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HomeMy WebLinkAbout1998-05-12 - RESOLUTIONS - APPROVE MC 97-102 (2)RESOLUTION NO. 98-42 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA APPROVING MASTER CASE NO. 97-102 (GENERAL PLAN AMENDMENT 97-002 TO THE LAND USE ELEMENT LAND USE MAP, ZONE CHANGE 97-002 FROM THE RESIDENTIAL SUBURBAN (RS) ZONE TO THE RESIDENTIAL MEDIUM HIGH (RMH) ZONE, DEVELOPMENT AGREEMENT 98-001, AND CONDITIONAL USE PERMIT 97-012) FOR THE 12.36 ACRE BOUQUET SENIORS AFFORDABLE HOUSING PROJECT LOCATED WESTERLY AND ADJACENT TO BOUQUET CANYON ROAD BETWEEN FESTIVIDAD DRIVE AND ESPUELLA DRIVE 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. On June 18, 1997, an entitlement was filed with the Planning & Building Services Department which included the following requests: an amendment to the General Plan Land Use Element Land Use Map to redesignate approximately 12.36 acres of RS (Residential Suburban) land use to RMH (Residential Medium High) land use; a zone change modifying the Unified Development Code zoning designation and standards of approximately 12.36 acres of property from RS (Residential Suburban - 5 dwelling units per acre) to RMH (Residential Medium High - 20 dwelling units per acre); and a conditional use permit to allow for the construction of a three story, 261 unit senior affordable housing apartment project, to permit a 25% density bonus for the property, to provide an amenities bonus for partial waiver of development fees, and to allow for the installation of gates for the residential project. Staffs review of the entitlements filed further determined that an application for a development agreement was required under the density bonus provisions of the Unified Development Code, and that the preparation of a Subsequent Environmental Impact Report was necessary. A 30 - year development agreement application was filed with the City on January 16, 1998. b. Modifications to the project were made over the course of the project's review. Such changes include a proposal for 264 units, as opposed to the 261 originally requested, a modified site design increasing the project's northerly setback from 120 feet to 133 feet, the addition of a gardening area for the residents of the project, and the addition of an internal walking path for the future residents. C. The project was previously approved under the jurisdiction of Los Angeles County as a 192 unit, market rate senior housing project, with the development of the site consisting of the construction of 12 separate housing structures. Under Los Angeles County, the project underwent a zone change from A-2-5, an agricultural zoning designation, to RPD -5,000-23U, a zoning designation allowing for residential units with a 5,000 square foot minimum lot size, up to 23 units per acre. The project was approved by the Los Angeles County Regional Planning Commission on November 25, 1992. Along with the approval of the site plan, the Regional Planning Commission also approved Tentative Tract Map 44830, dividing the site plan into one condominium lot with 192 fee in ownership parcels. An Environmental Impact Report (SCH089091306) was prepared for the previously approved project, which was certified as final in November of 1992. Los Angeles County Regional Planning adopted a Statement of Overriding Considerations for the previous project's cumulative impact to air quality. d. In March of 1997, the City of Santa Clarita finalized the Northbridge Annexation (Annexation No. 1992-04), thereby incorporating the project site into the City's boundaries. Upon annexation, the property's zoning designation was determined to be RS (Residential Suburban), and .was found to be consistent with the City's General Plan Land Use Element Land Use Map. e. The site is known as the Bouquet Seniors Affordable Housing Project and is located westerly and adjacent to Bouquet Canyon Road, between Festividad Drive and Espuella Drive. The General Plan presently designates the project site as Residential Suburban, which corresponds to the typical single-family detached tract home developments found throughout the planning area. The density range in this category is from 3.4 to 6.6 dwellings per gross acre with a mid-range density of 6 dwellings per gross acre. Contingent upon the approval of the zone change, the General Plan Land Use Element Land Use Map would be amended to reflect the site under the RMH (Residential Medium High) General Plan designation, which corresponds to grouped housing in townhomes, triplexes, fourplexes and larger group homes. Specialized developments, such as senior housing and affordable housing, are economically possible at the upper end of the density range for this category. The density of development for this category ranges from 15.1 to 25.0 units per gross acre, with a mid-range density of 20 dwellings per gross acre. The project's density equals 21 dwellings per gross acre, which is consistent with the RMH General Plan designation proposed. The approval of a conditional use permit for a density and amenities bonus permits densities above the mid -point General Plan designation. g. An RMH zoning designation for the project site permits a density of up to 20 dwelling units per acre. The 8.8 net acreage of the site, however, creates a density of approximately 30 dwelling units per acre. The density bonus provisions of the Unified Development Code are intended to facilitate the construction of senior, very low, and low income units that will serve the current and long term City need while maintaining a high degree of quality in project design, construction, and environmental protection. The proposed project meets all of the density bonus applicability requirements of the UDC, including the provision for a 100% affordable housing project, the submittal of a preliminary proposal prior to the request for the General Plan amendment and zone change, and the submittal of an independently prepared fiscal impact analysis detailing V, the project's effects on the City's budget. The project is an infill development project, and therefore the area infrastructure is in place or is being constructed as a part of the project. The site is not located in an area designated as "hillside,' and the zone change of the project site to RMII would qualify the property for a density bonus. The site is also located proximate to commercial establishments, service providers, grocery stores, drug stores, banks, and public transit. h. The City may grant a density bonus of 25% in excess of the maximum density of the zone, which would allow a density of 25 dwelling unit per gross acre. However, in areas where higher densities are appropriate and services are available, densities of up to 35 dwelling units per acre may be permitted. A redesignation of the project site to the RMH zoning designation is therefore consistent with the standards of the Unified Development Code. The Bouquet Seniors Affordable Housing Project site is vacant, and incorporates a portion of both the concrete -lined Seco drainage channel and the concrete -lined Bouquet drainage channel. The property is surrounded by urban development, and is thus considered an infill development project. The project site is located in close proximity to local transit routes, grocery stores, banks, drug stores, restaurants, and other convenience stores, and is therefore well-suited for a senior population project. j. The City of Santa Clarita prepared an Initial Study for the project which determined that the project may have a significant effect on the environment and that a subsequent environmental impact report must be prepared. A Notice of Preparation (N.O.P.) for the General Plan amendment, zone change, and conditional use permit requests was mailed in September 1997 to affected agencies. k. The City Council held a study session regarding fee reductions for senior housing projects on June 3, 1997. During this meeting, the Council directed staff to ensure that applicants requesting such fee reductions address the need for affordable senior housing projects within the City, and address the potential impacts of such projects to the City's budget. In response to this request, staff directed the applicant for the Bouquet Seniors Affordable Housing Project to prepare both a fiscal impact analysis and a market study to address the aforementioned issues. Both reports were considered by the Planning Commission prior to forwarding a recommendation to the City Council regarding the project. 1. A duly noticed Tax Equity and Fiscal Responsibility Act (TEFRA) hearing was held by the City Council on November 25, 1997. At this public hearing, the Council adopted Resolution No. 97-138 approving the issuance by the California Statewide Communities Development Authority (CSCDA) of not to exceed $17,000,000 aggregate principal amount of Multifamily Housing Revenue Bonds for the project. The TEFRA hearing is required by the CSCDA prior to their issuance of pass-through tax exempt bond financing for multi -family housing r projects. No financial or legal obligation/liability to the City exists in the approval of the above-mentioned resolution. In. At the regularly scheduled Planning Commission meeting of February 3, 1998, the Commission received a preliminary schedule identifying upcoming public hearing dates and topica for discussion regarding the project. During this meeting, the Draft Subsequent Environmental Impact Report (Draft Subsequent EIR - SCH#97081065) was distributed to the Planning Commission for their review. The first meeting identified on the preliminary schedule commenced on March 3, 1998, thus allowing the Commissioners approximately one month to begin reviewing the document prior to the first public hearing. The preliminary schedule also identified specific project topics to be discussed at each of the meetings. The goal of this processing schedule was to reduce redundancy and allow the Commission and the public to better prepare for the meetings. The Planning Commission's tentative schedule, including information identifying areas of discussion, was published in a local newspaper of areawide distribution, and was also distributed to all property owners within a 500' mailing radius of the subject site. IL While the Draft Subsequent EIR for this project was distributed to the Planning Commission on February 3, 1998, a Notice of Completion (N.O.CJ was formally distributed to the public on January 23, 1998. The Draft Subsequent EIR was circulated for a 45 -day public review beginning on January 23, 1998 and ending on March 8, 1998, in compliance with the provisions of the California Environmental Quality Act (CEQA). o. A total of three community meetings were held by the applicant (with the Monteverde Homeowner's Association) in order to assess neighborhood concerns regarding the project. The meetings were held at the residence of the President of the Homeowner's Association on February 18, 1997, on July 10, 1997, and on February 12, 1998. Project modifications were incorporated as a result of these meetings, including the addition of conditions of approval addressing the aesthetics of the proposed property. Landscaping and architectural designs for the project are being developed in cooperation with the residential neighborhood located directly north of the project site, and in compliance with the City's draft design guidelines. P. The Planning Commission held, duly noticed public hearings on this issue commencing on March 3, 1998 and continuing on March 17, 1998 and April 7, 1998. These public hearings were held at 7:00 p.m at City Hall, 23920 Valencia Boulevard, Santa Clarita. q. The March 3, 1998 public hearing held on the project specifically discussed the project's Draft Subsequent EIR. The purpose of discussing the environmental document on this date was to further enhance public participation: verbal testimony from the Commissioners and the public could therefore be incorporated into the response to comments prior to the close of the public review period of G! the Draft Subsequent EIR on March 8, 1998. While the Draft Subsequent EIR was discussed in detail during the public hearing of March 3, 1998, further testimony regarding the Draft Subsequent EIR was not limited at subsequent 3 meetings. A more detailed discussion of project parameters, including the deal points of the development agreement, was held during the public hearing of March 17, 1998. Outstanding issues regarding the project were discussed on April 7, 1998. r. The Bouquet Seniors Draft Subsequent EIR was circulated for review and comment by the affected governmental agencies and all comments received have been considered. A Final EIR (FEIR) dated March 24, 1998 was prepared in accordance with CEQA and includes the Draft Subsequent EIR, responses to comments received on the Draft Subsequent EIR, minor corrections and clarifications to the EIR text, and a Mitigation Monitoring and Reporting Program (MMRP), attached and referenced herein as Exhibit "D". As a result of staff, public and Planning Commission comments on the project and the Draft Subsequent EIR, the applicant has made modifications to the project. None of the modifications would result in additional environmental impacts. s. On April 7, 1998 the Planning Commission: 1) adopted Resolution P98-11 recommending that the City Council certify the FEIR prepared for the project and adopt a Statement of Overriding Considerations for the project's impacts to air quality; and 2) forwarded two draft ordinances to the Council, one recommending that the City Council approve the development agreement for the project (Ordinance No. 98-11), and one recommending approval of the requested zone change (Ordinance No. 98-12). The deal points of the development agreement were discussed during the public hearings of March 17, 1998 and April 7, 1998. The requested zone change was also discussed during the hearings of March 3, 1998, March 17, 1998 and April 7, 1998. Both draft ordinances were reviewed and discussed during the aforementioned public hearings prior to being forwarded to the Council for final adoption t. The City of Santa Clarity Development Review Committee met and supplied the applicant with draft conditions of approval. u. The project proposes the extension of all utility services to the project site. V. The Planning Commission has considered the FEIR, as well as information provided in staff reports, the deal points of the development agreement, and public testimony prior to recommending project approval to the City Council. W. The City Council held duly noticed public hearings regarding the project on April 21, 1998, May 12, 1998, and May 26, 1998. The meetings commenced at 6:30 p.m., at 23920 Valencia Boulevard, First Floor Council Chambers, Santa Clarita, CA, 91355. J SECTION 2. Based upon the above findings of fact, oral and written testimony and other evidence received at the public hearings held for the project, and upon studies and investigations made by theCity Council and on its behalf, the City Council finds as follows: , a. At the hearings described above, the City Council considered staff and consultant presentations, staff reports, applicant presentations, public testimony on the proposal, and the FEIR prepared for the project. b. The design of the project and the type of improvements will not cause serious public health problems, since water, sewage disposal, fire protection and other public services and utilities are addressed in the Draft Subsequent EIR, MAW and conditions of project approval. C. The project complies with the general requirements and performance standards for the Residential Medium High zone. The project is consistent with the intent of the Residential Medium High zone which corresponds to grouped housing in townhomes, triplexes, fourplex and larger group housing. Private recreation amenities are provided on-site as well as common and private open space. Specialized developments, such as senior housing and affordable housing, are economically possible at the upper end of the density range. The density of development for this category ranges from 15.1 to 25.0 units per gross acre, with a mid-range density of 20 dwelling units per gross acre. d. Following a redesignation of the project site to RMH (Residential Medium High) on the City's General Plan land use map, City Council adoption of the zone change ordinance (Ordinance No. 98-10) redesignating the project site from RS (Residential Suburban) to RMH (Residential Medium High), and approval of the conditional use permit providing for a density and amenities bonus, this project will be consistent with the City's General Plan and Zoning Ordinance. e. The City Council has adopted a Statement of Overriding Considerations for those project impacts which cannot be mitigated to less than significant level, through certification of the project's FEIR (Resolution 9841, adopted May 12, 1998). SECTION 3. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. An FEIR, Mitigation Monitoring and Reporting Plan (MMRP) and a Statement of Overriding Considerations for this project have been prepared and circulated in compliance with the California Environmental Quality Act and adopted as certified as required by that Act. b. This project as modified will not adversely affect the health, peace, comfort or welfare of persons residing in the area; nor be materially detrimental to the use, enjoyment, or valuation of property in the vicinity of the project site; nor jeopardize, endanger or otherwise constitute a menace to the public health, safety, or general welfare since the project conforms with the zoning ordinance and is compatible with surrounding land uses. C. The project is compatible with existing development in the area, consistent with the City's General Plan and Zoning, and consistent with the State Planning and Zoning Laws. d. The applicant has substantiated the findings for approving a General Plan amendment, zone change, conditional use permit, and development agreement. SECTION 4. The City Council hereby approves the following entitlements requested under Master Case No. 97-102: General Plan Amendment 97-002 to the amend the Land Use Element Land Use Map with map changes incorporated herein by reference as Exhibit W and Zone Change 97-002 redesignating the project site from Residential Suburban (RS) to Residential Medium High (RMH) as shown on the zoning map incorporated herein. by reference as Exhibit B'. The Planning Commission further recommends that the City Council hereby approve the following entitlements requested under Master Case No. 97-102: Development Agreement 98-001, and Conditional Use Permit 97-012, subject to the conditions of approval attached hereto and incorporated herein by this reference as Exhibit "C", including the MMRP which is incorporated herein by this reference as Exhibit "D". SECTION 5. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. 7 PASSED, APPROVED AND ADOPTED this 12th day of May 19 98. ATTEST: STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF SANTA CLARITA ) I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 12 t h _ day of May , 19 9 a by the following vote of Council: AYES: COUNCILMEMBERS: Klajic, Darcy, Ferry, Aeste, Heidt NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None Pbs\council\reso9842 CONDITIONS OF APPROVAL MASTER CASE 97-102 GENERAL PLAN AMENDMENT 97-002 ZONE CHANGE 97-002 CONDITIONAL USE PERMIT 97-012 DEVELOPMENT AGREEMENT 98-001 GC1. The approval of this Conditional Use Permit shall expire two years from the date of conditional approval. GC2. The subdivider may file for an extension of the conditional use permit 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. GC3. The applicant shall be responsible for notifying the Department of Building and Planning 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. GC4. 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. GCS. Details shown on the site plan 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. GC6. 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. GC7. 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 Master Case 97.102 Bouquet Seniors 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. GCB. 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. In no event, however, shall the setback from the residential properties located to the north of the project be less than what is depicted on the approved site plan. GC9. A grading permit shall be required for any and all grading to occur for the purpose of this project. GC10. 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 Community Development Department, their affidavit stating that they are aware of, and agree to accept, all of the conditions of this grant. GC11. 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. GC12. 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 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. 2 r __ aswrer Case 97--102 Bouyuse senors ENI. 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. EN2. The applicant shall show the entire limits of the legal boundary of the property involved in the project to the satisfaction of the City Engineer. EN3. The applicant shall quitclaim or relocate easements running through proposed structures. ROAD IMPROVEMENTS EN4. Prior to occupancy, the applicant shall install additional pavement on Bouquet Canyon Road to provide for an additional lane along the property frontage. A signing and striping plan signed by a registered civil or traffic engineer is required to meet this condition. ENS. The applicant is required to install distribution lines and individual service lines for community antenna television service (CATV) for all new development. EN6. The applicant shall install mailboxes and posts per City standards. Secure approval of the U.S. Postal Service prior to installation. ENT The applicant shall contact .the City Department of Parks, Recreation and Community Services for street tree location, species, and approval method of installation and irrigation. EN8. 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 project is approved. If easements are granted after the date of approval, a subordination must be executed by the easement holder. EN9. The applicant shall provide letter(s) of slope easement(s) and drainage acceptance as directed by the City Engineer. EN10. The applicant shall place above -ground utilities, outside sidewalks, or provide a minimum of four feet clear path of travel along sidewalks. Dedication and/or grading may be required. 3 Master Case 97.102 Bouquet Seniors EN11. 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. EN12. The applicant shall construct drainage improvements and offer easements needed for on-site and street drainage or slopes. EN13. The applicant shall replace driveways to be abandoned with standard curb, gutter, and sidewalk. EN14. The applicant shall pay ordinance frontage charges before issuance of a building permit. EN16. The applicant shall install and dedicate main line sewers to the extent necessary to properly serve the site. EN 16. The applicant shall send a print of the land division map to the County Sanitation District, with the request for annexation. If applicable,. such annexation must be assured in writing. EN17. 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. EN 18. 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. EN19. Easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. GRADING, DRAINAGE, AND GEOLOGY EN20. The applicant shall submit a grading plan which must be approved prior to the issuance of any permits. EN21. The applicant's grading plan shall be based on a detailed engineering geotechnical report which must be specifically approved by the geologist and/or soils engineer and show all recommendations submitted by them. It must also agree with the approved planning exhibits and conditions as approved by the Advisory Agency. EN22. The applicant shall eliminate all geologic hazards associated with this proposed development, or delineate a restricted use area approved by the consultant geologist to the satisfaction of the City Engineer. 4 Master Case 87-102 Bouquet Seniors EN23. 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 the issuance of building permits. 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 flow. EN24. The applicant shall provide drainage facilities to remove the flood hazard and dedicate and show necessary easements and/or rights-of-way prior to acceptance of any storm drains. EN25. The applicant shall provide for the proper distribution of drainage. EN26. This site is located in Zone "A" per the Federal Flood Insurance Rate Map. A conditional letter of map revision may be necessary to meet flood insurance requirements. Upon completion of storm drain facilities, the applicant shall complete procedures for revising the Maps. EN27. Specific drainage requirements for the site will be established at building permit application. EN28. 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. EN29. Driveways shall be constructed using the City of Santa Clarita alley intersection design #101-0 Type "C". The applicant shall obtain approval from the City Traffic Engineer for the location of all driveways. EN30. Prior to the issuance of the building permit, the applicant shall pay the applicable Bridge and Thoroughfare Benefit District Fee to implement the highway element of the General Plan as a means of mitigating the traffic impact of this development. The applicant may construct off-site improvements of equivalent value in lieu of paying fees established for the District subject to the approval of the City Engineer. 5 Master Coss 97.102 Bouquet Seniors Factors for development units are as follows: Development Units Factors Single -Family Per Unit 1.0 Townhouse Per Unit 0.8 Apartment Per Unit 0.7 Commercial Per Acre 5.0 Industrial Per Acre 3.0 The project is in the Bouquet Canyon Bridge and Thoroughfare District. Reduced Bridge and Thoroughfare Fees in the amount of $440,750.00 will be required for the project. This represents a 55% reduction in fees, as related to the reduced trip generation of a senior population project. EN31. The applicant shall construct and landscape medians on Bouquet Canyon Road, or if medians are not feasible at this time, shall pay an in -lieu fee for the cost of construction, to the satisfaction of the City Engineer. EN32. 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. EN33. The project applicant shall be responsible for providing all required materials and documentation to satisfactorily complete the storm drain transfer process recognized by the City of Santa Clarita. Complete acceptance of the storm drain for ongoing maintenance, by the County of Los Angeles, is required before the City of Santa Clarita will release any bond monies posted for the construction of said storm drain infrastructure. LellawpqW, TEL The applicant shall widen Bouquet Canyon Road to its ultimate four lanes in the southbound direction, along the project's frontage. In the interim (before the bridge over the Bouquet Creek Channel is widened), the fourth lane would provide for a right -turn pocket in the southbound direction into the development's entrance. TE2. In order to have northbound left -turn access into the site, the applicant shall provide plans to accommodate such a lane with approximately 90 feet of storage and 60 feet of taper within the existing median island between Espuella Drive 6 Master Case 87.102 Bouquet Seniors and Festividad Drive. The proposed lane shall not interfere with eidsting left - turn lanes into the aforementioned intersections with Bouquet Canyon Road. The plans for the left -tura pocket are to be designed to the satisfaction of the City Engineer. TE3. The location of the main entrance shall be aligned to accept the northbound left - turn lane as described in the condition immediately above. M. The access to the main entrance is limited to right in, right out, and left -turn in only. TE5. The second access off Bouquet Canyon Road shall be an emergency and gated access only. This access shall be limited to right -turn in and out only. ' TE6. The applicant shall modify the traffic signal at the intersection of Bouquet canyon Road and Espuella Drive to include left -turn phasing in both directions of Bouquet Canyon Road. TET All of the above improvements shall be in place or in operation prior to the first unit occupancy permit. TRANSIT TRl. The applicant shall provide for a gate design that automatically admits the City's Dial -A -Ride service vehicles. If such gate design is not available, then the City's Dial -A -Ride services will be limited to pick up and drop off of passengers at the project's porte cochere area. N.P.D.E.S. GENERAL NPI. All on-site activities shall be subject to the City's stormwater management program and the "best management practices" identified in the City's NPDES permit. NP2. The project proponent shall be responsible for providing all required materials and documentation to satisfactorily complete the storm drain transfer process recognized by the City of Santa Clarita. Complete acceptance of the storm drain for ongoing maintenance by the County of Los Angeles is required before the City of Santa Clarita will release any bond monies posted for the construction of said storm drain infrastructure. 7 Master Case 97.102 Bouquet Seniors CONSTRUCTION NP3. Keep debris and pollutants off exposed surfaces; provide and use trash cans and recycling receptacles at the construction site. Sweep and remove debris, litter, and any dry materials; do not hose -off surfaces or bury wastes. Dispose of all wastes properly at approved facilities. NP4. Keep dumpsters covered and check for leaks. Provide a retention curb or wall around dumpsters to contain any leakage. Never clean a dumpster by hosing - down. NPS. Designate and use one area for construction parking, vehicle and equipment refueling and maintenance. This area should be located away from gutters, catch basins, or storm drains. Major maintenance and repair, and vehicle%quipment washing must be performed off-site at an approved facility. NP6. Maintain portable toilets in good working order; check frequently for leaks. NP7. Water for dust control during construction activities may be sprayed on exposed soil, but not to the extent that surface runoff results. NP8. Contain and clean-up minor spills with absorbent materials for proper disposal. Report any significant spills to the Los Angeles County Fire Department Hazmat Unit by calling (805) 257-4144 or 911. Any significant spill which reaches the Santa Clara River must be reported to the National Response Center at (800) 424-8802. NP9. Properly dispose of all industrial and construction waste, recycle all used oil and filters, and participate in oil recycling programs being implemented by the City to the satisfaction of the City's Solid Waste Coordinator. Call the City's Waste Division at (805) 294-2500 for requirements. NP10. All hazardous materials used during, and wastes resulting from, construction shall be protected from vandalism, and shall be stored in an enclosed area under lock and key in marked covered containers until they can be removed and disposed of in the appropriate manner at an approved facility. NPI1. Educate the project manager and construction staff. The City will provide copies of "best management practices" (BMP) brochures and information on recycling and storm drain protection. The employer shall use the information in these brochures to provide water quality training, and spill prevention and clean-up as part of construction worker orientation. Contact the Stormwater Utility Public Information Officer at (805) 286-4133 for assistance. ri Master Case 97-102 Bouquet Seniors NP12. Provide a stormwater program identification stencil, subject to the approval of the City Engineer, at all catch basins adjacent to or constructed in conjunction with this project. RESIDENTIAL USE NP13. Keep dumpsters covered and check for leaks. Provide a retention curb or wall around dumpsters to contain any leakage. Never clean a dumpster by hosing - down. NP14. On-site landscaping activities shall be subject to the 'best management practices" identified in the City's NPDES permit. NP15. The project applicant shall form and assure the ongoing provision of a property management corporation. The property management corporation shall provide information to the owners of all dwelling units regarding the pollution prevention and system maintenance requirements of the City's NPDES permit. The City will provide copies of "best management practices" (BMP) brochures and information on recycling and surface water runoff pollution control. The property management corporation shall use the information in these brochures to provide water quality awareness, and spill prevention and clean-up as part of residential orientation and ongoing grounds and building maintenance. The City s Stormwater Utility Public Information Officer can assist the applicant with the implementation of this condition. NP16. The applicant shall assure that future residents are informed of the procedures to properly dispose of all hazardous waste, to recycle all used oil and filters, and to participate in oil recycling programs being implemented by the City. Contact the City's Solid Waste Division at (805) 294-2500 for requirements. NP17. On-site vehicle washing facilities shall be paved and well marked as the washing area. Signs shall be posted indicating that oil changing and washing with solvents is prohibited within the washing area. The facility shall be designed to collect all water from washing activities and be contained on-site to prevent transmission to the storm drain system. Vehicles shall . be washed with a biodegradable, phosphate -free detergent. NP18. All waste receptacles on the exterior of the building shall be maintained in an enclosure that is constructed with a retention curb to confine any potential leakage. SOLID WASTE SWL Provide information depicting the collection, storage, and disposal of solid waste 9 Master Case 97.102 Bouquet Seniors that will be generated by the project. This information shall be utilized in the future to provide project specific solid waste conditions of approval. FIRE DEPARTMENT FD1. Provide a minimum width of 26'-0" to within 150'-0" of all portions of the exterior walls of the first story. FD2. An access width of 28'-0" shall be required when proposed buildings or portions of buildings are greater than three stories or 35'-0" in height. The center line of the access roadway shall be located parallel to and within 30'-0" of the exterior wall on at least one side of such building. FD3. Access shall comply with Section 902 of the Fire Code which requires all weather access. All weather access may require paving. FIX Openings being used within buildings, in order to get within 150'-0" of all portions of the proposed building, shall have a *minimum of a 10'-0" opening. All access doors shall have an approved Knox box system and shall comply with Los Angeles County Regulation #5. Indicate doors and widths on the site plan. FD5. Walkways shall connect the required access to within 150'-0" of all portions of the buildings. Required walking access shall be a minimum of 5'-0" in width, and shall be designed to prevent sharp turns or obstacles which would hinder the carrying of ladders, other hand-held equipment, or rescue equipment. This shall be indicated on the site plan and the landscaping plans. FD6. The private driveways shall be indicated on the site plan as "Private Driveway and Firelans" with widths clearly depicted and shall be maintained in accordance with the Fire Code. FD7. Vehicular access must be provided and maintained servicable throughout construction to all required fire hydrants. All required fire hydrants shall be installed, tested, and accepted prior to construction. FD8. Provide Fire Department or City approved street signs and building access numbers prior to occupancy. FD9. No driveways shall be less than 26' paved width, clear to sky and unobstructed. FD10. Show all existing public fire hydrants on the site plan. the number of private hydrants required will be based on this information. 10 Master Case 97-IO2 Bouquet Seniors FDI I. This property is located within the area described by the Fire Department as "Very High Fire Hazard Severity Zone" (formerly Fire Zone 4). A Fuel Modification Plan may be necessary. The applicant shall contact the Forestry Unit for verification. FD12. The required fire flow for public fire hydrants at this location is 5000 gallons per minute at 20 psi for a duration of five hours, over and above maximum daily domestic demand. FD13. All hydrants shall measure 6" x 4" x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal. All hydrants shall be install@d a minimum of 25' from a structure or protected by a two (2) hour fire wall. The location of the hydrants shall be as shown on the map filed with the Fire Department. PARKS & RECREATION PRl. The applicant shall be required to pay an in -lieu fee to fulfill their Parkland Dedication requirement. The fee will be based on the fee structure identified in the Subdivision Ordinance at the time the in -lieu fee is paid. Payment is to be made to the City of Santa Clarita Parks, Recreation and Community Services Department prior to the issuance of building permits. PR2. Trees planted with fourteen (14) feet of the City right-of-way in commercial developments on major arterials will be subject to the Parkway Influence Area as identified in City Ordinance 90-15. Trees planted within this area will be maintained to City standards by the property owner. PR3. Street trees shall be provided to the satisfaction of the Parks, Recreation, and Community Services Department. Use trees from the City's approved Master Street Tree List, available from the City Arborist. The irrigation and maintenance of these trees shall be per City Ordinance 90-15. PR4. Provide final landscape and irrigation plans for review and approval of the Parks, Recreation, and Community Services Department. Drought resistant plant materials and water efficient irrigation systems should be utilized in the design. PRS. Median landscaping improvements shall be made to the medians adjacent to the project's Bouquet Canyon Road frontage to the satisfaction of the Director of Parks, Recreation and Community Services. 11 Master Case 97-102 Bouquet Seniors BUILDING & SAFETY BS1. The City's Planning Division approval is required on the site plan of the final working drawings. BS2 The City's Engineering Division approval is required. BS3. Pay or submit proof of payment of Bridge and Major Thoroughfare District fees. BS4. Pay or submit proof of Fire District fees. BS5. A fee for Final Planning Field approval is required at the time of permit. BS6. Castaic Lake Water Agency approval is required. BST High School District approval is required prior to issuance of a building permit. BS8. L.A. County Fire Department (stamp and letter) approval is required on the final working drawings. B119. L.A. County Health Services, Environmental Management Division for Food Services is required. BS10. L.A. County Sanitation District approval is required. BSII. L.A. County Waste Management Division approval is required. BS12. Show building code criteria for allowable area for each building. A) Type of Construction (i.e. Type V -N) B) Type of occupancy of all buildings (Le. B, offices; M-2, mercantile) C) Allowable area per building code (i.e. allowable area for B, V N is 8,000 sf per Table 5-C) D) Allowable increases for yards, multi -story or sprinklers, (i.e. One story allowable for B occupancy, V -N construction is 8,000 sf. One story sprinkler increase x 3. Total is 8,000 x 3 - 24,000 sf. Proposed is 23,500 sf and therefore complies). Area separation walls at the point it stops at the edge of a building, show an imaginary property line and clearly show how walls and openings are protected. BS13. Submit a Geotechnical report (soils and geology) to the City of Santa Clarita Building and Safety Division. BS14. Rough grading approval is required before a building permit can be issued. Submit a copy of the Rough Grading Certification. 12 Master Case 97-102 Bouquet Seniors BS15. A compaction report must be submitted to Building and Safety prior to the issuance of a building permit. BS16. Show the location of all easements. BS17. Show on the plot plan the location of the fire flow check valve, Edison's transformers and other type of objects that can be seen from the street. Planning approval is required for their locations. BS18. Show handicapped accessible parking on the site plan. BS19. Provide van (8' unloading zone) and standard (5' unloading zone) parking spaces per prescribed ratios. BS20. Provide access from the public street and the public sidewalk showing a defined path that is in compliance with ADA standards. BS21. Post access signs at entrances to the property and at the parking stalls. BS22. Give special consideration to Chapter 67 of Security Provisions of the City code, which is the same as the L.A. County Building Code. BS23. Approved wind load design is a minimum of 70 mph with exposure C. BS24. The buildings shall be designed for seismic zone 4 and comply with Chapter 16 earthquake Amendments of the City Code. BS25. The building shall be designed for 1 -hour construction throughout. BS26. Fire sprinklers shall be placed throughout the building. BS27. Group A occupancies (recreation room) shall front directly onto a street or have a 20' clear to sky access from the street for fire fighting equipment. Jumula tZt PL1. The applicant shall submit to the City,an additional $9,460 for the review of this project. This fee equals the $13,000 deposit for and Environmental Impact Review, $630 for and Initial Study, and a credit: of $4,170 for a Parcel Map fee already paid to the City but not needed for the processing of this case. PL2. The project will be subject to the conditions of the' Mitigation Monitoring Program that results from the preparation of the project's' Environmental Impact Report. 13 Maater Case 97402 Bouquet Seniors PL3. The property shall be developed in substantial conformance with the site plan approved by the Planning Commission. PL4. In no event shall the structure exceed 3b' in height. PIZ. The applicant shall enter into a development agreement with the City of Santa Clarita that guarantees that the project will remain an affordable senior housing project in perpetuity. PL6. The Valencia Water Company (VWC) has commented on the project. The VWC states that they have plans to construct a 16" waterline running from the north side of Bouquet Canyon Creek along the west side of Bouquet Canyon Road to a point near the northeast corner of the parcel in question. The applicant shall contact and coordinate with the Valencia Water Company in order to avoid potential conflict. PL7. The Planning Commission has approved the installation of gates for the residential project. However, the installation of such gates will be determined by a future survey of the project's residents, with a majority of the residents finding that the need for private gates is warranted. PL8. The project's gate(s) shall not block area -wide through routes or block access for roadways to serve future development. PL9. Adequate stacking distance, turnaround areas, public safety elements and signing shall be included in the gate design. All gates shall meet Fire Department requirements and provide passage with unobstructed vertical clearance. PL10. Access shall be provided at all times for police, fire, City inspection, dial -a ride, utility, and other health and safety-related vehicles. PL11. A homeowners association and/or other appropriate entity shall provide for on- going, private maintenance of internal streets, gate equipment, walls and landscaping. No public resources shall be allocated for maintaining private property. PL12. The gate design and implementation shallbe such that it does not pose a threat to public health, safety or welfare. PL13. The applicant shall include the internal trail system on the site plan. 14 Master Case 97.102 Bouquet Seniors PL14. A property line survey shall be conducted for the nine residential properties abutting the northern property line of the project site. A wall separating the properties from the project site shall be constructed, and shall consist of slump stone with wrought iron inserts, as to preserve the views of the existing residences. PL15. A noise study will need to be completed for the project. Appropriate mitigation measures resulting from such study shall be incorporated into the project's design. PL16. Laundry facilities shall be included on the site plan. PUT A common living room shall be provided if the recreation room can be reserved for private use. PL18. Mailboxes shall be located in an area that is secure and easily accessible. PL19. Indoor and outdoor waiting areas with seating should be located near the entrance to the complex. PL20. Common area kitchens shall be concealed from the greater living areas. PL21. Bathrooms shall be accessible from a hallway, not through a bedroom. PL22. In order to avoid a long, linear and monotonous appearance, the carports shall incorporate a design which is not enclosed on at least three sides. The vehicles parked in such carports are to be predominantly screened from view of the public street and neighboring residences by means of landscaping and other decorative design materials. PL23. The applicant shall provide for and mark 33 parking spaces for guest use only. Such parking stalls may be uncovered. PL24. Where parking facilities are located adjacent to a street right-of-way line, a minimum ten foot wide landscaped area shall be provided adjacent to such right- of-way line, except at driveways and walkways. The area shall be landscaped and permanently maintained with trees, shrubs and groundcover, and shall incorporate earthen berms, a minimum of 36" to 42" in height, to the satisfaction of the Planning and Building Services Department. PL25. All landscaping materials and sprinkler systems shall be clearly indicated on the landscape plans, to the satisfaction of the Planning and Building Services Department, and the Parks, Recreation and Community Services Department. PL26. At least 25% of the gross area of the parking lot shall be landscaped, including a minimum of one 15 gallon tree for each 10 parking spaces. Landscaping shall be distributed throughout the parking lot, so as to maximize the aesthetic effect and compatibility with adjoining uses. 15 Moster Case 97-102 Bouquet Seniors PL27. A number of mature trees shall be planted around the immediate perimeter of the structure, in order to provide for additional vertical elements that break up the block appearance of the apartment complex. A number of mature trees shall . also be planted in the landscaped slope area adjacent to the residences north of the project site. PL28. The applicant shall provide for vertical architectural features on the building to provide interest in the project's design. Examples of such include shade covers over windows, pilasters, stucco surrounds, etc. PL29. All project lighting shall be directed away from the neighboring residential uses and the sky. PL30. The applicant shall pay the appropriate school fees in effect at the time of issuance of building permits. PL31. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the permit shall be suspended and the privileges granted hereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of 30 days. Pbs\current\97102con 16