fugitive dust emissions" from grading operations to control particulate emissions.
SC5-6 Apply chemical soil stabilizers according to manufacturer's specifications to. all inactive
construction areas (previously graded areas which remain inactive for 96.hours).
SC5-7 Reestablish ground cover on construction site through seeding and watering on portions of the site
that will not be disturbed for lengthy periods (such as two months or more):
SC5-8 Sweep streets if silt is carried over to adjacent public thoroughfares.
SC5-9 Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less.
SC5-10 Suspend grading operations during first and second stage smog alerts.
SC5-11 Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per
hour.
SC5-12 Maintain construction equipment engines by keeping them tuned.
SCS- 13 Use low sulfur fuel for stationary construction equipment. This is required by SCAQMD Rules
431.1 and 431.2.
SC5-14 - Provide on-site power sources during the early stages of the project.
SCS -15 Utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary
power generators.
SC5-16 Use low emission on-site stationary equipment (e.g., clean fuels).
SC5-17 Configure construction parking to minimize traffic interference.
SC5-18 Minimize obstruction of through -traffic lanes.
SC5-19 Provide a flagperson to properly guide traffic and ensure safety at construction sites.
18
SC5-20 Schedule operations affecting traffic for off-peak hours, where feasible.
SC5-21 Develop a traffic plan to minimize traffic flow interference from construction activities (the plan
may include advance public notice of routing, use of public transportation and satellite parking
areas with a shuttle service).
SC5-22 Provide rideshare and transit incentives for construction personnel.
Significant Effect
The project will generate approximately 19,611 vehicle miles traveled (VMT) daily. Total project emissions
will exceed SCAQMD's threshold of significance for NO, and SOS.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental.effect as identifiedinthe final EIR.
.Facts in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following.
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC5-23 Provide bicycle lanes, storage areas, and amenities, and ensure efficient parking management.
SC5-24 Improve the thermal integrity of the buildings and reduce the thermal load with automated time
clocks or occupant sensors.
SC5-25 Provide adequate ingress and egress at all entrances to facilities to minimize vehicle idling at
curbsides.
SC5-26 Provide local shuttle and regional transit systems and transit shelters (industrial portion only).
SC5-27 Provide dedicated tumlanes as appropriate.
SC5-28 Provide dedicated parking spaces with electrical cutlets for electrical vehicles (industrial portion
only).
SC5-29 Provide preferential parking to high occupancy vehicles and shuttle services in the area for future
industrial development, and charge parking fees to low occupancy vehicles (industrial portion
only).
SC5-30 Establish a Transportation Management Association (TMA) for the future development which.
creates incentives for employees to rideshare (industrial portion only).
SC5-31 Establish telecommuting programs, alternative works schedules, and satellite work centers
(industrial portion only).
19
SC5-32 Install energy efficient street lighting. Implementation of this measure is not feasible because of
varying definitions of the phrase "energy efficient."
SC5-33 Introduce window glazing, wall insulation, and efficient ventilation methods. The construction of
buildings -with features that minimize energy use is already required by the Uniform Building
Code.
SC5-34 Landscape with native drought -resistant species to reduce, water consumption and to provide
passive solar benefits. The connection between reducing water consumption and improving air
quality is non-existent in the context of this analysis. A treasure designed to reduce water
consumption has no place in an air quality mitigation package The assertion that such vegetation
would provide "passive solar benefits" is false because drought resistant vegetation lacks both the
height and the fullness to shade the building structures. No air quality benefit will occur as a result
of the implementation of this measure.
NOISE
Significant Effect
The project is located next to an existing railroad mainline right-of-way that has up to 24 MTA transit trains
and 7 to 8 freight trains per day. This existing rail traffic will create noise impacts on the adjacent proposed
residential development that exceed land use/noise compatibility standards.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
PDF6-1 The project proposes a 5 -foot tall earthen berm with a 6 -to -7 -foot tall masonry block wall on top
(I I to 12 feet total height) for noise attenuation along the mainline railroad tracks from Via
Princessa north to the drainage channel, adjacent to the proposed townhome development
AM6-2 Mitigation through the design and construction of a noise barrier (wall, berm, or combination
wall/berm) is the most efficient method of reducing the noise exposure levels: The effect of a noise
barrier is critically dependent on the geometry between the noise source and the receiver. A noise
barrier effect occurs when the "tine of sight" between the source and receiver is broken by the
barrier. The greater the distance the sound roust travel around the barrier to reach the receiver, the
greater the noise reduction of the barrier.
The noise analysis shows that noise levels on the project site will exceed 65 CNEL without sound
attenuation mitigation. Table 20 shows the recommended wall heights along San Fernando Road,
the mainline railroad and along Via Princessa.
20
Prior to the issuance of building permits, wall heights for noise attenuation shall be refined and
based on a final noise attenuation analysis that reflects actual pad elevations. manufactured slope
heights and heights of second story balconies.
The significant effect has been substantially lessened by virtue of the following:
An additional noise analysis conducted for the project (documented in letter from Mestre Greve
Associates, July 1, 1998) concluded that noise levels from the existing rail traffic can be mitigated
by implementation of the project Mitigation Measures.
Significant Effect
The project is located next to existing and future arterial highways that will generate noise impacts on the
proposed single-family and multi -family dwelling units. This existing and future vehicle traffic will create noise
impacts that exceed land use/noise compatibility standards.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
AM6-2 Mitigation through the design and construction of a noise barrier (wall, berm, or combination
wall/berm) is the most efficient method of reducing the noise exposure levels. The effect of a noise
barrier is critically dependent on the geometry between the noise source and the receiver. A noise
barrier effect occurs when the "line of sight" between the source and receiver is broken by the
barrier. The greater the distance the sound must travel around the barrier to reach the receiver, the
greater the noise reduction of the barrier.
The noise analysis shows that noise levels on the project site will exceed 65 CNEL without sound
attenuation mitigation. Table 20 shows the recommended wall heights along San Fernando Road,
the mainline railroad and along Via Princessa.
Prior to the issuance of building permits, wall heights for noise attenuation shall be refined and
based on a final noise attenuation analysis that reflects actual pad elevations, manufactured slope
heights and heights of second story balconies.
Significant Effect
Second story balconies facing the railroad mainline and Via Princessa will be subjected to noise impacts that
exceed land use/noise compatibility standards.
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Finding
r
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
AM6-3 All of.the second floor balconies which face either San Fernando Road or Via Princessa will
require noise barriers. Any balcony with a line of sight to the railroad tracks/San Fernando Road
or Via Princessa requires a noise barrier. The applicant has since removed second story balconies
from the residential units provided adjacent to the railroad tracks.
BIOLOGICAL RESOURCES
Sienificant Effect
The project proposes to remove 9 mature oak trees, one of which is considered a heritage oak
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
PDF8-1 Of the 34 oak trees found on-site, 25 would be retained (73%), including 1 heritage oak
PDF8-2 Approximately ten acres* of natural biotic communities, including southern coast live oak
woodland habitat, would be retained. This area contains 24 of the 25 oak trees proposed to be
retained
SC8-3 To offset the loss of the remaining 9 oak trees (27%), on-site planting equivalent to the estimated
amount or, a fee would be paid as allowed by the .City's Oak Tree Preservation and Protection
Guidelines in the estimated amount of $331,300.
The significant effect has been substantially lessened by virtue of the following:
22
1. The City's Oak Tree Consultant has reviewed the applicant's proposal and has found that the
heritage oak, as a result of its deteriorated condition, would be dangerous if a residential
development were implemented adjacent to it.
2. The City's Oak Tree Consultant has agreed that the heritage oak has suffered substantial dieback
of its trunk and that removal of the tree would be appropriate provided the applicant provides the
required mitigation.
3. The City Staff is in agreement with the assessment by the City's OakTrec Consultant and believes
that in unique cases the removal of a heritage oak tree may be acceptable.
4. The applicant has prepared an Oak Tree Mitigation Plan that will be reviewed and approved by
the City. The Oak Tree Mitigation Plan includes:
a. The introduction of a specimen (24" box) Valley Oak (Quercus lobata);
b. The on-site planting of oak tree and/or open space dedications equivalent to the estimated
amount of $331,300;
c. The retention of 12.2 acres of native habitat as permanent open space;
d The oak trees to be preserved on the site shall be fenced prior to the start of construction. A
fencing plan, prepared in accordance with the Guidelines shall be prepared and submitted by
the applicant, to be approved by the City of Santa Clarita.
e. All required protective fencing shall be installed and approved by the City of Santa Clarita,
prior to the start of any construction.
f. Prior to the issuance of a grading permit, the applicant shall re -design the grading plan to
eliminate direct impacts to Tree Numbers 9, 12, 13, 14, 16, 21, and 36.
g. All work performed within the protected zone of any oak tree should be performed under the
supervision of a qualified oak tree consultant.
h. All trees to remain in place shall be trimmed deadwood by a qualified arborist, under the
supervision of a qualified oak tree consultant.
L No construction materials or vehicles shall be stored within the protected zone of the oak trees.
j. At the completion of constructim a layer of organic mulch shall be placed within the dripline
area to provide cooling and fertilization for the trees.
k.: The applicant shall be required to prepare'and submit a revegetation plan and monitoring
program for approval prior to the start of any construction The plan shall be prepared in
accordance with the City of Santa Clarita Oak Tree Protection and Preservation Guidelines.
1. Each buyer that has an oak tree located within their lot shall be provided an informative letter
on the care and preservation of oak trees (if applicable).
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m. The permanent preservation of one (1) Valley Oak designated as a heritage oak
Significant Effect
Project grading could result in encroachments on 7 mature oak trees within the project site.
Finding
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
AM84 According to recommendations of the City's Oak Tree Consultant, encroachment of 7 oak tree
crowns can be avoided through minor modifications to the site pian.
AM8-5 In addition to modifying the site plan to avoid encroachment under seven oaks (including one
heritage tree), the City's oak tree consultant also recommends the following mitigation measures:
a. The oak trees to be preserved on the site shall be fenced prior to the start of construction. A
fencing plan, prepared in accordance with the Guidelines shall be prepared and submitted by
the applicant, to be approved by the City of Santa Clarita.
b. All required protective fencing shall be installed and approved by the City of Santa Clarita,
prior to the start of any construction.
c. Prior to the issuance of a grading permit, the applicant shall re -design the grading plan to
eliminate direct impacts to Tree Numbers 9, 12, 13, 14, 16, 21, and 36.
d. All work performed within the protected zone of any oak tree should be performed under the
supervision of a qualified oak tree consultant.
e.. All trees to remain in place shall be trimmed deadwood by a qualified arborist, under the
supervision of a qualified oak tree consultant.
f. No construction materials or vehicles shall be stored within the protected zone of the oak trees.
g. At the completion of construction, a layer of organic mulch shall be placed within the dripline
area to provide cooling and fertilization for the trees.
IL The applicant shall be required to prepare and submit a revegetation plan and monitoring
program for approval prior to the start of any construction. The plan shall be prepared in
accordance with the City of Santa Clarita Oak Tree Protection and Preservation Guidelines.
L Each buyer that has an oak tree located within their lot shall be provided an informative letter
on the care and preservation of oak trees (if applicable). .
24
Significant Effect
The mule fat scrub found on-site is degraded anthropogenic resource of limited value created on uncompacted
fill from previous grading operations.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
AM8-6 Direct impacts associated with the removal of the on-site mule fat scrub under the proposed
project are not considered significant and do not require mitigation. To insure that the removal
of this man-made, degraded habitat does not require mitigation, the State Department of Fish and
Game and the U.S. Army Corps of Engineers shall be consulted regarding the need for permits
prior to the Final Tract Map stage.
AESTHETICS
Significant Effect
The project proposes a variety of single-family dwellings and attached townhomes that contain a variety of
plans, colors and materials.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Eluding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC9-2 Prior to the issuance of building permits, the applicant shall obtain City approval of final
architectural plans, colors and materials for all single-family residences and multiple -family
complexes contained within the project.
Significant Effect
Project grading could result in manufactured slopes that do not comply with hillside development ordinance
requirements.
25
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC9-3 All manufactured slopes shall be contour -graded in compliance with Ridgeline preservation and
Hillside Development Ordinance requirements and guidelines, and the maximum slope gradient
shall be 2:1.
Significant Effect
If grading is phased, landscaped slopes within the project would be impacted
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the fatal EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC9-4 Grading shall be conducted in one phase so that landscaped slopes will not be disturbed by
construction -related activities at a later date.
Significant Effect
Project grading could result in erosion on manufactured slopes, and would affect the aesthetic quality of the
area.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC9-5 For erosion control, manufactured slopes shall be landscaped with a combination of container
plants and hydroseeding techniques. Hydroseoding ground covers shall provide immediate
coverage for the graded slopes while the container trees and shrubs shall provide the permanent
9.1
coverage and stabilization of the slopes. Selection of plant materials shall be from drought -tolerant
long lived plants, deep rooting to control the soil surface and variety of forms, textures and color.
to entrance the new slopes. Supplemental irrigation shall also be provided to encourage the growth
of the plants.
SC9-6 Slopes shall behydroseeded and landscaped immediately following grading and maintained by the
applicant until a landscape .maintenance association has been organized and assumes
responsibility.
Significant Effect
Project landscaping could create impacts that could adversely affect the scenic character of the adjacent
hillsides.
Finding
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC9-7 Fire-resistant and drought -tolerant native plants, trees and other compatible materials for planting
and screening shall be utilized to preserve and enhance the natural or scenic character of the
hillsides.
Significant Effect
Concrete down -drains on manufactured slopes may be visible from off-site areas, and could adversely affect
the visual quality of this area of Santa CMta.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC9-8 The concrete in any drain which is visible from off-site shall be tinted with an appropriate earth
tone or treated so as to more closely blend with surrounding materials. Landscape materials shall
be placed along such drains in a manner which will most effectively conceal the drain from public
view.
27
CULTURAL/SCIENTIFIC
Significant Effect
Unknown archeological, paleontological, and/or historical materials could be buried beneath the present land
surface.
Finding
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC10-1 During initial grading, the project site shall be monitored by a qualified archaeologist and
paleontologist who shall have authority to order a temporary cessation of grading activities and
take appropriate action to preserve any culturally significant materials if uncovered
Significant Effect
Unknown human remains of Native American Indians could be buried beneath the present land surface.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Furling 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency malting the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC10-2 If human remains of Native American origin are encountered during the project, the County
Coroner's Office and the Native American Heritage Commission shall be contacted for
preservation and protection of the remains.
i t KV -41 iT.y
Significant Effect
Project structures could be threatened by wildland fires on adjacent natural areas to the south and east.
W
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency malting the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
PDFI 1-3 Residential structures are proposed to include fire resistant materials including but not limited to
concrete or tile roofs, dual glazed and/or double pane windows and noncombustible and fire
retardant exterior surfaces as approved by the L.A. County Fire Depamnent.
Significant Effect
Project occupants (especially young children) could be subject to safety hazards frpm high speed trains within
the railroad right-of-way adjacent to the west side of the project site.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Furling 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
PDFi 1-4 The project proposes an earthen berm and a 6 to 7 foot high wall between the project's townhome
development area adjacent to the railroad right-of-way. This will discourage access to pedestrians
and prevent children wandering on to or playing on the railroad tracks.
Significant Effect
The project's electrical service could create safety hazards if it does not comply with all public and local utility
company standards and conditions.
29
Findings
Finding i - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency maldng the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
PDF I 1-5 The project proposes to underground all electrical cable tuns and comply with all public utility
commission and local utility company standards and conditions for the installation of the
development's electric service infrastructure.
Significant Effect
Portions of the proposed residential areas are underlain by an existing underground 8" natural gas transmission
line, within a.10 -foot wide utility easement.
Finding
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
PDFl1-6 The project proposes to reroute the existing Southern California Gas Company natural gas
pipelinethat currently is located within proposed residential development areas. The rerouting plan
would entail abandoning approximately 2,000 linear feet of 8 -inch steel pipe line in place and
installing approximately 750 linear feet of new flinch line at a new location (Via Princessa) to
connect two other 8 -inch natural gas transmission litres.
Significant Effect
Portions of the project site are located in close proximity to natural areas that are subject to wildland foes.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project winch avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
30
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of thefollowing
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC 11-7 Prior to the issuance of any grading permits, a fuel modification plan and program shall be
submitted and approved by the Fire Chief in consultation with the City's Planning and Building
Services Department and oak tree consultant. The plan shall indicate the proposed means of
achieving an acceptable level of risk to structures near vegetation, including the method
(mechanical or hand labor) for removal of flammable vegetation and provide for the planting of
drought tolerant fire resistant plants.
SC 11-8 Prior to the issuance of any building permits, the developer shall have completed, under the
supervision of the Fire Chief, that portion of the approved fuel modification plan determined to
be necessary by the Fire Chief before the introduction of any combustible material into the project
site.
SC 11-9 Prior to the issuance of any certificates of use and occupancy, the remaining fuel modification
shall be installed and completed under the supervision of the Fire Chief. Further, the installed fuel
modification shall be established to a degree meeting the approval of the Fire Chief.
Sienificant Effect
Potential buyers of single-family homes should be made aware of the potential for wildland fires.
Finding
Finding 1 Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Finding.
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
AMI 1-10 Asa part of a buyer notification and disclosure statement, potential buyers of single-family homes
on the southern portion of the site shall be informed that the adjacent natural areas are subject to
the threat of wildland fires.
Sianiticant Effect
Potential buyers of single-family homes and townhomes should be made aware of the potential for interaction
with wildlife species that could pose a threat to safety:
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
01
Fact in Support of Finding
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final Elft and incorporated into the project.
AMII-11 As a part of a buyer notification and disclosure statement potential buyers of single-family
residences and townhome shall be informed that there is the potential of_wildlife interaction
including coyotes, mountain lions, poisonous snakes and insects.
PUBLIC SERVICES AND FACILITIES
Significant Effect
The project. will create additional demand on fire department facilities, equipment and manpower.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 : Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the. agency maldng the finding. Such changes havebeen adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC12-1 Prior to issuance of building permits, the applicant shall participate in the Facilities Fee Program
and pay the appropriate fees, currently, $0.193 per square foot to the satisfaction of the County
of Los Angeles County Fire Department.
Significant Effect
The townhome portions of the project propose gate controlled restricted access which could affect emergency
fire access.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
32
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC12-2 All proposed development on the site must comply with applicable State and County code and
ordinance requirements associated with the provision of adequate site vehicular access. Because
a portion of this is a security -gated residential project and an emergency access is also secured by
a locked gate, complete and unrestricted access for emergency services shall be arranged with the
project applicant to the satisfaction of the City of Santa Clarita and the County of Los Angeles
Fire Department.
Significant Effect
The project is required to provide sustained fire flows that meet LA County Fire Department standards.
Findings
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency malting the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact In Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC12-3 All proposed development on site shall provide sufficient capacity for fire flows of 1,250 gallons
per minute (gpm) at 20 pounds per square inch (psi) residual pressure for a two hour duration for
single family residential units, and 5,000 gpm at 20 psi residual pressure for a three hour duration
for multi -family residential units.
Sienificant Effect
The project is located in an area that is subject to wildland fires.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental.effect as .identified in the final EIR.
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less trait significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project
33
SC12.4 Prior to approval of building permits, the proposed project shall comply with California Public
Resources Code 4291, which specifies standards for brush clearance. and fuel modifications
around buildings or structures located in or adjoining areas of brush or grasslands.
SC12-5 Remove and clear within 10 feet on each side of every roadway all flammable vegetation or
combustible growth
SC 12-6 Clear all hazardous flammable vegetation to the ground for a distance of 30 feet from any
structure, or flammable vegetation to a height of 18 inches for another 70 feet.
SC 12-7 Access roads shall be constructed with all-weather materials.
Significant Effect
Due to the relatively high fire hazard potential which exists in County designated Fire Zone 4; development
within this Fire Zone is subject to various governmental codes, guidelines, and programs which are aimed at
reducing the wildland fire hazard potential.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 -Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC 12-8 Specific related codes, guidelines, and programs are presented below:
► California Public Resources Code 4291 specifies standards for brush clearance around
buildings or structures located in or adjoining mountainous areas of forest, brush, or
grasslands.
► County of Los Angeles codes related to development within areas designated as Fire
Zone 4 are specified in the County Fire Code and County Building and Safety Code,
and include, but are not limited to the following:
• All roof coverings shall be of Fire Retardant Class 'Was specified in Title 24,3204--a
(Building Code 1603-b). '
• Tile roof shall be fire -stopped at eave ends to preclude entry of flame or embers under the
file (Building Code 1603-b).
34
• Provide spark arrester in chimneys of all fire places with openings not to exceed �/: inch
(Fire Code 11.111).
• Clearance of brush and vegetative growth will be maintained (Fire Code 11.502 and
11.503).
• Exterior wall coverings shall be materials approved for fire -resistive construction in
Building Code 16034.
• Under -floor areas shall be enclosed to the ground with construction as required for
exterior walls (Building Code 1603-c).
• Exterior balconies,decks,patios, and similar appurtenances extending beyond the exterior
wall, when wood construction, shall be of lumber not less than two inches nominal in
width and depth or of fire -retardant treated lumber (Building Code 1603-d).
SSi� nificant Effect
The project will create additional demand on Sheriffs Department facilities, equipment and manpower.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility acid jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC12-9 Project design will provide lighting, to the satisfaction of the Office of the Sheriff, around and
throughout the development to enhance crime prevention and enforcement efforts.
Significant Effect
'Project landscaping could potentially conceal criminal activity.
Finding
Finding I - Changes or alterations have been required in; or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EBR.
35
Fact in Support of Finding.
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC 12-10 Project design will landscape the site with low -growing groundcover and shade trees, rather than
shrubs which could conceal potential criminal activity around buildings and panting areas.
Significant Effect
Addresses on homes and businesses within the project should be clearly visible for easy identification in
emergency situations.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC 12-11 Project design will provide clearly visible and illuminated address signs and/or building numbers
for easy identification during emergencies.
Significant Effect
The townhome portions of the project propose gate controlled restricted access which could affect emergency
Sheriff Department access.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact In Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC12-12 Because portions of this project are within a security -gated residential development and the
emergency access is also secured by a locked gate, complete and unrestricted aocess fbr emergency
services shall be arranged with the project applicant to the satisfaction of the City of Santa Clarita
and the County of Los Angeles Sheriffs Department
36
SSi2nificant Effect
The project will generate approximately 58 kindergarten through 6th grade elementary school students and 48
7th through 12th grade middle school and high school students. The Newhall School District and William S.
Hart Union High School District have indicated existing school facilities areover capacity and statutoryschool
fees do not fully mitigate project impacts on school facilities.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact In Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
SC 12-13 The proposed project shall be subject to the residential rate development fee prior to the issuance
of building permits. This fee would satisfy the statutory school fee requirements for development
established under Government Code.Section 65995 and 65996.
The significant effect has been substantially lessened by virtue of the following:
1. The applicant has entered into agreements with the William S.. Hart Union High School District and
the Newhall School District to address the identified requests of the respective district.
Significant Effect
The project will create additional demand for library facilities, books, equipment and staffing.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in.the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the'finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Fact in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measure identified in the Final EIR and incorporated into the project.
37
SC 12.14 The proposed project shall be subject to the County library mitigation fee of $336.00 per dwelling
unit.
Significant Effect
The project will create additional demand for public transportation services.
Finding
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Facts in Support of Finding
The significant effect has been substantially lessened to a level of less thansignificant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC12-15 The applicant shall provide residents with clear and safe pedestrian access to both off-site bus
stops and on-site dial-a-ride pickup locations: and, .
SC 12-16 If on-site pick up service is requested, the dial-a-ride operators shall need to have full gate access
into this security-gated residential portion of the project.
Significant Effect
The project will generate approximately 1,300 pounds of solid waste per day, and approximately 235 tons per
yam-
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency, making the fording. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project.
SC 12-17 The proposed project is to assist the.City of Santa Clarita and the County of Los Angeles in
meeting the requirements of the Integrated Waste Management Act of 1989 by implementing a
Waste Management Plan to the satisfaction of the City and the County of Los Angeles Department
of Public Works, Waste Management Division and in conformance to the City and County -
adopted CIWMB Model Ordinance. This shall include reducing the amount of project waste
generated during construction and operation This plan shall be submitted prior to issuance of
building permits.
tW,
SC 12-18 Trash compaction shall be installed within each residential unit.
SC12-19 Separation bins shall be provided within each residential unit for recyclables.
SC 12-20 The proposed project, wherever possible, shall require building products made of recycled
materials within the construction specifications for the proposed improvements.
SC12-21 Upon occupancy of the residences, the designated management company and/or homeowners
organization shall coordinate all waste management activities for the residential development(s),
including recycling green waste materials and household hazardous waste collection.
RECREATION
Sienificant Effect
The project will place additional demand on existing parks and increase the need for a neighborhood park to
serve the Circle "J" Ranch geographical area.
Finding
Finding I - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Facts in Support of Findings
The significant effect has been substantially lessened to a level of less than significant by virtue of the following
Mitigation Measures identified in the Final EIR and incorporated into the project
PDF 13-1 The project proposes to dedicate and improve a 0.75 acre neighborhood park adjacent to the north
side of Via Princessa on the eastern edge of the project site (Lot 111). Park improvements include
a tot lot with play equipment, picnic area, walking.path, sod and landscaping, and irrigation
system
PDF13-2 The project proposes"to construct a 0.4 acre private recreation facility for the townhome
development (Lo 148). Proposed improvements include a swimming pool, community building,
landscaped walkways and other recreational amenities.
SC 13-3 The project is subject to the City's Unified Development Code Requirements, Section 17.17.060,
"Park Fees or Dedication for Residential Development". The project shall comply with the
provisions of Section 17.17.060 prior to the recordation of the final tract trap.
39
C. UNAVOIDABLE ADVERSE IMPACTS
The following describes the impacts of the project that cannot be mitigated to a level of insignificance and will
remain unavoidable adverse impacts as determined in the preparation of the EIR. Impacts associated with the
following environmental issues will be mitigated to the extent feasible by the implementation of the Mitigation
Measures.
AIR QUALITY
Significant Effect
The South Coast Air Basin has been classified as a non -attainment area for compliance with the Federal Clean
Air Act. Therefore, the project will contribute incrementally to cumulative significant adverse air quality
impacts. The project's incremental contribution to this cumulative impact will be reduced to a level of
insignificance.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making'the finding. Such changes have been adopted by such other agency or can and
should be adopted by such.other agency.
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR. '
Facts in Support of Findings
The significant effect has been substantially lessened to the extent feasible by virtue of the following:
SC5-1 Use low emission mobile construction equipment, where feasible. This measure is recommended,
although quantification of the measure's benefits is not really possible. Emission rates are
necessary to determine the emissions of any vehicle. At present, the most reliable rates that are
available for construction equipment are those provided by the SCAQMD in the April 1993
CEQA Air Quality Handbook. Emissions from construction equipment can only be quantified by
use of these emission rates. Because no emission rates for "low emission" mobile construction
vehicles are available, the air quality benefit of the use of such equipment can not be quantified.
SC5-2 Develop a trip reduction plan to achieve a 1.5 average vehicle ridership (AVR) for construction
employees.
SC5-3 Water site and clean equipment morning and evening. This is not an optional mitigation measure,
and is a SCAQMD requirement, this reduction should be, and is already included in the particulate
emission projections in this report.
M1
Cleaning the construction equipment is recommended despite the fact that emissions reductions
from this activity cannot be quantified.
SC5-4 Wash off trucks leaving the site. This suggested treasure is required by the SCAQMD.
SC5-5 Spread soil binders on site, unpaved roads and parking areas. This is not an optional mitigation
measure. SCAQMD Rule 403 requires that "every reasonable precaution (is taken) to minimize
fugitive dust emissions" from grading operations to control particulate emissions..
SC5-6 Apply chemical soil stabilizers according to manufacturer's specifications to all inactive
construction areas (previously graded areas which remain inactive for 96 hours).
SC5-7 Reestablish ground cover on construction site through seeding and watering on portions of the site
that will not be disturbed for lengthy periods (such as two months or more).
SC5-8 Sweep streets if silt is carried over to adjacent public thoroughfares.
SC5-9 Reduce traffic speeds on all unpaved road surfaces to 15 miles per hour or less.
SC5-10 Suspend grading operations during first and second stage smog alerts.
SC5-11 Suspend all grading operations when wind speeds (as instantaneous gusts) exceed 25 miles per
hour.
SC5-12 Maintain construction equipment engines by keeping them tuned.
SC5-13 Use low sulfur fuel for stationary construction equipment. This is required by SCAQMD Rules
431.1 and 431.2.
SC5-14 Provide on-site power sources during the early stages of the project.
SC5-15 Utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary
power generators.
SC5-16 Use tow emission on-site stationary equipment (e.g., clean fuels).
SC5-17 Configure construction parking to minimize traffic interference.
SCS -18 Minimize obstruction of through -traffic lanes.
SC5-19 Provide a flagperson to properly guide traffic and ensure safety at construction sites.
SC5-20 Schedule operations affecting traffic for off-peak hours, where feasible.
SC5-21 Develop a traffic plan to minimize traffic flow interference from construction activities (the plan
may include advance public notice of routing, use of public transportation and satellite parking
areas with a shuttle service).
SC5-22 Provide rideshare and transit incentives for construction personnel.
41
As identified in the Statement of Overriding Considerations, specific economic, legal, social, technological, or <=
other considerations make infeasible project alternatives identified in the Final EIR that would reduce or
substantially lessen the significant effect.
BIOLOGICAL RESOURCES
Sienificant Effect
The project's specific impacts to biological resources -are not considered to be significant. However,
cumulative valley -wide biotic impacts are considered significant and unavoidable. There are no known
mitigation measures available to reduce cumulative biotic resources'impacts to levels less than significant.
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Findings
As identified in the Statement of Overriding Considerations, specific economic, legal, social, technological, or
other considerations make infeasible project alternatives identified in the Final EIR that would reduce of
substantially lessen the significant. effect.
PUBLIC SERVICES AND FACILITIES
Significant Effect
The proposed project in conjunction with other anticipated future developments, would result in significant
cumulative impacts on the Newhall School District and the William S. Hart Union High School District. The
applicant agreed to full mitigation by the payment of fees in excess of that required by the State Government.
However, cumulative education impacts are considered significant and unavoidable.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and riot the agency making the fording. Such changes have been adopted by such other agency or can and
should be adopted by such other agency.
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Findings
The significant effect has been substantially lessened to the extent feasible by virtue of the following:
42
SC 12-13 The proposed project shall be subject to the residential rate development fee prior to the issuance
of building permits. This fee would satisfy the statutory school fee requirements for development
established under Government Code Section 65995 and 65996,
The applicant has entered into agreements with the William S. Hart Union High School District and the
Newhall School District to address the identified requests of the respective district.
As identified in the Statement of Overriding Considerations, specific economic, legal, social, technological, or
other considerations make infeasible project alternatives identified in the Final EIR.that would reduce or
substantially lessenthesignificant effect.
Significant Effect
The proposed project impacts related to solid waste generation are not considered significant. However, until
the County can demonstrate that approved landfill space or other disposal alternatives will be adequate to serve
existing and future uses of the foreseeable future, cumulative solid waste impacts within the County will be
considered significant. The project will comply with all requirements of the California Solid Waste Reuse and
Recycling Act of 1991. However, cumulative solid waste impacts are considered significant and unavoidable.
Findings
Finding 1 - Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the final EIR.
Finding 2 - Such changes or alterations are within the responsibility and jurisdiction of another public agency
and not the agency making the finding. Such changes have been adopted by such other agency or can and
should be adopted by such other agency,
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Findings
The significant effect has been substantially lessened to the extent feasible by virtue of the following:
SC 12-17 The proposed project is to assist the City of Santa Clarita and the County of Los Angeles in
meeting the requirements of the Integrated Waste Management Act of 1989 by implementing a
Waste Management Plan to the satisfaction of the City and the County of Los Angeles Department
of Public Works, Waste Management Division and in conformance to the City and County -
adopted CIWMB Model Ordinance, This shall include reducing the amount of project waste
generated during construction and operation. This plan shall be submitted prior to issuance of
building permits.
SC 12-18 Trash compaction shall be installed within each residential unit.
SC12-19 Separation bins shall be provided within each residential unit for recyclables.
43
SC12-20 The proposed project, wherever possible, shall require building products made of recycled
materials within the construction specifications for the proposed improvements.
SC12-21, Upon occupancy of the residences, the designated management company and/or homeowners
organization shall coordinate all waste management activities for the residential development(s),
including recycling green waste materials and household hazardous waste collection.
As identified in the Statement of Overriding Considerations, specific economic, legal, social, technological, or
other considerations [Hake infeasible project alternatives identified in the Final EIR that would reduce or
substantially lessen the significant effect.
44
IV. PROJECT ALTERNATIVES
This section provides findings and facts in support of findings for the rejection of alternatives to the project.
The EIR evaluated alternatives to the proposed Circle "J" Ranch Residential Development Project. The
following describes each alternative and the findings and facts in support of findings that provide the rationale
for the rejection of the alternatives.
NO PROJECT/NO DEVELOPMENT ALTERNATIVE
Description of Alternative
The No Project/No Development Alternative. assumes that the Circle "J" Ranch Residential development or
any other development would not occur on the 55.93 acre project site. The Alternative also assumes that the
construction of Via Princessa/Wiley Canyon Bridge -Roadway extension is deferred to a later date because the
proposed project constructs a significant portion of Via Princessa which is necessary to construct the bridge.
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or pfoject
alternatives identified in the final EIR.
Facts in Support of Finding
The following facts is support of the finding stated above provide the rationale for the rejection of this
Alternative:
A. This Alternative would not meet the objectives for the proposed project.
B. This Alternative would result in no development on a site designated by the Santa Clarita General Plan
and Zoning Code for "RM", Residential Moderate Development, and for "I", Industrial Development.
Time land use designations are inconsistent with this Alternative. A General Plan Amendment and
Zone Change to an Open Space Land Use designation would be required for this Alternative.
C. This Alternative could result in the delay of the construction of the Via Princessa/Wiley Canyon Road
Bridge extension over.the south fork of the Santa Clarity River and the ongoing circulation constraints
and traffic congestion in the central portion of the City would continue. This could increase air quality
impacts.
D. As identified in the Statement of Overriding Considerations, specific economic, legal, social,
techrtological, or other considerations make infeasible the mitigation measures or project alternatives
identified in the final EIR.
45
LESS DENSE PROJECT ALTERNATIVE
Description of Alternative
The Les Dense Project Alternative assumes that development consists ofonly single-family detached residential
units. The area south of Via Princessa would contain 95 units the same as the proposed projea. The
development areas north of Via Princessa would contain a total 68 single-family detached units, 30 units east
of Circle "J" Ranch Road, and 38 units west of Circle `7" Ranch Road. The total number of single-family units
would be 163 ( 89 fewer units than the project). This alternative also assumes that the 3.1 acre industrial parcel
is developed with 40,000 -square feet of industrial uses. .
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation [treasures or project
alternatives identified in the final EIR.
Facts in Support of Finding
The following facts in support of the finding stated above provide the rationale for the rejection of this
Alternative:
A. This Alternative would not meet the objectives of the project.
B. This Alternative would result in the same grading impacts as the proposed project, 450,000. cubic
yards of balanced cut and fill.
C. This Alternative has the same grading as the proposed project, therefore, the water/hydrology and
drainage impacts are similar to those of the project.
D. This Alternative has the same amount of grading requiring that the same amount of natural vegetation
(21 acres) would be removed as the project. Therefore, the same number of oak trees (9 of 34) would
be impacted.
E. This Alternative results in the same grading and area of disturbance as the project. Therefore, the
aesthetic impacts would be similar.
F. This Alternative results in the same grading and area of disturbance as the project. Therefore, the
potential impacts to subsurface cultural and scientific resources would be the same.
G. This Alternative has similar hazards impacts as the project because single family detached
development would occur on the south side of Via Princessa the same as the project. Therefore,
potential impacts from natural and man made hazards would be the same for this portion of the project
site.
46
H. ' As identified in the Statement of Overriding Considerations, specific economic, legal, social,
technological, or oilier considerations make infeasible the mitigation measures or project alternatives
identified in the 6nal,EIR.
SMALLER DEVELOPMENT AREA ALTERNATIVE
Descrintion of Alternative
The Smaller Development Area Alternative assumes that the developed areas are limited to those areas of the
project site that are relatively flat and disturbed and that development would be avoided in the natural and
partially disturbed hillside areas on the southwestern portion of the project site. This Alternative also assumes
that townhomes are constructed south of Via Princessa on approximately 12 acres of the 35.3 acre site, leaving
the other 23.3 acres as open space. -The total units for this Alternative is 267 (15 more residential units than
the project). The following summarizes the development that would occur in the different portions of the
project site.
M 1=2d1TiI117
Acres Units
Area south of Via Princessa 12.0* 110
Area north of Via Princessa and east of Circle "J" Ranch Road 7.7 58
Area north of Via Princessa and west of Circle "P' Ranch Road 9.6 99
Totals 293 267
*Assumes 23.3 acres are left in open space
This Alternative also assumes that the 3.1 acre industrial parcel (Lot 150)'would be developed with 40,000
square feet of industrial uses.
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Finding
The following facts in support of the finding stated above provide the rationale for the rejection of this
Alternative.
A. This Alternative would not meet the objectives of the project.
B. This Alternative would not be consistent or -compatible with the residential neighborhoods that
surround the Circle "J" Ranch. The project provides residential development edges that are compatible
with and at similar densities to the adjacent residential community, the majority of which are single-
family residential.
C. This Alternative would have risks from seismic impacts that would be similar to but incrementally
greater than the project because this Alternative has 15 more dwelling units.
47
D. This Alternative would have long-term operational air quality impacts that would be approximately
the same as the project because of the similar number Of dwelling units. Cumulative air quality impacts
would also be similar to the project.
E. This Alternative would have similar traffic vehicle noise impacts as the project because of a similar
number of dwelling units. Cumulative noise impacts would be similar to the proposed project..
F. This Alternative preserves the natural hillsides on the southwestern portion of the project site.
Therefore; the potential for natural hazards, including wildland fires and wildlife interaction is greater
under this Alternative. The potential for man-made hazards is similar to the project, except for the
impacts associated with the existing underground natural gas transmission line, which underlies the
natural hillsides on the southwestern portion of the project site.
G. Because of the retention of the natural hillsides on the southern portion of the site, this Alternative
would result in a greater threat of wildland fires and wildlife interaction impacting the residential
development south of Via Princessa, resulting in greater potential impacts to fire and paramedic
services. The similar number of units under this Alternative would result in similar impacts as the
project to sheriff, library, transit and solid waste services.
H. This Alternative would not provide the economic value that would afford the construction of the City
required public infrastructure. This Alternative would provide less revenue for the City and school
districts. The funds from this Alternative would not be sufficient to support the development of the
neighborhood park, intersection, roadway, and landscape improvements, and provide school district
mitigation fees.
1. Since this Alternative consist of all multi -family units with little or no private yards demand for public
parks and recreation areas is considered to be higher than single-family detached units. Therefore, this,
Alternative is assumed to create a similar demand on park and recreation facilities as the project.
J. As identified in the Statement of Overriding Considerations, specific economic, legal, social,
technological, or other considerations make infeasible the mitigation measures or project alternatives
identified in the final EIR.
DEVELOPMENT CONSISTENT WITH RNMILLSIDE ZONING ALTERNATIVE
Description of Alternative
This Alternative assumes a more dense development at an overall density of 7.7 units per acre, consistent with
the density allowed by the RM Zone and the hillside analysis of the project site. Given a 52.6 acre residential
project site, this Alternative would allow for a total of 405 dwelling units (153 more residential units than the
project). This Alternative assumes multiple family attached, townhomes are also built on the south side of Via
Princessa at a similar density to the proposed townhomes on the north side of Via Princessa:
M
Townhome
This Alternative also assumes that the 3.1 acre industrial parcel (Lot 150) is developed with 40,000 square feet
of industrial uses.
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Finding
The following facts in support of the finding stated above provide the rationale for the rejection of this
Alternative:
A. This Alternative would not meet the objectives of the project.
B. This Alternative would result in the alteration of approximately 300 linear feet of a "secondary
ridgelinc," the same as the proposed project.
C. This Alternative would result in the same grading impacts as the proposed project (approximate'y
450,000 cubic yards of balanced cut and fill). Risks from seismic impacts would be the same as the
proposed project. This Alternative would have 153 more units resulting in a greater potential for .
property damage and loss from severe groundshaking.
D. This Alternative would have the same grading as the project. Therefore, water/hydrology and drainage
impacts would be similar. This Alternative would have more dwelling units, more impervious surfaces,
and incrementally more impervious surfaces resulting in incrementally more impact on water quality
than the project. Cumulative water quality impacts would be increased incrementally.
E. This Alternative would have153 additional units and generate approximately 38 percent more traffic
. than the project.
F. This Alternative would have similar, but incrementally greater short-term construction related impacts
than the project due to the increased number of dwelling units. Long-term operational air quality
impacts would be approximately 38 percent greater than the project. Cumulative air quality impacts
would be incrementally increased over the project
49
Acres
Units
Area south of Via Princessa
35.3
248 .
Area north of Via Princessa and east of Circle "J" Ranch Road
7.7 .
58
Area north of Via Princessa and west of Circle "J" Ranch Road
9.6
99
,Totals
52.6
405
This Alternative also assumes that the 3.1 acre industrial parcel (Lot 150) is developed with 40,000 square feet
of industrial uses.
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Finding
The following facts in support of the finding stated above provide the rationale for the rejection of this
Alternative:
A. This Alternative would not meet the objectives of the project.
B. This Alternative would result in the alteration of approximately 300 linear feet of a "secondary
ridgelinc," the same as the proposed project.
C. This Alternative would result in the same grading impacts as the proposed project (approximate'y
450,000 cubic yards of balanced cut and fill). Risks from seismic impacts would be the same as the
proposed project. This Alternative would have 153 more units resulting in a greater potential for .
property damage and loss from severe groundshaking.
D. This Alternative would have the same grading as the project. Therefore, water/hydrology and drainage
impacts would be similar. This Alternative would have more dwelling units, more impervious surfaces,
and incrementally more impervious surfaces resulting in incrementally more impact on water quality
than the project. Cumulative water quality impacts would be increased incrementally.
E. This Alternative would have153 additional units and generate approximately 38 percent more traffic
. than the project.
F. This Alternative would have similar, but incrementally greater short-term construction related impacts
than the project due to the increased number of dwelling units. Long-term operational air quality
impacts would be approximately 38 percent greater than the project. Cumulative air quality impacts
would be incrementally increased over the project
49
G. This Alternative, consistent with RM and hillside ordinance density requirements would incrementally
increase vehicle noise over what would be generated by the project. This Alternative would have more
residential units in close proximity to the Southern Pacific mainline railroad tracks at the southwest
corner of the project site.
H. This Alternative would result in vibration impacts from train traffic on the adjacent mainline railroad
tracks that would be the same as the project. With a greater number of residential units in close
proximity to the railroad_ tracks at the southwest corner of the project site, incrementally more vibration
impacts would occur.
Given the same area of disturbance and amount of grading as the project, this Alternative would have
the same impacts on biotic resources. Similar to the project, this Alternative would result in the
removal of approximately 21 acres of natural and non-native vegetation, primarily located on the
southwest portion of the project site. The same number of oak trees (9 out of 34) would be impacted
and removed under this Alternative.
J. This Alternative would result in the same grading and area of disturbance as the project, with up to
85 -foot high cut slopes and 30 -foot fill slopes. The same 300 -foot portion of the secondary ridgeline
in the southwestern corner of the project site would be impacted under this Alternative. The
development of multiple -family attached townhomes instead of single-family dwellings on the portion
of the project site south of Via Princessa would have more density and less open yard area and could
be considered less aesthetically pleasing than the project.
K This Alternative would result in the same amount of grading and area of disturbance as the project.
Therefore, the potential impacts to unknown subsurface cultural and scientific resources would be the
same.
L. This Alternative would provide townhomes south of Via Princessa instead of single-family dwellings
and would result in the placement of more attached dwelling units adjacent to the natural area adjacent
to the southern edge of the project site. This could result in greater potential hazards to these and other
nearby structures form wildfires and wildlife interaction. Mans -made hazards for this Alternative would
be similar to the project.
M. This Alternative would result in 153 more dwelling units than the project constructed in the portion
of the project site south of Via Princessa. Therefore, there would be a proportional increase in the
demand for fire and paramedic, sheriff, library, public transit and solid waste seMces. School district
student generation criteria indicates multi -family dwelling units generate fewer students than single-
family dwelling units. However, this Alternative would have significantly more dwelling units than the
project. Utilizing Newhall School District and William S. Hart School District criteria, this Alternative
would generate 71 elementary, 19 junior high and 35 high school students. This is 11 more elementary,
2 more junior high and 3 more high school studentsthan the project There would be an increase in the
amount of solid waste generated from this Altern,ative over the project and more demand would be
created on limited landfill capacity.
N. This Alternative would increase the resident populationto approximately 300 persons over the project
Therefore, this Alternative would create more demand on recreation facilities than the project
50
O. As identified in the.Statement of Overriding Considerations, specific economic, legal, social,
technological, or other considerations make infeasible the mitigation measures or project alternatives
identified in the final.EIR.
RIO VISTA ROADWAY EXTENSION ALTERNATIVE
Description of Alternative
The Rio Vista Roadway Extension Alternative assumes that Circle "I" Ranch Road is extended southward
through the project site as a collector road down to 13th Street. This Alternative would cut through the
secondary ridgeline and cross Placerita Creek to the south It is assumed that it would have a 36 -foot paved
width within a 60 -foot right-of-way. The townhome development would be the same as the proposed project.
The single-family development on the south side of Via Princessa would be reduced from 95 to 91 units. The
total units would be 248. '
Dwelling
Acres Units
Area south of Via Princessa 35.3 91 (SFD)
Area north of Via Princessa and east of Circle `7" Ranch Road 7.7 58 (MFA)
Area north of Via Princessa and west of Circle `7" Ranch Road 9_6 99 (MFA)
Totals 52.6 248
This Alternative also assumes that the 3.1 acre industrial parcel (Lot 150) is developed with 40,000 square feet
of industrial use.
Finding
Finding 3 - Specific economic, legal, social, technological, or other considerations, including provision of
employment opportunities for highly trained workers, make infeasible the mitigation measures or project
alternatives identified in the final EIR.
Facts in Support of Finding
The following facts in support of the finding stated above provide the rationale for the rejection of this,
Alternative:
A. This Alternative would not meet the objectives of the project.
B. This Alternative would require a cut slope through a secondary ridgeline on the southeast portion of
the project site.
C. This'Alternative would require more grading than the project to accommodate the cut slope through
the secondary ridgeline south of .the project site. Cut slopes through the ridgeline would be
approximately 100feet high Risks form seismic impacts would be similar to the project because of
similar grading and a similar number of dwelling units.
51
D. This Alternative would have the same grading as the project except for the additional grading required
for the roadway extension. Therefore, water, hydrology and drainage impacts would be significantly
more than the project. Placenta Creek south of the project site would also be impacted This
Alternative would have more impervious surfaces than the project and cumulative water quality
impacts would be greater.
E. This Alternative would bring more regional traffic through residential neighborhoods.
F. This Alternative would have similar, but incrementally greater short-term construction related impacts
than the project due to the increased grading and larger area of disturbance. Long-term operational and
cumulative air quality impacts would be similar to the impacts of the project.
G. This Alternative would have incrementally more short-term construction noise impacts than the project
because of the additional grading and construction of the roadway extension. Long-term operational
noise impacts would be greater than the project on the southeast portion of the project site due to
through traffic on the collector roadway extension. Offsite noise impacts adjacent to this roadway
extension would also be greater for this Alternative.
H. This Alternative would result in vibration impacts from train traffic on the adjacent mainline railroad
tracks similar to the project
I. Given the larger area of disturbance in the natural hillside area south of the project site, this
Alternative would have a greater significant impact to natural vegetation than the project. This
Alternative would require the removal of a total of 18 oak trees; 9 more than the project. This
Alternative would also impact more wildlife habitat than the project and serve to restrict wildlife
movement south of the project site.
This Alternative would result in a significant additional cut slope through a secondary ridgeline, and
a cut slope up to 100 feet high that would be visible from the existing residential development east of
the project site.
K This Alternative would result in significantly more grading than the project. Therefore, the potential
impacts to unknown subsurface cultural and scientific resources would be similar or greater than the
project.
L. Man-made hazards under this Alternative would be similar to those created by the project.
M. As identified in the Statement of Overriding Considerations, specific economic, legal, social,
technological, or other considerations make infeasible the mitigation measures or project alternatives
identified in the final EIR.
52
CIRCLE "J" RANCH RESIDENTIAL DEVELOPMENT
STATEMENT OF OVERRIDING CONSIDERATIONS
I. INTRODUCTION
The California Environmental Quality Act (CEQA) requires a public agency to balance the
benefits of a proposed project against its significant unavoidable adverse environmental impacts in
detenttining whether to approve the project.
15093. (a) CEQA requires the decision -maker to balance the benefits of a proposed
project against its unavoidable environmental risks in determining whether to approve the
project. If the benefits of a proposed project outweigh' the unavoidable adverse
environmental effects, the adverse environmental effects may be considered "acceptable."
(b) Where the decision of the public agency allows the occurrence of significant effects
which are identified in the final EIR but are not at least substantially mitigated, the agency
shall state in writing the specific reasons to support its action based on the final EIR
and/or other information in the record. This statement may be necessary if the agency also..
makes a fording under Section 15091 (ax2) or (ax3).
53
JI. UNAVOIDABLE ADVERSE EWPACTS
The proposed Circle "J" Ranch Residential Project will result in environmental effects which,
although mitigated to the extent feasible by the implementation of mitigation measures, will
remain significant unavoidable adverse impacts as discussed in the Environmental Impact Report
(EIR) and Findings. The significant unavoidable adverse impacts are as follows:
1. The project's individual long-term regional air quality impact is projected to be less
than significant However, the South Coast Air Basin has been classified as a non -
attainment arra for compliance with the Federal Clean Air Act 'Therefore, the project
will contribute incrementally to cumulative significant adverse air quality impacts.
2. The project's specific impacts to biological resources are not considered significant.
However, cumulative valley -wide biotic impacts are consideredsignificant and
unavoidable. There are no Imown mitigation measures available to reduce cumulative
biotic resource impacts to levels less than significant.
3. The proposed project, in. conjunction with other anticipate ftmre developments,
would result in significant cumulative impacts on the Newhall School Dict and the
William S. Hart Union High School District. The applicant has agreed to full
mitigation by the payment of fees in excess of that required by the State Goverment
However, cumulative education impacts are considered significant and unavoidable.
4. The proposed project impacts related to solid waste generation are not considered
significant However, until the Canty can demonstrate that approved landfill space
or other disposal alternatives will be adequate to serve existing and fihtrre uses of the
foreseeable firttar~ cumulative solid waste impacts within the County will be
considered .significant The project will comply with all requirements of the
California Solid Waste Reuse and Recycling Access Act of 1991. However,
cumulative solid waste impacts are considered significant and unavoidable.
54
HI. BENEFITS OF THE PROJECT
The City of Santa Clarita Planning Commission has determined that the above significant
unavoidable adverse impacts of this project are acceptable when balanced against any one (1) of
the below listed benefits of the project In making this determination, the factors and public
benefits provided below were considered:
1. The proposed project is consistent with the City of Santa Clarita General Plan and
promotes the applicable goals and policies identified therein.
The City adopted a new comprehensive General Plan in June 1991. The General Plan sets forth -
current land use policy, as well as issues, objectives, goals, and policies for the direction of
development within the City of Santa Clarita and the surrounding area. The General Plan Land
Use Map indicates the project site is designated for ".Residential Moderate" and "Industrial" land
use.
In December 1992, the City adopted a Unified Development Code, establishing standards for
Zoning, Subdivisions, 'and Grading. A slope analysis of the project site was prepared in
conformance with the City's Ridgeline Preservation and Hillside Development Ordinance. The
area proposed for multi -family residential has an average slope of 12 percent The area proposed
for single-family residential development has an average slope of 27 percent Overall, the site has
an average slope of 22 percent.
The. ridgeline along the southerly edge partially ties within the project site is designated a
"secondary ridgeline" on the City's Ridgeline Preservation Map. The majority of the ridgeline is
located on the adjacent property to the south. No development is proposed on any "primary or
secondary' ridgeline on the City's Ridgeline Preservation Map.
The proposed development density is consistent with the density and intensity allowed for the
"Residential Moderate" and "Industrial" land use. The Residential Moderate allows for gross
densities that range from 6.7 to 15.0 units per acre, the mid -point density of 11.0 units per acre.
The overall gross density of the proposed project is 4.79 units per acre, below the low end of the
density range. The City General Plan does not prohibit densities lower than the density range.
The City General Plan sets forth a goal to balance jobs and housing. The number of permanent
local jobs created by the project is 60 -120. The number of short-term jobs created by the project
is 175. This project has been found by the Final EIR to be consistent with regional and local
General Plan goals and policies to provide a balance between jobs and housing.
2. The proposed project is consistent with the City of Santa Clarita Uniform
Development Code and promotes the applicable goals and policies identified
therein.
In December 1992, the City adopted a Unified Development Code, establishing standards for
Zoning, Subdivisions and. Grading. A slope analysis of the project site was prepared in
conformance with the City's Ridgeline Preservation and Hillside Development Ordinance. The
area proposed for multi -family residential has an average slope of 12 percent The area proposed
for single-family residential development has an average slope of 27 percent. Overall, the site has
55
an average slope of 22 percent
The ridgeline along the southerly edge partially lies within the project site is designated a
"secondary ridgeline" on the City's Ridgeline Preservation Map. The majority of the ridgeline is
located on the adjacent property to the south. No development is proposed on any "primary or
secondary' ridgeline on the City's Ridgeline Preservation Map.
3. The proposed project will not obstruct public access, or existing recreational
activities.
The proposed project will allow for a continuation of the existing land uses within the project
area The proposed project is compatible with on-site land uses. No impact is anticipated. The
proposed project provides a new neighborhood park. Reasonable access to the park site is
provided from the development and surrounding community.
4. The proposed project is compatible with off-site land uses.
The proposed project is compatible with off-site land uses. The applicant has meet with -the,
adjacent community and modified the proposed land use concept to be compatible with the
concerns of the neighbors.
5. The proposed project will provide public benefit to the community by providing a
neighborhood park area
The proposed project will involve the construction of improvements to create a neighborhood
park site. The park site will be constructed as a portion of the first phase of the proposed
development The City's Park Dedication Ordinance will develop the park site as a "tum -key"
park site by the applicant, at a cost beyond that required.
7. The proposed project will provide public benefit to the community the provision of
improvements to the circulation system that include roadway improvement,
alternative transportation system improvements, pedestrian improvements, and
intersection improvements. The improvements are beyond those needed to serve the
proposed development.
The proposed project will involve the construction of improvements to Circle J Ranch Road, Via
Princessa, the intersection of Circle J Ranch Road and San Fernando Road, trail systems, and
pedestrian linkages through the area The improvements required of the project are as found in the .
Final EIR and Conditions of Approval of the Vesting Tract Map.
8. The proposed project will provide public benefit to the community by the provision
of short-term construction and long-term employment opportunities
The proposed project - will involve the construction of improvements. The recommended
improvements are depicted in the Final En The construction of the improvements will provide
construction related employment opportunities for a short-term. Long-term employment
opportunities will be provided in the community.
56
9. The proposed project will provide public benefit by the construction of a variety of
housing types.
The proposed project will involve the construction of single family detached and multi family
attached housing units in an area of housing demand.
10. The proposed project will provide public benefit by the provision of 12.2 acres of
permanent open space.
The proposed project will involve the dedication of an open space easement across 12.2 acres of
significant biological resources. The open space easement will prohibit the development of this
area. The area will be available for open space uses by the public.
11. The proposed project will provide public benefit by the provision of a noise barrier
along the railroad right-of-way.
The proposed project will involve the construction of a combination earthen berm and wall to
mitigate noise in the area from the railroad. The noise barrier and project will lessen the noise in
the adjacent residential areas.
12. The proposed project will provide public benefit by retention of one heritage oak
tree and implementation of an oak tree mitigation program.
The proposed project will involve an oak tree mitigation program, as outlined in the Final EIR and
Conditions of Approval for the Vesting Tentative Map. The proposed project will retain in an
open space area one -heritage oak tree. The proposed project will mitigate all oak tree impacts
through dedication of open space, replacement tree program, and planting new oak trees.
57
IV. FINDING
As required by CEQA, the City has balanced the unavoidable environmental risks of the project and .
the identified benefits of the projec4 all of which were identified in the Final EIR and discussed above..
The City has determined, based upon the Final EIR, its supporting documents, and substantial evidence
in the record, that any one (1) of the substantial benefits of this project to the City, its residents and
property owners, outweigh each of the remaining adverse environmental impacts. For that reason, the
remaining adverse impacts are considered "acceptable" pursuant to CEQA Guidelines Section 15093
(a)•
58
PROJECT FINDINGS AND
FACTS IN SUPPORT OF FINDINGS
I. INTRODUCTION
FACTS
The Planning Commission does hereby establish. the following as facts as they pertain to the
Master Case 94-038:
A. An application for Master Case 94-038 was filed by Beazer Homes Southern California (the
applicant) with the City of Santa Clarita (City) The application proposes:
1. Approval of the vesting map of Tentative Tract 44896 to subdivide approximately 56
acres into 252 units including 95 single family residential lots, 157 townhome units
and one (1) zoned parcel;
2. Approval of a Conditional Use Permit to allow gating of the driveways of the
townhome units;
3. Approval of an Oak Tree Permit to allow for the removal of up to nine (9) of the 35
[including the removal of one (1) Heritage Oak] oak trees on the site;
4. Approval of a Hillside Review to ensure conformance with the City's codes for
development on land with average cross slopes in excess of 10%; and
B. The City notified all responsible and trustee agencies, interested citizen groups, and
individuals of the.preparation of the Draft Environmental Impact Report (Draft EIR) for the
proposed Circle "J" Ranch Residential Development; and
C. The City public participation process included a program for the Notice of Preparation,
Notice of Completion, Draft EIR, and Response to Comments/Final EIR; and
D. The City solicited public input and comment on the proposed project and environ mental
documentation; and
E. The City caused to be prepared an Environmental Assessment and an Addendum to the
Environmental Assessment both of which are designated as the Initial Study of December
15, 1997 by the City of Santa Clarity A copy, of the Initial Study was included in the Draft
ETR; and
F. The City caused to be prepared a Notice of Preparation (NOP) on January25, 1998. A copy
of the NOP was included in the Draft EIR; and
G. The City conducted a public scoping meeting on February 26, 1998 related to the solicited
public input and comment on the proposed project and envi orancutal documentation; and
H. Written comments were received in response to the NOP and Initial Study. A copy of these
comments was included in the Draft EIR; and
The Draft EIR reflected changes to the project based upon the comments received; and
J. At the direction of the City a Notice of Completion of Draft Environmental Impact Report
for the'Circle "J" Ranch Residential Development — Master Case No. 94-038 Vesting
Tentative Map 44896 was filed with the State of California and Los Angeles County on May
27,1998;and
K At the City's request the State established an official review period for the Draft EIR
beginning on May 27, 1998 and ending on July 10, 1998; and
L. A copy of the Notice of Completion and Notice of Completion and Draft EIR - Mailing List
was provided in the Response to Comments/Final Ell?; and
M. The City conducted a Public Hearing on June 2,. 1998 to the solicited public input and
comment on the proposed project and environmental doctmmenfation. Further, at the June 2,
198 Planning Commission Public Hearing the Commission heard testimony from the City
Staff; applicant, and interested parties related to the project description, baJW=d and
environmental status; and
N. The City Staff prepared a Staff Report for the Public Hearing on June 2, 1998; and
O. The City conducted a Public Hearing on June 16, 1998 to the solicited public input and
comment on the proposed project and environmental documentation and to tour the proposed
project site. Further, during the tour of the site the City Staff City's environmental
consultants, the applicant and their cousudtants, and interested citizens discussed details of the
project including but not limited to traffic patterns, oak trees, now impacts,- grading,
ridgelmes, and the park site. Furtha, that the City Staff directed the preparation of a
presentation package related to all enhibits presented during the torr. Thfs package is and has
been available for public review and inspection at the City; and
P. The City Staff prepared a Staff Report for the Public Heating on June 16, 1998; and
Q. The City conducted a Public Hearing on July 7, 1998 to the solicited public f rput and
comment on the proposed project and environmental documentation. Further, the purpose of
the Public Hearing was to answer the Commmon's questions and to discuss the issues that
were raised by the Commission at the previous public meetings on the item Further, that
during the Public Hearing the Commission and public requested information related to a
variety of environmental topic that was provided by the City Staff and their consultants; and
R. The City Staff prepared a Staff Report for the Public Heating on July 7, 1998; and
S. The City prepared.a Response to Comment/Find EIR that responded to each comment
received during the public review period for.the Draft EIR; and
I 11 �1 11 „4111'11 1 111w�, 1- .qJ I �1. ♦1 IH���IYI
M 1 ��, .,L1 v 1• 11 1 .rulll..lua, , 1 11.- 1'11Y
U. The City conducted a Public Hearing on July 28, 1998 to the solicited public input and
comment on the.proposed project and environmental documentation. Further that the purpose
of the Public Hearing was to answer the Commission's questions and to elaborate on the
issues that have been raised by the Commission at the previous public meetings on the item
Further, that during the Public Hearing the Commission and public requested information
related to a variety of environmental topic that was provided by the City Staff and their
consultants; and
V. The City Staff prepared a Staff Report for the Public Hearing on July 28, 1998; and
W. Section 21081 of CEQA and Section 15091 of the Guidelines requires that the City make
one or more of the following findings prior to the approval of a project for which an
Environmental Impact Report has been completed, identifying one or more significant
effects of the project, along with other statements of facts supporting each finding:
FINDING 1 Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects,
thereof as identified in the EIR.
FINDING 2 Such changes or alterations are within the responsibility and jurisdiction
of another public agency and notthe agency making the findings. Such
findings have been adopted by such other agency or can and should be
adopted by such other agency.
FINDING 3 Specific economic, legal, social, technological, or other considerations,
including provision of employment opportunities of highly trained
workers, make infeasible the mitigation measures of project alternatives
identified in the final EIR.
X. Section 15093 (a) of the Guidelines requires the City to balance the benefits of the
proposed project against its significant unavoidable adverse impacts in determining
whether to approve the project; and
Y. Section 15093 (b) requires, where the decisions of the City allows the occurrence of
significant effects which are identified in the Environmental Impact Report but are not at
least substantially mitigated, the City must state in writing the reasons to support its action
based on the Environmental Impact Report or other information in the record; and
Z. This City has reviewed and considered all of the environmental documentation prepared
to evaluate the proposed project, including all elements of the Environmental Impact
Report, which report reflects the City's independent judgment; and .
AA. The Planning Commission of the City of Santa Clarita finds that those documents entitled:
I. "Circle "J" Ranch Residential Project Mitigation Monitoring Program," attached
hereto as Exhibit 2;
2. Circle "J" Ranch Residential Project CEQA Findings and Facts in Support of
Findings," attached hereto as Exhibit 3;
3. Circle "J" Ranch Residential Project Statement of Overriding Consideration,"
attached hereto as Exhibit 4; and
Circle "J" Ranch Residential Project Conditions of Approval," attached hereto as
Exhibit 5.
are hereby incorporated herein by this reference. The City bases its findings in this Resolution
upon the information set forth in those documents and in the Final EER, and upon substantial
evidence presented in the record of this proceeding.
1. The Final EIR identifies as a potential significant adverse environmental effect the
impact of the proposed project on land use planning. However, changes or
alterations have been required, or incorporated into, the project, which mitigate or
avoid the significant. environmental effect. The - significant effect has : been
lessened to a level of insignificance by virtue of the mitigation measures
identified in the Final EIR and MMP and incorporated into the project.
2. The Final EIR identifies as a potential significant adverse environmental effect the
impact of the proposed project related to geophysical — soils/geology/seimicity.
However, changes or alterations have been required, orincorporated into, the
project, which mitigate or avoid the significant environmental effect. The
significant effect has been lessened to a level of insignificance by virtue of the
mitigation measures identified in the Final EIR and MMP and incorporated into
the project
3. The Final EIR identifies as a potential significant adverse environmental effect the
impact of the proposed project related to water/hydrology. However, changes or
alterations have been required, or incorporated into, the project, which mitigate or
avoid the significant environmental effect The significant effect has been
lessened to a level of insignificance by virtue of the mitigation measures
identified in the Final EIR and MMP and incorporated into the project
4. The Final EIR identifies as a potential significant adverse environmental effect the
impact of the proposed project on uaaspottation/crcul tion. However, changes
or alterations have been required, or incorporated into, the project, which mitigate
or avoid the significant environmental effect The significant effect has been
lessened to a level of insignificance by virtue of the mitigation measures
identified in the Final EIR and MMP and incorporated into the project
5. The Final EIR identifies as a potential significant adverse environmental effect the
impact of the proposed project related to air quality. However, changes -or
alterations have been required, or incorporated into, the project, which mitigate or
avoid the significant environmental effect. • The significant effect has been
lessened to a level of insignificance by virtue of the mitigation measures
identified in the Final EIR and MMP and incorporated into the project
7. A 12.2 -acre permanent open space area on the southern boundary of the site will
be established for native habitat.
8. A specimen Valley Oak tree will be located in the multi -family area in a
prominent location immediately adjacent to the area where the Valley Oak is
being removed.
9. Oak tree will be utilized as street trees and in landscape areas through out the
project area.
10. A reasonable attempt to relocate oak trees impacted by the project will be
accomplished.
11. One of the heritage trees will be removed The heritage tree to be removed was
stated to a public nuisance by the City's Oak Tree consultant at the July 7, 1998
Planning Commission Public Hearing.
12. The Oak Tree Report outlined the condition of the trees with respect to disease,
danger of falling, proximity to existing lots, pedestrian walkways or interference
with utility services cannot be controlled or remedied through reasonable
preservation and/or preventative procedures and practices.
13. The Oak Tree Report outline where is was necessary to remove, relocate, prune,
cut or encroach into the protected zone of an oak tree to enable reasonable use of
the subject property which is otherwise prevented by the presence of the tree and
no reasonable alternative can be accommodated due to the unique physical
development constraints of the property
14. The Oak Tree Report indicates that the request will not be contrary to or in
conflict with the general purpose and intent of the Oak Tree Preservation
Ordinance.
15. One Heritage Oak Tree will be removed as it's continued existence would prevent
any reasonable development of the property.
16. The Final EIR indicates that no reasonable alternative can be accommodated due
to the unique physical constraints of the property.
17. - The Final EIR and Oak Tree Report indicated that the removal of such Heritage
Oak Tree will not be unreasonably detrimental to the community and surrounding
area
VI. HILLSIDE REVIEW 94-007
The Planning Commission does hereby make the following findings of fact as they pertain to the
Master Case 94-038 related to approval of the Hillside Review 94-007,
FINDINGS
I. Natural topographic features and appearances shall be conserved by means of
landform grading so as to blend any manufactured slopes or required drainage
benches into the natural topography.
2. Significant, natural, topographic prominent features shall be retained to the
maximum extent possible.
3. Clustered sites and buildings shall be utilized where such techniques can be
demonstrated substantially reduce grading alterations of the terrain and to
contribute to the preservation of trees, other natural vegetation and prominent
landmark features and are compatible with existing neighborhoods.
4. Building setbacks, building heights and compatible structures and building forms
that would serve to blend buildings and structures with the terrain shall be
utilized.
5. Plant materials shall be conserved and introduced so as to protect slopes from
slippage and soil' erosion and to minimize visual effects of grading and
construction on hillside arras, including the consideration of the preservation of
prominent trees and, to the extent possible, reduce the maintenance cost to public
and private property owners.
6. Curvilinear street design and improvements that serve to minimize grading
alterations and emulate the natural contours and character of the hillsides shall be
utilized
Grading designs that serve to avoid disruption to adjacent property shall be
utilized.
8. Site design and grading that provide the minimum disruption of view corridors
and scenic vistas from and around any proposed development shall be utilized.
FACTS
Pad Shapes - All manufactured slopes within the pads shall be modified to
remove sharp edges and curves. Transitions shall be rounded to provide a natural
appearance. This recommendation applies throughout the single-family portions
of the project
2. Manufactured Slopes - All manufactured slopes that have a straight horizontal
length of five hundred feet or greater shall be modified to have a more
curvilinear, natural form.
3. Manufactured Slopes - All slopes shall provide smooth transitions between the
manufactured slope and the natural terrain.
4. Retai*g Walls - Any retaining wall along a public right-of-way or a publicly
viewed area shall incorporate a combination of decorative facing, coloring,
textural relies; landscaping and curvilinear design to minimize the visual impact to
the extent possible. A. minimum flat area of three feet (3') shall be maintained
between a privacy wall and.the top or toe of any slope with a height of at least
thirty feet (30').
5. Drainage Facilities - All slope drainage facilities shall be modified to present a
natural, curvilinear design. The swales shall incorporate indigenous rock and
colored concrete to resemble the natural terrain. All down drains shall be
modified to be non -centralized. Landscaping should also be utilized to visually
screen drainage devices where possible.
6. Pad Drainage - Building pads should have a drainage gradient of at least two -
percent (2%) toward approved drainage facilities or to a street, unless otherwise
approved by the Building Official.
Landscaping - A landscape plan shall be prepared by a licensed architect for all
slope and common areas on the site, to be approved prior to the issuance of a
grog permit.
8. Landscape Design - The required landscape design shall utilize plants compatible
with the native plant communities on and near the site. Sculptured slope planting
concepts shall be incorporated into the design philosophy, as described in the
Ridgeline Preservation and Hillside Development Guidelines.
9. Fire Protection and Fuel Modification - Detailed fire protection and fuel
modification measures shall be incorporated into the required landscape design.
Prior to acceptance by the City of Santa Clarita, the plans shall be reviewed and
approved by the vegetation management section of the. Los Angeles County Fire
Department.
10. Fuel Modification Areas - A Fuel Modification Zone Map shall be prepared for
the project and recorded with the Final Map. The Fuel Modification Zone Map
shall show the width of each fuel modificationarea and shall indicate the
maintenance responsibility for each zone, as well as the fuel modification
procedures for each zone. The Fuel Modification Map shall be prepared in
accordance with the Ridgeline Preservation and Hillside Development Guidelines.
11. Erosion Control - Graded slopes and pads shall be landscaped within ninety (90)
days from completion of grading operations. Otherwise, they shall be
hydroseeded or planted with non -irrigated materials. During the rainy season
from October 15 through April 15, graded slopes and pads shall be landscaped
within thirty (30) days. All slopes greater than 10 feet in height require jute
netting to minimize erosion.
12. Slope Irrigation - Automatic irrigation systems shall be provided for all
landscaped slopes and other common areas.
13. Slope. and Landscape Maintenance - Prior to occupancy, a Homeowners
Association shall be established to provide for maintenance of the common slopes
and landscaping. Access easement areas with a minimum width of five feet (S)
shall be provided for slope maintenance areas, no more than one thousand feet
(1,000') apart along slopes.
14. Building Placement - Units shall be staggered to avoid a "row -like" effect on each
street.
15. Building Height - A minimum of twenty-five percent (25%) of the single-family
units shall be single story.
16. Materials and Color. - All stucco, roofs, walls, entry treatments, and paving
treatments shall utilize color and materials that blend into the natural
surroundings. Color shall be earth tones or other indigenous color.
17. Fencing - All fencing shall conform to the natural topography of the area to the
extent possible. The visual impact of all fencing shall be mitigated with
appropriate landscaping.
18. Ancillary Structures - Ancillary structures, such as patios, pools, trellis, water
tanks and other structures should be designed to blend into the topography and
screened from public view. Landscaping shall be utilized to provide additional
mitigation of visual impacts.
MITIGATION MONITORING
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PROGRAM
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FINAL
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ENVIRONMENTAL
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IMPACT REPORT
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Circle "J" Ranch
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Residential Development
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Master Case No. 94-038
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Vesting Tentative Tract 44896
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CITY OF SANTA CLARITA
Department of Planning and Building Services
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THE
JULY, 1998 PLANNING
CONSORTIUM
MITIGATION MONITORING PROGRAM
FINAL
ENVIRONMENTAL IMPACT REPORT
SCH 095021005
MASTER CASE NO. 94-038
VESTING TENTATIVE TRACT MAP NO. 44896
CONDITIONAL USE PERMIT 94-001
HILLSIDE REVIEW NO. 94-007
OAK TREE PERMIT NO. 94-007
BEAZER HOMES RESIDENTIAL DEVELOPMENT
CIRCLE "J" RANCH
LEAD AGENCY:
CITY OF SANTA CLARITA
Department of Planning and Building Services
23920 Valencia Boulevard, Suite 300
Santa Clarita, California 91355-2196
Contact Person: Jason Smisko
805/255-4330
PROJECT PROPONENT:
BEAZER HOMES SOUTHERN CALIFORNIA
. Executive Tower
1100 Town & Country Road, Suite 100
Orange, California 92868
Contact Person: James O'Malley
714/285-2900
THE PLANNING CONSORTIUM
Land Planning and Environmental Studies
1111 Town & Country Road, Suite 37
Orange, California 92868-4667
Contact Person: W. Dean Brown
714/569-0616
July, 1998
CITY OF SANTA CLARITA
BEAZER HOMES SOUTHERN CALIFORNIA
CIRCLE "J" RANCH RESIDENTIAL DEVELOPMENT PROJECT
MITIGATION MONITORING PROGRAM
TABLE OF CONTENTS
Pave
Overview........................................................................1'
Authority..................................:.....................................1
Purpose..........................................................................1
Responsibilities ........................................ ..... ...................... I
ComplianceFile...................................................................2
Contents........................................................................2
Mitigation Measures/Conditions of Approval:..
Land Use/Planning ............ ..................... ...................4
Geophysical - Soils/Geology/Seismicity........................................ 14
Water/Hydrology.......................................................... 20
Transportation/Circulation................................................... 25
AirQuality............................................................... 31
Noise.................................................................... 41
Vibration................................................................. 45
.. Biological Resources.....................................1................. 46
Aesthetics................................................................ 51
Cultural/Scientific Resources .................................................. 58
Hazards.................................................................. 60
Public Services and Facilities ................................................. 67
Recreation................................................................ 78
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
CITY OF SANTA CLARITA
MITIGATION MONITORING PROGRAM
FOR THE
CIRCLE "J" RANCH RESIDENTIAL DEVELOPMENT PROJECT
BEAZER HOMES SOUTHERN CALIFORNIA
OVERVIEW
The Final Environmental Impact Report (FEIR) for the Circle "J" Ranch Residential Development Project
identifies the significant effects of the proposed project. The FEIR also identifies measures. or alterations to
the project which, if incorporated into the Development Plan would avoid or substantially lessen certain
significant effects. The project allows for the development of up to 252 dwelling units, with up to 95 single
family units and 157 multi -family units.
Based on the information developed in the FEIR identifying the environmental effects of the Circle "J"
Ranch Residential Development Project and mitigation measures set forth to lessen or alleviate those effects,
the FEIR requires that the mitigation measures contained in this Mitigation Monitoring Program (MMP) be
implemented in accordance with the specifications and timing set forth herein. The Statement of Findings,
Facts in Support of Findings and Statement of Overriding Considerations for the Circle "T' Ranch
Development Project adopted in conjunction with approval of the project contains the reasoning upon which
it was determined that the mitigation measures will be effective for this purpose, and also explains why
certain mitigation measures recommended by the FEIR are not imposed by the City or how they have been
implemented through changes made to the proposed project.
Kyllit.500TSA
As required by California Resources Code §21081.6, this MMP Document contains a program for the
implementation and monitoring of the individual mitigation measures which the Santa Clarita Planning
Commission has incorporated into the Final Subsequent Environmental Impact Report, Tentative Tract Map,
Oak Tree Permit and Hillside Development Permit.
PURPOSE
The purpose of this MMP is to ensure that each mitigation measure is fully implemented in a timely manner
and, where necessary, to monitor its performance once implemented to ensure its success. Consistent with
this purpose, the MMP specifies, for each mitigation measure,the measurable, objective performance criteria
the measure must achieve by the end of the implementation time period in order for the measure to be
deemed to have avoided or substantially lessened the environmental effect it addresses. The MMP provides
specific steps to ensure full implementation and enforcement of each mitigation measure. The MMP
establishes a reporting system to document monitoring activities and compliance with mitigation measures.
It also identifies the party(ies) responsible for implementation of the mitigation measures and timing of
monitoring activities.
RESPONSIBILITIES
Unless otherwise specified herein, the applicant or future developer has the responsibility for taking all action
necessary to (a) implementthe mitigation measure according to the specifications provided for each measure
Environmental Impact Report City or Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
and (b) demonstrating to the agency or individual responsible for monitoring (generally, the City of Santa
Clarita) that the action required by the mitigation has been successfully completed (i.e., submittal of reports,
permits or other documentation). The government agency responsible for monitoring the mitigation measure
must verify that the required action has been successfully completed. Verification by the government agency
will typically be accomplished through either staff inspection ofthe physical result of the mitigation measure
or acceptance and approval of documents or plans demonstrating compliance with the mitigation measure.
The City may engage a consultantto assist staffas necessary to verify successful implementation (i.e., review
technical plans and reports, field verify proper implementation). Both the developer and the monitoring
agency share the responsibility for preparing the document stream (paper trail) which is ultimately
maintained by the City of Santa Clarita.
The City shall designate an Environmental Coordinator who will be responsible for monitoring compliance
with the MMP. Existing inspection officials shallbe used wherever possible. The Environmental Coordinator
must notify the City immediately in the event that:
(I) any mitigation measure is not being implemented in accordance with all mitigation
specifications and consistent with the implementation timing. In this case, the City may
impose those sanctions available under its Municipal Code, and/or may grant a time
extension, if warranted.
(2) it reasonably appears a mitigation measure will not be effective in either avoiding or
substantially lessening the significant effect toward which it is directed. In this event, a
replacement mitigation measure shall be developed to the satisfaction of the City and
implemented by the applicant/developer.
The City shall take whatever steps are necessary to insure compliance with the MMP, including use of stop -
work orders.
Unless otherwise specified in this MMP or in later actions taken by the City, all costs associated with the
MMP shall be borne by the applicant/developer. Such costs include all sums expended to implement the
mitigation measures and costs incurred by the City of Santa Clarita to monitor and verify implementation
of this MMP. The developer may be reimbursed (in accordance with reimbursement agreements concerning
the improvements required by the mitigation measures) for funds expended to implement a mitigation
measure to the extent that (a) the developer's contribution is determined to be more than its fair share and
(b) other funding sources for implementing that measure become available.
COMPLIANCE FILE
The City of Santa Clarita will maintain a file (Compliance File) tracking implementation of the MMP and
containing the records upon which the City relies in determining that a mitigation measure has or has not
been implemented in accordance with this MMP. The Compliance File will be made available for review
upon request by interested government agencies and members of the public.
CONTENTS
The MMP is organized under the same topic structure and order contained in the FEIR and consists of a
separate page (or pages) devoted to each mitigation measure in the FEIR. However, for ease of
implementation, certain mitigation measures concerning the same topic are grouped and a monitoring
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
program set up for the combined set of requirements. For each mitigation measure (or set of measures) that
is being imposed, the MMP specifies the following information:
• Mitigation Measure(s). Provides the identification number and sub-letters from the FEIR,
followed by a mitigation statement. This mitigation statement summarizes the required action
of the FEIR mitigation measure as it applies to mitigate the identified impact.
• Impact to be Miti ap ted. Describes the impact which triggers the mitigation requirement.
• Agency/Individual Responsible for Implementation. Identifies the patty or parties responsible
for complying with all requirements of the mitigation measure.
• Implementation Timing. Indicates when the various steps involved in implementing mitigation
requirements shall be performed.
• Mitigation Specifications. Details the specific steps required to fulfill mitigation requirements.
Mitigation specifications are organized, where appropriate, according to pre-implementation
phase, implementation phase, and post-implementation or monitoring phase. Reporting
requirements are specified where applicable. The specifications not only incorporate all actions
stated in the full text of the FEIR mitigation measures, but also include performance standards
developed by the City to ensure that the FEIR mitigation measures are actually effective in
lessening or alleviating the environmental impacts to which they are directed. Complete
implementation of each mitigation measure will thus include a demonstration by the developer
that the performance criteria are met as a result of the mitigating actions.
• Agency/individual Responsible for Monitoring. Identifies the party or parties responsible for
verifying (and enforcing, if necessary) compliance with mitigation specifications.
• Action by Monitor. States the specific actions required of the monitoring individual/agency to
ensure compliance with mitigation specifications.
• Monitoring Timing. Specifies when actions by the monitor shall be performed. Where
appropriate, monitoring timing is linked to existing approval and permitting review processes
(e.g., final development plan approval, issuance of grading permit, issuance of Certificate of
Occupancy).
• Monitoring Completion and Sign -Off Si n�+ ature: Identifies the date the mitigation measure was
fully complied with and the person authorized to verify compliance.
Overall, the MMP describes how the applicant/developerwill comply with the mitigation measures and how
compliance will be verified. Where a mitigation measure is unnecessary, infeasible or within the
responsibility of a public agency other than the City of Santa Clarita, the MMP indicates that fact and refers
to the CEQA Findings for further explanation.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
1. Land Use/Planning
Mitigation Measure: SCI -1: The Planning Commission shall adopt findings thatthe project
is consistent with the goals and policies of the Land Use
Elements of the City of Satna Clarita General Plan and that the
range of single-family, multiple -family residential and
industrial proposed for the project is consistent with the intent
of the Residential Moderate (RM) and Industrial (I) zones.
Impact to be
Mitigated: Ensure that the project is consistent with the goals and policies of the Land
Use Element of the Santa Clarity General Plan.
Agency/Individual
Responsible for
Implementation: City of Santa Clarita Planning Commission.
Implementation
Timing: Prior to the approval of the project's Conditional Use Permit and Tentative,
Tract Map
Mitigation
Specifications: Adopt CEQA required Findings of fact.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Planning and Building Services Department.
Action by
Monitor: Ensure proper findings are adopted by the Planning Commission.
Monitoring
Timing: Prior to final approval of Master Case No. 94-038.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
4
1. Land Use/Planning
Mitigation Measure: SCI -2: The Planning Commission shall adopt a finding that the
project is consistent with the overall goal of creating a balance
between jobs and housing within the City.
Impact to be
Mitigated: Creation of a balance between jobs and housing within the City.
Agency/Individual
Responsible for
Implementation: City of Santa Clarita Planning Commission
Implementation
Timing: Prior to the approval of the Conditional Use Permit and Tentative Tract
Map
Mitigation
Specifications: The General Plan designates the majority of the project site as RM
Residential Moderate,to encourage a moderate density projectthat includes
affordable housing in close proximity to the most significant employment
base that exists within the Santa Clarita Valley. The Valley -wide Town
Center, where the largest concentration of employment exists, is located
approximately 2 miles northwest of the project. Therefore, rather than
providing direct permanent employment opportunities within this
residential project, the City has determined that it should be primarily
residential consistent with the General Plan that emphasizes affordability
to provide housing opportunities close to these major employment centers.
The Tentative Tract Map does include a 3.1 acre parcel for future industrial
development that will help create a jobs/housing balance within Santa
Clarita.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita, Department of Planning and Building Services.
Action by
Monitor: Ensure proper findings are adopted for the proposed project.
Monitoring
Timing: Prior to final approval of Master Case 94-038.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
1. Land Use/Planning
Mitigation Measure: SCI -3: In order to implement the project, the Planning Commission
must approve a Conditional Use Permit that allows the
townhome portion of the project to have controlled gated
access.
SCI -4: The Planning Commission must adopt the required four
findings for granting the Conditional Use Permit.
SC 1-23: Findings required for granting a Conditional Use Permit must
state that the location, size, design and operating
characteristics of the proposed use will be compatible with,
and will not adversely affect, or be materially detrimental to
adjacent uses, residents, buildings, structures, or natural
resources.
Impact to be
Mitigated: Ensure that proposed gates comply with Ordinance 96-14 that allows for
controlled access gates, and that gates meet required findings for granting
a Conditional Use Permit.
Agency/Individual
Responsible for
Implementation: City of Santa Clarita Planning Commission and Department of Planning
and Building Services.
Implementation
Timing: As a part of Master Case No. 94-038.
Mitigation .
Specifications: Ensure that proposed gates comply with Ordinance 96-14 that allows for
controlled access gates, and that gates meet required findings for granting
a Conditional Use Permit.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review Tentative Tract Map and detail plans for townhome entries and
gates.
Monitoring
Timing: Prior to approval of a Conditional Use Permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
1. Land Use/Planning
Mitigation Measures: SCI -5: Pad Shapes - All manufactured slopes within the pads shall be
modified to remove sharp edges and curves. Transitions shall
be rounded to provide a natural appearance. This
recommendation applies throughoutthe single-family portions
of the project.
SCI -6: Manufactured Slopes - All manufactured slopes that have a
straight horizontal length of five hundred feet or greater shall
be modified to have a more curvilinear, natural form.
SCI -7: Manufactured Slopes - All slopes shall provide smooth
transitions between the manufactured slope and the natural
terrain.
SCI -8: Retaining Walls - Any retaining wall along a public right-of-
way or a publicly viewed area shall incorporate a combination
of decorative facing, coloring, textural relief, landscaping and
curvilinear design to minimize the visual impact to the extent
possible. A minimum flat area of three feet (3') shall be
maintained between a privacy wall and the top or toe of any
slope with a height of at least thirty feet (30').
SCI -9: Drainage Facilities - All slope drainage facilities shall be
modified to present a natural, curvilinear design. The swales
shall incorporate indigenous rock and colored concrete to
resemble the natural terrain. All down drains shall be modified
to be non -centralized. Landscaping should also be utilized to
visually screen drainage devices where possible.
SCI -10: Pad Drainage- Building pads should have a drainage gradient
of at least two percent (2%) toward approved drainage
facilities or to a street, unless otherwise approved by the
Building Official.
SCI -I1: Landscaping - A landscape plan shall be prepared by a
licensed architect for all slope and common areas on the site,
to be approved prior to the issuance of a grading permit.
SCI -12: LandscapeDesign- The required landscape design shall utilize
plants compatible with the native plant communities on and
near the site. Sculptured slope planting concepts shall be
incorporated into the design philosophy, as described in the
Ridgeline Preservation and Hillside Development Guidelines.
SCI -13: Fire Protection and Fuel Modification - Detailed fire
protection and fuel modification measures shall be
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
1. Land Use/Planning
incorporated into the required landscape design. Prior to
acceptance by the City of Santa Clarita, the plans shall be
reviewed and approved by the vegetation management section
of the Los Angeles County Fire Department.
SCI -14: Fuel Modification Areas - A Fuel Modification Zone Map
shall be prepared for the project and recorded with the Final
Map. The Fuel Modification Zone Map shall show the width
of each fuel modification area and shall indicate the
maintenance responsibility for each zone, as well as the fuel
modification procedures for each zone. The Fuel Modification
Map shall be prepared in accordance with the Ridgeline
Preservation and Hillside Development Guidelines.
SCI -15: Erosion Control - Graded slopes and pads shall be landscaped
within ninety(90) days from completion of grading operations.
Otherwise, they shall be hydroseeded or planted with non-
irrigated materials. During the rainy season from October 15
through April 15, graded slopes and pads shall be landscaped
within thirty (30) days. All slopes greater than 10 feet in height
require jute netting to minimize erosion.
SCI -16: Slope Irrigation - Automatic irrigation systems shall be
provided for all landscaped slopes and other common areas.
SCI -17: Slope and Landscape Maintenance - Prior to occupancy, a
Homeowners Association shall be established to provide for
maintenance of the common slopes and landscaping. Access
easement areas with a minimum width of five feet (5') shall be
provided for slope maintenance areas, no more than one
thousand feet (1,000') apart along slopes.
Impact to be
Mitigated: Ensure site improvements comply with intent and guidelines set forth in the
Ridgeline Preservation and Hillside Development Ordinance.
Agency/Individual
Responsible for
Implementation: Developer/Applicant
Implementation
Timing: Prior to issuance of the first grading permit.
Mitigation
Specifications: As specified in mitigation measures SCI -5 through SCI -17, listed above.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
1. Land Use/PIanning
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review and approve grading plans, drainage plans, landscape plans,
irrigation plans and fuel modification plans.
Monitoring
Timing: Prior to issuance of the project's first grading permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J". Ranch Residential Development Master Case No. 94-038
1. Land Use/Planning
Mitigation Measures: SCI -18: Building Placement- Units shall be staggered to avoid a"row-
like" effect on each street.
SCI -19: Building Height -Aminimum oftwenty-five percent (25%)of
the single-family units shall be single story.
SC 1-20: Materials and Color -All stucco, roofs, walls, entry treatments,
and paving treatments shall utilize colors and materials which
blend into the natural surroundings. Colors shall be earth tones
or other indigenous colors.
SCI -21: Fencing - All fencing shall conform to the natural topography
of the area to the extent possible. The visual impact of all
fencing shall be mitigated with appropriate landscaping.
SCI -22: Ancillary Structures - Ancillary structures, such as patios,
pools, trellis, water tanks and other structures should be
designed to blend into the topography and screened from
public view. Landscaping shall be utilized to provide
additional mitigation of visual impacts.
Impact to be
Mitigated: Ensure that the site's single-family homes and related site improvements
comply with the intent of the regulations and guidelines set forth in the
Ridgeline Preservation and Hillside Development Ordinance.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to the issuance of building permits for the single-family homes.
Mitigation
Specifications: As specified in mitigation measures SCI -18 through SCI -22, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Panning and Building Services.
Action by
Monitor: Review building plans for consistency with City guidelines for hillside
development.
Monitoring
Timing: Prior to the issuance of building permits for the single-family homes.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
10
1. Land Use/Planning
Monitor:
Completion Date:
Signature:
Environmental Impact Report - City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
11
1. Land Use/Planning
Mitigation Measure:
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
AMI -24: Prior to project approval, the applicant shall demonstrateto the
satisfaction of the Director of Planning and Building Services,
that the project's multiple -family residential uses that abut
future industrial development north of the flood control
channel can be properly buffered and set back to avoid
potential land use incompatibility issues.
Ensure that there are no land use compatibility issues between the
townhomes and the potential future industrial uses on. the northern portion
of the project site.
Applicant/Developer
Prior to the issuance of grading permits for the townhome units.
Show how townhome units will be buffered from potential industrial uses
through setbacks, walls and landscaping.
City of Santa Clarita Department of Planning and Building Services.
Review Plans for townhomes Lots 138,139 and 140.
Prior to issuance of final grading permits for the townhome units.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
12
1. Land Use/Planning
Mitigation Measure: AMI -25: Prior to recordation of the final tract map, the Southern
California Gas Company shall agree to the relocation of the
natural gas line and easementto street and other rights-of-way,
and away from the private residential lots.
Impact to be
Mitigated: Relocation of an existing 10" natural gas pipeline that bisects part of the
project site.
Agency/Individual
Responsible for
Implementation: Applicant/Developer and the Southern California Gas Company.
Implementation
Timing: Prior to the issuance of the first grading permit.
Mitigation
Specifications: The existing natural gas pipeline shall be relocated away from all
residential lots, and the existing pipeline shall be removed and/or
abandoned in place per the specifications of the Southern California Gas
Company.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services in
conjunction with the Southern California Gas Company.
Action by
Monitor: Review andapprove plans forthe relocation of thenatural gastransmission
line away from project site residential lots.
Monitoring
Timing: Prior to the issuance of the first grading permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
13
2. Geophysical- Soils/Geology/Seismicity
Mitigation Measure: SC2-1: The site is Type S„ S Factor - 1.0 for seismic design per the
County of Los Angeles 1994 Building Code. The site is not
within an Alquist-Priolo SpecialStudiesZone. Because of the
damage and high ground accelerations experienced in this area
during the 1994 Northridge Earthquake, the maximum
horizontal peak ground acceleration used in the building code
seismic design calculations shall be increased from• 0.4g to
0.6g. "Soft story" conditions in wood -frame buildings,
including single family houses may also require special
attention.
Impact to be
Mitigated: Structural damage from severe ground motion ,created by major
earthquakes.
Agency/Individual
Responsible for
Implementation: Structural engineerand geotechnical engineerforthe Applicant/Developer.
Implementation
Timing: Prior to the issuance of the first building permit for project structures.
Mitigation
Specifications: As set forth in mitigation measure SC24 above..
Agency/individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review final plans and geotechnical report prepared by the applicant's
structural and geotechnical engineers.
Monitoring
Timing: Prior to the issuance of the first building permit for project structures.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
14
2. Geophysical - SoiIs/Geology/Seismicity
Mitigation Measure: SC2-2: General: (cut/fill/erosion control) Cut and fill slopes shall be
constructed at a maximum gradient of 2(h):1(v). All slopes
shall be provided with intermittent drainage terraces per
Unified Development Code requirements. Berms and/or V -
ditches shall be provided along the tops of slopes and on the
drainage terraces to prevent runoff from flowing down slope
surfaces per City code requirements. All cut and fill slopes
over 40 feet high shall be placed in separate lettered open
space lots to be maintained by the neighborhood property
owner's association.
Impact to he
Mitigated: Ensure that all manufactured slopes provide an acceptable factor of safety
for stability.
Agency/Individual
Responsible for
Implementation: Geotechnical engineer for the Applicant/Developer
Implementation
Timing: Prior to the issuance of the first grading permit.
Mitigation
Specifications: All cut and fill slopes shall have a maximum gradient of 2(h):1(v).
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Ensure grading plan has a maximum of 2:1 cut and fill slopes.
Monitoring
Timing: Prior to issuance of the first grading permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report _ City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
15
2. Geophysical - Soils/Geology/Seismicity
Mitigation Measure: SC2-3: General (stripping and clearing): All areas to be graded shall
be stripped and cleared of significant vegetation and other
deleterious materials. All roots over Ys inch in diameter should
be removed along with any trees or brush. Minor roots may be
blended with the soils during processing subject to approval of
the City grading inspector and project geotechnical consultant.
Impact to be
Mitigated: Elimination of organic material from fill soil used as pads for residential
. structures.
Agency/Individual
Responsible for
Implementation: Grading contractor for the Applicalit/Developer. _
Implementation
Timing: During stripping and clearing operations.
Mitigation
Specifications: As set forth in mitigation measure SC2-3 above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita grading inspector.
Action by
Monitor: Inspect stripping and clearing operations to ensure significant vegetation
and other deleterious materials are not blended with soils.
Monitoring
Timing: During stripping and clearing operations.
Monitor:
Completion Date:
Signature:
'Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development - Master Case No. 94-038
16
2. Geophysical - Soils/Geology/Seismicity
Mitigation Measure: SC2-4: Based on the expansion index tests, supplemented by
consolidation tests, the site is generally underlain by
nonexpansive to low expansive soils. Any materials ofinedium
or higher expansion potential shall not be used in the upper 5
feet on building pads.
Impact to be
Mitigated: Elimination ofpotential expansive soils that could adversely effect building
pads.
Agency/Individual
Responsible for
Implementation: Soils and geotechnical engineers for the Applicant/Developer.
Implementation
Timing: Soils testing during operations.
Mitigation
Specifications: No soils that have the potential for medium or high expansion shall be used
in the upper 5 feet on building pads.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita, Department of Planning and Building Services.
Action by
Monitor: Review and approve soils test reports during grading operations submitted
by Applicant's soils engineer.
Monitoring
Timing: Ongoing during grading operations.
Monitor:
Completion Date: Signature: _
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
17
2. Geophysical - Soils/Geology/Seismicity
Mitigation Measure: SC2-5: Site Drainage: Due to potential damage, no water should be
allowed to. pond or collect near structures. Positive drainage
must be provided away from slopes and structures during and
after - construction. Planters near a structure should be
constructed so that irrigation water will not saturate the soils
underlying the footings and slabs. Building pads must be
graded at a minimum gradient of 2% away from the house
toward an approved drainage course, or alternative positive
drainage must be provided. Trees should not be located where
the roots can extend under the foundations or hardscape.
Impact to be
Mitigated: Adverse damagedue to inadequate drainage gradients.
Agency/Individual
Responsible for
Implementation: Civil engineer for the Applicant/Developer.
Implementation
Timing: Prior to the approval of the final grading plan.
Mitigation
Specifications: Provide minimum 2% positive drainage away from all slopes and
structures.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services,
Grading Inspector.
Action by .
Monitor: Review and approve final grading plans and verify positive drainage after
grading is completed by site inspections.
Monitoring
Timing: Prior to approval of final grading plans, and prior to sign -off of completed
final grading.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
18
2. Geophysical - Soils/Geology/Seismicity
Mitigation Measure: SC2-6: Grading Plan Review: Final grading plans should be reviewed
and signed by the project geotechnical consultant during the
detailed design phase of the project.
Impact to be
Mitigated: Ensure that final detailed grading plans have been signed off by a registered
geotechnical engineer to ensure final plans meet all technical requirements
set forth in the preliminary geotechnical report.
Agency/Individual
Responsible for
Implementation: Registered geotechnical engineer
Implementation
Timing: Prior to issuance of first grading permit.
Mitigation
Specifications: As set forth in mitigation measure SC2-6, above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, Plan
Check.
Action by
Monitor: Ensure project geotechnical engineer has reviewed, stamped andsignedoff
final grading plans.
Monitoring
Timing: Prior to issuance of first grading permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
19
3. Water/Hydrology
Mitigation Measures: PDF 3-1: A final master drainage plan will be submitted to mitigate
hydrology impacts to existing City and L.A. County facilities
per those agencies requirements and standards. The master
drainage concept proposes storm drains, inlet-outlet structures,
and energy dissipators to control project drainage. Catch
basins and drainage channels have been designed to
accommodate 50 -year storm flows, consistent with the City of
Santa Clarita and LACFCD criteria.
SC3-2: Prior to the recordation of a subdivision map (except maps for
financing and conveyance purposes only) or prior to the
issuance of any grading permits, which ever comes first, the
applicant shall, in a manner meeting the approval of the City
of Santa Clarita City Engineers Director and the Los Angeles
County Flood Control District:
a. Provide a drainage study determining the effect the proposed
development and associated drainage patterns will have on
existing drainage facilities.
b. Mitigate either by on-site retardation or by providing
improvements appropriately to impacted existing drainage
facilities.
SC3-3: Prior to the recordation of a subdivision map (except maps for
financing and conveyance purposes only) or prior to the
issuance of any grading permits, whichever comes first, the
applicant shall in a manner meeting the approval of the City of
Santa Clarity City Engineer:
a. Design provisions for surface drainage;
b. Design all necessary storm drain facilities extending to a
satisfactory point of discharge for the proper control and
disposal of storm runoff, and
a. Dedicate the associated easements to the County of Los
Angeles, if determined necessary.
SC34: Prior to the recordation of a subdivision map (except maps for
financing and conveyance purposes only) or prior to the
issuance of any certificates of use and occupancy, whichever
occurs first, said improvements shall be constructed in a
manner meeting the approval of the City Engineer Director.
Impact to be
Mitigated: Ensure that all drainage improvements are acceptable to the LACFCD and
the City of Santa Clarita.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
20
3. Water/Hydrology
Agency/Individual
Responsible for
Implementation: Civil and hydrology engineers for the Applicant/Developer.
Implementation
Timing: Prior to the recordation of the Final Tract Map.
Mitigation
Specifications: As setforth inmitigation measure PDF3-1, SC3-2, SC3-3 and SC3-4, listed
above.
Agency/Individual
Responsible for
Monitoring: Los Angeles County Flood -Control District and Santa Clarita City
Engineer.
Action by
Monitor: Review and approve final master drainage plans.
Monitoring
Timing: Prior to the recordation of the Final Tract Map.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94038
21
3. Water/Hydrology
Mitigation Measures: SC3-5: Prior to issuance of any building permits, or prior to the
recordation of a final tract/parcel map, whichever occurs first;
the applicant shall participate in the applicable Master Plan of
Drainage in a manner meeting the approval of the City
Engineer, including payment of fees and the construction of
the necessary facilities.
SC3-6: Potential for the proposed project to - impact the site's
hydrology shall be reduced to a level of insignificance through
engineering design and construction techniques incorporated
into the project in a manner meeting the approval of the City
Engineer.
Impact to be
Mitigated: Incremental project specific hydrology impacts for the on-site and off-site
drainage infrastructure.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to the issuance of first building permit or recordation of the Final
Tract Map, whichever comes fust.
Mitigation
Specifications: Payment of required MasterPlan of Drainage fees and the construction of
required facilities:
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita City Engineer, in conjunction with the Los Angeles
County Flood Control District.
Action by
Monitor: Ensure payment of required fees and the construction of necessary
facilities.
Monitoring
Timing: Prior to the issuance of first building permit or recordation of the Final
. Tract Map, whichever comes first.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
22
3. Water/Hydrology
Mitigation Measures: SC3-7: Prior to issuance of building permits, or grading permits,
whichever comes first, permit applicant shall submit for
approval of the City Engineer, a Water Quality Management
Plan (WQMP) specifically identifying Best Management
Practices (BMPs) that will be used to control predictable
onsite pollutant runoff. This WQMP shall identify at a
minimum the routine structural and non-structural measures
specified in the City-wideNPDES Drainage Area Management
Plan (DAMP) which details implementation of the BMPs
whenever they are applicable to a project, the assignment of
long-term maintenance association, lessee, etc.); and, shall
reference the location(s) of structural BMPs.
SC3-8: A Storm Water Pollution Prevention Plan (SWPPP) shall be
prepared to satisfy the State Water Quality Control.Board's
Construction NPDES Permit requirement, and a Notice of
Intent shall be filed with them prior to issuance of grading or
building permits, whichever comes first.
Impact to be
Mitigated: Potential increases in pollutant runoff from the project site during and after
project implementation.
Agency/Individual
Responsible for
Implementation: Civil/Hydrology Engineer for the Applicant/Developer.
Implementation
Timing: Prior to issuance of grading or building permits, whichever comes first.
Mitigation
Specifications: Approval of a Water Quality Management Plan (WQMP) per the
requirements set forth in mitigation measure SC3-7 and SC3-8, above.
Agency/Individual
Responsible for
Monitoring: City Engineer, in conjunction with State Water Quality Control Board.
Action by
Monitor: Review and approve WQMP and SWPPD that identifies BMP's as set forth
in the City's NPDES' DAMP.
Monitoring
Timing: Prior to issuance of grading or building permits, whichever comes first.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
23
3. Water/Hydrology
Mitigation Measure: SC3-9: Prior to the recordation of the Final Tract Map the applicant
shall not grant any easement over any property subject to a
requirement of dedication or irrevocable offer to the City of
Santa Cladta or the Los Angeles County Flood Control
District, unless such easements are expressly made subordinate
to the easements to be offered for dedication to the County.
Prior to granting of any of said easements, the subdivider shal I
furnish a copy of the proposed easement to the City Engineer,
for review and approval. Further a copy of the approved
easement shall be furnished to the City, prior to the issuance of
any certificate of use and occupancy.
Impact to be
Mitigated: Ensure easements meet all City and LACFCD requirements for adequate
access and on-going maintenance/repair.
Agency/Individual
Responsible for
Implementation: Civil engineer for the Applicant/Developer.
Implementation
Timing: Prior to the recordation of the Final Tract Map and prior to the issuance of
any Certificates of Use and Occupancy.
Mitigation
Specifications: A copy of all proposed easements for drainage shall be shown on the Final
Tract Map.
Agency/Individual
Responsible for
Monitoring: Santa Clarita City Engineer and LACFCD. _
Action by
Monitor: Review Final Tract Map for irrevocable offer of easements that comply
with SC3-9, above.
Monitoring
Timing: Prior to the recordation of the Final Tract Map and prior to the issuance of
any Certificate of Use and Occupancy.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
24
4. Transportation/Circulation
Mitigation Measures: PDF4-1: The proposed project incorporates the City's required right-of-
way dedication for the Via Princessa Extension through the
project site to the west. A minimum of 114 feet ofright-of-way
plus slopes are required.
SC4-5: On -Site Improvements - On-site improvements that are to be
constructed by the project are as follows:
a. Construct/widen Via Princessa adjacent to the project; and
b. Widen west side of Circle "J" Ranch Road adjacent to the
project.
C. Install traffic signal at Via Princessa and Circle "J" Ranch
Road.
Impact to be
Mitigated: Provide adequate right-of-way for the required Via Princessa extension
through the project site, and Circle "T' Ranch Road adjacent to the project
site. Need for signalized intersection at Via Princessa and Circle "J" Ranch
Road.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to recordation of Final Tract Map, and prior to issuance of first
certificate of use and occupancy.
Mitigation
Specifications: The Applicant shall dedicate in fee, and improve Via Princessa from Circle
'T' Ranch Road west to the Via Princessa/Wiley Canyon Bridge on the
western boundary of the project site, and Circle "J" Ranch Road adjacent
to the project site. The Applicant/Developer shall install the traffic signal
at Via Princessa and Circle "J" Ranch Road to the satisfaction of the City
Traffic Engineer.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Traffic Engineer.
Action by
Monitor: Review and approve Final Tract Map and right-of-way dedication proposed
for Via Princessa.
Monitoring
Timing: Prior to recordation of Final Tract Map.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-035
25
4. Transportation/Circulation
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
26
4. Transportation/Circulation
Mitigation Measure:
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
PDF4-2: The proposed project incorporates two points of access for the
single-family residential portion ofthe projectsite south ofVia
Princessa, as required by the Los Angeles County Fire
Department. The project proposes one pont of access and one
emergency access for each multi -family townhome
development area. Internal circulation is designed to meet
LACFD standards and criteria.
Safe and adequate access and circulation for. fire trucks and other
emergency fire equipment.
Civil Engineer for the Applicant/Developer..
Prior to recordation of the Final Tract Map.
Access and adequate width rights-of-way that meet LACFD standards and
requirements.
City of Santa Clarita Traffic Engineer, in conjunction with LACFD.
Review final plans to ensure they comply with all City and LACFD
standards.
Prior to recordation of the Final Tract Map.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
27
4. Transportation/Circulation
Mitigation Measure: SC4-3: Bridge and Thoroughfare District Fees - The proposed project
is within the Via Princessa B&T District. Fees paid by the
project will contribute to those improvements which are in the
District's funding program.
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
.Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
Cost of constructing the Via Princessa/Wiley Canyon Bridge.
Applicant/Developer.
Upon recordation of the Final Tract Map.
Contribution of the project's fair share toward improvements which are in
the B&T District's funding program.
City of Santa Clarita Traffic Engineer.
Ensure appropriate fees are paid.
Upon recordation of the Final Tract Map.
Circle "J" Ranch Residential Development
Signature:
Master Case No. 94-038
r"I.7
4. Transportation/Circulation
Mitigation Measure: SC44: Payment of Fair Share Improvement Fees - City of Santa
Clarita - The following intersection is measurably affected by
the project but operates within acceptable levels of service:
Valencia Boulevard and Magic Mountain .
Parkway (I%)
San Fernando Road and Circle "J" Ranch Road
(27%)
Impact to be
Mitigated: Payment of fair share improvements fees for intersections impacted by the
proposed project.
Agency/Individual
Responsible for
Implementation: Applicant/Developer.
Implementation
Timing: Prior to issuance of first building permit.
Mitigation
Specifications: Payment of far share improvement fees for two intersection as determined
by the City's Traffic Engineer.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Traffic Engineer.
Action by
Monitor: Ensure fair share improvement fees are paid.
Monitoring
Timing: Prior to issuance of first building permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
29
4. Transportation/Circulation
Mitigation Measure: AM4-6: Off -Site Intersection Improvements - Project's Responsibility -
At the intersections of Orchard Village Road/Wiley Canyon
Road, and Via Pacifica/Wiley Canyon Road, where the
inclusion of the project generated trips causes an impact, the
project is responsible for mitigating the impact.
Impact to be
Mitigated: Construction of off-site improvements at intersections impacted by the
proposed project.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to the issuance of any certificate of use and occupancy.
Mitigation
Specifications: Construct improvements at the intersections of Orchard Village
Road/Wiley Canyon Road and Via Pacifica/Wiley Canyon Road to the
satisfaction of the City Traffic Engineer.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Traffic Engineer.
Action by
Monitor: Review and approve improvement plans and inspect and sign -off final
constructed intersection improvements.
Monitoring
Timing:. Prior to the issuance of any certificate of use and occupancy.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarity
Circle "X" Ranch Residential Development Master Case No. 94-038
30
5. Air Quality
Mitigation Measures: SC5-1: Use low emission mobile construction equipment, where
feasible. This measure is recommended, although
quantification of the measure's benefits is not really possible.
Impact to be
Mitigated: Reduction of emission's from mobile construction vehicles and equipment.
Agency/Individual
Responsible for
Implementation: Grading and building contractors for the Applicant/Developer.
Implementation
Timing: On-going during project construction.
Mitigation
Specifications: The grading and building contractors shall submit evidence to the City's
designated Environmental Coordinator that low emission mobile
construction equipment is being used where feasible.
Agency/Individual .
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator for the project.
Action by
Monitor: Review and approve documentation submitted by grading and building
contractors that low emission mobile construction vehicles are being used
wherever feasible.
Monitoring
Timing: Prior to issuance of grading permits for grading contractor, and prior to
issuance of building permits for building contractor(s).
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
31
5. Air Quality
Mitigation Measures: SC5-2: Develop a trip reduction plan to achieve a 1.5 average vehicle
ridership (AVR) for construction employees.
SC5-22: Provide rideshare and transit incentives for construction
personnel.
Impact to be
Mitigated: Reduce mobile source emissions from short-term construction vehicle trips.
Agency/Individual
Responsible for
Implementation: Contractors for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of grading permits for the grading contractor(s) and
prior to the issuance of building permits for the building contractors.
Mitigation
Specifications: Submit a trip reduction .plan that will achieve a 1.5 average vehicle
ridership for construction employees.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator for the project.
Action by
Monitor: Review and approve construction -worker trip reduction plan.
Monitoring'
Timing: Prior to the issuance of grading permits for the grading contractor(s) and
prior to the issuance of building permits for the building contractors.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
32
5. Air Quality
Mitigation Measures: SC5-3: Water site and clean equipment morning and evening. This is
not an optional mitigation measure, and is a SCAQMD
requirement, this reduction should be, and is already included
in the particulate emission projections in this report.
Cleaning the construction equipment is recommended despite the fact that
emissions reductions from this activity cannot be quantified.
SC54: Wash off trucks leaving the site. This suggested measure is
required by the SCAQMD.
SC5-5: Spread soil binders on site, unpaved roads and parking areas.
This is not an optional mitigation measure. SCAQMD Rule
403 requires that "every reasonable precaution (is taken) to
minimize fugitive dust emissions" from grading operations to
control particulate emissions.
Impact to be
Mitigated: Reduce.particulate emissions resulting from grading and construction
activity on the project site.
Agency/individual
Responsible for
Implementation: Grading and construction contractors for the Applicant/Developer.
Implementation
Timing: On-going during grading and construction.
Mitigation
Specifications: As specified in mitigation measures SC5-3, SC54 and SC5-5, above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator for the project and
grading.inspector.
Action by
Monitor: _ Ensure compliance with SCAQMD Rule 403 Requirements.
Monitoring
Timing: On-going during grading and construction.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development - Master Case No. 94-035
33
5. Air Quality
Mitigation Measures: SCS -6: Apply chemical soil stabilizers according to manufacturer's
specifications to all inactive construction areas (previously
graded areas which remain inactive for 96 hours).
SC5-7: Reestablish ground coveron construction sitethrough seeding
and watering on portions of the site that will not be disturbed
for lengthy periods (such as two months or more).
Impact to be
Mitigated: Reduction of particulate matter project emissions.
Agency/Individual
Responsible for
Implementation: Grading contractor for Applicant/Developer.
Implementation
Timing: Apply chemical soil stabilizers within four days (96 hours) for previously
graded areas, and establish ground cover for areas that will not be disturbed
for long periods.
Mitigation
Specifications: As set forth in mitigation measures SC5-6 and SC5-7, above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator for the project and
grading inspector.
Action by
Monitor: Ensure chemical soil stabilizers are applied to previously graded areas and
ground cover is established if conditions warrant these measures.
Monitoring
Timing: On-going during project grading and construction.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
34
5. Air Quality
Mitigation Measures: SCS -8: Sweep streets if silt is carried over to adjacent public
thoroughfares.
SC5-9: Reduce traffic speeds on all unpaved road surfaces to 15 miles
per hour or less.
SC5-10: Suspend grading operations during first and second stage smog
alerts.
SC5-11: Suspend all grading operations when wind speeds (as
instantaneous gusts) exceed 25 miles per hour.
Impact to be
Mitigated: Reduce particulate emissions from project -related grading and construction
activities.
Agency/Individual
Responsible for
Implementation: Grading and building contractors
Implementation
Timing: On-going during grading and construction activity.
Mitigation
Specifications: As set forth in mitigation measures SC5-8 through SC5-11, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator for the project and
grading inspector.
Action by
Monitor: Ensure public streets are swept to remove construction silt, enforce traffic
speeds on unpaved construction roads, and ensure grading operations are
suspended during first and second stage smog alerts and when wind speeds
exceed 25 MPH (Santa Ana conditions).
Monitoring
Timing: On-going during grading and construction activity.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
W
5. Air Quality
Mitigation Measures: SCS -12: Maintain construction equipment engines by keeping them
tuned.
SC5-13: Use low sulfur fuelforstationary construction equipment. This
is required by SCAQMD Rules 431.1 and 431.2.
SC5-14: Provide on-site power sources during the early stages of the
project.
SC5-15: Util ize existing power sources (e.g., power po I es) or c lean fuel
generators rather than temporary power generators.
SC5-16 Use low emission on-site stationary equipment (e.g., clean
fuels).
Impact to be
Mitigated: Reduce pollutant emissions from mobile and stationary source construction
equipment.
Agency/Individual
Responsible for
Implementation: Grading and building contractors for the Applicant/Developer.
Implementation
Timing: On-going during grading and building construction activities.
Mitigation
Specifications: As set forth in mitigation measures SC5-12 through SC5-16, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarity Environmental Coordinator and grading inspector.
Action by
Monitor: Inspect vehicles and equipment during grading and construction activities.
Monitoring
Timing: On-going during grading and building construction activities.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development - Master Case No. 94-038
36
5. Air Quality
Mitigation Measures: SC5-17: Configure construction parking" to minimize traffic
interference.
SC5-18: Minimize obstruction of through -traffic lanes.
SC5-19: Provide a flagperson to properly guide traffic and ensure safety
at construction sites.
SC5-20: Schedule operations affecting traffic for off-peak hours, where
feasible.
SC5-21: Develop a traffic plan to minimize traffic flow interference
from construction activities (the plan may include advance
public notice of routing, use of public transportation and
satellite parking areas with a shuttle service).
Impact to be
Mitigated: Minimize disruption of normal traffic flows thereby reducing vehicle
pollutant emissions.
Agency/Individual
Responsible for
Implementation: Gradingand building/construction contractors fortheApplicant/Developer.
Implementation
Timing: On-going during grading and construction activities.
Mitigation
Specifications: As set forth in mitigation measures SC5-17 through SC5-21, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator and
inspectors.
Action by
Monitor: Review and approve traffic and parking plans for construction activity
affecting public rights-of-way.
Monitoring
Timing: • Prior to issuance of grading and building permits for construction within
existing public rights-of-way.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development - Master Case No. 94-038
37
5. Air Quality
Mitigation Measures:
Impact to be
Mitigated:
Agency/Individual
Responsible for .
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
SC5-23: Provide bicycle lanes, storage areas, and amenities, and ensure
efficient parking management.
SC5-24 Improve the thermal integrity of the buildings and reduce the
thermal load with automated time clocks or occupant sensors.
SC5-25: Provide adequate ingress and egress at all entrances to
facilities to minimize vehicle idling at curbsides.
SC5-26: Provide local shuttle and regional transit systems and transit
shelters (industrial portion only).
SCS -27: Provide dedicated tum lanes as appropriate.
Avoid traffic flow obstructions, provide for non-polluting forms of
transportation and reduce energy demands for buildings.
Applicant/Developer
Prior to issuance of building permits.
As set forth in mitigation measures SC5-23 through SC5-27, listed above.
City of Santa Clarita Department of Planning and Building Services.
Ensure project contains improvements that minimize long term pollutant
emissions.
Prior to issuance of building permits.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
38
5. Air Quality
Mitigation Measures: SCS -28: Provide dedicated parking spaces with electrical outlets for
electrical vehicles (industrial portion only).
SC5-29: Provide preferential parking to high occupancy vehicles and
shuttle services in the area for future industrial development,
and charge parking fees to low occupancy vehicles (industrial
portion only).
SC5-30: Establish a Transportation Management Association (TMA)
for the future development which creates incentives - for
employees to rideshare (industrial portion only).
SC5-31: Establish telecommuting programs, alternative works
schedules, and satellite work centers (industrial portion only).
Impact to be
Mitigated: Ensure future industrial development complies with Transportation
Demand Management requirements.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Priorto issuance of first building permit for industrial portion of the project
site.
Mitigation
Specifications: As set forth in mitigation measures SC5-28 through SC5-31, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Environmental Coordinator for the project.
Action by
Monitor: Ensure industrial development complies with Transportation Demand
Management requirements.
Monitoring
Timing: Prior to issuance of first building permit for industrial portion of the project
site.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
39
5. Air Quality
Mitigation Measures: SCS -34: Landscape with native drought -resistant species to reduce
water consumption and to provide passive solar benefits. The
connection between reducing water consumption and
improving air quality is non-existent in the context of this
analysis. No air quality benefit will occur as a result of the
implementation of this measure.
Impact to be
Mitigated: Reduce water consumption.
Agency/Individual
Responsible for
Implementation: Landscape architect for Applicant/Developer.
Implementation
Timing: Prior to issuance of building permits.
Mitigation
Specifications: Utilization of native, drought -resistant plant and tree species to reduce
water consumption.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Ensure project's plant palette incorporates native drought -resistant species.
Monitoring
Timing: Prior to issuance of building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
40
6. Noise
Mitigation Measures: PDF6-1: The project proposes a 5 -foot tall earthen berm with a 6 -to -7 -
foot tall masonry block wall on top (1 l to 12 feet total height)
for noise attenuation along the mainline railroad tracks from
Via Princessa north to the drainage channel, adjacent to the
proposed townhome development.
Impact to be
Mitigated: Attenuation of train and vehicle noise along the western edge of the project
site.
Agency/Individual
Responsible for
Implementation: Applicant/Developer.
Implementation
Timing: Prior to the issuance of the first occupancy and use permit for the
townhome units.
Mitigation
Specifications: Construction of a 1 I' to 12' tall berm and wall adjacent to the townhome
development along the western edge of the project site from Via Princessa
north to the drainage channel.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Ensure noise attenuation berm and wall is constructed and landscaped prior
to the occupancy of the project's first townhome unit.
Monitoring
Timing: Prior to the issuance of the first occupancy and use permit for the
townhome units.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
41
6. Noise
Mitigation Measure: AM6-2: Priorto the issuance of building permits, wall heights for noise
attenuation shall be refined and based on a final noise
attenuation analysis that reflects actual pad elevations,
manufactured slope heights and heights of- second story
balconies.
Impact to be
Mitigated: Ensure proper noise attenuation wall and berm heights are incorporated into
the project based upon the project's final design.
Agency/Individual
Responsible for
Implementation: Acoustical engineer for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of grading and building permits.
Mitigation
Specifications: All residential lots and dwellings shall be sound attenuated against present
and projected noise, which shall be the sum of all noise impacting the
project, so as not to exceed an exterior noise standard of 65 dB CNEL in
outdoor living areas and an interior standard of45dB CNEL in all habitable
rooms. Evidence shall be prepared under the supervision of a registered
engineer so that these standards will be satisfied in a manner consistent
with applicable zoning regulations and shall be submitted as follows:
Prior to the issuance of Grading Permits, an Acoustical
Analysis Report shall be submitted to the Director of the
Department of Planning and Building Services, or a designee,
for approval. The report shall describe in detail the exterior
noise environment and mitigation measures (e.g. berms and
sound walls). Acoustical design features to achieve interior
noise standards may be included in the report in which case it
may also satisfy the condition below.
Prior to the issuance of any building permits, an Acoustical
Analysis Report describing the acoustical design features of
the structures.required to satisfy the interior noise stand shall
be submitted to the Director of the Department of Planning and
Building Services, or a designee, for approval along with
satisfactory evidence which indicates that the sound
attenuation measures specified in the approved acoustical
report(s) have been incorporated into the design of the project.
Prior to the issuance of any building permits, all freestanding
acoustical barriers must be shown on the project's plot plan
illustrating height, location and construction in a manner
meeting the approval of the Director of the Department of
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
42
6. Noise
Planning and Building Services, or a designee.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review and approve acoustical analysis report(s) that demonstrates noise
can be attenuated to acceptable CNEL levels.
Monitoring
Timing: Prior to the issuance of grading and building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development _ Master Case No. 94-038
43
6. Noise
Mitigation Measure: AM6-3: All of the second floor balconies which face either San
Fernando Road or Via Princessa will require noise
barriers. Any balcony with a line of sight to the railroad
tracks/San Fernando Road or Via Princessa requires a
noise barrier.
Impact to be
Mitigated: Unattenuation of noise impacts to second floor balconies.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to the issuance of building permits.
Mitigation
Specifications: Barriers for all second floor balconies that face either San Fernando Road
or Via Princessa shall be provided that attenuate noise to acceptable CNEL
levels. The Acoustical Analysis Report(s) set forth in mitigation measure
AM6-2 shall address second floor balcony noise attenuation standards for
all single-family units that have second story balconies that face these two
rights-of-way.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review and approve acoustical analysis report(s) if it demonstrates noise
can be attenuated for second story balconies to acceptable CNEL Ievels.
Monitoring
Timing: Prior to the issuance of building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
44
7. Vibration
Mitigation Measures: Given that the vibration impacts created by the adjacent railroad tracks
have been measured and found to be imperceptible; no mitigation is
required..
Impact to be
Mitigated: Since vibration impacts were found to be impercentible, no mitigation is
required.
Agency/Individual
Responsible for
Implementation: N/A
Implementation
Timing: N/A
Mitigation
Specifications: None
Agency/Individual
Responsible for
Monitoring: N/A
Action by
Monitor: None
Monitoring
Timing: N/A
Monitor.
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
45
S. Biological Resources
Mitigation Measures: PDF8-I: Of the 34 oak trees found on-site, 25 would be retained (73%),
including 1 heritage oak.
PDF8-2: Approximately ten acres of natural biotic communities,
including southern coast live oak woodland habitat, would be
retained. This area contains 24 of the 25 oak trees proposed to
be retained.
SC8-3: To offset the loss of the remaining 9 oak trees (27%), on-site
planting equivalent to the estimated amount or, a fee would be
paid as allowed by the City's Oak Tree Preservation and
Protection Guidelines in the estimated amount of $331,300.
Impact to be
Mitigated: The loss of nine oak trees, one of which is a heritage oak.
Agency/Individual
Responsible for
Implementation: Qualified arborist for the Applicant/Developer.
Implementation
Timing: Within one year of project approval for an Oak Tree Mitigation Plan or
prior to the issuance of grading permits, whichever comes fust.
Mitigation
Specifications: The applicant and staff shall return to the Planning Commission within one
year of this approval to update the Commission on the implementation of
the Oak Tree Mitigation Plan.
The applicant is granted approval to remove up to nine oaks (one of which
is a heritage size). Oak trees designated for removal shall be evaluated to
determine. whether relocation is possible. A qualified, arborist shall be
utilized to prepare a transportation plan, to include detailed specifications
for boxing, pruning; pesticide treatment, relocation, transplanting, follow-
up maintenance, and monitoring.
Prior to the issuance of grading permits, the City's Oak Tree Consultant
shall review and approve the project's final grading plan.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Planning Commission and City's Oak Tree
Consultant.
Action by
Monitor: Planning Commission will review and approve Oak Tree Mitigation Plan;
Oak Tree Consultant will review and approve final Grading Plan and Oak
Tree Mitigation Plan.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development ' Master Case No. 94-038
46
�t
8. Biological Resources
Monitoring
Timing: _ Planning Commission - within one year of project approval.
Monitor:
Completion Date:
Oak Tree Consultant - Prior to issuance of grading permits.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
47
8. Biological Resources
Mitigation Measures: AM84: According to recommendations of the City's Oak Tree
Consultant, encroachment of 7 oak tree crowns can be avoided
through minor modifications to the site plan.
AM8-5: In addition to modifying the site plan to avoid encroachment
under seven oaks (including one heritage tree), the City's oak
tree consultant also recommends the following mitigation
measures:
a. The oak trees to be preserved on the site shall be fenced prior
to the start of construction. A fencing plan, prepared in
accordance with the Guidelines shall be prepared and
submitted by the applicant, to be approved by the City of Santa
Clarita.
b. All required protective fencing shall be installed and approved
by the City of Santa Clarita, prior to the start of any
construction.
C. Prior to the issuance of grading permit, the applicant shall re-
design the grading plan to eliminate direct impacts to Tree
Numbers 9,12,13,14, 16, 21, and 36.
d. All work performed within the protected zone of any oak tree
should be performed under the supervision of a qualified oak
tree consultant.
e. All trees to remain in place shall be trimmed deadwood by a
qualified arborist, under the supervision of qualified oak tree
consultant.
f. No construction materials or vehicles shall be stored within the
protected zone of the oak trees.
g. At the completion of construction, a layer of organic mulch
shall be placed within the dripline area to provide cooling and
fertilization for the trees.
h. The applicant shall be required to prepare and submit a
revegetation plan and monitoring program for approval prior
to the start of any construction. The plan shall be prepared in
accordance with the City of Santa Clarita Oak Tree Protection
and Preservation Guidelines.
Each buyer that has an oak tree located within their lot shall be
provided an informative letter on the care and preservation of
oak trees (if applicable).
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
48
8. Biological Resources
Impact to be _
Mitigated: Avoidance of encroachment on seven (7) oak trees to be preserved.
Agency/Individual
Responsible for
Implementation: Qualified arborist and civil engineer for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of the first grading permit.
Mitigation
Specifications: As set forth in mitigation measures AMS -4 and AM8-5a through i.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Oak Tree Consultant.
Action by
Monitor: Review and approve final detailed grading plans.
Monitoring
Timing: Prior to the issuance of the first grading permit.
Monitor.
Completion Date: Signature:
Environmental Impact Report � City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
49
8. Biological Resources
Mitigation Measure: AM8-6: Direct impacts associated with the removal of the on-site mule
fat scrub under the proposed project are not considered
significant and do not require mitigation. To insure that the
removal of this man-made, degraded habitat does not require
mitigation, the State Department of Fish and Game and the
U.S. Army Corps ofEngineersshall beconsulted regarding the
need for permits prior to the Final Tract Map stage.
Impact to be
Mitigated: Removal of mule fat scrub on the northern portion of the project site.
Agency/Individual
Responsible for
Implementation: Qualified biologist for the Applicant/Developer.
Implementation
Timing: Prior to the recordation of the Final Tract Map.
Mitigation
Specifications: Consultation with State Department of Fish and Game and the U.S. Army
Corps of Engineers with regards to the removal of a small area of mule fat
scrub.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review documentation that resource agencies have been consulted and that
impacts to on-site mule fat scrub have been mitigated to those agencies
satisfaction, if necessary.
Monitoring
Timing: Prior to the recordation of the Final Tract Map.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
50
9. Aesthetics
Mitigation Measure: PDF 9-1: The project proposes to retain approximately twelve(12)acres
of open space along the southern edge of the project site. The
natural open space areas adjacent to the project's southern
boundary also contain 26 of the site's 35 oak trees, to be
preserved in place.
Impact to be
Mitigated: Visual and aesthetic impacts resulting from the project's grading and
development of the residential project.
Agency/Individual
Responsible for
Implementation: Applicant/Developer.
Implementation
Timing: Prior to the recordation of the Final Tract Map.
Mitigation
Specifications: Retain approximately twelve (12) acres of open space and 26 of the sites
35 oak trees within the project site.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Ensure Final Tract Map incorporates 12 acres of natural open space and
preserves 26 of the site's 35 oak trees.
Monitoring
Timing: Prior to the recordation of the Final Tract Map.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
51
9. Aesthetics
Mitigation Measure: SC9-2: Prior to the issuance of building permits, the applicant shall
obtain City approval of final architectural plans, colors and
materials for all single-family residences and multiple -family
complexes contained within the project.
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
Ensure final building plans are consistent with the City's Community
Design Element and Guidelines, and compatible with adjacent and
surrounding development.
Architect and landscape architect for the Applicant/Developer. .
Prior to the issuance of building permits.
Obtain City approval of final architectural plans, colors, materials and
landscaping for all single-family and multi -family dwelling units.
City of Santa Clarita Department of Planning and Building Services.
Review and approve final architectural plans, color/material boards and
landscape plans for the proposed project.
Prior to the issuance of building permits.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
52
9. Aesthetics
Mitigation Measures: SC9-3: All manufactured slopes shall be contour -graded in compliance
with Ridgeline Preservation and Hillside Development
Ordinance requirements and guidelines, and the maximum
slope gradient shall be 2:1.
SC94: Grading shall be conducted in one phase so that landscaped
slopes will not be disturbed by construction -related activities
at a later date.
SC9-5: For erosion control, manufactured slopes shall be landscaped
with a combination of container plants and hydroseeding
techniques. Hydroseeding ground covers shall provide
immediate coverage for the graded slopes while the container
trees and shrubs shall provide the permanent coverage and
stabilization of the slopes. Selection of plant materials shall be
from drought -tolerant long lived plants, deep rooting to control
the soil surface and variety of forms, textures and color to
enhance the new slopes. Supplemental irrigation shalt also be
provided to encourage the growth of the plants.
SC9-6: Slopes shall be hydroseeded and landscaped immediately
following grading and maintained by the applicant until a
landscape maintenance association has been organized and
assumes responsibility.
SC9-8: The concrete in any drain which is visible from off-site shall
be tinted with an appropriate earth tone or treated so as to
more closely blend with surrounding materials. Landscape
materials shall be placed along such drains in a manner which
will most effectively conceal the drain from public view.
Impact to be
Mitigated: Minimize visual and aesthetic impacts of project's manufactured cut and
fill slopes.
Agency/Individual
Responsible for
Implementation: Civil engineer and landscape architect for the Applicant/Developer
Implementation
Timing: Prior to the issuance of the first grading permit.
Mitigation
Specifications: Asset forth in mitigation measures SC9-3 through SC9-6 and SC9-8, listed
above.
Agency/Individual
Responsible for
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development _ Master Case No. 94038
53
9. Aesthetics
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
City of Santa Clarita Department of Planning and Building Services.
Review and approve final grading and landscape plans for all manufactured
slopes.
Prior to the issuance of the first grading permit.
Signature:
Environmental Impact Report City of Santa Clarits
Circle "J" Ranch Residential Development Master Case No. 94-038
54
9. Aesthetics
Mitigation Measure: SC9-7: Fire-resistant and drought -tolerant native plants; trees and
other compatible materials for planting and screening shall be
utilized to preserve and enhance the natural or scenic character
of the hillsides.
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
Minimize project's visual and aesthetic impacts and the threat ofwildland
fires and enhance the scenic character of the natural hillsides along the
southern edge of the project site.
Landscape architect for the Applicant/Development.
Prior to the issuance of building permits.
Utilize fire-resistant and drought -tolerant native plants and trees for
landscaping and screening.
City of Santa Clarita Department of Planning and Building Services in
conjunction with L.A. County Fire Department.
Review and approve final landscape and fuel modification plans.
Prior to.the issuance of building permits.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
55
9. . Aesthetics
Mitigation Measure:
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor.
Completion Date:
SC9-9: The project is required to place all utilities serving the
residential units and industrial uses underground. .
Eliminate the adverse visual and aesthetic impacts of overhead wires and
other overhead utilities from the project site.
Applicant/Developer
Prior to the issuance of building permits.
All utilities, including electricity, telephone, cable TV and Internet cable
services shall be placed underground.
City of Santa Clarita Department of Planning and Building Services.
Review and approve final utility infrastructure plans to ensure all utilities
are underground.
Prior to the issuance of building permits.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
56
9. Aesthetics
Mitigation Measure: SC9-10: The project is required to have all roofs. surfaced with non-
glare materials and no equipment will be placed thereon. This
provision shall not apply to solar energy devices.
Impact to be
Mitigated: Minimize reflective glare from roofs and negative aesthetic impacts ofroof-
mounted equipment.
Agency/Individual
Responsible for
Implementation: Architect for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of building permits.
Mitigation
Specifications: All roofs shall be surfaced with non -glare materials and no equipment shall
be allowed on the roofs except for solar energy devices.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Review and approve final architectural plans to ensure proposed roofs
incorporate non -glare materials and that no equipment is proposed for roofs
other than solar devices.
Monitoring
Timing: Prior to the issuance of building permits.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development ,Master Case No. 94-038
57
10. Cultural/Scientific Resources
Mitigation Measure: SC10-1: During initial grading, the project site shall be monitored by a
qualified archaeologist and paleontologist who shall have
authority to order a temporary cessation of grading activities
and take appropriate action to preserve any culturally
significant materials if uncovered.
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
Preservation of culturally significant fossils, artifacts or other culturally
significant materials if they are unearthed during project grading.
Qualified archaeologist and paleontologist for the Applicant/Developer.
On-going during stripping, clearing and grading operations.
A qualified archaeologist and paleontologist shall monitor stripping,
clearing and grading operations, and shall have the authority to stop grading
activities and take appropriate action to preserve any culturally significant
materials if uncovered.
City of Santa Clarita Department of Planning and Building Services.
Ensure that a qualified archaeologist and paleontologist have been retained
and are present on site during stripping, clearing and grading operations.
On-going during stripping, clearing and grading operations.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
58
10. Cultural/Scientific Resources
Mitigation Measure: SC 10-2: If human remains of Native American origin are encountered
during the project, the County Coroner's Office and the Native
American Heritage Commission shall be contacted for
preservation and protection of the remains.
Impact to be
Mitigated: Protection and preservation of Native American remains.
Agency/Individual
Responsible for
Implementation: Grading contractor, archaeologist and/or paleontologist for the
Applicant/Developer.
Implementation
Timing: On-going during grading operations.
Mitigation
Specifications: Asset forth in mitigation measure SC 10-2, above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarity Environmental Coordinator for project.
Action by
Monitor: If Native American origin remains are encountered, the environmental
coordinator shall contact the county Coroner's Office and the Native
American Heritage Commission.
Monitoring
Timing: On-going during grading operations.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
59
11. Hazards
Mitigation Measures: PDF11-1: The project proposes landscaped, irrigated manufactured
slopes between the proposed development area and the
adjacent natural areas to .the south. This serves as a fuel
modification zone to help protect from wildland fires.
PDFll-2: The project proposes to comply with Los Angeles County Fire
Department Fuel Modification Program requirements which
set forth wet zones, fuel removal and fuel thinning standards,
as well as ongoing maintenance and monitoring requirements.
SC 11-7: Prior to the, issuance of any grading permits, a fuel
modification plan and program shall be submitted and
approved by the Fire Chief in consultation with the City's
Planning and Building Services Department and oak tree
consultant. The plan shall. indicate the proposed means of
achieving an acceptable level of risk to structures near
vegetation, including the method (mechanical or hand labor)
for removal of flammable vegetation and provide for the
planting of drought tolerant fire resistant plants.
SCI1-8: Prior to the issuance of any building permits, the developer
shall have completed, under the supervision of the Fire Chief,
that portion of the approved fuel modification plan determined
to be necessary by the Fire Chief before the introduction of
any combustible material into the project site.
SC 11-9: Prior to the issuance of any certificates of use and occupancy,
the remaining fuel modification shall be installed and
completed under the supervision ofthe Fire Chief. Further, the
installed fuel modification shall be established to a degree
meeting the approval of the Fire Chief. ,
Impact to be
Mitigated: Reduction of a threat of wildland fires on proposed residential structures.
Agency/Individual
Responsible fdr
Implementation: Landscape architect for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of any grading permits.
Mitigation
Specifications: Assetforthinmitigation measure PDF I1-I,PDFI1-2,SCI 1-7andSCI 1-8,
listed above.
Agency/Individual
Responsible for
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master, Case No. 94-038
60
11. Hazards
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
City of Santa Clarita Department of Planning and Building Services in
conjunction with the L.A. County Fire Department, Fire Chief.
Review and approve fuel modification plan and program.
Prior to the issuance of any grading permits, and prior to the introduction
of combustible material to the project site,
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
61
11. Hazards
Mitigation Measure: PDFl1-3: Residential structures are proposed to include fire resistant
materials including but not limited to concrete or tile roofs,
dual glazed and/or double pane windows and noncombustible
and fire retardant exterior surfaces as approved by the L.A.
County Fire Department
Impact to be
Mitigated: Reduction of fire hazards for all residential structures.
Agency/Individual
Responsible for
Implementation: Architect for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of any building permits.
Mitigation
Specifications: As set forth in mitigation measure PDF 11-3, above.
Agency/Individual
Responsible for.
Monitoring: City of Santa Clarita Department of Planning and Building Services in
conjunction with the Fire Chief, L.A. county Fire Department.
Action by
Monitor: Review and approve final construction plans for all residential structures.
Monitoring
Timing: Prior to the issuance of any building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
62
11. Hazards
Mitigation Measure: PDF I 1-4: The project proposes an earthen berm and a 6 to 7 foot high
wall between the project's townhome development area
adjacent to the railroad right-of-way. This will discourage
access to pedestrians and prevent children wandering on to or.
playing on the railroad tracks.
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/Individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
Safety of project residents (particularly children) who may be able to gain
access to the mainline railroad right-of-way on the west side of the project
site.
AppIicant/Developer
Prior to the issuance of the first occupancy and use permit.
The wall and bean shall be in place before the first townhome units are
occupied.
City of Santa Clarita Department of Planning and Building Services.
Ensure wall and berm are constructed.
Prior to the issuance of the first occupancy and use permit.
Signature:
Environmental Impact Report - - City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
63
11. Hazards
Mitigation Measure: PDF11-5: The project proposes to underground all electrical cable runs
and comply with all public utility commission and local utility
company standards and conditions for the installation of the
development's electric service infrastructure.
Impact to be
Mitigated: Ensure safe installation of all underground electrical conduits to individual
residences that meet all public utility commission and local electric
company standards and conditions.
Agency/Individual.
Responsible for
Implementation: Electrical contractor for the Applicant/Developer
Implementation
Timing: Prior to issuance of building and electrical permits.
Mitigation
Specifications: Compliance will all CPUC and So. Cal. Edison standards and conditions.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services in
conjunction with So. Cal. Edison.
Action by
Monitor: Review and approve all underground electrical cable run plans and
specifications.
Monitoring
Timing: Prior to issuance of building and electrical permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
64
11. Hazards
Mitigation Measure: PDF11-6: The project proposes to reroute the existing Southern
California Gas Company natural gas pipeline that currently is
located within proposed residential development areas. The
rerouting plan would entail abandoning approximately 2,000
linear feet of 8 -inch steel pipe line in place and installing
approximately 750 linear feet of new 4 -inch line at a new
location (Via Princessa) to connect two other 8 -inch natural
gas transmission lines.
Impact to be
Mitigated: Relocation of existing underground natural gas pipeline away -from
proposed residential lots.
Agency/Individual
Responsible for
Implementation: Civil engineer for the Applicant/Developer.
Implementation
Timing: Prior to the completion of grading for the project.
Mitigation
Specifications: As determined by the Southern California Gas Company.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the Southern California Gas Company.
Action by
Monitor: Ensure existing natural gas' pipeline is relocated, removed and/or
abandoned in place to the satisfaction of the Southern California Gas
Company.
Monitoring
Timing: Prior to the completion of grading for the project.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
W
11. Hazards
Mitigation Measures:. AMI1-10:. As a part of a buyer notification and disclosure statement,
potential buyers of single-family homes on the southern
portion of the site shall be informed that the adjacent natural
areas are subject to the threat of wildland fires.
AMII-11: As apart of a buyer notification and disclosure statement
potential buyers of single-family and townhome residences
shall be informed that there is the potential of wildlife
interaction including coyotes, mountain lions, poisonous
snakes and insects.
Impact to be
Mitigated: Potential safety threats from wildland fires and wildlife interaction.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: On-going, as apart of the buyer notification program until all units are sold.
Mitigation
Specifications: Disclosure statements shall be submitted to the City for review and
approval.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita, Department of Planning and Building Services.
Action by
Monitor: Review and approve disclosure statements.
Monitoring
Timing: Prior to the offer of sale of the first single-family, and/or townhome
residence.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
66
12. Public Services and Facilities
Mitigation Measure: SC12-1: Prior to issuance of building permits, the applicant shall
participate in the Facilities Fee Program and pay the
appropriate fees, currently, $0.193 per square foot to the
satisfaction of the Los Angeles County Fire Department.
Impact to be
Mitigated: Mitigate impacts to the Los Angeles County Fire DepartmenfFacilitiesthat
serve the project site.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to the issuance of building permits.
Mitigation
Specifications: Applicant shall pay appropriate fees to the satisfaction of the L.A. County
Fire Department.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services.
Action by
Monitor: Ensure appropriate fees are paid to the L.A. County Fire Department.
Monitoring
Timing: Prior to the issuance of building permits.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94038
67
12. Public Services and Facilities
Mitigation Measures: SC12-2:
All proposed development on the site must comply with
applicable State and County code and ordinance requirements
associated withthe provision ofadequate site vehicular access.
Because a portion of this is a security -gated residential project
and an emergency access is also secured by a locked gate,
complete and unrestricted access for emergency services shall
be arranged with the project applicant to the satisfaction of the
City of Santa Clarita and the County of Los Angeles Fire
Department.
SC12-12: Because portions of this project are within a security -gated
residential development and the emergency access is also
secured by a locked gate, complete and unrestricted access for
emergency services shall be arranged with the project.
applicant to the satisfaction of the City of Santa Clarita and the
County of Los Angeles Sheriff's Department.
Impact to be
Mitigated: Safe and unrestricted access to the security -gated townhome portions of the
project site.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to issuance of first certificate of use and occupancy for the townhome
units.
Mitigation
Specifications: Arrange for complete and unrestricted emergency access to the satisfaction
of the L.A. County Fire and Sheriff s Departments.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the L.A. County Fire and Sheriff's Departments.
Action by
Monitor: Review and approve plans and arrangements for complete and unrestricted
emergency access.
Monitoring
Timing:. Prior to issuance of first certificate of use and occupancy for the townhome
units.
Monitor:
Completion Date: Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
68
12. Public Services and Facilities
Mitigation Measure: SC12-3:
All proposed development on site shall provide sufficient
capacity for fire flows of 1,250 gallons per minute (gpm) at 20
pounds per square inch (psi) residual pressure for a two hour
duration for single family residential units, and 5,000 gpm at
20 psi residual pressure for a three hour duration for multi-
family residential units.
Impact to be
Mitigated: Adequate fire flow and water storage capacity that meets the L.A. County
Fire Department requirements.
Agency/Individual
Responsible for
Implementation: Civil and hydraulic engineers for the Applicant/Developer.
Implementation
Timing: Prior to the issuance of any building permit for combustible construction.
Mitigation
Specifications: As set forth in mitigation measure SC12-3, above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita.Department of Planning and Building Services in
conjunction with the L.A. County Fire Department and the Valencia Water
Company.
Action by
Monitor: Review and approve statement of water availability from the Valencia
Water Company.
Monitoring
Timing: Prior to the issuance of any building permit for combustible construction.
Monitor:
Completion Date:
Signature:
.Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
69
12. Public Services and Facilities
Mitigation Measures: SC 12-4: Prior to approval of building permits, the proposed project
shall comply with California Public Resources Code 4291,
which specifies standards for brush clearance and fuel
modifications around buildings or structures located in or
adjoining areas of brush or grasslands.
SC12-5: Remove and clear within 10 feet on each side of every
roadway all flammable vegetation or combustible growth.
SC12-6: Clear all hazardous flammable vegetation to the ground for a
distance of30 feetfrom any structure, orflammable vegetation
to a height of 18 inches for another 70 feet.
SC12-7: Access roads shall be constructed with all-weather materials.
SC12-8: Specific related codes, guidelines, and programs are presented
below:
• CalifomiaPublic Resources Code 4291 specifies standards for
brush clearance around buildings or structures located in or
adjoining mountainous areas of forest, brush, or grasslands.
• County of Los Angeles codes related to development within
areas designated as Fire Zone 4 are specified in the County
Fire Code and County Building and Safety Code, and include,
but are not limited to the following:
• All roof coverings shall be of Fire Retardant Class "A" as
specified in Title 24, 3204-a (Building Code 1603-b).
• Tile roof shall be fire -stopped at eave ends to preclude entry of
flame or embers under the tile (Building Code 1603-b).
• Provide spark arrester in chimneys of all fire places with
openings not to exceed %z inch (Fire Code 11.111).
• Clearance of brush and vegetative growth will be maintained
(Fire Code 11.502 and 11.503).
• Exterior wall coverings shall be materials approved for fire -
resistive construction in Building Code 1603-i.
• Under -floor areas shall be enclosed to the ground with
construction as required for exterior walls (Building Code
1603-c).
• Exterior balconies, decks, patios, and similar appurtenances
extending beyond the exterior wall, when wood construction,
shall be of lumber not less than two inches nominal in width
and depth or of fire -retardant treated lumber (Building Code
1603-d).
Impact to be
Mitigated: Reduction of potential fire hazards associated with a structure fire within
the project or a wildland fire adjacent to the project site.
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94038
70
12. Public Services and Facilities
Agency/Individual
Responsible for
Implementation: Architect and landscape architect for the Applicant/Developer.
Implementation .
Timing: Prior to the issuance of building permits.
Mitigation
Specifications: As set forth in mitigation measure SC12-4 through SC12-8, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the L.A. County Fire Department.
Action by
Monitor: Review all plans for compliance with California Public Resources Code
4291.
Monitoring
Timing: Prior to the issuance of building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
71
12. Public Services and Facilities
Mitigation Measures: SC 12-9: Project design will provide lighting, to the satisfaction of the
Office of the Sheriff, around and throughout the development
to enhance crime prevention and enforcement efforts.
SC12-10: Project design will landscape the site with low -growing
groundcover and shade trees, rather than shrubs which could
conceal potential criminal activity around buildings and
parking areas.
SC124I: Project design will provide clearly visible and illuminated
address signs and/or building numbers for easy identification
during emergencies.
Impact to be
Mitigated: Reduce the potential for crime and shorten response times in emergency
situations.
Agency/Individual
Responsible for
Implementation: Lighting contractor, landscape architect and architect for the
Applicant/Developer.
Implementation
Timing: Prior to the issuance of building permits.
Mitigation
Specifications: As set forth in mitigation measure SC 12-9 through SC 12-11, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the L.A. County Sheriff's Department.
Action by
Monitor: Review and approve landscape, -lighting and building identification
(address) plans.
Monitoring
Timing: Prior to the issuance of building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
72
12. Public Services and Facilities
Mitigation Measure: SC 12-13: The proposed project shall be subject to the residential rate .
development fee prior to the issuance of building permits. This
fee would satisfy the statutory school fee requirements for
development established under Government Code Section
65995 qnd 65996.
Impact to be
Mitigated: Impacts on William S. Hart Union High -School District and Newhall
School District School Facilities.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to the issuance of building permits.
Mitigation
Specifications: The applicant shall enter into an agreement with both School Districts that
mitigates impacts to the district's school facilities and pay fees set forth in
those agreements.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the William S. Hart Union High School District and the
Newhall School District.
Action by
Monitor: Ensure agreements have been executed by all parties and fees have been
paid.
Monitoring
Timing: Prior to the issuance of building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
73
12. Public Services and Facilities
Mitigation Measure:
Impact to be
Mitigated:
Agency/Individual
Responsible for
Implementation:
Implementation
Timing:
Mitigation
Specifications:
Agency/individual
Responsible for
Monitoring:
Action by
Monitor:
Monitoring
Timing:
Monitor:
Completion Date:
SC12-14: The proposed project shall be subject to the County Library
mitigation fee of $336.00 per dwelling unit.
The increased demand created by the project's residential units on County
Library Facilities.
Applicant/Developer
Prior to the issuance of building permits.
The appropriate fee shall be paid to the L.A. County Library System.
City of Santa Clarita Department of Planning and Building Services, in
conjunction with the L.A. County Library System.
Ensure appropriate fees have been paid.
Prior to the issuance of building permits.
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
74
12. Public Services and Facilities
Mitigation Measures: SC12-15: The applicant shall provide residents with clear and safe
pedestrian access to both off-site bus stops and on-site dial -a -
ride pickup locations: and,
SC 12-16: If on-site pick up service is requested, the dial -a -ride operators
shall need to have full gate access into this security -gated
residential portion of the project.
Impact to be
Mitigated: Adequate access to the project for public transportation.
Agency/Individual
Responsible for
Implementation: Applicant/Developer and future Homeowners Association.
Implementation
Timing: Prior to the issuance of the fust use and occupancy permit.
Mitigation
Specifications: As set forth in mitigation SC12-15 and SC 12-16, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the Santa Clarita Transit Authority.
Action by
Monitor: Ensure adequate sidewalks are provided and adequate access is provided
to the gated townhome portion of the project.
Monitoring
. Timing: Prior to the issuance of the first use and occupancy permit.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
75
12. Public Services and Facilities
Mitigation Measures: SC12-17:
The proposed project is to assist the City of Santa Clarita and
the County of Los Angeles in meeting the requirements of the
Integrated Waste Management Act of 1989 by implementing
a Waste Management Plan to the satisfaction of the City and
the County of Los Angeles Department of Public Works,
Waste Management Division and in conformance to the City
and County -adopted CIWMB Model Ordinance. This shall
include reducing the amount of project waste generated during
construction and operation. This plan shall be submitted prior
to issuance of building permits.
SC12-18: Trash compaction shall be installed within each residential
unit
SC12-19: Separation bins shall be provided within each residential unit
for recyclables.
SC12-20: The proposed project, whereverpossible, shall require building
products made of recycled materials within the construction
specifications for the proposed improvements.
SC12-21: Upon occupancy ofthe residences; the designated management
company and/or homeowners organization shall coordinate all
waste management activities for the residential
development(s), including recycling green waste materials and
household hazardous waste collection.
Impact to be
Mitigated: Reduction of solid waste generated y the project's residential units.
Agency/Individual
Responsible for
Implementation: Architect for the Applicant/Developer, the Applicant/Developer and the
future Homeowners Association.
Implementation
Timing: Prior to issuance of building permits and on-going.
Mitigation
Specifications: ' Asset forth in mitigation measureSC12-17 through SC12-2 1, listed above.
Agency/Individual
Responsible for
Monitoring: City of Santa Clarita Department of Planning and Building Services, in
conjunction with the L.A. County Department of Public Works.
Action by
Monitor: Review and approve waste management plan that complies with the County
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
76
12. Public Services and Facilities
adopted CIWMB Model Ordinance..
Monitoring
Timing: Prior to issuance of building permits.
Monitor:
Completion Date:
Signature:
Environmental Impact Report City of Santa Clarita
Circle "J" Ranch Residential Development - Master Case No. 94-038'
77
13. Recreation
Mitigation Measures: PDF13-1: The project proposes to dedicate and improve a 0.75 acre
neighborhood park adjacent to the north side of Via Princessa
on the eastern edge of the project site (Lot 111). Park
improvements include a tot lot with play equipment, picnic
area, walking path, sod and landscaping, and irrigation system.
PDF13-2: The project proposes to construct a 0.4 acre private recreation
facility for the townhome development (Lot 148). Proposed
improvements include a swimming pool, community building,
landscaped walkways and other recreational amenities.
SC13-3: The project is subjectto the City's Unified Development Code
Requirements, Section 17.17.060, "Park Fees or Dedication for
Residential Development". The project shall comply with the
provisions of Section 17.17.060 prior to the recordation of the
final tract map.
Impact to be
Mitigated: Provision of adequate park land for the project that meets the requirements
of the City's Unified Development Code Section 17.17.060.
Agency/Individual
Responsible for
Implementation: Applicant/Developer
Implementation
Timing: Prior to recordation of the Final Tract Map.
Mitigation
Specifications: The applicant is required to provide a minimum of
approximately 2.25 acres of land, or a combination of land and
fees, that fulfill their Parkland Dedication requirements as
identified on the Subdivision Ordinance. In the event that the
Department of Parks, Recreation and Community Services
Department determines that it is inadvisable to accept land, the
subdivider will be required to pay park in -lieu fees equal to the
equivalent amount of land as established by ordinance.
The applicant shall develop a total of five acres of selected
park area into a neighborhood park subject to the standards,
review, approval, and satisfaction of the Parks, Recreation and
Community Services Department.
The applicant and the City shall enter into a Memorandum of
Understanding (MOU) for the development of the park. The
MOU and its contents will be a condition of the project.
A homeowner's association (HOA) shall be formed to have
Environmental Impact Report - City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
78
13. Recreation
Agency/Individual
Responsible for
Monitoring:
Action by
responsibility and authorityofall slope maintenance, including
but limited to, landscaping, irrigation, and trees.
A special landscape maintenance assessment district shall be
formed having the responsibility and authority of all
maintenance, including, but not limited to, landscaping,
irrigation, street trees, and medians within the City right-of-
way. The Landscape Maintenance District shall be annexed
into the City wide major arterial. Landscape Maintenance
District.
Street trees shall be provided to the satisfaction of the Parks,
Recreation, and Community Services Department. Use trees
from the Cities approved Master Street Tree List, available
from the City Arborist. The irrigation and maintenance of
these trees shall be per City Ordinance 90-15.
Private trees shall not be placed in the public right-of-way.
Trees planted within the City right-of-way will be subject to
City Ordinance 90-15.
The applicant shall provide final landscape and irrigation plans
for review and approval of the Parks; Recreation and
Community Services Department. Drought resistant plant
material and water efficient irrigation systems should be
.utilized in the design.
Median landscaping improvements shall be made to the
medians adjacent to the tract frontage to the satisfaction of the
Director of Parks, Recreation, and Community Services
Department.
The applicant will berequired to providetrail right-of-way and
trial improvements to the satisfaction of the Director of Parks,
Recreation, and Community Services Department.
The applicant will be required to provide landscape
improvements along trail; path, and corridor alignments. The
landscape improvements will be maintained to City Standards
by the property owner.
City of Santa Clarita Department of Planning and Building Services in
conjunction with the City's Parks, Recreation and Community Services
Department.
Environmental Impact Report . City of Santa Clarita
Circle "J" Ranch Residential Development Master Case No. 94-038
79
13. Recreation
Monitor: Review and approve plans for park improvements, the MOU and collect
appropriate fees, if required.
Monitoring
Timing: Prior to recordation of the Final Tract Map.
Monitor:
Completion Date:
Circle "J" Ranch Residential Development
Signature:
City of Santa Clarita
Master Case No. 94-038
80
FINAL CONDITONS OF APPROVAL
MASTER CASE 94-038
TENTATIVE TRACT 44896
CONDITIONAL USE PERMIT 94-001
OAK TREE PERMIT 94-007
HILLSIDE REVIEW 94-007
ENVIRONMENTAL IMPACT REPORT SCH # 95021005
GENERAL CONDITIONS
GC -1. The approval of this Vesting Tentative Tract Map (Map) and associated
entitlements shall expire two years from the date of conditional approval.
GC -2. The subdivider may file for an extension of the conditionally approved Map
prior to the date of expiration for a period of time not to exceed one year. If
such an extension is requested, it must be filed no later than 60 days prior to
expiration.
GC -3. The applicant shall be responsible for notifying the Department of Planning
and Building Services in writing of any change in ownership, designation of a
new engineer, or change in the status of the.developer, within 30 days of said
change.
GC -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, indemnify, and hold harmless the
City of Santa Clarita, its agents, officers, and employees from any claim,
action, or proceeding against the City or its agents, officers, or employees to
attack, set aside, void, or annul the approval of this Subdivision 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 attorney's
fees and costs; and, 2) the City. defends the action in good faith. The
applicant shall not be required to pay or perform any settlement unless the
entitlement is approved by the applicant.
GC -5. Details shown on the Conditional Use Permit / Map are not necessarily
approved. Any details which are inconsistent with the requirements of
ordinances, general conditions of approval, or City policies must be
specifically approved.
Final Conditions of Approval
Master Case 94-038
Page 2
GC -6. Easements shall not be granted or recorded within areas proposed to be
granted, dedicated, or offered for dedication for public streets or highways,
access rights, building restriction rights, or other easements, until after the
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 Map.
GC -7. At any point in the development process, a stop -work order shall be
considered in effect upon the discovery of any historic artifacts and/or
remains, at which time the City shall be notified. The applicant shall hire a
qualified consultant that the City approves to study the site and recommend
a course of action, to the satisfaction of the City.
GC -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 building permits, agrees to
develop the property in conformance with the City Code and other
appropriate ordinances, including but not limited to the Building Code,
Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical
Code, Zoning Ordinance, Oak Tree Ordinance, Undergrounding of Utilities
Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code,
and Fire Code. Improvements and other requirements may be imposed
pursuant to such codes and ordinances in accordance with vested rights as
provided for in the Government Code.
GC -9. A grading permit shall be required for any and all grading to occur for the .
purpose of this project.
GC-10.This grant shall not be effective for any purpose until the permittee and the
owner of the property involved (if other than the permittee) have filed with
the Department of Planning and Building Services, their affidavit stating
that they are aware of, and agree to accept, all of the conditions of this grant.
GC-11.The Sanitation Districts are empowered by the California Health and Safety
Code to charge a fee for the privilege of connecting to the Sanitation Districts'
Sewerage System or increasing the existing strength and/or quantity of
wastewater attributable to a particular parcel or operation already
connected. A connection fee is required to construct an incremental
expansion of the Sewerage System to accommodate the proposed project
which will mitigate the impact of this project on the present Sewerage
System. Payment of a connection fee will also be required before a permit to
connect to the sewer is issued.
GC-12.Individual developments associated with the proposed project may require a
Districts' permit for Industrial Wastewater Discharge. Project developers
should contact the Sanitation Districts' Industrial Waste Section in order to
Final Conditions of Approval
Master Case 94.038
Page
reach a determination on this matter. If this permit is necessary, project
developers shall forward a copy of final plans for proposed development(s) to
the Districts for review and approval prior to the issuance of building
permits.
MITIGATION MEASURES (FINAL EIR)
MM -1. 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
PR -1. The applicant shall _ agree to construct a neighborhood park per the
conceptual plan approved by the Parks Division and as outlined in the
attached letter from the applicant (Attachment 1). The applicant shall
develop a total of five acres of selected park area into a neighborhood park
subject to the standards, review, approval, and satisfaction of the Parks,
Recreation and Community Services Department. The applicant and the
City shall finalize a Letter of Understanding for the development of the park
to the satisfaction of the Director of Parks, Recreation and Community
Services. If the City and the MWD are unable to finalize an agreement for
use of the subject property, the applicant shall pay the required Quimby fee
to the satisfaction of the Director of Parks, Recreation, and Community
Services.
PR -2. When and if applicable, the applicant shall create a special landscape
maintenance assessment district having the responsibility and authority of
all maintenance, including, but not limited to, landscaping, irrigation, street
trees, and medians within the City right of way. The Landscape
Maintenance District shall be annexed into the City wide major arterial
Landscape Maintenance District. Or, if applicable, a homeowner's.
association (HOA) shall be formed to have responsibility and authority of all
slope maintenance, including but not limited to, landscaping, irrigation, and
trees.
PR -3. Street trees shall be provided to the satisfaction of the Parks, Recreation,
and Community Services Department. Use trees from the Cities approved
Master Street Tree List, available from the City Arborist. The irrigation
and maintenance of these trees shall be per City Ordinance 90-15.
PR -4. Private trees shall not be placed in the public right -of way. Trees planted
within the City right-of-way will be subject to City Ordinance 90-15.
PR -5. The applicant shall provide final landscape and irrigation plans for review
and approval of the Parks, Recreation, and Community Services
Final Conditions of Approval
Master Case 94.038
Page 4
Department. •Drought resistant plant material and water efficient irrigation
systems should be utilized in the design.
PR -6. Median landscaping improvements shall be made to the medians adjacent to
the tract frontage to the satisfaction of the Director of Parks, Recreation,
and Community Services Department.
PR -7. The applicant will be required to provide for fourteen foot wide trail right-of-
way and trail improvements along Via Princessa and Circle J Ranch Road in
accordance with the approved Tract Map to the satisfaction of the Director of
Parks, Recreation, and Community Services Department.
PR -8. The applicant will be required to provide landscape improvements along
trail, path, and corridor alignments. The landscape improvements will be
maintained to City Standards by the property owner or a Landscape
Maintenance District.
TRAFFIC ENGINEERING DIVISION
Prior to obtaining a building occupancy permit from the City of Santa Clarita for
phase 1 of the development, the applicant shall:
TE -1. Complete the reconstruction of Circle J Ranch Road, between San Fernando
Road and Via Princessa, to include a total of five lanes (two in each direction
and a two-way left -turn lane along the center); bike lanes, and sidewalks on
both sides. The applicant shall also install No -Stopping signs along both
sides of Circle J Ranch Road.
TE -2. Provide traffic signal and striping modification at the intersection of Circle J
Ranch Road and San Fernando Road to include two southbound left -turn
lanes on San Fernando Road, one right, one shared right and left, and one
left -turn lane exiting Circle J Ranch Road.
TE -3. Make payment for fair share of improvements totaling 10% in the short-term
and 3% in the long-term for a traffic signal at the intersection of Via Pacifica
and Wiley Canyon Road to the satisfaction of the City Engineer.
TE -4. Make payment -for fair share of. improvements totaling 1% to modify the
existing traffic signal and striping at the intersection of Magic Mountain.
Parkway and Valencia Boulevard to include two westbound left -turn lanes
and to convert the southbound right to free right lane.
TE -5. Install a traffic signal at the intersection of Via Princessa and Circle J Ranch
Road. The intersection shall include three through lanes, one exclusive right -
turn, and one left -turn lane in the westbound direction,three through, and
two left -turn lanes in the eastbound direction. One right, one through, and
Final Conditions of Approval
Master Case 94-035
Page 5
one left -turn lane in the southbound direction. One left -turn, and one shared
through and right -turn lane in the northbound direction.
TE -6. Modify the existing traffic signal and striping at the intersection of Wiley
Canyon Road and Orchard Village Road to convert the shared eastbound left
and.through lane to an exclusive left -turn lane. The applicant shall convert
the eastbound right lane to a shared eastbound right and through lane. This
shall be accomplished ata date to be determined by the City Traffic
Engineer.
Additional Traffic conditions include:
TE -7. The southerly access to the project site ("D" Court) to Via Princessa- is
restricted to a right -turn in and right -turn out only.
TE -8. The portion of Circle J Ranch Road immediately south of Via Princessa ("A"
Street along Lots 1, 94, and 95) shall be restricted and posted to a no -parking
zone.
TE -9. The applicant shall obtain Caltrans Encroachment Permits prior to any work
on State Route 126 (San Fernando Road).
TE -10. The applicant, with the assistance of the City, shall rename the westerly
Circle J Ranch Road between San Fernando Road and Via Princessa at the
project's proposed entrance off of San Fernando Road to the satisfaction of
the Director of Transportation and Engineering Services.
E-1. 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.
E-2. The applicant shall file a map which must 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.
E-3. The applicant shall label driveways as "Private Driveway and Fire Lane" on
the map to the satisfaction of the Department.
Final Conditions of Approval
Master Case 94038
Page 6
E-4. The applicant shall quitclaim or relocate easements running through
proposed structures.
E-5. If the subdivider intends to file multiple final maps, he must inform the
Advisory Agency at the time the tentative map is filed. The boundaries of the
units for such a map shall be designed to the satisfaction of the City Engineer
and the Director of Planning and Building Services.
E-6. The applicant shall show the remainder of the last legally created lot/parcel
as a "Remainder Parcel" on the final map to the satisfaction of the City
Engineer.
E-7. 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.
CONDOMINIUM/LEASE
E-8. Prior to final approval of the.tract/parcel map, the applicant shall submit a
notarized affidavit to the City Engineer, signed by all owners of record at the
time of filing of the map with the City, stating that any proposed
condominium building has not been constructed or that all buildings have not
been occupied or rented and that said building will not be occupied or rented
until after the filing of the map with County Recorder.
E-9. If applicable, the applicant shall place standard condominium/residential
planned development/ commercial planned development notes on the final
map to the satisfaction of the Planning and Building Services Department.
E-10. The applicant shall dedicate to the City the right to prohibit the construction
of structures within open space/common lots.
IiL171111kTj191141►VOk1j,ID)►0OMal) :34(WI 090D)DVK
E-11. Applicant's street and grading plans and all construction permitted by. such
plans shall comply with the requirements of the approved oak tree report.
E-12. 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.
E-13. The applicant shall provide a minimum lot width of 50 feet. The minimum
area is 5,000 square.feet.
Final Conditions of Approval
blaster Case 94-038
Page 7
E-14. 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.
E-15. 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 City Engineer.
E-16. The subdivider is required to install distribution lines and individual service
lines for community antenna television service (CATV) for all new
development.
E-17. The applicant shall install mailboxes and posts per City standards. Secure
approval of U.S. Postal Service prior to installation.
E-18. The applicant shall contact the City Department of Parks, Recreation, and
Community Services for street tree location, species, and approved method of
installation and irrigation.
E-19. 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.
E-20. The applicant shall provide letter(s) of slope easement(s) and drainage
acceptance as required by the City Engineer.
E-21. 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 or a phase thereof.
E-22. 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.
E-23. The subdivider, by agreement with the City Engineer, may guarantee
installation of improvements as determined by the City Engineer through
faithful performance bonds, letters of credit, or any other acceptable means.
E-24. The applicant shall construct off-site improvements, in accordance with
condition No. TE -2, for the intersection of San Fernando Roadl Circle J
Ranch Road and at the railroad crossing which are tentatively required to
Final Conditions of Approval
Master Case 94038
Page
adequately serve this development. It is the sole. responsibility of the
developer to acquire the necessary right-of-way and/or easements.
E-25. The applicant shall provide a horizontal and vertical alignment to the
satisfaction of the City Engineer and the City Traffic Engineer.
E-26.. The applicant shall provide for sight distance along extreme slopes or curves
to the satisfaction of the City Traffic Engineer.
E-27. The applicant shall place above -ground utilities outside sidewalks, or provide
a minimum of four feet clear path of travel along sidewalks.
E-28. 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.
E-29. The applicant shall align the centerline of all local streets without creating
jogs of less than 150 feet. A one -foot jog may be used where a street right-of-
way changes from 58 to 60 feet.
E -M This tentative map approval is subject to the subdivider's acceptance of the
following conditions for acquisition of these easements:
a. The. subdivider shall secure, at the subdivider's expense, sufficient
title or interest in land to permit any off-site improvements to be made.
b. If the subdivider is unable to acquire sufficient title or interest to
permit the off-site improvements to be made, the subdivider shall notify the
City of this inability not less than six months prior to approval of the final
map.
C. In such case, the City may thereafter acquire sufficient interest in the
land which will permit the off-site improvements to be made by the
subdivider.
d. The subdivider shall pay all of the City's costs of acquiring said off-site
property interests. pursuant to Government Code Section 66462.5.
Subdivider shall pay such costs irrespective of whether the final map is
recorded or whether a reversion occurs. The cost of acquisition may include,
but is not limited to, acquisition prices, damages, engineering services, expert
fees, title examination, appraisal costs, acquisition services, relocation
assistance services and payments, legal services and fees, mapping services,
document preparation, expenses, and/or damages as provided under Code of
Civil Procedures Sections 1268.510-.620 and Overhead.
Final Conditions of Approval
Master Case 94.038
Page 9
e. The subdivider agrees that the City will have satisfied the 120 -day
limitation of Government Code Section 66462.5 and the foregoing conditions
relating thereto when it files its eminent domain action in superior court
within said time period.
f. At the time subdivider notifies the City as provided in b. hereinabove,
the subdivider shall simultaneously submit to the City, in a form acceptable
to the City, all appropriate appraisals, engineering specifications, legal land
descriptions, plans, pleadings and other documents deemed necessary by the
City to commence its acquisition proceedings. Said documents must be
submitted to City for preliminary review and comment at least 30 days prior
to subdivider's notice described in b. hereinabove.
g. The subdivider agrees to deposit with the City, within five days of
request by the City,.such sums of money as the City estimates to be required
for the costs of acquisition. The City may require additional deposits from
time -to -time.
h. The subdivider shall not sell any lot/parcel/unit shown on the final
map until the City has acquired said sufficient land interest.
i. If the superior court thereafter rules in a final judgment that the City
may not acquire said sufficient land interest, the subdivider agrees that the
City may initiate proceedings for reversion to acreage.
j. The subdivider shall execute any.agreements mutually agreeable prior
to approval of the final map as may be necessary to assure compliance with
the foregoing conditions.
k. Failure .by the subdivider to notify the City, as required in b.
hereinabove, or simultaneously submit the required and approved documents
specified in e. hereinabove, or make the deposits specified in f. hereinabove,
shall constitute subdivider's waiver of the requirements otherwise imposed
upon the City to acquire necessary interests in land pursuant to Section
66462.5.' In such event, subdivider shall meet all conditions for installing or
constructing off-site improvements .notwithstanding Section 66462.5.
E-31. The applicant shall construct full -width sidewalk at all walk returns.
E-32. The applicant shall design a 350 -foot minimum centerline radius on all local
streets with a minimum distance of 40 feet between curbs and a 350 -foot
minimum radius on all streets where grades exceed ten percent.
E-33. The applicant shall design local streets to have a 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
Final Conditions of Approval
Master Case 94.038
Page 10
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.
E-34. 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
(1,000 feet for multi -lane highways).
E-35. The central angles of the right-of-way radius returns shall not differ by more
than ten degrees on local streets.
E-36. The applicant shall provide standard property line return radii of 13 feet at
all local street intersections, including intersections of local streets with
General Plan Highways, and 27 feet where all General Plan Highways
intersect.
E-37. The applicant shall construct a slough wall outside the street right-of-way
when the height of slope is greater than five feet above the sidewalk and the
sidewalk is adjacent to the street right-of-way.
E-38. The applicant shall construct drainage improvements and offer easements
needed for street drainage or slopes.
E-39. The applicant shall replace driveways to be abandoned with standard curb,
gutter, and sidewalk.
E-40. The applicant shall not construct driveways within 25 feet upstream of any
catch basins when street grades exceed six percent.
E-41. The applicant shall repair any broken or damaged curb, gutter, sidewalk, and
pavement on streets within or abutting the subdivision.
E-42. The applicant shall construct street lights on all public streets and shall
annex into the Street Light Maintenance District.
E-43. The applicant shall pay ordinance frontage charges before filing this land
division map.
E-44. The applicant shall provide and install street name signs prior to occupancy
of building(s).
E-45. The applicant shall dedicate the right to restrict vehicular access on Circle J
Ranch Road.
E-46. The, applicant shall dedicate vehicular access rights on Via Princessa unless
the Planning and Building Services Department requires the construction of
a wall. In such cases, complete access rights shall be dedicated.
Final Conditions of Approval
Master Case 94.038
Page 11
E-47. The applicant shall construct a wheelchair ramp at all intersections where
sidewalk is located.
E-48. The. applicant shall dedicate and construct the following required road
improvements:
Street R/W Curb & Base & Street Street
Name Width Gutter Paving Lights Trees Sidewalk
Via Princessa
114 ft.
2 ft. x x x x
Circle J Ranch Rd
88 ft.
2 ft. x x x x
A, D (at intrsctn.)
64 ft.
2 ft, x x x x
A, B, C, D, F '
60 ft.
2 ft. x x x x
B, C, D, E, F, G, H
58 ft.
2 ft. x x x x
E-49. The subdivider 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.
E-50. The subdivider shall install separate house laterals to serve each building in
the land division. Installation and dedication of main line sewers may be
necessary to meet this requirement.
E-51. The subdivider .shall send a print of the land division map to the County
Sanitation District, with the request for annexation. If applicable, such
annexation must be assured in writing.
E-52. 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.
E-53. 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.
E-54. Easements are tentatively required, subject to review by the City Engineer to
determine the final locations and requirements.
E-55. 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.
GRADING, DRAINAGE &GEOLOGY
Final Conditions of Approval
Master Case 94-038
Page 12
E-56. The applicant shall submit a grading plan which must be approved prior to
approval of the final map.
E-57. 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 be in substantial compliance with the tentative map and conditions
as approved by the Planning Commission.
E-58. The applicant shall eliminate all geologic hazards associated with this
proposed development, or delineate restricted use areas approved by the
consultant geologist to the satisfaction of the City Engineer.
E-59. The applicant shall dedicate to the City the right to prohibit the erection of
buildings or other structures within any restricted use areas.
E-60. 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.
E-61. The applicant shall provide drainage facilities to remove the flood hazard and
dedicate and show necessary easements and/or rights-of-way on the final
map.
E-62. The applicant shall place a note of flood hazard on the final map and
delineate the areas subject to flood hazard. The applicant must dedicate to
the City the right to restrict the erection of buildings in the flood hazard
areas.
E-63. Applicant shall execute and record and covenant and 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.
E-64. 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 a lot in said subdivision shall not erect concrete block wall or similar
solid constructions except as approved by the City Engineer.
Final Conditions of Approval
Master Case 94-038
Page 13
E-65. ,The applicant shall show on the map the City's/Flood Control District's
easements for storm drain purposes. A permit will.be required for any
construction affecting the easements or facilities.
E-66. The applicant shall provide for the proper distribution of drainage.
E-67. The applicant shall show and label all natural drainage courses on lots where
a note of flood hazard is allowed.
E-68. The applicant shall construct grading and drainage facilities. All drainage
facilities not eligible for transfer to Los Angeles County Flood Control District
will be maintained by a homeowners association.
E-69. If applicable, 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. Upon
completion of storm drain facilities, if applicable, the applicant shall complete
procedures for revising the Rate Maps.
E-70. For approval of grading plans, the applicant shall adjust all slope lot/parcel
lines so that lot/parcel lines are located at or near the top of the slopes, along
drainage terraces, or at similar locations acceptable for establishment of
slope maintenance responsibilities to the satisfaction of the City Engineer.
All drainage from a single lot must be conveyed to a public street or drainage
devices so that drainage dose not flow from one lot to another, except in the
case of collective ownership condominium projects.
E-71. 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 the City Engineer.
E-72. Driveways shall be constructed using the City of Santa Clarita alley
intersection design #110-1 Type C. Applicant shall obtain approval from the
City Traffic Engineer for the location of all driveways.
E-73. The applicant shall construct and landscape medians along the project's
frontage on Via Princessa prior to occupancy of phase 1.
E-74. The area included within the project shall be annexed to an existing
landscape maintenance district or, form a new district to finance the cost of
annual maintenance of the median landscape.
E-75. If applicable, the applicant shall comply with all state requirements for
construction within a special studies zone. A geology report must be
Final Conditions of Approval
Master Case 94-038
Page 14
submitted. and approved. Copies of the report must be sent to the state
geologist.
E-76. If applicable, the applicant shall acquire permits from the Army Corps of
Engineers and the California Department of Fish and Game prior to issuance
of grading permits or the commencement of any work within a natural
drainage course.
E-77. The applicant shall construct all required storm drain facilities and complete
transferring of the new and existing storm drainage facilities (PD 1869) to
the Los Angeles County Flood Control District. This may include the
payment, processing and inspection fees, and the necessary repairs on the
facilities to meet the LACFCD requirements. Complete acceptance of the
storm drain for ongoing maintenance, by the County of Los Angeles Flood
Control District, is required before the City of Santa Clarita-will release any
bond monies posted for the construction of said storm drain infrastructure.
NPDES
SW -1. The applicant shall meet all requirements of the City's Stormwater Runoff
Ordinance, waste management regulations, and National Pollutant
Discharge elimination Systems permit.
SW -2. Prior to the issuance of a grading permit, the. applicant shall obtain grading
plan approval from the City's Environmental Services Division.
PLANNING
P-1. The applicant shall submit to staff a revised tract map/site plan reflecting the
conditions of approval for this project.
P-2. The applicant shall meet all requirement's of the City's Gate code, Ordinance.
No. 96-14. Gating of any public streets within the proposed project area shall
be prohibited.
P-3. The applicant shall install stamped concrete at all four crosswalks at the
intersection of Via Princessa and Circle J Ranch Road in accordance with an
approved "Path to the Park" plan to the satisfaction of the Director of
Planning and Building Services.
P-4. No second story balconies shall be proposed or permitted on the multi -family
units.
P-5. The applicant shall meet the City's parking code requirements for multi-
family developments.
Final Conditions of Approval
Master Case 94038
Page 15
OAK TREE CONDITIONS
OT -1. The applicant shall prepare an oak tree mitigation plan subject to the
Planning Commission's review and approval. The applicant shall return to
the Commission within sixty days of this approval to the Commission -for
consideration of the plan.
OT -2. The applicant is granted approval to remove up to nine oaks (one of which is
a heritage size).
OT -3. Prior to the issuance of grading permits, the City's Oak Tree Consultant shall
review the project's final grading plan.
TRANSIT
TR -1. The applicant shall pay the appropriate transit mitigation fee. The fee is
currently $200.00 per residential unit and is payable prior to recordation of
the Final map.
SD -1. In the absence of an agreement, the applicant shall pay the required school
fees in effect at the time of permit issuance.
SD -2. When applicable, the applicant shall reach an agreement with the
appropriate school district(s) and the City's Transit and Traffic Divisions for
the placement and locations of student bus stops.
ADDITIONAL CONDITIONS (added 7-28-98)
ACI. In the event of any overlap with the following additional conditions over the
remainder of the conditions in this document, ACL through AC9. will
supersede.
AC2. The applicant shall eliminate the westerly unit on Building #129.
AC3. The applicant shall maintain a structure setback of approximately 80 feet
from the centerline of the railroad tracks to the multi -family units to the
satisfaction of the Director of ]planning and Building Services.
AC4. After construction and prior to the issuance of a Certificate of Occupancy, a
24-hour CNEL measurement shall be made with the soundwall and berm in
place that demonstrates that the outdoor noise level for westerly multi -family
units is in compliance with the City's noise standards.
Final Conditions of Approval
Master Case 94-038
Page 16
ACS. The applicant shall pay for the total cost of the construction of a
neighborhood park on Via Princessa subject to the review and approval of the
City's Parks Division. If the City is unable to negotiate a lease with the
Metropolitan Water District for the proposed park site, the applicant shall
pay Quimby fees to the satisfaction of the Director of Parks, Recreation and
Community Services.
AC6. The applicant shall consult the City's Environmental Services Section and
follow the procedures and recommendations for recycling construction
materials and controlling stormwater runoff.
ACT A homeowners' association shall be created for the multifamily developments
to provide for ongoing, private maintenance of internal private streets,
driveways, gates, walls, slopes and landscaping. A copy of the covenants,
codes, and restrictions shall be kept on file with the City of Santa Clarita.
AC8. The applicant shall include language in the selling documents of the multi
family units which advises that the project's gates do not ensure a safer
environment than developments without gates.
CONDITIONS ADDED BY THE COUNCIL ON 10/13/98
AC9. . Prior to obtaining a building permit for the last phase of
development, the applicant shall install City approved community
entrance improvements on Circle J Ranch Road from San
Fernando Road to the Oak Tree Apartments. The improvements
shall be generally as depicted to the Planning Commission. The
applicant shall solicit participation and consent from. Clanton
Block owners/representatives. If no agreement is reached, no
improvements would be made to Clanton Block's property.
AC10. Prior to obtaining a certificate of occupancy for the first phase of
the single family development, the applicant shall offer to annex
the approximate 12 acres of proposed Oak Tree open space into a
Landscape Maintenance District or into a HOA for perpetual,
proper maintenance.
AC11. Prior to obtaining a Certificate of Occupancy for Phase 1 of the
multi -family development, the applicant shall offer to plant trees
and vines along the MTA ROW side of the proposed sound wall in
accordance with the landscape plan approved by the City and
reviewed by the SCRRA.
Final Conditions of Approval
Master Case 9"38
Page 17
AC12. Prior to approval of the Final Tract Map, the applicant shall design
the west side of Circle J Ranch Road to accommodate a sidewalk
wide _enough for a multi -use trail within the approved 88 feet of
right of way.
AC 13 Prior to obtaining a Certificate of Occupancy for any of the
multi family units, the applicant shall disclose the location of the
railroad track and associated uses to the first and all future
homebuyers.
AC14. The Final Map shall include an offer to dedicate and improve
easements for pedestrian access. at the end of single family
detached culdesacs (streets P, H, B, and C, as noted on TTM
44896) which provide access to the proposed open space.
AC15. Prior to obtaining a certificate of occupancy for phase 1 of the
multi -family development, the applicant shall pay $10,000.00
toward a pedestrian bridge study evaluating a need for such a
bridge in the Circle J Ranch community. Should the study
determine feasibility and location for such abridge, the applicant
shall pay its "fair share" of the required bridge fees.
JES
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