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HomeMy WebLinkAbout2000-01-11 - RESOLUTIONS - NORTH VALENCIA 2 SP (2)RESOLUTION NO. 00-15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA FOR MASTER CASE NOS. 98-183 AND 99-055 APPROVING VESTING TENTATIVE TRACT MAPS 44831"A", 44831"B", AND 52667, OAK TREE PERMIT 98-020, CONDITIONAL USE PERMIT 98-006, AND HILLSIDE REVIEW 99-002 TO ALLOW FOR THE DEVELOPMENT OF A 596.2 - ACRE PROPERTY KNOWN AS THE "NORTH VALENCIA NO.2 SPECIFIC PLAN" ENCOMPASSING THE 576.2 -ACRE NORTH VALENCIA 2 ANNEXATION AREA IN THE UNINCORPORATED AREA OF LOS ANGELES COUNTY ADJACENT TO 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. On July 14, 1998, the City Council approved a non-binding Memorandum of Understanding (MOU) with the Valencia Company, herein referred to as the "Applicant", regarding certain aspects of the potential annexation of approximately 1,054 acres located in unincorporated Los Angeles County that included the North Valencia No. 2 Specific Plan and North Valencia 2 Annexation area, the North Park Annexation area. Both the North Valencia 2 and North Park annexations were to occur concurrently. At the time the MOU was adopted, the applicant stated their intention to request entitlements for up to 2,500 dwelling units and a maximum of 310,000 square feet of commercial/mixed uses. The annexations proposed included the following existing Los Angeles County approved entitlements: 92;000 square foot North Park shopping center; 67,000 square foot Plaza Del Rancho shopping center; 80,000 square foot retail center at the northeast corner of Copper Hill drive and Newhall Ranch Road; approximately 45 acres of industrial property within the Valencia Industrial Center south of Smyth Drive; Tentative Tract 45440 (North Park); and Tentative Tract 46389 (North Park.) b. The North Valencia 2 Annexation area is approximately 576.2 acres generally located north of Newhall Ranch Road, south of Copper Hill Drive, east of the San Francisquito Creek and Copper Hill Drive, and west of McBean Parkway and the existing City boundary, in the unincorporated area of Los Angeles County adjacent to the City of Santa Clarita. The North Valencia No. 2 Specific Plan area is approximately 596.2 acres and encompasses the North Valencia 2 Annexation area. The 20 -acre Decoro Drive Bridge area accounts for the acreage difference between the North Valencia No. 2 Specific Plan area and the North Valencia 2 Annexation area. The Decoro Drive Bridge area is included in the North Valencia No. 2 Specific Plan; however, this bridge has been excluded from the North Valencia 2 Annexation area at the request of the applicant. Portions of the North Valencia 2 Annexation area form a contiguous boundary with the City of Santa Clarita. The North Valencia 2 Annexation is an uninhabited annexation. C. The applicant, the Newhall Land and Farming Company, formally requested certain project entitlements on August 17, 1998 (Master Case 98-183). Such entitlement requests are part of the North Valencia No. 2 project and include: Vesting Tentative Tract Map 44831"A" (Eastcreek and San Francisquito Creek Planning area of the North Valencia No. 2 Specific Plan), Vesting Tentative Tract Map 44831"B" (Eastcreek and San Francisquito Creek Planning area of the North Valencia No. 2 Specific Plan), and Vesting Tentative Tract Map 52667 (Decoro South Planning Area of the North Valencia No. 2 Specific Plan). The primary difference between the two options of VTTM 44831 is the location of a future junior high school site. VTTM 44831 "A" includes 297.2 acres and 36 lots. VTTM 44831 "B" includes 297.2 acres and 34 lots. VTTM 44831 "B" has a larger developable acreage than the "A" option due to increased encroachment into the creek area in order to provide the necessary acreage for a junior high school. The total number of units proposed for both VTTM 44831 "A" and "B" is 1,200 dwelling units with unit type as allowable as described in the North Valencia No. 2 Specific Plan Document to be adopted by separate ordinance and herein incorporated as Exhibit B. The second vesting tentative tract map request is for VTTM 52667 covering the Specific Plan area known as Decoro South. VTTM 52667 includes 91.5 acres and 13 lots. The total number of units proposed for VTTM 52667 is 700 dwelling units with unit type allowable described in the North Valencia No. 2 Specific Plan Document. A Conditional Use Permit (CUP 98-006) to allow for grading of over 100,000 cubic yards of earth and for approval of a haul route. During the project's public hearing process, the applicant requested that the conditional use permit for the project be expanded to include provisions to allow a building height of up to 38' for attached, multi -family apartment projects only, and to permit gating at one residential public street location (currently designated as "E" Street) within the project's Eastcreek planning area. A request for future gating of apartment projects was also requested. An Oak Tree Permit (OTP 98-020) to allow for removals of oak tree numbers 15, 16, 17, and 18 for the purposes of site preparation and construction. The Oak Tree Permit includes a request for encroachment upon or possible removal of oak tree numbers 50, 51, 52, 54, and 55 as needed to construct the Decoro Drive Bridge (OTP 98-020). d. On March 1, 1999, the applicant, the Newhall Land and Farming Company, requested an additional entitlement (Master Case 99-055) for a hillside review to allow for grading on slopes in excess of 15% grade (HR 99-002). e. On June 25, 1991, the City Council adopted Resolution No. 91-98, adopting the General Plan of the City of Santa Clarita and certifying the Environmental Impact Report. The City's General Plan presently designates the North Valencia No. 2 Specific Plan area, including the area covered by VTTM 44831 "A" and "B" (Eastoreek and San Francisquito Creek Planning areas) and VTTM 52667 (Decoro South Planning area), as Community Commercial (CC), Commercial Neighborhood (CN), Business Park (BP), Residential Estate (RE). Residential Low (RL), Residential Suburban (RS), Residential Medium High (RMH), and Residential High (RH), with a Significant Ecological Area (SEA) Overlay over the San Francisquito Creek, and a Valley Center Concept (VCC) overlay over a portion of sub -area one of the Eastcreek planning area. A prezone (PZ 98-002) was approved on February 9, 1999 by the City Council for a 1,054 acre prezone area covering the area known as the North Valencia 2 Annexation area through Ordinance No. 99-2. The North Valencia 2 area prezone includes the area known as the North Valencia No. 2 Specific Plan and North Valencia 2 Annexation area (Annexation No. 98-02) and the North Park Annexation (Annexation No. 98-03) area. The prezones assigned through Ordinance No. 99-2 are consistent with the City's existing General Plan. In adopting Ordinance No. 99-2 for the prezone, the Council found that the subject property is in a proper location for the BP (Business Park), CC (Community Commercial), CN (Commercial Neighborhood), RH (Residential High), RMH (Residential Medium High), RS (Residential Suburban), RL (Residential Low), and RE (Residential Estate) zones as identified on the City's Zoning Map, consistent with the location of the BP, CC, CN, RH, RMH, RS, RL, and RE designations on the City's General Plan Land Use Element Land Use Map. g. A general plan amendment was filed (GPA 98-002 `A') to designate the 596.2 - acre North Valencia No. 2 Specific Plan area for Specific Plan (SP) land use on the Land Use Element Land Use Map. This SP land use designation–including the area covered by VTTM 44831 "A" and "B" (Eastcreek and San Francisquito Creek Planning Area) and VTTM 52667 (Decoro South Planning Area)-- was adopted by the City Council through separate resolution. h. A general plan amendment was filed (GPA 98-002 "B") to modify the Circulation Element text to allow modification of the description of major, secondary, and limited secondary arterial highways to allow modifications of the typical street cross sections within a specific plan area through adoption of a specific plan. This Circulation Element amendment was adopted by the City Council through separate resolution. A prezone request (PZ98-003) was filed to amend portions of 1,054 acres previously prezoned through Ordinance 99-2 to establish the City of Santa Clarita prezone Specific Plan (SP) over the 596.2 -acre North Valencia No.2 Specific Plan area and to adopt the North Valencia No. 2 Specific Plan document (text). The acreage in the North Park Annexation area would remain as prezoned by Ordinance No. 99-2. The approval to prezone the North Valencia No. 2 Specific Plan area—including the area covered by VTTM 44831 "A" and `B" (Eastcreek) and VTTM 52667 (Decoro South)— and the North Valencia No. 2 Specific Plan document will be considered through a separate Ordinance. j. An annexation request for the North Valencia 2 Annexation (Annexation No. 98- 02) was filed with the Los Angeles County Local Agency Formation Commission (LAFCO) in July of 1999 following the direction of the City Council on June 23, 1999 (Resolution 99-127). The City's annexation request is processing at LAFCO at the request of the City and the applicant pending the certification of the environmental review document, approval of the above entitlements, and an election into the City's Stormwater Utility. k. Los Angeles County is presently processing an entitlement request for the West Creek project (TT 52455). Proposed VTTM 44831 (Eastcreek) and TT52455 (West Creek) will share a common boundary that will become a City boundary upon recordation of either of these maps and annexation of the North Valencia No. 2 area to the City of Santa Clarita. As proposed, the remaining boundaries of the proposed North Valencia No. 2 Annexation area follow existing legal lot lines and roadway centerlines. 1. The North Valencia No. 2 Specific Plan project area contains commercial uses, light industrial uses, and an operational high school, although a majority of the site is vacant. The site is generally flat, although hillside features do occur on portions of the project's Decoro South planning sub area six (VTTM 52667), as well as the Eastcreek planning sub areas one and four (VTTM 44831 "A" and "B"). These hillside features exceed 15% grade but are not shown to have either major or secondary ridgeline status on the City's Ridgeline Map. In the past, portions of the property were previously used for agricultural purposes and for sludge disposal in conjunction with agricultural uses. Major features of the annexation area include the San Francisquito Creek and a portion of the San Gabriel Fault Alquist-Priolo Special Studies Zone, the Metropolitan Water District easement, and pipeline as well as electrical transmission corridors. in. The design of the project concentrates development on fallow land and within areas previously used for agricultural purposes, and includes preservation of approximately 47.5 acres of the San Francisquito Creek and 45.9 acres of upland buffer area located adjacent to the Creek as identified in the North Valencia No. 2 Specific Plan document. The project proposes to move approximately 3.45 million cubic yards of earth phased over the construction of the project. Eastcreek planning sub areas 1, 2, and 3 propose 1.02 million yards of cut material and 1.02 million cubic yards of fill material under Vesting Tentative Tract Map 44831 "A"; Eastcreek sub areas 1, 2, and 3 propose 840,000 cubic yards of cut material and 840,000 cubic yards of fill material under Vesting Tentative Tract Map 44831 `B", Eastcreek planning sub area 4 proposes 160,000 cubic yards of cut material and 960,000 cubic yards of fill material under both VTTM 44831 "A" and `B"; and the Decoro South planning area (Vesting Tentative Tract Map 52667) proposes 1.43 million cubic yards of cut material and 1.47 cubic yards of fill material. Approximately 800,000 cubic yards of earth would be imported from an off-site area known as the West Creek project (located west of the Specific Plan area), to Eastcreek sub area 4. Approval of a haul route for the imported earth is included within conditional use permit requested for the project, however, specific haul route approval would be required at the time of grading permit. n. Referral of the development entitlement applications, including the Land Use Element Land Use Map amendment, was made to various agencies serving Santa Clarita. Among agencies included in development application review were school districts, sanitation districts, transportation agencies serving Santa Clarita, resource agencies serving the project site, LAFCO, Los Angeles County, public water agencies, utility companies, transportation agencies, resource agencies, waste haulers and others. o. The City circulated copies of the proposed Vesting Tentative Tract Maps 44831 and 52667 for agency review on August 18, 1998. Copies of revised Vesting Tentative Tract Maps 44831 "A", 44831 `B", and 52667, and copies of the draft North Valencia No. 2 Specific Plan were circulated for public agency review together with the draft environmental impact report on March 30, 1999. P. The City of Santa Clarita Development Review Committee met and supplied the applicant with draft conditions of approval. q. The project proposes the extension of all utility services to the project site. r. In accordance with CEQA, the City of Santa Clarita is the identified lead agency for this project. The City of Santa Clarita prepared an Initial Study for the project which determined that the project may have a significant effect on the environment and that an environmental impact report (EIR) must be prepared. The Initial Study determined that the following issue areas should be addressed in this EIR: land use and planning, population and housing, geology, water, air quality, transportation/circulation, biological resources, hazards, noise, public services, utilities, and service systems, recreation, aesthetics, and cultural resources. S. A Notice of Preparation (NOP) for the annexation, annexation and development agreement, tentative tract maps, conditional use permit and oak tree permit was circulated for a 30 -day review period on November 2, 1998 to affected agencies. The agencies mailed a NOP include, but are not limited to, Los Angeles County, law enforcement agencies, school districts, waste haulers, water agencies, resource agencies, public utilities and transportation agencies serving the Santa Clarita Valley in accordance with consultation requirements in the CEQA statutes and guidelines. (Sections 21083 and 21087, Public Resources Code; Section 21082.1, Public Resources Code; Section 21151.9 Public Resources Code; Section 15083.5 and Section 15086, California Code of Regulations, California Government Code Section 65352). t. A scoping meeting was held in the Council Chambers at City Hall on November 9, 1998 from 7:00 p.m. to 8:00 p.m. to obtain information from the public as to issues which should be addressed in the environmental document. Notice of the scoping meeting was sent to agencies as part of the NOP and to surrounding property owners and residents within the Northbridge and North Park areas. U. The City Council held a study session on January 5, 1999 and received an informational report on the status of the North Valencia No 2 Specific Plan and entitlements and the North Valencia 2 Annexation. A second City Council study _ session was held on July 6, 1999, following the close of the DEIR public comment period, to receive an update on the status of the Planning Commission's processing of the North Valencia No. 2 Specific Plan and entitlements and North Valencia 2 Annexation project. V. The North Valencia Specific Plan Draft Environmental Impact Report (DEIR) was circulated for review and comment by the affected governmental agencies and all comments received have been considered. The DEIR (SCH#98111201) was distributed to the Planning Commission, the public and affected governmental agencies for a 45 -day public review period beginning on March 30, 1999 and ending on May 15, 1999. The public comment period was subsequently extended by the Planning Commission until June 17, 1999, for a public review comment period of 79 days, or 34 more days than CEQA requires. W. The Planning Commission held duly noticed public hearings on the North Valencia 2 Annexation and North Valencia No. 2 Specific Plan and related entitlements including the prezone commencing on March 30, 1999 and continuing on April 6, April 15, April 20, April 29, May 4, May 13, May 18, June 15, June 17, June 29, July 8, July 15, July 20, 1999, August 10, 1999, September 2, 1999, September 9, 1999 and September 16, 1999. The Planning Commission closed the public hearing on September 16, 1999 and continued the item to the meetings of September 21, 1999 and September 28, 1999 for the purposes of finalizing their recommendation to the City Council. On September 28, 1999, the Planning Commission adopted a recommendation that the City Council certify the Final Environmental Impact Report and adopt an ordinance approving the requested entitlements including the prezone to the Specific Plan (SP) Zone, the North Valencia No. 2 Annexation, and the North Valencia No. 2 Specific Plan Document. X. The Planning Commission closed the public hearing on September 16, 1999 and continued the item to the meetings of September 21, 1999 and September 28, 1999 for the purpose of finalizing their recommendation to the City Council. On September 28, 1999, the Planning Commission adopted a recommendation that the City Council certify the Final Environmental Impact Report and approve the various entitlements, including approval of the vesting tentative tract maps, the conditional use permit, the oak tree permit and the hillside permit. Y. The first City Council public hearing for the North Valencia No. 2 Specific Plan and related entitlements including the amendment to the Land. Use Element Land Use Map was duly noticed and held on October 26, 1999. The City Council public hearing was advertised in an V8 page display ad in the Signal on October 5, 1999, through on-site posting 14 days prior to the hearing, and by direct first- class mail to property owners within the North Valencia No. 2 Specific Plan project area and within 500 feet of the project area. Z. The City Council continued the public hearings on the project to November 9, 1999, November 23, 1999 and November 30, 1999. With the exception of the public hearing on November 30, 1999, these hearings were held at or after 7:00 p.m. at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. On November 30, 1999, the City Council held a special meeting beginning at 3:00 p.m. in the City Council Chambers, 23920 Valencia Blvd., Santa Clarita for the purpose of taking a site tour of the North Valencia 2 project area. This tour was open to the public. Immediately following the tour the Council closed the public hearing portion of the project and continued this item to the regularly scheduled City Council meeting of January 11, 2000 for the purposes of considering approval documents for this project. aa. The City Council certified the Final Environmental Impact Report (SCH# 98111201) for the North Valencia No. 2 project including the General Plan Land Use Element amendment request and has adopted a Statement of Overriding Considerations (SOC) for this project in accordance with CEQA by separate resolution. The Environmental Impact Report for this project includes analysis of water supply coordination consistent with California Government Code Planning and Zoning Law Section 65352. The Final Environmental Impact Report includes an Oak Tree Report consistent with the provisions of the City's Oak Tree Ordinance and Guidelines. The Final Environmental Impact Report includes a biology study and analysis of habitat protection and open space provisions consistent with the SEA land use designation on the site. The Final Environmental Impact Report includes an analysis of impacts from sludge disposal on the site. The Final Environmental Impact Report including the Mitigation Monitoring and Reporting Program and SOC for this project is herein incorporated by reference as Exhibit A. SECTION 2. GENERAL FINDINGS FOR VESTING TENTATIVE TRACT MAPS 44831 "A' and "B" and 52667, CONDITIONAL USE PERMIT, OAK TREE PERMIT AND HILLSIDE REVIEW. 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 the City Council and on its behalf, the City Council finds as follows: a. The Planning Commission recommended that the City Council approve the North Valencia No. 2 Specific Plan and related entitlements including Vesting Tentative Tract Maps 44831 "A" and "B" and 52667, Conditional Use Permit 98- 006, Oak Tree Permit 98-020 and Hillside Review 99-002. The Planning Commission recommendation Resolutions P99-019 (Environmental Documentation) and P99-020 (Project Entitlements) were forwarded to the City Council. b. At the public hearings described above, the City Council considered staff and consultant presentations, the Planning Commission recommendations, staff reports, applicant presentations, and public testimony on the proposal, and the Final EIR prepared for the project. C. Vesting Tentative Tract Maps 44831 "A" and "B" and 52667, Conditional Use Permit 98-006, Oak Tree Permit 98-020 and Hillside Review 99-002 are consistent with the General Plan Specific Plan (SP) designation for the project site. d. Following approval of prezone to the SP (Specific Plan) Zone and adoption of the North Valencia No. 2 Specific Plan document, Vesting Tentative Tract Maps 44831 "A" and "B" and 52667, Conditional Use Permit 98-006, Oak Tree Permit 98-020 and Hillside Review 99-002 will be consistent with the SP zoning on the project site and with the North Valencia No.2 Zone. e. The proposed development is concentrated on the flatter portions of the site and on previously graded hillside areas on the Decoro South Planning area. Grading on Eastcreek Subarea Four is proposed to raise the project site in order to take proper access from McBean Parkway. The grading design provides for balanced cut and fill and minimizes impacts to oak trees. The project grading does not encroach upon any designated major or secondary ridgelines, maintains the essential natural characteristics of the area such as major landforms, vegetation and wildlife communities, hydrologic features, scenic qualities, and open space that contribute to a sense of place, and retains the integrity of predominant off- site views in hillside areas in order to maintain the identity, image, and environmental quality of the City. f. The applicant has provided an oak tree report for the project (included in the Environmental Impact Report). The general purpose and intent of the City's Oak Tree Preservation Ordinance is to preserve oak trees, yet allow for their removal in certain instances where it is necessary to enable reasonable use of the subject property which would otherwise be prevented by the presence of the trees and no reasonable alternative can be accommodated due to the unique physical development constraints on the property. The applicant is requesting permission to remove four scrub oaks from the Eastcreek Subarea Four to enable construction of a pad area for building. These trees must be removed in order to elevate the site to provide pad areas meeting access requirements from McBean Parkway. The applicant is requesting permission to remove up to four oak trees in order to construct Decoro Drive Bridge, an extension of a Circulation Element Secondary Arterial Highway. The applicant is proposing to provide an area for restoration of oak tree habitat and appropriate habitat revegetation of this area. The proposed mitigation for oak tree impacts is consistent with the provisions of the City's Oak Tree Preservation Ordinance. g. The project subdivision and grading design provides setbacks from San Francisquito Creek and provisions for maintaining open space along the creek. The proposed vesting tentative tract maps 44831 "A" and "B" provide these setbacks and open space lots in order to provide for habitat protection along the creek consistent with the General Plan SEA designation of the creek, the North Valencia No. 2 Specific Plan that designates the Creek and Upland Preserve area for habitat protection and open space, and the project's environmental impact report that identifies mitigation measures, including setbacks necessary for habitat protection, that are incorporated into the conditions of approval for the project. The conditions of approval include revegetation of the upland preserve area for purposes of habitat enhancement and protection. h. The City Council has certified the Final EIR (SCH#98111201), adopted a Mitigation Monitoring and Reporting Plan (MMRP), and adopted a Statement of Overriding Considerations (SOC) for those impacts in the project which cannot be mitigated to less than significant levels in accordance with the requirements of the California Environmental Quality Act (CEQA). Copies of the North Valencia No. 2 Specific Plan Final EIR dated Revised October 1999) incorporating all late oral and written comments and responses regarding the DEIR, the Mitigation, Monitoring and Reporting Program (MMRP), the North Valencia No. 2 Specific Plan dated October 1999 incorporating all the Specific Plan changes recommended by the Planning Commission, revised VTTM 44831 "A", revised VTTM 44831 `B", revised VTTM 52667, and Planning Commission recommendation Reso. P99-19 recommending that the City Council certify the Final EIR and adopt a Statement of Overriding Considerations and Reso. No. P99-20 recommending that the City Council approve the project were forwarded to the City Council for consideration on October 15, 1999. During the City Council public hearings for the North Valencia No. 2 Specific Plan project, letters, public testimony, emails and meeting public comment cards with comments on issues addressed in the environmental document were forwarded to the Council and to Impact Sciences. Impact Sciences prepared written responses to these comments received prior to the close of the public hearing on November 30, 1999. These written responses to comments were forwarded to the City Council throughout their consideration of this project as part of the agenda report documentation and included in the City Clerk's reading file for this project. These written responses to comments have also been incorporated as additional chapters in the Final EIR presented for certification by the City Council on January'll, 2000 Pursuant to Section 56352 of the Government Code, the Valencia Water Company was requested to provide information regarding their water supply, demand and ability to serve the project. The FEIR contains the information provided by the Valencia Water Company that water is available to serve this subdivision as well as water information available from Castaic Lake Water Agency and the Los Angeles County Development Monitoring System. SECTION 3. OTHER FINDINGS FOR VESTING TENTATIVE TRACT MAPS 44831 "A" and "B" and 52667. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. The design of the subdivision and the type of improvements will not cause serious public health problems, because water, sewage disposal, fire protection and other public services and utilities are addressed in the Specific Plan, MMRP, and Conditions of Approval. b. The project site is physically suitable for the type of development proposed because the geotechnical reports, soils reports, phase 1 and phase 2 reports, drainage reports, proposed bank stabilization and preliminary grading plans submitted and reviewed as part of the processing of the tentative tract maps have shown that this site is suitable for the residential, commercial, institutional and recreational uses proposed as part of the North Valencia No. 2 Specific Plan. The prezone to SP and the adoption of the North Valencia No. 2 Specific Plan will be considered by separate ordinance. C. The site is physically suitable for the proposed density of development because the proposed development of the site is consistent with the General Plan land use designations for the site, upon adoption of the North Valencia No. 2 Specific Plan, and infrastructure expansion to serve the site and adequacy of public services and utilities are required and addressed in the North Valencia No. 2 Specific Plan, MMRP, and Conditions of Approval. The prezone to SP and the adoption of the North Valencia No. 2 Specific Plan will be considered by separate ordinance. d. The proposed project is anticipated to have significant unavoidable environmental impacts to biota (significant ecological areas, increased human and domestic animal presence and higher velocity water flows) on the project site and mitigation measures have been added to the project to minimize the environmental impacts to less than significant levels where possible. The City Council has adopted a Statement of Overriding Considerations (SOC) that state that there are benefits to the project area and the natural environment that outweigh the significant unavoidable environmental impacts associated with project development. Benefits include the dedication of that portion of San Francisquito Creek within the project area for permanent protection and preservation, and the provision of public access hiking, bicycle and equestrian trails adjacent to the Creek that may not otherwise be preserved or provided if not for project development. Therefore, the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. e. The design of the subdivision or type of improvements are not likely to cause serious health problems because the mitigation measures identified in the environmental impact report, including potential problems, have been made part of the conditions of approval for the project. f 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 because these easements have been shown on the subdivision maps and provided for accordingly. Public access has been provided to trails along San Francisquito Creek in accordance with the provisions of the Subdivision Map Act. The Metropolitan Water District property and easements have been identified on the tract map and are addressed in the conditions of approval for the project. SECTION 4. OTHER FINDINGS FOR A CONDITIONAL USE PERMIT. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. This project as modified by the City Council will not adversely affect or be materially detrimental to 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, upon adoption of the SP zone and the North Valencia No. 2 Specific Plan, the project conforms with the zoning ordinance and is compatible with surrounding land uses. The prezone to SP and the adoption of the North Valencia No. 2 Specific Plan will be considered by separate ordinance. b. Upon adoption of the North Valencia No. 2 Specific Plan, the location, size, design, and operating characteristics of the proposed project will be compatible with and not adversely affect or be materially detrimental to adjacent uses, residents, buildings, structures, or natural resources, with consideration given to: harmony in scale, bulk, coverage, and density; the availability of public facilities, services and utilities; the harmful effect, if any upon desirable neighborhood character•, the generation of traffic and the capacity and physical character of surrounding streets; the suitability of the site for the type and intensity of use or development which is proposed; and, the harmful effect, if any, upon environmental quality and natural resources because the project includes mitigation measures identified in the FEIR and development standards in the North Valencia No. 2 Specific Plan that provide for coordination of public infrastructure development concurrent with development of the site. The North Valencia No. 2 Specific Plan provides development standards for gates and street designs to ensure compatibility with neighboring development. The proposed grading design is similar to that which occurred in the neighboring Northbridge, North Park and Decoro Highlands developments. Conditions of Approval and Mitigation Measures addressing grading impacts have been applied to the project vesting tentative tract maps, conditional use permit, hillside review permit and oak tree permit. The prezone to SP and the adoption of the North Valencia No. 2 Specific Plan will be considered by separate ordinance. C . The proposed use, with an approved prezone to SP, adoption of the North Valencia No. 2 Specific Plan, and upon annexation, is consistent with the objectives of the Unified Development Code, the General Plan, the North Valencia No. 2 Specific Plan and development policies of the City. The prezone to SP and the adoption of the North Valencia No. 2 Specific Plan will be considered by separate ordinance. d. The project, with an approved prezone to SP, adoption of the North Valencia No. 2 Specific Plan, and upon annexation, is compatible with existing development in the area, consistent with the City's General Plan and Zoning, consistent with the North Valencia No. 2 Specific Plan and consistent with the State Planning and Zoning Laws. The prezone to SP and the adoption of the North Valencia No. 2 Specific Plan are considered by separate ordinance. SECTION 5. Based upon the foregoing facts and findings, the City Council hereby determines as follows: a. The applicant has substantiated the findings for approving the vesting tentative tract maps because the subdivision, together with the provisions for its design and improvement, is consistent with the Santa Clarita General Plan, the Unified Development Code, as modified through the approved Specific Plan prezone and Specific Plan document. The site is physically suitable for the proposed density of development, is physically suitable for the type of development, and the design of the subdivision is not likely to cause substantial environmental damage. The subdivision is not likely to cause serious health problems, nor will it conflict with easements acquired by the public at large for access through (or use of) property within the proposed subdivision. b. The applicant has substantiated the findings for approving an oak tree permit, as the approval of the request is not contrary to, or in conflict with the general purpose and intent of the City's Oak Tree Preservation Ordinance, and as it is necessary to remove certain oak trees as specified in the project's EIR to enable reasonable use of the subject property which would otherwise be prevented by the presence of the trees: no reasonable alternative can be accommodated due to the unique physical development constraints on the property. C. The applicant has substantiated the findings for approval of a hillside permit, as the proposed development maximizes the positive impacts of site design, grading, landscape architecture, and provides development consistent with the goals and policies of the General Plan. The project does not encroach upon any designated major or secondary ridgelines, maintains the essential natural characteristics of the area such as major landforms, vegetation and wildlife communities, hydrologic features, scenic qualities, and open space that contribute to a sense of place, and retains the integrity of predominant off-site views in hillside areas in order to maintain the identity, image, and environmental quality of the. City. d. The applicant has substantiated the findings for approval of a conditional use permit, as the proposed location, size, design, and operating characteristics of the proposed uses are in accordance with the purpose of the Unified Development Code, the purpose of the SP zone as approved, the Santa Clarita General Plan, and the development policies and standards of the City. The project's location, size, design, and operating characteristics of proposed uses will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, residents, buildings, structures, or natural resources, with consideration given to: harmony in scale, bulk, coverage and density; the availability of public utilities, services and facilities; the harmful effect, if any, upon desirable neighborhood character; the generation of traffic and the capacity and physical character of surrounding streets; the suitability of the site for the type and intensity of use or development which is proposed; and possible harmful effects upon environmental quality and natural resources. The project's location, size, design and operating characteristics as well as its proposed uses, and the conditions under which they would be operated or maintained, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed uses will comply with each of the applicable provisions of the Unified Development Code, unless specifically modified by the approved Specific Plan document. SECTION 6. The City Council hereby approves the following entitlements requested under Master Case Nos. 98-183 and 99-055, Vesting Tentative Tract Maps 44831 "A", 44831 "B", and 52667 incorporated by reference as Exhibit "C", Oak Tree Permit 98-020, Conditional Use Permit 98-006 and Hillside Review 99-002 subject to: 1) the conditions which are incorporated by reference as Exhibit 'D", which includes the MMRP incorporated herein by reference as Exhibit "A' (as part of the Final EIR), and the North Valencia Specific Plan text incorporated herein by reference as Exhibit "B" SECTION 7. 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. PASSED AND APPROVED this 1 1 tb day of January , 2000 ayor ATTEST: n CITY CLERK STATE OF CALIFORNIA) COUNTY OF LOS ANGELES) ss CITY OF SANTA CLARITA) I Sharon L. Dawson, City Clerk, of the City of Santa Clarita, do hereby certify that the foregoing Resolution No00-15 was regularly introduced and passed at a regular meeting of the City Council on the 1 1 +h day of .Ta ,, a r)L, 2Q1Q by the following vote, to wit: AYES: COUNCILMEMBERS: Ferry, Weste, Darcy NOES: COUNCILMEMBERS: He i d t, Kl a j i c ABSENT: COUNCILMEMBERS: None CITY CLERK JJL:VPB:LHS s:\pbs\advance\nva2\resproj Exhibit A Final EIR including Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations Incorporated by Reference Exhibit B Specific Plan Text Incorporated by Reference Exhibit C Vesting Tentative Tract Maps 44831 "A", 44831 "B", and 52667 Incorporated by Reference Exhibit "D" CONDITIONS OF APPROVAL - NORTH VALENCIA NO.2 VESTING TENTATIVE TRACT MAPS 44831 "A", 44831'S", AND 52667 GENERAL CONDITIONS GC1. The approval of these Vesting Tentative Tract Maps (Maps) shall expire two years from the date of conditional approval unless modified with an approved development agreement. GC2. The subdivider may file for an extension of the conditionally approved Maps 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. Subsequent extensions may be requested and could be granted as provided by law or as provided for in an approved development agreement. GC3. The applicant shall be responsible for notifying the Department of Planning, Building, and Environmental 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 settlement is approved by the applicant. GCS. Details shown on the Vesting Tentative Tract Maps are not necessarily approved. Any details which are inconsistent with the requirements of ordinances, general conditions of approval, or City policies and not modified by the adopted specific plan must be specifically approved. GC6. 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 R... North Valencia No. 2 Conditions ofApprooal 111112000 approves to study the site and recommend a course of action, to the satisfaction of the City. GC7. 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, the Specific Plan, 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 -8. A grading permit shall be required for any and all grading to occur for the purpose of this project. GC9. 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 Planning, Building, and Environmental Services Department, their affidavit stating that they are aware of, and agree to accept, all of the conditions of this grant. GC10. 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 that will mi'I ivate 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. GC11. 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 buil ding permits. GC12. The applicant may establish a Community Services District or other entity in addition to or in place of a Homeowner's Association to ensure maintenance of facilities described in the Specific Plan subject to the approval of the City. ENGINEERING 2 North Valencia No. 2 Conditions of Approval 1/11/2000 EN1. The owner, at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with vested 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 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. EN3. The applicant shall label driveways as 'Private Driveway and Fire Lane" to the satisfaction of the Transportation' and Engineering Services Department as applicable to any portion or phase of the final map. EN4. The applicant shall quitclaim or relocate easements running through any proposed structures. ENS. If the subdivider intends to file multiple final reaps, the applicant must provide a phasing plan that must be approved by both t::e Transportation and Engineering Services Department and the Plarning, Bui:ding, and Environmental Services Department. EN6. The applicant shall show the remainder of the last legally created lot as a "Remainder Parcel" on the final map to the satisfaction of the City Engineer. ENT The applicant shall extend lot lines to the center of private and future streets where condominium lots are not proposed. EN8. If the signatures of record title interests app -^.r 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. EN9. Prior to final approval of any 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 the County Recorder. EN10. The applicant shall place standard condominiu,.. /residential planned development/ commercial planned development notes on the final map to the satisfaction of the City Engineer and Planning, Building and Envi! onmental Services Department. .� Noah Valeneia No. 2 Conditions ofApproual 111112000 EN11. The applicant shall dedicate to the City the right to prohibit the construction of structures within open space/common lots. EN12. The applicant's street and grading plans and all construction permitted by such plans shall comply with the requirements of the approved oak tree report and be in full compliance with the approved tentative map. EN13. The applicant shall dedicate future streets beyond the turnarounds on all streets to the tract boundary or extend turnarounds beyond the tract boundaries within the adjacent ownerships. EN14. 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 ec abutting the subdivision to the satisfaction of the City Engineer. EN15. The applicant shall record reciprocal access and maintenance agreements to encumber specific parcels as approved by the City Engineer and the City Attorney. EN16. The subdivider is required to install distribution lines and individual service lines for community antenna television service (CATV) for all new development. ENIT The applicant shall install mailboxes and posts per City standards. Secure approval of U.S. Postal Service prior to installr.tion. EN18. 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. EN19. The applicant shall not grant or record easoc:cnts within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or ether e<::cc;ents until after the final map is filed with the County Recorder unless such zasements 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. EN20. The applicant shall provide letter(s) of slope easement(s) and drainage acceptance as directed by the City Engineer. EN21. The applicant shall obtain approval (,"the Cil,, ','n, -;neer and the City Attorney for proposed Codes, Covenants and P . '.rictior- (CC&R's) prior to recordation of either the final map or any final map phase. 51 North Valencia No. 2 Conditions ofApproual 111112000 EN22. 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. EN23. 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 acccptable means. EN24. The applicant shall construct off-site improvements as designated by the mitigation monitoring plan for this project. It is the sole responsibility of the developer to acquire the necessary right-of-wny and/or easements subject to the provisions of the State Subdivision Map Act, including Government Code Section 66462.5. EN25. The applicant shall provide a horizer.t.nl and vertical alignment to the satisfaction of the City Engineer and the City Tr,,,:.'i. ??nrineer. EN26. The applicant shall provide for sight (':stance along extreme slopes or curves to the satisfaction of the City Traffic Engineer. EN27. The applicant shall place above-gro:uid utilities, outside sidewalks, or provide a minimum of four feet clear path of travel along sidewalks. Additional dedication and/or grading may be required. EN28. The applicant shall construct full-wi:"., sic'.ewalks at all walk returns. EN29. The applicant shall design a 350 -foot niinimuin centerline radius on all local public streets with a minimum distance of :;) feet bot aeon curbs and a 350 -foot minimum radius on all streets where grades exc'ed ten percent. EN30. The applicant shall design local pc:Slic street intersection with Caltrans' sight distance criteria. EN31. The applicant shall design local pu' ' c s! reds to have minimum centerline curve radii which will provide centerline cur as of 100 feet minimum length. Reversing curves need not exceed a radius of 1,500 feet and any curve need not exceed a radius of 3,000 feet. The length of c .ve out 'e of the BCR is used to satisfy the 100 -foot minimum requirement. EN32. Compound curves are preferred ov! bre',cen-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). EN33. The central angles of the right -of -w;,,. returns shall not differ by more than ten degrees on local public streets. North Valemia No. 2 Conditions ofApprooal 1/11/2000 EN34. The applicant shall provide standard property line return radii of 13 feet at all local street intersections, including intersection of local streets with General Plan Highways, and 27 feet where all General Plan Highways intersect. EN35. 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 EN36. The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes. EN37. The applicant shall replace driveways to be abfindoned with standard curb, gutter, and sidewalk. EN38. The applicant shall not construct &4%,cways within 25 feet upstream of any catch basins when street grades exceed six percent. EN39. Prior to bond release, the applicant shall repair any broken or damaged curb, .— gutter, sidewalk and pavement on streets within or abutting the subdivision, including pavement overlay to the centerline as determined by the City Engineer. EN40. The applicant shall construct additional pavement on partially improved highways to provide a striped (left-turn/right-turn) lane at entrance street intersections as approved by the City Traffic Engineer. , EN41. The applicant shall provide and install street name signs prior to occupancy of building(s). EN42. The applicant shall dedicate the right to res`rict vehicular access on all properties abutting major or secondary highways within the limits of the subdivision. EN43. The applicant shall construct wheelchair ramps at all intersections within the project site. EN44. Details related to typical street sections slown on the tentative maps are not necessarily approved. Complete improvements will be required on all roads identified on the tentative map and must be constructed per City standards or any alteration thereof approved by the City Er«ineer. Specific requirements for the sequence of improvements will be made dur .ig each phase of the project and final map. Sidewalks are required on both sides of all streets unless their deletion is specifically approved by the location of an ar'iacent trail or paseo on the same side of the street unless provided otherwise in the Specific Plan. North Valencia No. 2 Conditions o(Approoal 1/11/2000• EN45. The subdivider shall be required to dedicate additional right-of-way as determined by the approved tentative maps and Traffic Study. EN46. The subdivider shall be annexed to the City's Streetlight Maintenance District for the maintenance and operation of street lights prior to the recordation of the tentative map. EN47. The subdivider shall install and dedicate main line sewers and serve each lot or structure 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. EN48. 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. EN49. 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. EN50. Off-site improvements are tentatively required as determined by the City Traffic Engineer and consistent with the mitigation monitoring plan. EN51. The applicant shall grant easements to the City, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all public infrastructure constructed for this land division to the satisfaction of the City Engineer. EN52. Easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. EN53. 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. EN54. The applicant shall submit a grading plain which must be approved prior to approval of each phase of the final map. EN55. 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 '.:y them. It must also substantially agree with the tentative map and conditio!,r: as approved by the Advisory Agency, except as expressly allowed by the Specific Plan and any approved development agreement EN56. Contour grading is required throughout the Specific Plan area. 7 North Valencia No. 2 Conditions ofApprooal 111112000 EN57. 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. EN58. The applicant shall dedicate to the City the right to prohibit the erection of buildings or other structures within all restricted use areas. EN59. 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. EN60. Specific recommendations will be required from the consultant(s) regarding the suitability for development of all lots/parcels designed as ungraded site lots. The applicant shall file a report with the State Real Estate Commissioner indicating that additional geologic and/or soils studies may be required for ungraded site lots/parcels by the Soils and Geology Section. EN61. 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. EN62. 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. EN63. The applicant shall show on the map the City's/Flood Control District's right-of- way for all revised floodway/floodplain areas. A permit will be required for any construction affecting the right-of-way or facilities. EN64. The applicant shall provide for the proper distribution of drainage. EN65. The applicant shall show and label all natural drainage courses on lots where a note of flood hazard is allowed. EN66. Specific drainage requirements for the site will be established at grading permit application. EN67. 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. EN68. All non single family residential driveways shall be constructed using the City of Santa Clarita alley intersection design #110-1 Type "C". The applicant shall obtain approval from the City Traffic Engineer for the location of all driveways. I*] r North Valencia No. 2 Conditions ofApprooal 111112000 Driveways along major highways will be limited to those shown on the approved specific plan. EN69. The project is in the proposed Valencia Bridge and Thoroughfare Benefit District. It is anticipated that the district will be formed prior to the approval of the final map and the fee will be approximately $10,000 per unit factor. Prior to final approval, unless superseded by an approved development agreement, the applicant shall enter into a written agreement with the City of Santa Clarita whereby the subdivider agrees to pay to the City a sum (to be determined by the City Council) times the factor per development unit for the purpose of contributing to the proposed Bridge and Thoroughfare Benefit District to implement the highway element of the General Plan as a means of mitigati r:g the traffic impact of this and other subdivisions in the area. The form of security for performance of said agreement shall be as approved by the City. The agreement shall include the following provisions: Upon establishment of the District and the area of benefit, the fee shall be paid to a special Engineering and Transportation Services fund prior to the recordation of the map. The fee will be approximately $10,000 per unit factor. In the event funds are required for work prior to formation of the District, the City Engineer may demand a sum of $10,000.00 (or greater as determined by the City Council), times the factor per development unit to be credited toward the final fee established under the District. The subdivider may construct off-site improvements of equivalent value in lieu of paying fees established for the District subject to approval of the City Engineer. 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 EN70. 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 and parkway landscape. The applicant will be responsible for all -common area and median landscaping until such time that homeowner's associations and districts are formed and implemented. r-- r� North Valencia No. 2 Conditions ofApprooal 111112000 EN71. The applicant shall acquire permits from the Army Corps of Engineers and the California Department of Fish & Game prior to issuance of grading permits or the commencement of any work within any jurisdictional natural drainage course. EN72. The applicant shall comply with all State of California requirements for construction within a special studies zone. A site specific geology report must be submitted for any structures for public occupancy to be constructed within the special zone. The reports must be reviewed and approved by a City representative. Once approved, copies of the report must be sent to the state geologist to be kept on permanent file. EN73. 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. Unless modified by an approved development agreement, 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. EN74. The final map and all future phases shall be in substantial conformance to tentative tract Nos. 44831"A", 44831"B", 52667, and shall be subject to the regulations of the Subdivision Map Act. EN75. Prior to the approval of the first final map, the subdivider shall bond for all major and secondary highways shown on the approved tentative tract 44831"A", 44831'B" and/or 52667 as identified in the Circulation Element of the General Plan along with all trail improvements if not constructed and accepted by the City. TRAFFIC ENGINEERING GENERAL TRI. All driveways shall have a minimum stacking distance of: a. 20 feet from face of curb off of residential local collectors. b. 40 feet from face of curb off of secondary or major highways. C. 100 feet from face of curb off of secondary or major highways with potential traffic signal. TR2. All access points to residential shall have landing area of: a. Minimum of 50 feet (stacking) with maximum 6% grade with no driveways or access to the side. b. Minimum of 20 feet (stacking) with maximum 6% grade with no driveways or access to the sides of the access points in a short cul-de-sac. C. Minimum of 100 feet (stacking) with 6% grade at signalized intersection and no driveways or access. 10 North Valencia No. 2 Conditions o%Approual 111112000 TR3. Adequate sight visibility is required at all intersections (street with street/ driveway with street) and shall follow the latest Caltrans manual for applicable requirements. TR4. Access shall intersect with a public street at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). TRS. No access will be permitted within curb return. TR6. If the project has a frontage facing a major road and also a side street, the access points shall be on the side street, unless approved otherwise by the City Traffic Engineer. TR7. If the access point is off of the roadway with a speed of 35 mph or higher, the inbound driveway lane shall have a minimum of 16 feet to allow right turns not to interfere with outgoing traffic. TR8. Curb radii for the access points shall be large enough to allow trucks in and out in a reasonable manner. Use applicable templates for size and type of development. TR9. No residential driveways will be permitted along residential collector streets, residential roadways with 64 -foot right of way, or along residential roadways projected to carry over 2,000 vehicles per day. Such a restriction is subject to the discretion of the City Traffic Engineer. TR10. Any additional future signalized intersections not identified in the approved Specific Plan shall be approved by the City Traffic Engineer, and shall be far enough apart from adjacent signalized intersections to ensure proper signal timing. TRII. All future signalized intersections shall serve both sides of development, if possible. TR 12. Prior to the issuance of building Occupancy Permits for any units, the intersections listed below shall be in place and shall include their required number of lanes and operational traffic signals. The applicant may phase such improvements as appropriately determined by subsequent traffic studies, subject to the approval of the Director of Transportation and Engineering Services and the Director of Planning, Building and Environmental Services. Such intersection improvements are required at the following locations: a. I-5 Southbound Ramps & Magic Mountain Parkway provide: Eastbound: 2 through lanes, 1 free right -turn lane Westbound: 2 through lanes, 2 left -turn lanes 11 North Valencia No. 2 Conditions ofApproual 111112000 Southbound: 1 right -turn lane, 1 shared right-turn/left-turn lane, 1 left -turn lane b. I-5 Northbound Ramps & Magic Mountain Parkway provide: Eastbound: 1 right -turn lane, 2 through lanes, 1 left -turn lane Westbound: 1 free right -turn lane, 3 through lanes Northbound: 1 right -turn lane, 1 shared through/left-turn lane, 1 left -turn lane C. I-5 Southbound Ramps & Valencia Boulevard provide: Eastbound: 3 through lanes, 1 left -turn lane, direct SB on-ramp Westbound: 3 through lanes, 1 free right -turn lane Southbound: 1 right -turn lane, 2 left -turn lanes d. I-5 Northbound Ramps & Valencia Boulevard provide: Eastbound: 3 through lanes, 1 right -turn lane Westbound: 4 through lanes, 1 left -turn lanes Northbound: 2 left -turn lanes, 2 right -turn lanes e. McBean Parkway & Decoro Drive (new west leg) provide:, Eastbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane Westbound: 1 through lane, 1 shared through/left-turn lane, l left -turn lane Northbound: 3 through lanes, 1 left -turn lane Southbound: l left -turn lane, 3 through lanes, 1 right -turn lane McBean Parkway & Copper Hill Drive (new north leg, west leg) provide: Eastbound: 1 left -turn lane, 2 through lanes Westbound: 2 left -turn lanes, 2 through lanes Northbound: 2 left -turn lanes, 1 through lane, 2 right -turn lanes Southbound: 1 left -turn lane, 2 through lanes g. Copper Hill Drive (NIS) & Newhall Ranch Road (E/W) (new intersection) provide: Eastbound: 2 left -turn lanes, 3 through lanes, 1 free right -turn lane Westbound: 2 left turn lanes, 2 through lanes, 1 shared through/right-turn lane, 1 right -turn lane Northbound: 2 left turn lanes, 3 through lanes, 1 right -turn lane Southbound: 2 left -turn lanes, 3 through lanes, 1 free right -turn lane h. Dickason Drive (NIS) & Newhall Ranch Road (E/W) provide: Eastbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane --. Westbound: 2 left -turn lanes, 2 through lanes, 2 right -turn lanes Northbound: 2 left -turn lanes, 2 through lanes, 2 right -turn lanes Southbound: 2 left -turn lanes, 2 through lanes 12 North Valencia No. 2 Conditions ofApprooal 111112000 McBean Parkway (NIS) & Newhall Ranch Road (E/W) provide: Eastbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lanes Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes Southbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane j. Bouquet Canyon Road (NIS) & Newhall Ranch Road (E/W) provide: Eastbound: 2 left -turn lanes, 1 through lane, 2 right -turn lanes Westbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane Southbound: 1 left -turn lane, 3 through lanes, 1 shared through/right-turn lane, 1 right -turn lane k. Bouquet Canyon Road (E/W) & Seco Canyon Road (NIS) provide: Eastbound: 2 through lanes, 2 left -turn lanes Westbound: 3 through lanes Southbound: 1 left -turn lane, 1 shared left -turn lanelright-turn lane, 1 right - turn lane, or other mitigation approved by the city Traffic Engineer, such as providing preemption for Los Angeles County Fire Station on Seco Canyon Road 1. Bouquet Canyon Road & Soledad Canyon Road provide: Eastbound: 3 left -turn lanes, 3 through lanes Westbound: 2 left -turn lanes, 2 through lanes, 1 shared through/right -turn lane, 1 right turn lane Northbound: l left -turn lane, 3 through lanes, 1 right -turn lane Southbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes m. McBean Parkway & Magic Mountain Parkway provide: Eastbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 4 through lanes, 1 free right -turn lane Southbound: 2 left -turn lanes, 4 through lanes, 1 free right -turn lane n. Avenue Tibbitts (NIS) & Avenue Scott (E/W) provide: Eastbound: 2 left -turn lanes, 2 through lanes Westbound: 1 left -turn lane, 2 through lanes Northbound: 1 left -turn lane, 2 through lanes Southbound: l left -turn lane, i through lane, 2 right -turn lanes o. I-5 Southbound Ramps & The Old Road/Rye Canyon Road provide: Westbound: l left -turn lane, 1 right -turn lane Southbound: 2 through lanes, 1 left -turn lane Northbound: 2 through lanes, 1 free right -turn lane 13 �..., North Valencia No. 2 Conditions ofApprooal 1/11/2000 p. McBean Parkway (NIS) & Avenue Scott (E/W) (new intersection) provide: Eastbound: 2 left -turn lanes, 1 shared through/right turn lane, 1 right -turn lane Westbound: 2 left -turn lanes, 1 through lane Northbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Southbound: 1 left -turn lane, 3 through lanes, 1 free right -turn lane Unsignalized Intersections q. McBean Pkwy. & "G" St. (new intersection approximately 500 ft. s/o Copper Hill Dr., right-in/right-out only) provide: Eastbound: 1 right -turn lane Northbound: 3 through lanes Southbound: 3 through lanes Project's fair share = 100% r. McBean Pkwy. & "A" Street (new intersection approximately 1200 ft. n/o Fairview Dr., full access) provide: Eastbound: 1 left -turn lane, 1 right -turn lane Northbound: 1 left -turn lane, 3 through lanes Southbound: 3 through lanes Project's fair share = 100% S. Smyth Drive & Decoro south access (new intersection, full access) provide: Eastbound: 1 left -turn lane, 2 through lanes Westbound: 2 through lanes Southbound: I left -turn lane, 1 right -turn lane Project's fair share = 100% TR13. Prior to any building Occupancy Permit, all roadways as listed below shall be in place and functional, or the applicant shall submit to the City Traffic Engineer a Supplemental Traffic Study that demonstrates otherwise. In the case of filing multiple final maps, a phasing plan identifying triggers for Supplemental Traffic Studies shall be included in the project's approved development agreement, and shall be subject to the discretion of the City Traffic Engineer prior to development agreement approval. COPPER HILL Newhall Ranch Road to McBean New 4 -lane roadway NEWHALL RANCH ROAD Rye Canyon to Tibbits New 6 -lane roadway 14 North Valencia No. 2 Conditions ofApprooal 1111/2000 AVENUE SCOTT Tibbitts to McBean New 4 -lane roadway TR14. Prior to the issuance of building Occupancy Permits for any units, the applicant is to bond for the project's fair share of all intersection improvements as listed below: a. I-5 Northbound Ramps & SR -126 (future Newhall Ranch Road) provide: Eastbound: 2 through lanes, 1 right -turn lane Westbound: 2 through lanes, 2 left -turn lanes Northbound: 3 left -turn lanes, 1 right -turn lane Project's fair share = 8% b. I-5 Southbound Ramps & Magic Mountain Parkway provide: Eastbound: 2 through lanes, 1 free right -turn lane Westbound: 3 through lanes, 1 left -turn lane Southbound: 1 right -turn lane, 1 shared through/left-turn lane, l left -turn lane Project's fair share = 15% C. I-5 Northbound Ramps & Magic Mountain Parkway provide: Eastbound: 3 through lanes, l left -turn lane Westbound: 2 through lanes, 1 free right -turn lane Northbound: 1 right -turn lane, 1 shared through/left-turn lane, 1 left -turn lane Project's fair share = 7% d. I-5 Southbound Ramps & Valencia Blvd. (applicant to bond for fair share only) provide: Eastbound: 3 through lanes, 1 free right -turn lane Westbound: 3 through lanes, 1 free right -turn lane Southbound: 1 right -turn lane, 2 left -turn lanes Project's fair share = 1% e. I-5 Northbound Ramps & Valencia Blvd. (applicant to bond for fair share only) provide: Eastbound: 3 through lanes, 1 right -turn lane Westbound: 4 through lanes, 2 left -turn lanes Northbound: 2 left -turn lanes, 2 right -turn lanes Project's fair share = 0.5% f. The Old Road & Rye Canyon Road provide: Westbound: 1 free right -turn lane, 2 left -turn lanes Northbound: 2 through lanes, 2 right -turn lanes Southbound: 2 through lanes, 2 left -turn lanes Project's fair share = 19% 15 North Valencia No. 2 Conditions of Approval 111112000 g. The Old Road & Magic Mountain Parkway provide: Eastbound: l left -turn lane, 3 through lanes, 1 right -turn lane Westbound: 1 free right -turn lane, 2 through lanes, 2 left -turn lanes Northbound: 1 left -turn lane, 1 through lane, 1 shared through/right-turn lane, 1 right -turn lane Southbound: 2 left -turn lanes, 2 through lanes Project's fair share = 15% h. McBean Parkway & Magic Mountain Parkway provide: Eastbound: 21eft-turn lanes, 3 through lanes, 1 right -turn lane Westbound: 21eft-turn lanes, 3 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 4 through lanes, 1 free right -turn lane Southbound: 2 left -turn lanes, 4 through lanes, 1 free right -turn lane Project's fair share = 7% i. Valencia Blvd. & Magic Mountain Parkway (applicant to bond for fair share only) provide: Eastbound: 2 left -turn lanes, 2 through lanes, Westbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane Northbound: l left -turn lane, 3 through lanes Southbound: 1 left -turn lane, 3 through lanes, 1 free right -turn lane Project's fair share= 1% j. McBean Parkway & Valencia Blvd (applicant to bond for fair share only) provide: Eastbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes Southbound: 2 left -turn lanes, 2 through lanes, 1 shared through/right-turn lane, 1 right -turn lane Project's fair share = 5% k. Copper Hill Drive (NIS) & Decoro Drive (E/W) (new intersection) provide: Westbound: 2 left -turn lanes, 2 right -turn lanes Northbound: 3 through lanes, 1 right -turn lane Southbound: 3 through lanes, l left -turn lane Project's fair share = 43% 1. Dickason Drive (NIS) & Decoro Drive (E/W) (new intersection) provide: Eastbound: 2 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 2 through lanes Northbound: 1 left -turn lane, 2 right -turn lanes Project's fair share = 21% 16 North Valencia No. 2 Conditions of Approval 111112000 In. McBean Parkway & Decoro Drive (new west leg) provide: Eastbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane Westbound: 2 through lanes, 1 left -turn lane Northbound: 1 left -turn lane, 3 through lanes, 1 right -turn lane Southbound: l left -turn lane, 3 through lanes, 1 right -turn lane Project's fair share = 5% n. Tourney Road & Valencia Blvd. (applicant to bond for fair share only) provide: Eastbound: 3 through lanes, 1 left -turn lane Westbound: 3 through lanes, 1 right -turn lane Southbound: 2 left -turn lanes, 1 right -turn lane Project's fair share = 1% o. McBean Parkway (NIS) & Newhall Ranch Road (E/W) provide: Eastbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes Southbound: 21eft-turn lanes, 4 through lanes, 1 right -turn lane Project's fair share = 9% p. McBean Parkway & Copper Hill Drive (new north leg, west leg) provide: Eastbound: 1 left -turn lane, 2 through lanes Westbound: 2 left -turn lanes, 2 through lanes Northbound: 2 left -turn lanes, 1 through lane, 2 right -turn lanes Southbound: 1 left -turn lane, 2 through lanes Project's fair share = 12% q. Copper Hill Drive (NIS) & Newhall Ranch Road (E/W) (new intersection) provide: Eastbound: 2 left -turn lanes, 3 through lanes Westbound: 2 left -turn lanes, 2 through lanes, 1 shared through/right-turn lane, 1 right -turn lane Northbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Southbound: 2 left -turn lanes, 3 through lanes, 1 free right -turn lane Project's fair share = 23% Dickason Drive (N/S) & Newhall Ranch Road (E/W) provide: Eastbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 1 through lane, 1 shared through/right-turn lane, 1 right -turn lane Southbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane Project's fair share = 19% 17 r North Valencia No. 2 Conditions ofApproual 111112000 Avenue Scott (NIS) & Rye Canyon Road (E/W) provide: Eastbound: I left -turn lane, 2 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 3 through lanes Northbound: 2 left -turn lanes, 1 shared through/right-turn lane Southbound: 1 shared left/throughhight-turn lane Project's fair share = 32% t. Avenue Tibbitts (NIS) & Avenue Scott (E/W) provide: Eastbound: 2 left -turn lanes, 2 through lanes Westbound: 1 left -turn lane, 2 through lanes Northbound: 1 left -turn lane, 2 through lanes Southbound: 1 left -turn lane, 1 through lane, 2 right -turn lanes Project's fair share = 23% u. I-5 Southbound Ramps & The Old Road/Rye Canyon Road provide: Westbound: I left -turn lane, 1 shared left/right-turn lane Southbound: 2 through lanes, 1 left -turn lane Northbound: 2 through lanes, 1 free right -turn lane Project's fair share = 4% v. Avenue Stanford (E/W) & Rye Canyon Road (NIS) provide: Eastbound: 1 left -turn lane, 2 through lanes Westbound: 2 left -turn lanes, 2 through lanes Northbound: 1 left -turn lane, 2 through lanes Southbound: I left -turn lane, 2 through lanes Project's fair share = 27% w. McBean Parkway (NIS) & Avenue Scott (E/W) (new intersection) provide: Eastbound: 2 left -turn lanes, 1 through lane, 2 right -turn lanes Westbound: 2 left -turn lanes, 1 through lane, 1 right -turn lane Northbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Southbound: 1 left -turn lane, 3 through lanes, 1 free right -turn lane Project's fair share = 9% X. McBean Pkwy. & "D" St. (new intersection approximately 1200 ft. s/o Copper Hill Dr.) provide: Eastbound: 1 left -turn lane, 1 right -turn lane Northbound: 1 left -turn lane, 3 through lanes Southbound: 3 through lanes, 1 left -turn lane Project's fair share = 100% 18 North Valencia No. 2 Conditions ofApprooal 1111/2000 Y. McBean Parkway & Summer Hill Lane (new east leg) provide: Eastbound: 1 left -turn lane, 1 through lane Westbound: 1' left -turn lane, 1 through lane Northbound: 1 left -turn lane, 3 through lanes Southbound: 1 left -turn lane, 3 through lanes Project's fair share = 100% Z. McBean Parkway & "C" Street (new intersection approximately 1600 ft. s/o Decoro Dr.) provide: Eastbound: 1 left -turn lane, 1 right -turn lane Northbound: 1 left -turn lane, 3 through lanes Southbound: 3 through lanes Project's fair share = 100% as. McBean Parkway & Fairview Drive (new west leg) provide: Eastbound: 1 left -turn lane, 1 through lane Westbound: 1 left -turn lane, 1 through lane Northbound: 1 left -turn lane, 3 through lanes Southbound: 1 left -turn lane, 3 through lanes Project's fair share = 100% bb. Decoro Drive & "D" Street [under Option A] and "B" Street [under Option B] (new intersection immediately e/o Decoro Bridge) provide: Eastbound: 1 left -turn lane, 2 through lanes Westbound: 1 left -turn lane, 2 through lanes Northbound: 1 left -turn lane, 1 through lane Southbound: 1 left -turn lane, 1 through lane Project's fair share = 100% CC. Decoro Drive & "C" Street (new intersection approximately 1000 ft. elo Copper Hill Dr.) provide: Eastbound: 2 through lanes Westbound: 1 left -turn lane, 2 through lanes Northbound: 1 left -turn lane, 1 right -turn lane Project's fair share = 100% dd. Copper Hill Drive (NIS) & "A" Street (E/W) (new intersection approximately 900 ft. s/o Decoro Dr.) provide: Eastbound: 1 left -turn lane, 1 through lane, 2 right -turn lanes Westbound: l left -turn lane, 1 through lane, 1 right -turn lane Northbound: 2 left -turn lanes, 4 through lanes Southbound: 1 left -turn lane, 3 through lanes, 1 right -turn lane Project's fair share = 100% 19 North Valencia No. 2 Conditions ofApprooal 111112000 ee. Smyth Drive & Dickason Drive (new east leg) provide: Eastbound: 1 left -turn lane, 1 through lane Westbound: l left -turn lane, 1 through lane, 1 right -turn lane Northbound: l left -turn lane, 2 through lanes Southbound: 1 left -turn lane, 2 through lanes Project's fair share = 100% TR15. Prior to the issuance of building Occupancy Permits for any units, the applicant is to bond for the project's fair share of all roadway improvements as listed below: NEW ARTERIALS THE OLD ROAD: Valencia to McBean Project's fair share = 2% NEWHALL RANCH ROAD I-5 to Rye Canyon Project's fair share = 9% Rye Canyon to Tibbitts Project's fair share = 5% Bouquet Canyon to Santa Clarita Pkwy Project's fair share = 16% COPPER HILL Newhall Ranch to Decoro Project's fair share = 8% Decoro to McBean Project's fair share = 6% DECORO Copper Hill to Dickason Project's fair share = 23% Dickason to McBean Project's fair share = 27% WILEYIVIA PRINCESSA Orchard Village to Magic Mtn. Project's fair share = 1% Magic Mtn. to Rainbow Glen Project's fair share = 2% 20 New 2 -lane roadway New 4 -lane roadway New 6 -lane roadway New 4 -lane roadway New 6 -lane roadway New 6 -lane roadway New 4 -lane roadway New 4 -lane roadway New 4 -lane roadway,including bridge New 4 -lane roadway North Valencia No. 2 Conditions ofApproual 111112000 MAGIC MOUNTAIN/MAGIC-PRINCESSA San Fernando to Via Princessa New 4 -lane roadway Project's fair share = 1% PORTA BELLA Santa Clarita Pkwy to Magic-Princessa New 4 -lane roadway Project's fair share = 4% Bouquet to Newhall Ranch New 4 -lane roadway Project's fair share = 2% Newhall Ranch to Soledad New 6 -lane roadway Project's fair share = 8% Soledad to Porta Bella New 4 -lane roadway Project's fair share = 4% AVENUE SCOTT Tibbitts to McBean New 4 -lane roadway Project's fair share = 8% ARTERIAL IMPROVEMENTS NEWHALL RANCH Tibbitts to Bouquet Canyon Widen to 6 -lanes Project's fair share = 16% MAGIC MOUNTAIN McBean to Valencia Widen to 6 lanes Project's fair share = 7% 1I/1mD)hN k/1 The Old Road to I-5 Widen to 6 lanes Project's fair share = 1% I-5 to Tourney Widen to 6 lanes Project's fair share = 4% MCBEAN Rockwell to Orchard Village Widen to 6 lanes Project's fair share = 2% Orchard Village to Arroyo Park Widen to 6 lanes Project's fair share = 15% Arroyo Park to Valencia Widen to 6 lanes Project's fair share = 25% Magic Mtn. to Ave. Scott Widen to 6lanes Project's fair share = 14% 21 r-- North Valencia No. 2 Conditions ofApprooal 111112000 Ave. Scott to Newhall Ranch Widen to 6 lanes Project's fair share = 18% Newhall Ranch to Decoro Widen to 6 lanes Project's fair share = 20% Decoro to Copper Hill Widen to 6 lanes Project's fair share = 8% THE OLD ROAD North of Valencia Widen to 4lanes Project's fair share = 3% COPPER HILL Seco Canyon to Haskell Canyon Widen to 4 lanes Project's fair share = 6% BOUQUETCANYON Seco to Valencia Widen to 8 lanes Project's fair share = 2% TR16. Prior to any building Occupancy Permit, the applicant shall submit to the City Traffic Engineer a Supplemental Traffic Study demonstrating that (a) all indicated intersections, with required number of lanes, as listed in Condition TR 12, are in place, signalized and operational; or (b) the specified intersections which are not in place are not needed to mitigate the traffic impacts of the project under the circulation conditions at the time the permit is to be pulled. In the case of filing multiple final maps, a phasing plan identifying triggers for Supplemental Traffic Studies shall be included in the project's approved development agreement, and shall be subject to the discretion of the City Traffic Engineer prior to development agreement approval. TR17. The applicant may install traffic calming features which may include narrow street and private driveway sections, which shall be of a method and location to the satisfaction of the Director of Transportation and Engineering Services and Director of Planning, Building, and Environmental Services. Roadway designs including traffic calming features shall be submitted to the City Traffic Engineer prior to approval. TR18. No gates for residential streets are approved other than the two gates on "E" Street to serve Planning Area 4 in Eastcreek. Exception may be given to gated apartment projects only. TR19. The applicant is limited to traffic signals identified in the Specific Plan and analyzed in the EIR. 22 North Valencia No. 2 Conditions ofApprooal 111112000 TR20. The applicant is required to install 3 -inch traffic signal conduits with 12 pair #19 interconnect cable and/or fiber-optic interconnect cable along all secondary and major arterials (on and off site), between the proposed traffic signals and the closest adjacent traffic signal, in at least two directions, This interconnect conduit and cable shall also be required along new frontage improvements, All improvement plans for the above interconnect shall be approved by the city Traffic Engineer. TR21. All new traffic signals and traffic signal modifications shall be designed with video - technology detection systems, unless approved otherwise by the City Traffic Engineer. TR22. The following signalized intersections shall be designated with a fifth surveillance video camera, in addition to the video -detection cameras, as approved by the City Traffic Engineer. a. McBean parkway/Newhall Ranch Road b. Copper Hill Drive/Newhall Ranch Road C. McBean parkway/Avenue Scott d. McBean parkway/Copper Hill Drive TR23. The applicant shall record an easement for reciprocal access between adjacent commercial and industrial lots within the project boundary. TR24. The applicant shall design and provide for right-of-way widths as attached on local and collector roadways throughout the Specific Plan area. TR25. The applicant shall design and provide for right-of-way as attached on the project's section of Copper Hill Drive, south of Decoro Drive. CLASS I BIKE PATHS TR26. The applicant shall provide for off-street bike paths (Class I) parallel and adjacent to the new roadways as identified in the approved Specific Plan and to the satisfaction of the City Engineer. The Class I bike trails shall be 12 feet in width, with a minimum total width of 16 feet to be provided, which includes a 12 foot right -of way for bicyclists, and 4 feet of pavement located directly adjacent to the bike path for pedestrian use. Improvements required for this project shall include: A. The Newhall Ranch Road Bridge over San Francisquito Creek shall accommodate a Class I bike trail crossing on the south side of the bridge. The Newhall Ranch Road bridge shall also be modified to include a 12 foot wide Class I bike trail bridge undercrossing on the west side of San Francisquito Creek. These improvements will be initiated when this bridge is widened triggered by traffic demand. 23 r». North Valencia No. 2 Conditions of Approval 1111/2000 B. The applicant shall construct a 12 foot wide (total 16 foot width including sidewalk) Class I bike trail on the north side of Newhall Ranch Road, between McBean Parkway and the San Francisquito Creek Bridge, and a 12 foot wide (total 16 foot width including sidewalk) Class I bike trail on the north side of Newhall Ranch Road, between the San Francisquito Creek Bridge and Dickason Drive. C. The applicant shall install a 10 foot wide paseo on the north side of Decoro Drive, between McBean Parkway and the proposed pedestrian bridge (including the Decoro Bridge), and a 10 foot wide paseo on the south side of Decoro Drive, between the proposed pedestrian bridge and Copper Hill Drive. D The applicant shall provide a 10 foot wide paseo on the east side of Dickason Drive, south of Decoro Drive, adjacent to the proposed commercial center. E. The applicant shall provide an 8 -foot wide paseo on the north side of Smyth Drive, between Dickason Drive and Copper Hill Drive. TRANSIT PLANNING GENERAL TSI. Where feasible along all arterials, landscaped strips separating sidewalks from the curb shall be installed, to the satisfaction of the City Engineer. TS2. For all cul-de-sacs which back up to arterials, a pedestrian linkage to the arterial shall be provided. TS3. For all blocks which exceed 1,000 feet in length and are located between parallel streets, a mid -block pedestrian linkage between the two parallel streets shall be provided to the satisfaction of the Director of Planning, Building, and Environmental Services. ADDITIONAL CONDITIONS FOR RESIDENTIAL PROJECTS TS4. For all multi -family complexes which border an intersection involving one or more arterials, a pedestrian access point shall be provided within 200 feet of the intersection. ADDITIONAL CONDITIONS FOR COMMERCIAL PROJECTS ,.. TSS. Direct and separate pedestrian linkages shall be provided between the public right-of-way and entrances to commercial buildings, and between commercial buildings within a development. 24 North Valencia No. 2 Conditions o/Approoal 111112000 TS6. For all non -retail commercial buildings (e.g. office or industrial uses), required parking should be located to the side or rear of the building, where physically possible. TS7. For all non -retail commercial buildings, the main entrance of the building should be oriented to the street, and shall be highly visible from the street. TSB. For all non -retail commercial buildings, a pedestrian linkage between the main entrance and the sidewalk shall be provided. TS9. For all retail commercial projects which do not front on major highways, the main entrance of the building shall be oriented to the street, and shall be highly visible from the street. TS10. For all retail commercial projects which do not front of major highways, a pedestrian linkage between the main entrance and the sidewalk shall be provided. The following conditions, which are specific to the project, shall apply: TS11. Applicable transit mitigation fees in place at the time the application was deemed complete shall be charged or credit given for improvements made as identified in the adopted ordinance. Such fees shall be paid at Final map recordation, as identified in the adopted ordinance. The applicable fees and timing for payment of such fees may be modified through the adoption of an approved development agreement. TS12. At existing and proposed bus stops in the project area, additional right-of-way shall be provided, upon which bus benches and/or shelters and trash receptacles which reflect the architecture of adjacent development shall be installed, to the satisfaction of the Transit Division. Shelters and trash receptacles are to be provided at major bus stops—those that are located at transfer points or are adjacent to commercial development, parks, schools, or large multiple -family developments. Benches and trash receptacles are to be provided at all other bus stops in the Specific Plan area. TS13. On major highways, additional right-of-way for bus turn -outs shall be provided on the far side of all intersections, as well as at mid -block bus stops identified in the Specific Plan, to the satisfaction of the Traffic Engineering Division. TS14. Pedestrian access shall be provided to all public amenities in the project (i.e.: parks, schools, paseos) from the adjacent public street. TS15. In accordance with the City's Transportation Development Plan and the Circulation Element of the General Plan, pedestrian -friendly site design shall be encouraged throughout the project area. 25 .^. North Valencia No. 2 Conditions of Approval 111112000 ENVIRONMENTAL SERVICES ES1. This project is subject to the State General Construction NPDES Permit. The applicant must submit and Notice of Intent (NOI) prior to the issuance of a Grading Permit. ES2. Sediments from areas disturbed by construction shall be retained on site using structural drainage controls to the maximum extent practicable and stockpiles of soil shall be properly contained to minimize sediment transport from site to streets, drainage facilities, or adjacent properties via runoff, vehicle tracking or wind. Prior to the approval and recordation of final maps, a Final Drainage Plan and Final Grading Plan (including an Erosion Control Plan, if required) must be prepared by the applicant to ensure that no significant erosion, sedimentation, pollution transport, or flooding impacts would occur during or after development of the project site and proposed off-site drainage facilities. These plans shall be prepared to the satisfaction of the City of Santa Clarita Transportation and �-- Engineering Department and the Planning, Building, and Environmental Services Department. Temporary erosion and erosion control measures may include minimizing existing vegetation removal; using temporary soil covers, such as hydroseeding, to protect exposed soil from wind and rain; and installing silt fencing, berms (i.e., sandbagging), and dikes to protect storm drain inlets and drainage courses. Permanent erosion and pollution control measures may include, but are not limited to, drainage swales, detention basins, slope drains, storm drain inlettoutlet protection, and sediment traps. ES3. Construction related materials, wastes, spills, or residues shall be retained on site to minimize transport from the site to streets, drainage facilities or adjoining properties by wind, runoff or vehicle tracking. ES4. Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to remove sediments and pollutants. ESS. All stormdrain inlets and catch basins must be stenciled with prohibitive language, such as "No Dumping, Drains to Ocean", and or graphical icons to discourage illegal dumping subject to approval by the City. ES6. Signs and prohibitive language and or icons discouraging illegal dumping must be posted along channels and creeks subject to City approval. EST Legibility of stencils and signs must be maintained until acceptance of improvements occurs. 26 North Valencia No. 2 Conditions ofApproual 111112000 ES8. The applicant for any subdivision map permitting construction shall satisfy all applicable requirements of the NPDES Program in effect in the City of Santa Clarita and the County of Los Angeles to the satisfaction of the City of Santa Clarita Planning & Building Services Department and the Transportation and Engineering Services Department, prior to permit issuance. These requirements currently include preparation of an Urban Stormwater Mitigation Plan (USMP) containing permanent design features and Best Management Practices (BMPs) appropriate and applicable to the subdivision. The City of Santa Clarita Department of Transportation and Engineering Services shall monitor compliance with those NPDES requirements. In addition, the requirements currently include preparation of a Stormwater Pollution Prevention Plan (SWPPP) containing design features and BMPs appropriate and applicable to the subdivision. The SWPPP shall, at a minimum, address material storage and handling procedures; equipment operation, storage, maintenance and repair procedures; construction site cleanliness; and erosion control measures. The City of Santa Clarita Department of Planning, Building, and Environmental Services shall monitor compliance with those NPDES requirements. ES9. Prior to issuance of any building permits, project plans must show waste management facilities appropriate to the type and intensity of the project. Specifications for such design are attached for your reference. ES10. Construction waste materials must be recycled, where technology renders it feasible. Prior to the issuance of any building permits, the applicant shall prepare a construction project waste management plan to the satisfaction of the Environmental Services Division. ES11. Where practical, the design and construction of all structures should incorporate the use of recycled building materials and other "green building" techniques and technologies. ES12. The design and construction of all structures should include energy and water efficient components. ES13. Design of single family housing shall provide dedicated space at each unit for the storage of solid waste and recycling containers consistent with standard residential services (currently one 90 gallon and two 64 gallon trash containers). ES14. All parks and trails shall have refuse and recycling containers and, when appropriate, enclosures to accommodate such containers per City standards. The applicant shall arrange for ongoing maintenance of the containers and enclosures. ES15. All trails, both pedestrian and equestrian, along or in the River area shall include the presence of signage advising trail users not dump waste in or around the trails or the River, not to hike in the River area, and to clean up after their animals. 27 North Valencia No. 2 Conditions ofApproual 111112000 ES16. Educational signage shall be included at various points on trails along or in the area of the River and along natural or open space areas indicating natural habitats, plant species, animal species and hydrology to the satisfaction of the City. ESIT Bike parking facilities should be included at all major destination locations. ES18. Residential streets should be connected by walking paths to reduce dependency on automobiles for short trips and to encourage pedestrian traffic. PARKS, RECREATION AND COMMUNITY SERVICES GENERAL PR1. The applicant is required to provide approximately 17.1 acres of land, or a combination of land and fees, that fulfill their Parkland Dedication requirements as identified in the Subdivision Ordinance. In the event that the Department of Parks, Recreation, and Community Services 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. Owner shall dedicate land or pay fees or a combination of both to satisfy the Quimby Act requirement of 17.1 acres, based upon the projected population of 5,719 people. The City does not allow Quimby credit for MWD land and allows up to 30 percent credit for private recreation areas. Further the City does not allow Quimby credit for areas covered by streets. Should it become apparent during final map review that the developer is unable to provide land that would meet City parkland standards as determined by the Director of Parks, Recreation and Community Services, the developer shall pay Quimby fees equal to the difference. Any variation resulting in a reduction to the City's required parkland dedication shall only be accepted through the adoption of an approved development agreement. PR2. 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, for commonly -owned properties and private recreation facilities located within the Specific Plan area. PR3. 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 Citywide major arterial Landscape Maintenance District. 0 North Valencia No. 2 Conditions ofApprooal 111112000 PR4. Trees planted within fourteen (14) feet of the paved road section in commercial developments on major arterials will be subject to the Parkway Influence Area as identified in City Ordinances 91-45 and 92-38. Trees planted within this area will be maintained to City standards by the property owner. PRS. The applicant shall provide access to, and egress from, slopes which are to be maintained by a landscape maintenance district or HOA by the dedication of easements or other legal means satisfactory to the City Attorney. PR6. 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. PR7. Trees planted within the City right-of-way will be subject to City Ordinance 90-15. PR8. Provide final landscape and irrigation plans for review and approval of the Parks, Recreation, and Community Services Department prior to the issuance of a building permit. Drought -resistant plant material and water efficient irrigation systems should be utilized in the design. PR9. Median landscaping improvements shall be made to the medians adjacent to the tract frontage and any additional median island improvements within the Specific Plan area as required by the Traffic Division to the satisfaction of the Director of Parks, Recreation, and Community Services. MULTI -USE TRAIL CORRIDORS, CLASS I BICYCLE, PEDESTRIAN AND EQUESTRIAN PATHS PR10. The applicant will be required to provide landscape improvements along trail, path, and corridor alignments. PRII. The applicant shall provide for multiple -use and bike trail right-of-way, including trail improvements such as trail surfacing, signing, striping, and fencing as depicted in the approved Specific Plan to the satisfaction of the Director of Parks, Recreation, and Community Services. Such improvements shall include, but not be limited to: A. A bike trail along the existing Los Angeles County Flood Control District access road located on the west side of San Francisquito Creek from Newhall Ranch Road to Decoro Drive. The limit of improvements to the existing flood control access road shall be fenced, signed and striped. All such improvements shall be subject to the approval of the Los Angeles County Flood Control District. 29 North Valencia No. 2 Conditions of Approval 1111/2000 B. A 16 -foot wide trail (12 feet paved and striped for bikes and 4 feet paved for pedestrians) shall be constructed along the eastern edge of San Francisquito Creek from Newhall Ranch Road to Copper Hill Drive. C. A multiple use trail shall be constructed with a minimum 30 foot wide section (12 feet of paved bike trail, 4 feet paved pedestrian, 4 feet of landscaping and 10 feet of equestrian trail) along the west side of the San Francisquito Creek as approved by the Planning Commission and incorporated into the approved Specific Plan. D. The applicant shall install an equestrian ramp at the entrance to the multiple use trail system in a location and manner satisfactory to the Director of Parks, Recreation and Community Services. It is preferable that the ramp be on the west side of the San Francisquito Creek, and that it be developed in conjunction with an equestrian staging area located in Sub Area 7. In addition, the applicant shall install trail marker posts every 1,320 feet along the equestrian trails through the project site. The applicant, with the approval of the Director of Parks, Recreation and Community Services and the Director of Planning & Building Services, may be granted minor reductions in the width of trails due to topographic or biologic considerations. All trails are to be constructed as identified in the approved Specific Plan and development agreement. PR12. If the property upon which the project's trails are ultimately located is not under the ownership of the City of Santa Clarita, the applicant shall provide trail easements to the City for the trail improvements as identified in Condition PR11, to the satisfaction of the Director of Parks, Recreation and Community Services. PR13. If the Army Corps of Engineers, the California Department of Fish and Game, or any other responsible agency with jurisdiction over the San Francisquito Creek denies the location of the proposed trail system as identified in the project's EIR and approved Specific Plan, then the applicant shall construct a parallel and adjacent trail system to the one proposed. Such a trail system shall contain the exact right-of-way widths and uses as currently proposed. Easements to the City would be required of the parallel trail system. The design and location of the parallel trail system shall be to the discretion of the Director of Parks, Recreation and Community Services, and the Director of Planning, Building, and Environmental Services. 30 North Valencia No. 2 Conditions ofApprooal 1/11/2000 OPEN SPACE AREAS PR14. The applicant shall provide access to designated Significant Ecological Areas (SEA's) to the satisfaction of the Director of Parks, Recreation, and Community Services. PR15. The applicant shall provide property access control to the upland preserve zone as specified in the approved Specific Plan to the satisfaction of the Director of the Parks, Recreation and Community Services Department, and the Director of the Planning, Building, and Environmental Services Department. PR16. The applicant shall be required to provide a revegetation plan for approval by the Director of the Parks, Recreation and Community Services Department for all areas identified as mitigation in the project's Mitigation Monitoring and Reporting Program. PLANNING DIVISION PLI. All Final Maps shall be developed in substantial conformance with the Vesting Tentative Tract Maps approved by the Planning Commission, except as expressly allowed by the Specific Plan and any approved development agreement. PL2. 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. PL3. All requirements of the Zoning Ordinance, approved Specific Plan and of the specific zoning of the subject property must be complied with unless set forth in the permit and/or shown on the submitted site plan. PL4. All mitigation measures identified in the certified environmental impact report and Mitigation Monitoring and Reporting Program (MMRP) for the project shall be complied with to the satisfaction of the Director of Planning, Building and Environmental Services. PL5. The applicant shall include a disclosure in the Covenants, Conditions and Restrictions informing prospective homeowners that living within a gated community does not provide or imply that additional safety is being provided beyond a similar non -gated community. PL6. The applicant shall implement the buried bank stabilization alternative as identified in the certified Environmental Impact Report with the exception of the required bridge abutments. 31 North Valencia No. 2 Conditions ofApproual 111112000 PL7. Lots for each commercial project area, each residential planning area and each industrial lot shall be submitted for Development Review and approval to the Planning and Building Services prior to the issuance of building permits. PL8. The applicant shall submit plans and obtain approval for any construction or landscaping within the Metropolitan Water District's property or easements. The applicant shall notify the utility a minimum of two working days prior to any work within these properties. PL9. The City shall hire an On -Site Environmental Monitor prior to site development within any riparian or upland preserve area. This person shall be an environmental consultant and will be conducting on-site inspections during project development to ensure compliance with the approved Mitigation Monitoring and Reporting Program. The applicant shall be responsible for all costs associated with hiring and payment of the On -Site Environmental Monitor. The monitoring period shall be for a minimum of five years after the last planting of the riparian mitigation. PL10. The applicant will be permitted to use gunite, grouted rip -rap, ungrouted rip -rap or other approved bank stabilization material for the buried bank stabilization to the satisfaction of the City Engineer. PLIL The applicant may modify multiple family parking standards from the existing Unified Development Code standards subject to verification by a parking study and approval of the Director of Planning, Building & Environmental Services. PL12. Standard -sized parking stalls throughout the Specific Plan area shall measure, at minimum, a full 9' in width by 18' in length, clear (not including the width of painting for single striped stalls). The width of double striped parking stalls, as depicted in the parking standards section of the City's Unified Development Code, may be measured from the centerline of the double striped area. PL13. Compact -sized parking stalls throughout the Specific Plan area shall measure, at minimum, a full 8' in width by 15' in length, clear (not including the width of painting for single striped stalls). The width of double striped parking stalls, as depicted in the parking standards section of the City's Unified Development Code, may be measured from the centerline of the double striped area. PL14. Gated residential projects shall be prohibited from participating in shared parking programs throughout the Specific Plan area. PL15. Residential structures exceeding 35 feet in height shall be buffered from adjacent public right-of-way and adjacent residential structures by incorporating transitional one- and two-story structures. The higher components of these 32 North Valencia No. 2 Conditions o(Approoal 111212000 buildings shall be stepped back by means of lower elements to the satisfaction of the Director of Planning, Building, and Environmental Services. This condition can be satisfied by the preparation of specific development design guidelines which may be reviewed by the Planning Commission. PL16. The applicant and the William S. Hart Union High School District have reached a mitigation agreement that was executed on December 18, 1997. This agreement, and any amendments thereafter that are mutually agreed upon, is included in the conditions of approval by reference. PLIT The applicant and the Saugus Union School District have reached a mitigation agreement that was executed on February 18, 1997. This agreement, and any amendments thereafter that are mutually agreed upon, is included in the conditions of approval by reference. ' PL18. The applicant is encouraged to cooperate with the City and the Santa Clarita Valley Chamber of Commerce in small business retention and attraction efforts, and should provide information regarding incentives for small and local businesses to locate in new commercial centers. PL19. The applicant is permitted to remove Oak Tree Numbers 15, 16, 17, and 18 to accomplish project grading, as designated in the project Oak Tree Report. In addition, the applicant is permitted to encroach upon or remove Oak Tree Numbers 50, 51, 52, 54, and 55 as needed to construct the bridge at Decoro Drive. PL20. The remaining forty-six (46) oak trees on the site shall be preserved with no direct impacts. PL21. Prior to the start of any construction activities on the site, each oak tree to be preserved shall be fenced with appropriate fencing in strict accordance with the Oak Tree Preservation and Protection Guidelines. The City Oak Tree Consultant shall inspect and approve the fencing installation. PL22. No construction vehicles, equipment or materials shall be placed within the protected zone of any oak tree, except as required for approved construction activities. PL23. The ISA value of Oak Tree Numbers 15, 16, 17, and 18 is established to be $33,000.00. To mitigate for the loss of these trees, the applicant shall establish a permanent scrub oak habitat area on a suitable portion of the site. The specific mitigation planting area shall be proactively identified in cooperation with the City's oak tree consultant, shall be aesthetically. appropriate, and shall be placed in an area that provides for public enjoyment of the resource. The habitat shall include Quercus berberidifolia plantings, as well as suitable companion plantings and understory. The installed cost of all of the plant material shall reflect the 33 ,.� North Valencia No. 2 Conditions ofApprooal 1111/2000 value of the trees removed. A landscape plan for the habitat area shall be prepared by a qualified landscape architect and reviewed by the City Oak Tree Consultant. The habitat shall be installed to the satisfaction of the City Oak Tree Consultant prior to the issuance of any site occupancy. PL24. The ISA. value of Tree Numbers 50, 51, 52, 54, and 55 is established to be $247,500.00. To mitigate for the loss of these trees, the applicant shall plant an equivalent installed value of oak trees of the same species as the trees removed, to the satisfaction of the City Oak Tree Consultant. A landscape plan for the replacement trees shall be prepared by a qualified landscape architect and reviewed by the City Oak Tree Consultant. The mitigation trees shall be installed to the satisfaction of the City Oak Tree Consultant prior to the issuance of any site occupancy. The applicant may propose an alternate mitigation plan, such as the creation of an oak savanna habitat in a nearby area, for review and approval by the City Oak Tree Consultant. PL25. All mitigation plantings shall be monitored for a minimum of seven (7) years. Any plants that die shall be re -planted on at least an annual basis and the monitoring period extended accordingly. The City Oak Tree Consultant shall monitor the mitigation plantings periodically during the seven years and shall determine whether the health of the trees is acceptable at the end of the seven-year period. The applicant shall be responsible for requesting inspections of mitigation plantings annually. PL26. The natural leaf litter within the protected zone of each tree to be preserved shall be saved. If necessary, acceptable organic mulch shall be added to create a total depth of three inches (3") following the completion of grading in the vicinity of each tree. PL27. The final Grading Plan for the project shall be subject to the review and approval of the City Oak Tree Consultant. Daylight lines shall be designed to occur five feet outside of the protected zone of each oak tree to allow for blending of contours fully outside of the protected zone. PL25. Natural landform grading design techniques shall be utilized to preserve a natural look within the oak preservation areas. PL29. Any approved work within the protected zone of any oak tree to remain on the site shall be performed with hand tools under the direct supervision of the applicant's oak tree consultant. PL30. As needed during project construction, the City Oak Tree Consultant and/or the applicant's oak tree consultant shall designate additional mitigation measures to sustain or improve the health of the oak trees to remain on the site. 34 North Valencia No. 2 Conditions ofApprooal 1111/2000 PL31. The applicant shall incorporate modifications to the Specific Plan, Environmental Impact Report, and Tentative Tract Maps 44831 "A", 44831 "B" and 52667 as attached. PL32. The applicant shall provide for bike racks at all commercial locations. PL33. The applicant shall provide for a trail staging area in Sub Area 1, and a trail staging area in Sub Area 3. The staging areas should be located along the east side of the San Francisquito Creek, but outside of the project's upland preserve zone. The trail staging areas shall provide for, at minimum, seating, landscaping, trash cans, signage, fencing, and bike racks. Access to the trail staging areas shall also be provided. PL34. No habitable structures shall be placed within the project's FEMA -designated 100 year floodplain, or within the project's FEMA -designated floodway. PL35. The height of multi -family, attached, apartment projects shall be permitted at a maximum of 38' in height. All other structures throughout the Specific Plan area shall be limited to a maximum of 35' in height. Any future proposal(s) for a building exceeding 35' in height shall be subject to the approval of a conditional use permit. PL36. Disclosure information identifying transition lot data shall be recorded within the title report(s)for affected properties. A property whose grading plan identifies a cut and fill daylight line that travels through the building pad area, and properties where a transition lot has been over -excavated to relocate a cut and fill daylight line, are both considered "affected properties." The data to be recorded shall consist of text identifying the parcel as a transition lot, and a map identifying the location of the existing cut and fill daylight line, or the prior location and relocated cut and fill daylight line, whichever is appropriate. PUT If the William S. Hart High School District finds it in their best interest not to locate the future junior high school site within either VTTM 44831 "A" (Eastcreek Sub Area 1) or VTTM 44831 "B" (Eastcreek Sub Area 3), then the alternative design(s) of the aforementioned sites shall return to the Planning Commission for review and approval. The Planning Commission's review and approval of such site's alternative design(s) shall be conducted through a public hearing forum. JDA s: \ pbs \ advance \ nva2 \ conditns.doc 35