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HomeMy WebLinkAbout2004-12-14 - RESOLUTIONS - MC 03-409 APPROVAL CAR WASH (2)RESOLUTION NO. 04-139 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 NEGATIVE DECLARATION AND APPROVE MASTER CASE 03-409 CONSISTING OF CONDITIONAL USE PERMIT 03-021, HILLSIDE REVIEW 04-002 AND DEVELOPMENT REVIEW 03-030 FOR THE CONSTRUCTION AND OPERATION OF AN AUTOMATED CAR WASH, OFFICE, RETAIL, AND VACUUMING AND DRYING OFF AREAS TOTALING APPROXIMATELY 15,000 SQUARE FEET OF ENCLOSED BUILDINGS AND ROOFED AREAS ON APPROXIMATELY 2.5 ACRES IN THE COMMUNITY COMMERCIAL ZONE IN THE CANYON COUNTRY COMMUNITY AT 18727 SOLEDAD CANYON ROAD WHEREAS, the City Council of the City of Santa Clarita (hereafter "City") herby makes the following findings of fact: A. On September 30, 2003, an entitlement was filed by Marty Stowell (the "applicant") with the Planning & Economic Development Department, which included a request to construct and operate an automated car wash, office, retail, and vacuuming and drying off areas totaling approximately 15,000 square feet of enclosed buildings and/or roofed areas on an approximate 2.5 acre property. The site is a hillside property with an average cross slope of 25.9% and the project does not encroach upon the protected zone of any oak trees. The original application was deemed incomplete on October 29, 2003. A Hillside Review application was submitted on May 21, 2004. The application submittal was complete on June 14, 2004. B. The project site is located at 18727 Soledad Canyon Road, in the northeastern portion of the City of Santa Clarita, in the Community Commercial (CC) zone, between the cross streets of Luther Drive and Shangri-La Drive. The site is currently vacant. It previously contained a service station until 1999. All utilities are adjacent to the project site. C. The surrounding land uses consist of a single and multi -family residential to the north; commercial to the east; commercial and single-family residential to the south across Soledad Canyon Road; and commercial to the west. D. The Planning Commission held a duly noticed public hearing on this issue on June 15, 2004. This public hearing was held at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita. At the hearing, the Planning Commission considered the staff presentation, staff report, applicant presentation and public testimony on the proposal. E. The Planning Commission directed staff to return for a subsequent Planning Commission meeting with necessary environmental documentation and with a resolution of approval. Resolution No. 04-139 Page 2 F. The Planning Commission held a duly noticed public hearing on this issue on September 7, 2004. This public hearing was held at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita. At the hearing, the Planning Commission considered the staff presentation, staff report, applicant presentation, public testimony on the proposal, and approved the project. G. An appeal letter was submitted on September 16, 2004, requesting an appeal of the Planning Commission's decision. H. A public hearing was duly noticed for the City Council meeting of November 23, 2004, which was held at 6:00 p.m. in the City Hall Council Chambers 23920 Valencia Boulevard, Santa Clarita, CA. At this meeting, the Council conducted the public hearing, received the staff presentation, took testimony from the public and the applicant, closed the public hearing, discussed the proposed project, and directed staff to return on December 14, 2004 with a consent calendar item consisting of a resolution denying the appeal and affirming the decision of the Planning Commission. I. Public participation and notification requirements pursuant to Sections 65090 and 65854 of the Government Code of the State of California were duly followed. CALIFORNIA ENVIRONMENTAL OUALITY ACT FINDINGS. The City Council has considered the proposed Negative Declaration and based upon the findings set forth below, hereby finds that the Negative Declaration for this project has been prepared in compliance with CEQA: A. An Initial Study and a Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA); B. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received, if any, have been considered. The Negative Declaration was posted and advertised on August 17, 2004, in accordance with CEQA. The public review period was open from August 17, 2004, through September 7, 2004; C. There is no substantial evidence that the project will have a significant effect on the environment. The Negative Declaration reflects the independent judgment of the City of Santa Clarita; D. The location of the documents and other material which constitutes the record of proceedings upon which the decision of the Planning Commission is the Master Case 03-409 project file within the Planning and Economic Development Department and is in the custody of the Director of Planning and Economic Development; and E. The City Council, based upon the findings set forth above, found that the Negative Declaration for this project was been prepared in compliance with CEQA. Resolution No. 04-139 Page 3 CONDITIONAL USE PERMIT FINDINGS. In making its determination regarding the conditional use permit application, the City Council has considered certain principles and standards, and finds and determines as follows: A. With the attached conditions of approval, the proposed car wash 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 because the car wash will be developed in accordance with all applicable development standards and agency requirements. The proposed project implements General Plan Land Use Element Goal 2.2 to "promote the development of service and neighborhood commercial activities to meet existing and future needs. These centers must be non - intrusive, sensitive to surrounding residential land uses, and should be located adjacent to arterial roadways;" B. That the proposed car wash facility complies with the existing Community Commercial zoning designation, and meets the goals and policies of the General Plan. The car wash will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, buildings and structures, or natural resources, with consideration given to; 1. Harmony in scale, bulk, coverage, and density because the car wash building's height and architecture will be similar to that of other adjacent structures along the Soledad Canyon Road frontage; 2. The availability of public facilities, services, and utilities because all necessary services and utilities will be provided as part of the project implementation; 3. The harmful effect, if any, on desirable neighborhood character because the car wash building and use will not change the character of the local communities and it will compliment adjacent local retail and restaurant services provided to local residents; 4. The generation of traffic and the capacity and physical character of surrounding streets because the car wash will provide all required parking spaces on-site and the vehicle trips anticipated for Soledad Canyon Road from use of the car wash are consistent with traffic generation numbers and patterns for a General Plan Major Highway. 5. The suitability of the site for the type and intensity of use or development which is proposed meets all the development standards within the Unified Development Code. In addition, the project meets the goals and policies of the City's General Plan; and 6. The harmful effect, if any, upon environmental quality and natural resources because the car wash will be developed in a manner to create a sensitive interface with the surrounding resources and will not have a negative impact on the environment. Resolution No. 04-139 Page 4 C. That the proposed location and general operating characteristics of the car wash will not conflict with neighboring uses and the conditions under which it would be operated or maintained, will not be detrimental to the public health, safety or welfare, or be materially injurious to properties or improvements in the vicinity because it will be designed and developed in a manner consistent with the requirements and the type of uses within the vicinity; and D. That the car wash and all of its design features will comply with all applicable provisions of the Unified Development Code, as conditioned. HILLSIDE REVIEW FINDINGS. In making its determination regarding the hillside review application, the City Council has considered certain principles and standards, and finds and determines as follows: A. That natural topographic features and appearances are being conserved as minimal disturbance to the hillside is being proposed and landform grading will be required to blend any required drainage benches into the natural topography; and B. Significant, natural, topographic prominent features will be retained to the maximum extent possible as minimal grading and disturbance is proposed to the hillside portion of the property; and C. The hillside will be landscaped to the satisfaction of the Director of Planning and Economic Development to maximize positive impacts of site design, grading, landscape architecture and architecture; and D. The proposed car wash facility does not propose any development or grading on the ridge of the project site, and thus, adverse impacts of development are avoided; and E. Through landscape design and minimal grading and disturbance to the hillside, essential natural characteristics of the property such as landforms, vegetation, hydrologic features and scenic qualities are maintained; and F. The integrity of off-site and on-site views on this hillside property are maintained through site landscaping design and through minimal grading and disturbance to the hillside portion of the project site. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Santa Clarita, California, as follows: SECTION 1. The City Council hereby approves Master Case 03-409 consisting of Conditional Use Permit 03-021, Hillside Review 04-002, Development Review 03-030, and adopts a Negative Declaration for the construction and operation of a full service car wash, office, retail, and vacuuming and drying off areas, subject to the attached conditions of approval (Exhibit A). Resolution No. 04-139 Page 5 SECTION 2. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 14'h day of December, 2004. /,�/ I!�0 Fop,wl VA -• ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 14`6 day of December, 2004, by the following vote: AYES: COUNCILMEMBERS: Ferry, McLean, Smyth, Weste, Kellar NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES CITY OF SANTA CLARITA ) CERTIFICATION OF CITY COUNCIL RESOLUTION I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true and correct copy of the original Resolution No. 04-139, adopted by the City Council of the City of Santa Clarita, California on December 14, 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 RV Susan Coffman Deputy City Clerk EXHIBIT A MASTER CASE 03-409 CONDITIONAL USE PERMIT 03-021 HILLSIDE REVIEW 04-002 DEVELOPMENT REVIEW 03-030 FINAL CONDITIONS OF APPROVAL GENERAL CONDITIONS GC 1. The approval of the conditional use permit and related entitlements shall expire two years from the date of conditional approval unless said permit is activated and utilized. GC2. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul the approval of this Subdivision by the City, which action is provided for in Government Code Section 66499.37. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the City fails to cooperate fully in the "— defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both the following occur: 1) The City bears its own attorney's fees and costs; and, 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. GC3. At any point in the development process, a stop -work order shall be considered in effect upon the discovery of any historic or prehistoric artifacts and/or remains, at which time the City shall be notified. The applicant shall hire a qualified consultant that the Director of Planning & Building Services approves to study the site and recommend a course of action, to the satisfaction of the Director of Planning & Building Services. GC4. In lieu of establishing the final specific locations of structures on each lot at this time, the owner, at the time of issuance of building permits, agrees to develop the property in conformance with the City's Unified Development Code and other appropriate ordinances, including but not limited to the Building Code, Plumbing Code, Grading Ordinance, Highway Permit Ordinance, Mechanical Code, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may be imposed pursuant to such codes and ordinances in accordance with vested rights as provided for in the Government Code. GCS. A grading permit shall be required for any and all grading to occur for the purpose of this project. Exhibit A Resolution 04 - Master Case 03-409 Page 2 of 10 GC6. 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. GC7. 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. GCB. The applicant shall accept the Storm Drainage Fee established by the City of Santa Clarita required by Government Code Section 66018 and City Ordinance No. 94-7, establishing storm drainage activity of the City as a utility enterprise. PLANNING PLl. According to the engineered plans that the applicant submitted, the average cross slope of the property is 25.90%. Per the City's Hillside Development Requirement, the applicant is limited to a maximum lot coverage/floor area ratio of 15% (16,270 square feet). This includes, buildings, canopies, patio covers, wash tunnels, etc. PL2. The applicant shall provide seven parking spaces and/or one 9' x 18' space for every 250 square feet of retail and office building area. Wheel stops shall be used and shall accommodate a two -foot overhang. PL3. Trash enclosure location and access shall be designed to the satisfaction of the Director of Planning and Building Services. Such access shall be conveniently located and cause a minimum number of parking spaces to be blocked while a refuse truck is present. PL4. Prior to obtaining grading plan approval, the applicant shall submit a complete lot line adjustment application. Prior to obtaining a grading permit, the applicant shall complete a lot line adjustment so that the entire project is on one parcel. PLS. Car Wash Development Standards: ❑ The wash rack and any other enclosed work space shall be constructed and arranged so that entrances, exits and openings therein shall not face any property in any residential zone, or shall be adequately screened and noise buffered from the residential zone. 0 There shall be no more than one driveway on the project site. Exhibit A Resolution 04 - Master Case 03-409 Page 3 of 10 ❑ Except for self-service car washes, a queue waiting area for incoming cars of not less than 2,000 square feet shall be provided. An area beyond the exit end of the washing equipment of not less than 3,000 square feet shall be provided for the hand finishing of the washing process. ❑ Wash and rinse water shall be fully reclaimed and recirculated at full service car washes. Additional non -reclaimed water required to account for losses due to evaporation, water carried out on vehicles as a result of their having been washed, and similar losses is permitted. The reclamation and recirculation system shall be designed by a professional engineer registered in the State of California to practice in the field of mechanical engineering. ❑ Provisions shall be made to prevent area water from the site from flowing over any public sidewalk. ❑ Public restrooms shall be provided. PL6. Ten percent of the site area shall be landscaped prior to obtaining a certificate of occupancy. Five percent of the gross area of the parking lot shall be landscaped, including a minimum of one fifteen gallon tree per each four spaces. PL7. No project signage is being reviewed with this submittal. The applicant shall submit for a separate Sign Review permit entitlement application at a later date. PL8. The site's architecture, elevations, colors, and materials shall be developed as approved by the Planning Commission. Any changes to the above shall be subject to the approval of the Planning Commission. PL9. Construction and operations of the project site shall be in compliance with the City's noise ordinance. PL10. Once installed, site landscaping shall be routinely maintained in good order and free of weeds, debris and overgrown vegetation. PLl L The applicant shall provide bicycle racks and outdoor benches for employee use. PL12. The applicant shall underground utilities as required by the Department of Engineering Services and/or Southern California Edison. PL13. The applicant shall provide handicapped access from the parking areas to all buildings to the satisfaction of the Building Official. PL14. Prior to obtaining a certificate of occupancy, the applicant shall be placed on a Planning Commission agenda to make a presentation describing the project's final landscape plans. BUILDING AND SAFETY Exhibit A Resolution 04 - Master Case 03-409 Page 4 of 10 BSI. All structures shall comply with the current detailed requirements of the following: ❑ 2001 California Building, Mechanical, Electrical and Plumbing Codes, ❑ 2001 California energy code with AB970 Amendments to Title 24, and ❑ 2002 City of Santa Clarita amendments to the California codes. A copy of the City amendments is available at the Building and Safety public counter and at www.santa-clarita.com. BS2. The applicant shall complete a soils and geology report for the project. Three sets of the report shall be formally submitted to the Engineering Division for review and approval. One copy of the report shall be submitted to Building and Safety for review at the time of plan submittal for building permits. BS3. Prior to issuance of building permits: ❑ Rough grading and/or recompaction (if proposed) must be completed ❑ 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. BS4. The project shall fully comply with the disabled access requirements as specified in Chapter I IB of the California Building Code. BSS. The property is located within 1000 feet of a natural hillside brush area and shall comply with the City's Fire Hazard Zone Ordinance. BS6. Prior to issuance of building permits, additional clearances from agencies not present at this DRC will be required from: ❑ William S. Hart School District and appropriate elementary school district, ❑ Castaic Lake Water Agency, ❑ L. A. County Sanitation District, ❑ L. A. County Environmental Services (Health Dept.), and ❑ L. A. Co. Environmental Programs (Industrial Waste). An agency referral list is available at the Building and Safety public counter. BS7. At the time of application for a building permit, the applicant shall submit two complete sets of the following construction documents for plan review: architectural, structural, mechanical, electrical and plumbing plans, structural and energy calculations, soil report, truss drawings and calcs, etc., and a single copy of the current tax assessor's map. BSB. The City of Santa Clarita has begun scanning plans for permanent storage. To facilitate that effort, the applicant shall incorporate the following data/features into the plans submitted to Building and Safety for construction permits: ❑ Located in the lower right hand comer of each sheet of the drawing shall be the Exhibit A Resolution 04 - Master Case 03-409 Page 5 of 10 Permit Number, Sheet Title, and the Sheet Number as follows: (The sheet number total is the total in the appropriate trades.) ❑ A copy of the Planning Conditions shall be incorporated into the plans as a full size sheet. ❑ The Truss drawings shall be incorporated into the plans as a full size sheet for approval. The standard booklet is acceptable until the plans are ready for approval. ❑ ICBO and other outside agency reports shall also be incorporated into the plans as a fall size sheet for approval. 8-1/2" by 11' stapled to the plans will no longer be accepted for a permit. ❑ The Recommendation Section of the Soils Report shall be incorporated into the plans on full size sheets. ENVIRONMENTAL SERVICES ES 1. Prior to issuance of any precise grading or building permits, the applicant shall prepare an Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate best management practices into the design of the project subject to the review and approval by the Director of Field Services. ES2. Prior to the issuance of grading permits, the applicant shall submit a Notice of Intent and Stormwater Pollution Prevention Plan (SWPPP) to the City of Santa Clarita Environmental Services Division. ES3. All trash enclosures should be consistent with the surrounding architecture, be located to provide convenient pedestrian and collection vehicle access, be consistent with City specifications and have a solid roof. ES4. The applicant is responsible for determining the appropriate number of trash containers needed to accommodate waste generated from the project. In the event that the proposed amount is insufficient, the applicant will increase the number of trash receptacles and enclosures without reducing the project's overall landscaping and/or parking totals. ESS. The applicant shall recycle this site's construction and demolition debris. PARKS AND RECREATION PRI. Prior to the issuance of grading permit, the applicant is to provide final landscape and irrigation plans for review and approval of the Director of Planning and Building Services. Additionally, a Los Angeles County Fire Department fuel modification application is required prior to obtaining building permits. Include a copy of the site lighting plan. Exhibit A Resolution 04 - Master Case 03-409 Page 6 of 10 ❑ All parking spaces are required to have 1-24" box tree per 4 stalls, with 36" box trees required in planters at the ends of parking aisles. Tree spacing and species used within parking lot areas need to provide 50% canopy coverage within 5 years of planting. ❑ All trash enclosures, buildings, mechanical devices and vault boxes shall be screened with mature landscape including trees, 15 -gallon shrubs, vines, etc. ❑ All frontage landscapes are to be planted with a mixture of 24", 36", 48" and 60" box trees. ❑ Headlight hedges may be required at some locations. All headlight hedges are to be a full 36" tall at time of final inspection. PR2. As part of this project's approved landscape plan, the project shall incorporate a landscaped berm in the planter fronting the project on Soledad Canyon Road to the satisfaction of the Directors of Planning and Building Services and Parks, Recreation and Community Services. PR3. The applicant must provide at least a 3' landscape buffer between any structures and the property line. PR4. All graded slopes 5' and greater are to be jute netted and landscaped per the City's UDC, which includes 1 tree per 150 square foot and 1 shrub per 100 square foot. PR5. The applicant shall provide a handicap accessible, shaded outdoor employee break area which includes tables, benches, trash containers, walking paths, and bike racks. PR6. 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. PR7. Trees planted within the City Right Of Way will be subject to City Ordinance 90-15. GENERAL EN 1. At issuance of permits or other grants of approval, the applicant agrees to develop the property in accordance with City codes and other appropriate ordinances such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance, Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code. EN2. Prior to issuance of building permits, the applicant shall file with the County Recorder, a Certificate of Compliance for Lot Line Adjustment encompassing all parcels within the Exhibit A Resolution 04 - Master Case 03-409 Page 7 of 10 boundaries of this project. Prior to being filed with the County Recorder, the Lot Line Adjustment shall be reviewed and approved the City Engineer. EN3. Prior to issuance of building permits, the applicant is tentatively required to grant easements, subject to review by the City Engineer to determine the final locations and requirements. All easements shall be dedicated by separate document. STREET IMPROVEMENTS All streets shall be designed in accordance with the City's street design criteria, and constructed prior to occupancy. EN4. Prior to issuance of building permits, the applicant shall file with the County Recorder a reciprocal access and maintenance agreement, and a reciprocal access easement for the driveway on the southerly side of the project. Prior to being filed with the County Recorder, the documents shall be reviewed and approved the City Engineer. ENS. Prior to issuance of building permits, the applicant may be required to file with the County Recorder a Road Easement or Sidewalk Easement sufficient to encompass the public sidewalks along the frontage of the project site, including those installed with drive approaches per the current City standard APWA 110-1, type C or equivalent. EN6. Prior to issuance of building permits, the applicant shall dedicate additional right-of-way by separate document: 58 feet from centerline on Soledad Canyon Road. EN7. Prior to issuance of building permits, the applicant shall dedicate the right to restrict direct vehicular ingress and egress on all streets having a projected volume of 2000 vehicle trips per day and within 100 feet of any secondary or major highway by separate document. EN8. Prior to issuance of building permits, the applicant shall dedicate the following required street right-of-ways, and prior to occupancy construct the following required street improvements: EN9. Prior to street plan approval, the applicant shall contact the City's Department of Field Services, Urban Forestry Division for street tree location, species, and approved method of installation and irrigation. EN10. Prior to occupancy, the applicant shall construct all driveway approaches per the current City standard APWA 110-1, type C or equivalent, using a modified commercial driveway design that will provide a street/drive approach transition with a maximum algebraic Side Land - R/W Curb Base & Street Street walk scaped Street Name Width & Paving Lights Trees Media Gutter Wmin) n Soledad 58' X X X X X X Canyon Road from cl EN9. Prior to street plan approval, the applicant shall contact the City's Department of Field Services, Urban Forestry Division for street tree location, species, and approved method of installation and irrigation. EN10. Prior to occupancy, the applicant shall construct all driveway approaches per the current City standard APWA 110-1, type C or equivalent, using a modified commercial driveway design that will provide a street/drive approach transition with a maximum algebraic Exhibit A Resolution 04 - Master Case 03-409 Page 8 of 10 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. ENI 1. Prior to 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. EN12. Prior to any construction, trenching or grading within the City's street right-of-way, the applicant shall obtain encroachment permits from the Engineering Division. TRAFFIC REQUIREMENTS EN13. Adequate sight visibility is required at allproject 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. EN14. All project driveways 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. EN15. Minimum width of all interior drive aisles shall be 26 feet and shall be shown on all applicable plans prior to issuance of first building permit. EN16. 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. ENIT The location, width and depth of all project driveways shall conform to the approved site plan. This shall be shown on all applicable plans prior to issuance of first building permit. No additional driveways shall be permitted. EN18. Access at all project driveways along Soledad Canyon Road shall be limited to right- in/right-out only. This shall be shown on all applicable plans prior to issuance of first building permit. SEWER REQUIREMENTS EN19. Prior to issuance of building permits, the applicant shall dedicate all necessary sewer easements and the sewer plans shall be approved by the City Engineer and bonded. GRADING, DRAINAGE & GEOLOGY EN20. Prior to issuance of building permits, the applicant shall dedicate by separate documents easements required for street drainage or slopes, and prior to occupancy construct required drainage improvements. Exhibit A Resolution 04 - Master Case 03-409 Page 9 of 10 EN21. Prior to issuance of building permits, the applicant shall submit a grading plan consistent with the approved site plan, to the satisfaction of the City Engineer. The grading plan shall be based on a detailed engineering geotechnical report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations, and also conforms to the conditions of approval. FEES AND MISCELLANEOUS EN22. Prior to issuance of building permits, the applicant shall pay the applicable Bridge and Thoroughfare Benefit District Fee to implement the highway element of the General Plan, as a means of mitigating the traffic impact of this subdivision. Factors for development units are as follows: Commercial = Gross acres x 5.0 x district rate The project is in the: [X] Bouquet Canyon Bridge and Thoroughfare District [ ] Eastside Bridge and Thoroughfare District [ ] Via Princessa Bridge and Thoroughfare District [ ] Valencia Bridge and Thoroughfare District The fee is subject to change and is based on the rate at the time of payment. EN23. Prior to issuance of building permits, the project shall be annexed to an existing Streetlight Maintenance District, or a new District shall be formed, to finance the cost of annual streetlight maintenance. EN24. All construction plans and activities must be in compliance with the provisions of the storm water permit and associated Standard Urban Storm water Mitigation Plan (SUSMP) as required by the National Pollution Discharge Elimination System (NPDES), including all applicable Best Management Practices (BMPs), both permanent and construction -related. The permanent BMPs shall be in place prior to acceptance of the associated improvements. Construction -related BMPs shall be on the SUSMP plan and shall be in place during all phases of the construction. TRANSIT TRI. At this time the Transit Impact Fee does not apply to commercial/industrial developments. The applicant is advised that the fee is currently under revision and may apply in the future. Fees in place at the time of building permit issuance shall be paid. FIRE DEPARTMENT -- FD 1. Prior to the issuance building permits, the applicant shall comply with all Los Angeles County Fire Department regulations. Exhibit A Resolution 04 - Master Case 03-409 Page 10 of 10 FD2. A fire flow of 3,000 G. P. M. will be required. LANDSCAPE MAINTENANCE DISTRICT LMD 1. Prior to the issuance of permits or recordation of a map, the property must be annexed into the City's Landscape Maintenance District (LMD) for the maintenance of medians and streetscapes within the City. The property shall annex at the standard rate based on the zoning/usage of the property. S:\PBS\CURRENP!2003\03-146 (CUP-)\conditions.doc