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HomeMy WebLinkAbout2002-07-08 - RESOLUTIONS - CUP AUTO MALL SC BUSINESS PARK (2)RESOLUTION NO 02-113 j A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF t SANTA CLARITA, CALIFORNIA, DENYING AN APPEAL SUBMITTED BY THE FRIENDS OF THE SANTA CLARA RIVER AND AFFIRMING THE DECISION OF THE PLANNING COMMISSION TO APPROVE A CONDITIONAL USE PERMIT FOR AN AUTO MALL CONSISTING OF FOUR DEALERSHIPS WITH ASSOCIATED AUTO SERVICES AND FOR THE TRANSPORTATION OF 554,000 CUBIC YARDS OF DIRT FROM THE SANTA CLARITA BUSINESS PARK TO THE PONY LEAGUE AND TOURNEY SOUTH PROJECT SITES AND ADOPTING THE MITIGATED NEGATIVE DECLARATION - THE PROJECT SITE IS LOCATED IN SUB AREA 8 - PONY LEAGUE OF THE NORTH VALENCIA I SPECIFIC PLAN WHEREAS, the City Council of the City of Santa Clarita (hereafter "City") hereby makes the following findings of fact: A. An application for Master Case 02-022 (Conditional Use Permit 02-001) was filed by Newhall Land and Farming Company (the "applicant") with the City of Santa Clarita on January 22, 2002. The property for which this application was filed is located along Valencia Boulevard at the terminus of Cinema Drive. The General Plan and zoning designation for the property is SP (Specific Plan). The zoning of the project site within the North Valencia I Specific Plan is commercial (COM). The applicant is requesting a conditional use permit for an auto mall consisting of four auto dealerships within associated services. In addition, the applicant requests permission to transport 554,000 cubic yards of dirt from the Santa Clarita Business Park. 460,000 cubic yards will be transported to the Pony League site and the remaining 94,000 cubic yards of dirt will be transported to the Tourney South site. The proposed application was reviewed by staff and deemed complete on February 21, 2002. B. The City Council certified the North Valencia Annexation Environmental Impact Report on December 18, 1997 and approved the North Valencia Specific Plan. This project site is located within Sub -Area 8 — Pony League and is governed by the standards within the Specific Plan. C. The surrounding land uses for the Pony League site include vacant upland preserve land to the north and south, commercial to the east (across Valencia Boulevard) and Hart Pony League baseball fields to the west. The surrounding land uses for the Santa Clarita Business Park borrow sites include a mixture of vacant land and industrial uses to the north, south, east and west. D. A public hearing was duly noticed for the Planning Commission meeting of May 7, 2002, which was held at 7:00 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard, Santa Clarita, CA. During this meeting, the Planning Commission received the staff report and public testimony on the project and approved the project; Resolution No.02-113 Page 2 E. The Friends of Santa Clara River submitted a letter on May 21, 2002, requesting an appeal of the Planning Commission's decision. F. A public hearing was duly noticed for the City Council meeting of July 8, 2002, which was held at 5:30 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard, Santa Clarita, CA. During this meeting, the City Council received the staff report and public testimony on the project. G. The application was heard before the City Council on July 8, 2002 and was approved by the City Council for the applicant to develop an auto mall consisting of four auto dealerships with associated auto services and the transportation of 460,000 cubic yards of dirt to the Pony League site and 94,000 cubic yards of dirt to the Tourney South site from the Santa Clarita Business Park. WHEREAS, the City Council, has considered the proposed Mitigated Negative Declaration and, based upon the findings set forth below, hereby finds that Mitigated Negative Declaration for this project has been prepared in compliance with CEQA: A. An Initial Study and a Mitigated Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA). B. 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 Mitigated Negative Declaration was posted and advertised on June 17, 2002, in accordance with CEQA. The public review period was open from June 17, 2002, through July 8, 2002. C. There is no substantial evidence that the project will have a significant effect on the environment. The Mitigated Negative Declaration reflects the independent judgement of the City of Santa Clarita. D. The location of the documents and other material which constitutes the record of proceedings upon which the decision of the City Council is the Master Case 02-022 project file within the Planning and Building Services Department and is in the custody of the Director of Planning and Building Services. WHEREAS, in making its determination regarding the conditional use permit application, the City Council has considered certain principles and standards, and finds and determines as follows: A. That the proposed location, size, design, and characteristics of the proposed use are developed in accordance with the purpose of the North Valencia Specific Plan (NVI) and the Unified Development Code and the Santa Clarita General Plan. The NVI Specific Plan allows for the automotive sales with the approval of a conditional use permit. The import of 460,000 cubic yards of dirt is necessary to grade the site for the development of the auto mall. The remaining 94,000 cubic yards will be transported to the Tourney South site, which already has approval for a tentative tract map. The future development of the individual dealerships on the Pony Resolution No.02-113 Page 3 League site will be subject to a Development Review application and developed in accordance with the conditions of approval and all code requirements; B. That the location, size, design, and characteristics of the proposed auto mall, as conditioned, complies with the performance standards of the commercial zoning designation within the NVI Specific Plan. In addition, the auto mall will be compatible with and will not adversely affect or be materially detrimental to adjacent uses or natural resources, with consideration given to; 1. Harmony in scale, bulk, coverage, and density because the proposed auto mall will consist of four dealerships with associated auto services. The Specific Plan approved 180,000 square feet of commercial buildings on this site, while this proposal is scaled down to 111,000 square feet and therefore, will not result in any increase to scale, bulk or coverage; 2. The availability of public facilities, services, and utilities because the project site was anticipated to have a commercial type use and all necessary services and facilities will be improved and provided as necessary; 3. The proposed use will not have harmful effects on desirable neighborhood character because the use is compatible with auto and retail uses which are in close proximity and will be designed in a manner to buffer and protect the open space and natural resources. In conjunction with the project, a trail system will be constructed around the project site. The project site is separated from the Santa Clara River and the South Fork by two open space lots to the north and south. These lots provide a buffer between the proposed dealership sites and the Santa Clara River and the South Fork. In addition, the transportation of the dirt will be short term and any impacts to existing area will be mitigated; 4. The proposed use will not have a substantial impact regarding the generation of traffic and the capacity and physical character of surrounding streets because street improvements. will be completed in accordance with the North Valencia I Specific Plan. The improvements include a 300 -foot deceleration lane, modification to the traffic signal at Valencia Boulevard and Cinema Drive, extension of Cinema Drive, and a left turn lane on Valencia Boulevard will be completed. All these improvements will meet the City's standards and will provide improvement. Furthermore, with the implementation of the conditions of approval, the hauling of the dirt from the Santa Clarita Business Park to the two project sites will be a short term insignificant impact to the traffic on the local roadways; 5. The suitability of the site for the type and intensity of use or development which is proposed because the proposal is an auto mall with less square footage than originally approved under the NVI Specific Plan. The site was previously approved for 180,000 square feet of commercial development. The proposal includes future development of 111,000 square feet of auto dealerships on four lots in Sub -Area 8 -Pony League; and Resolution No.02-113 Page 4 6. The harmful effect, if any, upon environmental quality and natural resources because the Santa Clara River and the South Fork will be protected by an open space buffer between the Upland Preserve area and the proposed development. In addition, the transportation of the dirt will not impact any natural resources. C. That the proposed location and general operating characteristics of the auto mall will not conflict with neighboring uses and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or be materially injurious to properties or improvements in the vicinity because the auto dealerships will be designed and constructed in a manner consistent with the requirements in the North Valencia I Specific Plan; and D. That the auto mall consisting four auto dealerships with associated auto services will comply with the requirements within the North Valencia I Specific Plan and any applicable provisions of the Unified Development Code, as conditioned. Furthermore, the transportation of the dirt will be consistent with the provisions in the Unified Development Code and will be conditioned to address potential impacts to the community. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Santa Clarita, California, as follows: SECTION 1. The City Council hereby adopts the Mitigated Negative Declaration with Mitigation Monitoring and Reporting Program and approves Master Case 02-022, a Conditional Use Permit to develop an auto mall with four dealerships with associated services and the transportation of 554,000 cubic yards of dirt from the Santa Clarita Business Park to the Pony League and Tourney South sites subject to the conditions of approval and the mitigation measures. SECTION 2. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 8' day of July, 2002. ATTEST: CITY CLERK Resolution No.02-113 Page 5 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Sharon L. Dawson, CMC, 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 8' day of July, 2002, by the following vote: AYES: NOES: ABSENT: DISQUALIFIED: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: s:\pbs\cur t\12002\02.022\cc resp Smyth, Weste, Ferry None McLean Kellar CITY CLERK EXHIBIT A RESOLUTION P02-113 MASTER CASE 02-022 CONDITIONAL USE PERMIT 02-001 FINAL CONDITIONS OF APPROVAL General Conditions GC1. The approval of this entitlement shall expire two years from the date of conditional approval unless modified with an approved development agreement. GC2. 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. GC3. Details shown on the site plan 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. GC4. 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. GC5. 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. GC6. 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. GC7. 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. Resolution 02.113 Master Case 02-022.—Conditions of Approval Conditional Use Permit 02-001 Page 2 of 13 Planning. Division PLI. The applicant shall be permitted to transport 554,000 cubic yards of dirt from the Santa Clarita Business Park to the Pony League and Tourney South sites. The transportation of the dirt shall only be permitted between the hours of 8:30 a.m. and 3:30 p.m. Monday through Friday. Saturday hauling shall be subject to the review and approval of the Director of Planning and Building Services. PL2. Prior to exporting dirt from Tract 42670 to the Pony League site, the applicant shall provide funds for the City to contract with an independent party to test and review the soil intended for transport to ensure that the soil is not contaminated and safe for transport and disposal. PL3. The applicant shall haul the dirt using Soledad Canyon Road from the Santa Clarita Business Park to the Pony League site and will be required to make a right from the Pony League site, a left on Magic Mountain Parkway, a left on San Fernando Road, and a right on Soledad Canyon Road back to the Santa Clarita Business Park. PL4. Any damage done to the City rights-of-way shall be repaired to the satisfaction of the Director of Transportation and Engineering Services. PL5. The applicant shall coordinate with the Los Angeles County Sheriff's Department to provide traffic control during all hauling hours to the satisfaction of the City's Planning Division. The applicant shall bear all costs associated with the additional traffic control PL6. Prior to obtaining a permit to haul the dirt, the applicant shall provide written verification that each truck used for hauling dirt has minimum liability coverage of $4 million. PL7. Prior to the issuance of any building permits, all proposed buildings shall be subject to a development review application. All lighting associated with the project shall be directed downward and away from adjacent properties. PL8. Prior to issuance of the first building permit, in association with the North Valencia I Specific Plan, the open space parcel to the north of the subject site shall be cleared and returned to a natural state with the incorporation of native plants. Prior to planting, the applicant shall submit a landscape plan for review and approval by the Director of Parks, Recreation and Community Services and the Director of Planning and Building Services. PL9. Prior to occupancy of first building, all trails shall be constructed to the satisfaction of the Director of the Parks, Recreation and Community Services Department. A trailhead shall be incorporated into the design of the trail system. The trailhead location and all amenities shall be subject to the review and approval of the Director of Parks, Recreation and Community Services. The applicant shall be responsible Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 3 of 13 for obtaining all necessary approvals from easement holders for the installation of the trailhead. PL10. Prior to occupancy of the first building, the applicant shall install a decorative paving treatment at the entrance of Cinema Drive subject to the review and approval by the Director of Planning and Building Services. PL11. Prior to the issuance of any building permits, the driveway entrance to the Hart Pony site shall be reviewed and approved by the Director of Planning and Building Services. PL12. Prior to the issuance of building permits for each development, the applicant shall pay all applicable fees. PL13. All future developments shall meet all the requirements of the North Valencia I Specific Plan, 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. PL14. Signs are not approved under this application. All signs shall be reviewed under a separate application. PL15. The applicant shall satisfy all applicable federal and state regulations. PL16. All mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP) for the project shall be complied with to the satisfaction of Director of Planning and Building Services. PLIT 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 City may commence proceedings to revoke this approval. Fire Department FDI. Prior to issuance of building permits, the applicant shall submit improvement plans to the Los Angeles County Fire Department for review and approval. FD2. Prior to the issuance of building permits, the applicant shall pay all fire facility fees. Building and Safety BSI. All structures shall comply with the detailed requirements of the 1998 California Building, Mechanical, Electrical and Plumbing Codes, the 1998 California Energy Code with AB970 Amendments to Title 24 and the 1999 City Amendments. BS2. Prior to issuance of building permits, clearances will be required from the following agencies: Resolution 02-113 Master Case-02.022_—Conditions of Approval Conditional Use Permit 02-001 Page 4 of 13 William S. Hart School District and Saugus Elementary School District Castaic Lake Water Agency Los Angeles County Sanitation District Los Angeles County Environmental Services (Health Dept.), Los Angeles County Environmental Programs (Industrial Waste) An agency referral list is available at the Building and Safety Public Counter. BS3. The project shall fully comply with the disabled access requirements as specified in Chapter 11B of the California Building Code. BS4. At the time of building permit, the applicant shall submit two complete sets of construction documents (including structural and energy calculations, soil report, truss drawings and calculations, etc.). Environmental Services ESl. Prior to the issuance of a grading permit for each development, the applicant shall submit an Urban Stormwater Mitigation Plan (USMP) that complies with the Standard Urban Stormwater Mitigation Plan for Los Angeles County and Cities in Los Angeles County for review and approval by the Director of Planning and Building Services. ES2. Prior to the issuance of a grading permit for each development, the applicant shall submit an NOI to the City showing the permit application has been filed and a State SWPPP prepared. ES3. Upon formal submittal of future development review applications, the applicant shall provide sufficient trash enclosures to house a minimum of 12 three -yard bins. Half the bins shall be used for recyclables only. All trash enclosures shall be consistent with the surrounding architecture and be located to provide convenient pedestrian and collection vehicle access. All trash enclosures shall be consistent with City specifications and have a solid roof: ES4. The project proponent is encouraged to recycle construction arid demolition debris. Contact the Environmental Services Division (284-1411) for debris recycling information. Parks and Recreation PRl. Provide a preliminary trail, street and median landscape plans for review and approval of the Parks, Recreation, and Community Services Department prior to the recordation of the final map. PR2. Prior to issuance of any building permit, provide landscape and irrigation plans for review and approval..A 36" headlight hedge may be required pursuant to the Unified Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 5 of 13 Development Code. Use variety of deciduous and evergreen trees with a minimum of 24" box trees. All trash enclosures and mechanical devices or boxes from screened from view with mature landscape. Soften wrought iron, block walls, and fences with vines and mature landscape. All slopes generated with this project over five feet in height will have jute netting in addition to landscape per UDC. PR3. Trees planted within fourteen (14) feet of the paved road section in commercial developments on major arterials will be subject to the Parkway Influence Area as identified in City Ordinance 91-45 and 92-38. Trees planted within this area will be maintained to City standards by the property owner. PR4. Prior to the issuance of an applicable Certificate of Occupancy the applicant shall provide a passive, outdoor employee recreation area that may include picnic tables, bike racks/lockers, benches and trash containers for each individual dealership. PRS. Prior to the issuance of first Certificate of Occupancy the applicant is required to design and construct class 1 bike trail around perimeter of project and along project frontage including fence, landscape, signage, bike racks and access to the pony league site to the satisfaction of the Director of Parks, Recreation and Community Services as identified in the Specific Plan, Development Agreement and Tract Map 51931. PR6. Prior to the issuance of building permit, a special landscape maintenance assessment district may be formed having the responsibility of all maintenance, including, but not limited to, landscaping, irrigation, street trees, and medians within the City right of way. The Landscape Maintenance District shall be annexed into the Citywide major arterial Landscape Maintenance District. PR7. Prior to the issuance of first Certificate of Occupancy median improvements will be made to medians on Valencia Blvd. along the projects frontage to the bridge on the west side of project and on Cinema Dr. within the project to the satisfaction of the Director of Parks, Recreation and Community Services. Engineerine ENT. The applicant 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 in the State of California. 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. The applicant shall pay a deposit as required to review Resolution 02-113 Master Case -02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 6 of 13 documents and plans for final map clearance in accordance with Section 16.26.060 of the Unified Development Code. EN3. Prior to final map approval, the applicant shall quitclaim or relocate easements running through proposed structures to the satisfaction of the City Engineer. EN4. A preliminary subdivision guarantee is required at map check submittal, and a final subdivision guarantee is required prior to final map approval. ENS. Prior to final map approval, 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, and planting, and recommend types of plants. The CC&R's shall be submitted to the City for approval prior to final map approval. The applicant shall reimburse the City for the City Attorney's fees to review the CC&R. EN6. This final map approval is subject to the applicant's acceptance of the following conditions for acquisition of easements: a. The applicant shall secure at the applicant's expense sufficient title or interest in land to permit any offsite improvements to be made. b. If the applicant is unable to acquire sufficient title or interest to permit the offsite improvements to be made, the applicant shall notify the City of this inability not II 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 offsite improvements to be made by the applicant. d. The applicant shall pay all of the City's costs of acquiring said offsite property interests pursuant to Government Code Section 66462.5. Applicant 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 applicant agrees that the City will have satisfied the 120 -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 applicant 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 Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 7 of 13 preliminary review and comment at least 30 days prior to the applicant's notice described hereinabove at b. g. The applicant 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 applicant 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 applicant agrees that the City may initiate proceedings for reversion to acreage. j. The applicant shall execute any agreements mutually agreeable prior to approval of the final map as may be necessary to assure compliance with the foregoing conditions. k. Failure by the applicant 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 offsite improvements notwithstanding Section 66462.5. ENT Easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. On-site easements must be dedicated on the final map. Offsite easements shall be dedicated by separate document prior to final map approval. Such easements shall be included, but not limited to, easements for the purpose of ingress and egress. Road Improvements All roadways shall be designed in accordance with the City's roadway design criteria, and constructed prior to building occupancy. EN8. Prior to final map approval, the applicant, by agreement with the City Engineer, may guarantee installation of the improvements as determined by the City Engineer through faithful performance bonds, letters of credit, or any other acceptable means. The owner of the properties shall be withheld of building occupancy if the improvements are not completed. EN9. Prior to final map approval, the applicant shall provide full cul-de-sacs with dedication at the terminus of all streets within the subdivision or extend cul-de-sacs beyond the tract boundaries within the adjacent ownership to the satisfaction of the City Engineer. Resolution 02-113 Master Case 02-022 —Conditions of Approval Conditional Use Permit 02-001 Page 8 of 13 EN10. The applicant shall not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements until after the final map is filed with the County Recorder, unless such easements are subordinated to the proposed grant or dedication. If easements are granted after the date of tentative approval, a subordination must be executed by the easement holder prior to the filing of the final map. EN11.The applicant shall dedicate and construct the following required road improvements: Street Name R/W Width Curb & Gutter Base & Paving Street Lights Street Trees Sidewalk (5' min) Land- scaped Medians Valencia Blvd. 62* X X X X X X** feet from center- line Cinema Drive 71 to X X X X X X 84.5 feet Right-of-way dedication for roadways shall be completed on the final map. The construction of roadway shall be completed prior to building occupancy. *The right-of-way width may very pending final engineering design. The applicant shall provide the necessary right-of-way to accommodate for three (3) through lanes, sidewalk, parkway, and bike lane to the satisfaction of the City Engineer and necessary augmentations. The ultimate right-of-way may be 74 feet. ** The applicant shall only be responsible for landscaping the medians. EN12. Prior to road 'plan approval, the applicant shall contact the City's Department of Parks, Recreation and Community Services for street tree location, species, and approved method of installation and irrigation. EN13. Prior to final map approval, the applicant shall prepare signing and striping plans for all multi -lane highways/roadways within or abutting the subdivision to the satisfaction of the City Engineer. EN14. Prior to building occupancy, the applicant shall replace driveways to be abandoned with standard curb, gutter, and sidewalk. Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 9 of 13 EN15. Prior to building occupancy, the applicant shall repair any broken or damaged curb, gutter, and sidewalk, and refurbish the half section of pavement on streets within or abutting the subdivision. EN16. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk returns. EN17. Prior to building occupancy, the applicant shall construct a wheelchair ramp at intersections to the satisfaction of the City Engineer. EN18. Prior to building occupancy, the applicant shall provide and install street name signs to the satisfaction of the City Engineer. Sewer Requirements EN19. Prior to final map approval, the applicant shall dedicate the easement, and sewer plans shall be approved by the City Engineer and bonded. EN20. Prior to building occupancy, the applicant shall install main line sewers with a separate house lateral to serve each lot. EN21. Prior to sewer plan approval or final map approval, whichever comes first, the applicant shall provide a sewer area study for approval by the City Engineer. The area study must analyze the proposed site, contributory area, and all a fisting development contributing to the City sewer from the proposed site to the Sanitation Trunk line connection. Grading, Drainage & Geology EN22. The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes. Such easements shall be dedicated on the final map. Offsite easements shall be dedicated by a separate document prior to final map approval. EN23. Prior to final map approval, the applicant shall submit a grading plan consistent with the approval for the entire site, which must be approved by the City. EN24. The applicant's grading plan shall be based on a detailed engineering geotechnical report, which must be specifically approved by the geologist and/or soils engineer and show all recommendations submitted by them. It must also agree with the site plan and conditions as approved by the Advisory Agency. EN25. Prior to final map approval, the applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements to the satisfaction of the City Engineer. Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 10 of 13 EN26. Post -development drainage from the site shall not be increased from the pre - development plans. This shall be demonstrated with a drainage study considering clean flows only. Any increase shall be mitigated. The study and mitigation shall be approved prior to final map or grading plan approval, whichever comes first. EN27. Prior to final map approval, the applicant shall acquire permits from the Army Corps of Engineers and the California Department of Fish & Game for any work within any natural drainage course. A grading permit will not be issued for the area that is within the Army Corps of Engineers and California Department of Fish and Game jurisdiction without their approval. However, a grading permit may be issued for the area outside of their jurisdiction prior to this permit. EN28. The applicant shall construct the soil cement lining protection for the commercial project and the Hart Pony League site. The lining for the commercial project site shall be designed and constructed as a buried system using the County's 60 -year capital flow. The soil cement lining for the Hart Pony League site shall be designed and constructed as an exposed system using FEMA's 100 -year storm flow. The grading plan will not be approved for the commercial project site until the soil cement lining plans are bonded for the Hart Pony League and the commercial project site. EN29. Prior to final map approval, the applicant shall grant an easement to the City, on a separate document, for the soil cement lining mentioned in Condition No. 33 to the satisfaction of the City Engineer. EN30. The applicant shall grant easements to the City, appropriate agency, or entity for the purpose of ingress, egress, construction, and maintenance of all public infrastructures constructed for this land division to the satisfaction of the City Engineer. Fees And Miscellaneous EN31. Prior to issuance of building permit, 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 applicant may construct offsite District improvements of equivalent value in lieu of paying fees established for the District subject to approval of the City Engineer. The B&T fee shall be paid at the time stated above and may be reimbursed upon completion and acceptance of such offsite improvements, subject to District guidelines. Factors for development units are as follows: Factors Commercial Per Gross 6.0 Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 11 of 13 Acreage The project is in the: [X] Valencia Bridge and Thoroughfare District The Bridge and Thoroughfare fee will be based on the Development Agreement of North Valencia I. EN32. Prior to grading plan approval, the applicant shall acquire N.P.D.E.S. permit. EN33. Prior to final map approval, the applicant shall execute a lot line adjustment between lots 11, 47, and the remainder parcel per Tract Map No. 51931-02 for the construction of Cinema Drive cul-de-sac to the satisfaction of the City Engineer. EN34. All construction plans and activities must be in compliance with the provisions of the stormwater permit and associated SUSMP, including all applicable BMP's, both permanent and construction -related. The permanent BMP's shall be in place prior to acceptance of the associated improvements. Construction -related BMP's shall be on the SUSMP plan and shall be in place during all phases of the construction. Traffic Engineering EN35. The applicant shall show all necessary easements for reciprocal access between all lots within the project site on the final map to the satisfaction of the City Engineer. EN36. All project driveways shall have a minimum stacking distance (from face of curb) of 40 feet at an unsignalized driveway and 100 feet at a signalized driveway. This shall be shown on all, applicable plans prior to issuance of first building permit. EN37. Minimum width of all interior two-way drive aisles shall be 26 feet and shall be shown on all applicable plans prior to issuance of first building permit. EN38. Adequate sight visibility is required at all driveway -street and street -street intersections and shall follow the latest Caltrans manual for applicable requirements. This shall be shown on all applicable plans prior to issuance of first building permit. EN39. All access points shall intersect with Valencia Boulevard at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown on all applicable plans prior to issuance of first building permit. EN40. The inbound driveway lane at all access points shall have a minimum of 16 feet to allow right turns not to interfere with outgoing traffic. Curb radii for all access points shall be large enough to allow trucks in and out in a reasonable manner. This shall be shown on all applicable plans prior to issuance of first building permit. Resolution 02-113 Master Case 02-022 - Conditions of Approval Conditional Use Permit 02-001 Page 12 of 13 EN41. The site shall be designed to adequately accommodate all vehicles that can be expected to access the site. This includes, but is not limited to, adequate maneuvering areas around parking spaces and loading zones with appropriate turning radii. All vehicles shall be able to pull into and out of the parking stalls and loading zones in one maneuver. This shall be shown on all applicable plans prior to issuance of first building permit. EN42. All parking lot drive aisles shall meet as close to 90 degrees as practical and shall be shown on all applicable plans prior to issuance of first building permit. EN43. Prior to issuance of the first building occupancy permit, the applicant shall extend the existing left -turn lane on southbound Valencia Boulevard at Cinema Drive to provide 300 feet of storage and 120 feet of taper. EN44. Prior to issuance of the first building occupancy permit, the applicant shall provide a left -turn lane on northbound Valencia Boulevard at the extension of Cinema Drive. The left -turn lane shall have 300 feet of storage and 120 feet of taper. EN45. Prior to issuance of the first building occupancy permit, the applicant shall provide two entrance lanes and three exit lanes (left -turn lane, through lane, right -turn lane) at the Cinema Drive access, and shall modify the existing traffic signal to accommodate the new project entrance, with the approval of the Director of Transportation and Engineering Services. EN46. Prior to issuance of the first building occupancy permit, the applicant shall provide a deceleration (right -turn only) lane on southbound Valencia Boulevard at the extension of Cinema Drive. The deceleration lane shall have 300 feet of storage and 120 feet of taper. EN47. Prior to issuance of the first building occupancy permit, the existing median opening on Valencia Boulevard, approximately 400 feet south of Cinema Drive, shall be closed. EN48. Access at the project driveways shall be limited as follows: a. Valencia Boulevard and Cinema Drive: full access b. Valencia Boulevard driveway, north of Cinema Drive: right-in/right-out only c. Valencia Boulevard driveway, south of Cinema Drive: right-inhight-out only EN49. Prior to issuance of the first building occupancy permit, a raised, landscaped, traffic circle shall be provided in the center of the cul-de-sac at the western terminus of Cinema Drive as shown on the approved site plan. The radius of the traffic circle shall be designed to accommodate all vehicles expected to access the cul-de-sac. EN50. On -street parking along Cinema Drive is prohibited between Valencia Boulevard and its western terminus. This shall be shown on all applicable pians prior to approval by the City Engineer. Resolution 02-113 Master Case 02-022 — Conditions of Approval Conditional Use Permit 02-001 Page 13 of 13 Standard Roadway Design Criteria • All intersections shall be designed with a tangent section from "beginning of curb return" (BCR) to BCR. • All intersections of local streets with General Plan highways shall provide sight distance per current Caltrans' sight distance criteria from the local street. • All aboveground utilities shall be placed outside sidewalks, or provide a minimum of 5 feet clear path of travel along sidewalks. Dedication and/or grading may be required. • Whenever the centerline of the existing pavement does not coincide with the record centerline, a new centerline shall be provided to the satisfaction of the City Engineer. • The standard property line return radii at all local street intersections is 13 feet, including intersections of local streets with General Plan highways, and 25 feet where all General Plan highways intersect. • Commercial driveways shall be constructed using the APWA Standard Intersection Design No. 110-1 Type C or equivalent. Applicant shall obtain approval from the City Engineer for the location of all driveways. Transit Tl. A bus stop shall be placed at the location of southbound Valencia Blvd as shown on the approved site plan. The sidewalk shall meet the street in front of the bus stop for 60 feet. The bus stop shall have a permanent stylized bus shelter, placed on a 10 by 20 feet concrete pad behind the sidewalk. The shelter shall include a bench, trash receptacle, windscreen and hard wiring for lighting. The structure shall match the architecture of the adjacent development subject to review and approval by the Director of Transportation and Engineering Services. T2. The bus turnout shall be constructed to the required dimensions as determined by the Director of Transportation and Engineering Services. T3. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction of the Director of Transportation and Engineering Services. T4. At this time, the transit impact fee does not apply, however, the applicant should be advised that the fee is under revision and will be subject to any fees in place at the time of issuance of building permits. s: \pbs\pingcom\02-022\conditions