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HomeMy WebLinkAbout2003-02-11 - RESOLUTIONS - CUP NV1 MIXED USE DEV (2)RESOLUTION NO 03-25 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING A REVISED PROJECT FOR MASTER CASE O1-176 WHICH INCLUDES CONDITIONAL USE PERMIT O1-010, ADJUSTMENT O1-012 AND THE ADDENDUM TO THE CERTIFIED NORTH VALENCIA SPECIFIC PLAN FOR THE DEVELOPMENT OF A MIXED USE PROJECT ENCOMPASSING A 188 UNIT APARTMENT COMPLEX AND 11, 000 SQUARE FEET OF RETAIL COMMERCIAL LOCATED ON THE SOUTHWEST CORNER OF MCBEAN PARKWAY AND NEWHALL RANCH ROAD 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 01-176 (Conditional Use Permit 01-0010, Adjustment 01-012) was filed by Newhall Land and Farm (the "applicant") with the City of Santa Clarita on May 17, 2001. The property for which this entitlement has been filed is located on the southwest corner of McBean Parkway and Newhall Ranch Road. The existing zoning and General Plan designations for the property are SP (Specific Plan). B. The applicant has proposed a conditional use permit to allow for a mixed-use development within the SP -COM (Specific Plan Commercial) zone. The Project includes the construction of 188 attached apartment units and 11,000 square feet of retail commercial. The applicant is also requesting an adjustment to the parking requirements for the residential portion of the project, to allow a shared parking agreement between the commercial and residential portions of the project. C. The surrounding land uses include a park and vacant land to the north, residential to the south, residential and vacant land to the east, and residential and Oak Park to the west. D. The North Valencia Specific Plan and Environmental Impact Report was certified by City Council on December 17, 1997. An addendum to the EIR was prepared for this project on April 6, 2001 and has been attached to the EIR. E. A hearing was duly noticed for the Planning Commission meeting of April 2, 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, applicant's presentation and public testimony on the project. The Planning Commission continued this item until May 21, 2002. Between the two meetings, the applicant modified their request to reduce the adjustment in parking to five percent and changed a request for a variance on lockable storage space to an adjustment of 18%. During this meeting, the Planning Commission received the staff report, applicant's presentation, public testimony and approved the project. Resolution No. 03-25 Page 2 F. On June 5, 2002, Michael and Phyllis Irvine submitted an appeal of the Planning Commission's decision to the City Clerk. G. A public hearing was duly noticed for the City Council meeting of February 11, 2003, which was held at 6:00 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. WHEREAS, the City Council, based upon the findings set forth below, hereby finds that addendum for this project has been prepared in compliance with CEQA and reflects the independent judgement of the City of Santa Clarita: A. An Addendum to the North Valencia Specific Plan Final Environmental Impact Report was prepared for the project in compliance with the requirements of the California Environmental Quality Act. B. The Addendum to the Environmental Impact Report found that no adverse impact to the existing and future environmental resources of the area would result from the proposal. C. No circulation of the Addendum was necessary under per Section 15164 of the California Environmental Quality Act. The Addendum has been attached to the certified Environmental Impact Report. D. The proposed project would not have a significant adverse effect on the environment and the Addendum prepared for the project was attached to the certified Environmental Impact Report. 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 operating characteristics of the development is in accordance with the purpose of the 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 due to its inclusion in the Valley Center Overlay portion of the General Plan. The proposed project is located within the North Valencia Specific Plan area. The surrounding single-family and multi -family residential neighborhoods to the south are of a compatible density and height as the proposed project. The proposed project has a density of approximately 23 units per acre. This is consistent with the density of other apartment projects approved in the North Valencia planning area. Two North Valencia projects, Jefferson and Riverwalk, located along Magic Mountain Parkway, have a density of 27 units per acre. Other apartment projects in area include the Portofino (31 units per acre) and Sky Crest (25 units per acre). The Montecito Apartments have a density of 30 units per acre. The proposed project is located in the same vicinity and zone as other commercial and residential uses. The Resolution No. 03-25 Page 3 attached conditions of approval (Exhibit A) require the project to meet the code requirements of all applicable agencies. Therefore, the proposed location, size, design, and operating characteristics of the development is in accordance with the purpose of the 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 due to its inclusion in the Valley Center Overlay portion of the General Plan. B. That the location, size, design, and operating characteristics of the proposed use will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, residents, buildings, structures, or natural resources, with consideration given to: 1. Harmony in scale, bulk, coverage, and density. The proposed 188 -unit mixed-use project is designed to be consistent with the surrounding multi -family and single-family neighborhoods located to the south and west of the project site. The proposed project is compatible with the harmony, scale, bulk, coverage, and density of the surrounding uses because it has the same urban architecture, similar height and density. 2. Availability of public facilities, services and utilities. The proposed project would create an additional demand for public facilities, services and utilities. The project site is adjacent public facilities such as Oak Park to the west and a future park north of the project site. The project is located within the urbanized Valley Center Overlay area with all public utilities readily available. Therefore, public facilities, services and utilities will be available to serve the proposed project. 3. The harmful effect, if any, upon desirable neighborhood character. The proposed project is located within the North Valencia Specific Plan area. The surrounding single-family and multi -family residential neighborhoods to the south are of a compatible density, height and architecture as the proposed project. Therefore, the proposed project will not have a harmful effect upon the existing desirable neighborhood character. 4. The generation of traffic and the capacity and physical character of surrounding streets. The proposed project will decrease vehicle trips per day anticipated in the North Valencia Specific Plan by more than approximately 3,587 daily trips to the site as opposed to the originally planned commercial development. The site is located in an area which has already been improved with respect to circulation and therefore can accommodate the proposed use. Therefore, project generated traffic will be supported adequately by the capacity and physical character of the surrounding streets. Resolution No. 03-25 Page 4 5. The suitability of the site for the type and intensity of use or development which is proposed. The proposed project has a density of approximately 23 units per acre. This is consistent with the density of other apartment projects approved in the North Valencia planning area. Two North Valencia projects, Jefferson and Riverwalk, located along Magic Mountain Parkway, have a density of 27 units per acre. Other apartment projects in the area include Portofino (31 units per acre) and Sky Crest (25 units per acre). The Montecito Apartments have a density of 30 units per acre. Therefore, the proposed intensity of the project will be consistent with the surrounding land uses. 6. The harmful effect, if any, upon environmental quality and natural resources. The proposed project is located on a site that is relatively flat. There are no oak trees located on the project site and there are not any natural resources that will be harmed as a result of the proposed project. An Addendum to the EIR has been prepared to analyze any potential impacts that may be caused as a result of the project. Staff concluded that there would be no significant impacts with the implementation of the certified EIR and attached conditions of approval (Exhibit A). Therefore, the proposed project will not have any harmful effect upon the environmental quality and natural resources on the project site, beyond that already anticipated in the North Valencia Specific Plan Final EIR. C. That the location, size, design, and operating characteristics of the development and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed project is located in the same vicinity and zone as other commercial and residential uses. The attached conditions of approval (Exhibit A) require the project to meet the code requirements of all applicable agencies. Therefore, granting this permit will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. D. That the development will comply with each of the applicable provisions in the Unified Development Code except for an approved variance or adjustment. With the approval of a conditional use permit, the project would be found to be compatible with existing development in the area, and consistent with the City's General Plan. The project is also in compliance with the development standards for attached residential as identified in the Lago de Valencia planning area of the North Valencia Specific Plan. WHEREAS, in making its determination regarding the adjustment application, the City Council has considered certain principles and standards, and finds and determines as follows: Resolution No. 03-25 Pago 5 A. That because of special circumstances applicable to the property, (size, shape, topography, location or surroundings) or the intended use of the property, the strict application of the Unified Development Code deprives the property privileges enjoyed by other properties in the vicinity under identical zoning classification. Two other projects (Jefferson and Riverwalk) located within the Specific Plan (SP) zone have received approvals that included relief from the parking standards sought by the applicant. Therefore, strict application of the Unified Development Code would deprive the property privileges enjoyed by other properties in the vicinity under identical zoning classification. B. The granting of this variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone and denied to the property for which the variance is sought. Granting of this adjustment would be consistent with the approvals granted for other similar projects (Jefferson and Riverwalk) in the same vicinity and zone. C. The granting of the variance is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed project is located in the same vicinity and zone as other commercial and residential uses. The attached conditions of approval (Exhibit A) require the project to meet the code requirements of all applicable agencies. The circulation plans provided by the applicant are sufficient to safely meet the demand of the project. Therefore, granting this permit will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. D. The granting of this variance does not constitute a special privilege inconsistent with properties in the vicinity or in the same zone. Relief from the City's required parking standards were granted for the Montecito and Portofino Apartments. Therefore, granting this shared parking agreement does not constitute a special privilege inconsistent with properties in the vicinity or in the same zone. E. The granting of this variance does not allow a use or activity that is prohibited by zoning. Adjustments from the development standards of the Unified Development Code are permitted with the approval of the Director of Planning and Building Services, Planning Commission and/or City Council, therefore, the granting of the requested shared parking agreement is not prohibited by zoning. F. The granting of this permit is not inconsistent with the City's General Plan since an urban use is encouraged in the Valley Center Overlay area. Resolution No. 03-25 Page 6 Adjustments from the development standards of the Unified Development Code are permitted with the approval of the Director of Planning and Building Services and/or Planning Commission, therefore, the granting of the requested adjustment is consistent with the General Plan. G. Neither the existing nor anticipated future traffic volumes of this site and sites in the area require the strict and literal interpretation of the Development Code. Based on information provided in a parking study supplied by the applicant, granting a shared parking agreement will not interfere with existing or anticipated future traffic volumes for this site and sites in the area. The parking study indicated that surpluses in parking was available at other apartment complexes (Montecito and Skycrest) in the immediate area that where granted a larger percent parking reduction. This leads staff to believe a strict or literal interpretation of the Code will not be necessary. H. The granting of this variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic on the streets due to all the available parking adjacent to the site. A reduction in parking will bring the subject site into compliance with the City parking requirements. Larger parking adjustments have been granted other apartment developments within the North Valencia Specific Plan. By allowing a shared parking agreement, parking or loading on public streets will not be necessary by tenants in the proposed mixed-use development. 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 a resolution adopting a revised project approving Master Case 01-176, Conditional Use Permit 01-010, Adjustment 01-012 and the addendum to the certified North Valencia Specific Plan for the development of a 188 unit apartment complex and 11,000 square feet of retail commercial, subject to the conditions of approval (exhibit A) as referenced herin. SECTION 2. The City Clerk shall certify to the adoption of this Resolution. Resolution No. 03-25 Page 7 PASSED, APPROVED AND ADOPTED this 11th day of February, 2003. ���'' .� /— ATTEST: e,� c_ CITY CLERK -- 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 11th day of February, 2003, by the following vote: AYES: COUNCILMEMBERS: McLean, Kellar, Weste, Ferry, Smyth NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None W" CITY CLERK s:\pbs\current\!2001\01-176\01-176 council mso EXHIBIT A MASTER CASE O1-176 CONDITIONAL USE PERMIT 01-010 VARIANCE O1-003 FINAL CONDITIONS OF APPROVAL/MITIGATION MEASURES General Conditions GC1. Unless appropriate permits and entitlements are activated, the approval of this project and associated entitlements shall expire two years from the date of conditional approval. GC2. The applicant may file for an extension of the approval prior to the date of expiration for a period of time not to exceed one year. If such an extension is requested, it must be filed no later than 60 days prior to expiration. GC3. The applicant shall be responsible for notifying the Director of Planning and Building Services in writing of any change in ownership, designation of a new engineer, or change in the status of the developer, within 30 days of said change. GC4. Unless otherwise apparent from the context, the term Applicant shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this Subdivision by the City, which action is provided for in Government Code Section 66499.37. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both the following occur: 1) The City bears its own attorney's fees and costs; and, 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the entitlement is approved by the applicant. GCS. Details shown on this approval are not necessarily approved. Any details which are inconsistent with the requirements of ordinances, general conditions of approval, or City policies must be specifically approved. GC6. At any point in the development process, a stop -work order shall be considered in effect upon the discovery of any historic or prehistoric artifacts and/or remains, at which time the City shall be notified. The applicant shall hire a qualified consultant that the City approves to study the site and recommend a course of action, to the satisfaction of the City. Exhibit "A" MC 01-176- Conditions of Approval Page 2 of 13 GC7. In lieu of establishing the final specific locations of structures on each lot at this time, the owner, at the time of issuance of building permits, agrees to develop the property in conformance with the City Code and other appropriate ordinances, including but not 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. Planning Division P1. Utility services of electrical, water, gas, security alarm and monitoring systems shall be routed underground. Utility equipment, such as transformers, meters, regulators, installed above ground shall be screened from view. P2. Any changes to the approved project including building design, color, or material change shall be approved to the satisfaction of the Director of Planning & Building Services. P3. The elevations and materials are not approved. The applicant shall submit full elevations and materials board to the satisfaction of the Director of Planning and Building Services. P4. No signage is to be reviewed or approved at this time. The applicant shall obtain Planning Division approval for any signage proposed for the project prior to its placement on the buildings/property. P5. Outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. Highly reflective surfaces conducive to glare are not permitted. P6. The project shall comply with all applicable City of Santa Clarita noise regulations during the construction period. P7. Construction hours will be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on weekends, unless traffic volumes or public safety issues warrant otherwise (as determined by City, County or State officials). No construction on Sundays and legally proclaimed holidays will Exhibit "A" MC 01-176- Conditions of Approval Page 3 of 13 occur. P8. Where noise impacts from construction activities prove to unduly interfere with operations of businesses, the applicant will erect temporary noise barriers where they do not restrict access to residences or businesses and where they do not affect visibility of businesses. P9. All roof equipment, backflow devices, utilities and trash receptacles shall be adequately screened from view. P10. All plant material shall be irrigated by automatic sprinklers or drip irrigation systems. Patios, seating areas, parking and circulation spaces can be included in the setback areas to help buffer adjoining parcels from one another. However, parking areas shall not be permitted within the required front setback. Pll. No retail parking shall be allowed in front of first floor residential units. Adequate signs need to be posted restricting commercial parking in front of residential units. P12. This project is subject to all applicable condition of the North Valencia 1 Specific Plan. P13. Required front and street side yards shall be landscaped. All plant material shall be irrigated by automatic sprinklers or drip irrigation systems. Patios, seating areas, parking and circulation spaces can be included in the setback areas to help buffer adjoining parcels from one another. However, parking areas shall not be permitted within the required front setback. P14. Masonry walls six (6) feet in height, from the highest finished grade, shall be required on the rear and side property lines. No walls are required on street side yards unless needed for noise attenuation and/or privacy, as determined by the Director of Planning and Building Services. P15. Where a lot fronts on more than one street it shall be considered to have multiple frontages and be required to meet the front yard setback requirement on all street frontages. P16. A minimum of two hundred (200) square feet of open area per ground floor unit shall be provided and a minimum of one hundred fifty (150) square feet of open space for units contained wholly on the second story or above shall be provided. Land required for setbacks or occupied by buildings, streets, driveways, or parking spaces may not be counted in satisfying this open space requirement; however, land occupied by any recreational buildings and structures may be counted as required open space. P17. The following recreation facilities shall be provided at a minimum unless waived by the Director of Planning and Building Services; a. Landscaped park like quiet area; Exhibit `A" MC 01-176- Conditions of Approval Page 4 of 13 b. Children's play area; C. Family picnic area; and d. Swimming pool with cabana or patio cover. P18. Recreation vehicle parking areas shall be provided, fully screened from public view, or the development shall prohibit all parking of recreation vehicles. P19. Trash areas shall be provided for each multi -family residential building. All trash areas not located inside a building shall be paved and located in the rear yard. Such area shall have minimum inside dimensions of eight (8) feet by five (5) feet, shall accommodate source separation of recyclable materials in accordance with State requirements, and shall be screened from view by a five (5) foot high masonry wall and solid gates. One trash area shall be provided for the first ten (10) residential units, and one trash area for each additional ten (10) units, or major fraction thereof. However, trash compactors and recycling bin may be substituted if approved by the Environmental Services Division. P20. A minimum of fifty (50) trees per gross acre shall be required as part of the landscaping requirements: twenty (20) percent shall be twenty-four (24) inch box size or larger, seventy (70) shall be fifteen (15) gallon size and ten (10) shall be five (5) gallon size. Drought tolerant species with low maintenance requirements shall be utilized, where possible. Irrigation shall be on automatic systems. Landscaping and irrigation plans shall be prepared by a California licensed landscape architect. P21. The applicant shall not offer any unit(s) for individual sale without first obtaining an approval from the City of Santa Clarita in compliance with the State Subdivision Map Act. P22. New multifamily dwellings shall not possess on the surface of the exposed exterior walls siding composed primarily of metal. P23. Prior to the issuance of building permits, the applicant shall submit a detailed lighting plan for both the apartment complex for review by the Sheriffs and Planning. P24. The applicant shall provide bicycle racks throughout the project site. Such racks shall be clearly indicated on the project's site plan. P25. All requirements of the Zoning Ordinance and of the specific zoning of the subject property must be complied with unless set forth in the permit and/or shown on the submitted site plan. P26. A block wall with a maximum height of six feet shall be placed along the projects frontage on Baywood Lane. The Block wall shall allow pedestrian access to the public right-of-way, the North Valencia Trail System. The Block wall shall be heavily landscaped and submitted to the City for review by its architecture and design consultant. Exhibit "A" MC 01-176- Conditions of Approval Page 5 of 13 P27. Full improvements to the North Valencia Trail system shall be made, including but not limited too, the under crossing of Newhall Ranch Road to the satisfaction of the Director of Parks, Recreation and Community Services and the Director of Planning and Building Services. P28. As agreed upon by the applicant during the public hearing, strict conditions, covenants and restrictions regulating storage on balconies shall be incorporated into the project. P29. The hours of operation of all commercial uses associated with the project shall be compatible with the residential uses surrounding the project site. P30. If approved by City Council, traffic calming measures shall be implemented on all applicable streets in the Back Bay Community. P31. If approved by City Council, all applicable parking restrictions shall be incorporated Into the project. P32. The applicant shall be subject to all provisions agreed to with the residents of Back Bay as shown in the letter of agreement. P33. It is hereby declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the permit shall be suspended and the privileges granted hereunder shall lapse; provided that the applicant has been given written notice to cease such violation and has failed to do so for a period of 30 days. Buildine and Safet BS 1. All structures shall comply with the detailed requirements of the following: A. The 1997 Uniform Building Code B. The 1998 California Building Code amendments C. The 1999 City of Santa Clarita amendments to the building codes A copy of the City amendments is available at the Building and Safety public counter. 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: A. Rough grading and/or recompaction (if proposed) must be completed. B. A final compaction report and Rough Grading Certification shall be Exhibit `A" MC 01-176- Conditions of Approval Page 6 o 13 submitted to and approved by the Engineering Division. C. A copy of the final compaction report shall be reviewed by Building and Safety. BS4. The project shall fully comply with the disabled access requirements as specified in Chapter 11A (for apartments and common areas) and Chapter 11B (for all recreation facilities, clubhouse, day care, etc.) of the California Building Code. BS5. Additional clearances from agencies not present at DRC, prior to issuance of building permits will be required from: William S. Hart School District and appropriate elementary school district, Castaic Lake Water Agency, Los Angeles County Sanitation District, and Los Angeles County Environmental Services (Health Department) for any food uses. Los Angeles County Environmental Programs (Industrial Waste). An agency referral list is available at the Building and Safety public counter. BS6. At the time of application for a building permit, please submit two complete sets of construction documents (including structural and energy calculations, soils report, truss drawings and calculations, etc). Engineering Services Department 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 be subject to the North Valencia I Conditions of Approval/Mitigation Measures, Specific Plan, and Development Agreement. ROAD IMPROVEMENTS All roadways shall be designed in accordance with the City's roadway design criteria, and constructed prior to building occupancy. EN3. 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. EN4. Prior to issuance of building permit, 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. EN5. Prior to building occupancy, the applicant shall replace driveways to be abandoned with standard curb, gutter, and sidewalk. Exhibit A" MC 01-176— Conditions of Approval Page 7 of 13 EN6. Prior to building occupancy, the applicant shall construct off-site improvements for Newhall Ranch Road, McBean Parkway and Baywood Lane per Traffic Engineering Conditions, which are tentatively required to adequately serve this development. It is the sole responsibility of the developer to acquire the necessary right-of-way and/or easements. ENT 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 abutting the project site. EN8. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk returns. EN9. Prior to building occupancy, the applicant shall construct a wheelchair ramp at all intersections to the satisfaction of the City Engineer. EN10. Prior to building occupancy, the applicant shall provide and install street name signs to the satisfaction of the City Engineer. SEWER REQUIRMENTS EN11. Prior to building occupancy, the applicant shall install a separate house lateral to serve each building. GRADING, DRAINAGE and GEOLOGY EN12. Prior to grading plan approval, the applicant shall submit a grading plan consistent with the approval for the entire site, which must be approved by the City. EN13. 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. EN14. Prior to grading plan approval, the applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements to the satisfaction of the City Engineer. FEES AND MISCELLANEOUS EN15. The applicant shall pay the applicable Bridge and thoroughfare fees as required in the North Valencia Specific Plan and Development Agreement. 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 first at the time stated above and may be Exhibit 'A" MC 01-176— Conditions of Approval Page 8 of 13 reimbursed upon completion and acceptance of such off-site improvements, subject to District guidelines. Factors for development units are as follows: Development Units Factors Apartment Per Unit 0.7 Commercial Per Effective 5.0 Net Use Area The project is in the: [X] Valencia Bridge and Thoroughfare District B&T fee is subject to change. The current fee is $10,120. The proposed use for the project is commercial and apartment complex. The B & T fee for the commercial use will be based on effective net use area, which is 1.2 acres of the commercial area with a factor of 5, and the apartment complex will be per unit with a factor of 0.7. The applicant shall pay the fee that is in effect at the time the payment is due. EN16. Prior to issuance of grading permit, the applicant shall acquire N.P.D.E.S. permits if applicable. EN17. 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 EN18. All driveways shall have a minimum stacking 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. EN19. 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. EN20. Access shall intersect with a public street at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). Exhibit `A" MC 01-176- Conditions of Approval Page 9 of 13 EN21. No access will be permitted within curb return. This shall be included as a note on all applicable plans. EN22. 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 done prior to approval of the site plan by the City Engineer. EN23. Minimum width of all two-way drive aisles (surface and parking structure) shall be 26 feet and shall be shown on all plans prior to issuance of first building permit. EN24. Prior to the issuance of the first building occupancy permit, the applicant shall record all necessary easements for reciprocal access between all lots within the project site. The exact locations of reciprocal access shall be dedicated and recorded as a separate instrument. EN26. The applicant shall be required to install the traffic signal at the intersection of McBean Parkway and Baywood Lane prior to the closure of the intersection of Newhall Ranch Road. The landscaped median shall be installed in conjunction with the widening of the Newhall Ranch Road Bridge over San Francisquito Creek. The median shall be designed to the satisfaction of the City Engineer. EN27. Prior to the issuance of the first building occupancy permit, the applicant shall bond a raised landscaped median along Newhall Ranch Road, between McBean Parkway and Baywood Lane. The landscape median shall be installed in conjunction with the widening of the Newhall Ranch Road bridge over the San Fransiquito Creek. The eastbound left -turn lane at Newhall Ranch Road and McBean Parkway shall have 300 feet of storage and 120 feet of taper. EN28. Access at the project driveways shall be limited as follows: a. Newhall Ranch Road driveway: right-in/right-out only b. McBean Parkway driveway: right-in/right-out only C. Baywood Lane driveway at Victoria Lane: full access EN29. No marked curbside parking spaces along Baywood Lane are approved as part of this project. EN30. On -street parking along Baywood Lane is prohibited between McBean Parkway and Victoria Lane. This shall be shown on all applicable plans prior to approval by the City Engineer. EN31. Any additional future signalized intersections not identified in the approved Specific Plan shall be approved by the City Traffic Engineer, and shall be far enough apart from adjacent signalized intersections to ensure proper signal timing. Exhibit `A" MC 01-176- Conditions of Approval Page 10 of 13 EN32. Prior to the issuance of a building occupancy permit, the applicant shall bond for the three-inch traffic signal conduits with 12 pair No. 19 interconnect cable and/or fiber- optic interconnect cable along Newhall Ranch Road, between McBean Parkway and Tibbitts Avenue/Dickason Drive. All improvement plans for the interconnect shall be approved by the City Traffic Engineer. EN33. All new traffic signals and traffic signal modifications shall be designed with video - technology detection systems, unless approved otherwise by the City Traffic Engineer. EN34. All new traffic signals and traffic signal modifications at the intersections of a major arterial with another major arterial or a secondary arterial shall be designed to furnish and install a fifth surveillance video camera (pan -tilt -zoom), in addition to video detection cameras as approved by the City Traffic Engineer. Standard Roadway Design Criteria u All intersections shall be designed with a tangent section from "beginning of curb return" (BCR) to BCR. o Commercial driveways shall be constructed using the APWA Standard Intersection Design No. 110-1 Type C for commercial driveway or equivalent to the satisfaction of -- the City Engineer. Applicant shall obtain approval from the City Engineer for the location of all driveways. Parks and Recreation PRL Provide final landscape and irrigation plans for review and approval of the Parks, Recreation, and Community Services Department prior to the issuance of a grading permit. Where no grading permit is required the landscape/irrigation plans will be required prior to issuance of building permits. 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. Prior to the issuance of a grading permit, the applicant will be required to provide landscape plans for the trail, path and corridor alignments. These improvements will be maintained to the satisfaction of the Director of Parks, Recreation, and Community Services by the property owner. (pertains to trail connection off Exhibit `A" MC 01-176- Conditions of Approval Page 11 of 13 Baywood Lane, class 1 trail on North Newhall Ranch Road and Oak Park) PRS. Applicant must submit plans for design for Oak Park prior to issuance of grading permit and have Oak park constructed prior to first occupancy. PR6. At the minimum, 24" box parking lot trees shall be utilized. PR7. A 36" headlight screenthedge is required along Newhall Ranch Road and McBean Parkway. PR8. Additional tree wells shall be added along McBean Parkway and Newhall Ranch Road. Fire Department FD1. The required fire flow for this development shall be 5,000 gallons per minute for five hours. The water mains in the street fronting this property must be capable of delivering this flow at 20 pounds per square inch residual pressure. FD2. Water requirements will be set upon approved access. FD3. Submit full architectural plans to Engineering for additional Fire Department requirements. FD4. Every building constructed shall be accessible to the fire department apparatus by way of access roadways, with an all weather surface of not less than the prescribed width, unobstructed, clear to sky. The roadway shall be extended to within 150 feet of all portions of the exterior walls when measured by an unobstructed route around the exterior of the building. FDS. Provide 28 feet width when buildings are three stories or more than 35 feet in height above access level. Also, for using Fire Truck ladders, the centerline of the access roadway shall be located parallel to, and within 30 feet of the exterior wall on one side of the proposed structure. FD6. Fire hydrant spacing shall be 300 feet and shall meet the following requirements: No portion of lot frontage shall be more than 200 feet via vehicular access from a public fire hydrant. No portion of a building should exceed 400 feet via vehicular access from a properly spaced public fire hydrant. FD7. The applicant shall be subject to the water requirements determined by the Land Development Unit. FD8. This property is located within the area described by the Forester and Fire Warden as a Fire Zone 4, Very High Fire Hazard Severity Zone (VHFHSZ). All applicable fire code and ordinance requirements for construction, access, water mains, fire hydrants, fire flow brush clearance and fuel modification plans, must be met. Exhibit `A" MC 01-176- Conditions of Approval Page 12 of 13 FD9. Indicate compliance on the tentative map and resubmit for review/approval. Submit 4 sets of plans scale 1:40. Environmental Services ES 1. This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a parking lot 5,000 square feet or more or with 25 or more parking spaces and potentially exposed to storm water runoff and a development with 100 or more residential units. An Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate construction best management practices (BMPs) into the design of the project, must be prepared and approved prior to receipt of planning approval pursuant to the City and County NPDES permit requirements. Please refer to the Standard Urban Stormwater Mitigation Plan (SUSMP) attached. Contact the Environmental Services Division at (661) 286- 4066 with any questions. ES2. If any restaurants, retail gasoline outlets, automotive repair shops, or other SUSMP categories of concern are developed, USMP submittals will be required to address the SUSMP requirements regarding these categories of development. ES3. This project is subject to a General Construction Permit under the City's Municipal Stormwater Permit. The applicant should send an NOI to the City showing the permit application has been filed and a State SWPPP prepared. ES4. The following solid waste comments are based on the tentative building specifications presented on the submitted plan. These comments represent the recommended minimum amount of trash enclosures and bins. It is the property owner's responsibility to ensure adequate trash collection. It is therefore the property owner's responsibility to ensure space is allocated for the placement of an adequate amount of trash and recycling bins. Half of the bins provided must be reserved for recyclable materials only. ESS. Provide sufficient trash enclosures large enough to house 20 -three yard bins for the apartment building. Half of the bins shall be reserved for recyclable materials only. ES6. Provide sufficient trash enclosures large enough to house 4 -three yard bins for the clubhouse, retail and daycare buildings. Half of the bins shall be reserved for recyclable materials only. EST ALL TRASH ENCLOSURES SHOULD BE SHOWN ON THE SITE PLAN. ESB. All trash enclosures should be consistent with the surrounding architecture and be located to provide convenient pedestrian and collection vehicle access. ES9. All trash enclosures should be consistent with current City specifications and have a solid roof. Exhibit "A" MC 01-176- Conditions of Approval Page 13 of 13 ES10. The project proponent is shall recycle construction and demolition debris. Contact the Environmental Services Division for debris recycling information. Transit TRI. This project will be subject to Transit Impact Fees. At this time, Transit Impact fees apply only to residential land uses, at a rat eof $200 per residential unit. However, applicant is advised that the Transit Impact Fee is currently under revision, and may apply to commercial and industrial land uses in the future. Applicant shall pay the Transit Impact Fees in place at the time of building permit issuance. TR2. The applicant shall provide a bus turnout and a stylized shelter placed on a 10' by 20' pad behind the sidewalk which will consist of a bench and trash receptacles. TR3. The shelter, bench, and trash receptacles shall reflect the architecture of adjacent development. s:\pbs\current\2001\01-176\ExhibitA