HomeMy WebLinkAbout2002-06-11 - RESOLUTIONS - SAND CYN JOINT VENTURE (5)RESOLUTION NO. 02-92
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, FOR MASTER CASE NO. 97-230
APPROVING TENTATIVE TRACT MAP 52355, CONDITIONAL USE PERMIT 97-016,
OAK TREE PERMIT 97-029, AND HILLSIDE REVIEW 97-002, TO ALLOW FOR THE
DEVELOPMENT OF A 34.3 -ACRE PROPERTY KNOWN AS THE
"SAND CANYON JOINT VENTURE PROJECT SITE"
IN THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1. The City Council does hereby make the following findings of fact:
a. The applicant, Sand Canyon Properties LLC, formally requested certain
project entitlements related to the Sand Canyon Joint Venture Project
development on December 9, 1997 (Master Case 97-230). Such entitlement
requests included Tentative Tract Map 52355, Conditional Use Permit
97-016, Oak Tree Permit 97-029, and Hillside Review 97-002. The 34.3 -acre
project site is owned by Sand Canyon Properties LLC.
b. The Sand Canyon Joint Venture Project Site 1 area is located on 34.3 acres in
the Santa Clarita Valley, in the City of Santa Clarita. The site is situated
east of Sand Canyon Road and approximately 1,000 feet north of Soledad
Canyon Road. The Assessor's Parcel Number is 2839-005-030.
C. The Sand Canyon Joint Venture Project Site 1 area is currently vacant. The
property is privately owned by Sand Canyon Properties LLC. The Project
Site 1 area is generally characterized as undeveloped, and in primarily a
natural state with native vegetation, an oak tree, and varying hilly terrain.
The varied topography is dominated by a northeasterly trending secondary
ridgeline. The western portion of the site consists of a natural drainage area.
d. On December 9, 1997, the applicant submitted Master Case No. 97-230,
requesting entitlement requests for a tentative tract map, conditional use
permit, hillside review, and an oak tree permit to subdivide 34.3 acres into
100 .single family detached homes, which included encroachment on the
secondary ridgeline and removing the heritage oak tree on site. After City of
Santa Clarita Planning staff reviewed the project, numerous modifications
were made to the submittal which resulted in reducing the number of units
from 100 to 63 in order to avoid construction or modification to the secondary
ridgeline and preserve the heritage oak tree on site. The project application
was deemed complete on January 15, 2000.
The project site would be developed into 68 lots - 63 residential lots, four open
space lots, and one debris basin lot which will all be maintained by a
Homeowner's Association. In addition, the square footage of a majority of the
single-family homes would range from 2,000 to 2,800.
Resolution No. 02-92
Page 2
The applicant is also requesting a conditional use permit to cluster the 63 _
single family home toward the western portion of the site and to import
300,000 cubic yards of earth; an oak tree permit that would allow to encroach
within the protected zone of a heritage oak tree; and a hillside review permit
to develop on land that exceeds a 10% average cross slope.
The project would be required to provide full improvements along Sand
Canyon Road, which would include right-of-way dedication 46 feet from
centerline. Included within the right-of-way are vehicle lanes, a bike lane,
landscaped parkway, and sidewalk. Sound walls would be required along
areas of the roadway where residential homes may be impacted by the noise.
The project site would have two points of access from Sand Canyon Road.
The applicant has proposed to grade the westerly portion of the site, which
would consist of 60,000 cubic yards of cut earth and 360,000 cubic yards of fill
earth. Of the 360,000 cubic yards would be imported from the southern
adjacent site (Project Site 2) to accommodate the proposed single family
homes.
e. An Initial Study and Notice of Preparation (NOP) for the Sand Canyon Joint
Venture project were circulated in January 2000. Subsequently, a Draft EIR
was prepared by the City's EIR Consultant (Impact Sciences) that addresses
the comments received in response to the NOP.
The Draft EIR has identified four environmental areas that would have
significant impact that could not be mitigated. These include: project specific
noise construction impacts, project specific impacts to coastal sage scrub and
human and domestic animal use of natural habitat areas, cumulative project
impacts to coastal sage scrub and human and domestic animal use of natural
habitat areas and cumulative impacts to alluvial scrub, and cumulative solid
waste impacts.
There are two environmental areas where no significant impacts would occur
(no mitigation required). These are Energy/Mineral Resources and Utilities
(Natural Gas, Electricity, Telephone, and Wastewater).
The remaining environmental areas in the DEIR have been identified where
significant impact would occur; however, mitigation measures have been
recommended to reduce the impacts to levels of less than significant or less.
On January 14, 2002, the Draft Environmental Impact Report was circulated
for public review and comment and the review period closed
February 28, 2002. The Draft EIR was given to the Commission on
February 5, 2002 for their review. Staff received three written responses from
outside agencies, which are addressed in the Final EIR. The DEIR was also
routed to all of the City Divisions, which responded to the Draft and are
addressed in the FEIR.
f. The City of Santa Clarita Development Review Committee met and supplied
the applicant with draft conditions of approval.
Resolution No. 02-92
Page 3
g. The Planning Commission held duly noticed public hearings on the Sand
Canyon Joint Venture project entitlements on February 5, 2002,
March 5, 2002, and April 2, 2002. The Planning Commission closed the public
hearing on April 2, 2002 and continued the item to the April 16, 2002 meeting
for the purposes of finalizing their recommendation to the City Council for
certification of the FEIR, approval of Tentative Tract Map 52355, Conditional
Use Permit 97-016, Oak Tree Permit 97-029, and Hillside Review 97-002. On
April 16, 2002, with a vote of 5-0, the Planning Commission adopted a
recommendation that the City Council approve TTM 52355, Conditional Use
Permit 97-016, Oak Tree Permit 97-029, and Hillside Review 97-002, and
consider the Final Environmental Impact Report (FEIR), and ultimately
certify the FEIR. Notice of said public hearings was given in the manner
required by the Santa Clarita Municipal Code and State law.
h. The Final Environmental Impact Report for the Sand Canyon Joint Venture
Project will be certified by a separate resolution by the City Council.
i. During the Planning Commission public hearings for the Sand Canyon Joint
Venture project, public testimony 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 HIR.
j. The City Council held a duly noticed public hearing on the Sand Canyon
Joint Venture Project entitlements, including Zone Change 97-001 on
June 11, 2002 which resulted in the meeting being continued to July 9, 2002.
All public hearings on the project were held at 6:30 p.m. in the City Council
Chambers, 23920 Valencia Boulevard, Santa Clarita. The City Council
public hearing was advertised in The Signal, through on-site posting 14 days
prior to the hearing, and by direct first class mail to property owners within
500 feet of the project area.
SECTION 2. FINDINGS FOR TENTATIVE TRACT MAP 52355. 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 surrounding adjacent residential community located to the 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.
Resolution No. 02-92
Page 4
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.
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 because approximately 60% of the project will be
preserved in a natural state (67% 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
a 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 will gain
access off of the adjacent Sand Canyon Road, as well as provide public access
through the development.
SECTION 3. CONDITIONAL USE PERMIT FINDINGS. Based upon the foregoing
facts and findings, the City Council hereby find as follows:
a. That the proposed location, size, design, and operating characteristic of the
proposed use is in accordance with the purpose of this Development Code, the
purpose of the zone in which the site is located, the Santa Clarita General
Plan, and the development policies and standards of the City;
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, tentative tract map,
conditional use permit, hillside review, and oak tree permit. The project
conforms with the zoning ordinance and is compatible with surrounding land
uses.
b. That the location, size, design, and operating characteristics of the proposed
use will be compatible with and will not adversely affect or be materially
detrimental to adjacent uses, residents, buildings, structures, or natural
resources, with consideration given to:
Resolution Nap= 02=92
Page 5
r
i
Upon adoption of the tentative tract map, conditional use permit, hillside
review, and oak tree permit, the location, size, design, and operating
f
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 and natural resources because the
project includes mitigation measures identified in the Environmental Impact
Report 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, hillside review, and oak tree
permit. The associated EIR will be considered by separate ordinance.
C. The proposed use, with an approved tentative tract map, conditional use
permit, hillside review, oak tree permit, and the 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 tentative tract map, conditional use permit,
hillside review, and oak tree 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. OAK TREE PERMIT FINDINGS. Based upon the foregoing facts and
findings, the City Council hereby find as follows:
a. The applicant has provided an oak tree report for the project (included in the
Environmental Impact Report). The general purpose and intent of the City's
Oak Tree Preservation Ordinance is to preserve oak trees, yet allow for their
removal in certain instances where it is necessary to enable reasonable use of
the subject property which would otherwise be prevented by the presence of
the trees and no reasonable alternative can be accommodated due to the
unique physical development constraints on the property. The applicant is
requesting permission to encroach within the westerly -protected zone of the
heritage oak tree in order to construct two retaining walls for "B" Street. The
approval of the request will not be contrary to or in conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance. The proposed
mitigation for oak tree impacts is consistent with the provisions of the City's
Oak Tree Preservation Ordinance.
SECTION 5. HILLSIDE REVIEW FINDINGS. Based upon the foregoing facts and
findings, the City Council hereby find as follows:
Resolution No. 02-92
Page 6
a That through contour grading, building shall be utilized where such
techniques can be demonstrated to substantially reduce grading alterations
of the terrain and to contribute to the preservation of trees, other natural
vegetation, and prominent landmark features that are compatible with
existing neighborhoods.
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
commercial sites, and preserving 60% of the site in its natural state.
C. Significant, natural, topographic prominent features shall be retained to the
maximum extent possible because the applicant is proposing to preserve 60%
of the project site as natural 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 to 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
found in the area.
e. Building setback, 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. Grading designs, such as landform contour grading, that serve to avoid
disruption to adjacent property owners shall be utilized.
h. 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 on the site plan, where the proposed development would
be located away from the designated ridgelines on the project site.
SECTION 6. Based upon the foregoing facts and findings, the City Council hereby
determines as follows:
a. The applicant has substantiated the findings for approving the tentative tract
map because the subdivision, together with the provisions for its design and
improvement, is consistent with the Santa Clarita General Plan and the
Unified Development Code. The site is physically suitable for the proposed
density of development, is physically suitable for the type of development,
and the design of the subdivision is not likely to cause substantial
Resolution No, 02-92
Page 7
environmental damage. The subdivision is not likely to cause serious health
problems, nor will it conflict with easements acquired by the public at large
for access through (or use of) property within the proposed subdivision.
b. The applicant has substantiated the findings for approving a conditional use
permit, as the approval of the request is not contrary to, or in conflict with
the general purpose and intent of the City's General Plan and Unified
Development Code.
C. The applicant has substantiated the findings for approving a hillside review
permit, as the approval of the request is not contrary to, or in conflict with
the general purpose and intent of the City's Ridgeline Preservation and
Hillside Development Ordinance.
d. The applicant has substantiated the findings for approving an oak tree
permit, as the approval of the request is not contrary to, or in conflict with
the general purpose and intent of the City s Oak Tree Preservation
Ordinance, and as it is necessary to encroach within the protected zone of one
heritage oak tree as specified in the project's EIR to enable reasonable use of
the subject property which would otherwise be prevented by the presence of
the trees: no reasonable alternative can be accommodated due to the unique
physical development constraints on the property.
SECTION 7. The City Council hereby approves the following entitlements
requested under Master Case No. 97-230; Tentative Tract Map 52355 incorporated by
reference as Exhibit W, Conditional Use Permit 97-016, Oak Tree Permit 97-029, and
Hillside Review 97-002, subject to the conditions of approval as referenced herein known as
Exhibit B.
SECTION 8. The City Clerk shall certify to the adoption of this Resolution and
certify this record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED AND ADOPTED this 11th day of June, 2002.
ATTEST:
L,tL4, QZ
CITY CLERK
Resolution No. 02-92
Page 8'"
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) as.
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 11' day of June, 2002, by the following
vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
DISQUALIFIED:
COUNCILMEMBERS:
JWH:MAM
e:\\pbe\curreat\!1997\97.069\ocreeoprojectl.doc
Weste, McLean, Smyth
None
Ferry
Kellar
CITY CLERK
Remluti m No. 02-92
Page 9
Exhibit A
Tentative Tract Map
Incorporated by Reference
Available in the Planning Department
Exhibit B
Resolution 02-92
Master Case 97-230
Conditional Use Permit 97-016
Oak Tree Permit 97-029
Hillside Review 97-002
Tentative Tract Map 52355
General Conditions
GC1. The approval of Tentative Tract Map 52355 shall expire two years from the date of
conditional approval unless modified with an approved development agreement.
GC2. The subdivider may file for an extension of the conditionally approved Map prior to the
date of expiration for a period of time not to exceed one year. If such an extension is
requested, it must be filed no later than 60 days prior to expiration. Subsequent
extensions may be requested and could be granted as provided by law or as provided for
in an approved development agreement.
GC3. The applicant shall be responsible for notifying the Director of Planning and Building
Services in writing of any change in ownership, designation of a new engineer, or change
in the status of the developer, within 30 days of said change.
GC4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its
agents, officers, and employees from any claim, action, or proceeding against the City
or its agents, officers, or employees to attack, set aside, void, or annul the approval of
this Subdivision by the City, which action is provided for in Government Code Section
66499.37. In the event the City becomes aware of any such claim, action, or proceeding,
the City shall promptly notify the applicant, or if the City fails to cooperate fully in the
defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold
harmless the City. Nothing contained in this Condition prohibits the City from
participating in the defense of any claim, action, or proceeding, if both the following
occur: 1) The City bears its own attorney's fees and costs; and, 2) the City defends the
action in good faith. The applicant shall not be required to pay or perform any
settlement unless the settlement is approved by the applicant.
GCS. Details shown on Tentative Tract Map 52355 are not necessarily approved. Any details
which are inconsistent with the requirements of ordinances, general conditions of
approval, or City policies and not modified by this permit must be specifically approved.
GC6. At any point in the development process, a stop -work order shall be considered in effect
upon the discovery of any historic or prehistoric artifacts and/or remains, at which time
the City shall be notified. The applicant shall hire a qualified consultant that the City
approves to study the site and recommend a course of action, to the satisfaction of the
City.
GC7. In lieu of establishing the final specific locations of structures on each lot at this time,
Rbsolution 02,92
MC'No-97-230 — Conditions of Approval
Page Zof21
the owner, at the time of issuance of building permits, agrees to develop the property in
conformance with the City Code, approved variances, and other appropriate ordinances,
including but not limited to the Building Code, Plumbing Code, Grading Ordinance,
Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Oak Tree Ordinance,
Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste
Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may
be imposed pursuant to such codes and ordinances in accordance with vested rights as
provided for in the Government Code.
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 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. Project developers should 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.
GC13. The applicant shall provide a disclosure statement on the title report of each residential
property informing all future homeowners of all known geological hazards.
Planning Division
General Planning Conditions
PL1. All Final Maps shall be developed in substantial conformance with Tentative Tract Map
52355 approved by the City Council.
PL2. It 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
Resolution 02-92
MC No. 97-230 — Conditions of Approval
Page 3 of 21
proceedings to revoke this approval.
PL3. All requirements of the Zoning Ordinance and of the specific zoning of the subject
property shall 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 GAMRP) for the project shall be complied
with to the satisfaction of Director of Planning and Building Services. Prior to obtaining
a grading permit the applicant shall hire a mitigation monitoring consultant to the
satisfaction of the Director of Planning and Building Services to ensure all mitigation
measures are completed at the applicable times.
PLS. Plot plans for the residential units shall be submitted, reviewed, and approved by the
Planning Commission prior to the issuance of building permits. All residential lots must
be a minimum of 5,000 square feet in size (alternate cross section). The applicant is
encouraged to vary the development with single and two story units. The plot plans
should be designed to ensure that the project has varied setbacks to ensure that it is not
linear in design.
PL6. The applicant shall be required to pay the Library Fee established by the City Council
by separate resolution for each residential unit.
PL7. The permanent reservation of all commonly -owned areas is required. Such reservation
shall be accomplished through the establishment of a homeowner's association.
PL8. Final colored elevations of the residential units shall be reviewed and approved by the
Planning Commission prior to issuance of a building permit. The applicant shall
provide articulated facades for all building elevations that can be seen from Sand
Canyon Road. The applicant shall utilize colors that are natural to the environment and
should include architectural features such as porchlentry ways, enhanced window
treatments, and building massing on all visible sides.
PL9. No signage is approved at this time. The applicant shall obtain approval from the
Director of Planning and Building Services for any signage proposed for the project prior
to its placement on the buildings/property.
PL10. Street sections shall be consistent with the approved site plan.
PL11. The project site's slopes shall be landscaped to the satisfaction of the Director of
Planning and Building Services and the Director of Parks, Recreation and Community
Services.
PL12. The applicant shall comply with residential setback requirements (alternate cross
section) for the proposed residences.
PL13. The location of the fire flow check valve, Edison transformers and other types of objects
that can be seen from the street shall be indicated on the plot plan. Planning approval
is required for the location and screening of these objects.
Resolution 02-92
MC No.,97-230 - Conditions of Approval
Page 4 of 21
PL14. Each unit shall provide a two car garage, having a minimum of interior dimension of
20'x20', unobstructive with water heaters, etc.
PL15. All commonly owned areas shall be recorded as such and shall be maintained by the
project's Homeowner Association.
PL16. All property walls shall consist of masonry walls and all walls running along Sand
Canyon Road shall consist of decorative spilt face block wall to the satisfaction of the
Director of Planning and Building Services.
PL17. The 10' of landscaping along Sand Canyon Road must be maintained in perpetuity
through the project's homeowner's association.
PL18. Street trees shall be planted within the right of way. One tree per residential unit shall
be planted.
PL19. No excavation or other earth disturbance shall be permitted on any hillside area prior
to the issuance of a grading permit, with the exception of drill holes and exploratory
trenches for the collection of geologic and soil data. These trenches are to be properly
backfilled and, in addition, erosion treatment shall be provided where slopes exceed 20
percent.
PL20. 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.
PL21. A preliminary landscape plan for all parts of the development must be submitted and
approved by the Director of Planning and Building Services 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.
PL22. 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.
PL23. All cut and fill slopes shall be planted and irrigated with an automatic irrigation system
to prevent erosion. 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
Resolution 02-92
MC No. 97-230 — Conditions of Approval
Page 5 of 21
the slope within six months from planting. All plants shall be drought resistant and
shrubs shall be a minimum one gallon size, unless hydroseeded. Slopes less than five
feet in height shall be planted with ground cover to cover the slopes completely within
six months of planting.
Oak Tree Conditions
PL24. The applicant is permitted to encroach within the protected zone of the single Heritage
Oak tree section prepared by Sikand and transmitted on March 22, 2000.
PL25. The permitted encroachment is limited to the minimum amount necessary to construct
retaining walls on the westerly side of the tree. No additional grading shall be
permitted within the protected zone of this tree.
PL26. Prior to final approval of the grading permit, the City's Oak Tree Specialist shall review
and approve the final configuration. An acceptable means for positive drainage away
from the tree shall be provided.
PL27. Prior to the start of any construction on the site, protective chain link fencing shall be
installed around the oak tree in strict accordance with the City of Santa Clarita Oak
Tree Preservation and Protection Guidelines.
PL28. No construction vehicles, equipment or materials shall be placed within the protected
zone of the subject oak tree at any time, except as absolutely necessary to complete the
approved work.
PL29. The excavation for the retaining wall footing shall be performed with hand tools, under
the direct supervision of the applicant's oak tree consultant.
PL30. Forty-eight (48) hours notice shall be provided to the Planning Department prior to the
start of any construction activities within the protection zone of the subject oak tree.
PL31. Upon completion of the construction, three inches (3") of organic mulch acceptable to the
City's Oak Tree Specialist shall provide a written certification to the City, describing all
work performed and whether,said work was performed in accordance with the above
conditions. In addition, the specialist shall state whether additional remedial measures
are required to promote the health of the oak tree. The applicant shall be responsible
to complete said measures.
PL32. The City's Oak Tree Specialist shall perform a final inspection to verify all work
performed.
PL33. All mitigation measures for the heritage oak tree identified in the certified
environmental impact report and Mitigation Monitoring and Reporting Program
(MI ERP) for the project shall be complied with to the satisfaction of Director of Planning
and Building Services.
......___ ....._...... .
Resolution 02-92
MC No. 97-230 — Conditions of Approval
Page 6 of 21
Building and Safety Division
BS1. All structures shall comply with the detailed requirements of the following currently
enforced codes:
• 1998 California Building, Mechanical, Electrical, and Plumbing Codes,
• 1998 California energy code with AB970 Amendments to Title 24,
• 1999 City of Santa Clarita amendments to the California codes. (A copy of the City
amendments is available at the Building and Safety public counter.)
If the building plans are submitted after future editions of the codes are adopted, the
structures shall meet the requirements of those 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 Engineering Division for review and approval.
One copy of the report shall be submitted to Building and Safety for review at the time
of plan submittal for building permits.
BS3. Prior to issuance of building permits, the following tasks must be completed:
A. Rough grading and/or recompaction (if proposed) must be completed
B. A final compaction report and Rough Grading Certification shall be submitted to and
approved by the Engineering Division
C. A copy of the final compaction report shall be reviewed by Building and Safety.
BS4. All structures shall be setback from any ascending and descending slopes per section
1806.5 of the California Building Code.
BSS. The property is located within 1000 feet of a natural hillside brush area and shall
comply with the City's Fire Hazard Zone Ordinance. A handout outlining the
requirements is available at the Building and Safety counter.
BS6. Prior to issuance of building permits, the final working drawings shall be approved by
all applicable outside agencies. A complete list will be generated upon submittal of the
building plans to plan check. Some of the agencies will be:
• William S. Hart School District and appropriate elementary school district
• Castaic Lake Water Agency
• Los Angeles County Sanitation District
• Los Angeles County Environmental Services (Health Department), and
• Los Angeles County Environmental Programs (Industrial Waste).
All required agency stamps shall appear on the two final sets of plans.
An agency referral list is available at the Building and Safety public counter.
BST At the time of application for a building permit, please submit two complete sets of the
following construction documents for plan review: architectural, structural, mechanical,
electrical and plumbing plans, structural and energy calculations, soil report, truss
drawings and calculations, etc.
BSB. A complete plot plan showing the entire lot with dimensions, street names and widths,
the locations of ezisting and proposed buildings with their area, occupancy group and
number of occupants, type of construction, distances between buildings, house number,
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MC No. 97-230 — Conditions of Approval
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north arrow, scale, city/county boundary line, locations of easements and storm drains
and the gross area of each lot will be required at the building permit application.
BS9. The tract map must be recorded prior to the issuance of building permits for production
homes. The applicant shall submit a copy of recorded map.
BS10. Each building on the property is required to be connected separately to the sewer
system.
BS11. All mitigation measures, additional mitigation measures, standard conditions identified
in the certified environmental impact report and Mitigation Monitoring and Reporting
Program, (MIVIRP), for the project shall be complied with the satisfaction of the Director
of Planning and Building Services.
Transit Division
TR1. All mitigation measures, additional mitigation measures, standard conditions identified
in the certified environmental impact report and Mitigation Monitoring and Reporting
Program (MMRP) for the project shall be complied with to the satisfaction of Director
of Transportation and Engineering Services.
Parks and Recreation
PRI. Provide final landscape and irrigation plans for review and approval of the Director of
Parks, Recreation, and Community Services Department prior to the issuance of a
grading permit. Where no grading permit is required the landscapetirrigation plans will
be required prior to issuance of a building permit.
PR2. Prior to the recordation of an applicable final tract/parcel map, a Homeowner's
Association (HOA) or a Property Owners Association (POA), shall be formed to have
responsibility and authority of all designated landscape and maintenance, including, but
not limited to slopes, irrigation, and trees.
PR3. Prior to the recordation of an applicable final tract/parcel map, a special landscape
maintenance district may/shall be formed having the responsibility and authority of all
maintenance, including, but not limited to, landscaping, irrigation, street trees, and
medians within the City right-of-way. The Landscape Maintenance District shall be
annexed into a City Landscape District to the satisfaction of the Director of Parks,
Recreation, and Community Services.
PR4. With the recordation of an applicable final tract/parcel map, the applicant shall provide
access to, and egress from, slopes, which are to be maintained by a Landscape
Maintenance District.
PR5. Trees planted within 14 feet of the paved road section in commercial developments on
m9jor arterials will be subject to the Parkway Influence Area, as identified in City
Ordinance 91-45. Trees planted within this area will be maintained by the property
owner.
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PR6. Street trees shall be provided to the satisfaction of the Director of Parks, Recreation, and
Community Services. The irrigation and maintenance of these trees shall be per City
Ordinance 90-15, which established rules and regulations relating to the maintenance
and removal of trees, and other plantings in public areas, right-of-ways, easements, and
on private property.
PR7. Prior to the recordation of an applicable final tract/parcel map, the applicant is required
to pay Park land in -lieu fee equal to the equivalent amount of land to fulfill their
Parkland Dedication requirements as identified in the Subdivision Ordinance
(17.17.060).
PRS. Prior to the issuance of a Certificate of Occupancy, median landscaping improvements
shall be made to the medians adjacent to the tract frontage and any additional median
island improvements required by the City Traffic Engineer to the satisfaction of the
Director of Parks, Recreation, and Community Services.
CONDITIONS FOR MULTI -USE TRAIL CORRIDORS, CLASS I BICYCLE,
PEDESTRIAN AND EQUESTRIAN PATHS (PRII-PR12)
PR10. Prior to the recordation of an applicable tract/parcel map the applicant will be required
to provide trail right-of-way, easements and/or fee title and trail improvements along
trail, path, and corridor alignments (Class I bicycle trail) to the satisfaction of the
Director of Parks, Recreation, and Community Services along the project frontage of
Sand Canyon Road.
PRI 1. Prior to issuance of a grading permit, the applicant will be required to provide landscape
plans for the trail, path, and corridor alignments (Class I bicycle trail). These
improvements will be constructed prior to issuance of first occupancy and maintained
to the satisfaction of the Director of Parks, Recreation, and Community Services by the
property owner.
Landscape Maintenance District
PR12. Prior to the recordation of an applicable final tract map, a homeowner's association
(HOA) shall be formed to have responsibility and authority of all slope maintenance,
including but not limited to landscaping, irrigation, and trees.
PR13. Prior to the recordation of an applicable final tract map, a special landscape
maintenance assessment district may be formed having the responsibility and authority
of all maintenance, including but not limited to: slopes, 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.
PR14. With the recordation of an applicable final tract map, 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.
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MC No. 97-230 — Conditions of Approval
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PR15. Provide final landscape and irrigation plans for review and approval of the Parks,
Recreation, and Community Services Department prior to the issuance of a grading
permit. Drought resistant plant material and water efficient irrigation systems should
be utilized in the design.
ENGINEERING CONDITIONS
General
ENI. 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 documents and plans
for final map clearance in accordance with Section 21.36.010(c) of the Subdivision
Ordinance.
EN3. If the applicant intends to file multiple final maps, he must inform the Advisory Agency.
The boundaries of the units for such a map shall be designed to the satisfaction of the
City Engineer and the Director of Planning and Building Services. The phasing plan
for the multiple map shall be approved by the City Engineer prior to filing of the first
phase map.
EN4. A preliminary subdivision map guarantee is required at map check submittal, and a
final subdivision map guarantee is required prior to final map approval.
EN5. 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 tentative 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 off-site improvements to be made.
b. If the applicant is unable to acquire sufficient title or interest to permit the off-
site improvements to be made, the applicant shall notify the City of this inability
not less than six months prior to approval of the final map.
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MC No: 97-230 Conditions of Approval
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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 applicant.
d. The applicant shall pay all of the City's costs of acquiring said off-site 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 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 off-site
improvements notwithstanding Section 66462.5.
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MC No. 97-230 — Conditions of Approval
Page 11 of 21
ENT Easements are tentatively required for the anticipated infrastructures associated with
the subdivision. All easements final locations and requirements shall be subject to
review by the City Engineer. On site easements must be dedicated prior to final map
approval. Off site 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
EN8. All roadways shall be designed in accordance with the City's roadway design criteria,
and constructed prior to building occupancy. If the City Engineer determines that it is
more beneficial for the City to construct the required improvement at a later time, the
applicant shall pay a cash in -lieu fee that is equivalent to the cost of improvement.
EN9. 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.
EN10. Applicant's street, grading, and all improvement plans shall comply with the
requirements of the approved oak tree report prior to their approval.
ENI 1. Prior to final map approval, 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 lot sizes consistent with the alternate cross section.
EN13. Prior to final map approval, the applicant shall provide for sight distance along extreme
slopes, curves, or at intersections to the satisfaction of the City Engineer, and provide
the sight distance easement on the final map.
EN14. Prior to final map approval, the applicant shall provide full cul-de-sacs with dedication
at the terminus of all private and future streets within the subdivision to the
satisfaction of the City Engineer.
EN15. Prior to final map approval, a will serve letter shall be provided for a Community
Antenna Television service (CATV).
EN16. 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.
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MC No. 97-230 — Conditions of Approval
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ENIT Prior to final map approval or a phase thereof, the applicant shall obtain approval of the
City Engineer and the City Attorney for proposed Homeowners Association (HOA)
maintenance agreements. The applicant shall reimburse the City for the City
Attorney's fees to review the HOA maintenance agreement documentation.
EN18. Prior to final map approval, the applicant shall dedicate the right to restrict direct
vehicular ingress and egress on all streets having a projected volume of 2000 vehicle
trips per day and within 100 feet of any secondary or major highway and on the final
map or by separate document if no map is involved.
EN19.The applicant shall dedicate the right to prohibit direct vehicular ingress and egress
rights on the final map off of "A" Street and Sand Canyon Road to the satisfaction of the
City Engineer. In such cases, the right to prohibit all direct ingress and egress shall be
dedicated on the final map.
EN20. Prior to final map approval, the applicant shall pay street maintenance fees to cover cost
of one-time slurry seal of all pavements constructed as public streets within the
development.
EN21. Prior to occupancy, the applicant shall construct and landscape medians along the
frontage of Tentative Tract No. 52355 on Sand Canyon Road to the satisfaction of the
City Engineer.
f
EN22.The applicant shall dedicate and construct the following required road improvements:
Street Name
R/W Width
Curb &
Base &
Street
Street
Sidewalk
Landscape
Gutter
Paving
Lights
Trees
(5' min.)
Median
Sand Canyon
46 feet from
X
X
X
X
X
X
Road
Centerline
"A" and "C"
64 feet
X
X
X
X
X
Portion of "A"
58 feet
X
X
X
X
X
and "D" and
"B"
Portion of "B"
60. feet
X
X
X
X
X
Right-of-way dedication for roadways shall be completed with final map approval.
The construction of roadway shall be completed prior to building occupancy.
EN23. 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.
EN24. Prior to final map approval, the applicant shall prepare signing and striping plans for
all multi -lane highwaystroadways within or abutting the subdivision to the satisfaction
of the City Engineer.
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MC No. 97-230 — Conditions of Approval
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EN25. Prior to building occupancy, the applicant is required to install distribution lines and
individual service lines for Community Antenna Television service (CATV) for all new
development.
EN26. Prior to building occupancy, the applicant shall install mailboxes and posts in
accordance with the City's standards, and secure approval of the U.S. Postal Service
prior to installation.
EN27. Prior to grading plan approval, the applicant shall secure an off-site grading and
drainage acceptance letter for the proposed debris basin from the property owner of APN
No. 2839-005-21, which are tentatively required to adequately serve this development.
It is the sole responsibility of the developer to acquire the necessary land and/or
easements. Should the applicant not be successful in obtaining the necessary easement
or land, the applicant shall be required to construct the debris basin within the limits
of the tract boundary, even if this requires losing lots.
EN28. 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 Tentative Tract No. 52355.
EN29. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk
returns.
EN30. Prior to building occupancy, the applicant shall construct a wheelchair ramp at all
intersections to the satisfaction of the City Engineer.
EN31. Prior to building occupancy, the applicant shall provide and install street name signs
to the satisfaction of the City Engineer.
Sewer Requirements
EN32. Prior to building occupancy, the applicant shall install main line sewers with a separate
house lateral to serve each lot for Tentative Tract Map No. 52355. The applicant shall
dedicate the necessary easements, and sewer plans shall be approved by the City
Engineer and bonded.
EN33. Prior to building occupancy, the applicant shall construct sewer along the frontage of
Sand Canyon Road and for Tentative Tract Map No. 52355. Sand Canyon Road is a sub-
urban secondary arterial highway, therefore it must be double lined.
EN34. Prior to final map approval, the applicant shall send a print of the land division map to
the County Sanitation District with the request for annexation in writing. The
annexation into the County Sanitation District shall be assured in writing.
EN35. 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 existing development
contributing to the City sewer from the proposed site to the Sanitation Trunk line
connection.
Resolution -02=92
MC No. 97-230 Conditions of Approval
Page 14 of 21
Grading, Drainage, and Geology
EN36. The applicant shall construct drainage improvements and offer easements needed for
street drainage or slopes. Such easements shall be dedicated on the final map. Off-site
easements shall be dedicated by a separate document prior to final map approval.
EN37. Prior to final map approval, the applicant shall submit a grading plan consistent with
the approval for the Tentative Tract No. 52355, which must be approved by the City.
EN38. 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.
EN39. The applicant shall eliminate all geologic hazards associated with this proposed
development, or delineate restricted use areas on the final map as approved by the
consultant geologist to the satisfaction of the City Engineer.
EN40. The applicant shall dedicate to the City the right to prohibit the erection of buildings
and other structures within all restricted use areas on the final map.
EN41. The project applicant and the subsequent property owner 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.
EN42. The applicant shall obtain a written approval of Los Angeles County right-of-way
clearance for all easements needed for future LACFCD storm drain maintenance prior
to storm drain plan approval.
EN43. 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.
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 the natural drainage courses are
subject to flood hazard because of overflow, inundation, and debris flows.
EN44. The applicant shall provide drainage facilities to remove the flood hazard, and dedicate
and show necessary easements and/or right-of-ways on the final map.
EN45. Prior to building occupancy, the applicant shall construct all storm drain systems that
is required to safely develop this project.
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MC No. 97-230 — Conditions of Approval
Page 15 of 21
EN46. 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 to the satisfaction of the City Engineer.
EN47. Prior to final map approval, the applicant shall show on the final map the City's Flood
Control District right-of-way for necessary storm drain system to safely develop this
project. A permit will be required for any construction affecting the right-of-way or
facilities.
EN48. The applicant shall establish an HOA to insure the continued maintenance of any
drainage improvements that are not eligible to transfer to LA County Flood Control
District for maintenance prior to final map approval.
EN49. The applicant shall show and label on the final map all natural drainage courses on lots
where a note of flood hazard is allowed.
EN50. Prior to final map approval, the applicant shall provide for contributory drainage from
adjoining properties and return drainage to its natural conditions and secure off-site
drainage acceptance letters from affected property owners.
EN51. Prior to final map approval, the applicant shall adjust lot lines near the top of the slopes
along drainage terraces, or at similar locations acceptable for establishment of slope
maintenance responsibilities to the satisfaction of the City Engineer.
EN52. Prior to final map approval, 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.
EN53. Prior to issuance of grading permits or the commencement of any work within any
natural drainage course, the applicant shall acquire permits from the Army Corps of
Engineers and the California Department of Fish & Game.
Traffic
EN54. All driveways shall have a minimum stacldng distance of.
a. 20 feet from face of curb off of residential local collectors.
b. 40 feet from face of curb off of secondary or major highways.
C. 100 feet from face of curb off of secondary or major highways with a potential traffic
signal.
EN55. Adequate sight visibility is required at all intersections (street -street intersections or driveway -
street intersections) and shall follow the latest Caltrans manual for applicable requirements.
This shall be shown on all applicable plans prior to approval by the City Engineer.
EN56. Access shall intersect with a public street at 90 degrees or as close to 90 degrees as
topography permits (no less than 80 degrees).
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MC No. 97-230 — Conditions of Approval
Page 16 of 21
EN57. No access will be permitted within curb return. This shall be included as a note on all
applicable plans.
EN58. If the project has a frontage facing a major road and also a side street, the access points
shall be on the side street, unless approved otherwise by the City Traffic Engineer.
EN59. If the access point is off of the roadway with a speed of 35 mph or higher, the inbound
driveway lane shall have a minimum of 16 feet to allow right turns not to interfere with
outgoing traffic. Curb radii for the non-residential access points shall be large enough
to allow trucks in and out in a reasonable manner. The applicant shall use applicable
templates for the size and type of the development. This shall be shown on all
appropriate improvement plans to the satisfaction of the City Engineer.
EN60. No residential driveways shall be permitted along "A" Street and "C" Street for lots 1,
19, and 63. Such a restriction is subject to the discretion of the City Traffic Engineer.
EN61. Any additional future signalized intersections not identified in the approved EIR shall
be approved by the City Traffic Engineer, and shall be far enough apart from adjacent
signalized intersections to ensure proper signal timing.
EN62. Prior to the issuance of the first building occupancy Permits, the intersections listed
below shall include their required number of lanes.
a. Sand Canyon Road at "A" Street intersection provide:
Westbound: 1 right -turn lane
Northbound: 2 through lanes
Southbound: 2 through lanes
b. Sand Canyon Road at "C" Street intersection provide:
Westbound: 1 left -turn lane, 1 right -turn lane
Northbound: 1 left -turn lane, 2 through lanes
Southbound: 1 left -turn lane, 2 through lanes
EN63. Prior to the issuance of the first building occupancy Permits, the applicant shall pay the
fair share cost to improve the intersections listed below to include their required number
of lanes and any necessary traffic signal modifications.
a. Soledad Canyon Road and Sand Canyon Road provide:
Eastbound: l left -turn lane, 2 through lanes, 1 right -turn lane
Westbound: 1 left -turn lane, 3 through lanes, 1 right -turn lane
Northbound: 2 left -turn lane, 2 through lanes, 2 right -turn lanes
Southbound: 21eft-turn lanes, 2 through lanes, 1 right turn lane
b. Soledad Canyon Road and SR -14 Southbound (SB) Ramps provide:
Eastbound: 2 through lanes, l shared through/right-turn lane, 1 right -tum lane
Westbound: 2 left -tum lanes, 3 through lanes, 1 right -turn lane
Northbound: 1 left -tum lane,1 shared lane
Southbound: 1 left -turn lane,1 through lane,1 right -tum lane
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MC No. 97-230 — Conditions of Approval
Page 17 of 21
C. Sand Canyon Road and SR -14 Northbound (NB) Ramps provide:
Eastbound: 1 left -tum lane, 1 shared left-turn/through lane, 1 right -turn lane
Northbound: 3 through lanes, 1 right -turn lane
Southbound: 2 left -turn lanes, 3 through lanes
*Under the newly adopted full mitigation Bridge and Thoroughfare District these costs
may be creditable towards the Bridge and Thoroughfare fee.
EN64. Prior to the issuance of the first building occupancy permits, the applicant shall submit
to the City Traffic Engineer a Supplemental Traffic Study demonstrating that (a) all
indicated intersections, with required number of lanes, as listed in Condition EN62, are
in place and operational; or (b) the specified intersections which are not in place are not
needed to mitigate the traffic impacts of the project under the circulation conditions at
the time the permit is pulled.
EN65. No gates for public residential streets are approved as part of this project.
EN66. The applicant is required to install three-inch traffic signal conduit along the project's
Sand Canyon frontage, with all necessary pull cables for future interconnect cable
installation.
EN67. All new traffic signals and traffic signal modifications shall be designed with video -
technology detection systems, unless approved otherwise by the City Traffic Engineer.
EN68. All new traffic signals and traffic signal modifications at the intersections of a major
arterial with another m&jor 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 Traffic Engineer.
Fees and Miscellaneous
EN69. 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 applicant may construct off-site 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 off-site improvements, subject to District guidelines.
Resolution 02-92
MC No. 97-230 — Conditions of Approval
Page 18 of 21
Factors for development units are as follows:
Development Units Factors
Single -Family Per Unit 1.0
The project is in the:
[Xj Eastside Bridge and Thoroughfare District
The applicant shall pay the fee that is in effect at the time the payment is due.
EN70. Prior to final map approval, 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.
EN71. Applicant shall acquire N.P.D.E.S. permits if applicable.
EN72. All construction plans and activities must be in compliance with the provisions of the
stormwater permit and associated SWPPP, 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
SWPPP plan and shall be in place during all phases of the construction.
EN73. The project is not in compliance with the current City's slope setback requirement per
the City UDC 17.27.040. Prior to the approval of the grading plan, the applicant must
either secure permission to encroach into the slope setback zone from adjacent property
owners or pull the toe of all slopes away from the tract boundary in compliance with the
slope setback guidelines.
Standard Roadway Design Criteria
• All intersections shall be designed with a tangent section from "beginning of curb return"
(BCR) to BCR.
• Driveways shall not be constructed driveways within 25 feet upstream of any catch basins
when street grades exceed 6 percent.
• All vertical alignments of roadway shall be in accordance with Caltrans' criteria.
• The following minimum horizontal alignment shall be provided:
34 Feet Pavement Roadway:
100 feet
r'^ 36 Feet Pavement Roadway:
250 feet
40 Feet Pavement Roadway:
350 feet
II
Major Highway
1,500 feet
Second/Industrial Collector:
1,000 feet
Industrial Cul-de-sac
Resolution 02-92
MC No. 97-230 —Conditions -of Approval
Page 19 of 21
• 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.
• The minimum centerline radius on a local street with an intersecting street on the concave
side to comply with design speeds per the current Caltrans' sight distance criteria.
• 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.
• Offset intersections shall not be 200 feet from each other. A one -foot jog may be used where
a street right-of-way changes from 58 to 60 feet.
• The centerline curve radii shall not be less than 100 feet for local streets. 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.
• Compound curves are preferred over broken -back curves and broken -back curves shall be
separated by a minimum of 200 feet tangent (1,000 feet for multi -lane highways).
• The central angles of the right-of-way radius returns shall not differ by more than
10 degrees on local streets.
• 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.
• A slough wall is required outside the street right-of-way when the height of slope is greater
than 5 feet above the sidewalk and the sidewalk is adjacent to the street right-of-way.
• Cul-de-sacs — Length Restrictions
Cul-de-sacs shall not be more than:
1. 500 feet in length, when serving land zoned for industrial or commercial use;
2. 700 feet in length, when serving land zoned for residential uses having a density of
more than four dwelling units per net acre; .
3. 1,000 feet in length, when serving land zoned for residential uses having a density
of four or less dwelling units per net acre.
The maximum street grades are 10 percent for residential streets and 6 percent for
non-residential streets.
• Driveways shall be constructed using the APWA Standard Intersection Design No. 110-1
Type A for residential and Type C for commercial driveway. Applicant shall obtain approval
from the City Engineer for the location of all driveways.
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Resolution 02-92
MC No. 97-230= Conditions of Approval
Page 20 of 21
Environmental Services
NPDES
Design
ESI. The applicant is not required to complete an Urban Storm water Mitigation Plan
(USMP) for the current project application, due to the fact that the application was
deemed complete by Planning prior to the February 15, 2001 SUSMP deadline.
However, if future applications for development on this site fall within one or more of
the SUSMP categories of concern, an approved USMP, that incorporates appropriate
post construction best management practices (BMPs) into the design of the project,
must be prepared and approved prior to issuance of any grading or building
permits.
Construction
ES2. This project is subject to a General Construction Permit under the City's Municipal
Storm water Permit. The applicant shall send an NOI to the City showing the permit
application has been filed and a State SWPPP prepared prior to any grading permit.
Solid Waste
ES3. Single family units:
• All single family residential dwellings shall be designed with space provided for a
single 90 -gallon trash container and two 65 -gallon recycling containers.
• The project proponent is encouraged to recycle construction and demolition debris.
Contact the Environmental Services Division for debris recycling information.
Los Aneeles County Fire Department
FDI. Fire Department access shall be extended to within a 150 -foot distance of any exterior
portion of all structures.
FD2. 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.
FD3. The private driveways shall be indicated on the final map as "Private Driveway and
Firelane" with the widths clearly depicted and shall be maintained in accordance with
the Fire Code.
FD4. Vehicular access must be provided and maintained serviceable throughout construction
to al required fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
Resolution 02-92
MC No. 97-230 — Conditions of Approval.
Page 21 of 21
FDS. 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 the Brush Clearance
Office for details: Fire Station #181, 509 South Park Avenue, Pomona, CA 91766-3038.
Phone (909) 622-8342).
FD6. Provide Fire Department or City approved street signs and building access numbers
prior to occupancy.
FD7. 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.
FD8. All required fire hydrants shall be installed, tested, and accepted or bonded for prior to
Final Map approval. Vehicular access must be provided and maintained serviceable
throughout construction.
William S. Hart/Sulnher Springs School Districts
Sl. The applicant shall not be issued any building permits until all of the applicable school
mitigation fees are paid by the applicant.
County Sanitation Districts of Los Angeles County
SD1. The project is located 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.
SD2. The project applicant shall obtain a copy of the District's Annexation Information and
Processing Fees. All information concerning District's facilities and sewerage service
contained in the document is currently complete and accurate.
CALTRANS
CT1. If possible, all construction related truck trips on State Highways be limited to off-peak
commute periods. Transport of oversize or overweight vehicles on State Highways will
need a Transportation Permit from the California Department of Transportation.
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