HomeMy WebLinkAbout2001-09-06 - RESOLUTIONS - MASTER'S COLLEGE DORM MC01-042 (2)RESOLUTION NO. 01-106
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA APPROVING MASTER CASE No. 01-042 (]DEVELOPMENT REVIEW
01-007, IM SIDE REVIEW 01-004, VARIANCE 01-001) AND ADOPTING A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACTS FOR
THE CONSTRUCTION OF A 28,742 SQUARE -FOOT STUDENT DORMITORY AND
A 24,488 SQUARE -FOOT PARHING LOT FOR USE BY A PRIVATE COLLEGE IN
PLACERITA CANYON IN THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1. FINDINGS OF FACT The City Council does hereby make the following
findings of fact:
a. An application for Master Case 01-042 (Development Review 01-007, Hillside
Review 01-004, Variance 01-001, Minor Use Permit 01-005) was filed by The
Master's College (the "applicant") with the City of Santa Clarita on February 7,
2001 and deemed complete on that date. The project involves the construction
of a 28,742 square -foot three-story dormitory building and a 24,488 square -foot
parking lot. The original submittal included a request for a minor use permit to
allow the transportation of 11,155.6 cubic yards of cut earthen material from the
proposed dormitory site on the college campus to a off-site location within
Placerita Canyon. The Hillside Review is requested to allow for grading on a
slope greater than 10 percent average. Because the number of parking spaces
to be provided for the new dormitory in the proposed surface parking lot is below
that specified in the City's Unified Development Code, the applicant is seeking
to obtain a variance from the parking standards.
b. The proposed project site is located in the south-central portion of the City of
Santa Clarita, northeast of San Fernando Road within Placerita Canyon. The
dormitory building site is located on The Master's College property and is
designated PE (Private Education) by the City's General Plan and Unified
Development Code. The address of The Master's College is 21726 Placerita
Canyon Road, Santa Clarita, California, 91355. The proposed parking lot site
would be located immediately adjacent to the college property in the OS (Open
Space) zone on a 250 -foot Metropolitan Water District (MWD) fee right-of-way.
The off-site property originally proposed for receipt of the cut earthen material
is located at 22032 Placeritos Boulevard, near the intersection of Aden Avenue
and Placeritos Boulevard in Placenta Canyon.
C. College facilities adjacent to the project site include: the Waldock Dormitory and
Slight Dormitory to the east; the Dixon Dormitory, Sweazy Dormitory, and an
access road with parking to the north; a surface parking area to the southeast;
and a grass practice field to the south. Undeveloped, natural hillside and the
Newhall Creek are located to the south. The Metropolitan Water District 250 -
foot fee right-of-way is located to the west, and extends diagonally across the
western portion of the college property. Neighboring uses not related to college
operations include the Placenta Baptist Church to the northwest of the project
site. Because the dormitory and surface parking sites are located on the western
edge of a secondary ridgeline, this area is topographically separated from other
uses in Placenta Canyon and the community of Newhall. The MWD fee right-of-
Resolution No.. 01-106
Page 2 of 7
way abuts property zoned as IC (Industrial Commercial) and RL (Residential
((( Low) on the City's zoning map.
d. This project was reviewed pursuant to the provisions of the California
Environmental Quality Act (CEQA). The City of Santa Clarita prepared an
Initial Study for the project which determined that although the proposed project
may have a significant effect on the environment, there will not be a significant
effect in this case because revisions in the project have been made, and
mitigation measures are required that reduce impacts to insignificant levels.
e. This application was circulated for City Department and agency review upon
case submittal. A development review committee meeting was held on the
project and the City supplied the applicant with draft conditions of approval.
f. The project proposes the extension of all appropriate utility services to the
project site, including a working mainline sewer for the proposed dormitory
project. In the event that the applicant provides the necessary funding, the City
will take an initiative to construct the mainline sewer for the area. The
applicant is solely responsible for securing all necessary funding for the sewer
construction prior to issuance of building permits for the dormitory building.
Upon completion of the mainline sewer, the subject site (dormitory building)
shall abandon the temporary, private disposal system and connect to the
mainline sewer system.
g. A hearing was duly noticed for the Planning Commission meeting of March 20,
2001, at the City Hall Council Chambers, 23920 Valencia Boulevard, Santa
Clarita, at 7:00 p.m. This hearing was continued to the April 3, 2001, meeting
at the request of the applicant. Additional time was needed to collect
information and resolve some issues associated with project implementation.
h. Public participation and notification requirements pursuant to Sections 65090,
65391, and 65854 of the Government Code of the State of California were duly
followed.
i. At the April 3, 2001 hearing, the Planning Commission considered a staff
presentation, a staff report, applicant presentation, public testimony on the
proposal, and the Mitigated Negative Declaration prepared for the project. At
this meeting, the Commission directed staff to add conditions to the project
related to on -campus parking, the future alignment of Dockweiler Drive, and
screening of light sources in the proposed parking area.
j. During the Planning Commission hearing process, and in response to concerns
from the Placenta Canyon community, The Master's College withdrew their
application for a minor use permit for the exportation of 11,155.6 cubic yards of
earthen material off-site to the Placeritos Boulevard property.
k. At the May 15, 2001 hearing, the Planning Commission considered additional
information regarding on -campus parking, the future alignment of Dockweiler
Resolution No. 01-106
Page 3 of 7
Drive, and additional conditions placed on the project. At this meeting, the
Commission conditioned *the applicant to increase the number of on -campus
parking for the dormitory from 31 net spaces to 86 net spaces. In a 4-1 vote, the
Commission adopted Resolution P01-06, approving Master Case 01-042 with 86
net on -campus parking spaces, subject to the conditions of approval (as modified
by the Commission), and adopting the Mitigated Negative Declaration prepared
for the project.
1. On May 23, 2001, the Placerita Canyon Property Owners Association (PCPOA)
submitted a Notice of Appeal to the City Clerk's office, stating that the
Commission's approval of Master Case 01-042 is in violation of the California
Environmental Quality Act as the project was approved prior to the completion
of The Master's College Master Plan.
in. A duly -noticed public hearing before the City Council was scheduled for July 10,
2001, to consider the appeal of the Planning Commission's approval of Master
Case 01-042, The Master's College Dormitory Project.
n. At the July 3, 2001 City Council Study Session, the Council directed staff to
consider scheduling the public hearing for Master Case 01-042 on Thursday,
September 6, 2001 at 6:00 p.m. This item, originally scheduled to be heard at
the July 10, 2001 City Council meeting, was recommended for rescheduling due
to the large agenda for the July 10" meeting and the City Council summer break.
o. On July 10, 2001, at a regularly -scheduled meeting of the City Council, the City
Council opened the public hearing for Master Case 01-042, The Master's College
Dormitory Project, and continued the item to a special meeting of the City
Council scheduled for September 6, 2001. .
P. A duly -noticed public hearing before the City Council was held on September 6,
2001, to consider the appeal of the Planning Commission's approval of Master
Case 01-042, The Master's College Dormitory Project. At this public hearing, the
City Council considered a staff presentation, a staff report, applicant
presentation, public testimony, and the Mitigated Negative Declaration prepared
for the project.
q. On September 6, 2001, at the special meeting of the City Council, the City
Council took formal action, adopting this resolution which upholds the
Commission's decision to (1) approve Master Case 01-042 with 86 net on -campus
parking spaces, subject to the conditions of approval (as modified by the
Commission and Council), and (2) adopt the Mitigated Negative Declaration
prepared for the project.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. The
Santa Clarita City Council has reviewed and considered the Initial Study prepared for the
project and finds and determines as follows:
a. This project was reviewed pursuant to the provisions of the California
Resolution No. 01-106
Page 4 of 7
Environmental Quality Act (CEQA). An Initial Study and a Mitigated Negative
i 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 significant adverse impact to the existing and future
environmental resources of the area would result from the proposal with the
application of mitigation measures; and
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 February 27, 2001 to March
20, 2001; and
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 February 27, 2001, in accordance with the California
Environmental Quality Act (CEQA); and
e. The Mitigated Negative Declaration reflects the independent judgment of the
City of Santa Clarita; and
£ The City Council, based upon the findings set forth above, hereby finds the
Mitigated Negative Declaration for this project to have been prepared in
compliance with CEQA, and adopts the Mitigated Negative Declaration.
SECTION 3. VARIANCE FINDINGS. Based upon the foregoing facts and findings, the
City Council hereby determines as follows:
a. That, because of special circumstances applicable to the property or the intended
use of the property, the strict application of the Development Code deprives the
property of privileges enjoyed by other properties in the vicinity under identical
zoning classification. The area is physically constrained as the dormitory and
surface parking lot sites are located on a hillside on a limited development area.
Increasing the development boundaries beyond the proposed 1.2 -acre area is not
feasible, as it would require substantial alteration of the natural hillside. In
addition, the proposed dormitory would be located in an area with existing
parking facilities that would also serve the new dormitory. The addition of a
dormitory to the on -campus housing area of the campus would be infeasible if the
project were required to meet the UDC parking requirements (288 parking
spaces).
The proposed dormitory and surface parking area would be located among
existing dormitories and parking areas. The various parking areas serving the
cluster of dormitories functions as a whole and provide the number of spaces that
meet actual student demand. Therefore, the addition of 86 net on -campus
parking spaces to serve the new dormitory would adequately meet student
Resolution No. 01-106
Page 5 of 7
demand.
b. That granting of this variance will not be materially detrimental to the public
health, safety or welfare, or injurious to the property or improvements in such
vicinity and zone and denied to the property for which the variance or
adjustment is sought. The UDC parking requirements require a substantially
greater number of parking spaces (288 spaces) than proposed dormitory
residents (166 residents). The parking demand calculations and averages
provided by the applicant, which are based on a four-year period, provide an
accurate computation of on -campus parking demand and, if this average demand
remains constant, shows that the addition of the new three-story dormitory with
86 net parking spaces would not create an adverse parking impact to either the
college campus or the surrounding areas. Basing the number of required
parking spaces on student demand over a four-year period, rather than building
square footage, one parking space for every 2.02 on -campus residents is required.
With this assumption, the demand for 361 spaces would be served by 428 spaces.
C. 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.
d. That granting of this variance does not allow a use or activity which is prohibited
by the zoning regulation governing the parcel of property. The proposed
dormitory and surface parking area would be an extension of existing student
housing clustered in the southwestern portion of the campus. The expansion of
these uses are not expected to be incompatible with or more objectionable than
existing conditions. The functionality of this area will not change due to the
expansion of uses;
e. That granting the variance will not be inconsistent with the City of Santa Clarita
General Plan;
f. That neither present nor anticipated future traffic volumes generated by the use
of the site or the uses of the sites in the vicinity reasonably require strict or
literal interpretation and enforcement of the specified regulation; and
g. That the granting of the variance will not result in the parking or loading of
vehicles on public streets in such a manner as to interfere with the free flow of
traffic on the streets.
SECTION 4. HILLSIDE REVIEW FINDINGS. In making its determination regarding
the hillside review application, the City Council has considered certain principles and
standards, and finds and determines as follows:
a. Natural topographic features and appearances shall be conserved by means of
landform grading so as to blend any manufactured slopes or required drainage
benches into the natural topography;
Resolution No. 01-106
Page 6 of 7
b. Significant, natural, topographic prominent features shall be retained to the
maximum extent possible. The dormitory building would be nestled into the
ridgeline, and the taper of the ridgeline would be retained. Fill material will not
be placed on the natural ridgeline. The eastern end of the three-story building
would be shielded by the hillside, with the roof showing above. The first story
would be entirely tucked behind the hillside across the southern fagade;
C. Grading designs that serve to avoid disruption to adjacent property shall be
utilized. As part of project implementation, a retaining wall will be constructed,
visible only from the dormitory building, to preserve the ridgeline and views to
the south. This will minimize the extent of grading to accommodate the building
pad;
d. Site design and grading that provide the minimum disruption of view corridors
and scenic vistas from and around any proposed development shall be utilized.
California Live Oaks will be planted closer to the ridge to give a more native
appearance to the view from the south. The project has been conditioned to
provide vines along this southern fagade to screen the building and blend with
the natural terrain. The natural hillside along this secondary ridgeline will
continue to be the predominant view after project implementation as the project
site is less than an acre;
e. Plant materials shall be conserved and introduced so as to protect slopes from
slippage and soil erosion and to minimize visual effects of grading and
construction on hillside areas and, to the extent possible, reduce the
maintenance cost to public and private property owners.
SECTION 5. Based upon the testimony and other evidence, if any, received at the public
hearing, and upon studies and investigations made by the City Council and on its behalf, the
City Council further finds and determines that this proposal is consistent with the City's
General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa
Clarita, California, as follows:
a. The City Council hereby adopts the Mitigated Negative Declaration for the
project, including all identified mitigation measures;
b. The City Council approves Master Case 01-042 consisting of Development
Review 01-007, Hillside Review 01-004, and Variance 01-001, with the attached
conditions of approval (Exhibit "A" attached) for the construction and operation
of a three-story student dormitory and surface parking lot.
Resolution No. 01-106
Page 7 of 7
SECTION 6. The City Clerk shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 6t° day of September 2001.
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) as
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at
a regular meeting thereof, held on the 6" day of September, 2001 by the following vote of the
Council•
AYES: COUNCILMEMBERS: Kellar, Smyth, Darcy, Ferry
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
DISQUALIFIED: COUNCILMEMBERS: Weste
CITY CLERK
LMH ,
s:\current\2001\01-042\res01042c.doc
EXHIBIT "A"
MASTER CASE NO. 01-042
DEVELOPMENT REVIEW 01-007
HILLSIDE REVIEW 01-004
VARIANCE 01-001
FINAL PROJECT CONDITIONS OF APPROVAL
As Modified and Approved by City Council on
September 6, 2001
Applicant: The Master's College
Contact: Bob Hotton, Vice President for Operations
Location: 21726 Placerita Canyon Road
APN 2833-013-029
Planner: Lisa Hardy, AICP, Senior Planner
r Proposal: The project involves the construction of a 28,742 square -foot
three-story dormitory building and a 24,488 square -foot parking
lot on The Master's College campus in the PE (Private
Education) zone and the OS (Open Space) zones, respectively.
The proposed dormitory building would house 162 students in
81 rooms, with two resident director apartments. The project
site is 52,500 square feet or 1.2 acres (building pad 0.64 acre,
parking lot 0.56 acre) and is located on a secondary ridgeline.
TRAFFIC ENGINEERING
TE1. Provide 28' all-weather access along the drive aisle that extends along
the frontage of the dormitory building and to the existing parking lot
and proposed parking lot.
TE2. Drive aisles in the new parking lot are to be 26' wide minir'num, except
where the Los Angeles County Fire Department requires 28' in width.
TE3. The applicant shall provide pavement striping in the fire department
turnaround area to direct traffic to the new parking area and the
existing parking area, as shown on the site plan.
ENGINEERING SERVICES
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
Master Case 01-042
Resolution P01-06
Final Conditions of Approval - September 6, 2001
Page 2 of 9
and other appropriate ordinances such as the Building Code, Plumbing
Code, Grading Ordinance, Highway Permit Ordinance, Mechanical
Code, Zoning Ordinance, Undergrounding of Utilities, Sanitary Sewer
and Industrial Waste ordinances, Electrical Code and Fire Code.
EN2. Prior to issuance of a building permit, the applicant shall provide all
necessary funding for the future possible construction of the mainline
backbone sewer and construct a sewer lateral from the dormitory,
which would be capable of connecting to a main sewer trunk line, if
constructed. Sewer construction is contingent upon completion of the
appropriate CEQA analysis and City Council approval following a
public hearing process.
EN3. The Master's College shall provide the City with the obligated Bridge
and Thoroughfare District fees to perform the Dockweiler Drive
alignment study within 60 days of project approval.
EN4. The applicant shall propose proper mitigation for project construction
in the flood plain.
ENS. The applicant shall obtain off-site grading (new parking lot area)
permission from the property owners prior to scheduling a hearing on
the item. Obtain permission for grading over the utility easements.
EN6. Slopes steeper than 2:1 are not allowed, unless a retaining wall system
is provided to the satisfaction of the building official.
ENT Following completion of an approved campus master plan and a
completed appraisal of The Master's College property with the
alignment, the applicant will enter into an acquisition agreement with
the City for the right-of-way for Dockweiler Drive.
EN8. The applicant shall hook up all on -campus dormitories to the backbone
sewer line commencing during the month of May of the year following
the availability of the sewer system to the college (to be completed no
later than the beginning of school in September).
PLANNING
PL1. Any structure exceeding 35' in height shall be subject to approval of a
Conditional Use Permit. The proposed dormitory building is shown at
34' 6" and does not require a conditional use permit at this time.
PL2. The applicant shall be aware of and implement on the plan all
applicable "standards and guidelines for hillside development.
Master Case 01-042
Resolution P01-06
Final Conditions of Approval — September 6, 2001
Page 3 of 9
PL3. The project is proposed to be located at the westerly tapering end of a
secondary ridgeline, as identified by the City's Ridgeline Preservation
Map. Grading on secondary ridgelines shall be reviewed for
conformance with the design criteria of the City's Ridgeline
Preservation and Hillside Development Ordinance.
PL4. The applicant shall implement all applicable property development
standards from the Placenta Canyon Special Standards District.
Specifically, the applicant shall adhere to the following:
Riding and hiking trails and trail linkages shall be provided, where
appropriate, with fence of a rustic wood appearance where
required.
Trails shall be provided in accordance with the Circulation Element
bikeways and trails maps, within Placenta Canyon, as defined
herein, and in accordance with City standards. Additionally any
property abutting The Master's College may be required to provide
a trail connection to the trail easement through The Master's
College.
- All new residential projects of greater than four dwelling units and
all new commercial, industrial, and institutional project (including
expansion thereof) shall connect to public sewer systems. Utilities
shall be undergrounded to the nearest off-site connection.
- Existing and future drainage shall be accommodated to provide
adequate carrying capacity and erosion protection.
PLS. Development within the PE zone shall adhere to the following
performance standards.
- Minimize alteration to the natural landform.
- Protect areas capable of replenishing ground water supplies.
- Protect the natural drainage of the area.
- Protect waterways from indiscriminate erosion and pollution.
- Protect lands having biological significance, especially significant
ecological areas, oak trees, riparian (water -related) areas and their
associated woodland vegetation.
- Protect areas with significant native vegetation and habitat value.
- Protect natural areas for ecologic, educational, and other scientific
study purposes.
PL6. Oak trees are shown in proximity to the dormitory building and the
proposed parking area. The oak trees shall remain outside the grading
limits and will not be affected by the proposed development. Please
note that an oak tree permit will be required if work is conducted
Master Case 01-042
Resolution P01-06
Final Conditions of Approval — September 6, 2001
Page 4 of 9
within the protected zone of any oak tree. This shall include work for
utility extensions, etc.
PL7. The applicant shall provide for an additional 55 on -campus parking
spaces for on -campus resident parking. Therefore, a total of 86 net on -
campus parking spaces shall be provided for the dormitory area to the
satisfaction of the Director of Planning & Building Services.
PL8. The applicant shall be required to provide four new handicapped
parking spaces for the 86 new net on -campus parking spaces to the
satisfaction of the Director of Planning & Building Services. Two
spaces are shown adjacent to the north fagade of the proposed
dormitory. Two additional spaces are required within the dormitory
area.
PL9. All drive aisles shall be a minimum of 26 feet wide, except where the
Los Angeles County Fire Department requires 28' in width. Standard
parking stall dimensions shall measure 18' in length and 9' in width.
PL10. The applicant shall obtain written permission from the Metropolitan
Water District of the land that the proposed parking lot will be located
on prior to noticing of the hearing. A lease between the property
owner and the applicant or proof of ownership by the applicant shall be
required.
PL11. Prior to obtaining plot plan approval, the applicant shall negotiate
with the Metropolitan Water District (MWD) for a mutually agreeable
building and grading setback from MWD's property line and right-of-
way.
PL12. A landscape plan shall be submitted to the Planning and Building
Services Department and shall meet the City's Parking Lot
Landscaping and Tree Coverage Policies (below):
- One tree per four (4) parking spaces (every other space) shall be
provided for a total of 22 trees for the 86 on -campus parking spaces.
Continuous concrete curbing at least six (6) inches high and six (6)
inches wide should be provided at least three (3) feet from any wall,
fence, property line, walkway, or structure (excluding special
circumstances such as reciprocal access points, etc.) where parking
and/or drive aisles are located adjacent thereto. Curbing may be left
out at structure access points. The space between the curb and
wall, fence, property line, walkway or structure should be
landscaped, except as allowed by the Director of Planning and
Building Services. The clear width of a walkway, which is adjacent
Master Case 01-042
Resolution P01-06
Final Conditions of Approval — September 6, 2001
Page 5 of 9
to overhanging parked cars, should be four (4) feet. Wheel stops
should not be used in lieu of curbing to protect landscaping, signage,
structures, and walls.
The applicant shall plant tree species that will achieve a 50 percent
canopy coverage within five years of planting, understanding that
all plant species need to comply with MWD right-of-way landscaping
standards.
PL18. The applicant shall demonstrate that adequate landscaping will be
planted around the perimeter of the dormitory building. This is
especially important along the building's southern fagade as the
dormitory would be located on a secondary ridgeline overlooking the
Newhall community. Vines on the trellis structure and mature
landscaping are encouraged to soften the appearance of the building.
PL14. The applicant shall underground any necessary utilities for the
proposed building's parking lot and access to the satisfaction of the
Director of Transportation and Engineering Services.
r PL15. The applicant shall obtain Fire Department approval for all proposed
and required ingresses, egresses, driveway widths, fire hydrant
locations, etc.
PL16. No signage shall be approved with this entitlement. The applicant
shall obtain Planning Division approval for any signage proposed for
the project prior to its placement on.the buildings/property.
PL17. 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.
PL18. 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.
PL19. 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.
PL20. 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
Master Case 01-042
Resolution P01-06
Final Conditions of Approval – September 6, 2001
Page 6 of 9
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 and jute netting may be required.
PL21. Outside lighting around the proposed dormitory building and surface
parking lot shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way. Illuminators should be
integrated within the architecture of the building. Highly reflective
surfaces conducive to glare are not permitted.
PL22. The project shall comply with all applicable City of Santa Clarita noise
regulations during the construction period.
PL23. 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 State officials). No
construction on Sundays and legally proclaimed holidays will occur. —
PL24. 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.
PL25. All roof equipment, backflow devices, utilities and trash receptacles
shall be adequately screened from public view, including areas to the
south (Newhall community), along Placenta Canyon Road, and from
properties within Placenta Canyon.
PL26. The project shall comply with or implement all mitigation measures
identified in the Initial Study/Mitigated Negative Declaration prepared
for Master Case No. 01-042.
PL27. The applicant shall prepare an overflow parking plan with ongoing
monitoring to the satisfaction of the Director of Planning and Building
Services.
PL28. The surface parking lot shall be planted with shrubs and other
screening as necessary to mitigate nighttime lighting impacts from
vehicle headlights from surrounding properties and view corridors. --
PL29. Preliminary alignment alternatives have been considered by City staff
for the future extension of Dockweiler Drive. Several alignment
alternatives, as presently shown, could encroach upon the college's
facilities. One of these preliminary alignment alternatives which
Master Case 01-042
Resolution POI -06
Final Conditions of Approval - September 6, 2001
Page 7 of 9
i
provides a connection to Market Street could affect the dormitory
building pad. However, it is important to note that these alignment
alternatives are conceptual in nature and were drawn without
consideration for property owner impacts. Future engineering and
environmental analyses would be required to address the disruption of
existing land uses and mitigation for property impacts. Appropriate
mitigation for the loss of on -campus parking spaces and other impacts
to the college would likely be developed as part of the design of the
ultimate Dockweiler Drive alignment.
PL30. The applicant shall be required to balance the cut earthen material on
the property. The off-site exportation of earthen material as part of site
preparation for the dormitory and surface parking area sites is
prohibited. If, at a later time, The Master's College determines that the
off-site transportation of cut earthen material is required as part of this
project, the applicant will need to submit an application for the
appropriate planning approvals and grading permits.
PL31. The applicant shall be required to meet all permitting requirements of
the California Regional Water Quality Control Board.
PL32. Prior to consideration of any other development of the property, a
campus master plan shall be completed with the appropriate
environmental review.
ENVIRONMENTAL SERVICES
ESI. Solid Waste:
The project proponent is encouraged to recycle construction and
demolition debris. Contact the Environmental Services Division for
debris recycling information.
All commercial developments shall provide an enclosed apace for
refuse and recycling containers, subject to the City's design
guidelines for refuse -storage and disposal areas. All refuse and
recycling enclosures shall be accessible to collection vehicles and be
architecturally compatible with adjacent structures on the project
site. Contact the Environmental Services Division for design
guidelines.
Master Case 01-042
Resolution P01-06
Final Conditions of Approval — September 6, 2001
Page S of 9
ES2. Stormwater:
Construction Priority:
This is a construction priority project under the City's Municipal
Stormwater Permit. The developer must create a Local
Stormwater Pollution Prevention Plan (SWPPP). The plan must be
submitted prior to issuance of grading and building permits and
must be kept on the site at all times.
BUILDING AND SAFETY
BSl. The applicant shall install one elevator in the dormitory.
BS2. The applicant shall provide staff with appropriate soils and geology
reports.
BS3. The applicant shall obtain Regional Water Quality. Control Board and
Los Angeles County Health Department approval for septic or sewer
on the property prior to staff conducting a building plan check.
BS4. All exit and entrance doors must be accessible from both handicapped
parking and access to the pedestrian walkway.
BSS. Disabled access is required on all floors/common areas.
BS6. The project is located in a high fire zone and shall comply with the
City's requirements.
LOS ANGELES COUNTY ENVIRONMENTAL SERVICES
El. Prior to construction the following concerns shall be addressed if
proposed buildings will be connected to an oa-site private sewage
disposal system:
- Seasonal high groundwater studies as well as soil percolation
testing be performed in the areas of the proposed sewage drainage
areas (to include the 100% expansion areas).
The footprint of the proposed structures be legally set back from
any existing septic system drainfields as well as the designated
100% expansion fields for those existing buildings in the immediate
area.
Master Case 01-042
Resolution P01-06
Final Conditions of Approval — September 6, 2001
Page 9 of 9
- Also, the California Regional Water Quality Control Board should
approve the project for use of on-site private sewage disposal
systems.
LOS ANGELES COUNTY FIRE DEPARTMENT
FD1. Access shall be a minimum of 28 feet in width to within 150 feet of all
portions of the dormitory. The centerline of the access roadway shall
be located parallel to and within 30 feet of the building.
FD2. The dormitory shall be fire sprink1bred.
FD3. Additional fire hydrants may be required.
FD4. A fire vehicle turnaround is required.
FDS. Fire flow will be determined at a later date.
CREATION
PRI. The applicant shall provide final landscape and irrigation plans for
review and approval of the Parks, Recreation, and Community
Services Department prior to issuance of a grading permit. Drought
resistant plant material and water efficient irrigation systems should
be utilized in the design.
PR2. Show the approximate trail alignment on the site plan from the
previous easement agreement to Creekview Park. This must include all
easements on The Master's College property and Metropolitan Water
District property to the City.
PR3. The applicant shall be required to complete all trail improvements, to
include grading and fencing, according to the City trail standards to the
satisfaction of the Director of Parks, Recreation and Community
Services, prior to dormitory building occupancy.
SOUTHERN CALIFORNIA GAS COMPANY
GC1. Southern California Gas Company has facilities in the area where this
project is proposed. Gas service can be provided without significant
impact on the environment from an existing 1" medium pressure main
in adjacent easement.
GC2. Following project approval, contact Gary Panteleo, New Business
LMH Project Manager, at (323) 881-3598.
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