HomeMy WebLinkAbout2005-05-24 - RESOLUTIONS - RIVERPARK MC 02-175 (2)RESOLUTION NO. 05-57
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 02-175 (VESTING
TENTATIVE TRACT MAP 53425, GENERAL PLAN AMENDMENT 02-002, ZONE
CHANGE 02-002, CONDITIONAL USE PERMIT 02-009, HILLSIDE REVIEW 02-003,
OAK TREE PERMIT 02-025, AND ADJUSTMENT 02-010) FOR THE DEVELOPMENT
OF THE 695.4 -ACRE RIVERPARK RESIDENTIAUCOMMERCIAL
PROJECT IN THE CITY OF SANTA CLARITA
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
a. An application for Master Case 02-175, the Riverpark project, was filed
by the project applicant, The Newhall Land and Farming Company (the
"applicant"), with the City of Santa Clarita on May 10, 2002. The
entitlement requests (collectively, "Entitlements") included:
i. Approval of Vesting Tentative Tract Map 53425 to subdivide the
Riverpark project site into 439 single-family lots, 5 multi -family
lots, 2 commercial lots, and lots for recreation/parks, utilities,
roadways and open space;
ii. General Plan Amendment 02-002 to change the land use
designations of the Riverpark project site from Residential
Moderate, Industrial Commercial, Community Commercial and
Commercial Office with Significant Ecological Area (SEA)
Overlay and Valley Center Concept (VCC) designation and
Community Commercial with the VCC designation to Residential
Moderate (RM) and Community Commercial designations with
SEA and VCC overlays, and to define the specific alignments for
Santa Clarita Parkway and Newhall Ranch Road;
iii. Zone Change 02-002 to change the zoning for portions of the
Riverpark project site zoned Industrial Commercial (IC),
Commercial Office with Planned Development Overlay (CO PD),
Community Commercial (CC) and Mobile Home Park (MHP) to
Residential Medium Planned Development (RM PD) and
Community Commercial Planned Development (CC PD);
iv. Conditional Use Permit 02-009 to implement the Planned
Development Overlay, to allow residential building heights in
Resolution No. 05-57
Page 2
excess of two stories and 35 feet tall (up to a maximum of 50'), to
allow vehicular gating of Planning Area C (located in the northeast
portion of the project site), and approve an innovative application
under a hillside permit;
V. Hillside Review 02-003, including an Innovative Application, to
allow development on slopes over 10 percent, development on
ridgelines classified as secondary, and to approve an innovative
application;
vi. Oak Tree Permit 02-025 for removal of 15 oak trees, of which 12
(3 heritage) will be relocated on-site, and three oak tree
encroachments; and
vii. Adjustment No. 02-010 (to allow for a maximum of 20 percent
reduction in the minimum lot size and lot widths for lots in
Planning Area A-1, for a 16 -foot front yard setback on a traditional
garage -facing street design, with a minimum driveway length of 18
feet, and to increase the proposed maximum height of the sound
walls to seven feet).
b. The Riverpark project site is a 695.4 -acre site located in the central part of
the City at the eastern terminus of Newhall Ranch Road, east of Bouquet
Canyon Road between the Castaic Lake Water Agency property and
Soledad Canyon Road. The project proposed 1,183 dwelling units,
including 439 single-family and 744 multi -family (apartment) units, a
maximum of 40,000 square feet of commercial uses, a trail system (Santa
Clara River Trail, Newhall Ranch Road and Santa Clarita Parkway Class I
trails, and trail connections from the interior planning areas), and a 29 -acre
active/passive park along the Santa Clara River. The project also provided
utility easements, public street rights-of-way, and approximately 442 acres
of open space area, including most of the Santa Clara River. Build -out of
the project necessitates the extension of Newhall Ranch Road (full
grading, 4-6 lanes), including the Newhall Ranch Road/Golden Valley
Road Bridge over the Santa Clara River to the Golden Valley
Road/Soledad Canyon Road flyover. The project included construction of
a portion of Santa Clarita Parkway. (full grading, 4 vehicle lanes, Class I
trail) from Newhall Ranch Road south for approximately 1,500 feet (but
not the Santa Clarita Parkway Bridge across the river or its connection to
Soledad Canyon Road). The project also possibly necessitated the
construction of one water tank to serve the project at one of two potential
locations; in the alternative, the water service provider (CLWA/Santa
Clara Water Division) has indicated that it may collect a "water storage
fee" from the project and provide water service from its existing
infrastructure. Water quality improvements/Best Management Practices
(BMPs), including site design and planning, source control and treatment
Resolution No. 05-57
Page 3
BMPs, have been incorporated into the project design to prevent
construction phase and post -development phase pollutants from entering
storm and non -storm runoff. Structural BMPs include extended detention
basins with a maximum of 36 to 40 hours of detention, sediment forebays
and vegetation for pollutant removal, vegetated swales and hydrodynamic
separator systems, such as a continuous deflective separator.
C. The project application was deemed complete on January 6, 2004.
d. On June 25, 1991, the City Council adopted Resolution No. 91-98,
adopting the General Plan of the City of Santa Clarita and certifying the
Environmental Impact Report. The City's General Plan presently
designates the Riverpark project site as Residential Moderate, Industrial
Commercial, Community Commercial and Commercial Office with
Significant Ecological Area ("SEA") Overlay and Valley Center Concept
("VCC") designation and Community Commercial with VCC
designation. Zoning on the Riverpark project site is presently Residential
Medium (RM), Industrial Commercial (IC), Commercial Office with a
Planned Development Overlay (CO PD), Community Commercial with a
Planned Development Overlay (CC PD), Community Commercial (CC)
and Mobile Home Park (MHP).
e. Although the majority of the site is vacant, many portions of the Riverpark
project site are disturbed. Portions of the project site were previously used
for agricultural purposes, and the site includes several buildings in a
central canyon area that are currently used for a construction
business. There are two existing on-site Valencia Water Company water
wells, with vehicular access to the wells by dirt road. The site also
includes three major easements, including two 100 -foot wide easements
for the City of Los Angeles Aqueduct in the eastern portion of the site, a
100 -foot wide Kem River Company easement in the western portion of
the site, and an abandoned private water tank in Planning Area A-2. Other
utility structures, such as private power lines and water lines, traverse
portions of the project site.
f. Much of the site is flat, but, according to the City Ridgeline map, portions
of two ridgelines classified as secondary ridgelines are located on the
project site, one that extends into Planning Area B and the other into
Planning Area C. A third is located off-site generally to the north on the
Castaic Lake Water Agency property. The Santa Clara River extends
along the southern boundary of the site. A canyon, located generally in
the central portion of the site, extends from the northern edge of the site to
the Santa Clara River in the southern portion of the site separating
Planning Areas A-1 and A-2. The site contains 87 oak trees, including 10
of heritage size, two of which were dead at the time application was made,
and one of which died as a result of the heavy rains in mid-January of
Resolution No. 05-57
Page 4
2005. The San Gabriel Fault runs near the project site along Newhall
Ranch Road and then south of the project site just south of Soledad
Canyon Road. A portion of the project site is considered to be Prime
Fanrtland.
g. The Riverpark project concentrates development on flatter land and
generally within areas previously disturbed by past use. As originally
proposed, the Riverpark project preserved or retained approximately 442
acres of open space area, including approximately 330 acres of the Santa
Clara River and adjacent upland areas; however, due to changes to the
project that occurred during hearings before the Planning Commission, the
current proposed Riverpark project preserves approximately 470 acres of
open space area, including, inter alia, approximately 347 acres of the Santa
Clara River and adjacent upland areas. The Riverpark project proposes to
move approximately 5.5 million cubic yards of earth, which would be
balanced on site in terms of cut and fill, and additional remedial grading of
3.6 million cubic yards of earth is also proposed. The amount of bank
stabilization and toe protection/erosion protection needed to protect
development and property from erosion would be installed along the bank
of Santa Clara River; in order to protect important biological resources
present on the site, most of the bank stabilization will be buried, with the
exception of the toe or erosion protection adjacent to Planning Area B and
the Newhall Ranch Road/Golden Valley Road bridge abutment.
h. In accordance with the California Environmental Quality Act ("CEQA"),
the City of Santa Clarita is the identified lead agency, and the City Council
is the decision-making body, for the Riverpark project. The City's
Planning Commission is a recommending body for the Riverpark
project. The City of Santa Clarita prepared an Initial Study for the
Riverpark project, which determined that the project may have a
significant effect on the environment and that an environmental impact
report must be prepared. The Initial Study determined that the following
areas must be addressed in the Riverpark project Environmental Impact
Report ("EIR"): geotechnical hazards, flood, traffic/access, air quality,
noise, biological resources, land use, water services (including both water
demand/supply and water quality), solid waste disposal, education, library
services, parks and recreation, fire services, sheriff services, human made
hazards, visual resources, population/housing/employment, cultural
resources, floodplain modifications and wastewater disposal.
i. An initial Notice of Preparation ("NOP") for the Entitlements was
circulated to affected agencies, pursuant to CEQA statutes and the CEQA
Guidelines (Title 14, Cal. Code of Regs. §§ 15000 et seq.), for thirty days,
beginning on September 16, 2002, and numerous comments from agencies
and the public were received in response. A revised Notice of Preparation
("Revised NOP") was circulated to affected agencies, pursuant to CEQA
bion No. 05-57
Page 5
statutes and the CEQA Guidelines, for thirty days, beginning on
October 13, 2003, and numerous comments from agencies and the public
were received in response. Agencies that received the NOP and Revised
NOP include, but are not limited to, the County of Los Angeles, the
Regional Water Quality Control Board Los Angeles Region, California
Department of Fish and Game, the South Coast Air Quality Management
District, law enforcement agencies, school districts, waste haulers, water
agencies and transportation agencies serving the Santa Clarita Valley in
accordance with the consultation requirements .contained in the CEQA
statutes and CEQA Guidelines.
j. A scoping meeting was held at the City of Santa Clarita City Council
Chambers on November 6, 2002, to obtain information from the public as
to issues that should be addressed in the EIR. Notice of the scoping
meeting was published in the Signal Newspaper on October 12, 2002 and
was mailed to all property owners within 500 feet of the project site, in
addition to approximately 80 agencies. Approximately 32 people attended
the scoping meeting.
k. On February 3, 2004, at 3:00 p.m., the Planning Commission conducted a
site tour of the Riverpark project site.
1. The City of Santa Clarita prepared a Draft Environmental Impact Report
for the Riverpark project ("Draft EIR") that addressed, inter alia, all issues
raised by the Initial Study and by comments received on the NOP and the
Revised NOP, and circulated the Draft EIR, for review and comment by
affected governmental agencies and the public, in compliance with
CEQA. The City filed, posted and advertised the Notice of
Availability/Notice of Completion for the Draft EIR on March 2, 2004,
and the public review period extended for 60 days, from March 3, 2004
through 5:00 p.m. on May 3, 2004, all in accordance with CEQA. After
release of the Draft EIR for public comment, the City revised the Draft
EIR's Biological Resources section due to the detection of a special status
species (Western Spadefoot Toad) on the project site, and the City filed,
posted and advertised a revised Notice of Availability/Notice of
Completion on March 24, 2004, and the public review period for that
revised section was extended for 45 days, from March 24, 2004 through
May 10, 2004. Late written comments received on or prior to
August 31, 2004, were accepted for inclusion in the Final Environmental
Impact Report (December 2004) (December 2004 Final EIR) Responses to
Comments. Additionally, oral comments expressed during the Planning
Commission public hearings prior to and including August 31, 2004 were
accepted for inclusion in the December 2004 Final EIR Responses to
Comments.
Resolution No. 05-57
Page 6
M. The Riverpark project was duly noticed in accordance with the noticing
requirements for each of the Entitlements. The project was advertised in
The Signal, through on-site posting 14 days prior to the hearing, and by
direct first-class mail to property owners within 600 feet of the Riverpark
project area. In addition, the date and time of each public hearing was
posted on two signs at the project site.
n. The Planning Commission held duly -noticed public hearings on the
Riverpark project on March 2, April 20, April 29, May 13, May 18,
June 15, June 29, July 20, and August 31, 2004. These hearings were held
at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m., with
the exception of the June 29 hearing that commenced at 6:00 p.m. and the
August 31 hearing that commenced at 5:30 p.m. Seven of the nine public
hearings were held for the purpose of providing an opportunity for the
Planning Commission and the public to consider focused discussions on
the environmental issue areas discussed in the Draft EIR. The
March 2,2004 public hearing was to provide an overview presentation of
the proposed entitlements requested. The Planning Commission closed
the public hearing on August 31, 2004.
i. On March 2, 2004, the Planning Commission opened the public
hearing for the Riverpark project, received a presentation on the
Riverpark project from staff and the applicant, and received public
testimony regarding the project.
ii. On April 20, 2004, Planning Commission staff and the City's EIR
consultant discussed the preparation of the revised Biological
Resources section of the Draft EIR, and responded to Planning
Commission and public issues/concems, and the City's EIR
consultant discussed the contents and conclusions of the Draft EIR
and made a focused presentation on the project description and the
Draft EIR analyses on Solid Waste, Education, Library Services,
Fire Services, Sheriff Services, Human Made Hazards,
Population/Housing/Employment, Agricultural Resources,
Wastewater Disposal, Geotechnical Hazards, Cultural Resources,
and Land Use, including, without limitation, the CUP, the
adjustment, the innovative application/hillside permit, the oak tree
permit, and the applicant's updated Apartment Demand
Study. The Commission then received testimony from the public.
iii. On April 29, 2004, Planning Commission staff and the City's EIR
consultant responded to Planning Commission and public
issues/concerns, and made a focused presentation on the Draft EIR
analyses on Traffic/Access, Air Quality, Noise, Parks and
Recreation, and Visual Resources. The Commission then received
testimony from the public.
Resolution No. 05-57
Page 7'
iv. On May 13, 2004, Planning Commission staff and the City's EIR
consultant responded to Planning Commission and public
issues/concerns, and made a focused presentation on the Draft EIR
analyses on Flood, Water Service/Quality, Biology, Floodplain
Modification, and Alternatives. The Commission then received
testimony from the public.
V. On May 18, 2004, Planning Commission staff and the City's EIR
consultant received the Planning Commission's outstanding issues
and concerns in order to return to the June 15, 2004 Planning
Commission meeting with a portion of the responses. Staff had
also distributed the comments received on the Riverpark Draft EIR
to the Planning Commission in its packet for that meeting. The
Commission then received testimony from the public.
vi. On June 15, 2004, Planning Commission staff and the City's EIR
consultant responded to questions and issues related to Traffic,
Noise, and Parks. In addition, staff had included in the Planning
Commission's packet an aerial showing the distances between
Riverpark's residential lots and bank stabilization and the
applicant's Soledad property (PM 20838). The Commission then
.— received testimony from the public.
vii. On June 29, 2004, at a special meeting, the Planning Commission
heard two separate water supply presentations - one from
Katherine Kelly, P.E., Chief of the Office of State Water Project
Planning, State Department of Water Resources, and one from
Jonas Minton, a project advisor from the Planning and
Conservation League - on the reliability of the State Water Project
and conjunctive use of water, prior to the hearing on the Riverpark
project. Then, during the hearing on the Riverpark project,
Planning Commission staff and the City's EIR consultant
responded to the Planning Commission's questions and issues
related to Water Resources, and the Commission received
testimony from the public.
viii. On July 20, 2004, Planning Commission staff and the City's EIR
consultant responded to questions and issues raised by the
Planning Commission related to Air Quality, Noise, Traffic,
Biology, Innovative Criteria (more specifically, the benefits of the
Riverpark project), Riverpark bike trails, and the rental versus for -
sale issue related to the multi -family units on the site plan. In
addition, the Planning Commission considered potential site plan
modifications related to the Santa Clara River, and received public
testimony regarding the project. At the conclusion of this hearing,
the Planning Commission directed staff to work with the applicant
Resolution No. 05-57
Page 8
and bring back a revised site plan reflecting various project
modifications (detailed below), and directed staff to incorporate
the following specific requirements into the revised site plan
and/or conditions of approval for the project:
1. Implement the Resource Line Scenario, relocating the bank
stabilization from the western boundary of the park site
west to the western -most commercial parcel, to preserve
the mature riparian resources along this edge of the project,
thereby eliminating two of the three proposed commercial
acres.
2. Allow for the vehicular gating of internal streets within
Areas A-1, B and C, but not within Area A-2 as its streets
provide public access to the park, and conversion of the
internal streets in Planning Areas A-1, B and C from public
to private streets, to be privately owned and maintained by
the homeowner's association, but built to public street
standards.
3. Reroute the equestrian trail in the area adjacent to the L.A.
Aqueduct from the river bottom to the pedestrian/bike trail
and widen the pedestrian/bike trail bridge over the aqueduct
from 15 feet to 20 feet to accommodate equestrian traffic.
4. Convert Area C (420 units) from apartments to
townhomes/condominiums.
5. Revise the plan for the active/passive park per the Parks
and Recreation Commission's recommendation (includes
the removal and relocation of two additional oak trees).
6. Dedicate open space adjacent to Central Park.
7. Subject to CLWA approval, install a temporary trail from
the Riverpark project boundary north of Newhall Ranch
Road near Santa Clarita Parkway to an established dirt trail
accessing Central Park.
8. Redesign Area D, eliminating grading on the nose of the
ridgeline facing the Emblem neighborhood and provide a
decorative wall and landscaping from the existing
commercial wall to the nose of the ridge. The Commission
also recommended the addition of a restriction on lot 526 of
Vesting Tentative Tract Map 53425 (Riverpark) prohibiting
grading, building, structures or parking on this lot.
Resolution No. 05-57
Page- 9
'—' 9. Implement enhanced landscaping along Newhall Ranch
Road and Santa Clarita Parkway to further buffer these
proposed residential units from the roadways.
10. Require the Newhall Ranch Road/Golden Valley Road
Bridge and bridge abutments to be subject to the City's
Cross Valley Connector Aesthetics' Guideline Book.
11. Require the applicant to pay 25% of the costs associated
with the construction of a pedestrian bridge over Newhall
Ranch Road.
12. Install two guzzlers along the Santa Clara River for
enhancement of this identified wildlife corridor.
13. Enhance the L.A. Aqueduct Pipeline corridor under
Newhall Ranch Road for its potential use for on-site
wildlife mobility.
14. Provide a disclosure statement on the title report of each
residential property informing all future homeowners of the
--- existing Saugus Speedway use that is located across the
Santa Clara River on Soledad Canyon Road.
15. Prohibit use of bird hazing machines prior to grading
and/or construction for the project unless approved by the
California Department of Fish and Game.
16. Include the following project benefits as part of meeting the
Innovative Criteria under the Hillside Ordinance:
a. Preservation and dedication of approximately 440
acres of open space, including approximately 338
acres of the Santa Clara River;
b. Dedication and improvement to the City of Santa
Clarita of a 29 acre active/passive park;
C. Extension of over two miles of the Santa Clara
River Regional Trail, including bridging over the
L.A. DWP Aqueduct;
r d. Extension of approximately two miles of Class 1
(roadway separated trail) along Newhall Ranch
Road and Santa Clarita Parkway;
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Page 10
e. Dedication of approximately 30 acres of the South
Fork of the Santa Clara River, including adjacent
upland area — the property is located between
Valencia Boulevard and Magic Mountain Parkway;
and,
f. Contribution, through right-of-way dedication and
bridge and thoroughfare fees, of nearly $24,000,000
to this segment of the Cross Valley Connector.
ix. On August 31, 2004, the applicant presented to the Planning
Commission the modified site plan reflecting all of the applicable
above -directed modifications. In addition, staff sought direction
from the Planning Commission on the three remaining issues,
including the adjustments (the applicant had already agreed to
eliminating single family lot sizes less than 5,000 square feet), the
applicant's proposal to dedicate off-site land to the City, and
changes to Santa Clarita Parkway. The Commission also received
public testimony regarding the project. The Commission directed
staff on the final three issues, which are listed below. In addition,
the Planning Commission directed staff to prepare all of the
necessary approval documents (resolutions, findings of fact,
responses to comments, mitigation and monitoring reporting
program, conditions, etc.) for adoption by the Planning
Commission for recommendation of approval to the City
Council. The Commission's direction on the final three issues was
as follows:
1. Revise the site plan to insure that all single family lot
widths comply with the City's Unified Development Code,
and an approved adjustment that allows for the front yard
setback to be reduced to 16 feet on the single family lots
provided that driveways are a minimum of 20 feet in
length.
2. Increase the applicant's offer of dedication to a total of
approximately 130 acres of the South Fork of the Santa
Clara River.
3. Revise the site plan to show the construction of Santa
Clarita Parkway with a total of two vehicular lanes (one in
each direction).
o. As a result of comments received from the Planning Commission and its
staff, from governmental agencies and from the public, the applicant
modified the Riverpark project as shown on the modified vesting tentative
Resolution No. 05-57
Page 11
tract map/site plan (dated 12/13/04), incorporated herein by this reference,
by:
i. Relocation of the bank stabilization in the area from the western
border of the active/passive park site in the east to the western-
most commercial parcel in the west, to preserve the mature riparian
resources along the edge of the Santa Clara River and create the
Draft EIR-recommended 100 -foot upland preserve in that area,
excluding the portion affected by the proposed extension of
Newhall Ranch Road, the alignment for which is fixed and cannot
be modified.
ii. Relocation of the equestrian trail in the area adjacent to the Los
Angeles Aqueduct from the river bottom to the pedestrian/bike
trail, widening of the pedestrian/bike bridge abutments to
accommodate a 35 -foot multi-purpose trail, and widening of the
pedestrian/bike bridge over the aqueduct from 15' to 20' to
accommodate equestrian traffic, as well as all other trail users.
iii. Subject to CLWA approval, installation of a temporary trail from
the Riverpark project boundary north of Newhall Ranch Road near
.— Santa Clarita Parkway to an established dirt trail accessing Central
Park.
iv. Installation of two guzzlers along the Santa Clara River for
enhancement of this identified wildlife corridor.
V. Enhancement of the L.A. Aqueduct Pipeline corridor under
Newhall Ranch Road for its potential use for on-site wildlife
mobility.
vi. Installation of enhanced landscaping along the new segment of
Newhall Ranch Road.
vii. Construction of the Newhall Ranch Road/Golden Valley Road
Bridge and bridge abutments in conformity with the City's Cross
Valley Connector Aesthetics' Guideline Book.
viii. Contribution of 25% of the costs associated with the construction
of a pedestrian bridge over Newhall Ranch Road.
ix. Although the width of the right-of-way will be maintained, the
number of improved vehicle lanes on Santa Clarita Parkway shall
be reduced from six lanes to two lanes, and approval of the project
shall be conditioned on the applicant installing enhanced
Resolution No. 05-57
Page 12
landscaping along Santa Clarita Parkway to further buffer the
proposed adjacent residential units from roadway noise.
X. Conversion of the internal streets in Planning Areas Al, B and C
from public to private streets, to be privately owned and
maintained by the homeowner's association, but built to public
street standards.
xi. The right to gate the internal streets in Planning Areas Al, B, and
C, in compliance with all of the City's requirements related to
vehicular gating including stacking and turn around areas.
xii. Revisions to the park plan recommended by the City's Parks and
Recreation Commission, including:
1. Relocating the drainage to the western boundary of the
active area of the park, so that it would no longer drain
through the park site and bisect the active area;
2. Changing the shape of the active park, and widening it to
create the best use of the developed active park;
3. Relocation of five homes to the other side of street `M' to
provide over 300 feet of additional street frontage;
4. Addition of a drivable pathway to allow police and
emergency vehicles a route to pass through the park;
5. Adjustment of the southern grade of the active park to bring
the grade of the park to closer to street level, resulting in
the relocation of two non -heritage oak trees within the
developed portion of the park; and
6. Relocation of the private recreation area in Planning Al to
a location adjacent to the public park.
xiii. Conversion of the proposed residential units (420) in Area C from
apartments to townhomes/condominiums resulting in the reduction
in the number of units in Planning Area C from 420 to 380, for a
reduction of 40 residential units in that Planning Area. ,
xiv. Elimination of the grading on the nose of the ridgeline facing the
Emblem neighborhood (to the north of the western portion of the
site), as a result of which the proposed apartment buildings in
Planning Area D will be relocated farther south, away from the
Emblem neighborhood, and, in addition, a decorative wall with
1Fesolution No. 05-57
Page 13
landscaping will be built from the area between the existing
commercial wall to the nose of the ridge. The Commission also
recommended the addition of a restriction on lot 526 of Vesting
Tentative Tract Map 53425 (Riverpark) prohibiting grading,
building, structures or parking on this lot.
xv. Inclusion of additional dedications of open space, including:
1. Dedication of open space adjacent to Central Park;
2. Dedication of approximately 30 acres of the South Fork of
the Santa Clara River located between Valencia Boulevard
and Magic Mountain Parkway, including the adjacent
upland area; and
3. Dedication of approximately 100 acres of the South Fork of
the Santa Clara River from the Magic Mountain Parkway
Bridge south to the Wiley Canyon Bridge.
xvi. Modification of Adjustment 02-010 to eliminate the request for
reduced lot sizes, lot widths and driveway lengths, and
incorporation of recommendations made by RRM Design Croup
where front yard setbacks are reduced to 16 feet.
xvii. After project approval, the applicant will bring the final elevations
and development plot plans for the Riverpark development back to
the Planning Commission for its approval.
P. As a result of these modifications made during the proceedings before the
Planning Commission, the revised site plan recommended by the Planning
Commission proposed a total of 1,123 dwelling units (419 single-family
lots, 380 for -sale multi -family units, and 324 apartment rentals) and one
acre of commercial uses with a maximum of 16,000 square feet.
q. The December 2004 Final EIR, incorporated by reference as Exhibit `B"
into Resolution PO4-031 adopted by the Planning Commission, included
the Draft EIR, comments on the Draft EIR, and the responses to written
comments on the Draft EIR, responses to public testimony regarding Draft
EIR issues raised at the public hearings during the public comment period,
modifications to the Draft EIR text, and the Mitigation Monitoring and
Reporting Program ("MMRP"). The Draft EIR was presented to the
Planning Commission on March 2, 2004, Revised Draft EIR Section 4.6,
Biological Resources, was presented to the Planning Commission on
April 20, and the remaining December 2004 Final EIR documents were
prepared and provided to the Planning Commission on
December 1, 2004. On December 1, 2004, the December 2004 Final EIR
Resolution No. 05-57
Page 14
was sent to each agency and to all individuals who submitted timely
comments on the Draft EIR. Subsequently, written and oral comments on
the Final EIR were received by the City Council, and the City prepared
written responses to those comments, which responses and associated
appendices are included in the Final EIR (May 2005).
r. The December 2004 Final EIR and its attached Mitigation Monitoring and
Reporting Program ("MMRP"), and the Statement of Overriding
Considerations for the Riverpark project recommended by the Planning
Commission, set forth in Section 6 of Resolution PO4-031 adopted by the
Planning Commission, were prepared and circulated in compliance with
CEQA.
S. At its hearings on the Riverpark project, listed above, the Planning
Commission considered staff and consultant presentations, written
comments received from public agencies and the public, staff reports,
applicant presentations, information presented to the Commission to assist
its understanding of the Riverpark project, the Riverpark project
December 2004 Final EIR, and public comments, and public testimony on
the Riverpark project. The City Council has considered this information,
as well.
t. The Planning Commission recommended that the City Council adopt a
Statement of Overriding Considerations for those impacts of the Riverpark
project that cannot be mitigated to less than significant levels, and
certification of the December 2004 Final EIR, and the MMRP, by
Resolution No. PO4-31, adopted on December 21, 2004. The Planning
Commission also recommended that the City Council approve the
Riverpark project, as revised, by Resolution No. PO4-32, adopted on
December 21, 2004. The City Council has considered these
recommendations.
U. The City Council held duly -noticed public hearings on the Riverpark
project on January 25, 2005, March 22, 2005 and May 24, 2005. These
hearings were held at City Hall, 23920 Valencia Boulevard, Santa Clarita,
at 6:00 p.m. The City Council closed the public hearing on
March 22,2005. On May 24, 2005, the City Council reopened the public
hearing for limited purposes, and then closed the public hearing.
i. On January 25, 2005, the City Council received a presentation on
the Riverpark project from staff and the applicant, and received
public testimony regarding the project. The City Council then
discussed particular issues regarding the Riverpark project, and
made suggestions regarding further improvements to the design of
the project and requested additional concessions from the applicant
ResQkition No. 05-57
Page 15
to further support the issuance of a Statement of Overriding
Considerations for the project.
ii. On March 22, 2005, as a result of the City Council's comments
and suggestions, the applicant presented a further modified site
plan for the Riverpark project and additional simulations showing
views of the Riverpark project from Soledad Canyon Road. Staff
then made a presentation to the City Council on the Riverpark
project, and answered the City Council's questions posed at the
January 25, 2005 hearing. The Commission also received public
testimony regarding the project, following which the City Council
closed the public hearing and directed staff to prepare all of the
necessary approval documents (resolutions, ordinances, findings of
fact, responses to comments, mitigation and monitoring reporting
program, conditions, etc.) for adoption by the City Council for
approval of the Riverpark project on April 12, 2005. At the
conclusion of the hearing, the City Council directed staff to
incorporate specific requirements into the City Council revised site
plan and/or final conditions of approval for the project, including
the following major requirements:
1. Conversion of the proposed residential units (420) in Area
D from apartments to townhomeskondominiums, resulting
in the reduction in the number of units in Planning Area C
from 324 to 277, for a total reduction of 47 units in that
Planning Area.
2. Addition of 13 single-family residential units in Planning
Area A-1, for a total of 213 single-family units in that
Planning Area.
3. Require the applicant to donate the following additional
off-site property to further support the Council's adoption
of a Statement of Overriding Considerations for the project
(see Attachment C hereto, Riverpark Off -Site Land
Dedications):
a. Approximately 141 acres of land, including
approximately 37 acres of SEA for the Santa Clara
River, located directly east Interstate 5 and directly
north of Magic Mountain Parkway and referred to
as the Round Mountain Property (see Attachment C
hereto, Riverpark Off -Site Land Dedications).
b. Approximately 30 acres of the South Fork of the
Santa Clara River between the Wiley Canyon Road
Resolution No. 05-57
Page 16
Bridge over the South Fork of the Santa Clara River
to Orchard Village Road.
C. Approximately 2.6 acres of land located at Newhall
Ranch Road and Grandview Drive.
4. Acceptance of the applicant's donation to the City of
24.27 acres out of the 61.1 acres of the North Valencia 2
Upland Preserve Area (as defined in Paragraph 6 of Section
III, subsection B, of the North Valencia 2 Project
Annexation and Development Agreement 98-001) (see
Attachment C hereto, Riverpark Off -Site Land
Dedications).
5. Elimination of the Planning Commission recommendation
requiring the applicant to pay for 25% of the cost of a
pedestrian bridge over Newhall Ranch Road.
6. Require the applicant to pay for costs (not to exceed
$30,000) associated with the construction of a "Saugus
Community Identification Sign" to be located on an off-site
property.
7. Require the applicant to grade the full right-of-way for the
Cross Valley Connector (Newhall Ranch Road) from
Bouquet Canyon Road to the Newhall Ranch Road/Golden
Valley Road Bridge over the Santa Clara River prior to
occupancy of the 500th unit.
8. Require the applicant to dedicate the full right-of-way
width for Newhall Ranch Road, including the Newhall
Ranch Road/Golden Valley Road Bridge, and Golden
Valley Road upon recordation of the first map.
9. Require the applicant to develop a comprehensive funding
program, subject to the approval of the Director of
Engineering and Building Services, for the construction of
the full width of roadway and bridge improvements for
Newhall Ranch Road from Bouquet Canyon Road to the
Soledad Canyon Road flyover (presently being
constructed). The funding program for the construction of
this roadway shall be consistent with the project approval
and shall be in place no later than the date the City has
completed the design for the Newhall Ranch Road/Golden
Valley Road Bridge over the Santa Clara River and is ready
to bid the project.
Resolution No. 05-57
Page 17
10. Require the applicant to dedicate 5.0 acres of land and
construct the on-site 29 -acre park as provided in the project
conditions. The applicant or designee shall receive credit
for any amount expended in excess of the project's
remaining Quimby Obligation.
iii. On April 12, 2005, the City Council continued the hearing on the
applicant's request, to enable staff and the applicant to evaluate
information regarding the detection of perchlorate at levels slightly
above 6 parts per billion in Valencia Water Company's well Q-2,
located west of Bouquet Canyon Road and south of Newhall
Ranch Road, off the Riverpark site.
iv. On May 24, 2005, the City Council reopened the public hearing on
the Riverpark project for the limited purposes of taking public
comment on the detection of perchlorate in Valencia Water
Company's well Q-2, located off-site, and on any other issue
regarding the Riverpark project that first arose after the close of the
public hearing on March 22, 2005. The City Council received
public testimony for those limited purposes, following which the
City Council closed the public hearing and adopted all of the
-- necessary approval documents (resolutions, ordinances, findings of
fact, responses to comments, mitigation and monitoring reporting
program, conditions, etc.) for certification of the Riverpark Final
EIR and approval of the Riverpark project.
V. The Final Environmental Impact Report (May 2005) (Final EIR),
incorporated herein by reference, includes the Draft EIR, comments on the
Draft EIR and Riverpark project, responses to written comments on the
Draft EIR and Riverpark project, responses to public testimony regarding
Draft EIR and Riverpark project issues raised at the public hearings during
the public comment period, responses to public testimony regarding Draft
EIR and Riverpark project issues, modifications to the Draft EIR text, and
the Mitigation Monitoring and Reporting Program ("MMRP"). The Draft
EIR was presented to the Planning Commission on March 2, 2004,
Revised Draft EIR Section 4.6, Biological Resources, was presented to the
Planning Commission on April 20, and the remaining December 2004
Final EIR documents were prepared and provided to the Planning
Commission on December 1, 2004. On December 1, 2004, a copy of the
December 2004 Final EIR was also sent to each agency and to all
individuals who submitted timely comments on the Draft
EIR. Subsequently, written and oral comments on the Final EIR and the
Riverpark project were received by the City Council, and the City
prepared written responses to those comments and an analysis of the
project revisions, which responses, analysis and associated appendices are
included in the Final EIR.
Resolution No. 05-57
Page 18
W. The City Council has considered the Final EIR prepared for the Riverpark
project, as well as information provided in the agenda reports, the
Planning Commission staff reports, the amended text of the Final EIR,
information presented to the City Council and the Planning Commission
from experts, and information presented in public testimony, including
letters submitted to the City Council and the Planning Commission
following the close of the Draft EIR public comment period and prior to
the close of the public hearing before the City Council, prior to
certification of the Final EIR and approval of the Riverpark project, as
well as the Planning Commission's recommendations that the City
Council certify the EIR and approve the Riverpark project.
X. The Riverpark project, as modified, will not adversely affect the health,
peace, comfort, or welfare of persons residing in the area; nor will the
Riverpark project be materially detrimental to the use, enjoyment, or
valuation of property in the vicinity of the project site; nor will the
Riverpark project jeopardize, endanger or otherwise constitute a menace to
the public health, safety, or general welfare since the project conforms
with the zoning ordinance and is compatible with surrounding land
uses. The Riverpark project proposes the extension of all utilities and
services to the project site. Currently, all required utilities and services are
available at locations adjacent to the project site.
Y. The documents and other materials which constitute the record of the
proceedings upon which the decisions of the Planning Commission and
the City Council are based are contained in the Master Case 02-175
project file located within the Planning and Economic Development
Department and in the custody of said Department.
SECTION 2. GENERAL FINDINGS. Based on the above findings of fact and recitals
and the entire record, including, without limitation, the entire Riverpark project Final EIR, oral
and written testimony and other evidence received at the public hearings held on the Riverpark
project and the Riverpark project EIR by the Planning Commission and the City Council, reports
and other transmittals from City staff to the Planning Commission and to the City Council, and
upon studies and investigations made by the Planning Commission and the City Council, and on
behalf of each, the City Council finds, as follows:
a. Following approval of General Plan Amendment 02-002 to the Land Use
Element Land Use Map, the Riverpark project, including the Entitlements,
will be consistent with the City's General Plan Residential Medium (RM)
and Community Commercial (CC) land use designations for the project
site, and the General Plan as a whole.
Furthermore, General Plan Amendment 02-002 is consistent with the
City's General Plan, as documented in the Riverpark project Final EIR.
Section 4.7 (Land Use) of the Riverpark Draft EIR, included in the Final
Resolution No. 05-57
Page 19
EIR, which contains a detailed analysis documenting the project's
consistency with the City's General Plan.
b. Following approval of Zone Change 02-002 to Residential Medium —
Planned Development (RM -PD) and Community Commercial — Planned
Development (CC -PD), the Riverpark project, including the entitlements,
will be consistent with RM -PD and CC -PD zoning designations on the
project site.
Furthermore, the Final EIR, at Section 4.7 (Land Use) of the Riverpark
Draft EIR, and the Riverpark Innovative Application Compliance Report
(April 2004) document the project's consistency with the objectives of the
Unified Development Code, the City's General Plan and development
policies of the City of Santa Clarita.
SECTION 3. FINDINGS FOR VESTING TENTATIVE TRACT MAP 53425. Based
on the above findings of fact and recitals and the entire record, including, without limitation, the
entire Riverpark project Final EIR, oral and written testimony and other evidence received at the
public hearings held on the Riverpark project and the Riverpark project EIR, reports and other
transmittals from City staff to the Planning Commission and the City Council, and upon studies
and investigations made by the Planning Commission and the City Council, and on behalf of
each, the City Council finds, as follows:
a. The proposed Riverpark project, together with the provisions for its design
and improvements, is consistent with the City of Santa Clarita's General
Plan as amended by General Plan Amendment 02-002 and the Santa
Clarita Unified Development Code as amended by Zone Change 02-002.
The Riverpark project includes development of the 694.5 acre site with a
total of 432 single family homes and 657 condominiums/townhomes, and
up to 16,000 square feet of commercial uses. Over 470 acres of the
project site, including the majority of the Santa Clara River crossing the
site, will be preserved as open space. The Riverpark project also includes
a 29 -acre active/passive neighborhood park and three private recreation
facilities. None of the proposed uses listed above are uses known to create
serious public health problems. The proposed project design has been
reviewed by the appropriate City departments and external agencies,
including the Los Angeles County Fire Department, for compliance with
applicable codes and regulations. Conditions of approval and mitigation
measures have been placed on the project to ensure compliance with state
and local regulations.
b. The Riverpark project is physically suitable for the type of development
proposed.
Resolution No. 05-57
Page 20
Development within the site will be concentrated within six Planning
Areas that are generally separated from one another and from adjacent
development by open space areas. Approximately 89% of the project site,
or approximately 615 acres, is comprised of land with slope densities from
0% to 25%. Approximately 11% of the project site, or approximately
76 acres, contains slope densities of 25% to 50%. Approximately 0.2% of
the site, or approximately 1 acre, contains slope densities of
50%-90%. Development will occur primarily in the lower, more level
portions of the site.
To minimize grading and emulate the natural contours of the site, project
development within the Planning Areas will employ unique grading
techniques, such as landform or contour grading. Curvilinear street design
and cul-de-sacs are used extensively throughout the single-family
residential components of the project to soften graded slopes. The
manufactured slopes in all Planning Areas and required drainage benches
and basins will be blended into the natural topography, and will be
landscaped to foster a natural appearance. Naturalized landscaping and
curvilinear/staggered down -drains will be used to screen and/or enhance
the appearance of slope drainage devices; swale coloration would be
highly compatible with the surrounding area. Landscaping and grading
transitions from developed to natural drainage courses will be consistent
and compatible with existing topography, especially in those areas that are
highly visible, such as area slopes along the river and behind the multi-
family units. As a result, grading design will be similar to the variations
of existing natural slopes. Good examples are the slopes proposed
adjacent to the river in Planning Areas Al, A2 and B, as well as the slopes
proposed behind the multi -family units in Planning Areas C
and D. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the
appearance of the walls.
The Riverpark project proposes to move approximately 5.5 million cubic
yards of earth, which would be balanced on-site in terms of cut and fill,
and additional remedial grading of 3.6 million cubic yards. These grading
activities will stabilize the site and make it geologically suitable for
development.
The Riverpark project has been designed to preserve the Santa Clara River
corridor and to provide extensive open space. Approximately 455 acres,
or 65% of the project site, will be preserved as passive open space. As
described in Section 1, above, the project has been modified from its
original design to preserve an even greater area adjacent to the
river. Approximately 389 acres, constituting approximately 56% of the
project site or 85% of the passive open space, will be dedicated to the City
as permanent open space. Of these 389 acres, approximately 29 acres
f
Resolution No. 05-57
Page 21
'— consist of the project site's central canyon, and approximately 347 acres
consist of the Santa Clara River and adjacent upland, which is the project
site's single wildlife corridor. The exterior or southern boundaries of the
three residential planning areas that are located adjacent to the river
(Planning Areas Al, A2, and B) are curvilinear and follow the boundary
of the Santa Clara River corridor. The project's bank stabilization and its
extension of the Santa Clara River Trail are also curvilinear, following the
river corridor.
The project preserves and enhances its other most prominent on-site
feature -- the central canyon between Planning Areas Al and A2 -- as a
passive/active park of approximately 29 acres. In addition, the project
would restore and enhance a natural drainage course in the canyon that has
been disturbed by prior uses. Currently, the lower portion of this canyon
is disturbed by a construction business, including several buildings used in
the business. The park would abut the Santa Clara River at its southern
end, where the active portion of the park would be located. North of that
area, the project would return the canyon to its natural state, where the
park would be passive and contain a hiking trail, a re -naturalized drainage
and existing and transplanted oak trees. The hiking trail would stretch
from the canyon's upper reach, down the canyon to connect to the Santa
-- Clara River Trail.
Development within the Planning Areas has also been designed to
preserve trees in place. Of the 87 oak trees on site, 16 will be removed,
and 13 of those will be relocated on site. Although the project design
intrudes into ridgelines the City has previously classified as secondary
ridgelines, those ridgelines are either already degraded by previous Castaic
Lake Water Agency development, or were erroneously mapped, as
described in the Final EIR as certified. Moreover, the project design
significantly exceeds the minimum standards identified in the City of
Santa Clarita Ridgeline Preservation and Hillside Development
Guidelines. Additionally, the applicant voluntarily redesigned the project
to reduce impacts to the non -classified ridgeline separating the Emblem
residential community from Planning Area D, which preserves that
ridgeline as a view and sound buffer for the Emblem community.
Multi -family residential neighborhoods have been located on the project
site in areas that are in close proximity to regional roadways and
commercial corridors. Single-family neighborhoods are located in
previously disturbed areas of the site between Newhall Ranch Road and
the Santa Clara River. The proposed commercial development is located
along the Bouquet Canyon/Newhall Ranch Road corridors. The proposed
project will implement recommendations outlined in the Valley Center
Concept (VCC) of the General Plan as it integrates residential and
Resolution No. 05-57
Page 22
commercial land uses with recreation and environmental resources, such
as the 29 -acre park and Santa Clara River corridor.
C. The Riverpark project site is physically suitable for the proposed density
of development. With approval of the General Plan Amendment and Zone
Change, the proposed project density is appropriate for the subject
property.
The Riverpark project proposes considerably lower densities than existing
nearby developments, which range from 6 dwelling units per acre on the
north (Emblem Tract) to approximately 11 dwelling units per acre in the
Greenbrier neighborhood across the Santa Clara River (on Soledad
Canyon Road).
Development will occur primarily in the lower, more level portions of the
project site, and will be concentrated within six Planning Areas that are
generally separated from one another and from adjacent development by
open space areas. By proposing a maximum of 1,089 residential units and
approximately 16,000 square feet of commercial space, the project
proposes development that would be substantially less dense and less
intense than those that both the current and the proposed land use
classifications would allow. Development is proposed at less than 1.6
dwelling units per acre for a total of 1,089 dwelling units, well below the
3,000 to 15,000 residential units allowed under the existing residential
zoning and general plan designations of the site. The maximum of 16,000
square feet of commercial floor area is well below the 3,000,000 to
13,000,000 square feet of commercial floor area currently permitted under
the existing commercial zoning and general plan designations on the site.
d. The design of the subdivision or the proposed improvements are not likely
to cause substantial environmental damage or substantially and
unavoidably injure fish and wildlife or their habitat.
The potential environmental impacts of the Riverpark project are analyzed
in the project's Final EIR. The project includes many measures
specifically designed to avoid environmental impacts, or to reduce the
level of potential impacts to less than significant. Of the project's
potential impacts, the majority are either less than significant or have been
reduced to a less than significant level through imposition of feasible
mitigation measures.
The Riverpark project is located in the center of the City and is surrounded
by existing development, including residential, commercial, light
industrial and a public facility (Castaic Lake Water Agency
["CLWA"]). To the north is the Emblem residential neighborhood and
CLWA. Retail commercial and residential communities (Bridgeport and
Resolution No. 05-57
Page 23
Northbridge communities) are located to the west. Retail commercial
along Soledad Canyon Road, the Saugus Speedway facility, the Santa
Clarita Metrolink Station and the Greenbrier Mobile Home Park are
located to the south. Undeveloped land and an older industrial park are
located to the east of the Riverpark site.
As described in Paragraphs 3b and 3c, above, development within the site
will be concentrated within six Planning Areas that are generally separated
from one another and from adjacent development by open space
areas. The project's densities and intensities are well below those that the
General Plan would have allowed —it proposes a maximum of 1,089
residential units versus 3,000 to 15,000 residential units and
approximately 16,000 square feet of commercial floor area versus
3,000,000 to 13,000,000 square feet of commercial floor area.
As described above, the project tailors its development to the site's
physical features to minimize impacts to the site's significant natural
topographic prominent features (Santa Clara River, central canyon, etc.),
and concentrates development on the flatter, disturbed portions of the
site. Development is proposed on City -classified secondary ridgelines
only where those ridgelines either have already been degraded by previous
Castaic Lake Water Agency development, or were erroneously mapped, as
described in the Final E1R as certified, and the applicant voluntarily
redesigned the project to reduce impacts to the non -classified ridgeline
separating the Emblem residential community from Planning Area D,
which preserves that ridgeline as a view and sound buffer for the Emblem
community. Moreover, the project design significantly exceeds the
minimum standards identified in the City of Santa Clarita Ridgeline
Preservation and Hillside Development Guidelines.
As described in Paragraphs 3b and 3c, above, the Riverpark project has
been designed to preserve the Santa Clara River corridor and to provide
extensive open space. As described in Section 1, above, the Riverpark
project has been modified to pull the bank stabilization along the western
portion of the Riverpark site back to preserve a mature riparian resource
edge and create the EIR-recommended 100 -foot upland preserve from the
eastern commercial parcel to the western boundary of the active park,
excluding the affected portion of Newhall Ranch Road, the alignment of
which is fixed and cannot be modified. Additionally, as originally
proposed, the Riverpark project pulls back and partially eliminates bank
stabilization already permitted under the pre-existing and approved
Natural River Management Plan, created by the United States Army Corps
of Engineers and the California Department of Fish and Game ("NRMP"),
to further preserve the river. The majority of the project's bank
stabilization will be buried bank stabilization, which will retain the habitat
value of the stabilized areas while providing flood protection and
Resolution No. 05-57
Page 24
stabilization. In response to comments from the City, the Riverpark
project has also been modified to include the donation of a total of
approximately 318 acres of off-site property (see Attachment C hereto),
which the City can preserve in perpetuity, including approximately 150
acres of the South Fork of the Santa Clara River, including adjacent
upland area, located between Valencia Boulevard and Magic Mountain
Parkway, the 141 -acre Round Mountain Property, 37 acres of which is
within the Santa Clara River SEA, and approximately 2.6 acres located at
Newhall Ranch Road and Grandview; the applicant has also offered, and
the City has accepted, the donation of 24.27 acres of the North Valencia 2
Upland area.
As is also described in Section 1, above, in response to comments from the
California Department of Fish and Game, among other commentators, the
Riverpark project has been revised to relocate the 16 -foot equestrian trail,
originally proposed to meander around and under the Los Angeles
Aqueduct (Pipeline), north and away from the river. All other portions of
the trail are located outside of the river bottom. In addition, the project
has been revised to provide two guzzlers, or permanent water sources,
within the Santa Clara River corridor within the Riverpark project site. As
this portion of the river is devoid of surface water for much of the year, the
installation of "guzzlers" in strategically located areas would enhance the
value of the corridor and support resident wildlife.
As described in Paragraph 3b, above, the project preserves and enhances
its other most prominent on-site feature -- the central canyon between
Planning Areas Al and A2 -- as a passive/active park of approximately
29 acres, and restores and enhances a natural drainage course degraded by
prior uses.
The Riverpark project will relocate, rather than permanently remove, 13 of
the oak trees on-site, while preserving the majority of oak trees in place
on-site.
e. The design of the subdivision or type of improvements is not likely to
cause serious health problems. The project would be required to comply
with the mitigation measures identified in the EIR and the recommended
conditions of approval for the project.
The Riverpark project's potential impacts on health were analyzed in the
project's Final EIR, and the majority were found to be either less than
significant or significant but mitigatable to a level of less than
significant. The project is primarily residential, with a component of
commercial retail uses. The project site will not contain uses that will be
engaged in hazardous activities.
Resolution No. 05-57
Page 25
f. The design of the subdivision or type of improvement will not conflict
with easements, acquired by the public at large, for access through or use
of, property within the proposed subdivision.
The Riverpark project site is privately owned property that has not been
open to the public. Adjacent properties can be accessed from the
surrounding system of public streets and roads. The Riverpark project site
will be served by an internal street system with access from Newhall
Ranch Road, as extended. The project will also add approximately two (2)
miles to the Santa Clara River Regional Trail through the project site,
which will be open to the general public, and access to the City's Central
Park will be provided.
SECTION 4. FINDINGS FOR CONDITIONAL USE PERMIT 02-009. Based on the
above findings of fact and recitals and the entire record, including, without limitation, the entire
Riverpark project Final EIR, oral and written testimony and other evidence received at the public
hearings held on the Riverpark project and the Riverpark project EIR, reports and other
transmittals from City staff .to the Planning Commission and the City Council, and upon studies
and investigations made by the Planning Commission and the City Council, and on behalf of
each, the City Council finds, as follows:
-- a. The proposed location, size, design, and operating characteristic of the
Riverpark project's proposed use is in accordance with the purpose of the
City's Unified Development Code, the purpose of the zones in which the
project site is located, the City of Santa Clarita's General Plan, as
amended by General Plan Amendment 02-002, and the development
policies and standards of the City.
As the Riverpark Final EIR's analyses show, and as stated in Sections 1
and 3, above, the Riverpark project's residential, commercial and open
space uses are consistent with the proposed City's General Plan land use
designations and zoning for the project site, as amended. Compliance
with the Residential Medium zone and Community Commercial Zone,
both with a Planned Development Overlay Zone, all of which contain the
City's development policies and standards for the subject site, is a
condition of project approval.
The proposed project will implement recommendations outlined in the
Valley Center Concept (VCC) of the General Plan as it integrates
residential and commercial land uses with recreation and environmental
resources, such as the 29 -acre park and Santa Clara River corridor.
By proposing a maximum of 1,089 residential units and approximately
16,000 square feet of commercial space, the project proposes development
that would be substantially less dense and less intense than those that both
the current and the proposed land use classifications would
Resolution No. 05-57
Page 26
allow. Development is proposed at less than 1.6 dwelling units per acre
for a total of 1,089 dwelling units, well below the 3,000 to 15,000
residential units allowed under the existing residential zoning of the
site. The maximum of 16,000 square feet of commercial floor area is well
below the 3,000,000 to 13,000,000 square feet of commercial floor area
currently permitted under the existing commercial zoning on the site. The
number of residential units proposed by the project has been reduced from
the 1,183 units originally proposed. In response to comments from
members of the public and Planning Commissioners, the project has also
been revised to convert the internal streets in Planning Areas A-1, B and C
to private streets, in addition to which the applicant now seeks vehicular
gating in all of those areas.
The Riverpark project proposes considerably lower densities than existing
nearby developments, which range from 6 dwelling units per acre on the
north (Emblem Tract) to approximately 11 dwelling units per acre in the
Greenbrier neighborhood across the Santa Clara River (on Soledad
Canyon Road).
Development will occur primarily in the lower, more level portions of the
project site, and will be concentrated within six Planning Areas that are
generally separated from one another and from adjacent development by
open space areas. The project preserves approximately 347 acres of the
Santa Clara River and upland areas within the site. Additional on-site land
donations include the approximately 14 -acre parcel adjacent to Central
Park and the approximately 29 -acre passive/active park. The project
includes landform grading, and grading will be balanced on site. Bank
stabilization will be minimized, and the majority of the bank stabilization
will be buried. Streets in the project development areas will be
curvilinear, as will the bank stabilization. Moreover, as described in
Sections 6 and 7, below, the project design significantly exceeds the
minimum standards identified in the City of Santa Clarita Ridgeline
Preservation and Hillside Development Guidelines. Project development
in Planning Area B, including Newhall Ranch Road and Santa Clarita
Parkway, as well as internal streets and residences, will affect only the
lower portions of the ridgeline that the City has classified as a secondary
ridgeline, which ridgeline has already been degraded by prior CLWA
development. Project development in Planning Area C will only
minimally affect, and will occur only in the lowest portion of, another
City -classified secondary ridgeline. In fact, the ridgeline adjacent to
Planning Area C will provide a backdrop to the residential units
constructed there, even if those units are built up to the maximum height
of 50 feet requested. Grading of the nose of the ridgeline between
Planning Area D and the Emblem residential development has been
eliminated by project revisions, as described in Section 1, above, which
preserves that ridgeline as a view and sound buffer for the Emblem
Resolution No. 05-57
Page 27
community even if the residential units built in Planning Area D are built
up to the maximum height of 50 feet requested.
The project includes only two adjustments to the UDC standards, both of
which, as conditioned, will be compatible with the purpose of the
Residential Medium zone with a Planned Development Overlay Zone, the
City of Santa Clarita's General Plan, as amended by General Plan
Amendment 02-002, and the development policies and standards of the
City. The requested adjustment to a 16 -foot front yard setback on a
traditional garage -facing street design has been reviewed by the City's
design consultant, RRM Design Group, and found to be appropriate, so
long as 95% to 100% of the garages on these lots are set back a minimum
of 5 feet from the front elevation. Project approval will be so
conditioned. In addition, the requested adjustment is similar to
adjustments granted for other residential properties in the vicinity,
including, for example, in the Bridgeport development. An increase in the
height of the sound walls along Newhall Ranch Road and Santa Clarita
Parkway where exterior noise levels are expected to exceed normally
acceptable levels will improve the health, safety and welfare of the
residents living in the lots protected by these walls, as this increase in
height will decrease to some extent the exterior noise levels experienced
on the affected lots.
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:
i. Harmony in scale, bulk, coverage, and density;
ii. The availability of public facilities, services, and utilities;
iii. The harmful effect, if any, upon desirable neighborhood character;
iv. The generation of traffic and the capacity and physical character of
surrounding streets;
V. The suitability of the site for the type and intensity of use or
development which is proposed; and
vi. The harmful effect, if any, upon environmental quality and natural
resources.
The conditional use permit is necessary to implement the Planned
Development (PD) overlay (see Section 5, below), to allow residential
building heights in excess of two stories and 35 feet tall (project proposes
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a maximum height of three stories and 50 feet), to allow vehicular gating
of Areas Al, B and C, and to approve an innovative application under a
hillside permit.
The Riverpark project is in harmony in scale, bulk, coverage and density
with adjacent uses, and its site is suitable for the type and intensity
proposed, and project development will not have a harmful effect upon
desirable neighborhood development and will not adversely affect or be
materially detrimental to adjacent residents or uses. The project's
potential impacts on visual resources have been discussed and analyzed in
the Final E1R, in public hearings, in written comments and in responses to
public comments. The Riverpark project is located in the center of the
City and is surrounded by existing residential, commercial and light
industrial development. Residential densities and commercial intensities
proposed with the Riverpark project are consistent with surrounding
densities and intensities. As stated in Paragraph 4a, above, development
within the site will be concentrated within six Planning Areas that are
generally separated from one another and from adjacent development by
open space areas, and the project's densities and intensities are well below
those that the General Plan would have allowed, and are considerably
lower than existing nearby developments. As described in Section 3 and
Paragraph 4a, above, the project design concentrates development on the
flatter, disturbed portions of the site, minimizes development on City -
classified secondary ridgelines, and preserves the majority of the Santa
Clarita River corridor within the site and preserves and enhances the 29 -
acre active/passive park and its drainage channel.
Existing residential and commercial development in close proximity to
Riverpark consist of buildings that exceed two stories or 35 feet
tall. Therefore, the inclusion of three-story multi -family residential
buildings at a maximum height of 50 feet with the Riverpark project will
not be intrusive to or out of character with existing surrounding
development.
Public facilities, services and utilities are available to the Riverpark
project and the provision of these facilities, services and utilities will not
adversely affect or be detrimental to adjacent residents, buildings,
structures, or natural resources. The project site is in a sensible location
for development, as it is located in an area planned for development in the
central portion of the City of Santa Clarita, is adjacent to or near existing
and planned infrastructure, utilities and other urban services, public transit,
transportation corridors and major employment areas. As set forth in
Section 3, above, the site has already been disturbed by agricultural and
commercial activities and a portion of the site is being presently used by a
contractor. The project includes mitigation measures and recommended
Resolution No. 05-57
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conditions of approval that provide for the coordination of public
infrastructure development with development of the site.
The Riverpark project is compatible with and will not adversely affect or
be materially detrimental to adjacent residents due to the generation of
traffic and physical character of surrounding streets. The Riverpark
project will contribute nearly $24,000,000, consisting of Bridge and
Thoroughfare fees and dedication of right-of-way, to the construction of
the last remaining unbuilt, unfunded, portion of the Cross Valley
Connector, the City's highest priority roadway. The project's contribution
to this roadway segment will accelerate the construction of this portion of
the road. The project will also build a portion of Santa Clarita Parkway,
which is a major arterial roadway in the City's General Plan. As a result
of these roadway improvements, particularly upon the completion of the
Cross Valley Connector, the Riverpark project will improve the level of
service along significant portions of Soledad Canyon Road, the Valley's
primary east -west route. Finally, the Riverpark project includes the
contribution of $250,000 to the City of Santa Clarita, to improve traffic
flow through traffic signal retiming and related infrastructure
improvements.
The Riverpark project also will not adversely affect or be materially
detrimental to environmental quality and natural resources. The potential
environmental impacts of the Riverpark project are analyzed in the
project's Final EIR. As set forth in Sections 1 and 3 and Paragraph 4a,
above, the project includes many measures specifically designed to avoid
environmental impacts, or to reduce the level of potential impacts to less
than significant. Of the project's potential impacts, the majority are either
less than significant or have been reduced to a less than significant level
through imposition of feasible mitigation measures. Compliance with the
conditions of approval and the mitigation measures contained in the
Mitigation Monitoring and Reporting Program for the Riverpark project
ensures that the project will be compatible with and that it will not be
materially detrimental to adjacent uses, residents, buildings, structures, or
natural resources.
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 Riverpark project's potential impacts on the public health, safety and
general welfare and on properties or improvements in the vicinity were
analyzed in the project's Final EIR. Those impacts were either less than
significant or were significant but reduced to a level of less than
significant through mitigation. The project site will not contain uses that
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will be engaged in hazardous activities or that will be permitted to emit
substantial amounts of hazardous contaminants or pollutants into the air or
water. The Final EIR found that the proposed location, size, design, and
operating characteristics of the project's proposed uses and the conditions
under which they would be operated or maintained would not be
materially injurious to properties or improvements in the vicinity.
d. That the proposed use will comply with each of the applicable provisions
of the City's Unified Development Code, except for an approved variance
or adjustment.
As set forth in Section 3 and Paragraph 4a, above, the proposed project,
with an approved General Plan Amendment, Zone Change, Vesting
Tentative Tract Map, Conditional Use Permit, Oak Tree Permit, Hillside
Permit and Adjustment, including wall heights up to seven feet along
Newhall Ranch Road and Santa Clarita Parkway and a reduced front yard
setback for the single family homes of 16 feet, provided that all garages
are set back 20 feet from the property line, is consistent with the objectives
of the Unified Development Code, the General Plan, and development
policies of the City of Santa Clarita.
SECTION 5. FINDINGS FOR PLANNED DEVELOPMENT OVERLAY. A
Conditional Use Permit is also required to implement the City's Planned Development Overlay
proposed. Based on the above findings of fact and recitals and the entire record, including,
without limitation, the entire Riverpark project Final EIR, oral and written testimony and other
evidence received at the public hearings held on the Riverpark project and the Riverpark project
EIR, reports and other transmittals from City staff to the Planning Commission and the City
Council, and upon studies and investigations made by the Planning Commission and the City
Council, and on behalf of each, the City Council finds, as follows, in addition to the findings
contained in Section 4, above:
a. That such development program provides necessary safeguards to ensure
completion of the proposed development by the applicant, forestalling
substitution of a lesser type of development contrary to the public
convenience, welfare or development needs of the area.
As stated in Sections 1, 3 and 4, above, the Riverpark project will create
1,089 new housing units, including 432 detached single family units and
657 condominium/townhouse units, which will provide a variety of
housing opportunities needed to accommodate projected growth in the
City and in the region. In addition, the project will provide local jobs,
over 44 acres of public and private recreational areas on-site, connections
to and an extension of the Santa Clara River trail, a connection to the
City's Central Park, and a Class 1 Trail along Newhall Ranch Road and
Santa Clarita Parkway. The project will preserve and dedicate to the City
approximately 347 acres of the Santa Clara River, an approximately
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'— 29 -acre active/passive park and will donate approximately 318 acres of
land off-site (see Attachment C hereto), consisting of portions of the South
Fork of the Santa Clara River, the Round Mountain property, property at
Newhall Ranch Road and Grandview Drive, and a portion of the North
Valencia 2 upland area. The project will also contribute nearly
$24,000,000, consisting of Bridge and Thoroughfare District contributions
and dedication of right-of-way, to the construction of the Cross Valley
Connector, which will accelerate the construction of this portion of the
Cross Valley Connector, and will also include dedication of right-of-way
for, and two lanes of, a segment of Santa Clarita Parkway, and $250,000
to the City to improve traffic flow through traffic signal retiming and
related infrastructure improvements. All of the above described
improvements and/or amenities have been incorporated into the
project. Therefore, the development program for the Riverpark project
provides the necessary safeguards to ensure completion of the proposed
development by the applicant, forestalling substitution of a lesser type of
development contrary to the public convenience, welfare or development
needs of the area.
b. Riverpark's planned development will be designed and developed in a
manner compatible with and complementary to existing and potential
development in the immediate vicinity of the project site. Site planning on
the perimeter will provide for the protection of the property from adverse
surrounding influences, as well as protection of the surrounding areas
from potentially adverse influences within the Riverpark development.
As stated in Section 4, above, the project is consistent with these
factors. In particular, the project is consistent with the Emblem residential
development to the north, the retail commercial and residential
communities (Bridgeport and Northbridge communities) located to the
west, retail commercial along Soledad Canyon Road, the Saugus
Speedway facility, the Santa Clarita Metrolink Station and with the
Greenbrier Mobile Home Park located to the south. The only immediately
adjacent development, the Emblem residential development, will be
separated from the project by the ridgeline that separates Emblem from the
project's Planning Area D. The southern perimeter of the Riverpark
project will be separated from Soledad Canyon Road and from
development south of Soledad Canyon Road by the Santa Clara River.
C. Open space within the Riverpark project substantially exceeds the required
standard of 30 percent of the total area of the planned development. Land
required for setbacks or occupied by buildings, streets, driveways or
parking spaces is not counted in satisfying this open space requirement,
but land occupied by any recreational buildings and structures are counted
as required open space.
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As set forth in Sections 1, 3 and 4, above, the majority of the Riverpark
project is comprised of open space, including the Santa Clara River and
upland areas, the 29 -acre active/passive park, the 14 -acre property
adjacent to Central Park and private recreation areas, and the public
trails. Additional off-site land dedications and/or donations include
approximately 318 acres (see Attachment C hereto).
d. All lawn and landscaped areas reserved for common use are provided with
a permanent automatic watering system adequate to irrigate such areas,
except where such areas are left in or will be returned to their natural
state. Open space left in its natural state will be kept free of litter and will
at no time constitute a health, safety, fire or flood hazard. The mitigation
measures and recommended conditions of approval for the Riverpark
project ensure that the above requirements will be satisfied.
e. If Riverpark is developed in stages, the development plan will coordinate
improvement of open space, the construction of structures, and
improvements in such open space in order that each development stage
achieves a proportionate share of the total open space and environmental
quality of the total planned development. The mitigation measures and
recommended conditions of approval for the Riverpark project ensure that
the above requirements will be satisfied.
f. Riverpark's private recreational areas will be reserved for use in common
by the occupants of the project in a manner that makes the City, or a
public district or public agency a party to and entitled to enforce the
reservation. Those portions of Riverpark's open space that will be
permanently open to the public will be dedicated to the City. The
mitigation measures and recommended conditions of approval for the
Riverpark project will ensure that the above requirements are satisfied.
g. No building in Riverpark will be located closer than 5 feet to any interior
vehicular or pedestrian way, court, plaza, open parking lot or any other
surfaced area reserved for public use or for use in common by occupants
of the project. The mitigation measures and recommended conditions of
approval for the Riverpark project will ensure that the above requirements
are satisfied.
h. All public streets within or abutting Riverpark will be dedicated and
improved to City specifications for the particular classification of
street. The private streets within Riverpark will be irrevocably offered for
dedication and maintained for their intended purpose by the homeowners
or property association or other acceptable means. The mitigation
measures and recommended conditions of approval for the Riverpark
project will ensure that the above requirements are satisfied.
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i. Riverpark will relate harmoniously to the topography of the site, will make
suitable provision for the preservation of water courses, drainage areas,
significant ridgelines, oak trees, significant flora and/or fauna and similar
features and areas. These areas will be designed to use and retain the
features and amenities to the greatest extent possible. As stated in
Sections 1, 3 and 4, above, the project has been designed to meet these
requirements. In addition, the mitigation measures and recommended
conditions of approval for the Riverpark project will further ensure that
the above requirements are satisfied.
j. All new utilities within Riverpark will be placed underground. The
mitigation measures and recommended conditions of approval for the
Riverpark project will ensure that this requirement is satisfied.
SECTION 6. FINDINGS FOR HILLSIDE DEVELOPMENT APPLICATION 02-003.
Based on the above findings of fact and recitals and the entire record, including, without
limitation, the applicant's Riverpark Innovative Application Compliance Report (dated
April 2004), the entire Riverpark project Final EIR, oral and written testimony and other
evidence received at the public hearings held on the Riverpark project and the Riverpark project
EIR, reports and other transmittals from City staff to the Planning Commission and the City
Council, and upon studies and investigations made by the Planning Commission and the City
-- Council, and on behalf of each, the City Council finds, as follows:
a. The Riverpark project conserves natural topographic features and
appearances by means of landform grading so as to blend any
manufactured slopes or required drainage benches into the natural
topography.
As described in Sections 3 and 4, above, the project includes, and the
conditions of project approval further require, landform grading.
b. The Riverpark project retains significant, natural, topographic prominent
features to the maximum extent possible.
Significant, natural, topographic prominent features within the project site
include (1) the Santa Clara River, which extends across the entire southern
portion of the site, (2) a large central canyon that begins at the upper
portion of the site and extends down to near the Santa Clara River, (3) a
canyon at the easterly project boundary that begins off-site and extends
through a portion of the site and into the Santa Clara River, and (4) an
unclassified ridgeline that separates the western -most portion of Planning
Area D from the adjacent Emblem residential community. As described in
Section 1, and as stated in Sections 3 and 4, above, the project retains
these significant natural topographic prominent features to the maximum
extent possible.
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As stated in Sections 3 and 4, above, project development will be
concentrated within previously disturbed, flatter areas of the site. The
Santa Clara River, and significant adjacent upland habitat, and the
north/south canyon bisecting the site will be preserved, and the canyon
and its drainage course will in addition be enhanced. A comprehensive
trail system will provide access to the 29 -acre park and in the future to the
City's Central Park.
The project site design preserves approximately 470 acres of open space,
or approximately 68 percent of the site, including approximately 346.8
acres of the Santa Clara River and adjacent upland preserve, 29 acres of
active/passive park in the central canyon including a majority of the on-
site oak trees, a 14 -acre parcel adjacent to Central Park, as well as public
trails, and neighborhood and private recreational facilities. The exterior or
southern boundaries of the three residential planning areas that are located
adjacent to the river (Planning Areas Al, A2, and B) are curvilinear and
follow the boundary of the Santa Clara River corridor. The project's bank
stabilization and its extension of the Santa Clara River Trail are also
curvilinear, following the river corridor.
Due to analysis in the Final EIR, which indicates that, as originally
proposed, the project design would have adversely impacted habitat of
relatively high biological value on the western portion of the project site,
along the edge of the river, and to comments received from agencies and
members of the public, the Riverpark project has been modified as
described in Section 1, above, to pull the bank stabilization along the
western portion of the Riverpark site back to preserve a mature riparian
resource edge. This modification preserves the mature riparian resources
along river's edge in this area and creates the Final EIR-recommended
100 -foot upland preserve from the eastern commercial parcel to the
western boundary of the active park, excluding the affected portion of
Newhall Ranch Road, the alignment of which is fixed and cannot be
modified. Additionally, even as originally proposed, the Riverpark project
pulls back and partially eliminates bank stabilization already permitted
under the pre-existing Natural River Management Plan, created by the
United States Army Corps of Engineers and the California Department of
Fish and Game, to further preserve the river. The majority of the bank
stabilization will be buried bank stabilization, which will retain the habitat
value of the stabilized areas while providing flood protection and
stabilization. The buried bank stabilization will be replanted with native
vegetation following construction. As a result, the views of the portion of
the Santa Clara River within the project site that are available to the
largest number of persons, those looking up at the site from the south,
southeast and southwest, will be largely unchanged from those views
today.
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Project development affecting the canyon at the easterly project boundary,
which begins off-site and extends through a portion of the site and into the
Santa Clara River, is limited to Newhall Ranch Road, which would be
built even if the project were not approved or built. The project's
residential and commercial development has been designed to avoid, and
thus will not affect, this canyon.
As stated in Sections 3 and 4, above, the project has been designed to
minimize development on ridgelines. There are no primary ridgelines
located on the site. Project development in Planning Area B, including
Newhall Ranch Road and Santa Clarita Parkway, as well as internal streets
and residences, will affect only the lower portions of the ridgeline that the
City has classified as a secondary ridgeline, which ridgeline has already
been degraded by prior CLWA development. Project development in
Planning Area C will only minimally affect, and will occur only in the
lowest portion of, another City -classified secondary ridgeline. In fact, the
ridgeline adjacent to Planning Area C will provide a backdrop to the
residential units constructed there, even if those units are built up to the
maximum height of 50 feet requested. Grading of the nose of the ridgeline
between Planning Area D and the Emblem residential development has
been eliminated by project revisions, as described in Section 1, above,
-- which preserves that ridgeline as a view and sound buffer for the Emblem
community even if the residential units built in Planning Area D are built
up to the maximum height of 50 feet requested.
C. The Riverpark project utilizes clustered sites and buildings to substantially
reduce grading alterations of the terrain and to contribute to the
preservation of trees, other natural vegetation and prominent landmark
features and is compatible with existing neighborhoods.
As stated in Sections 3 and 4, and Paragraph 6b, above, project
development will be concentrated within previously disturbed, flatter areas
of the site. A majority of development will be concentrated in slope areas
of less than 25 percent grade to reduce grading alterations and
development impacts. Resulting single-family lot sizes will range from
5,000 to more than 6,600 square feet, which are compatible and consistent
with single-family development in the surrounding areas. Clustering will
limit development to less than 40 percent of the site, leaving the remainder
as open space.
Curvilinear street design and cul-de-sacs are used extensively throughout
the single-family residential components of the project to soften graded
.._ slopes. The manufactured slopes in all Planning Areas and required
drainage benches and basins will be blended into the natural topography,
and will be landscaped to foster a natural appearance. Naturalized
landscaping and curvilinear/staggered down -drains will be used to screen
Resolution No. 05-57
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and/or enhance the appearance of slope drainage devices; swale coloration
would be highly compatible with the surrounding area. Landscaping and
grading transitions from developed to natural drainage courses will be
consistent and compatible with existing topography, especially in those
areas that are highly visible, such as area slopes along the river and behind
the multi -family units. Where construction of the buried bank
stabilization requires removal of existing native vegetation, it will be
replaced with the same or similar native vegetation. As a result, grading
design will be similar to the variations of existing natural slopes. Where
retaining walls are needed, curvilinear walls and landscaping screening
would be used where appropriate to soften the appearance of the walls.
As stated in Paragraph 6b, above, the project retains to the maximum
extent possible the site's significant, natural, topographic prominent
features, including (1) the Santa Clara River, which extends across the
entire southern portion of the site, (2) a large central canyon that begins at
the upper portion of the site and extends down to near the Santa Clara
River, (3) a canyon at the easterly project boundary that begins off-site
and extends through a portion of the site and into the Santa Clara River,
and (4) an unclassified ridgeline that separates the western -most portion of
Planning Area D from the adjacent Emblem residential community.
The two most prominent features (Santa Clara River and the north/south
canyon bisecting the site) on the site will be preserved, and the canyon
will in addition be enhanced. A comprehensive trail system will provide
access to the 29 -acre park and in the future to the City's Central Park.
In addition, development within the Planning Areas has been designed to
preserve trees in place. Of the 87 oak trees on site, 16 will be removed,
and 13 of those will be relocated on site within the naturalized area of the
central canyon.
As stated in Sections 4 and 5, above, the project design and its uses will be
compatible with existing neighborhoods in the area. The project proposes
considerably lower densities than existing nearby developments, which
range from 6 dwelling units per acre on the north (Emblem Tract) to
approximately 11 dwelling units per acre in the Greenbrier neighborhood
across the Santa Clara River (on Soledad Canyon Road). In particular, the
project is consistent with the Emblem residential development to the
north, the retail commercial and residential communities (Bridgeport and
Northbridge communities) located to the west, retail commercial along
Soledad Canyon Road, the Saugus Speedway facility, the Santa Clarita
Metrolink Station and with the Greenbrier Mobile Home Park located to
the south. Moreover, the only immediately adjacent development, the
Emblem residential development, is separated from the project by the
ridgeline that separates Emblem from the project's Planning Area D. The
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southern perimeter of the Riverpark project will be separated from
Soledad Canyon Road and from development south of Soledad Canyon
Road by the Santa Clara River.
d.. The Riverpark project utilizes building setbacks, building heights and
compatible structures and building forms that serve to blend buildings and
structures with the terrain.
Riverpark's building setbacks, building heights and compatible structures
and building forms will be designed to blend with the surrounding
terrain. The single-family residential units would be of standard heights,
and will not obstruct views of the skyline silhouette. These units will also
be set back from the Santa Clara River. Further, even with a conditional
use permit to allow residential building heights in excess of two stories
and 35 feet (up to a maximum of 50'), buildings in the multi -family
developments are proposed at heights that do not extend above the
ridgeline backdrops. Therefore, these buildings would not obstruct views
of those ridgelines from either the southerly views (from the south,
southwest and southeast) or the views from the developments to the
north. Building forms will be consistent with the City's Architectural
Guidelines, and project approval is conditioned on the applicant bringing
the final elevations and development site plans for the project back to the
Planning Commission for its approval. In addition, the applicant has
agreed to install enhanced landscaping along Newhall Ranch Road and
Santa Clarita Parkway, and to ensure that construction of the Newhall
Ranch Road/Golden Valley Road Bridge and bridge abutments is subject
to the City's Cross Valley Connector Aesthetics' Guideline Book.
e. The Riverpark project will conserve and introduce plant materials 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.
As stated in Paragraph 6c, above, naturalized vegetation will be
reintroduced into portions of the project to protect slopes and minimize
visual effects of grading and construction on visible external
slopes. Naturalized vegetation will be introduced along the river edge,
canyon area, and other large prominent slopes. The buried bank
stabilization will be replanted with native vegetation following
construction. Particular attention will be paid to plant types that are
drought -resistant and fire retardant.
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Development within the Planning Areas has been designed to preserve
trees in place. Of the 87 oak trees on site, 16 will be removed, and 13 of
those will be relocated on site.
f. The Riverpark project utilizes curvilinear street design and improvements
that serve to minimize grading alterations and emulate the natural contours
and character of the hillsides.
As stated in Sections 3, and 4, and Paragraph 6c, above, curvilinear street
design and cul-de-sacs are used extensively throughout the single-family
residential components of the project to soften graded slopes. The
manufactured slopes in all Planning Areas and required drainage benches
and basins will be blended into the natural topography, and will be
landscaped to foster a natural appearance. Naturalized landscaping and
curvilinear/staggered down -drains will be used to screen and/or enhance
the appearance of slope drainage devices; swale coloration would be
highly compatible with the surrounding area. Landscaping and grading
transitions from developed to natural drainage courses will be consistent
and compatible with existing topography, especially in those areas that are
highly visible, such as area slopes along the river and behind the multi-
family units.
As a result, grading design will be similar to the variations of existing
natural slopes. Good examples are the slopes proposed adjacent to the
river in Planning Areas Al, A2 and B, as well as the slopes proposed
behind the multi -family units in Planning Areas C and D. Where retaining
walls are needed, curvilinear walls and landscaping screening would be
used where appropriate to soften the appearance of the walls.
The bank stabilization and Santa Clara River Trail extension are also
curvilinear and follow the curving outlines of the river boundaries.
g. The Riverpark project utilizes grading designs that serve to avoid
disruption to adjacent property.
As described in Paragraphs 6a, 6c and 6f, above, landform or contour
grading is incorporated into the design of the Riverpark project, as
reflected in the recommended conditions of project approval.
Development will be clustered to minimize disruption to adjacent
areas. Contour grading has been utilized to emulate the natural
topography on the site's most visible slopes, such as those slopes along the
river in Areas Al and B, and behind the multi -family pads in Areas C and
D. The project site design preserves the community's views of the
adjacent, properly classified secondary and primary ridgelines, as well as
of the upper portion of the City -classified secondary ridgeline that extends
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into Planning Area C, and thus would not result in the degradation of
ridgeline appearance in the vicinity. Additionally, the project has been
redesigned to reduce impacts to the non -classified ridgeline separating the
Emblem residential community from Planning Area D, which preserves
that ridgeline as a view and sound buffer for the Emblem community.
Slope setbacks as outlined by the project geotechnical study will be
maintained to avoid disruption to adjacent properties.
To minimize grading and emulate the natural contours of the site, project
development within the Planning Areas will employ unique grading
techniques, such as landform or contour grading. Curvilinear street design
and cul-de-sacs are used extensively throughout the single-family
residential components of the project to soften graded slopes. The
manufactured slopes in all Planning Areas and required drainage benches
and basins will be blended into the natural topography, and will be
landscaped to foster a natural appearance. Landscaping and grading
transitions from developed to natural drainage courses will be consistent
and compatible with existing topography, especially in those areas that are
highly visible, such as area slopes along the river and behind the multi-
family units. As a result, grading design will be similar to the variations
of existing natural slopes. Where retaining walls are needed, curvilinear
walls and landscaping screening would be used where appropriate to
soften the appearance of the walls.
Additionally, bank stabilization is limited to that needed to protect project
development and property from flooding and erosion. The majority of the
bank stabilization will be buried bank stabilization, which will retain the
habitat value of the stabilized areas while providing flood protection and
stabilization. The buried bank stabilization will be replanted with native
vegetation following construction. As a result, the views of the portion of
the Santa Clara River within the project site that are available to the
largest number of persons, those looking up at the site from the south,
southeast and southwest, will be largely unchanged from those views
today.
h. Site design and grading that provide the minimum disruption of view
corridors and scenic vistas from and around any proposed development
shall be utilized.
As stated in Sections 3 and 4 and in Paragraphs 6b through 6g, above, the
Riverpark development will be clustered to minimize disruption to
adjacent areas. To minimize grading and emulate the natural contours of
the site, project development within the Planning Areas will employ
unique grading techniques, such as landform or contour grading. Site
design and contour grading techniques are used to emulate the natural
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topography on the site's most visible slopes, such as those slopes along the
river in Areas Al and B, and behind the multi -family pads in Areas C and
D, and to minimize disruption to view corridors and scenic
vistas. Clustering of development in previously disturbed areas, primarily
areas with less than 25 percent slope, will also serve to avoid disruption of
view corridors and scenic vistas. Curvilinear street design and cul-de-sacs
are used extensively throughout the single-family residential components
of the project to soften graded slopes, and the manufactured slopes in all
Planning Areas and required drainage benches and basins will be blended
into the natural topography, and will be landscaped to foster a natural
appearance. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the
appearance of the walls.
The project site design preserves views of the Santa Clara River and
adjacent habitats, by preserving the majority of the river and substantial
adjacent habitat within the site. Additionally, bank stabilization within the
site has been minimized, and the majority of the bank stabilization will be
buried bank stabilization, which will retain the habitat value of the
stabilized areas while providing flood protection and stabilization. The
buried bank stabilization will be replanted with native -vegetation
following construction. As a result, the views of the portion of the Santa
Clara River within the project site that are available to the largest number
of persons, those looking up at the site from the south, southeast and
southwest, will be largely unchanged from those views today, with the
exception of a small area of toe protection adjacent to Planning Area B
and the Newhall Ranch Road/Golden Valley Road Bridge, which would
be built even if the project were not approved or constructed.
The project will preserve and enhance the site's central canyon as a
29 -acre active/passive park, where the majority of the site's oak trees are
located, and where the relocated oak trees will be placed. In addition, the
project will enhance and preserve this canyon's drainage channel. The
only project intrusion into the canyon in the eastern portion of the site that
extends off-site will be from Newhall Ranch Road, which will be built
even if the project is not approved or built.
The project site design also preserves the community's views of the off-
site adjacent, properly classified secondary and primary ridgelines, as well
as of the upper portion of the secondary ridgeline that extends into
Planning Area C, and thus project development would not result in the
depreciation of ridgeline appearance in the vicinity. Although the site plan
concentrates development primarily within the large, relatively flat, and
disturbed areas of the project site, parts of Planning Areas B and C are
located on the lower portions of two ridgelines that have been classified by
the City of Santa Clarita as secondary ridgelines. One of the secondary
05-57
Page 41
ridgelines traverses Planning Area B in a north -south direction, while the
other crosses into the project site in Planning Area C. Only the lower
portions of the ridgelines in Planning Areas B and C are affected by the
project. In addition, these two ridgelines do not meet the criteria described
in Section 17.80.040 for significant ridgelines for the following reasons.
When viewed on and off-site, these two ridgelines are currently
indistinguishable from other neighboring unidentified ridgelines, and do
not visually dominate the Santa Clarita Valley landscape. They do not
appear prominent in size as compared to the hillsides or mountain terrain
of which they are a part, are not silhouetted against the sky, do not serve
as a significant natural backdrop feature, do not separate communities, are
not visually dominant in the view from existing development or major
corridors, and are not areas of significant ecological, historical or cultural
importance like those that connect park or trail systems.
The first City -classified secondary ridgeline is located in the central
portion of the property. It enters into Planning Area B of the project site
from the northeast, from a point east of the future intersection of Santa
Clarita Parkway and Newhall Ranch Road. Approximately 1,690 linear
feet (or 45%) of the northern, upper portion of the ridgeline was
previously eliminated by the construction of the CLWA Rio Vista Water
Treatment Plant and Administrative Offices. Therefore, project
development would impact only the remaining or lower portion of the
already degraded ridgeline (approximately 55% of the total ridgeline, or
2,062 linear feet). However, approximately 700 linear feet, or
approximately 19%, of the ridgeline would be impacted by the extension
of Newhall Ranch Road and the construction of Santa Clarita Parkway,
even if the Riverpark development were not approved or built. The
remaining 1,362 linear feet, or 36%, of the ridgeline would be impacted by
the residential development in Planning Area B, including both residences
and internal streets.
Therefore, the portion of this ridgeline that will be impacted by project
development in Planning Area B is not visually prominent or dominant,
when viewed either from the project site, from neighboring properties, or
from major corridors. As found above, the upper or more prominent
portion of this ridgeline has been substantially altered by the development
of the CLWA facility. Finally, Newhall Ranch Road, which is part of the
regional "Cross Valley Connector" currently needed to alleviate
congestion on the City's primary east -west roadway (Soledad Canyon
Road), will also encroach on this ridgeline within, as well as above and
north of, Planning Area B development irrespective of the Riverpark
project. Therefore, this ridgeline has already been degraded, and will be
further degraded even without this project, and any minimal visual impact
Resolution No. 05-57
Page 42
to the lower portion of the ridgeline caused by the project will be confined
to the immediate local neighborhood and project residents.
A small portion of the second City -classified secondary ridgeline enters
from the north of the project site into Planning Area C, which is located on
the eastern portion of the project site. Most of this ridgeline, including its
more prominent part, is located off-site. Only 29%, or approximately 600
linear feet, of the lower portion of this ridgeline would be impacted by the
project, and approximately 200 feet of those 600 feet appear to have been
mapped in error. These 200 feet actually extend southerly from the base
of the actual physical ridgeline onto flat portions of Planning Area C.
Therefore, the portion of this ridgeline that will be impacted by project
development in Planning Area C is not visually prominent or dominant,
when viewed either from the project site, from neighboring properties, or
from major corridors. This ridgeline dips steeply down before crossing
the project boundary into the site. For these reasons, project development
within Planning Area C will not violate the visual integrity of the upper
portion of this ridgeline, which remains visually prominent, and will not
alter a natural landmark or a prominent natural feature, but will merely
utilize the lower, less exposed, less visible and flatter portion of the
ridgeline. As such, the prominent and visually dominant portion of this
ridgeline will tower over the project development, and any minimal visual
impact to the lower portion of the ridgeline as mapped will be confined to
the immediate local neighborhood and project residents.
Additionally, the project has been redesigned to reduce impacts to the non-
classified ridgeline separating the Emblem residential community from
Planning Area D, which preserves that ridgeline as a view and sound
buffer for the Emblem community.
Furthermore, the applicant's Riverpark Innovative Application
Compliance Report (dated April 2004), which is incorporated herein by
reference, illustrates through visual simulations, cross sections and
additional exhibits the project's consistency with the City's Hillside
Ordinance. More specifically, Exhibits 23 through 25 of this Compliance
Report illustrate that those portions of the ridgelines being impacted by the
Riverpark project are not visually dominant or prominent when viewed
from either the project site, from neighboring properties, or from major
corridors. The analysis in the Final EIR, at Draft EIR Section 4.16, Visual
Resources, and additional visual simulations presented to the Planning
Commission and the City Council provide further support for these
conclusions.
SECTION 7. FINDINGS FOR INNOVATIVE APPLICATION. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the applicant's
Resolution No. 05-57
Page.43
"i Riverpark Innovative Application Compliance Report (dated April 2004), the entire Riverpark
project Final EIR, oral and written testimony and other evidence received at the public hearings
held on the Riverpark project and the Riverpark project EIR, reports and other transmittals from
City staff to the Planning Commission and the City Council, and upon studies and investigations
made by the Planning Commission and City Council, and on behalf of each, the City Council
finds that the Riverpark project is an innovative development employing an innovative design
and features, in that it demonstrates creative and imaginative site design resulting in a project
that will compliment the community character and provide a direct benefit to current and future
community residents of not only the proposed use or development, but the residents of the City
of Santa Clarita as a whole, utilizing unique grading techniques, imaginative project site design
and spacing of development that significantly exceeds the minimum standards identified in the
City of Santa Clarita Ridgeline Preservation and Hillside Development Guidelines, and further
finds in support of these findings and in addition as required by the City's criteria for Innovative
Applications, as follows:
a. The proposed use is proper in relation to adjacent uses, the development of
the community and the various goals and policies of the General Plan.
As stated in Sections 2, 3, 4 and 6, above, upon approval of the General
Plan Amendment and Zone Change, the Riverpark project will be
consistent with the City's General Plan and Unified Development
.— Code. This consistency is documented in the Final EIR and in this
resolution. The proposed uses are compatible with existing uses in the
area and with the goals and policies of the General Plan, in that they
implement development outlined in the Valley Center Concept (VCC),
integrating residential and commercial densities while preserving
environmental resources. As described in Section 1, above, the project
also includes construction of the last remaining unbuilt portion of the
Cross Valley Connector and a portion of Santa Clarita Parkway.
The project's residential, commercial and open space uses are consistent
with the proposed General Plan land use designations and zoning for the
project site. Compliance with the Residential Medium zone and
Community Commercial Zone, both with a Planned Development Overlay
Zone, all of which contain the City's development policies and standards
for the subject site, is a condition of project approval.
The proposed project is compatible with surrounding development both in
terms of land use and the goals and policies of the General Plan. The
project is located in the center of the City and is surrounded by existing
development, including residential, commercial, light industrial and a
public facility (CLWA). To the north is the Emblem residential
neighborhood and CLWA. Retail commercial and residential
communities (Bridgeport and Northbridge communities) are located to the
west. Retail commercial along Soledad Canyon Road, the Saugus
Speedway facility, the Santa Clarita Metrolink Station and the Greenbrier
Resolution No. 05-57
Page 44
Mobile Home Park are located to the south. Undeveloped land and an
older industrial park are located to the east of the Riverpark site.
The Riverpark project locates multi -family residential neighborhoods in
areas that are in close proximity to regional roadways and commercial
corridors. Single-family neighborhoods are located in previously
disturbed areas of the site between Newhall Ranch Road and the Santa
Clara River. The proposed commercial development is located along the
Bouquet Canyon/Newhall Ranch Road corridors. The project will
implement recommendations outlined in the Valley Center Concept
(VC!Q of the General Plan, as it integrates residential and commercial
land uses with recreation and environmental resources, such as the 29 -acre
park and Santa Clara River corridor.
Proposed densities are below those allowed in the General Plan. Project
development is proposed at less than 1.6 dwelling units per acre for a
maximum of 1,089 dwelling units, well below the 3,000 to 15,000
dwelling units allowed under the existing residential zoning of the
site. Therefore, the Riverpark project proposes considerably lower
densities than existing nearby developments, which range from 6 dwelling
units per acre on the north (Emblem Tract) to approximately 11 dwelling
units per acre in the Greenbrier neighborhood across the Santa Clara River
(on Soledad Canyon Road).
The Riverpark project concentrates development on flatter land and within
areas previously used for agricultural purposes. The Riverpark project
preserves or retains approximately 455 acres of passive open space area,
or approximately 65 percent of the site, including approximately 347 acres
of the Santa Clara River and adjacent upland areas. Although bank
stabilization and toe protection/erosion protection needed to protect
development and property from erosion would be installed along the bank
of the Santa Clara River, most of the bank stabilization will be buried,
with the exception of the toe or erosion protection adjacent to Planning
Area B and the Newhall Ranch Road/Golden Valley Road bridge
abutment, in order to protect important biological resources present on the
site and preserve the natural appearance of the river. As described in
Section 1, above, project development includes the extension of the Santa
Clara River Trail, Newhall Ranch Road and Santa Clarita Parkway Class I
trails, trail connections from the interior planning areas and a future
connection to the City's Central Park, preservation and enhancement of a
29 -acre active/passive park and enhancement of its drainage feature, and
private recreational areas. As stated in Sections 2, 3, 4 and 6, above, the
project's design avoids or preserves the site's natural resources, restores
and enhances natural areas that have been degraded by prior uses or
development, and, where its impacts cannot be avoided, mitigates its
impacts to the maximum extent feasible.
Resolution Ne..t,FS 57
Page.45
In addition, the project provides the City and the community with
substantial additional benefits, as set forth in Paragraph 7j, below.
b. The use or development will not be materially detrimental to the visual
character of the neighborhood or community, nor will it endanger the
public health, safety or general welfare.
The Riverpark project employs numerous design features to ensure that it
will not be materially detrimental to the visual character of the
neighborhood or community, as demonstrated, for example, in the
applicant's Riverpark Innovative Application Compliance Report (dated
April 2004), which is incorporated herein by reference, and in the visual
simulations presented and analyzed in the Final EIR, at Draft E1R Section
4.16, Visual Resources, and presented to the Planning Commission and
the City Council.
As stated in Section 6, above, and particularly in Paragraphs 6g and 6h,
Riverpark development will be clustered to minimize disruption to
adjacent areas. Clustering of development in previously disturbed areas,
primarily areas with less than 25 percent slope, will also serve to avoid
disruption of view corridors and scenic vistas. Curvilinear street design
_ and cul-de-sacs are used extensively throughout the single-family
residential components of the project to soften graded
slopes. Additionally, site design and contour grading techniques are used
to emulate the natural topography on the site's most visible slopes, such as
those slopes along the river in Areas Al and B, and behind the multi-
family pads in Areas C and D, and to minimize disruption to view
corridors and scenic vistas. The manufactured slopes in all Planning
Areas and required drainage benches and basins will be blended into the
natural topography, and will be landscaped to foster a natural
appearance. Naturalized landscaping and curvilinear/staggered down -
drains will be used to screen and/or enhance the appearance of slope
drainage devices; swale coloration would be highly compatible with the
surrounding area. Landscaping and grading transitions from developed to
natural drainage courses will be consistent and compatible with existing
topography, especially in those areas that are highly visible, such as area
slopes along the river and behind the multi -family units. As a result,
grading design will be similar to the variations of existing natural
slopes. Where retaining walls are needed, curvilinear walls and
landscaping screening would be used where appropriate to soften the
appearance of the walls.
As stated in Sections 3, 4 and 6, above, the majority of the bank
stabilization will be buried bank stabilization, which will retain the habitat
value of the stabilized areas while providing flood protection and
stabilization. The buried bank stabilization will be replanted with native
Resolution No. 05-57
Page 46
vegetation following construction. As a result, as demonstrated by the
visual simulations in the Final EIR, at Draft EIR Section 4.16, Visual
Resources, and as presented to the Planning Commission and the City
Council, the views of the portion of the Santa Clara River within the
project site that are available to the largest number of persons, those
looking up at the site from the south, southeast and southwest, will be
largely unchanged from those views today.
As particularly described in Paragraph 6h, above, although the project
design intrudes into ridgelines that the City has previously classified as
secondary ridgelines, those ridgelines are either already degraded by
previous CLWA development, or were erroneously mapped, as described
in the Final EIR. Moreover, the project design significantly exceeds the
minimum standards identified in the City of Santa Clarita Ridgeline
Preservation and Hillside Development Guidelines. Additionally, the
applicant voluntarily redesigned the project to reduce impacts to the non-
classified ridgeline separating the Emblem residential community from
Planning Area D, which preserves that ridgeline as a view and sound
buffer for the Emblem community.
As stated in Paragraph 7a, above, the proposed uses are compatible with
existing uses in the area and with the goals and policies of the General
Plan, in that they implement development outlined in the Valley Center
Concept (VCC), integrating residential and commercial densities while
preserving environmental resources.
The Riverpark project's potential impacts on the public health, safety and
general welfare and on properties or improvements in the vicinity were
analyzed in the project's Final EIR, and were determined to be either less
than significant or significant but reduced to a less than significant level
through mitigation. The project site will not contain uses that will be
engaged in hazardous activities or that will be permitted to emit
substantial amounts of hazardous contaminants or pollutants into the air or
water. The Final EIR did not find that the proposed location, size, design,
and operating characteristics of the project's proposed uses and the
conditions under which they would be operated or maintained would be
materially injurious to properties or improvements adjacent to the project
site or in the vicinity.
C. The appearance of the Riverpark development will not be different than
the appearance of adjoining ridgeline areas so as to cause depreciation of
the ridgeline appearance in the vicinity.
As stated in Section 6 and in Paragraphs 7a and 7b, above, Riverpark
development will be clustered to minimize disruption to adjacent
areas. Site design and contour grading techniques are used to emulate the
Re solutuur No. 05=57
Pag r47
natural topography on the site's most visible slopes, such as those slopes
along the river in Areas Al and B, and behind the multi -family pads in
Areas C and D, and to minimize disruption to view corridors and scenic
vistas. Clustering of development in previously disturbed areas, primarily
areas with less than 25 percent slope, will also serve to avoid disruption of
view corridors and scenic vistas. For the reasons stated in Paragraphs 6h
and 7b, above, project development will not be so different from the
appearance of adjoining ridgeline areas as to cause depreciation of the
ridgeline appearance in the vicinity, and the ridgelines that create the
existing skyline silhouette will be preserved. No primary ridgelines will
be affected by project development. Only a small portion of a
City -classified secondary ridgeline extends into Planning Area C and, of
that portion, only the lower, flatter and less visible end of the ridgeline
will be affected by development, leaving the upper portion of this
ridgeline to tower above project development and to remain visually
prominent. The upper portion of the City -classified secondary ridgeline
that extends into Planning Area B has already been disturbed by CLWA
development; project development will affect only the lower portion of
this ridgeline, including by construction of Newhall Ranch Road which
will be built even if the project is not approved or built. Therefore, this
ridgeline has already been degraded, and will be further degraded by
Newhall Ranch Road even without this project, and any minimal visual
impact to the lower portion of the ridgeline caused by the project will be
confined to the immediate local neighborhood and project residents.
Riverpark's building setbacks, building heights and compatible structures
and building forms will be designed to blend with the surrounding
terrain. The single-family residential units would be of standard heights,
will not obstruct views of the skyline silhouette, and will be set back from
the Santa Clara River. Further, even with a conditional use permit to
allow residential building heights in excess of two stories and 35 feet
(up to a maximum of 50'), buildings in the multi -family developments are
proposed at heights that do not extend above the ridgeline backdrops, and
therefore, would not obstruct views of those ridgelines from either the
southerly views (from the south, southwest and southeast) or the views
from the developments to the north.
d. The Riverpark development will not impede the normal and orderly
development and improvement of surrounding property, nor encourage
inappropriate encroachments to the ridgeline area.
As stated in Sections 3, 4, and 6, above, the Riverpark site is located in the
center of the City and is generally surrounded on all sides by existing
development, including residential, commercial, light industrial and a
public facility (CLWA). To the north is the Emblem residential
neighborhood and CLWA. Retail commercial and residential
Resolution No. 05-57
Page 48
communities (Bridgeport and Northbridge communities) are located to the
west. Retail commercial along Soledad Canyon Road, the Saugus
Speedway facility, the Santa Clarita Metrolink Station and the Greenbrier
Mobile Home Park are located to the south. Undeveloped land and an
older industrial park are located to the east of the Riverpark
site. Consequently, the project will neither impede orderly development
and improvement of surrounding property, nor encourage inappropriate
encroachments to the ridgeline areas, as the majority of the surrounding
properties, including those on ridgelines, are already developed.
In addition, see the findings made in Paragraphs 7a and 7b, above. In
summary, development is proposed at less than 1.6 dwelling units per acre
for a total of 1,089 dwelling units, well below the 3,000 to 15,000
dwelling units allowed under the existing residential zoning and general
plan land use designations covering a portion of the site. In addition, the
proposed project will be characterized by considerably lower densities
than existing nearby developments which range from 6 dwelling units per
acre on the north (Emblem Tract) to 11 dwelling units per acre across the
Santa Clara River (on Soledad Canyon Road). Project development has
been designed to be clustered and curvilinear, and will not significantly
impact the views of the ridgelines that provide the existing skyline
silhouette.
As stated in Paragraphs 6h, 7b and 7c, above, the applicant's Riverpark
Innovative Application Compliance Report (dated April 2004), which is
incorporated herein by reference, illustrates through visual simulations,
cross sections and additional exhibits the project's consistency with the
City's Hillside Ordinance. More specifically, Exhibits 23 through 25 of
this Compliance Report illustrate that those portions of the ridgelines
being impacted by the Riverpark project are not visually dominant or
prominent when viewed from either the project site, from neighboring
properties, or from major corridors. The analysis in the Final EIR, at Draft
EIR Section 4.16, Visual Resources, and information and simulations
presented to the Planning Commission and the City Council provide
further support for these conclusions.
C. It has been demonstrated that Riverpark development will not violate the
visual integrity of the significant ridgeline through precise illustration and
depiction as required in subsection D above, "Ridgeline Preservation."
The potential visual impacts of the Riverpark development have been
analyzed in the Riverpark Innovative Application Compliance Report
(Psomas - April 2004), incorporated herein by reference, and in the Final
EIR, at Section 4.16 of the Draft EIR. The Compliance Report and Final
EIR, and additional materials provided to the City Council, all contain the
required depictions. These depictions show that the project will not
Pa solution No. 05-57
Page 49
violate the visual integrity of any primary ridgeline or of the City -
classified secondary ridgelines within the project site or in its vicinity. As
described in Paragraph 6h, above, the project site design preserves the
community's views of the adjacent, properly classified secondary and
primary ridgelines, as well as of the upper portion of the City -classified
secondary ridgeline that extends into Planning Area C, and thus would not
result in the depreciation of ridgeline appearance in the vicinity. The
upper portion of the City -classified secondary ridgeline that extends into
Planning Area B has already been degraded by CLWA development;
project development would impact only the lower portion of this ridgeline,
and a portion of the project's impact would be due to the construction of
Newhall Ranch Road, which would be built whether or not the project
were approved or built. The remaining 1,362 linear feet, or 36%, of this
ridgeline would be impacted by the residential development in Planning
Area B, including both residences and internal streets. Additionally, as
described in Section 1, above, the project has been redesigned to reduce
impacts to the non -classified ridgeline separating the Emblem residential
community from Planning Area D, which preserves that ridgeline as a
view and sound buffer for the Emblem community.
As stated in Sections 3, 4, and 6, above, Riverpark development will be
_ clustered to minimize disruption to adjacent areas. Clustering of
development in previously disturbed areas, primarily areas with less than
25 percent slope, will also serve to avoid disruption of view corridors and
scenic vistas. Site design and contour grading techniques are used to
emulate the natural topography on the site's most visible slopes, such as
those slopes along the river in Areas Al and B, and behind the multi-
family pads in Areas C and D, and to minimize disruption to view
corridors and scenic vistas. Curvilinear street design and cul-de-sacs are
used extensively throughout the single-family residential components of
the project to soften graded slopes. The manufactured slopes in all
Planning Areas and required drainage benches and basins will be blended
into the natural topography, and will be landscaped to foster a natural
appearance. Naturalized landscaping and curvilinear/staggered down -
drains will be used to screen and/or enhance the appearance of slope
drainage devices; swale coloration would be highly compatible with the
surrounding area. Landscaping and grading transitions from developed to
natural drainage courses will be consistent and compatible with existing
topography, especially in those areas that are highly visible, such as area
slopes along the river and behind the multi -family units. Where retaining
walls are needed, curvilinear walls and landscaping screening would be
used where appropriate to soften the appearance of the walls.
f. Riverpark development will minimize the effects of grading to insure that
the natural character of ridgelines is preserved.
Resolution No. 05-57
Page 50
As stated in Section 6 and Paragraph 7e, above, the conditions of project
approval require landform grading, to minimize the effects of grading. In
addition, the majority of development (89%) will be concentrated in slope
areas of less than 25 percent grade to preserve the natural character of
ridgelines to the maximum extent feasible. As specifically set forth in
Paragraphs 6h, 7b, 7c, and 7e, above, the project will not violate the visual
integrity of any primary ridgeline or of the City -classified secondary
ridgelines within the project site or in its vicinity.
g. The proposed use or development maintains the appearance of natural
ridgelines with uses or development consistent with density requirements
established in Section 17.80.040(G)(1).
As stated above in Section 6 and Paragraph 7a, and as demonstrated by the
applicant's Riverpark Innovative Application Compliance Report (dated
April 2004), incorporated herein by this reference, development within
Riverpark is proposed at less than 1.6 dwelling units per acre, well below
the existing 6 to 11 dwelling units per acre density that characterizes
nearby developments, and is thereby consistent with Section 17.80.040
(G)(1) density requirements. As stated above in Section 6 and Paragraphs
7a through 7f, above, and as shown by the various exhibits contained
within this document, by the Final EIR, at Draft EIR Section 4.16, Visual
Resources, by information and simulations presented to the Planning
Commission and the City Council, and by the applicant's Riverpark
Innovative Application Compliance Report (dated April 2004), the
proposed development maintains the appearance of natural ridgelines
contained on-site to the greatest feasible extent. Moreover, as described in
Section 1, above, the applicant modified the project to eliminate grading
on the nose of the unclassified ridgeline that separates Planning Area D
from the Emblem residential community, further reducing the project's
potential impacts on ridgelines.
Please see Section 6 and Paragraphs 7a through 7f, above, incorporated
herein by this reference, which also support this finding.
h. The proposed use or development utilizes or creates unique grading
techniques, imaginative project site design and spacing of development
that significantly exceeds the minimum standards identified in the City of
Santa Clarita Ridgeline Preservation and Hillside Development
Guidelines.
The findings made within Section 6 and in Paragraphs 7a through 7g,
above, are incorporated herein by this reference. In summary, for
purposes of minimizing grading alterations on the project site, curvilinear
street design and cul-de-sacs are used throughout the single-family
residential component of the Riverpark development, south of Newhall
Resolution No. 05-57
Page 51
Ranch Road. Development will be clustered to minimize disruption to
adjacent areas. Contour grading and site design techniques along areas
such as those along the river in Areas Al and B, and behind the multi-
family pads in Areas C and D have been utilized to emulate the natural
topography on the site's most visible slopes and to minimize any
disruption to view corridors and scenic vistas.
As stated in Sections 3, 4 and 6, and in Paragraphs 7a through 7g above,
project development will be concentrated within previously disturbed,
flatter areas of the site. The majority of Riverpark's development will be
concentrated in slope areas of less than 25 percent grade to reduce grading
alterations and development impacts and within previously disturbed areas
of the site. Building setbacks, building heights and compatible structures
and building forms will be designed to blend with the surrounding
terrain. Project density is less than 1.6 dwelling units per acre, at 1,089
dwelling units and approximately 16,000 square feet of retail commercial
uses, below the allowable 9.63 dwelling units per acre slope -adjusted,
mid -point density of the RM land use designation and zoning guidelines,
and below the permitted square footage for commercial uses.
As stated in Sections 3, 4 and 6, and in Paragraphs 7a through 7g, above,
the project uses imaginative site design in order to preserve prominent
features on the site, such as the Santa Clara River and the north/south
canyon bisecting the site, and to minimize the project's impacts on the
City -classified secondary ridgelines that extend into Planning Areas B and
C. Detailed examples of the project's imaginative site design are included
in the Riverpark Innovative Compliance Report (Psomas - April 2004). In
summary, these examples include the preservation of open space including
the Santa Clara River, the provision of a 29 -acre active/passive park,
connections to and the extension of the Santa Clara River trail and the
concentrating of project development on the flatter, disturbed portions of
the project site. In addition, development within the Planning Areas has
been designed to preserve trees in place. Of the 87 oak trees on site, 16
will be removed, and 13 of those will be relocated on site.
i. The proposed use or development should be designed to mimic the
existing topography to the greatest extent possible.
The findings contained in Sections 3, 4 and 6, and in Paragraphs 7a
through 7h, above, relating to the project design's sensitivity to the project
site's existing topography are incorporated herein by this reference. In
summary, landform grading and curvilinear streets, development outlines
and bank stabilization will be used to mimic the existing topography to the
greatest extend possible. Revegetation and landscaping will be utilized to
blend the project manufactured slopes and benches into the natural
topography. The Santa Clara River and adjacent upland will be preserved,
Resolution No. 05-57
Page 52
the site's central park and its drainage channel will be enhanced and
preserved, grading on the nose of the ridgeline separating Planning Area D
and the Emblem residential development has been eliminated, and the
only project intrusion into the canyon in the eastern portion of the project
site will occur due to the construction of Newhall Ranch Road, which will
be built even if the project is not approved or built. Project development
will cause only minimal, non-significant impacts on the two City -
classified secondary ridgelines that extend into the site.
j. The Riverpark development demonstrates creative and imaginative site
design resulting in a project that will compliment the community character
and provide a direct benefit to current and future community residents of
not only the proposed use or development, but the residents of the City of
Santa Clarita as a whole.
Please see the findings in Section 6 and in Paragraphs 7a through 7i,
above, incorporated herein by reference. In summary and in addition:
By clustering the majority of the project in previously disturbed areas of
less than 25 percent grade, preserving the most prominent features on the
site, incorporating curvilinear street design and cul-de-sacs to minimize
grading alterations, utilizing lower than allowable densities and
naturalized landscaping, as well as maintaining ridgelines as a backdrop,
among other features, the development will compliment the community
character while providing housing that is sensitive to its surrounding
community with minimal potential visible effects.
The Santa Clara River and the north/south canyon bisecting the site will be
preserved and enhanced, thereby preserving the character and visual
quality of the City.
In addition, the comprehensive trail system providing access to the 29 -acre
park and in the future to the City's Central Park will provide an additional
asset to the City and the community as a whole. The total length of this
trail extension is over two miles. Trailhead parking would be located at
the active park and trail landscaping would also be provided. A typical
trail section would include a 35- foot easement that contains a 12 -foot
equestrian trail, four -foot pedestrian trail, and 12 -foot Class I bike lane
with a minimum of 7 feet of landscaping.
In addition, Riverpark would include two lots (less than one acre in size)
for neighborhood private recreational facilities, one each in Planning
Areas Al and B, which would not be dedicated to the City, but would be
reserved for a Homeowners Association. Private recreational facilities are
also included in Areas C and D, and secondary private recreational lots in
Planning Areas Al, A2 and B would also provide connections to the
Rcsolution No. 05-57
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Citywide trail system. All of these amenities would provide direct
benefits not only to Riverpark's residents, but also to the residents of the
City of Santa Clarita as a whole.
The Riverpark project provides the following specific benefits related to
the innovative application:
i. Preservation and dedication of approximately 470 on-site acres of
open space, including approximately 347 acres of the Santa Clara
River and adjacent upland areas;
ii. Dedication and improvement to the City of Santa Clarita of an on-
site 29 -acre active/passive park, including restoration and
enhancement of the canyon's drainage;
iii. Extension of over two miles of the Santa Clara River Regional
Trail; including bridging over the Los Angeles Department of
Water and Power Aqueduct;
iv. Extension of approximately two miles of Class 1 (roadway
separated trail) along Newhall Ranch Road;
V. Donation of approximately 318 off-site acres (see Attachment C
hereto), consisting of approximately 150 acres of the South Fork of
the Santa Clara River between Valencia Boulevard and Orchard
Village Road, the 141 -acre Round Mountain property, the 2.6 acres
at Newhall Ranch Road and Grandview Drive, and a portion of the
NV 2 upland area; and
vi. Contribution, through right-of-way dedication and Bridge and
Thoroughfare District fees, of nearly $24,000,000 to this segment
of the Cross Valley Connector.
Each of the above-described benefits results in a project that will
compliment the community character and provide a direct benefit to
current and future residents of not only the project but the residents of
Santa Clarita. In summary, the extension of regional trail improvements
and construction of the active/passive public park will further enhance the
City's recreational amenities. The preservation and dedication of the
Santa Clara River, adjacent open space and approximately 318 acres of
open space off-site will be of substantial benefit to the residents of Santa
Clarita Valley. Finally, the project's contribution to the City's No. 1
roadway priority, the Cross Valley Connector, will improve the level of
service along significant portions of Soledad Canyon Road, the City's
primary east west route.
Resolution No. 05-57
Page 54
k. The Riverpark development will not alter natural landmarks and
prominent natural features which enhance the character of ridgelines in
their natural environment.
The findings set forth in Section 6h, and in Paragraphs 7a through 7j,
above, are incorporated herein by this reference. In summary:
Riverpark development will be located below, rather than atop,
ridgelines. As a result of the ridgelines extending above each
development area, Riverpark will have the ridgelines as a backdrop, rather
than having the development atop the ridgelines as existing in other
development in the area. Areas B, C, and D provide specific examples in
Riverpark where ridgelines form a backdrop to the development. Area B
of the Riverpark development is only impacting a ridgeline remnant that
no longer connects to the primary ridgeline due to the construction of the
CLWA facilities. Development in Area C impacts only the lower
terminus of a secondary ridgeline, thereby not resulting in a significant
depreciation of the ridgeline or its appearance as a backdrop for adjacent
development.
The visual impacts of the Riverpark development will be confined to the
immediate local neighborhood and proposed new use or development area.
The findings set forth in Section 6 and in Paragraphs 7a through 7k,
above, are incorporated herein by this reference. In summary, the majority
of the development will be concentrated on flatter, disturbed portions of
the site, on slope areas of 25 percent or less in an effort to preserve
significant public vistas and view corridors. Contour grading and
naturalized landscaping on external slopes will be utilized to minimize
visual impacts to the local neighborhood and surrounding regional
roadways. Riverpark's building setbacks, building heights and compatible
structures and building forms will be designed to blend with the
surrounding terrain. The single-family residential units would be of
standard heights, will not obstruct views of the skyline silhouette, and will
be set back from the Santa Clara River. Further, even with a conditional
use permit to allow residential building heights in excess of two stories
and 35 feet (up to a maximum of 50'), buildings in the multi -family
developments are proposed at heights that do not extend above the
ridgeline backdrops, and therefore, would not obstruct views of those
ridgelines from either the southerly views (from the south, southwest and
southeast) or the views from the developments to the north. Building
forms will be consistent with the City's Architectural Guidelines, and
project approval is conditioned on the applicant bringing the final
elevations and development site plans for the project back to the Planning
Commission for its approval. In addition, of the applicant has agreed to
install enhanced landscaping along Newhall Ranch Road and Santa Clarita
Resolution No. 05-57
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Parkway, and to ensure that construction of the Newhall Ranch
Road/Golden Valley Road Bridge and bridge abutments is subject to the
City's Cross Valley Connector Aesthetics' Guideline Book.
The majority of the river corridor within the site will be preserved, and the
site's central canyon will be preserved and its drainage enhanced. The
majority of the bank stabilization will be buried bank stabilization, which
will retain the habitat value of the stabilized areas while providing flood
protection and stabilization. The buried bank stabilization will be
replanted with native vegetation following construction. As a result, the
views of the portion of the Santa Clara River within the project site that
are available to the largest number of persons, those looking up at the site
from the south, southeast and southwest, will be largely unchanged from
those views today. The only immediately adjacent development, the
Emblem residential development, will be separated from the project by the
ridgeline that separates Emblem from the project's Planning Area D. The
southern perimeter of the Riverpark project will be separated from
Soledad Canyon Road and from development south of Soledad Canyon
Road by the Santa Clara River.
in. The proposed use or development will be shielded from general public
r view by a perimeter ridgeline or perimeter ridgeline system.
The findings set forth in Section 6 and in Paragraphs 7a through 71, above,
are incorporated herein by this reference. In summary, offsite primary and
secondary ridgelines provide a skyline silhouette for the project, and its
development will not interfere with that silhouette. The majority of the
development will be concentrated on flatter, disturbed portions of the site,
on slope areas of 25 percent or less in an effort to preserve significant
public vistas and view corridors. Contour grading and naturalized
landscaping on external slopes will be utilized to minimize visual impacts
to the local neighborhood and surrounding regional
roadways. Riverpark's building setbacks, building heights and compatible
structures and building forms will be designed to blend with the
surrounding terrain. The single-family residential units would be of
standard heights, will not obstruct views of the skyline silhouette, and will
be set back from the Santa Clara River. Further, even with a conditional
use permit to allow residential building heights in excess of two stories
and 35 feet (up to a maximum of 50'), buildings in the multi -family
developments are proposed at heights that do not extend above the
ridgeline backdrops, and therefore, would not obstruct views of those
ridgelines from either the southerly views (from the south, southwest and
southeast) or the views from the developments to the north. Building
forms will be consistent with the City's Architectural Guidelines, and
Resolution No. 05-57
Page 56
project approval is conditioned on the applicant bringing the final
elevations and development site plans for the project back to the Planning
Commission for its approval.
SECTION 8. FINDINGS FOR OAK TREE PERMIT 02-025. Based on the above
findings of fact and recitals and the entire record, including, without limitation, the entire
Riverpark project Final EIR, oral and written testimony and other evidence received at the public
hearings held on the Riverpark project and the Riverpark project EIR, reports and other
transmittals from City staff to the Planning Commission and the City Council, and upon studies
and investigations made by the Planning Commission and the City Council, and on behalf of
each, the City Council finds, as follows:
a. It is necessary to remove and encroach into the protected zone of oak trees
to enable reasonable use of the subject property that is otherwise
prevented by the presence of the trees and no reasonable alternative can be
accommodated due to the unique physical development constraints of the
property.
The Oak Tree Preservation Ordinance is intended to prevent uncontrolled
and indiscriminate destruction of oak trees. Development on the
695.4 -acre Riverpark site has been designed to avoid or minimize
removals of and encroachments to the 87 protected oak trees on-site, 10 of
which are heritage oaks as defined by the City. The majority of the oaks
on-site occur in the central canyon, in an area proposed for
preservation. Riverpark's design ensures that 65 of the oak trees, which
are located within the site's central canyon, will not be affected by
development. As the project was revised in response to comments from
the City's Parks and Recreation Commission, 17 of the oak trees, which
are widely distributed through the site and are not grouped, including 3
heritage oaks, were to be removed, and 14 of those trees, including the 3
heritage oaks, were to be relocated to areas on site primarily within the
central canyon. However, during the series of rainstorms that occurred in
January of 2005, prior to the first hearing before the City Council, one of
the 3 heritage oak trees scheduled for removal and relocation fell over and
has died. Consequently, project development will now result in the
removal of 16 oak trees and the relocation of 13 oak trees, including 2
heritage oaks. There will in addition be encroachments to 3 oaks, one of
which is a heritage oak and is located near the Santa Clara River, and the
other 2 of which are located in the central canyon. In addition, the 3 dead
heritage oak trees will be removed.
The Final EIR and the adopted Mitigation Monitoring and Reporting
Program provide for substantial mitigation to protect the on-site oak trees,
including, without limitation, those being relocated. In addition, the
applicant has agreed to additional protections for the oak trees, and to the
following additional mitigation (1) dedication of approximately 18.9 acres
Resolution No. 05-57
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of on-site property where the majority of the on-site oak trees are located,
and (2) planting a total of 56 additional native oak trees, in boxes not less
than 24 inches, on site in an area to be determined by the City. It is
expected that all 13 of the relocated trees will survive the maintenance
period, and that all of the newly planted oak trees will survive.
These removals and encroachments are required in order to make
reasonable use of the project site. As set forth in Sections 3, 4, 6 and 7,
above, the project has been designed to avoid creating impacts, including,
without limitation, to oak trees, to the greatest extent feasible, by
clustering development and preserving and enhancing the project site's
central canyon where the majority of the oak trees are located. As
previously found, the development is proposed at less than 1.6 dwelling
units per acre for a total of 1,089 dwelling units, well below the 3,000 to
15,000 dwelling units allowed under the existing residential zoning and
general plan land use designations covering a portion of the site. Also, the
project proposes a maximum of 16,000 square feet of commercial uses,
which is well below the 10,000,000 square feet of commercial uses
permitted under the existing zoning and general plan land use
designations. In addition, the proposed project will be characterized by
considerably lower residential densities than existing nearby developments
which range from 6 dwelling units per acre on the north (Emblem Tract)
to 11 dwelling units per acre across the Santa Clara River (on Soledad
Canyon Road). Moreover, the trees proposed for removal/relocation in
conjunction with the project, including the heritage trees, are distributed
throughout the site, not grouped together, and are located within the
proposed development footprint on the flatter disturbed portions of the
property.
As described in Section 1, above, the project has already been reduced
from 1,183 residential units and a maximum of 40,000 square feet of
commercial area, to 1,089 residential units and a maximum of 16,000
square feet of commercial area. As the trees proposed for
removal/relocation are widely distributed throughout the project site,
alternatives to avoid most of these trees, including the heritage trees,
would require a substantial reduction in project density and would not
allow for the reasonable use of the subject property. Therefore, it is
necessary to remove and encroach into the protected zone of oak trees to
enable the reasonable use of the subject property that is otherwise
prevented by the presence of the trees and no reasonable alternative can be
accommodated due to the unique physical development constraints of the
property. Of the 10 heritage oaks, 2 were dead when the project was
originally proposed, and one died during the rainstorms in January 2005;
therefore, the project site actually encompasses 7 viable heritage oaks. Of
those 7 heritage oaks, 5 will remain in place. The 2 heritage oaks that will
be relocated are expected to remain at least in the same level of health as
Resolution No. 05-57
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they have currently, due to the extensive mitigation measures imposed
which include monitoring for up to 7 years for these trees. Therefore, the
removal of these 2 heritage oaks will not be unreasonably detrimental to
the community and surrounding area.
Finally, according to a study conducted of oak trees translocated within
other of the applicant's properties illustrates that translocation of oak trees
similar in size and scale of those being translocated on the Riverpark site
has been successful. All of the trees surveyed within this report either
remained at the same level of health or have improved in health.
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 Oak Tree Preservation Ordinance is intended to prevent uncontrolled
and indiscriminate destruction of oak trees. Development on the
695.4 -acre Riverpark site has been designed to avoid or minimize
removals of and encroachments to the 87 protected oak trees on-site, 10 of
which are heritage oaks as defined by the City. The findings set forth in
Paragraph 8a, above, also support these conclusions, and are incorporated
herein by this reference.
SECTION 8. FINDINGS FOR ADJUSTMENT 02-010. Based on the above findings of
fact and recitals and the entire record, including, without limitation, the entire Riverpark project
Final EIR, oral and written testimony and other evidence received at the public hearings held on
the Riverpark project and the Riverpark project EIR, reports and other transmittals from City
staff to the Planning Commission and the City Council, and upon studies and investigations
made by the Planning Commission and the City Council, and on behalf of each, the City Council
finds, as follows:
a. That, because of special circumstances applicable to the Riverpark site,
(size, shape, topography, location or surroundings) or the intended use of
the Riverpark site, the strict application of the Development Code deprives
the property of privileges enjoyed by other properties in the vicinity under
identical zoning classification.
The Riverpark project proposes two adjustments, the first to allow for a
16 -foot front yard setback on a traditional garage -facing street design and
the second to allow for wall heights up to seven feet along Newhall Ranch
Road and Santa Clarita Parkway. As originally proposed, the project also
requested an adjustment to allow for a maximum 20 percent reduction in
the minimum lot size for lots in Planning Area A-1, reduced lot widths and
shortened driveways, but the applicant has withdrawn those requests.
The requested adjustment to a 16 -foot front yard setback (but maintaining
the required 20 -foot driveway length) on a traditional garage -facing street
Resolution No. 05-57
Page 59
design has been made to allow for variance in front yard setbacks for the
single family lots within the project in order to create a more interesting
streetscape. This request has been reviewed by the City's design
consultant, RRM Design Group, and found to be appropriate, so long as
95% to 100% of the garages on these lots are set back a minimum of 5 feet
from the front elevation. Project approval will be so conditioned. This
requested adjustment is similar to adjustments granted for other residential
properties in the vicinity of the project, including Bridgeport and
Creekside. Finally, the City's adopted Architectural Guidelines encourage
varying front yard setbacks to "break up" the street scene.
The adjustment to allow for a maximum wall height of seven feet along
Newhall Ranch Road and Santa Clarita Parkway is also consistent with
surrounding residential development situated along major and secondary
highways. The additional height will help reduce the exterior noise levels
experienced by the residences located in these areas. The applicant has
agreed to install enhanced landscaping along Newhall Ranch Road and
Santa Clarita Parkway, which landscaping will screen these higher walls,
as well as provide additional noise and visual buffer.
b. Granting the adjustment is necessary for the preservation and enjoyment
of a substantial property right possessed by other property in the same
vicinity under identical zoning classification.
The findings set forth in Paragraph 8a, above, are incorporated herein by
this reference.
The EIR concludes that lots within the project site adjacent to either or
both of Newhall Ranch Road and Santa Clarita Parkway are likely to
experience exterior noise levels caused by mobile sources that exceed
normally acceptable noise levels according to the City Guideline
standards. These roadways are important roadways within the City of
Santa Clarita. Newhall Ranch Road is part of the City's Cross Valley
Connector, and is a high priority for the City. Santa Clarita Parkway is a
major arterial roadway in the City's General Plan. Because the City
cannot reduce the roadway noise from these roadways further by other
means, the project design includes sound walls up to 7 feet in height in the
affected portions of Planning Areas Al, A2, B and C to help mitigate
exterior noise impacts to project residents. These sound walls exceed the
City's height limit by only one foot, but will, together with the effect of
enhanced landscaping along Newhall Ranch Road and Santa Clarita
Parkway and berming, further reduce the exterior noise levels experienced
by affected project residents.
The requested adjustment to a 16 -foot front yard setback on a traditional
garage -facing street design has been made to allow for variance in front
Resolution No. 05-57
Page 60
yard setbacks for the single family lots within the project in order to create
a more interesting streetscape, including, without limitation, for the
residents of the project development. This requested adjustment is similar
to adjustments granted for other residential properties in the vicinity of the
project, including Bridgeport and Creekside, and the City's adopted
Architectural Guidelines encourage varying front yard setbacks to "break
up" the street scene. This request has been reviewed by the City's design
consultant, RRM Design Group, and found to be appropriate, so long as
driveway lengths of 20 feet are maintained and 95% to 100% of the
garages on these lots are set back a minimum of 5 feet from the front
elevation, and project approval will be so conditioned.
C. Granting the adjustment will not be materially detrimental to the public
health, safety or welfare, or injurious to the property or improvements in
such vicinity and zone in which the property is located.
The findings set forth in Paragraphs 8a and 8b, above, are incorporated
herein by this reference. The requested adjustment to a 16 -foot front yard
setback on a traditional garage -facing street design has been reviewed by
the City's design consultant, RRM Design Group, and found to be
appropriate, so long as driveway lengths of 20 feet are maintained and
95% to 100% of the garages on these lots are set back a minimum of 5 feet
from the front elevation. Project approval will be so conditioned. In
addition, the requested adjustment is similar to adjustments granted for
other residential properties in the vicinity, including, for example, in the
Bridgeport development.
An increase in the height of the sound walls along Newhall Ranch Road
and Santa Clarita Parkway will improve the health, safety and welfare of
the residents living in the lots protected by these walls. This increase in
height will decrease to some extent the exterior noise levels experienced
on the affected lots, and the enhanced landscaping along Newhall Ranch
Road and Santa Clarita Parkway, upon which project approval is also
conditioned, will help screen these higher walls from view.
d. Granting of this adjustment does not constitute a special privilege
inconsistent with the limitations upon other properties in the vicinity and
zone in which such property is situated.
The findings set forth in Paragraphs 8a, 8b and 8c, above, are incorporated
herein by this reference.
e. Granting of this adjustment does not allow a use or activity which is
prohibited by the zoning regulation governing the parcel of property.
Resolution No. 05-57
Page 61
The requested adjustment is not required in order to allow a use or activity
not otherwise permitted under the zoning of the project site, but merely
adjusts the front yard setbacks on certain of the single-family lots, and
helps to reduce the exterior noise levels from mobile sources traveling
along City roadways that will be experienced by certain residential lots
within the project site. Residential uses and activities associated with
those uses are permitted under the project site's zoning, as amended.
f. Granting the adjustment will not be inconsistent with the City of Santa
Clarita General Plan.
The granting of the proposed adjustments is not inconsistent with the
City's General Plan. The project's consistency with the City's General
Plan was extensively analyzed in the Final EIR, at Draft EIR Section 4.7,
Land Use, and it was concluded that the project, including the requested
Adjustment, is consistent with the General Plan. In addition, the findings
set forth in Paragraphs 8a through 8e, above, are incorporated herein by
this reference in further support of these conclusions.
SECTION 10. WATER SUPPLY ASSESSMENT. Pursuant to California Nater Code
Section 10911, the City Council determines and finds that, based on the above findings of fact
and recitals and the entire record, including, without limitation, the entire Riverpark project Final
EIR, oral and written testimony and other evidence received at the public hearings held on the
Riverpark project and the Riverpark project EIR, reports and other transmittals from City staff to
the Planning Commission and the City Counsel, and upon studies and investigations made by the
Planning Commission and the City Council, and on behalf of each, including, without limitation,
the water supply assessment prepared for the project and attachments thereto, projected water
supplies will be sufficient to satisfy the demands of the Riverpark project, in addition to existing
and planned future uses.
SECTION 11. The City Council hereby approves the following Entitlements requested
under Master Case 02-175 with the attached conditions of approval (Attachment A):
approval of Vesting Tentative Tract Map 53425 (to subdivide the Riverpark project site
into 432 single-family lots, 5 multi -family lots and lots for recreation/parks, utilities,
roadways and open space; Attachment B); General Plan Amendment 02-002 (to change
the land use designation of the Riverpark project site; Attachment D); Conditional Use
Permit 02-009 (to implement the Planned Development Overlay, to allow residential
building heights in excess of two stories and 35 feet tall (up to a maximum of 50'),
vehicular gating of Planning Areas A-1, B, C , and approve an Innovative Application
under a hillside permit; Hillside Review 02-003, including an Innovative Application (to
allow development on slopes over 10 percent, development on ridgelines classified as
secondary, and to approve an innovative application); Oak Tree Permit 02-025 (for
_ removal of 16 oak trees, of which 13 (2 heritage) will be relocated on-site, and 3 oak tree
encroachments); and Adjustment No. 02-010 to allow for a 16 -foot front yard setback on
Resolution No. 05-57
Page 62
a traditional garage -facing street design (but maintaining 20 -foot driveway lengths) and
to increase the proposed maximum height of the sound walls along Newhall Ranch Road
and Santa Clarita Parkway to seven feet.
SECTION 12. 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.
PASSED, APPROVED AND ADOPTED this 24`h day of May, 2005.
ATTEST:
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that
the foregoing Resolution was duly ado Fted by the City Council of the City of Santa Clarita at a
regular meeting thereof, held on the 24` day of May, 2005, by the following vote:
AYES: COUNCILMEMBERS: Weste, Kellar, Ferry, McLean, Smyth
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
% '� `.
CITY CLERK
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CTTY OF SANTA CLARTTA )
CERTIFICATION OF
CTTY 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. 05-57, adopted by the City Council of the
City of Santa Clarita, California on May 24, 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
ATTACHMENT A
CONDITIONS OF APPROVAL
'— ATTACHMENT A
Master Case 02-175
General Plan Amendment 02-002, Zone Change 02-002, Oak Tree Permit 02-025,
Conditional Use Permit 02-009, Hillside Review 02-003, & Adjustment 02-010
FINAL CITY COUNCIL CONDITIONS OF APPROVAL
General
GCL The approval of Tentative Tract Map 53425 and the associated entitlements shall expire
two years from the date of conditional approval unless modified with an approved
development agreement.
GC2. The subdivider may file for an extension of the conditionally approved Map prior to the
date of expiration for a period of time not to exceed one year. If such an extension is
requested, it must be filed no later than 60 days prior to expiration. Subsequent
extensions may be requested and could be granted as provided by law or as provided for
in an approved development agreement.
GC3. The applicant shall be responsible for notifying the Director of Planning and Economic
Development in writing of any change in ownership or designation of a new engineer
within 30 days of said change.
GC4. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this
grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita,
its agents, officers, and employees from any claim, action, or proceeding against the City
or its agents, officers, or employees to attack, set aside, void, or annul the approval of this
Subdivision by the City, which action is provided for in Government Code Section
66499.37. In the event the City becomes aware of any such claim, action, or proceeding,
the City shall promptly notify the applicant, or if the City fails to cooperate fully in the
defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold
harmless the City. Nothing contained in this Condition prohibits the City from
participating in the defense of any claim, action, or proceeding, if both the following
occur: 1) The City bears its own attorney's fees and costs; and, 2) the City defends the
action in good faith. The applicant shall not be required to pay or perform any settlement
unless the settlement is approved by the applicant.
GCS. Details shown on Tentative Tract Map 53425 are not necessarily approved. Any details
which are inconsistent with the requirements of ordinances, general conditions of
approval, or City policies and not modified by this permit must be specifically approved.
GC6. In lieu of establishing the final specific locations of structures on each lot at this time, the
owner, at the time of issuance of building permits, agrees to develop the property in
conformance with the City Code, approved variances, and other appropriate ordinances,
Master Case 02-175
April 12, 2005
Page 2 of 35
including but not limited to the Building Code, Plumbing Code, Grading Ordinance,
Highway Permit Ordinance, Mechanical Code, Unified Development Code, Oak Tree
Ordinance, Undergrounding of Utilities Ordinance, Sanitary Sewer and Industrial Waste
Ordinance, Electrical Code, and Fire Code. Improvements and other requirements may
be imposed pursuant to such codes and ordinances in accordance with vested rights as
provided for in the Government Code.
GC7. A grading permit shall be required for any and all grading to occur for the purpose of this
project.
GC8. This grant shall not be effective for any purpose until the permittee and the owner of the
property involved (if other than the permittee) have filed with the Director of Planning
and Building Services, their affidavit stating that they are aware of, and agree to accept,
all of the conditions of this grant.
GC9. The Sanitation Districts are empowered by the California Health and Safety Code to
charge a fee for the privilege of connecting to the Sanitation Districts' Sewerage System
or increasing the existing strength and/or quantity of wastewater attributable to a
particular parcel or operation already connected. A connection fee is required to
construct an incremental expansion of the Sewerage System to accommodate the
proposed project that will mitigate the impact of this project on the present Sewerage
System. Payment of a connection fee will also be required before a permit to connect to
the sewer is issued.
GC10. Individual developments associated with the proposed project may require a Districts'
permit for Industrial Wastewater Discharge. Project developers should contact the
Sanitation Districts' Industrial Waste Section in order to reach a determination on this
matter. If this permit is necessary, project developers shall forward a copy of final plans
for proposed development(s) to the Districts for review and approval prior to the issuance
of building permits.
GC11. The applicant shall accept the Storm Drainage Fee established by the City of Santa
Clarita required by Government Code Section 66018 and City Ordinance No. 94-7,
establishing storm drainage activity of the City as a utility enterprise.
GC12. The applicant shall provide a disclosure statement on the title report of each residential
property informing all future homeowners of all known geological hazards.
GC13. The applicant shall dedicate to the Santa Clarita Valley Historical Society any and all
artifact recovered from CA -LAN -3043.
Planning Division
PL1. All Final Maps shall be developed in substantial conformance with Vesting Tentative
Tract Map 53425 as approved by the City Council.
Case02-175
April 12, 2005
Page 3 of 35
PL2. It is hereby declared and made a condition of this permit that if any condition hereof is
violated, or if any law, statute, or ordinance is violated, the City may commence
proceedings to revoke this approval.
PL3. All requirements of the Unified Development Code and of the specific zoning of the
subject property shall be complied with unless set forth in the permit and/or shown on the
tentative map.
PLA. All mitigation measures identified in the certified environmental impact report and
Mitigation Monitoring and Reporting Program (MMRP) for the project shall be complied
with to the satisfaction of Director of Planning and Building Services. Prior to obtaining
a grading permit the City shall hire, at the applicant's cost, a mitigation monitoring
consultant to ensure all mitigation measures are completed in accordance with the project
approval.
PL5. No signage is approved at this time. The applicant shall obtain Planning Division
approval for any signage proposed for the project prior to its placement on the
buildings/property.
PL6. Street sections shall be consistent with the approved vesting tentative tract map.
PL7. The project's manufactured slopes shall be landscaped to the satisfaction of the Director
of Planning and Economic Development.
PL8. Disclosure information identifying transition lot data shall be recorded within the title
report(s) for affected properties. A property whose grading plan identifies a cut and fill
daylight line that travels through the building pad area, and properties where a transition
lot has been over -excavated to relocate a cut and fill daylight line, are both considered
"affected properties." The data to be recorded shall consist of text identifying the parcel
as a transition lot, and a map identifying the location of the existing cut and fill daylight
line, or the prior location and relocated cut and fill daylight line, whichever is
appropriate.
PL9. All cut and fill slopes shall be planted and irrigated to the satisfaction of the Director of
Planning and Economic Development unless otherwise specified. Any irrigated slope
shall include the installation of an automatic irrigation system to prevent erosion. All cut
or fill slopes exceeding five feet vertical height shall be planted with adequate plant
material to protect the slope against erosion. Planting shall be in the ratio of at least one
shrub per 100 square feet of natural slope area and one tree per 150 square feet of actual
slope area, with ground cover to completely cover the slope within six months from
planting. All plants shall be drought resistant and shrubs shall be a minimum one gallon
size, unless hydroseeded. Slopes less than five feet in height shall be planted with ground
cover to cover the slopes completely within six months of planting. Landscaping
requirements for manufactured slopes adjacent to the Santa Clara River shall be per the
requirements of the Mitigation Monitoring and Reporting Program.
Master Case 02-175
April 12, 2005
Page 4 of 35
PL10. The permanent reservation of all commonly -owned areas is required. Such reservation
shall be accomplished through the establishment of a homeowner's association.
PLl 1. The location of the fire flow check valve, Edison transformers and other types of objects
that can be seen from the street shall be indicated on the final site plan. Planning approval
is required for the location and screening of these objects.
PL12. All commonly owned areas shall be recorded as such and shall be maintained by the
project's Homeowner Association unless maintained by LMD.
PL13. Street trees shall be planted within the street right of way. One tree per residential unit
shall be planted within the required front yard setback.
PL14. Prior to the issuance of any building permits, the applicant shall provide and obtain
approval of final landscape and irrigation plans to the satisfaction of the Director of
Planning and Economic Development.
PL15. Prior to the issuance of rough grading permits, the applicant shall provide preliminary
landscape plans that include the HOA areas for the review and approval of the Director of
Planning and Economic Development.
PL16. Prior to the issuance of the first Certificate of Occupancy, a homeowner's association, or
property owners association (where applicable) shall be formed to have responsibility and
authority of all maintenance, including but not limited to landscaping, slopes, irrigation,
drainage devices and trees in common areas.
PL17. The applicant shall provide a passive, outdoor employee recreation area for the
commercial lot. This passive, outdoor employee recreation area shall include: picnic
tables, minimum of two 36" box shade trees, bike racks for shoppers, bike lockers for
employees, benches and trash receptacles to the satisfaction of the Director of Planning
and Economic Development.
PL18. The applicant shall landscape and irrigate all cut and fill slopes five feet in height or
greater per the City's Unified Development Code. Planting shall be installed with jute
netting in the ratio of at least one shrub per one hundred square feet of slope area and one
tree per on hundred fifty square feet of actual slope area, with ground cover to completely
cover the slope within six months of planting.
PL19. The applicant shall provide enhanced landscaping along Newhall Ranch Road and Santa
Clarita Parkway to further buffer the residential units from the above roadways.
PL20. The utilization of bird hazing machines prior to grading and/or construction for the
project shall not be allowed unless approved by the California Department of Fish and
Game.
Master Case 02-175
ApriL.12;2005,
Page 5 of 35
PL21. Approval to gate internal street for Areas A-1, B, and C is granted. Prior to the issuance
of a fine grading permit the applicant shall submit a detailed gating plan illustrating
consistency with the City's Unified Development Code standards for gating.
PL22. Please note the added City Council conditions at the end of this document.
Building and Safetv
BSI. All structures shall comply with the detailed requirements of the 2001 California
Building, Mechanical, Electrical and Plumbing Codes, the 2001 California energy code
with AB970 Amendments to Title 24, and the 2002 City of Santa Clarita amendments to
the California codes. A copy of the City amendments is available at the Building and
Safety public counter and on our website at www.santa-claiita.com.
BS2. A complete soils and geology report will be required for the project. Three sets of the
report shall be formally submitted to the Engineering Division for review and
approval. One copy of the report shall be submitted to Building and Safety for review at
the time of plan submittal for building permits.
BS3. Prior to issuance of building permits, a rough grading and/or recompaction (if proposed)
must be completed, a.final compaction report and Rough Grading Certification shall be
_ submitted to and approved by the Engineering Division, and a copy of the final
compaction report shall be reviewed by Building and Safety.
BS4. All structures shall be setback from any ascending and descending slopes per
section 1806.5.
BS5. The property is located within 1000 feet of a natural hillside brush area and shall comply
with the City's Fire Hazard Zone Ordinance.
BS6. Prior to issuance of building permits, additional clearances from the William S. Hart
School District and appropriate elementary school district, the Castaic Lake Water
Agency, the Los Angeles County Sanitation District, and any other applicable agencies
shall be submitted to the City of Santa Clarita. An agency referral list is available at the
Building and Safety public counter.
BS7. At the time of application for a building permit, please submit two complete sets of the
following construction documents for plan review: architectural, structural, mechanical,
electrical and plumbing plans, structural and energy calculations, soil report, truss
drawings and calculations, etc., and a single copy of the current tax assessor's map.
BS8. Specific comments regarding the building plans:
a. Show all lot lines, easements, required sideyards, restricted use areas, flood hazard
"r areas and etc on the site plan;
b. All on-site private sewer lines and laterals shall have a minimum 2% slope per CPC
Chapter 7.
Master Case 02-175
April 12, 2005
Paget of 35
BS9. Building Plan Requirements are as follows:
a. Located in the lower right hand comer of each sheet of the drawing shall be the
Permit Number, Sheet Title, and the Sheet Number as follows: (The sheet number
total is the total in the appropriate trades.);
b. A copy of the Planning Condition shall be incorporated into the plans as a full size
sheet;
c. The Truss drawings shall be incorporated into the plans as a full size sheet for
approval. 8-1/2" by 11' will no longer be accepted for a permit;
d. ICBO and other outside agency reports shall also be incorporated into the plans as a
full size sheet for approval. 8-1/2" by 11' stapled to the plans will no longer be
accepted for a permit; and
e. Soils Report recommendations shall also be copied as full size sheets.
BS10. A thorough review will be performed and specific comments will be generated when the
final plans are submitted to Building and Safety with a completed application and plan
check fees.
BS 11. Prior to issuance of building permits, a detailed acoustic analysis shall be performed for
all residences in areas subject to noise levels in excess of normally acceptable noise
levels for that use. The analysis shall be based upon final site grades, building
orientation, and noise exposure, and shall specify all practical noise insulation features
such as double -strength glass windows or double paned glass windows necessary to
ensure interior residential noise environments do not exceed 45 dB(A).
Environmental Services Division
ES 1. This project is a development planning priority project under the City's NPDES
Municipal Stormwater Permit as a development with 10 or more dwelling units. An
Urban 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 rough grading or building permits. Please
refer to the Standard Urban Stormwater Mitigation Plan (SUSMP).
ES2. This project is greater than one acre in size; therefore, it is subject to a General
Construction Permit under the City's Municipal Stormwater Permit. The applicant must
submit a State Notice of Intent (NOI) and Stormwater Pollution Prevention Plan
(SWPPP) to the City prior to obtaining a grading permit.
ES3. All single family residential dwellings should be designed with space provided for three
90 -gallon trash bins.
ES4. If central trash bins are to be used, then for Multi -Family Developments, the City
Standard is one 3 yard recycling bin and one 3 yard trash bin for the first 20 units with
one 3 yard recycling bin and one 3 yard trash bin for each 20 units thereafter. Always
round up. Bins should be arranged in solid waste enclosures large enough to house either
two or four bins. Half of the bins in each enclosure should be reserved for recycling.
Masw.Case 02-175
April 12, 2005
Page 7 of 35
ESS. The project proponent shall provide a Waste Management Plan to recycle at a minimum,
50% of the construction and demolition debris. Contact the Environmental Services
Division for debris recycling information.
ES6. The water quality retention basins in Area A-1 shall be maintained, repaired and restored
by the City pending completion of the project and acceptance by the City. City's
acceptance of responsibility is contingent on the property owner's acceptance of a site
specific storm drainage and pollution abatement fee assessed against benefited properties
to provide funds for the maintenance of the water retention basins.
Urban Forestry/Oak Trees Division
Ul. The applicant and their contractors shall adhere to all the recommendations and
mitigation submitted in the project oak tree report (dated May 22, 2003) and oak tree
report addendum numbers 1, 2, and 3 to the satisfaction of the City's Oak Tree Specialist.
U2. The applicant and their contractors shall comply with the City of Santa Clarita Oak Tree
Ordinance, and Oak Tree Preservation and Protection Guidelines at all times throughout
the said project.
U3. The applicant is given permission to remove 16 oak trees on-site pursuant to the oak tree
report and addendum submitted by the project arborist, Robert Wallace of Tree Life
Concern. Of the 16 proposed removals, 13 are proposed for on-site relocation, and the
remaining 3 scrub oaks shall be completely removed.
U4. In concurrence with the oak tree report prepared by Robert Wallace of Tree Life
Concern, the applicant shall have permission to remove oak tree number 3HL, and
number 81HV, which have been diagnosed as non -living (dead).
U5. The applicant shall monitor all non -heritage size relocated oak trees and the 3 encroached
upon oak trees for a period of 5 years. All heritage oak trees proposed for relocation shall
be monitored for a minimum period of seven (7) years. Monitoring shall be performed
by a qualified tree relocation/moving company or a qualified landscape
contractor. Monthly reports, documentation, and photos on the relocated and encroached
upon trees shall be submitted quarterly to the Department of Planning and Building
Services and the City Oak Tree Specialist for the first 3 years, and 1 report including
documentation and photos at the end of each year for the remaining 2 years on all non
heritage oak trees and the remaining four (4) years on all heritage oak trees. All
transplanted oak trees shall be in good health and receive an acceptable condition rating
before being accepted for final approval of mitigation.
U6. The 13 oak trees listed for transplanting shall be professionally "boxed" and relocated
._ on-site to the designated "storage area." A qualified tree transplanting contractor shall
perform the relocations. An approved certified arborist shall be on-site during all
transplanting activities to ensure the success of each tree being transplanted for long term
survival. Each tree being proposed for transplanting shall remain side boxed for a
Master Case 02-175
April 12, 2005
Page 8 of 35
minimum of 90 days and/or as recommended by the project arborist prior to being under-
cut and relocated to the storage site.
U7. The applicant and their contractors shall be required to box the 13 oak trees proposed for
relocation in the box sizes agreed upon during the preconstruction walk dated May 2003
to the satisfaction of the Urban Forestry Division. The information regarding the original
size (December 2002) and the revised size (May 2003) are on file with the Department of
Planning and Building Services and the Oak Tree Specialist.
U8. All transplanted oak trees shall have a 3 -inch layer of natural organic woodchips installed
under the trees canopy once the tree has been planted in its permanent location. At no
time shall the planting of any form of vegetation, regardless of native or non-native
material, be permitted within the protected zone of the tree.
U9. All transplanted oak trees shall be irrigated with approved irrigation systems separate
from all other landscape around the oak trees. At no time shall any oak tree on-site have
spray type irrigation within the protected zone of the tree. All irrigation shall be
approved by the Department of Planning and Building Services, Parks Planning, and the
City Oak Tree Specialist.
U10. Mitigation for City Master Case Number 02-175 for the removal and relocation of oak
trees that have been permitted by the City of Santa Clarita shall include the dedication of
approximately 18.9 -acres of on-site property as proposed and submitted by the
applicant. This on-site location is valued at approximately $7.4 million dollars and
consists of the majority of the oaks on the project site.
U11. The applicant shall be required to plant a total of 56 24" inch box native oak trees on site
in an area to be determined by the Department of Parks Planning and the City of Santa
Clarita Urban Forestry Department as part of the required mitigation.
U12. Protective fencing shall be installed at the protected zone of all oak trees on-site that are
not impacted by any construction. Protective fencing for the 3 oak trees proposed for
encroachments shall be placed as far away from the trunk of the tree as possible to allow
for the necessary construction. All fencing shall consist of chain link material 5 -feet in
height and supported by steel poles driven directly into the ground. At no time shall the
use of concrete be allowed to support the poles. Spacing of the poles shall be at 8 -feet on
center. Each tree may have a maximum of one 4 -foot opening to allow for maintenance
and monitoring of the tree during construction.
U13. Each tree requiring protective fencing shall have installed at 50 foot intervals the
following signage, "WARNING — THIS FENCE IS FOR THE PROTECTION OF THIS
TREE AND SHALL NOT BE REMOVED OR RELOCATED WITHOUT WRITTEN
AUTHORIZATION FROM THE CITY OF SANTA CLARITA DEPARTMENT OF
PLANNING AND BUILDING SERVICES AND THE CITY OAK TREE
SPECIALIST."
Master Case 02-175
April 12, 2005
Page 9 of 35
U14. The applicant shall call for a preconstruction fencing inspection with the City Oak Tree
Specialist prior to the start of any grading or construction.
U15. No construction debris, building materials, equipment, or vehicles shall be placed or
stored within the protected zone of any oak tree at any time. At no time shall the
cleaning of tools, rinsing of concrete, or any other contaminates be permitted to enter the
soil within the protected zone of any oak tree.
U16. The applicant shall hire a qualified tree trimming contractor to perform all the required
trimming recommended by the applicant's project arborist. All trimming shall be
completed according to the ANSI A300 companion publication "Best Management
Practices Tree Pruning," and ISA Pruning Standards.
STREET TREES
UIT The applicant shall be required to plant street trees within the public right-of-way of all
major thoroughfares, and where required by the Department of Planning and Building
Services, Parks Planning, and Urban Forestry.
U18. All street trees shall be planted according to the City of Santa Clarita Street Tree Planting
and Staking Detail Sheet.
U19. All street trees shall meet or exceed all industry standards for approved street trees and
shall be a minimum size of 24 -inch box container.
U20. All street trees shall have approved drip irrigation installed at every tree planted within
the public right-of-way unless waived by the Department of Planning and Building
Services and Urban Forestry. All irrigation shall be approved by Parks Planning,
Department of Planning and Building Services, and Urban Forestry.
U21. All trees planted within a landscaped parkway that consist of lawn shall have a minimum
36 -inch round tree well installed at the base of each tree with 3 -inches of natural bark or
woodchips. Lineal root barriers shall be installed along the edge of both sidewalk and
curb at a minimum distance of 10 lineal feet. Root barriers shall be a minimum height of
18 -inches. Each tree planted shall have an 8-9 inch arbor guard placed at the base of each
tree.
U22. All trees planted within a concrete type tree well shall have root barriers installed at the
edge of the concrete to eliminate the possibility of "girdling" the roots of the tree. Each
root barrier in this installation shall be 24 -inches in height and installed level with the top
of the trees root ball. Approved drip irrigation shall be installed in all concrete tree well
applications. All concrete tree wells shall be a minimum of 3 -feet deep by 4 -feet
wide. Larger tree wells shall be installed where public right-of-ways allow without
compromising ADA accessibility. Such tree wells shall be 4 -feet deep by 5 -feet wide.
Master Case 02-175
April 12, 2005
Page 10 of 35
U23. All trees planted within the public right-of-way shall be approved by the City of Santa
Clarita Urban Forestry Division. Once the trees are planted within the public
right-of-way, all trees shall be protected under the City of Santa Clarita Street Tree
Ordinance 90-15.
U24. All questions or comments regarding the above set of conditions may be directed to the
City of Santa Clarita Oak Tree Specialist at (661) 294-2548.
Parks and Recreation Division
GENERAL (PR1-PR12)
PRI. All water quality basins are to be fenced and screened from view with landscaping to the
satisfaction of the Director of Parks, Recreation and Community Services.
PR2. All applicable natural areas subject to yearly fuel modification clearance shall be
performed and maintained by the homeowner's association as required by the Fire
Department.
PR3. The applicant shall provide separate lots for each water quality basin, for each portion of
City dedicated park land, for all river trails, and for open space lots to the satisfaction of
the Director of Parks, Recreation and Community Services.
PR4. All property between residential property and the river trail and shall be maintained by
the homeowner's association.
PR5. Prior to the issuance of grading permit, the applicant is to provide a letter from the
archaeologist certifying what limitations will be on the site. Specifically detailed toward
what limitations may occur over City dedicated land, including and not limited to
limitations on trenching, maintenance, and landscaping.
PR6. Prior to the issuance of rough grading permits, applicant shall provide preliminary
landscape plans that include the park and trail areas for the review and approval of the
Director of the Parks, Recreation, and Community Services Department.
PR7. Prior to the issuance of any building permits or any rough grading permits, the applicant
shall provide final landscape and irrigation plans for the park, trail areas, and open space
areas for the review and approval of the Director of Parks, Recreation, and Community
Services.
PR8. Prior to the 501st issuance of Certificate of Occupancy for the project, the applicant is
required to have completed construction on both the active park and passive open space,
the Santa Clara River Trail, and the Class I bike lanes along Newhall Ranch Road and the
Santa Clarita Parkway.
NvtaatU Caa&02�175
April 12, 2085
Page 11 of 35
PR9. Prior to the issuance of the first Certificate of Occupancy, the applicant shall dedicate, in
fee, river bottom (Lot 542, 543, and 544) and habitat buffer to the City of Santa Clarita.
PR10. No manufactured slopes on project site shall be accepted for City ownership as open
space lots. All manufactured slopes adjacent to Newhall Ranch Road must be maintained
by the HOA unless it has been accepted into the LMD maintenance district.
PRI 1. The applicant shall provide project signage as it pertains to the City of Santa Clarita's
Beautification Master Plan for park, trails and open space. Prior to the issuance of
building permit, a final signage plan including the locations, content, and design of the
signs shall be submitted for the review and approval of the Director of the Parks,
Recreation and Community Services Department. Signs to be provided include a City of
Santa Clarita park monument sign at the corner of Newhall Ranch Road and Santa Clarita
Parkway, trail head signs, directional signs, trail mile marker signs, and environmental
interpretive signs to the satisfaction of the Director of Parks, Recreation, and Community
Services. The applicant shall install all signage prior to the issuance of the 501st
Certificate of Occupancy.
PR12. The applicant shall comply with all details of the Tract Map.
TRAILS, PASEOS, BIKE LANES (PR13-PR20)
PR13. Prior to the issuance of the 501st occupancy permit, the applicant shall construct a
temporary 8' wide decomposed granite trail connecting from the Class I bike path
proposed on Newhall Ranch Road extending north and connecting to Central Park to the
satisfaction of the Director of Parks, Recreation, and Community Services. This offsite
improvement is subject to CLWA approval. The applicant shall not be required to
construct this improvement if CLWA does not grant its approval.
PR14. Prior to the issuance of the first occupancy permit within area A2, the applicant shall
provide an 8' wide paseo on `M' Street from the Class I bike path located on Santa
Clarita Parkway to the dedicated developed park site at the end of 'N' Street.
PR15. Prior to the issuance of the 501st occupancy permit, the applicant is required to extend all
trails, paseos, and bike paths to the extent of the property lines to the satisfaction of the
Director of Parks, Recreation, and Community Services.
PR16. The applicant shall provide a trail head off of Newhall Ranch Road next to the
commercial lot to the satisfaction of the Director of Parks, Recreation, and Community
Services. This trail head is to include a minimum of 7 parking stalls, landscaping, shade
(by means of trees or a shade structure), a drinking fountain, seating areas, and a bike
rack. Prior to the issuance of grading permit for the neighboring commercial property,
the applicant is required to submit landscape plans for the review and approval by the
Director of Parks, Recreation, and Community Services. The applicant is required to
construct the trail head prior to the issuance of the Certificate of Occupancy for the
commercial property.
Master Case 02-175
April 12, 2005
Page 12 of 35
PRIT Prior to the issuance of rough grading permits, provide trail construction phasing plans
for review and approval. Show all trail and paseo connections to the project,
landscaping, fencing, and signage required for the trail. Each trail connection to the
project must be at minimum 8' in width with a minimum of 8' of landscape to be
provided on each side. The landscaping at each connection shall be maintained by the
homeowner's association. Trail along project boundary must be constructed with each
phase prior to first occupancy of said phase, including connections to project and
connection to Class I on East side of Golden Valley Ranch Bridge.
PR18. Prior to the recordation of an applicable tract map the applicant will be required to
provide trail right-of-way, easements and fee titles to the satisfaction of the Director of
Parks, Recreation, and Community Services. This is to include, but is not limited to
providing public access easements for lots 235, 239 and 510. These lots shall be owned
and maintained by the HOA and the trail that crosses through them shall have an
easement provided by the owner and be maintained by the City.
PR19. Prior to the 501st occupancy, the Class I bike lane extending over the Golden Valley
Bridge to the East side of Golden Valley Road and the connection to the 35' Santa Clara
River Trail shall be constructed and operational to the satisfaction of the Director of
Parks, Recreation, and Community Services.
PR20. Prior to the 501st occupancy, the 35' Santa Clara River Trail extending from the Bouquet
Bridge beyond the eastern project boundaries to the edge of the property under Newhall
Land's ownership, the Class I bike lane extending over the Golden Valley Bridge to the
East side of Golden Valley Road and all connections to the 35' Santa Clara River Trail
shall be constructed and operational to the satisfaction of the Director of Parks,
Recreation, and Community Services.
PARK (PR21-PR29)
PR21. The applicant shall be required to dedicate five acres of land and construct the park. The
Riverpark amenity plan will include, but not necessarily limited to, the following
components: an off-street parking lot containing 16 parking spaces, tot lot, trellis shade
structure with picnic tables, restroom building, multi-purpose field, and various on-site
trails to the satisfaction of the Director of Parks, Recreation, and Community
Services. This requirement is based upon the approved project including a total of 1,089
residential units. Based on the estimated value of $800,000.00 per acre (this value is
subject to adjustment by an appraisal), the applicant's remaining obligation pursuant to
the City's Parkland Dedication requirement is estimated at $1.63 million (2.04 acres of
land multiplied by $800,000 per acre). If the applicant's costs exceed the remaining
obligation, the applicant and/or designee will receive City Parkland Dedication credit in
an amount equal to the difference between the remaining obligation and the park costs. If
the applicant's costs are lower than the remaining obligation, the applicant and/or their
designee shall pay the City an amount equal to the difference between the remaining
obligation and the park costs. Items and their corresponding areas that shall not be
eligible for Quimby credit include: one-half of the parking lot within the public park for
Mester Case 02-175
Aprit 12, 2005
Page 13 of 35
trail head use, river trail, water quality basins, open drainage swales and mitigation
areas. The applicant is required to provide an appraisal to establish the fair market value
of a buildable acre to establish an in -lieu fee prior to the recordation of an applicable final
tract map.
PR22. No developed park area will be allowed to be located within the 10 year floodplain. This
includes turf areas, pedestrian paths, vehicular paths, or any structures.
PR23. The applicant shall provide a park design that conforms to Lot 367 as shown in the
approved final map.
PR24. No water quality basins should be located within the boundaries of park; final locations
of the basins shall be reviewed and approved by the Director of Parks, Recreation and
Community Services.
PR25. The applicant is to provide to the City of Santa Clarita all applicable permits and letters
of authorization from the Army Corps of Engineers, the California Department of Fish
and Game and any other entity that has jurisdiction over any portion of the dedicated park
area or trail/paseo areas.
PR26. Prior to the issuance of rough grading permit the applicant is required to have submitted
for review and approval of the Director of Parks, Recreation and Community Services,
detailed plans that include scaled cross-sections of all drainage swales and devices
through dedicated areas or open space lots.
PR27. Prior to the issuance of rough grading permits all park land and park amenities shall be
submitted for review and approval by the Director of Parks, Recreation and Community
Services department.
PR28. Any established rock retaining walls and swales inside of the oak mitigation area are to
remain to the satisfaction of the Director of Parks, Recreation and Community Services
department.
PR29. The applicant is to provide pedestrian and vehicular circulation within the dedicated park
area to the satisfaction of the Director of Parks, Recreation and Community Services
Department. This includes providing a bridge over the drainage swale that is adequate not
only for pedestrian traffic but also for the use of patrol cars and light duty maintenance
trucks.
PR30. Please note the added City Council conditions at the end of this document.
Master Case 02-175
April 12, 2005
Page 14 of 35
Engineering Division
GENERAL
ENI. The applicant at the time of issuance of permits or other grants of approval agrees to
develop the property in accordance with City codes and other appropriate ordinances
such as the Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Zoning Ordinance, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
EN2. The applicant shall file with the County Recorder, a map prepared by or under the
direction of a registered civil engineer or licensed land surveyor in the State of
California. Prior to being filed with the County Recorder, the map shall be reviewed and
approved the City Engineer. The applicant shall note all offers of dedication by
certificate on the face of the map. The applicant shall pay a deposit as required to review
documents and plans for final map clearance in accordance with Section 16.26.060 of the
Unified Development Code.
EN3. The applicant shall label driveways as 'Private Driveway and Fire Lane" on the map, to
the satisfaction of the City Engineer.
EN4. Prior to final map approval, the applicant shall remove existing structures unless
modified by the approval.
ENS. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, to the satisfaction of the City Engineer.
EN6. If the applicant intends to file multiple final maps, he must inform the Advisory
Agency. The boundaries of the units for such a map shall be designed to the satisfaction
of the City Engineer and the Director of Planning and Building Services. The phasing
plan for the multiple maps shall be approved by the City Engineer prior to filing of the
first phase map.
EN7. The applicant shall show that portion which is not divided for the purpose of sale, lease,
or financing as a "Designated Remainder" on the final map, to the satisfaction of the
City Engineer.
EN8. On the final map, the applicant shall extend the lot/parcel lines to the center of the private
and future streets, to the satisfaction of the City Engineer.
EN9. A preliminary subdivision/parcel map guarantee is required at map check submittal, and a
final subdivision map guarantee is required prior to final map approval.
EN10. Prior to final map approval, the applicant shall obtain approval of the City Engineer and
the City Attorney for Covenants, Conditions and Restrictions (CC&R's) for this
development. The applicant shall reimburse the City for the City Attorney's review and
Master Chea 02-175
April 12,2005
Page 15 of 35
approval fee. The CC&R's shall include a disclosure to comply with the Geologist's
recommendations in the Geology Report for restrictions on watering, irrigation, and
planting, and recommend types of plants.
ENI I. This tentative map approval is subject to the applicant's acceptance of the following
conditions if applicable for acquisition of easements:
a. The applicant shall secure at the applicant's expense sufficient title or interest in land
to permit any off-site improvements to be made.
b. If the applicant is unable to acquire sufficient title or interest to permit the off-site
improvements to be made, the applicant shall notify the City of this inability not less
than six months prior to approval of the final map.
c. In such case, the City may thereafter acquire sufficient interest in the land, which will
permit the off-site improvements to be made by the applicant.
d. The applicant shall pay all of the City's costs of acquiring said off-site property.
interests pursuant to Government Code Section 66462.5. Applicant shall pay such
costs irrespective of whether the final map is recorded or whether a reversion
occurs. The cost of acquisition may include, but is not limited to, acquisition prices,
damages, engineering services, expert fees, title examination, appraisal costs,
acquisition services, relocation assistance services and payments, legal services and
fees, mapping services, document preparation, expenses, and/or damages as provided
under Code of Civil Procedures Sections 1268.510-.620 and Overhead.
e. The applicant agrees that the City will have satisfied the 120 -day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto
when it files its eminent domain action in superior court within said time period.
f. At the time the applicant notifies the City as provided in "b." hereinabove, the
subdivider shall simultaneously submit to the City in a form acceptable to the City all
appropriate appraisals, engineering specifications, legal land descriptions, plans,
pleadings, and other documents deemed necessary by the City to commence its
acquisition proceedings. Said documents must be submitted to the City for
preliminary review and comment at least 30 days prior to the applicant's notice
described hereinabove at "b."
g. The applicant agrees to deposit with the City, within five days of request by the City,
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time.
h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City
has acquired said sufficient land interest.
i. If the superior court thereafter rules in a final judgment that the City may not acquire
said sufficient land interest, the applicant agrees that the City may initiate
proceedings for reversion to acreage.
j. The applicant shall execute any agreements mutually agreeable prior to approval of
the final map as may be necessary to assure compliance with the foregoing
conditions.
k. Failure by the applicant to notify the City as required by "b." hereinabove, or
simultaneously submit the required and approved documents specified in
"e." hereinabove, or make the deposits specified in "f." hereinabove, shall constitute
subdivider's waiver of the requirements otherwise imposed upon the City to acquire
Master Case 02-175
April 12, 2005
Page 16 of 35
necessary interests in land pursuant to Section 66462.5. In such event, subdivider
shall meet all conditions for installing or constructing off-site improvements
notwithstanding Section 66462.5.
EN12. Easements are tentatively required, subject to review by the City Engineer to detemiine
the final locations and requirements. On-site easements must be dedicated on the final
map. Off-site easements shall be dedicated by separate document prior to final map
approval. Such easements shall be included, but not limited to, easements for the purpose
of ingress and egress.
ROAD IMPROVEMENTS
All residential streets (excluding Area A2 which provides public access to the park) shall be
private streets and all major highways shall be public streets. Both private and public streets
shall be designed in accordance with the City's roadway design criteria, and constructed prior to
building occupancy.
EN13. Prior to final map approval, the applicant, by agreement with the City Engineer, may
guarantee installation of the improvements as determined by the City Engineer through
faithful performance bonds, letters of credit, or any other acceptable means. The owner
of the properties shall be withheld of building occupancy if the improvements are not
completed.
EN 14. The applicant's street and grading plans and all construction permitted by such plans shall
comply with the requirements of the approved oak tree report.
EN15. On the final map, the applicant shall provide at least 40 feet of frontage at the property
line and (approximately) radial lot lines for all lots fronting on cul-de-sacs or knuckles.
EN16. On the final map, the applicant shall provide a minimum lot width of 50 feet on all non —
knuckle and cul-de-sac lots with the minimum lot area of 5,000 square feet.
EN17. Prior to final map approval, the applicant shall provide for sight distance along extreme
slopes, curves, or at intersections to the satisfaction of the City Engineer, and provide the
sight distance easement on the final map.
EN18. Prior to final map approval, the applicant shall provide a Will Serve Letter stating that
Community Antenna Television service (CATV) will be provided to this project.
EN19. The applicant shall not grant or record easements within areas proposed to be granted,
dedicated, or offered for dedication for public streets or highways, access rights, building
restriction rights, or other easements until after the final map is filed with the
County Recorder, unless such easements are subordinated to the proposed grant or
dedication. If easements are granted after the date of tentative approval, subordination
must be executed by the easement holder prior to the filing of the final parcel map.
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April 12, 2005
Page 17 of 35
EN20. Prior to final map approval, the applicant shall provide letters of slope easements and
drainage acceptance from affected adjacent property owners, as directed by the City
Engineer.
EN21. Prior to final map approval, the applicant shall obtain approval of the City Engineer and
the City Attorney for a Home Owners Association Maintenance Agreement. The
applicant shall reimburse the City for the City Attorney's review and approval fee.
EN22. The applicant shall offer future and private right-of-way on the final map for Golden
Valley Road, the portion north of Newhall Ranch Road, and Santa Clarita Parkway, south
of "M" Street as shown on the Tentative Map.
EN23. Prior to final map approval, the applicant shall provide a Drainage Acceptance Letter
whenever there is an offer of future and private right-of-way (Lot 358).
EN24. On the final map, the applicant shall dedicate the right to restrict direct vehicular ingress
and egress on all streets having a projected volume of 2,000 vehicle trips per day and
within 100 feet of any secondary or major highway and on the final map.
EN25. On the final map, the applicant shall dedicate the right to prohibit direct vehicular ingress
and egress rights for the residential lots (excluding driveway access to the garage), unless
the Planning and Building Services Department requires the construction of a wall. In
such cases, the right to prohibit all direct ingress and egress shall be dedicated.
EN26. Prior to final map approval, the applicant shall pay street maintenance fees to cover the
cost of one-time slurry seal of the streets within Area A2.
EN27. Prior to final map approval, the applicant shall bond or construct and landscape medians
on Newhall Ranch Road and Santa Clarita Parkway and portions of "A," "B," "Q," "R,"
and "M" Streets to the satisfaction of the City Engineer.
EN28. The applicant shall dedicate right-of-way for Newhall Ranch Road and Santa Clarita
Parkway as shown on the tentative tract map. Right-of-way dedication for roadways
shall be completed on the final map. The construction of Newhall Ranch Road and Santa
Clarita Parkway shall be as required by the approved Traffic Study. All other roadways
public and private, within the project site, shall be constructed in accordance with the
Tentative Tract Map (full street improvements), including but not limited to street lights
and street trees, prior to building occupancy to the satisfaction of the City Engineer.
EN29. Prior to road plan approval, the applicant shall contact the City's Department of Parks,
Recreation, and Community Services for street tree location, species, and approved
method of installation and irrigation.
EN30. Prior to final map approval, the applicant shall pay fees for signing and striping of streets
as determined by the City Engineer or shall prepare signing and striping plans for all
Master Case 02-175
April 12, 2005
Page 18 of 35
multi -lane highways/roadways within or abutting the subdivision to the satisfaction of the
City Engineer.
EN31. Prior to building occupancy, the applicant is required to install distribution lines and
individual service lines for Community Antenna Television service (CATV) for all new
development.
EN32. Prior to building occupancy, the applicant shall install mailboxes and posts in accordance
with the City's standards, and secure approval of the U.S. Postal Service prior to
installation.
EN33. Prior to building occupancy, the applicant shall construct additional pavement on
partially improved highways to provide a striped (left-turn/right-turn) lane at the entrance
street intersection(s) to the satisfaction of the Director of Transportation and Engineering
Services.
EN34. Prior to building occupancy, the applicant shall install signs at the north and south
terminus of Santa Clarita Parkway indicating that this roadway is a City classified major
highway and that it will be extended in the future. The applicant shall also place a sign at
the location where the future Golden Valley Road will intersect with Newhall Ranch
Road indicating that Golden Valley Road is a City classified major highway and that the
road will be extended in the future.
EN35. Prior to building occupancy, the applicant shall install additional pavement on Newhall
Ranch Road to provide for a striped left -turn pocket at the intersection with "H" Street. A
striping plan signed by a registered civil or traffic engineer is required for all conditioned
left -turn pockets.
EN36. Prior to building occupancy, the applicant shall construct off-site improvements for
Newhall Ranch Road from Bouquet Canyon Road to 280 feet east of Bouquet Canyon
Road. The portion of Newhall Ranch Road owned by Castaic Lake Water Agency which
is tentatively required to adequately serve this development shall be constructed
according to the approved traffic study. It is the responsibility of the developer to
acquire the necessary right-of-way and/or easements.
EN37. Prior to building occupancy, the applicant shall repair any broken or damaged curb,
gutter, and sidewalk, and refurbish Newhall Ranch Road from Bouquet Canyon Road to a
point 280 feet east of Bouquet Canyon Road to the satisfaction of the Director of
Engineering and Transportation Services.
EN38. Prior to building occupancy, the applicant shall construct full -width sidewalk at all walk
returns.
EN39. Prior to building occupancy, the applicant shall construct a wheelchair ramp at
intersections to the satisfaction of the City Engineer.
........_ ..... _....
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April 12; 2005
Page 19 of.35
EN40. Prior to building occupancy, the applicant shall provide and install street name signs to
the satisfaction of the City Engineer.
Traffic requirements
EN41. All driveways shall have a minimum stacking distance of:
• 20 feet from face of curb off of residential local collectors.
• 40 feet from face of curb off of secondary or major highways.
• 100 feet from face of curb off of secondary or major highways with a potential traffic
signal.
EN42. Adequate sight visibility is required at all intersections (street -street intersections or
driveway -street intersections) and shall follow the latest Caltrans manual for applicable
requirements. Adequate sight visibility (including comer sight visibility) shall be
demonstrated on the final may and grading plan. All necessary easements for this
purpose shall be recorded with the final map. This shall be shown on all applicable plans
prior to issuance of first building permit.
EN43. All private driveways and roadways shall intersect with a public street at 90 degrees or as
close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown
on all applicable plans prior to issuance of first building permit.
EN44. No access will be permitted within curb return. This shall be included as a note on all
applicable plans prior to issuance of first building permit.
EN45. If a project component has a frontage facing a major road and also a side street, the access
points (driveways) shall be on the side street, unless approved otherwise by the City Traffic
Engineer.
EN46. If any access points (driveways) are off of a roadway with a speed of 35 mph or higher,
the inbound driveway lane shall have a minimum of 16 feet to allow right turns not to
interfere with outgoing traffic. Curb radii for the non-residential access points shall be
large enough to allow trucks in and out in a reasonable manner. The applicant shall use
applicable templates for the size and type of the development. This shall be done prior to
approval of the site plan by the City Engineer.
EN47. No residential driveways shall be permitted along residential collector streets, residential
roadways with 64 -foot right-of-way (excluding "N' Street within Area A2), or along
residential roadways projected to carry over 2,000 vehicles per day (per UDC Section
16.07.020). Such a restriction is subject to the discretion of the City Traffic Engineer.
EN48. Minimum width of all interior commercial drive aisles shall be 26 feet and shall be
shown on all applicable plans prior to issuance of first building permit.
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April 12, 2005
Page 20 of 35
EN49. The commercial component of the site shall be designed to adequately accommodate all
vehicles (e.g. automobiles, vans, trucks) that can be expected to access the site. This
includes, but is not limited to, adequate maneuvering areas around loading zones and
parking spaces, and appropriate turning radii. This shall be shown on all applicable plans
prior to issuance of first building permit.
EN50. Any future signalized intersections not identified in the approved EIR shall be approved
by the City Traffic Engineer, and shall be a minimum of 1,300 feet from adjacent
signalized intersections to ensure proper signal timing.
EN51. Prior to the issuance of the first residential occupancy permit, the intersections listed below
shall be in place and shall include their required number of lanes and operational traffic
signals.
a. Soledad Canyon Road and Bouquet Canyon Road:
• Eastbound: 3 left -turn lane, 2 through lanes, 1 shared through/right-turn lane
• Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane
• Northbound: 1 left -turn lane, 3 through lanes, 1 right -tum lane
• Southbound: 2 left -turn lanes, 3 through lanes, 2 right -turn lanes*
* Note: Every six months after issuance of the first residential occupancy permit, the applicant
shall monitor the traffic operation at this intersection and shall submit to the City
Traffic Engineer a study analyzing its operation. If determined necessary by the City
Traffic Engineer, the applicant shall install the intersection improvements described in
the adopted Final EIR for the Pre -Interim Year scenario. This condition shall be in
effect until such time that the Cross Valley Connector (i.e. Newhall Ranch Road/Golden
Valley Road) is constructed from Bouquet Canyon Road to Soledad Canyon Road.
b. Newhall Ranch Road and Bouquet Canyon Road:
• Eastbound: 2 left -turn lanes, 2 through lanes, 2 right -turn lanes
• Westbound: 2 left -turn lanes, 4 through lanes, 1 right -tum lane
• Northbound: 3 left -tum lanes, 3 through lanes, 1 right -turn lane
• Southbound: 2 left -turn lanes, 4 through lanes, 2 right -turn lanes
EN52. Prior to the issuance of the first residential occupancy permit, all roadways listed below
shall be in place and functional.
a. NEWHALL RANCH ROAD
Bouquet Canyon Road to Santa Clarita Parkway alignment
Minimum four -lane roadway graded to full width (ROW per VTTM) with sidewalks,
Class I Bike Trail, and raised landscaped medians at ultimate locations.
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April 12, 2005
Page 21 of 35
EN53. Prior to the issuance of the 501st residential occupancy permit, the intersections listed
below shall be in place and shall include their required number of lanes and operational
traffic signals.
a. Newhall Ranch Road and McBean Parkway:
• Eastbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
• Westbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
• Northbound: 2 left -tum lanes, 3 through lanes, 2 right -turn lanes
• Southbound: 21eft-turn lanes, 4 through lanes, 1 right -tum lane
b. Newhall Ranch Road and Bouquet Canyon Road:
• Eastbound: 21eft-turn lanes, 4 through lanes, 2 right -turn lanes
• Westbound: 2 left -turn lanes, 4 through lanes, 1 right -tum lane
• Northbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
• Southbound: 21eft-tum lanes, 4 through lanes, 2 right -turn lanes
c. Newhall Ranch Road and Santa Clarita Parkway:
• Eastbound: 1 through lane, 1 right -turn lane
• Westbound: 1 left -turn lane, 1 through lane
• Northbound: 2 left -turn lanes, 1 right -tum lane
EN54. Prior to the issuance of the 501st residential occupancy permit, all roadways listed below
shall be in place and functional.
a. NEWHALL RANCH ROAD
Bouquet Canyon Road to Newhall Ranch Road/Golden Valley Road Bridge
Minimum four -lane roadway graded to full width (ROW per VTTM) with sidewalks,
Class I Bike Trail, and raised landscaped medians at ultimate locations.
b. NEWHALL RANCH ROAD/GOLDEN VALLEY ROAD BRIDGE
New bridge (ROW per VTTM) with two travel lanes in each direction, Class I Bike
Trail, and sidewalk on one side.
c. SANTA CLARITA PARKWAY
Newhall Ranch Road to "M"/"R" Streets
New two-lane roadway graded to full width (ROW per VTTM) with sidewalks, Class
�^ I Bike Trail, and raised landscaped medians at ultimate locations.
"M"P'R" to the north property limits of Lot 358
Master Case 02-175
April 12, 2005
Page 22 of 35
Graded to full width without road improvements as shown on the VTTM.
EN55. Prior to issuance of the first residential occupancy permits, the applicant shall install
traffic calming features which may include narrow street and private driveway sections,
which shall be of a method and location to the satisfaction of the Director of
Transportation and Engineering Services and Director of Planning and Building
Services. Roadway designs, including traffic calming features, shall be submitted to the
City Traffic Engineer prior to approval and subject to Los Angeles County Fire
Department approval. The necessary right-of-way shall be dedicated prior to map
recordation. All traffic calming features shall be shown on all applicable plans prior to
approval.
EN56. No gates for public residential streets are approved as part of this project.
EN57. Any gates on private residential streets shall be designed and located to provide adequate
stacking and turn -around areas. Prior to issuance of the first residential building
occupancy permits, the design for all residential gates shall be submitted to the City
Traffic Engineer prior to approval and subject to Los Angeles County Fire Department
approval. The necessary right-of-way shall be dedicated prior to map recordation. All
residential gates on private streets shall be shown on all applicable plans prior to
approval.
EN58. The applicant is required to install three-inch traffic signal conduits with 12 pair #19
interconnect cable and 96 -strand single -mode fiber-optic interconnect cable along all
secondary and major arterials (on and off site), between all proposed traffic signals and
the closest adjacent traffic signal, in at least two directions. This interconnect conduit
and cable shall also be required along new frontage improvements. All improvement
plans for the above interconnect shall be approved by the City Traffic Engineer. The
interconnect conduit and cable shall be installed at the time of the respective traffic signal
and/or frontage improvements.
EN59. All new or modified intersections of a major arterial with another major arterial or a
secondary arterial shall be designed to furnish and install a fifth surveillance video camera
(pan -tilt -zoom), in addition to video detection cameras as approved by the City Traffic
Engineer. The video camera/s shall be installed at the time the respective intersection is
installed or modified.
EN60. The Riverpark EIR concludes that the Riverpark project will have a significant
unavoidable impact at four intersections in the project area. These intersections are
presently constrained by right-of-way limitations and therefore cannot be widened. In
lieu of mitigating impacts at these identified, right-of-way constrained intersections, the
applicant has agreed to contribute a traffic -signal mitigation fee in the amount of
$250,000 to the City of Santa Clahta. This fee shall be paid prior to recordation and used
to improve traffic flow and minimize traffic congestion along the corridors impacted by
project -related traffic, through traffic signal retiming and related infrastructure
improvements.
Master Case:02-175
April 12 2095
PagcD-af'B
SEWER REQUIREMENTS
EN61. On the final map, the applicant shall dedicate all necessary sewer easements and the
sewer plans shall be approved by the City Engineer and bonded.
EN62. Prior to building occupancy, the applicant shall install main line sewers with separate
laterals to serve each lot.
EN63. Prior to final map approval, the applicant shall send a print of the land division map to the
County Sanitation District with the request for annexation in writing.
EN63. Prior to sewer plan approval or final map approval, whichever comes first, the applicant
shall provide a sewer area study for approval by the City Engineer. The area study must
analyze the proposed site, contributory area, and all existing development contributing to
the City sewer from the proposed site to the Sanitation trunk line connection.
GRADING, DRAINAGE & GEOLOGY
EN64. The applicant shall construct drainage improvements and offer easements needed for
street drainage or slopes. Such easements shall be dedicated on the final map. Off-site
easements shall be dedicated by a separate document prior to final map approval.
EN65. Prior to final map approval, the applicant shall submit a grading plan consistent with the
approved site plan, to the satisfaction of the City Engineer.
EN66. The applicant's grading plan shall be based on a detailed engineering geotechnical report,
which must be specifically approved by the geologist and/or soils engineer and show all
recommendations submitted by them. It must also agree with the tentative map and
conditions as approved by the Advisory Agency.
EN67. The applicant shall eliminate all geologic hazards associated with this proposed
development, or delineate restricted use areas on the final map as approved by the
consultant geologist to the satisfaction of the City Engineer.
EN68. The applicant shall dedicate to the City the right to prohibit the erection of buildings and
other structures within all restricted use areas on the final map.
EN69. Prior to grading plan approval, specific recommendations will be required from the
consultant(s) regarding the suitability for development of all lots designed as ungraded
site lots. The applicant shall file a report with the State Real Estate Commissioner
indicating that additional geologic and/or soils studies may be required for ungraded site
lots by the Soils and Geology Section.
EN70. The applicant, or subsequent property owners, shall be responsible for providing all
required materials and documentation to complete the storm drain transfer process from
the City of Santa Clarita to the Los Angeles County Flood Control District. Complete
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April 12, 2005
Page 24 of 35
acceptance of the storm drain for ongoing maintenance by the District is required prior to
the City's release of any bond monies posted for the construction of said storm drain
infrastructure.
EN71. Prior to storm drain plan approval, the applicant shall obtain written approval from the
Los Angeles County Flood Control District of all easements needed for future
maintenance by the District.
EN72. Prior to final map approval, the applicant shall submit drainage plans and necessary
support documents to comply with engineering requirements to the satisfaction of the
City Engineer.
• Portions of the property are subject to sheet overflow and ponding and high -velocity
scouring action.
• Portions of the property lying in and adjacent to natural drainage courses are subject
to flood hazard because of overflow, inundation, and debris flows.
EN73. Prior to occupancy, the applicant shall establish a Home Owners' Association, or similar
entity, to ensure the continued maintenance of any drainage improvements that are not
eligible for transfer to the Los Angeles County Flood Control District for maintenance
that are not in the right of way.
EN74. Post -development drainage from the site shall not be increased from the pre -development
plans. This shall be demonstrated with a drainage study considering clean flows only.
Any increase shall be mitigated. The study and mitigation shall be approved prior to final
map or grading plan approval, whichever comes first.
EN75. Prior to final map approval, the applicant shall provide for contributory drainage from
adjoining properties.
EN76. Prior to final map approval, the applicant shall adjust lot lines near the top of the slopes
along drainage terraces, or at similar locations acceptable for establishment of slope
maintenance responsibilities to the satisfaction of the City Engineer.
EN77. Prior to final map approval, the applicant shall adjust, relocate, and/or eliminate lot lines,
lots, streets, easements, grading, geotechnical protective devices, and/or physical
improvements to comply with ordinances, policies, and standards in effect at the date the
City determined the application to be complete, all to the satisfaction of the City
Engineer.
EN78. If applicable, the applicant shall acquire permits from the Army Corps of Engineers and
the California Department of Fish and Game prior to issuance of grading permits or the
commencement of any work within any natural drainage course.
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April 12, 2005
Page 25 of 35
FEES AND MISCELLANEOUS
EN79. Prior to final map approval, the applicant shall pay the applicable Bridge and
Thoroughfare Benefit District Fee (B&T) to implement the highway element of the
General Plan, as a means of mitigating the traffic impact of this subdivision. If the
applicant has bonded for and completed improvements that are equivalent or greater in
value to the project's B&T obligation, payment shall be made based on a reimbursement
schedule approved by the City Engineer.
EN80. The applicant may construct off-site District improvements of equivalent value in lieu of
paying fees established for the District subject to approval of the City Engineer. The
B&T fee shall be paid at the time stated above and may be reimbursed upon completion
and acceptance of such off-site improvements, subject to District guidelines.
Factors for development units are as follows:
Development Units Factors
Single -Family Per Unit 1.0
Apartment Per Unit 0.7
Townhouse Per Unit 0.8
Commercial Per Gross 5.0
Acres
The project is in the:
[X] Bouquet Canyon Bridge and Thoroughfare District
The current District rate is $14,730. The Fee is subject to change and is based on the rate
at the time of payment.
EN81. Prior to final map approval, the project shall be annexed to an existing Streetlight
Maintenance District, or a new District shall be formed, to finance the cost of annual
streetlight maintenance.
EN82. Prior to issuance of grading permit, the applicant shall acquire National Pollution
Discharge Elimination System (NPDES) permits.
EN83. All construction plans and activities must be in compliance with the provisions of the
storm water permit and associated Standard Urban Storm water Mitigation Plan
(SUSMP), including all applicable Best Management Practices (BMP's), both permanent
and construction -related. The permanent BMP's shall be in place prior to acceptance of
the associated improvements. Construction -related BMP's shall be on the SUSMP plan
and shall be in place during all phases of the construction.
EN84. The applicant shall grade the full right-of-way for the Cross Valley Connector (CVC)
from Bouquet Canyon Road to the Newhall Ranch Road/Golden Valley Road Bridge
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April 12, 2005
Page 26 of 35
over the Santa Clara River prior to occupancy of the 500th unit. The grading for this
portion of the CVC shall be to certified subgrade and will also include the construction of
the bridge over the Los Angeles Department of Water and Power Aqueduct.
EN85. The applicant shall dedicate the full right-of-way width for Newhall Ranch Road,
including the Newhall Ranch Road/Golden Valley Road bridge, and Golden Valley Road
upon recordation of the first map.
EN86. The applicant, in consideration of the approval of the project, shall develop a
comprehensive funding program, subject to the approval of the Director of Engineering
and Building Services for the construction of the full width of roadway and bridge
improvements for Newhall Ranch Road from Bouquet Canyon Road to the Soledad
Canyon Road flyover (presently being constructed). The funding program for the
construction of this roadway shall be consistent with the project approval and shall be in
place no later than the date that the City has completed the design for the Newhall Ranch
Road/Golden Valley Road Bridge over the Santa Clara River and is ready to bid the
project. The Director of Engineering and Buildings Services may modify the project's
occupancy restriction upward, based upon the fact that the applicant has increased the
contribution towards this roadway beyond the project's required Bridge and Thoroughfare
fee. The City acknowledges that the program may include various funding sources,
including but not limited to, Federal grants and/or programs, State grants and/or
programs, local financing programs, developer impact fees, and reimbursement
agreements. The City also agrees to utilize all fees collected from approved development
within the City's Bouquet Canyon Bridge and Thoroughfare District for this roadway
until such time that it is completed.
EN87. Standard Roadway Design Criteria:
• All intersections shall be designed with a tangent section from "beginning of curb return"
(BCR) to BCR.
• Driveways shall not be constructed within 25 feet upstream of any catch basins when street
grades exceed six percent.
• All vertical alignments of roadway shall be in accordance with Caltrans' criteria.
• The following minimum centerline horizontal alignments shall be provided:
34 Feet Pavement Roadway: 100 foot radius
36 Feet Pavement Roadway: 250 foot radius
40 Feet Pavement Roadway: 350 foot radius
Major Highway: 1,500 foot radius
• All intersections of local streets with General Plan Highways shall provide sight distance per
current Caltrans' sight distance criteria from the local street.
• All aboveground utilities shall be placed outside sidewalks, or provide a minimum of
five feet clear path of travel along sidewalks_ Dedicatiorr and/or grading may be required.
• The minimum centerline radius on a local street with an intersecting street on the concave
side to comply with design speeds per the current Caltrans' sight distance criteria.
Master Case 02-175
April 12, 2005
Page 27 of 35
• Whenever the centerline of the existing pavement does not coincide with the record
centerline, a new centerline shall be provided to the satisfaction of the City Engineer.
• Off -set intersections shall not be 200 feet from each other. A one -foot jog may be used where
a street right-of-way changes from 58 to 60 feet.
• The centerline curve radii shall not be less than 100 feet for local streets. Reversing curves
need not exceed a radius of 1,500 feet and any curve need not exceed a radius of 3,000 feet.
The length of curve outside of the BCR is used to satisfy the 100 -foot minimum requirement.
• Compound curves are preferred over broken -back curves and broken -back curves shall be
separated by a minimum of 200 feet tangent (1,000 feet for multi -lane highways).
• The central angles of the right-of-way radius returns shall not differ by more than 10 degrees
on local streets.
• The standard property line return radii at all local street intersections is 13 feet, including
intersections of local streets with General Plan Highways, and 25 feet where all General Plan
highways intersect.
• A slough wall is required outside the street right-of-way when the height of slope is greater
than 5 feet above the sidewalk and the sidewalk is adjacent to the street right-of-way.
• The maximum street grades are 10 percent for residential streets and 6 percent for
non-residential streets.
EN88. The applicant shall provide a disclosure statement on the title report of each residential
property informing all future homeowners of the existing Saugus Speedway use that is
located across the Santa Clara River on Soledad Canyon Road.
EN89. The Newhall Ranch Road/Golden Valley Road bridge and bridge abutments shall be
consistent with the City's Cross Valley Connector Aesthetics' Guideline Book.
EN90. Please note the added City Council conditions at the end of this document.
Transit
Tl. There is fixed route bus service every half hour between the hours of 5 am and 10 pm on
Soledad Canyon Road and Bouquet Canyon Road.
T2. The Transit Impact Fee does apply. Currently the rate is $200 per residential unit. The
applicant is advised that the fee is currently under revision. Fee in place at the time of
map recordation shall be paid.
T3. The bus stop locations below shall consist of a 10'x 20' concrete passenger waiting pad
placed behind the sidewalk and include a stylized bench and trash receptacle.
Eastbound Newhall Ranch Road, farside "H" Street
Westbound Newhall Ranch Road, farside "H" Street
Southbound Santa Clarita Parkway, farside "M" Street
Northbound Santa Clarita Parkway, farside "M" Street
Master Case 02-175
April 12, 2005
Page 28 of 35
At the bus stop locations below, the applicant shall provide a permanent stylized structure
(no pre -fabricated) consisting of a 10'x20' concrete pad placed behind the sidewalk. The
shelter shall consist of a bench, trash receptacle, lighting and compliment the architecture
of the adjacent development. Shelter design and structure shall be approved by city staff.
Eastbound Newhall Ranch Road, farside "A" Street
Eastbound Newhall Ranch Road, farside Santa Clarita Parkway
Westbound Newhall Ranch Road, farside Santa Clarita Parkway
Westbound Newhall Ranch Road, farside "A" Street
Bus stops shall be shown on the site plan.
T4. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction
of city staff.
T5. The bus stop location shall be a minimum of 100' from the curb return or as specified by
city staff.
T6. At the location of the bus stop, the sidewalk shall meet the street for no less than 20'.
T7. At all bus stop locations a bus turnout shall be constructed to the required dimensions as
determined by the Director of Transportation and Engineering Services.
T8. At all bus stop locations, the applicant shall construct an in -street concrete pad pursuant
to the current city standard and APWA 131-1.
T9. At all intersections where they are bus stops, there must be a safe, traffic controlled way
to cross the street.
Administrative Services
AS 1. All on site landscaping must be maintained by the on site property owners. No slopes or
on site internal landscaped areas are allowed into an LMD. Prior to the recordation of an
applicable final tract/parcel map, a homeowner's association (HOA) or a Property
Owners Association (POA), shall be formed to have responsibility and authority of any
designated HOA or POA landscape and maintenance, including, but not limited to slopes,
irrigation and trees.
AS2. Prior to the recordation of the map, the LMD landscaping improvements shall be installed
or bonded. The landscaping improvements shall include the following:
1. Median landscape improvements for the medians in Santa Clarita Parkway and
Newhall Ranch Road adjacent to the tract frontage and any additional median
island improvements required by the City Traffic Engineer or other Department
that will not be privately maintained.
Master Case 02-175
April 12, 2005
Page 29 of 35
2. Parkway landscaping that will not be maintained by the owners of the property if
special authorization is granted by the Director or City Council.
3. Any weed abatement, rodent control, landscape or slope maintenance that will be
on City owned lots or open space.
4. An offer of dedication to the City for the paseo bridge (or other LMD facility)
shall be made on the final map or prior to recordation.
5. Easements for the paseo bridges or other landscaped improvements shall be
provided on the final map or separate document prior to recordation of the map.
6. Any City trail improvements that are determined to require annexation into the
LMD for ongoing maintenance.
AS3. Prior to the recordation of the final tract/parcel map, a special Landscape Maintenance
District (LMD) shall be formed for maintaining any landscaping to be maintained by the
LMD. The LMD shall have the responsibility and authority of all maintenance,
including, but not limited to, landscaping, irrigation, street trees, and medians within the
City right-of-way. The LMD shall be annexed into a City Landscape District to the
satisfaction of the Director of Administrative Services.
AS4. With the recordation of an applicable final tract/parcel map, the applicant shall provide
access to ingress and egress from any areas or slopes that are to be maintained by an
LMD.
ASS. Applicant shall provide landscape and irrigation plans for review and approval of
Administrative Services Department prior to the issuance of a grading permit unless other
time line is authorized. Where no grading permit is required the landscape/irrigation
plans will be required prior to issuance of the building permit.
AS6. Applicant shall provide median and parkway landscape and irrigation plans for review
and approval of the Administrative Services Department prior to the approval of the
street plans.
AST Prior to the issuance of a Certificate of Occupancy, median landscaping improvements in
the medians adjacent to the tract frontage and any additional median island improvements
required by the City Traffic Engineer shall be completed to the satisfaction of the
Director of Administrative Services.
ASB. Prior to issuance of a Certificate of Occupancy, the applicant shall be required to have all
LMD improvements installed to the satisfaction of the Director of Administrative
Services.
AS9. Median landscaping improvements are required along the project's frontage on Newhall
Ranch road, Santa Clarita Parkway, and for all unimproved medians along the project's
Master Case 02-175
April 12, 2005
Page 30 of 35
frontage on Soledad Canyon Road to the satisfaction of the Director of Administrative
Services. These medians and the other existing medians inside or bordering the project,
shall be annexed into a Landscape Maintenance District (LMD).
EN91. Please note the added City Council conditions at the end of this document.
Los Angeles County Fire Department
Fl. Access shall comply with Section 902 of the Fire Code, which requires all weather
access. All weather access may require paving.
F2. Fire Department Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
F3. Where driveways extend further than 300 feet and are of single access design,
turnarounds suitable for fire protection equipment use shall be provided and shown on the
final map. Turnarounds shall be designed, constructed and maintained to insure there
integrity for Fire Department use. Where topography dictates, turnarounds shall be
provided for driveways that extend over 150 feet in length.
F4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane"
with the widths clearly depicted and shall be maintained in accordance with the Fire
Code. All required fire hydrants shall be installed, tested and accepted prior to
construction.
F5. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
F6. This property is located within the area described by the Fire Department as "Very High
Fire Hazard Severity Zone" (formerly Fire Zone 4). A "Fuel Modification Plan" shall be
submitted and approved prior to final map clearance. (Contact Fuel Modification Unit,
Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904,
Phone (626) 969-5205, for details).
F7. Provide Fire Department or City approved street signs and building access numbers prior
to occupancy.
F8. Provide water mains, fire hydrants and fire flows as required by the County of Los
Angeles Fire Department, for all land shown on map which shall be recorded.
F9. The required fire flow for public fire hydrants at this location is 5000 gallons per minute
at 20 psi for a duration of 5 hours, over and above maximum daily domestic
demand. 3 Hydrant(s) flowing simultaneously may be used to achieve the required fire
flow.
Master Case 02-175
April 12, 2005
Page 31 of 35
F10. The required fire flow for private on-site hydrants is 2500 gallons per minute at
20 psi. Each private on-site hydrant must be capable of flowing 2500 gallons per minute
at 20 psi with two hydrants flowing simultaneously, one of which must be the furthest
from the public water source.
Fire hydrant requirements are as follows:
Install 79 public fire hydrant(s).
Upgrade / Verify existing Public fire hydrant(s).
Install 24 private on-site fire hydrant(s).
F11. All hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current
AWWA standard C503 or approved equal. All on-site hydrants shall be installed a
minimum of 25' feet from a structure or protected by a two (2) hour rated
firewall. Location: As per map on file with the office.
F12. All required fire hydrants shall be installed, tested and accepted or bonded for prior to
Final Map approval. Vehicular access must be provided and maintained serviceable
throughout construction.
F13. Street widths for this project shall conform to the widths indicated on the cross-sections
._ on this Tract Map. All street widths shall be measured from the curb flow line to curb
flow line.
F14. Temporary tum-arounds are required for the end of Newhall Ranch Road and end of
Santa Clarita Parkway. The tum-arounds shall be either a cul-de-sac bulb with a 32 -foot
center line or a hammer -head design, which would be posted and red curbbed "NO
PARKING - FIRE LANE". These temporary turnarounds are required to stay in place
until the bridges have been completed and are opened to an existing street.
F15. All streets with center medians shall have a minimum paved width of 20 feet on each side
of the median, with street posted and red curbed "NO PARKING - FIRE LANE".
F16. The traffic circle at the end of "N" Street is approved. The area surronding the traffic
circle shall posted and red curbed "NO PARKING -FIRE LANE".
F17. If gates are installed, provide 4 sets of gate detail plans to the Department's Land
Development Unit prior to any approvals for this Tract Map, and the construction of any
dwelling unit. Gates shall conform to the Department's Regulation #5.
F18. Due to "N" Street extending greater than 700 feet in length, "N" Street shall a minimum
street width of 36 feet, curb -flow -line to curb -flow -line, not 34 feet as indicated on the
map. Provide four (4) revised copies of this page only of the Tract Map indicating this
correction. This is required to be submitted to the Land Development Unit prior to any
approvals of this Tract Map.
Master Case 02-175
April 12, 2005
Page 32 of 35
ADDITIONAL ACCESS REQUIREMENTS FOR ON-SITE ACCESS FOR AREA "C" &
AREA "D":
F19. Provide a minimum unobstructed driveway width of 28 feet, clear -to -sky to posted and
red curbed "NO PARKING - FIRE LANE". Each turning radius shall be 42 feet from the
center -line.
F20. If gates are installed, provide 4 sets of gate detail plans to the Department's Land
Development Unit prior to any approvals for this Tract Map, and the construction of any
dwelling unit. Gates shall conform to the Department's Regulation #5. Gates shall be the
same width as the driveway (28 feet), with all gate accessory hardware out of the access
way when the gate is in the fully open position.
F21. A second means of access is required prior to the construction of the 501st dwelling
unit. Additional access requirements may be required during the final map and building
construction process.
ADDITIONAL WATER SYSTEM REQUIREMENTS:
F22. The required fire flow for nineteen (20) public fire hydrants located on Newhall Ranch
Road, adjacent to Area "C" and Area "D", is 5000 gpm at 20 psi for 5 hours with 3 fire
hydrants flowing.
F23. Fifty-eight (59) public fire hydrants are required to be installed on all other streets,
including Newhall Ranch Road, as indicated on the tract map. The required fire flow is
1250 gpm at 20 for 2 hours with one (1) fire hydrant flowing.
F24. Twenty-two (24) on-site fire hydrants are required within Area "C" & Area "D". The
required fire flow is 2500 gpm at 20 psi for 2 hours with two (2) fire hydrants flowing.
Added City Council Conditions
CCL Santa Clarita Parkway shall be constructed with two vehicle lanes, graded to its full right-
of-way width as shown on the VTTM with the four potential future lanes landscaped until
warranted in the future.
CC2. The applicant shall install two water guzzlers along the Santa Clara River for wildlife
enhancement to the satisfaction of the Director of Planning and Economic Development.
CC3. The applicant shall enhance the Pipeline corridor under the Newhall Ranch Road Bridge
for its potential use for on-site wildlife mobility to the satisfaction of the Director of
Planning and Economic Development.
CC4. Upon completion of the project, no residential or commercial lots shall be located within
a flood hazard as defined by the FEMA/FIRM maps, as updated by an approved Letter of
Map Revision for the Rivetpark project.
Master Case 02-175
April 12, 2005
Page 33 of 35
^� CC5. The applicant shall construct a water feature, not to exceed a cost of $20,000.00, at the
trailhead located on Newhall Ranch Road to the satisfaction of the Director of Parks,
Recreation, and Community Services.
CC6. The applicant shall reimburse the City of Santa Clarita for costs associated with the hiring
of an environmental monitor (expected to be Wildan Consultants) to oversee and review
the regular updates to the Mitigation Monitoring and Reporting Program prepared by the
project's environmental consultant (Impact Sciences).
CC7. All lighting, including lighting near the Santa Clara River corridor, be directed down,
back shielded, or fully hooded.
CC8. Final colored elevations of the residential units, and the final site plan (including
setbacks) shall be reviewed and approved by the Planning Commission prior to issuance
of a building permit. The applicant shall provide articulated facades for all building
elevations that can be seen from public streets. The applicant shall utilize colors that are
natural to the environment and should include architectural features such as porch/entry
ways, enhanced window treatments, and building massing on all visible sides. The front
yard setbacks are approved for 16 feet on traditional garage facing street designs, so long
as 95% to 100% of the garages on these lots are set back a minimum of 5 feet from the
front elevation. All driveways shall be 20 feet long.
CC9. The applicant shall grade the full right-of-way for the Cross Valley Connector (CVC)
from Bouquet Canyon Road to the Newhall Ranch Road/Golden Valley Road Bridge
over the Santa Clara River prior to occupancy of the 500th unit. The grading for this
portion of the CVC shall be to certified subgrade and will also include the construction of
the bridge over the Los Angeles Department of Water and Power Aqueduct.
CC10. The applicant shall dedicate the full right-of-way width for Newhall Ranch Road,
including the Newhall Ranch Road/Golden Valley Road bridge, and Golden Valley Road
upon recordation of the first map.
CCII. The applicant, in consideration of the approval of the project, shall develop a
comprehensive funding program, subject to the approval of the Director of Building and
Engineering for the construction of the full width of roadway and bridge improvements
for Newhall Ranch Road from Bouquet Canyon Road to the Soledad Canyon Road
flyover (presently being constructed). The funding program for the construction of this
roadway shall be consistent with the project approval and shall be in place no later than
the date that the City has completed the design for the Newhall Ranch Road/Golden
Valley Road Bridge over the Santa Clara River and is ready to bid the project. The
Director of Building and Engineering may modify the project's occupancy restriction
upward, based upon the fact that the applicant has increased the contribution towards this
roadway beyond the project's required Bridge and Thoroughfare fee. The City
acknowledges that the program may include various funding sources, including but not
limited to, Federal grants and/or programs, State grants and/or programs, local financing
programs, developer impact fees, and reimbursement agreements. The City also agrees
Master Case 02-175
April 12, 2005
Page 34 of 35
to utilize all fees collected from approved development within the City's Bouquet Canyon
Bridge and Thoroughfare District for this roadway until such time that it is completed.
CC12. The applicant shall comply with the requirements of the attached letter of agreement
(Exhibit No 1) between the applicant and Ms. Karen Pearson.
CC13. The applicant has agreed to donate to the City of Santa Clarita 24.27 acres of the North
Valencia 2 Upland Purchase Area (61.1 acres) as defined by the North Valencia 2
Development Agreement. This donation shall occur prior to the Riverpark project's first
occupancy.
CC 14. The applicant has agreed to donate to the City of Santa Clarita 2.6 acres of land as shown
on the Riverpark On- and Off -Site Land Dedications Exhibit (Attachment C of the
Project Resolution) located at the comer of Newhall Ranch Road and Grandview
Drive. This donation shall occur prior to the Riverpark project's first occupancy.
CC15. The applicant has agreed to donate to the City of Santa Clarita approximately 141 acres
of the Round Mountain Property as shown on the Riverpark On -And Off -Site Land
Dedication (Attachment C of the Project Resolution) and provide an access easement to
Anza Drive where existing utilities are located. Furthermore, the donation of this
property includes the preservation in perpetuity of 37 acres of the Santa Clara River
Significant Ecological Area (SEA). The City hereby acknowledges that the donation of
this property will be subject to a Creek Conservation Easement granted by Newhall Land
to the California Department of Fish and Game and the Newhall Land or its assignee will
retain all water and mineral rights lying under this property and that Newhall Land or its
assignee will receive blanket easements for accessing, constructing and maintaining
utilities, infrastructure and landscaping located on this property. This donation shall
occur prior to the Riverpark project's first occupancy.
CC16. The applicant has agreed to donate to the City of Santa Clarita approximately 150 acres
of the South Fork Santa Clara River property as shown on the On- and Off -Site Land
Dedications (Attachment C of the Project Resolution). The City hereby acknowledges
that the donation of this property will be subject to a Creek Conservation Easement
granted by Newhall Land to the California Department of Fish and Game and Newhall
Land or its assignee will retain all water and mineral rights lying under this property and
that Newhall Land or its assignee will receive blanket easements for accessing,
constructing and maintaining utilities, infrastructure and landscaping located on this
property. This donation shall occur prior to the Riverpark project's first occupancy.
CC 17. The applicant has agreed to contribute $75,000 to the City of Santa Clarita to be used for
a new wet play park and basketball courts at the City's Central Park to the satisfaction of
the Director of Parks, Recreation, and Community Services. This contribution shall
occur prior to the recordation of the first map.
CC18. The applicant has agreed to repair the portion of the San Francisquito Creek trail
damaged during the January 2005 storms located within the North Valencia 2 project
Master Case 02-175
April 12, 2005
Page 35 of 35
area. This portion of the trail was not protected by bank stabilization when it was
initially constructed. The reconstruction of this portion of the trail shall include flood
protection and shall be completed in a timely manner to the satisfaction of the Director of
Parks, Recreation and Community Services.
CC19. The applicant has agreed to contribute $30,000 to the City of Santa Clarita/Saugus Action
Committee for a Saugus Community monument sign and landscaping located on a
triangular parcel of land located on Bouquet Canyon Road north of the Riverpark project
site. This contribution shall occur prior to the recordation of the first map.
CC20. The applicant has agreed to contribute $70,000 to the City of Santa Clarita to be used for
the creation of a memorial at the City's Central Park. This contribution shall occur prior
to the recordation of the first map.
CC21. The applicant has agreed to contribute $15,000 to Saugus High School for various
improvements to the school. This contribution shall occur prior to the recordation of the
first map.
CC22. The applicant has agreed to contribute $15,000 to Pleasantview Industries (a non-profit
corporation employing physically and mentally handicapped adults) for various
._. improvements to their building. This contribution shall occur prior to recordation of the
first map.
CC23. The applicant shall widen the sidewalk in front of Planning Area D from 5 feet to 9 feet.
S:TBS%CURRENT%!2002NO2-175\fina1 city council condidom of app oval
ATTACHMENT B
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