HomeMy WebLinkAbout2005-06-28 - RESOLUTIONS - MC 04-287 NEGDEC GVR (2)RESOLUTION NO. 05-81
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA CLARITA, APPROVING MASTER CASE NO. 04-287
(ZONE CHANGE 04-001, GENERAL PLAN AMENDMENT 04-002, TENTATIVE TRACT
MAP 61811, CONDITIONAL USE PERMIT 04-023, HILLSIDE REVIEW 04-006)
AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION TO CHANGE THE
GENERAL PLAN DESIGNATION OF THE SOUTHERN PORTION OF THE 33 ACRE
PROJECT SITE TO RESIDENTIAL MEDIUM HIGH (RMH) TO ALLOW FOR THE
SUBDIVISION AND CONSTRUCTION OF 166 DETACHED CONDOMINIUMS LOCATED
AT THE CORNER OF ROBERT C. LEE PARKWAY AND GOLDEN VALLEY ROAD IN
THE CITY OF SANTA CLARITA
WHEREAS, The City Council of the City of Santa Clarita (hereafter "City') does hereby
make the following findings of fact:
A. On July 6, 2004, an entitlement application was filed by Centex Homes (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 redesignate approximately 18.6 acres of Commercial Neighborhood (CN) land use to
RMH (Residential Medium High) land use; a zone change modifying the Unified
Development Code zoning designation of approximately 18.6 acres of property from CN
(Commercial Neighborhood) to RMH (Residential Medium High); a Tentative Tract
Map to subdivide the project site to allow for three lots with 167 detached condominium
units; a Hillside Review to grade on a project site with over 10% average cross -slope and;
a Conditional Use Permit because the project site has a PD (Planned Development)
Overlay;
B. The application was deemed complete on January 25, 2005;
C. The site is located at the intersection of Golden Valley Road and Robert C. Lee Parkway,
in the City of Santa Clarita. The parcel is described as Assessor Parcel Number
2836-013-134,140, 902, 903;
D. The General Plan presently designates the project site as CN (Commercial
Neighborhood), which provides for a cohesive and independent commercial center
serving the immediate surrounding neighborhood the General Plan Land Use Element
Land Use Map would be amended to re -designate the site under the RMH (Residential
Medium High) General Plan designation, which corresponds to the proposed residential
use;
E. The surrounding land uses consist of Golden Valley High School and multi -family
residences to the north, vacant land to the south, east and west of the project site;
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F. 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 impact to the environment;
G. The project was duly noticed in accordance with the noticing requirements for a zone
change, general plan amendment, tentative tract map, hillside review, and conditional use
permit on June 7, 2005;
H. The Planning Commission held a duly noticed public hearing on this issue commencing
on April 5, 2005, at 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita;
I. 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 recommended the applicant include
gated entries on the project site and adopted Resolution P05-13 recommending that the
City Council approve Master Case 04-287 subject to the attached conditions of approval
(Exhibit "X);
J. At the April 5, 2005 hearing, in the recommendation of approval, the Planning
Commission encouraged the applicant to add gates to the entries of the proposed lots.
The appilcant revised the application and included gates to the entries. With this
revision, the number of proposed units was reduced from 167 to 166. The applicant
resubmitted the revised application on May 27, 2005;
K. A public hearing was duly noticed for the City Council meeting of June 28, 2005, which
was held at 6:00 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard,
Santa Clarita, CA. During this meeting, the City Council received the staff report and
public testimony on the project; and
L. The application was heard before the City Council on June 28, 2005, and was approved
by the Council to allow for the applicant to re -designate the southern 18.6 acres of the
project site (Lots 1 and 3) to Residential Medium High (RMH) and to allow for the
construction of a gated 166 detached condominium residential units on a 33 acre site,
located at Robert C. Lee Parkway and Golden Valley Road.
WHEREAS, CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based
upon the foregoing facts and findings, the City Council hereby find as follows:
A. An Initial Study and a Mitigated Negative Declaration for this project have been prepared
incompliance with the California Environmental Quality Act (CEQA);
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B. The Initial Study has been circulated for review and comment by affected governmental
agencies and the public, and all comments received, if any, have been considered. The
Mitigated Negative Declaration was posted and advertised on March 7, 2005, in
accordance with CEQA. The public review period was open from March 7, 2005,
through April 5, 2005 and the Mitigated Negative Declaration was advertised and posted
prior to the City Council hearing beginning on June 7, 2005, and ended on June 28, 2005;
C. There is no substantial evidence that the project will have a significant effect on the
environment. The Mitigated Negative Declaration reflects the independent judgment of
the City of Santa Clarita;
D. The location of the documents and other material which constitutes the record of
proceedings upon which the decision of the Planning Commission is the Master Case
04-287 project file within the Planning and Economic Development Department and is in
the custody of the Director of Planning and Economic Development; and
E. The City Council, based upon the findings set forth above, hereby finds that the Mitigated
Negative Declaration for this project has been prepared in compliance with CEQA.
WHEREAS, GENERAL PLAN AMENDMENT FINDINGS Based upon the foregoing
facts and findings, the City Council hereby find as follows:
A. The proposed General Plan Amendment is consistent with the objectives of this
Development Code, the General Plan, and development policies of the City to amend the
General Plan Land Use Map (Exhibit "B') from Commercial Neighborhood (CN) to
Residential Medium High (RMH).
The proposed project is consistent with the goals and policies outlined in the City of
Santa Clarita General Plan. The project is consistent with Goal 6 of the Land Use
Element of the General Plan. Goal 3, Policy 3.3 of the Land Use Element seeks
"Encourage a mix of housing types and densities in new large scale residential
development". This proposal is a large scale development that will provide detached
condominiums ranging to size throughout the development. The detached
condominiums proposed will increase the variety of housing types in this area of the
City, as attached and age -regulated condominiums are located to the north of the
project site (north on Sierra Highway), detached single family homes are located to the
east of the site (directly east of Sierra Highway) and to the south of the site (Sierra
Highway at Placerita Canyon) and attached apartments and condominiums are located
further south of the project site (Sierra Highway at Dockweiler Drive).
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WHEREAS, TENTATIVE TRACT MAP F1IMINGS. Based upon the foregoing facts
and findings, the City Council hereby find as follows:
A. The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the Santa Clarita General Plan, this Code, and/or any specific plan:
The proposed subdivision of the 33 -acre project site to allow for the construction of 166
detached condominium residences that would have a gated entry has been designed in
accordance with the subdivision requirements of Title 16 of the City of Santa Clarita's
Municipal Code. Further, the proposed development meets the requirements of the
Unified Development Code (Title 17 of the Municipal Code) for residential development
within the residential zone, such as structural setbacks, and density, including the City's
Gate Ordinance. With the approval of the proposed tentative tract map and land use
designation change and conditional use permit, the proposed land division will meet the
requirements of the Unified Development Code,
B. The site is physically suitable for the type of development:
The project site is physically suited for the proposed subdivision because the project site
and the surrounding properties will not be negatively impacted because the proposed use
is consistent with the existing surrounding use, and the surrounding land use designation.
The three pads that would be the proposed lots (1-3) have been rough graded. No
substantial grading is proposed as part of the proposed residential development. The
design of the gated residential development is suitable to the site because the
development has been designed so no further substantial grading of the site is necessary,
and the development will occur on the areas of the site that were previously graded. The
design of the development includes gated entries on the project site, so no further
improvements to Golden Valley Road or Robert C. Lee Parkway are necessary, with the
exception of the installation of street trees on Robert C. Lee Parkway. In addition, the
project site would be suitable for a residential use based on the shape of the parcel, as
well as its location on a major highwayltraf c corridor in proximity to a high school and
other residential and commercial uses. Therefore, the proposed project would allow for
the development of the project site and provide a suitable use for the proposed project
site;
C. The site is physically suitable for the proposed density of development:
The site is suitable for the proposed density of development because it is located in an
area designated for similar residential use (RMH) and the proposed designation is
substantially consistent with the allowable density and the densityproposed. Further, the
proposed gated development would occur in an area previously graded under an
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application to install Golden Valley Road, Robert C. Lee Parkway, and construct Golden
Valley High School. The areas that would be constructed upon with this application
were graded with the previous development. The grading and site preparation was
analyzed with the previous application and the grading that is part of this development
application would be related to fine grading, which is not considered to be substantial,
therefore, the site is physically suited for the proposed development;
D. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish and wildlife
or their habitat:
An initial study and mitigated negative declaration were prepared for the proposed
project. The concluded that the design of the subdivision will not cause substantial
environmental damage or substantially and avoidably injure fish and/or wildlife species
or their habitat because no fish or fish habitat, or any wildlife habitat or wildlife corridor
is present on the project site. The previous site preparation that occurred on the project
site and was approved and analyzed separately which included the impact to the Primary
Ridgeline that traverses the project site and runs along the Golden Valley Road
alignment. Substantial grading is not necessary for the proposed development because of
the previous site preparation that occurred. Because the previous construction and road
alignment impacted the Primary Ridgeline, further impacts will not occur, therefore, the
design of the subdivision and proposed improvements will not cause environmental
damage; and
E. The design of the subdivision or type of improvements are not likely to cause serious
health problems:
The design of the subdivision is consistent with the development that exists in the area of
the project site, including Golden Valley High School and other residential development
on Sierra Highway, and will not cause serious health problems because there are not any
conditions on the project site that would impact health of the future residents. The
proposed development, a residential detached condominium development, will not
introduce hazardous materials or other harmful substances on the project site that will
create health problem because the land would be used as a typical residential use.
WBEREAS, CONDITIONAL USE PERMIT FINDINGS. Based upon the foregoing
facts and findings, the City Council hereby find as follows:
�^ A. That the proposed location, size, design and operating characteristics of the proposed use
!{ is in accordance with the purpose of this Development Code, the purpose of the zone in
which the site is located, the Santa Clarita General Plan, and the development policies
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and standards of the City, and
The project site has a PD (Planned Development) Overlay. The City's Unified
Development Code requires a review and approval of a conditional use permit when
construction is proposed on a site with a PD Overlay. The proposed residential
development is consistent with the Unified Development Code residential development
standards for the RMH designation. Because the proposed residential development
would occur adjacent to an existing high school and other vacant area with the RUH
designation, this development would be consistent with future development in the area
and compatible with the existing uses.
The applicant is proposing to gate the entries to the site. The location of the gates has
been reviewed and is found to be consistent with the City's Gate Ordinance. The
placement of the gates has received approval from the City's Building and Engineering
Department and the Los Angeles County Fire Department for location and access.
B. That the location, size, design, and operating characteristics of the proposed use will be
compatible with and will not adversely affect or be materially detrimental to adjacent
I uses, residents, buildings, structures, or natural resources, with consideration given to:
! 1. Harmony in scale, bulk, coverage, and density; and
The Unified Development Code requires a conditional use permit be reviewed and
approved for construction on sites that contain a PD Overlay designation and when
gated entries are proposed. The applicant submitted a project that would not require
further grading of the three pads that were created with the previous development of
the area, and the applicant submitted a unit count that complies with the density of
the site based upon the original topography of the site. >f rth the zone change and
general plan amendment and approval of the conditional use permit, the project will
comply with all applicable sections of the UDC.
The applicant is required to receive approval of a conditional use permit because
gates are proposed to be installed at the entrances to the site. The three entries to the
private driveways proposed on the threelots would be gated with this review. The
private driveways complies with the City's
placement of the gates and width of the
Gate Ordinance and the Los Angeles County Fire Department has determined all
access requirements have been met. The site is surrounded by vacant land and is
accessed by Robert C. Lee Parkway, which is also the primary access to Golden
Valley High School. The gates will provide regulated access and parking for
residents of the proposed development.
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2. The availability of public facilities, services, and utilities; and
The pads that will accommodate the proposed residential structures were previously
prepared and graded with the previously completed construction of the adjacent high
school, Robert C. Lee Parkway, and Golden Valley Road. With the installation of
Golden Valley Road and Robert C. Lee Parkway, utilities were installed for the future
development of the project site. With the applicants submittal of a sewer area study,
installation of private recreation amenities on site, and stated in the mitigated
negative declaration prepare for the project, public facilities, services and utilities
are available to the project site for this proposed gated residential development.
3. The harmful effect, if any, on desirable neighborhood character; and
•The proposed gated development will not have a harmful effect on neighborhood
character, as the proposed development is surrounded by vacant parcels of land, with
the exception of Golden Valley High School. This development will establish a
residential neighborhood character in this area of Golden Valley Road, where the
surrounding parcels are designated as residential land uses and are currently vacant,
with the exception of the high school. The gates to be installed on the three proposed
lots, at the entrances to the lots will regulate parking and access for the residents of
the proposed development.
4. The generation of traffic and the capacity and physical character of surrounding streets;
The proposed gated residential development will increase traffic on Robert C. Lee
Parkway and Golden Valley Road (designated a Major Highway by the City's
General Plan). The applicant submitted a tra, f Fc study that was accepted by the City,
and the mitigation proposed in the traffic study is contained in the conditions of
approval for the project. The proposed gates would be located on the project site, and
would not obstruct traffic on Robert C. Lee Parkway, as adequate stacking and
access would be provided on the project site, outside of the gates. Therefore, no
impact to the physical capacity or character of the surrounding streets is anticipated.
5. The suitability of the site for the type and intensity of use or &Welopment which is proposed;
and
The site was previously graded as part of the Robert C. Lee Parkway, Golden Valley
Road and Golden Valley High School construction. ,Although the project site is flat
due the previous development, the applicant submitted a density that is based upon
j the natural topography of the site. Though the applicant is requesting land use
designation changes, the surrounding parcels adjacent to the project site are vacant
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and are also designated for residential uses. The site is adjacent to Golden Valley
Road, a Major Highway, as designated in the City's General Plan. The site is
suitable for this development because the proposed density complies with the density
allowed by the proposed land use designation and the intensity of use and
development will not impact the site or surrounding sites because most of the
adjacent land is vacant, with the exception of the high school. The gated entries
proposed with this development will regulate access and parking into and on the
proposed residential development.
6. The harmful effect, if any, upon environmental quality and natural resources.
The proposed development will create a short term increase in air and noise pollution
during site preparation and construction. However, the increase is not anticipated to
be substantial or long term and will only be associated with the grading of the
proposed project. No natural resources are anticipated to be damaged with the
project. The site was previously rough graded as part of the installation of Golden
Valley Road, Golden Valley High School and Robert C. Lee Parkway. Environmental
impacts were analyzed as part of that project. This proposal is to develop three sites
with 166 residences with gated entries. No substantial impact to the surrounding
parcels or adjacent Golden Valley High School will occur. A mitigated negative
declaration that analyzed and mitigated potential impacts from the development and
use of the site was prepared. This mitigated negative declaration is part of the project
and will ensure any impacts from the project are less than significant.
C. That the proposed location, size, design, and operating characteristics of the proposed use
and the conditions under which it would be operated or maintained will not be
detrimental to the public health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity:
The Unified Development Code permits development on sites with a PD Overlay with the
approval of a conditional use permit. The proposal is to change the designation of
portions of the project site from CN (Commercial Neighborhood) to RMH (Residential
Medium High), create three lots and construct 166 detached condo units on 33 acres of
land with gated entries.. The applicant has used the original natural topography of the
project site to determine the allowable density of the project site. The application and all
related entitlements were reviewed by City staff and the Los Angeles County Fire
Department and was found to be in compliance with all of the applicable standards and
requirements in the Unified Development Code such as density, parking and access. The
development will not create a sign (cant impact and is not anticipated to impact public
health, safety or welfare.
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D. That the proposed use will comply with each of the applicable provisions of the City of
Santa Clarita Unified Development Code, except for an approved variance or adjustment;
With the approval of the zone change and general plan amendment and conditional use
permit, the proposed residential use meets all provisions of the Unified Development
Code. No variance or other adjustment is necessary with this proposal.
WHEREAS, HILLSIDE REVIEW FINDINGS. Based upon the foregoing facts and
findings, the City Council hereby find as follows:
A. Natural topographic features and appearances shall be conserved by means of landform
grading so as to blend any manufactured slopes or required drainage benches in to the
natural topography:
A primary ridgeline was designated on the project site by the City's Ridgeline
Preservation Map. Previous grading, which included grading the project site, the
installation of Golden Valley Road and Golden Valley High School substantially
impacted this ridgeline. The impacts were analyzed and approved under a previous
application. Although grading would occur with this application, the grading would be
limited to fine grading, which would consist of removal and recompaction. Despite the
previous disturbance to the ridgeline, the applicant was required to use the natural
topography cross slope of the site to calculate density in compliance with the City's
Hillside Preservation Ordinance density cross slope standards. The project does comply
with these density standards. No further substantial grading is part of this application to
develop the site with 166 detached condominium units because the site was previously
prepared under a separate application. Because the ridgeline was previously impacted
by a project that was analyzed and approved with another application, landform contour
grading is not a requirement of this application because minimal grading would occur,
and no further disturbance to the primary ridgeline would result from this project; and
B. Significant, natural, topographic prominent features shall be retained to the maximum
extent possible:
There is a designated primary ridgeline that terminates on the project site. This ridge is
no longer in its natural state, as it was previously impacted with the rough grading of the
project site, construction of Golden Valley High School and installation of Golden Valley
Road. The proposed project will not further impact the ridgeline, after development of
the project site. The existing landform that exists on the site has been graded previously.
Based on the previous impacts to this landform, the grading associated with the proposed
project will not create any substantial further impact, beyond what site preparation and
construction previously occurred on the project site, and
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C. Clustered sites and buildings shall be utilized where such techniques can be demonstrated
to substantially reduce grading alterations of the terrain and to contribute to the
preservation of trees, other natural vegetation and prominent landmark features and are
compatible with existing neighborhoods:
No clustering is proposed with the proposed project. However, the proposed residences
would be constructed on the flat portions project site, which were originally created by
the previous high school and road construction. Because the site was previously rough
graded, this application for residential development would be limited to fine grading to
prepare the existing pads for construction; and
D. Building setbacks, building heights and compatible structures and building forms that
would serve to blend buildings and structures with the terrain shall be utilized:
The proposed project meets the setback requirements from all property lines and between
structures. The applicant is proposing substantial landscaping along the project
frontage on Golden Valley Road, including a landscaped berm to reduce the height of the
exposed portion of the mitigation sound wall on Lot 3, which will soften the view of the
proposed development from the public view. The proposal includes three architectural
styles that are compatible, though have distinct details such as color, wrought iron,
shutters and gable siding that is specific to the individual design. The proposed design of
the structures will help to break up the massing of the proposed buildings; and
E. Plant materials shall be conserved and introduced so as to protect slopes from slippage
and soil erosion and to minimize visual effects of grading and construction on hillside
areas, including the consideration of the preservation of prominent trees and, to the extent
possible, reduce the maintenance const to public and private property owners:
The slopes that surround the three project areas were created with the construction of
Golden Valley Road and Golden Valley High School. As part of the grading
requirements, the application was required to hydro -seed the slopes created with this
construction that surround the three existing pads (Lots 1, 2, 3). The seed species used
are appropriate for the Santa Clarita climate. The slopes were hydro -seeded two years
prior to the date of this resolution. At this time, the slopes are thriving, therefore, the
slopes will not have to be disturbed as part of this application. The applicant will plant a
mix of deciduous and evergreen plantings within the proposed residential development
and along the entry ways to the three lots, including in the recreational areas on site. The
preliminary landscape plans for this proposal have been approved. Prior to approval of
building permit, the final landscape and irrigation plans will be approved. An HOA
(home owners association) will be formed to maintain all common areas on the project
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site, including all of the hillside areas; and
F. Curvilinear street design and improvements that serve to minimize grading alterations
and emulate the natural contours and character of the hillside shall be utilized:
The applicant is proposing to utilize the flat existing pad areas previously created with
the construction of Golden Valley Road and Golden Valley High School. Therefore, with
this proposed development, fine grading is necessary for site preparation and
construction. No further extensive grading is necessary or grading that will alter the
existing slopes with the proposed development; and
G. Grading designs that serve to avoid disruption to adjacent property shall be utilized:
The applicant is proposing to utilize and construct upon the existing pads that were
created under a separate permit. No off site grading is proposed with this application
and minimal grading is necessary for site preparation for this development. The existing
manufactured slopes were previously created under a separate permit and hydro -seeded
for stability. These slopes will not be disturbed with the grading and site preparation
that is associated with this application; and
H. Site design and grading that provide the minimum disruption of view corridors and scenic
vistas from and around any proposed development shall be utilized:
There are no existing view corridors or scenic vistas that are being disturbed by the
proposed project.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
SECTION 1. Based upon the testimony and other evidence, if any, received at the public
hearing, and upon studies and investigations made by the City Council and on its behalf, the
Council further finds and determines that this proposal is consistent with the City's General Plan,
as amended, including the land use designation for the project site of Residential Medium High.
SECTION 2. The City Council does hereby approve the following entitlements requested
under Master Case 04287; General Plan Amendment 04-002 (Amending the Land Use Map,
referenced as Exhibit B, on file in the Planning Division), Tentative Tract Map 61811,
Conditional Use Permit 04023, and Hillside Review 04-006 subject to the conditions of
approval as referenced herein as Exhibit A.
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SECTION 3. "This resolution will take effect upon the adjournment of the City Council's
June 28th City Council meeting. The change to the City's General Plan contemplated herein will
take effect upon adjournment of the June 28, 2005 City Council meeting simultaneously with any
other changes to the General Plan approved by the City Council at that same meeting so that for
purposes of Government Code section 65358, all such changes shall constitute one amendment to
the General Plan.
SECTION 4. The City Clerk shall certify to the adoption of this Resolution and certify
this record to be a full, complete, and correct copy of the action taken.
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PASSED, APPROVED AND ADOPTED this 28th day of June, 2005.
ATTEST:.'`"-
CITYExEK=
STATE OiCALiFORNIA )
COUNTY OF LOS ANGELES ) as
CITY OF SANTA CLARITA
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Resolution was introduced and passed at a regular meeting of the City Council held on
the 28th day of June, 2005, by the following vote to wit:
AYES: COMMISSIONERS: McLean, Weste, Kellar, Ferry, Smyth
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: None
13
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
1, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution No. 05-81, adopted by the City Council of the City of
Santa Clarita, California on June 28, 2005, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this _ day of
.20
Sharon L. Dawson, CMC
City Clerk
By
Susan Coffman
Deputy City Clerk
Resolution
EXHIBIT A
MASTER CASE 04-287
ZONE CHANGE 04-0019 GENERAL PLAN AMENDMENT 04-002, TENTATIVE
TRACT MAP 61811, CONDITIONAL USE PERMIT 04-023, HILLSIDE REVIEW 04-006
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
r 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.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 2 of 23
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.
Planning Division
PLL All Final Maps shall be in substantial conformance with the tentative parcel map,
landscape plan, and architectural elevations approved by the City Council on June 28, 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-
287.
PLI This approval shall not supersede the approval of any other affected agencies
requirements.
PLA. The applicant and property owner shall comply with all inspection requirements as
deemed necessary by the City of Santa Clarita.
PL5. 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.
PL6. All requirements of the Unified Development Code (UDC) and of the specific zoning
RMH (Residential Medium High) of the subject property must be complied with unless set forth
in the permit and/or shown on the tentative map.
PL7. The applicant shall comply with all applicable Building and Engineering Department
requirements.
PL8. The applicant shall comply with all applicable regulations and fees of affected agencies at
the building permit stage, including Los Angeles County Fire Department and Library fees.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
t Page 3 of 23
PL10. 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
PL9. 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. Where 164
units are proposed, the applicant shall provide a minimum of 82 guest parking spaces throughout
the project site (evenly dispersed between the three lots). This has been shown on the map.
Parking at the end of a cul-de-sac or private driveway is not be permitted.
PL10. All residential units must contain a garage for two vehicles with a minimum dimension
of 20' by 20' interior floor to roof. Please be aware that this area cannot be obstructed with
pipes, equipment or walls.
PLII. The applicant shall comply with residential setback requirements for the proposed
residences as specified in the City's Unified Development Code (5' structural setback from the
private drive and, 10' between homes) with the standard lot configuration notes on the map. It is
! recommended that the CC&R's contain language regarding patio structures and compliance with
t setbacks. These setbacks shall apply to patio structures.
PL12. The required front and street side yards shall be landscaped. All plant material shall be
irrigated by automatic sprinklers or drip irrigation systems. Patios, seating areas, parking and
circulation spaces can be included in the setback areas to help buffer adjoining parcels from one
another.
PL13. Required parking spaces shall not be permitted in the required front setback.
PL14. Masonry walls, six feet in height, from the highest finished grade, shall be required on the
rear and side property lines. Block walls shall be included in along roadways, as deemed
necessary as mitigation in the Noise Study included as part of the initial study and Mitigated
Negative Declaration completed for this project.
The slope area along Golden Valley Road and adjacent to the six (6) foot exposed mitigation
noise barriers shall be planted to the satisfaction of the Director of Planning and Economic
Development.
PL15. 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
Resolution, Exiubit A
Final Conditions of Approval
Master Case 04-287
Page 4 of 23
space requirement; however, land occupied by any recreational buildings and structures may be
counted as required open space.
PL16. The following recreation facilities shall be provided at a minimum;
• Landscaped park like quiet area;
• Children's play area;
• Family picnic area;
• Swimming pool with cabana or patio cover.
PL17. Recreational vehicle parking areas shall be provided, fully screened from public view, or
the development shall prohibit all parking of recreational vehicles.
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
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
r Architect.
I` PL19. Retaining walls in the back of the pad on a lot shall be a maximum of eight feet in height.
Retaining walls in the side yard of a lot shall be a maximum of six feet in height. If greater
height is desired, two, four -foot walls may be used with planters in between the walls to soften
the effect within a minimum horizontal spacing of three feet. Retaining and/or garden walls and
fences or combination there of, shall be a maximum of 42" within all required front and street
side yards on corner lots.
PL20. Structures throughout the project shall be limited to a maximum of 35' in height or two
stories. 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.
Grading & Landscaping
PL23. The overall slope, height or grade of any cut or fill slope shall be developed to appear
similar to the existing natural contours in scale with the natural terrain of the subject site.
PL24. Where any cut or fill slope exceeds 10 feet in horizontal length, the horizontal contours of
the slope shall be developed to appear similar to the existing natural contours unless modified by
the City Council.
PL25. Grading shall be phased so that prompt re -vegetation or construction will control erosion.
Where possible, only those areas that will be immediately developed, resurfaced; or landscaped
shall be disturbed.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 5 of 23
PL26. No excavation or other earth disturbance shall be permitted on any hillside area prior to
the issuance of a grading permit, with the exception of drill holes and exploratory trenches for
the collection of geologic and soil data. These trenches are to be properly backfilled and, in
addition, erosion treatment shall be provided where slopes exceed 20 percent.
PL27. 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.
PL28. Landscape coverage and stabilization of graded slopes shall be selected and designed to
be compatible with surrounding natural vegetation. Plant material shall be selected according to
compatible climatic, soil and ecological characteristics of the region. A City -approved irrigation
system shall be utilized for plant establishment, but plant materials that require excessive water
after becoming established shall be avoided. Native plant materials or compatible, non-native
plant materials shall be selected.
PL29. Prior to issuance of grading permit, the applicant shall provide final landscape, light, and
irrigation plans for the review and approval of the Planning Division. These plans shall be
consistent with the approved preliminary plans and be prepared by a licensed landscape architect.
PL30. Slope planting and irrigation plans may be separate from the residential area plans.
PL31. The plant palette shall not include any plants listed as invasive exotic pest plants by the
California Invasive Plant Council.
PL32. Slope plant materials shall emphasize those native to the Santa Clarita Valley region and
shall be compatible with the existing hydroseeded species.
PL33. Trees visible from the property's public street frontage shall be a minimum 24" box size,
and shall include a proportionate number of 36", 48", and 60" box -size specimens.
PL34. The applicant shall landscape graded slopes unless slopes are already stable resulting
from prior hydroseed application with the installation of Golden Valley Road (such as the
frontage of "Site A" that abuts Golden Valley Road). Where new planting is required, plant
materials shall include one (1) tree per 150 square feet of slope area and one (1) shrub per 100
square feet of slope area. Where fuel modification requirements reduce the total number of trees,
proportionate increases in tree specimen size will be required throughout the project site.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 6 of 23
PL35. The applicant shall apply jute netting five feet (5') high and higher in vertical elevation
and elsewhere where needed for erosion control.
PL36. 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 not limited to,
shredded bark, river rock, crushed rock, pea gravel, etc., and must be al least three (3) inches
deep.
PL37. Prior to occupancy, the applicant shall install all proposed irrigation and landscaping,
including irrigation controllers, staking, mulching, etc., to the satisfaction of the Planning
Division. The Director of Planning and Economic Development may impose inspection fees for
more than one landscape inspection.
PL38. The applicant shall be required to include cross sections of the proposed private
driveways, Golden Valley Road and Robert C. Lee Parkway. Where not currently installed, the
applicant shall be required to install landscaped parkways, as depicted by UDC Section
17.15.020.A.5, and as shown in the street cross sections.
Architecture
PL39. As depicted on the approved elevations for the proposed residences, all elevations visible
from a public right of way 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 surrounding 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.
Engineering Division
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
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 7 of 23
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 or issuance of any permits, the applicant shall file with the
County Recorder, a Certificate of Compliance for Lot Line Adjustment encompassing all parcels
within the boundaries of this project. Prior to being filed with the County Recorder, the Lot Line
Adjustment shall be reviewed and approved 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.
EN5. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, as directed by the City Engineer.
EN6. 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.
EN7. 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.
EN8. 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.
EN9. 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.
EN10. 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.
ENI I. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of easements:
a. The applicant shall secure at the applicant's expense sufficient title or interest in land
to permit any off-site improvements to be made.
b. If the applicant is unable to acquire sufficient title or interest to permit the off --site
improvements to be made, the applicant shall notify the City of this inability not less
than six months prior to approval of the final map.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 8 of 23
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.
It. The applicant shall not sell any lot/paroel/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.
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 "£" 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.
Resolution, Exhibit A
r Final Conditions of Approval
G Master Case 04-287
Page 9 of 23
EN12. 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
EN13. Prior to final map approval, the applicant shall submit a notarized affidavit to the
CityEngineer, 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.
EN14. 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.
EN15. 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 Requirements
EN16. 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.
EN17. Prior to final map approval, the applicant shall dedicate all required easements on the
final map; and prior to occupancy, construct required drainage improvements.
EN18. 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.
EN19. 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.
EN20. 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.
EN21. Prior to final map approval, the applicant shall submit drainage plans and necessary
support documents to comply with The Department of Building and Engineering requirements,
t as directed by the City's Director of Building and Engineering.
l EN22. Prior to the City's release of any bond monies posted for the construction of stone drain
infrastructure, the applicant or subsequent property owners shall be responsible for providing all
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 10 of 23
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.
EN23. 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.
EN24. 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.
EN25. 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.
EN26. Prior to final map approval or grading plan approval, 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.
EN27. Prior to issuance of building permits, the applicant shall construct all grading and
drainage facilities within the project site.
EN28. Prior to final map approval, the applicant shall provide for contributory drainage from
adjoining properties and return drainage to its natural conditions and secure off-site drainage
acceptance letters from affected property owners.
EN29. Specific drainage requirements for the site will be established at building permit
application.
EN30. 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.
EN31. Prior to issuance of building permits and after final map recordation, the applicant may
be required to 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.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 11 of 23
EN32. 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.
EN33. 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.
Street Improvement Requirements
EN34. 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.
EN35. 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.
EN36. 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.
EN37. 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.
EN38. Prior to occupancy, the applicant shall construct the following required street
improvements:
Street NameCurb d Base& Street
Gutter Pavin Li is
Street Sidewalk
I Trees 5'min
Lendeceped
Median
Golden Valley Road X X X
X X
Robert C. Lee Pkwy. X X X
X X
EN39. 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.
F
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 12 of 23
EN40. Prior to final map approval, the applicant shall provide full cul-de-sacs with dedication at
the terminus of all streets within the subdivision or extend cul-de-sacs beyond the tract
boundaries within the adjacent ownership, as directed by the City Engineer.
EN41. 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.
EN42. 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.
EN43. 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.
EN44. Prior to final map approval, the applicant shall obtain approval of the City Engineer and
r' the City Attorney for a Home Owners Association Maintenance Agreement. The applicant shall
kreimburse the City for the City Attorney's review and approval fee.
EN45. Prior to final map approval, the applicant shall dedicate slope easements, as directed by
the City Engineer.
EN46. Prior to final map approval, the applicant shall dedicate the right to prohibit direct
vehicular ingress and egress rights on the final map on Golden Valley Road and Robert C. Lee
Parkway.
EN47. Prior to final map approval, the applicant shall pay street maintenance fees to cover the
cost of one-time slurry seal of all pavements constructed as public streets within the
development.
EN48. 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.
EN49. 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.
EN50. 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.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 13 of 23
EN51. Prior to occupancy, the applicant shall install a sign at the end of all streets that are to be
extended in the future, as directed by the City Engineer.
EN52. 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.
EN53. 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.
EN54. Prior to occupancy, the applicant shall construct full -width sidewalk at all walk returns.
EN55. Prior to occupancy, the applicant shall construct a wheelchair ramp at intersections, as
directed by the City Engineer.
EN56. Prior to occupancy, the applicant shall provide and install street name signs, as directed
by the City Engineer.
Traffic Requirements
EN57. Adequate sight visibility is required at all intersections (street -street intersections or
street -driveway intersections) and shall follow the latest Caltrans manual for applicable
requirements. This shall be shown on all applicable plans prior to issuance of first building
pen -nit.
EN58. All access shall intersect with Robert C. Lee Parkway 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.
EN59. The centerlines of the two southern 44' private driveways shall be aligned.
EN60. Prior to issuance of the first building occupancy permit, the applicant shall post "No
Parking— Fire Lane" signs along all private roads/alleys with a curb -to -curb width of less than 34
feet. This shall be shown on all applicable plans prior to issuance of first building permit.
EN61. Only parallel parking shall be permitted along the 36' private driveways.
EN62. The tum -around area at all proposed gates shall accommodate a design vehicle consistent
with AASHTO's "large passenger vehicle" definition. The gates shall be located to provide a
minimum of 80 feet stacking distance from the right-of-way along Robert C. Lee Parkway. The
gate area shall be shown as a detail on all applicable plans prior to issuance of first building
permit.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 14 of 23
EN63. Six months after issuance of the first building occupancy permit, the applicant shall
update the traffic -signal timing at the intersections of Golden Valley Road/Sierra Highway and
Golden Valley Road/Robert C. Lee Parkway or pay an in -lieu fee of $4,000 ($2,000 per
intersection).
Sewer Improvement Requirements
EN64. The applicant is strongly encouraged to design and construct a gravity flow only sanitary
sewer system for this project.
EN65. Prior to final map approval, the applicant shall relocate the proposed sewer pump station
and force mains to locations outside of any fire lanes, private driveways, public easements,
and/or public right-of-ways, as approved by the City Engineer. All force mains must transition to
gravity flow before entering any public easements and/or right-of-ways. The proposed pump
station and force mains shall be for temporary use only until such time that a gravity flow main is
constructed northerly of the site within Robert Lee Parkway.
EN66. Prior to final map approval, the applicant shall establish a Home Owners' Association
responsible for both ownership and continued maintenance of the proposed sewer pump station
and force mains until such time that these facilities are no longer needed.
EN67. 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.
EN68. 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.
EN69. 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.
EN70. Prior to final map approval, the applicant shall pay sewer reimbursement charges as
determined by the City Engineer or the County of Los Angeles.
EN71. The discharge of sewage from this land division into the public sewer system will not
violate the requirements of the California Regional Water Quality Control Board pursuant to
Division 7 (commencing with Section 13000) of the Water Code. The deposit is required upon
submittal of final map and easement documents.
EN72. Prior to sewer plan 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.
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 15 of 23
EN73. 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 (166), times the district rate ($15,250), times 0.8;
which is equal to $2,025,200 until June 30, 2005.
The fee is subject to change and is based on the rate at the time of payment.
EN74. 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.
EN75. All construction plans and activities must be in compliance with the provisions of the
storm water permit and associated Standard Urban Stone 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 Aneeles County Fire Department
FDI. Access shall comply with Section 902 of the Fire Code, which requires all weather
access. All weather access may require paving.
FD2. Fire Department. Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
FD3. Where driveways extend further than 300 feet and are of single access design,
turnarounds, suitable for fire protection equipment use shall be provided and shown on the final
map. Turnarounds shall be designed, constructed and maintained to insure there integrity for
Resolution, Exhibit A
Final Conditions of Approval
`C Master Case 04-287
Page 16 of 23
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 Fire lane"
with widths clearly depicted and shall be maintained in accordance with the Fire Code. All
required fire hydrants shall be installed, tested and accepted prior to construction.
FDS. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested and accepted prior
to construction.
FD6. This property 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.
FD7. The applicant shall provide Fire Department or City approved street signs and building
access numbers prior to occupancy.
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 duration of 2 hours, over and above the maximum daily domestic demand. One
hydrant flowing simultaneously may be used to achieve the required fire flow.
FD 10. The applicant is required to install eight (8) public fire hydrants and upgradelverify three
public fire hydrants.
FDIL All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current
AW WA 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. These hydrants shall be
located per the map on file with the Los Angeles County Fire Department.
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.
FD 13. Submit completed (Original Only) fire flow availability form to this office for review.
a. Submit four (4) copies of the water plans to the Fire Department's Land Development
Unit for review.
FD14. Upgrade not necessary, if existing hydrants meet fire flow requirements.
Resolution, Exlubit A
Final Conditions of Approval
Master Case 04-287
Page 17 of 23
FD15. The applicant is required to submit four copies of the water plans to the Fire
Department's Land Development Unit for review. The original copy of the fire flow availability
form (Forml95) shall be submitted to the Land Development Unit for review.
FD14. As indicated on the map, to provide for parking on both sides of the street, provide a
minimum street width of 36 feet. This is to be measured from the curb -flow -line to curb -flow -
line.
FD 15. As indicated on the map, a minimum driveway width of 26 feet, clear -to -sky, to be posted
and red curbed "NO PARKING- FIRE LANE" shall be provided.
FD16. The tum -around at the end of the street on Lot 1 and Lot 3 is required to have a 32 -foot
centerline turning radius. No portion of a vehicle in the parking stalls shall impede into the
street.
FD17. Each gate opening shall be the same width as the driveway (either 26 feet, 24 feet or 20
feet) with all gate accessory hardware is out of the accessway when the gate is in the fully open
position.
FD18. As indicated on the site plans, provide a tum around with a 32 foot center line prior to
entering the gate.
FD 19. Gates shall comply with the Fire Department's Regulation #5.
Building and Safety Division
BUL All structures shall comply with the detailed requirements of the following:
a. 2001 California Building, Mechanical, Electrical and Plumbing Codes,
b. 2001 California energy code with AB970 Amendments to Title 24, and
c. 2002 City of Santa Clarita amendments to the California codes.
BU2. 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.
BU3. 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
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 18 of 23
A copy of the final compaction report shall be reviewed by Building and Safety.
BU4. All structures shall be setback from any ascending and descending slopes per Section
1806.5 of the CBC, or shall be specifically approved by the soils consultant.
BUS. The property is located within 1000 feet of a natural hillside brush area and shall comply
with the City Fire Hazard Zone Ordinance.
BU6. Prior to issuance of building permits, additional clearances will be required from:
a. William S. Hart School District and appropriate elementary school district,
b. Castaic Lake Water Agency,
c. County Sanitation District of Los Angeles County,
d. L. A. County Environmental Services (Health Dept.), and
e. L. A. Co. Environmental Programs (Industrial Waste).
BU7. The common area portions of the project shall fully comply with the disabled access
requirements as specified in Chapter 11B of the California Building Code.
BUB. At the time of application for a building permit, please submit two complete sets of the
following construction documents for plan review: architectural, structural, mechanical,
electrical and plumbing plans, structural and energy calculations, soil report, truss drawings and
calcs, etc., and a single copy of the current tax assessor's map.
BU9. All on-site private sewer lines and laterals shall have a minimum 2% slope per CPC
Chapter 7.
BU10. Sewer laterals shall not cross lot lines.
BUl 1. Show all lot lines, easements, required sideyards, restricted use areas, etc on the site plan.
BU12. Prior to submitted 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.
BU13. The City of Santa Clarita 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.
i
Resolution, Exhibit A
r Final Conditions of Approval
j Master Case 04-287
E Page 19 of 23
PERMITA
200301459
SHEET TITLE:
2ntlFLOOR PLAN
SHEET*:
A-1.3
OF 27 SHEETS
b. A copy of the Planning Conditions shall be incorporated into the plans as a full size sheet.
C. The Truss drawings shall be incorporated into the plans as a full size sheet for approval.
The standard booklet is acceptable until the plans are ready for approval.
d. ICBO and other outside agency reports shall also be incorporated into the plans as a full
size sheet for approval. 8-1/2" by 11' stapled to the plans will no longer be accepted for a
permit.
e. The Recommendation Section of the Soils Report shall be incorporated into the plans on
full size sheets.
Parks and Recreation
PRI. Prior to the recordation of an applicable final bract/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 by the City of Santa Clarita Unified
Development Code.
PR2. The applicant is required to maintain the trail along Golden Valley Road, which is
adjacent to the property prior to and during construction to keep a clean and unobstructed
pathway clear of debris. The trail should at no time be used by the applicant during construction,
and all areas within one foot of the trail should remain clear after construction is completed.
Additional trail signage shall be provided by the applicant to notify trail users of construction.
Submit plans showing trail signage and locations for review and approval of the Director of the
Parks, Recreation, and Community Services Department.
Environmental Services
r Stormwater
tk ES1. This project is a development planning priority
Municipal Stormwater Permit as a development with 10
Stormwater Mitigation Plan (USMP) that incorporates
project under the City's NPDES
or more dwelling units. An Urban
appropriate post construction best
Resolution; Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 20 of 23
management practices (BMPs) into the design of the project must be prepared and approved
prior to issuance of any grading 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 latent (NOI) and Stormwater Pollution Prevention Plan (SWPPP) to the City
prior to obtaining a grading permit.
ES3. The applicant shall be required to pay the USMP Review Fee of $1,230.00 and the
SWPPP Review Fee of $470.00 to the Environmental Services Division upon formal submittal of
these two documents.
Solid Waste
ES4. As approved by the trash hauler, all units should be designed with space provided for two
90 -gallon (minimum size) trash cans, one bin per unit used for recycling and one used for waste,
and one 32 -gallon can for greenwaste.
ESS. The project proponent is encouraged to recycle construction and demolition debris.
Landscape Maintenance District
LMDL Prior to the recordation of the final tract/parcel map, the property must be annexed into
the City's Landscape Maintenance District (LMD) for the maintenance of the medians in Golden
Valley Road and medians and streetscapes within the City. The property shall annex at the
standard rate based on the zoning/usage of the property.
LMD2. No slopes, parkways, or on site landscaping will be allowed into an LMD.
Transit
TRI. The transit impact fee does apply to this project. Currently the rate is $200.00 per
residential unit. This fee is currently under revision. The applicant shall pay the fee in place at
time of final map recordation.
TR2. The applicant shall provide a stylized bench and trash receptacle at the bus stop located
on Eastbound Golden Valley Road nearside Robert C. Lee Parkway. The bench and trash
receptacle specifications and all appropriate paperwork for the bus stop shall be submitted to and
approved by the Transit Division prior to installation. These items shall be installed prior to
occupancy of the proposed residences.
TR3. Applicant shall construct a pedestrian path from the bus stops to the development.
F -
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 21 of 23
TR4. At the location of the bus stop; the applicant shall provide a permanent stylized structure
(no pre -fabricated), that compliments the architecture of the adjacent development, and consists
of a 10'x25' concrete pad placed behind the sidewalk, bench, trash receptacle, lighting (all
electrical conduits shall be located within the shelter structure).
TR5. All mechanical devices (including electric meter) or vault boxes shall be screened from
public view either by location or with mature landscape, vines, etc (please contact the Parks
Division for information). Shelter design, structure and amenities shall be approved by
appropriate city staff including Transit, Planning, Building and Safety, and Engineering. Bench
and trash receptacle specifications and all appropriate paperwork for the bus stop shall be
supplied to the Transit Division prior to installation.
TR6. The bus stop shall comply with all ADA regulations as specified in the most recent
version of the California Disabled Accessibility Guidebook (CalDag). Proposed disabled access
shall be drawn on all plans.
TR7. A color elevations and materials board for the proposed bus shelter structure shall be
supplied to Planning with project submittal.
TR8. Bus stop shall be shown and labeled on the site plan.
TR9. The bus stop location shall be a minimum of 100' from the curb return or as specified by
city staff.
TR10. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction
of city staff.
At the location of the bus stop, the sidewalk shall meet the street for no less than 20'.
Applicant shall construct an in -street concrete pad pursuant to the current city standard and
APWA 131-1.
At all intersections where there are bus stops, there must be a safe, traffic controlled way to cross
the street.
Urban Forestry
Street Trees
UF1. The applicant shall install approved street trees within the Public Right of Way along
Robert C. Lee Parkway. All trees planted within the public right-of-way shall be approved by the
City of Santa Clarita Urban Forestry Division and shall be consistent with the Cross Valley
Connector Aesthetics Master Plan and the existing street trees along Robert C. Lee Parkway
Resolution, Exhibit A
Final Conditions of Approval
Master Case 04-287
Page 22 of 23
UF2. The applicant shall be required to install street trees within the parkways of both public
and private right of ways.
UF3. All trees planted within the public right-of-way shall be a minimum size 24" inch box
container grown tree and shall meet or exceed the minimum requirements set forth in the
California Department of Fire and Forestry Specification Guidelines for Nursery Grown Trees.
UF4. The approved street tree for Robert C. Lee Parkway shall be the Chinese flame tree
(Koelrueteria bipinnata).
UF5. All trees planted within the public right-of-way shall be planted and staked according to
the City of Santa Clarita Tree Planting and Staking Detail Sheet.
UF6. All trees planted' within the public right-of-way shall be required to have lineal root
barriers installed. Root barriers shall be a minimum height of 12" inches and shall not exceed
24" inches in height. Root barriers that are installed within concrete tree wells shall be installed
along the edge of the concrete and consist of one solid lineal barrier for the entire tree well.
UFT The applicant shall be required to install and maintain irrigation to all trees planted within
the public right-of-way. All irrigation shall be approved by the Department of Planning and
Economic Development and the Urban Forestry Division.
UF8. Minimum spacing of all trees planted within both public and private right-of-ways shall
be 30' feet on center and shall not exceed 40' feet on center.
Oak Trees
UF9. The applicant is strongly encouraged to incorporate native species of oak trees within the
project landscape and on surrounding slopes.
UF10. The applicant shall be required to contact the Urban Forestry Division for a final
inspection. At this time final sign -off for verification of compliance and approval of all street
trees may be issued to the applicant.
Planning Commission
PCI. The Planning Commission recommends the applicant revise the submittal to include
gated entries at the three entries to the three lots.
City Council
CCL The applicant shall provide a bus shelter consistent with the City's standards and to the
satisfaction of the Director of Field Services.
....... ......
Resolution, Exhibit
r Final Conditions of Approval
f( Master Case 04-287
Page 23 of 23
CC2. Applicant agrees to provide an in lieu fee to the City of Santa Clarita for 3 for
sale affordable housing units prior to the first certificate of occupancy. These funds
shall be committed to affordable housing in the City of Santa Clarita. The City of
Santa Clarita shall commit this fee within 3 years of receipt of the funds, or funds
shall revert back to Centex Homes.
CC3. The applicant agrees to forego the 30% Quimby credit and pay full Quimby
Fees as calculated at time of payment due.
CC4. Prior to issuance of first building occupancy permit, the applicant shall
install traffic -calming features along Robert C. Lee Parkway and/or at the
intersection of Golden Valley Road and Robert C. Lee Parkway. The design and
location of such features shall be approved by the Director of Building and
Engineering prior to installation. At the City's discretion, the City may collect an
in -lieu fee for the traffic -calming features. If so decided, the in -lieu fee shall be
collected prior to issuance of first building permit.
CC5. The applicant shall provide landscaping on both sides of the perimeter block
walls on the project site to deter vandalism.
shED/CURRENT2004/04-287/CoimciVfinalCOA.doc