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HomeMy WebLinkAbout2001-06-26 - AGENDA REPORTS - WES THOMPSON RANCH PROJECT (2)AGENDA REPORT City Manager Item to be presented Vince Bertoni PUBLIC HEARING DATE: June 26, 2001 SUBJECT: DEVELOPMENT OF THE WES THOMPSON RANCH PROJECT WHICH INCLUDES 267 SINGLE FAMILY HOMES AND ANNEXATION TO THE CITY OF A 176 - ACRE PARCEL LOCATED AT THE NORTHERN TERMINUS OF GARY AND MARILYN DRIVES NORTH OF SOLEDAD CANYON ROAD AND EAST OF SAND CANYON ROAD IN THE UNINCORPORATED LOS ANGELES COUNTY (MASTER CASE 96-072). THE APPLICANT IS AMERICAN BEAUTY DEVELOPMENT. DEPARTMENT: Planning and Building Services RECOMMENDED ACTION City Council receive the staff report, open the public hearing for testimony, close the public hearing and adopt the Planning Commission's recommendation which includes the following: 1. Adopt a Resolution that certifies the Final Environmental Impact Report, which includes statements of overriding considerations, prepared for the Wes Thompson Ranch. 2. Adopt a Resolution that approves Vesting Tentative Tract Map 49621, Hillside Permit 96-024, and, Conditional Use Permit 96-004. 3. Introduce and pass to second reading an ordinance that approves Prezone 96-001. BACKGROUND On March 28, 1996, the applicant, American Beauty Homes, submitted Master Case No. 96-072, requesting approval to construct 464 single-family detached units on 176 acres. The applicant subsequently submitted a revised plan, which reduced the number of units to 350. The revised map was analyzed in the Draft L, TR Agenda Item :�`7 73 ci-7�f Master Case 96-072 Wes Thompson Ranch Page 2 The Planning Commission directed the applicant to modify the project to address concerns that were raised during the public hearings. Among the issues that were raised include grading, traffic and neighborhood impacts. The applicant redesigned the project to reduce the number of units to 267, limited the access between existing neighborhoods, increased the open space and private parks, created a trailhead and trail system, reduced the amount of grading and impacts to the significant ridgelines, and created a unique subdivision design. ANALYSIS Project Description The project site consists of 176 acres of land in the unincorporated area of Los Angeles County in the Canyon Country area. The site is located at the east of Sand Canyon Road and at the northern terminus of Gary and Marilyn Drives, which are located in the American Beauty Meadows Homes. The site is primarily vacant with one single-family residence, one mobile home, two detention basins along the southern boundary, and numerous outbuildings and abandoned vehicles throughout the site. The site is primarily undeveloped and portions of the site have been formally used for filming and as a firing range. The existing Los Angeles County Santa Clarita Areawide General Plan designates the site as HM (Hillside Management). The zoning designation for the site is Los Angeles County A-2-1 (Heavy Agriculture, one -acre minimum lot size). The City of Santa Clarita General Plan designates the site as RS (Residential Suburban) along the southern and central portions and RE (Residential Estate) on the northern and western portions of the site. These designations conform to the City of Santa Clarita's General Plan for the project site. The applicant is requesting a number of entitlements to allow for development of the site. They include the following: • A tentative tract map to allow for the subdivision of the site into 267 single family residential lots and 14 open space and private park lots, including the provision for up to two water tanks for water service and a fire station; • A prezone of the site from the existing Los Angeles County A-2-1 designation to the City of Santa Clarita RE and RS designation to be consistent with the City's General Plan; • An annexation request to modify the City limits to include the project site within the City of Santa Clarita; • A hillside review to allow for development on a site with an average cross slope in excess of ten percent, placement of roadways on two primary ridgelines and three secondary ridgelines classification of an "innovative project", and; Master Case 96-072 Wes Thompson Ranch Page 3 • A conditional use permit to allow "clustered development", reduced lot sizes, development on slopes exceeding 50%, and implementation of the "innovative project" criteria. The applicant is proposing 267 single-family residential units to be constructed throughout the project site. The lots will range in size from under 5,000 to just over 10,000 square feet in size. The current site plan depicts 78.03 acres of natural open space (46% of the site), 8.98 acres of private park (5% of the site) and 28.57 acres of manufactured open space (16% of the site). The remaining 60 acres will be developed with the proposed project. The proposed prezoning of the project site would correspond to the City of Santa Clarita General Plan. The designations would break down to approximately 116 acres to be zoned RS (5 units per acre) and 60 acres to be zoned RE (.5 units per acre). If the site were flat, the allowable density would be up to 609 units. The site is extremely hilly, with over 64% of the site with slopes over 50%. The allowable density after implementation of the City's Hillside Development and Ridgeline Preservation Ordinance would be 150 units. The applicant is requesting to be classified as an "innovative project" as described in the Hillside Development Ordinance. This section of the ordinance allows the approval of a project with a density of up to 70% of that allowed by zoning if certain findings are made. This method would allow up to 426 units on the site. The applicant is proposing 63% of what is allowed under the "innovative project" designation. This is still in excess of the 150 units allowed under the non -innovative hillside criteria, which is equal to 24%. The topography of the site is quite rugged with a large number of hillsides throughout the site. The site elevation ranges from approximately 1,720 feet to over 2,100 feet above sea level. The applicant is proposing to grade approximately 60% of the site and the anticipated amount of earthwork is 2.2 million cubic yards of cut material, which translates into 2.2 million cubic yards of fill material, thus not requiring any off-site transport of material. The amount of removal and recompaction is not known at this time. The project would include areas of cut of approximately 100 feet and areas of fill of approximately 80 feet in depth. The site contains two identified primary ridgelines. They both generally tread northeast to southwest and occur on both the east and west portions of the site. In addition there are five secondary ridgelines on the project site occurring on various portions of the site. The project proposes to grade on portions of each of the identified ridgelines within the project. The western primary ridgeline would be graded back by approximately 400 feet. The eastern primary ridgeline would be dissected by "C" Streets and would be graded for the placement of up to two water tanks. Development would be generally located in the existing canyons with the main portions of the ridgelines remaining intact. Three access points are proposed to serve the project. The first would be along Sand Canyon Road, which is designated as a secondary highway on the City's Master Case 96-072 Wes Thompson Ranch Page 4 General Plan. The project would require the realignment and improvement to Sand Canyon Road along the project's frontage. The intersection of Sand Canyon Road and "A" Street adjacent to the proposed fire station site would be signalized. The remaining two access points are in the existing neighborhood to the south of the project. The two access points would extend the existing cul-de-sacs on Gary and Marilyn Drives to serve the project. Marilyn Drive would be extended to include 18 additional residential units and would only have an emergency connection to the rest of the proposed subdivision. Gary Drive would be extended into the project and would ultimately connect to the main portion of the development. A portion of the trips generated by the project would utilize the existing street network including Flowerpark Drive Generally, the project site is primarily vacant. A number of plant species generally associated with the chaparral and coastal sage scrub plant communities exist on various portions of the site. There are no oaks on the project site. There are two identified USGS blueline streams on the project site which total 0.4 acres of land which meets the criteria to be considered "jurisdictional", thus requiring review and approval by the US Army Corps of Engineers and California Department of Fish and Game. The fauna found on site is that which is generally associated with the chaparral and coast sage scrub communities. The project would disturb approximately 2/3rds of the site and therefore would impact a large amount of the existing plant and animal communities on the project site. Environmental Impact Report A Draft Environmental Impact Report (DEIR) was prepared for the project by EIP and Associates. The DEIR analyzed a number of different types impacts associated with the project including geology, hydrology, public services and utilities, recreation, circulation and traffic, biology, air quality and aesthetics. The document also included five project alternatives, which included two 145 -unit hillside ordinance compliant alternatives, two 265 -unit alternatives and the no project alternative. The project for which the Planning Commission recommended approval is one of the alternatives (Alternative 213). The DEIR was available for public review from July 17, 2000 to September 5, 2000. The Final Environmental Impact Report WEIR) has been prepared for the project after the review period had concluded. The report is divided into three separate sections. The first section is the Response to Comments where the responses were prepared for the 18 comments that were received by the City during the review period. Each of the commentators has received a copy of the response. The second section is the changes that were made to the text of the DEIR based on the revised project and issues raised by the commentators. The third section is the Mitigation Monitoring and Reporting Program (MMRP) which includes all the required mitigation measures and who is responsible for their implementation. Staff has not received any further comments on the response to comments. Master Case 96-072 Wes Thompson Ranch Page 5 Fire Station As part of the agency review of the proposal, copies of the plan were sent to the Los Angeles County Fire Department. The Fire Department has reviewed this project in relation to its future identified needs and has determined that a fire station site is required for this project. The Fire Department identified the northeast corner of "A" Street and Sand Canyon Road as a possible location for the station. The applicant has made provisions on the revised site plan to create a one -acre pad for the fire station. The Final Environmental Impact Report addresses the creation of the fire station pad. The station is located approximately 450 feet from the nearest residence and is located in an area previously considered as open space. The actual construction date of the fire station is not known at this time. The applicant and the Fire Department are still working out the details of the agreement for the transfer of the land. However, staff has included a condition that requires the applicant to construct the infrastructure that will allow the traffic signal to stop the traffic in the intersection as the emergency vehicles leave the fire station and traverse the intersection. In addition, the Fire Department is requesting some additional minor grading near the proposed water tanks to allow for a landing pad for fire fighting helicopters to fill up with water during brush fires in the area. Schools Staff has received a copy of a fully executed School Facilities Funding and Mitigation Agreement between the applicant and Sulphur Springs Union School District for the project. The applicant and the William S. Hart Union High School District have executed a mitigation agreement for the project that has yet to be recorded. The agreement has a clause that records the terms of the agreement on the property title once it is executed. If the project were to be approved, the agreement will be recorded on the title. The agreement has been put into a trust and if the project is approved the document would subsequently recorded. The City would not schedule the final portion of the annexation till the document is recorded. Hillside Ordinance The applicant is requesting relief from the following requirements of the Hillside Ordinance: • Encroachment onto a Significant Ridgeline. Two primary ridgelines traverse the site. One secondary and approximately six tertiary ridgelines are in various portions of the site. Grading is proposed to occur on portions of both primary ridgelines, and more than half of the six tertiary ridgelines on the project site will be impacted by grading and construction of the proposed residences. Master Case 96-072 Wes Thompson Ranch Page 6 • Development in areas of secondary ridgelines. The applicant is requesting minimal encroachment on secondary ridgelines. • Development on slopes of 50% or greater. The applicant is proposing to encroach on interior slopes of 50 percent or greater, that are currently not seen from public view. • Exceed slope density requirements. The Hillside Ordinance permits a maximum of 145 dwelling units on the project site. The applicant is proposing 267 units on the project site. In order to approve any of these requests, the project is subject to a two-step review process in the Hillside Ordinance. The first step is to determine whether the project is an "Innovative Application" and the second step is to determine whether the requests meet certain findings as described in the Hillside Ordinance. Innovative Applications are defined as "innovative development alternatives, apiaries, aviaries, historical landmarks, observatories, open spacelconservation areas, parks and recreation areas, publicly and privately -operated transmission facilities, public street access (including utility extensions underneath the street), public buildings, recreational camps, riding academies or stables, trails and water tanks (screened)." The Planning Commission is recommending that the City Council determine that this request is an "Innovate Development Alternative", and thereby qualifies as an "Innovative Application". The Hillside Ordinance does not include a definition of "Innovative Development Alternative", and there have been no previous applications submitted to the City or approved by the City under this classification for a residential project. The Planning Commission, as part of their recommendation to the City Council, determined that the project could be considered an Innovative Development Alternative. The Planning Commission made this recommendation to the City Council based on the following factors and criteria: • Layout — The site design with the extension of the existing neighborhoods, radial street layout and open space is a design that is unique. • Viewshed — The redesigned project will have minimal impacts on the surrounding neighborhoods. • Use of topography — The majority of the primary ridgelines will remain in their natural state. • Amount of open space — The project will maintain approximately 119 acres of the 176 -acre (65 percent) site will be in open space, with the majority of that in a natural condition. • Community infrastructure — The project includes provisions for off-site traffic improvements at the Sand and Soledad Canyon Road intersection. Master Case 96-072 Wes Thompson Ranch Page 7 • Parks — The project includes approximately nine acres of parkland divided into 13 park sites throughout the site, which will be available for public use. • Greenbelts — The park sites will be linked together with greenbelts. • Trails — The applicant is providing almost 3,000 linear feet of privately maintained trails that will be open to the public. • Annexation — The site would be annexed to the City of Santa Clarita thereby being developed to the City's stricter development standards. • Hillside Preservation — The applicant redesigned the project to remove housing units from the primary ridgelines. • Fire Service — The applicant was designated a fire station site on Sand Canyon Road and is providing an emergency helipad adjacent to the new water tanks. The second step in the Hillside Review Process is to make certain findings for the individual requests. The Planning Commission was able to recommend to the City Council that all the required findings required by the Unified Development Code could be meet by the project. PLANNING COMMISSION ACTION The Planning Commission began their review of the project in July of 2000. The project was on the Commission agenda nine more times. During this period, the Planning Commission noted a number of issues, which the applicant addressed during the public hearing process. At the May 15, 2001 meeting, the Planning Commission voted 3-2 to recommend to the City Council approval of the 267 -unit project FISCAL IMPACT As with all residential annexations, there would be some fiscal impacts to the City of Santa Clarita. The fiscal impact analysis prepared for the project indicates that the annexation would cost the City $ 110,000 over the first ten years. This number would decrease as the time period is extended However, if the project were to be developed in Los Angeles County unincorporated area, there would still be some fiscal impacts of this project, especially in the area parks and programmed recreation programs. ALTERNATIVE ACTION 1. Deny the applicant's request. 2. Modify the project to address any Council issues 3. Other action as determined by the Council. Master Case 96-072 Wes Thompson Ranch Page 8 Resolution Certifying the Final Environmental Impact Report for the Project Resolution Approving the Land Use Entitlements Conditions of Approval for the Project Ordinance for the Prezone for the Project Site Site Plan Minutes from the Ten Planning Commission Meetings (reading file) Staff Report from the Ten Planning Commission Meetings (reading file) Final Environmental Impact Report Prepared for the Project (reading file) Resolution PO1-13 (reading file) FLF pbs \ current \thompson\ agenda report 626 CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING NOTICE IS HERBY GIVEN: A public hearing will be held by the City Council of the City of Santa Clarita in the City Hall Council Chambers, 23920 Valencia Blvd., 1" Floor, on the 26`" day of June, 2001, at or after 6:00 p.m. to consider Master Case No. 96-072, Prezone 96-001, Annexation 96-001, Conditional Use Permit 96-004, Hillside Review 96-024, and VTTM 49621. The project location is east of Sand Canyon Road and north of Soledad Canyon Road at the existing terminus of Gary Drive and Marilyn Drive in the Los Angeles County unincorporated area. A Final Draft Environmental Impact Report has been prepared for the project and is available for public review at the City of Santa Clarita Planning & Building Services counter. The Project Proponent is American Beauty Development, Mr. John Morrisette. Proponents, opponents, and any interested persons may appear and be heard on this matter at that time. Further information may be obtained by contacting Project Planners - Aimee Gerstenberger or Fred Follstad at (661) 255-4330. If you wish to challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at or prior to the public hearing. Dated: May 30, 2001 Sharon L. Dawson, CMC City Clerk Publish Date: June 1, 2001 PUBLIC NOTICE NOTICE IS HEREBY GIVEN that on June 26, 2001, the City Council of the City of Santa Clarita introduced an Ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, TO APPROVE PREZONE NO. 96-001 (MASTER CASE 96-072) FOR THE WES THOMPSON RANCH ANNEXAITON AREA (ANNEXATION 96-001) LOCATED AT THE TERMINUS OF GARY DRIVE AND MARILYN DRIVE EAST OF SAND CANYON ROAD IN THE COMMUNITY OF CANYON COUNTRY OUTSIDE OF AND ADJACENT TO THE CITY OF SANTA CLARITA CITY LIMITS A certified copy of the complete text of the ordinance is posted and may be read in the City Clerk's Office, 23920 Valencia Boulevard, Suite 301, Santa Clarita, and/or a copy may be obtained from that office. Dated this 28" day of June, 2001. A-0- - R Sharon L. Dawson, CMC, City Clerk City of Santa Clarita STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF SANTA CLARITA Sharon L. Dawson, being first duly sworn, deposes and says that she is the duly appointed and qualified City Clerk of the City of Santa Clarita and that by Thursday, June 28, 2001, she caused a certified copy of the subject ordinance to be posted and made available for public review in the City Clerk's office and a copy of the ordinance summary to be published as required by law. Sharon L. Dawson, CMC, City Clerk City of Santa Clarita Master Case 96-072 Tentative Tract Map 49621 Preliminary Conditions of Approval (Attachment A) May 15, 2001 Applicant: American Beauty Homes 16830 Ventura Boulevard, Suite 401 Encino, CA 91436 PROJECT CONDITIONS OF APPROVAL General Conditions GC 1. The approval of the tentative tract map and related entitlements shall expire two years from the date of conditional approval. GC2. The subdivider may file for an extension of the conditionally approved Map prior to the date of expiration for a period of time not to exceed one year. If such an extension is requested, it must be filed no later than 60 days prior to expiration. 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 Director of Planning and Building Services in writing of any change in ownership, designation of a new engineer, or change in the status of the developer, within 30 days of said change. 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 tentative tract map 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 this permit must be specifically approved. Master Case No. 96-072 Tentative Tract Map 49621 Page 2 GC6. At any point in the development process, a stop -work order shall be considered in effect upon the discovery of any historic or prehistoric artifacts and/or remains, at which time the City shall be notified. The applicant shall hire a qualified consultant that the Director of Planning & Building Services approves to study the site and recommend a course of action, to the satisfaction of the Director of Planning & Building Services. 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's Unified Development Code and other appropriate ordinances, including but not limited to the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, 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. GC8. 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 Director of Planning and Building Services, their affidavit (Acceptance Form) 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 mitigate the impact of this project on the present Sewerage System. Payment of a connection fee will also be required before a permit to connect to the sewer is issued. GC11. Individual developments associated with the proposed project may require a Districts' permit for Industrial Wastewater Discharge. The project developer shall contact the Sanitation Districts' Industrial Waste Section in order to reach a determination on this matter. If this permit is necessary, project developers shall forward a copy of final plans for proposed development(s) to the Districts for review and approval prior to the issuance of building permits. GC12. The applicant shall accept the Storm Drainage Fee established by the City of Santa Clarita required by Government Code Section 66018 and City Ordinance No. 94-7, establishing storm drainage activity of the City as a utility enterprise. Master Case No. 96-072 Tentative Tract Map 49621 Page 3 GC13. Prior to City approval of the proposed entitlements, the applicant shall have executed school district mitigation agreements with the Hart Union High School District and the Sulphur Springs Elementary School District. Planning Division General Planning Conditions PL1. All Final Maps shall be developed in substantial conformance with the tentative tract map approved by the City Council. 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 Unified Development Code and of the specific zoning of the subject property must be complied with unless set forth in the permit and/or shown on the tentative map. 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 Director of Planning and Building Services. PL5. The applicant will be required to pay the Library Fee established by the City Council by separate resolution for each residential unit. PL6. The project area shall be annexed into the City of Santa Clarita city limits. PL7. The permanent reservation of all commonly -owned areas within the development areas is required. Such reservation shall be accomplished through the establishment of a homeowner's association.. PL8. Prior to the issuance of building permits, the applicant will be required to go through the City's Development Review process for the residential subdivisions. The projects will be reviewed by the City's Architectural Consultant for the site planning/orientation, building massing, style, materials, lighting, and landscaping. The projects are subject to architectural review and approval by the City. PL9. No signage is to be reviewed or approved at this time. The applicant shall obtain Planning Division approval for any signage proposed for the project prior to its placement on the buildings/property. Master Case No. 96-072 Tentative Tract Map 49621 Page 4 Design -Related Conditions PL10. All residential units must a garage for two vehicles with a minimum dimension of 20' by 20'. PL11. The applicant shall submit final elevations which include colors and materials to the satisfaction of the Director of Planning and Building Services. PL12. No gating of the project shall be permitted. PL13. The applicant shall show the building pads for each buildable lot. The applicant shall comply with residential setback requirements for the proposed residences as specified in the City's Unified Development Code. PL14. Reverse corner lots shall be considered to have multiple frontages and be required to meet the front yard setback requirement on all street frontages. PL15. No lot shall have a street frontage of less than 40 feet, including lots along cul-de-sacs. PL16. Retaining walls in the back of the pad on a lot shall be a maximum of eight feet in height. Retaining walls in the side yard of a lot shall be a maximum of six feet in height. If greater height is desired, two, four -foot walls may be used with planters in between the walls to soften the effect within a minimum horizontal spacing of three feet. Retaining and/or garden walls and fences or combination there of, shall be a maximum of 42" within all required front and street side yards on corner lots. PL17. Structures throughout the project shall be limited to a maximum of 35' in height or stories. Any future proposal(s) for a building exceeding Win height or two stories shall be subject to the approval of a conditional use permit. PL18. The site plans for the developments shall show the locations of the fire flow check valve, Edison transformers and other types of objects that can be seen from the street. The location of these objects is subject to the review and approval of the Director of Planning and Building Services. Grading & Landscaping Conditions PL19. The applicant shall comply with all provisions of the City's Ridgeline Preservation and Hillside Development Ordinance. PL20. Proposed developments shall relate harmoniously to the topography of the site, and shall make suitable provisions for the preservation of water courses, drainage areas, significant ridgelines, significant flora and/or fauna and similar features and areas. These areas shall be designed to use and retain the features and amenities to the greatest extent possible. Master Case No. 96-072 Tentative Tract Map 49621 Page 5 PL21. The overall slope, height or grade of any cut or fill slope shall be developed to appear similar to the existing natural contours in scale with the natural terrain of the subject site. PL22. Where any cut or fill slope exceeds 10 feet in horizontal length, the horizontal contours of the slope shall be developed to appear similar to the existing natural contours unless modified by the City Council. PL23. Grading shall be phased so that prompt re -vegetation or construction will control erosion. Where possible, only those areas that will be immediately developed, resurfaced, or landscaped shall be disturbed. PL24. No excavation or other earth disturbance shall be permitted on any hillside area prior to the issuance of a grading permit, with the exception of drill holes and exploratory trenches for the collection of geologic and soil data. These trenches are to be properly backfilled and, in addition, erosion treatment shall be provided where slopes exceed 20 percent. PL25. 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. PL26. A preliminary landscape plan for all parts of the development must be submitted and approved by the Planning Division in order to ensure that the development will be complementary to and compatible with the uses in the surrounding area prior to issuance of a grading permit. PL27. Landscape coverage and stabilization of graded slopes shall be selected and designed to be compatible with surrounding natural vegetation. Plant material shall be selected according to compatible climatic, soil and ecological characteristics of the region. A City - approved irrigation system shall be utilized for plant establishment, but plant materials that require excessive water after becoming established shall be avoided. Native plant materials or compatible, non-native plant materials shall be selected. PL28. All cut and fill slopes shall be planted and irrigated with an automatic irrigation system to prevent erosion. Internal slopes less than five feet in height shall not require irrigation. All cut or fill slopes exceeding five feet vertical height shall be planted with adequate plant material to protect the slope against erosion. Planting shall be in the ratio of at least one shrub per 100 square feet of natural slope area and one tree per 150 square feet of actual slope area, with ground cover to completely cover the slope within six months from planting. All plants shall be drought resistant and shrubs shall be a Master Case No. 96-072 Tentative Tract Map 49621 Page 6 minimum one gallon size, unless hydroseeded. Slopes less than five feet in height shall be planted with ground cover to cover the slopes completely within six months of planting. PL 29. Due to soil conditions on-site the applicant may vary the pad elevations on the grading plan up to five feet as long as it maintains conformance with the approved map subject to the approval of the City Engineer and Director of Planning and Building Services. Building and Safety Division BS1. All structures shall comply with the detailed requirements of the following unless new Codes are adopted: • The 1997 Uniform Building Code • The 1998 California Building Code amendments • The 1999 City of Santa Clarita amendments to the building codes. BS2. A complete soils and geology report will be required for the project. Three sets of the report shall be formally submitted to the Department of Transportation & Engineering Services, Subdivision Engineering Division for review and approval. One copy of the report shall be submitted to the City's Building and Safety Division for review at the time of plan submittal for building permits. BS3. Prior to the issuance of building permits: • Rough grading and/or recompaction (if proposed) must be completed. • A final compaction report and Rough Grading Certification shall be submitted to and approved by the Engineering Division. • A copy of the final compaction report shall be reviewed by the Building and Safety Division. BS4. All structures shall be set back from any ascending and descending slopes per Section 1806.4 of the Uniform Building Code. Per Section 2907-d of the UBC, the project is required to comply with requirements for retaining walls. BSS. The project shall fully comply with the disabled access requirements per the California Building Code. American Disabilities Act (ADA) requirements are the responsibility of the applicant. BS6. The final working drawings shall be coordinated with all applicable agencies with final marks, corrections, etc. All required agency stamps shall be shown on two sets of the final approved plans. Additional clearances prior to the issuance of building permits will be required from the following agencies: • William S. Hart Union High School District • Sulphur Springs Elementary School District Master Case No. 96-072 Tentative Tract Map 49621 Page 7 • Castaic Lake Water Agency • L.A. County Sanitation Districts • L.A. County Industrial Waste Division • Los Angeles County Fire Department (to include stamp and letter) • Los Angeles County Health Department BST A fee for the Final Planning Field Approval inspection and Fire District fees will be required at the time of issuance of any building permits. BSB. The project site is located within a natural brush hillside area. Therefore, per Section 6401 of the Uniform Building Code, the project is subject to fire zone requirements related to roof coverings, exterior walls, exterior windows and doors, protection of openings, unenclosed under -floor areas, accessory structures, and identification signage. BS9. A complete plot plan, showing the complete lot and dimensions, street names and widths, location of proposed and existing buildings complete with their area, occupancy group and type of construction, distances between buildings, house number, north arrow, scale, City -County boundary line, zone change boundary line, location of all easements, storm drains and the gross acreage of each lot is required prior to the issuance of a building permit. (UDC Section 106.3.3) BS10. The tract map must be recorded before a building permit for production homes can be issued. The applicant shall submit a copy of the recorded map to the City. BSll. Section 1022 of the Security Provisions of the City of Santa Clarita code applies to the proposed project. Transit Division Transit Mitigation Fees TRl. The applicant shall pay the transit impact fees in place at time of building permit issuance. The fees are used to defray the capital costs associated with providing additional transit service, and are assessed on all residential developments citywide. The current fee is $200 per residential unit. However, the fee is under revision, and may be revised to apply to both residential and commercial land uses. The applicant will be responsible for paying the fee structure in place at the time of building permit issuance. TR2. All sidewalks in the project shall be separated from automobile traffic by landscaped parkways. Parks and Recreation PRl. 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- Master Case No. 96-072 Tentative Tract Map 49621 Page 8 IN PR2. The applicant shall provide access to, and egress from, slopes which are to be maintained by a Landscape Assessment District or HOA by the dedication of easements or other legal means satisfactory to the City attorney. PR3. Provide final landscape and irrigation plans for review and approval of the Parks, Recreation, and Community Services Department. Drought resistant plant material and water efficient irrigation systems should be utilized in the design. PR4. Median landscaping improvements shall be made to the medians, (as required by City Engineer) to the satisfaction of the Director of Parks, Recreation, and Community Services Department. PRS. Developer will provide irrevocable offer of dedication on open space lots left in a natural state to the City in a form acceptable to the Director of Parks, Recreation, and Community Services. PR6. All manufactured slopes adjacent to the open space lots are to be jute -netted (or secured with an alternative material to the satisfaction of the City Engineer), re -vegetated with native species, and shall include an irrigation system during a three-year establishment period. These slopes are to be separated from LMD\HOA maintained areas. PR7. The developer shall form a Landscape Maintenance District (LMD) for the maintenance of all highway median landscaping within or adjacent to the development prior to recordation of final map. Landscaped slopes along the main view corridors may be included within the responsibility of the LMD. LMD areas will be separated from open space re -vegetated areas on a separate irrigation system. Individual homeowners or a homeowners' association shall maintain planted and irrigated slopes behind homes. All areas proposed to be within LMD areas must be designed and constructed per City LMD standards. PR8. Prior to the issuance of any building permits, the applicant shall pay the required parkland in -lieu fee to fulfill the project's parkland dedication requirement. The fee is based on a fee structure identified in the Unified Development Code at the time the in -lieu fee is paid. Payment shall be made prior to the issuance of building permits to the Department of Parks, Recreation and Community Services. Subject to the discretion of the Director of Parks, Recreation and Community Services, private park credit will be limited to the active play areas and trailhead location. PR9. All recreational facilities shall be approved, built and maintained to the satisfaction of the Director of Parks, Recreation and Community Services. Field Services Department FS1. Street trees shall be provided to the satisfaction of the Director of Field Services. The applicant shall use trees from the City's approved Master Street Tree List, available Master Case No. 96-072 Tentative Tract Map 49621 Page 9 from the City Arborist, Omar Davis (661) 294-2518. FS2. Street trees shall be planted within the right-of-way and maintained per City Ordinance 90-15. FS3. All street trees shall have an affixed tag that identifies the street tree as a City tree. Tags are available from the City Arborist for a fee, or the applicant may call (661) 294- 2518 for tag specifications. FS4. All street trees shall conform to American Standard for Nursery Stock specifications (ANSI Z60.1-1996), or later edition specifications. FSS. Street trees shall be inspected by the City Arborist prior to and after planting for quality control. Engineering Services Division General EN1. The owner, at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code and Fire Code. EN2. The applicant shall 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. Permission is granted for applicant to file a parcel map waiver. Any dedications, if required, shall be made by separate instrument prior to final map approval. EN4. The applicant shall label driveways as 'Private Driveway and Fire Lane" on the map to the satisfaction of the Department. ENS. The applicant shall provide proof of access prior to final approval of the map and delineate said access on the map. EN6. The applicant shall quitclaim or relocate easements running through proposed structures. ENT If the subdivider intends to file multiple final maps, he must inform the Advisory Agency at the time the tentative map is filed. The boundaries of the units for such a map shall be designed to the satisfaction of the City Engineer and the Director of Planning and Building Services. Master Case No. 96-072 Tentative Tract Map 49621 Page 10 EN8. If the signatures of record title interests appear on the map, the applicant shall submit a preliminary guarantee. If said signatures do not appear on the map, a title report/final guarantee is needed showing all fee owners and interest holders. Road Improvements EN9. Applicant's street and grading plans and all construction permitted by such plans shall comply with the requirements of the approved oak tree report. EN10. The applicant shall design intersections with a tangent section from "beginning of curb return" (BCR) to BCR. EN11. The applicant shall provide at least 40 feet of frontage at the property line and approximately radial lot lines for all lots fronting on cul-de-sacs or knuckles. EN12. The applicant shall provide a minimum lot width of 50 ft. The minimum area is 5,000 sq. ft. EN13. The applicant shall provide full cul-de-sacs, with easements, at the terminus of all streets within the subdivision to the satisfaction of the City Engineer. EN14. 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. EN15. Where applicable, the applicant shall pay fees for signing and striping of streets as determined by the City Traffic Engineer or shall prepare signing and striping plans for all multi -lane highways within or abutting the subdivision to the satisfaction of the City Engineer. EN16. The subdivider is required to install distribution lines and individual service lines for community antenna television service (CATV) for all new development. EN17. The applicant shall install mailboxes and posts per City standards. Secure approval of U.S. Postal Service prior to installation. 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 easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements until after the final map is filed with the County Recorder unless such easements are subordinated to the proposed grant or dedication. If easements are granted after the date of tentative approval, a subordination must be Master Case No. 96-072 Tentative Tract Map 49621 Page 11 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 of the City Engineer and the City Attorney for proposed homeowners' association maintenance agreements prior to recordation of the final map or a phase thereof. The HOA shall be responsible for the maintenance of slope landscapes, drainage facilities that are not maintained by public agencies, and open spaces within the development. 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 acceptable means. EN24. The applicant shall provide a vertical alignment in accordance with Caltrans' Standards. EN25. The applicant shall provide for sight distance along extreme slopes or curves to the satisfaction of the City Engineer. EN26. The applicant shall design the intersections of local streets with General Plan Highways to provide a 55 mph sight distance from the local street. The applicant shall place aboveground utilities, outside sidewalks, or provide a minimum of four feet clear path of travel along sidewalks. Dedication and/or grading may be required. EN27. The applicant shall design the minimum centerline radius on a local street with an intersecting street on the concave side to comply with design speeds per City of Santa Clarita "Requirements for Street Plans" and sight distance per the current Caltrans. EN28. Whenever the centerline of the existing pavement does not coincide with the record centerline, the applicant shall provide a new centerline to the satisfaction of the City Engineer. EN29. The applicant shall align the centerline of all local streets without creating jogs of less than 200 feet. A one -foot jog may be used where a street right-of-way changes from 58 to 60 feet. EN30. This tentative map approval is subject to the subdivider's acceptance of the following conditions for acquisition of these easements: a. The subdivider shall secure at the subdivider's expense sufficient title or interest in land to permit any off-site improvements to be made. Master Case No. 96-072 Tentative Tract Map 49621 Page 12 b. If the subdivider is unable to acquire sufficient title or interest to permit the off- site improvements to be made, the subdivider shall notify the City of this inability not less than six months prior to approval of the final map. C. In such case, the City may thereafter acquire sufficient interest in the land, which will permit the off-site improvements to be made by the subdivider. d. The subdivider shall pay all of the City's costs of acquiring said off-site property interests pursuant to Government Code Section 66462.5. Subdivider shall pay such costs irrespective of whether the final map is recorded or whether a reversion occurs. The cost of acquisition may include, but is not limited to, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses and/or damages as provided under Code of Civil Procedures Sections 1268.510-.620 and Overhead. e. The subdivider agrees that the City will have satisfied the one -hundred -and - twenty -day limitation of Government Code Section 66462.5 and the foregoing conditions relating thereto when it files its eminent domain action in superior court within said time period. f. At the time subdivider notifies the City as provided in b. hereinabove, the subdivider shall simultaneously submit to the City in a form acceptable to the City all appropriate appraisals, engineering specifications, legal land descriptions, plans, pleadings and other documents deemed necessary by the City to commence its acquisition proceedings. Said documents must be submitted to the City for preliminary review and comment at least 30 days prior to subdivider's notice described hereinabove at b. g. The subdivider agrees to deposit with the City, within five days of request by the City, such sums of money as the City estimates to be required for the costs of acquisition. The City may require additional deposits from time -to -time. h. The subdivider shall not sell any lot/parcel/unit shown on the final map until the City has acquired said sufficient land interest. If the superior court thereafter rules in a final judgment that the City may not acquire said sufficient land interest, the subdivider agrees that the City may initiate proceedings for reversion to acreage. j. The subdivider shall execute any agreements mutually agreeable prior to approval of the final map as may be necessary to assure compliance with the foregoing conditions. Master Case No. 96-072 Tentative Tract Map 49621 Page 13 k. Failure by the subdivider to notify the City, as required by b. hereinabove, or simultaneously submit the required and approved documents specified in e. hereinabove, or make the deposits specified in f. hereinabove shall constitute subdivider's waiver of the requirements otherwise imposed upon the City to acquire necessary interests in land pursuant to Section 66462.5. In such event, subdivider shall meet all conditions for installing or constructing off-site improvements notwithstanding Section 66462.5. EN31. The applicant shall construct full -width sidewalk at all walk returns. EN32. The applicant shall design all local streets with the following minimum centerline radiuses: 350 feet for pavement width of 40 feet. 250 feet for pavement width of 36 feet. 100 feet for pavement width of 34 feet. EN33. The applicant shall design the minimum centerline radius on a local street with an intersecting street on the concave side to comply with design speeds per City of Santa Clarita "Requirements for Street Plans" and sight distance per the current Caltrans. EN34. The applicant shall design local streets to have minimum centerline curve radii which will provide centerline curves of 100 feet minimum length. Reversing curves need not exceed a radius of 1,500 feet and any curve need not exceed a radius of 3,000 feet. The length of curve outside of the BCR is used to satisfy the 100 -foot minimum requirement. EN35. Compound curves are preferred over broken -back curves. The applicant shall design broken -back curves to be separated by a minimum of 200 feet tangent (1,000 feet for multi -lane highways). EN36. The central angles of the right-of-way radius returns shall not differ by more than ten degrees on local streets. EN37. 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. EN38. 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. EN39. The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes. EN40. The applicant shall replace driveways to be abandoned with std. curb, gutter, and sidewalk. Master Case No. 96-072 Tentative Tract Map 49621 Page 14 EN41. The applicant shall not construct driveways within 25 feet upstream of any catch basins when street grades exceed six percent. EN42. The applicant shall provide and install street name signs prior to occupancy of building(s). EN43. The applicant shall dedicate the right to restrict vehicular access on all streets having a projected volume of 2000 vehicle trips per day and within 100 feet of any secondary or major highway. EN44. The applicant shall construct a wheelchair ramp at all intersections. EN45. The applicant shall dedicate and construct the following required road improvements: Street Name R/W Curb & Base & Street Street Sidewalk Landscape Width Gutter Paving Lights Trees (5' min.) Median A Street Entrance 78 ft ✓ ✓ ✓ ✓ ✓ ✓ A,B,C,K, Marilyn 68 ft ✓ ✓ ✓ ✓ ✓ (2) D,I,J,M,N,O,P,Q,R,S 66 ft ✓ ✓ ✓ ✓ ✓ (2) E,F,G,H,L,T,U, Marilyn 58 ft ✓ ✓ ✓ ✓ ✓ Gary Drive 64 ft ✓ ✓ ✓ ✓ ✓ (1) Pay in -lieu fee for landscaped median (2) Sidewalks on both sides of the street with a meandering sidewalk on one side. EN46. The subdivider shall install and dedicate main line sewers and serve each lot/parcel with a separate house lateral or have approved and bonded sewer plans on file with the City Engineer prior to approval of the final map. EN47. The subdivider shall install separate house laterals to serve each building in the land division. Installation and dedication of main line sewers may be necessary to meet this requirement. 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. The applicant shall grant easements to the City, appropriate agency or entity for the purpose of ingress, egress, construction and maintenance of all infrastructures constructed for this land division to the satisfaction of the City Engineer. Master Case No. 96-072 Tentative Tract Map 49621 Page 15 EN51. Easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. EN52. The applicant shall pay a deposit as required to review documents and plans for final map clearance in accordance with Section 21.36.010(c) of the Subdivision Ordinance. Grading, Drainage & Geology EN53. The applicant shall submit a grading plan, which must be approved prior to approval of the final map. EN54. The applicant's grading plan shall be based on a detailed engineering geotechnical report which must be specifically approved by the geologist and/or soils engineer and show all recommendations submitted by them. It must also agree with the tentative map and conditions as approved by the Advisory Agency. EN55. 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. EN56. The applicant shall dedicate to the City the right to prohibit the erection of buildings and other structures within all restricted use areas. EN57. The applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements. These must be approved to the satisfaction of the City Engineer prior to filing of the map. Portions of the property are subject to sheet overflow and ponding and high velocity scouring action. Portions of the property lying in and adjacent to natural drainage courses are subject to flood hazard because of overflow, inundation, and debris flows. EN58. 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. EN59. 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. EN60. 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. Master Case No. 96-072 Tentative Tract Map 49621 Page 16 EN61. Applicant shall execute and record and covenant and agreement regarding the issuance of building permits in an area subject to flood hazard if applicant is allowed to obtain building permit prior to completion of storm drain construction. EN62. Applicant shall record an instrument or indicate by note on the final map that the lot owners in said subdivision shall not interfere with the established drainage of said subdivision. The note shall state that each owner of a lot in said subdivision shall not erect concrete block wall or similar solid constructions except as approved by the City Engineer. EN63. The applicant shall show and label all natural drainage courses on lots where a note of flood hazard is allowed. EN64. The applicant shall provide for contributory drainage from adjoining properties and return drainage to its natural conditions of secure off-site drainage acceptance letters from affected property owners. This site is located in Zone "A" per the Federal Flood Insurance Rate Map. Upon completion of storm drain facilities, applicant shall complete procedures for revising the Rate Map. EN65. Specific drainage requirements for the site will be established at grading permit. EN66. The tentative map shows that proposed slopes will cross lot/parcel lines. For approval of grading plans, the applicant shall adjust these slope lot/parcel lines so that lot/parcel lines are located at or near the top of the slopes, along drainage terraces, or at similar locations acceptable for establishment of slope maintenance responsibilities. 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. Prior to the (recordation of the map), the applicant shall pay the applicable Bridge and Thoroughfare Benefit District Fee to implement the highway element of the General Plan as a means of mitigating the traffic impact of this subdivision. 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 Master Case No. 96-072 Tentative Tract Map 49621 Page 17 Apartment Commercial Industry The project is in the: Per Unit 0.7 Per Unit 5.0 Per Unit 3.0 [ ] Bouquet Canyon Bride and Thoroughfare District [X] Eastside Thoroughfare District [ ] Via Princessa Bridge and Thoroughfare District [ ] Valencia Bridge and Thoroughfare District B&T fee is subject to change. The fee rate is based on the rate at the time of payment. EN69. The applicant shall pay an in -lieu fee for the cost of construction of landscaped median on Sand Canyon Road, to the satisfaction of the City Engineer. EN70. The area included within the project shall be annexed to an existing streetlight maintenance district, or form a new district to finance the cost of annual maintenance of the streetlights. The annexation shall be completed prior to map recordation. EN71. If applicable, applicant shall comply with all state requirements for construction within a special studies zone. A geology report must be submitted and approved. Copies of the report must be sent to the state geologist. EN72. If applicable, 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 natural drainage course. EN73. Applicant shall acquire N.P.D.E.S. permits if applicable. EN74. The project applicant shall be responsible for providing all required materials and documentation to satisfactorily complete the storm drain transfer process recognized by the City of Santa Clarita. Complete acceptance of the storm drain for ongoing maintenance, by the County of Los Angeles, is required before the City of Santa Clarita will release any bond monies posted for the construction of said storm drain infrastructure. EN75. Developer shall pay street maintenance fees to cover cost of one-time slurry seal of all pavements constructed as public streets within the development. Traffic Engineering Division TEL Adequate sight visibility is required at all intersections (street with street/driveway with street) and shall follow the latest Caltrans manual for applicable requirements. TE2. No driveways will be permitted within curb return. Master Case No. 96-072 Tentative Tract Map 49621 Page 18 TE3. Prior to the issuance of the first building Occupancy Permits, excluding models, the intersections listed below shall be in place and shall include their required number of lanes and operational traffic signals. a. Soledad Canyon Road and Sand Canyon Road provide: Eastbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane Westbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane Northbound: 1 left -turn lane, 1 through lane, 2 right -turn lanes Southbound: 2 left -turn lanes, 1 through lane, 1 right -turn lane b. Soledad Canyon Road and SR -14 SB Ramps provide: Eastbound: 2 through lanes, 1 right -turn lane Westbound: 2 left -turn lanes, 2 through lanes Addition of second left -tum lane must maintain existing bike lanes on Soledad Canyon Road Northbound: 1 left -turn lane, 1 right -turn lane C. Sand Canyon Road and "A" Street provide: Westbound: 1 left -turn lane, 1 right -turn lane Northbound: 2 through lanes, 1 right -turn lane Southbound: 1 left -turn lane, 2 through lanes TE4. Prior to the issuance of the first building Occupancy Permits, excluding models, the applicant is to bond for the installation of a traffic signal at location (c). TES. Prior to the issuance of the first building Occupancy Permits, excluding models, Sand Canyon Road shall be in place and functional along the project frontage as a Secondary Arterial. The City's Secondary Arterial standard includes 92' ROW, 72' curb -to -curb width, two through lanes each direction. TE6. Prior to the issuance of the first building Occupancy Permits, excluding models, Sand Canyon Road shall provide four through lanes (two lanes each direction), between "A" Street and Soledad Canyon Road, and one center lane, to the satisfaction of the City Engineer except the Los Angels County portion (Tract 52790). The applicant shall provide the maximum number of lanes within the Los Angeles County area within existing right of way. The design and bond for these improvements shall be approved and in place prior to the first building occupancy permit, excluding models. Prior to the building occupancy permit for the 151` unit, all improvements, including four lanes and center turn lane shall be in place. TET A left -tum pocket shall be provided on southbound Sand Canyon Road at "A" Street, and on eastbound "A" Street at the trailhead parking lot. The left -tum pockets shall be designed according to the standards in the current edition of the Caltrans Highway Design Manual. TE8. The applicant may install traffic calming features, which may include, but not be limited to, narrow street sections, speed humps, and traffic circles, which shall be of a method Master Case No. 96-072 Tentative Tract Map 49621 Page 19 and location to the satisfaction of the City Engineer. Final design shall be subject to approval of the City Engineer. TE9. All traffic circles shall be designed to current Federal Highway Administration recommendations, including, but not limited to: splitter islands at all approaches, adequate signing and striping in advance of and within traffic circle. Final design shall be subject to approval of the City Engineer. TE10. There shall be no on -street parking along "A" Street, between Sand Canyon Road and the first residential lots. Adequate signing shall be posted (No Stopping Any Time). TE11. No gates for residential streets are approved. TE 12. The applicant shall provide a stop -sign warrant analysis to determine if a multiway stop installation would be required at the intersection of Sam Place and Marilyn Drive with the addition of project -related traffic. The analysis shall follow the guidelines in the current editions of the Caltrans Traffic Manual. If a multiway stop installation is necessary, the applicant shall install the necessary signs. TE13. The applicant is required to install three-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 signal at Sand Canyon Roa& A' Street and the existing traffic signal at Sand Canyon Road/Soledad Canyon Road. The applicant, in lieu of signal interconnect, may install a telephone connection for the proposed traffic signal. TE14. All new traffic signals and traffic signal modifications shall be designed with video - technology detection systems, unless approved otherwise by the City Engineer. TE15. All intersections of a major arterial with another major arterial or a secondary arterial shall be designed to furnish and install a fifth surveillance video camera (pan -tilt -zoom), in addition to video detection cameras as approved by the City Engineer. This requirement shall be applicable for the intersection of Soledad Canyon Road/Sand Canyon Road. Environmental Services Division (NPDES) Stormwater Design: ES1. This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a development on a hillside. An Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate best management practices (BMPs) into the design of the project, must be prepared and approved prior to receipt of planning approval for all vertical development pursuant to the City and County NPDES permit requirements. Please refer to the Standard Urban Master Case No. 96-072 Tentative Tract Map 49621 Page 20 Stormwater Mitigation Plan (SUSMP) attached. Contact the Environmental Services Division at (661) 286-4098 with any questions. ES2. Additional NPDES requirements may be placed on the Urban Stormwater Mitigation Plan based on the types of commercial development on the site. Construction: ES3. This project is subject to a General Construction Permit under the State's Stormwater Permit. The applicant should send an NOI (Notice of Intent) to the City showing the permit application has been filed and a State SWPPP (Storm Water Pollution Prevention Plan) has been prepared. The City must receive the NOI prior to the issuance of building and grading permits pursuant to the City and County NPDES permit requirements. Solid Waste Residential Areas — Single Family Homes: ES4. All single-family residential dwellings shall be designed with space provided for a single 90 -gallon trash bin and two 65 -gallon trash bins. All Areas: ESS. The applicant is encouraged to recycle construction and demolition debris. Contact the City's Environmental Services Division for debris recycling information. Los Angeles County Fire Department Access Requirements FDL Access shall comply with Section 902 of the Fire Code, which requires all weather access. All weather access may require paving. FD2. Private driveways shall be indicated on the final map as "Private Driveway & Firelane" with the widths clearly depicted and shall be maintained in accordance with the Fire Code. All required fire hydrants shall be installed, tested and accepted prior to construction. FD3. Vehicular access shall be provided and maintained serviceable throughout construction to all required fire hydrants. All required fire hydrants shall be installed, tested, and accepted or bonded for prior to construction. Master Case No. 96-072 Tentative Tract Map 49621 Page 21 FD4. The applicant shall provide the Fire Department and the City with approved street signs and building access numbers prior to building occupancy. FDS. Where driveways extend further than 300 feet and are of single access design, turnarounds suitable for fire protection equipment use shall be provided and shown on the final map. Turnarounds shall be designed, constructed and maintained to insure their integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for driveways that extend over 150 feet in length. FD6. Fire Department access shall be extended to within a 150 feet distance of any exterior portion of all structures. Fire Hydrant Requirements FD7. Hydrant location will be determined after all public streets are shown on the tentative tract map. FD8. The applicant shall install public fire hydrants as determined by the Fire Department. FD9. The applicant shall provide water mains, fire hydrants, and fire flows as required by the County of Los Angeles Fire Department, for all land shown on the map to be recorded. FD10. All hydrants shall measure 6" x 4" x 2 1/2" brass or bronze, conforming to current AWWA standard C503, or an approved equal. All hydrants shall be installed a minimum of 25' from a structure or protected by a two (2) hour fire wall. FD11. Vehicular access must be provided and maintained serviceable throughout construction to all require fire hydrants. All required fire hydrants shall be installed, tested and accepted prior to construction. Fire Flow Requirements FD12. Single-family detached homes shall require a fire flow of 1,250 gallons per minute at 20 psi for a duration of two hours, over and above the maximum daily domestic demand. One hydrant may be used to achieve the required fire flow. Additional Requirements FD13. Provide a minimum street width of 20 feet on both sides of the center island at B, C, M, N, O and R streets. FD14. Provide a minimum paved width of 26 feet for the Emergency Access Road. The gates are required to be the same width as the street, with the entire gate hardware is out of the access way when the gate is in the fully open position. Provide a Knox Box. Master Case No. 96-072 Tentative Tract Map 49621 Page 22 FD15. Provide a minimum paved access way of 20 feet is required to access the proposed water storage tanks. A Fire Department approved turnaround is required at the water storage tanks. FD16. Provide a Fire Department approved helipad at the water storage tanks. FD17. Provide a minimum unobstructed driveway width of 24 feet, clear to the sky, for the flag lots on C street before Gary Drive. A "Reciprocal Access Easement" is required for these three lots prior to the final map approval. FD18. The single lot taking access off of T street is required to have a minimum driveway width of 20 feet. FD 19. A Fire Department approved turnaround is required for any driveway that exceeds 150 feet in length. FD20. Provide a minimum paved driveway width of 20 feet for the flag lots adjacent to the cul- de-sac on J street. FD21. On the map that is resubmitted to the Fire Department, indicate the traffic circles as "No Parking, Fire Lane". FD22. Provide written documentation from the Planning Section for the acceptance of the proposed fire station location as indicated on the submitted tentative map. Contact (323) 881-2404 for additional information. FD23. The applicant shall install the necessary connections and conduit to stub into the fire station site to allow the fire department to override the traffic signal during emergency responses. FD24. The applicant shall install a sign on the proposed fire station site indicated a fire station may occur on the site. In addition, the applicant shall provide disclosures to all future property owners of the possibility of the fire station occurring on the project site. Fire Safety Requirements FD25. This property is located within the area described by the Fire Department as "Very High Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be submitted and approved prior to final map clearance. (Contact Fuel Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969- 5205, for details). FD26. As required by Section 1117.2.1 of the Los Angeles County Fire Code, a fuel modification plan, a landscape plan, and an irrigation plan shall be submitted with any subdivision of land or prior to any new construction, remodeling, modification or reconstruction where such activities increase the square footage of the existing structure by at least 5-0 Master Case No. 96-072 Tentative Tract Map 49621 Page 23 percent within a 12 -month period and where said structure or subdivision is located within an area designated as a Very High Fire Hazard Severity Zone or within Fire Zone 4. Said plans shall be reviewed and approved by the Forestry Division of the County of Los Angeles Fire Department for reasonable fire safety. Santa Clarita Water Company Wl. Infrastructure requirements include new water storage tanks, boosters, piping, and other appurtenances to serve the project. County Sanitation Districts of Los Angeles County SDI. The area in question is outside the jurisdictional boundaries of the Districts and will require annexation into District No. 26 before sewerage service can be provided to the proposed development. For specific information regarding the annexation procedure and fees, please contact Ms. Margarita Cabrera, (562) 699-7411, ext. 2708. SD2. Because of the project's location, the flow originating from the proposed project would have to be transported to the District's trunk sewer by local sewer(s) which are not maintained by the Districts. If no local sewer lines currently exist, it is the responsibility of the applicant to convey any wastewater generated by the project to the nearest local sewer and/or Districts' trunk sewer. SD3. The Districts are empowered by the California Health and Safety Code to charge a fee for the privilege of connecting, directly or indirectly, to the Districts' Sewerage System or increasing the existing strength and/or quantity of wastewater attributable to a particular parcel or operation already connected. This connection fee is required to construct an incremental expansion of the sewerage system to accommodate the proposed project which will mitigate the impact of this project on the present sewerage system. Payment of a connection fee will be required before a permit to connect to the sewer is issued. Developer Requested Conditions DC 1. All construction traffic including those vehicles used employees commuting to the site, shall be restricted to Sand Canyon Road. Due to the sites current topography, an initial move in of up to five pieces of earthmoving equipment and a watering tank and truck will be allowed to use Marilyn Drive access to the site. The move -in shall occur during normal construction hours and the applicant shall notify both the City and the residents along the route from Soledad Canyon Road 72 hours prior to the first move -in. However, due to topographic constraints related to the units to be constructed off the terminus of Marilyn Drive, some vehicles i.e. cement truck, trash trucks and material delivery, may occur during the hours of 8:00 AM to 5:00 PM subject to the approval of the Director of Planning and Building Services. No vehicles from either workers or construction related may park on any of the public streets in the neighborhoods. Master Case No. 96-072 Tentative Tract Map 49621 Page 24 DC2. The applicant shall establish a Neighborhood Liaison that will assist existing residents with any concerns and issues during the complete construction process. The applicant shall post on-site at three locations a sign, which indicates a 24-hour telephone number that residents can call which they will be able to receive a call back within four hours. DC3. The applicant shall construct solid masonry property line walls between the existing residences at the current terminus of Marilyn and Gary Drives and the project. The applicant shall meet with these property owners to determine the height and material to be used subject to the approval of the Planning Division. DC4. The applicant shall install increased landscaping between the existing residences at the current terminus of Marilyn and Gary Drives and the project. In addition, the applicant shall install landscaping along the properties on the eastern property line to reduce the impacts on the existing residences on Snapdragon Drive. The applicant shall meet with these property owners to determine the quantities and materials to be used subject to the approval of the Planning Division and Parks, Recreation and Community Services. DC5. The design of the subdivision shall preclude the extension of the proposed cul-de-sacs to the properties to the north unless required by the Subdivision Map Act or government entity. This shall not preclude the placement of driveways to serve these adjacent properties. FLF s:\pbs\current\thompson\cond.doc