HomeMy WebLinkAbout2004-06-22 - RESOLUTIONS - APPEAL MELODY RANCH MC 04 070 (2)RESOLUTION NO. 04-87
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARTTA, CALIFORNIA, DENYING THE APPEAL AND
AFFIRMING THE DECISION OF THE PLANNING COMMISSION TO ADOPT A
RESOLUTION CONSIDERING THE INITIAL STUDY AND NEGATIVE DECLARATION
AND APPROVING MASTER CASE 04-070 (CONDITIONAL USE PERMIT 04-007; AND
INITIAL STUDY 04-005) FOR A 22,000 SQUARE -FOOT BUILDING PAD FOR A
16,000 SQUARE FOOT SOUND STAGE EXCEEDING 35 FEET IN HEIGHT,
LOCATED AT MELODY RANCH, APN 2834-031-008, LOCATED SOUTH OF
OAK ORCHARD ROAD AND WEST OF OAK CREEK AVENUE
WHEREAS, the City Council of the City of Santa Clarita (hereafter "City") hereby
makes the following findings of fact:
A. The eastern 15 -acres of Melody Ranch that consists of two parcels of land, 10 -acres and
five -acres in size (the project site) are included with the Placerita Special Standards
District, Melody Ranch Section. This Special Standards District allows for a full-service
motion picture studio to operate on the two contiguous parcels of land, in the RL
(Residential Low) zone.
B. On February 18, 2004, a conditional use permit application was submitted by Melody
Ranch (the "applicant") with the Planning Division for the review of a 22,000 square foot
building pad for a 16,000 square foot sound stage totaling 45 -feet -in -height. The
submittal was deemed complete on March 25, 2004.
C. The site is located west and adjacent to a 10 -acre parcel included in the Melody Ranch
Section of the Placerita Canyon Special Standards District where a motion picture studio
currently operates with two sound stages, parking and sets used for filming. Oak Creek
Avenue is located to the east of this 10 -acre parcel. Directly to the north of the project
site is Oak Orchard Road, and across Oak Orchard Road are single-family residences. To
the south of the project site is Placerita Creek (unimproved Placeritos Boulevard), and to
the south of Placerita Creek is Placerita Canyon Mobile Home Park. To the west of the
project site is a five -acre parcel owned by the Melody Ranch property owner, though
outside of the Placerita Special Standards District, Melody Ranch Section. The Assessor
Parcel Number (APN) for the project site is 2834-031-008.
D. This project was reviewed pursuant to the provisions of the California Environmental
Quality Act (CEQA). The City of Santa Clatita prepared an Initial Study for the project,
which determined that the proposed project will have no environmental impacts and a
Negative Declaration was prepared. On April 20, 2004 the City of Santa Clarita Planning
Commission approved the Negative Declaration prepared for the project in compliance
with CEQA.
E. On June 1, 2004, the Initial Study and Negative Declaration for the proposed sound stage
was re -circulated for public review and comment pursuant to the requirements of
Resolution No. 04-87
Page 2
CEQA. The project was not revised. This document was revised to include further
evidence that the project would have no environmental impacts.
F. With the conditions of approval, the proposed construction and operation of a sound stage
is consistent with the City's Unified Development Code (UDC) requirements, and is
supported by several goals and policies in the City's General Plan.
G. A public hearing was duly noticed for the Planning Commission meeting of
April 20, 2004, which was held at 7:00 p.m. in the City Hall Council Chambers,
23920 Valencia Boulevard, Santa Clarita, California. During this meeting, the Planning
Commission received the staff report, applicant presentation and public testimony on the
project.
H. The Planning Commission approved Master Case 04-070 for the 45 -foot -high Melody
Ranch sound stage at the April 20, 2004, meeting.
I. A letter of appeal dated May 5, 2004, was submitted on May 5, 2004, appealing the
Planning Commission's decision.
J. A public hearing was duly noticed for the City Council meeting of June 22, 2004, 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, and approved the project.
WHEREAS, the City Council, has considered the proposed Initial Study and, based upon
the findings set forth below, hereby finds that the Negative Declaration for this project has been
prepared in compliance with CEQA:
A. An Initial Study and Negative Declaration for this project have been prepared in
compliance with the California Environmental Quality Act (CEQA).
B. There is no substantial change proposed in the project, no substantial changes with
respect to the circumstances to which the project is undertaken and no new information of
substantial importance meeting the test of CEQA Guidelines Section 15162(a) has
arisen. Therefore, a revised Initial Study and Negative Declaration have been prepared
and was re -circulated in compliance with CEQA.
C. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the City Council is based is the Master
Case 04-070 project file which may be found in the Planning and Building Services
Department in the custody of the Director of Planning and Building Services.
WHEREAS, in making its determination regarding the conditional use permit
application, the City Council has considered certain principles and standards, and finds and
determines as follows:
A. With the attached conditions of approval, the proposed location, size, design and
operating characteristics of the proposed sound stage will be constructed in accordance
Resolution No. 04-87
Page 3
-- with the development standards in the RL (Residential Low) zone and the Placerita
Canyon Special Standards District, Melody Ranch Section, the purpose of the Unified
Development Code, the purpose of the zone in which it is located, the Santa Clarita
General Plan and the development policies and standards of the City because the sound
stage will be developed in accordance with all applicable development standards and
agency requirements, and conditions of approval for the project. The project will be
constructed with rustic, Spanish -style architecture that matches the existing architecture
of the sets and sound stages on the neighboring parcel within Melody Ranch, and the
character of Placerita Canyon. Specifically, non -reflective materials would be used on
the proposed sound stage, such as stucco and clay tile. The proposal to exceed the
35 foot height limit is necessary for the use of the structure as a sound stage for film
production use. The design of the building utilizes rustic features that will compliment
the overall Melody Ranch Motion Picture studio because the design of the development
will be consistent.
Furthermore, the project is consistent with Goal 3 of the Land Use Element, which states
"to achieve a balanced physical environment through sensible land use planning and
urban design, while establishing the City's role as a regional center;" Goal 4 of the Land
Use Element, which states "to ensure that development in the City is consistent with the
overall community character and that it contributes in a positive way toward the City's
image;" and Goal 10, Policy 10.6 of the Open Space and Conservation Element, which
_ states, "Incorporate historic sites into proposed development in such a manner as to
preserve the integrity of the site whenever possible". This project will allow for motion
picture filming to continue at Melody Ranch, as it has historically occurred. The sound
stage will enable motion picture production to continue at Melody Ranch and would
provide an up-to-date facility for film production, with the increased height of the
building. Currently, the two sound stages located on the adjacent 10 -acre parcel do not
exceed 35 feet in height, which is below industry standard. The sound stage will match
the rustic character and the Spanish style architecture that is a part of the theme at
Melody Ranch.
B. That the location, size, design and operating characteristics of the proposed use, a sound
stage, will be compatible with and will not adversely affect or be materially detrimental
to adjacent uses, residents, buildings and structures, or natural resources, with
consideration given to:
1. Harmony in scale, bulk, coverage, and density because the sound stage will
comply with the setbacks required by the zoning designation, as the 22,000 square
foot building pad will be located 125 feet from the northern property line and
approximately 345 feet from the southern property line on the five -acre
(217,800 square feet) lot. The stage will incorporate architecture to match the
existing Melody Ranch Spanish style theme, and will provide planting along the
northern boundary off site, to the west of the project site to screen the view from
the neighbors to the north. The architecture include non -reflective materials such
as stucco and clay tile that will add visual interest and character to the overall
structure. The architectural features will reflect the character of Melody Ranch,
utilizing a variety of rustic features that will compliment the existing structures at
Melody Ranch. The sound stage will be compatible with the motion picture
Resolution No. 04-87
Page 4
production uses at Melody Ranch. Because the sound stage is sound proof and
will limit the amount of filming that occurs outdoors on the project site. This
sound stage would generate additional people that work on the project site, the
stage not generate additional people that would work out side of the sound stage.
The stage would not impact the residences to the south, which are 345 feet from
the stage and north, which are 190 feet from the stage, and, with the approval of
the conditional use permit to exceed the 35 -foot -height limit, will meet the
requirements of the Unified Development Code; and
2. The availability of public facilities, services, and utilities because the structure
will not include bathrooms, no hook-up to the septic system on the 10 -acre site to
the east of the project site is necessary, and the site is accessed by private roads
maintained by property owners in the canyon and no additional increase in traffic
to and from the site is anticipated due to the size and history of production at the
site. The size of the project site would not enable more than one film production
to occur at Melody Ranch with the additional sound stage because filming occurs
on the site that would be moved into the proposed sound stage; and
3. The harmful effect, if any, on desirable neighborhood character because the
proposed use is for a sound -proof sound stage that would enable filming to occur
within an enclosed area. The building architecture proposed for the sound stage
will include non -reflective materials such as stucco and wood that will enhance
the appearance of the proposed structure and meet the desired rustic theme of
Melody Ranch. The structure will not be located in close proximity to any
residential uses (being a minimum of 190 feet from the residential structures to
the north) and will operate in compliance with all code requirements; and
4. The generation of traffic and the capacity and physical character of surrounding
streets because the proposed sound stage will operate on a site currently used for
filming and, on a daily basis, would not generate substantial additional trips to the
site (approximately 50-100 trips would be generated for film production). For the
production that currently occurs on the site, filming that occurs outdoors will be
moved into the sound stage. The site is bound and accessed by private roads
maintained by the property owners in the canyon. Also, during filming, the
production company pays a daily fee to the maintenance association for the use of
the private roads. Therefore, the project will not negatively impact the
surrounding streets because traffic flow will not be increased beyond capacity and
all parking will be satisfied on-site, utilizing the existing parking on the 10 -acre
lot to the east, the existing parking on the project site; and
5. The suitability of the site for the type and intensity of use or development which
is proposed meets all the development standards as stated in the Placenta Canyon
Special Standards District, and within the Unified Development Code, with the
exception of height. The project site is five acres in size and has no permanent
structures on the site. The site is primarily used for storage of sets and parking for
the larger star trailers for film crews and actors. This corral parking area is not
included in the pad area and would not be impacted or relocated with the
installation of the new building pad and sound stage. The sound stage will have a
Ai —1 s
Resolution No. 04-87
Page 5
-- minimum of a 345 -foot setback from the southern property line, adjacent to
Placerita Creek, and a minimum 125 -foot setback from the northern boundary
line, adjacent to Oak Orchard Road. The building has a height that exceeds the
existing sound stages at Melody Ranch (35 feet) the building would be used in the
same way, for film production, as the existing sound stages and sets are used at
Melody Ranch and are within the scope of typical film uses. The approval of a
conditional use permit would allow the sound stage to exceed the 35 -foot height
standard. The sound stage will be architecturally compatible with the overall
design theme of Melody Ranch, that being a rustic, Spanish style architecture, and
will be located within the Placerita Canyon Special Standards District, Melody
Ranch Section; and
6. The uses will not have a harmful effect upon environmental quality and natural
resources because they will be located on a project site that will lse developed in a
manner to create a sensitive interface with the surrounding resources and will not
have a negative impact on the environment because development will occur on a
22,000 square foot graded pad on the five -acre project site.
C. That the proposed location, size, design and operating characteristics of the proposed
sound stage use and the conditions under which it would be operated or maintained, will
not be detrimental to the public health, safety or welfare, or be materially injurious to
properties or improvements in the vicinity because the sound stage will be designed and
developed in a manner consistent with the Placenta Canyon Special Standards District,
Melody Ranch Section, the Unified Development Code, and are consistent with the type
of uses found in proximity to the project site, including the 10 -acre site located directly
adjacent to the eastern boundary of the project site. No parking would be displaced with
the development and no other utilities on the project site would be impacted with the
development, including the septic system on the eastern 10 -acres, and the access road on
the project site because they are not located in the area of the pad. Therefore, the
proposed use will be compatible with the adjacent film production use. In addition, the
proposed sound stage would be sound proof which would allow outdoor filming to occur
in doors. This sound proof structure would help to reduce noise from film production of
the project site.
D. That the proposed sound stage use and all of the design features, including the increased
height of 45 feet, the architectural style of the stage, which is Spanish, will comply with
all applicable provisions of the Unified Development Code, as conditioned, and will
reflect the rustic Spanish style architectural character of Melody Ranch with the use of
non -reflective surfaces including stucco, clay tile and wood.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Santa
Clarita, California, as follows:
SECTION 1. The City Council hereby adopts the Initial Study/Negative Declaration and
approves Master Case 04-070 (Conditional Use Permit 04-007; and Initial Study 04-005) for a
22,000 square -foot building pad for a 16,000 square foot sound stage exceeding 35 feet in height,
in Melody Ranch located south of Oak Orchard Road and west of Oak Creek Avenue.
Resolution No. 04-87
Page 6
SECTION 2. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 22°d day of June, 2004.
w�'
ELVA e.
ATTEST:
i
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARTTA )
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 22°d day of June, 2004, by the following vote:
AYES: COUNCILMEMBERS: McLean, Weste, Ferry, Smyth, Kellar
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution No. 04-87, adopted by the City Council of the City of
Santa Clarita, California on June 22, 2004, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this _ day of
20_.
Sharon L. Dawson, CMC
City Clerk
By
Susan Coffman
Deputy City Clerk
EXHIBIT A
Master Case 04-070
Final Conditions of Approval
General Conditions
GC 1. Unless appropriate permits and entitlements are activated, the approval of this conditional
use permit shall expire two years from the date of conditional approval.
GC2. The applicant may file for an extension of the conditional use permit 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. hi 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 the site plan 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.
GC7. 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, Unified Development Code, Sanitary Sewer and Industrial
Mater Case 04-070
March 23, 2004
Page 2 of 8
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. 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.
Plannin
PLI. The sound stage shall be constructed in substantial conformance with the approved site
plans and elevations on file in the Planning Division.
PL2. This application is for the construction and use of a sound stage, not to exceed 45 -feet -in -
height. If the sound stage exceeds this limit, approval of the Planning Commission is required.
PL3. The applicant shall be required to provide on-site parking for all activities that would
occur on the project site in relation to the sound stage.
PL4. The applicant does not have approval to remove, prune or encroach upon any oaks on the
project site. If an encroachment or removal of one or more oak trees are proposed, the applicant
is required to receive approval of an oak tree permit.
PLS. This permit shall be reviewed and approved subject to Section 17.16.080.B.3.b (Melody
Ranch Standards).
PL6. Operations of equipment on the site shall comply with the City's Noise Ordinance.
PL7. All proposed structures shall be located within the designated 990 feet from the project
site eastern boundary line, as stated in the Melody Ranch section of the Placerita Special
Standards District.
PL8. Trees that conform to the western theme of the project site shall be planted along the
perimeter walls at the northern portion of the project site to screen the proposed sound stage to
the satisfaction of the Director of Planning and Building Services.
PL9. Prior to the issuance of grading permit, the applicant is to provide final landscape and
irrigation plans for review and approval of the Director of Planning and Building Services
Department. The applicant is required to screen the perimeter of the 45 foot high soundstage
with trees, with 24" and 36" size box trees.
Oak Tree Specialist
Mater Case 04-070
March 23, 2004
Page 3 of 8
OTl. The applicant shall install protective fencing to oak trees on the project site. This fencing
shall be installed to along the perimeter of the driplines of the trees to prohibit encroachment on
the trees prior to and during construction. Please call the City's Oak Tree Specialist for
inspection of fencing prior to start of construction.
OT2. No removals, pruning or encroachment of any oak trees on the project site are permitted.
If encroachment or removals of pruning is to occur on the project site the applicant shall submit
for an Oak Tree Permit.
OT3. All excess soil should be stored within an area at a minimum distance of 50 feet from any
on-site oak tree.
Environmental Services
ES1. Stormwater:
The development is design exempt under the City's NPDES Municipal Stormwater Permit.
ES2. Stormwater-Construction Project:
The Construction Project is subject to a State General Construction Permit. Applicant must
submit a Notice of Intent (NOI) to the State Water Resources Control Board and prepare a State
SWPPP for review by the Environmental Services Division. The project is also subject to the
following minimum requirements:
1.Sediments from areas disturbed by construction shall be retained on site, using structural
drainage controls to the maximum extent practicable, and stockpiles of soil shall be properly
contained to minimize sediment transport from the site to streets, drainage facilities or adjacent
properties via runoff, vehicle tracking, or wind.
2.Construction-related materials, wastes, spills or residues shall be retained on site to minimize
transport from the site to streets, drainage facilities or adjoining properties by wind or runoff.
3.Runoff from equipment and vehicle washing shall be contained at construction sites unless
treated to remove sediments and pollutants.
ES3. Solid Waste:
The project proponent is encouraged to recycle construction and demolition debris. Contact the
Environmental Services Division for debris recycling information.
Los Angeles County Fire Department
Mater Case 04-070
March 23, 2004
Page 4 of 8
FD1. Provide and indicate 28 feet of access width to within 150 feet of all portions of the
proposed sound stage.
FD2. The centerline of the access roadway shall be located parallel to and within 30 feet of the
exterior wall on at least one side of the building.
FD3. Access shall be certified as all weather access by a civil engineer.
FD4. Show all existing public/on-site fire hydrants.
FD5. Public fire flow shall be 2,250 GPM.
FD6. The project is located in a high hazard fire zone and shall receive approval from the Los
Angeles County Fire Department Fuel Modification Unit. Please contact them at (626) 969-
5205.
FD7. The proposed building is required to be fire sprinklered.
FD8. These comments are preliminary in nature and are subject to change. The architectural
plans shall be submitted to this Department for a complete review.
Building and Safetv
BUl All structures shall comply with the detailed requirements of the following:
a. 2001 California Building, Mechanical, Electrical and Plumbing Codes,
b. 2001 California energy code with AB970 Amendments to Title 24, and
c. 2002 City of Santa Clarita amendments to the California codes.
A copy of the City amendments is available at the Building and Safety public counter and on
our website at www.santa-clarita.com.
BU2. 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.
BU3. 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 submitted to and
approved by the Engineering Division
A copy of the final compaction report shall be reviewed by Building and Safety.
Mater Case 04-070
March 23, 2004
Page 5 of 8
BU4. All structures shall be setback from any ascending and descending slopes per section
1806.5. (No topo was shown on the plans.).
BUS. The project shall fully comply with the disabled access requirements as specified in
Chapter 11B of the California Building Code.
BU6. The property is located within 1000 feet of a natural hillside brush area and shall comply
with the City's Fire Hazard Zone Ordinance.
BU7. Prior to issuance of building permits, additional clearances from agencies not present at
this DRC may be required from:
a. William S. Hart School District and appropriate elementary school district,
b. Castaic Lake Water Agency,
c. L. A. County Sanitation District,
d. L. A. County Environmental Services (Health Dept.), and
e. L. A. Co. Environmental Programs (Industrial Waste).
An agency referral list is available at the Building and Safety public counter.
BUB. 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., and a single copy of the current tax assessor's map.
BU9. Specific comments regarding the plans submitted:
a. Show all lot lines, easements, required sideyards, restricted use areas, flood hazard areas
and etc on the site plan.
b. Provide a Building Code Analysis containing: the Type of Construction, the height of the
buildings, the number of stories, the proposed occupancy groups and occupant loads, the
basic allowable area per the building code, the actual area of the buildings with area
justification calculations and other related data.
c. All on-site private sewer lines and laterals shall have a minimum 2% slope per CPC
Chapter 7. Show the point of connection to the existing sewer system.
d. The City of Santa Clarita has adopted the CA plumbing code for the determination of
plumbing fixtures.
e. Second floor areas with more than 9 occupants as determined by CBC Table 10-A shall
have two exits. (CBC 1004.2.3.2)
BU10. The City of Santa Clarita is scanning plans for permanent storage. To facilitate that effort,
Mater Case 04-070
March 23, 2004
Page 6 of 8
please incorporate the following data/features into the plans submitted to Building and Safety for
construction permits:
a. The Permit Number, Sheet Title, and the Sheet Number shall be located in the lower right
hand comer of each sheet of the drawing per the following example: (The sheet number
total is the total in the appropriate trades.)
PERMR l:
200301459
SHEETnTLE.
2n"FLOOR PLAN
SHEET#
A-1.3
OF 275HEET5
b. A copy of the Planning Conditions shall be incorporated into the plans as a full size sheet.
c. The Truss drawings shall be incorporated into the plans as a full size sheet for approval.
The standard booklet is acceptable until the plans are ready for approval.
d. ICBO and other outside agency reports shall also be incorporated into the plans as a full
size sheet for approval. 8-1/2" by 11' stapled to the plans will no longer be accepted for
a permit.
e. The Recommendation Section of the Soils Report shall be incorporated into the plans on
full size sheets.
BU11. These comments are based on a review of conceptual plans submitted by the applicant. A
thorough review will be performed and specific comments will be generated when the final plans
are submitted to Building and Safety with a completed application and plan check fees.
Engineerine
GENERAL.
ENI. At issuance of permits or other grants of approval, the applicant 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,
Mater Case 04-070
March 23, 2004
Page 7 of 8
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. -
GRADING, DRAINAGE & GEOLOGY
EN2. Prior to issuance of building permits, the applicant shall submit a grading plan consistent
with the approved site plan, to the satisfaction of the City Engineer. The grading plan
shall be based on a detailed engineering geotechnical report specifically approved by the
geologist and/or soils engineer that addresses all submitted recommendations, and also
conforms to the conditions of approval. Grading permits will not be issued prior to
Planning Commission approval of the project.
EN3. Prior to issuance of building permits, the applicant shall submit a pre -construction
elevation certificate and obtain approval for finish floor elevation from the
Engineering Division. The 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, F-
0" in addition to the depth number. The applicant shall provide a post -construction
elevation certificate prior to occupancy.
EN4. Specific drainage requirements for the site will be established at building permit
application.
FEES AND MISCELLANEOUS
EN5. Prior to issuance of building permits or final map approval, 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.
Factors for development units are as follows:
Development Units
Factors
Single -Family
Per Unit
1.0
Townhouse
Per Unit
0.8
Apartment
Per Unit
0.7
Commercial
Per Unit
5.0
Industry
Per Unit
3.0
The project is in the:
[ ] Bouquet Canyon Bridge and Thoroughfare District
[ ] Eastside Bridge and Thoroughfare District
[X] Via Princessa Bridge and Thoroughfare District
[ ] Valencia Bridge and Thoroughfare District
The fee is subject to change and is based on the rate at the time of payment.
Mater Case 04-070
March 23, 2004
Page 8 o£8
EN6. All construction plans and activities must comply with the provisions of the storm water
permit and associated Standard Urban Storm water Mitigation Plan (SUSMP) as required
by the National Pollution Discharge Elimination System (NPDES), including all
applicable Best Management Practices (BMPs), both permanent and construction -related.
The permanent BMPs shall be in place prior to acceptance of the associated
improvements. Construction -related BMPs shall be on the SUSMP plan and shall be in
place during all phases of the construction.
s:\pbs\current\2004\04-070\conditions.doc