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HomeMy WebLinkAbout2001-07-10 - RESOLUTIONS - ADOPT NEGDEC EZ ACCESS (2)RESOLUTION NO. 01-92 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA ADOPTING THE MITIGATED NEGATIVE DECLARATION PREPARED FOR THE PROJECT AND APPROVING MASTER CASE 00-205, GENERAL PLAN AMENDMENT 00-002, TENTATIVE TRACT MAP 53114, MINOR USE PERMIT 00-011, OAK TREE PERMIT 00-028 AND HILLSIDE REVIEW 00-001 TO ALLOW FOR THE DEVELOPMENT OF A 55 -ACRE PROPERTY KNOWN AS THE "EZ ACCESS DEVELOPMENT PROJECT " IN 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. The applicant, EZ Access LLC Company, formally requested certain project entitlements on May 19, 2000 (Master Case 00-205). Such entitlement requests included General Plan Amendment 00-002, Zone Change 00-002, Tentative Tract Map 53114, Conditional Use Permit 00-013, Minor Use Permit 00-011, Oak Tree Permit 00-028, and Hillside Review 00-001. The 55 -acre project site is owned by EZ Access LLC. b. The EZ Access Development project area is located on 55 acres in the Santa Clarita Valley, in the City of Santa Clarita. The site is situated south of i Dockweiler Drive, north of EZ Access Self -Storage Phase I, on the northside of Valle del Oro. C. The EZ Access Development project area is currently vacant. The property is privately -owned by EZ Access LLC. The project area is generally characterized as undeveloped, and in primarily a natural state with native vegetation, and varying hilly terrain. The dominant natural features on the project site are the hilly terrain, Newhall Creek that traverses the western portion of the project site and the valley with oak tree habitat in the central portion of the site. d. On May 19, 2000, the applicant submitted Master Case 00-205, requesting entitlement requests for a tentative tract map, conditional use permit, minor use permit, general plan amendment, oak tree permit, zone change and hillside review to subdivide 55 acres into 53 single-family residential lots, one lot for a public elementary school, one lot for the expansion of a self -storage facility and 10 open space lots. The project also includes a zone change by separate ordinance to change the existing zoning and general plan designations from PE (Private Education) and RL (Residential Low) to RS (Residential Suburban), as well as expand the boundaries of the CC (Community Commercial) zone to the east side of Newhall Creek, currently zoned RL (Residential Low). The Zone Change and General Plan Amendment are herein adopted by separate Ordinance. e. An Initial Study for the EZ Access LLC project was circulated for public review from May 7, 2001 through May 30, 2001." The initial study concluded that mitigation measures could be incorporated into the development and design of the project that would' reduce the environmental impacts to less than significant. f. The City of Santa Clarita Development Review Committee met and supplied the applicant with draft conditions of approval. g. The Planning Commission held a duly noticed public hearing on the EZ Access Development project entitlements on June 5, 2001. The Planning Commission closed the public hearing on June 5, 2001 and made a motion approve the resolution recommending approval of the Mitigated Negative Declaration and associated initial study, and approval of tentative tract map 53114, the minor use permit, oak tree permit, hillside review, general plan, and zone change. Notice of said public hearing was given in the manner required by the Santa Clarita Municipal Code and State law. h. At the June 5, 2001 Planning Commission hearing, the applicant withdrew the conditional use permit to cluster the residential lots on the site. i. The City Council held a duly noticed public hearing on the entitlements, including and Zone Change 00-002 on July 10, 2001. The public hearing on the project was held at 6:00 p.m., at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. The City Council public hearing was advertised in the Signal on June 19, 2001, through on-site posting 14 days prior to the hearing, and by direct first-class mail to property owners within 500 feet of the project area. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the testimony and other evidence of received, the Planning Commission further finds as follows: a. An Initial Study and a Mitigated Negative Declaration for this project have been prepared and circulated in compliance with the California Environmental Quality Act and adopted as certified as required by that Act. b. Said study found that no adverse impact to the existing and future environmental resources of the area would result from the proposal. C. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The public review period was from May 7, 2001 to May 30, 2001. d. The proposed project would not have a significant adverse effect on the environment and a proposed Mitigated Negative Declaration was posted and advertised on May 7, 2001, in accordance with the California Environmental Quality Act (CEQA). e. The Mitigated Negative Declaration reflects the independent judgement of the City of Santa Clarita. f. The City Council, based upon the finding set forth above, hereby finds the Mitigated Negative Declaration for this project to has been prepared in compliance with CEQA. SECTION 3. GENERAL PLAN FINDINGS Based upon the foregoing, the City Council does hereby approve the General Plan Amendment and the General Plan Land Use Map is hereby amended to designate the subject property RS (Residential Suburban) and expand the boundaries of the CC (Community Commercial) zone a. So the City's General Plan and Zoning designations for the site remain consistent, and the proposed uses and development of the site are consistent with the. development standards in the proposed zoning designations, the proposal includes amending the General Plan and to change the zone the project site from City of Santa Clarita RL (Residential Low) and PE (Private Education) to City of Santa Clarita RS (Residential Suburban) and expand the boundaries of the CC (Community Commercial) zone to the eastern portion of Newhall Creek. b. That a General Plan Amendment is necessary to change the land use designation from RL (Residential Low) to IC (Industrial Commercial) for the proposed uses on- site, approved by separate resolution so the City's General Plan and Zoning designations remain consistent. SECTION 4. FINDINGS FOR TENTATIVE TRACT MAP 53114. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. The project's overall design, including lot configuration, preservation of natural open space, utilization of landform contour grading and Zone Change from RL (Residential Low), PE (Private Education) to RS (Residential Suburban), and an expansion of the boundaries for the CC (Community Commercial) zoning and general plan designation complies with all of the related requirements of the Unified Development Code and the City's General Plan as it relates to land use, economic development, circulation, safety, community design and public services because the project's design includes open space to act as a barrier between the different development proposals, residences, school and commercial and the development is a logical extension of each of the uses, with the residents located away from the commercial uses, adjacent to vacant land and the expansion of an existing commercial use and locating the school adjacent to the primary access point to the project site. b. The project site is bound by an existing multi -family development and commercial development, and although the project is located on a hillside, the proposal utilizes landform contour grading, and the proposal includes locating the residential development away from the primary ridgeline to the north of the subject site, and the proposed commercial development is an expansion of the existing commercial development located on a portion of the project site does not contain hillsides, the site is physically suitable for the proposed development. C. The site is .physically suitable for the proposed density of development as it is adjacent to multi -family and commercial development and will be designed to be — compatible with the existing development in the area and the proposal complies with the City's hillside density requirements. d. The design of the subdivision or type of improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish and/or wildlife species or their habitat(s) due to the fact that the proposal is designed to complement the surrounding natural environment, and although no migration corridors have been identified on the project site, the development will comply with the mitigation measures stated in the biological study prepared by the applicant. The proposal does include removing and impacting oak trees and oak tree habitat, therefore, the applicant will be required to comply with the mitigations listed in the oak tree report submitted by the applicant and accepted by the City's Oak Tree Specialist. The applicant will also be required to complete all required mitigations on the project site, including planting mitigation oak trees and installing any habitat that was removed as a result of the development. The proposal also includes improvements by way of channelization to Newhall Creek, which is located adjacent to the proposed self -storage facility expansion. The applicant has agreed to install a treatment to the Creek that would be the most environmentally safe and stable, as well as aesthetically pleasing. The Newhall Creek treatment will be required to be accepted by Los Angeles County. A trail along the creek would be installed by the applicant so the Creek and surrounding habitat can be enjoyed by the public. ' e. The design of the subdivision and type of improvements are not likely to cause serious health problems, as the proposal will extend the existing improvements in the area, compliments the surrounding environment and existing structures so the proposed development is complimentary to the adjacent multi -family and commercial development. g. The design of the subdivision and 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 due to the fact that the project is an expansion of an existing commercial facility, and the improvements related to the residential and public school would be dedicated to the city as public improvements, including rights -of -ways and trails. SECTION 5. HILLSIDE REVIEW FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. That the hillside development standards maximize the positive impacts of site design, grading, landscape architecture and architecture, and provide development consistent with the goals and policies of the City of Santa Clarita's General Plan. The proposal complies with the hillside development standards through the use of landform contour grading, planting native vegetation on-site, constructing on flat areas of the project site, using the higher natural slopes as natural barriers and using building material compatible with the surrounding environment. That through contour grading, building shall be utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation, and prominent landmark features that are compatible with existing neighborhoods. By constructing in an area that is already surrounded by development, including multi -family residences, and a. self -storage facility, the applicant is expanding and existing community with compatible uses. The applicant is also proposing to use architecture compatible and complimentary to the surrounding existing structures. b. That ridgeline preservation and development standards to protect certain ridges within the City and provided and adverse impacts of the development are minimized. Because the applicant is utilizing landform contour grading and the overall project design will not impact the existing Primary Ridgeline to the east of the project site, this application complies with the ridgeline preservation and development standards. The overall design of the proposed development, to be compatible with the existing residential and commercial community, including building setbacks, building heights, compatible structures, and building forms would serve to blend buildings and structures with the terrain through the use of contour grading. C. That the essential natural characteristics of the area, such as major landforms, vegetation and wildlife communities, hydrological features, scenic qualities and r' open space that contribute to a sense of place are maintained through the placement of structures and use of grading and preservation of the natural hillsides, and The applicant is proposing to install native vegetation throughout the project site and that plant materials are conserved in the areas that are not impacted, including the proposed open space areas, and plant material is introduced in the areas that are proposed to be graded and developed, so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside area, including the consideration of the preservation of prominent trees, Newhall Creek and the adjacent Primary Ridgeline. d. The integrity of predominant off-site and on-site views in hillside areas in order to maintain the identity, image, and environmental quality of the City are retained. That portions of the proposed development may be visible from various units of the existing adjacent residential development and San Fernando Road and that the proposed development is designed to be consistent with the design of the community, and through the use of contour grading and immediately revegetating the new manufactured slopes, there will be minimal disruption to the existing adjacent residential development. SECTION 6. MINOR USE PERMIT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. That the operation of a self -storage facility in the CC zone, with the attached conditions of approval, is in accordance with the purpose of the Unified Development Code, the purpose of the zone in which it is located, the Santa Clarita General Plan and the development policies and standards of the City; and b. That the location, size, design and operating characteristics of the proposed self storage facility would be designed to be compatible with the adjacent multi- family community, the proposed school and the adjacent commercial facility, and the project site is surrounded by San Fernando Road, vacant land and commercial uses and, therefore, this project will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, buildings and structures, or natural resources, because the proposed development is an expansion of an adjacent commercial use, with consideration given to; 1. Harmony in scale, bulk, coverage, and density; The proposed development includes the expansion of an existing self -storage facility proposed to be constructed and designed to be compatible through grading and access, with the existing adjacent development, therefore, will be similar to other development in the immediate area. 2. The proposal includes extending existing utilities in the immediate area for both the expansion of the self -storage facility, therefore, the availability of public services, facilities, and utilities would not be impacted; 8. The harmful effect, if any, on desirable neighborhood character; The proposed self -storage facility is a logical expansion of the existing adjacent self storage facility and commercial development while open space, such as Newhall Creek is located between the existing commercial and residential and proposed residential and school uses to act as a barrier for the transition of proposed and existing uses. 4. The proposal for the self -storage facility includes taking access from the existing facility located on Carl Court. The capacity and physical character of the Carl Court and San Fernando Road is adequate for the proposed use, including street width and sidewalks and the incorporation of the attached mitigation measures to reduce the impacts streets; 5. The logical location of the expansion of the adjacent self -storage facility would make the site suitable for the type and intensity of use or development which is proposed, therefore, the subject site meets all the development standards established in the City's Unified Development Code. 6. The harmful effect, if any, upon environmental quality and natural resources; A Mitigated Negative Declaration and conditions of approval were prepared for this project to reduce the potential harmful effects of this project to a level of less than significant. C. That the proposed location of the residential development, between Dockweiler Drive and Valle del Oro and the expansion of an existing self -storage facility, is consistent with the characteristics of the surrounding residential and commercial neighborhood, and does not conflict with the surrounding uses or conflict with the existing surrounding structures that are similar in use, and the conditions under which it 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 because the expansion of the adjacent commercial facilities and the development of a single-family community is designed to be compatible with the adjacent surrounding residential and commercial uses. SECTION 7. OAK TREE PERMIT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby finds as follows: a. Because the oak trees are located in the central portion of the site, it is necessary to remove, prune, cut, or encroach into the protected zone of the oak trees to enable reasonable use of the subject property which is otherwise prevented by the presence of the tree and no reasonable alternative can be accommodated due to the unique physical development constraints of the property, such as hillsides. b. The approval of the request will not be contrary to or in conflict with the general purpose and intent of the Oak Tree Preservation Ordinance with the incorporation of the attached conditions of approval (Exhibit A) that require all impacts to the oak trees be mitigated on the project site. Resolution Page No. 9 SECTION 7. The City Council hereby approves the following entitlements requested under Master Case 00-205 (General Plan Amendment 00-002 and Zone Change 00.002 are approved and adopted by separate ordinance); Tentative Tract Map 53114 incorporated by reference as Exhibit "B", Minor Use Permit 00-011, Oak Tree Permit 00-028, Hillside Review 00-001, subject to: 1) the conditions which are incorporated by reference as Exhibit "A". SECTION 8. 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 10th day of & ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES CITY OF SANTA CLARITA ) I Sharon L. Dawson, City Clerk, of the City of Santa Clarita, do hereby certify that the foregoing Resolution No.01.92 was regularly introduced and passed at a regular meeting of the City Council on the 10TH day of July, 2001 by the following vote, to wit: AYES: COUNCILMEM 3ERS: Darcy, Kellar, Ferry, Smyth NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None DISQUALIFIED: COUNCILMEMBERS: Weste J&� CITY CLERK s:\pbs\aimee\53114\ccentit1res Resolution POI -20 EXHIBIT A Master Case 00.205 Conditional Use Permit 00-013, General Plan Amendment 00-002, Initial Study 00- 015, Hillside Review 00-001, Minor Use Permit 00-011, Oak Tree Permit 00.028, Zone Change 00-002, Tentative Tract Map 53114 CONDITIONS OF APPROVAL/MITIGATION MEASURES General Conditions GC1. The approval of the tentative tract map and related entitlements 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 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. GC5. 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. 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. GCB. 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. Planning Division PLI. 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 =W) for the project shall be complied with to the satisfaction of Director of Planning and Building Services. PLS. The applicant will be required to pay the Library Fee established by the City Council by separate resolution for each residential unit. PL6. 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. PL7. 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. PL9. The applicant shall be required to comply with all the requirements of Section 17.80 (R.idgeline Preservation and Hillside Development Ordinance) of the City's Unified Development Code during the design and construction stages of the development. PL10. The development of the public school site shall be permitted under the appropriate state agencies. This shall include, but not be limited to, the building permit, environmental review and soils studies. PL11. The applicant shall contact the Newhall County Water District regarding the water tanks, and the placement of the pipes for the tanks prior to building permit. The applicant is encouraged to enter into an agreement with the Newhall County Water District regarding the placement of the water lines beneath the proposed streets. Self Storage Facility PL12. Prior to issuance of a building permit, the applicant shall submit colored elevations of the proposed self -storage facility for review and approval by the Director of Planning and Building Services. The second phase of the self -storage facility shall be designed to be compatible with the existing facility, not to exceed a single -story in height. PL13. The applicant shall submit a detailed landscaping and irrigation plan for review and approval by the Director of the Parks, Recreation and Community Services Department prior to issuance of a building permit. PL14. The self -storage facility shall be entirely enclosed by a solid masonry wall, a minimum of six feet in height. PL15. The applicant shall route utility services of electrical, water, gas, security alarm and monitoring systems underground. Utility equipment, such as transformers, meters, regulators, installed above ground shall be screened from view. PL16. The applicant shall maintain a floor area ratio .375:1 for the self -storage facility, unless specified otherwise, based on the approval of the Director of Planning and Building Services. PL17. The applicant shall maintain one parking space for every 2,000 square feet of storage space. A standard parking space is 9'x 18' in size. PL18. Parking spaces shall be allowed to overhang into a landscaped area a maximum of two feet provided that the two feet area and the required protective curb area shall .be counted only as a part of the length of the parking stall and shall not be counted in any way as required landscaped area or setback. PL19. The applicant shall landscape at least 5% of the gross area of the parking lot, including a minimum of one 15 -gallon tree per each five spaces. PL20. The applicant shall install wheel stops on the perimeter of those parking lots that are adjacent to walls, fences or pedestrian walkways. PL21. The applicant shall arrange lighting so as to prevent glare or direct illumination in any residential zone and shall meet the requirements of the Unified Development Code. PL22. Building height, including any required parapet wall, shall not exceed two stories and/or 20 feet. PL23. Driveways shall have a minimum width of 26 feet for the facility entry and fire lanes. Secondary driveways shall have a minimum width of 10 feet. PL24. The applicant shall design/locate buildings so that views of overhead doors and/or interior driveways within such facilities are not readily visible from adjacent roads. Residential Units PL25. All residential units must a garage for two vehicles with a minimum dimension of 20' by 20'. PL26. The applicant shall submit final elevations which include colors and materials to the satisfaction of the Director of Planning and Building Services. PL27. No gating of the project shall be permitted. PL28. 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. PL29. Reverse comer lots shall be considered to have multiple frontages and be required to meet the front yard setback requirement on all street frontages. PL30. No lot shall have a street frontage of less than 40 feet, including lots along cul-de-sacs. PL31. 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. PL32. Structures throughout the project shall be limited to a maximum of 35' in height or stories. Any futureproposal(s) for a building exceeding 35' in height or two stories shall be subject to the approval of a conditional use permit. PL33. 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. 4 PL34. 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. PL35. 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. PL36. 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. PL37. 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. PL38. 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. PL39. 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. PL40. A preliminary landscape pian 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. PL41. 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. PL42. 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 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. PL43. 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. Urban Forestry Street Trees UF1. Street trees shall be provided to the satisfaction of the Field Services Department. The applicant shall use trees from the City's approved Master Street Tree List, available �. from the City Arborist, Omar Davis, at 294-2518. The irrigation and maintenance of I these trees shall comply with City Ordinance 90-15, which established rules and E regulations relating to the planting, care, maintenance and removal of trees, shrubs and any other plantings in public areas, right-of-ways, and easements, and relating to certain activities on private property. UF2. 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 call for tag specifications at (661) 294-2518. UF3. All Street trees shall conform to American Standard for Nursery Stock ANSI Z60.1-1996 or later edition specifications. UF4. Street Trees shall be inspected by the City Arborist before and after planting for quality control. Oak Trees UF5. The mitigation plans for the proposed removals as outlined in the OTR is to replant new oak trees within the project site. Planting plans for mitigation oaks shall be submitted and approved by the City Oak Tree Specialist prior to building permit. The new oak trees shall be planted in areas with favorable growing conditions of native oaks, and shall be approved by City's Field Services Department. UF6. Prior to the start of grading the applicant shall fence all oak trees to remain within two hundred (200) feet of the grading limits with chain link fencing in strict accordance with the City of Santa Clarita Oak Tree Preservation r and Protection Guidelines. The proposed fencing configuration and the fencing installation shall be subject to the review and approval of the City Oak Tree Specialist. The fencing shall remain in place until construction is complete and written authorization is obtained from the Director of Planning and Building Services to remove it. UF7. No construction materials, debris, or vehicles shall be stored within the protected zone of any oak tree at any time. UF8. No irrigation shall be installed within the dripline of any oak tree that is preserved on the site. UF9. The natural oak leaf litter shall be preserved beneath all oak trees to remain on the site. Where deemed necessary by the City Oak Tree Specialist, the leaf litter shall be supplemented with organic mulch to a total depth of three (3) inches. UF10. Prior to first occupancy, the applicant's Arborist shall provide written certification, describing all activities and mitigation measures relating to the oak trees on the site, and whether said activities were performed in accordance with the above conditions. The certification is subject to the review and approval by the City's Field Services Department. UF11. The applicant shall provide for on-site oak tree monitoring of newly planted mitigation oak trees for a five-year period to the satisfaction of the Director of Planning & Building Services. UF12. The following are mitigations for the removal and encroachment of the oak trees on the site contained in the approved oak tree report. The applicant shall comply with all of the mititgations to the satisfaction of the Field Services Department. a. One 48" bog and two 24" boa size oaks shall be planted, on-site for each live oak removed. There are three possible locations for a mass planting of oaks and native shrubs shown on the TLM. Each of these proposed planting sites are graded slopes that will require landscaping. A total of 72 trees should be planted as mitigation (48- 28" box size and 24-48" box size). These trees should be comprised of various species to encourage a varied oak woodland on this site. A mixture of 45% California Live oak (Q. agrifolia), 45% Valley oak (Q lobata) and 10% Scrub oak (Q. berberidifolia) be utilized in setting. This would result in 32 Live oaks, 32 Valley oaks and 8 Scrub oaks being planted in the areas to be landscaped. The proposed landscape plan must ensure that these mitigation oaks are properly installed, staked and watered to ensure survival. Each tree should be inspected for condition and health every 90 days for the first year and bi-annually for a period of two additional years. The replacement plan/landscape plan shall be approved by the City's Field Services Department and the Parks, Recreation and Community Services Department prior to planting. b. A total of 15 Live oaks (Central Gallery) will be encroached upon and impacted by the proposed construction activities. These encroachments shall not occur unless or until City approval has been granted and the project arborist is on-site to monitor the work. Section -views showing each encroachment are contained in the approved oak tree report filed with the City's Planning Division. A long retaining wall will be constructed generally at the toe of a graded slope in the school construction area. The excavation for the wall will encroach within the PZ and/or dripline of several oaks along their eastern canopy quadrants. The Arborist will monitor all root contacts and ensure that each root encountered is properly clean-cut and treated. C. There are 96 Scrub oaks (Q. berberidifolia) located on this site. Most are divided between two distinct areas (northward facing slopes). These trees are all muti- trunked and growing in dense stands. The proposal includes removing 81 of the scrub oaks to facilitate the school foundation and the basic western foundation for the 56 house pad construction envelope at the west boundary of the site. These trees have an average value of a 48" box size tree, installed. The City's Field Services Department has recommended that 11 of the scrub oaks can be transplanted. The 11 trees will be incorporated into the proposed landscape plans. Three 24" box size oaks be planted for each scrub oak removed from this r.. site minus the eleven to be transplanted. This will result 243 minus 11, which equals 232-24" box size oaks being incorporated into the proposed landscape i plan. The same ratio of species selection be utilized as with the Live oaks mentioned in OT 1. The applicant shall be required to plant 104-24" box size Q. ` agrifolia, 104-24" box size Q. lobata and 24-24" box size Q berberidifolia on the site. d. The Theodore Payne Foundation and Tree People (Los Angeles) should be contacted for Scrub oak and native shrub planting, as well as purchasing information. The large open slope areas, which will support the many mitigation oaks should also be planted with various native grasses and shrubs. These plants are typically drought -tolerant and would be ideal for this site. Plants such as Manzanita sp., Ceonothus sp., Mahonia sp., Ribes sp., etc. would do well interspersed among the oaks. An irrigation system designed for this type of dryscape planting is mandatory. Drip -system irrigation shall be utilized. e. An Oak Tree Information Packet including the City of Santa Clarita Oak Tree Protection and Preservation Guidelines must be available on-site during construction. The property owner and contractor should be familiar with the content of these documents. f. Vehicle travel along dirt roadways to and from the site may create a heavy coating of dust on the foliage of nearby oaks. These oaks should be hosed off periodically during construction activities. g. All work performed within the Protective Zone (dripline plus 5') of any oak shall be accomplished by utilizing hand tools only and must be"monitored" by the Oak Tree Consultant. Parks and Recreation PRl. The applicant is required to provide approximately .49 acres of land, or approximately $175,000 in -lieu fee based on the Unified Development Code (UDC) chapter 16.5. The Director of the Department of Parks, Recreation and Community Services has determined that it is unadvisable to accept land for this project. The sub- divider will be required to pay the in -lieu fee equal to the amount of land, as established per the UDC. PR2. A homeowner's association (HOA) shall be formed. This HOA shall be responsible for the maintenance of all open space areas including, but not limited to, slopes, landscaping areas, irrigation, and trees. PR3. A special landscape maintenance assessment district may 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. This district will annex into the Citywide major arterial Landscape Maintenance District. PR4. Trees planted within fourteen feet (14') of the paved road section will be subject to the Parkway Influence Area, as identified in City Ordinances 91-45 and 92-38. PRS. The applicant shall provide access to and egress from slopes which shall be maintained by an HOA through dedication of easements, or other legal means to the satisfaction of the City Attorney. PR6. Street trees shall be provided to the satisfaction of the Parks, Recreation, and Community Services Department. PR7. Trees planted within the City right-of-way will be subject to City Ordinance 90-15. PRS. Applicant shall provide final landscape and irrigation plans for review and approval form the Parks, Recreation and Community Services Department prior to issuance of grading(building permits. PR9. Median landscaping shall be made to the medians adjacent tot he tract's frontage and any additional median island improvements required by the City's Traffic Division to the satisfaction of the Director of Parks, Recreation, Community Services. PR10. The applicant shall provide trail right-of-way trail connections, easements and improvements, including, but not limited to paving, landscaping, striping, and fencing along the Newhall Creek portion of this development. This trail shall be connected to the residential areas at "B" Street. The site plan shall be amended to show trail easement and connection on 20' access road for recreation purposes to be maintained by the HOA. An exact location of the trail and a cross section of Newhall Creek shall be provided to the satisfaction of the Director of Parks, Recreation and Community Services prior to recordation of the final map. PR11. Lot 65 will be offered to the City of Santa Clarita by means of an "irrevocable offer of dedication". Department of Fish and Game FG1. Any impacts to the Santa Clara River or other water courses would require a streambed agreement with the Department of Fish and Game. FG2. Biological and botanical surveys should be done to assess impacts to biological resources. California Department of Transportation DT1. A brief traffic report addressing a rideshare program for the elementary school may be needed to be submitted for review by the California Department of Transportation. DT2. The project may need a Caltrans encroachment permit where the proposed work falls within or affects the State Right -of -Way (State Route 126/San Fernando Road) such as construction, grading, changes to hydraulic runoff, etc. We recommend that the applicant submit a permit application and six sets of plans to Caltrans Office of Permits for review. Fire Department FD1. Access shall comply with section 902 of the Pyre Code, which requires all weather access. All weather access may require paving. FD2. Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures. FD3. 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. FD4. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. All required fire hydrants shall be installed, tested and accepted prior to construction. FCS. The applicant shall provide the Fire Department with approved street signs and building access numbers prior to occupancy. Building and Safety BS1. All proposed structures in this project shall comply with the latest edition of the California Building Code with applicable City amendments. A copy of the amendments is available at the Building and Safety Public Counter. BS2. All proposed structures will require a complete soils an geology report. Two sets of the report shall be formally submitted to the Engineering Division and one copy to Building and Safety for review at the time of plan submittal for building permits. BS3. Prior to issuance of building permits, all rough grading and recompaction 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 Building and Safety. BS4. The elementary school, if publicly funded, shall be reviewed by the State Architects Office. BSS. All proposed structures shall be setback from ascending and descending slopes per the requirements of the California Building Code. BS6. . The property is located within 1000 feet of a natural hillside brush area and shall comply with the City's Fire Hazard Zone Ordinance. BS7. Prior to issuance of building permits, clearances will be required from the following agencies: William S. Hart School District and Newhall Elementary School District Castaic Lake Water Agency L.A. County Sanitation District An agency referral list is available at the Building and Safety Public Counter. Transit TR1. The applicant shall be required to pay transit impact fees, as specified in the fee ordinance. Currently the fee is $200.00 per residential unit. However, the fee is currently under revision and the applicant shall pay the fees in place at the time of building permit issuance. TR2. The applicant shall be required to install sidewalks that meet the requirements of the City's residential right-of-way cross-section requirements. This includes installing landscaped parkways, five feet in width, between the curb and the required five -foot -wide sidewalk. Environmental Services ES1. Stormwater-Design Project: The development is design exempt under the City's NPDES Municipal Stormwater Permit. ES2. Stormwater-Construction Project: The Construction Project is subject to a State General Construction Permit. Applicant must submit an NOI to the City of permit application and preparation of a State SWPPP. The project is also subject to the following minimum requirements: 1. 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 the site to streets, drainage facilities or adjacent properties via runoff, vehicle tracking, or wind. 2. 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 or runoff. 3. Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to remove sediments and pollutants. ES3. Solidwaste-Households: • All single family households should be designed with space for a single 90 -gallon trash bin, and two 65 -gallon recycling and greenwaste bins. ES4. Solidwaste-School Site: The proposed school should include an appropriate number of solid waste enclosures pursuant to current City standards. The developer should inform City Staff of the proposed school's square footage to allow the calculation of the number and types of waste bins needed to service the site. • All trash enclosures must be shown on the site plan, be consistent with current City specifications, be consistent with the surrounding architecture, and provide easy pedestrian access and collection vehicle access. • Pursuant to the Municipal NPDES Permit, all trash enclosures must have a solid roof. ESS. Solidwaste-Entire Project: • The project proponent is encouraged to recycle construction and demolition debris. Contact the Environmental Services Division (284-1411) for debris recycling information. ffic Eneineerin TE1. 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. The applicant shall enter into an agreement with the City stating that upon transfer of the property for the proposed elementary school, the future school plans shall include the following: a designated loading/unloading area for parents, a` designated loading/unloading area for school buses, parking area for staff, and appropriate circulation. This may require separate access, circulation, and a loading/unloading zone for school buses. This agreement will remain in perpetuity or unless, in the future, it is agreed by the City that the on-site circulation is not necessary. If there is no provision to have on-site circulation for school buses, the applicant will be required to provide a bus turnaround area on "D" Street, east of the school entrance to the satisfaction of the City Engineer. TE3. "D" Street shall be designed to include a 12 -foot minimum width median island with landscaping (to prohibit U-turns) to the satisfaction of the City Engineer. Additional right-of-way along the school frontage and appropriate transition will be required. TE4. Annexation to a Landscape Maintenance District for maintenance of the "D" Street island shall be completed prior to final map approval to the satisfaction of the City Engineer. TES. Prior to approval of final map, the applicant shall pay an in -lieu fee in the amount of $100,000 for future installation of traffic -calming measures along Valle del Oro. Adequate right-of-way at the intersection of Valle del Oro and "D" Street shall be provided to install a traffic circle. In order to mitigate the traffic impacts along Valle del Oro, the City would install three traffic circles (at `D' Street, Grape Lily Circle and Costa Brava) and a total of six speed humps along this right-of-way. The cost to design and construct each traffic circle is $35,000. The cost to design and construct each speed hump is $25,000. The City would install these measures after project occupancy, if deemed necessary by the City Engineer. Applicant may submit a bond for this amount to the City Engineer prior to the approval of the final map. In this case, the in -lieu fee shall be paid prior to the issuance of building permits. TE6. The applicant shall install a stop sign on "D" Street, at Valle del Oro, and appropriate signing/striping on "D" Street to provide separate right -turn and left -turn lanes at the intersection. This includes no -stopping signs on both sides of Valle del Oro, north and south of "D" Street. In addition, the applicant shall install appropriate signing to provide no -stopping areas on both sides of "D" Street, along the school's frontage. All improvement plans shall be approved by the City Engineer. TET The applicant shall install a sign at the end of all streets that are to be extended in the future to, the satisfaction of the City Engineer. The signs shall be installed prior to acceptance of the streets. Eneineerine 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. The applicant shall label driveways as "Private Driveway and Fire Lane" on the map on the future school site and the self -storage area to the satisfaction of the City Engineer. EN4. The applicant shall provide proof of access prior to final approval of the map and delineate said access on the map. EN5. The applicant shall quitclaim or relocate easements running through proposed structures prior to final map approval. EN6. If the subdivider intends to file multiple final maps, he must inform the Advisory Agency. 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. ENT The applicant shall show the remainder of the last legally created lottparcel as a "Remainder Parcel" on the final map to the satisfaction of the City Engineer. 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. EN9. The owner of Lot 54 shall own and maintain Lot 63, including, but not limited to, slope, landscape, and drainage. Lot 63 shall be dedicated as an open space lot on the final map. Prior to sale of these lots, the above deed restrictions shall be provided to the City Engineer. EN10. Lot 2, Parcel Map 25042 shall be remapped and combined with that portion of Lot 64, or a lot line adjustment shall be processed so that area needed to accommodate phase two of the storage project is part of the loon which phase one exists. This requirement shall be adequately addressed as part of the mapping of the project to the satisfaction of the City Engineer. EN11. If a lot line adjustment is desired to accomplish condition EN10, all conditions of the map shall apply to the area transferred to Lot 2 PM 25042. EN12. The bonds for PM 25042 will be exonerated upon replacement by bonds for the uncompleted work under this map. ROAD IMPROVEMENTS EN13. Applicant's street and grading plans and all construction permitted by such plans shall comply with the requirements of the approved oak tree report. EN14. The applicant shall design intersections with a tangent section from "beginning of curb return" (BCR) to BCR. EN15. 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. EN16. The applicant shall provide a minimum lot width of 50 ft. The minimum area is 5,000 sq. ft, unless permit to cluster the residential lots is approved. EN17. 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. EN18. The applicant shall dedicate future streets beyond the cul-de-sac on "D" street to the tract boundary or extend the cul-de-sac beyond the tract boundaries within the adjacent ownerships. EN19. 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 highwaystroadways within or abutting the subdivision to the satisfaction of the City Engineer. EN20. The subdivider is required to install distribution lines and individual service lines for community antenna television service (CATV) for all new development. A will serve letter shall be provided for such underground utility prior to map approval. EN21. The applicant shall install mailboxes and posts per City standards. Secure approval of U.S. Postal Service prior to installation. EN22. 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. EN23. The applicant shall not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements until after the final map is filed with the County Recorder unless such easements are subordinated to the proposed grant or dedication. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final parcel map. EN24. The applicant shall provide letter(s) of slope easement(s) and drainage acceptance as directed by the City Engineer prior to final map approval. EN25. The applicant shall form a homeowners' association for maintenance of slopes, landscape, and drainage facilities not maintained by public agencies and obtain approval of the City Engineer and the City Attorney for proposed homeowners' rassociation maintenance agreements prior to recordation of the final map or a phase thereof. EN26. 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. EN27. CC&R's shall be submitted to the City and approved prior to final map approval. Applicant shall reimburse the cost of the City Attorney's review fee. EN28. 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. EN29. The applicant shall provide a vertical alignment of all streets to the satisfaction of the City Engineer. Vertical alignment must meet Caltrans 35 -mph criteria. A lesser design speed for vertical curves may be allowed on "B" Street and "A" Street. EN30. A three percent landing of 100 feet must be provided on "B" Street and "A" Street at the intersection with "D" Street and on "D" Street at its intersection with Valle del Oro to �,� the satisfaction of the City Engineer. EN31. The applicant shall provide for sight distance along extreme slopes or curves to the satisfaction of the City Engineer. EN32. 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. 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 Caltrans. EN34. 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. EN35. This tentative map approval is subject to the subdivider's acceptance of the following conditions for acquisition of these easements: a. The subdivider shall secure at the subdivider's expense sufficient title or interest in land to permit any off-site improvements to be made. b. If the subdivider is unable to acquire sufficient title or interest to permit the off-site improvements to be made, the subdivider shall notify the City of this inability not less ; than six months prior to approval of the final map. C. In such case, the City may thereafter acquire sufficient interest in the land which will permit the off-site improvements to be made by the subdivider. d. The subdivider shall pay all of the City's costs of acquiring said off-site property interests pursuant to Government Code Section 66462.5. Subdivider shall pay such costs irrespective of whether the final map is recorded or whether a reversion occurs. The cost of acquisition may include, but is not limited to, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses and/or damages as provided under Code of Civil Procedures Sections 1268.510-.620 and Overhead. 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, Iegal land descriptions, plans, pleadings and other documents deemed necessary by the City to commence its acquisition proceedings. Said documents must be submitted to City for preliminary review and comment at least 30 days prior to subdivider's notice described hereinabove at b. r' 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. 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. EN36. 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. EN37. 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. EN38. 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). EN39. The central angles of the right-of-way radius returns shall not differ by more than ten degrees on local streets. EN40. 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. EN41. 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. EN42. The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes. Such easements shall be dedicated on the final map. Offsite easements shall be dedicated by separate document prior to final map approval. EN43. The applicant shall not construct driveways within 25 feet upstream of any catch basins when street grades exceed six percent. EN44. The applicant shall repair any broken or damaged curb, gutter, and sidewalk and refurbish the half section of pavement on streets within or abutting the subdivision. EN45. The applicant shall provide and install street name signs prior to occupancy of building(s) to the satisfaction of the City Engineer. EN46. Whenever there is an offer of Private and Future Right -of -Way, the applicant shall provide a Drainage Acceptance Letter. EN47. The applicant shall dedicate the right to restrict vehicular access on all streets having a projected volume of 2,000 vehicle trips per day and within 100 feet of any secondary or major highway. EN48. The applicant shall construct a wheelchair ramp at all intersections. EN49. The applicant is granted permission for street grades up to eight percent of Dockweiler Drive and up to ten percent on other streets as shown on the tentative map, the applicant may not exceed any street grade by more than one half percent. EN50. The applicant shall dedicate and construct the following required road improvements: Street R/W Curb & Base & Street Street Sidewalk Landscape Name Width Gutter Paving Lights Trees (5' min.) Median D Street 69 feet (ii) x x x x x (i) x A Street 58 feet x x x x x B Street 58 feet x x x x x (i) The sidewalks on the south side shall be a minimum of eight feet wide per the Parks Department's paseo system requirements. No sidewalk shall be required on the north side. (ii) The right-of-way width shall be provided to the satisfaction of the City Engineer. EN51. The applicant shall dedicate the necessary on site slope and road easements for the Dockweiler Drive Road alignment to the satisfaction of the City Engineer on the final map. EN52. The subdivider shall install and dedicate main line sewers and serve each lot/parcel with a separate house lateral. The plans shall be approved by the City Engineer and bonded prior to approval of the final map. r EN53. 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 prior to the final map approval. EN54. 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. EN55. 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. EN56. Easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. On site easements must be dedicated on final map. Offsite easements shall be dedicated by separate document prior to final map approval. EN57. 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. Deposit is required upon submittal of final map and easement documents. EN58. The discharge of sewage from this land division into the public sewer system will not r violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code. GRADING, DRAINAGE & GEOLOGY EN59. The applicant shall submit a grading plan for the entire site, which must be approved prior to approval of the final map. EN60. The applicant 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. EN61. 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. EN62. The applicant shall dedicate to the City the right to prohibit the erection of buildings and other structures within all restricted use areas, including Lot 63. EN63. 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. EN64. 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. EN65. 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. EN66. 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. EN67. 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. Plans for storm drain must be approved and drain must be bonded prior to issuance of such building permits. EN68. Applicant shall comply with requirements for construction of structures within a flood hazard area. No structures are allowed within a floodway and all structures within the flood plain/hazard area must have the finish floor elevated 1'-0" above the projected water surface elevation or, in the case of an AO designated zone,l'-0" in addition to the depth number. Applicant shall obtain approval for finish floor elevation from the Engineering Department. EN69. 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. EN70. The applicant shall ,improve the Newhall Creek channel to a method that is most environmentally friendly and aesthetically pleasing, and transferable to the Los Angeles County Flood Control District (LACFCD) for maintenance. Prior to the map recordation, the applicant shall explore available bank stabilization methods that can be transferable to the LACFCD, including, but not limited to, soil cement method and present to the City Engineer for a selection. In addition, the applicant shall obtain a formal approval from the LACFCD for the selected bank stabilization design plan prior to map recordation. EN71. 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 W per the Federal Flood Insurance Rate Map. Upon completion of storm drain facilities, applicant shall complete procedures for revising the Rate Map. EN72. Specific drainage requirements for the site will be established at building permit application. EN73. 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. EN74. 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. EN75. 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 offsite B&T improvements and receive credit against B&T fees paid subject to approval of the City Engineer. Factors for development units are as follows: Development Units Factors Single -Family Commercial The project is in the: Per Unit 1.0 Per Unit (acre) 5.0 [ ] Bouquet Canyon Bride and Thoroughfare District ( I Route 126 Bridge and Thoroughfare District [x] 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. EN76. Grading shown on the tentative map shall be revised to be consistent with the preferred alignment of the extension of Dockweiler Road. The alignment shown on tentative map has not been approved. This may affect the configuration of lots shown on said map. EN77. 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. EN78. 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. EN79. 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. EN80. Applicant shall acquire N.P.D.E.S. permits if applicable. EN81. 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. EN82. Developer shall pay street maintenance fees to cover cost of one-time slurry seal of all pavements constructed as public streets within the development. EN88. Off-site road easements shall be dedicated for "D" Street prior to final map approval. Subdivider has verbally acknowledged this need. EN84. All construction plans and activities must be in compliance with the provisions of the stormwater permit and associated SUSMP. All applicable BMP s, both permanent and construction related, shall be incorporated into appropriate plans. ACG s:\pbs\pingcom\00205-c Exhibit B Tentative Tract Map 53114 Incorporated by Reference