HomeMy WebLinkAbout2001-11-27 - RESOLUTIONS - FLYING TIGER DR ZONE CHANGE (2)RESOLUTION NO. 01-157
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA, CALIFORNIA,
ADOPTING THE MITIGATED NEGATIVE DECLARATION FOR MASTER CASE 01-047,
APPROVING GENERAL PLAN AMENDMENT 01-002, ZONE CHANGE 01-001,
CONDITIONAL USE PERMIT 01-003, AND VARIANCE 01-002 LOCATED EASTERLY
OF SIERRA HIGHWAY AT THE TERMINUS OF
THE PROPOSED FLYING TIGER DRIVE (LOT 4 OF PARCEL MAP 25916)
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
FINDINGS OF FACT. The City Council does hereby make the following findings of fact:
a. On February 6, 2001, an entitlement application was filed with the Planning &
Building Services Department which included the following requests: an
amendment to the General Plan Land Use Element Land Use Map to
redesignate approximately 5.84 acres of Community Commercial (CC)land use
to Residential High (RH) land use; a zone change modifying the Unified
Development Code Zoning designation and standards of approximately 5.84
acres of property from Community Commercial (CC) to Residential High (RH)
zoning designation; a conditional use permit to allow for the construction of a
storybuildimCeideeding 35 feet-in—height; and a variance to waive the
Unified Development Code requirement to provide 250 cubic feet of lockable,
enclosed storage space per unit; and
b. On February 14, 2001, the application was deemed to be complete and consistent
with the Submittal Requirements of the City of Santa Clarita; and
C. On November 6, 2001, the Planning Commission of the City of Santa Clarita
conducted a duly noticed public hearing for the proposed 200 unit affordable
senior housing project. The public hearing was held at 7:00 p.m. at City Hall,
Council Chambers, 23920 Valencia Boulevard, Santa Clarita; and
d. The Planning Commission fully considered the Draft Mitigated Negative
Declaration and Initial Study prepared for Master Case 01-047; and
e. The Planning Commission fully considered all testimony and evidence regarding
the proposed 200 unit affordable senior housing project consisting of General
Plan Amendment 01-002, Zone Change 01-001, Conditional Use Permit 01-003,
Variance 01-002 (Master Case 01-047).
f. On November 27, 2001, the City Council of the City of Santa Clarita conducted
a duly noticed public hearing for the proposed 200 unit affordable senior housing
project. The public hearing was held at 6:00 p.m, at City Hall, Council
Chambers, 23920 Valencia Boulevard, Santa Clarita; and
City Council Resolution
Master Case al -047
Page 2 of 10
g. The City Council fully considered the Draft Mitigated Negative Declaration and
Initial Study prepared for Master Case 01-047; and
h. The City Council fully considered all testimony and evidence regarding the
proposed 200 unit affordable senior housing project consisting of General Plan
Amendment 01-002, Zone Change 01-001, Conditional Use Permit 01-003,
Variance 01-002 (Master Case 01-047).
CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the
testimony and other evidence received at the hearing, and upon the study and investigation
made the City Council further finds as follows:
a. A Draft Mitigated Negative Declaration and Initial Study for this project have
been prepared and circulated in compliance with the California Environmental
Quality Act and adopted as required by that Act; and
b. Said study found that no adverse impact to the existing and future
environmental resources of the area would result from the proposal; and
C. A Draft Mitigated Negative Declaration and Initial Study have been circulated
for review and comment by affected governmental agencies and the public, and
—for
all comments received have been considered. The public review period was from
October 7, 2001 through November 6, 2001; and
d. The proposed project would not have a significant adverse effect on the
environment and a Draft Mitigated Negative Declaration and Initial Study were
posted and advertised on October 7, 2001; and
e. The Draft Mitigated Negative Declaration reflects the independent judgement
of the City of Santa Clarita; and
f. The City Council, based upon the findings set forth above, hereby finds that the
Draft Mitigated Negative Declaration for this project has been prepared in
compliance with CEQA.
GENERAL PLAN AMENDMENT FINDINGS. In making the recommendation
contained in this resolution, the City Council has considered the General Plan Amendment and
finds and determines as follows:
a. That the proposed general plan amendment from Community Commercial (CC)
to Residential High (RH) is consistent with the following goals and policies of the
City's General Plan:
Housing Goal 1: To provide, opportunities for the production of a range of new
housing in the planning area to meet the needs of all income groups.
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City Council Resolution
Master Case 01-047
Page 3of10
Housing Policy 1.1: Implement the land use plan which provides opportunities
for the development of a wide variety of new housing types within the City.
Housing Policy 2.2: Locate higher density residential development and housing
for the elderly in close proximity to public transportation and commercial land
uses, and in close proximity to public services and recreational opportunities,
and/or target the future provision of such services to accommodate existing or
new housing for the elderly.
Housing Goal 3: To provide sites suitable for a variety of housing types for all
income levels and assist in the development and provision of affordable and
proportionally priced and sized homes to meet the needs of all community
residents, including low and moderate income, large families, handicapped,
families with female heads of households, farm workers, and the elderly.
Housing Policy 3.1: Implement the City General Plan land use element which
provides opportunities for a range of housing densities and types.
Housing Policy 3.7: Provide opportunities for the development of adequate
housing to provide the City's fair share of low and moderate income households.
-------------Housing Policy 3.8: Encourage and participate in low and moderate income and -
senior citizen housing programs financed by other levels of government:
Housing Policy 3.9: Promote the dispersal of low and moderate income housing
throughout the Santa Clarita planning area.
Housing Policy 3.11: Consider alternative development standards that are
practical in light of environmental, market, infrastructure and other factors to
promote desired housing types and benefits, while also protecting the quality of
life in the City.
Housing Goal 3: To provide sites suitable for a variety of housing types for all
income levels and assist in the development and provision of affordable and
proportionally priced and sized homes to meet the needs of all community
residents, including low and moderate income, large families, handicapped,
families with female heads of households, farm workers, and the elderly.
Housing Policy 3.1: Implement the City General Plan land use element which
provide opportunities for a range of housing densities and types.
Housing Goal 4: To maintain and improve the condition of the existing housing
stock, particularly the affordable portion of the housing stock, where feasible.
Housing Policy 4.2: Promote the maintenance of existing affordable housing
City Council Resolution
Master Case 01.047
Page 4 of 10
throughout the City, including dwellings occupied by households utilizing
Section 8 programs and other governmental and/or non-profit housing assistance
programs.
Housing Policy 5.1: Promote reasonable processing time and fees, including
consideration of adjustment or waiver of fees to facilitate non-profit affordable
housing and other special needs projects.
Housing Policy 5.5: Encourage the enactment of Federal and State legislation
to provide funding for the maintenance and development of affordable housing.
Housing Policy 5.6 allow density bonuses, or other incentives of equivalent
financial value, as required by State law, when a new housing development
includes an appropriate number of affordable units.
The proposed 200 unit affordable senior housing project is consistent with
several goals and program policies of the general plan which are listed above.
The proposed project will provide opportunities to seniors in the Santa Clarita
Valley to live within the community of Canyon Country in affordable apartments
with on-site amenities. The income levels of potential residents will be restricted
to low-income seniors, which is encouraged by the Housing Element. In addition,
the applicant is requesting a density bonus in order to provide affordability
_-- through the proposed density. -The proposed project is also located just easterly—
of
--
of Sierra Highway which provides public transportation and other amenities and
the applicant will be providing a shuttle service for the residents. Therefore, the
project is consistent with several of the General Plan Housing Element goals and
policies.
ZONE CHANGE FINDINGS. In making the recommendation contained in this
resolution, the City Council has considered certain principals and standards, and finds (Section
17.03.020 of the Unified Development Code) and determines as follows:
a. That because of the lack of high density residentially zoned property and a need
for more affordable senior housing in the City of Santa Clarita, there is a need
for the Zone Change to Residential High (RH) zoning for the area just easterly
of Sierra Highway at the terminus of Flying Tiger Drive for lots 4 and 5 of
Tentative Parcel Map 25916 which is consistent with the objectives of the
General Plan, Development Code, and development policies of the City of Santa
Clarita.
b. The public necessity, convenience, general welfare and good planning practice
justifies the Zone Change classification to Residential High (RH) based upon the
fact that the zone change would provide affordable senior housing to the Canyon
Country Community within the City of Santa Clarita. The Zone Change would
be compatible with the existing and future adjacent residential and commercial
uses -.with application of the Conditions of Approval and Mitigation Measures.
City Council Resolution
Master Case 01-047
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CONDITIONAL USE PERMIT FINDINGS. In making the recommendation contained
in this resolution, the City Council has considered the proposed 200 unit affordable senior
housing project which will exceed 35 feet in height requiring approval of a Conditional Use
Permit and fords and determines as follows:
a. That the proposed location, size, design, and operating characteristics of the
proposed use in accordance with the purpose of this Development Code, the
purpose of the zone in which the site is located, the Santa Clarita General Plan,
and the development policies and standards of the City.
The proposed 200 unit affordable senior housing project is located near uses that
are consistent with and complementary to the project. The proposed 200 units
on the 5.84 acre site, with a density bonus, are supported by the density bonus
provisions as identified in the Unified Development Code. The density bonus
provisions also support the requested increase in building height for this type of
use. The City's Design Guidelines have been applied to the proposed project with
regard to site planning, parking lot design, landscaping, and building far de. In
addition, the City's Design Consultant has reviewed the proposed project and the
applicant has made modifications consistent with the Design Consultants
suggested changes. The operating characteristics of the proposed project will be
consistent with and complementary to the surrounding uses. The operation of
a 200 unit affordable senior housing project will not create a public nuisance to
the surrounding community. The proposed project is consistent with the purpose
of the Development Code and the purpose of the requested zoning designation.
In addition, the proposed project is consistent with the City's General Plan, and .
the development policies and standards of the City.
b. That the location, size, design, and operating characteristics of the proposed use
will be compatible with and will not adversely affect or be materially detrimental
to adjacent uses, residents, buildings, structures, or natural resources, with
consideration given to:
1. Harmony in scale, bulk, coverage, and density.
The proposed 200 unit affordable senior housing project is designed to be
consistent with the surrounding multi -family neighborhoods located to
the east of the project site. The proposed project is compatible with the
harmony, scale, bulk, coverage, and density of the surrounding uses or
resources.
2. Availability of public facilities, services and utilities.
The proposed project would create an additional demand for utilities.
The project presents the need for new systems and supplies, however only
minor alterations to the following utilities are necessary: power and
City Council Resolution
Master Case 01-047
Page 6 of 10
natural gas; communication systems; local and regional water treatment
and distribution facilities; sanitary sewer; storm water drainage; solid
waste disposal; and local and regional water supplies. The project site
is located on the proposed Flying Tiger Drive which is adjacent to Sierra
Highway and near the intersection of Via Princessa and the State Route
14 on/off ramp. Sierra Highway is classified as a major highway and
there are many public services that are accessible from the surrounding
roads. Therefore, public facilities, services and utilities will be available
to the proposed project.
3. The harmful effect, if any, upon desirable neighborhood character.
The proposed project is located in the Flying Tiger subdivision, which is
currently vacant. The surrounding multi -family residential neighborhood
to the east are of a compatible density and height as the proposed project.
Therefore, the proposed project will not have a harmful effect upon the
existing desirable neighborhood character.
4. The generation of traffic and the capacity and physical character of
surrounding streets.
The proposed project will add an estimated 150 vehicle trips per day to
the site The site is located in an area that has already been improved
with respect to circulation and therefore can accommodate the proposed
use. The site would be located on the proposed Flying Tiger Drive, which
will be accessed from Sierra Highway. In addition, the proposed project
will provide a tram service for the senior tenants of the facility, which
will help to reduce the total number of vehicle trips. Therefore,
generation of traffic will be supported adequately by the capacity and
physical character of the surrounding streets.
5. The suitability of the site for the type and intensity of use or development
which is proposed.
The proposed project is located on lot 4 of the Flying Tiger subdivision.
Lot 4 are located to the rear of the subdivision near the multi -family
residential community located to the east of the project site. In addition,
a day care center has been proposed on lot 3 of the project site, an
existing storagelvehicle rental facility is located just west of the proposed
site, and the rear of the State Route 14 off ramp is located to the south-
west. Therefore, the proposed intensity of the project will be consistent
with the surrounding land uses.
6. The harmful effect, if any,, upon environmental quality and natural
resources.
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City Council Resolution
Master Case 01-047
Page 7 of 10
The proposed project is located on a site that is relatively flat. There are
no oak trees located on the project site and there are not any natural
resources that will be harmed as a result of the proposed project. An
initial study has been prepared by staff to analyze any potential impacts
that may be caused as a result of the project. Staff concluded that there
would be no significant impacts with the implementation of mitigation
measures which are listed in the described in the initial study.
Therefore, the proposed project will not have any harmful effect upon the
environmental quality and natural resources on the project site.
C. That the location, size, design, and operating characteristics of the proposed 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.
The proposed 200 unit affordable senior housing project will provide residential
housing opportunities for low income seniors as required by the Housing
Element of the General Plan, the Housing Allocation for the City of Santa
Clarita as set forth by SCAG (Southern California Association of Governments)
in the Regional Housing Needs Assessment (RHNA) and the City's
Comprehensive Housing Affordability Strategy (CHAS) component of the City's
Consolidated Plan prepared for the Federal Department of Housing and Urban
Development (HUD). The proposed 200 unit affordable senior housing -project - -
will not create a nuisance in the surrounding multi -family residential
neighborhood. The operating characteristics of the proposed project will be
complementary to the surrounding uses. Therefore, the proposed project is
providing the residents of the valley with a use that is necessary and will not be
detrimental to the public health, safety, or welfare, or materially injurious to
properties or improvements in the vicinity.
d. That the proposed use will comply with each of the applicable provision of this
code, except for an approved variance or adjustment.
The proposed 200 unit affordable senior housing project will comply with all the
provision specified in Section 17.15, of the Unified Development Code with
regard to multi -family residential uses. However, the applicant is requesting
approval of a variance in order to waive the requirement to provide 250 cubic feet
of lockable, enclosed storage space per unit requiring approval of a variance.
Therefore, the proposed project will comply with each of the applicable provisions
of this code, with the exception of an approved variance request.
VARIANCE FINDINGS. In making the recommendation contained in this resolution,
the City Council has considered the applicant's variance request to waive the requirement to
provide 250 cubic feet of lockable, enclosed storage space per unit and finds and determines as
follows:
City Council Resolution
Master Case 01-047
Page 8 of 10
a. That, because of special circumstances applicable to the property, (size, shape,
topography, location, or surroundings) or the intended use of the property, the
strict application of the Development Code deprives the property of privileges
enjoyed by other properties.
The Unified Development Code requires that multi -family residences provide
250 cubic feet of lockable, enclosed storage space per unit. The lockable, enclosed
storage space is generally attached to the carports provided on-site. Due to the
nature of the proposed multi -family project, the intended residents of the
proposed project does not cause a need for the applicant to provide 250 cubic feet
of lockable, enclosed storage space. Strict application of the Unified
Development Code would deprive the property of privileges enjoyed by other
affordable senior projects that did not meet this requirement.
b. That granting a variance or adjustment is necessary for the preservation and
enjoyment of a substantial property right possessed by other properties in the
same vicinity and zone and denied to the property for which the variance or
adjustment is sought.
The applicant's request to waive the requirement to provide 250 cubic feet of
lockable, enclosed storage space is necessary in order for the subject property to
provide affordable senior housing in this community. Other properties with a
similar use have not provided the -enclosed 250 cubic feet of lockable; enclosed
storage space because it was not necessary based on the needs of the prospective
tenants.
C. That granting of this variance or adjustment will not be materially detrimental
to the public health, safety, or welfare or injurious to the property or
improvements in such vicinity and zone which the property is located.
The applicant's request is consistent with other senior housing facilities that
have not been required to provide this provision. The granting of a variance to
waive the multi -family residential requirement to provide 250 cubic feet of
lockable, enclosed storage space will not create a material detriment to the public
health, safety, or welfare, or injurious to the property or improvements in such
vicinity and zone which the property is located.
d. That granting of this variance does not constitute a special privilege inconsistent
with the limitations upon other properties in the vicinity and zone in which such
property is situated.
The requesttowaive the requirement to provide 250 cubic feet of lockable,
enclosed storage space has not been provided in other similar projects in the —
City. In addition, the nature of the proposed project does not necessitate for this
provision to be met. The granting of this variance does not constitute a special
privilege that is inconsistent with the limitations upon other properties in the
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City Council Resolution
Master Case 01-047
Page 9 of 10
vicinity and zone.
e. That granting of this variance does not allow a use or activity that is prohibited
by the zoning regulation governing the parcel of property.
The variance request to waive a multi family residential requirement is not
allowing a use or activity that is prohibited by the zoning regulation governing
the parcel or property. It is common for similar uses to request the waiver of this
requirement.
f. That granting the variance or adjustment will not be inconsistent with the City
of Santa Clarita General Plan.
The granting of the applicant's variance request to waive the requirement to
provide 250 cubic feet of lockable, enclosed storage space will not be inconsistent
with the City of Santa Clarita General Plan.
APPROVAL. The City Council of the City of Santa Clarita approves the following:
a. The Mitigated Negative Declaration prepared for this project per the California
Environmental Quality Act, as reference herein; and
—� — b ------ . Thero osed 200 unit affordable senior housin
p p g project (Master Case 01-047,---------
General
1-047; _----General Plan Amendment 01-002, Zone Change 01-001, Conditional Use Permit
O1-003, and Variance 01-002) with Conditions of Approval as Exhibit A, attached
hereto and incorporated herein by this reference.
City Council Resolution
Master Case -01-047
Page 10 of 20
PASSED AND APPROVED this 27" day of NovemS4
ATTEST:—
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF SANTA CLARITA )
2001.
iB
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing resolution was regularly adopted and passed at a regular meeting of the City
Council on the 27" day of November 2001 by the following vote, to wit:
---AYES:- COUNCILMEMBERS: Smyth,- Darcy; Kellar, Ferry,
G
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
.)/� 0-� � -
CITY CLERK
e:pbs\current\2001\01-047\resosenior
ITA
CONDITIONS OF APPROVAL
MASTER CASE 01-047
GENERAL PLAN AMENDMENT 01-002
ZONE CHANGE 01-001
CONDITIONAL USE PERMIT 01-003
VARIANCE 01-002
CONDITIONS OF APPROVAL/MITIGATION MEASURES
General Conditions
GC1. Unless appropriate permits and entitlements are activated, the approval of this project
and associated entitlements shall expire two years from the date of conditional approval.
GC2. The applicant may file for an extension of the approval prior to the date of expiration
for a period of time not to exceed one year. If such an extension is requested, it must be
filed no later than 60 days prior to expiration.
GC3. The applicant shall be responsible for notifying the 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 entitlement is approved by the applicant.
GC5. Details shown on this approval are not necessarily approved. Any details which are
inconsistent with the requirements of ordinances, general conditions of approval, or City
policies must be specifically approved.
GC6. 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 City
approves to study the site and recommend a course of action, to the satisfaction of the
City.
GC7. In lieu of establishing the final specific locations of structures on each lot at this time,
the owner, at the time of issuance of building permits, agrees to develop the property in
conformance with the City Code and other appropriate ordinances, including but not
Resolution P01-43
MC 01-047— Conditions -of Approval:
Page" 2 of 8
limited to the Building Code, Plumbing Coded Grading Ordinance, Highway Permit
Ordinance, Mechanical Code, Zoning Ordinance, Oak Tree Ordinance, Undergrounding
of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code,
and Fire Code. Improvements and other requirements may be imposed pursuant to
such codes and ordinances in accordance with vested rights as provided for in the
Government Code.
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 stating that they are aware of, and agree to accept,
all of the conditions of this grant.
GC10. All conditions for PM 25916 shall be met prior to approval of the 200 unit affordable
senior housing project.
GC11. The 200 unit apartment project shall remain affordable restricted to low income, senior
tenants and a deed must be recorded for at least thirty (30) years.
Planning Division
_.-- --- --- -- ---
PL Utility services of electrical, water, gas, security alarm and monitoring systems shall be
routed underground. Utility equipment, such as transformers, meters, regulators,
installed above ground shall be screened from view.
P2. Any changes to the approved project including building design, color, or material change
shall be approved to the satisfaction of the Director of Planning & Building Services.
P3. 10 percent of the project site shall be landscaped, with five percent in the parking areas.
The landscaped setback areas and parking lot trees may count toward this requirement.
P4. 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.
P5. Outside lighting shall be hooded and directed so as not to shine directly upon adjoining
property or public rights-of-way. Highly reflective surfaces conducive to glare are not
permitted.
P6. The project shall comply with all applicable City of Santa Clarita noise regulations
during the construction period.
P7. Construction hours will be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday
through Friday, and between 8:00 a.m. and 6.00 p.m. on weekends, unless, traffic
volumes or public safety issues ;warrant otherwise (as determined by City, County or
Resolution POI -43
MC 01-047— Conditions of Approval
Page 3 of 8
7 I.Siate officials). No construction on Sundays and legally proclaimed holidays will occur.
P8. Where noise impacts from construction activities prove to unduly interfere with
operations of businesses, the applicant will erect temporary noise barriers where they
do not restrict access to residences or businesses and where they do not affect visibility
of businesses.
P9. All roof equipment, backflow devices, utilities and trash receptacles shall be adequately
screened from view.
P10. All plant material shall be irrigated by automatic sprinklers or drip irrigation systems.
Patios, seating areas, parking and circulation spaces can be included in the setback
areas to help buffer adjoining parcels from one another. However, parking areas shall
not be permitted within the required front setback.
P11. A masonryAvrought iron wall, six (6) feet in height from the highest finished grade, shall
be required on the rear and side property lines and installed to the satisfaction of the
Director of Planning & Building Services.
P12. A minimum of two hundred (200) square feet of open area per ground floor unit shall be
provided and a minimum of one hundred fifty (150) square feet fo open space for units
contained wholly on the second story or above shall be provided. Land required for
- setbacks or occupied by buildings, streets, driveways, or parking spaces may notbe - - --
counted in satisfying this open space requirement; however, land occupied by any
recreational buildings and structures may be counted as required open space.
P13. Recreation vehicle parking areas shall be provided, fully screened from public view, or
the development shall prohibit all parking of recreation vehicles.
P14. Trash areas shall be provided for each residential building. All trash areas not located
inside a building shall be paved and located in the rear yard. Such area shall have
minimum inside dimensions of eight (8) feet by five (5) feet, shall accommodate source
seperation of recyclable materials in accordance with State requirements, and shall be
screened from view by a five (5) foot high masonry wall and solid gates. One trash area
shall be provided for the first ten (10) residential units, and one (1) trash area for each
additional ten (10) units, or major fraction thereof
P15. A minimum of fifty (50) trees per gross acre shall be required as part of the landscaping
requirements: twenty (20) percent shall be twenty-four (24) inch box size or larger,
seventy (70) shall be fifteen (15) gallon size and ten (10) shall be five (5) gallon size.
Drought tolerant species with low maintenance requirements shall be utilized, where
possible. Irrigation shall be on automatic systems. Landscaping and irrigation plans
shall be prepared by a California licensed landscape architect.
P16. The applicant shall provide landscaping to reduce the amount of sunlight that will
directly hit the windows.
Resolution P01-43
MC 01-047'— Conditions of Approval
Page 4 -of 8
P17. The applicant shall utilize low glare glass on the windows of the proposed affordable
senior housing project to reduce excessive light and glare.
P18. All parking lot lighting and exterior lighting shall be directed downward and boxed.
Building and Safetv
Bl. All structures shall comply with the detailed requirements of the following:
A. The 1997 Uniform Building Code
B. The 1998 California Building Code Amendments
C. The 1999 City of Santa Clarita amendments to the building codes
A copy of the City amendments is available at the Building & Safety counter
B2. A complete soils and geology report will be required for the project. Three sets of the
report shall be formally submitted to the engineering Division for review and approval.
One copy of the report shall be submitted to Building & Safety for review at the time
of plan submittal for building permits.
B3. Prior to the issuance of building permits:
C.
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 Building & Safety
B4. All structures shall be setback from any ascending and descending slopes per section
1806.5.
B5. The project shall fully comply with the disabled access requirements per the California
Building Code.
B6. Reminder regarding fire sprinklers: a residential sprinkler system (NFPA-13R) may not
be used to increase allowable building areas or increase number of stories.
B7. Additional clearances, from agencies not present at DRC, prior to the issuance of
building permits will be required from:
A. William S. Hart School District and appropriate elementary school district
B. Castaic Lake Water Agency
C. L.A. County Sanitation District
An agency referral list is available at the Building & Safety public counter.
B8: A fee for a Final Planning Field Approval inspection and Fire District fees will be
required at the time of issuance of any building permits.
Resolution POI -43
MC 01-047—Conditions of Approval
Page 5 of 8
B9. At the time of application for a building permit, please submit two complete sets of
construction documents (including structural and energy calculations, soil report, truss
drawings and calcs, etc.).
Engineering Services Department
GENERAL
ES1. 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.
ES2. The Parcel Map 25916 shall be recorded and conditions of the map shall be met
including all required street improvements prior to the occupancy of this project.
ES3. The applicant shall repair any broken or damaged curb, gutter, and sidewalk, and
refurbish the half section of pavement on streets within or abutting this project, prior
to building occupancy.
GRADING, DRAINAGE & GEOLOGY
ES4. The applicant shall submit a grading plan consistent with the approval for the entire
site, which must be approved prior to the issuance of the grading permit.
ES5. 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 site plan and
conditions as approved by the Advisory Agency.
ES6. 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, prior to the issuance of the grading permit.
EST The applicant shall submit drainage plans and necessary support documents to comply
with Engineering requirements. These must be approved to the satisfaction of the
City Engineer prior to the issuance of the grading permit.
ES8. The applicant shall provide for the proper distribution of drainage.
ES9. Specific drainage requirements for the site will be established at building permit
application.
Resolution P01-43
MC 01-047— Conditions of Approval
Page 6 of 8
ES10. Driveways -shall be -constructed using the City of Santa Clarita alley intersection design
No. 110-1 Type (M.. Applicant shall obtain approval from the City Engineer for the
location of all driveways.
ES11. Prior to the issuance of building permits, 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.
ES12. The applicant may construct off-site improvements of equivalent value in lieu of paying
fees established for the District subject to approval of the City Engineer. The B&T fee
shall be paid first at the time stated above and will be reimbursed upon completion and
acceptance of such off-site improvments.
Factors for development units are as follows:
Development Units Factors
Apartment Per Unit 0.7
The project is in the:
PQ Eastside Bridge and Thoroughfare District
B&T fee is subject to change. The fee rate is based on the rate at the time of payment.
ES13. Applicant shall provide an irrevocable offer of dedication for reciprocal access rights for
the driveway along the north and west side of the property, to provide shared access at
the project driveways.
ES14. Applicant shall acquire N.P.D.E.S. permits if applicable.
ES15. All construction plans and activities must be in compliance with the provisions of the
stormwater permit and associated SUSMP, including all applicable BMP's, both
permanent and construction -related. The permanent BMP's shall be in place prior to
acceptance of the associated improvements. Construction -related BMP's shall be on the
SUSMP plan and shall be in place during all phases of the construction.
TRAFFIC
ES16. Flying Tiger parkway shall be built to City of Santa Clarita standards prior to
occupancy.
ES17. The existing traffic signal at Flying Tiger/Sierra Highway: shall be modified and made
operational prior to occupancy per City of Santa Clarita Traffic Engineering approval. --
ES18. The applicant, shall provide an exclusive right turn land to be constructed in the north
bound'direction to serve the site prior to occupancy (at the #2 intersection).
Resolution POI -43
MC 01-047—Conditions of Approval
Page 7 of 8
Parks and Recreation
PR1. Provide final landscape and irrigation plans for review and approval of the Parks,
Recreation, and Community Services Department prior to the issuance of a grading
permit. Where no grading permit is required the landscapelirrigation plans will be
required prior to issuance of building permit.
PR2. Prior to the recordation of an applicable final tract/parcel map, a special landscape
maintenance district may/shall be formed having the responsibility and authority of all
maintenance, including, but not limited to, landscaping, irrigation, street trees, and
medians within the City right-of-way. The Landscape Maintenance District shall be
annexed into a City Landscape District to the satisfaction of the Director of Parks,
Recreation, and Community Services.
PR3. Trees planted within 14 feet of the paved road section in commercial developments on
major arterials will be subject to the Parkway Influence Area, as identified in City
Ordinance 91-45. Trees planted within this area will be maintained by the property
owner.
PR4. Street trees shall be provided to the satisfaction of the Director of Parks, Recreation, and
Community Services. The irrigation and maintenance of these trees shall be per City
Ordinance 90-15, which established rules and regulations relating to the maintenance
removal_ of trees, and other plantings in public areas, right-of-ways, easements, and
on private property.
PR5. Prior to the recordation of an applicable final tract/parcel map, the applicant is required
to pay fees that fulfill their Parkland Dedication requirements as identified in the
Subdivision Ordinance (17.17.060).
PR6. See additional comments on Conceptual Landscape Plan.
Fire Department
FD1. Public and private hydrants will be required when existing locations have been
identified.
FD2. Fire Department access width shall be a minimum of 28 feet wide to within 150 feet of
all portions of buildings. Said access shall provide minimum turning radii of 42 feet on
all turns associated with the required access. The centerline of the access roadway shall
be located parallel to and within 30 feet of the exterior wall on at least one side of the
buildings.
FD3. The buildings should be fully fire-spriklered.
Resolution P01-43
MC 01-047 — Conditions of Approval
Page 8 of 8
'environmental Services-
ESI. Because the proposed project site is greater than 5 acres, it is subject to a General
Construction Permit under the City's Municipal'Stormwater Permit. The applicant
should send an NOI to the City showing the permit application has been filed and a
State SWPPP prepared.
ES2. Sediments from areas disturbed by construction shall be retained on site, using
structural drainage controls to the maximum extent practicable, and stockpiles of soil
shall be properly contained to minimize sediment transport from the site to streets,
drainage facilities or adjacent properties via runoff, vehicle tracking, or wind.
ES3. Construction -related materials, wastes, spills or residues shall be retained on site to
minimize transport from the site to streets, drainage facilities or adjoining properties
by wind or runoff.
ES4. Runoff from equipment and vehicle washing shall be contained at construction sites
unless treated to remove sediments and pollutants.
ESS. There must be a total of eighteen 3 -yard trash bins. Bins should be arranged in solid
waste enclosures large enoughto house either two or four bins. Half of the bins in each _
enclosure should be reserved for recycling.
ALL TRASH ENCLOSURES SHOULD BE SHOWN ON THE SITE PLAN.
ES6. All trash enclosures should be consistent with the surrounding architecture and be
located to provide convenient pedestrian and collection vehicle access.
EST All trash enclosures should be consistent with current City specifications and have a
solid roof.
ESB. The project proponent is encouraged to.recycle construction and demolition debris.
Contact the Environmental Services Division for debris recycling information
TRANSIT
Tl.. Sidewalks shall be provided on Flying Tiger Drive in order to provide pedestrian access
on Sierra Highway.
T3. Applicant should designate a Dial -A -Ride pick-uptdrop-off area.
T4. Project is subject to transit impact fees. Currently, fee is $200 per residential unit.
However, applicant is advised that the fee is under revision. Applicant is subject to the _
fee in place at the time of building permit issuance.
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