HomeMy WebLinkAbout2006-05-09 - AGENDA REPORTS - MC 03-358 KEYSTONE (2)Agenda Item: -
CITY OF SANTA CLARITA
AGENDA REPORT
CONSENT CALENDAR City Manager Approval:
Item to be presented by: Heather Waldstein
DATE: May 9, 2006
SUBJECT: MASTER CASE 03-358, REQUEST FOR A GENERAL PLAN
AMENDMENT, ZONE CHANGE, VESTING TENTATIVE TRACT
MAP, CONDITIONAL USE PERMIT, HILLSIDE REVIEW
PERMIT AND OAK TREE PERMIT
DEPARTMENT: Community Development
RECOMMENDED ACTION
City Council adopt an ordinance entitled: AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA CLARITA APPROVING ZONE CHANGE NO. 03-002 (MASTER CASE
03-358) FOR THE KEYSTONE PROJECT SITE LOCATED ON 246 ACRES OF LAND AT
THE WESTERN TERMINUS OF ERMINE STREET, NORTH OF SOLEDAD CANYON
ROAD IN THE CITY OF SANTA CLARITA.
BACKGROUND
On April 25, 2006 the City Council approved Master Case 03-358 and Certified the Final
Environmental Impact Report for The Keystone project, consisting of General Plan Amendment
03-002, Vesting Tentative Tract Map 60258, Conditional Use Permit 03-016, Oak Tree Permit
03-066 and Hillside Review 03-006. In addition, the City Council introduced an ordinance to
change the zoning designation of the project site from Residential Very Low (RVL), Industrial
Commercial (IC) to Residential Suburban (RS), Residential Medium (RM) and Industiral
Commercial (IC). At the April 25, 2006 meeting the City Council passed the ordinance to a
second reading for tonight's meeting.
Pursuant to the City Council's motion to approve the Keystone project with the modification to
restrict the use of the 20 -acre Junior High School Site, staff has added the following Condition of
Approval to the project.
Adopted., 04, 0(o- q
PLIS. The 20 -acre Junior High School site is restricted for use as a school/education facility. If
the 20 -acre site is not used as a school/education facility, the property owner of the 20 -acre
Junior High School site shall forfeit all rights or title to the 20 -acre property and the 20 -acre
property shall revert to the City of Santa Clarita.
ALTERNATIVE ACTIONS
Other action as determined by the City Council.
FISCAL IMPACT
None
ATTACHMENTS
Ordinance
Exhibit A
Conditions of Approval
ATTACHMENT A
MASTER CASE NO. 03-358,
VESTING TENTATIVE TRACT MAP 60258,
GENERAL PLAN AMENDMENT 03-002, ZONE CHANGE 03-002,
OAK TREE PERMIT 03-066, CONDITIONAL USE PERMIT 03-016, AND
HILLSIDE REVIEW 03-006
FINAL CONDITIONS OF APPROVAL
General
GCI. The approval of Tentative Tract Map 60258 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 Community 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 60258 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
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April 25, 2006
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conformance with the City Code, approved variances, and other appropriate ordinances,
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.
GCB. 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 Community
Development, 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.
GCll. 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.
Planning Division
PLL All Final Maps shall be developed in substantial conformance with Vesting Tentative
Tract Map 60258 as approved by the City Council.
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April 25, 2006
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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.
PLI 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 Community Development. 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.
PLS. The applicant shall install a single water guzzler in the open space area for wildlife
enhancement to the satisfaction of the Director of Community Development.
PL6. 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.
PL7. Street sections shall be consistent with the approved vesting tentative tract map.
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. 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.
PLIO. All commonly owned areas shall be recorded as such and shall be maintained by the
project's Homeowner Association unless maintained by LMD.
PLl1. 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
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April 25, 2006
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authority of all maintenance, including but not limited to landscaping, slopes, irrigation,
drainage devices and trees in common areas.
PL12. Approval to gate the residential development areas 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.
PL13. Retaining walls proposed along Golden Valley Road shall comply with the City's UDC
requirements for retaining walls, Section 17.15.020(C) and shall be designed and made of
individual interlocking block components that allow for planting of every block.
PL14. Street improvements for the Ermine Street extension west shall include an 8'-10'
sidewalk that will connect to the Class 1 Bike trail along Golden Valley Road.
PL15. The 20 -acre Junior High School Site is restricted for use as a school/education facility. If
the 20 -acre site is not used as a school/education facility the property owner of the 20 -
acre Junior High School site shall forfeit all rights or title to the 20 -acre property and the
20 -acre property shall revert to the City of Santa Clarita.
Landscape
PL16. The applicant shall provide enhanced landscaping along Golden Valley Road and "r'
Street to further buffer the residential units from the roadways.
PL17. Prior to issuance of building permit(s), the applicant shall provide final landscape,
lighting and irrigation plans for Planning Department/Landscape Review and approval.
The plan must be prepared by a landscape architect registered in the state of California
who is familiar with the plant palette suitable for Santa Clarita (Sunset Western Garden
Book Zone 18, minimum winter night temperatures typically 20 — 30 degrees Fahrenheit;
maximum summer high temperatures typically 105 —110 degrees Fahrenheit.
PL18. Landscape plans must conform to all current Municipal CodefUnified Development Code
requirements for landscaping. Applicable code sections include but are not limited to:
(a) § 17.15.020 (A) (1), (3) (property development standards for single-family residential
zones);
(b) § 17.15.020 (J)(9) (property development standards for multifamily residential
zones);
(c) § 17.18.070 (E) (parking standards);
(d) § 17.28 (drainage and terracing/erosion control);
(e) § 17.80.040 (K) (ridgeline preservation and hillside development/landscape design)
and
(f) § 13.76 (parkway trees).
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April 25, 2006
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PL19. Trail systems and open space connectors in the development should complement Santa
Clarita Beautification Master Plan guidelines. Please see attached.
PL20. Landscape plans shall contain all elements required by the Development Review
checklist for preliminary landscape plans, shall be materially similar to those approved by
the City Council, and shall conform to the following:
a. Trees positioned along the property's public street frontages shall be a minimum 24,"
box size, and shall include a proportionate number of 36," 48," and 60" box -size
specimens.
b. The plant palette shall not include any plants listed as invasive exotic pest plants by
the California Invasive Plant Council (lists available at
htty:Haroups.ucanr.or /cg eppc/).
c. The plant palette shall emphasize regionally native plants on all slope plantings and
where plantings abut retained native vegetation. Examples include, but are not
limited to:
i. Trees; Quercus agrifolia/Live Oak, Quercus lobataNalley Oak, Quecus
chrisolipus/ Canyon Oak, Juglans califomica/ Black Walnut, Platanus racemose/
California Sycamore, Umbellaria califomica/ California Bay.
ii. Shrubs; Heteromeles arbutifolia/ Toyon, Ceanothus spp./California Lilac,
Eriogonum spp./ Buckweat, Rhus ovata/ Lemonade Berry, Arctostaphylos spp✓
Manzanita, Salvia spp./ Sage
iii. Perenials & grasses; Achillea millefolium / Yarrow, Artemisia calfornica/
Sagebrush, Mimulus spp./ monkey flower, Muhlenbergia rigens/ Deergrass,
Penstemon spp., Zauschneria/ California Fuchsia.
d. Landscape plans shall show at least fifty (50) trees per gross acre within the portion
of the project to be developed in multifamily residential units. Of these, at least
twenty percent (20%) shall be twenty-four (24) inch box size or larger, seventy
percent (70%) shall be at least fifteen (15) gallon size and ten percent (10%) shall be
at least five (5) gallon size.
e. Landscape plans shall show at least one (1) 24" box tree per four (4) parking stalls in
any parking lots/areas, and 36" box trees in planters at the ends of parking aisles. The
plans shall show tree species selection, distribution and spacing to provide 50%
canopy coverage of all parking lots/areas within 5 years of planting (Municipal Code
§ 17.18.070 (E)(10)).
f. Trees proposed for parking areas, including guest parking, must be capable of
attaining at least 30' in height and at least 30' canopy diameter.
g. Landscape plans shall show 30" high berms at specified locations on parking lot
perimeters, if parking lots will be part of the project design. If there is insufficient
space for berming plans shall show headlight screening hedges. Individual hedge
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April 25, 2006
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plants shall be 36" tall and spaced so that they touch leaf -to -leaf at time of final
inspection (Municipal Code § 17.18.070(D)(1)).
h. Landscape plans shall show plant material to screen at maturity all trash enclosures,
transformer boxes, vault boxes, backflow devices, air conditioner condensers, meters,
and other exterior mechanical equipment. Screening material may include trees,
shrubs (15 gallon minimum size), clinging vines, etc. Masonry block (concrete
masonry unit) trash enclosures shall be screened with both shrubs and clinging vines
(Municipal Code § 17.15.040 (B)(1-4).
Landscape and site plans shall show continuous concrete curbing at least six (6)
inches high and six (6) inches wide, at least (3) feet from any wall, fence, property
line, walkway or structure when adjacent to any parking and/or drive aisles in parking
lots. This 3 -foot areas shall be landscaped except as permitted by the Director of
Community Development (Municipal Code § 17.18.070(E)(9).
j. Landscape plans shall show all ground -mounted lighting fixtures, base dimensions,
and typical finish elevations.
k. The applicant shall design all irrigation systems for water conservation and is
encouraged to use low flow irrigation techniques in all non -turf areas.
PL21. The applicant shall apply jute netting to all graded slopes five feet (5') and higher in
vertical elevation and elsewhere where needed for erosion control, and shall landscape
graded slopes (Municipal Code § 17.28.020(B).
Planting shall include one (1) tree per 150 square feet of slope area and one (1) shrub per
100 square feet of slope area (Municipal Code § 17.80.040 (K)(3).
If the number of trees and/or shrubs is reduced to comply with Los Angeles County Fire
Department, Land Development Division's fuel modification requirements, then the
applicant shall proportionately increase tree container sizes up to the dollar equivalent of
planting the required number of trees on project slopes.
PL22. The overall slope, height or grade of any cut or fill slope shall be developed to appear
similar to the existing natural contours in scale with the natural terrain of the subject site.
PL23. Trees planted within fourteen (14) feet of the paved road section along all public streets
shall conform to Municipal Code § 13.76.110 et seq (Parkway Tree Influence Area) and
City Ordinance 92-38 (Parkway Influence Area). The property
owner/manager/homeowners' association shall irrigate and maintain these trees according
to City standards.
PL24. Trees planted within City right-of-way shall conform to Municipal Code § 13.76 et seq
(Parkway Trees).
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PL25. The applicant shall place water -conserving mulching material on all exposed soil planting
areas not covered by turfgrass. Mulching material may include, and is not limited to,
shredded bark, river rock, crushed rock, pea gravel, etc., and must be a least three (3)
inches deep.
PL26. Prior to occupancy, the applicant shall install all proposed irrigation and landscaping,
including irrigation controllers, staking, mulching, etc., to the satisfaction of the Director
of Community Development. The Director may impose inspection fees for more than
one landscape installation inspection.
PL27. Prior to occupancy, the applicant shall submit to the Director of Community
Development a letter from the project landscape architect certifying that all landscape
materials and irrigation have been installed and function according to the approved
landscape plans.
PL28. Prior to the recordation of an applicable final tract/parcel map, a homeowner's
association (HOA) shall be formed to have responsibility and authority of all landscape
maintenance, including but not limited to landscaping, irrigation, slopes and drainage
devices.
PL29. Landscaping requirements for manufactured slopes adjacent to the Santa Clara River
shall be per the requirements of the Mitigation Monitoring and Reporting Program.
Building and Safety
BS1. All structures shall comply with the detailed requirements of the 2001 California
Building, Mechanical, and Plumbing Codes, 2004 California Electrical Code, 2005
California Energy Code, and the 2002 City of Santa Clarita amendments to the California
codes. A copy of the City amendments is available at the Building and Safety public
counter and on our website at www.santa-clarita.com.
BS2. Two complete sets of plans prepared by a licensed Architect or Engineer shall be
submitted to Building and Safety for a building permit(s). The submitted plans shall
include architectural and structural plans, structural and energy calculations, soil/geology
report, truss drawings and calcs, etc.
BS3. A complete soils and geology report will be required for the project. The report shall be
formally submitted to the Engineering Division for review and approval.
BS4. Prior to issuance of building permits: rough grading and/or recompaction must be
completed; a final compaction report and rough grading or pad certification shall be
submitted to and approved by the Engineering Division.
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April 25, 2006
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BSS. The property is located within 1000 feet of a natural hillside brush area and shall comply
with the City's Fire Hazard Zone Ordinance.
BS6. We have identified wells on the property. Have the Soils Engineer/Geologist determine
the exact location and apply for an approval from the Division of Oil and Gas. Some
well can not be built over and must maintain a minimum distance away for some wells.
BST All structures (including pools and fences) shall be setback from any ascending and
descending slopes per section 1806.5 of the California Building Code. Depending on the
height of slopes, buildings may need to be setback up to 15 feet from the toe of slopes
and up to 40 feet from the top of slopes.
BSB. The building requires connection to a public sewer.
BS9. DWV and on-site sewer lines and laterals shall have a minimum 2% slope per CPC. Set
your pads accordingly.
BSIO. Accessibility requirements shall apply to apartment buildings containing 3 or more units
and condominium buildings containing 4 or more units. All ground floor single -story
units and all units within an elevator building shall comply with chapter 11A of the
California Building Code. All common use areas, such as recreation areas, pools,
walkways, etc shall be made accessible for the disabled with a path of travel to the public
way and at least one disabled accessible parking space.
BS11. Accessibility requirements now apply to multi -story dwelling units, such as townhomes
(formally exempt). At least 10% of such multi -story units on the site shall be accessible
which includes an accessible path to the primary level entrance, all ground floor
requirements, and at least one accessible bathroom on the primary entry level. All public
and common use areas such as recreation areas, pools, walkways, etc shall be made
accessible for the disabled with a path of travel to the public way and at least one
disabled accessible parking space. Applies to projects submitted for plan review on or
after July 151, 2005, per Senate Bill 1025.
BS12. Prior to issuance of building permits, additional clearances from agencies not present at
this DRC will be required from:
a. William S. Hart School District and appropriate elementary school district,
b. Castaic Lake Water Agency,
c. L. A. County Sanitation District,
d. L. A. County Health Services, Water & Sewerage Control (for on-site sewers).
An agency referral list is available at the Building and Safety public counter.
BS13. Prior to submitting plans to Building and Safety, please contact Deanna Hamrick,
(661) 255-4935, for addresses. An application, site plan and floor plan will be required.
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April 25, 2006
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BS14. The Building and Safety Division is scanning plans for permanent storage. To facilitate
this effort, please incorporate the following information into the plans:
a. The Permit Number, Sheet Title, and the Sheet Number shall be located in the
lower right hand corner of each sheet of the drawings.
b. A copy of the Planning Conditions.
c. The Truss drawings.
d. ICBG, UL and other outside agency reports for products or materials, when those
reports contain information required by the contractor for construction or
installation.
e. The Recommendation Section of the Soils Report.
BS15. These conditions are based on a review of conceptual building plans submitted. A
thorough review will be performed and specific conditions will be generated when the
final building plans are submitted to Building and Safety.
Environmental Services Division
Stormwater:
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 grading or building permits. Please refer
to the Standard Urban Stormwater Mitigation Plan (SUSMP) attached.
ES2. This project is greater than one acre in size and is therefore 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. Please note the applicant shall be required to pay the $1271 USMP review fee and the
$486 SWPPP review fee upon formal submittal. Contact the Environmental Services
Division at (661) 284-1422 with any questions.
Solid Waste:
ES4. All single family residential dwellings should be designed with space provided for three
90 -gallon trash bins.
ESS. 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
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April 25, 2006
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for each 20 units thereafter. The submittal is not clear as to whether there will be bins or
individual trash cans used. If trash bins are to be used, provide sufficient trash enclosures
to house 44 -three yard bins.
ES6. 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.
ES7. All trash enclosures should be shown on the site plan.
ESS. All trash enclosures should be consistent with the surrounding architecture and be located
to provide convenient pedestrian and collection vehicle access and have a solid roof.
ES9. All new construction projects valuated greater than $500,000 must comply with the
City's Construction and Demolition Materials (C&D) Recycling Ordinance.
ES10. If the project is valuated above $500,000 the applicant shall comply with the following:
• A minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and
50% of the remaining C&D waste must be diverted from landfills.
• A Construction and Demolition Materials Management Plan (C&DMMP) must be
prepared and approved by the Environmental Services Division prior to obtaining any
grading or building permits.
• A deposit of 3% of the estimated total project cost or $50,000, whichever is less, is
required. The deposit will be returned to the applicant upon proving that 50% of the
inert and remaining C&D waste was diverted.
ES11. Effective January 1, 2006, all projects within the City that are not self -hauling their waste
materials must use one of the City's ten franchised haulers for temporary and roll -off bin
collection services. Please contact Environmental Services staff for a complete list of
franchised haulers in the City.
Urban Forestry/Oak Trees Division
OAK TREES
UFl. The applicant and their contractors shall be in compliance with the City of Santa Clarita
Oak Tree Ordinance and Preservation and Protection Guidelines at all times throughout
the said project.
UF2. The applicant and their contractors shall adhere to all recommendations set forth in the
applicant's oak tree report that has been prepared by Mr. Thomas Leslie of Thomas
Leslie Corporation originally dated October 17, 2003 and revised January 3, 2005.
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April 25, 2006
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UF3. The applicant shall contact the City Oak Tree Specialist for a preconstruction meeting
(on-site) prior to any grading or construction. At this time the protective fencing may be
inspected for approval. The Oak Tree Specialist can be reached at (661) 294-2548.
UF4. The applicant is given permission to remove tree number two (2) and tree number six (6)
both are coast live oak (Quercus agrifolia) trees. Mitigation for these two trees shall be
no less than $35,700.00 (tree number #2 appraised at $13,800.00 and tree number #6
appraised at $21,900.00).
UFS. The applicant is given permission to remove oak tree number eight (8) identified as a
scrub oak (Quercus john-tuckerii). Mitigation for this tree shall be consistent with Section
VI. Mitigation Measures under item "b" of the applicant's oak tree report.
UF6. All required mitigation oak trees shall be planted on site in areas that allow for the future
growth of native trees.
UF7. Prior to grading approval, the applicant shall submit a preliminary landscape plan that
identifies all existing oak trees and proposed locations for all mitigation oak trees. This
site plan shall include a detailed planting legend which includes a breakdown of quantity,
size, species, and monetary value of oak trees to confirm mitigation compliance.
UF8. All oak trees that are 48" diameter box or larger that are proposed for mitigation shall be
planted in areas highly visible to the public (examples are entry points into the
development, major landscape pockets near recreational facilities etc...).
UF9. In addition to the required mitigation oak trees, the applicant shall install one native oak
tree for every five trees required on all slope plantings. (This requirement shall be
addressed on the preliminary site plan as addressed in condition #6). Additional oak
species may include but are not limited to Blue oak (Quercus douglasii) and Canyon oak
(Quercus chrysolepis).
UF10. All landscaping proposed for below the canopy of any oak tree shall consist of planting
material/vegetation compatible with native species of oak.
UF11. All mitigation oak trees shall be required to have a minimum mitigation period of five (5)
years. The five year mitigation begins once the project has received the final certificate of
occupancy.
UF12. Protective fencing consisting of chain link material shall be installed at the protected zone
(five feet from outside edge of canopy) of the remaining five oak trees that are located in
the open space area (lot 121). Protective fencing shall consist of five (5') foot high chain
link material supported by two (2") diameter steel poles driven directly into the ground
and spaced at eight (8') foot intervals. Each tree may have one four (4') foot wide non -
gated opening to allow for monitoring by the applicant's project arborist.
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UF13. Each oak tree (or group of oak trees) 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 COMMUNITY DEVELOPMENT AND THE CITY OAK TREE
SPECIALIST."
UF14. All protective fencing shall include 24" inch high or greater "silt fencing" at the base to
eliminate additional soil or any other material from entering the protected zone of the oak
tree.
UF15. The applicant shall install and maintain a permanent irrigation system to all mitigation
oak trees and all additional required oak trees. Irrigation system shall be approved by the
Department of Community Development and the City Oak Tree Specialist. Once the oak
trees have become established, the irrigation shall be shut off to eliminate the risk of
various diseases and funguses to the root system, but must be kept in working condition
to irrigate during periods of drought.
UF16. Prior to final occupancy the applicant shall submit a Mitigation Monitoring and
Reporting Plan to the City Oak Tree Specialist. Reports shall be submitted to the City
Oak Tree Specialist once every three (3) months (quarterly) for the first three (3) years
and once every six (6) months for the remaining two (2) years. Each report shall include
colored photos of the all mitigation trees.
UF17. 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.
UF18. All necessary pruning to any oak tree to allow for the necessary construction shall be
performed by an ISA Certified Arborist or an approved licensed qualified tree trimming
contractor. All wood chips generated from any oak tree pruning shall be evenly
distributed beneath the canopy of the oak tree which was pruned. All trimming shall be
completed according to the ANSI A300 companion publication "Best Management
Practices Tree Pruning," and ISA Pruning Standards.
UF19. The applicant shall have an exact count on all proposed oak trees for the project and
separate by individual species. This information shall be included on the landscape plan.
STREET TREES
UF20. The applicant shall install a minimum of one (1) 24 inch box tree in the right of way of
each residential unit.
Master Case 03-358
April 25, 2006
Page 13 of 33
UF21. All streets public and private shall have approved street trees installed within the
parkways. Street trees shall be spaced at a minimum distance of 30' feet on center and
shall not exceed 40' feet on center.
UF22. The applicant shall be required to install and maintain irrigation to all trees planted within
the public right of way and all private streets and major thoroughfares.
UF23. All trees planted in front of each residential unit, public right of ways, thoroughfares, and
parkways shall be approved by the City of Santa Clarita Urban Forestry Department.
UF24. Each street tree shall be planted according to the City of Santa Clarita Tree Planting and
Staking Detail Sheet which is provided by the Urban Forestry Department.
UF25. All trees planted within the public right of way shall meet or exceed the minimum
requirements set forth in the California Department of Forestry and Fire Protection
Specification Guidelines for Container -Grown Landscape Trees.
UF26. Prior to grading the applicant shall submit a preliminary landscape plan that includes
the proposed street trees and their locations. The site plan shall include a detailed plant
legend identifying size, common and botanical names of trees and number of individual
species be planted.
UF27. 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.
UF28. 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.
UF29. Prior to final occupancy the applicant shall contact the Urban Forestry Division/Oak Tree
Specialist for a final inspection to verify compliance with the above Conditions of
Approval. Upon approval of the above conditions the applicant may remove all protective
fencing. Urban Forestry/Oak Tree Specialist can be reached at (661) 294-2548.
Parks and Recreation Division
Master Case 03-358
April 25, 2006
Page 14 of 33
PRI. Prior to approval of the Tentative Map, the applicant is to provide conceptual landscape
and trail plans for the review and approval by the Director of Parks, Recreation, and
Community Services Department.
PR2. Prior to the recordation of an applicable final tract/parcel map, the applicant is required to
provide a park amenity plan at 1" = 40' per Exhibit "", which includes a 6.0 acre turn -key
park. The plan shall be submitted for review and approval by the Director of Parks,
Recreation and Community Services.
• Park amenities to be completed to the satisfaction of the Director of Park, Recreation,
and Community Services by 167th occupancy.
• Trail improvements and connections to be completed by 167th occupancy.
• Paseos to be completed by first occupancy of each final tract/parcel map.
PR3. Prior to the recordation of an applicable final tract/parcel map, the applicant is required to
provide approximately 7.74 acres of land, or a combination of land and fees, to fulfill the
Park Dedication Fee equal to the value of land established per the City's General Plan,
"Parks and Recreation Element," with up to a 30% credit for the private recreational
facilities to the satisfaction of the Director of Parks, Recreation and Community Services.
An estimate is attached as Exhibit "El". The applicant shall be required to provide a
certified real estate appraisal to establish the fair market value (FMV) of an acre of land
within this project.
PR4. Prior to the recordation of an applicable final tract/parcel map, 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.
PR5. All water quality basins shall be separate lots owned and maintained by the homeowner's
association. Water quality basins shall be fenced and screened from view with
landscaping to the satisfaction of the Director of Parks, Recreation and Community
Services.
PR6. All applicable natural areas subject to yearly fuel modification clearance shall be
maintained by the homeowner's association as required by the Fire Department.
PR7. The applicant shall provide separate lots for City park land and open space lots to the
satisfaction of the Director of Parks, Recreation and Community Services.
PR8. 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.
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April 25, 2006
Page 15 of 33
PR9. Prior to the 167" issuance of Certificate of Occupancy for the project, the applicant is
required to have completed construction on the active park, the Santa Clara River Trail,
and the Class I bike lanes along Newhall Ranch Road and Golden Valley Road. All other
bike lanes, recreation areas, paseos and connections located within the project, shall be
constructed prior to the 0 occupancy of the phase or unit in which they are located.
PR10. Prior to the issuance of the first Certificate of Occupancy, the applicant shall dedicate, in
fee, river bottom, habitat buffer and an 0.5 acre IC lot to the City of Santa Clarita.
PRI L The applicant shall provide project signage for park, trails and open space. The design of
the signs shall be according to the City of Santa Clarita's Beautification Master Plan.
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. Signs to be provided include
a City of Santa Clarita park monument sign at the park entrance off "I" Street, 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 167'" Certificate of Occupancy.
PR12. 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, lodge pole specifications, and signage required for the trail. Each
trail connection to the project must be at minimum 10' in width with a minimum of 1'
clearance on each side with a maximum gradient of 5%. The landscaping at each
connection shall be maintained by the homeowner's association.
PR13. Prior to the 167`" occupancy, the entire 35' Santa Clara River Trail extending from the
East side of Golden Valley Road to the easterly project boundary, and the Class I bike
lane from Golden Valley Bridge on Newhall Ranch Road to northerly project limits shall
be completed. This includes all offsite trail improvements necessary to connect with
adjacent approved Tract 53425. In addition, all City maintained trail 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.
PR14. Prior to the issuance of the 167`s occupancy permit, the applicant is required to extend all
trails, paseos, and bike paths to the extent of the project lines to the satisfaction of the
Director of Parks, Recreation, and Community Services.
PR15. Prior to the issuance of the first occupancy permit, the applicant shall provide a written
agreement with William S. Hart Union School District stating the school shall maintain
the "Loop trail" at east end of school site.
PR16. 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
Master Case 03-358
April 25, 2006
Page 16 of 33
Parks, Recreation, and Community Services. This is to include, but is not limited to
providing public access easements for all trail and open space lots 131, 142, 117-118, 121
and 122. These lots shall be owned and maintained by the HOA, however, the trail that
crosses through them shall have an easement to the City for public access and
maintenance by the City.
Engineering Division
General Requirements
ENI. At issuance of permits or other grants of approval, the applicant agrees to develop the
property in accordance with City codes and other appropriate ordinances such as the
Building Code, Plumbing Code, Grading Code, Highway Permit Ordinance,
Mechanical Code, Unified Development Code, Undergrounding of Utilities Ordinance,
Sanitary Sewer and Industrial Waste Ordinance, Electrical Code, and Fire Code.
EN2. Prior to issuance of permits, the applicant shall file with the County Recorder a map
prepared by or under the direction of a registered civil engineer or licensed land surveyor
in the State of California. The map must 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. Prior to final map approval, the applicant shall label driveways as 'Private Driveway and
Fire Lane" on the map, as directed by the City Engineer.
EN4. Prior to final map approval, the applicant shall remove existing structures.
ENS. Prior to final map approval, the applicant shall provide proof of access and delineate said
access on the map.
EN6. Prior to final map approval, the applicant shall quitclaim or relocate easements running
through proposed structures, as directed by the City Engineer.
ENT Prior to final map approval, the applicant must inform the City if he intends to file
multiple final maps. The boundaries and phasing plan of these maps shall be designed, as
directed by the City Engineer and the Director of Planning and Building Services.
EN8. Prior to final map approval, the applicant shall show that portion which is not divided for
the purpose of sale, lease, or financing as a 'Designated Remainder" on the map.
EN9. At map check submittal, the applicant shall provide a preliminary subdivision map
guarantee. A final subdivision map guarantee is required prior to final map approval.
Master Case 03-358
April 25, 2006
Page 17 of 33
EN10. Prior to final map approval, the applicant shall obtain approval of the City Engineer and
the City Attorney for Covenants, Conditions and Restrictions (CC&R's) for this
development. The applicant shall reimburse the City for the City Attorney's review and
approval fee. The CC&R's shall include a disclosure to comply with the Geologist's
recommendations in the Geology Report for restrictions on watering, irrigation, and
planting, and recommend types of plants. The CC&R's shall also include language to
inform future residents of the Keystone development of the possible future use of the
Saugus Speedway located on Soledad Canyon Road.
ENll. This tentative map approval is subject to the applicant's acceptance of the following
conditions for acquisition of easements:
a. The applicant shall secure at the applicant's expense sufficient title or interest in land
to permit any off-site improvements to be made.
b. If the applicant is unable to acquire sufficient title or interest to permit the off-site
improvements to be made, the applicant shall notify the City of this inability not less
than six months prior to approval of the final map.
c. In such case, the City may thereafter acquire sufficient interest in the land, which will
permit the off-site improvements to be made by the applicant.
d. The applicant shall pay all of the City's costs of acquiring said off-site property
interests pursuant to Government Code Section 66462.5. Applicant shall pay such
costs irrespective of whether the final map is recorded or whether a reversion occurs.
The cost of acquisition may include, but is not limited to, acquisition prices, damages,
engineering services, expert fees, title examination, appraisal costs, acquisition
services, relocation assistance services and payments, legal services and fees,
mapping services, document preparation, expenses, and/or damages as provided
under Code of Civil Procedures Sections 1268.510-.620 and Overhead.
e. The applicant agrees that the City will have satisfied the 120 -day limitation of
Government Code Section 66462.5 and the foregoing conditions relating thereto
when it files its eminent domain action in superior court within said time period.
f. At the time the applicant notifies the City as provided in "b." hereinabove, the
subdivider shall simultaneously submit to the City in a form acceptable to the City all
appropriate appraisals, engineering specifications, legal land descriptions, plans,
pleadings, and other documents deemed necessary by the City to commence its
acquisition proceedings. Said documents must be submitted to the City for
preliminary review and comment at least 30 days prior to the applicant's notice
described hereinabove at "b."
g. The applicant agrees to deposit with the City, within five days of request by the City,
such sums of money as the City estimates to be required for the costs of acquisition.
The City may require additional deposits from time -to -time.
h. The applicant shall not sell any lot/parcel/unit shown on the final map until the City
has acquired said sufficient land interest.
Master Case 03-358
April 25, 2006
Page 18 of 33
i. If the superior court thereafter rules in a final judgment that the City may not acquire
said sufficient land interest, the applicant agrees that the City may initiate
proceedings for reversion to acreage.
j. The applicant shall execute any agreements mutually agreeable prior to approval of
the final map as may be necessary to assure compliance with the foregoing
conditions.
k. Failure by the applicant to notify the City as required by "b." hereinabove, or
simultaneously submit the required and approved documents specified in
"e. " hereinabove, or make the deposits specified in "f." hereinabove, shall constitute
subdivider's waiver of the requirements otherwise imposed upon the City to acquire
necessary interests in land pursuant to Section 66462.5. In such event, subdivider
shall meet all conditions for installing or constructing off-site improvements
notwithstanding Section 66462.5.
EN12. Prior to final map approval, the applicant is tentatively required to grant easements on the
final map. Offsite easements shall be granted by separate document. The easements are
subject to review by the City Engineer to determine the final locations and requirements.
EN13. 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.
EN14. Prior to occupancy, the applicant is required to install distribution lines and individual
service lines for Community Antenna Television service (CATV) for all new
development.
Grading, Drainage & Geology Requirements
EN15. Prior to issuance of grading permits, the applicant shall submit a grading plan consistent
with the approved tentative map, oak tree report and conditions of approval. The grading
plan shall be based on a detailed engineering geotechnical report specifically approved by
the geologist and/or soils engineer that addresses all submitted recommendations.
EN16. Prior to final map approval, the applicant shall dedicate all required easements on the
final map; and prior to occupancy, construct required drainage improvements. Offsite
easements shall be dedicated by separate document.
EN17. Prior to issuance of building permits, the applicant shall eliminate all geologic hazards
associated with this proposed development, or delineate restricted use areas on the final
map as approved by the consultant geologist, as directed by the City Engineer.
EN18. Prior to final map approval, the applicant shall dedicate to the City the right to prohibit
the erection of buildings and other structures within all restricted use areas on the final
map.
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April 25, 2006
Page 19 of 33
EN19. Prior to grading plan approval, the applicant shall comply with all State requirements for
construction within a special studies zone. A geology report must be submitted and
approved. Copies of the report must be sent to the State geologist.
EN20. Prior to grading plan approval, specific recommendations will be required from the
consultant(s) regarding the suitability for development of all lots/parcels 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/parcels by the Soils and Geology Section.
EN21. 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.
EN22. Prior to final map approval, the applicant shall submit drainage plans and necessary
support documents to comply with Engineering requirements, as directed by the
City Engineer.
EN23. Prior to issuance of permits or final map approval, whichever comes first, the applicant
shall pay a Storm Drain Transfer Security Cash Deposit (Deposit) of $100,000.00, which
may be increased or decreased based upon an estimated cost to complete the transfer
approved by the City Engineer. In order to receive a refund of the Deposit, the applicant
or subsequent property owners shall complete the construction of all required storm drain
infrastructure, provide all required materials and documentation, and complete the storm
drain transfer from the City of Santa Clarita to the Los Angeles County Flood Control
District within one year of the issuance of a "Notice of Completion" by the Los Angeles
County Department of Public Works. If the transfer is not completed within one year, the
City may use the Deposit to complete the transfer. If the Deposit is insufficient to
complete the transfer, the City may seek additional funds from the applicant. Any funds
remaining will be reimbursed to the applicant. The applicant or subsequent property
owners shall also be responsible for providing regularly scheduled maintenance of the
storm drain infrastructure, as directed by the City Engineer, until such time that full
maintenance is assumed by the Flood Control District.
EN24. Prior to final map approval, the applicant shall indicate by note on the map, prohibiting
the lot owners within this development from interfering with the established drainage and
from erecting concrete block walls or similar solid constructions, except as approved by
the City Engineer.
EN25. Prior to final map approval, the applicant shall show on the map all Los Angeles County
Flood Control District right-of-ways. A permit will be required for any construction
affecting the right-of-way or facilities.
Master Case 03-358
April 25, 2006
Page 20 of 33
EN26. Prior to final map approval, the applicant shall establish a Home Owners' Association, or
similar entity, to ensure the continued maintenance of any drainage improvements that
are not eligible for transfer to the Los Angeles County Flood Control District for
maintenance. The applicant shall maintain all bio basins and swales within the project.
EN27. Prior to grading plan approval, the applicant shall have approved by the City Engineer, a
drainage study demonstrating that post-development flows from the site will not be
increased from pre-development flows, or mitigate for the increase.
EN28. Prior to issuance of building permits, the applicant shall construct all grading and
drainage facilities within the project site.
EN29. Prior to final map approval, the applicant shall provide for contributory drainage from
adjoining properties and return drainage to its natural conditions and secure off-site
drainage acceptance letters from affected property owners.
EN30. The tentative map does not show proposed buildings. Specific drainage requirements for
the site will be established at building permit application.
EN31. Prior to final map approval, the applicant shall adjust lot/parcel lines near the top of
slopes or at similar locations acceptable for establishment of slope maintenance
responsibilities, as directed by the City Engineer.
EN32. Prior to issuance of building permits and after final map recordation, the applicant file
with the County Recorder an amending map prepared by or under the direction of a
registered civil engineer or licensed land surveyor in the State of California, that has been
reviewed and approved the City Engineer, to adjust lot/parcel lines near the top of slopes
or at similar locations acceptable for establishment of slope maintenance responsibilities.
EN33. Prior to final map approval, the applicant shall adjust, relocate, and/or eliminate lot lines,
lots, streets, easements, grading, geotechnical protective devices, and/or physical
improvements to comply with ordinances, policies, and standards in effect at the date the
City determined the application to be complete, all, as directed by the City Engineer.
EN34. Prior to issuance of grading permits or the commencement of any work within any
natural drainage course, the applicant shall acquire permits from the Army Corps of
Engineers and the California Department of Fish and Game.
Flood Plain/Hazard Area Requirements
EN35. A portion of the site is located in Zone "A" per the Federal Flood Insurance Rate Map.
The applicant is required to comply with FEMA requirements to revise the rate map.
Prior to grading permit, the applicant shall complete a CLOMR. Prior to occupancy, the
applicant shall complete a LOMR.
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April 25, 2006
Page 21 of 33
Street Improvement Requirements
EN36. All streets shall be designed in accordance with the City's Unified Development Code
and street design criteria; construction shall be completed prior to occupancy. If the City
Engineer determines that it is more beneficial for the City to construct the required
improvement at a later time, the applicant shall pay a cash in -lieu fee that is equivalent to
the cost of improvement.
EN37. Prior to any construction (including, but not limited to, drive approaches, sidewalks, curb
and gutter, etc.), trenching or grading within public or private street right-of-way, the
applicant shall submit a street improvement plan consistent with the approved tentative
map, oak tree report and conditions of approval and obtain encroachment permits from
the Engineering Division.
EN38. Prior to occupancy, the applicant shall construct the final lift of asphalt on Golden Valley
Road and "I" Street using asphalt rubber hot mix (ARHM) in accordance with section
302-9 of the latest edition of the Standards and Specifications for Public Works
Construction and City standards . The design of the ARHM shall be reviewed and
approved by the City Engineer.
EN39. Prior to street plan approval, the applicant shall contact the City's Urban Forestry
Division for street tree location, species, and approved method of installation and
irrigation. The location of street trees shall not conflict with private sewer laterals. The
applicant shall submit a street tree planting plan to the Urban Forestry Division for
review and approval.
EN40. Prior to issuance of encroachment permits for public improvements, the applicant, by
agreement with the City Engineer, may guarantee installation of the improvements
through faithful performance bonds, letters of credit or any other acceptable means.
Occupancy shall be withheld if the improvements are not completed.
EN41. Prior to final map approval, the applicant shall offer private and future street right-of-way
for a total of 31 feet from centerline on "A" and `B" Street within the project site, as
directed by the City Engineer.
EN42. Prior to final map approval, the applicant shall offer street right-of-way for a total of 31
feet from centerline on "A" Street from "r' Street to the westerly edge of the DWP
easement within the project site, as directed by the City Engineer.
EN43. Prior to final map approval, the applicant shall offer private and future street right-of-way
for a total of 29 feet from centerline on "C", "D", "F', "G", and "H" Street within the
project site, as directed by the City Engineer.
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April 25, 2006
Page 22 of 33
EN44. Prior to final map approval, the applicant shall offer private and future street right-of-way
for a total of 30 feet from centerline on "E" Street within the project site, as directed by
the City Engineer.
EN45. Prior to final map approval, the applicant shall offer street right-of-way for a total of 33
feet from centerline on "I" Street within the project site, as directed by the City Engineer.
EN46. Prior to final map approval, the applicant shall dedicate right of way for Newhall Ranch
Road, Golden Valley Road, and "I" Street, as shown on the tentative tract map. Right of
way dedications for roadways shall be completed on the final map. Right of way
dedication for the offsite portion of Golden Valley Road and Newhall Ranch Road shall
be dedicated by separate document prior to final map approval.
EN47. 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.
EN48. Prior to first occupancy of the first phase, the applicant shall construct the following
required street improvements:
Prior to first occupancy of each phase, the applicant shall construct the following required street
improvements to provide adequate access to the satisfaction of the City Engineer:
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Street Name
Gutter
Paving
Lights
Trees
(5'min)
Median
Golden Valley
X
Road
x
x
x
x
x
"I" Street
x
X
x
x
x
Prior to first occupancy of each phase, the applicant shall construct the following required street
improvements to provide adequate access to the satisfaction of the City Engineer:
EN49. Prior to final map approval, the applicant may be required to dedicate sidewalk easements
sufficient to encompass the ADA specification sidewalks installed with drive approaches
per the current City standard APWA 110-1, type C or equivalent; and prior to occupancy,
construct all such drive approaches using a modified commercial driveway design that
will provide a street/drive approach transition with a maximum algebraic grade difference
of 7%. Construction details shall be shown on the street plan providing a transition no
greater than this maximum.
Curb &
Base &
Street
Street
Sidewalk
Landscaped
Street Name
Gutter
Paving
Lights
Trees
(5'min)
Median
A, B, C, D, E, F, G,
X
and H Street
x
x
x
x
EN49. Prior to final map approval, the applicant may be required to dedicate sidewalk easements
sufficient to encompass the ADA specification sidewalks installed with drive approaches
per the current City standard APWA 110-1, type C or equivalent; and prior to occupancy,
construct all such drive approaches using a modified commercial driveway design that
will provide a street/drive approach transition with a maximum algebraic grade difference
of 7%. Construction details shall be shown on the street plan providing a transition no
greater than this maximum.
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April 25, 2006
Page 23 of 33
EN50. Prior to final map approval, the applicant shall provide for sight distance along extreme
slopes, curves, or at intersections, as directed by the City Engineer, and provide the sight
distance easement on the final map.
EN51. Prior to the final map being filed with the County Recorder, the applicant shall not grant
or record easements within areas proposed to be granted, dedicated, or offered for
dedication for public streets or highways, access rights, building restriction rights, or
other easements; unless subordinated to the proposed grant or dedication. If easements
are granted after the date of tentative map approval, subordination must be executed by
the easement holder prior to the filing of the final map.
EN52. Prior to final map approval, the applicant shall provide letters of slope easements and
drainage acceptance from adjacent property owners, as directed by the City Engineer.
EN53. 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.
EN54. Prior to final map approval, the applicant shall dedicate slope easements, as directed by
the City Engineer.
EN55. Prior to final map approval, the applicant shall dedicate the right to prohibit direct
vehicular ingress and egress rights on the final map on Golden Valley Road.
EN56. Prior to final map approval, the applicant shall pay street maintenance fees to cover the
cost of one-time slurry seal of all pavements constructed as public streets within the
development.
EN57. Prior to final map approval, the applicant shall pay fees for signing and striping of streets
as determined by the City Engineer or shall prepare signing and striping plans for all
multi -lane highways/roadways within or abutting the project, as directed by the
City Engineer.
EN58. Prior to occupancy, the applicant shall construct and landscape medians on Golden
Valley Road and Newhall Ranch Road, or if medians are not desired at this time, shall
pay an in -lieu fee for the cost of construction, as directed by the City Engineer.
EN59. Prior to occupancy, the applicant shall install mailboxes and posts in accordance with the
City's standards, and secure approval of the U.S. Postal Service prior to installation.
EN60. Prior to occupancy, the applicant shall construct off-site improvements required to
adequately serve this development. It is the sole responsibility of the developer to acquire
the necessary right-of-way and/or easements.
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April 25, 2006
Page 24 of 33
EN61. Prior to occupancy, the applicant shall repair any broken or damaged curb, gutter and
sidewalk, and refurbish the half section of pavement on streets within or abutting the
project.
EN62. Prior to occupancy, the applicant shall construct full -width sidewalk at all walk returns.
EN63. Prior to occupancy, the applicant shall construct a wheelchair ramp at intersections, as
directed by the City Engineer.
EN64. Prior to occupancy, the applicant shall provide and install street name signs, as directed
by the City Engineer.
Traffic Requirements
EN65. All commercial driveways shall have a minimum stacking distance of:
a. 20 feet from face of curb off of residential local collectors.
b. 40 feet from face of curb off of secondary or major highways.
c. 100 feet from face of curb off of secondary or major highways with a potential traffic
signal.
EN66. 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 map, street improvement plan 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.
EN67. 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.
EN68. 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.
EN69. 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.
EN70. 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
Master Case 03-358
April 25, 2006
Page 25 of 33
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.
EN71. No residential driveways shall be permitted along residential collector streets, residential
roadways with 64 -foot right-of-way, 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.
EN72. Any future signalized intersections not identified in the approved EBR 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.
EN73. Subject to the discretion of the Director of Public Works, the applicant shall install
traffic -calming features along, but not limited to, Dorothy Street, Ermine Street, and
Steinway Street. These features may include, but not be limited to, narrow street
sections, intersection chokers, traffic circles and street closure, which shall be of a
method and location to the satisfaction of the Director of Public Works. All traffic
calming features shall be submitted to the Director of Public Works prior to approval and
subject to L.A. County Fire Department approval. The actual design of the preferred
traffic calming measures shall be brought to the City Council for their review and
comment prior to final design and approval. All traffic calming features shall be shown
on all applicable plans prior to approval.
EN74. All unsignalized public roadway, private roadway and/or private driveway access
locations along Golden Valley Road shall be limited to right -turn inhight-turn out only
and shall include acceleration/deceleration lanes as deemed necessary by the City Traffic
Engineer. This shall be shown on all applicable plans prior to issuance of the first
building permit.
EN75. 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. Valencia Boulevard and Magic Mountain Parkway
Eastbound: 2 left -turn lanes, 1 through lane, 1 shared through/right-turn lane
Westbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane
Northbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-turn lane
Southbound: 1 left -tum lane, 3 through lanes, 2 right -turn lanes
b. Bouquet Canyon Road and Newhall Ranch Road:
Eastbound: 21eft-turn lanes, 3 through lanes, 2 right -tum lanes
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Westbound: 2 left -tum lanes, 3 through lanes, 1 right -turn lane
Northbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane
Southbound: 2 left -tum lanes, 4 through lanes, 2 right -tum lanes
c. Bouquet Canyon Road and Soledad Canyon Road:
Eastbound: 2 left -turn lane, 2 through lanes, 1 shared through/right-turn lane
Westbound: 2 left -tum lanes, 3 through lanes, 1 right -turn lane
Northbound: 1 left -tum lane, 4 through lanes, 1 right -turn lane
Southbound: 2 left -tum lanes, 3 through lanes, 2 right -tum lanes
d. Golden Valley Road and Newhall Ranch Road:
Eastbound: 2 left -turn lanes, 3 through lanes
Westbound: 3 through lanes, 2 right -turn lanes
Southbound: 2 left -turn lanes, 2 right -turn lanes
e. Soledad Canyon Road and Whites Canyon Road
Eastbound: 2 left -turn lanes, 3 through lanes
Westbound: 2 left -turn lanes, 3 through lanes
Northbound: 2 left -tum lanes, 2 through lanes, 1 right -turn lane
Southbound: 2 left -turn lanes, 2 through lanes, 1 right -tum lane
f. Golden Valley Road and -r, Street North
Eastbound: 1 left -turn lane, 1 right -turn lane
Northbound: 1 left -turn lane, 2 through lanes
Southbound: 1 through lane, 1 shared through/right-tum lane
g. Golden Valley Road and' r' Street South
Eastbound: 1 left -tum lane, 1 through lane, I shared through/right-turn lane
Westbound: 1 left -tum lane, 1 through lane, 1 shared through/right-turn lane
Northbound: (school driveway access)
Southbound: 1 shared left-turn/through lane, 1 right -tum lane
EN76. Prior to the issuance of the first residential occupancy permit, all roadways listed below
shall be in place and functional.
a. GOLDEN VALLEY ROAD
Project's northern boundary to Newhall Ranch Road
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New four -lane roadway (ROW per TTM) with sidewalks, Class I Bike Trail and raised
landscaped medians.
b. NEWHALL RANCH ROAD
Bouquet Canyon Road to Golden Valley Road
New four -lane roadway graded to full width (ROW per TTM) with sidewalks, Class I
Bike Trail and raised landscaped medians at ultimate locations.
c. NEWHALL RANCH ROAD/GOLDEN VALLEY ROAD BRIDGE
New bridge (ROW per TTM) with three travel lanes in each direction, Class I Bike
Trail and sidewalk on one side.
EN77. Prior to issuance of the first residential occupancy permits, the applicant shall install
traffic calming features along private streets and driveways in the project area, 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 L.A. 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.
EN78. No gates for public residential streets are approved as part of this project.
EN79. Any gates on private residential streets shall be designed and located to provide adequate
stacking and tum -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 L.A. 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.
EN80. 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.
EN81. All new or modified intersections of a major arterial with another major arterial or a
secondary arterial shall be designed to furpish and install a fifth surveillance video
camera (pan -tilt -zoom), in addition to any vehicle detection equipment as approved by
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April 25, 2006
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the City Traffic Engineer. The video camera/s shall be installed at the time the respective
intersection is installed or modified.
EN82. The applicant shall pay a traffic -signal timing fee for the update of the traffic -signal
timing at up to 20 intersections in the surrounding area. The cost is $4,000 per
intersection ($80,000 total). The fee shall be paid prior to issuance of the first building
occupancy permit.
Sewer Improvement Requirements
EN83. Prior to final map approval, the applicant shall dedicate all necessary sewer easements.
The sewer plans shall be approved by the City Engineer.
EN84. Prior to occupancy, the applicant shall construct main -line sewers with separate laterals
to serve each lot/parcel. Main -line sewers shall have a straight alignment, and shall be
located five feet from and on the northerly and easterly sides of the centerlines of streets
or alleys, except on major or secondary highways where separate sewers shall be located
in the roadway six feet from each curb line, per the City of Santa Clarita Municipal Code,
Section 15.32.460.
EN85. 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.
EN86. The discharge of sewage from this land division into the public sewer system will not
violate the requirements of the California Regional Water Quality Control Board
pursuant to Division 7 (commencing with Section 13000) of the Water Code. The deposit
is required upon submittal of final map and easement documents.
EN87. Prior to sewer plan approval, the applicant shall provide a sewer area study for approval
by the City Engineer. The area study must analyze the proposed site, contributory area
including Tract 31803, and all existing development contributing to the City sewer from
the proposed site to the Sanitation trunk line connection.
Fees and Miscellaneous Requirements
EN88. Prior to final map approval, the applicant shall pay the applicable Bridge and
Thoroughfare District Fee to implement the highway element of the General Plan, as a
means of mitigating the traffic impact of this project.
The applicant may construct off-site improvements of equivalent value in lieu of paying
the Fee, subject to approval of the City Engineer. The fee shall be paid at the times stated
above and will be reimbursed upon completion and acceptance of such off-site
improvements.
[x ] Bouquet Canyon Bridge and Thoroughfare District ($15,030)
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[ ] Eastside Bridge and Thoroughfare District ($15,560)
[ ] Valencia Bridge and Thoroughfare District ($10,930)
[ ] Via Princessa Bridge and Thoroughfare District ($16,410)
The fee shall be calculated as follows:
Single family = the number of units (319), times the district rate ($15,030); which is
equal to $4,794,570 until June 30, 2005. Townhouse = the number of units (180), times
the district rate ($15,030), times 0.8; which is equal to $2,164,320 until June 30,
2005. Industrial = the gross acres (.5), times the district rate ($15,030), times 3.0; which
is equal to $22,545 until June 30, 2005.
The total estimated B&T fees for the project is $6,981,435.
The fee is subject to change and is based on the rate at the time of payment.
Golden Valley Road may be eligible for B&T reimbursement, subject to the discretion of
the City Engineer
EN89. 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.
EN90. All construction plans and activities must be in compliance with the provisions of the
storm water permit and associated Standard Urban Storm water Mitigation Plan
(SUSMP) as required by the National Pollution Discharge Elimination System (NPDES),
including all applicable Best Management Practices (BMPs), both permanent and
construction -related. The permanent BMPs shall be in place prior to acceptance of the
associated improvements. Construction -related BMPs shall be on the SUSMP plan and
shall be in place during all phases of the construction.
Transit
TS 1. 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
final map recordation shall be paid.
TS2. Applicant shall construct a pedestrian path from the bus stops to the development.
TS3. Applicant shall provide a bus stop at the location of:
1. Northbound Golden Valley Road farside Newhall Ranch Road
2. Northbound "I" Street farside "A" Street
3. Southbound "I" Street farside "A" Street
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4. Northbound Golden Valley Road farside "I" Street (turnout)
5. Southbound Golden Valley Road farside "I" Street (turnout)
TS4. The bus stops shall consist of a 10'x25' concrete passenger waiting pad placed behind the
sidewalk. In addition, the bus stops located on Golden Valley Road shall also consist of a
10'x25' concrete passenger waiting pad placed behind the sidewalk and include a stylized
bench and trash receptacle. Bench and trash receptacle specifications and all appropriate
paperwork for bus stop shall be supplied to the Transit Division prior to installation.
Proposed amenities shall be approved by City Transit staff prior to installation.
TSS. Bus stops shall be shown and labeled on the site plan.
TS6. The bus stops shall comply with all ADA regulations as specified in the most recent
version of the California Disabled Accessibility Guidebook (Ca1Dag). Proposed disabled
access shall b e drawn on all plans.
TS7. At the Golden Valley Road bus stop locations, a bus turnout shall be constructed to the
required dimensions as determined by the Director of Public Works.
TSB. The bus stop location shall be a minimum of 100' from the curb return or as specified by
city staff.
TS9. Prior to occupancy of the first building, the bus stop shall be installed to the satisfaction
of city staff.
TS10. At the location of the bus stop, the sidewalk shall meet the street for no less than 25'.
TS 11. At all bus stops applicant shall construct an in -street concrete pad pursuant to the current
city standard and APWA 131-1.
Special Districts
SDI. No slopes or on-site landscaped areas are allowed into an Landscape Maintenance
District (LMD). Prior to the recordation of an applicable final tract/parcel map, a
homeowners association (HOA) or a Property Owners Association (POA) or other
funding mechanism, shall be created to have responsibility and authority of all designated
landscape and maintenance including, but not limited to, parkways, slopes, weed
abatement, irrigation, or any long term maintenance required to on or offsite areas as a
result of this project.
SD2. Prior to building permit issuance, the applicant shall annex the property into the City's
Landscape Maintenance District (LMD) for the maintenance and improvement of
medians and streetscapes.
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SD3. Prior to the recordation of the final tract/parcel map, the LMD median landscape
improvements shall be bonded for or installed. The landscape improvements shall
include the median landscape improvements in Golden Valley Road along the property
frontage and as required for this project.
SD4. All parkway landscaping is to be maintained by the adjacent property owners.
SDS. Prior to the issuance of the encroachment permit for the street improvements (unless
another timeframe is approved), the applicant shall provide final landscape and irrigation
plans for all LMD median areas for review and approval by the Administrative Services
Department.
SD6. Prior to the issuance of a Certificate of Occupancy, all LMD median landscape
improvements to the medians adjacent to the tract frontage and any additional median
island improvements required by the City Traffic Engineer shall be made to the
satisfaction of the Director of Administrative Services.
Los Angeles County Fire Department
FDL Access shall comply with Section 902 of the Fire Code, which requires all weather
access. All weather access may require paving.
FD2. Fire Department Access shall be extended to within 150 feet distance of any exterior
portion of all structures.
FD3. Where driveways extend further than 300 feet and are of single access design,
turnarounds suitable for fire protection equipment use shall be provided and shown on the
final map. Turnarounds shall be designed, constructed and maintained to insure there
integrity for Fire Department use. Where topography dictates, turnarounds shall be
provided for driveways that extend over 150 feet in length.
FD4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane"
with the widths clearly depicted and shall be maintained in accordance with the Fire
Code. All required fire hydrants shall be installed, tested and accepted prior to
construction.
FDS. Vehicular access must be provided and maintained serviceable throughout construction to
all required fire hydrants. All required fire hydrants shall be installed, tested and
accepted prior to construction.
FD6. This property 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,
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April 25, 2006
Page 32 of 33
Fire Station #32, 605 North Angeleno Avenue, Azusa, CA 91702-2904, Phone (626) 969-
5205, for details).
FD7. Provide Fire Department or City approved street signs and building access numbers prior
to occupancy.
FD8. Provide water mains, fire hydrants and fire flows as required by the County of Los
Angeles Fire Department, for all land shown on map which shall be recorded.
FD9. The required fire flow for public fire hydrants at this location is 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.
FD10. Fire hydrant requirements are as follows:
Install 43 public fire hydrant(s). Upgrade / Verify _ existing Public fire hydrant(s).
Install _ private on-site fire hydrant(s).
FDIL 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.
Other location: Please refer to the attached mao for hydrant locations.
FD12. All required fire hydrants shall be installed, tested and accepted or bonded for prior to
Final Map approval. Vehicular access must be provided and maintained serviceable
throughout construction.
FD13. Additional on-site access requirements for the multi -family, apartments, recreation/ park,
school and industrial lots will be addressed with the submission of future development.
FD14. As indicated, for Lots 97, 98 & 99 provide a second means of access.
FD15. The residential lots (Lots 1-96), and Lots 97 & 98 have been identified to have gates
installed. A separate gate detail plan for each lot is required to be submitted to the Land
Development Unit. The call box and/ or guard shack shall be a minimum of 50 feet away
from the street. Each entry and exit point is required to minimum paved width of 20 feet,
clear -to -sky, to be posted and red curbed "NO PARKING -FIRE LANE". If the gate serves
as a single entry/ exit only, provide a minimum unobstructive width of 26 feet, clear -to -sky,
to be posted and red curbed. A turn -around with a 32 -foot center -line turning radius is
required prior to the gates. All gate accessory hardware is required to be out of the
accessway when the gate is in the fully open position. Gates shall comply with the
Department's Regulation #5.
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FD16. Submit a detail plan of the "Road -abouts" to the Fire Department's Land Development
Unit for review. The "Round -abouts" shall comply to the design standard of the Los
Angeles County Department of Public Works.
FD17. As noted on the tentative map, the street design for Golden Valley shall provide turn-
around capabilities every 600 feet. The turn -around shall provide a mountable curb and
driveable surface for a minimum of 20 feet.
FDI 8. Provide a striping plan for Golden Valley Road to the Fire Deparment's Land Development
Unit for review, prior to further approvals.
FD19. As identified on the tract map, Thirty-six (36) fire hydrants are required to have a fire flow
of 5000 gallons per minute at 20 psi for a duration of 5 hours with three (3) hydrants
flowing simultaneously may be used to achieve the required fire flow.
FD20. As identified on the tract map, seven (7) fire hydrants are required to have a fire flow of
1250 gallons per minute at 20 psi for a duration of 2 hours with one (1) hydrant flowing
simultaneously may be used to achieve the required fire flow.
FD21. Additional fire hydrants will be required with the furture development of Lots 97, 98, 99,
100, 101, IOIA & 102.
S:\PBS\CURREN (%!2002\02-17Mnal city council conditions of approval