HomeMy WebLinkAbout2005-06-28 - RESOLUTIONS - MC 04-486 NEGDEC SIERRA HWY (2)RESOLUTION NO. 05-80
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE
NO. 04-486 (GENERAL PLAN AMENDMENT 04-008, ZONE CHANGE 04-005,
TENTATIVE TRACT MAP 60536, CONDITIONAL USE PERMIT 04-030, OAK TREE
PERMIT 04-048, HILLSIDE REVIEW 04-009) AND ADOPTION OF A MITIGATED
NEGATIVE DECLARATION TO CHANGE THE GENERAL PLAN DESIGNATION OF
THE EASTERN PORTION OF THE 9.3 ACRE PROJECT SITE TO RESIDENTIAL
MODERATE (RM) TO ALLOW FOR THE SUBDIVISION AND CONSTRUCTION
OF 55 CONDOMINIUMS LOCATED AT THE INTERSECTION OF
SIERRA HIGHWAY AND AMERICAN BEAUTY WAY
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 December 3, 2004, an entitlement application was filed by W & K 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 4.3 acres of Community Commercial (CC)
land use to RM (Residential Moderate) land use; a zone change modifying the Unified
Development Code zoning designation of approximately 4.3 acres of property from CC
(Community Commercial) to RM (Residential Moderate); a Tentative Tract Map to
subdivide the project site to allow for 55 condominium units; a Conditional Use Permit to
import 65,000 cubic yards of earth onto the project site; an Oak Tree Permit to relocate
an existing oak tree on the project site; a Hillside Review to grade on a project site with
over 10% average cross -slope and to grade more than 1,500 cubic yards of earth on the
project site; and
B. The application was deemed complete on February 18, 2005; and
C. The site is located at the southeast intersection of Sierra Highway and American Beauty
Way, in the City of Santa Clarita. The project site is described as Assessor Parcel
Numbers: 2803-024-017, 018, 019, 020, 010; and
D. The General Plan presently designates 5.0 acres of the project site as Residential
Moderate (RM) and 4.3 acres of the project site as Community Commercial (CC), which
corresponds to grouped housing with a density of 11 units per acre, and shopping centers,
respectively. Upon approval, the General Plan Land Use Element Land Use Map would
be amended to re -designate the entire project site under the RM (Residential Moderate)
General Plan designation, which corresponds to the proposed residential condominium
use. The applicant is proposing to develop 5.0 acres of the 9.33 acre project site with 55
condominium units; and
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Master Case 04486
Page 2
E. The surrounding land uses consist of a day care to the north, apartments to the south,
single family dwelling units to the west and Sierra Highway and apartments to the
east. The land to the north of the project site is zoned CC. The land to the south and
west of the project site is zoned RM, and the land to the east of the project site is zoned
RH;.and
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 level; and
G. The project was duly noticed in accordance with the noticing requirements for a zone
change, General Plan amendment, tentative tract map, conditional use permit, oak tree
permit, and hillside review on April 18, 2005; and
H. 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; and
I. At the hearing described above, the Planning Commission considered staff presentation,
staff report, applicant presentation, public testimony on the proposal, and the Mitigated
Negative Declaration prepared for the project and adopted Resolution P05-18
recommending that the City Council adopt the Mitigated Negative Declaration and
approve Master Case 04-486 subject to the attached conditions of approval (Exhibit "A');
and
J. 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
K 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 eastern 4.3 acres of the project
site to Residential Moderate (RM) and to allow for the construction of 55 condominium
residential units on a 9.3 acre site, located on Sierra Highway at American Beauty Way.
WHEREAS, CALIFORNIA ENVIRONMENTAL OUALTTY 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
in compliance with the California Environmental Quality Act (CEQA);
B. The Initial Study has been circulated for review and comment by affected governmental
agencies and the public, and all comments received, if any, have been considered. The
�.. Mitigated Negative Declaration was posted and advertised on April 18, 2005, in
accordance with CEQA. The public review period was open from April 18, 2005 through
May 17,2005;
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Page
4-486Page 3
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 04486 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 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 Community Commercial (CC) to
Residential Moderate (RM).
The project site is 9.3 acres in size. This proposal is to change the current General
Plan designation of 4.3 acres of the site from CC to RM. Development consistent
with the CC zone would impact the site and surrounding uses significantly more
than the proposed residential development. The existing surrounding uses are
single family and multi family residential and day care. These uses are
compatible with the proposed residential development.
Commercial uses generate more vehicular trips per day than residential uses
resulting in more traffic at the intersection of American Beauty Way and Sierra
Highway. This residential project does not require major modifications to Sierra
Highway. As part of this project, the applicant is dedicating right-of-way,
installing a left turn lane at the traffic light to access the project site, and installing
sidewalks and street trees on Sierra Highway.
Compliance with the intent of the CC zone would include development of a
community shopping center with at least two major users, which would require
significant grading on the project site to allow for building pads and on site
parking. This grading would also impact the base of the Primary Ridgeline
located on the western portion of the site. Construction of the proposed multi-
family units will require removal and recompaction of the earth in the
development area of the project site and the import of 65,000 cubic yards of earth
to the project site to increase the elevation of the building pads above the flood
plain. With the proposed residential development, no development will occur on
the base of the designated Ridgeline. The proposed residential development will
comply with the RM zone development standards consistent with the summary of
the RM zone.
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Master Case 04-486
Page 4
r 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 to "Encourage a mix of housing types and densities in new large scale
residential development". This proposal is a residential development that will
provide attached condominiums ranging in size throughout the development. The
proposed condominiums will increase the variety of housing types in this area of
the City, as apartments and single family homes are adjacent to the south, east and
west of the project site.
WHEREAS, TENTATIVE TRACT MAP FINDINGS. 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 9.3 -acre project site to allow for the construction
of 55 attached condominium units in 12 structures has been designed in
accordance with the subdivision requirements of Title 16 of the City of Santa
Clarita's Municipal Code. Further, the proposed structures meet the requirements
of the Unified Development Code (Title 17 of the Municipal Code) for residential
development within the residential zone, such as structural setbacks, height and
density. The applicant proposes to construct 55 units on 5.0 acres, in compliance
with the density of the RM designation. With the approval of the proposed
tentative tract map and land use designation change, 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 development because the
surrounding area is developed with a range of uses compatible with the proposed
residential development, including other residential development and day care.
Sierra Highway is adjacent to the eastern boundary of the project site, where
utilities currently exist. These utilities are adequate for the applicant to connect
upon development of the proposal. In addition, as the project is designed, the
project site would be suitable for a residential use based on the shape of the parcel
and the existing topography on the project site, as well as its location on a major
highway/traffic corridor in proximity to 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:
rThe site is suitable for the proposed density of development because it is located
( in an area designated for similar residential use (RM) and the proposed
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Master Case 04-486
Pages
designation is substantially consistent with the density. Further, the proposed
development is designed to have no impact to the base of the Primary Ridgeline
located on the western 4.33 acres of the project site. The applicant proposes to
develop the eastern 5.0 acres of the project site, adjacent to Sierra Highway,
which is relatively flat, and not disturb the 4.33 acres of the project site, which is
very steep and hilly. Also, the applicant will import 65,000 cubic yards of earth to
build up the pad elevations of the 12 proposed structures to elevate them out of
the flood plain that exists on the eastern portion of the project site.
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 and 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 base of a
designated Primary Ridgeline exists on the western portion of the project site.
This portion of the project site is not included in the proposed development and
will remain in its natural state as the eastern portion of the site is developed.
There is one oak tree on the project site that is currently surrounded by an auto
use. As part of the proposal, the auto use on the project site will be eliminated,
and the oak tree will be moved to the north side of the project site, at the entrance
to the site. The applicant has also proposed to install four oak trees on the project
site as mitigation trees for the relocated tree. These trees would be required to be
installed if the relocated tree declined in health. Both the relocated tree and the
mitigation trees would be monitored for a minimum of five years to insure the
health of the trees is established after planting therefore, the design of the
subdivision and proposed improvements will not cause environmental damage.
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 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. As
part of the review of the project site, a Phase I analysis was completed to analyze
any effects of the existing auto use on the project site. This analysis concluded
there was no impact, such as soils contamination, as a result of the auto use on the
project site. The proposed development, a residential 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.
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Master Case 04-486
Page 6
F. The design of the subdivision or type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision:
There are no public easements on the project site. The applicant is dedicating
right-of-way along the project frontage on Sierra Highway. This will ensure the
width of Sierra Highway complies with the City's General Plan. The applicant is
also installing a sidewalk, street trees and a bus stop along the project frontage on
Sierra Highway to insure access on Sierra Highway.
WHEREAS, 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 and standards of the City; and
The application includes the import of 65,000 cubic yards of earth to the project
site from a site located within five miles of the project site. This imported earth
will be used to elevate the pads of the 12 proposed structures to elevate them out
of the flood plain noted on the project site. This residential development is
consistent with the surrounding residential development. With the approval of the
land use designation change, the proposed residential development is consistent
with the Unified Development Code residential development standards.
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 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 the import of 65,000 cubic yards of earth. The applicant
submitted a project that would not require substantial grading of the site with
the import of the earth. The imported earth will be used to elevate the site
above the designated flood plain on the project site. A total of 71,000 cubic
yards of earth will be moved on the project site. This grading will allow the
applicant to develop the eastern portion of the project site and not disturb the
base of a designated Primary Ridgeline on the western portion of the project
site. The proposed residential development does not exceed the floor area
ratio requirements in the City's UDC for development of the site. The
massing of the project is consistent with what is allowed by the City's
Architectural Design Guidelines. The applicant submitted a unit count that
complies with the density of the site based upon the original topography of the
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Master Case 04-486
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site, which allows 11.0 units per acre. With 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.
2. The availability of public facilities, services, and utilities; and
The 5.0 acres situated on the eastern side of the site will be developed upon
approval of this application. This portion of the project site is adjacent to
Sierra Highway. The applicant proposes to install a sidewalk and landscaping
in the right-of-way along the project frontage on Sierra Highway. Utilities
that can accommodate the proposed residential development are located on
Sierra Highway, including water, sewer, and electricity. Public facilities,
services and utilities are available to the project site for this proposed
residential development.
3. The harmful effect, if any, on desirable neighborhood character; and
The proposed development will not have a harmful effect on neighborhood
character, as the proposed development is surrounded by residential
development and a day care facility. This development will promote the
existing residential neighborhood character in this area of Sierra Highway,
where the surrounding parcels are designated and used as residential land
uses.
4. The generation of traffic and the capacity and physical character of
surrounding streets;
The proposed residential development will increase traffic on Sierra Highway
(designated a Major Highway by the City's General Plan). This increase is
less than what would occur from commercial development, as multi -family
residential units generate under 10 vehicular trips per day, and trips generated
from commercial uses are more than that for residential uses. There is an
existing traffic light at the intersection of American Beauty Way and Sierra
Highway that would be used for access to and from the project site. No
modifications to Sierra Highway are necessary as a result of this development.
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 development
which is proposed; and
The project site is 9.33 acres in size. The eastern 5.0 acres of the project site
is the portion of the site that is less topographic and where development would
occur. The remaining 4.33 acres of the site has the base of a designated
Primary Ridgeline on the project site and would not be developed with this
application. This area would stay in its natural state. The applicant proposes
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Master Case 04-486
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to import 65,000 cubic yards of earth to the site that would elevate the pads of
the proposed buildings above the flood plain on the project site. The applicant
submitted a density (11.0 units per acre) that is based upon the natural
topography of the eastern 5.0 acres of the project site that would be developed
with this application. Though the applicant is requesting land use designation
changes, the surrounding parcels adjacent to the project site are designated for
residential uses. The site has utilities that can serve the proposed development,
and the site is adjacent to Sierra Highway, a Major Highway, as designated in
the City's General Plan. The site is suitable for this development and the
intensity of use and development will not impact the site or surrounding sites.
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, this will primarily be from
the movement of the 65,000 cubic yards of imported earth to the project site.
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, as grading will stay
off of the base of the Primary Ridgeline on the western portion of the site, and
the oak tree on the site will be relocated. 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 the import of 65,000 cubic yards of earth
with the approval of a conditional use permit. The proposal is to change the
designation of portions of the project site from CC (Community Commercial) to
RM (Residential Moderate) and construct 55 condominium units on 5.0 acres of a
9.33 acres project site, and use the imported earth to raise the pad elevations of
the 12 proposed buildings above the flood plain. The applicant has used the
original natural topography 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 found the project to be in compliance
with all of the applicable standards and requirements in the Unified Development
Code. The residential development will not create a significant impact and is not
anticipated to impact public health, safety or welfare.
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;
Resolution
Master Case 04-486
Page 9
With the approval of the zone change and General Plan amendment of 4.3 acres
of the 9.33 acre project site, the proposed residential use that would occur on 5.0
acres of the project site meets all provisions of the Unified Development Code.
No variance or other adjustment is necessary with this proposal.
WHEREAS, HILLSIDE REVIEW FINIDINGS. 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 to the west of the project site by the City's
Ridgeline Preservation Map. The base of this Ridgeline is located on the western
portion of the project site. The applicant has designed the residential
development to be developed on the eastern 5.0 acres of the site, leaving the
western portion in its natural state. Although grading would occur on the eastern
portion of the site with this application, the grading would be limited to fine
grading with the import of 65,000 cubic yards of earth. 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; and
B. Significant, natural, topographic prominent features shall be retained to the
maximum extent possible:
There is a designated Primary Ridgeline base located on the western 4.33 acres of
the project site. This Ridgeline base is not included in the area to be developed
with this application and would be left in a natural state upon development of the
eastern 5.0 acres. There are single family homes that have been developed on the
top of the Primary Ridgeline that overlook the site. Based on the design of the
development, which focuses development on the less topographic eastern portion
of the project site, the grading associated with the proposed project will not create
any substantial impact to the hillside; and 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 eastern, less steep 5.0 acres of the project
site. The design of the proposed development includes the preservation of the
base of the Primary Ridgeline on the western 4.3 acres of the site and locating all
earth movement and development away from this base. All proposed
development and site preparation would occur on the eastern portion of the site
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Master Case 04486
Page 10
that is not topographic; and 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 Sierra Highway, and on the project site, along the private
street and in the courtyards in at the entries to the structures. The three
architectural designs used range in size and in height which will break up the
massing of the proposed buildings; and
C. 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 cost to public
and private property owners:
The eastern 5.0 acres of the project site to be developed with the 12 structures is
the less topographic portion of the project site, with a 9.3% average cross slope.
The remaining 4.33 acres of the site has significant topography and will remain in
its natural state, as part of this development. The applicant will plant a mix of
deciduous and evergreen plantings within the proposed residential development,
along the private driveways and parkways on the project site, in the courtyards at
the entries to the units, and in the recreational areas on site. Prior to approval of
building permit, the final landscape and irrigation plans will be approved. A
HOA (home owners association) will be formed to maintain all common areas on
the project site, including the hillside area and recreation areas; and
D. Curvilinear street design and improvements that serve to minimi a grading
alterations and emulate the natural contours and character of the hillside shall be
utilized:
There are no streets proposed with this development. A private driveway to
access the proposed residences would be constructed. The applicant is proposing
to develop the area of the project site adjacent to the Sierra Highway right-of-way.
The single access point to the site would be located at the northeastern portion of
the site, where a traffic signal is currently operating. A total of 71,000 cubic
yards of earth would be moved on the project site for development with this
application. Of the earth movement, 65,000 cubic yards would be imported to the
project site, which will allow for the proposed pads to be elevated above the flood
plain. The design of the development, in the less topographic portion of the site,
and the inclusion of one private driveway to access the site will not require the
applicant to substantially grade the site. No grading is necessary that will alter the
existing slopes with the proposed development; and
E. Grading designs that serve to avoid disruption to adjacent property shall be
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Master Case 04 -486 -
Page 11
utilized:
The applicant is proposing to utilize and construct upon the existing less
topographic portion of the project site, with no disturbance to the western portion
of the site, where a base of a Primary Ridgeline is located. No off site grading is
proposed with this application; and
F. Site design and grading that provide the minimum disruption of view corridors
and scenic vistas from and around any proposed development shall be utilized:
The project site is surrounded by existing development. There are no existing
view corridors or scenic vistas that are being disturbed by the proposed project.
WHEREAS, OAK TREE PERMIT FINDINGS. Based upon the foregoing facts and
findings, the City Council hereby finds as follows:
A. It is necessary to remove, relocate, prune, cut or encroach into the protected zone
of an oak tree to enable reasonable use of the subject property which is otherwise
prevented by the presence of the tree and no reasonable alternative can be
accommodated due to the unique physical development constraints of the
ProPerty.
The oak tree on the project site is currently surrounded by an auto use. With this
application to develop the project site, the tree will be relocated to the
northeastern side of the project site, in the area of the entrance to the site and in
proximity to a passive recreation area proposed as part of this development. The
tree will be relocated in an area where it is anticipated to thrive because no
structures or appurtenances would be placed inside the protected zone of the tree.
The tree will be visible from Sierra Highway, as well as the proposed residences.
B. The approval of the request will not be contrary to or in conflict with the general
purpose and intent of the Oak Tree Preservation Ordinance:
The intent and purpose of this Ordinance is to protect and preserve oak trees. As
part of the conditions of approval of this project, the applicant has agreed to plant
four oak trees on the project site, to ensure there are mitigation oaks on the site if
the health of the relocated oak tree declines. The relocation of the oak on the
project site will locate the tree in an area on the project site that will allow the tree
to continue to grow without the obstruction of storage and structures within the
protected zone of the tree. The proposed location of the oak tree will be in an area
that is visible from public view, as it will be an entrance monument to the project
site.
NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as
follows:
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Master Case 04-486
Page 12
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 Moderate.
SECTION 2. The City Council does hereby approve the following entitlements requested
under Master Case 04-486; General Plan Amendment 04-008 (Amending the Land Use Map,
Exhibit `B" Attached), Tentative Tract Map 60536, Conditional Use Permit 04-030, Hillside
Review 04-009, and Oak Tree Permit 04-048 subject to the conditions of approval as referenced
herein as Exhibit "A".
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.
Resolution
Master Case 04-486
Page 13
( PASSED, APPROVED AND ADOPTED this 28th day of June, 2005.
Mayor
ATTEST:
STATE QF CALIFORNIA )
COUNTY -OF LOS ANGELES ) ss
CITY OF SA14TAXLA'RTTA )
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: COUNCHIVIEMBERS: Ferry, McLean, Weste, Kellar, Smyth
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
� )
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution No. 05-80, 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 POS -18
Exhibit A
Master Case 04-486
Zone Change 04-005, General Plan Amendment 04.008, Tentative Tract Map 60536,
Conditional Use Permit 04.030, Hillside Review 04.009, Oak Tree Permit 04-048
Planning Commission Conditions of Approval
General Conditions
GCL 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).
GC2. 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.
GC3. 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.
GC4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant. The
applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents,
officers, and employees from any claim, action, or proceeding against the City or its agents,
officers, or employees to 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.
GC5. 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.
GC6. The applicant and property owner shall comply with all inspection requirements as
deemed necessary by the City of Santa Clarity
GC7. 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 P05.18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 2 of 23
GC8. 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.
GC9. 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.
GC10. It is hereby declared and made a condition of this pertnit 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 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-
486.
PI.3. This approval shall not supersede the approval of any other affected agencies
requirements.
PIA. 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
RM (Residential Moderate) 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 Fees and Library fees.
Resolution P05-18, Exhibit A
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Conditions of Approval
Page 3 of 23
PL9. Gates are not a part of this approval. If gating of the project is proposed, the applicant
shall be required to submit a conditional use permit to gate the proposed development.
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.
PL11. As shown on the cross section shown on the map, both sides of the private driveway/fire
lane shall contain landscaped parkways with a meandering sidewalk
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, therefore, 27
parking spaces are required to be provided on site. This has been shown on the map. Parking at
the end of the cul-de-sac or on private driveways will not be permitted.
PL13. 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 wails.
PL14. 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.
PL15. 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 along Sierra Highway, as deemed
necessary as. mitigation in the Noise Study included as part of the initial study and Mitigated
Negative Declaration completed for this project,
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 constructed in substantial conformance to the
approved map:
• Landscaped park like quiet area;
• Children's play area;
• Family picnic area;
Resolution P05-18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 4 of 23
• and swimming pool with cabana or patio cover.
PL18. Recreational vehicle parking areas shall be provided, fully screened from public view, or
the development shall prohibit all parking of recreational vehicles.
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.
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
PL21. 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.
PL22. 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.
PL23. 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.
PL24. 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
PL25. 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.
PL26. 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.
Resolution P05.18, Exhibit A
Master Case 04.486
Conditions of Approval
Page 5 of 23
PL27. 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.
PL28. 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.
PL29. Slope planting and irrigation plans may be separate from the residential area plans.
PL30. The plant palette shall not include any plants listed as invasive exotic pest plants by the
California Invasive Plant Council.
PL31. Slope plant materials shall emphasize those native to the Santa Clarita Valley region and
shall be compatible with the existing hydroseeded species.
PL32. Trees visible from the property's public street frontage shall be a minimum 24" box size,
and shall include a proportionate distribution of 36", 48", and 60" box -size specimens.
PL33. Where fuel modification requirements reduce the total number of trees, proportionate
increases in tree specimen size will be required throughout the project site.
PL34. The applicant shall apply jute netting five feet (5') high and higher in vertical elevation
and elsewhere where needed for erosion control.
PL35. 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. .
PL36. 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.
PUT The applicant does not have approval to impact any portion of the Primary Ridgeline on
the west of the project site. During a staff site visit to the project site, it was determined that the
base of the Primary Ridgeline ends west of a Mexican Fan Palm, generally located on the zoning
boundary line in the center of the project site. The project includes locating five buildings west
Resolution P05-18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 6 of 23
of this tree, and therefore, the development will not impact the base of the designated Primary
Ridgeline.
PL38. 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.
PL39. Continuous concrete curbing at least six (6) inches high and six (6) inches wide shall be
provided at least (3) feet from any wall, fence, property line, walkway or structure when adjacent
to any parking and/or drive aisles. This 3 -foot area shall be landscaped except as permitted by
the Director of Planning and Economic Development per Section 17.18.070.E.9 of the Unified
Development Code.
PL40. Prior to the recordation of an applicable final tract/parcel map, the applicant is required to
pay a park in -lieu fee equal to the amount of land established per the UDC. This fee is payable
to the City of Santa Clarita Department of Parks, Recreation and Community Services.
PIAL Plantings shall include trees in interior courtyards and along the Sierra Highway frontage.
Siena Highway frontage trees shall include a proportionate number of 36", 48" and 60" boxed
f trees, and include mitigation oak trees as approved by Urban Forestry.
t
PL42. The Sierra Highway frontage planting shall contain plant materials to add foliage and
floral display along the face of the retaining wall, such as climbing roses or Firethom
(Pyracantha sp.) on wire trellis supports, clinging vines such as Boston Ivy (Parthenocissus
tricuspidata), ornamental grasses or flax, or medium-sized shrubs such as Toyon (Heteromeles
arbutifolia) or Oleander cultivars (Nerium oleander).
PL43. Show clinging vines on exterior walls of all trash enclosures.
PL44. The planting plan shall contain a note requiring all exterior ground -mounted equipment to
be screened with plant materials to the extent possible.
PL45. The applicant shall design all irrigation systems for water conservation.
PL46. 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 at least three (3) inches
deep.
Architecture
PL47. The three architectural styles proposed are efficiently articulated and compliment the
aesthetic quality depicted in the City's Design Guidelines. The buildings incorporate four-sided
Resolution P05-18, Exhibit A
Master Case 04486
Conditions of Approval
Page 7 of 23
architecture with a nice mix of materials and varying wall planes and roof lines. The structures
shall be constructed in conformance with the approved elevations.
PL48. Trash containers shall be located at the terminus of the private driveways, in less visible
locations, though accessible to the residents of the development, as shown on the map.
PL49. Trash enclosure shall be appropriately articulated and screened per the City's design.
guidelines.
PL50. The materials proposed for the bus shelter/pad shall be complimentary to the overall site
design and incorporate the design elements proposed for the structures on the site.
PL51. The private driveway entrance to the site shall include pavers.
Enizineering
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 building 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 label driveways as "Private Driveway and
Fire Lane" on the map, as directed by the City Engineer.
EN4. Prior to final map approval, the applicant shall remove existing structures.
ENS. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, as directed by the City Engineer.
EN6. 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.
EN7. 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
Resolution P05-18. Exhibit A
Master Case 04-486
Conditions of Approval
Page 8 of 23
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.
EN8. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of easements:
a. The applicant shall secure at the applicant's expense sufficient title or interest in land
to permit any off-site improvements to be made.
b. If the applicant is unable to acquire sufficient title or interest to permit the off-site
improvements to be made, the applicant shall notify the City of this inability not less
than six months prior to approval of the final map.
c. In such case, the City may thereafter acquire sufficient interest in the land, which will
permit the off-site improvements to be made by the applicant.
d. The applicant shall pay all of the City's costs of acquiring said off-site property
interests pursuant to Government Code Section 66462.5. Applicant shall pay such
costs irrespective of whether the final map is recorded or whether a reversion occurs.
The cost of acquisition may include, but is not limited to, acquisition prices, damages,
engineering services, expert fees, title examination, appraisal costs, acquisition
services, relocation assistance services and payments, legal services and fees, mapping
services, document preparation, expenses, and/or damages as provided under Code of
Civil Procedures Sections 1268.510-.620 and Overhead.
e. The applicant agrees that the City will have satisfied the 120 -day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto when
it files its eminent domain action in superior court within said time period.
f. At the time the applicant notifies the City as provided in 'b." hereinabove, the
subdivider shall simultaneously submit to the City in a form acceptable to the City all
appropriate appraisals, engineering specifications, legal land descriptions, plans,
pleadings, and other documents deemed necessary by the City to commence its
acquisition proceedings. Said documents must be submitted to the City for preliminary
review and comment at least 30 days prior to the applicant's notice described
hereinabove at "b."
g. The applicant agrees to deposit with the City, within five days of request by the City,
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time.
h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City
has acquired said sufficient land interest.
i. If the superior court thereafter rules in a final judgment that the City may not acquire
said sufficient land interest, the applicant agrees that the City may initiate proceedings
for reversion to acreage.
Resolution P05-18, Exhibit A
Master Case 04486
Conditions of Approval
Page 9 of 23
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 'T" 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.
EN9. 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 Requirements
EN10. 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.
EN11. 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 spacelcommon lots.
Grading, Drainage and Geology
EN12. 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.
EN13. Prior to final map approval, the applicant shall dedicate all required easements on
the final map; and prior to occupancy, construct required drainage improvements.
EN14. 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.
EN15. 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.
EN16. 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.
Resolution P05-18, Exhibit A
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Conditions of Approval
Page 10 of 23
EN17. 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.
EN18. 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.
EN19. 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.
EN20. 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.
EN21. 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.
EN22. 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.
EN23. Prior to final map approval, the applicant shall establish a Property/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.
EN24. 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.
EN25. Prior to issuance of building permits, the applicant shall construct all grading and
drainage facilities within the project site.
EN26. 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.
Resolution P05-18, Exhibit A
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Conditions of Approval
Page 11 of 23
EN27. This site is located in Zone "A" per the Federal Flood Insurance Rate Map. Upon
completion of storm drain facilities, applicant shall complete procedures for revising the
Rate Map.
EN28. Specific drainage requirements for the site will be established at building permit
application.
Flood Plain/Hazard Requirements
EN29. 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 Improvement Requirements
EN30. 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.
EN31. 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.
EN32. 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.
EN33. 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.
EN34. Prior to final map approval, the applicant shall -dedicate additional street right-of-way for
a total of 58 feet from centerline on Sierra Highway within the project site, as directed by the
City Engineer.
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Conditions of Approval
Page 12 of 23
EN35. Prior to occupancy, the applicant shall construct the following required street
improvements:
Street Name Curb & Base &
Gutter Paving
Street
Lights
Street -Sidewalk I Landscaped
Trees (5'min) Median
Sierra Highway X X
X
X X X
EN36. 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.
EN37. 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.
EN38. 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.
EN39. 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.
EN40. Prior to final map approval, the applicant may be required to dedicate sidewalk easements
sufficient to encompass the ADA specification sidewalks installed with drive approaches per the
current City standard APWA 110-1, type C or equivalent; and prior to occupancy, construct all
such drive approaches using a modified commercial driveway design that will provide a
street/drive approach transition with a maximum algebraic grade difference of 7%. Construction
details shall be shown on the street plan providing a transition no greater than this maximum.
EN41. Prior to final map approval, the applicant shall dedicate the right to prohibit direct
vehicular ingress and egress rights on the final map on Sierra Highway.
EN42. 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.
EN43. 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.
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r Conditions of Approval
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EN44. Prior to occupancy, the applicant shall construct and landscape medians on Sierra
Highway, or if medians are not desired at this time, shall pay an in -lieu fee for the cost of
construction, as directed by the City Engineer.
EN45. 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.
EN46. 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.
EN47. Prior to occupancy, the applicant shall install additional pavement on Siena Highway to
provide for a striped left -turn pocket at the intersection with American Beauty Drive (Private
Drive). A striping plan signed by a registered civil or traffic engineer is required for all
conditioned left -tum pockets.
EN48. 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.
EN49. 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.
EN50. Prior to occupancy, the applicant shall construct full -width sidewalk at all walk returns.
EN51. Prior to occupancy, the applicant shall construct a wheelchair ramp at intersections, as
directed by the City Engineer.
Trak Requirements
EN52. 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 fust building
permit.
EN53. Access shall intersect with Sierra Highway 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.
EN54. 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.
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Conditions of Approval
Page 14 of 23
EN55. Minimum width of all interior two-way driveways, off of the main private driveway,
shall be 26 feet and shall be shown on all applicable plans prior to issuance of first building
permit.
EN56. 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.
EN57. The project driveway (extension of American Beauty Drive) shall have a minimum
stacking distance (from face of curb) of 100 feet. This shall be shown on all applicable plans
prior to issuance of first building permit.
EN58. Prior to issuance of the first building occupancy permit, the traffic signal at the
intersection of Sierra Highway/American Beauty Drive shall be modified to provide for project
access and shall be operational as approved by the City Traffic Engineer.
Sewer Improvement Requirements
EN59. 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.
EN60. 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.
EN61. Prior to sewer plan approval or final map approval, the applicant shall show the distance
from all sewage disposal components to the proposed lot/parcel lines on plans. If any such
sewage disposal component is not on the same lot/parcel as the building it serves, or if it does not
meet the horizontal clearance requirement of the Plumbing Code.
EN62. Prior to final map approval, the applicant shall send a print of the land division map to the
County Sanitation District with the request for annexation in writing.
EN63. Prior to final map approval, the applicant shall pay sewer reimbursement charges as
determined by the City Engineer or the County of Los Angeles.
EN64. 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.
EN65. 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,
Resolution P05-18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 15 of 23
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
EN66. 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.
[ J Bouquet Canyon Bridge and Thoroughfare District ($14,730)
[X] Eastside Bridge and Thoroughfare District ($15,250)
[ ] Valencia Bridge and Thoroughfare District ($10,930)
[ J Via Princessa Bridge and Thoroughfare District ($16,080)
The fee shall be calculated as follows:
Townhouse = the number of units (55), times the district rate
($15,250), times 0.8; which is equal to $ 671,000 until June 30, 2005.
The fee is subject to change and is based on the rate at the time of payment.
EN67. 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.
EN68. 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 DeQartment
FD1. Show all existing fire hydrants on Sierra highway and American Beauty Way, on the
project site frontage.
FD2. Access shall comply with Section 902 of the Fire Code,. which requires all weather
access. All water access may require paving.
Resolution POS -18, Exhibit A
Master Case 04-486
Conditions of Approval
1 Page 16 of 23
FD3. Fire Department Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
FD4. 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.
FD5. 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.
FD6. 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.
FD7. This property is located within the area described by the Fire Department as "Very High
Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be
submitted and approved prior to final map clearance. (Contact Fuel Modification Unit Fire
Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-5205, for
details).
FD8. Provide Fire Department or City approved street signs and building access numbers prior
to occupancy.
FD9. Additional fire protection systems shall be installed in lieu of suitable access and/or fire
protection water.
FD 10. The final concept map, which has been submitted to this department for review, has
fulfilled the conditions of approval recommended by this department for access only.
FD 11. These conditions shall be secured by 4 C.U.P. and/or Covenant and Agreement approved
by the County of Los Angeles Fire Department prior to final map clearance.
FD 12. The Fire Department has no additional requirements for this division of land.
FD13. Provide driveway widths as indicated on the site plan. The driveways are to be clear -to -
sky, and, for driveways less than 34 feet in width, are to posted and red curbed "NO
PARKING—FIRE LANE There shall be no obstruction in any portion of the driveway.
FD 14. 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.
Resolution P05-18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 17 of 23
w
FD15. The required fire flow for public fire hydrants at this location is 8000 gallons per minute
at 20 psi for a duration of 5 hours, over and above maximum daily domestic demand. 3
Hydrant(s) flowing simultaneously may be used to achieve the required fire flow.
FD16. The required fire flow for private on-site hydrants is gallons per minute at 20 psi. Each
private on-site hydrant must be capable of flowing gallons per minute at 20 psi with two
hydrants flowing simultaneously, one of which must be the furthest from the public water source.
FD 17. Fire hydrant requirements areas follows:
• Install 4 public fire hydrant(s).
FD18. 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.
FD19. 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.
FD20. The County of Los Angeles Fire Department is not setting requirements for water mains,
fire hydrants and fire flows as a condition of approval for this division of land as presently zoned
and/or submitted.
FD21. Additional water system requirements will be required when this land is further
subdivided and/or during the building permit process.
FD22. Hydrants and fire flows are adequate to meet current Fire Department requirements.
FD23. Upgrade not necessary, if existing hydrant(s) meet(s) fire flow requirements.
FD24. Submit complete (original only) fire flow availability form to this office for review.
FD25. Four (4) copies of the water plans shall. be submitted to the Fire Department's Land
Development Unit for review.
FD26. All hydrants shall be installed in conformance with Title 20, County of Los Angeles
Government Code and County of Los Angeles Fire Code, or appropriate City regulations. This
shall include minimum six-inch diameter mains. Arrangements to meet these requirements must
be made with the water purveyor serving the area.
Resolution P05-18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 18 of 23
Building and Safety
BUL All structures shall comply with the detailed requirements of the following:
• 2001 California Building, Mechanical, Electrical and Plumbing Codes,
• 200I California energy code with AB970 Amendments to Title 24, and
• 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:
• Rough grading and/or recompaction (if proposed) must be completed
• A final compaction report and Rough Grading Certification shall be submitted to and
approved by the Engineering Division
• A copy of the final compaction report shall be reviewed by Building and Safety.
BU4. All structures shall be setback from any ascending and descending slopes per section
1806.5 of the California Building Code.
BUS. 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.
BU6. The property is located within 1000 feet of a natural hillside brush area and shall comply
with the City's Fire Hazard Zone Ordinance.
BU7. Prior to issuance of building permits, additional clearances will be required from:
• William S. Hart School District and appropriate elementary school district,
• Castaic Lake Water Agency,
• L. A. County Sanitation District,
• L. A. County Environmental Services (Health Dept.), and
• L. A. Co. Environmental Programs (Industrial Waste).
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.
Resolution P05-18. Exhibit A
Master Case 04-486
Conditions of Approval
Page 19 of 23
BU9. The following shall be submitted with a building permit appilcation:
A. Provide a Building Code Analysis containing: the Type of Construction, the height of the
buildings, the number of stories, the basic allowable area per the building code, the actual area of
the buildings with area justification calculations and other related data.
B. Clearly note the distances between buildings (Note: Individual, adjacent buildings must
be constructed to satisfy the proximity to property line requirements when an imaginary property
line is drawn between them.)
C. All on-site private sewer lines and laterals shall have a minimum 2% slope per CPC
Chapter 7.
D. Each individual structure requires a separate building permit. (i.e. trash enclosures,
garden walls, retaining walls, parking lot lights and etc.)
E. Prior to submitting plans to Building and Safety for construction permits, contact Deanna
Hamrick, (661) 2554935, for addresses. An application, a Site Plan and a Floor Plan will be
required.
BU10. 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 corner of each sheet of the drawing per the following example: (The sheet number total is
the total in the appropriate trades.)
PERW*
200301459
SHEET TITLE:
2ndFLOOR PLAN
=W!
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.
Resolution P05-18, Exhibit A
Master Case 04486
Conditions of Approval
Page 20 of 23
[[[ Parks and Recreation
PRI. Prior to the recordation of an applicable final tract 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.
Environmental Services
ENl. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a development with 10 or more dwelling units. An Urban
Stormwater Mitigation Plan (USMP) that incorporates appropriate post 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) attached.
EN2. This project is greater than one acre in size; therefore, it is subject to a General
Construction Permit under the City's Municipal Stormwater Permit. The applicant must submit
a State Notice of Intent (NOI) and Stormwater Pollution Prevention Plan (SWPPP) to the City
prior to obtaining a grading permit.
EN3. Upon formal submittal, the applicant shall be required to pay the USMP review fee of
$1,230.00 and the $470.00 SWPPP review fee payable to the City of Santa Clarita.
EN4. Provide sufficient trash enclosures to house at least 6 three -yard bins. Three of the bins
shall be reserved for recyclable materials only. The enclosures should be shown on the site plan,
consistent with the surrounding architecture and shall be constructed with a solid roof. The
enclosure shall be located to provide convenient pedestrian and collection vehicle access.
Landscape Maintenance District
LMD1.Prior to the recordation of a map, the property must be annexed in to the City's landscape
Maintenance District (LMD) for the maintenance of medians and streetscapes within the City.
The property shall annex at the standard rate based on the zoninglusage of the property.
LMD2. No on site landscaping or parkways will be allowed into an LMD.
Transi
TRL The Transit Impact Fee does apply to this project. Currently, the rate is $200.00 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.
Resolution P05-18, Exhibit A
Master Case 04.486
Conditions of Approval
Page 21 of 23
TR2. The applicant shall construct a pedestrian path from the bus stops to the development. This
path shall be shown on the map.
TR3. The applicant is required to provide a bus stop at southbound Sierra Highway at
American Beauty to the satisfaction of the Director of the City's Field Services Department.
TR4. The bus stop shall consist of a 10' x 20' concrete passenger waiting pad to be installed
behind the sidewalk.
TRS. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction
of the Director of Field Services Department.
TR6. At the location of the bus stop, the sidewalk shall meet the street for no less than 20 feet.
TR7. The applicant shall construct an in -street concrete pad pursuant to the current City of
Santa Clarita standards and APWA 131-1.
Urban Forestry
UFL The applicant and their contractors shall be compliant with the City of Santa Clarita Oak
Tree Ordinance and Preservation and Protection Guidelines at all times throughout the said
project.
UF2. The applicant and their contractors shall adhere to all recommendations set forth in the
oak tree report prepared by the applicant's project arborist Bob Wallace of Tree Life Concern
dated November 22, 2004 at all times throughout construction.
UF3. All work being performed within the protected zone of the oak tree shall be monitored by
the applicant's project arborist at all times unless waived by the City Oak Tree Specialist. Daily
.reports (including photos) of all activity within the protected zone of the oak tree shall be
submitted to the City Oak Tree Specialist at the end of each week during the said project.
UF4. The applicant shall retain the services of an approved qualified tree relocating company
to perform the removal and relocation of said oak tree. This company shall be approved by the
City of Santa Clarita Planning and Economic Development and the City of Santa Clarita Oak
Tree Specialist.
UFS. Demolition of surrounding buildings is necessary for proper removal of the said oak tree.
The applicant shall take extreme care when removing structures that cannot be towed away from
the protective zone of the oak tree.
UF6. All remaining demolition within the oak trees protected zone shall be performed by the
use of hand tools only. At no time shall the use of backhoes, graders, loaders, or any other form
Resolution. P05-18, Exhibit A
Master Case 04486
Conditions of Approval
Page 22 of 23
of construction equipment be permitted within the protected zone of the oak tree unless waived
by the City of Santa Clarita Department of Planning and Economic Development and the City
Oak Tree Specialist.
UF7. Upon completion of side pruning the roots of the said oak tree as necessary for removal
and relocation, a minimum 90 day stand bye period shall be required prior to the cutting of
bottom roots unless waived by the City Oak Tree Specialist.
UF8. Upon completion of the removal and relocation of said oak tree, protective fencing
consisting of chain link material shall be installed at the oak trees original protected zone
(regardless of root loss due to side pruning).
UF9. The applicant shall install under the canopy of the relocated oak tree, natural wood chips
or mulch 3-4 inches thick.
UF10. A single layer of sand bags shall be installed at the base of the protective fencing to
eliminate any run-off of liquid contaminates from entering the protected zone of the oak tree.
UF11. Protective fencing shall be a minimum height of five (5') feet and shall not exceed six
(6') feet in height. Fencing shall be supported by the use of two (2") steel poles spaced eight (8')
feet on center and driven directly into the ground. A maximum of two openings no wider than
four (4') feet will be allowed at opposite ends of the protective fencing for post -monitoring of the
oak tree.
UF12. All proposed landscaping under or within the protected zone of the oak trees shall be
native material and compatible with the Coast Live Oak Tree.
UF13. Minimum five (5) year mitigation is required by the applicant for the relocation of said
oak tree. Mitigation shall include the maintenance and monitoring of the oak tree. Quarterly
reports of the oak trees health (including photos and recommendations from the project arborist)
shall be submitted to the City Oak Tree Specialist for the fust three (3) years followed by
biannual reports (1 report every 6 months) for the remaining two (2) years. Upon successful
completion of all required mitigation, the applicant shall call the city for a final sign -off of the
mitigation.
UF14. The applicant shall install the proposed eleven additional coast live oak (Quercus
agrifolia) as indicated in the submitted site plans submitted by the applicant. These eleven oak
trees shall be in addition to the relocated oak tree.
Street Trees
UF15. The applicant shall install street trees within the Public Right of Way along Sierra
11iighway per the submitted site plans received on March 30, 2005.
Resolution P05-18, Exhibit A
Master Case 04-486
Conditions of Approval
Page 23 of 23
UF16. All trees planted within the Public Right of Way shall be planted according to the City of
Santa Clarita Tree Planting and Staking Detail Sheet. Once planted and approved, these trees
shall be protected under City of Santa Clarita Street Tree Ordinance 90-15 chapter 13.76 of the
City Municipal Code.
UF17. All trees planted within the Public Right of Way shall meet or exceed the California
Department of Forestry and Fire Protection Specification Guidelines for Container -Grown
Landscape Trees.
UF18. All trees planted within the Public Right of Way shall be a minimum size 24" inch box
container grown tree.
UF19. The applicant shall install lineal root barriers along the edge of the sidewalk and curb.
Root barriers shall be 24" inches deep by 10' feet in length and installed on center with each tree
planted within the Public Right of Way.
UF20. All trees planted within the Public Right of Way in a lawn setting shall have a minimum
three (3') foot diameter mulched tree well installed around the base of the tree.
UF21. Arbor guards shall be installed around the trunk of all trees planted within the Public
Right of Way.
UF22. The applicant shall install and maintain irrigation to all trees planted within the Public
Right of Way.
UF23. Upon completion of the said project, the applicant shall call for a final inspection. At this
time, with the approval by the City Oak Tree Specialist, the protective fencing may be removed
from around the relocated oak tree and final sign -off will be granted (excluding required five (5)
year mitigation period).
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