HomeMy WebLinkAbout2004-05-11 - RESOLUTIONS - DENY APPEAL AFFIRM GV RANCH DE (2)RESOLUTION NO. 04-53
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, DENYING THE APPEAL AND AFFIRMING THE
DECISION OF THE PLANNING COMMISSION TO ADOPT A RESOLUTION
CONSIDERING THE INITIAL STUDY/EIR ADDENDUM TOGETHER WITH THE FINAL
EIR AND APPROVING MASTER CASE 03-347 (TENTATIVE PARCEL MAP 60337;
CONDITIONAL USE PERMIT 03-010; MINOR USE PERMIT 03-045; DEVELOPMENT
REVIEW 03-027; AND SIGN REVIEW 03-018) FOR A 618,759 SQUARE -FOOT
COMMERCIAL CENTER EXCEEDING 35 FEET IN HEIGHT, AND INCLUDING
ALCOHOL SALES (TARGET, SHOP 1, SHOP 3, PADS A, C, D, E, F AND G, AND THE
GAS STATION), AN AUTOMATED, SELF-SERVICE CAR WASH, TWO DRIVE-
THROUGH RESTAURANTS, AND THREE ON-SITE FREEWAY COMMERCIAL SIGNS
AND ONE OFF-SITE FREEWAY COMMERCIAL SIGN AS PART OF THE
GOLDEN VALLEY RANCH DEVELOPMENT LOCATED EAST AND
ADJACENT TO STATE ROUTE 14
WHEREAS, the City Council of the City of Santa Clarita (hereafter "City") hereby
makes the following findings of fact:
A. The Golden Valley Ranch Project (Master Case 97-212) and the associated entitlements
were approved by the Santa Clarita City Council on January 24, 2002. The overall
project consists of residential, commercial, institutional uses and open space.
B. Development of the Golden Valley Ranch site will occur on the westernmost 285 acres of
the total 1,259 -acre site. The 89.8 -acre commercial component included 610,930 square
feet of commercial uses on two major superpads zoned Community Commercial
immediately adjacent to State Route (SR) 14.
C. In October 2003, PacSun, LLC submitted an application requesting approval of an
additional 7,829 square feet of commercial space (for a total of 618,759 square feet) for a
mezzanine level storage area within Kohl's department store. After consideration of the
staff report, an Addendum to the EIR, and public testimony, the City Council approved
this request on November 25, 2003. The Addendum is attached to the Final
Environmental Impact Report for the Golden Valley Ranch Project.
D. On August 13, 2003, an application was filed by GMS Realty (the "applicant") with the
Planning Division for development review of a 618,759 square foot commercial center
requiring approval of a tentative parcel map for the subdivision of the two parcels into 17
parcels, a conditional use permit to construct buildings that exceed 35 feet in height and
for the installation of three on-site freeway commercial signs and one off-site freeway
commercial sign, a minor use permit for the construction of an automated, self-service
car wash, two drive-through restaurants and alcohol sales at Target, Shop 1, Shop 3, Pads
A, C, D, E, F and G, and the gas station, and a sign review for a unified sign
program. The submittal was deemed complete on November 24, 2003.
Resolution No. 04-53
Page 2
E. Proposed uses and services within the Golden Valley Ranch commercial center include a
variety of retail uses, restaurants, a gas station and an automated, self -serve car wash, and
a physical therapy center operated by Henry Mayo Newhall Memorial Hospital.
F. The site is located east and adjacent to SR 14, just south of the Fair Oaks Ranch
community. Single-family residential neighborhoods are located to the north and west
(across from State Route 14). Natural, vacant land, which will be developed as part of
the Golden Valley Ranch Project, TTM 52414, is located east of the commercial center
site. Specifically, the area to the east will be developed with 498 single-family homes, an
elementary school and a fire station. The Disney Golden Oak Ranch filming facility is
located to the south of the commercial center site. The Assessor Parcel Numbers for the
project site are 2841-017-028 and 029.
G. This project was reviewed pursuant to the provisions of the California Environmental
Quality Act (CEQA). The City of Santa Clarita prepared an Initial Study and Addendum
to the Golden Valley Ranch EIR for the project, which determined that the proposed
project will have no substantial changes to the approved project, no substantial changes
with respect to the circumstances to which the commercial center is undertaken and no
new information of substantial importance meeting the test of CEQA Guidelines
Section 15162(a)(3).
H. With the conditions of approval, the proposed subdivision, and the construction and
operation of the commercial center is consistent with the approval for TTM 52414, the
City's Unified Development Code (UDC) requirements, and is supported by several goals
and policies in the City's General Plan.
I. A public hearing was duly noticed for the Planning Commission meeting of
February 17, 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.
J. In a 5-0 vote, the Planning Commission approved Master Case 03-347 for the Golden
Valley Ranch Commercial Center at the February 17, 2004, meeting.
K. A letter of appeal dated February 27, 2004, was submitted on March 1, 2004, requesting
the City Council deny the proposed project.
L. A public hearing was duly noticed for the City Council meeting of May 11, 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 Addendum
and, based upon the findings set forth below, hereby finds that the Addendum for this project has
been prepared in compliance with CEQA:
Resolution No. 04-53
Page 3
A. An Initial Study and Addendum for this project have been prepared in compliance with
the California Environmental Quality Act (CEQA).
B. There is no substantial change proposed in the commercial center, no substantial changes
with respect to the circumstances to which the commercial center is undertaken and no
new information of substantial importance meeting the test of CEQA Guidelines
Section 15162(a) has arisen. Therefore, an Addendum has been prepared and is an
attachment to the Final Golden Valley Ranch Environmental Impact Report
(SCH 9712103 7).
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 03-347 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 tentative parcel map application,
the City Council has considered certain principles and standards, and finds and determines as
follows:
A. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the Santa Clarita General Plan and the Unified Development Code
because the proposed subdivision of two parcels into 17 parcels for the development of a
commercial center is permitted in the Community Commercial (CC) zone. The lots will
vary in size, however all lots will have a minimum of 5,000 square feet and a width of 50
feet. Frontage along either the future Golden Valley Road or the future Lost Canyon
Road is provided for each of the proposed parcels. All road and landscaping
improvements, including but not limited to, curb, gutters, streetlights, bus stops, turnouts
and roadway landscaping will be provided in accordance with City requirements as part
of TTM 52414. Therefore, the proposed subdivision, with the attached conditions of
approval, is in accordance with 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.
B. The site is physically suitable for the type of development because the project is within
the scope of a previously approved project that was annexed and designated for
commercial land uses and allowed for 618,759 square feet of commercial uses. The
commercial development will be constructed in compliance with the City's development
standards for the Community Commercial zone. Furthermore, the design and layout was
reviewed and found to be consistent with the development standards, including but not
limited to, setbacks, floor area ratio (FAR), landscaping, and parking, and is designed
with consideration given the City's Architectural Design Guidelines.
C. The site is physically suitable for the proposed density of development because the
subject site is 55.93 acres and will have 618,759 square feet of commercial development,
thereby resulting in a floor area ratio (FAR) of 0.25. This FAR is consistent with the 0.25
FAR approved under Master Case 97-212, TTM 52414, approved by the City Council in
Resolution No. 04-53
Page 4
January 2002, and is in compliance with the allowable FAR for the zone as identified in
the UDC.
D. The design of the subdivision and the proposed development improvements are not likely
to cause substantial environmental damage or substantially injure fish and wildlife or
their habitat because the proposed project was part of the Golden Valley Ranch Project in
which an Environmental Impact Report (EIR) analyzed the environmental effects of the
overall Golden Valley Ranch Project. In addition, an Initial Study resulting in an
Addendum to the Final EIR was prepared for the Commercial Center entitlements,
including the vertical development of the commercial center, (building architecture and
signage) and the proposed uses within the center (drive-throug0068 restaurants, self -
serve, automated car wash, alcohol sales at specified locations). The Initial Study and the
Addendum were prepared in compliance with the California Environmental Quality Act
and all potential impacts to the environment have been evaluated.
E. The design of the subdivision and type of improvements are not likely to cause serious
health problems because the subdivision is proposed for the purpose of commercial
development and does not involve hazardous materials or other substances which are
known to be dangerous.
F. The design of the subdivision and type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of, property within the proposed
subdivision because any easements that exist or proposed easements shall be recorded
and protected.
WHEREAS, in making its determination regarding the conditional use permit and the
minor use permit applications, 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 uses will be constructed in accordance with the
previously approved Golden Valley Ranch Project, 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 they will be
developed in accordance with all applicable development standards and agency
requirements. The project will be constructed with high quality architecture, providing
architectural treatments exceeding 35 feet in height, requiring a conditional use permit.
Specifically, the building height varies from 26 feet to 52 feet in height. The additional
height is utilized for architectural projections, such as tower elements to break-up the
roofline and the massing of the structures and to add visual interest and character to the
overall development. The architectural features are consistent with the City's
Architectural Design Guidelines and will reflect the character of Canyon Country
utilizing a variety of rustic features that will compliment the overall development.
The two proposed drive-through restaurants will be designed to have a minimum vehicle
stacking distance of four cars between the order board and the pick-up window and a
Resolution No. 04-53
Page 5
_ minimum stacking distance of six cars before the order board, which meets the
requirements of the Unified Development Code. In addition, these buildings will be
designed to compliment the proposed architecture on the commercial site, which is
consistent with the City's Architectural Design Guidelines reflecting the desired Canyon
Country identity.
In addition, the car wash will operate in conjunction with the gas station and will be a
fully -automated, self -serve car wash, requiring no attendants. The car wash entrance and
exit will face the interior portion of the commercial center, is not located within 50 feet of
any residential zone and will have a minimum stacking distance of three cars. In
addition, the car wash will be consistent with the architecture throughout the commercial
center and meets the City's Unified Development Code requirements.
The sign program includes three on-site freeway commercial signs that will provide
identification for the Golden Valley Ranch commercial center, two of which will be
located on the southern commercial pad and one will be located adjacent to Lost Canyon
Road for the northern commercial pad. These signs will be located a minimum distance
of 1,500 feet from one another, are designed to match the architecture of the commercial
center, and will not exceed the maximum height of 25 feet. The sign program also
includes a fourth freeway commercial sign, which is an off-site reader board that would
provide information regarding City business, the auto mall in Valencia and other
information as approved by the City. This sign meets the minimum distance
requirements, is designed to match the architecture of the commercial center and the
other freeway commercial signs, and will not exceed 25 feet in height.
Alcohol sales at select locations throughout the commercial center for on-site and off-site
consumption will comply with Unified Development Code requirements. Specifically,
the businesses within the commercial center requesting permission for the sale of alcohol
are not located in proximity to any residences. The site is bounded by SR 14, major
roadways, and landscaped slopes which provide a buffer between the commercial center
and existing and future residences in the area. Therefore, the sale of alcohol at specified
locations throughout the center is not anticipated to create a land use conflict and will be
in keeping with the zone in which it is located.
Furthermore, the project is consistent with Goal 2, Policy 2.14 of the Land Use Element
which states to "promote the development of commercial and industrial activities in all
communities of the planning area;" 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 1, Policy 1.9 of the Economic Development and Community
Revitalization Element which states "to actively pursue hotel and major business
development Citywide." This project will provide 618,759 square feet of commercial
uses within the City's Community Commercial zone and will encourage a variety of
businesses to locate within the eastern portion of the City.
Resolution No. 04-53
Page 6
B. That the location, size, design and operating characteristics of the proposed uses 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 commercial
buildings will not exceed the previously approved floor area ratio (FAR) of
0.25, will incorporate architecture to match the desired Canyon Country
theme, and will include landscaping that will further soften the architecture
and enhance the visual quality of the subject site. The architecture consists of
treatments with a maximum height of 52 feet to provide visual relief for the
massing of the buildings. These treatments include towers and projections
that will break-up the roofline and add visual interest and character to the
overall development. The architectural features are consistent with the City's
Architectural Design Guidelines and will reflect the character of Canyon
Country utilizing a variety of rustic features that will compliment the overall
development. Two fast food restaurants will be provided at the commercial
center, one of the southern pad and one of the northern pad. The self -serve
car wash will be located on the southern commercial pad and some of the
businesses will include the sales of alcohol for on- and off-site consumption.
The fast food, drive-through restaurants, self -serve car wash, and sale of
alcohol will be compatible with the other components of the commercial
center, are not located within proximity to any residential uses and will meet
the requirements of the Unified Development Code. The freeway commercial
signs will be viewed primarily from the freeway, are designed to meet the
UDC requirements for freeway commercial signs, and will be consistent with
the architecture of the commercial center;
2. The availability of public facilities, services, and utilities because all
necessary services and utilities will be provided to the commercial center and
the freeway commercial signs as part of project implementation;
3. The harmful effect, if any, on desirable neighborhood character because the
proposed uses will provide for a variety of retail and dining uses, including
on-site alcohol sales, and service uses to serve the local community and the
Santa Clarita Valley. The building architecture proposed for the buildings
will provide towers and other treatments that will enhance the appearance of
the center and meet the desired rustic theme of the Canyon Country residents.
The fast food, drive-through establishments will not be located in proximity to
any residential uses and will operate in compliance with all code
requirements. The self -serve car wash will operate in conjunction with the
gas station, is not located within 50 feet of any residential zone and will not
have any negative impacts on any existing or proposed residential uses within
the vicinity due to its location on the commercial site in proximity to the
freeway in the rear portion of the southern commercial pad. In addition, the
freeway commercial signs will not have a harmful effect of neighborhood
Resolution No. 04-53
Page 7
character because the signs will be designed to match the center's architecture
and will be installed and maintained in compliance with code requirements;
4. The generation of traffic and the capacity and physical character of
surrounding streets because the Golden Valley Ranch Final Environmental
Impact Report analyzed traffic and circulation and found that all impacts
could be mitigated to a less than significant level. The commercial center will
be fully accessed by Golden Valley Road and Lost Canyon Road, which will
be designed to meet City standards and will be able to accommodate the
traffic generation for the commercial center. The project requires one parking
space for every 250 square feet of commercial and office area, one space for
every 200 square feet of medical office area, one space for every 60 square
feet of drive-through restaurant area, and one space for every three fixed
restaurant seats and one space for every 45 square feet of open public area,
except restrooms, non -fixed seats and lounges for restaurant uses on the
project site. The applicant, for purposes of calculating restaurant parking, has
used one space for every 90 square feet of building area to ensure that parking
will be available for the restaurant uses. The southern parcel will have
351,551 square feet of commercial/office uses, a 3,500 square -foot drive-
through restaurant, 8,603 square feet for restaurant uses and 2,400 square feet
of outdoor eating area parked at one space for every 90 square feet, thereby
requiring 1,587 parking spaces. The northern parcel will have 237,605 square
feet of commercial/office uses, 2,500 square feet of drive-through restaurant
area, two restaurants totaling 13,000 square feet, and 2,000 square feet of
medical office area, thereby requiring 1,147 parking spaces. The applicant is
providing 1,738 parking spaces on the south parcel and 1,147 parking spaces
on the northern commercial pad for a total of 2,885 parking spaces. The
inclusion of two drive-through restaurants, a self -serve, automated car wash
and retail businesses and restaurants that sell alcohol are consistent with these
parking standards and will not create a higher traffic demand than anticipated
as part of the Golden Valley Ranch Final E1R. 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.
Furthermore, the architectural projections on the commercial structures and
the construction and installation of the freeway commercial signs on the
commercial center property and will not impact any parking areas or public
roadways;
5. The suitability of the site for the type and intensity of use or development
which is proposed meets all the development standards as approved under
TTM 52414 and within the Unified Development Code, with the exception of
height. The commercial center will have a minimum of a 10 -foot landscaped
setback along the future Golden Valley Road and a minimum five-foot
landscaped setback along the future Lost Canyon Road. The northern
commercial pad, located in proximity to an existing residential community,
will also maintain the required 25 -foot setback from the north property line, in
Resolution No. 04-53
Page 8
addition to a landscaped hillside that separates the commercial property from
the single-family residences. The buildings have varied rooflines and building
heights to allow for architectural variations, including tower elements and
roofline projections to break up the massing of the buildings, however no
portion of the buildings will exceed 52 feet in height. Specifically, the
building height varies from 26 feet to 52 feet. However, with the approval of
a conditional use permit, the buildings may exceed the 35 -foot height
standard. The two drive-through restaurants and the self -serve car wash will
operate as part of the overall commercial development and are within the
scope of typical commercial developments. The sales of alcohol for on- and
off-site consumption will be permitted in conjunction with the proposed
dining uses and other businesses are accessory to the primary uses and will be
permitted in compliance with requirements set forth by the Alcohol Beverage
Control (ABC). Freeway commercial signage is also appropriate for the
commercial center facility as it is located adjacent to State Route 14, will meet
Unified Development Code standards, will be architectural compatible with
the overall design theme of the center, and will be located on commercial
center property; and
6. The uses will not have a harmful effect upon environmental quality and
natural resources because they will be located in a commercial center that will
be completed 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 graded pads, adjacent to State Route 14 and the
future Golden Valley Road and Lost Canyon Road.
C. That the proposed location, size, design and operating characteristics of the proposed
uses, including the fast food, drive-through restaurants, the self -serve car wash and the
on- and off-site alcohol sales, and the conditions under which they 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 they will be
designed and developed in a manner consistent with the previously approved TTM
52414, the Unified Development Code, and are consistent with the type of uses found in
proximity to residential uses and adjacent to a freeway off -ramp. Therefore, the proposed
uses will serve to provide a variety of opportunities for travelers along the freeway and
for the existing and future residential uses in the vicinity. In addition, the proposed onsite
freeway commercial signs will provide business identification to direct travelers along
State Route 14 to the commercial center and the off-site freeway sign will provide
identification and information for the City of Santa Clarita and other information
approved by the City.
D. That the proposed uses and all of the design features, including the increased height
ranging from 26 feet to 52 feet for the incorporation of architectural treatments, will
comply with all applicable provisions of the Unified Development Code, as conditioned,
and will reflect the rustic Canyon Country character with a variety of color, material,
height and texture.
Resolution No. 04-53
Page 9
WHEREAS, in making its determination regarding the sign review application, the City
Council has considered certain principles and standards, and finds and determines as follows:
A. The proposed signs comply with the City's Architectural Design Guidelines because the
sign program will provide business identification for the entire commercial center having
a unified appearance in size and dimensions throughout the project site. Sign design will
also carry out the overall architectural design theme of the commercial center structures.
B. The proposed signs will not interfere with pedestrian or vehicular safety because the wall
signs will be installed in compliance with the City's Building and Safety requirements,
the monuments signs will be installed within the landscaped areas and will comply with
the requirements within the Unified Development Code.
C. The proposed signs will not detract from the character of a historic or architecturally
significant structure nor will the proposed signs be located as to have negative impact on
adjacent properties because no historic or architecturally significant structures exist
within proximity to the project site. In addition, all signage meets the criteria within the
City's Unified Development Code.
D. The proposed signs will not detract from the pedestrian quality of the street or area
because the signs will be designed and located in coordination with parkways, pedestrian
pathways, and commercial center entries and will be architecturally consistent with the
overall commercial center design theme.
E. The proposed signs will not add to a proliferation of signs on the site because currently
the site is vacant and the program will ensure that signage is installed in an appropriate
manner as development occurs within the commercial center.
F. The proposed signs will enhance the overall development, be in harmony with, and relate
visually to other signs on-site, to the structures or developments they identify, and to
surrounding development because the sign program will ensure a positive and
architecturally unified image throughout the commercial center and along Golden Valley
Road.
G. The conditions applicable to the property, including size, shape, topography, structure
setbacks, location and surroundings do not generally apply to the surrounding properties
in the same zone. A comprehensive sign program is needed because the project site is'a
large commercial center with varying topography adjacent to State Route 14. The sign
program will ensure that the signs used throughout the project site are consistent.
WHEREAS, in making its determination regarding the development review application,
the City Council has considered certain principles and standards and finds and determines that
the proposed development, the Golden Valley Ranch Commercial Center, conforms to the City's
design guideline standards, policies and practices set forth in the City's Architectural Design
Guidelines and with the development plan review standards and criteria set forth in UDC
Resolution No. 04-53
Page 10
Section 17.03.060 because it meets the City's requirements with regard to parking, landscaping,
lighting, on-site circulation, building and safety regulations, and architectural design and will
enhance the appearance and quality of development in the City.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Santa
Clarita, California, as follows:
SECTION 1. The City Council hereby considered the Initial Study/BIR Addendum
together with the Final EIR and approves Master Case 03-347 (Tentative Parcel Map 60337;
Conditional Use Permit 03-010; Minor Use Permit 03-045; Development Review 03-027; and
Sign Review 03-018) for a 618,759 square -foot commercial center exceeding 35 feet in height,
including alcohol sales (Target, Shop 1, Shop 3, Pads A, C, D, E, F and G, and the gas station),
an automated, self-service car wash, two drive-through restaurants, and three on-site freeway
commercial signs and one off-site freeway commercial sign as part of the Golden Valley Ranch
development located east and adjacent to State Route 14.
SECTION 2. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this I la' day of May, 2004.
CTT i' C:LERI,
Resolution No. 04-53
Page 11
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 11` day of May, 2004, by the following vote:
AYES: COUNCILMEMBERS: Weste, Ferry, McLean, Smyth, Kellar
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
. PL" ,
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. 04-53, adopted by the City Council of the City of
Santa Clarita, California on May 11, 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
MASTER CASE 03-347
GOLDEN VALLEY RANCH COMMERCIAL CENTER ENTITLEMENTS
TENTATIVE PARCEL MAP 60337; CONDITIONAL USE PERMIT 03-010;
MINOR USE PERMIT 03-045; DEVELOPMENT REVIEW 03-027;
AND SIGN REVIEW 03-018
FINAL CONDITIONS OF APPROVAL
APPROVED BY CITY COUNCIL ON MAY 11, 2004
Applicant: GMS Realty
Jeff Sterk
5973 Avenida Encinas, Suite 300
Carlsbad, CA 92008
Entitlement
Types: The applicant, GMS Realty, is requesting approval of the following
entitlements:
• Tentative Parcel Map for the subdivision of the commercial pads into
17 parcels;
• Conditional Use Permit for all structures exceeding 35 feet in height,
for one off-site freeway commercial center sign, and three on-site
freeway commercial center signs;
• Minor Use Permit for two drive-through restaurants, the sale of
alcohol for on-site consumption and off-site consumption at designated
locations, and a self -serve, automated car wash;
• Development Review for the construction of a 618,759 square -foot
commercial center; and
• Sign Review for a sign program.
Location: The Golden Valley Ranch Commercial Center site includes
approximately 55.93 gross acres (53.45 net acres) immediately east of SR
14 in the City of Santa Clarita, community of Canyon Country. The
project site is part of the approved Golden Valley Ranch Project,
Tentative Tract Map 52414, which totals 1,259 acres. The Golden Valley
Ranch Commercial Center site will be accessed by the easterly extension
of Golden Valley Road and the southerly extension of Lost Canyon Road
from the Fair Oaks Ranch community to the north.
FINAL CONDITIONS OF APPROVAL
General Comments/Conditions
GC1. Any entitlements associated with the Golden Valley Ranch Commercial Center are
subject to all applicable conditions of approval for the Golden Valley Ranch Project,
Master Case 03-347— Conditions of Approval
Page 2 of 24
Tentative Tract Map 52414, approved by the Santa Clarita City Council on January 24,
2002.
GC2. All applicable mitigation measures identified in the certified Final Golden Valley Ranch
Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program
(MMRP) and approved SUSMP for the project shall be complied with to the satisfaction
of Director of Planning and Building Services.
GC3. As stated in the original conditions of approval for the Golden Valley Ranch project, the
applicant shall provide, to City's designee, a rent-free 2,000 -square -foot space in the
commercial center for use as a medical facility for the life of the project. GMS Realty
has committed to provide a 2,000 square -foot space on the northern commercial parcel to
Henry Mayo Newhall Hospital (H1VIN11). HMNH representatives have indicated that
they will operate a physical therapy facility in the space provided. A lease agreement
shall be in place between GMS Realty and HMNH prior to building occupancy.
GC4. The approval of this entitlement shall expire two years from the date of conditional
approval unless modified with an approved development agreement.
GC5. 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.
GC6. Details shown on the site plan are not necessarily approved. Any details which are
inconsistent with the requirements of state or local ordinances, general conditions of
approval, or City policies and not modified by this permit must be specifically approved.
GC7. This grant shall not be effective for any purpose until the permittee and the owner of the
property involved (if other than the permittee) have filed with the Director of Planning
and Building Services, their affidavit (Acceptance Form) stating that they are aware of,
and agree to accept, all of the conditions of this grant.
GC8. The Sanitation Districts are empowered by the California Health and Safety Code to
charge a fee for the privilege of connecting to the Sanitation Districts' Sewerage System
or increasing the existing strength and/or quantity of wastewater attributable to a
particular parcel or operation already connected. A connection fee is required to
construct an incremental expansion of the Sewerage System to accommodate the
proposed project that will mitigate the impact of this project on the present Sewerage
System. Payment of a connection fee will also be required before a permit to connect to
the sewer is issued.
GC9. Individual developments associated with the proposed project may require a Districts'
permit for Industrial Wastewater Discharge. The project developer shall contact the
Sanitation Districts' Industrial Waste Section in order to reach a determination on this
matter. If this permit is necessary, project developers shall forward a copy of final plans
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for proposed development(s) to the Districts for review and approval prior to the issuance
of building permits.
GC10. The applicant shall accept the Storm Drainage Fee established by the City of Santa
Clarita required by Government Code Section 66018 and City Ordinance No. 94-7,
establishing stone drainage activity of the City as a utility enterprise.
GC11. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its
agents, officers, and employees from any claim, action, or proceeding against the City or
its agents, officers, or employees to attack, set aside, void, or annul the approval of this
project, including any related environmental approvals. In the event the City becomes
aware of any such claim, action, or proceeding, the City shall promptly notify the
applicant, or if the City fails to cooperate fully in the defense, the applicant shall not
thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing
contained in this Condition prohibits the City from participating in the defense of any
claim, action, or proceeding, if both the following occur: 1) the City bears its own
attorney's fees and costs; and 2) the City defends the action in good faith. The applicant
shall not be required to pay or perform any settlement unless the settlement is approved
by the applicant."
GC12. It is hereby declared and made a condition of this permit that if any condition hereof is
violated, or if any law, statute or ordinance is violated, the City may commence
proceedings to revoke this approval.
Planning
PLL This permit authorizes the subdivision of two parcels into 17 parcels and the construction
of a 618,759 square -foot commercial center with building architecture that exceeds 35
feet in height for a maximum height of 52 feet at specified locations along the east side of
State Route 14, at the easterly terminus of Golden Valley Road.
PL2. This permit also approves the conditional use permit for building architecture that
exceeds 35 feet in height for a maximum height of 52 feet at specified locations, for the
four freeway commercial signs (three on-site and one off-site sign) and a minor use
permit for two fast food restaurants, an automated, self -serve car wash, and the sale of
alcohol at Target, Shop 1, Shop 3, Pads A, C, D, E, F and G, and the gas station.
PL3. This approval authorizes the implementation of the sign program dated February 3, 2004,
for the Golden Valley Ranch commercial center. Any modifications to the sign program
shall be reviewed as a sign review by the Director of Planning and Building Services
prior to the approval of any signage that does not conform to the program. The Director
may refer the modification to the Planning Commission at the Director's discretion.
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PL4. The off-site freeway commercial sign will be used by the City of Santa Clarita, the
automobile dealerships, and other uses and businesses as approved by the City of Santa
Clarita. The applicant shall provide a monthly sign message program for the off-site
freeway commercial sign detailing the type of messages, frequency, and times displayed
on the freeway commercial sign to the satisfaction of the Director of Planning and
Building Services and the Economic Development Manager.
PLS. Prior to occupancy of the first building, the applicant shall record a use easement for the
on-site freeway signs identifying the commercial center and tenants. These on-site signs
shall be permanently maintained as identification for the Golden Valley Ranch
commercial center.
PL6. Prior to occupancy of the first building, a reciprocal parking and access agreement, in the
form of an Operations and Easement Agreement (OEA), shall be recorded for all
contiguous parcels on both the north commercial pad and south commercial pad.
PL7. Prior to occupancy of future tenants, a parking analysis shall be submitted for review and
approval by the Director of Planning and Building Services. Future tenants will be
required to prove that their facility will have adequate parking for the specific use —
whether medical office, restaurant, instructional school, or other type of commercial use.
PL8. Prior to issuance of grading permits, the applicant shall submit a final landscape and
irrigation plan consistent with the requirements set forth within the Unified Development
Code subject to the review and approval of the Director of Planning and Building
Services. Landscape plans require the following:
■ A 10 -foot wide landscaped setback shall be installed along Golden Valley Road and
Lost Canyon Road.
■ All landscaped areas shall be bordered by a six -inch -high and six -inch -wide concrete
curb.
■ All trash enclosures, buildings, mechanical devices and vault boxes shall be screened
with mature landscape including 15 -gallon shrubs, vines, 24 -inch and 36 -inch box
trees.
■ Headlight hedges are required where parking stalls front drive aisles and roadways.
All headlight hedges are to be a full 36 inches high at time of final inspection. If a
headlight wall is used, the maximum height shall not exceed 42 inches and shall not
be less than 30 inches.
■ All graded slopes five feet and greater are to be jute netted and landscaped with one
tree per 150 square feet and one shrub per 100 square feet.
■ All landscaping shall be maintained in a permanent and healthy condition.
■ All comments from the preliminary review of landscape plan must be incorporated
into the final landscape and irrigation plans.
PL9. Prior to occupancy, the applicant shall provide enhanced landscaping at the two western
quadrants of the Golden Valley Road/Lost Canyon Road intersection.
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PL10. All on-site light sources shall be directed downward and shielded to mitigate glare and
spillover onto adjacent streets and properties.
PL11. All roof equipment shall be architecturally screened from public view with similar colors
and materials to the existing buildings. Prior to occupancy, all screening features shall be
subject to the review and approval by the Director of Planning and Building Services.
PL12. Prior to occupancy, any grocery stores, home improvement, department stores or similar
businesses providing shopping carts shall provide permanent cart retrieval/collecting
locations. Cart corrals shall be built at the locations shown on the site plan. The cart
retrieval areas shall be designed to match the colors and materials of the proposed
building architecture subject to the review and approval by the Director of Planning and
Building Services. Landscaping around the cart retrieval locations shall be a minimum of
42 inches in height, or the height of the highest cart retrieval rail, whichever is taller, at
the time of installation. Due to the size and design of the Kohl's shopping carts, cart
corrals will not be required in the Kohl's parking area. Instead, Kohl's is required to
monitor the parking area adjacent to their facility to ensure that the area is clear of carts.
PL13. Prior to occupancy, all of the pedestrian walkways provided in the parking lot areas shall
consist of decorative pavement to the satisfaction of the Director of Planning and
Building Services.
PL14. As shown on the site plan, the applicant shall provide on-site pedestrian walkways and
seating areas on the project site to create a pedestrian -friendly environment as well as to
connect the project to the City's trail system along Golden Valley Road to the project
site. Prior to occupancy, the walkways shall be enhanced to provide trellis work,
landscaping, or other enhancements to the satisfaction of the Director of Planning and
Building Services.
PL15. Merchandise may not extend more than four feet beyond the store frontage and shall not
exceed 50% of the linear frontage of the storefront. A temporary use permit, to be
reviewed and approved by the Director of Planning and Building Services, shall be
required for any outdoor sales that exceed four feet beyond the store frontage.
PL16. The site plan for the commercial center shall show the locations of the fire flow check
valve, Edison transformers and other types of objects that can be seen from the street.
Prior to occupancy, the location and screening of these objects is subject to the review
and approval of the Director of Planning and Building Services.
PL17. Prior to occupancy, the applicant shall install bike racks to the satisfaction of the Director
of Planning and Building Services.
PL18. During construction, all exterior changes, including but not limited to landscaping,
walkways, and building elevations, shall be approved by the Planning Division.
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PL19. Standard -sized parking stalls throughout the commercial center shall measure, at
minimum, a full 9' width by 18' length.
PL20. Fast food restaurants shall provide stacking for four (4) cars between the order board and
the pick-up window and stacking for six (6) cars behind the order board. In no event
shall a total queuing length of less than two hundred (200) feet be maintained.
PL21. Prior to the issuance of any building permit, the applicant shall submit a phasing plan
detailing building areas and improvements that are required for occupancy of each
building on the project site. This phasing plan shall also include an updated parking plan
reflecting the specific use and applicable parking requirements. This updated parking
plan will be reviewed for conformance to the approved site plan.
PL22. The permanent reservation of all commonly -owned areas within the commercial
development area is required. Such reservation shall be accomplished through the
establishment of an Operations and Easement Agreement (OEA). Prior to occupancy, the
applicant shall submit a copy of the OEA for City review and approval.
PL23. No restrictions prohibiting the incorporation of wireless communications facilities shall
be implemented. Applicant will work with wireless communications carriers to identify
appropriate locations for these facilities within the project. Any proposed facilities shall
obtain the appropriate permits from the City of Santa Clarita and must be in compliance
with the Wireless Communications Facilities Ordinance Section 17.17.040.N of the
UDC.
PL24. Retaining walls at project entries along Golden Valley Road shall be constructed with an
interlocking block design to allow for planting intended to soften views of the wall and
aesthetically enhance the project entrances.
PL25. Prior to obtaining Planning Division site plan approval, the applicant shall obtain
stamped approval from the Los Angeles County Fire Department.
PL26. Prior to issuance of building permits, the applicant shall comply with all applicable
regulations and fees of affected agencies.
PL27. All requirements of the Unified Development Code and of the specific zoning of the
subject property must be complied with unless set forth in the permit and/or shown on the
approved site plan.
PL28. If the modified site plan for the northern commercial pad is selected by the City Council,
further staff review to ensure that all City requirements and design guidelines are met will
be required, subject to the approval of the Director of Planning and Building Services.
PL29. Per the direction of the City Council on May 11, 2004, and as agreed to by PacSun, LLC
and GMS Realty, the following six items shall be added to the conditions of approval:
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1. The Lowe's building located on the northern commercial pad shall be "flipped" so as to
relocate the daily delivery truck bay to the southwestern comer of the building. The
revised site plan for the northern commercial pad shall meet all City requirements and
shall be subject to the approval of the Director of Planning & Building Services.
2. A landscaped berm measuring 2'-10'in height shall be provided at locations along the
northern commercial slope. A 2-5' high crib wall will also be located on a portion of the
northern commercial slope. This shall be subject to the review and approval of the
Director of Planning & Building Services.
3. GMS Realty shall include a provision in the commercial center operations agreement that
directs all commercial truck traffic to access the shopping center from Golden Valley
Road, using the Golden Valley Road off -ramp from SRI 4.
4. A 24-hour telephone hotline shall be established for the public during grading activity. In
addition, a pre -construction meeting for the public shall be held.
5. Grading activity within 1,000 feet of the Fair Oaks Ranch property along the northern
commercial slope shall be limited to 8:30 AM — 5:00 PM, Monday thru Friday. No
grading or deliveries shall occur within this area on Saturdays, Sundays or holidays.
6. Landscaping shall be installed along the northerly segment of Golden Valley Road in
such a manner so as to buffer the view of the roadway from the Fair Oaks Ranch
community.
Building and Safety
BSI. Prior to the issuance of building permits, the applicant shall demonstrate that all
structures comply with the detailed requirements of the 2001 California Building,
Mechanical, Electrical and Plumbing Codes, the 2001 California energy code with
AB970 Amendments to Title 24, and the 2002 City of Santa Clarita amendments to the
California codes (or the adopted codes at the time of application). A copy of the City
amendments is available at the Building and Safety public counter and on the City's
website at www.santa-clarita.com.
BS2. Prior to issuance of any grading or building permits, the applicant shall submit a
complete soils and geology report. Three sets of the report shall be formally submitted to
the Engineering Division for review and approval. One copy of the report shall be
submitted to Building and Safety for review at the time of plan submittal for building
permits.
BS3. Prior to issuance of building permits, the applicant shall complete rough grading and/or
. _ recompaction (if proposed), 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.
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BS4. All structures shall be set back from any ascending and descending slopes per Section
1806.5 of the California Building Code.
BSS. Prior to issuance of building permits, the applicant shall demonstrate that the project fully
complies with the disabled access requirements as specified in Chapter 11B of the
California Building Code.
BS6. The property is located within 1,000 feet of a natural hillside brush area and the roof
coverings, exterior walls, exterior windows and doors and accessory structures shall
comply with the City's Fire Hazard Zone Ordinance.
BS7. Prior to issuance of building permits, the applicant shall submit written clearances from
the William S. Hart School District and Sulphur Springs Elementary School District, the
Castaic Lake Water Agency, the Los Angeles County Sanitation District, the Los Angeles
County Environmental Services (Health Dept.), and the Los Angeles County
Environmental Programs (Industrial Waste). An agency referral list is available at the
Building and Safety public counter.
BSB. At the time of application for a building permit, please submit two complete sets of the
following construction documents for plan review: architectural; structural; mechanical;
electrical and plumbing plans; structural and energy calculations; soil report; truss
drawings and calculations; and a single copy of the current tax assessor's map.
BS9. When the plan check application is filed, provide an additional copy of the site plan,
(plotted at 1"=100') showing the ultimate number of leasable spaces with a completed
application for Building Addresses to Building and Safety.
BS10. Prior to issuance of building permits, the plans shall address the following specific
comments:
a. Show all lot lines (existing and proposed), easements, required side yards, restricted
use areas, flood hazard areas, 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;
d. The City of Santa Clarita has adopted the California plumbing code for the
determination of plumbing fixtures;
e. Do not locate the parking lot lights in the tree diamonds; and
f Trash enclosures and trellis structures will require separate building permits.
BS 11. 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.
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Administrative Services
AS 1. Prior to the recordation of the final tract/parcel map and before issuance of permits, the
property must be annexed into a Landscape Maintenance District (LMD) for the
maintenance of medians, streetscapes and designated slopes within the project including
the Caltrans slope. The design of the landscaping must comply with all City design and
maintenance standards. The applicant must provide measures to mitigate any liability to
the City for the LMD areas to the satisfaction of the Administrative Services Director for
the Caltrans slope or any other areas.
AS2. Prior to the recordation of the final tract/parcel map and before issuance of permits, the
LMD landscape improvements shall be bonded for or installed. The landscape
improvements shall include the median landscape improvements for the medians (and
parkways if applicable) along Golden Valley Road and other roads adjacent to the tract
frontage and any additional median island improvements required by the City Traffic
Engineer or Director of Parks, Recreation and Community Services and the slopes
identified on the LMD exhibit dated November 13, 2003.
AS3. The species of any parkway trees within a proposed LMD area must be approved by the
LMD.
AS4. Prior to the issuance of a certificate of occupancy, all LMD landscape and improvements
to the medians adjacent to the tract frontage (and any additional median island
improvements required by the City Traffic Engineer) shall be made to the satisfaction of
the Director of Administrative Services.
AS5. The median landscape design shall be consistent with the requirements in the City's
Beautification Master Plan.
AS6. Prior to recordation of the map, a copy of the Operations and Easement Agreement
(OEA) must be provided for review. The OEA must state that certain portions of property
within or adjacent to the project will be maintained by an LMD. In the event that the
LMD is dissolved or can no longer fund the maintenance or any other services the LMD
is obligated to provide, the OEA shall specify that the property owners are responsible for
the costs of any required maintenance or repairs.
AS7. With the recordation of an applicable final tract/parcel map, the applicant shall provide
easements, access to, and egress from, slopes which are to be maintained by a Landscape
Maintenance District.
AS8. Prior to the issuance of grading permits, the applicant shall provide final landscape and
irrigation plans to the City's Landscape District Division for review and approval or
submit a copy of the grading plan for LMD review and approval prior to approval of the
grading plan. Where no grading permit is required, the landscape/irrigation plans will be
Master Case 03-347— Conditions of Approval
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required prior to issuance of building permit. LMD landscape plans shall be submitted
and approved by the LMD Division prior to the installation of the landscaping.
AS9. The City and the applicant shall make an agreement regarding the access and
maintenance of the three on-site freeway commercial signs and one off-site freeway
commercial sign to be located the SR 14 slope.
Parks and Recreation
PRI. Prior to the issuance of grading permits, the applicant shall submit final trail plans for the
review and approval of the Director of Parks, Recreation, and Community Services. The
trail plans must include all construction, signage, fencing and striping information.
PR2. 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.
PR3. Prior to the issuance of the first certificate of occupancy, the Class I bike trail to be
installed along the south side of Golden Valley Road shall be completed along the
commercial project frontage to the satisfaction of the Director of Parks, Recreation and
Community Services.
PR4. As shown on the site plan, prior to occupancy, the applicant shall provide handicap -
accessible shaded outdoor employee break areas, which include tables, benches, trash
containers and bike racks.
Urban Forestry
UF1. The applicant shall install approved street trees along the public right-of-ways, including
the future Golden Valley Road and the future Lost Canyon Road.
UF2. The spacing of street trees within the public right-of-way shall be no less than 20 feet on
center and shall not exceed the maximum of 40 feet on center.
UF3. Street trees in a public right-of-way which is landscaped with turf shall have a minimum
of a three-foot diameter circle with 3-4 inches of natural shredded bark or mulch. Each
tree planted in a turf setting shall have an arbor guard with a height of 8-9 inches installed
at the base of each tree.
U174. Lineal root barriers with a minimum height of eighteen (18) inches and a distance of
twelve (12) lineal feet shall be installed along the edge of all public sidewalks and Class I
trails and placed on center with the trunk of each tree. The top of all root barriers shall be
installed level with the grade of soil.
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UFS. Street trees planted in a public right-of-way that consists of concrete shall have tree wells
installed. In concrete public right-of-ways that exceed a width of eight (8) feet, the tree
well shall be a minimum of four (4) feet wide by six (6) feet long. Concrete public right-
of-ways less than eight (8) feet shall have a minimum size tree well of three (3) feet wide
by five (5) feet long. All concrete tree wells shall be lined with root barriers with a
minimum height of 18 inches. The top of all root barriers shall be installed level with the
grade of soil.
U176. All street trees planted in the public right-of-way shall be a minimum 24 -inch size box
container tree or larger, and must meet or exceed the current industry standards for street
trees.
UFT The applicant shall install drip or bubbler type irrigation to each individual tree. All
irrigation shall be approved by the Director of the Parks, Recreation and Community
Services, Director of the Planning and Building Services, and Urban Forestry Division
Manager.
UF8. All species of street trees planted within the public right-of-way shall comply with the
Golden Valley Road master street tree plan and landscape plan. If there are no current
trees listed for this location, then all trees planted within the public right-of-way shall be
approved by the Urban Forestry Division Manager, the Director of Parks, Recreation and
w Community Services, and the Director of Planning and Building Services.
UF9. All parkway trees within the public right-of-way shall be planted according to the City of
Santa Clarita Street Tree Planting and Staking Detail sheet. A copy of this information
can be obtained through the Urban Forestry Division.
U1710. The applicant shall be advised that all trees planted within the public right-of-way shall
be protected under City of Santa Clarita Street Tree Ordinance 90-15 immediately
following approval from the Director of Planning and Building Services.
Environmental Services
ES1. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a parking lot with 5,000 square feet or more or with 25
or more parking spaces potentially exposed to stormwater runoff. 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. Contact the Environmental Services Division
at (661) 284-1422 with any questions.
ES2. 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.
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ES3. Prior to occupancy, the applicant shall provide sufficient trash enclosures to house 62
three yard bins, or as otherwise determined by the Environmental Services Division. The
Environmental Services Manager will consider the use of trash compactors and bailers to
fulfill the requirement. Half of the bins should be reserved for recyclable materials only.
All trash enclosures should be shown on the site plan and should be consistent with the
surrounding architecture, meet City specifications have a solid roof and be located to
provide convenient pedestrian and collection vehicle access.
ES4. The project applicant is encouraged to recycle construction and demolition debris.
Contact the Environmental Services Division for debris recycling information.
Transportation and Engineering Services
GENERAL
EN1. 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, Unified Development Code, 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. Prior to final map approval, the applicant shall have approved and recorded a Certificate
of Compliance to legalize all parcels within the boundaries of this project, to the
satisfaction of the City Engineer.
EN4. Prior to final map approval, all lots must be reconfigured to have frontage on a public
street, per Section 16.13.060 of the Unified Development Code.
ENS. Prior to occupancy, the applicant shall label driveways as 'Private Driveway and Fire
Lane" on the map to the satisfaction of the City Engineer.
EN6. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures to the satisfaction of the City Engineer.
EN7. If the applicant intends to file multiple final maps, he must inform the Advisory Agency.
The boundaries of the units for such a map shall be designed to the satisfaction of the
City Engineer and the Director of Planning and Building Services. The phasing plan for
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the multiple maps shall be approved by the City Engineer prior to filing of the first phase
map.
EN8. The applicant shall show that portion which is not divided for the purpose of sale, lease,
or financing as a "Designated Remainder" on the final map to the satisfaction of the
City Engineer.
EN9. 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.
EN10. Prior to final map approval, the applicant shall include a disclosure in the Operating and
Easement Agreement (OEA) to comply with the geologist's recommendations in the
geology report for restrictions on watering, irrigation, and planting, and recommend types
of plants. The OEA 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 OEA.
ENI I. 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. The 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;"
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g. The applicant agrees to deposit with the City, within five days of request by the City,
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time;
h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City
has acquired said sufficient land interest;
i. If the superior court thereafter rules in a final judgment that the City may not acquire
said sufficient land interest, the applicant agrees that the City may initiate
proceedings for reversion to acreage;
j. The applicant shall execute any agreements mutually agreeable prior to approval of
the final map as may be necessary to assure compliance with the foregoing
conditions; and
k. Failure by the applicant to notify the City as required by "b." hereinabove, or
simultaneously submits 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.
EN12. 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.
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.
EN14. The applicant's street and grading plans and all construction permitted by such plans shall
comply with the requirements of the approved oak tree report.
EN15. Prior to final map approval, the applicant shall provide for sight distance along extreme
slopes, curves, or at intersections to the satisfaction of the City Engineer, and provide the
sight distance easement on the final map.
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ENI 6. Prior to final map approval (or building permit), a Will Serve Letter shall be provided for
a Community Antenna Television service (CATV).
EN17. 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.
EN 18. Prior to final map approval, the applicant shall provide letter(s) of slope easement(s) and
drainage acceptance as directed by the City Engineer.
EN19. Prior to occupancy, the applicant shall obtain approval of the City Engineer and the City
Attorney for the Operating and Easement Agreement (OEA). The applicant shall
reimburse the City for the City Attorney's fees to review the OEA.
EN20. Prior to final map approval, the applicant shall dedicate slope easements to the
satisfaction of the City Engineer on the final map or by separate document if no map is
involved.
_ EN21. Prior to final map approval, the applicant shall dedicate to the City the right to restrict
direct vehicular ingress and egress on all streets having a projected volume of 2,000
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.
EN22. 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.
EN23. Prior to occupancy, the applicant shall construct and landscape medians on Golden
Valley Road and Lost 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.
EN24. The applicant shall dedicate and construct the following required road improvements:
Right-of-way dedication for roadways shall be completed prior to final map approval.
The construction of roadway shall be completed prior to building occupancy.
Land -
Street Name
Curb &Base
&Street
Street
Sidewalk
scaped
Width
utter
Paving
Lights
Trees
5' min)Median
Golden Valle
100'
Road
Lost Canyon Road
92'
Right-of-way dedication for roadways shall be completed prior to final map approval.
The construction of roadway shall be completed prior to building occupancy.
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EN25. 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.
EN26. Prior to occupancy, the applicant shall construct all driveway approaches using a
modified commercial driveway design that will provide a street/drive approach transition
with a maximum algebraic grade difference of 7%. Construction details shall be shown
on the street plan that will provide a transition no greater than this maximum along with
an appropriate standard pedestrian pathway across the driveway.
EN27. Prior to final map approval, 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.
EN28. 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.
EN29. 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.
EN30. Prior to building occupancy, the applicant shall install a sign at the end of all streets that
are to be extended in the future to the satisfaction of the City Engineer.
EN31. 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.
EN32. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk
returns.
EN33. Prior to building occupancy, the applicant shall construct a wheelchair ramp at
intersections to the satisfaction of the City Engineer.
EN34. Prior to building occupancy, the applicant shall provide and install street name signs to
the satisfaction of the City Engineer.
SEWER REQUIREMENTS
EN35. Prior to final map approval, the applicant shall dedicate the easement, and sewer plans
shall be approved by the City Engineer and bonded.
EN36. Prior to building occupancy, the applicant shall install main line sewers with a separate
lateral to serve each building.
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EN37. 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.
EN38. 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.
EN39. Prior to final map approval, the applicant shall pay sewer reimbursement charges as
determined by the City Engineer or the County of Los Angeles.
EN40. The discharge of sewage from this land division into the public sewer system will not
violate the requirements of the California Regional Water Quality Control Board
pursuant to Division 7 (commencing with Section 13000) of the Water Code. The
deposit is required upon submittal of final map and easement documents.
EN41. 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
EN42. 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.
EN43. 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.
EN44. 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.
EN45. 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.
EN46. 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.
EN47. 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.
Master Case 03-347— Conditions of Approval
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EN48. 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.
EN49. The project applicant and the subsequent property owner shall be responsible for
providing all required materials and documentation to satisfactorily complete the storm
drain transfer process recognized by the City of Santa Clarita. Complete acceptance of
the storm drain for ongoing maintenance by the County of Los Angeles is required before
the City of Santa Clarita will release any bond monies posted for the construction of said
storm drain infrastructure.
EN50. The applicant shall obtain a written approval of Los Angeles County right-of-way
clearance for all easements needed for future Los Angeles County Flood Control District
storm drain maintenance prior to storm drain plan approval.
EN51. Prior to final map approval, the applicant shall submit drainage plans and necessary
support documents to comply with Engineering requirements to the satisfaction of the
City Engineer.
EN52. The applicant shall record an instrument or indicate by note on the final map that the lot
owners in said subdivision shall not interfere with the established drainage of said
subdivision. The note shall state that each owner of a lot in said subdivision shall not
erect concrete block wall or similar solid constructions except as approved by the
City Engineer.
EN53. The applicant shall establish an Operating and Easement Agreement (OEA) or similar
entity to ensure the continued maintenance of any drainage improvements that are not
eligible to transfer to Los Angeles County Flood Control District for maintenance prior to
final map approval or building permit if no map is involved.
EN54. 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.
EN55. 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.
EN56. Specific drainage requirements for the site will be established at building permit
application.
Master Case 03-347— Conditions of Approval
Page 19 of 24
EN57. Prior to final map approval, the applicant shall adjust lot/parcel lines near the top of the
slopes along drainage terraces, or at similar locations acceptable for establishment of
slope maintenance responsibilities to the satisfaction of the City Engineer.
EN58. Prior to final map approval, the applicant shall adjust, relocate, and/or eliminate lot lines,
lots, streets, easements, grading, geotechnical protective devices, and/or physical
improvements to comply with ordinances, policies, and standards in effect at the date the
City determined the application to be complete, all to the satisfaction of the City
Engineer.
EN59. If applicable, prior to final map approval, the applicant shall acquire permits from the
Army Corps of Engineers and the California Department of Fish & Game prior to
issuance of grading permits or the commencement of any work within any natural
drainage course.
FEES AND MISCELLANEOUS
EN60. Prior to issuance of the first building permit on the northern commercial pad and prior to
issuance of the first building permit on the southern commercial pad, the applicant shall
pay the applicable Bridge and Thoroughfare Benefit District Fee to implement the
Circulation Element of the General Plan as a means of mitigating the traffic impact of
_ this subdivision to the satisfaction of the City Engineer.
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
The project is in the:
[ ] Bouquet Canyon Bridge and Thoroughfare District
[X] 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.
Master Case 03-347— Conditions of Approval
Page 20 of 24
EN61. 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.
EN62. The applicant shall acquire National Pollutant Discharge Elimination Systems permits if
applicable.
EN63. All construction plans and activities must be in compliance with the provisions of the
storm water permit and associated Standard Urban Stonnwater Mitigation Plan
(SUSMP), including all applicable best management practices, both permanent and
construction -related. The permanent best management practices shall be in place prior to
acceptance of the associated improvements. Construction -related best management
practices 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
five 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.
- 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.
Master Case 03-347— Conditions of Approval
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—. - 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 ENGINEERING
TEL Adequate sight visibility shall be maintained at all driveways 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. Each driveway shall intersect with the adjacent roadway 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. Minimum width of all interior drive aisles shall be 26 feet and shall be shown on all
applicable plans prior to issuance of the first building permit.
TE4. No access will be permitted within curb return. This shall be included as a note on all
applicable plans.
TE5. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles,
vans, trucks) that can be expected to access the site. This includes, but is not limited to,
adequate maneuvering areas around loading zones and parking spaces, and appropriate
turning radii.
TE6. All unsignalized project driveways shall have a minimum stacking distance (from face of
curb) of 40 feet. This shall be shown on all applicable plans prior to issuance of first
building permit.
TE7. All signalized project driveways 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.
Master Case 03-347— Conditions of Approval
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TE8. The location and operation (i.e. signalized or unsignalized) of all project driveways shall
conform to the approved site plan dated January 7, 2004. This shall be shown on all
applicable plans prior to issuance of first building permit. No additional driveways shall
be permitted.
TE9. Vehicular access at all project driveways shall conform to the approved site plan dated
January 7, 2004. This shall be shown on all applicable plans prior to issuance of first
building permit.
TE10. Prior to issuance of the first building occupancy permit, the applicant shall install all bus
turnouts along westbound Golden Valley Road as indicated on the approved site plan
dated January 7, 2004.
TEl 1. Prior to issuance of the first building occupancy permit, the applicant shall provide right -
turn lanes into project driveways as indicated on the approved site plan dated January 7,
2004.
TE12. Prior to issuance of the first building occupancy permit, all applicable roadway
improvements listed in the conditions of approval for TTM 52414 shall be completed
including the signalization of the following intersections: Golden Valley Road / SR 14
southbound ramps; Golden Valley Road / State Route 14 northbound ramps; Via
Princessa / SR 14 southbound ramps; Via Princessa / SR 14 northbound ramps; the Via
Princessa / Lost Canyon Road intersection; and the Golden Valley Road / Lost Canyon
Road intersection as approved by the City Traffic Engineer.
Transit Division
TD 1. The current transit mitigation fee is $200 per residential unit and is not subject to
commercial development. However, fee is under revision, and may be revised to apply to
both residential and commercial land uses. Prior to final map recordation or the issuance
of building permits, if the fee is revised to apply to commercial development, the
applicant shall be required to pay the fee in place at that time.
TD2. As shown on the site plan, prior to occupancy of the first building permit, the applicant
shall construct turnouts and bus stops with a 10 -foot by 20 -foot concrete passenger
waiting pad placed behind the sidewalk at the following locations:
Westbound Golden Valley Road, near side first driveway into Lowe's
Westbound Golden Valley Road, far side first driveway into Kohl's
Turnouts shall be constructed to City standards. At the locations of the bus stops, the
sidewalk shall meet the street for no less than 20 feet. A bus bench and trash receptacle
shall be provided and approved by City staff prior to installation.
Master Case 03-347— Conditions of Approval
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TD3. As shown on the site plan, prior to occupancy of the first building permit, the applicant
shall construct a bus stop with tum -out and a permanent, stylized shelter at the following
location:
Westbound Golden Valley Road, far side of Lost Canyon Road
Turnout shall be constructed to City standards and the sidewalk at this location shall meet
the street for no less than 20 feet. At the location of the bus stop, the applicant shall
provide a permanent stylized structure (no pre -fabricated) consisting of a 10 -foot by 20 -
foot concrete passenger waiting pad placed behind the sidewalk. The shelter shall consist
of a bench, trash receptacle, lighting and compliment the architecture of the adjacent
development. The bench and trash receptacle shall be affixed to the ground. Should an
electrical box be needed for the lighting component, the box shall be screened either by
location or landscaping, as allowed. Shelter design, elevations, materials, and structure
shall be approved by City staff.
TD4. Prior to occupancy, the applicant shall construct an in -street concrete bus pad pursuant to
the current City standard and APWA 131-1.
TD5. Prior to occupancy, the applicant shall provide pedestrian paths from the bus stops to the
development to prevent pedestrians from inter -mingling with traffic.
TD6. Prior to issuance of building permits, the applicant shall provide a site plan showing
amenities within a 100 -foot radius of the bus stop. If a bus shelter is required, this plan
shall also be included in the submitted bus stop shelter plans for permits.
Los Angeles County Fire Department
FDI. Prior to occupancy, the applicant shall provide water mains, fire hydrants and fire flows
as required by the County of Los Angeles Fire Department, for all land shown on the map
which shall be recorded.
FD2. Prior to occupancy, the applicant shall demonstrate the required fire flow for public fire
hydrants at this location is 5,000 gallons per minute at 20 pounds per square inch for a
duration of five hours, over and above maximum daily domestic demand. Three hydrants
flowing simultaneously may be used to achieve the required fire flow.
FD3. Prior to occupancy, the required fire flow for private on-site hydrants is 2,500 gallons per
minute at 20 pounds per square inch. Each private on-site hydrant must be capable of
flowing 2,500 gallons per minute at 20 pounds per square inch with two hydrants flowing
simultaneously, one of which must be the furthest from the public water source.
FD4. Prior to occupancy, the applicant shall install fire hydrants as follows:
Install 20 public fire hydrants. Install 30 private on-site fire hydrants.
Master Case 03-347— Conditions of Approval
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FDS. All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current
AWWA standard C503 or approved equal. All on-site hydrants shall be installed a
minimum of 25 feet from a structure or protected by a two (2) hour rated firewall.
FD6. Prior to occupancy, all required fire hydrants shall be installed, tested and accepted or
bonded. Vehicular access must be provided and maintained serviceable throughout
construction.
FD7. Additional water system requirements will be required when this land is further
subdivided and/or during the building permit process.
FD8. All hydrants shall be installed in conformance with Title 20, County of Los Angeles
Government Code and County of Los Angeles Fire Code, or appropriate City regulations.
This shall include minimum six-inch diameter mains. Arrangements to meet these
requirements must be made with the water purveyor serving the area.
FD9. Provide a minimum unobstructed driveway width of 28 feet, clear -to -sky to be posted and
red curbed "NO PARKING -FIRE LANE."
FD10. If a driveway is separated by an island, provide a minimum unobstructed driveway width
of 20 feet, clear -to -sky to be posted and red curbed "NO PARKING -FIRE LANE."
FD11. A 32 -foot turning radius is required for each curve.
FD12. Additional requirements for access and water systems may be addressed during the
building plan check process. The applicant shall be required to comply with all required
Los Angeles County Fire Department.
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