HomeMy WebLinkAbout2005-04-12 - AGENDA REPORTS - RIVERPARK PROJ (2)UNFINISHED BUSINESS
Agenda Item: ' 3
CITY OF SANTA CLARITA
AGENDA REPORT
City Manager Approval:
Item to be presented by:
DATE: April 12, 2005
SUBJECT: RIVERPARK DEVELOPMENT PROJECT
DEPARTMENT: Planning and Economic Development
RECOMMENDED ACTION
Certify the Final Environmental Impact Report prepared for the Riverpark project through the
adoption of a Resolution, which includes the CEQA Environmental Findings and the Statement
of Overriding Considerations.
Adopt a Resolution (including the Final Conditions of Approval) that approves General Plan
Amendment 02-002, Vesting Tentative Tract Map 53425, Conditional Use Permit 02-009,
Hillside Review 02-003, Oak Tree Permit 02-025, and Adjustment 02-010.
Introduce and pass to second reading an ordinance that approves Zone Change 02-002.
BACKGROUND
At its meeting of March 22, 2005, the City Council closed the public hearing on the Riverpark
project and directed staff to prepare the April 2005 Final EIR (inclusive of Responses to
Comments received after December 1, 2004) and return to the April 12, 2005 City Council
meeting with a CEQA resolution certifying the Final EIR, a project approval resolution and a
zone change ordinance for the City Council's consideration.
As indicated above, the public hearing on the project is closed. The Council can take testimony
from the public at this meeting; however this testimony should be directed specifically at the
contents of the CEQA resolution, project approval resolutions and/or the ordinance.
Finally, the City Council during its hearings on the project made several significant changes to
the project and the proposed conditions of approval. The applicant has prepared a revised
Continued To:��°�-*a� oS
Vesting Tentative Tract Map which reflects the changes to the site plan. Additionally, pursuant
to the City Council's direction, the following conditions have been added to the Riverpark
project's Final Conditions of Approval.
CCI. Santa Clarita Parkway shall be constructed with two vehicle lanes, graded to its full
right-of-way width as shown on the VTTM with the four potential future lanes
landscaped until warranted in the future.
CC2. The applicant shall install two water guzzlers along the Santa Clara River for wildlife
enhancement to the, satisfaction of the Director of Planning and Economic Development.
CC3. The applicant shall enhance the Pipeline corridor under the Newhall Ranch Road Bridge
for its potential use for on-site wildlife mobility to the satisfaction of the Director of
Planning and Economic Development.
CC4. Upon completion of the project, no residential or commercial lots shall be located within
a flood hazard as defined by the FEMA/FIRM maps, as updated by an approved Letter of
Map Revision for the Riverpark project.
CC5. The applicant shall construct a water feature, not to exceed a cost of $10,000.00, at the
trailhead located on Newhall Ranch Road to the satisfaction of the Director of Parks,
Recreation, and Community Services.
CC6. The applicant shall reimburse the City of Santa Clarita for costs associated with the hiring
of an environmental monitor (expected to be Wildan Consultants) to oversee and review
the regular updates to the Mitigation Monitoring and Reporting Program prepared by the
project's environmental consultant (Impact Sciences).
CC7. All lighting, including lighting near the Santa Clara River corridor, be directed down,
back shielded, or fully hooded.
CC8. Final colored elevations of the residential units, and the final site plan (including
setbacks) shall be reviewed and approved by the Planning Commission prior to issuance
of a building permit. The applicant shall provide articulated facades for all building
elevations that can be seen from public streets. The applicant shall utilize colors that are
natural to the environment and should include architectural features such as porch/entry
ways, enhanced window treatments, and building massing on all visible sides. The front
yard setbacks are approved for 16 feet on traditional garage facing street designs, so long
as 95% to 100% of the garages on these lots are set back a minimum of 5 feet from the
front elevation. All driveways shall be 20 feet long.
CC9. The applicant shall grade the full right-of-way for the Cross Valley Connector (CVC)
from Bouquet Canyon Road to the Newhall Ranch Road/Golden Valley Road Bridge over
the Santa Clara River prior to occupancy of the 500th unit. The grading for this portion
of the CVC shall be to certified subgrade and will also include the construction of the
bridge over the Los Angeles Department of Water and Power Aqueduct.
CC10. The applicant shall dedicate the full right-of-way width for Newhall Ranch Road,
including the Newhall Ranch Road/Golden Valley Road bridge, and Golden Valley Road
upon recordation of the first map.
CCII. The applicant, in consideration of the approval of the project, shall develop a
comprehensive funding program, subject to the approval of the Director of Building and
Engineering for the construction of the full width of roadway and bridge improvements
for Newhall Ranch Road from Bouquet Canyon Road to the Soledad Canyon Road
flyover (presently being constructed). The funding program for the construction of this
roadway shall be consistent with the project approval and shall be in place no later than
the date that the City has completed the design for the Newhall Ranch Road/Golden
Valley Road Bridge over the Santa Clara River and is ready to bid the project. The
Director of Building and Engineering may modify the project's occupancy restriction
upward, based upon the fact that the applicant has increased the contribution towards this
roadway beyond the project's required Bridge and Thoroughfare fee. The City
acknowledges that the program may include various funding sources, including but not
limited to, Federal grants and/or programs, State grants and/or programs, local financing
programs, developer impact fees, and reimbursement agreements. The City also agrees to
utilize all fees collected from approved development within the City's Bouquet Canyon
Bridge and Thoroughfare District for this roadway until such time that it is completed.
CC12. The applicant shall comply with the requirements of the attached letter of agreement
(Exhibit No 1) between the applicant and Ms. Karen Pearson.
CC13. The applicant has agreed to donate to the City of Santa Clarita 24.27 acres of the North
Valencia 2 Upland Purchase Area (61.1 acres) as defined by the North Valencia 2
Development Agreement. This donation shall occur prior to the Riverpark project's first
occupancy.
CC14. The applicant has agreed to donate to the City of Santa Clarita 2.6 acres of land as shown
on the Riverpark On and Off -Site Land Dedications Exhibit (Attachment C of the
Project Resolution) located at the corner of Newhall Ranch Road and Grandview Drive.
This donation shall occur prior to the Riverpark project's first occupancy.
CC15. The applicant has agreed to donate to the City of Santa Clarita approximately 141 acres of
the Round Mountain Property as shown on the Riverpark On- and Off -Site Land
Dedication (Attachment C of the Project Resolution) and provide an access easement to
Anza Drive where existing utilities are located. Furthermore, the donation of this
property includes the preservation in perpetuity of 37 acres of the Santa Clara River
Significant Ecological Area (SEA). The City hereby acknowledges that the donation of
this property will be subject to a Creek Conservation Easement granted by Newhall Land
to the California Department of Fish and Game and the Newhall Land or its assignee will
retain all water and mineral rights lying under this property and that Newhall Land or its
assignee will receive blanket easements for accessing, constructing and maintaining
utilities, infrastructure and landscaping located on this property. This donation shall
occur prior to the Riverpark project's first occupancy.
CC 16. The applicant has agreed to donate to the City of Santa Clarita approximately 150 acres of
the South Fork Santa Clara River property as shown on the On- and Off -Site Land
Dedications (Attachment C of the Project Resolution). The City hereby acknowledges
that the donation of this property will be subject to a Creek Conservation Easement
granted by Newhall Land to the California Department of Fish and Game and Newhall
Land or its assignee will retain all water and mineral rights lying under this property and
that Newhall Land or its assignee will receive blanket easements for accessing,
constructing and maintaining utilities, infrastructure and landscaping located on this
property. This donation shall occur prior to the Riverpark project's first occupancy.
CC17. The applicant has agreed to contribute $75,000 to the City of Santa Clarita to be used for
facility improvements at the City's Central Park to the satisfaction of the Director of
Parks, Recreation, and Community Services. This contribution shall occur prior to the
recordation of the first map.
CC18. The applicant has agreed to repair the portion of the San Francisquito Creek trail
damaged during the January 2005 storms located within the North Valencia 2 project
area. This portion of the trail was not protected by bank stabilization when it was initially
constructed. The reconstruction of this portion of the trail shall include flood protection
and shall be completed in a timely manner to the satisfaction of the Director of Parks,
Recreation and Community Services.
CC19. The applicant has agreed to contribute $30,000 to the City of Santa Clarita/Saugus Action
Committee for a Saugus Community monument sign and landscaping located on a
triangular parcel of land located on Bouquet Canyon Road north of the Riverpark project
site. This contribution shall occur prior to the recordation of the first map.
CC20. The applicant has agreed to contribute $70,000 to the City of Santa Clarita to be used for
the creation of a memorial at the City's Central Park. This contribution shall occur prior
to the recordation of the first map.
CC21. The applicant has agreed to contribute $15,000 to Saugus High School for various
improvements to the school. This contribution shall occur prior to the recordation of the
first map.
CC22. The applicant has agreed to contribute $15,000 to Pleasantview Industries (a non-profit
corporation employing physically and mentally handicapped adults) for various
improvements to their building. This contribution shall occur prior to recordation of the
first map.
CC23. The applicant shall widen the sidewalk in front of Planning Area D from 5 feet to 9 feet.
ALTERNATIVE ACTIONS
Other action as determined by the Council.
FISCAL IMPACT
Based on 1,089 dwelling units, in addition to providing the right-of-way for this unfunded link,
the project would provide the following:
Cost Breakdown Based on 2003 Estimates
Cross Valley Connector
(Bouquet to Soledad Flyover)
6 Lane Road / 4 Lane Bridge
* ROW acquisition cost expected to be higher — based upon 2000 estimate and based upon past
ROW acquisition on similar projects being higher than estimated.
**B&T obligation cited above is based upon 1,089 residential units and a one -acre commercial
site
ATTACHMENTS
Entitlement Resolution (includes Conditions of Approval (Attachment A), Vesting Tentative
Tract Map (Attachment B), On- and Off-site Land Dedications (Attachment C), and General Plan
Amendment Map (Attachment D))
Environmental Project Resolution (includes Finding Required By CEQA (Exhibit A), Final EIR
and Mitigation Monitoring and Reporting Program (Exhibit B), On- and Off-site Land
Dedications (Exhibit C))
Zone Change Ordinance (includes Zone Change Map (Exhibit A))
No Riverpazk
With Riverpazk
Design
$ 3,000,000
$ 3,000,000
*ROW Acquisition
$ 10,000,000
$ 0
Construction
$ 26,500,000
$ 26,500,000
Contingency /Overhead
$ 10,000,000
$ 10,000,000
Subtotal
$ 49,500,000
$ 39,500,000
** B&T Contribution
N/A
- $ 12,741,201
Total
$ 49,500,000
$ 26,758,800
* ROW acquisition cost expected to be higher — based upon 2000 estimate and based upon past
ROW acquisition on similar projects being higher than estimated.
**B&T obligation cited above is based upon 1,089 residential units and a one -acre commercial
site
ATTACHMENTS
Entitlement Resolution (includes Conditions of Approval (Attachment A), Vesting Tentative
Tract Map (Attachment B), On- and Off-site Land Dedications (Attachment C), and General Plan
Amendment Map (Attachment D))
Environmental Project Resolution (includes Finding Required By CEQA (Exhibit A), Final EIR
and Mitigation Monitoring and Reporting Program (Exhibit B), On- and Off-site Land
Dedications (Exhibit C))
Zone Change Ordinance (includes Zone Change Map (Exhibit A))
Master Case 02-175
Resolution 05 --
April 12, 2005
Page 108 of 109
EXHIBIT B
FINAL EIR AND
MITIGATION MONITORING AND REPORTING PROGRAM
Master Case 02-175
Resolution 05 -
April 12, 2005
Page 109 of 109
EXHIBIT C
ON- AND OFF-SITE LAND DEDICATIONS
lk
I"
KN6KTO)11100Bic IW1
Master Case 02-175
General Plan Amendment 02-002, Zone Change 02-002, Oak Tree Permit 02-025,
Conditional Use Permit 02-009, Hillside Review 02-003, & Adjustment 02-010
FINAL CITY COUNCIL CONDITIONS OF APPROVAL
General
GC1. The approval of Tentative Tract Map 53425 and the associated entitlements shall expire
two years from the date of conditional approval unless modified with an approved
development agreement.
GC2. The subdivider may file for an extension of the conditionally approved Map prior to the
date of expiration for a period of time not to exceed one year. If such an extension is
requested, it must be filed no later than 60 days prior to expiration. Subsequent
extensions may be requested and could be granted as provided by law or as provided for
in an approved development agreement.
GC3. The applicant shall be responsible for notifying the Director of Planning and Economic
Development in writing of any change in ownership or designation of a new engineer
within 30 days of said change.
GC4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its
agents, officers, and employees from any claim, action, or proceeding against the City or
its agents, officers, or employees to attack, set aside, void, or annul the approval of this
Subdivision by the City, which action is provided for in Government Code Section
66499.37. 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.
GCS. Details shown on Tentative Tract Map 53425 are not necessarily approved. Any details
which are inconsistent with the requirements of ordinances, general conditions of
approval, or City policies and not modified by this permit must be specifically approved.
GC6. In lieu of establishing the final specific locations of structures on each lot at this time, the
owner, at the time of issuance of building permits, agrees to develop the property in
conformance with the City Code, approved variances, and other appropriate ordinances,
including but not limited to the Building Code, Plumbing Code, Grading Ordinance,
Master Case 02-175
April 12, 2005
Page 2 of 37
Highway Permit Ordinance, Mechanical Code, Unified Development Code, Oak Tree
Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste
Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may
be imposed pursuant to such codes and ordinances in accordance with vested rights as
provided for in the Government Code.
GC7. A grading permit shall be required for any and all grading to occur for the purpose of this
project.
GC8. This grant shall not be effective for any purpose until the permittee and the owner of the
property involved (if other than the permittee) have filed with the Director of Planning
and Building Services, their affidavit stating that they are aware of, and agree to accept,
all of the conditions of this grant.
GC9. 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.
GC10. Individual developments associated with the proposed project may require a Districts'
permit for Industrial Wastewater Discharge. Project developers should contact the
Sanitation Districts' Industrial Waste Section in order to reach a determination on this
matter. If this permit is necessary, project developers shall forward a copy of final plans
for proposed development(s) to the Districts for review and approval prior to the issuance
of building permits.
GC11. 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.
GC12. The applicant shall provide a disclosure statement on the title report of each residential
property informing all future homeowners of all known geological hazards.
GC13. The applicant shall dedicate to the Santa Clarita Valley Historical Society any and all
artifact recovered from CA -LAN -3043.
Master Case 02-175
April 12, 2005
Page 3 of 37
Planning Division
PLL All Final Maps shall be developed in substantial conformance with Vesting Tentative
Tract Map 53425 as approved by the City Council.
PL2. 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.
PL3. All requirements of the Unified Development Code and of the specific zoning of the
subject property shall be complied with unless set forth in the permit and/or shown on the
tentative map.
PLA. All mitigation measures identified in the certified environmental impact report and
Mitigation Monitoring and Reporting Program (MMRP) for the project shall be complied
with to the satisfaction of Director of Planning and Building Services. Prior to obtaining
a grading permit the City shall hire, at the applicant's cost, a mitigation monitoring
consultant to ensure all mitigation measures are completed in accordance with the project
approval.
PL5. No signage is approved at this time. The applicant shall obtain Planning Division
approval for any signage proposed for the project prior to its placement on the
buildings/property.
PL6. Street sections shall be consistent with the approved vesting tentative tract map.
PL7. The project's manufactured slopes shall be landscaped to the satisfaction of the Director
of Planning and Economic Development.
PL8. Disclosure information identifying transition lot data shall be recorded within the title
report(s) for affected properties. A property whose grading plan identifies a cut and fill
daylight line that travels through the building pad area, and properties where a transition
lot has been over -excavated to relocate a cut and fill daylight line, are both considered
"affected properties." The data to be recorded shall consist of text identifying the parcel
as a transition lot, and a map identifying the location of the existing cut and fill daylight
line, or the prior location and relocated cut and fill daylight line, whichever is
appropriate.
PL9. All cut and fill slopes shall be planted and irrigated to the satisfaction of the Director of
Planning and Economic Development unless otherwise specified. Any irrigated slope
shall include the installation of an automatic irrigation system to prevent erosion. All cut
or fill slopes exceeding five feet vertical height shall be planted with adequate plant
Master Case 02-175
April 12, 2005
Page 4 of 37
material to protect the slope against erosion. Planting shall be in the ratio of at least one
shrub per 100 square feet of natural slope area and one tree per 150 square feet of actual
slope area, with ground cover to completely cover the slope within six months from
planting. All plants shall be drought resistant and shrubs shall be a minimum one gallon
size, unless hydroseeded. Slopes less than five feet in height shall be planted with ground
cover to cover the slopes completely within six months of planting. Landscaping
requirements for manufactured slopes adjacent to the Santa Clara River shall be per the
requirements of the Mitigation Monitoring and Reporting Program.
PL10. The permanent reservation of all commonly -owned areas is required. Such reservation
shall be accomplished through the establishment of a homeowner's association.
PL11. The location of the fire flow check valve, Edison transformers and other types of objects
that can be seen from the street shall be indicated on the final site plan. Planning approval
is required for the location and screening of these objects.
PL12. All commonly owned areas shall be recorded as such and shall be maintained by the
project's Homeowner Association unless maintained by LMD.
PL13. Street trees shall be planted within the street right of way. One tree per residential unit
shall be planted within the required front yard setback.
PL14. Prior to the issuance of any building permits, the applicant shall provide and obtain
approval of final landscape and irrigation plans to the satisfaction of the Director of
Planning and Economic Development.
PL15. Prior to the issuance of rough grading permits, the applicant shall provide preliminary
landscape plans that include the HOA areas for the review and approval of the Director of
Planning and Economic Development.
PL16. Prior to the issuance of the first Certificate of Occupancy, a homeowner's association, or
property owners association (where applicable) shall be formed to have responsibility and
authority of all maintenance, including but not limited to landscaping, slopes, irrigation,
drainage devices and trees in common areas.
PL17. The applicant shall provide a passive, outdoor employee recreation area for the
commercial lot. This passive, outdoor employee recreation area shall include: picnic
tables, minimum of two 36" box shade trees, bike racks for shoppers, bike lockers for
employees, benches and trash receptacles to the satisfaction of the Director of Planning
and Economic Development.
PL18. The applicant shall landscape and irrigate all cut and fill slopes five feet in height or
greater per the City's Unified Development Code. Planting shall be installed with jute
netting in the ratio of at least one shrub per one hundred square feet of slope area and one
Master Case 02-175
April 12, 2005
Page 5 of 37
tree per on hundred fifty square feet of actual slope area, with ground cover to completely
cover the slope within six months of planting.
PL19. The applicant shall provide enhanced landscaping along Newhall Ranch Road and Santa
Clarita Parkway to further buffer the residential units from the above roadways.
PL20. The utilization of bird hazing machines prior to grading and/or construction for the
project shall not be allowed unless approved by the California Department of Fish and
Game.
PL21. Approval to gate internal street for Areas A-1, B, and C is granted. Prior to the issuance
of a fine grading permit the applicant shall submit a detailed gating plan illustrating
consistency with the City's Unified Development Code standards for gating.
PL22. Please note the added City Council conditions at the end of this document.
Building and Safety
BS1. All structures shall 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. A copy of the City amendments is available at the Building and
Safety public counter and on our website at www.santa-clarita.com.
BS2. A complete soils and geology report will be required for the project. Three sets of the
report shall be formally submitted to the Engineering Division for review and approval.
One copy of the report shall be submitted to Building and Safety for review at the time of
plan submittal for building permits.
BS3. Prior to issuance of building permits, a rough grading and/or recompaction (if proposed)
must be completed, a final compaction report and Rough Grading Certification shall be
submitted to and approved by the Engineering Division, and a copy of the final
compaction report shall be reviewed by Building and Safety.
BS4. All structures shall be setback from any ascending and descending slopes per section
1806.5
BSS. The property is located within 1000 feet of a natural hillside brush area and shall comply
with the City's Fire Hazard Zone Ordinance.
BS6. Prior to issuance of building permits, additional clearances from the William S. Hart
School District and appropriate elementary school district, the Castaic Lake Water
Agency, the Los Angeles County Sanitation District, and any other applicable agencies
Master Case 02-175
April 12, 2005
Page 6 of 37
shall be submitted to the City of Santa Clarita. An agency referral list is available at the
Building and Safety public counter.
BS7. 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, etc., and a single copy of the current tax assessor's map.
BSB. Specific comments regarding the building plans:
a. Show all lot lines, easements, required sideyards, restricted use areas, flood hazard
areas and etc on the site plan;
b. All on-site private sewer lines and laterals shall have a minimum 2% slope per CPC
Chapter 7.
BS9. Building Plan Requirements are as follows:
a. Located in the lower right hand corner of each sheet of the drawing shall be the
Permit Number, Sheet Title, and the Sheet Number as follows: (The sheet number
total is the total in the appropriate trades.);
b. A copy of the Planning Condition shall be incorporated into the plans as a full size
sheet;
c. The Truss drawings shall be incorporated into the plans as a full size sheet for
approval. 8-1/2" by 11' will no longer be accepted for a permit;
d. ICBO and other outside agency reports shall also be incorporated into the plans as a
full size sheet for approval. 8-1/2" by 11' stapled to the plans will no longer be
accepted for a permit; and
e. Soils Report recommendations shall also be copied as full size sheets.
BS10. 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.
BS I L Prior to issuance of building permits, a detailed acoustic analysis shall be performed for
all residences in areas subject to noise levels in excess of normally acceptable noise
levels for that use. The analysis shall be based upon final site grades, building
orientation, and noise exposure, and shall specify all practical noise insulation features
such as double -strength glass windows or double paned glass windows necessary to
ensure interior residential noise environments do not exceed 45 dB(A).
Environmental Services Division
ES1. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a development with 10 or more dwelling units. An
Urban Stormwater Mitigation Plan (USMP) that incorporates appropriate post
Master Case 02-175
April 12, 2005
Page 7 of 37
construction best management practices (BMPs) into the design of the project, must be
prepared and approved prior to issuance of any rough grading or building permits. Please
refer to the Standard Urban Stormwater Mitigation Plan (SUSMP).
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.
ES3. All single family residential dwellings should be designed with space provided for three
90 -gallon trash bins.
ES4. If central trash bins are to be used, then for Multi -Family Developments, the City
Standard is one 3 yard recycling bin and one 3 yard trash bin for the first 20 units with
one 3 yard recycling bin and one 3 yard trash bin for each 20 units thereafter. Always
round up. Bins should be arranged in solid waste enclosures large enough to house either
two or four bins. Half of the bins in each enclosure should be reserved for recycling.
ESS. The project proponent shall provide a Waste Management Plan to recycle at a minimum,
50% of the construction and demolition debris. Contact the Environmental Services
Division for debris recycling information.
ES6. The water quality retention basins in Area A-1 shall be maintained, repaired and restored
by the City pending completion of the project and acceptance by the City. City's
acceptance of responsibility is contingent on the property owner's acceptance of a site
specific storm drainage and pollution abatement fee assessed against benefited properties
to provide funds for the maintenance of the water retention basins.
Urban Forestry/Oak Trees Division
Ul. The applicant and their contractors shall adhere to all the recommendations and
mitigation submitted in the project oak tree report (dated May 22, 2003) and oak tree
report addendum numbers 1, 2, and 3 to the satisfaction of the City's Oak Tree Specialist.
U2. The applicant and their contractors shall comply with the City of Santa Clarita Oak Tree
Ordinance, and Oak Tree Preservation and Protection Guidelines at all times throughout
the said project.
U3. The applicant is given permission to remove 16 oak trees on-site pursuant to the oak tree
report and addendum submitted by the project arborist, Robert Wallace of Tree Life
Concern. Of the 16 proposed removals, 13 are proposed for on-site relocation, and the
remaining 3 scrub oaks shall be completely removed.
Master Case 02-175
April 12, 2005
Page 8 of 37
U4. In concurrence with the oak tree report prepared by Robert Wallace of Tree Life
Concern, the applicant shall have permission to remove oak tree number 3HL, and
number 81HV, which have been diagnosed as non -living (dead).
U5. The applicant shall monitor all non -heritage size relocated oak trees and the 3 encroached
upon oak trees for a period of 5 years. All heritage oak trees proposed for relocation shall
be monitored for a minimum period of seven (7) years. Monitoring shall be performed
by a qualified tree relocation/moving company or a qualified landscape contractor.
Monthly reports, documentation, and photos on the relocated and encroached upon trees
shall be submitted quarterly to the Department of Planning and Building Services and the
City Oak Tree Specialist for the first 3 years, and 1 report including documentation and
photos at the end of each year for the remaining 2 years on all non heritage oak trees and
the remaining four (4) years on all heritage oak trees. All transplanted oak trees shall be
in good health and receive an acceptable condition rating before being accepted for final
approval of mitigation.
U6. The 13 oak trees listed for transplanting shall be professionally "boxed" and relocated
on-site to the designated "storage area." A qualified tree transplanting contractor shall
perform the relocations. An approved certified arborist shall be on-site during all
transplanting activities to ensure the success of each tree being transplanted for long term
survival. Each tree being proposed for transplanting shall remain side boxed for a
minimum of 90 days and/or as recommended by the project arborist prior to being under-
cut and relocated to the storage site.
U7. The applicant and their contractors shall be required to box the 13 oak trees proposed for
relocation in the box sizes agreed upon during the preconstruction walk dated May 2003
to the satisfaction of the Urban Forestry Division. The information regarding the original
size (December 2002) and the revised size (May 2003) are on file with the Department of
Planning and Building Services and the Oak Tree Specialist.
U8. All transplanted oak trees shall have a 3 -inch layer of natural organic woodchips installed
under the trees canopy once the tree has been planted in its permanent location. At no
time shall the planting of any form of vegetation, regardless of native or non-native
material, be permitted within the protected zone of the tree.
U9. All transplanted oak trees shall be irrigated with approved irrigation systems separate
from all other landscape around the oak trees. At no time shall any oak tree on-site have
spray type irrigation within the protected zone of the tree. All irrigation shall be
approved by the Department of Planning and Building Services, Parks Planning, and the
City Oak Tree Specialist.
U10. Mitigation for City Master Case Number 02-175 for the removal and relocation of oak
trees that have been permitted by the City of Santa Clarita shall include the dedication of
approximately 18.9 -acres of on-site property as proposed and submitted by the applicant.
Master Case 02-175
April 12, 2005
Page 9 of 37
This on-site location is valued at approximately $7.4 million dollars and consists of the
majority of the oaks on the project site.
Ul 1. The applicant shall be required to plant a total of 56 24" inch box native oak trees on site
in an area to be determined by the Department of Parks Planning and the City of Santa
Clarita Urban Forestry Department as part of the required mitigation.
U12. Protective fencing shall be installed at the protected zone of all oak trees on-site that are
not impacted by any construction. Protective fencing for the 3 oak trees proposed for
encroachments shall be placed as far away from the trunk of the tree as possible to allow
for the necessary construction. All fencing shall consist of chain link material 5 -feet in
height and supported by steel poles driven directly into the ground. At no time shall the
use of concrete be allowed to support the poles. Spacing of the poles shall be at 8 -feet on
center. Each tree may have a maximum of one 4 -foot opening to allow for maintenance
and monitoring of the tree during construction.
U13. Each tree requiring protective fencing shall have installed at 50 foot intervals the
following signage, "WARNING — THIS FENCE IS FOR THE PROTECTION OF THIS
TREE AND SHALL NOT BE REMOVED OR RELOCATED WITHOUT WRITTEN
AUTHORIZATION FROM THE CITY OF SANTA CLARITA DEPARTMENT OF
PLANNING AND BUILDING SERVICES AND THE CITY OAK TREE
SPECIALIST."
U14. The applicant shall call for a preconstruction fencing inspection with the City Oak Tree
Specialist prior to the start of any grading or construction.
U15. No construction debris, building materials, equipment, or vehicles shall be placed or
stored within the protected zone of any oak tree at any time. At no time shall the
cleaning of tools, rinsing of concrete, or any other contaminates be permitted to enter the
soil within the protected zone of any oak tree.
U16. The applicant shall hire a qualified tree trimming contractor to perform all the required
trimming recommended by the applicant's project arborist. All trimming shall be
completed according to the ANSI A300 companion publication "Best Management
Practices Tree Pruning," and ISA Pruning Standards.
STREET TREES
U17. The applicant shall be required to plant street trees within the public right-of-way of all
major thoroughfares, and where required by the Department of Planning and Building
Services, Parks Planning, and Urban Forestry.
U18. All street trees shall be planted according to the City of Santa Clarita Street Tree Planting
and Staking Detail Sheet.
Master Case 02-175
April 12, 2005
Page 10 of 37
U19. All street trees shall meet or exceed all industry standards for approved street trees and
shall be a minimum size of 24 -inch box container.
U20. All street trees shall have approved drip irrigation installed at every tree planted within
the public right-of-way unless waived by the Department of Planning and Building
Services and Urban Forestry. All irrigation shall be approved by Parks Planning,
Department of Planning and Building Services, and Urban Forestry.
U21. All trees planted within a landscaped parkway that consist of lawn shall have a minimum
36 -inch round tree well installed at the base of each tree with 3 -inches of natural bark or
woodchips. Lineal root barriers shall be installed along the edge of both sidewalk and
curb at a minimum distance of 10 lineal feet. Root barriers shall be a minimum height of
18 -inches. Each tree planted shall have an 8-9 inch arbor guard placed at the base of each
tree.
U22. All trees planted within a concrete type tree well shall have root barriers installed at the
edge of the concrete to eliminate the possibility of "girdling" the roots of the tree. Each
root barrier in this installation shall be 24 -inches in height and installed level with the top
of the trees root ball. Approved drip irrigation shall be installed in all concrete tree well
applications. All concrete tree wells shall be a minimum of 3 -feet deep by 4 -feet wide.
Larger tree wells shall be installed where public right-of-ways allow without
compromising ADA accessibility. Such tree wells shall be 4 -feet deep by 5 -feet wide.
U23. All trees planted within the public right-of-way shall be approved by the City of Santa
Clarita Urban Forestry Division. Once the trees are planted within the public
right-of-way, all trees shall be protected under the City of Santa Clarita Street Tree
Ordinance 90-15.
U24. All questions or comments regarding the above set of conditions may be directed to the
City of Santa Clarita Oak Tree Specialist at (661) 294-2548.
Parks and Recreation Division
GENERAL (PR1-PR12)
PRI. All water quality basins are to be fenced and screened from view with landscaping to the
satisfaction of the Director of Parks, Recreation and Community Services.
PR2. All applicable natural areas subject to yearly fuel modification clearance shall be
performed and maintained by the homeowner's association as required by the Fire
Department.
Master Case 02-175
April 12, 2005
Page 11 of 37
PR3. The applicant shall provide separate lots for each water quality basin, for each portion of
City dedicated park land, for all river trails, and for open space lots to the satisfaction of
the Director of Parks, Recreation and Community Services.
PR4. All property between residential property and the river trail and shall be maintained by
the homeowner's association.
PRS. Prior to the issuance of grading permit, the applicant is to provide a letter from the
archaeologist certifying what limitations will be on the site. Specifically detailed toward
what limitations may occur over City dedicated land, including and not limited to
limitations on trenching, maintenance, and landscaping.
PR6. Prior to the issuance of rough grading permits, applicant shall provide preliminary
landscape plans that include the park and trail areas for the review and approval of the
Director of the Parks, Recreation, and Community Services Department.
PR7. Prior to the issuance of any building permits or any rough grading permits, the applicant
shall provide final landscape and irrigation plans for the park, trail areas, and open space
areas for the review and approval of the Director of Parks, Recreation, and Community
Services.
PR8. Prior to the 5018` issuance of Certificate of Occupancy for the project, the applicant is
required to have completed construction on both the active park and passive open space,
the Santa Clara River Trail, and the Class I bike lanes along Newhall Ranch Road and the
Santa Clarita Parkway.
PR9. Prior to the issuance of the first Certificate of Occupancy, the applicant shall dedicate, in
fee, river bottom (Lot 542, 543, and 544) and habitat buffer to the City of Santa Clarita.
PR10. No manufactured slopes on project site shall be accepted for City ownership as open
space lots. All manufactured slopes adjacent to Newhall Ranch Road must be maintained
by the HOA unless it has been accepted into the LMD maintenance district.
PRI I. The applicant shall provide project signage as it pertains to the City of Santa Clarita's
Beautification Master Plan for park, trails and open space. Prior to the issuance of
building permit, a final signage plan including the locations, content, and design of the
signs shall be submitted for the review and approval of the Director of the Parks,
Recreation and Community Services Department. Signs to be provided include a City of
Santa Clarita park monument sign at the corner of Newhall Ranch Road and Santa Clarita
Parkway, trail head signs, directional signs, trail mile marker signs, and environmental
interpretive signs to the satisfaction of the Director of Parks, Recreation, and Community
Services. The applicant shall install all signage prior to the issuance of the 501St
Certificate of Occupancy.
Master Case 02-175
AprIl 12, 2005
Page 12 of 37
PR12. The applicant shall comply with all details of the Tract Map.
TRAILS, PASEOS, BIKE LANES (PR13-PR20)
PR13. Prior to the issuance of the 501" occupancy permit, the applicant shall construct a
temporary 8' wide decomposed granite trail connecting from the Class I bike path
proposed on Newhall Ranch Road extending north and connecting to Central Park to the
satisfaction of the Director of Parks, Recreation, and Community Services. This offsite
improvement is subject to CLWA approval. The applicant shall not be required to
construct this improvement if CLWA does not grant its approval.
PR14. Prior to the issuance of the first occupancy permit within area A2, the applicant shall
provide an 8' wide paseo on `M' Street from the Class I bike path located on Santa
Clarita Parkway to the dedicated developed park site at the end of `N' Street.
PR15. Prior to the issuance of the 5015` occupancy permit, the applicant is required to extend all
trails, paseos, and bike paths to the extent of the property lines to the satisfaction of the
Director of Parks, Recreation, and Community Services.
PR16. The applicant shall provide a trail head off of Newhall Ranch Road next to the
commercial lot to the satisfaction of the Director of Parks, Recreation, and Community
Services. This trail head is to include a minimum of 7 parking stalls, landscaping, shade
(by means of trees or a shade structure), a drinking fountain, seating areas, and a bike
rack. Prior to the issuance of grading permit for the neighboring commercial property, the
applicant is required to submit landscape plans for the review and approval by the
Director of Parks, Recreation, and Community Services. The applicant is required to
construct the trail head prior to the issuance of the Certificate of Occupancy for the
commercial property.
PR17. Prior to the issuance of rough grading permits, provide trail construction phasing plans
for review and approval. Show all trail and paseo connections to the project,
landscaping, fencing, and signage required for the trail. Each trail connection to the
project must be at minimum 8' in width with a minimum of 8' of landscape to be
provided on each side. The landscaping at each connection shall be maintained by the
homeowner's association. Trail along project boundary must be constructed with each
phase prior to first occupancy of said phase, including connections to project and
connection to Class I on East side of Golden Valley Ranch Bridge.
PR18. Prior to the recordation of an applicable tract map the applicant will be required to
provide trail right-of-way, easements and fee titles to the satisfaction of the Director of
Parks, Recreation, and Community Services. This is to include, but is not limited to
providing public access easements for lots 235, 239 and 510. These lots shall be owned
and maintained by the HOA and the trail that crosses through them shall have an
easement provided by the owner and be maintained by the City.
Master Case 02-175
April 12, 2005
Page 13 of 37
PR19. Prior to the 50151 occupancy, the Class I bike lane extending over the Golden Valley
Bridge to the East side of Golden Valley Road and the connection to the 35' Santa Clara
River Trail shall be constructed and operational to the satisfaction of the Director of
Parks, Recreation, and Community Services.
PR20. Prior to the 501" occupancy, the 35' Santa Clara River Trail extending from the Bouquet
Bridge beyond the eastern project boundaries to the edge of the property under Newhall
Land's ownership, the Class I bike lane extending over the Golden Valley Bridge to the
East side of Golden Valley Road and all connections to the 35' Santa Clara River Trail
shall be constructed and operational to the satisfaction of the Director of Parks,
Recreation, and Community Services.
PARK (PR21-PR29)
PR21. The applicant shall be required to dedicate five acres of land and construct the park. The
Riverpark amenity plan will include, but not necessarily limited to, the following
components: an off-street parking lot containing 16 parking spaces, tot lot, trellis shade
structure with picnic tables, restroom building, multi-purpose field, and various on-site
trails to the satisfaction of the Director of Parks, Recreation, and Community Services.
This requirement is based upon the approved project including a total of 1,089 residential
units. Based on the estimated value of $800,000.00 per acre (this value is subject to
adjustment by an appraisal), the applicant's remaining obligation pursuant to the City's
Parkland Dedication requirement is estimated at $1.63 million (2.04 acres of land
multiplied by $800,000 per acre). If the applicant's costs exceed the remaining
obligation, the applicant and/or designee will receive City Parkland Dedication credit in
an amount equal to the difference between the remaining obligation and the park costs. If
the applicant's costs are lower than the remaining obligation, the applicant and/or their
designee shall pay the City an amount equal to the difference between the remaining
obligation and the park costs. Items and their corresponding areas that shall not be
eligible for Quimby credit include: one-half of the parking lot within the public park for
trail head use, river trail, water quality basins, open drainage swales and mitigation areas.
The applicant is required to provide an appraisal to establish the fair market value of a
buildable acre to establish an in -lieu fee prior to the recordation of an applicable final
tract map.
PR22. No developed park area will be allowed to be located within the 10 year floodplain. This
includes turf areas, pedestrian paths, vehicular paths, or any structures.
PR23. The applicant shall provide a park design that conforms to Lot 367 as shown in the
approved final map.
Master Case 02-175
April 12, 2005
Page 14 of 37
PR24. No water quality basins should be located within the boundaries of park; final locations
of the basins shall be reviewed and approved by the Director of Parks, Recreation and
Community Services.
PR25. The applicant is to provide to the City of Santa Clarita all applicable permits and letters
of authorization from the Army Corps of Engineers, the California Department of Fish
and Game and any other entity that has jurisdiction over any portion of the dedicated park
area or trail/paseo areas.
PR26. Prior to the issuance of rough grading permit the applicant is required to have submitted
for review and approval of the Director of Parks, Recreation and Community Services,
detailed plans that include scaled cross-sections of all drainage swales and devices
through dedicated areas or open space lots.
PR27. Prior to the issuance of rough grading permits all park land and park amenities shall be
submitted for review and approval by the Director of Parks, Recreation and Community
Services department.
PR28. Any established rock retaining walls and swales inside of the oak mitigation area are to
remain to the satisfaction of the Director of Parks, Recreation and Community Services
department.
PR29. The applicant is to provide pedestrian and vehicular circulation within the dedicated park
area to the satisfaction of the Director of Parks, Recreation and Community Services
Department. This includes providing a bridge over the drainage swale that is adequate not
only for pedestrian traffic but also for the use of patrol cars and light duty maintenance
trucks.
PR30. Please note the added City Council conditions at the end of this document.
Engineering Division
GENERAL
ENI. The applicant at the time of issuance of permits or other grants of approval agrees to
develop the property in accordance with City codes and other appropriate ordinances
such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
EN2. The applicant shall file with the County Recorder, a map prepared by or under the
direction of a registered civil engineer or licensed land surveyor in the State of California.
Prior to being filed with the County Recorder, the map shall be reviewed and approved
the City Engineer. The applicant shall note all offers of dedication by certificate on the
Master Case 02-175
April 12, 2005
Page 15 of 37
face of the map. The applicant shall pay a deposit as required to review documents and
plans for final map clearance in accordance with Section 16.26.060 of the Unified
Development Code.
EN3. The applicant shall label driveways as "Private Driveway and Fire Lane" on the map, to
the satisfaction of the City Engineer.
EN4. Prior to final map approval, the applicant shall remove existing structures unless
modified by the approval.
ENS. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, to the satisfaction of the City Engineer.
EN6. 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
the multiple maps shall be approved by the City Engineer prior to filing of the first phase
map.
EN7. 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.
EN8. On the final map, the applicant shall extend the lot/parcel lines to the center of the private
and future streets, to the satisfaction of the City Engineer.
EN9. A preliminary subdivision/parcel map guarantee is required at map check submittal, and a
final subdivision map guarantee is required prior to final map approval.
EN10. Prior to final map approval, the applicant shall obtain approval of the City Engineer and
the City Attorney for Covenants, Conditions and Restrictions (CC&R's) for this
development. The applicant shall reimburse the City for the City Attorney's review and
approval fee. The CC&R's shall include a disclosure to comply with the Geologist's
recommendations in the Geology Report for restrictions on watering, irrigation, and
planting, and recommend types of plants.
ENll. This tentative map approval is subject to the applicant's acceptance of the following
conditions if applicable 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.
Master Case 02-175
April 12, 2005
Page 16 of 37
c. In such case, the City may thereafter acquire sufficient interest in the land, which will
permit the off-site improvements to be made by the applicant.
d. The applicant shall pay all of the City's costs of acquiring said off-site property
interests pursuant to Government Code Section 66462.5. Applicant shall pay such
costs irrespective of whether the final map is recorded or whether a reversion occurs.
The cost of acquisition may include, but is not limited to, acquisition prices, damages,
engineering services, expert fees, title examination, appraisal costs, acquisition
services, relocation assistance services and payments, legal services and fees,
mapping services, document preparation, expenses, and/or damages as provided
under Code of Civil Procedures Sections 1268.510-.620 and Overhead.
e. The applicant agrees that the City will have satisfied the 120 -day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto
when it files its eminent domain action in superior court within said time period.
f. At the time the applicant notifies the City as provided in "b." hereinabove, the
subdivider shall simultaneously submit to the City in a form acceptable to the City all
appropriate appraisals, engineering specifications, legal land descriptions, plans,
pleadings, and other documents deemed necessary by the City to commence its
acquisition proceedings. Said documents must be submitted to the City for
preliminary review and comment at least 30 days prior to the applicant's notice
described hereinabove at "b."
g. The applicant agrees to deposit with the City, within five days of request by the City,
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time.
h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City
has acquired said sufficient land interest.
i. If the superior court thereafter rules in a final judgment that the City may not acquire
said sufficient land interest, the applicant agrees that the City may initiate
proceedings for reversion to acreage.
j. The applicant shall execute any agreements mutually agreeable prior to approval of
the final map as may be necessary to assure compliance with the foregoing
conditions.
k. Failure by the applicant to notify the City as required by "b." hereinabove, or
simultaneously submit the required and approved documents specified in
"e." hereinabove, or make the deposits specified in "f." hereinabove, shall constitute
subdivider's waiver of the requirements otherwise imposed upon the City to acquire
necessary interests in land pursuant to Section 66462.5. In such event, subdivider
shall meet all conditions for installing or constructing off-site improvements
notwithstanding Section 66462.5.
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 on the final
map. Off-site easements shall be dedicated by separate document prior to final map
approval. Such easements shall be included, but not limited to, easements for the purpose
of ingress and egress.
Master Case 02-175
April 12, 2005
Page 17 of 37
ROAD IMPROVEMENTS
All residential streets (excluding Area A2 which provides public access to the park) shall be
private streets and all major highways shall be public streets. Both private and public streets
shall be designed in accordance with the City's roadway design criteria, and constructed prior to
building occupancy.
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. On the final map, the applicant shall provide at least 40 feet of frontage at the property
line and (approximately) radial lot lines for all lots fronting on cul-de-sacs or knuckles.
EN16. On the final map, the applicant shall provide a minimum lot width of 50 feet on all non —
knuckle and cul-de-sac lots with the minimum lot area of 5,000 square feet.
EN17. 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.
EN18. Prior to final map approval, the applicant shall provide a Will Serve Letter stating that
Community Antenna Television service (CATV) will be provided to this project.
EN19. 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.
EN20. Prior to final map approval, the applicant shall provide letters of slope easements and
drainage acceptance from affected adjacent property owners, as directed by the City
Engineer.
EN21. Prior to final map approval, the applicant shall obtain approval of the City Engineer and
the City Attorney for a Home Owners Association Maintenance Agreement. The
applicant shall reimburse the City for the City Attorney's review and approval fee.
Master Case 02-175
April 12, 2005
Page 18 of 37
EN22. The applicant shall offer future and private right-of-way on the final map for Golden
Valley Road, the portion north of Newhall Ranch Road, and Santa Clarita Parkway, south
of "M" Street as shown on the Tentative Map.
EN23. Prior to final map approval, the applicant shall provide a Drainage Acceptance Letter
whenever there is an offer of future and private right-of-way (Lot 358).
EN24. On the final map, the applicant shall dedicate 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.
EN25. On the final map, the applicant shall dedicate the right to prohibit direct vehicular ingress
and egress rights for the residential lots (excluding driveway access to the garage), unless
the Planning and Building Services Department requires the construction of a wall. In
such cases, the right to prohibit all direct ingress and egress shall be dedicated.
EN26. Prior to final map approval, the applicant shall pay street maintenance fees to cover the
cost of one-time slurry seal of the streets within Area A2.
EN27. Prior to final map approval, the applicant shall bond or construct and landscape medians
on Newhall Ranch Road and Santa Clarita Parkway and portions of "A," "B," "Q," "R,"
and "M" Streets to the satisfaction of the City Engineer.
EN28. The applicant shall dedicate right-of-way for Newhall Ranch Road and Santa Clarita
Parkway as shown on the tentative tract map. Right-of-way dedication for roadways
shall be completed on the final map. The construction of Newhall Ranch Road and Santa
Clarita Parkway shall be as required by the approved Traffic Study. All other roadways
public and private, within the project site, shall be constructed in accordance with the
Tentative Tract Map (full street improvements), including but not limited to street lights
and street trees, prior to building occupancy to the satisfaction of the City Engineer.
EN29. Prior to road plan approval, the applicant shall contact the City's Department of Parks,
Recreation, and Community Services for street tree location, species, and approved
method of installation and irrigation.
EN30. Prior to 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.
EN31. Prior to building occupancy, the applicant is required to install distribution lines and
individual service lines for Community Antenna Television service (CATV) for all new
development.
Master Case 02-175
April 12, 2005
Page 19 of 37
EN32. 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.
EN33. Prior to building occupancy, the applicant shall construct additional pavement on
partially improved highways to provide a striped (left-turn/right-turn) lane at the entrance
street intersection(s) to the satisfaction of the Director of Transportation and Engineering
Services.
EN34. Prior to building occupancy, the applicant shall install signs at the north and south
terminus of Santa Clarita Parkway indicating that this roadway is a City classified major
highway and that it will be extended in the future. The applicant shall also place a sign at
the location where the future Golden Valley Road will intersect with Newhall Ranch
Road indicating that Golden Valley Road is a City classified major highway and that the
road will be extended in the future.
EN35.Prior to building occupancy, the applicant shall install additional pavement on Newhall
Ranch Road to provide for a striped left -turn pocket at the intersection with "H" Street. A
striping plan signed by a registered civil or traffic engineer is required for all conditioned
left -turn pockets.
EN36. Prior to building occupancy, the applicant shall construct off-site improvements for
Newhall Ranch Road from Bouquet Canyon Road to 280 feet east of Bouquet Canyon
Road. The portion of Newhall Ranch Road owned by Castaic Lake Water Agency which
is tentatively required to adequately serve this development shall be constructed
according to the approved traffic study. It is the responsibility of the developer to
acquire the necessary right-of-way and/or easements.
EN37. Prior to building occupancy, the applicant shall repair any broken or damaged curb,
gutter, and sidewalk, and refurbish Newhall Ranch Road from Bouquet Canyon Road to a
point 280 feet east of Bouquet Canyon Road to the satisfaction of the Director of
Engineering and Transportation Services.
EN38. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk
returns.
EN39. Prior to building occupancy, the applicant shall construct a wheelchair ramp at
intersections to the satisfaction of the City Engineer.
EN40. Prior to building occupancy, the applicant shall provide and install street name signs to
the satisfaction of the City Engineer.
Master Case 02-175
April 12, 2005
Page 20 of 37
Traffic requirements
EN41. All driveways shall have a minimum stacking distance of.
• 20 feet from face of curb off of residential local collectors.
• 40 feet from face of curb off of secondary or major highways.
• 100 feet from face of curb off of secondary or major highways with a potential traffic
signal.
EN42. Adequate sight visibility is required at all intersections (street -street intersections or
driveway -street intersections) and shall follow the latest Caltrans manual for applicable
requirements. Adequate sight visibility (including corner sight visibility) shall be
demonstrated on the final may and grading plan. All necessary easements for this
purpose shall be recorded with the final map. This shall be shown on all applicable plans
prior to issuance of first building permit.
EN43. All private driveways and roadways shall intersect with a public street 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.
EN44. No access will be permitted within curb return. This shall be included as a note on all
applicable plans prior to issuance of first building permit.
EN45. If a project component has a frontage facing a major road and also a side street, the access
points (driveways) shall be on the side street, unless approved otherwise by the City Traffic
Engineer.
EN46. If any access points (driveways) are off of a roadway with a speed of 35 mph or higher,
the inbound driveway lane shall have a minimum of 16 feet to allow right turns not to
interfere with outgoing traffic. Curb radii for the non-residential access points shall be
large enough to allow trucks in and out in a reasonable manner. The applicant shall use
applicable templates for the size and type of the development. This shall be done prior to
approval of the site plan by the City Engineer.
EN47. No residential driveways shall be permitted along residential collector streets, residential
roadways with 64 -foot right-of-way (excluding "N' Street within Area A2), or along
residential roadways projected to carry over 2,000 vehicles per day (per UDC Section
16.07.020). Such a restriction is subject to the discretion of the City Traffic Engineer.
EN48. Minimum width of all interior commercial drive aisles shall be 26 feet and shall be
shown on all applicable plans prior to issuance of first building permit.
Master Case 02-175
April 12, 2005
Page 21 of 37
EN49. The commercial component of 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. This shall be shown on all applicable plans
prior to issuance of first building permit.
EN50. Any future signalized intersections not identified in the approved EIR shall be approved
by the City Traffic Engineer, and shall be a minimum of 1,300 feet from adjacent
signalized intersections to ensure proper signal timing.
EN51. Prior to the issuance of the first residential occupancy permit, the intersections listed below
shall be in place and shall include their required number of lanes and operational traffic
signals.
a. Soledad Canyon Road and Bouquet Canyon Road:
• Eastbound: 3 left -turn lane, 2 through lanes, 1 shared through/right-turn lane
• Westbound: 2 left -tum lanes, 3 through lanes, 1 right -tum lane
• Northbound: 1 left -tum lane, 3 through lanes, 1 right -turn lane
• Southbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes*
* Note: Every six months after issuance of the first residential occupancy permit, the applicant
shall monitor the traffic operation at this intersection and shall submit to the City Traffic
Engineer a study analyzing its operation. If determined necessary by the City Traffic
Engineer, the applicant shall install the intersection improvements described in the adopted
Final EIR for the Pre -Interim Year scenario. This condition shall be in effect until such
time that the Cross Valley Connector (i.e. Newhall Ranch Road/Golden Valley Road) is
constructed from Bouquet Canyon Road to Soledad Canyon Road.
b. Newhall Ranch Road and Bouquet Canyon Road:
• Eastbound: 21eft-tum lanes, 2 through lanes, 2 right -turn lanes
• Westbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
• Northbound: 3 left -tum lanes, 3 through lanes, 1 right -turn lane
• Southbound: 2 left -turn lanes, 4 through lanes, 2 right -turn lanes
EN52. Prior to the issuance of the first residential occupancy permit, all roadways listed below
shall be in place and functional.
a. NEWHALL RANCH ROAD
Bouquet Canyon Road to Santa Clarita Parkway alignment
Master Case 02-175
April 12, 2005
Page 22 of 37
Minimum four -lane roadway graded to full width (ROW per VTTM) with sidewalks,
Class I Bike Trail, and raised landscaped medians at ultimate locations.
EN53. Prior to the issuance of the 50191 residential occupancy permit, the intersections listed
below shall be in place and shall include their required number of lanes and operational
traffic signals.
a. Newhall Ranch Road and McBean Parkway:
• Eastbound: 2 left -tum lanes, 4 through lanes, I right -tum lane
• Westbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
• Northbound: 2 left -tum lanes, 3 through lanes, 2 right -turn lanes
• Southbound: 21eft-turn lanes, 4 through lanes, 1 right -turn lane
b. Newhall Ranch Road and Bouquet Canyon Road:
• Eastbound: 2 left -turn lanes, 4 through lanes, 2 right -turn lanes
• Westbound: 21eft-tum lanes, 4 through lanes, 1 right -turn lane
• Northbound: 21eft-tum lanes, 4 through lanes, 1 right -tum lane
• Southbound: 2 left -turn lanes, 4 through lanes, 2 right -turn lanes
c. Newhall Ranch Road and Santa Clarita Parkway:
• Eastbound: 1 through lane, 1 right -tum lane
• Westbound: 1 left -turn lane, 1 through lane
• Northbound: 2 left -tum lanes, 1 right -turn lane
EN54. Prior to the issuance of the 501" residential occupancy permit, all roadways listed below
shall be in place and functional.
a. NEWHALL RANCH ROAD
Bouquet Canyon Road to Newhall Ranch Road/Golden Valley Road Bridge
Minimum four -lane roadway graded to full width (ROW per VTTM) with sidewalks,
Class I Bike Trail, and raised landscaped medians at ultimate locations.
b. NEWHALL RANCH ROAD/GOLDEN VALLEY ROAD BRIDGE
New bridge (ROW per VTTM) with two travel lanes in each direction, Class I Bike
Trail, and sidewalk on one side.
c. SANTA CLARITA PARKWAY
Newhall Ranch Road to "M"/"R" Streets
Master Case 02-175
April 12, 2005
Page 23 of 37
New two-lane roadway graded to full width (ROW per VTTM) with sidewalks, Class
I Bike Trail, and raised landscaped medians at ultimate locations.
"M"/"R" to the north property limits of Lot 358
Graded to full width without road improvements as shown on the VTTM.
EN55. Prior to issuance of the first residential occupancy permits, the applicant shall install
traffic calming features which may include narrow street and private driveway sections,
which shall be of a method and location to the satisfaction of the Director of
Transportation and Engineering Services and Director of Planning and Building Services.
Roadway designs, including traffic calming features, shall be submitted to the City
Traffic Engineer prior to approval and subject to Los Angeles County Fire Department
approval. The necessary right-of-way shall be dedicated prior to map recordation. All
traffic calming features shall be shown on all applicable plans prior to approval.
EN56. No gates for public residential streets are approved as part of this project.
EN57. Any gates on private residential streets shall be designed and located to provide adequate
stacking and turn -around areas. Prior to issuance of the first residential building
occupancy permits, the design for all residential gates shall be submitted to the City
Traffic Engineer prior to approval and subject to Los Angeles County Fire Department
approval. The necessary right-of-way shall be dedicated prior to map recordation. All
residential gates on private streets shall be shown on all applicable plans prior to
approval.
EN58. The applicant is required to install three-inch traffic signal conduits with 12 pair #19
interconnect cable and 96 -strand single -mode fiber-optic interconnect cable along all
secondary and major arterials (on and off site), between all proposed traffic signals and
the closest adjacent traffic signal, in at least two directions. This interconnect conduit
and cable shall also be required along new frontage improvements. All improvement
plans for the above interconnect shall be approved by the City Traffic Engineer. The
interconnect conduit and cable shall be installed at the time of the respective traffic signal
and/or frontage improvements.
EN59. All new or modified intersections of a major arterial with another major arterial or a
secondary arterial shall be designed to finish and install a fifth surveillance video camera
(pan -tilt -zoom), in addition to video detection cameras as approved by the City Traffic
Engineer. The video camera/s shall be installed at the time the respective intersection is
installed or modified.
EN60. The Riverpark EIR concludes that the Riverpark project will have a significant
unavoidable impact at four intersections in the project area. These intersections are
Master Case 02-175
April 12, 2005
Page 24 of 37
presently constrained by right-of-way limitations and therefore cannot be widened. In
lieu of mitigating impacts at these identified, right-of-way constrained intersections, the
applicant has agreed to contribute a traffic -signal mitigation fee in the amount of
$250,000 to the City of Santa Clarita. This fee shall be paid prior to recordation and used
to improve traffic flow and minimize traffic congestion along the corridors impacted by
project -related traffic, through traffic signal retiming and related infrastructure
improvements.
SEWER REQUIREMENTS
EN61. On the final map, the applicant shall dedicate all necessary sewer easements and the
sewer plans shall be approved by the City Engineer and bonded.
EN62. Prior to building occupancy, the applicant shall install main line sewers with separate
laterals to serve each lot.
EN63. Prior to final map approval, the applicant shall send a print of the land division map to the
County Sanitation District with the request for annexation in writing.
EN63. 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
EN64. 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.
EN65. Prior to final map approval, the applicant shall submit a grading plan consistent with the
approved site plan, to the satisfaction of the City Engineer.
EN66. 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.
EN67. 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.
EN68. 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.
Master Case 02-175
April 12, 2005
Page 25 of 37
EN69. Prior to grading plan approval, specific recommendations will be required from the
consultant(s) regarding the suitability for development of all lots 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 by the Soils and Geology Section.
EN70. The applicant, or subsequent property owners, shall be responsible for providing all
required materials and documentation to complete the storm drain transfer process from
the City of Santa Clarita to the Los Angeles County Flood Control District. Complete
acceptance of the storm drain for ongoing maintenance by the District is required prior to
the City's release of any bond monies posted for the construction of said storm drain
infrastructure.
EN71. Prior to storm drain plan approval, the applicant shall obtain written approval from the
Los Angeles County Flood Control District of all easements needed for future
maintenance by the District.
EN72. 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.
• Portions of the property are subject to sheet overflow and ponding and high -velocity
scouring action.
• Portions of the property lying in and adjacent to natural drainage courses are subject
to flood hazard because of overflow, inundation, and debris flows.
EN73. Prior to occupancy, the applicant shall establish a Home Owners' Association, or similar
entity, to ensure the continued maintenance of any drainage improvements that are not
eligible for transfer to the Los Angeles County Flood Control District for maintenance
that are not in the right of way.
EN74. 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.
EN75. Prior to final map approval, the applicant shall provide for contributory drainage from
adjoining properties.
EN76. Prior to final map approval, the applicant shall adjust lot lines near the top of the slopes
along drainage terraces, or at similar locations acceptable for establishment of slope
maintenance responsibilities to the satisfaction of the City Engineer.
Master Case 02-175
April 12, 2005
Page 26 of 37
EN77. 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.
EN78. If applicable, the applicant shall acquire permits from the Army Corps of Engineers and
the California Department of Fish and Game prior to issuance of grading permits or the
commencement of any work within any natural drainage course.
FEES AND MISCELLANEOUS
EN79. Prior to final map approval, the applicant shall pay the applicable Bridge and
Thoroughfare Benefit District Fee (B&T) to implement the highway element of the
General Plan, as a means of mitigating the traffic impact of this subdivision. If the
applicant has bonded for and completed improvements that are equivalent or greater in
value to the project's B&T obligation, payment shall be made based on a reimbursement
schedule approved by the City Engineer.
EN80. The applicant may construct off-site District improvements of equivalent value in lieu of
paying fees established for the District subject to approval of the City Engineer. The
B&T fee shall be paid at the time stated above and may be reimbursed upon completion
and acceptance of such off-site improvements, subject to District guidelines.
Factors for development units are as follows:
Development Units Factors
Single -Family Per Unit 1.0
Apartment Per Unit 0.7
Townhouse Per Unit 0.8
Commercial Per Gross 5.0
Acres
The project is in the:
[X] Bouquet Canyon Bridge and Thoroughfare District
The current District rate is $14,730. The Fee is subject to change and is based on the rate
at the time of payment.
EN81. Prior to final map approval, 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.
Master Case 02-175
April 12, 2005
Page 27 of 37
EN82. Prior to issuance of grading permit, the applicant shall acquire National Pollution
Discharge Elimination System (NPDES) permits.
EN83. 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), including all applicable Best Management Practices (BMP's), both permanent
and construction -related. The permanent BMP's shall be in place prior to acceptance of
the associated improvements. Construction -related BMP's shall be on the SUSMP plan
and shall be in place during all phases of the construction.
EN84. The applicant shall grade the full right-of-way for the Cross Valley Connector (CVC)
from Bouquet Canyon Road to the Newhall Ranch Road/Golden Valley Road Bridge
over the Santa Clara River prior to occupancy of the 500th unit. The grading for this
portion of the CVC shall be to certified subgrade and will also include the construction of
the bridge over the Los Angeles Department of Water and Power Aqueduct.
EN85. The applicant shall dedicate the full right-of-way width for Newhall Ranch Road,
including the Newhall Ranch Road/Golden Valley Road bridge, and Golden Valley Road
upon recordation of the first map.
EN86. The applicant, in consideration of the approval of the project, shall develop a
comprehensive funding program, subject to the approval of the Director of Engineering
and Building Services for the construction of the full width of roadway and bridge
improvements for Newhall Ranch Road from Bouquet Canyon Road to the Soledad
Canyon Road flyover (presently being constructed). The funding program for the
construction of this roadway shall be consistent with the project approval and shall be in
place no later than the date that the City has completed the design for the Newhall Ranch
Road/Golden Valley Road Bridge over the Santa Clara River and is ready to bid the
project. The Director of Engineering and Buildings Services may modify the project's
occupancy restriction upward, based upon the fact that the applicant has increased the
contribution towards this roadway beyond the project's required Bridge and Thoroughfare
fee. The City acknowledges that the program may include various funding sources,
including but not limited to, Federal grants and/or programs, State grants and/or
programs, local financing programs, developer impact fees, and reimbursement
agreements. The City also agrees to utilize all fees collected from approved development
within the City's Bouquet Canyon Bridge and Thoroughfare District for this roadway
until such time that it is completed.
EN87. 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 within 25 feet upstream of any catch basins when street
grades exceed six percent.
Master Case 02-175
AprIl 12, 2005
Page 28 of 37
• All vertical alignments of roadway shall be in accordance with Caltrans' criteria.
• The following minimum centerline horizontal alignments shall be provided:
34 Feet Pavement Roadway: 100 foot radius
36 Feet Pavement Roadway: 250 foot radius
40 Feet Pavement Roadway: 350 foot radius
Major Highway: 1,500 foot radius
• 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.
• 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.
EN88. The applicant shall provide a disclosure statement on the title report of each residential
property informing all future homeowners of the existing Saugus Speedway use that is
located across the Santa Clara River on Soledad Canyon Road.
EN89. The Newhall Ranch Road/Golden Valley Road bridge and bridge abutments shall be
consistent with the City's Cross Valley Connector Aesthetics' Guideline Book.
EN90. Please note the added City Council conditions at the end of this document.
Transit
Master Case 02-175
April 12, 2005
Page 29 of 37
Tl. There is fixed route bus service every half hour between the hours of 5 am and 10 pm on
Soledad Canyon Road and Bouquet Canyon Road.
T2. The Transit Impact Fee does apply. Currently the rate is $200 per residential unit. The
applicant is advised that the fee is currently under revision. Fee in place at the time of
map recordation shall be paid.
T3. The bus stop locations below shall consist of a 10'x 20' concrete passenger waiting pad
placed behind the sidewalk and include a stylized bench and trash receptacle.
Eastbound Newhall Ranch Road, farside "H" Street
Westbound Newhall Ranch Road, farside "H" Street
Southbound Santa Clarita Parkway, farside "M" Street
Northbound Santa Clarita Parkway, farside "M" Street
At the bus stop locations below, the applicant shall provide a permanent stylized structure
(no pre -fabricated) consisting of a 10'x20' concrete pad placed behind the sidewalk. The
shelter shall consist of a bench, trash receptacle, lighting and compliment the architecture
of the adjacent development. Shelter design and structure shall be approved by city staff.
Eastbound Newhall Ranch Road, farside "A" Street
Eastbound Newhall Ranch Road, farside Santa Clarita Parkway
Westbound Newhall Ranch Road, farside Santa Clarita Parkway
Westbound Newhall Ranch Road, farside "A" Street
Bus stops shall be shown on the site plan.
T4. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction
of city staff.
T5. The bus stop location shall be a minimum of 100' from the curb return or as specified by
city staff.
T6. At the location of the bus stop, the sidewalk shall meet the street for no less than 20'.
T7. At all bus stop locations a bus turnout shall be constructed to the required dimensions as
determined by the Director of Transportation and Engineering Services.
T8. At all bus stop locations, the applicant shall construct an in -street concrete pad pursuant
to the current city standard and APWA 131-1.
Master Case 02-175
April 12, 2005
Page 30 of 37
T9. At all intersections where they are bus stops, there must be a safe, traffic controlled way
to cross the street.
Administrative Services
AS 1. All on site landscaping must be maintained by the on site property owners. No slopes or
on site internal landscaped areas are allowed into an LMD. Prior to the recordation of an
applicable final tract/parcel map, a Homeowner's Association (HOA) or a Property
Owners Association (POA), shall be formed to have responsibility and authority of any
designated HOA or POA landscape and maintenance, including, but not limited to slopes,
irrigation and trees.
AS2. Prior to the recordation of the map, the LMD landscaping improvements shall be installed
or bonded. The landscaping improvements shall include the following:
Median landscape improvements for the medians in Santa Clarita Parkway and
Newhall Ranch Road adjacent to the tract frontage and any additional median
island improvements required by the City Traffic Engineer or other Department
that will not be privately maintained.
2. Parkway landscaping that will not be maintained by the owners of the property if
special authorization is granted by the Director or City Council.
3. Any weed abatement, rodent control, landscape or slope maintenance that will be
on City owned lots or open space.
4. An offer of dedication to the City for the paseo bridge (or other LMD facility)
shall be made on the final map or prior to recordation.
5. Easements for the paseo bridges or other landscaped improvements shall be
provided on the final map or separate document prior to recordation of the map.
6. Any City trail improvements that are determined to require annexation into the
LMD for ongoing maintenance.
AS3. Prior to the recordation of the final tract/parcel map, a special Landscape Maintenance
District (LMD) shall be formed for maintaining any landscaping to be maintained by the
LMD. The LMD shall have the responsibility and authority of all maintenance,
including, but not limited to, landscaping, irrigation, street trees, and medians within the
City right-of-way. The LMD shall be annexed into a City Landscape District to the
satisfaction of the Director of Administrative Services.
Master Case 02-175
April 12, 2005
Page 31 of 37
AS4. With the recordation of an applicable final tract/parcel map, the applicant shall provide
access to ingress and egress from any areas or slopes that are to be maintained by an
LMD.
ASS. Applicant shall provide landscape and irrigation plans for review and approval of
Administrative Services Department prior to the issuance of a grading permit unless other
time line is authorized. Where no grading permit is required the landscape/irrigation
plans will be required prior to issuance of the building permit.
AS5. Applicant shall provide median and parkway landscape and irrigation plans for review
and approval of the Administrative Services Department prior to the approval of the
street plans.
AS6. Prior to the issuance of a Certificate of Occupancy, median landscaping improvements in
the medians adjacent to the tract frontage and any additional median island improvements
required by the City Traffic Engineer shall be completed to the satisfaction of the
Director of Administrative Services.
AS7. Prior to issuance of a Certificate of Occupancy, the applicant shall be required to have all
LMD improvements installed to the satisfaction of the Director of Administrative
Services.
ASB. Median landscaping improvements are required along the project's frontage on Newhall
Ranch Road, Santa Clarita Parkway, and for all unimproved medians along the project's
frontage on Soledad Canyon Road to the satisfaction of the Director of Administrative
Services. These medians and the other existing medians inside or bordering the project,
shall be annexed into a Landscape Maintenance District (LMD).
EN91. Please note the added City Council conditions at the end of this document.
Los Angeles County Fire Department
Fl. Access shall comply with Section 902 of the Fire Code, which requires all weather
access. All weather access may require paving.
F2. Fire Department Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
F3. Where driveways extend further than 300 feet and are of single access design,
turnarounds suitable for fire protection equipment use shall be provided and shown on the
final map. Turnarounds shall be designed, constructed and maintained to insure there
integrity for Fire Department use. Where topography dictates, turnarounds shall be
provided for driveways that extend over 150 feet in length.
Master Case 02-175
April 12, 2005
Page 32 of 37
F4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane"
with the widths clearly depicted and shall be maintained in accordance with. the Fire
Code. All required fire hydrants shall be installed, tested and accepted prior to
construction.
F5. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
F6. This property is located within the area described by the Fire Department as "Very High
Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be
submitted and approved prior to final map clearance. (Contact Fuel Modification Unit,
Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-
5205, for details).
F7. Provide Fire Department or City approved street signs and building access numbers prior
to occupancy.
F8. Provide water mains, fire hydrants and fire flows as required by the County of Los
Angeles Fire Department, for all land shown on map which shall be recorded.
F9. The required fire flow for public fire hydrants at this location is 5000 gallons per minute
at 20 psi for a duration of 5 hours, over and above maximum daily domestic demand.
3 Hydrant(s) flowing simultaneously may be used to achieve the required fire flow.
F10. The required fire flow for private on-site hydrants is 2500 gallons per minute at 20 psi.
Each private on-site hydrant must be capable of flowing 2500 gallons per minute at 20
psi with two hydrants flowing simultaneously, one of which must be the furthest from the
public water source.
Fire hydrant requirements are as follows:
Install 79 public fire hydrant(s).
Upgrade / Verify existing Public fire hydrant(s).
Install 24 private on-site fire hydrant(s).
F11. 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.
Location: As per map on file with the office.
F12. All required fire hydrants shall be installed, tested and accepted or bonded for prior to
Final Map approval. Vehicular access must be provided and maintained serviceable
throughout construction.
Master Case 02-175
Aprfl 12, 2005
Page 33 of 37
F13. Street widths for this project shall conform to the widths indicated on the cross-sections
on this Tract Map. All street widths shall be measured from the curb flow line to curb
flow line.
F14. Temporary turn-arounds are required for the end of Newhall Ranch Road and end of
Santa Clarita Parkway. The tum-arounds shall be either a cul-de-sac bulb with a 32 -foot
center line or a hammer -head design, which would be posted and red curbbed "NO
PARKING - FIRE LANE". These temporary turnarounds are required to stay in place
until the bridges have been completed and are opened to an existing street.
F15. All streets with center medians shall have a minimum paved width of 20 feet on each side
of the median, with street posted and red curbed "NO PARKING - FIRE LANE".
F16. The traffic circle at the end of "N" Street is approved. The area surronding the traffic
circle shall posted and red curbed "NO PARKING -FIRE LANE".
F17. If gates are installed, provide 4 sets of gate detail plans to the Department's Land
Development Unit prior to any approvals for this Tract Map, and the construction of any
dwelling unit. Gates shall conform to the Department's Regulation 95.
F18. Due to "N" Street extending greater than 700 feet in length, "N" Street shall a minimum
street width of 36 feet, curb -flow -line to curb -flow -line, not 34 feet as indicated on the
map. Provide four (4) revised copies of this page only of the Tract Map indicating this
correction. This is required to be submitted to the Land Development Unit prior to any
approvals of this Tract Map.
ADDITIONAL ACCESS REQUIREMENTS FOR ON-SITE ACCESS FOR AREA "C" &
AREA "D":
F19. Provide a minimum unobstructed driveway width of 28 feet, clear -to -sky to posted and
red curbed "NO PARKING - FIRE LANE". Each turning radius shall be 42 feet from
the center -line.
F20. If gates are installed, provide 4 sets of gate detail plans to the Department's Land
Development Unit prior to any approvals for this Tract Map, and the construction of any
dwelling unit. Gates shall conform to the Department's Regulation #5. Gates shall be the
same width as the driveway (28 feet), with all gate accessory hardware out of the access
way when the gate is in the fully open position.
F21. A second means of access is required prior to the construction of the 501" dwelling unit.
Additional access requirements may be required during the final map and building
construction process.
Master Case 02-175
April 12, 2005
Page 34 of 37
ADDITIONAL WATER SYSTEM REQUIREMENTS:
F22. The required fire flow for nineteen (20) public fire hydrants located on Newhall Ranch
Road, adjacent to Area "C" and Area "D", is 5000 gpm at 20 psi for 5 hours with 3 fire
hydrants flowing.
F23. Fifty-eight (59) public fire hydrants are required to be installed on all other streets,
including Newhall Ranch Road, as indicated on the tract map. The required fire flow is
1250 gpm at 20 for 2 hours with one (1) fire hydrant flowing.
F24. Twenty-two (24) on-site fire hydrants are required within Area "C" & Area "D". The
required fire flow is 2500 gpm at 20 psi for 2 hours with two (2) fire hydrants flowing.
Added City Council Conditions
CCI. Santa Clarita Parkway shall be constructed with two vehicle lanes, graded to its full right-
of-way width as shown on the VTTM with the four potential future lanes landscaped until
warranted in the future.
CC2. The applicant shall install two water guzzlers along the Santa Clara River for wildlife
enhancement to the satisfaction of the Director of Planning and Economic Development.
CC3. The applicant shall enhance the Pipeline corridor under the Newhall Ranch Road Bridge
for its potential use for on-site wildlife mobility to the satisfaction of the Director of
Planning and Economic Development.
CC4. Upon completion of the project, no residential or commercial lots shall be located within
a flood hazard as defined by the FEMA/FIRM maps, as updated by an approved Letter of
Map Revision for the Riverpark project.
CCS. The applicant shall construct a water feature, not to exceed a cost of $10,000.00, at the
trailhead located on Newhall Ranch Road to the satisfaction of the Director of Parks,
Recreation, and Community Services.
CC6. The applicant shall reimburse the City of Santa Clarita for costs associated with the hiring
of an environmental monitor (expected to be Wildan Consultants) to oversee and review
the regular updates to the Mitigation Monitoring and Reporting Program prepared by the
project's environmental consultant (Impact Sciences).
CC7. All lighting, including lighting near the Santa Clara River corridor, be directed down,
back shielded, or fully hooded.
CCB. Final colored elevations of the residential units, and the final site plan (including
setbacks) shall be reviewed and approved by the Planning Commission prior to issuance
Master Case 02-175
April 12, 2005
Page 35 of 37
of a building permit. The applicant shall provide articulated facades for all building
elevations that can be seen from public streets. The applicant shall utilize colors that are
natural to the environment and should include architectural features such as porch/entry
ways, enhanced window treatments, and building massing on all visible sides. The front
yard setbacks are approved for 16 feet on traditional garage facing street designs, so long
as 95% to 100% of the garages on these lots are set back a minimum of 5 feet from the
front elevation. All driveways shall be 20 feet long.
CC9. The applicant shall grade the full right-of-way for the Cross Valley Connector (CVC)
from Bouquet Canyon Road to the Newhall Ranch Road/Golden Valley Road Bridge
over the Santa Clara River prior to occupancy of the 500th unit. The grading for this
portion of the CVC shall be to certified subgrade and will also include the construction of
the bridge over the Los Angeles Department of Water and Power Aqueduct.
CC10. The applicant shall dedicate the full right-of-way width for Newhall Ranch Road,
including the Newhall Ranch Road/Golden Valley Road bridge, and Golden Valley Road
upon recordation of the first map.
CCI 1. The applicant, in consideration of the approval of the project, shall develop a
comprehensive funding program, subject to the approval of the Director of Building and
Engineering for the construction of the full width of roadway and bridge improvements
for Newhall Ranch Road from Bouquet Canyon Road to the Soledad Canyon Road
flyover (presently being constructed). The funding program for the construction of this
roadway shall be consistent with the project approval and shall be in place no later than
the date that the City has completed the design for the Newhall Ranch Road/Golden
Valley Road Bridge over the Santa Clara River and is ready to bid the project. The
Director of Building and Engineering may modify the project's occupancy restriction
upward, based upon the fact that the applicant has increased the contribution towards this
roadway beyond the project's required Bridge and Thoroughfare fee. The City
acknowledges that the program may include various funding sources, including but not
limited to, Federal grants and/or programs, State grants and/or programs, local financing
programs, developer impact fees, and reimbursement agreements. The City also agrees
to utilize all fees collected from approved development within the City's Bouquet Canyon
Bridge and Thoroughfare District for this roadway until such time that it is completed.
CC12. The applicant shall comply with the requirements of the attached letter of agreement
(Exhibit No 1) between the applicant and Ms. Karen Pearson.
CC13. The applicant has agreed to donate to the City of Santa Clarita 24.27 acres of the North
Valencia 2 Upland Purchase Area (61.1 acres) as defined by the North Valencia 2
Development Agreement. This donation shall occur prior to the Riverpark project's first
occupancy.
Master Case 02-175
April 12, 2005
Page 36 of 37
CC 14. The applicant has agreed to donate to the City of Santa Clarita 2.6 acres of land as shown
on the Riverpark On- and Off -Site Land Dedications Exhibit (Attachment C of the
Project Resolution) located at the corner of Newhall Ranch Road and Grandview Drive.
This donation shall occur prior to the Riverpark project's first occupancy.
CC15. The applicant has agreed to donate to the City of Santa Clarita approximately 141 acres
of the Round Mountain Property as shown on the Riverpark On- and Off -Site Land
Dedication (Attachment C of the Project Resolution) and provide an access easement to
Anza Drive where existing utilities are located. Furthermore, the donation of this
property includes the preservation in perpetuity of 37 acres of the Santa Clara River
Significant Ecological Area (SEA). The City hereby acknowledges that the donation of
this property will be subject to a Creek Conservation Easement granted by Newhall Land
to the California Department of Fish and Game and the Newhall Land or its assignee will
retain all water and mineral rights lying under this property and that Newhall Land or its
assignee will receive blanket easements for accessing, constructing and maintaining
utilities, infrastructure and landscaping located on this property. This donation shall
occur prior to the Riverpark project's first occupancy.
CC16. The applicant has agreed to donate to the City of Santa Clarita approximately 150 acres
of the South Fork Santa Clara River property as shown on the On- and Off -Site Land
Dedications (Attachment C of the Project Resolution). The City hereby acknowledges
that the donation of this property will be subject to a Creek Conservation Easement
granted by Newhall Land to the California Department of Fish and Game and Newhall
Land or its assignee will retain all water and mineral rights lying under this property and
that Newhall Land or its assignee will receive blanket easements for accessing,
constructing and maintaining utilities, infrastructure and landscaping located on this
property. This donation shall occur prior to the Riverpark project's first occupancy.
CC17. The applicant has agreed to contribute $75,000 to the City of Santa Clarita to be used for
facility improvements at the City's Central Park to the satisfaction of the Director of
Parks, Recreation, and Community Services. This contribution shall occur prior to the
recordation of the first map.
CC18. The applicant has agreed to repair the portion of the San Francisquito Creek trail
damaged during the January 2005 storms located within the North Valencia 2 project
area. This portion of the trail was not protected by bank stabilization when it was
initially constructed. The reconstruction of this portion of the trail shall include flood
protection and shall be completed in a timely manner to the satisfaction of the Director of
Parks, Recreation and Community Services.
CC19. The applicant has agreed to contribute $30,000 to the City of Santa Clarita/Saugus Action
Committee for a Saugus Community monument sign and landscaping located on a
triangular parcel of land located on Bouquet Canyon Road north of the Riverpark project
site. This contribution shall occur prior to the recordation of the first map.
Master Case 02-175
April 12, 2005
Page 37 of 37
CC20. The applicant has agreed to contribute $70,000 to the City of Santa Clarita to be used for
the creation of a memorial at the City's Central Park. This contribution shall occur prior
to the recordation of the first map.
CC21. The applicant has agreed to contribute $15,000 to Saugus High School for various
improvements to the school. This contribution shall occur prior to the recordation of the
first map.
CC22. The applicant has agreed to contribute $15,000 to Pleasantview Industries (a non-profit
corporation employing physically and mentally handicapped adults) for various
improvements to their building. This contribution shall occur prior to recordation of the
first map.
CC23. The applicant shall widen the sidewalk in front of Planning Area D from 5 feet to 9 feet.
S:\PBS\CURRENTI!2002\02-175\fmal city council conditions of approval
ty4lbir * I
A LENNAR/LNR COMPANY
March 22, 2005
Karen Pearson
26617 Gavilan Drive
Santa Clarita, CA 91350
RE: AGREEMENT/ RIVERPARK PROJECT
MASTER CASE No. 02-175
Dear Ms Pearson:
Pursuant to our discussions, Newhall Land agrees to the following and agrees that any
future owners shall be bound by the following:
1. Record a restriction on lot 526 of Vesting Tentative Tract Map 53425 (Riverpark)
prohibiting grading, building, structures or parking on the lot as shown on the
Emblem Exhibit dated 1/18/05 (attached). (This lot is surrounded on its north side
and east side by residential fences, its west side by the Bouquet Center wall and
its south side by the above proposed slump stone wall and will be preserved as
open space. Karen Pearson's lot is adjacent to much of the north side of this lot.)
2. Construct a six foot high slump stone wall with vines and irrigation. Newhall
Land will also provide landscaping and irrigation as shown on the attached
Emblem exhibit dated 1/18/05 (attached) prior to occupancy of the residential
units in Area D. This wall will be solidly attached to the hill such that people
cannot pass between the fence and the hill to get from the Riverpark project to the
lot described in the previous paragraph. It will also be attached to the fence which
is behind the Bouquet Shopping Center such that people cannot pass between the
fence and the wall.
3. A standard black wrought iron gate (5 %2 to 6 feet in height) shall be part of the
slumpstone wall to allow for brush and debris maintenance, fire crews, landscape
THE NEWHALL LAND AND FARMING COMPANY
23923 VALENCIA BOULEVARD, VALENCIA, CALIFORNIA 91355-2194 • PHONE 661.265.1000 FAX 661255.3%0 W WWNEWHALL.COM
landscape maintenance, or electrical repair access. The gate shall be locked at all
time and only opened for the above referenced permitted maintenance activities.
4. Plant twenty 24 inch Box Trees as shown on the Emblem Exhibit dated 1/18/05.
Irrigation will be provided to the satisfaction of the Director of Planning and
Economic Development Services. The type of trees that shall be planted pursuant
to the Exhibit may include but is not limited to a combination of the Scented
Cedar, California Pepper Tree, and the African Fern Pine. All tree and shrub
species shall be to the satisfaction of the Director of Planning and Economic
Development Services. -
5. Lot 526 shall be maintained by the Landscape Maintenance District (LMD)
created for the Riverpark project and paid for by future Riverpark residents which
shall include but not limited to weed and debris abatement. The City of Santa
Clarita shall be responsible for the maintenance of the area indicated as being in
the Landscape Maintenance District (LMD) . No costs for this LMD shall be
levied on the existing property owners of the Emblem Tract.
6. The crest of the hill, located within lot 526, which faces Emblem Elementary
school and is directly adjacent to the homes along Gavelin Drive shall not be
graded, bulldozed or altered and shall remain at its present height as illustrated on
Vesting Tentative Tract Map 53425. The western end of nose of the hill shall
remain as is as well.
As always, feel free to contact me at (661) 255-4003 if you have any questions regarding
this letter or the Riverpark project.
Sincerely,
Glenn Adamick
Vice President, Forward Planning and Entitlements
en Pearson
17 Gavelin Drive
Ea-Clartta; CA 91350
cc: Mayor Smyth and Members of the City Council
Ken Pulskamp, City Manger
Lisa Hardy, Planning Manager
Jeff Hogan, Senior Planner
I
R 4j
I
CL
m
C
w
E
v
0)
m
a
a=
Cn W
c �
V
N