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HomeMy WebLinkAbout2004-03-23 - RESOLUTIONS - APPROV MC 03-304 MOBE DEVELOP (2)RESOLUTION NO. 04-35 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE NO. 03-304 (GENERAL PLAN AMENDMENT 03-001, TENTATIVE TRACT MAP 54349, MINOR USE PERMIT 03-037, HILLSIDE REVIEW 03-005 AND ADJUSTMENT 03-019) TO CHANGE THE GENERAL PLAN DESIGNATION OF THE SUBJECT PARCEL TO RESIDENTIAL MODERATE (RM) TO ALLOW FOR THE SUBDIVISION AND CONSTRUCTION OF 35 SINGLE-FAMILY HOMES AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION LOCATED AT THE TERMINUS OF URBANDALE AVENUE AT BOUQUET CANYON ROAD IN THE CITY OF SANTA CLARITA THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact: a. On July 17, 2004, an entitlement application was filed by MOBE Development, Inc. (the "applicant") with the Planning & Building Services Department which included the following requests: an amendment to the General Plan Land Use Element Land Use Map to redesignate approximately 5.92 acres of RS (Residential Suburban) land use to RM (Residential Moderate) land use; a Tentative Tract Map to subdivide the project site to allow for 35 single-family residential homes; a Hillside Review to grade on a project site with over 15% average cross -slope; a Minor Use Permit to allow for the export of 73,904 cubic yards of earth; and an Adjustment to allow for a 20% reduction in the required separation distance between primary structures; and b. The application was deemed complete on August 16, 2003; and C. The site is located at the terminus of Urbandale Avenue at Bouquet Canyon Road, in the City of Santa Clarita. The parcel is described as Assessor Parcel Number 2849-004-010; and d. The General Plan presently designates the project site as Residential Suburban, which corresponds to single-family residential uses with a density of 5 units per acre. Upon approval, the General Plan Land Use Element Land Use Map would be amended to re -designate the site under the RM (Residential Moderate) General Plan designation, which would allow up to 15 dwelling units per acre corresponding to the proposed use of the project site; and e. The surrounding land uses consist of single-family residences to the north and east, a mix of single-family residences and vacant land to the south, and a mix of commercial and single-family residences to the west of the project site; and Resolution No. 04-35 Page 2 f. The Planning Commission held a duly noticed public hearing on this issue commencing on February 3, 2004 at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita. At the hearing described above, the Planning Commission considered staff presentations, staff reports, applicant presentations, public testimony on the proposal, and the Mitigated Negative Declaration prepared for the project. The Planning Commission recommended approval of the Mitigated Negative Declaration prepared for the project, and the general plan amendment, zone change (approved by separate ordinance), tentative tract map, hillside review, minor use permit and adjustment; and g. Public participation and notification requirements pursuant to Sections 65090, 65391, and 65854 of the Government Code of the State of California were duly followed; and h. The City Council held a duly noticed public hearing on the entitlements, including the general plan amendment, zone change (approved by separate ordinance), tentative tract map, hillside review, minor use permit and adjustment. The public hearing on the project was held at 6:00 p.m., at the City Council Chambers, 23920 Valencia Boulevard, Santa Clarita. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. An Initial Study and a Mitigated Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA); and b. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The Mitigated Negative Declaration was posted and advertised on January 3, 2004, in accordance with CEQA. The public review period was open from January 3, 2004 through February 3, 2004; and C. There is no substantial evidence that the project will have a significant effect on the environment. The Mitigated Negative Declaration reflects the independent judgment of the City of Santa Clarita; and d. The location of the documents and other material which constitutes the record of proceedings upon which the decision of the City Council is the Master Case 03-304 project file within the Planning and Building Services Department and is in the custody of the Director of Planning and Building Services; and e. The City Council, based upon the findings set forth above, hereby finds that the Mitigated Negative Declaration for this project has been prepared in compliance with CEQA. Resolution No. 04-35 Page 3 SECTION 3. GENERAL PLAN FINDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. The proposed General Plan Amendment is consistent with the objectives of this Development Code, the General Plan, and development policies of the City and forward a recommendation of approval to amend the General Plan Land Use Map (Exhibit `B") from Residential Suburban (RS) to Residential Moderate (RM). SECTION 4. TENTATIVE TRACT MAP FINIDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the Santa Clarita General Plan, this Code, and/or any specific plan; and The proposed subdivision of the 5.92 -acre project site to allow for the construction of 35 single-family residencies has been designed in accordance with the subdivision requirements of Title 16 of the City of Santa Clarita's Municipal Code. Further, the proposed lots meet requirements of the Unified Development Code (Title 17 of the Municipal Code) for residential development within the residential zone. With the approval of the proposed tentative parcel map, the proposed land division will meet the requirements of the Unified Development Code. b. The site is physically suitable for the type of development; and The project site is physically suited for the proposed subdivision because the project site and the surrounding properties will not be negatively impacted. In addition, the project site would be suitable for a residential use based on the shape of the parcel and the existing topography on the project site, as well as it's location on a major highway/traffic corridor in proximity to other residential and commercial uses. Therefore, the proposed project would allow for the development of the project site and provide a suitable use for the proposed project site. C. The site is physically suitable for the proposed density of development; and The site is suitable for the proposed density of development because it is located in an existing residential community and is substantially consistent with the surrounding land use and density. Further, the proposed development will not impact the secondary ridgeline that exists on the project site and will leave it in a natural state on the project site. d. The Design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat; and Resolution No. 04-35 Page 4 An initial study and mitigated negative declaration were prepared for the proposed project and concluded that the design of the subdivision will not cause substantial environmental damage or substantially and avoidably injure fish and/or wildlife species or their habitat because no fish or fish habitat, or any wildlife habitat or wildlife corridor is present on the project site. e. The design of the subdivision or type of improvements are not likely to cause serious health problems; and The design of the subdivision is consistent with the development that exists surrounding the project site and will not cause serious health problems with the proposed development. The proposed development will not introduce hazardous materials or other harmful substances on the project site that will create health problem with the proposed project. SECTION 5. HILLSIDE REVIEW FINDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. Natural topographic features and appearances shall be conserved by means of landform grading so as to blend any manufactured slopes or required drainage benches in to the natural topography; and A secondary ridgeline terminates on the project site. The proposed project will not grade or otherwise impact the ridgeline. The ridgeline will be protected and will remain in its natural state upon completion of the proposed project. There is a landform that exists at the base of the ridgeline that will be graded with the proposed project. However, this landform has been graded previously for the construction of Bouquet Canyon Road, single family residences to the east of the project site, and a single family residence on the project site. Therefore, grading of this landform and the exclusion of the secondary ridgeline from all grading will not create any impact to the natural topography on the project site. b. Significant, natural, topographic prominent features shall be retained to the maximum extent possible; and There is a secondary ridgeline that terminates on the project site. This ridgeline remains in a natural state and has not been impacted by development. The proposed project will not impact the ridgeline, leaving it in its natural condition after development of the project site. The existing landform that exists on the site has been graded previously. Based on the previous impacts to this landform, the grading associated with the proposed project will not create any impact to any significant, natural, topographic feature on the project site. C. Clustered sites and buildings shall be utilized where such techniques can be demonstrated to substantially reduce grading alterations of the terrain and to contribute to the preservation of trees, other natural vegetation and prominent Resolution No. 04-35 Page 5 landmark features and are compatible with existing neighborhoods; and No clustering is proposed with the proposed project. However, the applicant has positioned the proposed residences on the project site to eliminate any impact to the secondary ridgeline that terminates on the project site. d. Building setbacks, building heights and compatible structures and building forms that would serve to blend buildings and structures with the terrain shall be utilized; and The proposed project meets the setback requirements from all property lines. The applicant is proposing substantial landscaping along the project frontage to soften the view of the proposed development from the public view and help to break up the massing of the proposed buildings. e. Plant materials shall be conserved and introduced so as to protect slopes from slippage and soil erosion and to minimize visual effects of grading and construction on hillside areas, including the consideration of the preservation of prominent trees and, to the extent possible, reduce the maintenance const to public and private property owners; and The applicant is required to plant all slopes in accordance with the Ridgeline Preservation and Hillside Development Ordinance. The applicant will be required to submit landscape plans for review and approval of the Planning Division showing a minimum of one shrub for each 200 square feet of sloped area and one tree for each 150 square feet of sloped area on the project site. An HOA (Home Owners Association) will be formed to maintain all common areas on the project site, including all of the hillside areas. f. Curvilinear street design and improvements that serve to minimize grading alterations and emulate the natural contours and character of the hillside shall be utilized; and The applicant is proposing to utilize curvilinear grading with the project and will tie the manufactured slopes into the existing natural contours to the maximum extent possible. g. Grading designs that serve to avoid disruption to adjacent property shall be utilized; and The applicant is proposing to grade on the neighboring site to the southwest of the project site. Currently the neighboring yards slope down from their backyards to the property line, leaving a manufactured slope on the rear portion of their ^" property. The applicant is proposing to use fill from the project site to fill in these slopes to provide additional rear yards for the property owners to the southwest of Resolution No. 04-35 Page 6 the project site. In addition to this off-site grading, only minor alterations will be required off site to ensure the stability of the proposed manufactured slopes. h. Site design and grading that provide the minimum disruption of view corridors and scenic vistas from and around any proposed development shall be utilized; and There are no existing view corridors or scenic vistas that are being disturbed by the proposed project. SECTION 6. MINOR USE PERMIT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. That the proposed location, size, design and operating characteristics of the proposed use is in accordance with the purpose of this Development Code, the purpose of the zone in which the site is located, the Santa Clarita General Plan, and the development policies and standards of the City; and The project requires the export of 73,904 cubic yards of earth from the project site. Therefore, a minor use permit for a haul route is required. The proposed haul route is consistent with the Unified Development Code. The haul route has been reviewed by the Traffic Engineering Division and was found to be consistent with the standards for transporting earth within the City limits. 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; and The Unified Development Code permits for the export of less than 100,000 cubic yards of earth with the approval of a minor use permit. Since the proposed export of earth is 73,904 cubic yards, granting the minor use permit would be consistent with Section 17.13.090 of the Unified Development Code. 2. The availability of public facilities, services, and utilities; and The proposed haul route will utilize the existing roadways that exist in the City of Santa Clarita and will not require the installation of any new roadways or other facilities for the proposed haul route. Further, the City's Traffic Engineering Division has reviewed and approved the proposed haul route. 3. The harmful effect, if any, on desirable neighborhood character; and Resolutiorr No. 04-35 Page 7 The proposed haul route will be a temporary inconvenience in the vicinity of the project site. However, no lasting impact to the neighborhood character is anticipated with the approval of the proposed haul route. 4. The generation of traffic and the capacity and physical character of surrounding streets; and The proposed haul route will create a slight increase in traffic on a temporary basis. Upon completion of the grading on the project site, traffic will return to typical traffic volumes for the residential zones in the City. Therefore, no impact to the physical capacity or character of the surrounding neighborhood is anticipated. 5. The suitability of the site for the type and intensity of use or development which is proposed; and The proposed haul route was reviewed by the City's Traffic Engineering Division. The haul route is not anticipated to create a significant long term impact to the streets in the City. Further, development is anticipated throughout the City and is not expected to create an impact to the long term intensity or capacity of the roadways in the City. 6. The harmful effect, if any, upon environmental quality and natural resources; and The proposed haul route will create a short term increase in air pollution with the transporting of dirt throughout the City with large trucks. However, the increase is not anticipated to be long term and will only be associated with the grading of the proposed project. No natural resources are anticipated to be damaged with the proposed haul route. C. That the proposed location, size, design, and operating characteristics of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and The Unified development Code permits for the export of up to 100,000 cubic yards of earth under a minor use permit. The proposed haul route will move 73,904 cubic yards of earth from the project site. The applicant has identified the project site located at the southwest corner of Magic Mountain Parkway and Citrus Drive as the fill site for the proposed earth. The haul route was reviewed by the City's Traffic Division and was found to be in compliance with all of the applicable standards and requirements for the safe transportation of earth on the City's public streets. The anticipated vehicle trips will not create a significant impact to the street improvements and is not anticipated to impact public health, safety or welfare. Resolution No. 04-35 Page 8 d. That the proposed use will comply with each of the applicable provisions of the City of Santa Clarita Unified Development Code, except for an approved variance or adjustment; and The proposed haul route meets all provisions of the Unified Development Code with the exception of the proposed project. SECTION 7. ADJUSTMENT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. That, because of special circumstances applicable to the property, (size, shape, topography location or surroundings) or the intended use of the property, the strict application of the Development Code deprives the property of privileges enjoyed by other properties in the vicinity under identical zoning classification; and There is a secondary ridgeline that terminates on the project site. Therefore, the topography is challenging on the project site. The Unified Development Code requires that there is a minimum of a ten (10) foot separation between primary residences. In order to construct the proposed residences on the project site, a 20% (or two (2) foot) reduction in the required setback between primary structures is necessary to provide additional space on the project site to preserve the secondary ridgeline on the project site. Neighboring properties are relatively flat, are not faced with this topographical constraint and are able to meet the required setbacks without an adjustment. Therefore, the topography of the project site warrants the proposed adjustment on the project site. b. That granting an adjustment is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone and denied to the property for which the adjustment is sought; and The project site is located within an existing community with single-family residences located to the north, east, and southwest of the project site. The neighboring residences are not located on a secondary ridgeline and were able to meet the development standards that were in place at the time of development. The project site has a secondary ridgeline that terminates on the site, creating a challenge for the development of single family residences on the project site. The granting of an adjustment on the project site will allow the property owner to construct single-family residences on the project site that are consistent with other neighborhoods in the vicinity of the project site. C. That granting the adjustment will not be materially detrimental to the public health, safety or welfare, or injurious to the property or improvements in such vicinity and zone in which the property is located; and Resolution No. 04-35 Page 9 _ The granting of the proposed variance does not grant any special consideration or variance from any requirements set forth in the Uniform Building Code or any development requirements established by the Los Angeles County Fire Department. The project will be required to meet all Building Code and Fire Department requirements to insure the safety of the proposed single-family residences. Therefore, the project site will pose any threat to public health, safety or welfare. d. That granting of this adjustment does not constitute a special privilege inconsistent with the limitation upon other properties in the vicinity and zone in which such property is situated; and The proposed adjustment does not constitute a special privilege as the neighboring properties are not located on a secondary ridgeline, nor do they have a secondary ridgeline that terminates on the project site. Based on the secondary ridgeline that terminates on the project site, granting an adjustment will allow the applicant to construct a single-family residential product on the project site that is consistent with the development in the vicinity of the project site. e. That granting of this adjustment does not allow a use or activity which is prohibited by the zoning regulation governing the parcel of property; and With the approval of the proposed zone change, the project site will be located it, the RM (Residential Moderate) zone. The RM zone permits for the construction of single-family residences in accordance with Section 17.13.010 of the Unified Development Code. Therefore, the granting of the proposed adjustment will not allow a use that is prohibited by the City of Santa Clarita Unified Development Code. f. That granting the adjustment will not be inconsistent with the City of Santa Clarita General Plan; and With the approval of the proposed general plan amendment, the project site will be located in the RM (Residential Moderate) land use designation. The RM designation permits for the construction of single-family residences in accordance the Unified Development Code. Therefore, the granting of the proposed adjustment will not allow a use that is prohibited by the City of Santa Clarita Unified Development Code. SECTION 8. Based upon the testimony and other evidence, if any, received at the public hearing, and upon studies and investigations made by the City Council and on its behalf, the Council further finds and determines that this proposal is consistent with the City's General Plan, as amended, including the land use designation for the project site of Residential Moderate. SECTION 9. The City Council does hereby approve the following entitlements requested under Master Case 03-304; an amendment to the General Plan Land Use Element Land Resolution No. 04-35 Page 10 Use Map to redesignate approximately 5.92 acres of RS (Residential Suburban) land use to RM (Residential Moderate) land use; a Tentative Tract Map to subdivide the project site to allow for 35 single-family residential homes; a Hillside Review to grade on a project site with over 15% average cross -slope; a Minor Use Permit to allow for the export of 73,904 cubic yards of earth; and an Adjustment to allow for a 20% reduction in the required separation distance between primary structures subject to the conditions of approval as referenced herein as Exhibit "A". SECTION 10. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. PASSED, APPROVED AND ADOPTED this 23d day of March, 2004. ,00 'r'% " Wo� la E00 E, ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARI TA ) 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 23rd day of March, 2004, by the following vote: AYES: COUNCILMEMBERS: Ferry, McLean, Smyth, Weste, Kellar NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None CITY CLERK EXHIBIT A Master Case 03-304 TTM 54359, ZC 03-001, GPA 03-001, MUP 03-037, HR 03-005, & ADJ 03-019 FINAL CONDITIONS OF APPROVAL GENERAL CONDITIONS GC1. The approval of this project shall expire if not put into use within two years from the date of this approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita's Unified Development Code. GC2. The applicant may file for an extension of the approved project prior to the date of expiration. 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 Department 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 attach, set aside, void, or annul the approval of this Project by the City, which action is provided for in Government Code Section 66499.37. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) The City bears its own attorney's fees and costs; and 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. GCS. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC6. The applicant shall sign and have notarized the attached "Acceptance Form". This form shall be returned to the City's Planning Division. GC7. It is further declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 2 of 19 PLANNING DIVISION PL1. The applicant shall have permission to change the zoning and General Plan Land use designation from RS (Residential Suburban) to RM (Residential Moderate). PL2. The applicant shall have permission to subdivide the project site to allow for the construction of 35 single-family residences in accordance with the Subdivision Map Act. PL3. The applicant shall have permission to grade the project site as described and approved in this permit. PL4. The applicant's request for a 20% adjustment to decrease the setback between the primary residences on the project site by 2 feet is approved. A minimum of 8'-0" shall be maintained between all primary dwelling units on the project site. PLS. The minor use permit to allow for the proposed haul route to export 73,904 cubic yards of earth is granted approval. Any modification to the haul route shall be submitted to the Planning Division for review and approval. PL6. The recreation area shall be completed prior to the first certificate of occupancy for the first residential unit of the proposed project. PL7. The applicant shall install landscaping on the site to the satisfaction of the Director of Parks, Recreation and Community Services and the Director of Planning and Building Services. Landscape plans shall be submitted to the Planning Division for approval by the Planning and Parks Divisions prior to the issuance of any building permit for the proposed project. PL8. Enhanced landscaping shall be provided on the project site along the Bouquet Canyon Road frontage and entry, as well as with the landscaping along Radfall Court street frontage and the shared property line with the Sunset Point development to the south and east of the project site. PL9. The applicant shall submit a lighting study/plan to the Planning Division for review and approval for all common area lighting. The lighting study/plan shall be approved prior to the issuance of any building permits for the on-site lighting. PL10. The applicant shall screen all mechanical devices, trash enclosures, utility boxes and other similar structures from the public right of way using mature landscaping or other architectural features. All screening shall be approved by the Planning Division prior to installation. PL 11. Signs are not a part of this approval. The applicant shall submit plans to the Planning Division for review and approval at the time signs are requested. PL12. The applicant shall comply will all applicable noise standards for construction and ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 3 of 19 operations of the proposed single-family residences. PL13. Should the applicant intend on developing the project in phases, the applicant shall submit a phasing plan to the Planning Division for review and approval prior to the issuance of any building permits on the project site. PL14. The applicant shall comply with all requirements of the State of California Department of Fish and Game. Developer Requested Conditions DCL The applicant shall construct a landscaped variable width and height privacy berm topped with a six foot high decorative slumpstone wall to be maintained by a homeowners association to be established on behalf of and for the benefit of the homeowners within the proposed new Development along the westerly right of way of Radfall Court and terminus of Susan Carole Drive. The wall and berm will conform to the contour of the existing grade of Radfall Court and be no less than ten feet in height measured from the adjacent curb. DC2. The applicant shall remove all proposed road and pedestrian sidewalk connections from the project to Radfall Court and Susan Carole Drive. The Articles of the Development's Homeowners Association will further indicate that it is a condition of the Development that the Association and any member of the Association will be barred from proposing any connector/roadway between the Development and either Radfall Court or Susan Carole Drive without a petition approved by the majority of the homeowners and residents of Radfall Court and Susan Carole Drive. DC3. The applicant shall continue the six foot tract perimeter wall from the northeasterly tract corner to join the existing wall at the rear N/E comer of the residence at 21609 Susan Carole Drive and shall install a slough wall behind the sidewalk at the toe of the slope along the Radfall Court right of way. DC4. The applicant shall plant a mixture of 24, 36, 48 and 60 inch box trees a distance no greater than twenty feet on center along the tract boundary including the right of way along Radfall Court and Susan Carole Drive and along the shared property boundary of the Development and 21609 Susan Carole Drive. MOBE will install an irrigation system to deliver the necessary water to maintain the landscaping on the berm. Additionally, it will be the responsibility of the project's Homeowners Association to maintain the berm and wall in a condition similar to that when new, which such responsibility clearly defined in the Articles of the Homeowners Association to include all landscaping, trees, and wall frontage on Radfall Court and Susan Carole Drive. Maintenance will include all irrigation and regular watering necessary to keep the landscaping healthy, weed abatement, cleanliness from debris and litter, and the timely repair of landscaping or damage to the wall that may occur. DCS. The applicant shall make every effort to minimize disruption to the existing residents during construction by controlling dust during grading operations, completing perimeter grading, ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 4 of 19 walls, and landscaping as soon as is practicably possible, and prohibiting construction traffic on Susan Carole Drive and Radfall Court, except for construction traffic related to the installation of landscaping along the privacy berm along Radfall Court and Susan Carole Drive. BUILDING AND SAFETY DIVISION BSL 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. BS2. A complete soils and geology report will be required for the project. Three sets of the report shall be formally submitted to the Engineering Division for review and approval. One copy of the report shall be submitted to Building and Safety for review at the time of plan submittal for building permits. BS3. Prior to issuance of building permits: a. Rough grading and/or re -compaction (if proposed) must be completed b. A final compaction report and Rough Grading Certification shall be submitted to and approved by the Engineering Division c. A copy of the final compaction report shall be reviewed by Building and Safety. BS4. All structures shall be setback from any ascending and descending slopes per CBC section 1806.5 BSS. The property is located within 1000 feet of a natural hillside brush area and shall comply with the City's Fire Hazard Zone Ordinance. BS6. Prior to issuance of building permits, additional clearances from agencies not present at this DRC will 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. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 5 of 19 BST. At the time of application for a building permit, please submit two complete sets of the following construction documents for plan review: architectural, structural, mechanical, electrical and plumbing plans, structural and energy calculations, soil report, truss drawings and calcs, etc., and a single copy of the current tax assessor's map. BSB. Specific comments regarding the plans upon submittal to the Building and Safety Division: a. Show all lot lines, easements, restricted use areas, flood hazard areas and etc on the site plan. b. All on-site private sewer lines and laterals shall have a minimum 2% slope per CPC Chapter 7. c. The PVC S.D. between lots 25 and 26 must be located so it doesn't impact the footings for the buildings. Deepened footings may be required. d. The common area components of the project shall be handicap accessible per Chapter 11 B of the California Building Code. BS9. The City of Santa Clarita has begun scanning plans for permanent storage. To facilitate that effort, 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.) PER IT 200301459 SHEET TITLE. 2nOFLOOR PIAN SHEET# A-1.3 OF Y75HEETS 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. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 6 of 19 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. PARKS AND RECREATION DIVISION PRI. Prior to the issuance of the grading permit, the applicant is to provide final landscape and irrigation plans for review and approval of the Director of Parks, Recreation, and Community Services Department. Include a copy of the site lighting plan. • All parking spaces are required to have 1-24" box tree per 4 stalls, with 36" box trees required in planters at the end of parking isles. Tree spacing and species used within parking lot areas need to provide 50% canopy coverage within 5 years of planting. • Screen trash enclosures, buildings, all mechanical devices and vault boxes with mature landscape including 15 -gallon shrubs, vines, etc. • All frontage landscapes are to be planted with a mixture of 24" and 36" box trees. • Include a copy of the site lighting plan. PR2. Prior to occupancy, a homeowner's association (HOA) shall be formed to have the responsibility and authority of all maintenance of common areas, including but not limited to landscaping, irrigation, slopes and drainage devices. PR3. Street trees shall be provided to the satisfaction of the Parks, Recreation and Community Services Department and Urban Forestry Division.. Contact the Urban Forestry Division for species and location. PR4. Median landscaping improvements will be required along projects frontage on Bouquet Canyon Road to the satisfaction of the Director of Parks, Recreation and Community Services. These improvements must be completed prior to the first occupancy permit. PRS. All graded slopes five feet and greater shall be landscaped per the City's Unified Development Code. Planting must be at a ratio of 1 shrub per 100 square feet and 1 tree per 150 square feet. All slopes over 5 feet must also be jute netted and shall have groundcover. PR6. Prior to the recordation of the final tract map, the applicant will be required to pay an in - lieu fee to fulfill their Parkland Dedication requirement. The fee will be based on the fee structure identified in the Subdivision Ordinance at the time the in -lieu fee is paid. Payment is to be made to the City of Santa Clarita Parks, Recreation, and Community Services Department prior to final map recordation. PR7. The applicant shall install a private/HOA passive park area on the project site for future residents of the proposed development. The applicant shall design the project so there is adequate pedestrian access. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 7 of 19 PR8. Street trees shall be provided to the satisfaction of the Director of Parks, Recreation and Community Services. The irrigation and maintenance of these trees shall be per City Ordinance 90-15, which established rules and regulation relating to the maintenance and removal of trees, and other plantings in public areas, right-of-ways, easements, and on private property. PR9. Trees planted within fourteen (14) feet of the paved road section in commercial developments on major arterials will be subject to the Parkway Influence Area as identified in City Ordinance 91-45 and 92-38. The property owner will maintain trees planted within this area to City standards. ENVIRONMENTAL SERVICES DIVISION Stormwater: Design: ESL This project is a development planning priority project under the City's NPDES Municipal Stormwater Permit as a development with 10 or more dwelling units. An Urban Stormwater Mitigation Plan (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. Please refer to the Standard Urban Stormwater Mitigation Plan (SUSMP) attached. ES2. Upon formal submittal, the applicant shall be required to pay the USMP Review fee of $1,630.00 to the Environmental Services Division. ES3. Contact the Environmental Services Division at (661) 284-1422 with any questions. Construction: General Construction Permit: ES4. This project is greater than one acre in size; therefore, it is subject to a General Construction Permit under the City's Municipal Stormwater Permit. The applicant must submit a State Notice of Intent (NOI) and Stormwater Pollution Prevention Plan (SWPPP) to the City prior to obtaining a grading permit. ESS. All single family residential dwellings should be designed with space provided for three 90 -gallon trash bins. ES6. The project proponent is encouraged to recycle construction and demolition debris. Contact the Environmental Services Division for debris recycling information. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 8 of 19 LANDSCAPE MAINTENANCE DISTRICT DIVISION LD1. No slopes or on site landscaped areas are allowed into an LMD. Prior to the recordation of an applicable final tract map, a Homeowners Association (HOA) or a Property Owners Association (POA) or other funding mechanism, shall be created to have responsibility and authority of all designated landscape and maintenance including, but not limited to, slopes, irrigation, and trees. (Parkway landscaping and street trees are considered to be part of the onsite landscaping.) LD2. Prior to the recordation of a map, the property must be annexed into the City's Landscape Maintenance District (LMD) for the maintenance of medians in Bouquet Canyon Road and streetscapes within the City. The property shall annex at the standard rate based on the zoning/usage of the property. LD3. Prior to the recordation of the final tract map, the LMD landscape improvements shall be bonded or installed. The landscape improvements shall include the following landscaping: 1. Median landscape improvements for the medians in Bouquet Canyon (if not already existing) adjacent to the tract frontage and any additional median island improvements required by the City Traffic Engineer or Parks Division. TRAFFIC AND ENGINEERING SERVICES DEPARTMENT GENERAL ENI. The applicant at the time of issuance of permits or other grants of approval agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. EN2. The applicant shall file a map, which must be prepared by or under the direction of a licensed land surveyor or registered civil engineer in the State of California. The map shall be processed through the City Engineer prior to being filed with the County Recorder. The applicant shall note all offers of dedication by certificate on the face of the map. The applicant shall pay a deposit as required to review documents and plans for final map clearance in accordance with Section 16.26.060 of the Unified Development Code. 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 approval, the applicant shall quitclaim or relocate easements running through proposed structures to the satisfaction of the City Engineer. ENS. 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 ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 9 of 19 City Engineer and the Director of Planning and Building Services. The phasing plan for the multiple maps shall be approved by the City Engineer prior to filing of the first phase map. EN6. A preliminary subdivision/parcel map guarantee is required at map check submittal, and a final subdivision/parcel map guarantee is required prior to final map approval. ENT Prior to final map approval, the applicant shall include a disclosure in the CC&R's to comply with the Geologist's recommendations in the Geology Report for restrictions on watering, irrigation, and planting, and recommend types of plants. The CC&R's shall be submitted to the City for approval prior to final map approval. The applicant shall reimburse the City for the City Attorney's fees to review the CC&R's. EN8. This tentative map approval is subject to the applicant's acceptance of the following conditions for acquisition of easements: a. The applicant shall secure at the applicant's expense sufficient title or interest in land to permit any off-site improvements to be made. b. If the applicant is unable to acquire sufficient title or interest to permit the off-site improvements to be made, the applicant shall notify the City of this inability not less than six months prior to approval of the final map. c. In such case, the City may thereafter acquire sufficient interest in the land, which will -- permit the off-site improvements to be made by the applicant. d. The applicant shall pay all of the City's costs of acquiring said off-site property interests pursuant to Government Code Section 66462.5. Applicant shall pay such costs irrespective of whether the final map is recorded or whether a reversion occurs. The cost of acquisition may include, but is not limited to, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses, and/or damages as provided under Code of Civil Procedures Sections 1268.510-.620 and Overhead. e. The applicant agrees that the City will have satisfied the 120 -day limitation of Government Code Section 66462.5 and the foregoing conditions relating thereto when it files its eminent domain action in superior court within said time period. f. At the time the applicant notifies the City as provided in "b." hereinabove, the subdivider shall simultaneously submit to the City in a form acceptable to the City all appropriate appraisals, engineering specifications, legal land descriptions, plans, pleadings, and other documents deemed necessary by the City to commence its acquisition proceedings. Said documents must be submitted to the City for preliminary review and comment at least 30 days prior to the applicant's notice described hereinabove at "b." g. The applicant agrees to deposit with the City, within five days of request by the City, such sums of money as the City estimates to be required for the costs of acquisition. -- The City may require additional deposits from time -to -time. h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City has acquired said sufficient land interest. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 10 of 19 i. If the superior court thereafter rules in a final judgment that the City may not acquire said sufficient land interest, the applicant agrees that the City may initiate proceedings for reversion to acreage. j. The applicant shall execute any agreements mutually agreeable prior to approval of the final map as may be necessary to assure compliance with the foregoing conditions. k. Failure by the applicant to notify the City as required by "b." hereinabove, or simultaneously submit the required and approved documents specified in "e." hereinabove, or make the deposits specified in "f" hereinabove, shall constitute subdivider's waiver of the requirements otherwise imposed upon the City to acquire necessary interests in land pursuant to Section 66462.5. In such event, subdivider shall meet all conditions for installing or constructing off-site improvements notwithstanding Section 66462.5. EN9. Easements are tentatively required, subject to review by the City Engineer to determine the final locations and requirements. On-site easements must be dedicated prior to final map approval. Off-site easements shall be dedicated by separate document prior to final map approval. Such easements shall be included, but not limited to, easements for the purpose of ingress and egress. CONDOMINIUM/LEASE EN10. 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, staring that any proposed condominium building has not been constructed or that all buildings have not been occupied or rented and that said building will not be occupied or rented until after the filing of the map with the County Recorder. ENI I. The applicant shall place standard condominium/residential planned development/ commercial planned development notes on the final map to the satisfaction of the Planning and Building Services Department. EN12. Prior to final map approval, the applicant shall dedicate to the City the right to prohibit the erection of building(s) and other structures within open space/common lots. ROAD IMPROVEMENTS All roadways shall be designed in accordance with the City's roadway design criteria, and constructed prior to building occupancy. If the City Engineer determines that it is more beneficial for the City to construct the required improvement at a later time, the applicant shall pay a cash in -lieu fee that is equivalent to the cost of improvement. EN13. Prior to final map approval, the applicant, by agreement with the City Engineer, may guarantee installation of the improvements as determined by the City Engineer through faithful performance bonds, letters of credit, or any other acceptable means. The owner of the properties shall be withheld of building occupancy if the improvements are not completed. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 11 of 19 EN14. Applicant's street and grading plans and all construction permitted by such plans shall comply with the requirements of the approved oak tree report, if applicable. EN IS. Prior to final map approval (or building permit), a Will Serve Letter shall be provided for a Community Antenna Television service (CATV). EN16. The applicant shall not grant or record easements within areas proposed to be granted, dedicated, or offered for dedication for public streets or highways, access rights, building restriction rights, or other easements until after the final map is filed with the County Recorder, unless such easements are subordinated to the proposed grant or dedication. If easements are granted after the date of tentative approval, subordination must be executed by the easement holder prior to the filing of the final parcel map. EN17. Prior to final map approval, the applicant shall provide letter(s) of slope easement(s) and drainage acceptance as directed by the City Engineer. EN 18. Prior to final map approval or a phase thereof, the applicant shall obtain approval of the City Engineer and the City Attorney for proposed Homeowners Association (HOA) maintenance agreements. The applicant shall reimburse the City for the City Attorney's fees to review the -- HOA maintenance agreement documentation. EN19. Prior to final map approval, the applicant shall dedicate the right to restrict direct vehicular ingress and egress on all streets having a projected volume of 2000 vehicle trips per day and within 100 feet of any secondary or major highway and on the final map or by separate document if no map is involved. EN20. Prior to final map approval, the applicant shall pay street maintenance fees to cover the cost of one-time slurry seal of all pavements constructed as public streets within the development. EN21. Prior to issuance of building permit, the applicant shall construct and landscape medians on Bouquet Canyon Road, or if medians are not desired at this time, shall pay an in -lieu fee for the cost of construction to the satisfaction of the City Engineer. EN22. 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. EN23. Prior to final map approval or issuance of building permit, whichever comes first, the applicant shall pay fees for signing and striping of streets as determined by the City Engineer or shall prepare signing and striping plans for all multi -lane highways/roadways within or abutting the subdivision to the satisfaction of the City Engineer. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 12 of 19 EN24. 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. EN25. 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. EN26. Prior to building occupancy, the applicant shall construct additional pavement on partially improved highways to provide a striped (left-tum/right-turn) lane at the entrance street intersection(s). EN27. Prior to building occupancy, the applicant shall install additional pavement on Bouquet Canyon Road to provide for a striped left -turn pocket at the intersection with Urbandale Avenue. A striping plan signed by a registered civil or traffic engineer is required for all conditioned left - turn pockets. EN28. Prior to building occupancy, the applicant shall repair any broken or damaged curb, gutter, and sidewalk, and refurbish the half section of pavement on streets within or abutting the subdivision. EN29. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk returns. EN30. Prior to building occupancy, the applicant shall construct a wheelchair ramp at intersections to the satisfaction of the City Engineer. EN31. Prior to building occupancy, the applicant shall provide and install street name signs to the satisfaction of the City Engineer. SEWER REQUIREMENTS EN32. Prior to final map approval, the applicant shall dedicate the easement, and sewer plans shall be approved by the City Engineer and bonded. EN33. Prior to building occupancy, the applicant shall install main line sewers with a separate house lateral to serve each unit. EN34. The applicant shall show the distance from all sewage disposal components to the proposed lot/parcel lines on plans. If any such sewage disposal component is not on the same lot/parcel as the building it serves, or if it does not meet the horizontal clearance requirement of the Plumbing Code, requirements shall be met prior to division of land. EN35. Prior to 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. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 13 of 19 EN36. Prior to final map approval, the applicant shall pay sewer reimbursement charges as determined by the City Engineer or the County of Los Angeles. EN37. 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. GRADING, DRAINAGE & GEOLOGY EN38. The applicant shall construct drainage improvements and offer easements needed for street drainage or slopes. Such easements shall be dedicated on the final map. Off-site easements shall be dedicated by a separate document prior to final map approval. EN39. Prior to final map approval, the applicant shall submit a grading plan consistent with the approval for the entire site, which must be approved by the City. EN40. 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. EN41. 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. EN42. The applicant shall dedicate to the City the right to prohibit the erection of buildings and other structures within all restricted use areas on the final map or by separate document if no map is involved. EN43. Prior to grading plan approval, if applicable, the applicant shall comply with all State requirements for construction within a special studies zone. A geology report must be submitted and approved. Copies of the report must be sent to the State geologist. EN44. 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. EN45. 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 ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 14 of 19 Clarita will release any bond monies posted for the construction of said storm drain infrastructure. EN46. 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. EN47. Prior to final map approval, the applicant shall submit drainage plans and necessary support documents to comply with Engineering requirements to the satisfaction of the CityEngineer, and dedicate and show necessary easements and/or rights-of-way on the final map. EN48. The applicant shall establish an HOA or similar entity to ensure the continued maintenance of any drainage improvements that are not eligible to transfer to L.A. County Flood Control District for maintenance prior to final map approval or building permit if no map is involved. EN49. Post -development drainage from the site shall not be increased from the pre -development plans. This shall be demonstrated with a drainage study considering clean flows only. Any increase shall be mitigated. The study and mitigation shall be approved prior to final map or grading plan approval, whichever comes first. EN50. Prior to final map approval, the applicant shall provide for contributory drainage from adjoining properties and return drainage to its natural conditions and secure off-site drainage acceptance letters from affected property owners. FEES AND MISCELLANEOUS EN51. Prior to final map approval or issuance of building permits, whichever comes first, the applicant shall pay the applicable Bridge and Thoroughfare Benefit District Fee to implement the highway element of the General Plan as a means of mitigating the traffic impact of this subdivision. The applicant may construct off-site improvements of equivalent value in lieu of paying fees established for the District subject to approval of the City Engineer. The B&T fee shall be paid first at the times stated above and will be reimbursed upon completion and acceptance of such off-site improvements. 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 ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 15 of 19 The project is in the: [X] Bouquet Canyon Bridge and Thoroughfare District [ ] Eastside Bridge and Thoroughfare District [ ] Via Princessa Bridge and Thoroughfare District [ ] Valencia Bridge and Thoroughfare District *B&T fee is subject to change. The fee rate is based on the rate at the time of payment. EN52. 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. EN53. Applicant shall acquire NPDES permits if applicable. EN54. All construction plans and activities must be in compliance with the provisions of the storm water permit and associated SUSMP, including all applicable BMP's, both permanent and construction -related. The permanent BMP's shall be in place prior to acceptance of the associated improvements. Construction -related BMP's shall be on the SUSMP plan and shall be in place during all phases of the construction. STANDARD ROADWAY DESIGN CRITERIA . All intersections shall be designed with a tangent section from "beginning of curb return" (BCR) to BCR. - Driveways shall not be constructed driveways within 25 feet upstream of any catch basins when street grades exceed 6 percent. . All vertical alignments of roadway shall be in accordance with Caltrans' criteria. - The following minimum horizontal alignment shall be provided: 34 Feet Pavement Roadway: 100 feet 36 Feet Pavement Roadway: 250 feet 40 Feet Pavement Roadway: 350 feet Major Highway: 1,500 feet Second/Industrial Collector: 1,000 feet Industrial Cul-de-sac: . All intersections of local streets with General Plan Highways shall provide sight distance per current Caltrans' sight distance criteria from the local street. - All aboveground utilities shall be placed outside sidewalks, or provide a minimum of 5 feet clear path of travel along sidewalks. Dedication and/or grading may be required. . The minimum centerline radius on a local street with an intersecting street on the concave side to comply with design speeds per the current Caltrans' sight distance criteria. - Whenever the centerline of the existing pavement does not coincide with the record centerline, a new centerline shall be provided to the satisfaction of the City Engineer. . Off -set 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. ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 16 of 19 . The centerline curve radii shall not be less than 100 feet for local streets. Reversing curves need not exceed a radius of 1,500 feet and any curve need not exceed a radius of 3,000 feet. The length of curve outside of the BCR is used to satisfy the 100 -foot minimum requirement. . Compound curves are preferred over broken -back curves and broken -back curves shall be separated by a minimum of 200 feet tangent (1,000 feet for multi -lane highways). • The central angles of the right-of-way radius returns shall not differ by more than 10 degrees on local streets. . The standard property line return radii at all local street intersections is 13 feet, including intersections of local streets with General Plan Highways, and 25 feet where all General Plan highways intersect. . A slough wall is required outside the street right-of-way when the height of slope is greater than 5 feet above the sidewalk and the sidewalk is adjacent to the street right-of-way. . The maximum street grades are 10 percent for residential streets and 6 percent for non-residential streets. . Commercial driveways shall be constructed using the APWA Standard Intersection Design No. 110-1 Type A for residential and Type C for commercial driveway. Applicant shall obtain approval from the City Engineer for the location of all driveways. TRAFFIC ENGINNERING TE 1. Adequate sight visibility is required at all intersections (street -street intersections or street -alley intersections) and shall follow the latest Caltrans manual for applicable requirements. This shall be shown on all applicable plans prior to issuance of first building permit. TE2. Access shall intersect with Bouquet Canyon Road at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown on all applicable plans prior to issuance of first building permit. TE3. Prior to issuance of the first building occupancy permit, the applicant shall post "No Parking— Fire Lane" signs along all private roads/alleys with a curb -to -curb width of less than 34 feet. This shall be shown on all applicable plans prior to issuance of first building permit. TE4. Prior to issuance of the first building occupancy permit, the applicant shall obtain approval from the L.A. County Fire Department for the private road/alley sections. TE5. The project driveway (extension of Urbandale Avenue) shall have a minimum stacking distance (from face of curb) of 100 feet. This shall be shown on all applicable plans prior to issuance of first building permit. TE6. Prior to issuance of the first building permit, the applicant shall dedicate three feet of right-of-way along Bouquet Canyon Road, along the frontage of the project site, to ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 17 of 19 provide 58 feet from the centerline of Bouquet Canyon Road. This shall be shown on all applicable plans prior to issuance of first building permit. TE7. Prior to issuance of the first building occupancy permit, the applicant shall provide a left -turn lane on southbound Bouquet Canyon Road at the project driveway (extension of Urbandale Avenue). The left -tum lane shall have 300 feet of storage and 120 feet of taper. This shall be shown on all applicable plans prior to issuance of first building permit. TE8. Prior to issuance of the first building occupancy permit, the traffic signal at the intersection of Bouquet Canyon Road/Urbandale Avenue shall be modified to provide for project access and shall be operational as approved by the City Traffic Engineer. TE9. Prior to issuance of the first building occupancy permit, the applicant shall deposit $2,000 per intersection for traffic signal timing and coordination along Bouquet Canyon Road, between Plum Canyon Road and Haskell Canyon Road. If the applicant completes this work within six months after issuance of the first building occupancy permit, the deposit shall be returned. LOS ANGELES COUNTY FIRE DEPARTMENT FDL Access shall comply with Section 902 of the Fire Code, which requires all weather access, All weather access may require paving. FD2. Fire Department Access shall be extended to within 150 feet distance of any exterior portion of all structures. FD3. Where driveways extend further than 300 feet and are of single access design, turnarounds, suitable for fire protection equipment use shall be provided and shown on the final map. Turnarounds shall be designed, constructed, and maintained to insure their integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for driveways that extend over 150 feet in length. FD4. Private driveways shall be indicated on the final map as "Private Drive and Firelane" with the widths clearly depicted and shall be maintained in accordance with the Fire Code. All required fire hydrants shall be installed, tested and accepted prior to construction. FDS. 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. FD6. 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 ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 18 of 19 Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205, for details.) FD7. Provide Fire Department or City approved street signs and building access number prior to occupancy. FD8. Provide water mains, fire hydrants and fire flows as required by the County of Los Angeles Fire Department, for all land shown on map which shall be recorded. FD9. The required fire flow for public fire hydrants at this location is 1,500 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand. 2 hydrants flowing simultaneously may be used to achieve the required fire flow. FD 10. Fire hydrant requirements areas follows: a. Install 2 public fire hydrants. FD 11. All required hydrants shall measure 6"x4"x2-1/2 brass or bronze, conforming to current AWWA standard C503 or approved equal. All on-site hydrants shall be installed a minimum 25' from a structure or protected by a two (2) hour rated firewall a. Location: As per map on file with the office. b. Other Location: Please refer to attached map. FD12. All required fire hydrants shall be installed, tested and accepted or bonded for prior to Final Map approval. FD13. Provide a minimum driveway width of 26 feet, clear -to -sky, for the full length of the driveway (from the street to the end of the driveway). Each of these driveways shall be posted "NO PARKING -FIRE LANE". FD 14. The measurement of the street is taken from curb flow -lines, not from the top of the curb as indicated on the cross-section. Submit one copy of the cross-section indication this correction. This is required to be submitted to the Land Development Unit prior to any further approval of this development. FD15. The center -line turning radius of the cul-de-sac bulbs is 32 feet TRANSIT DIVISION T1. The Transit Impact Fees does apply to this project. Currently the rate is $200 per residential unit. The applicant is advised that the transit impact fee is under revision and the applicant shall pay the fee in place at the time of building permit issuance. T2. The applicant shall indicate the location of the bus stop on the site plan. T3. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction ATTACHMENT A, PO4-03 Master Case 03-304; TTM 54359 February 3, 2004 Page 19 of 19 of the Transit Division. The bus stop shall be located northbound Bouquet Canyon Road, farside of Urbandale Avenue and shall consist of a 5 foot by 10 foot concrete pad placed behind the sidewalk and include a stylized bench and trash receptacle. Bench and trash receptacle specifications and all appropriate paperwork (warranties, specifications, and manufacturer) for bus stop shall be supplied to the Transit Division prior to installation. Proposed amenities shall be approved by City Transit staff prior to installation. T4. At the location of the bus stop, the sidewalk shall meet the street for no less than 20 feet. T5. The applicant shall construct an in -street concrete pad pursuant to the current City Standard and APWA 131-1. s:\pbs\cumnt\!2003\03-304\03.304 Draft Conditions 4� 00 (a IL E E E IL) u 0 u E 4� _ STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES 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. 04-35, adopted by the City Council of the City of Santa Clarita, California on March 23, 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