HomeMy WebLinkAbout2001-06-26 - RESOLUTIONS - WES THOMPSON RANCH PROJ MC (2)RESOLUTION NO. 01-74
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA, CALIFORNIA APPROVING MASTER CASE 96-072,
INCLUDING TENTATIVE TRACT MAP 49621,
CONDITIONAL USE PERMIT 96-004, AN INNOVATIVE APPLICATION DESIGNATION
AND HILLSIDE REVIEW 96-024, TO ALLOW FOR THE DEVELOPMENT OF A 176 -
ACRE PROPERTY KNOWN AS THE "VES THOMPSON RANCH PROJECT" IN THE
UNINCORPORATED AREA OF LOS ANGELES COUNTY
ADJACENT TO THE CITY OF SANTA CLARITA LOCATED AT THE TERMINUS OF
GARY DRIVE AND MARILYN DRIVE EAST OF SAND CANYON ROAD IN THE
COMMUNITY OF CANYON COUNTRY.
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. The applicant, American Beauty Development, formally requested certain project
entitlements related to the Wes Thompson Ranch development on March 28,
1996 (Master Case 96-072). Such entitlement requests included Tentative Tract
Map 49621 to create 350 residential lots, a conditional use permit to cluster the
,., proposed lots on the project site and a hillside review to move earth and develop
on slopes that exceed 30% and an innovative designation of the development.
The applicant has also requested a prezone to RE (Residential Estate) and RS
(Residential Suburban), to be adopted by separate ordinance. The proposed
annexation will be adopted separately, as well. The 176 -acre project site is
owned by American Beauty Development.
b. The Wes Thompson Ranch project area is located on 176 -acres in the Santa
Clarita Valley, in unincorporated Los Angeles County. The site is situated north
of and adjacent to the City of Santa Clarita. The existing American Beauty
Homes, including Gary Drive and Marilyn Drive, is south of the site. Sand
Canyon Road and vacant, unincorporated land is primarily north and west of the
site. The Wes Thompson Ranch annexation is an uninhibited annexation, as
defined by the Cortese -Knox Local Government Reorganization Act of 1985.
C. The Wes Thompson Ranch project area is currently vacant, unincorporated land
located adjacent to and north of the City of Santa Clarita. The dominant natural
feature on the project site is the significant topography. Site elevations range
from 1,600 to 2,200 feet above mean sea level. Several prominent ridgelines are
located on the site, three of which the City has designated as Primary or
Secondary ridgelines on the City's General Plan. Los Angeles County and the
City of Santa Clarita have existing and planned development south of the project
site.
d. The applicant's original entitlement requests are as follows. Please note,
however, that although the site plan has been revised to be consistent with
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 2
Alternative 2B, an alternative identified in the Draft EIR. prepared for the
project.
• An annexation from the County of Los Angeles into the City of Santa Clarita;
A prezone to designate the West Thompson Ranch site as Residential
Suburban (RS) and Residential Estate (RE);
• Tentative Tract Map (TTM) 49621 to subdivide the subject site into 350
single-family parcels, a water tank parcel a park site and numerous open
space lots;
• A conditional use permit to allow grading over 100,000 cubic yards and for
clustering of residential development;
• A Hillside Review to allow grading on slopes in excess of 10%; and
• An Environmental Impact Report was prepared for the project. Certification
of the Final Environmental Impact Report are requested and will be
approved under separate resolution.
e. Because this land is currently outside of the incorporated area of the City of
Santa Clarita, this site would have to be annexed into the City. The site is
currently designated as Residential Estate (RE) and Residential Suburban by
the City's General Plan Land Use Map, therefore a General Plan Amendment is
not required with this application, but a prezone is required prior to the
annexation of the property into the City of Santa Clarita (the prezone will be
approved under separate ordinance).
f. The Planning Commission held duly noticed public hearings on the Wes
Thompson Ranch entitlements on July 26, 2000, and continuing on August 15,
2000, September 5, 2000, October 17, 2000, December 5, 2000, and January 2,
2001. The item was noticed, via mail and the Signal Newspaper, for the January
30, 2001 meeting and continued to, March'20, 2001, and April 3, 2001. The
Planning Commission closed the public hearing on January 30, 2001 and
continued the item to the March 20, 2001 meeting for the purposes of finalizing
their recommendation to the City Council. This meeting was further continued
to the April 3, 2001 and May 15, 2001 Commission meeting.
g. Staff circulated copies of the revised proposed Tentative Tract Map 49621
January 21, 2001 for City staff and agency review. At the January 30, 2001
Planning Commission meeting, the Commission indicated that the revised
project met the findings for an innovative application and directed staff to
prepare conditions of approval and other related documents for formal
Commission action. After the January 30, 2001 Planning Commission meeting,
with comments from staff, the public and the Commission, the applicant revised
the proposed development further. With the final revisions, the project was most
consistent with Alternative 2B, as described in the Draft EIR. The EIR
prepared for this project will be certified by separate resolution.
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 3
Alternative 2B, the 265 -connected plan, eliminates several components of the
original proposal for 350 single-family lots, including, the extension of Marilyn
Drive. Therefore, the development would have two access points, Sand Canyon
and Gary Drive. Residential development would occur off of both Gary Drive and
Marilyn Drive, but the configuration of the extension and number of homes
differs from the original proposal. This alternative would include landform
contour grading and roundabouts used as traffic calming measures. The center
of the roundabouts would be decoratively landscaped as passive open spaces
areas. The plan includes 115.85 acres of open space (65.8% of the total project
site). A fire station site would be located on a parcel adjacent to the entrance at
Sand Canyon Road.
h. On March 26, 2001, the applicant submitted a site plan reflecting the comments
from staff and the Planning Commission. The revised site plan included the
proposed 267 single-family home lots, thirteen open space lots and a lot for a
future fire station. The proposal included clustering development within a large
portion of a valley on-site, while access to and from the site would be from Sand
Canyon Road, and Gary Drive, while Marilyn Drive would be extended with
emergency access to the primary access point from Sand Canyon Road.
Approximately sixty -five -percent of the site (116 acres) is proposed to be left as
open space with a series of hiking, biking, and equestrian trails.
L On March 27, 2001, the tentative map was recirculated to City staff and agencies
with a request that the recipients prepare conditions of approval for the proposed
project. As a result, the map was revised and resubmitted and staff recirculated
the tentative map with a description of the Alternative 2B and requested that
conditions of approval be prepared for the revised project and designate it as an
innovative application.
j. The City of Santa Clarity Development Review Committee met and supplied the
applicant with draft conditions of approval.
k. The project proposes the extension of all utility services to the project site.
1. In accordance with CEQA, the City of Santa Clarita is the identified lead agency
for this project. The City of Santa Clarita prepared an Initial Study for the
project which determined that the project may have a significant effect on the
environment and that an environmental impact report (EIR) must be prepared.
The Initial Study determined that the following issue areas should be addressed
in this EIR: land use and population, earth, hydrology, air quality, traffic and
circulation, biological resources, risk of upset/human health and safety, noise,
public services, public utilities, aesthetics/light and glare, and cultural resources.
The EIR will be approved through a separate resolution.
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 4
In. During the Planning Commission public hearings for the Wes Thompson Ranch
project, letters, public testimony, e-mails and meeting public comment cards with
comments on issues addressed in the environmental document were forwarded
to the Commission and to the consultants designated by the City to prepare the
EIR. Written responses were prepared for the comments received prior to the
close of the public hearing. These written responses to comments will be
forwarded to the City Council in their consideration of this project as part of the
agenda report documentation and included in the City Clerk's reading file for
this project. These written responses to comments will also be incorporated as
additional chapters in the Final EIR. The Final EIR will be adopted by separate
resolution.
At the public hearings described above, the Planning Commission considered
staff and consultant presentations, staff reports, applicant presentations, and
public testimony on the proposal, and the Draft EIR prepared for the project and
recommended at the Planning Commission hearing May 15, 2001, with
Resolution P01-13 the City Council approve Master Case 96-072 and the
associated entitlements.
n. The certification of the Final EIR was adopted by separate resolution on June 26,
2001.
SECTION 2. FINDINGS FOR TENTATIVE TRACT MAP 49621. Based upon the
foregoing facts and findings, the City Council hereby find as follows:
a. The design of the subdivision and the type of improvements will not cause
serious public health problems because the project is a logical extension of the
adjacent residential community located to the south of the project site that has
been developed with residential homes and public streets consistent with the
density and scale of the proposed development.
b. The project site is physically suitable for the type of development because the
applicant is incorporating landform contour grading. The applicant is limiting
the amount of grading; thereby preserving the natural vegetation, hillside and
ridgelines on the site, and the adjacent property to the south of the project site
is developed with single-family homes.
C. The site is physically suitable for the proposed density of development because
the proposal includes limiting the amount of grading that will occur as a part of
the development and development occurring in the valley of the project site and
the proposed density complies with the City's General Plan designation for the
property, and the proposed development is an expansion of an existing adjacent
residential community.
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 5
d. The design of the subdivision and the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish and wildlife or their habitat because approximately 45% of the project site
will be preserved in a natural state (65% of the site will be designated as open
space) and there is no significant endangered species of wildlife or habitat found
on the project site, as stated in the Environmental Impact Report, approved by
separate resolution.
e. The design of the subdivision or type of improvements are not likely to cause
serious health problems because_ the mitigation measures identified in the
environmental impact report, including potential problems, have been made part
of the conditions of approval for the project.
f. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision because the proposal is an expansion of an
existing adjacent residential community located at the terminus of Gary and
Marilyn Drive, and the proposal will also gain access off of the adjacent Sand
Canyon Road, as well as provide public access through the development.
SECTION 3. FINDINGS FOR A CONDITIONAL USE PERMIT. Based upon the
foregoing facts and findings, the City Council hereby finds as follows:
a. This project will not adversely affect or be materially detrimental to the health,
peace, comfort or welfare of persons residing in the area; nor be materially
detrimental to the use, enjoyment, or valuation of property in the vicinity of the
project site; nor jeopardize, endanger or otherwise constitute a menace to the
public health, safety, or general welfare since, upon adoption of Environmental
Impact Report by separate resolution, prezone, annexation, tentative tract map,
conditional use permit, and hillside review. With the approval of the prezone
and annexation of the project site, the project conforms with the zoning
ordinance and is compatible with surrounding land uses.
b. Upon adoption of the prezone, annexation, tentative tract map, conditional use
permit and hillside review, the location, size, design, and operating
characteristics of the proposed project will be compatible with and not adversely
affect or be materially detrimental to adjacent uses, residents, buildings,
structures, or natural resources, with consideration given to: harmony in scale,
bulk, coverage,, and density; the availability of public facilities, services and
utilities; the harmful effect, if any upon desirable neighborhood character; the
generation of traffic and the capacity and physical character of surrounding
streets; the suitability of the site for the type and intensity of use or development
which is proposed; and, the harmful effect, if any, upon environmental quality
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 6
and natural resources because the project includes mitigation measures
identified in the EIR that provide for coordination of public infrastructure
development concurrent with development of the site. Conditions of approval
and mitigation measures addressing grading impacts have been applied to the
tentative tract map, conditional use permit, and hillside review permit. The
associated EIR will be considered by separate resolution..
C. The proposed use, with an approved prezone to RS and RE, annexation,
conditional use permit, hillside review and adoption of the Environmental
Impact Report is consistent with the objectives of the Unified Development Code,
the General Plan, and development policies of the City. The associated EIR will
be considered by separate ordinance.
d. The project, with an approved prezone, annexation, hillside review and
conditional use permit is compatible with existing adjacent development in the
area, consistent with the City's General Plan and Zoning, and consistent with
the State Planning and Zoning Laws. The associated EIR will be considered by
separate ordinance. '
SECTION 4. FINDINGS FOR A HILLSIDE REVIEW. Based upon the foregoing facts
and findings, the City Council hereby find as follows:
a. That through land form 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.
b. The project conserves natural topographic features and appearances by means
of landform grading so as to blend any manufactured slopes or required drainage
benches into the natural topography, including designing the development to be
compatible with adjacent neighborhoods, and preserving 45% of the site in it's
natural state (65% of the total site would be designated as open space).
C. Significant, natural, topographic prominent features shall be retained to the
maximum extent possible because the applicant is proposing to preserve 45% of
the project site as natural open space (65% of the site would be designated open
space) and install native vegetation in portions of the project site.
d. The project applies clustering of the development area and buildings to
substantially reduce grading alterations of the terrain and to contribute to the
preservation of trees, other natural vegetation, and prominent landmark -
features. The clustered project is compatible with existing neighborhoods, as the
proposal includes the extension of existing streets and the proposed location of
r
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 7
the majority of the residential lots in the valley portion of the site.
e. Building setbacks, building heights and compatible structures and building
forms that would serve to blend buildings and structures with the terrain shall
be utilized.
f. 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, including the consideration of the preservation of
prominent vegetation and, to the extent possible, reduce the maintenance cost
to public and private property owners.
g. Curvilinear street design and improvements that serve to minimize grading
alterations and emulate the natural contours and character of the hillsides shall
be utilized, as shown on the plans.
h. Grading designs, such as landform contour grading, that serve to avoid
disruption to adjacent property owners shall be utilized.
i. Site design and grading that provide the minimum disruption of view corridors
and scenic vistas from and around any proposed development shall be utilized,
as shown in the attached site plan, known as Attachment A, where the proposed
development would be located away from the designated ridgelines on the project
site.
SECTION 5. INNOVATIVE' APPLICATION. Based upon the foregoing facts and
findings, the City Council hereby finds as follows:
a. The proposed residential use and expansion of adjacent residential development
is proper in relation of adjacent residential uses, the development of the
community and the various goals and policies of the General Plan.
b. The use or development will not be materially detrimental to the visual character
of the neighborhood or community because the proposed development will be
consistent with the adjacent residential neighborhoods, nor will it endanger the
public health, safety or general welfare because the proposal includes an
extension of existing neighborhoods and public streets.
C. The appearance of the use or development will not be different than the
appearance of adjoining ridgeline areas so as to cause depreciation of the
ridgeline appearance in the vicinity because the development will primarily be
located in the valley of the project site, and the development includes
approximately 45% of the site be preserved in it's natural state as open space
(65% of the total site will be designated open space).
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 8
d. The establishment of the proposed use or development will not impede the
normal and orderly development and improvement of surrounding property, nor
encourage inappropriate encroachments to the ridgeline area because the
development is an extension of an existing residential neighborhood, and the
adjacent ridgelines will be preserved.
e. It has been demonstrated that the proposed use or development will not violate
the visual integrity of the significant ridgeline area through precise illustration
and depiction, as required by the following:
1. The visual impacts of the proposed use or development will be confined
to the immediate local neighborhood and proposed new use or
development area because the majority of the development will be located
in the valley of the subject site and not on the surrounding ridgelines on
the site, as shown on the site plan, known as Attachment A of this
resolution; and
2. The proposed use or development will be shielded from general public
view by a perimeter ridgeline or perimeter ridgeline system, as depicted
on Attachment A of this resolution.
SECTION 6. The City Council hereby approves the following entitlements requested
under Master Case 99-072 (Prezone approved by separate ordinance); Tentative Tract Map
49621 incorporated by reference as Exhibit "A", Conditional Use Permit 96-004, Hillside Review
96-024, subject to the conditions which are incorporated by reference as Exhibit "B".
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 9
SECTION 7. The City Clerk shall certify to the adoption of this Resolution and certify
this record to be a full, complete, and correct copy of the action taken.
PASSED AND APPROVED this 26' day of
ATTEST: (�`, �n•'
3 � aw
CITY CLERK
STATE OF CALIFORNIA)
COUNTY OF LOS ANGELES) ss
t CITY OF SANTA CLARITA)
! I Sharon L. Dawson, City Clerk, of the City of Santa Clarita, do hereby certify that the
foregoing Resolution No. 01-74 was regularly introduced and passed at a regular meeting of the
City Council on the 26" day of June, 2001 by the following vote, to wit:
AYES: COUNCILMEMBERS: Ferry, Smyth, Darcy
NOES: COUNCILMEMBERS: Weste
ABSENT: COUNCILMEMBERS: None
DISQUALIFIED: COUNCILMEMBERS: Kellar
CITY CLERK
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 10
Exhibit A
Tentative Tract Map 49621
Incorporated by Reference
Resolution
Master Case 96-072, Wes Thompson Ranch
Page No. 11
Exhibit B
Conditions of Approval
Incorporated by Reference
Master Case 96-072
Tentative Tract Map 49621
Preliminary Conditions of Approval
(Attachment A)
May 15, 2001
Applicant: American Beauty Homes
16830 Ventura Boulevard, Suite 401
Encino, CA 91436
PROJECT CONDITIONS OF APPROVAL
General Conditions
GC1. The approval of the tentative tract map and related entitlements shall expire two years
from the date of conditional approval.
GC2. The subdivider may file for an extension of the conditionally approved Map prior to the
date of expiration for a period of time not to exceed one year. If such an extension is
requested, it must be filed no later than 60 days prior to expiration. Subsequent
extensions may be requested and could be granted as provided by law or as provided for
in an approved development agreement.
GC3. The applicant shall be responsible for notifying the Director of Planning and Building
Services in writing of any change in ownership, designation of a new engineer, or change
in the status of the developer, within 30 days of said change.
GC4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its
agents, officers, and employees from any claim, action, or proceeding against the City
or its agents, officers, or employees to attack, set aside, void, or annul the approval of
this Subdivision by the City, which action is provided for in Government Code Section
66499.37. In the event the City becomes aware of any such claim, action, or proceeding,
the City shall promptly notify the applicant, or if the City fails to cooperate fully in the
defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold
harmless the City. Nothing contained in this Condition prohibits the City from
participating in the defense of any claim, action, or proceeding, if both the following
occur: 1) The City bears its own attorney's fees and costs; and, 2) the City defends the
action in good faith. The applicant shall not be required to pay or perform any
settlement unless the settlement is approved by the applicant.
GCS. Details shown on the tentative tract map are not necessarily approved. Any details
which are inconsistent with the requirements of ordinances, general conditions of
approval, or City policies and not modified by this permit must be specifically approved.
Master Case No. 96.072
Tentative Tract Map 49621
Page 2
GC6. At any point in the development process, a stop -work order shall be considered in effect
upon the discovery of any historic or prehistoric artifacts and/or remains, at which time
the City shall be notified. The applicant shall hire a qualified consultant that the
Director of Planning & Building Services approves to study the site and recommend a
course of action, to the satisfaction of the Director of Planning & Building Services.
GC7. In lieu of establishing the final specific locations of structures on each lot at this time,
the owner, at the time of issuance of building permits, agrees to develop the property in
conformance with the City's Unified Development Code and other appropriate
ordinances, including but not limited to the Building Code, Plumbing Code, Grading
Ordinance, Highway Permit Ordinance, Mechanical Code, Oak Tree Ordinance,
Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste
Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may
be imposed pursuant to such codes and ordinances in accordance with vested rights as
provided for in the Government Code.
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.
Master Case No. 96.072
Tentative Tract Map 49621
Page 3
GC13. Prior to City approval of the proposed entitlements, the applicant shall have executed
school district mitigation agreements with the Hart Union High School District and the
Sulphur Springs Elementary School District.
Planning Division
General Planning Conditions
PL1. All Final Maps shall be developed in substantial conformance with the tentative tract
map approved by the City Council.
PL2. It is hereby declared and made a condition of this permit that if any condition hereof is
violated, or if any law, statute, or ordinance is violated, the permit shall be suspended
and the privileges granted hereunder shall lapse, provided that the applicant has been
given written notice to cease such violation and has failed to do so for a period of 30
days.
PL3. All requirements of the Unified Development Code and of the specific zoning of the
subject property must be complied with unless set forth in the permit and/or shown on
the tentative map.
PL4. All mitigation measures identified in the certified environmental impact report and
Mitigation Monitoring and Reporting Program aVMIR,P) for the project shall be complied
with to the satisfaction of Director of Planning and Building Services.
PL5. The applicant will be required to pay the Library Fee established by the City Council
by separate resolution for each residential unit.
PL6. The project area shall be annexed into the City of Santa Clarita city limits.
PL7. The permanent reservation of all commonly -owned areas within the development areas
is required. Such reservation shall be accomplished through the establishment of a
homeowner's association..
PL8. Prior to the issuance of building permits, the applicant will be required to go through
the City's Development Review process for the residential subdivisions. The projects
will be reviewed by the City's Architectural Consultant for the site planninglorientation,
building massing, style, materials, lighting, and landscaping. The projects are subject
to architectural review and approval by the City.
PL9. No signage is to be reviewed or approved at this time. The applicant shall obtain
Planning Division approval for any signage proposed for the project prior to its
placement on the buildings/property.
Master Case No. 96.072
Tentative Tract Map 49621
Page 4
Design -Related Conditions
PL10. All residential units must a garage for two vehicles with a minimum dimension of 20'
by 20'.
PL11. The applicant shall submit final elevations which include colors and materials to the
satisfaction of the Director of Planning and Building Services.
PL12. No gating of the project shall be permitted.
PL13. The applicant shall show the building pads for each buildable lot. The applicant shall
comply with residential setback requirements for the proposed residences as specified
in the City's Unified Development Code.
PL14. Reverse corner lots shall be considered to have multiple frontages and be required to
meet the front yard setback requirement on all street frontages.
PL15. No lot shall have a street frontage of less than 40 feet, including lots along cul-de-sacs.
PL16. Retaining walls in the back of the pad on a lot shall be a maximum of eight feet in
height. Retaining walls in the side yard of a lot shall be a maximum of six feet in
height. If greater height is desired, two, four -foot walls may be used with planters in
between the walls to soften the effect within a minimum horizontal spacing of three feet.
Retaining and/or garden walls and fences or combination thereof, shall be a maximum
of 42" within all required front and street side yards on corner lots.
PL17. Structures throughout the project shall be limited to a maximum of 35' in height or
stories. Any future proposal(s) for a building exceeding Win height or two stories shall
be subject to the approval of a conditional use permit.
PL18. The site plans for the developments shall show the locations of the fire flow check valve,
Edison transformers and other types of objects that can be seen from the street. The
location of these objects is subject to the review and approval of the Director of Planning
and Building Services.
Grading & Landscaping Conditions
PL19. The applicant shall comply with all provisions of the City's Ridgeline Preservation and
Hillside Development Ordinance.
PL20. Proposed developments shall relate harmoniously to the topography of the site, and shall
make suitable provisions for the preservation of water courses, drainage areas,
significant ridgelines, significant flora and/or fauna and similar features and areas.
These areas shall be designed to use and retain the features and amenities to the
greatest extent possible.
Master Case No. 96-072
Tentative Tract Map 49621
Page 5
PL21. The overall slope, height or grade of any cut or fill slope shall be developed to appear
similar to the existing natural contours in scale with the natural terrain of the subject
site.
PL22. Where any cut or fill slope exceeds 10 feet in horizontal length, the horizontal contours
of the slope shall be developed to appear similar to the existing natural contours unless
modified by the City Council.
PL23. Grading shall be phased so that prompt re -vegetation or construction will control
erosion. Where possible, only those areas that will be immediately developed,
resurfaced, or landscaped shall be disturbed.
PL24. No excavation or other earth disturbance shall be permitted on any hillside area prior
to the issuance of a grading permit, with the exception of drill holes and exploratory
trenches for the collection of geologic and soil data. These trenches are to be properly
backfilled and, in addition, erosion treatment shall be provided where slopes exceed 20
percent.
PL25. Disclosure information identifying transition lot data shall be recorded within the title
report(s) for affected properties. A property whose grading plan identifies a cut and fill
daylight line that travels through the building pad area, and properties where a
transition lot has been over -excavated to relocate a cut and fill daylight line, are both
considered "affected properties." The data to be recorded shall consist of text identifying
the parcel as a transition lot, and a map identifying the location of the existing cut and
fill daylight line, or the prior location and relocated cut and fill daylight line, whichever
is appropriate.
PL26. A preliminary landscape plan for all parts of the development must be submitted and
approved by the Planning Division in order to ensure that the development will be
complementary to and compatible with the uses in the surrounding area prior to
issuance of a grading permit.
PL27. Landscape coverage and stabilization of graded slopes shall be selected and designed to
be compatible with surrounding natural vegetation. Plant material shall be selected
according to compatible climatic, soil and ecological characteristics of the region. A City -
approved irrigation system shall be utilized for plant establishment, but plant materials
that require excessive water after becoming established shall be avoided. Native plant
materials or compatible, non-native plant materials shall be selected.
PL28. All cut and fill slopes shall be planted and irrigated with an automatic irrigation system
to prevent erosion. Internal slopes less than five feet in height shall not require
irrigation. All cut or fill slopes exceeding five feet vertical height shall be planted with
adequate plant material to protect the slope against erosion. Planting shall be in the
ratio of at least one shrub per 100 square feet of natural slope area and one tree per 150
square feet of actual slope area, with ground cover to completely cover the slope within
six months from planting. All plants shall be drought resistant and shrubs shall be a
Master Case No. 96.072
Tentative Tract Map 49621
Page 6
minimum one gallon size, unless hydroseeded. Slopes less than five feet in height shall
be planted with ground cover to cover the slopes completely within six months of
planting.
PL 29. Due to soil conditions on-site the applicant may vary the pad elevations on the grading
plan up to five feet as long as it maintains conformance with the approved map subject
to the approval of the City Engineer and Director of Planning and Building Services.
Building and Safety Division
BS1. All structures shall comply with the detailed requirements of the following unless new
Codes are adopted:
■ The 1997 Uniform Building Code
■ The 1998 California Building Code amendments
■ The 1999 City of Santa Clarita amendments to the building codes.
BS2. A complete soils and geology report will be required for the project. Three sets of the
report shall be formally submitted to the Department of Transportation & Engineering
Services, Subdivision Engineering Division for review and approval. One copy of the
report shall be submitted to the City's Building and Safety Division for review at the
time of plan submittal for building permits.
BS3. Prior to the issuance of building permits:
■ Rough grading and/or recompaction (if proposed) must be completed.
• A final compaction report and Rough Grading Certification shall be submitted to and
approved by the Engineering Division.
• A copy of the final compaction report shall be reviewed by the Building and Safety
Division.
BS4. All structures shall be set back from any ascending and descending slopes per Section
1806.4 of the Uniform Building Code. Per Section 2907-d of the UBC, the project is
required to comply with requirements for retaining walls.
BS5. The project shall fully comply with the disabled access requirements per the California
Building Code. American Disabilities Act (ADA) requirements are the responsibility of
the applicant.
BS6. The final working drawings shall be coordinated with all applicable agencies with final
marks, corrections, etc. All required agency stamps shall be shown on two sets of the
final approved plans. Additional clearances prior to the issuance of building permits
will be required from the following agencies:
■ William S. Hart Union High School District
■ Sulphur Springs Elementary School District
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Tentative Tract Map 49621
Page 7
■ Castaic Lake Water Agency
■ L.A. County Sanitation Districts
■ L.A. County Industrial Waste Division
■ Los Angeles County Fire Department (to include stamp and letter)
■ Los Angeles County Health Department
BST A fee for the Final Planning Field Approval inspection and Fire District fees will be
required at the time of issuance of any building permits.
BS8. The project site is located within a natural brush hillside area. Therefore, per Section
6401 of the Uniform Building Code, the project is subject to fire zone requirements
related to roof coverings, exterior walls, exterior windows and doors, protection of
openings, unenclosed under -floor areas, accessory structures, and identification signage.
BS9. A complete plot plan, showing the complete lot and dimensions, street names and
widths, location of proposed and existing buildings complete with their area, occupancy
group and type of construction, distances between buildings, house number, north
arrow, scale, City -County boundary line, zone change boundary line, location of all
easements, storm drains and the gross acreage of each lot is required prior to the
issuance of a building permit. (UDC Section 106.3.3)
BS10. The tract map must be recorded before a building permit for production homes can be
issued. The applicant shall submit a copy of the recorded map to the City.
BS11. Section 1022 of the Security Provisions of the City of Santa Clarita code applies to the
proposed project.
Transit Division
Transit Mitigation Fees
TR1. The applicant shall pay the transit impact fees in place at time of building permit
issuance. The fees are used to defray the capital costs associated with providing
additional transit service, and are assessed on all residential developments citywide.
The current fee is $200 per residential unit. However, the fee is under revision, and
may be revised to apply to both residential and commercial land uses. The applicant will
be responsible for paying the fee structure in place at the time of building permit
issuance.
TR2. All sidewalks in the project shall be separated from automobile traffic by landscaped
parkways.
Parks and Recreation
PR1. Street trees shall be provided to the satisfaction of the Parks, Recreation, and Community
Services Department. Use trees from the City's approved master street tree list, available from
the City arborist. The irrigation and maintenance of these trees shall be per City Ordinance 90.
Master Case No. 96.072
Tentative Tract Map 49621
Page 8
15.
PR2. The applicant shall provide access to, and egress from, slopes which are to be maintained
by a Landscape Assessment District or HOA by the dedication of easements or other
legal means satisfactory to the City attorney.
PR3. Provide final landscape and irrigation plans for review and approval of the Parks,
Recreation, and Community Services Department. Drought resistant plant material
and water efficient irrigation systems should be utilized in the design.
PR4. Median landscaping improvements shall be made to the medians, (as required by City
Engineer) to the satisfaction of the Director of Parks, Recreation, and Community
Services Department.
PRS. Developer will provide irrevocable offer of dedication on open space lots left in a natural
state to the City in a form acceptable to the Director of Parks, Recreation, and
Community Services.
PR6. All manufactured slopes adjacent to the open space lots are to be jute -netted (or secured
with an alternative material to the satisfaction of the City Engineer), re -vegetated with
native species, and shall include an irrigation system during a three-year establishment
period. These slopes are to be separated from LMD\HOA maintained areas.
PR7. The developer shall form a Landscape Maintenance District (LVID) for the maintenance
of all highway median landscaping within or adjacent to the development prior to
recordation of final map. Landscaped slopes along the main view corridors may be
included within the responsibility of the LMD. LMD areas will be separated from open
space re -vegetated areas on a separate irrigation system. Individual homeowners or a
homeowners' association shall maintain planted and irrigated slopes behind homes. All
areas proposed to be within LMD areas must be designed and constructed per City LMD
standards.
PR8. Prior to the issuance of any building permits, the applicant shall pay the required
parkland in -lieu fee to fulfill the project's parkland dedication requirement. The fee is
based on a fee structure identified in the Unified Development Code at the time the
in -lieu fee is paid. Payment shall be made prior to the issuance of building permits to
the Department of Parks, Recreation and Community Services. Subject to the discretion
of the Director of Parks, Recreation and Community Services, private park credit will
be limited to the active play areas and trailhead location.
PR9. All recreational facilities shall be approved, built and maintained to the satisfaction
of the Director of Parks, Recreation and Community Services.
Field Services Department
FS1. Street trees shall be provided to the satisfaction of the Director of Field Services. The
applicant shall use trees from the City's approved Master Street Tree List, available
Master Case No. 96-072
Tentative Tract Map 49621
Page 9
from the City Arborist, Omar Davis (661) 294-2518.
FS2. Street trees shall be planted within the right-of-way and maintained per City Ordinance
90-15.
FS3. All street trees shall have an affixed tag that identifies the street tree as a City tree.
Tags are available from the City Arborist for a fee, or the applicant may call (661) 294-
2518 for tag specifications.
FS4. All street trees shall conform to American Standard for Nursery Stock specifications
(ANSI Z60.1-1996), or later edition specifications.
FS5. Street trees shall be inspected by the City Arborist prior to and after planting for
quality control.
Engineering Services Division
General
EN1. The owner, at the time of issuance of permits or other grants of approval agrees to
develop the property in accordance with City codes and other appropriate ordinances
such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Sanitary
Sewer and Industrial Waste Ordinance, Electrical Code and Fire Code.
EN2. The applicant shall file a map, which must be prepared by or under the direction of a
licensed land surveyor or registered civil engineer. The map shall be processed through
the City Engineer prior to being filed with the County Recorder. The applicant shall
note all offers of dedication by certificate on the face of the map.
EN3. Permission is granted for applicant to file a parcel map waiver. Any dedications, if
required, shall be made by separate instrument prior to final map approval.
EN4. The applicant shall label driveways as 'Private Driveway and Fire Lane" on the map
to the satisfaction of the Department.
EN5. The applicant shall provide proof of access prior to final approval of the map and
delineate said access on the map.
EN6. The applicant shall quitclaim or relocate easements running through proposed
structures.
ENT If the subdivider intends to file multiple final maps, he must inform the Advisory Agency
at the time the tentative map is filed. The boundaries of the units for such a map shall
be designed to the satisfaction of the City Engineer and the Director of Planning and
Building Services.
Master Case No. 96-072
Tentative Tract Map 49621
Page 10
EN8. If the signatures of record title interests appear on the map, the applicant shall submit
a preliminary guarantee. If said signatures do not appear on the map, a title
report/final guarantee is needed showing all fee owners and interest holders.
Road Improvements
EN9. Applicant's street and grading plans and all construction permitted by such plans shall
comply with the requirements of the approved oak tree report.
EN10. The applicant shall design intersections -with a tangent section from "beginning of curb
return" (BCR) to BCR.
EN11. The applicant shall provide at least 40 feet of frontage at the property line and
approximately radial lot lines for all lots fronting on cul-de-sacs or knuckles.
EN12. The applicant shall provide a minimum lot width of 50 ft. The minimum area is 5,000
sq. ft.
EN13. The applicant shall provide full cul-de-sacs, with easements, at the terminus of all
streets within the subdivision to the satisfaction of the City Engineer.
EN14. The applicant shall dedicate future streets beyond the turnarounds on all streets to the
tract boundary or extend turnarounds beyond the tract boundaries within the adjacent
ownerships.
EN15. Where applicable, the applicant shall pay fees for signing and striping of streets as
determined by the City Traffic Engineer or shall prepare signing and striping plans for
all multi -lane highways within or abutting the subdivision to the satisfaction of the City
Engineer. .
EN16. The subdivider is required to install distribution lines and individual service lines for
community antenna television service (CATV) for all new development.
EN17. The applicant shall install mailboxes and posts per City standards. Secure approval of
U.S. Postal Service prior to installation.
EN18. The applicant shall contact the City Department of Parks, Recreation and Community
Services for street tree location, species, and approved method of installation and
irrigation.
EN19. The applicant shall not grant or record easements within areas proposed to be granted,
dedicated, or offered for dedication for public streets or highways, access rights, building
restriction rights, or other easements until after the final map is filed with the County
Recorder unless such easements are subordinated to the proposed grant or dedication.
If easements are granted after the date of tentative approval, a subordination must be
Master Case No. 96.072
Tentative Tract Map 49621
Page 11
executed by the easement holder prior to the filing of the final parcel map.
EN20. The applicant shall provide letter(s) of slope easement(s) and drainage acceptance as
directed by the City Engineer.
EN21. The applicant shall obtain approval of the City Engineer and the City Attorney for
proposed homeowners' association maintenance agreements prior to recordation of the
final map or a phase thereof. The HOA shall be responsible for the maintenance of slope
landscapes, drainage facilities that are not maintained by public agencies, and open
spaces within the development.
EN22. The applicant shall include a disclosure in the CC&R's to comply with the Geologist's
recommendations in the Geology Report for restrictions on watering, irrigation, planting
and recommend types of plants.
EN23. The subdivider, by agreement with the City Engineer, may guarantee installation of
improvements as determined by the City Engineer through faithful performance bonds,
letters of credit or any other acceptable means.
EN24. The applicant shall provide a vertical alignment in accordance with Caltrans' Standards.
EN25. The applicant shall provide for sight distance along extreme slopes or curves to the
satisfaction of the City Engineer.
EN26. The applicant shall design the intersections of local streets with General Plan Highways
to provide a 55 mph sight distance from the local street. The applicant shall place
aboveground utilities, outside sidewalks, or provide a minimum of four feet clear path
of travel along sidewalks. Dedication and/or grading may be required.
EN27. The applicant shall design the minimum centerline radius on a local street with an
intersecting street on the concave side to comply with design speeds per City of Santa
Clarita "Requirements for Street Plans" and sight distance per the current Caltrans.
EN28. Whenever the centerline of the existing pavement does not coincide with the record
centerline, the applicant shall provide a new centerline to the satisfaction of the City
Engineer.
EN29. The applicant shall align the centerline of all local streets without creating jogs of less
than 200 feet. A one -foot jog may be used where a street right-of-way changes from 58
to 60 feet.
EN30. This tentative map approval is subject to the subdivider's acceptance of the following
conditions for acquisition of these easements:
a. The subdivider shall secure at the subdivider's expense sufficient title or interest
in land to permit any off-site improvements to be made.
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b. If the subdivider is unable to acquire sufficient title or interest to permit the off-
site improvements to be made, the subdivider shall notify the City of this
inability not less than six months prior to approval of the final map.
C. In such case, the City may thereafter acquire sufficient interest in the land,
which will permit the off-site improvements to be made by the subdivider.
d. The subdivider shall pay all of the City's costs of acquiring said off-site property
interests pursuant to Government Code Section 66462.5. Subdivider shall pay
such costs irrespective of whether the final map is recorded or whether a
reversion occurs. The cost of acquisition may include, but is not limited to,
acquisition prices, damages, engineering services, expert fees, title examination,
appraisal costs, acquisition services, relocation assistance services and
payments, legal services and fees, mapping services, document preparation,
expenses and/or damages as provided under Code of Civil Procedures Sections
1268.510-.620 and Overhead.
e. The subdivider agrees that the City will have satisfied the one -hundred -and -
twenty -day limitation of Government Code Section 66462.5 and the foregoing
conditions relating thereto when it files its eminent domain action in superior
court within said time period.
f. At the time subdivider notifies the City as provided in b. hereinabove, the
subdivider shall simultaneously submit to the City in a form acceptable to the
City all appropriate appraisals, engineering specifications, legal land
descriptions, plans, pleadings and other documents deemed necessary by the
City to commence its acquisition proceedings. Said documents must be
submitted to the City for preliminary review and comment at least 30 days prior
to subdivider's notice described hereinabove at b.
g. The subdivider agrees to deposit with the City, within five days of request by the
City, such sums of money as the City estimates to be required for the costs of
acquisition. The City may require additional deposits from time -to -time.
h. The subdivider shall not sell any lot/parcel/unit shown on the final map until the
City has acquired said sufficient land interest.
i. 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.
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Tentative Tract Map 49621
Page 13
k. Failure by the subdivider to notify the City, as required by b. hereinabove, or
simultaneously submit the required and approved documents specified in e.
hereinabove, or make the deposits specified in f, hereinabove shall constitute
subdivider's waiver of the requirements otherwise imposed upon the City to
acquire necessary interests in land pursuant to Section 66462.5. In such event,
subdivider shall meet all conditions for installing or constructing off-site
improvements notwithstanding Section 66462.5.
EN31. The applicant shall construct full -width sidewalk at all walk returns.
EN32. The applicant shall design all local streets with the following minimum centerline
radiuses:
350 feet for pavement width of 40 feet.
250 feet for pavement width of 36 feet.
100 feet for pavement width of 34 feet.
EN33. The applicant shall design the minimum centerline radius on a local street with an
intersecting street on the concave side to comply with design speeds per City of Santa
Clarita "Requirements for Street Plans" and sight distance per the current Caltrans.
EN34. The applicant shall design local streets to have minimum centerline curve radii which
will provide centerline curves of 100 feet minimum length. Reversing curves need not
exceed a radius of 1,500 feet and any curve need not exceed a radius of 3,000 feet. The
length of curve outside of the BCR is used to satisfy the 100 -foot minimum requirement.
EN35. Compound curves are preferred over broken -back curves. The applicant shall design
broken -back curves to be separated by a minimum of 200 feet tangent (1,000 feet for
multi -lane highways).
EN36. The central angles of the right-of-way radius returns shall not differ by more than ten
degrees on local streets.
EN37. The applicant shall provide standard property line return radii of 13 feet at all local
street intersections, including intersection of local streets with General Plan Highways,
and 27 feet where all General Plan Highways intersect.
EN38. The applicant shall construct a slough wall outside the street right-of-way when the
height of slope is greater than five feet above the sidewalk and the sidewalk is adjacent
to the street right-of-way.
EN39. The applicant shall construct drainage improvements and offer easements needed for
street drainage or slopes.
EN40. The applicant shall replace driveways to be abandoned with std. curb, gutter, and
sidewalk.
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EN41. The applicant shall not construct driveways within 25 feet upstream of any catch basins
when street grades exceed six percent.
EN42. The applicant shall provide and install street name signs prior to occupancy of
building(s).
EN43. The applicant shall dedicate the right to restrict vehicular access on all streets having
a projected volume of 2000 vehicle trips per day and within 100 feet of any secondary
or major highway.
EN44. The applicant shall construct a wheelchair ramp at all intersections.
EN45. The applicant shall dedicate and construct the following required road improvements:
Street
Name
R1W Curb & Base & Street Street Sidewalk Landscape
Width Gutter Paving Lights Trees (5' min.) Median
A Street Entrance 78 ft ✓ ✓ ✓ ✓ ✓ ✓
(1) Pay in -lieu fee for landscaped median
(2) Sidewalks on both sides of the street with a meandering sidewalk on one side.
EN46. The subdivider shall install and dedicate main line sewers and serve each lot/parcel with
a separate house lateral or have approved and bonded sewer plans on file with the City
Engineer prior to approval of the final map.
EN47. The subdivider shall install separate house laterals to serve each building in the land
division. Installation and dedication of main line sewers may be necessary to meet this
requirement.
EN48. The subdivider shall send a print of the land division map to the County Sanitation
District, with the request for annexation. If applicable, such annexation must be
assured in writing.
EN49. The applicant shall pay sewer reimbursement charges as determined by the City
Engineer or the County of Los Angeles before the recording of this map.
EN50. The applicant shall grant easements to the City, appropriate agency or entity for the
purpose of ingress, egress, construction and maintenance of all infrastructures
constructed for this land division to the satisfaction of the City Engineer.
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Tentative Tract Map 49621
Page 15
EN51. Easements are tentatively required, subject to review by the City Engineer to determine
the final locations and requirements.
EN52. The applicant shall pay a deposit as required to review documents and plans for final
map clearance in accordance with Section 21.36.010(c) of the Subdivision Ordinance.
Grading, Drainage & Geology
EN53. The applicant shall submit a grading plan, which must be approved prior to approval
of the final map.
EN54. The applicant's grading plan shall be based on a detailed engineering geotechnical
report which must be specifically approved by the geologist and/or soils engineer and
show all recommendations submitted by them. It must also agree with the tentative
map and conditions as approved by the Advisory Agency.
EN55. The applicant shall eliminate all geologic hazards associated with this proposed
development, or delineate restricted use areas approved by the consultant geologist to
the satisfaction of the City Engineer.
EN56. The applicant shall dedicate to the City the right to prohibit the erection of buildings
and other structures within all restricted use areas.
EN57. The applicant shall submit drainage plans and necessary support documents to comply
with Engineering requirements. These must be approved to the satisfaction of the City
Engineer prior to filing of the map.
Portions of the property are subject to sheet overflow and ponding and high velocity
scouring action.
Portions of the property lying in and adjacent to natural drainage courses are subject
to flood hazard because of overflow, inundation, and debris flows.
EN58. Specific recommendations will be required from the consultant(s) regarding the
suitability for development of all lots/parcels designed as ungraded site lots. The
applicant shall file a report with the State Real Estate Commissioner indicating that
additional geologic and/or soils studies may be required for ungraded site lots/parcels
by the Soils and Geology Section.
EN59. The applicant shall provide drainage facilities to remove the flood hazard and dedicate
and show necessary easements and/or rights-of-way on the final map.
EN60. The applicant shall place a note of flood hazard on the final map and delineate the areas
subject to flood hazard. The applicant must dedicate to the City the right to restrict the
erection of buildings in the flood hazard areas.
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Tentative Tract Map 49621
Page 16
EN61. Applicant shall execute and record and covenant and agreement regarding the issuance
of building permits in an area subject to flood hazard if applicant is allowed to obtain
building permit prior to completion of storm drain construction.
EN62. Applicant shall record an instrument or indicate by note on the final map that the lot
owners in said subdivision shall not interfere with the established drainage of said
subdivision. The note shall state that each owner of a lot in said subdivision shall not
erect concrete block wall or similar solid constructions except as approved by the City
Engineer.
EN63. The applicant shall show and label all natural drainage courses on lots where a note of
flood hazard is allowed.
EN64. The applicant shall provide for contributory drainage from adjoining properties and
return drainage to its natural conditions of secure off-site drainage acceptance letters
from affected property owners.
This site is located in Zone "A" per the Federal Flood Insurance Rate Map. Upon
completion of storm drain facilities, applicant shall complete procedures for revising the
Rate Map.
EN65. Specific drainage requirements for the site will be established at grading permit..
EN66. The tentative map shows that proposed slopes will cross lot/parcel lines. For approval
of grading plans, the applicant shall adjust these slope lot/parcel lines so that lot/parcel
lines are located at or near the top of the slopes, along drainage terraces, or at similar
locations acceptable for establishment of slope maintenance responsibilities.
EN67. The applicant shall adjust, relocate, and/or eliminate lot lines, lots, streets, easements,
grading, geotechnical protective devices, and/or physical improvements to comply with
ordinances, policies, and standards in effect at the date the City determined the
application to be complete all to the satisfaction of the City Engineer.
EN68. Prior to the (recordation of the map), the applicant shall pay the applicable Bridge and
Thoroughfare Benefit District Fee to implement the highway element of the General
Plan as a means of mitigating the traffic impact of this subdivision.
The subdivider may construct off-site improvements of equivalent value in lieu of paying
fees established for the District subject to approval of the City Engineer.
Factors for development units are as follows:
Development Units
Factors
Single -Family Per Unit 1.0
Townhouse Per Unit 0,8
Master Case No. 96.072
Tentative Tract Map 49621
Page 17
Apartment
Commercial
Industry
The project is in the:
Per Unit,
0.7
Per Unit
5.0
Per Unit
3.0
[ ] Bouquet Canyon Bride and Thoroughfare District
DQ Eastside Thoroughfare District
[ ] Via Princessa Bridge and Thoroughfare District
[ ] Valencia Bridge and Thoroughfare District
B&T fee is subject to change. The fee rate is based on the rate at the time of payment.
EN69. The applicant shall pay an in -lieu fee for the cost of construction of landscaped median
on Sand Canyon Road, to the satisfaction of the City Engineer.
EN70. The area included within the project shall be annexed to an existing streetlight
maintenance district, or form a new district to finance the cost of annual maintenance
of the streetlights. The annexation shall be completed prior to map recordation.
EN71. If applicable, applicant shall comply with all state requirements for construction within
a special studies zone. A geology report must be submitted and approved. Copies of the
report must be sent to the state geologist.
EN72. If applicable, applicant shall acquire permits from the Army Corps of Engineers and the
California Department of Fish & Game prior to issuance of grading permits or the
commencement of any work within any natural drainage course.
EN73. Applicant shall acquire N.P.D.E.S. permits if applicable.
EN74. The project applicant shall be responsible for providing all required materials and
documentation to satisfactorily complete the storm drain transfer process recognized by
the City of Santa Clarita. Complete acceptance of the storm drain for ongoing
maintenance, by the County of Los Angeles, is required before the City of Santa Clarita
will release any bond monies posted for the construction of said storm drain
infrastructure.
EN75. Developer shall pay street maintenance fees to cover cost of one-time slurry seal of all
pavements constructed as public streets within the development.
Traffic Engineering Division
TEL Adequate sight visibility is required at all intersections (street with street/driveway with
street) and shall follow the latest Caltrans manual for applicable requirements.
TE2. No driveways will be permitted within curb return.
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TE3. Prior to the issuance of the first building Occupancy Permits, excluding models, the
intersections listed below shall be in place and shall include their required number of
lanes and operational traffic signals.
a. Soledad Canyon Road and Sand Canyon Road provide:
Eastbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane
Westbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane
Northbound: l left -turn lane,1 through lane, 2 right -turn lanes
Southbound: 21eft-turn lanes, 1 through lane, 1 right -turn lane
b. Soledad Canyon Road and SR -14 SB Ramps provide:
Eastbound: 2 through lanes, 1 right -turn lane
Westbound: 21eft-turn lanes, 2 through lanes
Addition of second left -turn lane must maintain existing bike lanes on Soledad Canyon
Road
Northbound: 1 left -turn lane, 1 right -tum lane
C. Sand Canyon Road and "A" Street provide:
Westbound: 1 left -turn lane, 1 right -turn lane
Northbound: 2 through lanes, 1 right -turn lane
Southbound: 1 left -tum lane, 2 through lanes
TE4. Prior to the issuance of the first building Occupancy Permits, excluding models, the
applicant is to bond for the installation of a traffic signal at location (c).
TE5. Prior to the issuance of the first building Occupancy Permits, excluding models, Sand
Canyon Road shall be in place and functional along the project frontage as a Secondary
Arterial. The City's Secondary Arterial standard includes 92' ROW, 72' curb -to -curb
width, two through lanes each direction.
TE6. Prior to the issuance of the first building Occupancy Permits, excluding models, Sand Canyon
Road shall provide four through lanes (two lanes each direction), between "A" Street and
Soledad Canyon Road, and one center lane, to the satisfaction of the City Engineer except the
Los Angels County portion (Tract 52790). The applicant shall provide the maximum number
oflanes within the Los Angeles County area within existing right of way. The design and bond
for these improvements shall be approved and in place prior to the first building occupancy
permit, excluding models. Prior to the building occupancy permit for the 151" unit, all
improvements, including four lanes and center turn lane shall be in place.
TET Aleft -turn pocket shall be provided on southbound Sand Canyon Road at "A" Street, and on
eastbound "A" Street at the trailhead parking lot. The left -turn pockets shall be designed
according to the standards in the current edition of the Caltrans Highway Design Manual.
TE8. The applicant may install traffic calming features, which may include, but not be limited
to, narrow street sections, speed humps, and traffic circles, which shall be of a method
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Tentative Tract Map 49621
Page 19
and location to the satisfaction of the City Engineer. Final design shall be subject to
approval of the City Engineer.
TE9. All traffic circles shall be designed to current Federal Highway Administration
recommendations, including, but not limited to: splitter islands at all approaches,
adequate signing and striping in advance of and within traffic circle. Final design shall
be subject to approval of the City Engineer.
TE10. There shall be no on -street parking along "A" Street, between Sand Canyon Road and
the first residential lots. Adequate signing shall be posted (No Stopping Any Time).
TE11. No gates for residential streets are approved.
TE12. The applicant shall provide a stop -sign warrant analysis to determine if a multiway stop
installation would be required at the intersection of Sam Place and Marilyn Drive with
the addition of project -related traffic. The analysis shall follow the guidelines in the
current editions of the Caltrans Traffic Manual. If a multiway stop installation is
necessary, the applicant shall install the necessary signs.
TE13. The applicant is required to install three-inch traffic signal conduits with 12 pair #19
interconnect cable and/or fiber-optic interconnect cable along all secondary and major arterials
(on and off site), between the proposed traffic signal at Sand Canyon Road/"A" Street and the
existing traffic signal at Sand Canyon Road/Scledad Canyon Road The applicant, in lieu of
signal interconnect, may install a telephone connection for the proposed traffic signal.
TE14. All new traffic signals and traffic signal modifications shall be designed with video -
technology detection systems, unless approved otherwise by the City Engineer.
TE15. All intersections of a major arterial with another major arterial or a secondary arterial
shall be designed to furnish and install a fifth surveillance video camera (pan -tilt -zoom),
in addition to video detection cameras as approved by the City Engineer. This
requirement shall be applicable for the intersection of Soledad Canyon Road/Sand
Canyon Road.
Environmental Services Division (NPDES)
Stormwater
Design:
ES1. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a development on a hillside. An Urban Stormwater
Mitigation Plan (USMP) that incorporates appropriate best management practices
(BMPs) into the design of the project, must be prepared and approved prior to
receipt of planning approval for all vertical development pursuant to the City
and County NPDES permit requirements. Please refer to the Standard Urban
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Stormwater Mitigation Plan (SUSMP) attached. Contact the Environmental Services
Division at (661) 286-4098 with any questions.
ES2. Additional NPDES requirements may be placed on the Urban Stormwater Mitigation
Plan based on the types of commercial development on the site.
Construction:
ES3. This project is subject to a General Construction Permit under the State's Stormwater
Permit. The applicant should send an NOI (Notice of Intent) to the City showing the
permit application has been filed and a State SWPPP (Storm Water Pollution
Prevention Plan) has been prepared. The City must receive the NOI prior to the
issuance of building and grading permits pursuant to the City and County
NPDES permit requirements.
Solid Waste
Residential Areas - Single Family Homes:
ES4. All single-family residential dwellings shall be designed with space provided for a single
90 -gallon trash bin and two 65 -gallon trash bins.
All Areas:
ES5. The applicant is encouraged to recycle construction and demolition debris. Contact the
City's Environmental Services Division for debris recycling information.
Los Angeles County Fire Department
Access Requirements
FD 1. Access shall comply with Section 902 of the Fire Code, which requires all weather access.
All weather access may require paving.
FD2. Private driveways shall be indicated on the final map as "Private Driveway & Firelane"
with the widths clearly depicted and shall be maintained in accordance with the Fire
Code. All required fire hydrants shall be installed, tested and accepted prior to
construction.
FD3. Vehicular access shall be provided and maintained serviceable throughout construction
to all required fire hydrants. All required fire hydrants shall be installed, tested, and
accepted or bonded for prior to construction.
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FD4. The applicant shall provide the Fire Department and the City with approved street signs
and building access numbers prior to building occupancy.
FDS. Where driveways extend further than 300 feet and are of single access design,
turnarounds suitable for fire protection equipment use shall be provided and shown on
the final map. Turnarounds shall be designed, constructed and maintained to insure
their integrity for Fire Department use. Where topography dictates, turnarounds shall
be provided for driveways that extend over 150 feet in length.
FD6. Fire Department access shall be extended to within a 150 feet distance of any exterior
portion of all structures.
Fire Hydrant Requirements
FD7. Hydrant location will be determined after all public streets are shown on the tentative
tract map.
FD8. The applicant shall install public fire hydrants as determined by the Fire Department.
FD9. The applicant shall provide water mains, fire hydrants, and fire flows as required by the
County of Los Angeles Fire Department, for all land shown on the map to be recorded.
FD10. All hydrants shall measure 6" x 4" x 2 1/2" brass or bronze, conforming to current
AWWA standard C503, or an approved equal. All hydrants shall be installed a
minimum of 25' from a structure or protected by a two (2) hour fire wall.
FD11. Vehicular access must be provided and maintained serviceable throughout construction
to all require fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
Fire Flow Requirements
FD12. Single-family detached homes shall require a fire flow of 1,250 gallons per minute at 20
psi for a duration of two hours, over and above the maximum daily domestic demand.
One hydrant may be used to achieve the required fire flow.
Additional Requirements
FD13. Provide a minimum street width of 20 feet on both sides of the center island at B, C, M,
N, O and R streets.
FD14. Provide a minimum paved width of 26 feet for the Emergency Access Road. The gates
are required to be the same width as the street, with the entire gate hardware is out of
the access way when the gate is in the fully open position. Provide a Knox Box.
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FD15. Provide a minimum paved access way of 20 feet is required to access the proposed water
storage tanks. A Fire Department approved turnaround is required at the water storage
tanks.
FD16. Provide a Fire Department approved helipad at the water storage tanks.
FD17. Provide a minimum unobstructed driveway width of 24 feet, clear to the sky, for the flag
lots on C street before Gary Drive. A "Reciprocal Access Easement" is required for these
three lots prior to the final map approval.
FD18. The single lot taking access off of T street is required to have a minimum driveway width
of 20 feet.
FD 19. A Fire Department approved turnaround is required for any driveway that exceeds 150
feet in length.
FD20. Provide a minimum paved driveway width of 20 feet for the flag lots adjacent to the cul-
de-sac on J street.
FD21. On the map that is resubmitted to the Fire Department, indicate the traffic circles as
"No Parking, Fire Lane".
FD22. Provide written documentation from the Planning Section for the acceptance of the
proposed fire station location as indicated on the submitted tentative map. Contact
(323) 881-2404 for additional information.
FD23. The applicant shall install the necessary connections and conduit to stub into the fire
station site to allow the fire department to override the traffic signal during emergency
responses.
FD24. The applicant shall install a sign on the proposed fire station site indicated a fire station
may occur on the site. In addition, the applicant shall provide disclosures to all future
property owners of the possibility of the fire station occurring on the project site.
Fire Safety Requirements
FD25. This property is located within the area described by the Fire Department as "Very High .
Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be
submitted and approved prior to final map clearance. (Contact Fuel Modification Unit,
Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-
5205, for details).
FD26. As required by Section 1117.2.1 of the Los Angeles County Fire Code, a fuel modification
plan, a landscape plan, and an irrigation plan shall be submitted with any subdivision
of land or prior to any new construction, remodeling, modification or reconstruction
where such activities increase the square footage of the existing structure by at least 5-0
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percent within a 12 -month period and where said structure or subdivision is located
within an area designated as a Very High Fire Hazard Severity Zone or within Fire
Zone 4. Said plans shall be reviewed and approved by the Forestry Division of the
County of Los Angeles Fire Department for reasonable fire safety.
Santa Clarita Water Company
WI. Infrastructure requirements include new water storage tanks, boosters, piping, and
other appurtenances to serve the project.
County Sanitation Districts of Los Aneeles County
SDI. The area in question is outside the jurisdictional boundaries of the Districts and will
require annexation into District No. 26 before sewerage service can be provided to the
proposed development. For specific information regarding the annexation procedure
and fees, please contact Ms. Margarita Cabrera, (562) 699-7411, eat. 2708.
SD2. Because of the project's location, the flow originating from the proposed project would
have to be transported to the District's trunk sewer by local sewer(s) which are not
maintained by the Districts. If no local sewer lines currently exist, it is the
responsibility of the applicant to convey any wastewater generated by the project to the
nearest local sewer and/or Districts' trunk sewer.
SD3. The Districts are empowered by the California Health and Safety Code to charge a fee
for the privilege of connecting, directly or indirectly, to the Districts' Sewerage System
or increasing the existing strength and/or quantity of wastewater attributable
to a particular parcel or operation already connected. This connection fee is
required to construct an incremental expansion of the sewerage system to accommodate
the proposed project which will mitigate the impact of this project on the present
sewerage system. Payment of a connection fee will be required before a permit to
connect to the sewer is issued.
Developer Requested Conditions
DC1. All construction traffic including those vehicles used employees commuting to the site,
shall be restricted to Sand Canyon Road. Due to the sites current topography, an initial
move in of up to five pieces of earthmoving equipment and a watering tank and truck
will be allowed to use Marilyn Drive access to the site. The move -in shall occur during
normal construction hours and the applicant shall notify both the City and the residents
along the route from Soledad Canyon Road 72 hours prior to the first move -in. However,
due to topographic constraints related to the units to be constructed off the terminus of
Marilyn Drive, some vehicles i.e. cement truck, trash trucks and material delivery, may
occur during the hours of 8:00 AM to 5:00 PM subject to the approval of the Director of
Planning and Building Services. No vehicles from either workers or construction
related may park on any of the public streets in the neighborhoods.
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DC2. The applicant shall establish a Neighborhood Liaison that will assist existing residents
with any concerns and issues during the complete construction process. The applicant
shall post on-site at three locations a sign, which indicates a 24-hour telephone number
that residents can call which they will be able to receive a call back within four hours.
DC3. The applicant shall construct solid masonry property line walls between the existing
residences at the current terminus of Marilyn and Gary Drives and the project. The
applicant shall meet with these property owners to determine the height, material to be
used, and the exact location of the wall subject to the approval of the Planning Division.
DC4. The applicant shall install increased landscaping between the existing residences at the
current terminus of Marilyn and Gary Drives and the project. In addition, the applicant
shall install landscaping along the properties on the eastern property line to reduce the
impacts on the existing residences on Snapdragon Drive. This shall include the
recontouring of the slope to create a natural looking slope. The applicant shall meet
with these property owners to determine the quantities and materials to be used subject
to the approval of the Planning Division and Parks, Recreation and Community
Services.
DCS. The design of the subdivision shall preclude the extension of the proposed cul-de-sacs
to the properties to the north unless required by the Subdivision Map Act or government
entity. This shall not preclude the placement of driveways to serve these adjacent
properties.
COUNCIL ADDED CONDITIONS
CCI. The applicant shall provide a wildlife water source ("guzzler") in proximity to the
required water storage tank or other location, to the satisfaction of the Director of
Planning and Building Services.
CC2. The applicant shall modify the eastern portion of "A" Street to remove the proposed
roundabout design and replace it with a traditional knuckle design thereby increasing
the developed private park space in the area to the satisfaction of the City Engineer and
the Director of Parks Recreation and Community Service.
CC3. Subject to Los Angeles County approval, the applicant shall provide an off street bike
lane along the project's Sand Canyon Road frontage and extending southerly to the City
limits to the satisfaction of the City Engineer and the Director of Parks, Recreation and
Community Services.
CC4. The applicant shall contact the adjacent property owner and attempt to facilitate an off.
road bicycle connection from Oak Spring Canyon Road to Sam Place to allow for easier
access to the new Oak Springs Canyon Park to the satisfaction of the Director of Parks,
Recreation and Community Services.
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CC5. All garden and retaining walls requiring a building permit along the public right of way
shall be landscaped for graffiti abatement to the satisfaction of Director of Parks,
Recreation and Community Services.
CC6. The applicant shall include in the Covenants, Conditions and Restrictions (CC&Rs) that
the Homeowners Association shall implement controls and have oversight of all the lots
in the subdivision to insure that the front yards are landscaped.
CC7. The applicant shall facilitate a "Suggested School Route Plan" including a suggested
route school map for the subdivision to the satisfaction of the City Engineer.
CC8. The applicant shall impose traffic improvements along the proposed Gary Drive to
address the different street pavement widths between this project and the existing
street. If possible without negatively impacting other conditions of approval, the
applicant shall provide a meandering eight -foot wide sidewalk within setback and right
of way area the length of Gary Drive from the existing neighborhood to the on-site
amenities. The traffic calming measures shall be built to the satisfaction of the City
Engineer.
CC9. The applicant shall pay a mitigation fee to the Santa Clarita Senior Center or other
senior citizen group of $30,000 for future impacts on the senior facilities. The fee is
payable prior to the issuance of the first non -model building permit to the satisfaction
of the Director of Planning and building services.
CC10. The applicant shall install a tee -ball backstop at one of the private park/open space area
to the satisfaction of the Director of Parks, Recreation and Community Services.
CC11. The applicant shall contact the Director of Parks, Recreation and Community Services
to determine the feasible of installing a private recreation area to include a fenced
swimming pool, restroom facility with shade structure, turf and children's play area. If
determined by the Director that the improvement is warranted, the applicant shall.
install the facility prior to the occupancy of the 200' unit.
CC12.
The applicant shall install a 17 -foot wide bike path/pedestrian walkway from the
trailhead to the intersection of "A" Street and Sand Canyon Road to the satisfaction of
the City Engineer and the Director of Parks, Recreation and Community Services.
FLF
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