HomeMy WebLinkAbout2003-06-24 - RESOLUTIONS - GATE KING PARK GPA TTM CUP (2)RESOLUTION NO. 03-88
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARTTA, CALIFORNIA, FOR MASTER CASE NO. 99-264 APPROVING
GENERAL PLAN AMENDMENT 99-003 (AMENDING THE LAND USE MAP),
TENTATIVE TRACT MAP 50283 (MODIFIED "C" STREET ALTERNATIVE 5 PROJECT
IN THE DEIR), CONDITIONAL USE PERMIT 99-013, HILLSIDE REVIEW 99-004, AND
OAK TREE PERMIT 99-029 TO ALLOW FOR THE DEVELOPMENT OF AN INDUSTRIAL
PARK IN THE CITY OF SANTA CLARPTA
RECITALS
a. Whereas, the applicant, Gate King Properties, LLC., formally requested certain
project entitlements related to the Gate King Industrial Park Project on
September 9, 1999 (Master Case 99-264). Such entitlement requests included
General Plan Amendment 99-003, Zone Change 99-002, Tentative Tract Map
50283, Hillside Review 99-004, Conditional Use Permit 99-013, Development
Agreement 99-002, and Oak Tree Permit 99-029.
b. Whereas, an Environmental Impact Report has been prepared, circulated in
_ compliance with the California Environmental Quality Act (CEQA), and certified
as required by the Act pursuant to City Council Resolution No. 03-87.
C. Whereas, the Planning Commission held duly noticed public hearings on the Gate
King Industrial Park entitlements on February 19, 2002, and continuing on
March 19, 2002, May 7, 2002, June 4, 2002, July 2, 2002, and July 16, 2002. The
Planning Commission closed the public hearing on July 2, 2002 and made a
motion to direct staff to return to the July 16, 2002 meeting with resolutions
recommending certification to the City Council for the FEIR, approval of the "C
Street Alternative Project #5." On July 16, 2002, the Planning Commission
adopted a recommendation that the City Council approve TTM 50283 ("C" Street
Alternative #5), and General Plan Amendment 99-003, Zone Change 99-002, Oak
Tree Permit 99-029, Conditional Use Permit 99-013, Hillside Review 99-004,
Development Agreement (Deal Points) 99-002, 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.
d. Whereas, the City Council held a duly noticed public hearing on the Gate King
Industrial Park project entitlements on November 12, 2002, April 8, 2003, and
May 27, 2003, and a nonpublic hearing on January 28, 2003. On May 27, 2003,
the City Council recommended, and the applicant agreed, to further amend C
Street Alternative #5. Thus, the proposed project as modified would subdivide
508.2 acres into 68 industrial lots (184.6 acres), 4 water tank lots (12.2 acres), one
helipad lot (2.1 acres) and 33 open space lots (257.4 acres) plus streets and rights-
Resolution No. 03-88
Page 2
of -way (52.4 acres) for a total of 106 lots. The 33 open space lots consist of
landscaped slopes, trails, and City dedicated open space lots (207.6 acres).
e. All public hearings and public meetings on the project were held at 6:00 p.m. in
the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. The City
Council public hearings were 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.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve
as follows:
SECTION 1. FINDINGS FOR TENTATIVE TRACT MAP 50283. Based upon the
above recitals and the entire record, including the Gate -King Industrial Park EIR, oral and
written testimony and other evidence received at the public hearings held on the project and the
EIR, and reports and other transmittals from City staff to the City Council, the City Council
hereby find as follows:
a. The proposed project, together with the provisions for its design and
improvements, is consistent with the Santa Clarita General Plan as amended by
General Plan Amendment 99-003 and the Santa Clarita Unified Development
Code as amended by Zoning Change 99-002.
The project's consistency with the General Plan as amended is documented in the
EIR as certified. The project is also consistent with the industrial/commercial
zoning of the property.
b. The project site is physically suitable for the type of development.
The 4.2 million square feet of industrial/commercial development can be
accommodated, with the use of contour grading, on 59% of the project site.
Development will occur primarily in the valley of the project site. The remainder
of the site will be dedicated to the City as permanent open space.
C. The site is physically suitable for the proposed density of development.
Development will occur primarily in the valley of the project site and the 4.2
million square feet of building area is consistent with the General Plan and zoning
designations for the property.
d. The design of the subdivision and the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish
and wildlife or their habitat.
Approximately 47% of the project site will be preserved in a natural state,
including 41% that will be dedicated to the City as permanent open space. With
Resolution No. 03-88
Page 3
the elimination of "C" Street and the dedication of permanent open space, the
site's wildlife corridor is protected.
e. The design of the subdivision and type of improvements are not likely to cause
serious health problems.
Health impacts associated with the project were analyzed in the EIR. The impacts
were either less than significant or significant but mitigable to a level of less than
significant.
f. The design of the subdivision or type of improvements will not conflict with the
easements acquired by the public at large for access through or use of property
within the proposed subdivision.
Adjacent properties can be accessed from the surrounding system of public streets
and roads. The project site will be served by an internal street system with access
from San Fernando Road. Approximately 3 miles of trials through the project site
will be open to the general public.
SECTION 2. FINDINGS FOR CONDITIONAL USE PERMIT 99-013. Based upon
the above recitals and the entire record, including the Gate -King Industrial Park EIR, oral and
written testimony and other evidence received at the public hearings held on the project and the
EIR, and reports and other transmittals from City staff to the City Council, the City Council
hereby finds as follows:
a. That the proposed location, size, design, and operating characteristic of the
proposed use are in accordance with the purpose of the City's Unified
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.
Industrial/commercial and open space use of the project is consistent with the
General Plan land use designation and zoning for the site. Compliance with the
Industrial/Commercial zone and the Planned Development Overlay zone,- which
contains the City's development policies and standards for the subject, is a
condition of project approval and of the Development Agreement.
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;
2. The availability of public facilities, services and utilities;
3. The harmful effect, if any, upon desirable neighborhood character;
Resolution No. 03-88
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4. The generation of traffic and the capacity and physical character of
surrounding streets;
5. The suitability of the site for the type and intensity of use or development
which is proposed;
6. The harmful effect, if any, upon environmental quality and natural resources.
Compliance with the Development Agreement, conditions of project approval and
the mitigation measures contained in the Mitigation Measure Monitoring Program
for the project ensure that the project will be compatible and not adversely affect
adjacent development, residents or natural resources.
C. That the proposed location, size, design and operating characteristics of the
proposed use and the conditions under which it will be operated and maintained
will not be detrimental to the public health, safety or welfare or materially
injurious to property or improvements in the vicinity.
Health, safety and general welfare impacts associated with the project were
analyzed in the EIR. The impacts were either less than significant or significant
but mitigable to a level of less than significant. The southwest portion of the
project site is surrounded by undeveloped property; the northeast portion is
surrounded by commercial and industrial uses and is separated from residential
development by a major street. The EIR did not find that the project would have
any adverse impacts on property or improvements in the vicinity of the project
site.
d. That the proposed use will comply with each of the applicable provisions of the
City's Unified Development Code.
Compliance has been made a condition of project approval and the Development
Agreement.
e. That the development program provides necessary safeguards to ensure
completion of the proposed development by the applicant, forestalling substitution
of a lesser type of development contrary to the public convenience, welfare or
development needs of the area.
The City and the applicant are entering into a development agreement that
includes a timetable for completion of the planned development.
SECTION 3. FINDINGS FOR HILLSIDE REVIEW 99-004. Based upon the above
recitals and the entire record, including the Gate -King Industrial EIR, oral and written testimony
Resolution No. 03-88
Page 5
and other evidence received at the public hearings held on the project and the EIR, and reports
and other transmittals from City staff to the City Council, the City Council hereby finds as
follows:
a. 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.
The conditions of project approval require landform grading.
b. The project retains significant, natural, topographic prominent features to the
maximum extent possible.
174.4 acres in the southerly portion of the project site will be dedicated to the City
as permanent open space; this land is characterized by a primary ridgeline and
undisturbed mountainous terrain. 33.2 acres of slope area will be retained in its
natural condition. Changes have been made to the project, including the
elimination of "C" Street and adjacent development lots, to retain more of the
undisturbed portion of another primary ridgeline.
C. The project employs clustering of the development area and buildings to
substantially reduce grading alterations of the terrain and to contribute to the
preservation of trees, other natural vegetation, and prominent landmark features
and is compatible with existing neighborhoods.
Structures will be constructed on no more than 36% of the project site.
d. The project utilizes building setbacks, building heights and compatible structures
and building forms to blend buildings and structures with the terrain.
The City's Unified Development Code and the conditions of project approval
regulate the design of the project so that the buildings and structures will blend
with the terrain.
e. The project will conserve and introduce plant materials 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 trees and, to the extent possible, reduce the maintenance cost to public
and private property owners.
As required by the EIR and project approvals, the graded slopes will be
revegetated with plant material, including oak trees, that will eventually naturalize
and require minimal irrigation.
f. The project includes curvilinear street design and improvements to minimize
grading alterations and emulate the natural contours and character of the hillsides.
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Page 6
Each of the streets within the project site is curvilinear.
g. The project utilizes grading designs, such as landform contour grading, to avoid
disruption to adjacent property owners.
Landform contour grading is incorporated into the design of the project as
reflected in the conditions of project approval.
h. The project utilizes site design and grading that provide the minimum disruption
of view corridors and scenic vistas from and around any proposed development.
Changes have been made to the project, including the elimination of "C" Street
and adjacent development lots, so as to minimize disruption of view corridors and
scenic vistas.
SECTION 4. INNOVATIVE APPLICATION FINDINGS. Based upon the above
recitals and the entire record, including the Gate -King Industrial EIR, oral and written testimony
and other evidence received at the public hearings held on the project and the EIR, and reports
and other transmittals from City staff to the City Council, the City Council hereby finds as
follows:
a. The proposed use is proper in relation to adjacent uses, the development of the
community and the various goals and policies of the General Plan.
The project site is in a transitional area of the City. Residential neighborhoods are
separated from the project site by San Fernando Road. Industrial/low patronage
commercial use of the site will not intrude upon adjacent commercial uses to the
north and west. The preservation of open space will complement the rural open
space conditions to the south and east. On-site employment at build -out will be
more than 6,500, thereby adding to the job/housing balance in the
community. The project is consistent with the General Plan goals and policies as
documented in the EIR as certified.
b. The use or development will not be materially detrimental to the visual character
of the neighborhood or community.
The northern end of the project site, which is the gateway to the remainder of the
site from the adjacent neighborhood and community, is highly disturbed. New
construction in this area together with landscaping, as required by the City's
Unified Development Code and the conditions of project approval, will visually
enhance the -area. Much of the remainder of the site will be dedicated as
permanent open space. Where grading and construction does occurs, it will also.
accompanied by landscaping, including 500 oak trees and other native plants, that
is compatible with the existing vegetation.
Resolution No. 03-88
Page 7
C. The appearance of the development will not be different than the appearance of
adjoining ridgeline areas so as to cause depreciation of the ridgeline appearance in
the vicinity.
The two secondary ridgelines on the project site are already disturbed or largely
hidden from view from off-site. Changes have been made to the project to
eliminate "C" Street and adjacent development lots. The revised project will not
cause depreciation of the appearance of the primary ridgeline, a significant
portion of which is already disturbed, as documented by the EIR, as certified.
d. The establishment of the proposed development will not impede the normal and
orderly development and improvement of surrounding property, nor encourage
inappropriate encroachments to the ridgeline area.
The project has been designed to be self-contained. It does not impinge upon, or
impede access to, the surrounding properties. "C" Street and adjacent
development lots, which would have encroached into a primary ridgeline, have
been eliminated from the project. Grading will only occur on only 46% of the
ridgeline, of which 22% is already disturbed.
e. It has been demonstrated that the proposed use or development will not violate the
visual integrity of the significant ridgeline area through precise illustration and
depiction.
That documentation is contained in Section 4.11 of the EIR, as certified.
SECTION 5. FINDINGS FOR OAK TREE PERMIT 99-029. Based upon the above
recitals and the entire record, including the Gate -King Industrial EIR, oral and written testimony
and other evidence received at the public hearings held on the project and the EIR, and reports
and other transmittals from City staff to the City Council, the City Council hereby find as
follows:
a. It is necessary to remove and encroach into the protected zone of oak trees to
enable reasonable use of the subject property which is otherwise prevented by the
presence of the trees and no reasonable alternative can be accommodated due to
the unique physical development constraints of the property.
The project site contains 11,721 on-site oak trees. Most of the oak trees are in
groves that are scattered throughout the site. The project has been designed so as
to cause no more than 1,408 oak trees (612 dead/fire damaged + 632 live oak trees
+ 100 live oak tree bank + 64 retroactive removals = 1,408 total oaks) to be
removed within the grading area and no more than 790 oak tree encroachments as
a result of development of the project site. None of the trees to be removed are
heritage oaks.
Resolution No. 03-88
Page 8
b. 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 Ordinance is intended to prevent uncontrolled and indiscriminate destruction
of oak trees. Most of the oak trees are in groves that are scattered throughout the
site. The project has been designed so as to cause no more than 1,408 oak trees
(612 dead/fire damaged + 632 live oak trees + 100 live oak tree bank + 64
retroactive removals = 1,408 total oaks) to be removed within the grading area
and no more than 790 oak tree encroachments as a result of development of the
project site. None of the trees oak to be removed are heritage oaks. In addition,
207.6 acres of the site is to be dedicated as permanent open space and approval of
the project requests that 500 oak trees be planted on the highly visible graded
slopes and 700 additional agrifolias from local acorns be planted on the site.
SECTION 6. WATER SUPPLY ASSESSMENT. Pursuant to California Water Code
section 10911, the City Council hereby determines, based on the entire record, including the
water supply and demand assessment prepared for the project, that projected water supplies will
be sufficient to satisfy the demands of the Gate King Industrial Park project, in addition to
existing and planned future uses.
SECTION 7. The City Council hereby approves the following entitlements requested
under Master Case No. 99-264: General Plan Amendment 99-003 (Amending the Land Use
Map, Exhibit A Attached), Tentative Tract Map 50283 ("C" Street Alternative 5 Project, Exhibit
B Incorporated by Reference), Conditional Use Permit 99-013, Hillside Review 99-004, and Oak
Tree Permit 99-029, subject to the conditions of approval (Exhibit Q.
SECTION 8. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 24th day of June, 2003.
MAYOR
ATTEST:
CITY CLERK
Resolution No. 03-88
Page 9
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 24th day of June, 2003, by the following vote:
AYES: COUNCILMEMBERS: McLean, Kellar, Weste, Ferry, Smyth
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
CITY CLERK
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Exhibit B
Tentative Tract Map 50283
Incorporated by Reference
EXHIBIT C
RESOLUTION P02-23
MASTER CASE 99-264
TENTATIVE TRACT MAP 50283; GENERAL PLAN AMENDMENT 99-003; ZONE
CHANGE 99-002; OAK TREE PERMIT 99-029; CONDITIONAL USE PERMIT 99-
013; HILLSIDE REVIEW 99-004; DEVELOPMENT AGREEMENT 99-002;
ENVIRONMENTAL IMPACT REPORT SCH#2001021121
FINAL CONDITIONS OF APPROVAL
General Conditions
GCL The approval of Tentative Tract Map 50283 shall expire two years from the date
of conditional approval unless modified with an approved development
agreement.
GC2. The applicant 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. Details shown on Tentative Tract Map 50283 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.
GCS. At any point in the development process, a stop -work order shall be considered in
effect upon the discovery of any State listed 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 prior to grading and
recommend a course of action. A memorandum of the recommended action shall
be provided to the City Council.
GC6. 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, 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, Under grounding 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 and the Development Agreement.
GC7. 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.
GCB. 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.
GC9. 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.
GC10. 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.
GCI1. The applicant shall provide a disclosure statement on the title report of each lot
informing all future property owners of all known geological hazards.
GC12. 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 project, including any related environmental approvals.
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."
Planning Division
Pl. The project is subject to the requirements of the Industrial Commercial zone and
the Planned Development Overlay Zone where applicable.
P2. A grading permit shall be required for any and all grading to occur for the purpose
of this project.
P3. For all new commercial and industrial developments, ten (10) percent of the site
area shall be landscaped. A landscape and irrigation plan shall be required for all
new development projects. All landscaping required by the approved plan shall
be maintained in good condition. Any change to the approved landscape plan
shall require the approval of the Directors of Planning and Building Services and
Parks, Recreation and Community Services.
P4. The overall slope, height or grade of any cut or fill slope shall be developed to
appear similar to the existing natural contours in scale with the natural terrain of
the subject site as shown on the Tentative Map.
P5. Where any cut or fill slope exceeds 10 feet in horizontal length, the horizontal
contours of the slope shall be developed to appear similar to the existing natural
contours. The finding of innovative of the tentative tract map and the mitigation
in the environmental impact report satisfies this requirement. The City's finding
that the project meets the Hillside Review criteria for innovation and the
mitigation measures in the EIR satisfy this requirement.
P6. Grading shall be phased so that prompt re -vegetation or construction will control
erosion. Where possible, only those areas that will be immediately developed,
resurfaced, or landscaped shall be disturbed. The finding of innovative of the
tentative tract map and the mitigation in the environmental impact report satisfies
this requirement. The City's finding that the project meets the Hillside Review
criteria for innovation and the mitigation measures in the EIR satisfy this
requirement.
P7. 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.
P8. All Oak trees scheduled for removal shall be phased with the development of the
project site and/or each parcel. The oak trees to be removed shall be indicated on
the grading plans for each phase of the project. If development of the project site
does not necessitate the removal of oak trees, then those oak trees shall not be
removed even if prior approval has been granted.
a. The applicant is approved to remove up to 1,408 (612 dead/fire damaged +
632 live oak trees + 100 live oak tree bank + 64 retroactive removals =
1,408 total oaks) oak trees within the grading area. None of the trees to be
removed are heritage oaks. In addition, the applicant is approved to
encroach upon 790 oak trees (242 dead/fire + 548 live oak trees) to
develop the project site.
All billboards along the project's frontage shall be removed prior to issuance of
building permits.
P10. The applicant shall provide the City of Santa Clarita with one healthy live oak tree
that is approved to be removed as a result of the development of the project for
the Veteran's Memorial Park.
P11. Prior to the recording of the applicable subsequent tract maps that include lots 14
and 15, the applicant shall provide an exhibit of the forty (40) feet by six -hundred
(600) foot flag strip that is located adjacent to Pine Street, showing the four foot
wide trail, the required Fire Department access road, and oak trees. The exhibit
shall be required to be approved by the Los Angeles County Fire Department and
the City of Santa Clarita prior to recordation of the subsequent tract maps that
include Lots 14 and 15. No heritage oak trees shall be removed within the forty
by six -hundred foot flag strip.
Building and Safety
BS1. All structures shall comply with the detailed requirements of the following
currently enforced codes:
0 1998 California Building, Mechanical, Electrical and Plumbing Codes
0 1998 California Energy Code with AB970 Amendments to Title 24
0 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. Aside from engineering department grading requirements a soils and geology
report shall be required for each building and component thereof. 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 slop es per
section 1806.5 of the California Building Code.
BSS. The commercial component of the project shall fully comply with the disabled
access requirements as specified in Chapter I IB of the California Building Code.
BS6. The property is located within 1,000 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 public counter.
BST Prior to issuance of building permits, the final working drawings shall be
approved and/or appropriate fees paid to 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 the 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.
BSB. 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 calcs, etc.
BS9. A complete plot plan showing the entire lot with dimensions, street names and
widths, the locations of existing and proposed buildings with their area,
occupancy group and number of occupants, type of construction, distances
between buildings, house number, 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.
BS10. The tract map for each phase must be recorded prior to issuance of building
permits. The applicant shall submit a copy of the recorded map.
BS 11. Each building on the property is required to be connected separately to the sewer
system.
BS12. 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 the Director of Planning and Building Services.
Engineering
GENERAL
ENI. In accordance with the Development Agreement, as applicable, 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 may file phased final maps, 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. The applicant shall label driveways as 'Private Driveway and Fire Lane" on the
map to the satisfaction of the City Engineer.
EN4. Prior to final map approvals, the applicant shall remove existing structures.
ENS. Prior to final map approvals, the applicant shall provide legal access and delineate
said access on the map.
EN6. Prior to final map approvals, the applicant shall quitclaim or relocate easements
running through proposed structures to the satisfaction of the City Engineer.
EN7. 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 & Building
Services. The phasing plan for the multiple map shall be approved by the City
Engineer prior to filing of the first phase map. The phasing may be subject to
amendment upon approval of the Director of Planning and Building Services and
the Director of Transportation and Engineering Services.
EN8. The applicant shall show that portion which is not divided for the purpose of sale,
_ lease, or financing as a 'Remainder Parcel" on the final map to the satisfaction of
the City Engineer.
EN9. A preliminary subdivision map guarantee is required at map check submittal, and
a final subdivision map guarantee is required prior to final map approval.
EN10. 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 approval of the
first phased final map. The applicant shall reimburse the City for the
City Attorney's fees to review the CC&R's.
ENI1. 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 required by the Development Agreement and all off site
easements, such as but not limited to sewer and storm drain easements,
and the necessary right of way required to comply with Conditions TE10
and TE12 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.
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.
C. 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
applicant 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 that may be
required for that phase.
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 or the applicant, if
necessary, may modify the approved Tentative Map and Development
Agreement, to reflect the inability of secure the right-of-way subject to the
City Engineer's approval.
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 applicant's waiver of the requirements otherwise imposed upon
the City to acquire necessary interests in land pursuant to Section 66462.5.
In such event, applicant shall meet all conditions for installing or
constructing off-site improvements notwithstanding Section 66462.5.
EN12. Public Easements may be required. On-site easements must be dedicated on the
final map. 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.
CONDOMINIUM/LEASE
EN13. Prior to final map approval, the applicant shall submit a notarized affidavit to the
City Engineer, signed by all owners of record at the time of filing of the map with
the City, stating that any proposed condominium building has not been
constructed until after the filing of the map with the County Recorder.
EN14. The applicant shall place standard lease purpose only/division of land for lease
purpose only notes on the final map to the satisfaction of the Transportation &
Engineering Services Department.
EN15. The applicant shall place standard condominium/commercial planned
development notes on the final map to the satisfaction of the Transportation &
Engineering Services Department.
EN16. On the final map, the applicant shall dedicate to the City the right to prohibit the
erection of building(s) and other structures within open space/common lots.
All on-site roadways shall be designed in accordance with the City's roadway
design criteria or as otherwise shown on the Tentative Map, 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.
ENIT Prior to phased final map approvals, 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 from building
occupancy if the improvements are not completed.
EN18. Applicant's street and grading plans and all construction permitted by such plans
shall comply with the requirements of the approved oak tree report.
EN19. The applicant shall be permitted to record 20 -acre minimum large lot parcel map
per Section 66426 (b) of the Subdivision Map Act.
EN20. On the phased final maps, 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, if needed.
EN21. Prior to phased final map approvals, a will serve letter shall be provided for a
Community Antenna Television service (CATV).
EN22. 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 t o 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 parcel map.
EN23. Prior to final map approvals or a phase thereof, the applicant shall obtain approval
of the City Engineer and the City Attorney for proposed Property Owners
Association (POA) maintenance agreements. The applicant shall reimburse the
City for the City Attorney 's fees to review the POA maintenance agreement
documentation.
EN24. On the phased final maps, the applicant shall dedicate slope easements along "A"
Street to the satisfaction of the City Engineer.
EN25. On the phased final maps, 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.
EN26. Prior to phased final map approvals, 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.
EN27. Prior to building occupancy for the Third Phase or first building occupancy of any
phase along Sierra Highway, the applicant shall construct and landscape a median
on Sierra Highway, along the frontage of the developed area, from the north tract
boundary to the northerly boundary of Lot 28A. If a median is not desired at this
time by the City, the applicant shall pay an in -lieu fee for the construction cost of
the landscaping to the satisfaction of the City Engineer. Landscaping does not
qualify for B & T credit.
EN28. The applicant shall dedicate and construct the following required road
improvements within the Project or along the frontage.
Land-
rail/
Curb &
Base &
Street
Street
Sidewalk
scaped
Bikelane
Street Name
Width
Gutter
Paving
Lights
Trees
(5' min)
Median
ierraHighway
8* fee
**
**
**
**
**
**
from
enter
line
San Fernando Road
8* feetX
X
from
enter
line
Pine Street
40 feet
X
x
x
x
X on one
side only
"A" and "C" Street
88 feet
B" and "E" Street
66 feet
"F" Street
60
feet***
X
X
X
X
X on one
side only
Right-of-way dedication for roadways shall be completed on the final map approval. The
construction of roadway shall be completed prior to building occupancy. All road
improvement costs on San Fernando Road and Sierra Highway described above shall be
entitled to full credit against Bridge and Thoroughfare fees.
* The right-of-way width may vary pending final engineering design. The applicant
shall provide the necessary right-of-way to accommodate for three (3) through lanes,
sidewalk, parkway, and bike lane on San Fernando Road frontage and necessary
augmentations to the satisfaction of the City Engineer. The right of way on Sierra
Highway from the north tract boundary to the northerly boundary of lot 28A shall
accommodate a 14' wide (12' of asphalt) meandering sidewalk/trail/bikelane.
** The Applicant shall construct, prior to building occupancy of the Third Phase or first
occupancy of any phase fronting Sierra Highway, full street improvements along the
frontage of the developed area of Tentative Tract Map 50283, from the north tract
boundary to the northerly boundary of Lot 28A, along Sierra Highway, except there shall
be no street lights. In addition, a meandering 12 feet wide asphalt bike path/sidewalk will
be incorporated in a fourteen -foot (14 -feet) wide easement/parkway. Landscaping is not
B & T creditable.
*** The applicant shall dedicate 60 feet for right of way for "F" Street along their
property frontage, except for the portion adjacent to APN 2827-002-026. The applicant
shall only be required to dedicate 40 feet of right of way.
EN29. 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.
EN30. Prior to phased final map approvals, 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.
EN31. 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.
EN32. Prior to building occupancy, the applicant shall replace driveways to be
abandoned with standard curb, gutter, and sidewalk.
EN33. 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.
EN34. Prior to building occupancy, the applicant shall install a sign at the end of all
streets that are to be extended in the future to the satisfaction of the City Engineer.
EN35. Prior to building occupancy, the applicant shall construct off-site improvements
for sewer and storm drain system, 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.
EN36. Prior to building occupancy, the applicant shall repair any broken or damaged
curb, gutter, and sidewalk, and refurbish the half section of pavement on streets
within or abutting the subdivision.
EN37. Prior to building occupancy, the applicant shall construct full -width sidewalk at
- all walk returns.
EN38. Prior to building occupancy, the applicant shall construct a wheelchair ramp at
intersections to the satisfaction of the City Engineer.
EN39. Prior to building occupancy, the applicant shall provide and install street name
signs to the satisfaction of the City Engineer.
SEWER REQUIREMENTS
EN40. On each phased final map, the applicant shall dedicate the easement necessary for
the sewer system. Sewer plans shall be approved by the City Engineer and
bonded prior to final map approvals.
EN41. Prior to building occupancy, the applicant shall install main line sewers with a
separate house lateral to serve each building.
EN42. Prior to approval of each phased final map approval, if applicable, the applicant
shall send a print of the land division map to the County Sanitation District with
the request for annexation in writing.
EN43. 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.
EN44. Sierra Highway and San Fernando Road are major highways, therefore it must be
double lined. Prior to building occupancy, the applicant shall provide mainline
sewer along northside of Sierra Highway and westside of San Fernando Road.
GRADING, DRAINAGE AND GEOLOGY
EN45. The applicant shall construct drainage improvements and offer easements needed
for street drainage or slopes. Such easements shall be dedicated on each phased
final map. Offsite easements shall be dedicated by a separate document prior to
final map approval.
EN46. Prior to each phased final map approval, the applicant shall submit a grading plan
for the area included within that phase, which must be approved by the City.
EN47. 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.
EN48. 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.
EN49. The applicant shall dedicate to the City the right to prohibit the erection of
buildings and other structures within all restricted use areas on each final phased
map.
EN50. Prior to grading plan approval, specific recommendations will be required from
the consultant(s) regarding the suitability for development of all lots/parcels
designed as ungraded site lots. The applicant shall file a report with the State
Real Estate Commissioner indicating that additional geologic and/or soils studies
may be required for ungraded site lots/parcels by the Soils and Geology Section.
EN51. 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.
EN52. 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.
-- EN53. Prior to each phased 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 natural drainage courses are
subject to flood hazard because of overflow, inundation, and debris flows.
EN54. The applicant shall provide drainage facilities to reduce flood hazards to the
satisfaction of the City Engineer, and dedicate and show necessary easements
and/or right-of-ways on each phased final map.
EN55. The applicant shall place a note of flood hazard on each phased final map and
delineate the areas subject to flood hazard. The applicant must dedicate to the
City the right to restrict the erection of buildings and other structures in the flood
hazard areas on the final map.
EN56. Prior to issuance of building permit, the applicant shall execute, record, a
covenant and agreement regarding the issuance of building permits in an area
subject to flood hazard if applicant is allowed to obtain building permit prior to
completion of storm drain construction. Plan for storm drain must be approved
and bonded.
EN57. Applicant shall comply with requirements for construction of structures within a
flood hazard area. No structures are allowed within a floodway and all structures
within the flood plain/hazard area must have the finish floor elevated F-0" above
the projected water surface elevation, or in the case of an AO designated zone, 1'-
0" in addition to the depth number. Prior to issuance of building permit, applicant
shall submit a pre -construction elevation certificate and obtain approval for finish
floor elevation from the Engineering Division. The applicant shall provide a post -
construction elevation certificate prior to building occupancy.
EN58. Applicant shall record an instrument or indicate by note on the final map that the
lot owners in said subdivision shall not interfere with the established drainage of
said subdivision. The note shall state that each owner of a lot in said subdivision
shall not erect concrete block wall or similar solid constructions except as
approved by the City Engineer.
EN59. The applicant shall show on the final map the City's or County's Flood Control
District right-of-way. A permit will be required for any construction affecting the
right-of-way or flood control facilities.
EN60. The applicant shall establish a POA or similar entity to insure the continued
maintenance of any drainage improvements that are not eligible to transfer to L.A.
County Flood Control District for maintenance and slopes within the project limit
prior to each phased final map approval. Extent of slopes to be maintained by this
entity is subject to the City Engineers approval.
EN61. The applicant shall show and label on each phased final map all natural drainage
courses on lots where a note of flood hazard is allowed.
EN62. Prior to issuance of building permit, the applicant shall construct grading and
drainage facilities that are required to provide adequate drainage to the
satisfaction of the City Engineer.
EN63. Prior to grading plan 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.
EN64. This site is located in Zone "A" and "AO" per the Federal Flood Insurance Rate
Map. Prior to final map approval, the applicant shall process Conditional Letter
of Map Revision and upon completion of storm drain facilities, applicant shall
complete procedures for revising the Rate Map.
EN65. Prior to each phased 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.
EN66. Prior to each phased 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.
EN67. The applicant shall acquire, if necessary, permits from the Army Corps of
Engineers and the California Department of Fish & Game prior to issuance of
grading permits or the commencement of any work within any natural drainage
course.
FEES AND MISCELLANEOUS
EN68. In accordance with the Development Agreement, as applicable, prior to the
issuance of building permits, 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.
In accordance with the Development Agreement, as applicable, the B & T Fee
shall be calculated on the total gross acreage of the approved Tentative Tract Map
50283, minus the applicable exemptions according to the District guidelines. The
B & T Fees for roads, easements, and any other areas that are not exempted shall
be assigned to lots for payment. This assignment shall be to the satisfaction of the
City Engineer prior to final map recordation.
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 maybe
reimbursed upon completion and acceptance of such off-site improvements,
subject to District guidelines.
Factors for development units are as follows:
Development Units Factors
Industrial Per Gross 3.0
Acreage
The project is in the:
[X] Via Princessa Bridge and Thoroughfare District
_ The current district rate is $15,500.00. The B&T fee for industrial use will be
based on gross acreage with a factor of 3. The applicant shall pay the fee that is
in effect at the time the payment is due as provided in the Development
Agreement.
EN69. 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.
EN70. Prior to grading plan approval, the applicant shall acquire N.P.D.E.S. permits.
STANDARD ROADWAY DESIGN CRITERIA
o All intersections shall be designed with a tangent section from "beginning of curb
return" (BCR) to BCR.
o Driveways shall not be constructed driveways within 25 feet upstream of any catch
basins when street grades exceed six percent.
o All vertical alignments of roadway shall be in accordance with Caltrans' criteria.
o The following minimum horizontal alignment shall be provided:
Major Highway 1,500 feet
Second/Industrial Collector: 1,000 feet
Industrial Cul-de-sac
o All intersections of local streets with General Plan Highways shall provide sight
distance per current Caltrans' sight distance criteria from the local street.
o All aboveground utilities shall be placed outside sidewalks, or provide a minimum of
five feet clear path of travel along sidewalks. Dedication and/or grading may be
required.
o 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.
o 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.
o 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.
o 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.
o 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).
o The central angles of the right-of-way radius returns shall not differ by more than
10 degrees on local streets.
o 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.
o A slough wall is required outside the street right-of-way when the height of slope is
greater than five feet above the sidewalk and the sidewalk is adjacent to the street
right-of-way.
o Cul-de-sacs — Length Restrictions: Cul-de-sacs shall not be more than 500 feet in
length, when serving land zoned for industrial or commercial use.
o The maximum street grade is seven percent for non-residential streets except as
otherwise shown on Tentative Map 50283.
o Commercial driveways shall be constructed using the APWA Standard Intersection
Design No. 110-1 Type C for commercial driveways. Applicant shall obtain approval
from the City Engineer for the location of all driveways.
Traffic Engineering
TEL 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 industrial/commercial collectors,
secondary highways, or major highways.
C. 110 feet from face of curb off of secondary or major highways with a
potential traffic signal. (100 feet behind the future crosswalk.)
TE2. 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.
TE3. Access shall intersect with a public street at 90 degrees or as close to 90 degrees
as topography permits (no less than 80 degrees).
TE4. No access will be permitted within curb return. This shall be included as a note
on all applicable plans.
TE5. Driveway access for commercial and industrial uses shall be located no closer
than 150 feet (lot size permitting) from the beginning of a curve of a street corner.
Such a restriction is subject to the discretion of the City Traffic Engineer.
TE6. If the project has a frontage facing a major road and also a side street, the access
points shall be on the side street. All access to the commercial/industrial/business
park lots shall be from internal streets, unless approved otherwise by the City
Traffic Engineer.
TE7. Prior to the issuance of the first building occupancy permit in each phase, the
applicant shall record all necessary easements for reciprocal access between all
commercial/industrial/business park lots within the project site. The exact
locations of reciprocal access shall be dedicated and recorded as a separate
instrument.
TE8. 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.
TE9. 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.
TE10. Prior to issuance of the first Certificate of Occupancy for each phase of the project
a supplemental traffic study shall be prepared by the applicant and approved by
the City Traffic Engineer. This traffic study shall determine the timing of
installation of the roadway improvements set forth in TE7, TE10-12 that are
required to mitigate project -related traffic for the subject portion (phase) of the
Project and all cumulative phases that have occupancy. Prior to the issuance of
the first Certificate of Occupancy for the final phase, the intersections listed
below shall be in place and shall include their required number of lanes and
operational traffic signals.
Prior to the issuance of the first building occupancy permits in each phase, the
intersections listed below shall be in place and shall include their required number
of lanes and operational traffic signals:
a. Lyons Avenue and Newhall Avenue provide:
o Eastbound: 1 left -tum lane, 2 through lanes, 1 right -turn lane
o Westbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-
tum lane
o Northbound: 2 left -turn lanes, 1 through lane, 1 right -turn lane
o Southbound: 1 left -turn lane, 1 through lane, 1 right turn lane
b. San Fernando Road (E/W) and Railroad Avenue (N/S) provide:
o Eastbound: 3 through lanes
o Westbound: 3 through lanes, 1 right -turn lane
o Southbound: 21eft-turn lanes
C. San Fernando Road (E/W) and Pine Street (N/S) provide:
o Eastbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-
turn lane
o Westbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-
tum lane
o Northbound: 1 left -turn lane, 1 shared through/right-tum lane
o Southbound: 1 shared left-tum/through lane, 1 right -tum lane
d. San Fernando Road (E/W) and Valle del Oro (N/S) provide:
o Eastbound: 1 left -turn lane, 3 through lanes
o Westbound: 2 through lanes, 1 shared through/right-turn lane
o Southbound: 1 left -tum lane, 1 right -turn lane
e. San Fernando Road (E/W) and Sierra Highway (N/S) provide:
o Eastbound: 1 left -tum lanes, 3 through lanes, 1 right -tum lane
o Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lanes
o Northbound: 1 left -tum lane, 2 through lanes, 2 right -turn lanes
o Southbound: 2 left -turn lanes, 2 through lanes, 1 shared through/right-
turn lane
f. San Fernando Road (E/W) and SR -14 SB Ramp (N/S) provide:
o Eastbound: 1 through lane, 1 shared through/right-tum lane, 1 right -
turn lane
o Westbound: 1 left -turn lane, 2 through lanes
o Southbound: 1 shared left-tum/through/tight-turn lane, 1 right -turn
lane
g. Placerita Canyon Road and Sierra Highway provide:
o Eastbound: 1 left -turn lane, 1 through lane, 1 shared through/right-turn
lane
o Westbound: 1 left -tum lane, 1 through lane, 1 shared through/right-
turn lane
o Northbound: 1 left -tum lane, 2 through lanes, 1 right -turn lane
o Southbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-
turn lane
h. San Fernando Road (E/W) and "A" Street (N/S) provide:
o Eastbound: 3 through lanes, 1 right -tum lane
o Westbound: 2 left -turn lanes, 3 through lanes
o Northbound: 21eft-tum lanes, 1 right -tum lane
i. Sierra Highway and "A" Street provide:
o Eastbound: 2 left -turn lanes, 1 right -turn lane
o Northbound: 1 left -tum lane, 2 through lanes
o Southbound: 2 through lanes, 1 right -turn lane
The applicant shall dedicate all necessary right-of-way along the project frontage
to accommodate the above improvements.
TELL Prior to the issuance of the first building occupancy permits in each phase, 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. Lyons Avenue and I-5 NB Ramp provide:
o Eastbound: 1 left -tum lane, 3 through lanes
o Westbound: 3 through lanes, 1 right -turn lane
o Northbound: 1 left -turn lane, 1 shared left-turn/through lane, 1 right -
turn lane
b. Wiley Canyon Road (E/W) and Orchard Village Road (N/S) provide:
o Eastbound: 2 left -tum lanes, 2 through lanes, 1 right -turn lane
o Westbound: 1 left -turn lane, 1 through lane, 1 shared through/right-
turn lane
o Northbound: 1 left -turn lane, 1 through lane, 1 shared through/right-
turn lane
o Southbound: 1 left -turn lane, 2 through lanes, 1 right -tum lane
TE12. Prior to the issuance of the first Certificate of Occupancy for the final phase, San
Fernando Road shall be re -striped to provide three continuous through lanes in
each direction between Newhall Avenue and SR -14. Additional rights-of-way
may be required at the intersections to accommodate the improvements in TE 10.
The additional improvements to San Fernando Road are described in 5E of the
Development Agreement and EN 28 of the Conditions. The cost of these
improvements shall be credited against the applicant's obligations for Bridge and
Thoroughfare fees.
a. San Fernando Road: Newhall Avenue to SR -14 - 3 through lanes in each
direction
TE13. The applicant is required to install three-inch traffic signal conduits with 12 pair
#19 interconnect cable and/or fiber-optic interconnect cable along all secondary
and major arterials (on and off site), between any proposed traffic signals and the
closest adjacent traffic signal, in at least two directions. This interconnect conduit
and cable shall also be required along new frontage improvements. All
improvement plans for the above interconnect shall be approved by the City
Traffic Engineer.
TE14. All new traffic signals and traffic signal modifications shall be designed with
video -technology detection systems, unless approved otherwise by the City
Traffic Engineer.
TE15. All intersections of a major arterial with another major arterial or a secondary
arterial shall be designed to furnish and install a fifth surveillance video camera
(pan -tilt -zoom), in addition to video detection cameras as approved by the City
Traffic Engineer.
TE16. The applicant shall be responsible for re -timing the traffic signals at
impacted/modified/new signalized locations, and shall pay all applicable costs for
re -timing prior to issuance of first building permit, to the satisfaction of the City
Traffic Engineer. The applicant shall identify the traffic signals to be re -timed
prior to issuance of first building permit, to the satisfaction of the City Traffic
Engineer.
Parks and Recreation
PRI. The applicant shall provide a preliminary landscape plan to ensure the
compatibility of landscape with adjacent open space, trails and wildlife corridor
areas for review and approval of the Director of Parks, Recreation and
Community Services, prior to recordation of Final Map. Drought resistant plant
material and mature landscaping will be required.
PR2. The applicant shall provide landscape and irrigation plans for review and approval
of the Director of Parks, Recreation and Community Services, prior to issuance of
grading permit.
PR3. Trees planted within fourteen (14) feet of the paved road section will be subject to
the Parkway Influence Area, as identified in City Ordinances 91-45 and 92-38.
PR4. Street trees along the property's frontage (Sierra Highway and San Fernando
road) and interior streets shall be provided to the satisfaction of the Parks,
Recreation and Community Services Department per City Ordinance 90-15. Trees
planted within the City Right of way will be subject to City Ordinance 90-15.
PRS. A special landscape maintenance assessment district may 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.
This district will annex into a Citywide major arterial Landscape Maintenance
District.
PR6. Landscape Parking lots with minimum 24" box trees for all parking areas at ratio
of 1:4 (trees to parking spaces). All parking stalls facing streets shall be required
to have a 36 " headlight screen. This may be accomplished with a combination of
shrubs, mounding and walls.
PR7. The applicant shall provide access to, and egress from slope lots which are to be
maintained by the property owners association by the dedication of easements or
other legal means satisfactory to the City Attorney or adjacent property owners to
maintain slope lots.
PR8. The applicant shall provide passive outdoor recreation/break areas that may
include, but not limited to; picnic tables, benches, trashcans, bike racks and shade
trees for all developed lots.
PR9. The applicant will be required to provide a preliminary trails map showing trail
alignment, cross sections and improvements (such as trailheads, fencing and
signage) for the proposed trails for approval to the Director of Parks, Recreation
and Community Services, prior to the recordation of Ten. Tract map #50283. The
applicant shall submit cross-sections of the trail along the top of the flood control
facility within Lot 45 and a detail showing ramp access down to the trail under -
crossing of San Fernando Road for approval prior to recordation of the first
subsequent map.
PR10. The applicant will be required to provide trail right of way, easements and
construct improvements to the satisfaction of the Director of Parks, Recreation
and Community Services. The Developer shall be required to secure all approvals
necessary for trail easements where less -than fee trail right of way is proposed. As
development is phased, trail and trailhead improvements shall be completed prior
to acceptance of grading of each corresponding phase, or acceptance of public
roadway improvements serving the particular phase, whichever is sooner, unless
otherwise provided in the Development Agreement.
PR11. The applicant will be required to provide a Wild Life Corridor acceptable to the
Director of Parks, Recreation and Community Services, and obtain all the
required applicable United States Department of Fish and Game permits.
PR12. Manufactured slopes shall remain in private ownership. A significant portion of
the areas proposed for development consist of manufactured slopes. These slopes
must be landscaped to varying degrees to prevent erosion and potential slope
failure. All landscaping shall be maintained by a property owners association
(POA). To ensure proper maintenance during the establishment period,
developer shall be required to post a bond which may be released at the end of the
establishment period.
PR13. Prior to the recordation of an applicable final tract/parcel map, a property owner's
association (POA) shall be formed to have responsibility and authority of all slope
maintenance, including but not limited to landscaping, irrigation, and trees.
Landscape Maintenance District
LMD1.Both Sierra Highway and San Fernando Road will ultimately have raised
landscaped medians. As part of project implementation, the applicant shall form a
landscape maintenance district to maintain the medians along the property
frontage once they are constructed and landscaped.
Environmental Services
ES 1. The applicant is not required to complete an Urban Stormwater 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.
ES2. This project is subject to a General Construction Permit under the City' s
Municipal Stormwater 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.
ES3. Trash enclosures should be shown on the site plan.
ES4. All trash enclosures should be consistent with the surrounding architecture and
meet all current City specifications.
ESS. All trash enclosures should have a solid roof.
ES6. All trash enclosures should be located in such a way to provide convenient access
for both pedestrians and collection vehicles.
ES7. Provide sufficient trash enclosures to house a minimum of ten 3 -yard bins. Half
of the bins shall be reserved for recyclable materials only.
ESB. All construction and demolition related material used should be recycled. -Contact
the City of Santa Clarita Environmental Services Division for information
regarding recycling these materials at (661) 286-4098.
Fire Department
FD 1. Prior to the issuance of any certificate of occupancy for TTM 50283, or at a time
otherwise approved in writing by the Fire Chief of the Consolidated Fire
Protection District of Los Angeles County (Fire District), the Developer shall
convey title of a Fire Station Site in fee simple absolute to the Consolidated Fire
Protection District of Los Angeles County. The Developer shall contact the Fire
District, Planning Section, at (323) 881-2404 for the Fire District's concurrence on
a suitable location for the Fire Station Site.
FD2. Prior to conveyance of the Fire Station Site to the Fire District, the Developer
shall improve the Fire Station Site at its sole cost and expense (The Developer
may enter into an agreement with the Fire District and the City of Santa Clarita
for "developer fee" credit. Such credit would be based upon the appraised value
of the fire station site, and would be issued upon conveyance of the improved fire
station site to the Consolidated Fire District Protection District of Los Angeles
County. Developer fee credits are not retroactively applied to any fees paid prior
to the issuance of the credit unless specifically agreed to by the Fire District in
writing in advance.). Improvements shall include:
a. A two-inch diameter water line stub and shut-off valve.
b. A six-inch diameter fire sprinkler service line stub.
C. Connection to a sewer line.
d. All utility connections (electric, gas, telephone, cable) up to the property
line of the Fire Station Site.
e. All offsite street improvements adjacent to the Fire Station Site, which
shall include curbs, sidewalks, traffic signs, and traffic signals, as well as a
Fire District activated remote traffic signal control, if determined
necessary by the Fire District.
f. Rough grading of Fire Station Site, consistent with Developer's plans for
property owned adjacent to Fire Station Site, including a pad that is a
minimum of 64,240 square feet in area (approximately 1.5 -acres), with the
dimensions approximately of 253'W by 254'D. The Fire District shall
approve in writing the final dimensions of the Fire Station Site. Fire
Station Site shall be graded level with the road that fronts the Fire Station
Site. Developer will be responsible for any retaining walls required to
improve Fire Station Site.
g. The completion of a Phase I Site Assessment, and if warranted, a Phase H
Site Assessment, and the removal or remediation of any hazardous
materials located in, upon or on the Fire Station Site as required by all
applicable federal, state and local laws.
h. Preparation of a parcel soils report, site survey and topographic map, and
remediation of any defects of the property to the satisfaction of the Fire
District.
Any other requirements as reasonably determined by the Fire District,
necessary before construction of a fire station can begin on the Fire
District.
j. The Fire Station Site shall be free of any hazardous materials, geologic
and flood hazards and easements.
k. The Fire Station Site shall not contain slopes or hillsides for the Fire
district to maintain.
1. A hydrant shall be installed at Fire Station Site in a location determined by
the Fire District.
FD3. Developer shall provide an easement or fee simple to the Consolidated Fire
Protection District of Los Angeles County (Fire District) for its operation and
maintenance of a Helipad in a location satisfactory to the Fire District. The
Developer shall contact the Fire District, Planning Section, at (323) 881-2404 for
the Fire District's concurrence on an acceptable location for the easement for the
Helipad.
FD4. The lot for the Helipad shall be open space and placed into a property owners
association for maintenance of any hillsides or slopes on the lot. The helipad
shall be used for Fire Department purposes only and shall not be used
commercially.
FD5. Prior to the issuance of any certificate of occupancy for VTTM 50283, or at a
time as otherwise approved in writing by the Fire chief of the Fire District,
improvements for the Helipad shall be completed by the Developer as follows:
a. An access road to serve the proposed helipad. Such access road shall
incorporate minimum width of 20' pavement with a turning radius of 32'.
b. A graded area with a minimum dimension of 125' by 225', or as otherwise
agreed in writing by the Fire Chief of the Fire District. The graded
helipad shall be covered with #2 rock for dust abatement purposes. Rock
dept shall be a minimum of 5".
C. A hydrant installed at the helipad at a location determined by the Fire
District.
FD6. Access shall comply with Section 902 of the Fire Code, which requires all
weather access. All weather access may require paving.
FD7. 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 there integrity for Fire Department use. Where topography
dictates, turnarounds shall be provided for driveways that extend over 150 feet in
length.
FD8. Private driveways shall be indicated on the final map as "private driveways and
firelane" with the widths clearly depicted and shall be maintained in accordance
with the Fire Code. All required fore hydrants shall be installed, tested and
accepted prior to construction.
FD9. Vehicular access must be provided and maintained serviceable throughout
construction to all required fire hydrants. All required fire hydrants shall be
installed, tested and accepted prior to construction.
FD10. This property is located within the area described by the Fire Department as "very
High Fire Hazard Severity Zone" (formerly Fire Zone 4) A "Fuel Modification
Plan" shall be submitted and approved prior to final map clearance. (Contact Fuel
Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azusa, CA
91702-2904, Phone (626) 969-5205, for details).
FD11. Provide Fire Department or City approved street signs and building access
numbers prior to occupancy.
Additional conditions from the May 27, 2003 City Council Meeting
1. All exterior lighting (including street lights on "A" Street) within the Industrial
Park shall be directed downward and when adjacent to the wildlife corridor all
exterior lighting shall be shielded and directed downward to minimize significant
light spillage into the corridor.
2. The applicant shall not impact Newhall Creek in Lot 41 that runs along Sierra
Highway. This lot shall be dedicated to the City of Santa Clarita and maintained
by the City. Prior to dedication, the applicant shall eliminate illegally dumped
non -natural materials (loose concrete, trash etc.) to allow native vegetation to
grow and be restored.
3. The Industrial Park shall be subject to the City's Architectural Design Guidelines
and at the same time be sensitive to Downtown Newhall's architectural
guidelines. The Park shall provide a unified color scheme utilizing earth tone
colors and avoid bright and glaring colors.
4. The applicant shall include in the Industrial Park's CC & R's that the Industrial
Park is adjacent to a wildlife corridor and all tenants shall be aware and sensitive
to the corridor.
5. If unanticipated cultural resource remains which includes human remains and
artifacts are encountered during construction or land modifications, the Santa
Clarita Valley Historical Society shall be notified and be provided with copies of
any photographic and documentary evidence of these items. In addition, the
applicant has agreed to work with the Santa Clarita Valley Historical Society to
record and preserve if possible any portion of or any artifact from the caretaker's
house at the end of Pine Street and the former location of the Needham Ranch
House, Andrew's Station, and Lyon's Station, if known, and the Rock Archway
on Siena Highway.
6. All mitigation oak trees on-site shall be provided with temporary hard line
watering systems and monitored for 5 years after planting to ensure survivability.
In addition, the applicant shall provide only native planting around the mitigation
oak trees.
7. The applicant shall comply with the Development Agreement relating to the
approved uses. All other uses shall be subject to the appropriate discretionary
approvals as shown in the Permitted Use Chart in the Unified Development Code.
8. When fencing or masonry walls are required or needed, the applicant is strongly
encouraged to provide wrought iron fencing and other alternative fencing
materials approved by the City in conjunction with landscaping such as vines and
shrubs to reduce graffiti within the Industrial Park. In addition, chain link fencing
within the Industrial Park is strongly discouraged. Barbed wire fencing is
prohibited within the project site.
9. Prior to approving the planting and location of the mitigation oak trees on-site, the
City of Santa Clarita shall consult with the Santa Clarita Oaks Conservancy.
S/PBS/CURRENT/99-264/ FINAL CONDITIONS PER Cn'Y COUNCIL