HomeMy WebLinkAbout2005-07-12 - ORDINANCES - MC 04-443 SOLEDAN PENLON ZONE (2)ORDINANCE NO. 05-12
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA
APPROVING ZONE CHANGE 04-003 (MASTER CASE 04-443)
TO CHANGE THE 19.53 -ACRE PROJECT SITE FROM BUSINESS PARK PLANNED
DEVELOPMENT (BP PD) TO RESIDENTIAL MODERATE (RM) LOCATED AT THE
INTERSECTION OF SOLEDAD CANYON ROAD AND PENLON ROAD IN
THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA DOES ORDAIN
AS FOLLOWS:
SECTION 1: FINDINGS OF FACT The City Council does hereby make the following findings
of fact:
a. On November 12, 2004, an entitlement application was filed by Soledad Canyon, ARI,
LLC (the "applicant') with the Department of Planning and Economic Development
which included the following requests: an amendment to the General Plan Land Use
Element Land Use Map to re -designate approximately 19.53 acres of Business Park (BP)
land use to RM (Residential Moderate) land use; a zone change modifying the Unified
Development Code zoning designation of approximately 19.53 acres of property from BP
PD (Business Park Planned Development) to RM (Residential Moderate); a Tentative
Tract Map to subdivide the project site for condominium purposes; a Development
Review for the construction of 226 residential units, comprised of 133 detached
condominiums and 93 townhomes; a Conditional Use Permit for a third story element and
gating of the property, and
b. On January 10, 2005, a revised entitlement application was filed by the applicant for a
reduction in the number of units to 150 single family detached condominium units, with a
request for an adjustment to reduce the interior garage space to 18'x19' and reduce the
distance between buildings to 8% and
C. This project was reviewed pursuant to the provisions of the California Environmental
Quality Act (CEQA). The City of Santa Clarita prepared an Initial Study for the project
which determined that the proposed mitigation measures will reduce the impacts
associated with the project to a less than significant level; and
d. The Planning Commission held a duly noticed public hearing on this issue commencing
on May 17, 2005 at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita. At
the hearing described above, the Planning Commission considered staff presentations,
staff reports, applicant presentations, public testimony on the proposal, and the Mitigated
Negative Declaration prepared for the project and adopted Resolution P05-16
recommending that the City Council approve Master Case 04-443 and deny a portion
Adjustment 05-003 for 18'x19' interior garage space, but maintaining the reduced
distance of 8' between buildings, subject to the attached conditions of approval (Exhibit
A); and
e. On May 20, 2005, the applicant withdrew their request for an adjustment for the 18'x19'
interior garage space.
f. A public hearing was duly noticed for the City Council meeting of June 28, 2005 which
was held at 7:00 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard,
Santa Clarita, CA. During this meeting, the City Council received the staff report and
public testimony on the project.
g. The City Council adopted the Mitigated Negative Declaration and approved the 147 unit
single family detached condominium development on 19.53 acres, subject to Conditions
of Approval with a 4-1 vote on June 28, 2005. Upon adoption of the Mitigated Negative
Declaration and approval of the project, the City Council passed the ordinance to a
second reading on July 12, 2005.
SECTION 2. Based upon the testimony and other evidence received at the hearing, and upon the
study and investigation made by the City Council and on its behalf, the City Council further finds
as follows:
a. The proposed Zone Change to change the zoning of the proposed project site located at
the intersection of Soledad Canyon Road and Penlon Road from Business Park Planned
Development (BP PD) to Residential Moderate (RM) as shown on Exhibit B, is
consistent with the objectives of the Development Code, the City's General Plan, and the
development policies of the City.
SECTION 3. The City Council approves the request to re -designate the project site from
Business Park Planned Development (BP PD) to Residential Moderate, as shown on Exhibit B
(on file in the Planning Division).
SECTION 4. The City Clerk shall certify to the passage of this Ordinance and shall cause the
same to be published as required by law.
PASSED, APPROVED, AND ADOPTED this 12th day of July, 2005.
ATTEST:
CITY CPR4.
STATE OfVAL.11~'ORNIA4 )
COUNTY OF WS ANGELES ) ss
CITY OF SANTA CLARITA 1
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Ordinance No.05-12 was regularly introduced and placed upon its first reading at the
regular meeting of the City Council on the 28th day of June, 2005. That thereafter, said
Ordinance was duly passed and adopted at the regular meeting of the City Council on the 12th
day of July, 2005 by the following vote, to wit:
AYES: COUNCHIVMMBERS: Kellar, Ferry, Smyth
NOES: COUNCILIv1EMBERS: Weste
ABSENT: COUNCIIZv1EMBERS: McLean
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )as.
CfrY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Ordinance No. 05-12, adopted by the City Council of the City of
Santa Clarita, California on July 12, 2005, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
2005.
Sharon L. Dawson, CMC
City Clerk
By
Susan Coffman
Deputy City Clerk
3
EXHIBIT A
GENERAL PLAN AMENDMENT 04-004, ZONE CHANGE 04-003, TENTATIVE
TRACT MAP 62343, DEVELOPMENT REVIEW 04-023, CONDITIONAL USE PERMIT
04-029 AND ADJUSTMENT 05-003
Final Conditions of Approval
General Conditions
Gl. The approval of this project shall expire if the Map is not recorded within two (2) years
from the date of conditional approval, unless it is extended in accordance with the terms
and provisions of the City of Santa Clarita's Unified Development Code (UDC).
G2. The applicant may file for a single one year extension of the conditionally approved map
prior to the date of expiration. If such an extension is requested, it must be filed no later
than sixty (60) days prior to expiration.
G3. The applicant shall be responsible for notifying the Director of Planning and Economic
Development, in writing, of any change in ownership, designation of a new engineer, or
change in the status of the developer, within thirty (30) days of said change.
G4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant.
The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its
agents, officers, and employees from any claim, action, or proceeding against the City or
its agents, officers, or employees to attach, set aside, void, or annul the approval of this
Project by the City, which action is provided for in Government Code Section 66499.37.
In the event the City becomes aware of any such claim, action, or proceeding, the City
shall promptly notify the applicant, or if the City fails to cooperate fully in the defense,
the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless
the City. Nothing contained in this Condition prohibits the City from participating in the
defense of any claim, action, or proceeding, if both of the following occur: 1) The City
bears its own attorneys' 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.
G5. The property shall be developed and maintained in substantial conformance with the
approvals granted by the City. Any modifications shall be subject to further review by the
City.
G6. The applicant and property owner shall comply with all inspection requirements as
deemed necessary by the City of Santa Clarita.
G7. The owner, at the time of issuance of permits or other grants of approval agrees to
develop the property in accordance with City codes and other appropriate ordinances
such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Ordinance and Fire Code.
Exbibit A
Conditions of Approval
Master Case 04 443
Page 2 of 24
G8. The applicant must sign and notarize the attached affidavit to confirm acceptance of the
conditions of this grant. The notarized affidavit must then be returned to the Planning
Division before approval is granted.
G9. The applicant is responsible for the underground placement of utilities for future
development of the subject properties and repair of all damages to public improvements
in the public right-of-way resulting from construction -related activities, including, but not
limited to, the movement and/or delivery of equipment, materials, and soils to and/or
from the site.
G10. 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
proceeding to revoke this approval.
G1 1. The applicant shall assure that no physical improvements, structures or obstructive
vegetation be placed within the mitigation area at the northwest comer of the project site
that would prevent vehicular access to the project site in the event of an emergency.
G12. The applicant shall work with staff from the City's Building and Engineering Department
and Planning and Economic Development Department, as well as County of Los Angeles
Fire Department, to provide a 10' wide sidewalk on the east side of the proposed Penlon
Court entrance from the north side of the underpass to the Class 1 Bike trail along
Soledad Canyon Road. Final design shall be to the satisfaction of the Director of
Planning and Economic Development.
G13. The applicant shall work with staff to locate and construct an on site maintenance access
path on the project site. This roadway shall be a minimum of 4 feet in width and
constructed of decomposed granite, the design of which shall be subject to the approval
of the California Department of Fish and Game and to the satisfaction of the Director of
Planning and Economic Development.
G14. The applicant shall dedicate, subject to approval of the California Department of Fish and
Game, to the City of Santa Clarita prior to Building Permit issuance, the 5 acre off-site
mitigation area in the Santa Clara river bottom. The 5 acre river bottom parcel will
maintain an easement to the California Department of Fish and Game.
G15. All residential units along the railway corridor shall be setback a minimum of 80' from
the railroad tracks. This setback results in the loss of 3-4 units from the original proposal
of 150 residential units. The ultimate approval by the City Council of the City of Santa
Clarita is for the development of a maximum of 147 residential units.
G16. Any slopes on the project site requiring a bench drain shall be curvilinear.
Exhibit A
Conditions of Approval
r Master Case 04-443
Page 3 of 24
G17. The applicant shall provide to the City of Santa Clarita, $250,000 (two hundred and fifty
thousand dollars) in addition to the applicants required Quimby mitigation fees prior to
the recordation of the final tract map, to be used as seen fit by the Director of Parks,
Recreation and Community Services.
Planning Division
PLL All Final Maps shall be in Substantial conformance with the tentative parcel map, site
plan, landscape plan, and architectural elevations approved by the Planning Commission
on May 17, 2005.
PL2. This project shall be in conformance with the conditions of approval and all mitigation
measures as stated in the Mitigation Monitoring and Reporting Program for Master Case
No. 04-443.
PL3. The applicant shall provide the units along the railway corridor with double glazed
double pane windows for windows that face the corridor. All building materials shall
meet Title 24 regulation to provide insulation from exterior noise sources.
PLA. This approval shall not supersede the approval of any other affected agencies
requirements.
PL5. The applicant and property owner shall comply with all inspection requirements as
deemed necessary by the City of Santa Clarita.
PL6. It is hereby declared and made a condition of this permit that if any condition hereof is
violated, or if any law, statue, or ordinance is violated, the City may commence
proceedings to revoke this approval.
PL7. All requirements of the Unified Development Code (UDC) and of the specific zoning
RM (Residential Moderate) of the subject property must be complied with unless set
forth in the permit and/or shown on the tentative map.
PL8. The applicant shall provide a two car garage for each residential unit. The garage spaces
shall maintain an interior 20'x20' free and clear space without obstructions (i.e.
washer/dryer, storage, water heater, pipes, equipment and walls).
PL9. The applicant shall comply with all applicable Building and Engineering Department
requirements.
PL10. The applicant shall comply with all applicable regulations and fees of affected agencies at
the building permit stage, including Fire Department and Library fees.
Exhibit A
€^ Conditions of Approval
{ Master Case 04-443
{ Page 4 of 24
PL11. No roof -mounted equipment is permitted to be installed on residential structures. All
ground -mounted equipment including air conditioning units, back flow devices,
transformer boxes, mechanical equipment, etc shall be screened using landscape
materials such as bushes and trees. Ground cover such as mulch and turfgrass is not
acceptable as a screening device.
Site Design
PL12. The applicant shall be aware that the guest parking requirements in the City's UDC
require one standard -sized (9' x 18) parking space be provided for every two units. This
has been shown on the map. Parking at the end of the cul-de-sac will not be permitted.
PL13. The applicant shall comply with minimum multi -family residential setback requirements
for the proposed project site as specified on the approved plans and in the City's Unified
Development Code (20' front yard, 5' side yard, 15' rear yard). It is recommended that
the CC&R's contain language regarding patio structures and compliance with setbacks.
These setbacks shall apply to patio structures.
PL14. The applicant shall comply with the distance between main structures as approved by the
Planning Commission on May 17, 2005 with Adjustment 05-003 for a minimum of 8'
between units.
PL15. An 8' high block wall shall be provided along the entire length of the front/north property
line. The 8' wall shall be located between the north property line and the residential units
that front the railway corridor in order to provide a sufficient area to plant tall vertical
screening trees and other landscaping on both sides of the wall to the satisfaction of the
Director of Planning and Economic Development.
PL16. A minimum of two hundred (200) square feet of open area per ground floor unit shall be
provided and a minimum of one hundred fifty square feet (150) of open space for units
contained wholly on the second story or above shall be provided. Land required for
setbacks or occupied by buildings, streets, driveways, or parking spaces may not be
counted in satisfying this open space requirement; however, land occupied by any
recreational buildings and structures may be counted as required open space.
PL17. The following recreation facilities shall be provided at a minimum:
• Approximately 20,300 square foot recreational lot with a minimum
• 20'x 40' swimming pool, patio, bathrooms and a flat turf area for sport recreational
use.
• Two tot lots of approximately 3,700 sq.ft. and 6,000 sq.ft with appropriate apparatus.
PL18. The applicant is required to install landscape and irrigation in compliance with the
approved plans, consistent with both the City's UDC and the Los Angeles County Fire
Exhibit A
Conditions of Approval
Master Case 04-443
Page 5 of 24
Department Fuel Modification Unit requirements. Drought tolerant species with low
maintenance requirements shall be utilized, where possible. Irrigation shall be on
automatic systems. Landscaping and irrigation plans shall be prepared by a California
Licensed Landscape Architect.
PL19. Retaining walls proposed along the perimeter of the lot shall comply with the City's UDC
requirements for retaining wails, Section 17.15.020(C).
PL20. Structures throughout the project shall be limited to a maximum of 35' in height. Any
future proposal(s) for a building exceeding 35' in height or two stories shall be subject to
the approval of a conditional use permit.
PL21. Air conditioners, antennas, heating, cooling and ventilating equipment and all other
mechanical, lighting or electrical devices shall be operated so that they do not disturb the
peace, quiet and comfort of adjacent and neighboring occupants, and shall be screened,
shielded and/or sound buffered from surrounding units.
PL22. The proposed walls between the units shall be no more than 6' in height as allowed by the
UDC. Prohibited materials for walls and fences include fiberglass sheeting, bamboo
sheeting, or other similar temporary material
Grading & Landscaping
PL23. Grading shall be balanced on site wherever possible. In the event that the project requires
transportation of 10,000 c.y. of earth or greater, the Applicant will be required to obtain a
minor use permit.
PL24. Prior to issuance of grading permit(s), the applicant shall provide final landscape, lighting
and irrigation plans for Planning Division review and approval. The plan must be
prepared by a California -registered landscape architect who is familiar with the plant
palette suitable for Santa Clarita (Sunset Western Garden Book Zone 18, minimum
winter night temperatures typically 2(° to 30° F; maximum summer high temperatures
typically 105° F to 110° F).
PL25. The landscape plan shall show a minimum of 975 trees, corresponding to a ratio of 50
trees per gross acre for 19.5 gross acres (Municipal Code/UDC § 17.15.010(9(9)) Of
these 975 trees, 201/9 (195) shall be 24" box size or larger, 70% (683) shall be fifteen
gallon size or larger and 10% (97) shall be at least five gallon size. Should this
requirement become impossible or impracticable because of fuel modification
requirements or Department of Fish and Game mitigation requirements, the applicant
may substitute a proportionate number of appropriate size specimen trees to the
satisfaction of the Director of Planning and Economic Development.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 6 of 24
PL26. Landscape plans shall contain all elements required by the Development Review
checklist for preliminary landscape plans, and shall be materially similar to those
approved by the Director of Planning and Economic Development, Planning Commission
and/or City Council, and shall conform to the following:
(a) Prior to the recordation of an applicable final tract/parcel map, a homeowner's
association (HOA) shall be formed to have responsibility and authority for all
maintenance, including but not limited to landscaping, irrigation, slopes and
drainage devices.
(b) The plant palette shall not include any plants listed as invasive exotic pest plants
by the California Invasive Plant Council (lists available at
http://groups.ucanr.org/ceppc/), or other plants determined to be invasive by a
competent botanist or biologist.
(c) Trees visible from the property's privatetpublic street frontage and/or in the
property's street -facing common area for a residential project shall be a minimum
24" box size, and shall include a proportionate number of 36," 48," and 60" box -
size specimens (Santa Clarita Architectural Design Guidelines, adopted
December 2002).
(d) Landscape plans shall show plant material to screen at maturity all trash
enclosures, transformer boxes, vault boxes, backflow devices, and other exterior
mechanical equipment. Screening material may include trees, shrubs (15 gallon
minimum size), clinging vines, etc. Masonry block (concrete masonry unit) trash
enclosures shall be screened with both shrubs and clinging vines (Municipal Code
§ § 17.15.040(B)(1-4).
(e) Landscape plans shall show all lighting fixtures, base dimensions, and typical
finish elevations.
(f) The applicant shall apply jute netting to all graded slopes five feet (5') and higher
in vertical elevation and elsewhere where needed for erosion control, and shall
landscape graded slopes (Municipal Code § 17.28.020(B)).
(g) Slope planting shall consist of at minimum one (1) tree per 150 square feet of
slope area and one (1) shrub per 100 square feet of slope area (Municipal Code §
17.80.040(x)(3)). Should this requirement become impossible or impracticable
because of fuel modification requirements, the applicant may substitute a
proportionate number of appropriate larger specimen trees to the satisfaction of
the Director of Planning and Economic Development.
(h) The applicant shall design all irrigation systems for water conservation.
(i) The applicant shall place water -conserving mulching material on all exposed soil
in planting areas not covered by turfgrass. Mulching material may include, and is
Exhibit A
Conditions of Approval
Master Case 04-443
Page 7 of 24
not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must
be at least three (3) inches deep.
(j) Trees planted within fourteen (14) feet of the paved road section along the interior
private roads and Soledad Canyon Road shall conform to Municipal Code §
13.76.110 et seq (Parkway Tree Influence Area) and City Ordinance 92-38
(Parkway Influence Area). The property owner/manager/homeowners'
association shall irrigate and maintain these trees according to City standards.
(k) Trees planted within City right-of-way shall conform to Municipal Code § 13.76
et seq (Parkway Trees).
(1) Prior to occupancy, the applicant shall install all proposed irrigation and
landscaping, including irrigation controllers, staking, mulching, etc., to the
satisfaction of the Director of Planning and Economic Development. The
Director may impose inspection fees for more than one landscape installation
inspection.
(m) Prior to occupancy, the applicant shall submit to the Director of Planning and
Economic Development a letter from the project landscape architect certifying
that all landscape materials and irrigation have been installed and function
according to the approved landscape plans.
Architecture
PL27. As depicted on the approved elevations for the proposed residences, all elevations visible
from a road or public view shall be articulated i.e. comer lots or lots with large setbacks
along view corridors. The following items have been incorporated on the approved
plans:
• Enhanced articulation includes incorporating roof and wall projections and variations
in form, color and texture that break up large flat wall planes.
• The massing, detailing, and materials used on the front fagade are integrated onto the
side and rear elevations, particularly for the homes that are visible from the internal
roads.
• Surface articulation such as window grids and shutters are not a substitute for three-
dimensional architecture.
• Architectural details such as bay or recessed windows and variation in roof lines is
included.
• The mix of materials, finishes, textures, and landscaping adds aesthetic appeal.
PL28. As indicated in the comments from RRM Design Group, Plan A3 shall have a minimum
of three separate elevation alternatives to provide variations in massing and figade. A
variety of colors shall be used to expand the color palette and break up the repetition of
Plan A3.
EzlubitA
Conditions of Approval
Master Case 04-443
Page 8 of 24
PL29. As indicated on the approved plans, the internal courtyards shall be paved at a minimum
with enhanced concrete. Any other material will need to be reviewed and approved by
the Director of Planning and Economic Development.
PL30. A lighting plan shall be submitted prior to a grading permit issuance. Lighting shall be
arranged to prevent glare or direct illumination on the adjacent properties, shall be
consistent with the architectural design of the project and shall meet the requirements of
the Unified Development Code.
PL31. The applicant shall provide where feasible and consistent with the Unified Building
Code, a minimum of 12" overhang/eaves for all residential units. Final design shall be
subject to the Director of Planning and Economic Development.
En¢ineering Division
GENERAL REQUIREMENTS
ENI. At issuance of permits or other grants of approval, the applicant agrees to develop the
property in accordance with City codes and other appropriate ordinances such as the
Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
EN2. Prior to issuance of permits, 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, and has been reviewed and approved the City Engineer. The
applicant shall note all offers of dedication by certificate on the face of the map. The
applicant shall pay a deposit as required to review documents and plans for final map
clearance in accordance with Section 16.26.060 of the Unified Development Code.
EN3. Prior to final map approval, the applicant shall record a reciprocal access and
maintenance agreement, and a reciprocal access easement for all shared driveways and
drive isles within the project site, as directed by the City Engineer.
EN4. Prior to final map approval, the applicant shall label driveways as "Private Driveway and
Fire Lane" on the map, as directed by the City Engineer.
ENS. Prior to final map approval, the applicant shall remove existing structures.
EN6. Prior to final map approval, the applicant shall provide proof of access and delineate said
access on the map.
EN7. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, as directed by the City Engineer.
j EN8. Prior to final map approval, the applicant must inform the City if he intends to file
multiple final maps. The boundaries and phasing plan of these maps shall be designed, as
directed by the City Engineer and the Director of Planning and Economic Development.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 9 of 24
EN9. Prior to final map approval, the applicant shall show that portion which is not divided for
the purpose of sale, lease, or financing as a "Designated Remainder" on the map.
EN10. At map check submittal, the applicant shall provide a preliminary subdivision map
guarantee. A final subdivision map guarantee is required prior to final map approval.
ENI 1. 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.
EN12. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of easements:
a. The applicant shall secure at the applicant's expense sufficient title or interest in land
to permit any off-site improvements to be made.
b. If the applicant is unable to acquire sufficient title or interest to peprnit the off-site
improvements to be made, the applicant shall notify the City of this inability not less
than six months prior to approval of the final map.
c. In such case, the City may thereafter. acquire sufficient interest in the land, which will
permit the off-site improvements to be made by the applicant.
d. The applicant shall pay all of the City's costs of acquiring said off-site property
interests pursuant to Goverment 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."
Exhibit'A
Conditions of Approval
Master Case 04-443
Page 10 of 24
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
subdividees 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.
EN13. Prior to final map approval, the applicant is tentatively required to grant easements on the
final map, subject to review by the City Engineer to determine the final locations and
requirements.
CONDOMINIUM/LEASE REQUIREMENTS
EN14. Prior to final map approval, the applicant shall submit a notarized affidavit to the
City Engineer, signed by all owners of record at the time of filing of the map with the
City, stating that any proposed condominium building has not been constructed or that all
buildings have not been occupied or rented and that said building will not be occupied or
rented until after the filing of the map with the County Recorder.
EN15. Prior to final map approval, the applicant shall place standard condominium/residential
planned development notes on the final map, as directed by the Planning and Building
Services Department.
EN16. Prior to final map approval, the applicant shall dedicate to the City the right to prohibit
the erection of building(s) and other structures within open space/common lots.
GRADING, DRAINAGE & GEOLOGY REQUIRMENTS
EN17. Prior to issuance of grading permits, the applicant shall submit a grading plan consistent
with the approved tentative map, oak tree report and conditions of approval. The grading
plan shall be based on a detailed engineering geotechnical report specifically approved by
the geologist and/or soils engineer that addresses all submitted recommendations.
Exhibit A
Conditions of Approval
Master Case 04 443
Page 11 of 24
EN18. Prior to final map approval, the applicant shall dedicate all required easements, including
but not limited to ingress and egress, on the final map; and prior to occupancy, construct
all required drainage improvements.
EN19. Prior to issuance of building permits, 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, as directed by the City Engineer.
EN20. Prior to final map approval, 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.
EN21. Prior to grading plan approval, the applicant shall comply with all State requirements for
construction within a special studies zone. A geology report must be submitted and
approved. Copies of the report must be sent to the State geologist.
EN22. 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.
EN23. Prior to final map approval, the applicant shall submit drainage plans and necessary
support documents to comply with Engineering requirements, as directed by the
City Engineer.
EN24. Prior to final map approval, the applicant shall dedicate any necessary easements, and
prior to occupancy construct required drainage facilities to remove the flood hazard.
EN25. Prior to the City's release of any bond monies posted for the construction of storm drain
infrastructure, 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.
The applicant or subsequent property owners shall also be responsible for providing
regularly scheduled maintenance of the storm drain infrastructure, as directed by the
City Engineer, until such time that full maintenance is assumed by the Flood Control
District.
EN26. Prior to issuance of building permits, the applicant shall execute and record an agreement
regarding the issuance of building permits within areas subject to flood hazard, and the
storm drain plan must be approved and bonded; if allowed to obtain building permits
prior to completion of storm drain construction.
EN27. Prior to final map approval, the applicant shall indicate by note on the map, prohibiting
the lot owners within this development from interfering with the established drainage and
from erecting concrete block walls or similar solid constructions, except as approved by
the City Engineer.
EN28. Prior to final map approval, the applicant shall show on the map all Los Angeles County
Flood Control District right-of-ways. A permit will be required for any construction
affecting the right-of-way or facilities.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 12 of 24
EN29. Prior to issuance of building permits, if a Grant of Waiver is allowed, the applicant shall
show the flood hazard note and area on a map which is made part of the Grant of Waiver.
EN30. Prior to final map approval, 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.
EN31. Prior to final map approval or grading plan approval, whichever comes first, the applicant
shall have approved by the City Engineer, a drainage study demonstrating that post -
development flows from the site will not be increased from pre -development flows, or
mitigate for the increase.
EN32. Prior to final map approval, the applicant shall show and label on the map all natural
drainage courses on lots where a note of flood hazard is allowed.
EN33. Prior to issuance of building permits, the applicant shall construct all grading and
drainage facilities within the project site.
EN34. Prior to final map approval, the applicant shall provide for contributory drainage from
adjoining properties and return drainage to its natural conditions and secure off-site
r�• drainage acceptance letters from affected property owners.
EN35. Specific drainage requirements for the site will be established at building permit
application.
EN36. Prior to final map approval, the applicant shall adjust lot/parcel lines near the top of
slopes or at similar locations acceptable for establishment of slope maintenance
responsibilities, as directed by the City Engineer.
EN37. Prior to issuance of building permits and after final map recordation, the applicant file
with the County Recorder an amending map prepared by or under the direction of a
registered civil engineer or licensed land surveyor in the State of California, that has been
reviewed and approved the City Engineer, to adjust lot/parcel lines near the top of slopes
or at similar locations acceptable for establishment of slope maintenance responsibilities.
EN38. 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, as directed by the City Engineer.
EN39. Prior to issuance of grading permits or the commencement of any work within any
natural drainage course, the applicant shall acquire permits from the Army Corps of
Engineers and the California Department of Fish and Game.
ExWbit A
Conditions of Approval
Master Case 04-443
r. Page 13 of 24
FLOODPLAINMAZARD AREA REQUIREMENTS
EN40. Prior to final map approval, the applicant shall place a note of flood hazard, delineate the
areas subject to flood hazard, and dedicate to the City the right to restrict the erection of
buildings and other structures in the flood hazard areas; all on the final map.
EN41. Prior to issuance of building permits, the applicant shall submit a pre -construction
elevation certificate and obtain approval for finish floor elevation from the
Engineering Division. The applicant shall comply with requirements for construction of
structures within a flood hazard area. No structures are allowed within a floodway and all
structures within the flood plain/hazard area must have the finish floor elevated 1'-0"
above the projected water surface elevation, or in the case of an AO designated zone, 1'-
0" in addition to the depth number. The applicant shall provide a post -construction
elevation certificate prior to occupancy.
STREET EUPROVEMENT REQUIREMENTS
EN42. All streets shall be designed in accordance with the City's Unified Development Code
and street design criteria; construction shall be completed prior to occupancy. If the City
Engineer determines that it is more beneficial for the City to construct the required
improvement at a later time, the applicant shall pay a cash in -lieu fee that is equivalent to
the cost of improvement.
EN43. Prior to any construction (including, but not limited to, drive approaches, sidewalks, curb
and gutter, etc.), trenching or grading within public or private street right-of-way, the
applicant shall submit a street improvement plan consistent with the approved tentative
map, oak tree report and conditions of approval and obtain encroachment permits from
the Engineering Division.
EN44. Prior to street plan approval, the applicant shall contact the City's Department of Field
Services, Urban Forestry Division for street tree location, species, and approved method
of installation and irrigation.
EN45. Prior to final map approval, the applicant, by agreement with the City Engineer, may
guarantee installation of the improvements through faithful performance bonds, letters of
credit or any other acceptable means. Occupancy shall be withheld if the improvements
are not completed.
EN46. Prior to final map approval, the applicant shall dedicate additional street right-of-way on
Soledad Canyon Road, as directed by the City Engineer.
EN47. Prior to final map approval, the applicant shall offer private and future street right-of-way
for a total of 36 feet from centerline on each side of Penlon Court from the southerly
right-of-way of Soledad Canyon Road to the proposed security gates, plus a 44 -foot
radius right-of-way for tum -around outside the gates per City Standards, as directed by
the City Engineer.
EdibitA
Conditions of Approval
Master Case 04 443
Page 14 of 24
EN48. 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.
EN49. Prior to occupancy, the applicant shall construct the following required street
improvements:
Street Name Curb&
Base&
Street Sidewalk
Sheet Trees
Landscaped
Gutter
PavingLights
Smin
Median
Soledad Canyon Road X
X
X X X
X
Penlon Court X
X
X X X
X
EN50. Prior to final map approval, the applicant shall provide for sight distance along extreme
slopes, curves, or at intersections, as directed by the City Engineer, and provide the sight
distance easement on the final map.
EN51. 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.
EN52. Prior to the final map being filed with the County Recorder, 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; unless subordinated to the proposed grant or dedication. If easements
are granted after the date of tentative map approval, subordination must be executed by
the easement holder prior to the filing of the final map.
EN53. Prior to final map approval, the applicant shall provide letters of slope easements and
drainage acceptance from adjacent property owners, as directed by the City Engineer.
EN54. 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.
EN55. If required, prior to final map approval, the applicant shall dedicate slope easements, as
directed by the City Engineer.
EN56. Prior to final map approval, the applicant shall provide easements for all utility
companies for the proposed vacated area.
EN57. 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 project, as directed by the
City Engineer.
EN58. Prior to occupancy, the applicant shall construct and landscape medians on Soledad
Canyon Road and Penton Court, as directed by the City Engineer.
EN59. Prior to occupancy, the applicant is required to install distribution lines and individual
service lines for Community Antenna Television service (CATV) for all new
development. ,
Exbibit A
Conditions of Approval
Master Case 04-443
Page 15 of 24
EN60. Prior to occupancy, the applicant shall replace driveways to be abandoned with standard
curb, gutter, and sidewalk.
EN61. Prior to 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.
EN62. Prior to occupancy, the applicant shall install additional pavement on Soledad Canyon
Road to provide for a striped left -turn pocket at the intersection with Penlon Court. A
striping plan signed by a registered civil or traffic engineer is required for all conditioned
left -tum pockets.
EN63. Prior to occupancy, the applicant shall construct off-site improvements required to
adequately serve this development. It is the sole responsibility of the developer to acquire
the necessary right-of-way and/or easements.
EN64. Prior to occupancy, the applicant shall repair any broken or damaged curb, gutter and
sidewalk, and refurbish the half section of pavement on streets within or abutting the
project.
EN65. Prior to occupancy, the applicant shall construct full -width sidewalk at all walk returns.
EN66. Prior to occupancy, the applicant shall construct a wheelchair ramp at intersections, as
directed by the City Engineer.
EN67. Prior to occupancy, the applicant shall provide and install street name signs, as directed
by the City Engineer.
TRAFFIC REQUIREMENTS
EN68. Adequate sight visibility is required i
street -driveway intersections) and shall
requirements. This shall be shown or,
building permit.
t all intersections (street -street intersections or
follow the latest Caltrans manual for applicable
all applicable plans prior to issuance of first
EN69. Access shall intersect with Soledad Canyon Road at 90 degrees or as close to 90 degrees
as topography permits (no less than 80 degrees). This shall be shown on all applicable
plans prior to issuance of first building permit.
EN70. Prior to issuance of the first building occupancy permit, the applicant shall post "No
Parking— Fire Lane" signs along all private roads/driveways with a curb -to -curb width of
less than 34 feet. This shall be shown on all applicable plans prior to issuance of first
building permit.
EN71. Minimum width of all interior two-way driveways shall be 26 feet and shall be shown on
all applicable plans prior to issuance of first building permit.
EN72. Prior to issuance of the first building occupancy permit, the applicant shall obtain
approval from the L.A. County Fire Department for the private road/driveway sections.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 16 of 24
EN73. The location, width, and depth of all project access roads/driveways shall conform to the
approved site plan. This shall be shown on all applicable plans prior to issuance of first
building permit. No additional access roads/driveways shall be permitted.
EN74. Access at Soledad Canyon Road/Penlon Court shall be limited to right-in/right-out/left-in
only. This shall be shown on all applicable plans prior to issuance of first building permit.
EN75. Prior to issuance of the first building occupancy permit, the applicant shall provide a
left -tum lane on westbound Soledad Canyon Road at Penlon Court. The left -tum lane
shall have 300 feet of storage and 120 feet of taper. This shall be shown on all applicable
plans prior to issuance of fust building permit.
EN76. Prior to issuance of the first building occupancy permit, the applicant shall provide a 12'
right -turn (eastbound deceleration) lane on Soledad Canyon Road at Penlon Court. This
will require an additional 12 feet of right-of-way. The right -tum lane shall have 300 feet
of storage and 120 feet of taper. This shall be shown on all applicable plans prior to
issuance of first building permit.
EN77. Prior to issuance of the first building occupancy permit, the applicant shall provide a mid -
block U-turn median opening, east of Penlon Court. The left -tum lane shall have 300 feet
of storage and 120 feet of taper. This shall be shown on all applicable plans prior to
issuance of first building permit.
ttt EN78. Six months after issuance of the first building occupancy permit, the applicant shall
update the traffic -signal timing at the intersections of Soledad Canyon Road/Langside
Avenue and Soledad Canyon Road/Camp Plenty Road or pay an in -lieu fee of $2,000 per
intersection ($4,000 total).
SEWER IMPROVEMENT REQUIREMENTS
EN79. Prior to final map approval, the applicant shall dedicate all necessary sewer easements
and the sewer plans shall be approved by the City Engineer and bonded.
EN80. Prior to occupancy, the applicant shall construct main -line sewers with separate laterals
to serve each lot/parcel. Main -line sewers shall have a straight alignment, and shall be
located five feet from and on the northerly and easterly sides of the centerlines of streets
or alleys, except on major or secondary highways where separate sewers shall be located
in the roadway six feet from each curb line, per the City of Santa Clarita Municipal Code,
Section 15.32.460.
EN81. 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.
EN82. Prior to final map approval, the applicant shall pay sewer reimbursement charges as
determined by the City Engineer or the County of Los Angeles.
EN83. The discharge of sewage from this land division into the public sewer system will not
violate the requirements of the California Regional Water Quality Control Board
Exhibit A
Conditions of Approval
Master Case 04-443
Page 17 of 24
pursuant to Division 7 (commencing with Section 13000) of the Water Code. The deposit
is required upon submittal of final map and easement documents.
EN84. Prior to sewer plan approval or final map approval, 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.
FEES AND MISCELLANEOUS REQUIREMENTS
EN85. Prior to final map approval, the applicant shall pay the applicable Bridge and
Thoroughfare District Fee to implement the highway element of the General Plan, as a
means of mitigating the traffic impact of this project.
The applicant may construct off-site improvements of equivalent value in lieu of paying
the Fee, subject to approval of the City Engineer. The fee shall be paid at the times stated
above and will be reimbursed upon completion and acceptance of such off-site
improvements.
[ ) Bouquet Canyon Bridge and Thoroughfare District ($14,730)
[X] Eastside Bridge and Thoroughfare District ($15,250)
[ ] Valencia Bridge and Thoroughfare District ($10,930)
[ ] Via Princessa Bridge and Thoroughfare District ($16,080)
The fee shall be calculated as follows:
Townhouse = the number of units (150), times the district rate ($15,250), times 0.8;
which is equal to $1,830,000 until June 30, 2005.
The fee is subject to change and is based on the rate at the time of payment.
EN86. 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.
EN87. All construction plans and activities must be in compliance with the provisions of the
storm water permit and associated Standard Urban Storm water Mitigation Plan
(SUSMP) as required by the National Pollution Discharge Elimination System (NPDES),
including all applicable Best Management Practices (BMPs), both permanent and
construction -related. The permanent BMPs shall be in place prior to acceptance of the
associated improvements. Construction -related BMPs shall be on the SUSMP plan and
shall be in place during all phases of the construction.
Los Angeles County Fire Department
FDL Access to the development shall comply with Section 902 of the Fire Code, which
requires all weather access. All weather access may require paving.. The all weather
access shall be installed prior to obtaining first occupancy.
Ezbibit A
Conditions of Approval
Master Case 04-443
Page 18 of 24
FD2. Fire Department Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
FD3. Where driveways extend further than 300 feet and are of single access design, turnarounds
suitable for fire protection equipment use shall be provided and shown on the final map.
Turnarounds shall be designed, constructed and maintained to insure there integrity for
Fire Department use. Where topography dictates, turnarounds shall be provided for
driveways that extend over 150 feet in length.
FD4. Private driveways shall be indicated on the final map as "Private 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.
FD5. 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 building permit issuance and construction.
FD6. The Applicant shall provide Fire Department or City approved street signs and building
access numbers prior to occupancy.
FD7. The Applicant shall provide access as shown on Tentative Map and Site Plan. The
Applicant shall provide a minimum driveway width of 26 feet, clear -to sky, to be posted
"NO PARKING FIRE LANE". When an island separates the driveway, a minimum
driveway width of 20 feet on both sides is required, which shall be posted "NO
PARKING -FIRE LANE". As indicated on the site plan, provide a 32 -foot center -line
turning radius.
FD8. The Applicant shall provide water mains, fire hydrants and fire flows as required by the
County of Los Angeles Fire Department, for all land shown on map which shall be
recorded.
FD9. The required fire flow for public fire hydrants at this location is 1500 gallons per minute
at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand.
Two Hydrants flowing simultaneously may be used to achieve the required fire flow.
FD 10. Fire hydrant requirements are as follow:
Install nine (9) public fire hydrants.
FD11. All hydrants shall measure 6"x4"x 2 '/s " brass or bronze, conforming to current AW WA
standard C503 or approved equal. All on-site hydrants shall be installed a minimum of
25' from a structure or protected by a two (2) hour rated firewall.
Exlnbit A
Conditions of Approval
Master Case 04-443
Page 19 of 24
FD12. 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.
FD13. The fire hydrants shall be protected by a barricade. Submit a minimum of four (4) copies
of the water plans to the Fire Department's Land Development Unit for review prior to
obtaining a building permit.
Building and Safety Division
BS 1. All structures shall comply with the detailed requirements of the following:
a The 2001 California Building, Mechanical, Electrical and Plumbing Codes
b The 2001 California energy code with AB970 Amendments to Title 24, and
c 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
b. A final compaction report and Rough Grading Certification shall be submitted to and
approved by the Engineering Division.
c. A copy of the final compaction report shall be reviewed by Building and Safety.
BS4. All structures shall be setback from any ascending and descending slopes per section
1806.5 of the California Building Code.
BSS. A portion of 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. All common use areas, such as paths, walkways to the public way, pool and open areas
shall be accessible for the disabled per chapter 11B of the California Building Code.
(Chapter 11 of the UBC is not adopted in California)
BST Prior to issuance of building permits, additional clearances from agencies not present at
this DRC will be required from:
ExhibitA'
Conditions of Approval
Master Case 04 443
Page 20 of 24
a. William S. Hart School District and appropriate elementary school district,
b. Castaic Lake Water Agency,
c. L. A. County Sanitation District,
An agency referral list is available at the Building and Safety public counter.
BS8. At the time of application for a building permit, please submit two complete sets of the
following construction documents for plan review: architectural and structural plans,
structural and energy calculations, soil report, truss drawings and talcs, etc., and a single
copy of the current tax assessor's map.
BS9. Prior to building permit issuance plans shall:
a. Show all lot lines, easements, required sideyards, restricted use areas, etc on the site
plan.
b. All on-site sewer lines and laterals shall have a minimum 2% slope per CPC.
BS10. Prior to submitting plans to Building and Safety for construction permits, contact Deanna
Hamrick, (661) 255-4935, for addresses. An application, a site plan and a floor plan will
be required.
BS11. The Building and Safety Division is scanning plans for permanent storage. To facilitate
that effort, please incorporate the following data/features into the plans submitted to
Building and Safety for construction permits:
a. The Permit Number, Sheet Title, and the Sheet Number shall be located in the lower
right hand comer of each sheet of the drawing per the following example: (The sheet
number total is the total in the appropriate trades.)
17 Rx
200301459
SHEETTTIE:
2 dFLOOR PLAN
SHEE M
bAA 1 3 mditions shall be incorporated into the plans as a fiill size
at c. T OF27SHEM be incorporated into the plans as a full size sheet for
apl,,U V". 1116 OLMIU ,u Uooklet is acceptable until the plans are ready for approval.
d. ICBO and other outside agency reports shall also be incorporated into the plans as a
full size sheet for approval. Reports that do not contain information required by the
contractor for construction of installation need not be included.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 21 of 24
e. The Recommendation Section of the Soils Report shall be incorporated into the plans
as notes on full size sheets.
BS12. These comments are based on a review of conceptual plans submitted by the applicant for
this DRC. A thorough review will be performed and specific comments will be generated
when the final plans are submitted to Building and Safety.
Parks and Recreation
PRI. Prior to the recordation of an applicable final tract/parcel map, the Applicant is required
to pay a park in -lieu fee to the City of Santa Clarita Parks, Recreation and Community
Services Department, equal to the amount of land established per the UDC.
PR2. The Applicant shall design and construct an interior paseo system for bicycle and
pedestrian use that connects to the regional trail system located on Soledad Canyon Road.
These improvements shall be made to the satisfaction of the Director of Parks,
Recreation, and Community Services Department and shall conform to all City
Standards.
PR3. All open space, graded slopes and drainage areas must be owned and maintained by the
HOA.
Environmental Services
ES 1. 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 Stonnwater Mitigation Plan (USMP) that incorporates appropriate post
construction best management practices (BMPs) into the design of the project must be
prepared and approved prior to issuance of any grading or building permits. Please refer
to the Standard Urban Stormwater Mitigation Plan (SUSMP) guide for details.
ES2. This project area 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) to the State and submit a Stormwater Pollution
Prevention Plan (SWPPP) to the City for acceptance prior to obtaining grading or
building permits.
ES3. Please note the Applicant shall be required to pay the $1230 USMP Review fee and the
$470 SWPPP review fee upon formal submittal. Contact the Environmental Services
Division at (661) 284-1422 with any questions.
ES4. All single family residential dwellings shall be designed with space provided for three
90 -gallon trash bins. It is the developers'/builders' responsibility to ensure that the
Exhibit
Conditions of Approval
Master Case 04-443
Page 22 of 24
residents are aware that the trash cans are placed along the curb area of their respective
streets and not within their courtyard area.
ESS. The Applicant is encouraged to recycle construction and demolition debris. Contact the
Environmental Services Division for debris recycling information.
Landscape Maintenance District
LD1. No slopes or on site landscaped areas are allowed into an LMD.
LD2. Prior to the recordation of the final tract/parcel map, the property must be annexed into
the City's Areawide Landscape Maintenance District (LIVID) for the maintenance of
medians and streetscapes within the Areawide district. The property shall annex at the
standard rate based on the zoning/usage of the property.
LD3. The Applicant shall install or modify as required, any median landscaping in Soledad
Canyon Road along the property frontage. The LMD landscape improvements shall be
bonded or installed prior to the recordation of the final tract/parcel map.
LD4. Prior to the issuance of a Certificate of Occupancy, all LMD median landscape
improvements to the medians adjacent to the tract frontage and any additional median
island improvements required by the City Traffic Engineer shall be made to the
satisfaction of the Director of Administrative Services.
Transit
TRl. There is fixed route bus service every half hour between the hours of 5 am and 10 pm on
Soledad Canyon Road daily.
TR2. 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. The fee in place at the time
of final map recordation or building permit issuance (whichever comes first) shall be
paid.
Urban Forestry
UFl. The Applicant shall be required to install street trees within the parkways of all proposed
streets. Spacing of trees shall be a minimum distance of 30' feet on center and shall not
exceed 40' feet on center at any time.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 23 of 24
UF2. All street trees shall be a minimum 24" inch box container grown tree and planted
according to the City of Santa Clarita Tree Planting and Staling Detail Sheet. All trees
planted within the parkways shall be approved by the Urban Forestry Department.
UF3. All trees to be planted on site shall meet or exceed the minimum requirements of the
California Department of Forestry and Fire Protection Specification Guidelines for
Container -Grown Trees.
UF4. Street trees that are planted within lawn type settings shall require lineal root barriers
measuring a minimum distance of 10' feet on center with the trunk of the tree along all
walkways and curbs. A three foot minimum diameter mulched tree well shall be installed
at the base of each tree with 8-9 inch arbor guards around at the base of all tree bunks.
UFS. The Applicant shall install native species of trees including but not limited to California
sycamore (Platanus racemosa) and Coast live oak (Quercus agrffolia) along the areas
designated as "wetlands". These trees shall be planted in compliance with the regulations
set forth by the California Department of Fish and Game, City of Santa Clarita Urban
Forestry Department, and the Department of Planning and Economic Development.
UF6. The Applicant shall incorporate native species of oak trees within the common areas of
landscape throughout the project site. A minimum of four 60" inch box native oak trees
shall be installed within this development prior to final building sign off.
UF7. The Applicant shall install and maintain an approved irrigation system for all trees
planted within all parkways, public right of ways, and mitigation areas.
UF8. Only drip or bubbler type irrigation shall be installed under the protected zone of an oak
or within 15' feet of the trees trunk. All irrigation shall be approved by the City of Santa
Clarita Department of Planning and Economic Development and the City of Santa
Clarita Oak Tree Specialist.
UF9. Only native vegetation compatible with oak trees shall be planted within 15' feet of any
oak tree planted on site.
UF10. The Applicant and their contractors shall adhere to the final Conditions of Approval at
all times throughout the said project. Any deviation from the final approved plans shall
require written permission from the Department of Planning and Economic Development
and the Urban Forestry Department.
UFl1. The Applicant shall contact the Urban Forestry Department and the Department of
Planning And Economic Development for a final walk-through inspection at the time of
completion of said project. Final sign -off shall only be issued when all applicable items
are compliant with the requirements set forth by the City of SantaClarita.
Exhibit A
Conditions of Approval
Master Case 04-443
Page 24 of 24
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